HEX Agenda 10/22/2020Collier County Hearing Examiner Page 1 Printed 10/14/2020
COLLIER COUNTY
Collier County Hearing Examiner
AGENDA
Growth Management Department
Conference Rooms 609/610
2800 Horseshoe Drive North
Naples, FL 34104
October 22, 2020
9: 00 AM
Andrew W. J. Dickman, Esq., AICP
Hearing Examiner
Note: Individual speakers will be limited to 5 minutes unless otherwise waived by the Hearing
Examiner. Persons Wishing to have written or graphic materials included in the hearing report
packets must have that material submitted to County staff at
Alexandra.Casanova@colliercountyfl.gov 10 days prior to the Hearing. All materials used during
presentation at the hearing will become a permanent part of the record.
Any person who decides to appeal a decision of the Hearing Examiner will need a record of the
proceedings pertaining thereto, and therefore may need to ensure that a verbatim record of the
proceedings is made, which record includes the testimony and evidence upon which the appeal is to
be based. Decisions of the Hearing Examiner are final unless appealed to the Board of County
Commissioners.
Hearing Procedures will provide for presentation by the Applicant, presentation by staff, public
comment and applicant rebuttal. The Hearing Examiner will render a decision within 30 days.
Persons wishing to receive a copy of the decision by mail may supply County staff with their name,
address, and a stamped, self-addressed envelope for that purpose. Persons wishing to receive an
electronic copy of the decision may supply their email address.
October 2020
Collier County Hearing Examiner Page 2 Printed 10/14/2020
1. Pledge of Allegiance
2. Review of Agenda
3. Advertised Public Hearing
A. PETITION NO. CCSV-PL20200000764 – HHR Naples, LLC requests a variance from the
Coastal Construction Setback Line to allow for the expansion of an existing boardwalk
approximately 80.1 feet seaward of the Coastal Construction Setback Line, for property
located as 280 Vanderbilt Beach Drive and described as 32 48 25 THAT PORTION OF
SEC 32, DESC AS “HOTEL SITE” IN OR 1073 PG 1474 & ANNEX PARK SITE DESC IN
OR 1181 PG 1660 & 2.80 AC DESC IN OR 1296 PG 958, in Section 32, Township 48 South,
Range 25 East, Collier County, Florida. (Coordinator: Jaime Cook, Principal
Environmental Specialist) Commissioner District 2
B. PETITION NO. PDI-PL20190000959 – St. George Group, Corp. requests an insubstantial
change to Ordinance Number 05-53, the Santa Barbara Landings RPUD, to modify
Condition 2.12.B and the PUD master plan to require the wall along Tract B only, to modify
Condition 2.14.A.3 to require interconnection of the internal sidewalk concurrent with the
road interconnection from Tract B to Tract A consistent with LDC Section 6.06.02.B, and
revisions to PUD Monitoring, Environmental and Housing conditions so that current Land
Development Code standards and policies apply, for Tract B of the PUD property
consisting of 6.7 ± acres, located on the east side of Santa Barbara Blvd, approximately
2,300 feet south of Radio Road, in Section 4, Township 50 South, Range 26 East, Collier
County, Florida. Commissioner District 3
4. Other Business
5. Public Comments
6. Adjourn
10/22/2020
COLLIER COUNTY
Collier County Hearing Examiner
Item Number: 3.A
Item Summary: PETITION NO. CCSV-PL20200000764 – HHR Naples, LLC requests a variance
from the Coastal Construction Setback Line to allow for the expansion of an existing boardwalk
approximately 80.1 feet seaward of the Coastal Construction Setback Line, for property located as 280
Vanderbilt Beach Drive and described as 32 48 25 THAT PORTION OF SEC 32, DESC AS “HOTEL
SITE” IN OR 1073 PG 1474 & ANNEX PARK SITE DESC IN OR 1181 PG 1660 & 2.80 AC DESC IN
OR 1296 PG 958, in Section 32, Township 48 South, Range 25 East, Collier County, Florida.
(Coordinator: Jaime Cook, Principal Environmental Specialist) Commissioner District 2
Meeting Date: 10/22/2020
Prepared by:
Title: Planner, Senior – Zoning
Name: Jeremy Frantz
09/22/2020 12:23 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
09/22/2020 12:23 PM
Approved By:
Review:
Growth Management Operations & Regulatory Management Rose Burke Review Item Completed 09/23/2020 12:11 PM
Hearing Examiner (GMD Approvers) Diane Lynch Review Item Completed 09/25/2020 11:18 AM
Zoning Ray Bellows Review Item Completed 09/25/2020 12:07 PM
Growth Management Department Kirsten Wilkie Additional Reviewer Completed 09/28/2020 11:16 AM
Growth Management Department Matthew McLean Additional Reviewer Completed 09/28/2020 11:18 AM
Zoning Anita Jenkins Review Item Completed 09/28/2020 4:24 PM
Hearing Examiner Andrew Dickman Meeting Pending 10/22/2020 9:00 AM
3.A
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CCSV-PL20200000764, 280 Vanderbilt Beach Road
October 22, 2020 Hearing Examiner Page 1 of 8
STAFF REPORT
TO: COLLIER COUNTY HEARING EXAMINER
FROM: GROWTH MANAGEMENT DEPARTMENT
DEVELOPMENT REVIEW DIVISION
ENVIRONMENTAL PLANNING SECTION
HEARING DATE: October 22, 2020
SUBJECT: PETITION CCSV-PL20200000764, 280 VANDERBILT BEACH ROAD
_____________________________________________________________________________
PROPERTY OWNER/AGENT:
Owner: Agent:
HHR Naples, LLC Ray Piacente, PMP, LEED AP
4747 Bethesda Avenue #1300 Stantec Consulting Services, Inc.
Bethesda, MD 20814 5801 Pelican Bay Blvd #300
Naples, FL 34108
REQUESTED ACTION:
To have the Collier County Hearing Examiner (HEX) consider an application for a Coastal
Construction Setback Line (CCSL) Variance, in accordance with Land Development Code (LDC)
section 9.04.06, for an 80.1-foot variance from the Coastal Construction Setback Line (CCSL) to
modify an existing boardwalk.
GEOGRAPHIC LOCATION:
The subject property is located on property at 280 Vanderbilt Beach Blvd and further
described in Exhibit A.
(See location map on the following page)
PURPOSE/DESCRIPTION OF PROJECT:
The proposal consists of expansion of an existing boardwalk seaward of the CCSL. The original
boardwalk was approved under Resolution 83-117 and built under building permit 85-2730.
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Packet Pg. 4 Attachment: Staff Report - PL20200000764 Ritz Carlton CCSV (13655 : PL20200000764 - Ritz Carlton CCSV)
CCSV-PL20200000764, 280 Vanderbilt Beach Road
October 22, 2020 Hearing Examiner Page 2 of 8
CCSL Variance Request
The proposed improvements require a public hearing in front of the Hearing Examiner to consider
approval of a Variance to build seaward of the Coastal Construction Setback Line (CCSL). The
aerials provided by the petitioner depict the subject property with existing and proposed structures
in relation to the CCSL. Three boardwalks and various other structures have been approved
seaward of the CCSL under Resolutions 83-117, 95-247, 2000-252, and 2002-266. The applicant
proposes to expand an existing boardwalk structure by 286 square feet; the expansion will not
encroach any further into the CCSL than the current structures approved under the prior
resolutions. The expansion area would encroach 80.1 feet into the CCSL. The seaward-most part
of the expansion area is located approximately 133.5 feet from the Mean High-Water Line
(MHWL) and 56.9 feet from the Vegetation Line. The proposed project includes cantilever
expansion of the existing boardwalk in three locations (see Applications and Supporting
Documents page 23). Based on a current survey, the existing boardwalk encroaches approximately
97 feet 2 inches into (seaward) of the 1974 CCSL.
SITE PLAN
The Construction Site Plan is five pages provided in the Application and Supporting Documents
pages 12 – 16. The site plan on page 23 is a close-up of the improvements seaward of the CCSL.
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Packet Pg. 5 Attachment: Staff Report - PL20200000764 Ritz Carlton CCSV (13655 : PL20200000764 - Ritz Carlton CCSV)
CCSV-PL20200000764, 280 Vanderbilt Beach Road
October 22, 2020 Hearing Examiner Page 3 of 8
SURROUNDING LAND USE & ZONING:
SUBJECT PARCEL: Hotel development, with a zoning designation of PUD (Pelican Bay).
North: Vanderbilt Beach Road and Vanderbilt Beach County Park, with a zoning
designation of PUD (Pelican Bay).
South: Bay Colony Drive and Remington at Bay Colony Condominium, with a zoning
designation of PUD (Pelican Bay).
East: Trieste at Bay Colony Condominium with a zoning designation of PUD (Pelican
Bay).
West: Gulf of Mexico.
Aerial exhibit provided by Collier County GIS.
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Packet Pg. 6 Attachment: Staff Report - PL20200000764 Ritz Carlton CCSV (13655 : PL20200000764 - Ritz Carlton CCSV)
CCSV-PL20200000764, 280 Vanderbilt Beach Road
October 22, 2020 Hearing Examiner Page 4 of 8
GROWTH MANAGEMENT (GMP) IMPACT:
CONSERVATION AND COASTAL MANAGEMENT ELEMENT OF GMP
OBJECTIVE 10.4:
Restore and then maintain, when appropriate, developed coastal barriers and developed
shorelines, by establishing mechanisms or projects which limit the effects of development and
restores the natural functions of coastal barriers, including beaches and dunes.
Staff comment: The policies below primarily addresses the need for dune restoration on
developed shorelines. The applicant will provide a dune restoration plan that must be
completed prior to certificate of occupancy, if applicable.
Policy 10.4.1:
Promote environmentally acceptable and economically feasible restoration of the developed
coastal barriers and the urban beach and dune systems.
Staff comment: The proposed project includes dune restoration of disturbed areas
prior to the certificate of occupancy under the building permit.
Policy 10.4.3:
Collier County shall prohibit activities which would result in man-induced shoreline erosion
beyond the natural beach erosion cycle or that would deteriorate the beach and dune system.
Implementation of this policy will be based upon available scientific/coastal engineering
literature/studies that have established benchmarks for natural rates of beach erosion.
Staff comment: The proposed project includes dune restoration of disturbed areas
prior to the certificate of occupancy under the building permit.
Policy 10.4.4:
Require dune stabilization and restoration improvements in land development projects along
beach areas.
Staff comment: The proposed project includes dune restoration of disturbed areas
prior to the certificate of occupancy under the building permit. Staff has included a
condition to the CCSL Variance approval to ensure this Policy is implemented, if
applicable.
Policy 10.4.6:
Require native vegetation as landscaping in development activities in developed coastal barrier
systems and on the beach and dune systems.
Staff comment: The proposed project includes dune restoration of disturbed areas
prior to the certificate of occupancy under the building permit. Staff has included a
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Packet Pg. 7 Attachment: Staff Report - PL20200000764 Ritz Carlton CCSV (13655 : PL20200000764 - Ritz Carlton CCSV)
CCSV-PL20200000764, 280 Vanderbilt Beach Road
October 22, 2020 Hearing Examiner Page 5 of 8
condition to the CCSL Variance approval to ensure this Policy is implemented, if
applicable.
Policy 10.4.7:
Collier County shall prohibit construction seaward of the Coastal Construction Setback Line
except where such construction would be permitted pursuant to the provisions of the Florida
Coastal Zone Protection Act of 1985, where such prohibition would result in no reasonable
economic utilization of the property in question, or for safety reasons. In such cases, construction
will be as far landward as is practicable and effects on the beach and dune system and the natural
functions of the coastal barrier system shall be minimized.
Staff comment: The proposed structure is in line with contiguous and adjacent structures
on the property that were approved under previous CCSL Variance Resolutions. Any
disturbed areas will include the restoration of the dune will follow the natural dune profile,
thus further enhancing the overall beach dune system.
GMP Consistency Summary: The proposed variance is consistent with applicable provisions of
the Growth Management Plan Objective 10.4. for the reasons stated above.
STAFF ANALYSIS:
The decision to grant a variance is based on the criteria in LDC Section 9.04.06. Staff has analyzed
this petition relative to these provisions and offers the following responses:
A. The coastal construction setback line shall be that coastal construction setback line
established by the Department of Environmental Protection of the State of Florida pursuant to
F.S. § 161.053 and recorded in Coastal Setback Line Book 1, pages 1 through 12 inclusive,
recorded October 31, 1974, as Clerk's Instrument No. 365665 of the public records of Collier
County, Florida.
Staff Comment: The existing structure and improvements were built under Building Permit
85-2730; the existing structure is seaward of the CCSL.
B. Setback lines established under this Land Development Code shall be reviewed upon petition
of affected riparian upland owners. The Board of County Commissioners (BCC) of Collier County
shall decide, after due public notice and hearing, whether a change in the setback line is justified,
and shall notify the petitioner in writing. The present setback lines are presumed to be correct,
and no change in setback lines are presumed to be correct, and no change in setback lines shall
be made except upon an affirmative showing by petitioner that any construction line establish ed
hereunder is a minimum of 150 feet landward of the mean high-water line or seventy-five (75)
feet landward of the vegetation line whichever is greater; and that considering ground elevations
in relation to historical storm and hurricane tides, predicted maximum wave up rush, beach and
offshore ground contours, the vegetation line, erosion trends, the dune or bluff line, if any exist,
and existing upland development, that the general public health and welfare are preserved, upland
properties protected, and beach and sand dune erosion controlled.
3.A.a
Packet Pg. 8 Attachment: Staff Report - PL20200000764 Ritz Carlton CCSV (13655 : PL20200000764 - Ritz Carlton CCSV)
CCSV-PL20200000764, 280 Vanderbilt Beach Road
October 22, 2020 Hearing Examiner Page 6 of 8
Staff Comment: The proposed structure is 133.5 feet landward of the mean high-water
line, which does meet the LDC requirement that construction must be more than 150 feet
landward of the mean high-water line. The proposed structure is 56.9 feet landward of
the vegetation line, which does not meet the LDC requirement that construction must be
75 feet landward of the vegetation line (Application and Supporting Documents, page
23).
C. It shall be unlawful for any person, firm, corporation, or agency, public or private, to
construct, reconstruct, or change existing structures, make any excavation, remove any
beach material or otherwise alter existing ground elevations, drive any vehicle on, over or across
any sand dune, or damage or cause to be damaged any sand dune, or the vegetation growing
thereon and/or seaward of said dune, seaward of the coastal construction setback line, except as
hereinafter provided.
Staff Comment: The petitioner will provide a dune enhancement plan as required by the
GMP policies in Objective 10.4 and LDC section 3.03.06, if applicable.
D. If in the immediate contiguous or adjacent area a "number of existing structures" have
established a reasonably continuous and uniform construction line closer to the line of mean high
water than the line as herein established, and if said existing structures have not been unduly
affected by erosion, a proposed structure may be permitted along such line if such proposed
structure is also approved by the BCC.
Staff Comment: There are a number of existing structures on the subject property
immediately to the north as shown on the Existing Conditions Exhibit (Applications and
Supporting Documents, page x). The proposed expansion seaward of the CCSL is in line
with the existing structures immediately to the north on the subject property, which were
approved under previous CCSL variance resolutions. Therefore, it has been shown that in
the immediate contiguous or adjacent area a "number of existing structures" have
established a reasonably continuous and uniform construction line closer to the line of
mean high water than the line as herein established. As to whether the existing structures
have been unduly affected by erosion, the applicant has advised that the existing
boardwalks have not been unduly affected by erosion.
See the attached Application and Supporting Documents pages 18 – 21 for the applicant’s variance
justification responses.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
This Variance petition was not required to go before the EAC for review and approval.
3.A.a
Packet Pg. 9 Attachment: Staff Report - PL20200000764 Ritz Carlton CCSV (13655 : PL20200000764 - Ritz Carlton CCSV)
CCSV-PL20200000764, 280 Vanderbilt Beach Road
October 22, 2020 Hearing Examiner Page 7 of 8
RECOMMENDATION:
Staff recommends the Collier County Hearing Examiner (HEX) approve the CCSL Variance for Petition
CCSV-PL20200000764, 280 Vanderbilt Beach Road with the following conditions:
Standard conditions:
1. All proposed improvements shall be designed in accordance with the standards of the
Florida Department of Environmental Protection (FDEP) Bureau of Beaches and Coastal
Systems and an approved FDEP permit shall be obtained, and copies provided, prior to
issuance of a Collier County Building Permit.
2. Construction activities shall not occur within one hundred (100) feet of the sea turtle
nesting zone, defined by Collier County Land Development Code Chapter 3, between May
1 – October 31, sea turtle nesting season, without first submitting and obtaining any
required FDEP and Collier County Construction in Sea Turtle Nesting Area Permits.
3. Petitioner shall notify Environmental Planning Environmental Staff one week prior to
commencing work seaward of the CSSL and shall again contact Staff within one week
following completion of work seaward of the CCSL (239-252-2400).
4. Outdoor lighting associated with construction, or development within three hundred (300)
feet of the high tide line, shall follow Chapter 3 of the Collier County Land Development
Code.
5. Petitioner shall utilize only native coastal dune vegetation for all on-site landscaping
seaward of the 1974 Coastal Construction Control Line.
6. Petitioner shall re-vegetate the dune where the dune is devoid of coastal dune vegetation
and in any areas disturbed by the proposed improvements. Re-vegetation shall be
completed, according to a plan submitted to and approved by Collier County
Environmental Staff, prior to the issuance of a Certificate of Occupancy, if applicable.
7. Minor revisions to this variance approval (including changes in siting and structures) may
be approved, in writing, by the County Manager, or his/her designee.
Site specific conditions:
8. Any vegetation relocated as a result of the boardwalk expansion must survive or be
replanted if it does not survive.
9. Any gopher tortoise and or gopher tortoise burrow(s) located onsite must be protected in
accordance with LDC 3.04.02.
10. All areas seaward of the CCSL, outside of the footprint of approved structures and
improvements, shall be left in their natural condition, or landscaped using native coastal
dune vegetation exclusively.
3.A.a
Packet Pg. 10 Attachment: Staff Report - PL20200000764 Ritz Carlton CCSV (13655 : PL20200000764 - Ritz Carlton CCSV)
CCSV-PL20200000764, 280 Vanderbilt Beach Road
October 22, 2020 Hearing Examiner Page 8 of 8
ATTACHMENTS:
Attachment 1) Application and Supporting Documents
Attachment 2) Exhibit A
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Certificate of Authorization #27013 •• www.stantec.comPhone 239-649-4040••Fax 239-643-57165801 Pelican Bay Blvd., #300, Naples FL, 34108The Contractor shall verify and be responsible forall dimensions. DO NOT scale the drawing - anyerrors or omissions shall be reported to Stantecwithout delay. The Copyrights to all designs anddrawings are the property of Stantec.Reproduction or use for any purpose other thanthat authorized by Stantec is forbidden.3.A.bPacket Pg. 28Attachment: Applications and Supporting Documents (13655 : PL20200000764 - Ritz Carlton CCSV)
Stantec Consulting Services Inc.
5801 Pelican Bay Boulevard Suite 300, Naples FL 34108-2709
\\us0226-ppfss01\workgroup\2156\active\215613645\civil\03_design_and_permitting\00_ccsl_sandbar\ccsl_setback_var_app\ccsl_variance_petition_per_ccme_rev02.docx
Name of Applicant: HHR Naples, LLC (Michael E. Lentz)
Property ID: 00168360006
Variance Petition Application LDC 9.04.06
Collier County Application No. PL20200000764
Specific Requirements for Variance to the Coastal Construction Setback Line
Date Prepared: 7/14/2020
Agents: Ray Piacente III, PMP, LEED AP, Principal and Senior Project Manager with Stantec
Consulting Services, Inc and Tim Hall, Principal and Senior Ecologist with Turrell Hall & Associates,
Inc.
Below find the information required in section 9.04.06 of the Collier County Land Development
Code:
Section G Procedure for obtaining variance:
A written petition requesting a variance from the established setback line shall be filed with the
BCC or their designee. The petition shall set forth:
a) A description of petitioner’s property to include the information requested on the current
Collier County request for a coastal construction set back line variance form.
x The Coastal Construction Setback Line Variance Petition Application is filed
along with this written petition (Application PL20200000764).
b) A description of the established setback line and the line which petitioner wishes to be
varied.
x The 1974 State of Florida or Natural Resources and Coastal Construction Control
Line (Per the revised Map or Record, recorded May, 1980, Coastal Setback Line
Book 1 Pages 13-25, Collier County, Florida)
c) The justification upon which the petitioner relies for the granting of the variance, to
include compliance with the Collier County Growth Management Plan, Conservation
and Coastal Management Element.
x The expansion of the existing dune cross-over or boardwalk is needed to provide
better pedestrian traffic flow and life safety between the bar patrons, resort
residents, and guests entering and exiting the beach. The Ritz-Carlton strives to
provide the best experience and service for their clientele while putting safety of
their guests at the highest level; and it is the Resort’s belief that the current
configuration provides a health, safety and welfare concern for the Resort and
there is an immediate and significant need to correct this.
x The existing dune cross-overs or boardwalks that currently serve the Resort were
previously approved under Collier County zoning resolution no’s 83-117 and 95-
247, and the extents of the proposed improvements (consisting of 286 sf) do not
extend further seaward than the existing limits of the boardwalk. Additionally,
based on limits of the proposed improvements, it should not pose any impacts to
the environment or to the adjacent properties to south.
x The proposed improvements will be accommodated by a cantilever support
system from the existing piles and will have no impacts to the existing dunes and
3.A.b
Packet Pg. 29 Attachment: Applications and Supporting Documents (13655 : PL20200000764 - Ritz Carlton CCSV)
Stantec Consulting Services Inc.
5801 Pelican Bay Boulevard Suite 300, Naples FL 34108-2709
\\us0226-ppfss01\workgroup\2156\active\215613645\civil\03_design_and_permitting\00_ccsl_sandbar\ccsl_setback_var_app\ccsl_variance_petition_per_ccme_rev02.docx
existing vegetation; however, the improvements may require the relocation of a
small area of existing vegetation which will be replanted in a location specified
by the project ecologist. No existing vegetation shall be removed from the
project area limits.
x Several variances have been approved by Collier County for the Ritz-Carlton
Naples Beach Resort under Collier County zoning resolution no’s 83-117, 95-247,
00-252 and 02-266. These variances have been enclosed as supporting
documentation showing the variances issued along this area of coastline.
