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Agenda 12/05/2006 PUD-W BCC AGENDA PUD-IOU AUDIT WORKSHOP #7 DEC. 5, 2006 AGENDA December 5,2006 9:00 a.m. BCC/PUD IOU Workshop #7 3rd Floor Boardroom W. Harmon Turner Building Frank Halas, Chairman, District 2 Jim Coletta, Vice-Chairman, District 5 Donna Fiala, Commissioner, District 1 Tom Henning, Commissioner, District 3 Fred W. Coyle, Commissioner, District 4 NOTICE: ALL PERSONS WISHING TO SPEAK ON ANY AGENDA ITEM MUST REGISTER PRIOR TO SPEAKING. SPEAKERS MUST REGISTER WITH THE COUNTY MANAGER PRIOR TO THE PRESENTATION OF THE AGENDA ITEM TO BE ADDRESSED. ALL REGISTERED PUBLIC SPEAKERS WILL RECEIVE UP TO THREE (3) MINUTES UNLESS THE TIME IS ADJUSTED BY THE CHAIRMAN. COLLIER COUNTY ORDINANCE NO. 2004-05, AS AMENDED, REQUIRES THAT ALL LOBBYISTS SHALL, BEFORE ENGAGING IN ANY LOBBYING ACTIVITIES (INCLUDING, BUT NOT LIMITED TO, ADDRESSING THE BOARD OF COUNTY COMMISSIONERS), REGISTER WITH THE CLERK TO THE BOARD AT THE BOARD MINUTES AND RECORDS DEPARTMENT. IF YOU ARE A PERSON WITH A DISABILITY WHO NEEDS ANY ACCOMMODATION IN ORDER TO PARTICIPATE IN THIS PROCEEDING, YOU ARE ENTITLED, AT NO COST TO YOU, TO THE PROVISION OF CERTAIN ASSISTANCE. PLEASE CONTACT THE COLLIER COUNTY FACILITIES MANAGEMENT DEPARTMENT LOCATED AT 3301 EAST TAMIAMI TRAIL, NAPLES, FLORIDA, 34112, (239) 774-8380; ASSISTED LISTENING DEVICES FOR THE HEARING IMPAIRED ARE AVAILABLE IN THE COUNTY COMMISSIONERS' OFFICE. 1. Pledge of Allegiance 2. Audit Report 3. Monitoring Advancements 4. Outreach Program 5. Update on Boyne South 6. Public Comment 7. Adjourn INQUIRIES CONCERNING CHANGES TO THE BOARD'S AGENDA SHOULD BE MADE TO THE COUNTY MANAGER'S OFFICE AT 774-8383. PUD AUDIT WORKSHOP GROUP #7 TABLE OF CONTENTS 1. AGENDA 2. ADVERTISING 3. EXECUTIVE SUMMARY 4. PRESENTATION 5. LIST OF INSPECTED PUDs 6. MAP OF INSPECTED PUDs 7. INSPECTED PUDs WITH COMPLIANCE STATUS 8. FINAL INSPECTION CHECKLIST 9. PUD MASTER LIST 10. PUD BUILT OUT LIST 11. SUNSETTED PUDs 12. CONTACT INFORMATION 13. HOMEOWNERS ASSOCIATION OUTREACH PROGRAM 14. PUD QUARTERLY NEWSLETTER 15. BOYNE SOUTH Collier County Government Communication & Customer Relations Department 3301 East Tamiami Trail Naples, FL 34112 Contact: Sandra Arnold-Lawson Public Information Coordinator (239) 774-8308 November 21, 2006 FOR IMMEDIATE RELEASE NOTICE OF PUBLIC MEETING BOARD OF COUNTY COMMISSIONERS/PLANNED UNIT DEVELOPMENT WORKSHOP COLLIER COUNTY, FLORIDA TUESDAY, DECEMBER 5, 2006 9 A.M. - NOON Notice is hereby given that the Board of County Commissioners will hold a workshop Tuesday, December 5 from 9 a.m. to noon in the Board of County Commissioners chambers, located on the third floor of the W. Harmon Turner Building, Building F, Collier County Government Center, 3301 E. Tamiami Trail, Naples. The Workshop will include but not be limited to the following: The presentation of the findings of fifty (50) audited Planned Unit Developments (PUDs), an update on the compliance efforts of those previously reported, a report on the business process of monitoring including the Final Inspection Process and the monitoring Website, an update report on the automation of the monitoring process and a summary of the Collier County Outreach Program activities. In regard to the public meeting: All interested parties are invited to attend, and to register to speak and to submit their objections, if any, in writing, to the board/committee prior to the meeting if applicable. All registered public speakers will be limited to five minutes unless permission for additional time is granted by the chairman. Collier County Ordinance No. 2004-05 requires that all lobbyists shall, before engaging in any lobbying activities (including, but not limited to, addressing the Board of County Commissioners, an advisory board or quasi-judicial board), register with the Clerk to the Board at the Board Minutes and Records Department. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Department, located at 3301 E. Tamiami Trail, Naples, FL 34112, (239) 774-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. For more information, call Maryann Devanas at 213-2932. -End. EXECUTIVE SUMMARY Presentation of the findings of fifty (50) audited Planned Unit Developments (PUDs) selected from one hundred and forty-nine (149) un-audited PUDs, an update on the compliance efforts of those previously reported, a report on the business process of monitoring including the Comprehensive Checklist Inspection and a summary of the Collier County Outreach Program activities. Additionally, staff is utilizing the Workshop to advise the Board of County Commissioners of the historical development of the PUD know as Boyne South aka Royal Palm Golf Estates, the residents' concerns related to infrastructure maintenance and staffs recommendation for the Board to consider. OBJECTIVE: 1. To review and evaluate the status of PUD commitments made by the development community as set forth in the PUD documents and subsequent amendments; to provide a compilation of findings on the two-hundred and four (254) audited PUDs and to discuss the proposed Land Development Code (LDC) amendments appearing in the 2006 LDC amendment cycle which will improve staff ability to verify developer commitments and agreements to the County and allow for a means of release, through Board action, of commitments that are no longer necessary. 2. To discuss the concerns of Boyne South PUD, residents brought to the Collier County Commissioners during the Land Development Code Amendment Cycle hearing of September 20, 2006. At that hearing the Board directed the County's Legal Counsel to review the voiced concerns, document provided and to advise the Board. Monitoring staff has prepared a summary of the historical development, prepared maps to clarifY_zoning limits of the Planned Unit Development (PUD) and, after meetings with staff and residents representing the community interest, staff recommends the use of Municipal Service Taxing Units (MSTUs) be reviewed to address an equal allocation of infrastructure maintenance cost within the Royal Palm Golf Estates community. CONSIDERATIONS: 1. Monitoring staff believes that the need to release recorded commitments from both developers and property association owners can be interpreted as selective if determinations are not applied equally. Therefore, staff is requesting guidance as we prepare procedural guidelines for the release of commitments. Examples of outstanding commitments and the staff's interpretation of the responsibilities to these commitments will be presented during the workshop. 2. Boyne South has been in a development phase for over thirty years. Approvals granted over those thirty years have created a unique zoning situation within one associated community. (Refer to the October 20, 2006 Memorandum, included in your binder under the "Boyne South" tab.) The PUD Zone is entwined with existing residential single- family (RSF-3) Zoning. In some cases the lots on one side of the street are zoned RSF-3 and lots across the street are zoned PUD and the street itself traverses both zones. The Homeowners Association bearing the responsibilty of maintenance for the infrastucture is equally unique in that it has some owned parcels grandfathered out of the Association with some of those grandfathered lots located in and out of the PUD. Issues raised by the Association are related to the operation, repair and maintenance of the cost of the infrastructure; roadways, stormwater system and sewer as well as issues related to compliance with site development plans; tot lot location, buffer plantings and lake specifications. Through the County's inspections and development securities, site development issues will be resolved. The infrastructure maintenance concerns have yet to be fully determined by staff. FISCAL IMPACT: Existing Monitoring Fees integral to residential and non-residential construction generated from new construction supports the monitoring staff. The additional two (2) Environmental Specialists requested can be supported by the Monitoring Fees collected and by Engineering Fees collected. GROWTH MANAGEMENT IMP ACT: There are no growth management impacts associated with this Executive Summary RECOMMENDATION: Staff recommends the following: 1. That the Audit Program continue through the completion of all recorded PUDs. 2. That the LDC amendment be approved so that a trigger is established for a Comprehensive Checklist Inspection to be completed by the developer prior to turnover to a Homeowners Association or Master Property Owners Association or similar entity. This checklist will allow staff to verify the completion and final approval of all developer commitments defined in respective development documents. Added to this amendment is the allowance for a release of unecessary commitments through Board action. RECOMMENDATION: (continued) 3. That two (2) Environmental Staff positions be approved to support the Annual Monitoring, Audit Inspection and Engineering Landscape Inspections. These positions would also provide the education that the community associations have requested. Additionally, the added staffwill be able to contribute to the production of educational videos, manuals and seminars focusing on environmental issues furthering the needs of the County's residents. 4. That staff continue to work with the residents of Boyne South to ensure that all site development regulations are met and to continue to work with the developer to find a means of fairly applying a maintenance cost to all residents and landholders who utilize the roadway, stormwater system and sewers. SUBMITTED BY:?~~~ Date: Maryann Devanas PUD Monitoring Supervisor, Engineering Services REVIEWED BY: /~mC~ Date: Senior Engineer, Engineering Services 7)~/ ~? ,/ j DfCOb APPROVED BY: Joseph K. Schmitt unity Development & Environmental Date: /~/( / ()~ . Administrator, C Services Division LIST OF INSPECTED PUDs 1. April Circle 2. Arbor Trace 3. Bay Forest 4. Cheshire Arms Apartments 5. Collier Village 6. Crescent Lake Estates 7. Cricket Lake 8. Cypress Green Apartment 9. East Toll Plaza 10. Falling Waters Beach Resort 11. Forest Lake Homes 12. FP&L 13. Gallman Olds Dealership 14. Garden Lake Apartments 15. Germain Automotive Facility 16. Green Boulevard 17. Heron Lakes 18. 1-75 Alligator Alley 19. Imperial Lakes 20. Imperial West 21. Keller Entry Level 22. Krehling Industries 23. Lely Barefoot Beach Condos 24. Little Hickory Bay 25. Myrtle Woods 26. Naples Jaycees Clubhouse 27. Pavilion 28. Pavilion Lake 29. Pinebrook Lake 30. Regency Autohaus 31. River Bend 32. River Reach 33. Sanders Pines 34. Shoppes at Santa Barbara 35. Sleepy Hollow 36. Southpointe Yacht Club 37. St. Peters Catholic Church 38. Summerwind 39. Sutherland 40. Timberwood 41. Toll Plaza RV Park 42. Tree Tops 43. Twelve Lakes 44. Vanderbilt Villas 45. VFW 46. Waterglades 47. Westview Plaza 48. Wiggins Bay 49. Wiggins Lake 50. Woodside Lanes R 211 E R 28 E == .. G .. . Cl I- (1 r--< '----., t-' >-:rJ .. . . 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" g> ~ ~ u c "~ C. ~ o .E ~ - . ~" g>E ~ 8- ~ ~ ;21 o. o Z . 8 g c ~ !!! 'E 0.. Ell 8 .~ S 5. ::: <<i Eo ~~ .og' ~~ c . . '" o . . " "~ H ~j ~ PROJECT COMPLIANCE CHECKLIST The Collier County Board of Commissioners established the PUD Final Inspection Program to support the community property owners' association prior to "turnover" of common properties, after which it is the responsibility of these community associations or similar entities to maintain the open space, parking, private streets, recreational and other facilities and for the commitments made by the developer during the PUD, DRI and project approval processes. The Land Development Code (Section 10.02.13) requires that developers of PUDs notify the County six (6) months prior to change of ownership, and to certify that all requirements have been met prior to that transfer, by completing this form and attesting to its accuracy in the attached affidavit and to prepare an Interim Monitoring Report, along with the notice of change of ownership for staff review. Date of submission Name of Development, PUD or DRI PUD Ordinance, DRI or other Development Order No. Amendment(s) Name of Owner/Developer Address Phone number Name(s) of the property owners association(s), and/or condominium owners association Name of the master association, governing the above Contact person representing the association Address Phone number Attach copy of latest adopted PUD Ordinance. A. GENERAL Yes No NA 1. Is a copy of the most current PUD and PUD Interim Monitoring Report, attached, if applicable? (If no development has commenced since last reporting period, check box below.) D D D No development has commenced since last reporting period D 2. Were any compliance items identified during PUD monitoring? (List and document modifications.) D D D 3. Is copy of sign-off form on PUD Monitoring Report provided? D D D 4. Does a Developer Contribution Agreement (DCA) govern this project? D D D 5. If so, is a copy and list of requirements that relate to dedication of infrastructure and verification of commitments attached? D D D 6. Have recreational commitments have been provided for in the PUD? D D D 7. If so, have they been provided, including the dedication of land area(s) for recreational facilities? D D D 8. Are polling places required by the PUD as applicable? D D D 9. Ifso, has a copy ofa letter from the Supervisor of Elections stating that they have been advised of the availability of facilities for their use been provided? D D D 10. Is hurricane shelter space required by the PUD? If so, provide a description of the facility and what spacing considerations have D D D been incorporated into the shelter. 11. Are sites required for emergency services, fire districts or schools? If so, provide verification. D D D 12. Are any dedications of easements required? If so, include a copy of the dedications, verifying that the dedication(s) have been made. D D D 2 Yes No NA B. TRANSPORT A TION 1. Is traffic signalization required? D D D 2. If so, is it based on a fair share payment, and has this been made? D D D 3. If street lights are required, have they been provided? D D D 4. Have bike paths and sidewalks been provided according to LDC and PUD? D D D 5. If money in lieu of sidewalks is required, has this payment been made? D D D 6. Have all turn lanes and commitments for off-site transportation improvements been provided? D D D 7. Has verification that appropriate right-of-way dedications and/or reservations been submitted? D D D C. ENVIRONMENT AL 1. Have all exotics been removed from all areas to be conveyed, in accordance with an approved Exotic-Free Maintenance Plan? D D D 2. Is a Preserve Area Management Plan provided, documenting any areas to be conveyed and dedication of easements? D D D 3. Is evidence provided that littorals around proposed lakes have been constructed in accordance with the approved excavation permit? D D D 4. Have Wildlife Management Plans been provided and verified that they have been implemented? D D D 5. Are permits identified for any structures contained in preserve areas and verification received that conditions have been satisfied? D D D D. LANDSCAPING 1. Is verification provided that landscaping and irrigation has been constructed in accordance with approved Landscaping Plans? D D D 2. Is plant material of good quality and maintained in a healthy condition? D D D 3 Yes No NA 3. Are any bonding or security provisions still in effect for maintenance of existing or proposed landscaping? If so, provide copIes. 0 0 0 4. Have all required sidewalks been installed or money in lieu of sidewalks been provided? 0 0 0 5. Have required buffers been checked after installation? 0 0 0 E. COMPLIANCE WITH COUNTY, STATE AND FEDERAL PERMITS 1. FDEP Water/Sewer Permit 0 0 0 2. ROW Permit 0 0 0 3. Excavation Permit 0 0 0 4. Water Use Permit 0 0 0 5. SFWMD ERP Permit 0 0 0 6. ACOE Permit 0 0 0 7. FDOT Permit 0 0 0 8. Notice of Intent (NPDES) 0 0 0 9. SFWMD ERP Transfer of Interest to HOA 0 0 0 F. CONSTRUCTION OF PROJECT INFRASTRUCTURE (ROADS, DRAINAGE, UTILITIES, ETC.) PER APPROVED PLANS. (COMPLETE EITHER PART 1 OR PART 2) 1. Site Development Plan a.) Preliminary Acceptance 1.) Conveyance Checklist (from SDP approval letter) 0 0 0 2.) Water/Sewer Utilities Conveyance Submittal Approved by County. 0 0 0 3.) Preliminary Inspection Checklist (from SDP approval letter). 0 0 0 4.) Letter to County requesting Preliminary Inspection! Acceptance. 0 0 0 5.) Preliminary Acceptance arrival placed in follow up for 1 Year. 0 0 0 4 Yes No NA b.) Final Acceptance: D D D 1.) Final Attorney's Affidavit D D D 2.) One year sewer video/reports D D D 3.) Letter requesting Final Inspection! Acceptance D D D 4.) Recordings Fees Paid D D D 5.) Final Inspection completed D D D 6.) Verify lake cross-sections have been accepted (if applicable) D D D 7. Verify if Conservation Easements have been recorded (if applicable) D D D 8.) SFWMD Certification of Construction Completion D D D 9.) Final Acceptance granted by BOCC D D D 10.) UPS bond returned to EaR D D D 11.) EOR returns bond to developer with cover letter D D D 2. Subdivision Improvements a.) Preliminary Acceptance 1.) Conveyance Checklist (from PPL approval letter) D D D 2.) Water/Sewer Utilities/Infrastructure Conveyance Submittal approved by County. D D D 3.) Preliminary Inspection Checklist (from PPL approval letter) D D D 4.) Letter to County requesting Subdivision Preliminary Inspection! Acceptance. D D D 5.) Engineer's Certification Letter stating all the improvements (water, sewer, roadway, drainage) have been substantially completed. D D D 6.) 2 sets of record drawings (signed and sealed) D D D 7.) 1 set ofrecord mylars D D D 8.) Density reports D D D 9.) Asphalt Corings D D D 10.) Construction Maintenance Agreement (sent to County at time of plat recordings. ) D D D 11.) 10% security (sent to County at time of plat recording). D D D 12.) Verification of security amount (110%) - from Engineer's cost estimate. D D D 13.) SFWMD Certification of Construction Completion D D D 14.) Subdivision Preliminary Acceptance for utilities/ infrastructure approval place in follow up for 1 year. D D D b.) Final Acceptance D D D 1. Final Attorney's Affidavit D D D 2. One Year Sewer Video/Reports D D D 3. Conveyance Document Recording Fees if not already paid. D D D 5 Yes No NA 4. PCP Letter from Survey 0 0 0 5. Verify lake cross-sections have been accepted (if applicable) 0 0 0 6. Verify if Conservation Easements have been recorded (if applicable) 0 0 0 7. Letter requesting final acceptance 0 0 0 8. SFWMD Certification of Construction Completion 0 0 0 9. Project accepted by BOCC 0 0 0 10. Bond returned to Engineer of Record 0 0 0 11. Eng. of Record returns bond to developer via documented letter. 