Collier County’s Conservation and Coastal Management Element is divided into thirteen (13)
separate goal areas. These are summarized as follows: The applicable responses to each
element are listed after each item in italics.
1. Protection of natural resources:
a. A previous variance has been granted approval for the existing dune cross-over or
boardwalk that is proposed to be modified, and the extents of the proposed
improvements (consisting of 286 sf) do not extend further seaward than the existing limits
of the boardwalk. The proposed improvements also do not extend further north or south
along the beach than other existing components of the boardwalk. The proposed
improvements will be accommodated by a cantilever support system from the existing
piles and will have no impacts to the existing dunes and existing vegetation; however,
the improvements may require the relocation of a small area of existing vegetation
which will be replanted in a location specified by the project ecologist. No existing
vegetation shall be removed from the project area limits.
b. All new exterior lighting will be added to the project. Existing lighting will be relocated to
the new handrail and is compliant with the current requirements and guidelines of the
Florida Fish and Wildlife Conservation Commission (FWC) standards for protection of
nesting marine turtles and their hatchlings.
c. There will be no adverse impact to natural resources as a result of the siting and design of
the project.
2. Protection of surface and estuarine water resources:
This project does not affect this element.
3. Protection of groundwater resources:
This project does not affect this element.
4. Protection of freshwater resources:
This project does not affect this element.
5. Protection of mineral and soil resources:
This project does not affect this element.
6. Protection of native vegetation and wildlife habitat:
a. This project will have no adverse native vegetation and wildlife habitat. The proposed
improvements will be accommodated by a cantilever support system from the existing
piles and will have no impacts to the existing dunes and existing vegetation; however,
3.A.b
Packet Pg. 30 Attachment: Applications and Supporting Documents (13655 : PL20200000764 - Ritz Carlton CCSV)
Stantec Consulting Services Inc.
5801 Pelican Bay Boulevard Suite 300, Naples FL 34108-2709
\\us0226-ppfss01\workgroup\2156\active\215613645\civil\03_design_and_permitting\00_ccsl_sandbar\ccsl_setback_var_app\ccsl_variance_petition_per_ccme_rev02.docx
the improvements may require the relocation of a small area of existing vegetation
which will be replanted in a location specified by the project ecologist. No existing
vegetation shall be removed from the project area limits.
b. The proposed improvements will be designed to comply with local and state sea turtle
lighting requirements for sea turtle protection. The siting of the project will not have a
negative impact on their potential for interaction with the natural functions of the
beaches and dunes, as the boardwalk will not extend into the potential nesting area
and does not change the existing stairway access to the beach from this boardwalk.
c. No sand material will be moved from the beach seaward of the 1974 Setback.
d. The delivery and staging of materials and construction will be undertaken or supported
from the resort side of the project and without the need to utilize the beach for access.
e. An environmental assessment of the native vegetation was conducted and a FLUCFCS
Map was generated and is included with this variance request. There will be no impact
to the native dune vegetation. Additionally, a gopher tortoise survey was completed as
part of this project, and there are three active gopher tortoise burrows approximately 35-
feet to 47-feet from the proposed boardwalk improvements. The required 25-foot buffer
will be provided and maintained, and no work will impact the burrows. A pre-
construction survey will also be conducted to ensure that no tortoises have moved into
the 25-foot buffer prior to the start of the improvements.
7. Protection of fisheries and wildlife:
a. A gopher tortoise survey was completed as part of this project, and there are three
active gopher tortoise burrows approximately 35-feet to 47-feet from the proposed
boardwalk improvements. The required 25-foot buffer will be provided and maintained,
and no work will impact the burrows. A pre-construction survey will also be conducted to
ensure that no tortoises have moved into the 25-foot buffer prior to the start of the
improvements.
b. Since the project is proposed to be undertaken during the summer months, a Collier
County sea turtle permit will also be obtained for the work. This will outline the
management guidelines and any FWC criteria established for the project to ensure that
no sea turtle nesting is disturbed or impacted by the proposed improvements.
8. Maintenance of existing air quality:
This project does not affect this element.
9. Management of hazardous material and hazardous wastes:
This project does not affect this element.
10. Protection of coastal resources:
a. This project will have no adverse impact. The proposed improvements will be
accommodated by a cantilever support system from the existing piles and will have no
impacts to the existing dunes and existing vegetation; however, the improvements may
require the relocation of a small area of existing vegetation which will be replanted in a
location specified by the project ecologist. No existing vegetation shall be removed from
the project area limits.
3.A.b
Packet Pg. 31 Attachment: Applications and Supporting Documents (13655 : PL20200000764 - Ritz Carlton CCSV)
Stantec Consulting Services Inc.
5801 Pelican Bay Boulevard Suite 300, Naples FL 34108-2709
\\us0226-ppfss01\workgroup\2156\active\215613645\civil\03_design_and_permitting\00_ccsl_sandbar\ccsl_setback_var_app\ccsl_variance_petition_per_ccme_rev02.docx
b. The proposed improvements will be designed to comply with local and state sea turtle
lighting requirements for sea turtle protection. The siting of the project will not have a
negative impact on their potential for interaction with the natural functions of the
beaches and dunes.
c. The delivery and staging of materials and construction will be undertaken or supported
from the resort side and without the need to utilize the beach for access.
11. Protection of historic resources:
This project will not affect this element.
12. Hurricane evacuation and sheltering:
This project does not affect this element.
13. Avoiding duplication of regulations:
Not applicable.
3.A.b
Packet Pg. 32 Attachment: Applications and Supporting Documents (13655 : PL20200000764 - Ritz Carlton CCSV)
3.A.bPacket Pg. 33Attachment: Applications and Supporting Documents (13655 : PL20200000764 - Ritz Carlton CCSV)
Certificate of Authorization #27013 •• www.stantec.com
Phone 239-649-4040 •• Fax 239-643-5716
5801 Pelican Bay Blvd., Naples FL 34108
The Contractor shall verify and be responsible for
all dimensions. DO NOT scale the drawing - any
errors or omissions shall be reported to Stantec
without delay. The Copyrights to all designs and
drawings are the property of Stantec.
Reproduction or use for any purpose other than
that authorized by Stantec is forbidden.
3.A.b
Packet Pg. 34 Attachment: Applications and Supporting Documents (13655 : PL20200000764 - Ritz Carlton CCSV)
3.A.bPacket Pg. 35Attachment: Applications and Supporting Documents (13655 : PL20200000764 - Ritz Carlton CCSV)
Exhibit A
3.A.c
Packet Pg. 36 Attachment: Exhibit A Legal Description (13655 : PL20200000764 - Ritz Carlton CCSV)
3.A.d
Packet Pg. 37 Attachment: Sign Affidavit (13655 : PL20200000764 - Ritz Carlton CCSV)
3.A.e
Packet Pg. 38 Attachment: Hybrid Meeting Waiver (13655 : PL20200000764 - Ritz Carlton CCSV)
10/22/2020
COLLIER COUNTY
Collier County Hearing Examiner
Item Number: 3.B
Item Summary: PETITION NO. PDI-PL20190000959 – St. George Group, Corp. requests an
insubstantial change to Ordinance Number 05-53, the Santa Barbara Landings RPUD, to modify
Condition 2.12.B and the PUD master plan to require the wall along Tract B only, to modify Condition
2.14.A.3 to require interconnection of the internal sidewalk concurrent with the road interconnection from
Tract B to Tract A consistent with LDC Section 6.06.02.B, and revisions to PUD Monitoring,
Environmental and Housing conditions so that current Land Development Code standards and policies
apply, for Tract B of the PUD property consisting of 6.7 ± acres, located on the east side of Santa
Barbara Blvd, approximately 2,300 feet south of Radio Road, in Section 4, Township 50 South, Range 26
East, Collier County, Florida. Commissioner District 3
Meeting Date: 10/22/2020
Prepared by:
Title: – Zoning
Name: Tim Finn
10/08/2020 10:42 AM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
10/08/2020 10:42 AM
Approved By:
Review:
Growth Management Operations & Regulatory Management Rose Burke Review Item Completed 10/09/2020 6:49 PM
Hearing Examiner (GMD Approvers) Diane Lynch Review Item Completed 10/12/2020 2:46 PM
Zoning Ray Bellows Review Item Completed 10/13/2020 2:24 PM
Zoning Anita Jenkins Review Item Completed 10/13/2020 4:19 PM
Hearing Examiner Andrew Dickman Meeting Pending 10/22/2020 9:00 AM
3.B
Packet Pg. 39
PDI-PL20190000959 Santa Barbara Landings RPUD
Revised: October 8, 2020
Page 1 of 10
STAFF REPORT
TO: COLLIER COUNTY HEARING EXAMINER
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: OCTOBER 22, 2020
SUBJECT: PDI-PL20190000959; SANTA BARBARA LANDINGS RPUD
PROPERTY OWNER/AGENT:
Owner: Agent:
Armando Bucelo, Jr
St. George Group, Corp.
Laura DeJohn, AICP
Johnson Engineering, Inc.
6303 Blue Lagoon Dr. #390
Miami, FL 33126
2350 Stanford Court
Naples, FL 34112
REQUESTED ACTION:
The petitioner requests that the Hearing Examiner approve an insubstantial change to Ordinance
Number 05-53, the Santa Barbara Landings RPUD, to modify Condition 2.12.B and the PUD
master plan to require the wall along Tract B only, to modify Condition 2.14.A.3 to require
interconnection of the internal sidewalk concurrent with the road interconnection from Tract B to
Tract A consistent with LDC Section 6.06.02.B, and revisions to PUD Monitoring, Environmental
and Housing conditions so that current Land Development Code standards and policies apply, for
Tract B of the PUD property.
GEOGRAPHIC LOCATION:
The subject property consists of 6.7 ± acres, located on the east side of Santa Barbara Blvd,
approximately 2,300 feet south of Radio Road, in Section 4, Township 50 South, Range 26 East,
Collier County, Florida. (see location map on page 5)
3.B.a
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PURPOSE AND DESCRIPTION OF PROJECT:
In 2005, the 41.6-acre property was rezoned from Residential Multi Family-6 (RMF-6) Zoning
District to Residential Planned Unit Development (RPUD) pursuant to Ordinance 05-53 to add 43
mixed residential dwelling units to the 248 existing dwelling units for a total of 291 dwelling units.
Per the October 31, 2019 PUD Monitoring Report, a total of 248 dwelling units have been
constructed in the RPUD.
The ±41.6‐acre RPUD is comprised of two development tracts. At the time of original rezoning
from RFM‐ 6 to PUD, the northerly ±35.3‐acre tract (Tract A) was developed with 248 multifamily
dwelling units, which is now a condominium community known as Granada Lakes Villas. The
southerly +6.3 acres designated as Tract B was approved for a maximum of 43 mixed residential
dwelling units. Tract B remains undeveloped and is not part of the condominium and is
independent from that condominium association. The petitioner for the original rezoning remains
the owner of Tract B and is requesting an Insubstantial Change (PDI) to the RPUD. The proposed
changes are to clarify the conditions applicable to the Tract B development site by eliminating
outdated requirements or modifying to clarify applicability of the conditions to the respective
Tract. Changes are numbered #1 through #4, addressing conditions related to a #1‐wall, #2‐
sidewalk, #3‐environmental, and #4‐housing, as described below:
CHANGE #1: Landscape Buffers, Berms, Fences and Walls Condition 2.12.B requires that
the eight (8') foot high precast wall shown on the conceptual master plan shall be constructed
concurrent with development of the residential units in Tract B.
The PUD master plan shows the wall extending for the full length of Tract A and Tract B along
the eastern PUD boundary. This full-length totals approximately 2,757 feet (just over half a mile).
A change is proposed to Condition 2.12.B and the PUD master plan to require the wall along
the eastern boundary of Tract B only.
CHANGE #2: Sidewalks, bike lanes and bike paths Condition 2.14.A.3 requires that an internal
sidewalk connection from the southernmost development tract (Tract B) to the existing pool/club
area shall be provided at the time of construction within Tract B.
Condition 2.14.A.3 is proposed to be modified to require interconnection of the internal
sidewalk concurrent with the road interconnection from Tract B to Tract A, consistent with
LDC Section 6.06.02.B.
The construction of a sidewalk connecting new residents of Tract B to the common area and
amenities of a separate condominium association in Tract A does not appropriately relate to the
development of residential units in Tract B. It is not feasible for the developer of Tract B to
construct in common areas of Granada Lakes Villas, which has a separate condominium
association. The minimum standard for a 6‐foot wide sidewalk is identified in PUD Section
2.14.A.2. The interconnection of the internal sidewalks as proposed is consistent with County
standards to provide linkages to serve pedestrian needs between development areas.
3.B.a
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CHANGE #3: Environmental Conditions in 5.10.A, C D, E, F, G, H and I refer to requirements
for: exotic vegetation management plan, conservation easement dedication, habitat management
plan, preserve management plan, and that a replanting plan for the re‐created preserve areas shall
be provided at the time of next development order submittal.
The source of the original conditions is the County Land Development Code. These
conditions are proposed to be stricken from the PUD Document because they are redundant
with the applicable standards of the LDC.
No change is proposed to the required preserve areas or associated easement dedication, or
requirements for management plan or re‐created preserves.
CHANGE #4: Housing Conditions – the following changes are proposed:
• 5.11.A Contribution. The developer or successors and assigns shall pay the sum of
$1,000.00 to Collier County from the closing of each of the dwelling units constructed
within Tract “B" of the RPUD. The payment shall be made within seven (7) days of the
closing of the residential unit.
Condition 5.11.A is proposed to be removed.
Removal of this contribution commitment qualifies as a minor text change per LDC Section
10.02.13.E.3.c. Because the petitioner requests additional proposed changes to the RPUD,
this change is proposed as part of an insubstantial change (PDI) request.
• 5.11.B Primary residence. The developer or successors and assigns shall require a
minimum of fifty percent (50%) of the dwelling units developed within the RPUD to be
initially sold to individuals or families that use the dwelling unit as their primary residence.
The deed to the initial purchaser shall include a restriction that the initial purchaser shall
use the unit as their primary residence.
Condition 5.11.B is proposed to be amended to reflect the condition applies to Tract
B.
Property Appraiser records and primary residency records are not available to determine
whether 50% of the dwelling units within the RPUD sold to primary residents. This
condition is proposed to be clarified to reflect that the condition applies to Tract B, the only
developable tract.
• 5.11.C Maximum price point. The developer or successors and assigns agrees to make
available for sale a minimum of fifty percent (50%) of the dwelling units at a sales price
less than $240,000.
Condition 5.11.C is proposed to be removed.
3.B.a
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Property Appraiser records document that this condition has been met for the RPUD.
Attachment I – Backup Materials (Narrative of Request, Justification & GMP Consistency,
Attachment A Table) lists all initial transactions that occurred when Granada Lakes Villas
condominiumized, demonstrating 151 units sold at a sales price less than $240,000, which
satisfies the minimum 50% of the total allowable 291 units within the RPUD. Thus, sales
price affordability goals have been met by this project, and it is appropriate to remove
Condition 5.11.C.
• 5.11.D Employment in Collier County with income requirement. The developer or
successors and assigns agrees to sell a minimum of ten percent (10%) of the total number
of dwelling units constructed within the RPUD to persons employed in Collier County and
earning a family income ranging between 100% and 125% of the County's median income.
Condition 5.11.D is proposed to be amended to reflect the condition applies to Tract
B and is to serve households earning 140% or less of the County’s median income.
This RPUD is subject to standard density calculated according to the base density and
residential density band in proximity to an Activity Center. There is no affordable housing
density bonus associated with this RPUD. Employment records and income level records
are not available to determine whether purchasers of 10% of the total number of dwelling
units within the RPUD have met the employment status and income levels referenced in
Condition 5.11.D. This condition is proposed to be clarified to reflect applicability to Tract
B, the only developable tract, and that the target income level is households earning 140%
or less of the County’s median income. This update to the income level was identified by
Cormac Giblin in reference to current County housing policies. The proposed updates
maintain the objective to provide new housing options that are affordable to the workforce
within Collier County.
Intentionally blank
3.B.a
Packet Pg. 43 Attachment: Staff Report - Santa Barbara Landings PDI (13383 : PL20190000959 Santa Barbara Landings (PDI))
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3.B.aPacket Pg. 44Attachment: Staff Report - Santa Barbara Landings PDI (13383 : PL20190000959 Santa Barbara Landings
PDI-PL20190000959 Santa Barbara Landings RPUD
Revised: October 8, 2020
Page 6 of 10
SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses and zoning classifications for properties
surrounding the boundaries of Tract B within the Santa Barbara Landings RPUD:
North: Multi-family residences (Santa Barbara Landings RPUD); maximum density: 7DU/A
East: Single and multifamily residential, (Plantation PUD); maximum density: 4.99DU/A
South: Calusa Park Elementary School and undeveloped acreage, zoned Bembridge EMS
Complex PUD; maximum density: 6DU/A
West: Santa Barbara RD, then developed with golf course and multi-family, zoned Berkshire
Lakes PUD; maximum density: 3.96DU/A
Source: Johnson Engineering, Inc.
3.B.a
Packet Pg. 45 Attachment: Staff Report - Santa Barbara Landings PDI (13383 : PL20190000959 Santa Barbara Landings (PDI))
PDI-PL20190000959 Santa Barbara Landings RPUD
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Page 7 of 10
STAFF ANALYSIS:
Comprehensive Planning: Because this application is not adding uses or increasing the intensity
of the previously approved uses in the Santa Barbara RPUD, it is consistent with the Future Land
Use Element (FLUE) of the GMP. See Attachment D for the complete report from Comprehensive
Planning staff.
Conservation and Coastal Management Element: Environmental review staff has found this
project to be consistent with the Conservation & Coastal Management Element (CCME). No
revisions to the environmental portions of the PUD petition are being made. The proposal is
consistent with the CCME.
Stormwater Review: Stormwater Management staff has evaluated the proposed changes to the
PUD documents and found no issues with consistency.
Landscaping Review: The buffers labeled on the updated Master Plan are consistent with the LDC
and with section 2.12 C and 2.14 B of the original PUD.
Environmental Review: Environmental Planning staff has reviewed this petition. The existing
preserve areas will not be impacted by the proposed petition. This project does not require
Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of
land development project reviews as identified in Section 2-1193 of the Collier County Codes of
Laws and Ordinances.
Transportation Element: Transportation Planning staff reviewed the application and found this
project consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan
(GMP). There is no increase in the number of residential dwelling units/traffic generation, no
changes to the master plan including point(s) of access or circulation, and no changes to the
developer commitments beyond those related to Tract B; therefore there are no transportation
planning impacts related to this request.
Sections 10.02.13.E.1 and 10.02.13.E.2 of the Land Development Code set forth the criteria by
which insubstantial amendments to a PUD Master Plan and/or minor text changes to a PUD
document are to be reviewed before they can be approved. The criteria and a response to each
have been listed as follows:
10.02.13.E.1
a. Is there a proposed change in the boundary of the Planned Unit Development (PUD)?
No, there is no proposed change in the boundary of the PUD.
b. Is there a proposed increase in the total number of dwelling units or intensity of land
use or height of buildings within the development?
3.B.a
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Page 8 of 10
No, there is no proposed increase in the number of dwelling units or intensity of land use
or height of buildings within the development.
c. Is there a proposed decrease in preservation, conservation, recreation, or open space
areas within the development in excess of five (5) percent of the total acreage
previously designated as such, or five (5) acres in area?
No, there is no proposed decrease in preservation, conservation, recreation, or open space
areas within the development as designated on the approved Master Plan.
d. Is there a proposed increase in the size of areas used for non-residential uses, to
include institutional, commercial and industrial land uses (excluding preservation,
conservation or open space), or a proposed relocation of nonresidential land uses?
The land uses within the RPUD are limited to residential and preserve uses. The RPUD
does not contain nonresidential uses (institutional, commercial or industrial) land uses,
therefore, no change or relocation of nonresidential land uses is proposed.
e. Is there a substantial increase in the impacts of the development which may include,
but are not limited to increases in traffic generation; changes in traffic circulation; or
impacts on other public facilities?
No, there are no additional impacts resulting from this amendment. As noted above the
there is no increase in the number of residential dwelling units/traffic generation, no
changes to the master plan including point(s) of access or circulation, and no changes to
the developer commitments beyond those related to Tract B; therefore there are no
transportation planning impacts related to this request.
f. Will the change result in land use activities that generate a higher level of vehicular
traffic based upon the Trip Generation Manual published by the Institute of
Transportation Engineers?
No, there are no additional impacts resulting from this amendment. As noted above the
there is no increase in the number of residential dwelling units/traffic generation, no
changes to the master plan including point(s) of access or circulation, and no changes to
the developer commitments beyond those related to Tract B; therefore there are no
transportation planning impacts related to this request.
g. Will the change result in a requirement for increased stormwater retention, or
otherwise increase stormwater discharge?
Staff anticipates the proposed changes will not impact or increase stormwater retention or
increase stormwater discharge beyond the permittable limits of the site development.
h. Will the proposed change bring about a relationship to an abutting land use that
would be incompatible with an adjacent land use?
3.B.a
Packet Pg. 47 Attachment: Staff Report - Santa Barbara Landings PDI (13383 : PL20190000959 Santa Barbara Landings (PDI))
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No, there will be no incompatible relationships with abutting land uses.
i. Are there any modifications to the PUD Master Plan or PUD Document or
amendment to a PUD ordinance which is inconsistent with the Future Land Use
Element or other elements of the Growth Management Plan or which modification
would increase the density of intensity of the permitted land uses?
No, Staff from Comprehensive Planning staff determined the proposed changes to the PUD
Document would be consistent with the FLUE of the GMP. Both environmental and
Transportation Planning staff reviewed this petition, and no changes to the PUD Document
are proposed that would be deemed inconsistent with the CCME or the Transportation
Element of the GMP. This petition does not propose any increase in density or intensity
of the permitted land uses.
j. The proposed change is to a PUD District designated as a Development of Regional
Impact (DRI) and approved pursuant to Chapter 380.06, Florida Statues, where such
change requires a determination and public hearing by Collier County pursuant to
Sec. 380.06 (19), F.S. Any change that meets the criterion of Sec. 380.06 (19)(e)2., F.S.,
and any changes to a DRI/PUD Master Plan that clearly do not create a substantial
deviation shall be reviewed and approved by Collier County under Section 10.02.13
of the LDC.
The project is not a DRI.
k. Are there any modifications to the PUD Master Plan or PUD Document or
amendment to a PUD ordinance which impact(s) any consideration deemed to be a
substantial modification as described under Section(s) 10.02.13 E.?
Based upon the analysis provide above, the proposed change is not deemed to be
substantial.
Section 10.02.13.E.2
Does this petition change the analysis of the findings and criteria used for the original
application?
No, the proposed changes do not affect the original analysis and findings of the original
PUD application in Petition PUDZ-2003-AR-4493. An excerpt from the staff report
prepared for that petition is attached as Attachment E that contains the PUD Findings of
Fact from Petition PUDZ-2003-AR-4493.
STAFF RESPONSE: March 17, 2020 – Letter of Concern
Staff had corresponded with the president of the Granada Lakes Village Condominium
Association/Santa Barbara Landings Property Owners Association with issues concerning this
3.B.a
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petition pertaining to Tract A The twelve points are listed in this letter with staff’s response. (See
Attachment F – March 17, 2020 Letter of Concern with Staffs response).
DEVIATION DISCUSSION:
No deviations are being requested as part of this application.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on January 30, 2020 at Collier Area Transit, 8300 Radio Rd.
Naples, Florida. The meeting commenced at 5:30 p.m. and ended at approximately 6:30 p.m.
Laura DeJohn of Johnson Engineering introduced the team and county staff. Laura gave a
presentation and background of the petition. She explained that the property is for sale and
interested developers have identified zoning conditions to make the project feasible. Laura
explained each modification within the PDI petition and then opened the meeting for public
attendees. The issues discussed with the public were building height, road connection, drainage,
Tract B amenities, affordable housing changes, Tract B ownership, and the concentration of low -
income people into one area. The NIM summary, sign in sheet, and NIM materials are included in
Attachment I.
EAC REVIEW:
This project does not require Environmental Advisory Council (EAC) review, as this project did
not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of
the Collier County Codes of Laws and Ordinances.
RECOMMENDATION:
Staff recommends that the Collier County Hearing Examiner approve Petition PDI-
PL20190000959.
Attachments:
A) Santa Barbara Landings PUD document - strike underline
B) Santa Barbara Landings PUD document - clean version
C) Master Plan Revisions
D) FLUE Consistency Review dated 7-23-20
E) Findings of Fact - PUDZ-03-AR-4493
F) March 17, 2020 Letter of Concern with Staff Response
G) Other Concern Correspondences
H) HEX Hybrid Meeting Waiver
I) Application/Backup Materials
J) Hearing Property Sign
3.B.a
Packet Pg. 49 Attachment: Staff Report - Santa Barbara Landings PDI (13383 : PL20190000959 Santa Barbara Landings (PDI))
SANTA BARBARA LANDINGS
RESIDENTIAL PLANNED UNIT DEVELOPMENT
41.6± Acres Located in Section 04, Township 50 S, Range 26 E
Collier County, Florida
PREPARED FOR:
Santa Barbara Garden Villas, LLC
1401 Ponce de Leon Boulevard, Suite 401
Coral Gables, Florida 33134
And
St. George Group, Corporation
1401 Ponce de Leon Boulevard, Suite 40I
Coral Gables, Florida 33134
6303 Blue Lagoon Drive Suite 390
Miami, FL 33126
PREPARED BY:
Richard D. Yovanovich, Esq.
Goodlette, Coleman & Johnson
4001 Tamiami Trail North, Suite 300
Naples, Florida 34103
And
D. Wayne Arnold, AICP
Q. Grady Minor & Associates
3800 Via del Rey
Bonita Springs, FL 34134
Insubstantial Change for St. George Group, Corp by:
Johnson Engineering, Inc.
2350 Stanford Court
Naples, FL 34112
DATE FILED
DATE APPROVED BY CPCC
DATE APPROVED BY BCC 10-11-2005
ORDINANCE NUMBER 2005-53
INSUBSTANTIAL CHANGE: _____________
EXHIBIT "A"
3.B.b
Packet Pg. 50 Attachment: Attachment A - Santa Barbara Landings PUD Document - Strike Underline (13383 : PL20190000959 Santa Barbara Landings (PDI))
TABLE OF CONTENTS
PAGE
LIST OF EXHIBITS AND TABLE i
STATEMENT OF COMPLIANCE ii
SECTION I LEGAL DESCRIPTION, PROPERTY OWNERSHIP AND GENERAL
DESCRIPTION I-1
SECTION II PROJECT DEVELOPMENT REQUIREMENTS II-1
SECTION III RESIDENTIAL "R" DEVELOPMENT AREA III-1
SECTION IV PRESERVE "P" AREA IV-1
SECTION V DEVELOPMENT COMMITMENTS V-1
3.B.b
Packet Pg. 51 Attachment: Attachment A - Santa Barbara Landings PUD Document - Strike Underline (13383 : PL20190000959 Santa Barbara Landings (PDI))
LIST OF EXHIBITS AND TABLES
EXHIBIT A CONCEPTUAL MASTER PLAN
EXHIBIT B SURFACE WATER MANAGEMENT PLAN
EXHIBIT C LOCATION MAP
EXHIBIT D BOUNDARY SURVEY
TABLE I DEVELOPMENT STANDARDS III-3
6/23/20 PDI-PL20190000959 – Strike/Underline i
3.B.b
Packet Pg. 52 Attachment: Attachment A - Santa Barbara Landings PUD Document - Strike Underline (13383 : PL20190000959 Santa Barbara Landings (PDI))
STATEMENT OF COMPLIANCE
Santa Barbara Garden Villas, LLC and St. George Group, Corporation intends to create a This
Residential Planned Unit Development is on approximately 41.6± acres of land located in Section
04., Township 50 S, Range 26 E, Collier County, Florida. Approximately 6.3 acres of the property
is encumbered with a 100' wide roadway easement for Santa Barbara Boulevard, making the net
site approximately 35.3 acres. The name of the Residential Planned Unit Development (RPUD)
shall be Santa Barbara Landings RPUD. The development of the Santa Barbara Landings RPUD
will be in compliance with the planning goals and objectives of Collier County as established in
the Growth Management Plan. The development will be consistent with the policies of the land
development regulations adopted under the Growth Management Plan and applicable regulations
for the following reasons:
1. The subject property is located within the Urban Mixed Use District, Urban Residential
Sub-District, as identified on the Future Land Use Map.
2. The density provided for in the Santa Barbara Landings RPUD complies with the Density
Rating System contained in the Future Land Use Element of the Growth Management
Plan. The subject property is located within the residential density band, which extends
from the Mixed-use activity center located at the intersection of Santa Barbara Boulevard
and Davis Boulevard. The density permissible is 4 dwelling units per acre. Up to 3
dwelling units per acre may be added within the density band, bringing the permissible
base density to 7 dwelling units per acre.
Base density
Density band
Maximum permitted density
Requested density
4.0 du/acre
+ 3.0du/acre
= 7.0 du/acre
7.0 du/acre (291 units)
At the time of the rezoning application, 248 multiple-family dwellings exist on the site.
The subject rezoning will add a maximum of 43 additional dwelling units for a maximum
total of 291 dwelling units. All property within the RPUD boundary shall be utilized in
calculating the project density.
3. The project development is compatible and complementary to existing and future
surrounding land uses as required in Policy 5.4 of the Future Land Use Element (FLUE).
4. Improvements are planned to be in compliance with the applicable land development
regulations as required in Objective 3 of the FLUE, except as may be modified in this
RPUD document
5. All final local development orders for this project are subject to the Collier County
Adequate Public Facilities Ordinance as required in Objective 2 of the FLUE.
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6. The design of Santa Barbara Landings RPUD protects the function of the existing
drainage features and natural groundwater aquifer recharge areas as required in Objective
1.5 of the Drainage Sub-Element of the Public Facilities Element.
7. This project shall be subject to applicable Sections of the LDC at the time of development
order approval, except as otherwise provided herein.
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SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP
AND GENERAL DESCRIPTION
1.1 PURPOSE
Section I sets forth the location and ownership of the property, and describes the existing
conditions of the property proposed to be developed under the project name Santa
Barbara Landings RPUD.
1.2 LEGAL DESCRIPTION
The subject property being 41.6 acres more or less, is described as:
The west half (W. ½) of the west half (W. ½) of the northwest quarter (N.W. ¼) of
Section 4, Township 50 South, Range 26 East, all being situated in Collier County,
Florida, less the north 50 feet thereof.
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
1.3 PROPERTY OWNERSHIP
The property is currently owned by:
TRACT A: unit owners of the Santa Barbara Garden Villas, LLC Landings Property
Owner’s Association Inc. and Granada Lakes Villas Condominium Association Inc.,
whose address is 145 Santa Clara Drive, Naples, FL 34104, and
TRACT B: St. George Group, Corporation, whose address is: 1401 Ponce de Leon
Boulevard, Suite 401 Coral Gables, Florida 33134 6303 Blue Lagoon Drive Suite 390,
Miami, FL 33126
1.4 GENERAL DESCRIPTION OF PROPERTY
A. The project is located in Section 04, Township 50, Range 26 and is generally
bordered on the north by Radio Road, on the east by Plantation PUD; on the south
by Bembridge PUD on the west by Santa Barbara Boulevard.
B. The zoning classification of the subject property at the time of RPUD application
is RMF-6.
C. According to FEMA/FIRM Map Panel Number 120067 415 D, dated June 3,
1986, the property is located within Zone X.
D. Soils on the site generally include Hallandale fine sand and Boca, Rivera,
Limestone Substratum and Copeland fine sand depressional.
E. Existing vegetation on the site consists of melaleuca, Brazilian Pepper, palmetto
prairie, pine flatwoood, cypress, Cabbage Palm and disturbed lands. Wetland
areas have been heavily impacted by melaleuca.
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F. According to the Collier County Drainage Atlas, the site is located in the Lely
Canal Basin. The conceptual water management plan is depicted in the Surface
Water Management Report, which accompanied the rezone application
submittal.
1.5 SHORT TITLE
This Ordinance is known and cited as the "Santa Barbara Landings Residential Planned
Unit Development Ordinance."
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SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1 PURPOSE
Section II delineates and generally describes the plan of development and identifies
relationships to applicable County ordinances, policies, and procedures.
2.2 GENERAL DESCRIPTION OF THE PROJECT
A. Santa Barbara Landings RPUD is a mixed-use residential project and will consist of
two development parcels and multiple preservation areas. Categories of land uses
include those for residential and preserve areas. The Residential areas are designed
to accommodate single-family attached, duplex and multiple family dwellings. The
overall project density is 7 dwelling units per acre and the maximum units permitted
in the RPUD shall be 291 units.
B. Exhibit "A" depicts the RPUD Master Plan. The RPUD Master Plan includes a table
that summarizes land use acreage. The location, size and configuration of individual
tracts shall be determined at the time of Preliminary and Final Subdivision Plat
approval.
2.3 COMPLIANCE WITH COUNTY ORDINANCES
A. Regulations for development of Santa Barbara Landings RPUD shall be in
accordance with the contents of this document, Planned Unit Development District
and other applicable sections and parts of the Collier County Land Development
Code and Growth Management Plan in effect at the time of issuance of any
development order to which said regulations relate which authorize the construction
of improvements. Where these regulations fail to provide developmental standards
then the provisions of the most similar district in the Land Development Code shall
apply.
B. Unless otherwise noted, the definitions of all terms shall be the same as the
definitions set forth in the Land Development Code in effect at the time of building
permit application.
C. Unless modified, waived or excepted from this RPUD Document or associated
exhibits, the provisions of other sections of the land development codes, where
applicable, remain in full force and effect with respect to the development of the
land that comprises this RPUD.
D. Development permitted by the approval of this petition will be subject to a
concurrency review under the provisions of Chapter 6, Adequate Public Facilities,
of the Land Development Code.
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2.4 LAND USES
Land uses are generally depicted on the RPUD Master Plan, Exhibit A. The specific
location and size of individual tracts and the assignment of square footage or units shall
be determined by the developer at the time of site development plan approval, preliminary
subdivision plat approval, or final subdivision plat approval subject to the provisions of
Chapter 10 of the Collier County LDC.
2.5 USE OF RIGHTS-OF-WAY
The Developer may utilize land within the rights-of-way within the RPUD for
landscaping, decorative entranceways, and unified signage. This utilization is subject to
review and administrative approval during the development review process by the
Community Development and Environmental Services Administrator for engineering and
safety considerations.
2.6 MODEL HOMES SALES OFFICE AND CONSTRUCTION OFFICE
A. Construction offices and other uses and structures related to the promotion and
sale of real estate such as, but not limited to, pavilions, parking areas, and signs,
shall be permitted principal uses throughout the Santa Barbara Landings RPUD.
These uses shall be subject to the requirements of Chapter 5 and Chapter IO of
the LDC.
B. Model Homes may be permitted in multi-family and townhome buildings may be
utilized for wet or dry models, subject to the time frames specified in Chapter 5
of the LDC.
2.7 CHANGES AND AMENDMENTS TO RPUD DOCUMENT OR RPUD MASTER
PLAN
Changes and amendments may be made to this RPUD Ordinance or RPUD Master Plan
as provided in Chapter 10 of the LDC. Minor changes and refinements as described herein
may be made by the Developer in connection with any type of development or permit
application required by LDC.
2.8 OPEN SPACE REQUIREMENTS
A minimum of 30% of the project (12.48± acres) shall be devoted to usable open space.
2.9 NATIVE VEGETATION RETENTION REQUIREMENTS
A minimum of three (3) acres of native vegetation shall be maintained on the subject site
through a combination of preservation of existing native vegetation and revegetation of
native vegetation. The areas of retained native vegetation and replanted native vegetation
are shown as Preserve areas on the Conceptual Master Plan, Exhibit A.
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2.10 COMMON AREA MAINTENANCE
One or more Property Owner's Association (POA) will provide common area
maintenance. The POA, as applicable, shall be responsible for the operation,
maintenance, and management of the surface water and stormwater management systems
and preserves serving Santa Barbara Landings RPUD, in accordance with any applicable
permits from the South Florida Water Management District.
2.11 DESIGN GUIDELINES AND STANDARDS
A. The Collier County Planned Unit Development District is intended to encourage
ingenuity, innovation and imagination in the planning, design and development
or redevelopment of relatively large tracts of land under unified ownership as set
forth in Chapter 2 of the LDC.
I. Individual Projects
a) Site Planning: Each distinct project within the RPUD will provide
an aesthetically appealing, identifiable path of entry for
pedestrians and vehicles. The orientation of buildings and
structures will be sensitive to adjacent land uses and the
surrounding community.
b) Landscaping: Where applicable, plantings along public rights-of
way will be complimentary to streetscape landscaping.
2.12 LANDSCAPE BUFFERS, BERMS, FENCES AND WALLS
A. Landscape buffers, berms, fences and walls are generally permitted as a principal
use throughout the RPUD, excluding preserves.
B. The maximum fence, wall or berm height internal to the RPUD shall be eight
(8) feet, not including those portions of walls incorporated into project
identification signs. The maximum fence height shall be measured relative to
the greater of the crown of the adjacent roadway or the adjacent minimum
finished floor, as applicable. The eight (8') foot high precast wall shown on
the conceptual master plan shall be constructed along the eastern boundary of
Tract B concurrent with development of the residential units in tract B.
C. Perimeter Buffers abutting rights-of-way shall be permitted to deviate from the
required 20' wide Type D buffer, to permit a Type D buffer an average of 20' in
width, with no part of the buffer being less than 15' in width. The minimum area
for the combined buffers along Radio Road and Santa Barbara Boulevard shall
be 66,129 square feet (1.52± acres).
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2.13 SIGNAGE
A. GENERAL
Signage shall be consistent with Section 5.06 of the LDC.
2.14 SUBSTITUTIONS TO SUBDIVISION DESIGN STANDARDS / DEVIATIONS
1. The Developer reserves the right to request substitutions to subdivision
improvement and utility design standards in accordance with Chapter 10 of the
LDC.
A. Chapter 6, Sidewalks, bike lanes and bike paths
1. Existing site constraints prohibit retrofitting of the site with sidewalks
meeting standards in Chapter 6 of the LDC.
2. A six (6) foot wide sidewalk shall be provided on only one (1) side of the
internal local or private roadway exceeding one thousand (1,000) feet in
length serving the project's additional 43 unit component.
3. An internal sidewalk connection from the southernmost development
tract (Tract B) to the existing pool/club area shall be provided at the time
of construction within Tract B. The developer of Tract B shall construct
a sidewalk interconnection concurrently with the road interconnection
from Tract B to Tract A. The developer of Tract B shall coordinate with
the School District of Collier County to construct a sidewalk
interconnection from Tract B to the adjacent school property at time of
Tract B development permitting.
4. The developer shall make payment-in-lieu of construction of the sidewalk
within Santa Barbara Boulevard, due to its programmed improvement in
the five-year work program.
B. Section 4.06.00, Landscaping, buffering and vegetation retention
1. Perimeter Buffers abutting rights-of-way shall be permitted to deviate
from the required 20' wide Type D buffer, to permit a Type D buffer an
average of 20' in width, with no part of the buffer being less than 15' in
width. The minimum area for the combined buffers along Radio Road and
Santa Barbara Boulevard shall be 66,129 square feet (1.52± acres).
C. Construction Standards Manual, Streets and access improvements
1. Construction Standards Manual, Street Right-of-Way Width
Street right-of-way width: The minimum right-of-way width to be
utilized for local streets and cul-de-sacs shall be forty (40) feet. Drive
aisles serving multi-family tracts shall not be required to meet this
standard.
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2. Construction Standards Manual, Dead-end Streets
Cul-de-sacs may exceed a length of one thousand (1,000) feet.
3. Construction Standards Manual, Intersection Radii
Intersection radii: Street intersections shall be provided with a minimum
of a twenty five (25) foot radius (face of curb) for all internal project
streets and a thirty-five (35) foot radius for intersections at project
entrances.
2.15 GENERAL PERMITTED USES
A. Certain uses shall be considered general permitted uses throughout the Santa
Barbara Landings RPUD except in the Preserve Areas. General permitted uses
are those uses that generally serve the entire RPUD or distinct projects there
within.
B. General Permitted Uses:
1. Essential services as set forth under Chapter 2 of the LDC.
2. Water management facilities and related structures.
3. Lakes including lakes with bulkheads or other architectural or structural
bank treatments.
4. Guardhouses, gatehouses, and access control structures.
5. Temporary construction, sales, and administrative offices for the
Developer and Developer's authorized contractors and consultants,
including necessary access ways, parking areas and related uses.
6. Landscape features including, but not limited to, landscape buffers, berms,
fences and walls subject to the standards set forth in Section 2.12 of this
document.
7. Signage.
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SECTION III
RESIDENTIAL "R" DEVELOPMENT AREAS
3.1 PURPOSE
Section III establishes permitted uses and development regulations for areas within the
Santa Barbara Landings RPUD that are designated Residential "R" on the RPUD Master
Plan.
3.2 GENERAL DESCRIPTION
A. Areas designated as "R" on the RPUD Master Plan are designed to accommodate
multiple family residential types, recreational uses, essential services, and
customary accessory uses. Acreage is based on a conceptual design. Actual
acreage of the development and preserve areas shall be established at the time of
Site Development Plan or Preliminary Subdivision Plat approvals in accordance
with the Collier County Land Development Code. Areas designated as "R"
accommodate internal roadways, open space, parks and amenity areas, lakes and
water management facilities, and other similar facilities that are accessory or
customary to residential development.
B. Areas designated as "R" are intended to provide a maximum of 291 dwelling units.
3.3 PERMITTED USES AND STRUCTURES
A. Principal Uses and Structures
1. Single-family attached and detached.
2. Duplex and two-family.
3. Multiple-family.
4. Townhomes
B. Accessory Uses and Structures
1. Common indoor and outdoor recreational facilities.
2. Sales and leasing facilities.
3. Clubhouse, meeting rooms.
4. Uses and structures that are accessory and incidental to uses permitted in
this area.
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3.4 DEVELOPMENT STANDARDS
A. Table I sets forth the development standards for land uses within the "R"
Residential District.
B. Required Parking: Parking within the residential area shall be provided based on
the following standards:
1. Recreation Facilities - 2 per court, 1 per 600 square feet of building area, 1 per
200 square feet of pool water area. No additional parking shall be required for
outdoor playground facilities. Up to 10 parking spaces per recreational facility
may be directly loaded off a private roadway serving the recreational area.
2. Temporary Model Sales Facility - minimum 6 parking spaces per building.
Parking for models or temporary sales facilities shall be permitted to back
directly onto private roadways serving the units.
C. Standards for parking, landscaping, signs and other land uses where such standards
are not specified herein or within the Santa Barbara Landings RPUD, shall be in
accordance with the Land Development Code in effect at the time of Site
Development Plan approval. Unless otherwise indicated, required yards, heights,
and floor area standards apply to principal structures.
D. Development standards for uses not specifically set forth in Table I shall be
established during the Site Development Plan Approval as set forth in Chapter 4 of
the Land Development Code in accordance with those standards of the zoning
district which is most similar to the proposed use.
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TABLE I
SANTA BARBARA LANDINGS
DEVELOPMENT STANDARDS FOR
"R" RESIDENTIAL AREAS
Permitted Uses and
Standards
Single
Family
Detached
Zero Lot
Line
Duplex, Single
Family
Attached and
Townhouse5
Multi-Family
Dwellings 5
Minimum Lot Area 5,000 SF 4,000 SF NA NA
Minimum Lot Width 50' 40' NA NA
Minimum Lot Depth 100' 100' NA NA
Front Yard Setback1 20'/23' 20'/23 20'/23' 20'/23'
Side Yard Setback 6' 0' or 6' 0' or6' 15'
Rear Yard Setback2 15' 15' 15' 15'
Santa Barbara Blvd.
R-O-W Setback
20'
20'
20'
20'
Rear Yard Accessory
Setback2
10'
10'
10'
10'
Preserve Setback3
Accessory
Principal
10'
25'
10'
25'
10'
25'
10'
25'
Maximum Zoned Building
Height
2 Stories
or 30'
2 Stories
or 30'
2 Stories
or 30'
2 Stories
or 30'
Distance Between4 Detached
Principal Structures
12'
12'
12'
15'
Floor Area Min. (SF)
750 SF
750 SF
750 SF
750 SF
All distances are in feet unless otherwise noted.