0 0 0 6 AFFIDA VIT We/I, being first duly sworn, depose and say that well am/are the developers of the PUD described herein and which is the subject matter of the transfer of common properties, and the responsibilities that entail, to the appropriate property associations; that all the answers to the questions in this checklist, all plans, documents, data, and other supplementary matter attached to and made a part of these statements, are honest and true to the best of our knowledge and belief Well understand that the information requested on this checklist must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be altered. Ownership and responsibility for common facilities shall not be transferred until all requested information has been submitted and deemed to satisfy all outstanding requirements of the PUD. Signature of Property Owner Signature of Property Owner Typed or Printed Name of Owner Typed or Printed Name of Owner The foregoing instrument was acknowledged before me this day of , 20--, by who is personally known to me or has produced as identification. State of Florida County of Collier (Signature of Notary Public - State of Florida) Notary Stamp 7 CORPORATE AFFIDA VIT The undersigned, being first duly sworn, depose and say that well represent the developers of the P UD described herein and which is the subject matter of the transfer of common properties, and the responsibilities that entail, to the appropriate property associations; that all the answers to the questions in this checklist, all plans, documents, data, and other supplementary matter attached to and made a part of these statements, are honest and true to the best of our knowledge and belief Well understand that the information requested on this checklist must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be altered. Ownership and responsibility for common facilities shall not be transferred until all requested information has been submitted and deemed to satisfy all outstanding requirements of the PUD. The undersigned is the of the Corporation, which Corporation was formed under the laws of the State of Florida, is currently in good standing there under, and has not been dissolved. Name, Title Name, Title Signature Signature A Florida Corporation A Florida Corporation The foregoing instrument was acknowledged before me this day of ,20_, by or has produced who is personally known to me as identification. State of Florida County of Collier (Signature of Notary Public - State of Florida) Notary Stamp 8 EXHIBIT A LDC Amendment (New additions underlined) 10.02.13 Planned Unit Development (PUD) Procedures F. Monitoring requirements. In order to ensure and verify that approved project densities or intensities of land use will not be exceeded and that development commitments will be fulfilled and are consistent with the development's approved transportation impact study, annual monitoring reports must be submitted by the owner (s) of a POO to the County Manager or his designee, and prior notice of any ownership change will be required. 1. The monitoring report must be prepared in a County approved format as an affidavit executed by the property owner(s) attesting that the information contained in the monitoring report is factually correct and complete. These reports are to be submitted annually, on or before each anniversary of the date said POO was approved by the Board until the POO is completely constructed and all commitments in the POO document/master plan are met (built out) . 2. The monitoring report must provide the following information: a. Name of project. b. Name of owner. c. Number of units, by residential type; square footage and acreage of recreation facilities, commercial and other permitted uses; infrastructure and/or other uses which are complete and approved or for which a valid permit has been issued, but which have not been completed and anyon-site or off-site commitments completed and approved as of the due date of the monitoring report. d. Up-to-date POO master plan showing infrastructure, projects/ developments, plats, parcels and other pertinent information, including onsite or offsite commitments. e. A traffic count report for all access points to the adjacent roadway network which must be signed and sealed by a professional engineer and performed over a 72hour weekday period to include lS minute intervals and turning movements in the PM peak two hours; except that the owner(s) of the POO, in lieu of submitting an annual traffic count report, may elect to make a payment to the County in an amount equal to the cost to conduct the required traffic count(s) as defined in an engineer's certified estimate of such costs. Such funds received must be used by the County to count traffic on the major roadway network used by the development as defined in the originally submitted traffic impact statement. f. Copies of all required monitoring reports completed in past year i.e., traffic, wellfield, etc.). 9 g. Up-to-date PUD document which includes all amendments as of the date of the monitoring report. approved h. Status of commitments in PUD document, including projected completion dates if then established. i. Other information as may be required by County Manager or his designee. 3. Monitoring reports must be submitted in affidavit form approved by Collier County to be executed by the owner(s) of the PUD. 4. County will be given at least 6 month's prior written notice as to any change in ownership, including but not limited to transfer of all or part of the development to a Home Owners Association, Property Owners Association or similar entity. In addition to the requirement of the annual monitoring report, the owner shall submit an interim monitoring report, in a County approved format, along with the notice of change of ownership for staff review. Change in ownership of portions of a PUD development shall not absolve the original owner of the requirement to file an annual monitoring report. Transferring responsibility for filing the annual monitoring report to an entity other than the original owner may be demonstrated in the form of an executed agreement between the original owner and the new entity which when filed with the planning services department director shall automatically transfer responsibility for filing that annual monitoring report. 10 THE FOLLOWING SECTION IS TO BE COMPLETED BY COUNTY STAFF: Outline PUD, DRI and DCA Commitments specific to the project, below or on a separate copy, that is to be provided with the final check list: 1. PUD 2. DRI 3. DCA 11 tlL) I::i .~ E: Q) ;;> .- m I::i Q) ..s::= ~ 0.. S o u .c 3 o U l-< ~ '0 u Q) oS ;;.... ..0 '"0 Q) .- 'a S o u I::i Q) Q) ..0 Q) ;;> (OJ .s::: .;!l >. ~ ~ ~ ~ 11 8 Q) (OJ ~ l-< $c,9 ~ S ...... Q) ~oS ~tlL) tlL) . S .S cQ ~ 'C .9 ~ ;:8..0 ...... 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Sanctuary at Blue Heron (Green Heron) 2. Boyne South 3. Positano (Arlington Lakes) 4. Leawood Lakes 5. Tarpon Cove Volume 2, Issue 3 ,-. August 2006 ~ = Q e.= ~.~ ~ 1 ~ ~~ ".. ~1 &I) tl III U >-- ...> ZIII: =i ;:>>11I 0&1) uC5 =~ III:Z 11I- _III: a~ ...11I "'11I Oz u- Q C5 ~ e.= Z = III e ~ ~ ~ = 1-4 ~ == OJ = " ef OJ ~ Community Association Manual for Rules, Elections & Duties "The RED Book" Over the past decade, homeowner and condomin- ium associations have ex- perienced a dramatic rise nationally and particularly here in Collier County. It's clear that, for many, the benefits of belonging to these communities - pro- tecting property values, access to recreational amenities, and maintenance services - adequately com- pensate for any perceived drawbacks (for instance, ceding control over how owners may personalize their property). To meet the demands of Collier County's contin- ued growth, the county's outreach group is address- ing the concerns that many residents of these common interest communities share. Soon, new reference materials will be available to help developers, com- munity associations, Boards of Directors, asso- ciation officers, and prop- erty owners navigate the rules, regulations, and processes necessary to achieve orderly growth and ensure balance between the required management of shared assets while respecting the indi- viduality of the asso- ciation's property owners. to recommendations on setting up and conducting board meetings. Whether you're a developer starting a new project, an associa- tion board member, or an existing or prospective owner, the Collier County Community Association manual ( "The RED Book") will provide the answers you need! So, if you're new to association-style living or have lived in similar envi- ronments in the past, this handy resource will guide you through everything from association inception Gathering the detailed infor- mation required to cover a topic of such scope is an intensive task. But, the resulting value that will come of this effort is worth the time invested! Currently under develop- ment, The RED Book is slated for completion in early 2007. Inside this Issue: Solar-Powered Solution 2 PONDerthisl 2 North Collier Government Center Opens 3 Lake Side Butterfly Gardens 3 Council for Sustainable Florida Awards Collier 4 Green Investments 4 Stonn Surge Map Insert 1...~~ ',:" ,,', ,.,....".... f,~" .,',.. ':::.. .. ,~., " . . ,. New 80vemment Center 0..._ . North ('oilier Government Center is operating. The center is /()(.:ated at. 2335 Orange Blossom Drive (next to Co/her ('ounty Headquarters Library). Details on page 3. Solar- Powered Solution Florida homeowners living in developed commu- nities are increasingly facing a tough problem: how to maintain the aesthetic and recreational value of their lakes. In the early stages of the develop- ment, the lakes are clear and beautiful - perhaps the centerpiece of the commu- nity. Unfortunately, each rainstorm brings nutrients (fertilizers, animal feces, etc.) into the lake. Without proper circu- lation, nutrients build up and continue to recycle into algae blooms that cause sur- face scum, nuisance aquatic weeds, and odors from decaying algae and plants. The centerpiece soon turns into the com- munity eyesore. Common methods of attacking the problem include applying chemicals or installing energy-intensive turbulent aera- tion devices such as fountains or bubbler systems. These methods have a variety of environmental drawbacks, and seldom restore the lake to its former beauty. An increasing number of property owners are following the lead of municipalities around the U.S. who have turned to a sustain- ~ able, natural solution for restoring the aes- thetic and recreational value of their lakes: solar-powered circulation. Floating high-flow circulators harness the sun's power to gently and completely circulate entire bodies of water. They operate day and night, are virtually silent, and require no ongoing maintenance. Benefits include a cleaner, healthier ecosystem through effective control of algae, nuisance aquatic weeds, harmful bacteria and odors. Independent studies have consistently shown that investing in water quality im- provements offers a big dividend - not only environmentally, but also economically via increased property values. Be sure to attend the November 7th POAP meeting where Mike Lipparelli, Southern US Regional Manager for So- larBee, will explain why this simple solu- tion has been effective in more than 130 lakes nationwide. PONDer this! - The peacefulness of a lake is an inspiring amenity in our urban landscapes. Besides their natural beauty they play an important role in controlling flooding and improving water quality. Since lakes are the lowest elevation in the commu- nity, rain runoff from streets and ditches through- out the neighborhood drain to them. They are, in fact, the central component of the "storm water" drainage system. short-circuits a lake's ecology, stifling plant and fish production and degrading its over- all quality. Properly Fertilized Landscape Adjacent to Lake System Lakes are fairly delicate and within a few years our year-round growing season can cause them to age quickly unless preventive steps are taken. Fortunately, steps to keep them beautiful also reduce maintenance costs. First and foremost to keep in mind is that lawn fertilizer is by far the most costly and destructive agent to an urban lake. The same nutrients that make lawns green cause lake algae to proliferate. Overproduction of algae Wise landscape maintenance is the most cost-effective strategy for keeping a healthy lake. Over-irrigating easily washes fertilizer past hungry roots where it accumulates in deeper soil only to be washed into the lake when summer rains arrive and rising ground water washes it later- ally through our sandy soil toward lakes. Follow these fertilizing guidelines: . Use low-phosphorous fertilizer . Apply smaller amounts more fre- quently . Fertilize only during the dry season, . Keeping fertilizer at least five feet from the lake and out of ditches and street gutters To maintain a healthy lake, keep lawn clippings and leaves away from street gut- ters and storm sewer inlets, as well as rinse water from activities like car washing, carpet cleaning, and pool draining. Next time you see something in your street or near a storm inlet, ask yourself if you want it going into the lake. Result of Progressive Algae Growth Page 2 PUD QUARTERLY ., COLLIER COUNTY " '0 . ~. Immokalee '~-"'~"-EI '.... 'I . ",:, ~'. ~ ~r~: ?i PUD Quarterly 2800 North Horseshoe Drive Naples, Florida 34104 Evacuation Zones Defined based on the storm threat. Watch local media or can 239.774.8444. e following represents worst-case threat based n storm strength. Storm Surge STORM CATEGORY _ T5(41'to6.2') D 1 (4.6' to 78') _ 2 (7.4' to 119') _ 3(10.1'to16.5') 4+ (14.2'10 22.3') w.' s North Collier Government Center Opens Over 3000 customers have been served at the North Collier Government Services Center since it opened to the pub- lic on June 5th. ~ i. Tg !~ i j~ i~ :; N. tf ." ~ ;. r- ~ C!}f {__~~~t'.I.l:,~'.B11 '''''''_~I_II 0, ... !\<oT1h ('o'her (ItH \,.'rlITl1Cnt St'n ilr..'-~'~ ( 'cmn \;;:: North Collier Government Services Center North Naples residents can now con- duct county business at a convenient loca- tion, 2335 Orange Blossom Drive (next to Collier County Headquarters Library). Offices located at the center are: BCC, Tax Collector, Sheriff, Property Appraiser, Clerk of Courts, and Super- visor of Elections. Services include: . Beach parking stickers . Pet license . Utility payments Hours of Operation Monday - Friday 9 a.m.- 6.p.m. Telephone 774-8999 . Passport applications . Florida Driver's License Renewals Community Associations may be interested in using these additional services: . Public Meeting room . Public Computers . On-line viewing of aerials . Crime prevention information . Neighborhood watch programs . Community policing projects . Garage sale permits Lakeside Butterfly Gardens Littoral Shelf Planting Areas (LSPA's) as discussed in our first Quarterly Newslet- ter are areas within your storm water lakes designated for native wetland plant species. LSP A's are multifunc- tional; they improve water quality by using up excess nutrients, provide habitat for wildlife, help stabilize lake bank slopes and ... make great butterfly gardens. That's right, your development can meet the counties lake plant- ing requirements by creating a butterfly garden with wetland plant species. Many littoral plant species are desirable to butterflies of all kinds. Butterflies need host plants on which to lay their eggs and plants that provide a source of nectar. Female butterflies carefully se- lect the host plants for their eggs to ensure the young caterpillars have the right greens .0 munch on. Each species of butterfly prefer certain host plants, so it is good to have a diverse selection of plants in your butterfly garden. Whether your lakes already have some plantings and just need some additions or you are starting from bare banks, you can make it an enjoyable commu- nity project. butterflies. Here are some plant material sug- gestions to get your butterfly oasis started. Pickerelweed and Buttonbush are great wetland sources of nectar for Bacopa monnieri, aka water hyssop, is a great wetland ground cover to help stabi- lize banks, and is the main host plant for the White Peacock butterfly. Pink and white swamp milkweeds are beautiful flowering wetland plants and are great host plants for Queen, Soldier, and Monarch butterflies. Sweet Bay Magnolia is preferred by many varieties of Swallowtails. Other great littoral plants for attracting butterflies are: Wax Myrtle (Myrica cerifera) Swamp Bay & Red Bay (Persea spp.) Prairie Iris (Iris hexagonal Golden Canna (Canna flaccida) Alligator Flag (Thalia geniculata) Redroot (Lachnanthes caroliniana) Marshmallow (Kosteletzkva virginica) When creating your wetland butterfly habitat remember to take water depths and planting elevations into consideration for each plant species. For more information on littoral zones and littoral plant species contact us at 239-213-2947 for a brochure. ~~ ,~>>;.~'l J~ .rp ~ VOLUME 2, ISSUE 3 Page 3 Co~-y County "-- ~ - COLLIER COUNTY ENGINEERING SERVICES PUD Quarterly 2800 North Horseshoe Drive Naples, Florida 34104 Phone: 239-213-2947 Fax: 239-530-6201 PUD Issues contact: KellieCarroll@colliergov.net Our Mission: To deliver to our residents and visitors local govemment selYices that exceed all expectations c3ft'tergov.net Council for Sustainable Florida Awards Collier 2006 Promising Practice Collier County Government's - Educational Public Out- reach Program, lead by Maryann Devanas, PUD Monitoring Super- visor, is a recipient of the 2006 Sustainable Florida Promising Prac- tice A ward presented by The Council for Sustainable Florida. The Council, a program of the Collins Center for Public Policy, has been defining excellence for Florida's economic, environmental, and social future since 1990. Nominations were received from across the state. "The caliber of applicants and the fact that they came from across Florida is a testament to the commitment of Floridians to help create a sustainable Florida for future generation," said Council Chairman Otis Wragg, President of Wragg and Casas Public Relations in Miami. Since initiating the awards program in 1998, the Council has recognized and hon- ored more than 100 businesses, non-profit organizations, governmental groups, and indi- viduals whose work demonstrates that a healthy environment and a healthy economy are mutually supportive. A sustainable community is one that uses natural and human resources wisely. By blending environmental respect with economic growth and equity in opportunities, Flor- ida will enjoy neighborhoods with beautiful parks and green spaces, job opportunities and a variety of cultural offerings for residents. Even more important is the fact that the natural resources that we enjoy today - clean air and water, pristine coastlines, and a lush and vibrant natural habitat of flora and fauna - will be enjoyed for generations to come. Green Investments Think of tree ca re as an in- vestment. A healthy tree in- creases in value with age-paying big dividends, increas- ing property values, beautifying our sur- roundings, purifying our air, and saving en- ergy by providing cool- ing shade and protec- tion from damaging wind. Regular maintenance, designed to promote plant health and vigor, ensures their value will continue to grow. An effective maintenance program, includ- ing regular inspections and the neces- sary follow-up care of mulching, fertil- izing, and pruning, can detect problems and correct them before they become damaging or fatal. You can actively inspect your landscape investment by checking for your trees vigor by examining for these four characteristics: new leaves or buds, leaf size, twig growth, and ab- Help grow our natural resources for future generations. sence of dieback (the gradual death of the upper part of the tree). Any abnor- malities found during these inspections, including insect activity and spotted, deformed, discolored, or dead leaves and twigs, should be noted and watched closely. Maintenance can identify de- fect problems that could lead to failure during a storm. If you are uncertain as to what should be done, have your trees in- spected annually by a competent I.S.A.- Certified Arborist. Our Univer- sity of Florida Extension Services is an excellent source of information. If you should have further questions contact the center at 239-353-4244. The International Society of Arborists provides free brochures at www.treesaregood.com/t reeca rei hire _ arborist.aspx Office created to address competing interests in condominium law and regulation To improve oversight and provide guidance and a point of contact to condo- minium owners and Boards of Directors, Governor Jeb Bush named Danille Car- roll, a former attorney for the state Department of Health, as Florida's newest Condo Ombudsman. The position, created in 2004, is charged with helping bro- ker agreements in the often heated condo disputes that routinely crop up through- out the state. So far, Carroll, who has been on the job since June of this year says, "education seems to be a big issue." She says condo owners need to learn about their rights and responsibili- ties. Association members need to read their bylaws and understand their associa- tion's rules. "I want people to be active members of their association," she adds. An important task assumed by the Office is to monitor condominium elec- tions. Condominium asso- ciation members may petition the Ombudsman to appoint an election monitor to attend the annual meeting of the unit owners and conduct the election of directors. For a petition to be accepted, fifteen percent of the total voting interests in a condominium associa- tion, or six unit owners, whichever is greater, is required. The powers and duties of the Condominium Ombudsman are spelled out in the Condominium Act (Florida Statute 718.5012). You can contact the Ombudsman's office by calling: (850) 922-7671 or send an e-mail to: Ombuds- man@DBPR.state.fl.us Collier County is currently in the planning stage for the creation of a water quality treatment park that will help "Save the Naples Bay" from harmful pollutants and alleviate flooding problems in surrounding areas. The park will also provide a number of passive recreational and educational uses. The proposed park site is situated on a 50 (+/-) acre parcel of county-owned property located on the northeast corner of Goodlette-Frank Road and Golden Gate Parkway. The stormwater run-off within this watershed discharges directly into the Gordon River, proceeds to Naples Bay and ultimately makes its~U! way into the Gulf of Mexico. 1\ For more than a decade, the Naples Bay has been sub- jected to increased pollution as a result of extensive land development in Collier County. The stormwater runoff in the Gordon River Basin is full of chemicals from fertilizers and pesticides which are slowly damaging the natural ecosystem within the Bay. Oonkm River Water Q....lily Pan . The development causes an increase in the volume of storm water runoff which has led to flooding of certain areas within the Gordon River Basin. Land development growth continues to present major challenges to the existing Collier County stormwater network and requires innovative solutions and improvements to the system in order to accommodate the needs within the region. The proposed concept of creating a passive natural park will blend nicely with Fleischman Park, an existing active recreational facility located on Goodlette-Frank Road just . south of Fleischman Boulevard . ~~. ~ ~ _>> ~ Community association management companies provide a number of vital services to homeowner and condominium associations. The expertise and range of services they offer enable boards of direc- tors to focus on carrying out their core duties - running meetings, conducting elections, liaising with the members on issues large and small - without having the added load of dealing with the details of contractor personnel issues, monthly financial record keeping, maintenance contracts, compliance with federal, state, and local requirements, etc. Here are a few things to remember when interviewing companies to handle the affairs of your association: 1. A community manager has a fiduci- ary responsibility to act in the best interest of the Association. It is the same fiduciary responsibility that the Board of Directors has. 2. Look to your management company for contacts, options, and resources to obtain whatever services and goods the Association needs. 3. Be honest with the managing agent about your Association's needs and articulate what you expect the man- agement company to do. 4. Different communities have vastly different needs that change over time. Be prepared to re-visit the management agreement and realign service levels as needed. 5. Establish and maintain good meth- ods of communication between the Board and the managing agent. Schedule periodic work sessions with the management team to revisit the annual plan and update each other on the status of work. 6. Your community manager should be knowledgeable about your governing documents as well as local, state and federal laws affecting common inter- est communities. However, bear in mind that managers are not lawyers, tax accountants, insurance agents, investment advisors, or engineers. Most importantly, employ only licensed community managers where licensure is required! - Reserve funding is prudent planning. The purpose of reserves is to ensure sufficient funds are available and that special assessments will not be needed when the time comes to make major repairs or renovations to associa- tion property. Condo associations are required by Florida Statute 718 to include a reserve category in their proposed budgets for re- paving, painting, roof replacement, and other items or projects that will cost more than $10,000. No such requirement exists for homeowner associations as yet but it is still wise for HOA boards to consider adding a reserve component to their annual budget if one does not exist. Though we escaped the hurricane woes of 2004 and 2005 this year, the effects linger in the form of spiraling insurance premiums. When preparing your proposed budget for the coming fiscal year, you may want to consider including a reserve item for hurri- cane-related insurance costs, perhaps one that would cover your associa- tion's deductible or defray a portion of the premium. Do your members really need a special assessment while dealing with the aftermath of storm damage? Be pro-active. Be prepared. Your members will thank you for it! -. Page 2 PUD QUARTERLY' Alternative dispute resolution (ADR) is supported by Florida legislators as a mechanism for relieving congested court systems of time-consuming and costly suits arising from disputes between com- munity associations and parcel and unit owners. Legislators also believe that ADR allows owners to protect their inter- ests and pursue actions against the asso- ciation without incurring exorbitant litigation expenses (attorney's fees, court costs, etc.). dispute settlement between two or more parties. Typical disputes in condo associations suitable for mediation are owner or asso- ciation violations of the Condominium Act (Florida Statute 718) or the condo- minium documents. Meanwhile, HOA dispute resolution differs from that for condominiums. First, there is a $200 filing fee when submitting a dispute petition. used to defray the costs Mediation - the most cost-effective ADR option - is conducted in an informal setting and facilitated by a neutral third- party - a mediator. The process offers a non-adversarial avenue to voluntary of mediation. Additional fees beyond the initial filing fee that may accrue during the mediation process shall be shared equally, unless otherwise agreed to, by the parties involved. Parcel owner disputes eligible for mediation include: · Use of or changes to the parcel · Use of or changes to common areas · Amendments to the governing documents · Meetings of the board and committees · Membership meetings not including election meetings · Access to official records · Other covenant enforcement disputes Neither election nor recall disputes are eligible for mediation. To settle such disputes, a petition for arbitration can be filed with the Division of Florida Land Sales, Condominiums, and Mobile Homes. Arbitration is similar to mediation but differs in how disputes are settled. In arbitration proceedings, a neutral third party - the arbitrator - considers the facts and arguments presented by the parties and, unlike a mediator in the me- diation process, renders a decision. For more information, contact The Divi- sion at 1-850-488-1122 or visit http:// www.myflorida.com/dbpr/lsc/ di vision/ divcontact.shtml Technology is making life easier for asso- ciation boards. One such application - electronic noticing - eases fulfilling the requirement of providing adequate notice of meetings to association members, sav- ing time and money. Electronic notice is defined as any form of communication not directly involving the physical transmission of paper, but which may be directly reproduced to paper in a comprehensible and legible form. Faxes and e-mails are the most obvious examples of electronic notice. Use of electronic notice must be author- ized in the association's by-laws. If your association by-laws do not address elec- tronic noticing, you will need to look at amending the document to include it. For electronic notice from an association to its members to be permissible, the member must consent in writing to the receipt of electronic notice. Such consent may be revoked at the discretion of the member. Electronic notice is deemed delivered when actually transmitted. Electronic addresses must be maintained among the official records of the association, and are to be removed from the official records when permission to receive electronic notice is revoked by the member. The law applies to all members' meet- ings, such as special meetings or annual meetings. Further, in situations where owners are entitled to be mailed notice of board meetings, electronic notice may be used in lieu of mailing. VOLUME 2, ISSUE 4 Page 3 Co~-r County "-- ~ - C3Mergov.net A Florida native plant is one whose natural range included Florida at the time of European contact (1500 AD). Since then, non-native, or exotic, vegetation have been introduced to Florida, brought here by explorers and settlers from earlier times and more recently, ordered for delivery over the Internet. Today, according to the University of South Florida, almost one-third of the plants growing wild in Florida are non-native and some of these have become serious problems. What looks like healthy, thriving vegetation behind your house or in your yard may be having an undetected and far-reaching negative impact on the environment at large. Unlike native plants, exotics have a strong resistance to the native pests and diseases that help maintain a region's botanical balance. Consequently, these exotic species encroach on and, eventually, dominate and displace native plants. This, in turn, impacts a diverse wildlife population, whose existence is heavily dependent on native vegetation for suste- nance and shelter. Control of exotic plants in Collier County's natural areas and waterways is expensive, with governmental agencies having spent more than $3 million for invasive exotic removal. Save money by getting involved in pre- venting the introduction and spread of invasive exotic plants. Use native plants in your own yard and neighbor- hoods. You'll discover that it's easier to maintain and costs less, too, requiring less irrigation and fertilizer than non-adapted exotics. This helps conserve water, pro- motes erosion control, and decreases non-point source pollution. To learn more on identifying exotics and how to re- move them, visit the Collier County Environmental Services Department web site at http://www .colliergov .net/lndex.aspx?page=33 7 Collier County Engineering Services Memo October 20,2006 To: Joe Schmitt From: Maryann Devanas cc: Tom Kuck, Stan Chrzanowski Re: Royal Palm Golf Estates AKA Boyne South - Development Summary Royal Palm Golf Estates aka Boyne South PUD has been undergoing development for 30 years. The initial platted development provided for single family lots surrounding a golf course. Subsequent zoning applications rezoned portions of the platted parcels and the golf course to Planned Unit Development, resulting in infrastructure being utilized by both PUD residents and those residents from the RSF-3 zoned parcels outside of the PUD, with the maintenance responsibilities being that of the HOA. A good depiction of the areas within the PUD is shown in Ordinance 04-60 Exhibit A . A summary of the development follows: 1970 First developers were Habelmehl and Eisenger. They established a golf course named Big Cypress County Club 1976 Property was subdivide and platted with a clubhouse and became know as Royal Golf Estates Platt Book 12 Pages 13-18 Mid 1980's Property was sold to a syndicate headed by AI Stavros; know as Pine Coast Enterprise, Ltd d/b/a Naples Shores County Club 1990 November 16, Pine Coast Enterprises, Ltd declared Chapter 11 Bankruptcy The Pickens Group ( Kenneth E. Pickens, Robert Richiardi, Ken Tygerson and Bruce Helwig) tried to refinance the development and were denied. The Resolution Trust Corporation (RTC) was a temporary federal agency established in 1989 to oversee the disposal of assets from failed savings and loan (S&L) institutions. It was created by Congress in the wake of the 1980s S&L crisis, in which hundreds of depository institutions slipped into insolvency due to unsound banking practices. The RTC closed in December 1995. The RTC was named the receiver when, Horizon Federal Savings and Loan Association, the primary mortgage holder and an affiliate of the Pine Coast Enterprises, also filed for Chapter 11 Bankruptcy. 1991 September 4, The RTC took over the administration of the golf course and assigned the maintenance to Boyne Corporation, a Michigan entity. 1992 The development subsequently became know as Boyne South County Club when the Boyne Corp. purchased the undeveloped lots in the subdivision from the RTC. 1997 July 25, The Articles of Incorporation of Boyne South Property Owners Association, Inc were filed. Article III Membership states," Every person or entity who is a record owner of a plot in Boyne South shall be a member of the Association. " Declaration and Protective Covenants for Boyne South recorded in OR Bk. 2350, Pg.1 067 1999 Boyne South U.S.A. was granted a zoning change via PUD Ordinance 99-25 for the property zoned RSF-3,GC, C-3 and "A" for a maximum of 154 single family and multi-family dwelling units, a 66 unit motel, golf course, clubhouse and driving range. Section 3.2 Proiect Description of Ordinance 99-25 states; Because of the pattern of ownership existing at the time of the application for the Planned Unit Development, some existing single family lots fronting on the goff course and on the adjacent properties are not contained within this Planned Unit Development and will retain their existing RSF -3 zoning designation as illustrated in the PUD Master Plan. Section 4.10 Common Area Maintenance of Ordinance 99-25 states; Common area maintenance, including the maintenance of common facilities, open spaces and water management facilities shalf be the responsibility of the homeowners' association, together with any applicable permits and conditions from applicable, local, state or federal permitting agencies 2001 Boyne Corp. improved the golf course and club house facilities and operated the development until a drop in the market occurring after 9/11 forced Boyne Corp to sell. 2002 Boyne Corp sells to BB & G, d/b/a Naples Golf Development, LLC. With that sale the name changed to Naples Golf Club South. October 3, Boyne USA -South, Inc. assigned all of its rights powers and privileges and interest under the original (HOA) declaration to Naples South, LLC 2004 Naples Golf Club South.LLC was granted a rezone from PUD to RPUD via Ordinance 04-60 which changed the commercial tract to multi-family and eliminated the 64 motel units; increased the number of dwelling units from 154 to 171 DUs; changed the existing multi-family tract to single family; provided for a new access point east of the existing access road; reduced the size of the golf course tract from 152 acres to 148 acres; and increased the size of the residential area from 54 to 58 acres. Section 4.10 Common Area Maintenance of Ordinance 04-60 states the same as the 99 ordinance except for this inclusion. However, the entity operatina the aoff course shall be responsible for maintainina the lakes. 2005 January 04, Resolution 2004-378 vacated the public rights to the streets located within Boyne South subdivision as described in Plat Bk. 12, Pgs. 13-18. Although this petition was made by the Boyne South Property Owners Association there was no mention in the resolution that most of these roads were outside of the Boyne South PUD. 2006 Vacation Resolution, 04-378, Item 7 subscribes maintenance and repair of the road rights of way to the petitioner, Boyne South Property Owners Association. Seven (7) of the streets vacated are not within the PUD yet specifying maintenance responsibilities as those of the HOA. The underlying title rights on these seven streets convert to the adjacent land owners. December, Replat # 3 was recorded as Plat Book 44, Pg. 89. Within this replat, a portion of the "Main Drive" within the PUD was platted as Tract "R" and returned the name of the development to Royal Palm Golf Estates. 2006 June 8, Amended and restated Declaration of Covenants for Royal Palm Golf Estates recorded in OR 4052 Pg. 990 August 21, a Quit-Claim deed was recorded in OR 4092, Pg.1522 granting all rights, title, interest, claim and demand of a lot known as the property to be used for a tot lot. August 21, an Access Easement was granted for ingress and egress to this "Tot Lot" for the benefit of the HOA. Agenda Item No. 8G September 14, 2004 Page 1 of 65 EXECUTIVE SUMMARY PUDZ-A-2004-AR-5211, Naples Golf Development, LLC, Naples South, LLC; and Naples Golf Club South LLC, represented by Robert Duane, AICP, of Hole Montes, Inc, requesting a rezone from "PUD" Planned Unit Development known as Boyne South pun to "PUD" Planned Unit Development to be known as Boyne South POO by revising the PUD document and Master Plan to change the permitted use of Tract B from CommercialfMotel to allow for 34 multi-family units and eliminate the 64 motel units; increase the number of dwelling units from 154 to 171 dwelling units; change the permitted use of the existing Tract "D" from multi-family to single family; provide for a new access point east of the existing access road; reduce the size of the golf course tract from 152 acres to 148 acres; and increase the size of the residential area from 54 acres to 58 acres. The property is located on the south side of US 41, five miles east of Collier Boulevard (C.R. 951), in Section 20, Township 51 South, Range 27 East, Collier County, Florida, consisting of 242.35:i: acres. OBJECTIVE: The petitioner requests a rezone from "PUD" to "PUD" Planned Unit Development known as the Boyne South PUD for the purpose of revising tract acreage and permitted uses. CONSIDERA TIONS: -..