1 Front yards shall be measured as follows:
A. If the parcel is served by a public right-of-way, setback is measured from the adjacent right-of-way line.
B. If the parcel is served by a private road or access easement, setback is measured from the back of curb (if curbed) or edge of pavement (if
not curbed). For multiple family buildings served by an unplatted driveway, no setback shall be required; however, adequate stacking shall
be provided to accommodate vehicular parking. For tract B, front entry garage setback shall be a minimum of 23' from private row or back
edge of sidewalk.
C. For structures with side or rear entry garages, the minimum front yard may be reduced to 12'.
2Rear yards for principal and accessory structures on lots and tracts which abut lake, or open space (non-preserve) may be reduced to O' feet; however, a
reduced building setback shall not reduce the width of any required landscape buffer, as may be applicable.
3 For purposes of this Section, accessory structures shall include but not be limited to attached screen enclosures and roofed lanais.
4 A minimum building separation of twelve (12) feet between detached structures. Detached garages may be separated by a minimum of ten (10) feet.
5Attached single-family and multi-family structures within Tract B shall not exceed 4 dwelling units per structure.
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SECTION IV
PRESERVE "P" AREAS
4.1 PURPOSE
Section IV establishes permitted uses and development regulations for areas within Santa
Barbara Landings RPUD that are designated as Preserve "P" on the RPUD Master Plan.
4.2 GENERAL DESCRIPTION
Areas designated as "P" on the RPUD Master Plan are designed to accommodate natural
systems existing or created as preserves and limited water management uses and
functions.
4.3 PERMITTED USES AND STRUCTURES
A. No building or structure, or part thereof, shall be erected, altered or used, or land
or water used, in whole or in part, subject to review and approval by local, state
& federal agencies as required, for other than the following:
B. Permitted Principal Uses and Structures
1. Boardwalks and nature trails (excluding impervious paved trails).
2. Water management facilities.
3. Any other preserve and related use which is comparable in nature with
the foregoing uses and which the Board of Zoning Appeals determines to
be compatible in the Preserve Area.
4.4 PROPERTY DEVELOPMENT REGULATIONS
A. Building setbacks shall be 20 feet from the RPUD boundary for any permitted
structure.
B. Maximum zoned height for any structure shall be 20'.
4.5 PRESERVE AREA ADJUSTMENTS
The proposed preserve areas depicted on the Santa Barbara Landings RPUD Master Plan
are intended to meet the native vegetation requirements of the Collier County Growth
Management Plan and the Collier County LDC. Adjustments may be made to the
location of the preservation areas at the time of preliminary plat or site development plan
approval based on jurisdictional agency permit requirements.
Approximately 6 acres of native vegetation exists on-site at the time of rezoning
application. Through retention of existing native vegetation and revegetation of open
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spaces on-site, the developer shall provide a minimum of 3 acres of on-site native
vegetation, which shall consist of a minimum of 1.5 acres of retained vegetation and 1.5
acres of replanted and enhanced native vegetation.
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SECTION V
DEVELOPMENT COMMITMENTS
5.1 PURPOSE
The purpose of this Section is to set forth the commitments for the development of this
project.
5.2 GENERAL
All facilities shall be constructed in strict accordance with Final Site Development Plans,
Final Subdivision Plans and all applicable State and local laws, codes, and regulations
applicable to this RPUD, in effect at the time of Final Plat, Final Site Development Plan
approval or building permit application as the case may be. Except where specifically
noted or stated otherwise, the standards and specifications of the official County Land
Development Code shall apply to this project even if the land within the RPUD is not to
be platted. The developer, his successor and assigns, shall be responsible for the
commitments outlined in this document.
These developer commitments will be enforced through provisions agreed to be included
in the declaration of covenants and restrictions or similar recorded instrument. Such
provisions must be enforceable by lot owners against the developer, it successors and
assigns, regardless of turnover or not to any property or homeowners' association.
The developer, his successor or assignee, shall follow the RPUD Master Plan and the
regulations of this RPUD 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.
5.3 RPUD MASTER PLAN
A. Exhibit "A", RPUD Master Plan illustrates the proposed development and is
conceptual in nature. Proposed area, lot or land use boundaries or special land
use boundaries shall not be construed to be final and may be varied at any
subsequent approval phase such as Final Platting or Site Development Plan
approval. Subject to the provisions of Chapter 10 of the LDC, amendments may
be made from time to time.
5.4 SCHEDULE OF DEVELOPMENT/PUD MONITORING REPORT
A. The landowners shall proceed and be governed according to the time limits
pursuant to Chapter 10 of the LDC.
B. Monitoring Report: An annual monitoring report shall be submitted pursuant to
Chapter 10 of the LDC.
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A. One entity (hereinafter the Managing Entity) shall be responsible for PUD
monitoring until close-out of the PUD, and this entity shall also be responsible
for satisfying all PUD commitments until close-out of the PUD. At the time of
this PUD Insubstantial Change approval dated__________2020, the Managing
Entity for Tract B is St. George Group, Corp. Should the Managing Entity desire
to transfer the monitoring and commitments to a successor entity, then it must
provide a copy of a legally binding document that needs to be approved for legal
sufficiency by the County Attorney. After such approval, the Managing Entity
will be released of its obligations upon written approval of the transfer by County
staff, and the successor entity shall become the Managing Entity. As Owner and
Developer sell off tracts, the Managing Entity shall provide written notice to
County that includes acknowledgement of the commitments required by the PUD
by the new owner and the new owner’s agreement to comply with the
Commitments through the Managing Entity, but the Managing Entity shall not
be relieved of its responsibility under this Section. When the PUD is closed-out,
then the Managing Entity is no longer responsible for the monitoring and
fulfillment of PUD commitments.
5.5 ENGINEERING
A. This project shall be required to meet all County Ordinances in effect at the time
final construction documents are submitted for development approval.
B. Design and construction of all improvements shall be subject to compliance with
appropriate provisions of the LDC.
5.6 SURFACE WATER MANAGEMENT
In accordance with the Rules of the South Florida Water Management District (SFWMD),
this project shall be designed for a storm event of 3-day duration and 25-year return
frequency.
A. The project will be permitted with the South Florida Water Management District
and copies of the applicable permits will be provided to Collier County prior to
issuance of applicable County permits.
B. Existing lakes already constructed as of the effective date of this regulation shall
be allowed to continue to exist in accordance with the cross sections shown on
Surface Water Management Plan, Exhibit "B". Any new lakes must meet the
requirements of the then current LDC.
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5.7 UTILITIES
A. Water distribution, sewage collection and transmission and interim water and/or
sewage treatment facilities to serve the project are to be designed, constructed,
conveyed, owned and maintained in accordance with Collier County Ordinance
No. 97-17, as amended, and other applicable County rules and regulations.
B. All necessary easements, dedications, or other instruments shall be granted to
insure the continued operation and maintenance of all service utilities in
compliance with applicable regulations in effect at the time approvals are
requested.
C. Water and wastewater systems shall be constructed in accordance with State of
Florida Laws and Collier County's Codes and Ordinances.
D. All construction plans, technical specifications and hydraulic design reports are to
be reviewed and approved in writing by the Engineering Services Department of
the Community Development and Environmental Services Division prior to
commencement of construction
E. Upon completion of construction, all water and wastewater systems within the
project shall be tested and must meet minimum County standards and
requirements. The system(s), or a portion thereof, that is found to meet the
requirements set forth in item #5 below, may then be conveyed to the County for
ownership and maintenance.
F. If County's utility system does not have access readily available to serve a project
within the County's service area, extensions to the County infrastructure may be
required. All required extensions shall be the sole responsibility of the Developer,
fiscally and otherwise (time and schedule), unless such extension has been
previously defined in the County Water and/or Wastewater Master Plan. In such
case, the developer may negotiate an upsizing agreement with the County. If it is
determined by the County that neither of these two options are feasible, in interim
system may be considered.
G. Items on the following list shall be conveyed to the County for ownership and
maintenance upon approval from the Board of County Commissioners if they are
located within a County right-of-way or County Utility Easement (CUE), are in
compliance with the latest revision of the Collier County Utilities Standards and
Procedures Ordinance, and are connected to the County Water, Wastewater or
Reclaimed Systems:
1. Potable water lines 6" or larger, including water meters and backflow
devices that are not on fire lines.
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2. Gravity wastewater lines 8" or larger.
3. Wastewater lift stations that are located within a CUE.
4. Force mains 4" or larger.
5. CUE's that are determined to be necessary to access and maintain utility
systems and structures.
6. Non-potable irrigation water lines 6" or larger, including the water meter
and backflow devices.
For potable and reclaimed water distribution systems that will not be conveyed to
the County, a master meter shall be required. Such systems shall be owned and
maintained by the applicant, his successor or assigns, from the customer side of
the master meter and backflow device or the check valve at the property line or
County Utility Easement limit. School and park developments are included in the
list of types of developments whose internal systems the applicant or assigns shall
be responsible to own and maintain.
H. Private lift stations shall conform to the same specifications that apply to public
lift stations, unless a Deviation from the Ordinance has been granted in advance
and writing by the County Wastewater. The lift station Control Package shall
include an operable Telemetry Control System, as specified by County Standards.
I. The developer will pay all impact fees in accordance with the latest revision of
the Collier County Consolidated Impact Fee Ordinance, Code of Laws Section
74.303(d).
J. PUD's and DRI's shall have only one master pump station.
K. Lift station easement areas shall be designed to 30 feet by 30 feet, or twice the
wetwell depth by twice the wetwell depth, whichever is larger.
L. Pursuant to Ordinance No. 90-30, as amended, Code of Laws Chapter 118, solid
waste disposal shall be required in the form of bulk containers service (garbage
dumpsters and/or compactors) for all commercial and industrial establishments,
unless authorization for alternative means of disposal is approved by the Public
Utilities Division. Bulk container service shall be required to all multi-family
projects not receiving curbside pickup. Solid waste disposal shall be required in
the form of curbside pickup for all units on the annual Mandatory Trash
Collection and Disposal Special Assessment Roll's. All individual units within a
deed-restricted area must have an enclosed location other than the residential
structure, such as a carport or garage for the storage of individual solid waste
containers, or as otherwise permitted in Section 5.03.04 of the LDC.
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M. Pursuant to Ordinance No. 90-30, as amended, Code of Laws Chapter 118, all
provisions and facilities for solid waste collection and disposal shall conform to
all portions of Section 5.03.04 (Solid Waste Collection and Disposal) of the latest
edition of the LDC.
5.8 TRAFFIC
The development of this RPUD Master Plan shall be subject to and governed by the
following conditions:
A. All traffic control devices, signs, pavement markings and design criteria shall be
in accordance with Florida Department of Transportation (FDOT) Manual of
Uniform Minimum Standards (MUMS), current edition, FDOT 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 Collier county Land Development code (LDC).
B. 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).
C. 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 of the first CO.
D. Road impact fees shall be paid in accordance with Collier County Ordinance 01-
13, as amended, Code of Laws Chapter 74 and Chapter 6 and Chapter 10 of the
LDC, as it may be amended.
E. All work within Collier County rights-of-way or public easements shall require a
Right-of-way Permit.
F. 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 any median opening existing at the time of approval of this RPUD 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.
G. 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.
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H. 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 Country shall have no responsibility for maintenance of
any such facilities.
I. 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.
J. If, in the sole opinion of Collier County, a traffic signal, or other traffic control
device, sign or pavement marking improvement within a public right-of-way or
easement is determined to be necessary, the cost of such improvement shall be
borne by the developer and shall be paid to Collier County before the issuance of
the first CO.
K. Upon written request by Collier County the property owner shall dedicate, to
Collier County without compensation, an area of approximately 721± square feet
for road right-of-way purposes, as depicted on the RPUD Conceptual Master Plan.
L. A temporary construction access for all site work and vertical construction on Tract B
shall be located along Santa Barbara Boulevard, as shown on the PUD Master Plan and
subject to issuance of the appropriate right-of-way permit. Temporary construction
access shall be limited to one year from issuance of development permit (PPL or SDP).
To limit the access to construction activities only, signage is required to indicate
Construction Only, and barricades are required to block access during non-working
hours. Prior to final approval by the County, the temporary access shall be totally
removed, and right-of-way shall be restored.
5.9 PLANNING
Pursuant to Chapter 2 of the LDC, if during the course of site clearing, excavation or other
construction activity a historic or archaeological artifact is found, all development within
the minimum area necessary to protect the discovery shall be immediately stopped and
the Collier County Code Enforcement Department contacted.
5.10 ENVIRONMENTAL
A. An exotic vegetation removal, monitoring, and maintenance (exotic-free) plan for
the site, shall be submitted to Environmental Services Staff for review and
approval prior to Final Site Development Plan/Construction Plan approval for all
parcels included on that project. All category 1 invasive exotic plants as defined
by the Florida Exotic Pest Council shall be removed in Preserve areas, and annual
removal (in perpetuity) shall be the responsibility of the property owner.
A.B. A minimum of (3.0 acres) of the on-site native vegetation shall be retained or
revegetated, consistent with Chapter 3 of the LDC as conceptually shown as
preserve areas on the Exhibit "A", Conceptual RPUD Master Plan.
C. Setbacks from preserves shall be as required in the Santa Barbara Landings
RPUD, Table I.
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D. All preserve areas shall be designated as conservation/preservation tracts or
easements on all construction plans and shall be so dedicated on all plats or
recorded as an easement for site plans pursuant to Section 704.06 of the Florida
Statutes, for plats and be dedicated to the project's homeowners' association
or like entity for ownership and maintenance responsibility, and to Collier
County with no responsibility for maintenance. All documentation necessary
to record conservation easements over the preserve areas shall be provided
prior to the next SDP approval for this RPUD.
E. This RPUD shall comply with the guidelines of the USFWS and FFWCC for
impacts to protected species. A habitat management plan for those species shall
be submitted to environmental review staff for review and approval prior to
site plan approval.
F. This RPUD shall be in compliance with the Growth Management Plan, and
LDC, except as may be modified herein, at the time of final development order
approval.
G. A Preserve Management Plan shall be provided to environmental staff for
approval prior to site/construction plan approval identifying methods to
address treatment of invasive exotic species, fire management and
maintenance. A SFWMD jurisdictional determination shall be shown on the
site development plan.
H. All approved agency permits shall be submitted prior to final site
plan/construction plan approval.
I. A replanting plan for the re-created preserve areas shall be provided at the
time of next development order submittal. Perimeter berms shall be located
outside of all upland/wetland preserves.
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5.11 HOUSING
A. The developer or successors and assigns shall pay the sum of $1,000.00 to Collier
County from the closing of each of the dwelling units constructed within Tract
"B" of the RPUD. The payment shall be made within seven (7) days of the closing
of the residential unit.
AB. The developer or successors and assigns shall require a minimum of fifty percent
(50%) of the dwelling units developed within Tract B of the RPUD to be initially
sold to individuals or families that use the dwelling unit as their primary residence.
The deed to the initial purchaser shall include a restriction that the initial purchaser
shall use the unit as their primary residence.
C. The developer or successors and assigns agrees to make available for sale a
minimum of fifty percent (50%) of the dwelling units at a sales price less than
$240,000.00.
BD. The developer or successors and assigns agrees to sell a minimum of ten percent
(10%) of the total number of dwelling units constructed within Tract B of the
RPUD to persons employed in Collier County and earning a family income
ranging between 100% and 125 that is up to 140% of the County's median income.
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SANTA BARBARA LANDINGS
RESIDENTIAL PLANNED UNIT DEVELOPMENT
41.6± Acres Located in Section 04, Township 50 S, Range 26 E
Collier County, Florida
PREPARED FOR:
Santa Barbara Garden Villas, LLC
1401 Ponce de Leon Boulevard, Suite 401
Coral Gables, Florida 33134
And
St. George Group, Corporation
6303 Blue Lagoon Drive Suite 390
Miami, FL 33126
PREPARED BY:
Richard D. Yovanovich, Esq.
Goodlette, Coleman & Johnson
4001 Tamiami Trail North, Suite 300
Naples, Florida 34103
And
D. Wayne Arnold, AICP
Q. Grady Minor & Associates 3800 Via del Rey
Bonita Springs, Fl 34134
Insubstantial Change for St. George Group, Corp by:
Johnson Engineering, Inc.
2350 Stanford Court
Naples, FL 34112
DATE FILED
DATE APPROVED BY CPCC
DATE APPROVED BY BCC 10-11-2005
ORDINANCE NUMBER 2005-53
INSUBSTANTIAL CHANGE: ___________
EXHIBIT "A"
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TABLE OF CONTENTS
PAGE
LIST OF EXHIBITS AND TABLE i
STATEMENT OF COMPLIANCE ii
SECTION I LEGAL DESCRIPTION, PROPERTY OWNERSHIP AND GENERAL
DESCRIPTION I-1
SECTION II PROJECT DEVELOPMENT REQUIREMENTS II-1
SECTION III RESIDENTIAL "R" DEVELOPMENT AREA III-1
SECTION IV PRESERVE "P" AREA IV-1
SECTION V DEVELOPMENT COMMITMENTS V-1
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LIST OF EXHIBITS AND TABLES
EXHIBIT A CONCEPTUAL MASTER PLAN
EXHIBIT B SURFACE WATER MANAGEMENT PLAN
EXHIBIT C LOCATION MAP
EXHIBIT D BOUNDARY SURVEY
TABLE I DEVELOPMENT STANDARDS III-3
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STATEMENT OF COMPLIANCE
This Residential Planned Unit Development is on approximately 41.6± acres of land located in
Section 04, Township 50 S, Range 26 E, Collier County, Florida. Approximately 6.3 acres of the
property is encumbered with a 100' wide roadway easement for Santa Barbara Boulevard, making
the net site approximately 35.3 acres. The name of the Residential Planned Unit Development
(RPUD) shall be Santa Barbara Landings RPUD. The development of the Santa Barbara Landings
RPUD will be in compliance with the planning goals and objectives of Collier County as
established in the Growth Management Plan. The development will be consistent with the
policies of the land development regulations adopted under the Growth Management Plan and
applicable regulations for the following reasons:
1. The subject property is located within the Urban Mixed Use District, Urban Residential
Sub-District, as identified on the Future Land Use Map.
2. The density provided for in the Santa Barbara Landings RPUD complies with the Density
Rating System contained in the Future Land Use Element of the Growth Management
Plan. The subject property is located within the residential density band, which extends
from the Mixed-use activity center located at the intersection of Santa Barbara Boulevard
and Davis Boulevard. The density permissible is 4 dwelling units per acre. Up to 3
dwelling units per acre may be added within the density band, bringing the permissible
base density to 7 dwelling units per acre.
Base density
Density band
Maximum permitted density
Requested density
4.0 du/acre
+ 3.0du/acre
= 7.0 du/acre
7.0 du/acre (291 units)
At the time of the rezoning application, 248 multiple-family dwellings exist on the site.
The subject rezoning will add a maximum of 43 additional dwelling units for a maximum
total of 291 dwelling units. All property within the RPUD boundary shall be utilized in
calculating the project density.
3. The project development is compatible and complementary to existing and future
surrounding land uses as required in Policy 5.4 of the Future Land Use Element (FLUE).
4. Improvements are planned to be in compliance with the applicable land development
regulations as required in Objective 3 of the FLUE, except as may be modified in this
RPUD document
5. All final local development orders for this project are subject to the Collier County
Adequate Public Facilities Ordinance as required in Objective 2 of the FLUE.
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6. The design of Santa Barbara Landings RPUD protects the function of the existing
drainage features and natural groundwater aquifer recharge areas as required in Objective
1.5 of the Drainage Sub-Element of the Public Facilities Element.
7. This project shall be subject to applicable Sections of the LDC at the time of development
order approval, except as otherwise provided herein.
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SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP
AND GENERAL DESCRIPTION
1.1 PURPOSE
Section I sets forth the location and ownership of the property, and describes the existing
conditions of the property proposed to be developed under the project name Santa
Barbara Landings RPUD.
1.2 LEGAL DESCRIPTION
The subject property being 41.6 acres more or less, is described as:
The west half (W. ½) of the west half (W. ½) of the northwest quarter (N.W. ¼) of
Section 4, Township 50 South, Range 26 East, all being situated in Collier County,
Florida, less the north 50 feet thereof.
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
1.3 PROPERTY OWNERSHIP
The property is currently owned by:
TRACT A: unit owners of the Santa Barbara Landings Property Owner’s Association
Inc. and Granada Lakes Villas Condominium Association Inc., whose address is 145
Santa Clara Drive, Naples, FL 34104, and
TRACT B: St. George Group, Corp, whose address is: 6303 Blue Lagoon Drive Suite
390, Miami, FL 33126
1.4 GENERAL DESCRIPTION OF PROPERTY
A. The project is located in Section 04, Township 50, Range 26 and is generally
bordered on the north by Radio Road, on the east by Plantation PUD; on the south
by Bembridge PUD on the west by Santa Barbara Boulevard.
B. The zoning classification of the subject property at the time of RPUD application
is RMF-6.
C. According to FEMA/FIRM Map Panel Number 120067 415 D, dated June 3,
1986, the property is located within Zone X.
D. Soils on the site generally include Hallandale fine sand and Boca, Rivera,
Limestone Substratum and Copeland fine sand depressional.
E. Existing vegetation on the site consists of melaleuca, Brazilian Pepper, palmetto
prairie, pine flatwoood, cypress, Cabbage Palm and disturbed lands. Wetland
areas have been heavily impacted by melaleuca.
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F. According to the Collier County Drainage Atlas, the site is located in the Lely
Canal Basin. The conceptual water management plan is depicted in the Surface
Water Management Report, which accompanied the rezone application
submittal.
1.5 SHORT TITLE
This Ordinance is known and cited as the "Santa Barbara Landings Residential Planned
Unit Development Ordinance."
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SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1 PURPOSE
Section II delineates and generally describes the plan of development and identifies
relationships to applicable County ordinances, policies, and procedures.
2.2 GENERAL DESCRIPTION OF THE PROJECT
A. Santa Barbara Landings RPUD is a mixed-use residential project and will consist of
two development parcels and multiple preservation areas. Categories of land uses
include those for residential and preserve areas. The Residential areas are designed
to accommodate single-family attached, duplex and multiple family dwellings. The
overall project density is 7 dwelling units per acre and the maximum units permitted
in the RPUD shall be 291 units.
B. Exhibit "A" depicts the RPUD Master Plan. The RPUD Master Plan includes a table
that summarizes land use acreage. The location, size and configuration of individual
tracts shall be determined at the time of Preliminary and Final Subdivision Plat
approval.