-- The existing PUD consists of 242 acres and contains an existing golf course, clubhouse, golf driving range, hotel/motel tract, and single-family lots. The PUD is unusual in that it is entwined with existing residential single-family (RSF-3) zoning. In some cases, lots on one side of the street are zoned RSF -3 and lots across the street are zoned PUD. The subject of this petition is the PUD only, not the RSF-3 lots. There are four major proposed changes to the PUD: Changing the pennitted use of Tract B from hotel/motel to multi-family residential so that hoteVrnotel will no longer be a permitted use in the PUD; An increase in the maximum number of residential dwelling units from 154 to a maximum of 171, resulting in a density of O. 76 dwelling units per acre; Changing the type of residential uses on undeveloped Tract D, from multi-family to single-family and combining Tract D with single-family Tract E (resulting in a larger Tract E, consisting entirely of single- family lots); Reducing the acreage of the golf course tract by 4 acres, from 152 acres to 148 acres. - The resulting PUD will contain a driving range (Tract A), a 34-unit multi-family tract (Tract B), a golf course and clubhouse (Tract C), and 137 single-family lots (Tract E). Page 1 of5 Agenda Item No. 88 September 14, 2004 Page 2 of 65 FISCAL IMPACT: The rezoning of this PUD 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 property is rezoned, a portion of the existing land will 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 building pennits to help offset the impacts of each new development on public facilities. These impact fees are used to fund identified projects in the Growth Management Plan Capital Improvement Element as needed to maintain adopted Levels of Service (LOS) for public facilities. Additionally, in order to meet the requirements of concurrency management, fifty percent (50%) of the estimated Transportation Impact Fees associated with the project is required to be paid simultaneously with the approval of each final local development order. Other fees collected prior to the issuance of a building permit include building permit review fees and utility fees associated with connecting to the County's water and sewer system. Finally, additional revenue is generated by application of ad .. yalore'E ta~rates, <m<l th~tJeyenuejsndjLectly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by Staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT IMPACT: Future Land Use Element (FLUE): The subject property is located within the AgriculturallRural Designation, Rural Fringe Mixed-Use District, Neutral Lands on the Future Land Use Map (FLUM) of the Growth Management Plan (GMP). The Rural Fringe Mixed-Use District provides a transition between the Urban and Estates designated lands and between the Urban and Agricultural/Rural and Conservation lands farther to the east. This district allows for a mixture of urban and rural levels of service and seeks to protect natural resources and private property rights. According to the Future Land Use Element (FLUE), the Neutral Lands have been identified for limited semi-rural residential development. The Neutral Lands have a higher ratio of native vegetation and habitat, and development is even more restricted than that of the Receiving Lands. - The requirements of the Rural Fringe Mixed-Use District, as described in the Exemptions from the Rural Fringe Mixed-Use District Development Standards of the FLUE, shall not apply to, affect, or limit the continuation of existing uses. Existing uses include: those uses for which all required permits were issued prior to June 19, 2002; or projects for which a conditional use or rezone petition has been approved by the Board of County Commissioners (BCC) prior to June 19, 2002; or land use petitions for which a completed application has been submitted to the County prior to June 19, 2002. The continuation of existing uses shall include expansions of those uses if such expansions are consistent with or ancillary to the existing uses. Hereafter, such previously approved developments shall be deemed consistent with the Goals, Objectives and Policies, and Rural Fringe Mixed-Use District of the GMP. Changes to these previous Page2of5 Agenda Item No. 8G September 14, 2004 Page 3 of 65 approvals shall also be deemed consistent with the GMP as long as they do not result in an increase in devel?pment density or intensity. This proj ect is also subj ect to Policy 5.1 of the FLUE. Policy 5.1 states that: All rezoning must be consistent with this Growth Management Plan. Property zoned prior to adoption of the Plan (January 10, 1989) and found to be consistent through the Zoning Re- evaluation Program are consistent with the Growth Management Plan and designated on the Future Land Use Map series as Properties Consistent by Policy. Zoning changes will be permitted to these properties and to other properties deemed consistent with this Future Land Use Element via Policies 5.9 through 5.12, provided the amount of commercial land use, industrial land use, permitted number of dwelling units, and the overall intensity of development allowed by the new zoning district, except as allowed by Policy 5.11, are not increased. For those properties approved for commercial and residential uses, an increase in the nwnber of dwelling units may be permitted if accompanied by a reduction in commercial area such that the overall intensity of development allowed by the new zoning dist1i~t is not inc_re~~ed.~urtl1~r~_ ---tlrougnan increase in oveni1r-intensit)'niay resulf,for- thes-e properties approved for commercial uses, residential units may be added as provided for in the Commercial Mixed Use Subdistrict. Staff has reviewed the analysis provided by the petitioner regarding the public facility impacts of the existing and proposed development and found it to be accurate and complete. Based on FLUE Policy 5.1, staff concurs with the petitioner's conclusion that the number of dwelling units can be increased through the elimination of motel units without resulting in.an increase in overall development intensity. Transportation Element: Transportation Services staff has found this PUD Amendment to be consistent with the applicable provisions of the Transportation Element of the Growth Management Plan. Open Space/Conservation: Environmental Services staff has found this PUD Amendment to be consistent with the Conservation and Coastal Management Element of the Growth Management Plan. TRANSPORTATION ISSUES: The Transportation Planning Department states that sidewalks are required on both sides of Royal Hammock Boulevard, including the existing roadway, to provide an internal pedestrian circulation loop. Cul-de-sacs can be on one side of the road, with funds deposited in lieu of construction. For the sidewalk along US 41, funds in lieu of construction shall also be deposited, prior to the first Certificate of Occupancy, at a rate determined by the Florida Department of Transportation (FDOT). These deviations are proposed in the PUD document. The petitioner states that the cross-section of the existing road will not accommodate the addition of sidewalks. Page 3 of5 t\oenda Item No. 8G September 14, 2004 Page 4 of 65 P ARKS AND RECREATION ISSUES: The Parks and Recreation Department requested installation of a playground to serve children, ages 2-12 years, which meets American Society for Testing and Materials (ASTM) standards. The petitioner states that there are few, if any, children in Boyne South. He also states that the golf course meets the recreational needs ofthe community. ENVIRONMENTAL ISSUES: There are no unusual environmental issues associated with this petition. NEIGHBORHOOD ISSUES: Several neighbors stated that the reconfiguration of the golf course and the cul-de-sac lots would disrupt the views for which they purchased their lots. HISTORICAL/ARCHAEOLOGICAL IMPACT: This parcel is not located within an Historic/Archaeological Probability Area. EAC RECOMMENDATION: Since there are no wetland impacts or wildlife issues, this petition was not required to be heard by the Environmental Advisory Council. PLANNING COMMISSION RECOMMENDATION: The Collier County Planning Commission heard this petition on August 19, 2004. The CCPC heard presentations by the petitioner and County staff. Several property owners spoke, some in favor and some 9Pposed to the petition. The major objection was the change in several lot owners' potential view across the golf course. The petitioner stated that, under the proposed POO, all lot owners would have a golf course view, although some would not be "long views" across several fairways. The CCPC discussed several possible conditions and a motion was made to recommend approval with sidewalks along the new and existing roads. The motion failed, 2 to 6. A motion was then made to recommend approval without the sidewalks along the existing roads, with a one-quarter acre playground, landscaping at the end of cul-de-sacs, a possible interconnection with property to the east, and a fair-share of maintenance of lake and right-of-way improvements. That motion was approved unanimously. .~- Page 4 of 5 Agenda Item No. 8G September 14, 2004 Page 5 of 65 ST AFF RECOMMENDATION: That the Board approve the Collier County Planning Commission's recommendation of approval of Petition PUDZ-A-2004-AR-52ll, the Boyne South PUD, to the Board of County Commissioners with a recommendation of approval. Staff recommendation included the provisions for sidewalks along all roads (including existing roads) and for a playground. G :\Current\reischl\PUD\boynesouth\execsumm .--- Page 5 of5 Agenda Item No. 8G September 14, 2004 Page 7 of 65 Co~~T County '.. -' '-- ~-~- --..........! STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: DEPARTMENT OF ZONING AND LAND DEVEWPMENT REVIEW COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION HEARING DATE: A.UGUST 19,2004 SUBJECf: PETITION PUDZ-A-2004-AR-52 I 1 BOYNE SOUTH PUD AGENT/APPLICANT: OWNERS: Boyne-USA South, Inc. 18100 Royal Tree Parkway Naples, FL 34114 Naples South LLC PO Box 600429 North Miami Beach, FL 33160 Naples Golf Development LLC 13790 NW 4th Street, Suite 113 Sunrise, FL 33325 17 Individual lot owners Names and lot nwnbers attached to this Staff Report AGENT: Robert L. Duane, AICP Hole Montes, Inc. 950 Enc~re Way Naples, FL 34110 CONTRACT Gulfstream Homes, Inc. PURCHASER: 14135 Collier Boulevard Naples, FL 34119 Page 1 of 15 Agenda Item No. 8G September 14,2004 Page 8 of 65 REQUESTED ACTION: The petitioner requests a rezone from ''PUD'' to "PUO" Planned Unit Development known as the Boyne South PUD for the purpose of revising tract acreage and pennitted uses. GEOGRAPmC LOCATION: The subject PUD is located on Tamiami Trail East (US 41) approximately 5 miles east of its intersection with Collier Boulevard (CRJSR 951); just east of Auto Ranch Road. The project is in Section 20, Township 51 South, Range 27 East, Collier County, Florida. PURPOSEIDESCRIPTION OF PROJECT: The Boyne South PUD was originally approved by Collier County in 1999 by Ordinance Number 99-25. The existing PUD consists of 242 acres and contains an existing golf course, clubhouse, golf driving range, hoteVmotel tract, and single-family lots. The PUD is unusual in that it is entwined with existing residential single-family (RSF-3) zoning. In some cases lots on one side of the street are zoned RSF-3 and lots across the street are zoned PUD. The subject of this petition is the PUD only, not the RSF -3 lots. There are four major proposed changes to the PUD: Changing the permitted use of Tract B from hoteVmotel to multi-family residential, so that hoteVmotel will no longer be a permitted use in the PUD; An increase in the maximum number of residential dwelling units from 154 to a maximum of 171, resulting in a density of O. 76 dwelling units per acre; Changing the type of residential uses on undeveloped Tract D, from multi-family to single-family, and combining Tract D with single-family Tract E (resulting in a larger Tract E, consisting entirely of single-family lots); Reducing the acreage of the golf course tract, by 4 acres, from 152 acres to 148 acres. The resulting PUD will contain a driving range (Tract A), a 34-unit multi-family tract (Tract B), a golf course and clubhouse (Tract C), and 137 single-family lots (Tract E). Page 20f 15 -- -- . -g cIll .. ~ o ..... VI LOCATION MAP Agenda Item 1\10. 8G September 14, 2004 Page 9 of 65 ~ SITE MAP PiTlTIOr/PUDZ. 2DIH- AR- 11211 -j1 !l: -.... ~ ZONING DISTRICTS LEGEND: Yellow = POD Gold = Residential Single Family Green = Agricultural Light green = Conservation Purple = Mobile home Pink = Commercial Brown = Village Residential SURROUNDING LAND USE AND ZONING: Page 40ftS Agenda Item No. 88 September 14, 2004 Page 10 of 65 SI:lN'N~-'GROVE-AVE_ ~ ~~ ~* " Agenda Item No. 8G September 14, 2004 Page 11 of 65 Subject Parcel: _ Partially developed land; zoned PUD Surrounding- North: East: South: Tamiami Trail East (US 41) ROW; across which are agricultural uses; zoned A Agricultural uses; zoned A Undeveloped and previously developed land; zoned PUD (Fiddler's Creek PUO) Undeveloped land; zoned A and MH Lots, some of which are developed with single-family homes; zoned RSF-3 West: :oc..w: ~ '''-. 1 I ... GROWfH MANAGEMENT PLAN CONSISTENCY: Page 5 of 15 Agenda Item No. 8G September 14, 2004 Page 12 of 65 Future Land Use Element: The subject property is located within the Agricultural/Rural Designation, Rural Fringe Mixed-Use District, Neutral Lands on the Future Land Use Map (pLUM) of the Growth Management Plan (GMP). The Rural Fringe Mixed-Use District provides a transition between the Urban and Estates designated lands and between the Urban and AgriculturalJRural and Conservation lands farther to the east. This district allows for a mixture of urban and rural levels of service and seeks to protect natural resources and private property rights. According to the Future Land Use Element (FLUE), the Neutral Lands have been identified for limited semi-rural residential development. The Neutral Lands have a higher ratio of native vegetation and habitat and development is even more restricted than that of the Receiving Lands. The requirements of the Rural Fringe Mixed-Use District, as described in the Exemptions from the Rural Fringe Mixed-Use District Development Standards of the FLUE, shall not apply to, affect, or limit the continuation of existing uses. Existing uses include: those uses tor which all required permits were issued prior to June 19, 2002; or projects for which a conditional use or rezone petition has been approved by the Board of County Commissioners (BCC) prior to June 19, 2002; or land use petitions for which a completed application has been submitted to the County prior to June 19, 2002. The continuation of existing uses shall include expansions of those uses if such expansions are consistent with or ancillary to the existing uses. Hereafter, such previously approved developments shall be deemed consistent with the Goals, Objectives and Policies, and Rural Fringe Mixed-Use District of the GMP. Changes to these previous approvals shall also be deemed consistent with the GMP as long as they do not result in an increase in development density or intensity. This project is also subject to Policy 5.1 of the FLUE. Policy 5.1 states that: All rezonings must be consistent with this Growth Management Plan. Property zoned prior to adoption of the Plan (January 10, 1989) andfound to be consistent through the Zoning Re- evaluation Prpgram are consistent with the Growth Management Plan and designated on the Future Land Use Map series as Properties Consistent by Policy. Zoning changes will be permitted to these properties, and to other properties deemed consistent with this Future Land Use Element via Policies 5.9 through 5.12, provided the amount of commerciaL land use, industrial land use, permitted number of dwelling units, and the overall intensity of development allowed by the new zoning district, except as allowed by Policy 5.11, are not increased. For those properties approved for commercial and residential uses, an increase in the nwnber of dwelling units may be permitted if accompanied by a reduction in commercial area such that the overall intensity of development allowed by the new zoning district is not increased. Further, though an increase in overall intensity may result, for these properties approved for commercial uses, residential units may be added as provided for in the Commercial Mixed Use Subdistrict. Staff has reviewed the analysis provided by the petitioner regarding the public facility impacts of the existing and proposed development andfound it to be accurate and complete. Page 60f 15 Agenda Item No. 8G September 14, 2004 Page 1 3 of 65 Based on FLUE Policy 5. J, staff concurs with the petitioner's conclusion that the number of dwelling units can be increased through the elimination of motel units without resulting in an increase in overall development intensity. Transportation Element: Transportation Services staff has found this PUD Amendment to be consistent with the applicable provisions of the Transportation Element of the Growth Management Plan. ()pen SpacelConseIVation: Environmental Services staff has found this PUD Amendment to be consistent with the Conservation and Coastal Management Element of the Growth Management Plan. ANALYSIS: Staff completed a comprehensive evaluation of this land use petition and the criteria on which a favorable determination must be based. These criteria are specifically noted in Section 2.7.2.5 and Section 2.7.3.2.5 of the Land Development Code and required staff evaluation and comment. The Planning Commission to the BCC also uses these criteria as the basis for its recommendation. Appropriate evaluation of petitions for amendments to PUDs should establish a factual basis for supportive action by appointed and elected decision-makers. Each of the potential impacts or considerations identified during the staff review are listed under each of the criteria noted and are swnmarized by staff, culminating in a determination of compliance, non-compliance, or compliance with mitigation. These evaluations are completed as separate documents and are attached to the staff report (See Exhibit "A" and Exhibit "B"). Environmental Analvsis: Environmental Services staff has reviewed the petition and comments have been incorporated into the PUD document. This petition did not meet the criteria for a hearing in front of the Environmental Advisory Council. Transportation Analvsis: Transportation Department staff has reviewed the petition and has agreed to proce~ to the Planning Commission with a disagreement with the petitioner regarding sidewalks. The Transportation Planning Department states that sidewalks are required on both sides of Royal Hammock Boulevard, including the existing roadway, to provide an internal pedestrian circulation loop. Sidewalks located on cul-de-sacs can be on one side of the road, with funds deposited in lieu of construction. For the sidewalk along US 41, funds in lieu of construction shall also be deposited, prior to the first Certificate of Occupancy, at a rate determined by FOOT. These deviations are proposed in the PUD document. The petitioner states that the cross-section of the existing road will not accommodate the addition of sidewalks. Utilities Analvsis: The Utilities Department staff has reviewed the petition and comments are included in the PUD document. Page 7 of 15 Agenda Item No. 8G September 14, 2004 Page 14 of 65 Parks and Recreation Analysis: The Parks and Recreation Department requested installation of a playgrQund to serve children, ages 2-12 years, which meets American Society for Testing and Materials (ASTM) standards. The petitioner states that there are few, if any, children in Boyne South. He also states that the golf course meets the recreational needs of the community. Zonin~ and Land Development Review Analysis: The revised PUD is consistent with the applicable OMP provisions and is compatible with the neighboring land uses. NEIGHBORHOOD INFORMATION MEETING: The petitioner held a Neighborhood Information Meeting on April 14, 2004. It was attended by approximately 60 individuals. Several attendees expressed concern that the existing stonnwater system was inadequate and they believed the reconfiguration would exacerbate the situation. Another concern was that the reconfiguration of tracts would disrupt views and privacy. A discussion also centered on the developer being .'unresponsive" to the needs of the residents in the past. STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward a recommendation of approval of Petition PUDZ-A-2004-AR-5211, the Boyne South PUD, to the Board of County Commissioners. Staff recommendation includes the provisions for sidewalks along all roads (including existing roads) and for a playground PREPARED BY: Page 8 of 15 Agenda Item No. 8G September 14, 2004 Page 15 of 65 FRED REISCHL, AICP, PRINCIPAL PLANNER DATE DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW REVIEWED BY: RAY BELLOWS, CIllEF PLANNER DATE DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW SUSAN MURRAY, AICP, DIRECfOR DATE DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW APPROVED BY: JOSEPH K. SCHMITI ADMINISTRATOR DATE COMMUNTIY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION Tentatively scheduled for the September 14, 2004 Board of County Commissioners Meeting. COLLIER COUNTY PLANNING COMMISSION: RUSSELL A. BUDD, CHAIRMAN REZONE FINDINGS PETmON PUDZ-A-2004-AR-5211 Page 9of1S Agenda Item No. 8G September 14, 2004 Page 16 of 65 Division 2.7.2.5. of the Collier County Land Development Code requires that the report and recommendations of the Planning Commission to the Board of County Commissioners shall show that the Planning Commission has studied and considered the proposed change in relation to the following, where applicable: 1. Whether the proposed change will be consistent with the goals, objectives, aDd policies and Future Land Use Map and the elements of the Growth MaDagement Plan. As stated in the CCPC Staff Report, the Boyne South PUD is consistent with the applicable provisions of the FLUE of the GMP. The increase in the number of residential dwelling units and the elimination of hotel/motel units, has been determined by Staff to not constitute an increase in intensity~ hence the petition is consistent with the GMP. 2. The existing land use pattern. The proposed single-family lots are adjacent to, and in some case entwined with, existing single-family (RSF-3) lots. The proposed multi-family tract is adjacent to Tamiarni Trail East. Staff believes this makes the proposed PUD consistent with the existing land use pattern. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The Boyne South PUD currently exists with some differences from the proposed PUD~ therefore, the PUD will not create an isolated district. 4. Whether existing district boundaries are illogh:ally drawn in relation to existing conditions on the property proposed for change. The proposed amendment to the Boyne South PUD does not change the currently approved district boundaries that were previously deemed to be logically drawn in relation to existing conditions at the time the property was first rezoned to a PUD. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. EXHIBIT "A" The proposed changes are driven primarily by changing market conditions, not by changes in current codes. The primary change in code is the establishment of the Rural Fringe Mixed Use District (RFMUD), Neutral Lands Subdistrict. Because the development was started prior to the establishment of the RFMUD and density and intensity are not proposed to be increased, the amendment is deemed to be consistent with the RFMUD. Page IOof 15 Agenda Item No. 8G September 14, 2004 Page 17 of 65 6. Whether the proposed change will adversely influence living conditions in the neighborhood. At the Neighborhood Information Meeting, several property owners were concerned about the impact the amendment will have on the existing stormwater management system. Engineering Services Staff states that the South Florida Water Management District permit will have to be modified to include stormwater for the entire subdivision. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the developmen4 or otherwise affect public safety. Evaluation of this project took into account the requirement for consistency with Policy 5.1 of the Transportation Element of the GMP, and was found consistent; therefore determining that this project, when developed, will not excessively increase traffic congestion. 8. Whether the proposed change wiD create a drainage problem. At the Neighborhood Information Meeting, several property owners were concerned about the impact the amendment will have on the existing stormwater management system. Engineering Services Staff states that the South Florida Water Management District permit will have to be modified to include stormwater for the entire subdivision. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. All projects in Collier County are subject to the development standards that are unique to the zoning district in which it is located These development standards (i.e. open space requirement, corridor management provisions, etc.) were designed to ensure that light penetration and circulation of air does not adversely affect adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area. Staff is of the opinion that this petition will not adversely affect property values; however, it should be noted that the value of property is a subjective detennination based upon anticipated results, which may be internal or external to the subject property. Property values are affected by a variety of factors, including zoning; Page 11 of 15 Agenda Item No. 8G September 14, 2004 Page 18 of 65 however, zoning by itself mayor may not affect values, since property values are determined by market value. 11. Whether the proposed change win be a deterrent to the improvement or development of adjacent property 'in accordance with existing regulations. Since the proposed change only affects internal conditions, the amendment will not be a deterrent to improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. The Comprehensive Planning staff has determined that proposed amendment to the PUD complies with the GMP. Because of this fact, the proposed PUD Amendment does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with the FLUE are in the public interest. . 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. Although the proposed PUD amendment proposes several changes to the existing zoning, the PUD will generally remain as a single-family golf course community. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County; The proposed amendment complies with the GMP and will not adversely impact the scale, density and overall intensity of land uses deemed to be acceptable throughout this portion of Collier County. 15. Whether it is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The proposed amendment to the Boyne South PUD will increase the maximum number of residential units that have already been approved for the subject site and eliminate the hoteVmotel uses. There are many sites, which are zoned to accommodate the subject residential development. This is not the determining factor when evaluating the appropriateness of a rezoning decision. This petition is consistent with all elements of the GMP, is compatible with the adjacent land uses, has adequate infrastructure and to some extent the timing of the action is consistent with all applicable County codes. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Page 12 of 15 Agenda Item No. 8G September 14, 2004 Page 19 of 65 The golf course and many of the lots currently exist, therefore the degree of additional site alteration is not substantial. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Coiner County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. A multi-dlsciplined team responsible for jurisdictional elements of the GMP has reviewed this petition and they have found it consistent with the GMP. The conditions of approval have been incorporated into the PUD document. Staff reviews for adequacy of public services and levels of service determined that required infrastructure meets with GMP established relationships. The proposed change will have no affect upon those conditions. FINDINGS FOR PUD PUDZ-A-1004-AR-S211 Section 2.7.3.2.5 of the Collier County Land Development Code requires the Planning Commission to make a finding as to the PUD Master Plan's compliance with the following criteria: Page 13 of 15 Agenda Item No. 8G September 14. 2004 Page 20 of 65 1. The suitabUity of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Boyne South PUD is substantially developed with a golf course and single-family lots. Many infrastructure needs have been met, others will be required before issuance of Certificates of Occupancy. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instrnments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application provide evidence of unified control for areas of the' PUD directly affected by this amendment. The PUD document makes appropriate provisions for continuing operation and maintenance of common areas. 3. Conformity of the proposed Planned Unit Development with the goals, objectives and policies of the Growth Management Plan. The subject petition has been found consistent with the goals, objectives and policies of the GMP. A more detailed description of this conformity is addressed in the Staff Report. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The uses proposed are generally similar to the existing uses, except for the replacement of multi-family uses replacing the hoteVrnotel; therefore, Staff has determined that the Boyne South PUD is internally and externally compatible with surrounding uses. EXlllBIT "B" S. The adequacy of usable open space areas in existence and as proposed to serve the development. As provided in the PUD Document, the amount of open space set aside by this project is consistent with the provisions of the Land Development Code. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Page 14 of 15 Agenda Item No. 8G September 14, 2004 Page 21 of 65 Giv~n the fact that the Boyne South PUD is currently partially developed, the timing or sequence of development in light of concurrency requirements is not a significant problem. 7. The ability of the subject property and of surrounding areas to accommodate expansion. Expansion is not a factor with the proposed PUD. The boundaries of the PUD are not proposed for expansion and any future expansion would be limited because the PUD is within the RFMUD, Neutral Area. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifICations are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The proposed PUD is in general conformance with PUD regulations. Page 15 of 15 HM HOLE MONTES ENGINEER). RAtH:RS . SIJMYORS December 23, 2003 950 Encore Way. Naples, Florida 34110. Phone: 239.254.2000. Fax: 239.254.2099 ,1\genda Item No. 8G September 14,2004 Page 22 of 65 Ray Bellows Collier County Planning Services 2800 North Horseshoe Drive Naples, Florida 34104 PUDZ-A-2004-AR-S211 PROJECT #2004010001 DATE: 1/6/04 FRED REISCHL Subject: Naples South, HMA File No. 2002133 Dear Mr. Bellows: Please find enclosed 24 copies of a petition to rezone the Boyne South PUD to a PUD now to be known as the Naples South PUD and comprising of 242.35 acres. A check in the amount of $16,475.00 to process the petition is also provided. The subject property is located in Section 20, Range 27 East and Township 51 South on the south side or US 41 approximately 5 miles east of Collier Boulevard. (See attached location map.) Pre-application minutes are also attached 1. BACKGROUND The Boyne South PUD comprises ::1:242 acres and provides for a golf course, club house area, driving range, and a 6.69 acre commercial tract limited to motel use only (64 units) and areas for single and multi-family development. The permitted number of units allow for 127 single family dwelling units and 27 multi-family dwelling units. As can be seen from the attached proposed PUD Master Plan, not all lands contained in the Plat for Royal Palm Hammock are contained in the Naples South PUD and these areas comprising of :1:96 acres are zoned RSF-3 and are highlighted on the POO Master Plan. 2. PROPOSED REQUEST The following are the proposed changes to the PUD: A. Changing the permitted use of Tract B from CommerciallMotel to allow for 34 multi-family uses and eliminating the 64 motel units. B. Increasing the number of dwelling units from 127 single family dwelling units and 27 multi-family dwelling units to 137 single family dwelling units and 34 multi-family dwelling wtits, or an increase from 154. dwelling units to 171 dwelling units, along with elimination of the 64 motel units. C. Changing the permitted use of the existing Tract "D" from multi-family to single family and changing the name of the tract from Tract "0" to Tract uE". D. Providing for a new access point east of the existing access road as depicted on the PUD Master Plan and subject to FDOT permitting. Naples' Fort Myers' Venice' Englewood Agenda Item No. 8G September 14. 2004 Page 23 of 65 Ray Bellows Collier County Planning Services RE: Boyne South, lIM No. 2002133 December 23, 2003 Page 2 of5 E. Reducing the size of the golf course (Tract "e") from :l: 152 acres to :i: 148 acres and increasing the size of the residential area from :f:54 acres to :1:58 acres to include the change in use of the commercial/motel tract from motel to multi- family use on 6.69 acres. F. Changing the name of the PUD from ''Boyne South" to ''Naples South", along with other miscellaneous changes to the PUD noted with strike-through and underlining. 3. COLUER COUNTY GROWTH MANAGEMENT PLAN/FUTURE LAND USE ELEMENT The subject property is located within the AgriculturallRural Fringe Mixed Use District according to the Future Land Use Map. Because the subject property is an existing development, it meets the requirements of Vm.4 Exemptions from the Rural Fringe Mixed Use District Development Standards. This provision of the Future Land Use Element (FLUE) notes that "changes to these previous approvals shall also be deemed to be consistent with the plan goals, policies and objectives for the Rural Fringe Mixed Use District as long as they do not result in an increase in development intensity", and such is the case with the proposed development. The subject property's existing zoning was also previously found to be consistent with Policy 3.lJ of the FLUE as the existing zoning was determined to be vested pursuant to the Rezoning Evaluation Program. Rezoning of the subject property is also subject to Policy 5.1 of the GMP and is noted as follows: "All rezonings must be consistent with the GMP. Property zonoo prior to adoption of the plan (January 10, 1989) and found to be consistent through the GMP and designed on the Future Land Use Map series as properties consistent by policy. Zoning changes will be permitted to these properties and to other properties deemed consistent with the FLUE via Policies 5.9 and 5.12, provided the amount of commercial land use, industrial land use, permitted number of dwelling units, and the overall intensity of development allowed by the new zoning district, except as allowed by Policy 5.11 are not increased." (policies 5.10 and 5.11 are not applicable to the proposed development.) Based on the attached analysis to evaluate the impacts of existing and proposed development parameters on wastewater, potable water, trip generation, solid waste, parks and recreation facilities, library, jail, EMS and drainage. The conclusion of this attached analysis is that the number of dwelling units can be increased from 154 (127 single family and 27 multi-family units) to 171 dwelling units (137 single family and 34 multi-family) through the elimination of 64 motel units without resulting in an increase in development intensity as required by Policy 5.1 W:\2002\2002133\PUD\RB030508covltr.doc Agenda Item No. 8G September 14, 2004 Page 24 of 65 Ray Bellows Collier County Planning Services RE: Boyne South, HM No. 2002133 December 23, 2003 Page 3 of5 of the FLUE. The conclusion of the attached analysis is that the revised development parameters may be found consistent with Policy 5.1 of the FLUE. 4. ARCHAEOLOGICAL RESOURCES The subject property has not been identified as having historic/archaeological probability based on a review of the Collier County Index of Historic/Archaeological Maps. The prior review of the zoning petition in 1999 reached a similar conclusion. 5. TRANSPORTATION A request for a waiver to prepare a Traffic Impact Study (T.I.S.) is requested as part of this rezoning petition and this was agreed to at our pre-application meeting. However, a trip generation analysis was required and is attached to this cover letter. Based on the results of the attached trip generation analysis overall development intensity will not be increased and service levels are adequate for transportation facilities in the general area at this location.. In summary, I trust you will fmd this PUD rezoning application complete, and in compliance with the Collier County Growth Management Plan. As we discussed, a boundary survey is not included in this application because the subject property was previously zoned and platted. A sketch and legal description, however, accompany the application. If I can provide you any further information please do not hesitate to contact me. 6. ENVIRO~ENTAL A request for an EIS waiver is requested as part of this petition based on the requirements of Section 3.8.3 of the LDC. A waiver for the EIS was previously granted in the prior rezoning approval in 2000 because Naples South has been previously impacted and cleared of natural vegetated areas. 7. DEVIATIONS Several deviations are set forth in Section 9.3 of the PUD as exceptions to the subdivision regulations and are set forth as follows: EXHmIT C - LIST OF DEVIATIONS The following deviations are requested to the Terafma PUD and are referenced with a foot note in the attached PUD document to the sections they correspond to. W:\2002\2002133\PUD\RB030S08covltr.doc Agenda Item No. 8G September 14, 2004 Page 25 of 65 Ray Bellows Collier County Planning Services RE: Boyne South, HM No. 2002133 December 23, 2003 Page 4 of5 1. SECTION 4.19.A- STREET RIGHT OF WAY WIDTH A deviation from Appendix B of the LDC Typical Street Sections, B-4 and B-5 to reduce the proposed right-of-way width within Terafina from 60 feet to 50 feet for local streets to provide for design flexibility and subject to sufficient area for easements for required utilities. 2. SECTION 4.l9.B - DEAD-END STREETS A deviation to Section 3.2.8.4.16 of the IDC to allow for the length of a cul-de-sac to exceed 1000 feet in length to distances depicted on the PUD Master Plan or:i: 1,600 square feet. 3. SECTION 4.19.C - INTERSECTION RADll A deviation from Section 3.2.8.4.16 Intersection Radii of the LDC to reduce the radius a minimum of 25 feet to 20 feet and increase the radius of the intersections at project entrances from 30 feet to 35 feet 4. SECTION 4.19.D- REVERSE CURVES A deviation from Section 3.2.8.4.16 of the LDC Reverse Curves to not require a tangent between reverse curves. 5. SECTION 3.2.8.4.16.9 - STREET JOGS A deviation from Section 3.2.8.4.16.9 of the LDC to construct streets as shown on the PUD Master Plans. 6. SECTION 3.2.8.3.17.2 - SIDEWALKS A deviation from Section 3.2.8.3.17.2 of the LDC to allow a waiver from the requirement to provide for a six (6) foot sidewalk along US 41 as there are no sidewalks to connect to in the vicinity of the subject property or in the general area. 7. SECTION 3.2.8.3.17.3 - SIDEWALKS A deviation of Section 3.2.8.3.17.3 of the LDC to dhow existing platted portions of the PUD that are not subject to subdivision replatting to remain without sidewalks as this is the existing condition. Replatted portions of the subdivision will provide sidewalks. However, along the eastern edge of the POO sidewalks will not be required on both sides of the street where lots do W:\2002\2002133\PUD\RBOJ0508covltr.doc Agenda Item No. 8G September 14, 2004 Page 26 of 65 Ray Bellows Collier County Plarming Services RE: Boyne South, HM No. 2002133 December 23, 2003 Page 5 of5 not front on both sides of the street as this would serve no useful purpose. Also a deviation is requested to allow sidewalks only on one side of the cul-de-sacs located along the eastern edge of the PUD as this is sufficient for pedestrian access with limited traffic volumes anticipated on these streets. Very truly yours, HOLE MONTES, INC. (2../~fk~~ Robert L. Duane, A.l.C.P. Planning Director RLD/mjr Enclosures: Location Map Pre-application Minutes FLUE Policy 5.1 Analysis Metro Transportation Group, Inc.'s October 15, 2003 Trip Generation Report Cc: Richard Yovanovich, Esq.(wl encl.) James Boughton (wI encl.) AsWey Bloom (wi encl.) W:\2002\2002133\PUD\RB030508covltr.doc Agenda Item No.8 September 14, 2004 Page 27 of 65 -r V ' , ~'" .-" ( ~'- "--,, n ,,_v ( ..--.. t '~r ..~.. : ), .~.. \\ "------C'lJ( "'\~ ~ . V ~ ~ /r J J ~----- y ---. \ r' ::!~ ~ -; 1 ~..~.. ~ ~_v T~' (~) ~_v i~" \ I~: ~ ~ ~shI' ..-.. I,'~ >i Jr ;: ~c @ lsj~ L_n)f,~~ I~"'= ~- " L " ,,..,.... ( I (~l J f \, \\ ~) I l. ~(~ f) Y 4 -4 ~..; - ..-~- ..-..~ - I" .~ ~ ~..-.. ~~ ~~.~ ....., "-M ~ ~.~17 Cr \\J~I~ 6~ ~D1 C/ I,~ l'I'rM~~rc / ~ ~~~....,) r-- ~ J ('_"/l_n ~ -'1-2'7 ,,..'\ 17-'H!7 j I.-~L-I - - tr-- " ~ ~ "-- PQ.OJISCT SITE )1- ~:--. '- ,I J I'D = r I ~ 11111 I I I I II /' L ( '--.." I.H \ ~~~I j / L 11 ..- ~l~?J ~~,)t~<-/)~~/~~~ ~ ~~~ ~ ~~ \ ! ~ H...~ HOLE, MONTES 3. ASSOCIATES, re ~ ENOIHEERS-~HNERS-SURVEYORS 715 10th Sb...r So. MaplM. n. 3.4102 - ..