2.3 COMPLIANCE WITH COUNTY ORDINANCES
A. Regulations for development of Santa Barbara Landings RPUD shall be in
accordance with the contents of this document, Planned Unit Development District
and other applicable sections and parts of the Collier County Land Development
Code and Growth Management Plan in effect at the time of issuance of any
development order to which said regulations relate which authorize the construction
of improvements. Where these regulations fail to provide developmental standards
then the provisions of the most similar district in the Land Development Code shall
apply.
B. Unless otherwise noted, the definitions of all terms shall be the same as the
definitions set forth in the Land Development Code in effect at the time of building
permit application.
C. Unless modified, waived or excepted from this RPUD Document or associated
exhibits, the provisions of other sections of the land development codes, where
applicable, remain in full force and effect with respect to the development of the
land that comprises this RPUD.
D. Development permitted by the approval of this petition will be subject to a
concurrency review under the provisions of Chapter 6, Adequate Public Facilities,
of the Land Development Code.
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2.4 LAND USES
Land uses are generally depicted on the RPUD Master Plan, Exhibit A. The specific
location and size of individual tracts and the assignment of square footage or units shall
be determined by the developer at the time of site development plan approval, preliminary
subdivision plat approval, or final subdivision plat approval subject to the provisions of
Chapter 10 of the Collier County LDC.
2.5 USE OF RIGHTS-OF-WAY
The Developer may utilize land within the rights-of-way within the RPUD for
landscaping, decorative entranceways, and unified signage. This utilization is subject to
review and administrative approval during the development review process by the
Community Development and Environmental Services Administrator for engineering and
safety considerations.
2.6 MODEL HOMES SALES OFFICE AND CONSTRUCTION OFFICE
A. Construction offices and other uses and structures related to the promotion and
sale of real estate such as, but not limited to, pavilions, parking areas, and signs,
shall be permitted principal uses throughout the Santa Barbara Landings RPUD.
These uses shall be subject to the requirements of Chapter 5 and Chapter IO of
the LDC.
B. Model Homes may be permitted in multi-family and townhome buildings may be
utilized for wet or dry models, subject to the time frames specified in Chapter 5
of the LDC.
2.7 CHANGES AND AMENDMENTS TO RPUD DOCUMENT OR RPUD MASTER
PLAN
Changes and amendments may be made to this RPUD Ordinance or RPUD Master Plan
as provided in Chapter 10 of the LDC. Minor changes and refinements as described herein
may be made by the Developer in connection with any type of development or permit
application required by LDC.
2.8 OPEN SPACE REQUIREMENTS
A minimum of 30% of the project (12.48± acres) shall be devoted to usable open space.
2.9 NATIVE VEGETATION RETENTION REQUIREMENTS
A minimum of three (3) acres of native vegetation shall be maintained on the subject site
through a combination of preservation of existing native vegetation and revegetation of
native vegetation. The areas of retained native vegetation and replanted native vegetation
are shown as Preserve areas on the Conceptual Master Plan, Exhibit A.
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2.10 COMMON AREA MAINTENANCE
One or more Property Owner's Association (POA) will provide common area
maintenance. The POA, as applicable, shall be responsible for the operation,
maintenance, and management of the surface water and stormwater management systems
and preserves serving Santa Barbara Landings RPUD, in accordance with any applicable
permits from the South Florida Water Management District.
2.11 DESIGN GUIDELINES AND STANDARDS
A. The Collier County Planned Unit Development District is intended to encourage
ingenuity, innovation and imagination in the planning, design and development
or redevelopment of relatively large tracts of land under unified ownership as set
forth in Chapter 2 of the LDC.
I. Individual Projects
a) Site Planning: Each distinct project within the RPUD will provide
an aesthetically appealing, identifiable path of entry for
pedestrians and vehicles. The orientation of buildings and
structures will be sensitive to adjacent land uses and the
surrounding community.
b) Landscaping: Where applicable, plantings along public rights-of
way will be complimentary to streetscape landscaping.
2.12 LANDSCAPE BUFFERS, BERMS, FENCES AND WALLS
A. Landscape buffers, berms, fences and walls are generally permitted as a principal
use throughout the RPUD, excluding preserves.
B. The maximum fence, wall or berm height internal to the RPUD shall be eight
(8) feet, not including those portions of walls incorporated into project
identification signs. The maximum fence height shall be measured relative to
the greater of the crown of the adjacent roadway or the adjacent minimum
finished floor, as applicable. The eight (8') foot high precast wall shown on
the conceptual master plan shall be constructed along the eastern boundary of
Tract B concurrent with development of the residential units in tract B.
C. Perimeter Buffers abutting rights-of-way shall be permitted to deviate from the
required 20' wide Type D buffer, to permit a Type D buffer an average of 20' in
width, with no part of the buffer being less than 15' in width. The minimum area
for the combined buffers along Radio Road and Santa Barbara Boulevard shall
be 66,129 square feet (1.52± acres).
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2.13 SIGNAGE
A. GENERAL
Signage shall be consistent with Section 5.06 of the LDC.
2.14 SUBSTITUTIONS TO SUBDIVISION DESIGN STANDARDS / DEVIATIONS
1. The Developer reserves the right to request substitutions to subdivision
improvement and utility design standards in accordance with Chapter 10 of the
LDC.
A. Chapter 6, Sidewalks, bike lanes and bike paths
1. Existing site constraints prohibit retrofitting of the site with sidewalks
meeting standards in Chapter 6 of the LDC.
2. A six (6) foot wide sidewalk shall be provided on only one (1) side of the
internal local or private roadway exceeding one thousand (1,000) feet in
length serving the project's additional 43 unit component.
3. The developer of Tract B shall construct a sidewalk interconnection
concurrently with the road interconnection from Tract B to Tract A. The
developer of Tract B shall coordinate with the School District of Collier
County to construct a sidewalk interconnection from Tract B to the
adjacent school property at time of Tract B development permitting.
4. The developer shall make payment-in-lieu of construction of the sidewalk
within Santa Barbara Boulevard, due to its programmed improvement in
the five-year work program.
B. Section 4.06.00, Landscaping, buffering and vegetation retention
1. Perimeter Buffers abutting rights-of-way shall be permitted to deviate
from the required 20' wide Type D buffer, to permit a Type D buffer an
average of 20' in width, with no part of the buffer being less than 15' in
width. The minimum area for the combined buffers along Radio Road and
Santa Barbara Boulevard shall be 66,129 square feet (1.52± acres).
C. Construction Standards Manual, Streets and access improvements
1. Construction Standards Manual, Street Right-of-Way Width
Street right-of-way width: The minimum right-of-way width to be
utilized for local streets and cul-de-sacs shall be forty (40) feet. Drive
aisles serving multi-family tracts shall not be required to meet this
standard.
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2. Construction Standards Manual, Dead-end Streets
Cul-de-sacs may exceed a length of one thousand (1,000) feet.
3. Construction Standards Manual, Intersection Radii
Intersection radii: Street intersections shall be provided with a minimum
of a twenty five (25) foot radius (face of curb) for all internal project
streets and a thirty-five (35) foot radius for intersections at project
entrances.
2.15 GENERAL PERMITTED USES
A. Certain uses shall be considered general permitted uses throughout the Santa
Barbara Landings RPUD except in the Preserve Areas. General permitted uses
are those uses that generally serve the entire RPUD or distinct projects there
within.
B. General Permitted Uses:
1. Essential services as set forth under Chapter 2 of the LDC.
2. Water management facilities and related structures.
3. Lakes including lakes with bulkheads or other architectural or structural
bank treatments.
4. Guardhouses, gatehouses, and access control structures.
5. Temporary construction, sales, and administrative offices for the
Developer and Developer's authorized contractors and consultants,
including necessary access ways, parking areas and related uses.
6. Landscape features including, but not limited to, landscape buffers, berms,
fences and walls subject to the standards set forth in Section 2.12 of this
document.
7. Signage.
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SECTION III
RESIDENTIAL "R" DEVELOPMENT AREAS
3.1 PURPOSE
Section III establishes permitted uses and development regulations for areas within the
Santa Barbara Landings RPUD that are designated Residential "R" on the RPUD Master
Plan.
3.2 GENERAL DESCRIPTION
A. Areas designated as "R" on the RPUD Master Plan are designed to accommodate
multiple family residential types, recreational uses, essential services, and
customary accessory uses. Acreage is based on a conceptual design. Actual
acreage of the development and preserve areas shall be established at the time of
Site Development Plan or Preliminary Subdivision Plat approvals in accordance
with the Collier County Land Development Code. Areas designated as "R"
accommodate internal roadways, open space, parks and amenity areas, lakes and
water management facilities, and other similar facilities that are accessory or
customary to residential development.
B. Areas designated as "R" are intended to provide a maximum of 291 dwelling units.
3.3 PERMITTED USES AND STRUCTURES
A. Principal Uses and Structures
1. Single-family attached and detached.
2. Duplex and two-family.
3. Multiple-family.
4. Townhomes
B. Accessory Uses and Structures
1. Common indoor and outdoor recreational facilities.
2. Sales and leasing facilities.
3. Clubhouse, meeting rooms.
4. Uses and structures that are accessory and incidental to uses permitted in
this area.
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3.4 DEVELOPMENT STANDARDS
A. Table I sets forth the development standards for land uses within the "R"
Residential District.
B. Required Parking: Parking within the residential area shall be provided based on
the following standards:
1. Recreation Facilities - 2 per court, 1 per 600 square feet of building area, 1 per
200 square feet of pool water area. No additional parking shall be required for
outdoor playground facilities. Up to 10 parking spaces per recreational facility
may be directly loaded off a private roadway serving the recreational area.
2. Temporary Model Sales Facility - minimum 6 parking spaces per building.
Parking for models or temporary sales facilities shall be permitted to back
directly onto private roadways serving the units.
C. Standards for parking, landscaping, signs and other land uses where such standards
are not specified herein or within the Santa Barbara Landings RPUD, shall be in
accordance with the Land Development Code in effect at the time of Site
Development Plan approval. Unless otherwise indicated, required yards, heights,
and floor area standards apply to principal structures.
D. Development standards for uses not specifically set forth in Table I shall be
established during the Site Development Plan Approval as set forth in Chapter 4 of
the Land Development Code in accordance with those standards of the zoning
district which is most similar to the proposed use.
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TABLE I
SANTA BARBARA LANDINGS
DEVELOPMENT STANDARDS FOR
"R" RESIDENTIAL AREAS
Permitted Uses and
Standards
Single
Family
Detached
Zero Lot
Line
Duplex, Single
Family
Attached and
Townhouse5
Multi-Family
Dwellings 5
Minimum Lot Area 5,000 SF 4,000 SF NA NA
Minimum Lot Width 50' 40' NA NA
Minimum Lot Depth 100' 100' NA NA
Front Yard Setback1 20'/23' 20'/23 20'/23' 20'/23'
Side Yard Setback 6' 0' or 6' 0' or6' 15'
Rear Yard Setback2 15' 15' 15' 15'
Santa Barbara Blvd.
R-O-W Setback
20'
20'
20'
20'
Rear Yard Accessory
Setback2
10'
10'
10'
10'
Preserve Setback3
Accessory
Principal
10'
25'
10'
25'
10'
25'
10'
25'
Maximum Zoned Building
Height
2 Stories
or 30'
2 Stories
or 30'
2 Stories
or 30'
2 Stories
or 30'
Distance Between4 Detached
Principal Structures
12'
12'
12'
15'
Floor Area Min. (SF)
750 SF
750 SF
750 SF
750 SF
All distances are in feet unless otherwise noted.
1 Front yards shall be measured as follows:
A. If the parcel is served by a public right-of-way, setback is measured from the adjacent right-of-way line.
B. If the parcel is served by a private road or access easement, setback is measured from the back of curb (if curbed) or edge of pavement (if
not curbed). For multiple family buildings served by an unplatted driveway, no setback shall be required; however, adequate stacking shall
be provided to accommodate vehicular parking. For tract B, front entry garage setback shall be a minimum of 23' from private row or back
edge of sidewalk.
C. For structures with side or rear entry garages, the minimum front yard may be reduced to 12'.
2Rear yards for principal and accessory structures on lots and tracts which abut lake, or open space (non-preserve) may be reduced to O' feet; however, a
reduced building setback shall not reduce the width of any required landscape buffer, as may be applicable.
3 For purposes of this Section, accessory structures shall include but not be limited to attached screen enclosures and roofed lanais.
4 A minimum building separation of twelve (12) feet between detached structures. Detached garages may be separated by a minimum of ten (10) feet.
5Attached single-family and multi-family structures within Tract B shall not exceed 4 dwelling units per structure.
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SECTION IV
PRESERVE "P" AREAS
4.1 PURPOSE
Section IV establishes permitted uses and development regulations for areas within Santa
Barbara Landings RPUD that are designated as Preserve "P" on the RPUD Master Plan.
4.2 GENERAL DESCRIPTION
Areas designated as "P" on the RPUD Master Plan are designed to accommodate natural
systems existing or created as preserves and limited water management uses and
functions.
4.3 PERMITTED USES AND STRUCTURES
A. No building or structure, or part thereof, shall be erected, altered or used, or land
or water used, in whole or in part, subject to review and approval by local, state
& federal agencies as required, for other than the following:
B. Permitted Principal Uses and Structures
1. Boardwalks and nature trails (excluding impervious paved trails).
2. Water management facilities.
3. Any other preserve and related use which is comparable in nature with
the foregoing uses and which the Board of Zoning Appeals determines to
be compatible in the Preserve Area.
4.4 PROPERTY DEVELOPMENT REGULATIONS
A. Building setbacks shall be 20 feet from the RPUD boundary for any permitted
structure.
B. Maximum zoned height for any structure shall be 20'.
4.5 PRESERVE AREA ADJUSTMENTS
The proposed preserve areas depicted on the Santa Barbara Landings RPUD Master Plan
are intended to meet the native vegetation requirements of the Collier County Growth
Management Plan and the Collier County LDC. Adjustments may be made to the
location of the preservation areas at the time of preliminary plat or site development plan
approval based on jurisdictional agency permit requirements.
Approximately 6 acres of native vegetation exists on-site at the time of rezoning
application. Through retention of existing native vegetation and revegetation of open
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spaces on-site, the developer shall provide a minimum of 3 acres of on-site native
vegetation, which shall consist of a minimum of 1.5 acres of retained vegetation and 1.5
acres of replanted and enhanced native vegetation.
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SECTION V
DEVELOPMENT COMMITMENTS
5.1 PURPOSE
The purpose of this Section is to set forth the commitments for the development of this
project.
5.2 GENERAL
All facilities shall be constructed in strict accordance with Final Site Development Plans,
Final Subdivision Plans and all applicable State and local laws, codes, and regulations
applicable to this RPUD, in effect at the time of Final Plat, Final Site Development Plan
approval or building permit application as the case may be. Except where specifically
noted or stated otherwise, the standards and specifications of the official County Land
Development Code shall apply to this project even if the land within the RPUD is not to
be platted. The developer, his successor and assigns, shall be responsible for the
commitments outlined in this document.
These developer commitments will be enforced through provisions agreed to be included
in the declaration of covenants and restrictions or similar recorded instrument. Such
provisions must be enforceable by lot owners against the developer, it successors and
assigns, regardless of turnover or not to any property or homeowners' association.
The developer, his successor or assignee, shall follow the RPUD Master Plan and the
regulations of this RPUD 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.
5.3 RPUD MASTER PLAN
A. Exhibit "A", RPUD Master Plan illustrates the proposed development and is
conceptual in nature. Proposed area, lot or land use boundaries or special land
use boundaries shall not be construed to be final and may be varied at any
subsequent approval phase such as Final Platting or Site Development Plan
approval. Subject to the provisions of Chapter 10 of the LDC, amendments may
be made from time to time.
5.4 PUD MONITORING
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A. One entity (hereinafter the Managing Entity) shall be responsible for PUD
monitoring until close-out of the PUD, and this entity shall also be responsible
for satisfying all PUD commitments until close-out of the PUD. At the time of
this PUD Insubstantial Change approval dated__________2020, the Managing
Entity for Tract B is St. George Group, Corp. Should the Managing Entity desire
to transfer the monitoring and commitments to a successor entity, then it must
provide a copy of a legally binding document that needs to be approved for legal
sufficiency by the County Attorney. After such approval, the Managing Entity
will be released of its obligations upon written approval of the transfer by County
staff, and the successor entity shall become the Managing Entity. As Owner and
Developer sell off tracts, the Managing Entity shall provide written notice to
County that includes acknowledgement of the commitments required by the PUD
by the new owner and the new owner’s agreement to comply with the
Commitments through the Managing Entity, but the Managing Entity shall not
be relieved of its responsibility under this Section. When the PUD is closed-out,
then the Managing Entity is no longer responsible for the monitoring and
fulfillment of PUD commitments.
5.5 ENGINEERING
A. This project shall be required to meet all County Ordinances in effect at the time
final construction documents are submitted for development approval.
B. Design and construction of all improvements shall be subject to compliance with
appropriate provisions of the LDC.
5.6 SURFACE WATER MANAGEMENT
In accordance with the Rules of the South Florida Water Management District (SFWMD),
this project shall be designed for a storm event of 3-day duration and 25-year return
frequency.
A. The project will be permitted with the South Florida Water Management District
and copies of the applicable permits will be provided to Collier County prior to
issuance of applicable County permits.
B. Existing lakes already constructed as of the effective date of this regulation shall
be allowed to continue to exist in accordance with the cross sections shown on
Surface Water Management Plan, Exhibit "B". Any new lakes must meet the
requirements of the then current LDC.
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5.7 UTILITIES
A. Water distribution, sewage collection and transmission and interim water and/or
sewage treatment facilities to serve the project are to be designed, constructed,
conveyed, owned and maintained in accordance with Collier County Ordinance
No. 97-17, as amended, and other applicable County rules and regulations.
B. All necessary easements, dedications, or other instruments shall be granted to
insure the continued operation and maintenance of all service utilities in
compliance with applicable regulations in effect at the time approvals are
requested.
C. Water and wastewater systems shall be constructed in accordance with State of
Florida Laws and Collier County's Codes and Ordinances.
D. All construction plans, technical specifications and hydraulic design reports are to
be reviewed and approved in writing by the Engineering Services Department of
the Community Development and Environmental Services Division prior to
commencement of construction
E. Upon completion of construction, all water and wastewater systems within the
project shall be tested and must meet minimum County standards and
requirements. The system(s), or a portion thereof, that is found to meet the
requirements set forth in item #5 below, may then be conveyed to the County for
ownership and maintenance.
F. If County's utility system does not have access readily available to serve a project
within the County's service area, extensions to the County infrastructure may be
required. All required extensions shall be the sole responsibility of the Developer,
fiscally and otherwise (time and schedule), unless such extension has been
previously defined in the County Water and/or Wastewater Master Plan. In such
case, the developer may negotiate an upsizing agreement with the County. If it is
determined by the County that neither of these two options are feasible, in interim
system may be considered.
G. Items on the following list shall be conveyed to the County for ownership and
maintenance upon approval from the Board of County Commissioners if they are
located within a County right-of-way or County Utility Easement (CUE), are in
compliance with the latest revision of the Collier County Utilities Standards and
Procedures Ordinance, and are connected to the County Water, Wastewater or
Reclaimed Systems:
1. Potable water lines 6" or larger, including water meters and backflow
devices that are not on fire lines.
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2. Gravity wastewater lines 8" or larger.
3. Wastewater lift stations that are located within a CUE.
4. Force mains 4" or larger.
5. CUE's that are determined to be necessary to access and maintain utility
systems and structures.
6. Non-potable irrigation water lines 6" or larger, including the water meter
and backflow devices.
For potable and reclaimed water distribution systems that will not be conveyed to
the County, a master meter shall be required. Such systems shall be owned and
maintained by the applicant, his successor or assigns, from the customer side of
the master meter and backflow device or the check valve at the property line or
County Utility Easement limit. School and park developments are included in the
list of types of developments whose internal systems the applicant or assigns shall
be responsible to own and maintain.
H. Private lift stations shall conform to the same specifications that apply to public
lift stations, unless a Deviation from the Ordinance has been granted in advance
and writing by the County Wastewater. The lift station Control Package shall
include an operable Telemetry Control System, as specified by County Standards.
I. The developer will pay all impact fees in accordance with the latest revision of
the Collier County Consolidated Impact Fee Ordinance, Code of Laws Section
74.303(d).
J. PUD's and DRI's shall have only one master pump station.
K. Lift station easement areas shall be designed to 30 feet by 30 feet, or twice the
wetwell depth by twice the wetwell depth, whichever is larger.
L. Pursuant to Ordinance No. 90-30, as amended, Code of Laws Chapter 118, solid
waste disposal shall be required in the form of bulk containers service (garbage
dumpsters and/or compactors) for all commercial and industrial establishments,
unless authorization for alternative means of disposal is approved by the Public
Utilities Division. Bulk container service shall be required to all multi-family
projects not receiving curbside pickup. Solid waste disposal shall be required in
the form of curbside pickup for all units on the annual Mandatory Trash
Collection and Disposal Special Assessment Roll's. All individual units within a
deed-restricted area must have an enclosed location other than the residential
structure, such as a carport or garage for the storage of individual solid waste
containers, or as otherwise permitted in Section 5.03.04 of the LDC.
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M. Pursuant to Ordinance No. 90-30, as amended, Code of Laws Chapter 118, all
provisions and facilities for solid waste collection and disposal shall conform to
all portions of Section 5.03.04 (Solid Waste Collection and Disposal) of the latest
edition of the LDC.
5.8 TRAFFIC
The development of this RPUD Master Plan shall be subject to and governed by the
following conditions:
A. All traffic control devices, signs, pavement markings and design criteria shall be
in accordance with Florida Department of Transportation (FDOT) Manual of
Uniform Minimum Standards (MUMS), current edition, FDOT 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 Collier county Land Development code (LDC).
B. 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).
C. 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 of the first CO.
D. Road impact fees shall be paid in accordance with Collier County Ordinance 01-
13, as amended, Code of Laws Chapter 74 and Chapter 6 and Chapter 10 of the
LDC, as it may be amended.
E. All work within Collier County rights-of-way or public easements shall require a
Right-of-way Permit.
F. 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 any median opening existing at the time of approval of this RPUD 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.
G. 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.
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H. 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 Country shall have no responsibility for maintenance of
any such facilities.