-.. : (Ut) 262-4117 SITE CHe::CKEII BY : Pllo.ECi ..... fU..D. NoJ2 LOCATION ~AWH Bl : RET. m.E N... DRP SX, 02a9lI MAP DI\1t : DHI81T - rTDl 10/118 1 ,:\genda Item No. 8G September 14, 2004 Page 28 of 55 FLUE POLICY 5.1 ANALYSIS The following analysis is to demonstrate that, by converting 64 motel units to 10 single- family residential units and 7 multi-family residential units, the proposed Naples South PUD is in compliance with Policy 5.1 of the Future Land Use Element ("FLUE") and will not result in an increase in development intensity. Policy 5.1 states, "All rezoning must be consistent with the Growth Management Plan ("GMP''). Property zoned prior to adoption of the plan (January 10, 1989) and found to be consistent through the Zoning Re-evaluation Program is consistent with the GMP and designated on the Future Land Use Map series as Properties Consistent by Policy. Zoning changes will be pennitted to these properties and to other properties deemed consistent with the FLUE via Policies 5.9 and 5.12, provided the amount of commercial land use, industrial land use, permitted number of dwelling units, and the overall intensity of development allowed by the new zoning district, except as allowed by Policy 5.11, are not increased." BACKGROUND The existing Naples South PUD currently permits 127 single-family dwelling units and 27 multi-family dwelling units, in addition to 64 motel units. The motel includes a 24 seat dining area as an accessory use. The proposed Naples South PUD replaces 64 motel units with 10 single-family dwelling units and 7 multi-family dwelling units, for a total of 13 7 single-family dwelling units and 34 multi-family dwelling units (ie.171 dwelling units all together) on the 242-acre proposed Naples South PUD. For comparison purposes, tbe impacts of 64-unit motel, with a 24-seat dining facility, will be compared witb those of 10 single-family dwelling units and 7 multi- family dwelling units. ASSUMPTIONS The two development scenarios wiU be evaluated from the standpoint of impacts on the levels of service set forth in the GMP on wastewater, potable water, trip generation, solid waste, parks and recreation facilities, drainage, library, protective services and EMS facilities, to demonstrate that proposed development parameters will not increase development intensity. Compatibility considerations are also evaluated. It is assumed that the household population of each single-family unit is 2.4 persons per unit. Therefore the 10 single-family units would represent of 24 persons. Multi-family units are assumed to have a household population of 1.8 persons per unit. Therefore the 7 multi-family units would represent a 12.6 population (rounded up to 13). The total additional dwelling units would represent a population of37. The estimated population of a motel unit is 1.5 persons per occupied unit. Based on a 70% occupancy rate, the population of the motel would be 1.05 persons per unit, or a 67 population of 67 persons for the 64-unit motel. W:\2002\133\PUD\Exh B FLUE 11-24 Agenda Item No. 8G September 14, 2004 Page 29 of 65 1. CATEGORY A - PUBLIC FACILITIES 1. . W ASTEW A TER ASSUMPTIONS According to the Sanitary Sewer Sub-Element ("SSE''): A. Motels generate 100 gallons of wastewater per day (GPO) per unit. E. Dining facilities generate 50 GPO per seat. C. It is assumed that a 64 unit motel will have 4 washing machines that generate 400 GPD each according to the SSE. O. Residential dwelling units generate 150 GPO per bedroom. Assuming single-family units have 3 bedrooms and multi-family units have 2 bedrooms, they will generate 450 GPD and 300 GPO respectively. Based on the above service level standards, the following are the wastewater generation rates for the existing and proposed alternative uses. Existing · 64 motel units x 100 GPO x .70 = · 24 seat dining facility x 50 GPD = · 4 washing machines x 400 = TOTAL: 4,480 GPD 1,200 GPD 1.600 GPD 7,280 GPD ProPOsed · 7 multi-family units x 300 GPD = · 10 single-family units x 450 GPD = TOTAL: 2,100 GPD 4.500 GPO 6,600 GPD In swnmaryf the proposed 17 dwelling units would be expected to generate less wastewater than the existing 64-unit motel. 2. POTABLE WATER ASSUMPTIONS According to the Potable Water Sub-Element (UP WE") of the GMP: A. Motels generate a need for 150 GPD per unit. B. Dining facilities generate a need for 50 GPD per seat. C. It is assumed that a 64 unit motel will have 4 washing machines that generate 400 GPO each according to the SSE. O. Residential dwelling units generate a need for 150 GPD per bedroom. Assuming single-family units have 3 bedrooms and multi-family units have 2 bedrooms, they will generate a need for 450 GPD and 300 GPD respectively. 2 W:\2002\133\PUD\ExhB FLUE 11-24 ..~genda Item No. 8G September 14, 2004 Page 30 of 65 Based on the above service level standards, the following are the potable water gener~tion rates for the existing and proposed alternative uses. Existing . 64 motel units x 150 GPD x .70 = . 24 seat dining facility x 50 GPD = . 4 washing machines x 400 = TOTAL: 6,720 GPD 1,200 GPD 1.600 GPD 9,520 GPD Proposed . 7 multi-family units x 300 GPD = · 10 single-family units x 450 GPD = TOTAL: 2,100 GPD 4.500 GPD 6,600 GPD In summary, the proposed 17 dwelling units would be expected to require less potable water than the existing 64-unit motel. 3. TRAFFIC CONSIDERA nONS According to the attached Trip Generation Analysis, prepared by the Metro Transportation Group, the proposed development will not have an effect of increasing traffic, but will, instead, reduce traffic volumes by approximately 430 trips per day, or 20% less than traffic generated by the current zoning scenario. 4. PARK & RECREATIONAL FACILITIES ASSUMPTIONS The level of service standards for park and recreation facilities is 2.9412 acres per 1000 population for regional parks or :i:0.0029 acres per person, and 1.282 acres per 1000 population for community parks or :i:0.0013 acres per person according to the Recreation and Open Space Element of the GMP. The park capital investment is $240.00 per capita. Based on the above service level standards, the following are the parks & recreational facilities (regional and community) generation rates for Proposed alternative uses. Since motels do not pay park impact fees, it is presumed they have no impacts on these facilities. Therefore, there will be a negligible increase in impacts to recreation facilities. Proposed · 37 persons x 0.0029 acres = 0.1073 acres of Regional Parks · 37 persons x 0.0013 acres = 0.0481 acres of Community Parks 3 W:\2002\133\PUD\Exh B FLUE 11-24 Agenda Item No. 8G September 14, 2004 Page 31 of 65 Furthermore, Naples South being a golf course community with recreational facilities will further serve to lessen the demand on tecreational facilities outside of the community since the recreational facilities contained therein are an integral part of the PUD and are easily accessible by the residents although there may be a negligible impact on recreation facilities as noted above. 5. SOLID WASTE ASSUMPTIONS The levels of service standards for solid waste are as follows: A. Annual weight of solid waste used to determine landfill disposal capacity is based on the average of the last five complete fiscal years actual lined cell tonnage activity. B. Two years of constructed lined landfill cell capacity at the disposal rate calculated per the above level A. C. Ten years of permitted landfill capacity at the disposal rate calculated per the above level A. The landfill is currently in compliance with the adopted levels of service standards noted above. While the foregoing service level for the landfill does not differentiate between uses, this analysis uses some surrogate measures to demonstrate the impacts on landfill usage with the revised development parameters. According to Larry Berg of Collier County Waste Management, a multi-family unit generates 0.9 tons (1,800 pounds) of solid waste per year. This translates into a disposal rate of approximately 35 pounds per week per unit. Single-family dwelling units generate an average of 45 to 50 pounds per week; and motel rooms, in motels with fewer than 100 rooms, generate approximately one half pound per day or 3.5 pounds per room per week. In the attached publication, Waste DisDosal Rates for Businesses. the retail trade standard for restaurants is 3.1 tons per employee, or 6,200 pounds per employee per year or approximately 119 pounds per week. It is assumed a restaurant with 4 employees to support a 24-seat restaurant would generate 476 pounds, of solid waste. Existing . 64 rooms x 3.5 = 224 pounds per week · 5 employees x 119 = 595 pounds per week · Total = 819 pounds per week 4 W:\2002\133\PUD\Exh B FLUE 11-24 ,A.genda Item No. 8G September 14, 2004 Page 32 of 65 Proposed . 7 multi-family units x 35 = 245 pounds per week . 10 slngle-family units x 47.5 = 475 pounds per week . Total = 720 pounds per week In summary, the demands for solid waste disposal are more or less equivalent between the existing and proposed development parameters or neutral. 6. DRAINAGE The service level for drainage facilities, according to the Drainage Sub-Element of the GMP is a storm event of 3-day duration and a 25-year return frequency. Accordingly, there will be no discernable impact on drainage facilities within the 242 acre Naples South PUD by the conversion of a 64 unit motel to 10 single family and 7 multi-family dwelling units from the standpoint of drainage; and impermeable surface is not anticipated to be increased. Therefore, impacts on drainage are more or less equivalent between the existing and proposed development parameters or neutral. 7. COMPATffiILITY CONSIDERATIONS The proposed change in land use of Tract "B" on the Naples South PUD Master Plan from motel use to residential use will have a beneficial effect on land use compatibility. Multi-family units have more similar operational characteristics to nearby single-family dwellings than the motel units, which are transient and commercial in nature. Building height and mass are not proposed to be increased. Furthermore, proposed modifications include changing Tract "E" from multi-family to single- family and increasing the number of single-family units along the eastern portion of the PUD. The revised development parameters do not increase overall density or intensity and promote more compatible land use relationships as height, bulk and building mass are not proposed to be increased. I. CATEGORY A - PUBLIC FACILITIES 1. LIBRARY ASSUMPTIONS According to the eIE Element, the level of service standard for library buildings is 0.33 square feet per capita and library collection is 2.05 books per capita by fiscal year 10. It is assumed that commercial uses, such as the motel, do not generate a demand for libraries: 5 W:\2002\133\PUD\Exh B FLUE 11-24 Agenda Item No. 8G September 14, 2004 Page 33 of 65 Proposed . 37 people x 0.33 square feet per capita = 12.21 square feet of new library space. . 37 people x 2.05 books per capita = 76 books The demand for library space will be increased to a small degree by the addition of 37 people to the population. 2. PROTECTIVE SERVICES ASSUMPTIONS According to the eIE Sub-Element, the level-of-service standard for protective services is 0.0024 jail beds per capita (2.4 beds per 1000 population). The motel population of 67 persons would generate a demand for 0.161 jail beds. The population of 37 single and multi-family occupants would result in a demand for .088 jail beds. Therefore, impacts on protective services are less with the conversion of 64 motel units to 10 single-family units and 7 multi-family units, as summarized below: Existing . 67 persons x 0.0024 = 0.1608 jail beds Proposed . 37 persons x 0.0024 = 0.0888 jail beds 3. COUNTY EMERGENCY MEDICAL SERVICES ASSUMPTIONS According to the ern Sub-Element, the standard for county emergency medical services is 0.000068 EMS units per capita (1 unit per 15,000 population). Based on the above standard, the 67 persons occupying the motel would generate a demand for .0046 EMS units. The 37 single and multi-family unit occ~pants would generate a demand for .0025 EMS units. Therefore, the demand for EMS facilities is less for the proposed increase in single and multi-family uses than for the 64 unit motel because development intensity is less from the standpoint of EMS services, as follows: Existing . 67 persons x 0.000068 = 0.0046 EMS units Proposed . 37 persons x O. 000068 = 0.0025 EMS units 6 W;\2002\133\PUD\Exh B FLUE 11-24 Agenda Item No. 8G September 14, 2004 POlge 34 of 65 CONCLUSION Based on the analysis of Category A - Public Facilities which includes potable water, sanitary sewer, roads, solid waste, drainage and parks & recreational facilities, the following conclusions can be drawn: · The impacts for wastewater and potable water facilities are favorable, ~ 1 0% less for wastewater and :1:43% less for potable water facilities under the proposed zoning parameters · The impacts on roads are favorable, 20% less under proposed zoning parameters or a reduction of 430 average daily trip ends. · The impacts on solid waste are neutral. · The impacts on drainage facilities are neutral. · The impacts on parks & recreational facilities will increase, but will be negligible, with the proposed zoning parameters. However, these impacts will be somewhat off-set by the recreational facilities contained in Naples South. · Based on compatibility considerations, the proposed zoning parameters enhance land use relationships in the general area. Based on the analysis of Category B - Public Facilities which include libraries, protective services and EMS facilities, the following conclusions can be drawn: · The demand for libraries is somewhat more under proposed zoning, to the extent needed to serve 17 dwelling units (37 additional people); assuming motel populations do not use libraries. · The demand for protective services is favorable, 45% less under proposed zoning parameters. · The impact on EMS facilities is favorable, 45% less under proposed zoning parameters. In closing, based on the foregoing analyses, public facilities by and large are all favorably impacted or are neutral by the proposed zoning parameters for Naples South PUD with the exception of libraries and recreational facilities that are negligibly impacted, and overall development intensity is not increased. Compatibility considerations are also enhanced. The revised development parameters for Naples South PUD may be found consistent with Policy 5.1 of the FLUE. W:\2002\ 13 3\PUD\Exh B FLUE 11-24 7 ~~~W~W~~~~~~VAR:' FORT ,rvooeF;3~3ljltg?A89 TELEPhONE 235-278- 3090 FAX 2 ~9-27e-: 906 www.m1!.trolfa:"\5~ortation.com lualill)) METRO TRANSPORTATION GROUP, INC. TRAFFIC ENGINEERING TRANSPORTATION PLANNING SIGNAL SYSTEMS/DESIGN MEMORANDUM TO: Robert L. Duane Hole Montes FROM: Robert L. Price, E.!. T. Project Consultant Ted B. Treesh PrincipallRegional Manager DATE: October 15, 2003 RE: Naples South Metro has completed a comparative traffic analysis for the proposed Naples South development. The subject site is located on U.S. 41 approximately five miles to the southeast of Collier Boulevard in Collier County, Florida. Currently, the subject site is zoned to allow the construction of a 64 room hotel, 27 multi-family dwelling units, and 127 single fainily dwelling units. It is the desire of the property owner to remove the hotel use and replace it with additional multi-family and single family dwelling units without increasing the overall development impacts on the subject site. It is the intent of the Developer to rezone the property to allow 137 single family dwelling units and 34 multi-family dwelling units. Table 1 illustrates the current zoning of the Naples South development along with the proposed plan amendment for the subject property. Current Zonin Table 1 Naples South VB. Pro Dsed Plan Amendment Proposed Plan AmeDdment LaDdUse Approved Zoning 64 rooms 27 dwellin units 127 dwellin units o rooms 34 dwellin units 137 dwellin units OTHER OFFICES: HANOVER PARK. ILLINOIS . CHICAGO, ILLINOIS Agenda Item No. 8G September 14, 2004 Mr. Robert L. D~ 36 of 65 October IS, 2003 Naples South Page 2 rlu.3lil1] Trip generation calculations were performed as a result of this analysis. Table 2 indicates the approved trip generation for the subject site based on the current zoning scenario illustrated within Table 1. Table 3 indicates the trip generation of the Naples South site based on the proposed development revisions. Table 4 illustrates the resultant trip difference based on the proposed plan amendment rather than the approved zoning of the subject site. .pprov nps A.M. Peak Hour.. PM. PeaK Hour Dally Land Use In Out Total In Out Total (2-way) Hotel 10 10 20 15 20 35 570 l64 rooms) Multi-Family 5 15 20 15 5 20 215 (27 units) Single Family 25 75 100 85 50 135 1,290 (127 unilS) Total Approved Trips 40 100 140 115 75 190 2,075 Table 2 Naples South A edT' ropose n men men LandlJse A~M. Peak Hour P.M. Peak Hour DailY In Out Total In . .Out Total (2-way) Multi-Family 5 15 20 15 10 25 260 (34 units) Single Family 25 80 105 90 55 145 1,385 ([37 unirs) Total Proposed Trips 30 95 125 105 65 170 1,645 Table 3 Naples South d Pia A d t P In comparing the trip generation for the approved zoning on the site indicated within Table 2 and the trip generation based on the proposed plan amendment indicated within Table 3, the overall traffic generated as a result of the Naples South development will be reduced as a result of the proposed plan amendment. Table 4 indicates the resultant trip reduction as a result of the revised plan amendment to the Naples South site. ...... Agenda Item No. 8G September 14, 2004 Mr. Robert L. D~ 37 of 65 October 15. 2003 Naples South Page 3 rlu.3li!1l) ~DDrov riDS VB. ropose nps A.M. Peak Hour P.M. P.eak Hour' Daily In . Out Total In Out Total (2-way) Approved Zonin.2 40 100 140 115 75 190 2.075 Proposed Plan Amendment 30 95 125 105 65 170 1.645 Trip Reduction I -10 -s -15 -10 -10 -20 -430 I Table 4 . Naples Soutb A edT' PdT' -A negative value III thiS row indicates an overall reduction III traffic as a result of the proposed plan amendment Based on the information illustrated within Table 4, the overall development traffic as a result of the proposed plan amendment to the Naples South development will be reduced. According to the 2003 Collier County Annual Inventory Update (AUIR). U.S. 41 adjacent to the subject site currently operates at LOS C. The revisions proposed within this document to the Naples South development will not adversely affect the Level of Service conditions on U.S. 41 adjacent to the site. In fact, the proposed plan amendment to the Naples South site will reduce the overall impact the development will have on the surrounding roadway network. Should you have any additional questions, please feel free to contact me. Page I of 1 ,\genda Item No. 8G September 14, 2004 From: Gordon [gandrew@comcast.net] Page 38 of 65 Sent: Saturday, August 14, 2004 2:58 PM To: reischLf Subject: Boyne South I Naples Golf South In regards to Boyne South PUD change I am writing this letter to let you know that I am not happy with the proposed plan I purchased a model home here and what sold me on this home was the view. The view is spectacular. The new PUD change will effect the view and the value of my home. If you would come out and look at my view I am sure you would agree that is is a rare find in the Naples area. I believe there could be some compromise with the PUD but as it is now shown I will oppose it. I realize that the developers need to make a profrt and I am more than willing to help them do so, however this does not mean accepting the PUD change as it is now written. If there are other steps that I can take to prevent this PUD from being accepted as it is now written please let me know. Gordon and Barbara Andrews 18000 Royal Tree Pkwy Naples FI 34114 (239) 774-0205 f01 I I1crediMail- EmaiJ has finally evolved - Click Here Save up to 80% on Inkjet Cartridges & Refill Kits for your Printer at Mylnks.com file:1 /C:\AdLib%20eXpress\Input\Agenda.4 797 .htm 8/2412004 To: Davelambert219@aol.com Subject: RE: Boyne South! Naples Golf South Thanks for your input! Page 1 of 1 Agenda Item No. BG September 14, 2004 Page 39 of 65 I will put your email in the package going to the Planning Commission. Also, you are welcome to attend the Planning Commission meeting on August 19, 2004 in the 3rd floor boardroom at 3301 East Tamiami Trail. Thanks Fred Fred Reischl, AICP Principal Planner 239-213-2921 fredreischl@Colliergov .net <mail to:fredreisch1@colliergov.net> -----Original Message----- From: Davelambert219@aoJ.com [mailto:Davetambert219@aol.com] Sent: Thursday, July 29, 2004 1:50 PM To: fredreischl@colliergove.net; Davelambert219@aol.com Subject: Boyne South! Naples Golf South This is regarding: Boyne Southl Naples Golf South proposed PUD change. I am writing to let you know that I am not happy about the proposed plan for the change of the golf course. I purchased 2 lots here for the long views and paid top dollar for it at the time. I'm not sure how things can be changed mid way. When we purchased, we carefully reviewed original PUD that was directly behind us. A lot of consideration went into purchasing our lots. We STRONGLY OPPOSE the change of the originally PUD. We feel it would considerably affect our existing views and values of our lots. Please let me know what else we would need to do to keep this from happening. Sincerely, David and Lynda Lambert 239-825-2099 18048 Royal Tree Parkway Naples FL 34114 and 18054 Royal Tree Parkway Naples FL 34114 file://C:\AdLib%20eXpress\Input\Agenda.4 79 8.htm 8/24/2004 To: Fmklinkmann@aol.com Subject: RE: Petition:PUDZ-A-2004-AR-52 1 1 Naples golf dev,LLC Naples south Thanks for your input! Page 1 of 1 ,A,aenda Item No. 8G September 14, 2004 Page 40 of 65 Please be assured that the planning Commission and the Board of County Commissioners WELCOME individual speakers at public hearings. Only the time-limits are different An individual may speak for 5 minutes; a group representative may speak for 10 minutes. The flooding issue is not directly addressed in the PUD because the project requires a permit from the South Florida Water Management District. The District Permit will include both the new and existing portions of the project. Again, thanks for writing. Fred Fred Reischl, AlCP Principal Planner 239-213-2921 fredreischl@Colliergov.net <mailto:fredreisch1@Colliergov.net> ----Original Message----- From: Fmklinkmann@aol.com [mailto:Fmklinkmann@aol.com] Sent: Thursday, July 29,2004 7:12 PM To: reischU Subject: Petition:PUDZ-A-2004-AR-5211 Naples golf dev,LLC Naples south As a resident of the subject subdivision,l am in opposition to any changes as requested for the following reason. 