I. 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.
J. If, in the sole opinion of Collier County, a traffic signal, or other traffic control
device, sign or pavement marking improvement within a public right-of-way or
easement is determined to be necessary, the cost of such improvement shall be
borne by the developer and shall be paid to Collier County before the issuance of
the first CO.
K. Upon written request by Collier County the property owner shall dedicate, to
Collier County without compensation, an area of approximately 721± square feet
for road right-of-way purposes, as depicted on the RPUD Conceptual Master Plan.
L. A temporary construction access for all site work and vertical construction on
Tract B shall be located along Santa Barbara Boulevard, as shown on the PUD
Master Plan and subject to issuance of the appropriate right-of-way permit.
Temporary construction access shall be limited to one year from issuance of
development permit (PPL or SDP). To limit the access to construction activities
only, signage is required to indicate Construction Only, and barricades are
required to block access during non-working hours. Prior to final approval by the
County, the temporary access shall be totally removed, and right-of-way shall be
restored.
5.9 PLANNING
Pursuant to Chapter 2 of the LDC, if during the course of site clearing, excavation or other
construction activity a historic or archaeological artifact is found, all development within
the minimum area necessary to protect the discovery shall be immediately stopped and
the Collier County Code Enforcement Department contacted.
5.10 ENVIRONMENTAL
A. A minimum of (3.0 acres) of the on-site native vegetation shall be retained or
revegetated, consistent with Chapter 3 of the LDC as conceptually shown as
preserve areas on the Exhibit "A", Conceptual RPUD Master Plan.
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5.11 HOUSING
A. The developer or successors and assigns shall require a minimum of fifty percent
(50%) of the dwelling units developed within Tract B of the RPUD to be initially
sold to individuals or families that use the dwelling unit as their primary residence.
The deed to the initial purchaser shall include a restriction that the initial purchaser
shall use the unit as their primary residence.
B. The developer or successors and assigns agrees to sell a minimum of ten percent
(10%) of the total number of dwelling units constructed within Tract B of the
RPUD to persons employed in Collier County and earning a family income that
is up to 140% of the County's median income.
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INSUBSTANTIAL CHANGE 2/27/20 8' PRE CAST WALL (TRACT B)SANTA CLARA DRIVEROAD & SIDEWALK INTERCONNECTIONROAD & SIDEWALK INTERCONNECTIONINSUBSTANTIAL CHANGE 5/6/20Calusa Park School sidewalk interconnectionTEMPORARY CONSTRUCTION ACCESS WITH RIGHT TURN LANETract B connection to School and construction access labelsSIDEWALK INTERCONNECTION - Final design to be coordinated with School District and Calusa Park Elementary AVERAGE AVERAGEERAGAVERAGEVERAG20' 0'0(i(min. (i15') TYPETYDINSUBSTANTIAL CHANGE 9/23/20Correction to buffer label per PUD3.B.dPacket Pg. 99Attachment: Attachment C - Master Plan Revisions - Santa Barbara Landings (13383 : PL20190000959
Tract B connection to School and construction access labelsINSUBSTANTIAL CHANGE 2/27/208' PRE CAST WALL (TRACT B) SANTA CLARA DRIVETEMPORARY CONSTRUCTION ACCESS WITH RIGHT TURN LANEROAD & SIDEWALK INTERCONNECTIONROAD & SIDEWALK INTERCONNECTIONSIDEWALK INTERCONNECTION - Final design to be coordinated with School District and Calusa Park Elementary INSUBSTANTIAL CHANGE 5/6/20Calusa Park School sidewalk interconnectionAVERAGE AVERAGEAVERAGAVERAVERA20' 0'''((ii(min. 15')5'TTYPEDINSUBSTANTIAL CHANGE 9/23/20Correction to buffer label per PUD3.B.dPacket Pg. 100Attachment: Attachment C - Master Plan Revisions - Santa Barbara Landings (13383 : PL20190000959
‒ 1 ‒
PL20190000959 Santa Barbara Landings Residential PUD
Growth Management Department
Zoning Division
C O N S I S T E N C Y R E V I E W M E M O R A N D U M
To: Laura DeJohn, AICP, Principal Planner, VEN, Zoning Services Section
Timothy Finn, AICP, Principal Planner, Zoning Services Section
From: Sue Faulkner, Principal Planner, Comprehensive Planning Section
Date: July 23, 2020
Subject: Future Land Use Element Consistency Review of Proposed Insubstantial Change (PDI) of a Planned
Unit Development
PETITION NUMBER: PL20190000959 [REV: 4]
PETITION NAME: Santa Barbara Landings Residential Planned Unit Development (RPUD) PDI
REQUEST: This petition requests an Insubstantial Change (PDI) to the Santa Barbara Landings RPUD to allow
a number of minor changes to the PUD, including those pertaining to wall construction along the eastern boundary
of the PUD, to sidewalk connection between [now, separately-owned] tracts A & B, to certain housing
commitments, a temporary construction entrance from Santa Barbara, and so forth. Submittal 3 included several
citizen letters concerning this project. Submittal 4 revised Section 5.10 of the PUD by removing most sections
under 5.10 Environmental.
LOCATION: The subject site, consisting of ±41.61 acres, is located on the south side of Radio Road, east side
of Santa Barbara Boulevard, in Section 4, Township 50 South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS:
The Future Land Use Map shows the subject site designated as Urban, Urban Mixed Use District, Urban
Residential Subdistrict and within the residential density band for Mixed Use Activity Center #6. The subject site
is zoned Santa Barbara Landings RPUD. This PDI application proposes no changes to the approved type or
number of dwelling units uses, or density. No changes are proposed to the configuration of residential buildings
per the approved Master Plan. Since the RPUD was initially approved, the acreage has been partially developed
– with the developed portion now in Tract A and the undeveloped portion in Tract B ‒ and now under two separate
ownerships. The PDI proposes changes to PUD conditions to apply at the time of permitting for each tract.
Select FLUE Policies are given below, followed with [bracketed staff analysis].
FLUE Policy 5.6
“New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in
the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as
amended).” [It is the responsibility of the Zoning and Land Development Review staff, as part of their
review of the petition in its entirety, to perform the compatibility analysis.]
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‒ 2 ‒
PL20190000959 Santa Barbara Landings Residential PUD
Objective 7:
Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing development
character of Collier County, where applicable, and as follows:
Policy 7.1:
The County shall encourage developers and property owners to connect their properties to fronting collector and
arterial roads, except where no such connection can be made without violating intersection spacing requirements
of the Land Development Code. [The Santa Barbara Landings Master Plan depicts a subject property that
fronts Radio Road and Santa Barbara Blvd., an arterial and collector road, respectively, per the Transportation
Element. The Master Plan depicts connection to Radio Road as its existing main point of entry, and a second
connection to Santa Barbara Blvd.]
Policy 7.2:
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on
nearby collector and arterial roads and minimize the need for traffic signals . [The Santa Barbara Landings
Master Plan depicts internal accesses (some on loop drives) to all residential buildings. This includes
completing the connection between the developed Tract A and the undeveloped Tract B.]
Policy 7.3:
All new and existing developments shall be encouraged to connect their local streets and/or interconnection points
with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local
streets between developments is also addressed in Policy 9.3 of the Transportation Element. [The existing PUD
provides no interconnection with the adjoining parcel to the east (which is fully developed) or to the south
(which is the access road to a public school). The insubstantial changes proposed by this PDI do not affect this
configuration and staff finds it not feasible to provide such interconnections.]
Policy 7.4:
The County shall encourage new developments to provide walkable communities with a blend of densities,
common open spaces, civic facilities and a range of housing prices and types. [With respect to how this
development responds to the County’s plans in providing a walkable community generally, submittal document,
GMP Consistency Narrative, propose sidewalk connections between the 2 tracts of the PUD be maintained, but
now, to be constructed concurrent with the roadway connection between the 2 tracts – so the PUD remains
consistent with this Smart Growth policy.
With respect to the other characteristics covered by this policy, the insubstantial changes proposed do not affect
the densities, common open spaces, civic facilities, or range of housing prices and types – and no further review
is needed.]
CONCLUSION:
Based upon the above analysis, this proposed PDI may be deemed consistent with the FLUE.
PETITION ON CITYVIEW
cc: Ray Bellows, Zoning Manager, Zoning Services Section
Anita Jenkins, AICP, Community Planning Manager
Santa Barbara Landings PDI PL20190000959 R4.docx
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REZOIIE FINDINGS
PETMON PT]DZJI3-AR-4493
Agonda lt6m No. BB
Octobor 1 1, 2005
Page 15 of 83
scction 10.03.05 of thc collicr county Land Dwelopmc,nt c,odc rcquires that the rcport and
rtcommeadations of the Plaruring Commission to the Board of County C.ouunissioncrs shiU show
that ttre Planning Commission has studied and considered the proposed change in rclation to the
following, wherc ryplicable:
1. Wbether ttre proposed change will be conelstent wlth the goals, obJectlver & policies of
the Future Land Use Map and the elemente of the Growth Management Plan.
The subject property is locarcd within the Activity Center # 6 Rcsidential Density Band. The density
pemitted within the Santa Barbara Landings PUD is consistcnt with thc FLUE as currelrtly provided
in the Growth Managemcnt Plau by Policy 2.5, 6.1, and the Density Rating System. Thereiorc, this
petition is Consistcot by Policy.
2. The exisdng land uce pattern;
The Property to the north and west is zoned Berkshire Lakes PUD and developed as commercial, aud
single-family and multiple-family residential. The property !o the east is zoned Plantation PUD and
developed with single-family and multiple-family rcsidcntial. The property to thc south is zoned
Bembridge PUD and is developed with a public elernantary school.
3, The posslble creation ofan isolrted dlstrlct rnrelated to adJacent and Derrby dlstrlcts,
The Santa Barbara Landings PUD parcel is of suflicient size that it will not result in an
isolated district unrelated to adjacent and nearby disticts. It is also cotrsistcnt with expected land uses
by virtue of its consistency with the FLUE of the GMP.
4, Whether existing dlstrlct bounderles sre lloglcally drawn ln reladon to eristing
condltions on the property proposed for change.
The Santa Barbara Landings PUD is of sufficient size that it will not result in atr isolated
disbict uuelated to adjacest and nearby districts. It is also consistcnt with expccted land uses by
virtue of is consistency with the FLUE.
EXHIBIT "A'
5, Whetber changed or changing conditions make the passage of the proPosed ametrdment
Eecessary.
PLIDZ-2003-AR*4493
SANTA BARBATA LANDINGS PIJD ccPc MTG. 3/3i0510 of 15
3.B.f
Packet Pg. 103 Attachment: Attachment E - Findings of Fact (13383 : PL20190000959 Santa Barbara Landings (PDI))
^'t"t'[?Ti?rB?
The subject propcrty is locatcd within the Activity Cerlter #6 Residential Densiff&l0of?Be
Density Raing Systcm of thc GMP discrctionsdly provides for a "Density Bonus', for properties
within this area if the petition is compatible to the sunounding propertics and meets spccific criteria
listed in thc GMP. The subject property meet criteria #2 Proximity to Mixed Usc Activity Center, #4
Residential- hfill, #5 Roadway Access, and #7 Transportation Concurrc,lrcy Managerne,nt Area
GCMA).
6, Whether the proposed change will adversely influence living conditions in the
neighborhood,
The proposed change will not adversely influeoce living conditions within the neighboring properties
due to the project's consistency with the GMP aod compatibility with neighboring properties. The
pmposed dwelling udts will consist of ten four-family dwelling units and one three-family dwelling
unit, and be of similar construction and dcsign as the existing buildings on the subject property. The
proposed rezone will have no significant impact on any adopted level of service standard,
7, Whether the propmed chauge will create or exccslyely increase trafrlc congecdon or
create types of traffic deemed incompatible wlth surroundlng land uses, because of peak
volumes or proJected types of vehicular tnftic, including acdvlty durhg construction phases of
the dcvclopment or otherwlse affect public safety.
Evaluation of this project took into account the requtement for consistency with Policy 5.1 ofthe
Transportation Element and Policy 6.1 of the Future Land Use Elsment of the GMP and was found
consistent. The proposed change will result in an overall 430 in daily trips within the Santa Barbara
Landings PUD.
E. Whether the proposed chauge will crerte a dreinage problem.
The Land Development Code specifically provides the developmant standards that are desigred to
reduce the risk of flooding on nearby properties. New development in and of itself is uot supposed to
ilcrease flooding potential on adjacent property over and above what would occur without
development. In summary, every project approved in Collier County involving tlre utilization of land
for some land use activity is scrutinized and required to mitigate all sub-surface drainage generated
by dcvelopmental activities as a condition of approval. This project was reviewed for drainage
relatiouships and design and construction plans are required to meet County standards as a condition
of approval.
9, Whether the proposed chsEge will seriously reduce llght and alr to edjacetrt arers.
All projects in Collier County are subject to the development standards that are unique to the zoning
district in which it is located. These developmant standards and others apply generally and equally to
all zonrng districts (i.e. open space requiremcnt, corridor management provisions, etc.) were designed
to ensurc that light penctration and circulation of air does not adversely affect adjacent areas.
Property valuation is affected by a host of factors including mning, however zoning by itself may or
may not affect values, since valuc dctermination by law is driven by market value. The mere fact that
a property is given a new zoning designation or amsndmert may or may not affect value, However,
PUDZ-2003-AR-4493
SAI{TA BAIBAILA LANDINGS PlrD l1 of 15 CCPC MTG. 3i3l05
10. Whether tlle proposed change will adversely effect property values in the adjacent area.
3.B.f
Packet Pg. 104 Attachment: Attachment E - Findings of Fact (13383 : PL20190000959 Santa Barbara Landings (PDI))
1l' whetber the proposed change wlll be a deterrcnt to the lmprovemeDt or developmeDt of
edjecent property ln accordence wlth exisdng reguletlonr.
The undevelopcd pro,pcrties nearby the proposcd PUD should not be affected by the requested
ameDdment in that the project provides a landscape buffer, provides an area dedicated for
conscrvatior/prcserrzes, and is consistent with the approvcd zoned projects in the area.
12. whether tle propored chuge wlll conrdtute r grant of rpeclsl prMtcge to ao lndlvlduet
owler as contrriting with the publlc welfere.
Agenda ttom No. gB
staff_is of the opinirca that this petition will not adverscly affect property "rlr", b*;"H+r|ig,
consistcncy with the Gmwth Management Plan.
The proposed rezone to PUD complies with the Gro*th Management Plan, which is a public policy
statemerlt supporting zoning actions when they arc consistent with said plans. In light of this fact the
proposed PLID does not constitute a grant of special privilege. Consisteocy with the FLUE is further
determined to be a public welfare lelationship because actions consistent with plans are in the public
intcrcst,
t3. whether there are substaDtlsl reeeons why the property cannot be used ln accordance
with existing zonlng.
The subject propcrty has been dcveloped with 248 multiple-family residential dwelling,,"its within
thc regulations of the Residcntial Multiple-family-6 (RMF-6) zoning district. The petition proposes
to utilize the "Density Bonus" criteria of the Density Rating System ofthe GMP for al additional 43
residantial dwelling units.
14. Whether the change suggected ls out of scale wlth the needs of the ueigbborhood or tbe
County,
The proposed PUD is dcsigned in a maaner that is compatible with suuounding and approved
rcsidential pmperty in size and scale. It is also consistent with the FLUE of the Growth Management
P|an.
15. Wbether ie it imposcible to fnd other rdequ.te slter ln the County for tle propored use
in dlsdctr rlready permiftitrg such use,
There are many sites which are zoned !o accommodate the proposed devclopment. This is not the
determining factor whcn evaluating the appropriateness ofa rezoning decision. The determinants of
zoning are consistcncy with all elements of the GMP, compatibility, adequacy of infrastructurc and to
some extent the timing of the action and all of the above criteria.
15. The phyrical characterlstlc! of the property and the degree of rlte alteratlon, whlcb
would be requlred to make the property uscble for any of the range of potentlal ures under the
propoeed, zonlng clasrlf cadon.
Preservation reas have been idcntified on the Conceptual Master Plan. Additionally, the owner has
agreed to revegetate portions ofthc property to enhance native vegetation
PUDA2003-AR-4493
SANTA BARBARA T,^ANDINGS PI]D 12 of l5 ccPc MTG. 3i3l05
3.B.f
Packet Pg. 105 Attachment: Attachment E - Findings of Fact (13383 : PL20190000959 Santa Barbara Landings (PDI))
^'&tsJ:?Ti?,"!17. The lEprct of development on the avellabillty of edequate publlc factlitieshll ttF,flSs
conslstent with the levels of servlce adopted in the Collier county Growt[ Management plan
and as deflned and lmplemented through the Colller Coutrty Adequate Public Faclllties
Ordinancg as amended.
A multi-disciplined 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 bcen
incorporatcd into the ?UD document. Staff reviews for adequacy of public services and levels of
service determined that rcquired infrastucturc mects with GMP established relationships.
FINDINGS FOR PUD
PUDZo&AR- 4493
Section 10.02.13 of the Collier County Land Development Code requires the Plaming Commission
to make a finding as to the PUD Master Plans' compliance with the following criteria:
PUDZ-2003-AR-4493
SA}ITA BAIBAI!{ LANDINGS PI.'D 13 of l5 CCPC MTG. 3/3/05
3.B.f
Packet Pg. 106 Attachment: Attachment E - Findings of Fact (13383 : PL20190000959 Santa Barbara Landings (PDI))
Agenda ftem No. BB
l. The suttablllty of &e rrer for the type rnd prttern of devetopment Orrp?:H;l"Ufdil
to physical cbarecterlsdcs of t[e lend, rurroundlng erelr, trafflc and accelr, dralnlge, sewer,
water, and other utilldes.
Jurisdictional rwiews by County stalf supporl the manner and pattc,n of develop,ment proposed for
the subject propefty. Development conditions contained in the santa Barbara Landings puD
document give assurance that all ir:fastructures will be developed consistent with County rcguldions.
Any inadequacies that require supplementing the PUD document will bc rccommended to the
Planning Commission and the BCC as conditions of approval by staff. Reconrmended mitigation
measurcs will assurc compliance with Level of Service relationships as presctibed by the GMp.
2. Adequacy of evidence of unllied control end suiteblllty of any propoced rgreeEen&,
coatract, or other instrum€nts, or for gmendments ln tbore proposed, particularly as they may
relrte to arratrgeEents or provfuions to be made for the continuing operatlon end malntenance
ofsuch areas and facllities thst are Dot to be provided or malntalned Et public expense,
Documents submitted with the Santa Barbara Landings PUD applicatioo providc evideoce of unified
control. The PUD docuoent makes appropriatc provisions for continuing operation and maintcnance
of common areas.
3. Conformlty of the propoced Planned Unlt Devetopment wlth the goah, obJecdver and
pollcler of the Growth Management Plan (GMP).
The subject petition has becn found consistent with the goals, objectives and policies of the GI\4P.
The Satrta Bartara Landings PUD proposes an additional 43 rcsidential dwclling units, for a
maximum of 291 residential dwclling units that are consisteot with the CMp (See Staffreport).
4. The lnternel and erternal compatlblllty of propored useq whlch condltlonc may include
reetrlctions ou location of improvements, restrictlons on deslgn, and buffering end ecreenlng
requlrements.
The adoptcd PUD, including all the attendant buffering, land use locational criteria, aod other
cornPatibility development requircrneots reasonably assure the project wilt be constructed with
intemal and external compatibility ad&essed.
EXIfIBIT "B"
5, The adequacy of usable open sprce areas ln edstence rnd as proposed to serve the
development.
As provided in Section IV - Preserve "P" Areas and Subsection 5.10 - Environmental of the PUD
Document, the amount of open space set aside by this projcct is consistent with the provisions of the
Land Development Code.
PUDZ-2003-AR4493
SANTA BARBARA LANDINGS PUD 14 of l5 ccPc MTG. 3/3/05
3.B.f
Packet Pg. 107 Attachment: Attachment E - Findings of Fact (13383 : PL20190000959 Santa Barbara Landings (PDI))
e?ill8J5Ti?aB?
6. The timing or soquetroe of development for the purpose of aecuring thehlfd0ntFlf
available improvements and facllldes, both publlc and prlvate.
The proposed Santa Ba6ara Lan.lings PUD will not adversely impact the timing or sequence of
development that is currently allowcd in the area. Furtlermorc, the adopted coocurrency requireruents
ensure that further LOS degradation is not allowed or the LOS deficiency is corrected.
7. The abllity of the subject property end of surroundlng arees to accommodate
erpension.
Ability, as applied in this context, implies supporting inhastruchre such as wastewater disposal
systerrl potable water supplies, characteristics of the property rclativc to hazards, and capacity of
roads, is supportive of conditions emanating from u$an developmant.
8. Conformity with PUD reguledons, or as to decireble modificetions of such regulafionr
in tbe particular case, besed on determinrtion thrt such modlficedons ere jusdfied as mecting
publlc purposes to a degree at least equlvelent to literal appllcatlon ofsuch regulations.
PIJDZ-2003-AR-4493
SANTA BARBARA LANDINCS PUD 15 of l5 ccPc MTG. 3/3/05
Staff analysis indicates that the Santa Barbara Landings PUD conforms to the Pt-iD regulations.
3.B.f
Packet Pg. 108 Attachment: Attachment E - Findings of Fact (13383 : PL20190000959 Santa Barbara Landings (PDI))
GRANADA LAKES VILLAS CONDOMINIUM ASSOCIATION, INC.
AND
SANTA BARBARA LANDINGS PROPERTY OWNERS
ASSOCIATION, INC.
Mr. Timothy Finn, AICP
Collier County Growth Management
2800 N. Horseshoe Drive
Naples, FL 34104
RE: PDI-PL20190000959
Santa Barbara Landings RPUD
Submittal #2
Dear Tim.
Thanks for your time today and I have left messages for Ms. Cook and Mr. Brown. After our
discussion I went back and rc-read the entire revised Proposcd RPUD document and have several
issues and questions and or clarifications needed. Generally, most of the issues dcal with the
integration of the existing Tracr A (Granada Lakes Villas Condos) and Tract B (new proposed
development) developmenr standards and requirements. We have previously met with Ms. DeJohn
rcgarding their proposed changes to the RPUD document, but I have jusr received a copy of the
proposed revisions and they do not fully represent our discussions.
As you are aware. Granada Lakes Villas is the result ofa condo conversion completcd by Armando
Bucelo / St. George, etal in 2005 through 2008 when he originally purchased the Santa Barbara
Landings Apanments in 2004/2005. He subsequently sepamted the property into Tracts A and B
and applied for a zoning change to RPUD to add the 43 units in Tract B (the original preserves).
He then completed the condo conversion of the spartmenB and sold the condo units. However,
the recession started and he was not able to complete the development of Tract B. Subscquently.
by 2013 he no longer had any interest in either Cranada Lakes Villas Condominium Association
or Santa Barbara Landings Property Owners Association. At this point Mr. Bucelo / St. George.
etal cannot bind either Association for any changes to Tract A pur$"lant to the dcaclofncnt plans.
Further, upon the condo conversion the only rights that Bucelo / St. George pur in the
Condominium documents was for access to Tract B through Santa Clara Drive wilhout any other
dcvelopmenl commitments. etc.
As I understand. the RPUD document ulilizcs the entirc 4l.6acre propeny and consistendy spplies
rhc RPUD development standards to the whole site. However, it does not take inlo account that
Tract A is existing and the development standards upon which it was built on are not th€ same as
rhe currenr srandards and Tract A should not be held to the current standards. This is clearly stated
in the Statement of Compliance in paragraph 7. Paragraph 7 should only rcference Tract B. This
same comment will apply through out rhe entire PUD document.
I am also confused why as owners of Tract A as listed in Section 1.3 why we have not becn
involved by the County in this RPUD change. St. George / Armando Bucelo. etal do not have any
rights to Tract A and cannot agee to any development standards for Tract A
.t.5 SANTA GLARA DR IIIAPLES, FL 34104 (239} 206.2678
March 17. 2020
3.B.g
Packet Pg. 109 Attachment: Attachment F - March 17, 2020 Letter of Concern with Staff Response (13383 : PL20190000959 Santa Barbara Landings (PDI))
within specific sections under the rcvised RPUD document, I have lisred addirional specific
commenls.
2.3 compliance - Should reference Tract B only. Tract A remains pursuanr to lhe original SDp.
2.9 Netive vegetrtion - Master Plan shows new Prcserves in Tract A. These preserves were not
part ofthe original approval ofthe SDP, which showed rract B as the prescrves. The Associations
will not provide any preserves in Tract A.
2.10 Common Arer Meintcnrnce - Sanra Barbara Landings propcrty owners Association onl1,
provides for common maintenance within Tract A and rract B should provide their own. Further
fie Tracl B stormwater system needs to incorporate Tract A's stormwaier pursuant to the exisling
system.
2.12c Lrndscepe Bulfers - This should pertain only to Tract B and rract A is pursuant to rhe
existing SDP.
2.14A2&3 Substitutions - How do these 2 comments affect Tract A. Should apply to Tract B
only.
2'l4B scction 4.06.fl) - should refcrence Tract B only. Tract A remains pursuant to the original
SDP.
2.14C construction strndrrds - Should rcference Tract B only. Tract A remains pursuant to the
original SDP.
3.4 Development stsnderds - Should refercnce Tract B only. Tract A remains pursuanr to the
original SDP.
Trble I Developmenl strndcrds - Should reference Tract B only. Tract A rcmains pursuant to
the original SDP.
4,5 Prtcene Arer - Tract A does not have any pres€rves. original spD provided preserves:rs
Tract B. Any preserves in Tract A should be eliminated from this provision and the Master plan.
Section 5 DevelopmeDt commitments - Should reference Tract B only and does not affect Tract
A in its entirety, including any specific commitment which impacts or references anylhing in Tracr
A,
Further within the scope ofthe transportation issues. we need to have a written agreement with the
developer regarding the usage of the entrance road for Tract B access including cost sharing for
the road and gate maintenance and any other impacts. one possible impact will be trash issues
since Tract A has a dumpster location at the southem culde-sac where the Tract B's esst access
will be located. we arc nor interested in the Tracl B residents utilizing our dumpsters and need
protections accordingly. As an additional note, Bucelo i St. George installed the entrance gate
systcm wilh thc convasion and was wcll aware of is cost and maintcnancc issues whan he
completed the RPUD Revision in 2005.
Please rcview our comments and we will be happy to meet with the various planners to discuss in
further details our concems.
Frank Cooper, President
Granada Lakes Villas Condominium Association, Inc.
Santa Barbara Landings Property Owners Association, Inc.
Direct Contact - Tele (239) 250- I 300 Email - FCProperties@comcast.net
Heather Keel, CAM, Cambridge Management of SWF[.
Laura DeJohn, AICP, Johnson Engineering, Inc.
'V
3.B.g
Packet Pg. 110 Attachment: Attachment F - March 17, 2020 Letter of Concern with Staff Response (13383 : PL20190000959 Santa Barbara Landings (PDI))
STAFF RESPONSE: March 17,202O - Letter of Concern
Staffhad corresponded with the president ofthe Granada Lakes Village Condominium Association/Santa
Barbara Landings Property Owners Association with issues conceming this petition pertaining to Tract A
The following points are listed below from this letter with staffs response:
Point 1
"2.3 Compliance - Should reference Tract B only. Tract A remoins pursuant to the original SDP."
Statf Response: There are no proposed changes to this section ofthe PUD through this petition.
Point 2
"2.9 Native Vegelation - Master Plan shows new Preserves in Tract A. These preserves were not part of
the original approval of the SDP, which showed Tract B as the preseryes. The Associatiow
will not provide any preserves in Tract A. "
StaffResponse: The Santa Barbara Landings PUD, which was codified under Ordinance 05-53, identified
two preserve locations within Tract A and two preserves within Tract B. The approved Master Plan
identified the preserves in Tract A as recreated preserves. In order for development in Tract B to occur,
the preserves must meet the standards set forth in LDC section 3.05.07, including the created preserve
standards for the preserves in Tract A. Additionally, these areas will have to be put into preservation and
dedicated to Collier County through a Conservation Easement or plat. No changes to the preserve locations
or acreages was requested through this PDI apptication. Changes to the locations ofthe preserves must
be done through a PUD Amendment.
Point 3
"2.10 Common Area Mainlenance - Santa Barbara Landings Property Owners Association only
provides for common maintenance within Tract A and Tract B should provide their own. Further
the Tract B stormwdter system needs to incorporate Tract A's stormwater pursuant to the existing
system. "
Slaff Response: The stormwater design for Track A and B are linked together and share an outfall into
the Santa Barbara Boulevard roadside swale from an existing control structure located in track B. The site
development stormwater design for Track B will have to include intemal and extemal routing flows,
easements and other existing design criteria from Track A; pursuant to the existing shared stormwater
system.
Point 4
"2.12c Landscape Bufferc - This should pertain only to Tract B and rract A is pursuant to the
existing SDP. "
Staff Response:
Section 2.12 C was included in the original PUD and is not proposed to be changed as part ofthis PUDA.
Point 5
"2-14A2&3 substitations - How do these 2 comments affect Tract A. should apply to Tract B
3.B.g
Packet Pg. 111 Attachment: Attachment F - March 17, 2020 Letter of Concern with Staff Response (13383 : PL20190000959 Santa Barbara Landings (PDI))
only. "
StaffResponse: The only change proposed is to require a sidewalk connection between Tract A and Track
B; and provide a sidewalk connection from Tract B to the adjacent elementary school to the south as
requested by the Collier County School Board.
Point 6
"2.148 Section 4,06.00 - Should reference Tract B only. Tract A remains pursuant to the original
SDP.''
Staff Response: Section 2.14 B was included in the original PUD and is not proposed to be changed as
part of this PUDA.
Staff Response: No, there are no proposed changes to this section of the PUD
Point 8
"j.4 Developmenl Standards - Should reference Tract B only. Tract A remains pursuant to the
original SDP. "
Staff Response: There are no proposed changes to this section ofthe PUD through this petition.
Point 9
"Table I Developmenl Slandards - Should reference Tract B only. Tract A remains pursuant to
the original SDP. "
Staff Response: There are no proposed changes to this section of the PUD through this petition.
Point l0
"4-5 Preseme Area - Tract A does not have any preserves. Original SPD provided preserves as
Tract B. Any preserves in Tract A should be eliminated from this provision and the Master Plan."
Staff Response: The Santa Barbara Landings PUD, which was codified under Ordinance 05-53, identified
two preserve locations within Tract A and two preserves within Tract B. The approved Master Plan
identified the preserves in Tract A as recreated preserves. In order for development in Tract B to occur,
the preserves must meet the standards set forth in LDC section 3.05.07, including the created preserve
standards for the preserves in Tract A. Additionally, these areas will have to be put into preservation and
dedicated to Collier County through a Conservation Easement or plat. No changes to the preserve locations
or acreages was requested through this PDI application. Changes to the locations of the preserves must
be done through a PUD Amendment.
Point 1l
"section 5 Development commitments - should reference Tract B only and does not affect Tract
Point 7
"2.14C Construction Slandards - Should reference Tract B only. Tract A remains pursuant to the
original SDP. "
3.B.g
Packet Pg. 112 Attachment: Attachment F - March 17, 2020 Letter of Concern with Staff Response (13383 : PL20190000959 Santa Barbara Landings (PDI))
A in its entirety, including any specific commitment which impacts or references anything in Tract A."
Staff Response: The proposed changes to the PUD are limited to Tract B.
Point 12
"Further within the scope of the transportation issues, we need to have a written agreement with the
detteloper regarding the usage ofthe entrance road for Tract B access including cost sharingfor the road
and gate maintenance and any other impacts. One possible impact will be trash issues since Tract A has
a dumpster location at the southern cul-de-sac where the Tract B's east access will be located. We are not
interested in the Tract B restdents utilizing our dumpsters and need protections accordingly. As an
additional note, Bucelo / St. George installed the entrance gdte system with the conversion and was well
aware of its cost and maintenance issues when he completed the RPUD Revision in 2005."
Staff Response: The issue of intemal access maintenance is the responsibility of the PUD owners and
developer. Section 5.8.H. of the PUD Document clearly outlines the operations and maintenance
responsibilities.
3.B.g
Packet Pg. 113 Attachment: Attachment F - March 17, 2020 Letter of Concern with Staff Response (13383 : PL20190000959 Santa Barbara Landings (PDI))
GRANADA LAKES VILLAS CONDOMINIUM ASSOCIATION, INC.
May 21,2020
Mr. Timothy Finn, AICP
Collier County Growth Management
2800 N. Horseshoe Drive
Naples. FL 34104
RE: PDI-PL20190000959
Santa Barbara Landings RPUD
Submiftal #3
Heather Keel, CAM, Cambridge Management of SWFL
Laura DeJohn, AICP, Johnson Engineering, Inc.
Dear Tim,
You have received Submittal #3 from Johnson Engineering regarding the subjea property. I want
to restate in plain English regardless ofthe comments made in Submittal #3 rhar the entireproperty
(Tracts A&B) is not under unified control and we do not support the proposed revisions to thi
RPUD. we will though consider the changes the applicant has requested, provided the applicant
makes all the changes we requested, including but not limited to the del;tion of any preserves
within Tract A
we will be happy ro meet with the various planners to discuss in further details our concems.
Sincerely,
cc vis email:
145 SANTA CLARA DR NAPLES, FL 3410/t (239) 206'2678
AND
SANTA BARBARA LANDINGS PROPERTY OWNERS
ASSOC|ATION, tNC.
Franl Cooper, President
Granada Lakes Villas Condominium Association, lnc.
Santa Barbara Landings Property Owners Association, lnc.
Direct Contact - Tele (239) 250-1300
Email - FCProperties@comcast.net
3.B.h
Packet Pg. 114 Attachment: Attachment G - Other Concern Correspondence (13383 : PL20190000959 Santa Barbara Landings (PDI))
we have received your consent Request for the Sanla Barbara Landings lnsubstantial change.
Regardless of the process, we can only support your request upon the inclusion ofall the items
previously conveyed to you and rim Finn, collier county Growth Management in a letter dated
March 17, 2020, of which a copy is attached.
Please revise your request accordingly and resubmit.
Sincerely,
GRANADA LAKES VILLAS CONDOMINIUM ASSOCIATION, INC.
May 12.2020
Laura DeJohn. AICP
Johnson Engineering
2350 Stanford Court
Naples, FL 34112
RE: Santa Barbara Landings PDI
Dear Laun,
Frank Cooper, President
Granada Lakes Villas Condominium Association, Inc.
Santa Barbara Landings Property Owners Association, Inc.
Attachment: Letter Dated 3i 17i20
145 SAi{TA CLARA DR I{APLES, FL 3410a (239) 206-2678
3.B.h
Packet Pg. 115 Attachment: Attachment G - Other Concern Correspondence (13383 : PL20190000959 Santa Barbara Landings (PDI))
Laura S. DeJohn
From:
S.nt
To:
Cc:
fcproperties@comcast.net
Wednesday. May 05, 2020 1:21 PM
Laura S. De.,ohn
heatherk@cambridgeswfl.com; rick@nosnownaples.com
RE: Construction access drive for Tract g - Santa Barbara Landings pUO
That is correct. The Association and unit owners object to the construction traffic using Santa Clara Dr due to residents,
including children walking or biking ontheroad. We have requested the County allow the developers to install
a temporary construction access point on Santa Barbara directly to Tract B. lf you need further clarification or
correspondence please let me know.
Sincerely,
Frank W. Cooper, President
Granada Lakes Villas Condominium Association, lnc.
Santa Barbara Landings Property Owners Association, lnc.
From: Laura S. OeJohn <L(S@johnsoneng.com>
Sent Wednesday, May 6,2020 1:11 PM
To: f cproperties@comcast. net
Cc: heatherk@cambridgeswfl.com; rick@nosnownaples.com
Subject: Construction access drive for Tract B - Santa Barbara Landings pUD
Frank, Heather,
I understood from the discussions at your December 19, 2019 Board Meeting that residents obiected to construction
vehicles using Santa Clara Drive when Tract I of the PUD eventually develops. To address this concern raised at that
Board meetin& we have requested that Collier County allow a temporary construction access directly from Santa
Barbara Blvd into Tract B for use at time of construction, so construction vehicles would not travel through the existing
neiBhborhood.
Collier County has asked for written feedback on this topic to document that the HOA obiects to construction vehicles
using the existing internal Santa Clara Drive.
Ca n you send meeting minutes that capture this, or iust send an email confirming this? That should suffice to address
the County's request on this matter.
Thank you,
Laura
Subject:
Laura DeJohn, AICP
Laura,
FC Properties, lnc.
4158 Lorraine Avenue
Naples, Fl" 34104
Office (239) 643-s053
Fax (239) 543-5137
cell (239) 2s0-1300
1
3.B.h
Packet Pg. 116 Attachment: Attachment G - Other Concern Correspondence (13383 : PL20190000959 Santa Barbara Landings (PDI))
Director ot Planniog & tandscape Architecture
,oHt{sot{ E]{ctr{EERt G, tt{c.
C€ll: (239) 229-1726
lderohn@iohnsonent.com
2
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JOHNSQN srr(r 19a 5
ENGINEERING
lO: Frank Coopcr
F'ROM: kura DcJohn, AICP
DATE: Mav 8.2020
RE,
Saola Barbara Landings PDI
TrEct A conscut form for signalurr
Frank.
As we discussed by phone, writter consert by the HOA of Tract A of the Santa Barbara
Landings RPUD has been requested by the County in their review of the request to rernove the
requircrnent for a wall within Tracl A.
You have indicated in general there is no objecrion to the rEquesl to remove the requir€rnent for 8
wall within Tracl A, but you Ere concemed about imposition ofany oth€r requir€inents on Tracl
A.
The lnsubstantial change request to the santa Barbara Landings pDl is not intended to require
changes to the existing developed conditions in Tract A, so we have attempt€d to address your
concem by ststing this as part of the requested conscnt. Please s€e attachod and retum with your
signature (email is fine) ifyou concur. If you'd like to discuss, please feel froe to contact me.
Thank you,
Laura
12391229-1726
2350 Stanford Coun . Nsplcs, floridE 14l I 2
(239) 4la-0333 . Fax (239) 434-9320
cc: Rick Parlante
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SANTA BARBARA LANDIT{65 RPUO
INSUBSTANTIAT CHANGE PETITION PI.'2019@@959
CONSENT
Two Tr.ct compdrc thc S.ntr B.rb.r. f.ndlrya RPUD: Tr.st A .rd Tr.Gt B.
Tr'ct A of lhe santa Berbara Landints RPUD is built-out rrith the existint developm.nt of Granada lalesvillas condominiums. owners within Tr.cr A are represented by the 5ANTA BARBARA LANDTNG5
PRoPERTY owNER's AssN rNc (address: 145 sanra crara Drive, Napres, Fr,34104) and GRAI{ADA r_AKEs
vll"[As coNDoMlNruM AssocrATroN. rNc. (.ddress: r45 santa crara Drive, Napres, Fr.3rtro4].
St. Georae Gtouo. Coro is the owner of Tract B.
5t. Geone croup. coro fired for an rnsubsrantiar change to the santa Barbara Landints Rpuo, idenrified
by Collier County as Petition numb€r pL2OI9OOOO959.
On behalf of Tnct A, SANTA BARBAM LANoINGS PRoPERW owNER.s ASSN INc and GRANADA I.A(EsvlttAS cO mMlNlUM ASSoclATloN. lNc. cons€nt lo th€ petition requestint tnsubstantial char6e to thesanta Brrbara Landints Rpuo identifu by colier county petition numbcr puo19omo9s9, incruding thepropos€d removal of a condition requiring a wafl aront the Tract A ea$ern boundary, subiect to thefollowing:
l The lnsubstantial change petirbn requested by the owner of Tract B recognizes that Trect A is fuly
developed and built-out.
2. The lnsubstantiar change p€tition requested by tt'" oryner of rract B wil incrude rantuate in thc puD
as pan of the lnsubstantial Change request:
Date
Tr.ct A:
SANTA BAREARA TANDINGS PROPERTY OWNER'S AsSN INC
GRANADA I.AKT5 VIttAS CONDOMINIUM ASSOCIATION, II{C.
At tim" of rnrrbrranti"l ch"r"" p"tition puo19(xxp959 Tr".t A i, frll" d"r"loo.d. Th"
Itlcl-Ajgyghpment shall be allowed to continue a( it e.ists at time of aonroval of
Inrrbrt"ntirl chrn"" P"tition pu019(xx)0959
"nd..id "ooror"r
,"orir", no "h"..tion.or chanees to existinr develooment within Tract A.
Frank Cooper
President, SANTA BARBAM LANDTNGS pROPERTy OWNER,S ASSN tNC
President, GRANAOA LAKES VILLAS CONOOMTNTUM ASSOCtATtON, tNC
Name
Title:
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Laura S. DeJohn
Subject FW: Temporary Construction Access (Santa garbara)
From: Sawye rMichael <Michael.Sawver@ colliercountvfl.Pov>
S€nt: Tuesday, December 03, 2019 3:55 pM
To: Jared R. Brown <i!htQjqb!!9!C!&gg!t>
Subrect: RE: Temporary Construction Access (Santa Barbara)
Jared,
I remember the project. lf the temporary access came up during the zoning-PUD petition then likely we'd simply have
add a developer commitment retardin8 the construction access similar to other PUD's, location, timing, restoration,
etc. Other than Soing back for an lnsubstantial PUD change you really need to work this out this Matt McLean's group.
While we used to address these construction access concerns with ROW permits including time limitations, etc; I don,t
know the latest thinking-practice.
I know I was copied on an email a few weeks ago for this issue...sorry you haven't gotten a resolution.
Miehael Sawyer
Principal Planner
Gro*th Management Departnent
Transponadon Planning
2685 South Horseshoe Drive, Suite 103
Naples, Florida 34104
239-252-2926
michael.sawver(a,colliercounwtl.sor
From: Jared R. Brown <irb/a hnsonen .com>
Sent: Tuesday, December 3, 20Lg 2:44 pM
To: Sawye rMichael <Michae l.Sawver@colli ercountvfl.sov>
Cc: Laura S. Dejohn <LKS@ iohnsone -com>
Sublect: Temporary Construction Access (Santa Barbara)
EXTERNAtEMAIL This email is from an externalsource. conflrm this is a trusted sender and use extreme caution whenopenint attachments or cllcking link.
Good Oay, Mike.
We have been bounced around a little bit on this question and I need to get a clear ansrryer. lf it isn,t you, can you pleasepoint me to the correct person to talk with.
To recap the situation: There is an undeveloped parcel (see below) at the corner of Santa Barbara and the calusa park
Elementary School. The owner wants confirmation that they will be allowed a temporary construction access off of
Santa Barbara in order to avoid running all the heavy construction traffic through the residential neithborhood (cranada
Lakes) to the north. Cecilia has pointed out that the spacing between the proposed temp access andlhe Calusa park
1
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entry does not meet the Access Management Policy and that the PUD does not show an access at that location
However, I don't believe either of those apply to a temporary condition.
Please confirm or set me straight.
Thanks
-Jared
arcel
,ared R. Brown, P,E,, LIED Ap
Projed Manager
JOHt{SO Et{ctNEERtr{G, tNC.
2350 Stanford Court
Naples, Florida 34112
Phone:239.280.4321
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Packet Pg. 121 Attachment: Attachment G - Other Concern Correspondence (13383 : PL20190000959 Santa Barbara Landings (PDI))
x
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Packet Pg. 122 Attachment: Attachment H - HEX Hybrid Meeting Waiver (13383 : PL20190000959 Santa Barbara Landings (PDI))
SANTA BARBARA LANDINGS RPUD
(PL20190000959)
Application and Supporting Documents
October 22, 2020 HEX Hearing
Post Office Box 1550
2122 Johnson Street
Fort Myers, Florida 33902-1550
(239) 334-0046
E B 642
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INSUBSTANTIAL CHANGES TO
PUD AND MASTER PLAN
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SANTA BARBARA LANDINGS
RESIDENTIAL PLANNED UNIT DEVELOPMENT
41.6± Acres Located in Section 04, Township 50 S, Range 26 E
Collier County, Florida
PREPARED FOR:
Santa Barbara Garden Villas, LLC
1401 Ponce de Leon Boulevard, Suite 401
Coral Gables, Florida 33134
And
St. George Group, Corporation
1401 Ponce de Leon Boulevard, Suite 40I
Coral Gables, Florida 33134
6303 Blue Lagoon Drive Suite 390
Miami, FL 33126
PREPARED BY:
Richard D. Yovanovich, Esq.