1)The proposal/request for change does not address the flood issue.Several meetings with the engeniering CO,resulted in only maybes,biut nothing concrete.We have flooding problems and this needs to be resolved. The request does not include the plan of eliminating and adding a lake, as per discussions with Hole Montes previously. The issue of raising the elevation of the golf course is not in the agenda.this woul severely increase the flooding in the developement. Untill and unless all of these issues are addresed by the petitioner we,Wilfried and Monika Klinkmann are in opposition to these changes. It is unfortunat that we are not represented by an organized group,as your rules for speaker is only for that. Again,the individual gets hurt by a greedy developer. We do hope that some credenze and consideration will be given to this. Will see you at the hearing. Its always intersting to find out WHO our elected government works for. Wilried and Monika KlinkmannPS.A reply and or acknowlidgement would be welcomed.Thanks file:/ IC:\AdLib%20eXpress\Input\Agenda.4 799 .htm 8/2412004 Agenda Item No. 80 September 14, 2004 Page 41 of 65 ORDINANCE NO. 04- _ AN ORDINANCE AMENDING ORDINANCE NUMBER 91-102, THE COLLIER COUNTY LAND DEVEWPMENT CODE, WInCH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR.THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING TIffi OFFICIAL ZONING ATLAS MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM "POO" TO "PUO" PLANNED UNIT DEVELOPMENT KNOWN AS BOYNE SOlITH, FOR PROPERTY LOCATED ON THE soum SIDE OF US 41 3 MILES EAST OF COLLIER BOULEVARD (C.R. 951). IN SECTION W, TOWNSlllP 51 SOUTH, RANGE 27 EAST, COLLIER COUNf'Y. FLORIDA, CONSISTING OF 242.35 :t ACRES; PROVIDING FOR TIIE REPEAL OF ORDINANCE NUMBER 99-25, AS AMENDED, THE FORMER BOYNE SOUTH PUD; AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS, Robert L. Duane, AICP, of Hole Montes, Inc., representing Naples Golf Club South, LLC, Naples Golf Development, LLC, and Naples South, LLC, petitioned the Board of County Commissioners to change the zoning classification of the berein descn"bed real property; NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that; SECTION ONE: The Zoning Classification of the herein described real property located in Section 20, Township 51 South, Range 27 East, Collier County, Florida, is changed from "PUD" to "PUD" Boyne South Planned Unit Development in accordance with the PUD Document, attached hereto as Exhibit "A", which is incorporated herein and by reference fI!8de part hereof. The Official Zoning Atlas Maps numbered 1720N and 1720S, as descn"bed in Ordinance Number 91-102, the Collier County Land Development Code, are hereby amended accordingly. SECTION TWO: Ordinance Number 99-25, as amended, known as the Boyne South PUD, adopted on April 13, 1999 by the Board of County Commissioners of Collier County, is hereby repealed in its entirety. Page lof2 Agenda Item No. 8G September 14, 2004 Page 42 of 65 SECTION TIIREE: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida, this _ day of .2004. ATTEST: DWIGHT E. BROCK, CLERK BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY. FLORIDA BY: DONNA FIALA, CHAIRMAN Approved as to Fonn and Legal Sufficiency Patrick G. White Assistant County Attorney PUDZ-A-2004-AR-5211IFR1lolsp Page 2 of2 ;\genda l1em No. 8G September 14. 2004 Page 43 of 65 THE BOYNE SOUTH A RESIDENTIAL PLANNED UNIT DEVELOPMENT Prepared by: ROBERT L. DUANE, A.I.C.P. HOLE MONTES, INC. 950 ENCORE WAY AND NAPLES, FLORIDA 34110 RICHARD D. YOV ANOVICH, ESQ. GOODLETTE, COLEMAN & JOHNSON, P.A. 4001 T AMIAMI TRAIL N., SUITE 300 NAPLES, FLORIDA 34103 11M PROJECT 2002133 REVISED ON DECEMBER 24, 2003 DATE APPROVED BYBCC: ApRIL 13, 1999- ORDINANCE No. 1999-25 EXHIBIT A C:\AdLib eXpress\Work\rad74845.tmp.doc SECTION 1 SECTION 2 SECTION 3 SECTION 4 SECTION 5 SECTION 6 SECTION 7 SECTION 8 SECTION 9 Exhibit A Exhibit B Agenda Item No. 8G September 14, 2004 Page 44 of 65 TABLE OF CONTENTS PAGE Statement of Compliance 3 Project Ownership, Legal Description, Short Title 5 and Statement of Unified Control Statement of Intent 6 General Development Regulations 7 Permitted Uses & Dimensional Standards for Residential Development 12 Permitted Uses and Dimensional Requirements for Golf Course, Golf Driving Range and Club House 14 Environmental Requirements 16 Transportation Requirements 17 Utility and Engineering Requirements 19 EXHIBITS Conceptual PUD Master Plan Legal Description C:\AdLib eXpress\Work\rad74845.tmp.doc 2 Agenda Item No. BG September 14. 2004 Page 45 of 65 SECTION 1 STATEMENT OF COMPLIANCE The development of approximately 242.35 acres of property in Collier County, as a Planned Unit Development (PUD), to be known as Boyne South, will be in compliance with the goals, objectives, and policies of Collier County, as set forth in the Growth Management Plan (GMP). The residential facilities of Boyne South will be consistent with growth policies, land development regulations, and applicable comprehensive planning objectives of each of the elements of the GMP for the following reasons: 1. The subject property is within the AgriculturallRural Designation, Rural Fringe Mixed- Use District, Neutral Lands as identified on the Future Land Use Map as required in Objective 1, and Policy 5.1 of the Future Land Use Element (FLUE). 2. The residential (RSF-3) and commercial (C-3) zoning on the subject property at the time of application for rezoning that was approved on April 14, 1999 was found to be consistent with the County's Zoning Reevaluation Program and former Future Land Use Element Policy 3.1 K of the GMP, based on improvements in place to the property, at that time. 3. The prior rezoning to Boyne South PUD that converted C-3 Commercial Zoning to 27 multi-family dwelling units and increased the number of dwelling units from 127 to 154 units was found to be consistent with Policy 5.1 of the FLUE. 4. Changes to the existing zoning, to convert 64 motel units to 10 single-family units for a total of 171 dwelling units, are consistent with Section I1.B.4 and policy 5.1 of the FLUE. These changes to an existing development do not result in an increase in the overall development intensity. 5. The subject property's location in relation to the eXlstmg or proposed community facilities and services permits the development's residential density as required in Objective 2 of the FLUE. 6. The project development is compatible and complementary to existing and future surrounding land uses as required in Policy 5.4 of the FLUE. 7. Improvements are planned to be in compliance with applicable land development regulations as set forth in Objective 3 of the FLUE. 8. The project development will result in an efficient and economical extension of community facilities and services as required in Objective 2 and Policy 5.3 ofthe FLUE. 9. The project is compatible with adjacent land uses through the internal arrangements of structures, the placement of land use buffers and the proposed development standards contained herein. C:\AdLib eXpress\Work\rad74845.tmp.doc 3 Agenda Item No. 8G September 14, 2004 Page 46 of 65 10. All final local Development Orders for this project are subject to the Collier County Concurrency Management System as implemented by the Adequate Public Facilities Ordinance (Division 3.15 of the LDC). C:\AdLib eXpress\Work\rad74845.tmp.doc 4 Agenda Item No. 8G September 14, 2004 Page 47 of 65 SECTION II PROPERTY OWNERSHIP, LEGAL DESCRIPTION SHORT TITLE AND STATEMENT OF UNIFIED CONTROL 2.1 Property Ownership The subject property is under the ownership of Naples Golf Club South, LLC, Naples Golf Development, LLC and Naples South, LLC. 2.2 Legal Description See Exhibit "B". 2.3 Short Title This ordinance shall be known and cited as the "Boyne South Residential Planned Unit Development Ordinance". 2.4 General Description of Property The property is located approximately three miles east of County Road 951 and south of U.S. 41. The existing zoning of the subject property prior to this application for rezoning is "PUD". The project is developed with a series of stormwater retention lakes with interconnecting swales and pipes. Stormwater flows from north to south wbere stormwater finally discharges from the two southernmost lakes through two water control sf!Uctures into a spreader waterway along tbe south side of the project. The project's water management system also intercepts waters that drain from U.S. 41 and lands to the north. These waters flow through the project's water management system. 2.5 Statement of Unified Control It is the intent of the property owners to establish a Planned Unit Development on 242.35 acres in Section 20, Township 51 South, Range 27 East, Collier County, Florida. The subject property, as depicted on the PUD Master Plan, is under unified control and ownership for the purpose of obtaining PUD zoning. C;\AdLib eXpress\ w ork\rad74845.tmp.doc 5 Agenda Item No. 8G September 14, 2004 Page 48 of 65 SECTION III ST A TEMENT OF INTENT 3.1 Introduction It is the intent of the developer to establish a pun meeting the requirements as set forth in the Collier LDC. The purpose of this document is to set forth guidelines for the future development of the project that meet accepted planning principles and practices, and to implement the GMP. 3.2 Project Description The project is comprised of 242.35 acres and is located on the south side of the East Tarniami Trail (U.S. 41) in Section 20, Township 51 South, Range 27 East. The PUD will include a golf driving range that exists on the west side of the entrance into Boyne South. The project further includes an existing golf course, a water management system comprised of a series of lakes, a club house, and residential tracts, which will allow for 137 single family dwelling units and 34 multi-family dwelling units for a total of 171 dwelling units, as depicted on Exhibit A, the PUD Master Plan. Because of the pattern of ownership existing at the time of the application for this PUD, some existing single family lots fronting on the golf course and on adjacent properties are not contained within this PUD and will retain their existing RSF-3 zoning designation as illustrated on the PUD Master Plan. 3.3 Land Use Plan and Project Phasing A. The PUD Master Plan contains a total of five (5) development tracts consisting of the golf course, .and development areas for single and multi- family use, including road right-of-way. The Master Plan is designed to be flexible with the placement of buildings, related utilities and water management facilities to be determined at the time of site development plan and permitting approval, based on compliance with all applicable requirements of this ordinance, the LDC and local, state and federal permitting requirements. Tracts may be combined or developed separately subject to compliance with the applicable dimensional requirements contained within this document. Final lot configurations will be determined during the Final Subdivision Plat review process. B. The anticipated time of build-out of the project is approximately six (6) years from the time of issuance ofthe first building permit. C:\AdLib eXpress\Work\rad74845.tmp.doc 6 Agenda Item No. 8G September 14, 2004 Page 49 of 65 SECTION IV GENERAL DEVELOPMENT REGULATIONS The purpose of this Section is to set forth the development regulations to be applied to the development and use of the Boyne South Residential Planned Unit Development and Master Plan. 4.1 General A. Regulations for development of the Boyne South PUD shall be in accordance with the contents of this document, the PUD-Planned Unit Development District and other applicable sections and parts of the LDC and GMP in effect at the time of issuance of any development order to which said regulations relate which authorize the construction of improvements. The developer, his succes~or or assignee, shall fonow the PUD Master Plan and the regulations of this PUD as adopted and any other conditions or modifications as may be agreed to in the rezoning of the property. In addition, any successor in title or assignee is subject to the commitments within this agreement. B. Unless otherwise noted, the definitions of all terms shall be the same as the definitions set forth in the LDC in effect at the time of building permit app lication. C. All conditions imposed and all graphic material presented depicting restrictions for the development of the Boyne South PUD shall become part of the regulations that govern the manner in which this site may be developed. D. Development permitted by the approval of this petition will be subject to a concurrency review under the provisions of Division 3.15, Adequate Public Facilities, of the LDe. E. Unless specifically waived through any variance or waiver provisions from any other applicable regulations, the provisions of those regulations not otherwise provided for in this PUD remain in full force and effect. In the event of a conflict between the regulations within this PUD and the LDC, the provisions within that PUD shall prevail. 4.2 Site Clearing and Drainage Clearing, grading, earthwork, and site drainage work shall be performed in accordance with the LDC and the standards and commitments of this document at the time of construction plan approval. C:\AdLib eXpress\Work\rad74845.tmp.doc 7 Agenda Item No. 8G September 14, 2004 Page 50 of 65 4.3 Easements for Utilities Easements, where required, shall be provided for water management areas, utilities and other purposes as may be required by Collier County. All necessary easements, dedications or other instruments shall be granted to ensure the continued operation and maintenance of all services and utilities to insure compliance with applicable regulations in effect at the time construction plans and plat approvals are requested. 4.4 Amendments to the Ordinance Amendments to this Ordinance and Master Plan shall be pursuant to Section 2.7.3.5 of the LDC. 4.5 Project Plan Approval Requirements Exhibit "A", PUD Master Plan, constitutes the required PUD Development Plan. All division of property and the development of the land shall be in compliance with the subdivision regulations set forth in Section 3.2 of the LDC. Prior to recording of the Final Subdivision Plat when required by the subdivision regulations set forth in Section 3.2 of the LDC, final plans of the required improvements shall receive the approval of all appropriate Collier County governmental agencies to ensure compliance with the PUD Master Plan, the County subdivision regulations and the platting laws of the State of Florida. Prior to the issuance of a building permit or other development orders, the provisions of Section 3.3, Site Development Plans of the LDC, shall be applied to all platted parcels, where applicable. 4.6 Provision for Off-Site Removal of Earthen Material The excavation of earthen material and its stockpiling in preparation of water management facilities or to otheIWise develop water bodies is hereby permitted. If, after consideration of fill activities on buildable portions of the project site, there is a surplus of earthen material, off-site disposal is also hereby permitted subject to the following conditions: A. Excavation activities shall comply with the definition of a "Development Excavation" pursuant to Section 3.5.5.1.3 of the LDC, whereby off-site removal shall not exceed ten (10) percent of the total volume excavated up to a maximum of20,000 cubic yards. C:\AdLib eXpress\Work\rad74845.tmp.doc 8 Agenda Item No. 8G September 14, 2004 Page 51 of 65 B. A. schedule to facilitate said removal shall be submitted to the County Manager for approval. Said schedule shall include the length of time it will take to complete said removal, hours of operation and haul routes. C. All other provisions of Section 3.5 of the LDC are applicable. 4.7 Sunset and Monitoring Provisions The Boyne South PUD shall be subject to Section 2.7.3.4 of the LDC, Time Limits for Approved PUD Master Plans, and Section 2.7.3.6, Monitoring Requirements. An annual monitoring report shall be submitted pursuant to Section 2.7.3.6 of the LDC. The monitoring report shal1 be accompanied by an affidavit stating that representations contained therein are true and correct. 4.8 Polling Places Any community recreation/public building/public room or similar common facility located within the Boyne South PUD may be used for a polling place, if determined necessary by the Supervisor of Elections in accordance with Section 2.6.30 of the LDC. 4.9 Native Vegetation Retention Requirements Pursuant to Section 3.9.5.5.3 of the LDC, twenty-five (25) percent of the native vegetation shall be preserved where applicable. 4.10 Common Area Maintenance Common area maintenance, including the maintenance of common facilities, open spaces and the water management facilities shall be the responsibility of a property owners' or homeowners' association, together with any applicable permits and conditions from applicable local, state, or federal permitting agencies. 4.11 Landscaping Requirements All landscaping requirements, buffers, walls, and berms, shall be developed in conformance with the requirements of Division 2.4 of the LDC pertaining to landscaping and buffering. 4.12 Open Space and Common Areas Open spaces shall be provided as required by Section 2.6.32 of the LDC. 4.13 Signs As provided for within Section 2.5 and 2.8 of the LDC. C:\AdLib eXpress\Work\rad74845.tmp.doc 9 Agenda Item No. 8G September 14, 2004 Page 52 of 65 4.14 Archaeological Resources The developer shall be subject to Section 2.2.25.8.1 of the LDC pertaining to archaeological resources in the event they are contained on the property. 4.15 Parking All parking shall be in conformance with Division 2.3, Off-street Parking and Loading, of the LDC. 4.16 Fill Storage Notwithstanding the provisions of Section 3.2.8.3.6 of the LDC, fill storage is generally permitted as a temporary principal use (not to exceed 36 months) throughout the Boyne South POO. Fill material generated may be stockpiled within areas designated for residential development. Prior to stockpiling in these locations, a Vegetation Removal and Site Filling Permit, along with plans showing the locations and cross-sections, shall be submitted to the County Manager for review and approval. The following standards shall apply: A. Stockpile maximum side slope: 3: 1. B. Stockpile maximum height: thirty-five (35) feet. C. Fill storage shall not be permitted in Preserve Areas. 4.17 General Permitted Uses Certain uses shall be considered general permitted uses throughout the Boyne South PUD except in the Preserve Areas. General permitted uses are those uses which generally serve the Developer and residents of the Boyne South PUD and are typically part of the common infrastructure or are considered community facilities. A. General Permitted Uses: 1. Essential services as set forth under LDC, Section 2.6.9.1. 2. Water management facilities and related structures. 3. Temporary Sewage treatment facilities. 4. Lakes including lakes with bulkheads or other architectural or structural bank treatments. 5. Guardhouses, gatehouses, and access control structures. 6. Community and neighborhood parks, recreational facilities. 7. Temporary construction, sales, and administrative offices for the Developer and Developer's authorized contractors and consultants, C;\AdLib eXpress\Work\rad74845.tmp.doc lO i\genda Item No. 8G September 14, 2004 Page 53 of 65 including necessary access ways, parking areas, and related uses to serve such offices subject to the issuance of a temporary use permit pursuant to Section 2.6.33 of the LDC. 8. Landscape features including, but not limited to, landscape buffers, berms, fences, and walls subject to the standards set forth in Section 4.11 of this PUD. 9. Any other use, which is comparable in nature with the foregoing use, consistent with the permitted uses and purpose and intent statement of this PUD, as determined by the Board of Zoning Appeals. B. Development Standards: Unless otherwise set forth in this document, the following development standards shall apply to structures: 1. Setback from back of curb or edge of pavement of any road - twenty-three feet (23 ') except for guard houses, gatehouses, and access control structures which shall have no required setback. 2. Minimum distance between unrelated structures - twelve feet (12') 3. Maximum height of structures - See Table 1, Development Standards 4. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein or within the adopted Boyne South PUD design guidelines and standards are to be in accordance with the LDC in effect at the time of Site Development Plan Approval. C:\AdLib eXpress\Work\rad74845.tmp.doc 11 Agenda Item No. 8G September 14, 2004 Page 54 of 65 SECTION V PERMITTED USES & DIMENSIONAL STANDARDS FOR RESIDENTIAL DEVELOPMENT, TRACTS D BAND E 5.1 Purpose The purpose of this section is to identify the permitted uses and development standards for areas within Boyne South designated for residential development on the PUD Master Plan. 5.2 Residential Development Intensity currently consistent with the 1997 Growth Management Plan A maximum of one hundred and thirty-seven (137) single-family and thirty-four (34) multi-family dwelling units are permitted to be developed on the subject property. 5.3 General Description The PUD Master Plan designates the following uses for each tract designated on the PUD Master Plan. TRACT A B C E R USE Driving Range Multi-Family* Golf Course Single Family Right-of-Way :l: ACRES 17.86 6.69* 148.26 58.14 11.40 242.35 *See also Section V of this ordinance for Table 1 permitted multi-family uses, which will require 2.69 acres of the multi-family area to remain in open space. The acreage of residential tracts is depicted on the PUD Master Plan. This acreage is based on conceptual designs and is approximate. Actual acreage of all development tracts will be provided at the time of Site Development Plan approval or Plat approvals in accordance with Article 3, Division 3.3, and Division 3.2 respectively, of the LDC. Residential tracts are designed to accommodate internal roadways, open spaces, recreational amenity areas, water management facilities, and other similar uses found in residential areas. C:\AdLib eX press\ W ork\rad74845 .tmp .doc 12 Agenda Item No. 8G September 14, 2004 Page 55 of 65 5.4 Permitteq Uses and Structures No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or part, for other than the following: 1. Principal Uses: (a) Single Family Detached Dwellings (b) Multi-family Dwellings (c) Townhouse Dwellings (d) Model homes as a temporary use subject to Section 2.6.33 ofthe LDC. (e) Any other use, which is comparable in nature with the foregoing uses, consistent with the permitted uses and purpose and intent statement of this PUD as determined by the Zoning Board of Appeals. 2. Accessory Uses and Structures (a) Accessory uses and structures customarily associated with principal residential uses permitted in this district, including recreational facilities, maintenance facilities and clubhouse. (b) Any other use, which is comparable in nature with the foregoing uses, consistent with the permitted uses and purpose and intent statement of this PUD as determined by the Zoning Board of Appeals. 5.5 Development Standards -h The following Table I sets forth the development standards for residential areas depicted on the PUD Master Plan and comprising Tracts B and E. Tract B shall be required to provide 2.69 acres of open space. PERMITrED USES SrNGLE FAMILY TOWNHOUSE MULTI-FAMILY AND STANDARDS DETACHED DWELLIN"G Minimum Lot Areas 6,000 S.F. 3 000 S.F. Der duo lAC Minimum Lot Width(l) 60 30 150 Front Yard 25 23 23 Side Yard 7.5 o or 0.5 BH* 0.5 BH* Rear Yard Princioal 20 15 15 Rear Yard Accessory 10 10 10 Maximum Building 35 35 35 Height Distance Between 15 0.5 BH* 0.5 BH* Structures (2) Floor Area Min. (SF) 1200 1000 600 (I) Minimum lot width may be reduced by 20 percent for cul-de-sac lots provided minimum lot area reouirement is still maintained. (2) Accessorv uses such as DooI enclosures maY be attached to DrinciDaluses. *BH - Building Height 1. Setbacks shall be measured from the legal boundary of the lot and are inclusive of easements with the exception of easements that comprise a road right-of-way_ C:\AdLib eX press\ W ork\rad7 4845. tmp.doc 13 Agenda Item No. 8G September 14, 2004 Page 56 of 65 2. The-re shall be a minimum of 23 feet between the back of the sidewalk and the face of the garage door. Should the garage door be side loaded, there shall be a 23 foot paved cleared area on a perpendicular plane to the garage door or plans must ensure that parked vehicles will not interfere with pedestrian traffic. 3. Required landscape buffers shall not be encroached upon by buildings. C:\AdLib eXpress\Work\rad74845.tmp.doc 14 Agenda Item No. 8G September 14, 2004 Page 57 of 65 SECTION VI PERMITTED USES AND DIMENSIONAL REQUIREMENTS FOR GOLF COURSE AND GOLF DRIVING RANGE, TRACTS A AND C 6.1 Purpose The purpose of this Section is to set forth the regulations for the areas designated as Golf Course, Tract C, and comprising 148.26 acres, and for the Golf Driving Range, Tract A, comprising 17.86 acres. 6.2 Permitted Uses and Structures No building or structure, or part thereof, shall be erected, altered, or used, or land or water used, in whole or in part, for other than the following: A. Permitted Principal Uses and Structures Golf Course, Tract C Golf Driving Range, Tract A B. Permitted Accessory Uses and Structures 1. A club house with pro shops with equipment sales up to 1,000 square feet in size; restaurants with a seating capacity of 200 seats or less and shall serve patrons no later than 10:00 P.M. intended to exclusively serve patrons of the golf course, and other permitted recreational facilities. 2. Recreational facilities that serve as an integral part of the permitted use, including but not limited to clubhouse community center building, practice driving range, shuffleboard courts, swimming pools and tennis facilities, snack shops and restrooms, cart barn and maintenance facilities. 3. Multiple tennis courts, shuffleboard courts, swimming pools, and other types of facilities intended for outdoor recreation common to a country club. 4. Roads, pathways, accessory uses and structures customarily associated with the permitted use, including but not limited to utility structures, water management facilities, maintenance shops and equipment storage facilities and non-commercial plant nurseries. 5. Any other use, which is comparable in nature with the foregoing uses, consistent with the permitted uses and purpose and intent statement of this PUD as determined by the Zoning Board of Appeals. C:\AdLib eXpress\Work\rad74845.tmp.doc 15 Agenda Item No. 8G September 14,2004 Page 58 of 65 6.3 Property Development Regulations A. General Requirements a) Overall site design shall be harmonious in terms of landscaping, enclosure of structures, location of access streets and parking areas and location and treatment of buffer areas. b) Buildings shall be set back a minimum of fifty (50) feet from abutting residential districts and the setback area shall be appropriately landscaped and maintained to act as a buffer zone. No parking will be allowed in the buffer. B. Maximum Height of Structures Two (2) stories, or thirty-five feet, except for the Clubhouse clerestory cupola maximum height of forty (40) feet. C. Hours of Operation The driving range shall be operated during daytime hours only. C:\AdLib eXpress\Work\rad74845.tmp.doc 16 ,A,genda Item No. 8G September 14,2004 Page 59 of 65 SECTION VII ENVIRONMENT AL STANDARDS The purpose of this Section is to set forth the environmental commitments of the project developer. 7.1 This PUD shall be consistent with the Environmental sections of the GMP Conservation and Coastal Management Element and the LDC at the time of final development order approval. 7.2 An exotic vegetation removal, monitoring, and maintenance (exotic free) plan for the site shall be submitted to the County Manager for review and approval prior to final site plan/construction plan approval. C:\AdLib eXpress\Work\rad74845.tmp.doc 17 Agenda Item No. 8G September 14, 2004 Page 60 of 65 SECTION VIII TRANSPORT A TION REQUIREMENTS The purpose of this Section is to set forth the transportation commitments of the project developer. 8.1 All traffic control devises, signs, pavement markings and design criteria shall be in accordance with Florida Department of Transportation (FDOT) Manual of Uniform Minimum Standards (MUMS), current edition, FOOT Design Standards, current edition, and the Manual on Uniform Traffic Control Devices (MUTCD), current edition. All other improvements shall be consistent with and as required by the LDC. 8.2 Arterial level street lighting shall be provided at all access points. Access lighting must be in place prior to the issuance of the first Certificate of Occupancy (CO). 8.3 Site-related improvements necessary for safe ingress and egress to this project, as determined by Collier County, shall not be eligible for impact fee credits. All required improvements shall be in place and available to the public prior to the issuance ofthe first CO. 8.4 Road impact fees shall be paid in accordance with Collier County Ordinance 01-13, as amended, and Division 3.15. LDC, as it may be amended. 8.5 All work within Collier County rights-of-way or public easements shall require a Right- of-way Permit. 8.6 All proposed median opening locations shall be in accordance with the Collier County Access management Policy (Resolution 01-247), as it may be amended, and the LDC, as it may be amended. Collier County reserves the right to modify or close an median opening existing at the time of approval of this PUD which is found to be adverse to the health, safety and welfare of the public. Any such modifications shall be based on, but are not limited to, safety, operational circulation, and roadway capacity. 8.7 Nothing in any development order shall vest a right of access in excess of a right in/right out condition at any access point. Neither will the existence of a point of ingress, a point of egress or a median opening, nor the lack thereof, shall be the basis for any future cause of action for damages against the County by the developer, its successor in title, or assIgnee. 8.8 All internal roads, driveways, alleys, pathways, sidewalks and interconnections to adjacent developments shall be operated and maintained by an entity created by the developer and Collier County shall have no responsibility for maintenance of any such facilities. C:\AdLib eXpress\Work\rad74845.tmp.doc 18 i\genda Item No. 8G September 14, 2004 Page61of65 8.9 If any required turn lane improvement requires the use of existing County right-of-way or easement, compensating right-of-way, shall be provided without cost to Collier County as a consequence of such improvement. 8.10 If, in the sole opinion of Collier County, a traffic signal, or other traffic control device, sign or payment marking improvement within a public right-of-way or easement is determined to be necessary, the cost of such improvement shall be borne by the developer and shall be paid to Collier County before the issuance of the first CO. 8.11 Access to the multi-family Tract B shall be from the internal access road into the project only as depicted on the PUD Master Plan. 8.12 Internal roadways are proposed to be private subject to approval by the Board of County Commissioners to restrict the public's right to access these roadways. 8.13 Two access points shall be permitted onto U.S. 41 as depicted on the PUD Master Plan, one of which is presently existing and serves as the main project entrance and the other is proposed to be located between the eastern boundary of Tract "B" and the eastern property line subject to FDOT approval. 8.14 Money will be provided in lieu ofa sidewalk on US 41 prior to the first CO and at a rate posted by FDOT Transportation Planning. C:\AdLib eXpress\Work\rad74845.tmp.doc 19 Agenda Item No. 8G September 14, 2004 Page 62 of 65 SECTION IX UTILITY AND ENGINEERING REQUIREMENTS The purpose of this Section is to set forth the utilities and engineering commitments of the project developer. 9.1 Utilities A. Sewer and water service shall be provided by Collier County. All pertinent requirements pertaining to the extension and construction of water distribution and sewage collection facilities shan be met. B. Water distribution, sewage collection and transmission and interim water andlor sewage treatment facilities to serve the project are to be designed, constructed, conveyed, owned and maintained in accordance with Collier County Ordinance 01-156, as amended, and other applicable County rules and regulations. C. An customers connecting to the water distribution and sewage collection facilities to be constructed will be customers of the County and will be billed by the County in accordance with the County's established rates. Should the County not be in a position to provide water and/or sewer service, customers shall be customers of the interim utility established to serve the project until the County's off-site water and/or sewer facilities are available to serve the project. D. Appropriate easements for any project internal water improvements shall be documented on the construction plans and shall be dedicated to the Collier County Water-Sewer District. E. Construction drawings, technical specifications and all pertinent design information shall be submitted in accordance with Collier County Ordinance 2001-14 or amendments made thereto and shall be approved prior to the issuance of development construction approval. F. Easements for three well field sites shall be dedicated to Collier County Utilities upon request. These easement areas shall be approximately 60 feet by 40 feet in size and are depicted on the PUD Master Plan. The pipe lines will be located within the county access roads and utility easements. Two sites are located along US #41 and one site is located on the western edge of the development, outside the boundary of the POO and comprises 4.77 acres. The legal description and Folio for the parcel outside of the PUD boundary line is set forth as follows: Section 20, Township 51S, Range 27E N330' ofS 3300' ofW 'l2 ofE Yz ofW Y2, less 30' ROW (4.77 Ac.) or Property I.D. #00764440003 as filed in book 1995 page 1071. C:\AdLib eXpress\Work\rad74845.tmp.doc 20 Agenda Item No. 88 September 14, 2004 Page 63 of 65 9.2 Engineering A. Detailed paving, grading, site drainage and utility plans shall be submitted to the County Manager for review. No construction permits shall be issued unless and until approval of the proposed construction, in accordance with the submitted plans, is granted by the County Manager. B. Design and construction of all improvements shall be subject to compliance with the appropriate provisions of the LDC. C. Subdivision of the site shall require platting in accordance with Section 3.2 of the LDC to define the right-of-way and tracts shown on the PUD Master Plan. C:\AdLib eXpress\Work\rad74845.tmp.doc 21 Agenda Item No. 8G September 14, 2004 Page 64 of 65 D. The developer, its successions and assigns, shall be required to satisfy the requirements of all County ordinances or codes in effect prior to or concurrent with any subsequent development order relating to this site, including but not limited to Site Development Plans and any other application tha( will result in the issuance of a final development order. E. The Developer, its successors and/or assigns agrees to provide for water management review and approval as agreed upon between County staff and South Florida Water Management District staff. 9.3 Exceptions to Subdivision Regulations A. Street Right-of-Way Width (Deviation #1) Street right-of-way width: The minimum right-of-way width to be utilized for local streets and cul-de-sacs shall be it minimum of fifty (50) feet. Drive aisles serving multi-family Tract B shall not be required to meet this standard. B. Dead End Streets (Deviation #2) Cul-de-sacs may exceed a length of one-thousand (1,000) feet to a distance shown on the PUD Master Plan. C. Intersection Radii (Deviation #3) Intersection radii: Street intersections shall be provided with a mInImUm of twenty (20) feet radius (face of curb) for all internal project streets and a thirty- five (35) foot radius for intersections at project entrances. D. Reverse Curves (Deviation #4) Reverse Curves: Tangent shall not be required between reverse curves on any project streets. E. Intersection and Street Jogs (Deviation #5) Intersection and street jogs shall be constructed in accordance with the layout of streets on the PUD Master Plan and shall not require tangents. F. Sidewalks (Deviation #6) Existing platted lots that are not subject to future subdivision replatting requirements are not required to provide sidewalks, but portions of the C:\AdLib eXpress\Work\rad74845.tmp.doc 22 Agenda Item No. 8G September 14, 2004 Page 65 of 65 subdivision to be replatted will require sidewalks. However, a sidewalk is not required along the eastern edge of the PUD where lots do not front on both sides of the street, and sidewalks are only required on one side of the street for the two (2) cul-de-sacs shown on the eastern edge of the PUD. Money in lieu for the sidewalks, where not provided on both sides of the cul-de-sac, along the eastern edge of the PUD and along US 41, prior to the first CO and at a rate posted by FDOT / Collier County Transportation Planning. (See also Section 8.14 Transportation.) 9.4 Construction of Improvements No certificates of occupancy will be issued for Phase II Residential Construction comprising the new single family area to be constructed along the eastern edge of the development or the multi-family tract "B" unless the following occurs: A. Construction shall be initiated on the redevelopment of the clubhouse, golf course inc luding drainage improvements and entry gate that will be in substantial compliance with conceptual plans shared with the Planning Commission at their August 19, 2004 hearing. B. The Developer shall use its best efforts to commence construction of these improvements September 14,2005. C. The Developer shall use its best efforts to substantially complete these improvements by September 14, 2006. In the event the Board of County Commissioners does not approve of the privatization of the internal road right-of- ways within Boyne South, the entrance gate will not be required C:\AdLib eXpress\Work\rad7484S.tmp.doc 23