Goodlette, Coleman & Johnson
4001 Tamiami Trail North, Suite 300
Naples, Florida 34103
And
D. Wayne Arnold, AICP
Q. Grady Minor & Associates
3800 Via del Rey
Bonita Springs, FL 34134
Insubstantial Change for St. George Group, Corp by:
Johnson Engineering, Inc.
2350 Stanford Court
Naples, FL 34112
DATE FILED
DATE APPROVED BY CPCC
DATE APPROVED BY BCC 10-11-2005
ORDINANCE NUMBER 2005-53
INSUBSTANTIAL CHANGE: _____________
EXHIBIT "A"
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TABLE OF CONTENTS
PAGE
LIST OF EXHIBITS AND TABLE i
STATEMENT OF COMPLIANCE ii
SECTION I LEGAL DESCRIPTION, PROPERTY OWNERSHIP AND GENERAL
DESCRIPTION I-1
SECTION II PROJECT DEVELOPMENT REQUIREMENTS II-1
SECTION III RESIDENTIAL "R" DEVELOPMENT AREA III-1
SECTION IV PRESERVE "P" AREA IV-1
SECTION V DEVELOPMENT COMMITMENTS V-1
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LIST OF EXHIBITS AND TABLES
EXHIBIT A CONCEPTUAL MASTER PLAN
EXHIBIT B SURFACE WATER MANAGEMENT PLAN
EXHIBIT C LOCATION MAP
EXHIBIT D BOUNDARY SURVEY
TABLE I DEVELOPMENT STANDARDS III-3
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STATEMENT OF COMPLIANCE
Santa Barbara Garden Villas, LLC and St. George Group, Corporation intends to create a This
Residential Planned Unit Development is on approximately 41.6± acres of land located in Section
04., Township 50 S, Range 26 E, Collier County, Florida. Approximately 6.3 acres of the property
is encumbered with a 100' wide roadway easement for Santa Barbara Boulevard, making the net
site approximately 35.3 acres. The name of the Residential Planned Unit Development (RPUD)
shall be Santa Barbara Landings RPUD. The development of the Santa Barbara Landings RPUD
will be in compliance with the planning goals and objectives of Collier County as established in
the Growth Management Plan. The development will be consistent with the policies of the land
development regulations adopted under the Growth Management Plan and applicable regulations
for the following reasons:
1. The subject property is located within the Urban Mixed Use District, Urban Residential
Sub-District, as identified on the Future Land Use Map.
2. The density provided for in the Santa Barbara Landings RPUD complies with the Density
Rating System contained in the Future Land Use Element of the Growth Management
Plan. The subject property is located within the residential density band, which extends
from the Mixed-use activity center located at the intersection of Santa Barbara Boulevard
and Davis Boulevard. The density permissible is 4 dwelling units per acre. Up to 3
dwelling units per acre may be added within the density band, bringing the permissible
base density to 7 dwelling units per acre.
Base density
Density band
Maximum permitted density
Requested density
4.0 du/acre
+ 3.0du/acre
= 7.0 du/acre
7.0 du/acre (291 units)
At the time of the rezoning application, 248 multiple-family dwellings exist on the site.
The subject rezoning will add a maximum of 43 additional dwelling units for a maximum
total of 291 dwelling units. All property within the RPUD boundary shall be utilized in
calculating the project density.
3. The project development is compatible and complementary to existing and future
surrounding land uses as required in Policy 5.4 of the Future Land Use Element (FLUE).
4. Improvements are planned to be in compliance with the applicable land development
regulations as required in Objective 3 of the FLUE, except as may be modified in this
RPUD document
5. All final local development orders for this project are subject to the Collier County
Adequate Public Facilities Ordinance as required in Objective 2 of the FLUE.
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6. The design of Santa Barbara Landings RPUD protects the function of the existing
drainage features and natural groundwater aquifer recharge areas as required in Objective
1.5 of the Drainage Sub-Element of the Public Facilities Element.
7. This project shall be subject to applicable Sections of the LDC at the time of development
order approval, except as otherwise provided herein.
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SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP
AND GENERAL DESCRIPTION
1.1 PURPOSE
Section I sets forth the location and ownership of the property, and describes the existing
conditions of the property proposed to be developed under the project name Santa
Barbara Landings RPUD.
1.2 LEGAL DESCRIPTION
The subject property being 41.6 acres more or less, is described as:
The west half (W. ½) of the west half (W. ½) of the northwest quarter (N.W. ¼) of
Section 4, Township 50 South, Range 26 East, all being situated in Collier County,
Florida, less the north 50 feet thereof.
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
1.3 PROPERTY OWNERSHIP
The property is currently owned by:
TRACT A: unit owners of the Santa Barbara Garden Villas, LLC Landings Property
Owner’s Association Inc. and Granada Lakes Villas Condominium Association Inc.,
whose address is 145 Santa Clara Drive, Naples, FL 34104, and
TRACT B: St. George Group, Corporation, whose address is: 1401 Ponce de Leon
Boulevard, Suite 401 Coral Gables, Florida 33134 6303 Blue Lagoon Drive Suite 390,
Miami, FL 33126
1.4 GENERAL DESCRIPTION OF PROPERTY
A. The project is located in Section 04, Township 50, Range 26 and is generally
bordered on the north by Radio Road, on the east by Plantation PUD; on the south
by Bembridge PUD on the west by Santa Barbara Boulevard.
B. The zoning classification of the subject property at the time of RPUD application
is RMF-6.
C. According to FEMA/FIRM Map Panel Number 120067 415 D, dated June 3,
1986, the property is located within Zone X.
D. Soils on the site generally include Hallandale fine sand and Boca, Rivera,
Limestone Substratum and Copeland fine sand depressional.
E. Existing vegetation on the site consists of melaleuca, Brazilian Pepper, palmetto
prairie, pine flatwoood, cypress, Cabbage Palm and disturbed lands. Wetland
areas have been heavily impacted by melaleuca.
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F. According to the Collier County Drainage Atlas, the site is located in the Lely
Canal Basin. The conceptual water management plan is depicted in the Surface
Water Management Report, which accompanied the rezone application
submittal.
1.5 SHORT TITLE
This Ordinance is known and cited as the "Santa Barbara Landings Residential Planned
Unit Development Ordinance."
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SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1 PURPOSE
Section II delineates and generally describes the plan of development and identifies
relationships to applicable County ordinances, policies, and procedures.
2.2 GENERAL DESCRIPTION OF THE PROJECT
A. Santa Barbara Landings RPUD is a mixed-use residential project and will consist of
two development parcels and multiple preservation areas. Categories of land uses
include those for residential and preserve areas. The Residential areas are designed
to accommodate single-family attached, duplex and multiple family dwellings. The
overall project density is 7 dwelling units per acre and the maximum units permitted
in the RPUD shall be 291 units.
B. Exhibit "A" depicts the RPUD Master Plan. The RPUD Master Plan includes a table
that summarizes land use acreage. The location, size and configuration of individual
tracts shall be determined at the time of Preliminary and Final Subdivision Plat
approval.
2.3 COMPLIANCE WITH COUNTY ORDINANCES
A. Regulations for development of Santa Barbara Landings RPUD shall be in
accordance with the contents of this document, Planned Unit Development District
and other applicable sections and parts of the Collier County Land Development
Code and Growth Management Plan in effect at the time of issuance of any
development order to which said regulations relate which authorize the construction
of improvements. Where these regulations fail to provide developmental standards
then the provisions of the most similar district in the Land Development Code shall
apply.
B. Unless otherwise noted, the definitions of all terms shall be the same as the
definitions set forth in the Land Development Code in effect at the time of building
permit application.
C. Unless modified, waived or excepted from this RPUD Document or associated
exhibits, the provisions of other sections of the land development codes, where
applicable, remain in full force and effect with respect to the development of the
land that comprises this RPUD.
D. Development permitted by the approval of this petition will be subject to a
concurrency review under the provisions of Chapter 6, Adequate Public Facilities,
of the Land Development Code.
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2.4 LAND USES
Land uses are generally depicted on the RPUD Master Plan, Exhibit A. The specific
location and size of individual tracts and the assignment of square footage or units shall
be determined by the developer at the time of site development plan approval, preliminary
subdivision plat approval, or final subdivision plat approval subject to the provisions of
Chapter 10 of the Collier County LDC.
2.5 USE OF RIGHTS-OF-WAY
The Developer may utilize land within the rights-of-way within the RPUD for
landscaping, decorative entranceways, and unified signage. This utilization is subject to
review and administrative approval during the development review process by the
Community Development and Environmental Services Administrator for engineering and
safety considerations.
2.6 MODEL HOMES SALES OFFICE AND CONSTRUCTION OFFICE
A. Construction offices and other uses and structures related to the promotion and
sale of real estate such as, but not limited to, pavilions, parking areas, and signs,
shall be permitted principal uses throughout the Santa Barbara Landings RPUD.
These uses shall be subject to the requirements of Chapter 5 and Chapter IO of
the LDC.
B. Model Homes may be permitted in multi-family and townhome buildings may be
utilized for wet or dry models, subject to the time frames specified in Chapter 5
of the LDC.
2.7 CHANGES AND AMENDMENTS TO RPUD DOCUMENT OR RPUD MASTER
PLAN
Changes and amendments may be made to this RPUD Ordinance or RPUD Master Plan
as provided in Chapter 10 of the LDC. Minor changes and refinements as described herein
may be made by the Developer in connection with any type of development or permit
application required by LDC.
2.8 OPEN SPACE REQUIREMENTS
A minimum of 30% of the project (12.48± acres) shall be devoted to usable open space.
2.9 NATIVE VEGETATION RETENTION REQUIREMENTS
A minimum of three (3) acres of native vegetation shall be maintained on the subject site
through a combination of preservation of existing native vegetation and revegetation of
native vegetation. The areas of retained native vegetation and replanted native vegetation
are shown as Preserve areas on the Conceptual Master Plan, Exhibit A.
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2.10 COMMON AREA MAINTENANCE
One or more Property Owner's Association (POA) will provide common area
maintenance. The POA, as applicable, shall be responsible for the operation,
maintenance, and management of the surface water and stormwater management systems
and preserves serving Santa Barbara Landings RPUD, in accordance with any applicable
permits from the South Florida Water Management District.
2.11 DESIGN GUIDELINES AND STANDARDS
A. The Collier County Planned Unit Development District is intended to encourage
ingenuity, innovation and imagination in the planning, design and development
or redevelopment of relatively large tracts of land under unified ownership as set
forth in Chapter 2 of the LDC.
I. Individual Projects
a) Site Planning: Each distinct project within the RPUD will provide
an aesthetically appealing, identifiable path of entry for
pedestrians and vehicles. The orientation of buildings and
structures will be sensitive to adjacent land uses and the
surrounding community.
b) Landscaping: Where applicable, plantings along public rights-of
way will be complimentary to streetscape landscaping.
2.12 LANDSCAPE BUFFERS, BERMS, FENCES AND WALLS
A. Landscape buffers, berms, fences and walls are generally permitted as a principal
use throughout the RPUD, excluding preserves.
B. The maximum fence, wall or berm height internal to the RPUD shall be eight
(8) feet, not including those portions of walls incorporated into project
identification signs. The maximum fence height shall be measured relative to
the greater of the crown of the adjacent roadway or the adjacent minimum
finished floor, as applicable. The eight (8') foot high precast wall shown on
the conceptual master plan shall be constructed along the eastern boundary of
Tract B concurrent with development of the residential units in tract B.
C. Perimeter Buffers abutting rights-of-way shall be permitted to deviate from the
required 20' wide Type D buffer, to permit a Type D buffer an average of 20' in
width, with no part of the buffer being less than 15' in width. The minimum area
for the combined buffers along Radio Road and Santa Barbara Boulevard shall
be 66,129 square feet (1.52± acres).
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2.13 SIGNAGE
A. GENERAL
Signage shall be consistent with Section 5.06 of the LDC.
2.14 SUBSTITUTIONS TO SUBDIVISION DESIGN STANDARDS / DEVIATIONS
1. The Developer reserves the right to request substitutions to subdivision
improvement and utility design standards in accordance with Chapter 10 of the
LDC.
A. Chapter 6, Sidewalks, bike lanes and bike paths
1. Existing site constraints prohibit retrofitting of the site with sidewalks
meeting standards in Chapter 6 of the LDC.
2. A six (6) foot wide sidewalk shall be provided on only one (1) side of the
internal local or private roadway exceeding one thousand (1,000) feet in
length serving the project's additional 43 unit component.
3. An internal sidewalk connection from the southernmost development
tract (Tract B) to the existing pool/club area shall be provided at the time
of construction within Tract B. The developer of Tract B shall construct
a sidewalk interconnection concurrently with the road interconnection
from Tract B to Tract A. The developer of Tract B shall coordinate with
the School District of Collier County to construct a sidewalk
interconnection from Tract B to the adjacent school property at time of
Tract B development permitting.
4. The developer shall make payment-in-lieu of construction of the sidewalk
within Santa Barbara Boulevard, due to its programmed improvement in
the five-year work program.
B. Section 4.06.00, Landscaping, buffering and vegetation retention
1. Perimeter Buffers abutting rights-of-way shall be permitted to deviate
from the required 20' wide Type D buffer, to permit a Type D buffer an
average of 20' in width, with no part of the buffer being less than 15' in
width. The minimum area for the combined buffers along Radio Road and
Santa Barbara Boulevard shall be 66,129 square feet (1.52± acres).
C. Construction Standards Manual, Streets and access improvements
1. Construction Standards Manual, Street Right-of-Way Width
Street right-of-way width: The minimum right-of-way width to be
utilized for local streets and cul-de-sacs shall be forty (40) feet. Drive
aisles serving multi-family tracts shall not be required to meet this
standard.
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2. Construction Standards Manual, Dead-end Streets
Cul-de-sacs may exceed a length of one thousand (1,000) feet.
3. Construction Standards Manual, Intersection Radii
Intersection radii: Street intersections shall be provided with a minimum
of a twenty five (25) foot radius (face of curb) for all internal project
streets and a thirty-five (35) foot radius for intersections at project
entrances.
2.15 GENERAL PERMITTED USES
A. Certain uses shall be considered general permitted uses throughout the Santa
Barbara Landings RPUD except in the Preserve Areas. General permitted uses
are those uses that generally serve the entire RPUD or distinct projects there
within.
B. General Permitted Uses:
1. Essential services as set forth under Chapter 2 of the LDC.
2. Water management facilities and related structures.
3. Lakes including lakes with bulkheads or other architectural or structural
bank treatments.
4. Guardhouses, gatehouses, and access control structures.
5. Temporary construction, sales, and administrative offices for the
Developer and Developer's authorized contractors and consultants,
including necessary access ways, parking areas and related uses.
6. Landscape features including, but not limited to, landscape buffers, berms,
fences and walls subject to the standards set forth in Section 2.12 of this
document.
7. Signage.
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SECTION III
RESIDENTIAL "R" DEVELOPMENT AREAS
3.1 PURPOSE
Section III establishes permitted uses and development regulations for areas within the
Santa Barbara Landings RPUD that are designated Residential "R" on the RPUD Master
Plan.
3.2 GENERAL DESCRIPTION
A. Areas designated as "R" on the RPUD Master Plan are designed to accommodate
multiple family residential types, recreational uses, essential services, and
customary accessory uses. Acreage is based on a conceptual design. Actual
acreage of the development and preserve areas shall be established at the time of
Site Development Plan or Preliminary Subdivision Plat approvals in accordance
with the Collier County Land Development Code. Areas designated as "R"
accommodate internal roadways, open space, parks and amenity areas, lakes and
water management facilities, and other similar facilities that are accessory or
customary to residential development.
B. Areas designated as "R" are intended to provide a maximum of 291 dwelling units.
3.3 PERMITTED USES AND STRUCTURES
A. Principal Uses and Structures
1. Single-family attached and detached.
2. Duplex and two-family.
3. Multiple-family.
4. Townhomes
B. Accessory Uses and Structures
1. Common indoor and outdoor recreational facilities.
2. Sales and leasing facilities.
3. Clubhouse, meeting rooms.
4. Uses and structures that are accessory and incidental to uses permitted in
this area.
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3.4 DEVELOPMENT STANDARDS
A. Table I sets forth the development standards for land uses within the "R"
Residential District.
B. Required Parking: Parking within the residential area shall be provided based on
the following standards:
1. Recreation Facilities - 2 per court, 1 per 600 square feet of building area, 1 per
200 square feet of pool water area. No additional parking shall be required for
outdoor playground facilities. Up to 10 parking spaces per recreational facility
may be directly loaded off a private roadway serving the recreational area.
2. Temporary Model Sales Facility - minimum 6 parking spaces per building.
Parking for models or temporary sales facilities shall be permitted to back
directly onto private roadways serving the units.
C. Standards for parking, landscaping, signs and other land uses where such standards
are not specified herein or within the Santa Barbara Landings RPUD, shall be in
accordance with the Land Development Code in effect at the time of Site
Development Plan approval. Unless otherwise indicated, required yards, heights,
and floor area standards apply to principal structures.
D. Development standards for uses not specifically set forth in Table I shall be
established during the Site Development Plan Approval as set forth in Chapter 4 of
the Land Development Code in accordance with those standards of the zoning
district which is most similar to the proposed use.
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TABLE I
SANTA BARBARA LANDINGS
DEVELOPMENT STANDARDS FOR
"R" RESIDENTIAL AREAS
Permitted Uses and
Standards
Single
Family
Detached
Zero Lot
Line
Duplex, Single
Family
Attached and
Townhouse5
Multi-Family
Dwellings 5
Minimum Lot Area 5,000 SF 4,000 SF NA NA
Minimum Lot Width 50' 40' NA NA
Minimum Lot Depth 100' 100' NA NA
Front Yard Setback1 20'/23' 20'/23 20'/23' 20'/23'
Side Yard Setback 6' 0' or 6' 0' or6' 15'
Rear Yard Setback2 15' 15' 15' 15'
Santa Barbara Blvd.
R-O-W Setback
20'
20'
20'
20'
Rear Yard Accessory
Setback2
10'
10'
10'
10'
Preserve Setback3
Accessory
Principal
10'
25'
10'
25'
10'
25'
10'
25'
Maximum Zoned Building
Height
2 Stories
or 30'
2 Stories
or 30'
2 Stories
or 30'
2 Stories
or 30'
Distance Between4 Detached
Principal Structures
12'
12'
12'
15'
Floor Area Min. (SF)
750 SF
750 SF
750 SF
750 SF
All distances are in feet unless otherwise noted.
1 Front yards shall be measured as follows:
A. If the parcel is served by a public right-of-way, setback is measured from the adjacent right-of-way line.
B. If the parcel is served by a private road or access easement, setback is measured from the back of curb (if curbed) or edge of pavement (if
not curbed). For multiple family buildings served by an unplatted driveway, no setback shall be required; however, adequate stacking shall
be provided to accommodate vehicular parking. For tract B, front entry garage setback shall be a minimum of 23' from private row or back
edge of sidewalk.
C. For structures with side or rear entry garages, the minimum front yard may be reduced to 12'.
2Rear yards for principal and accessory structures on lots and tracts which abut lake, or open space (non-preserve) may be reduced to O' feet; however, a
reduced building setback shall not reduce the width of any required landscape buffer, as may be applicable.
3 For purposes of this Section, accessory structures shall include but not be limited to attached screen enclosures and roofed lanais.
4 A minimum building separation of twelve (12) feet between detached structures. Detached garages may be separated by a minimum of ten (10) feet.
5Attached single-family and multi-family structures within Tract B shall not exceed 4 dwelling units per structure.
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SECTION IV
PRESERVE "P" AREAS
4.1 PURPOSE
Section IV establishes permitted uses and development regulations for areas within Santa
Barbara Landings RPUD that are designated as Preserve "P" on the RPUD Master Plan.
4.2 GENERAL DESCRIPTION
Areas designated as "P" on the RPUD Master Plan are designed to accommodate natural
systems existing or created as preserves and limited water management uses and
functions.
4.3 PERMITTED USES AND STRUCTURES
A. No building or structure, or part thereof, shall be erected, altered or used, or land
or water used, in whole or in part, subject to review and approval by local, state
& federal agencies as required, for other than the following:
B. Permitted Principal Uses and Structures
1. Boardwalks and nature trails (excluding impervious paved trails).
2. Water management facilities.
3. Any other preserve and related use which is comparable in nature with
the foregoing uses and which the Board of Zoning Appeals determines to
be compatible in the Preserve Area.
4.4 PROPERTY DEVELOPMENT REGULATIONS
A. Building setbacks shall be 20 feet from the RPUD boundary for any permitted
structure.
B. Maximum zoned height for any structure shall be 20'.
4.5 PRESERVE AREA ADJUSTMENTS
The proposed preserve areas depicted on the Santa Barbara Landings RPUD Master Plan
are intended to meet the native vegetation requirements of the Collier County Growth
Management Plan and the Collier County LDC. Adjustments may be made to the
location of the preservation areas at the time of preliminary plat or site development plan
approval based on jurisdictional agency permit requirements.
Approximately 6 acres of native vegetation exists on-site at the time of rezoning
application. Through retention of existing native vegetation and revegetation of open
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spaces on-site, the developer shall provide a minimum of 3 acres of on-site native
vegetation, which shall consist of a minimum of 1.5 acres of retained vegetation and 1.5
acres of replanted and enhanced native vegetation.
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SECTION V
DEVELOPMENT COMMITMENTS
5.1 PURPOSE
The purpose of this Section is to set forth the commitments for the development of this
project.
5.2 GENERAL
All facilities shall be constructed in strict accordance with Final Site Development Plans,
Final Subdivision Plans and all applicable State and local laws, codes, and regulations
applicable to this RPUD, in effect at the time of Final Plat, Final Site Development Plan
approval or building permit application as the case may be. Except where specifically
noted or stated otherwise, the standards and specifications of the official County Land
Development Code shall apply to this project even if the land within the RPUD is not to
be platted. The developer, his successor and assigns, shall be responsible for the
commitments outlined in this document.
These developer commitments will be enforced through provisions agreed to be included
in the declaration of covenants and restrictions or similar recorded instrument. Such
provisions must be enforceable by lot owners against the developer, it successors and
assigns, regardless of turnover or not to any property or homeowners' association.
The developer, his successor or assignee, shall follow the RPUD Master Plan and the
regulations of this RPUD 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.
5.3 RPUD MASTER PLAN
A. Exhibit "A", RPUD Master Plan illustrates the proposed development and is
conceptual in nature. Proposed area, lot or land use boundaries or special land
use boundaries shall not be construed to be final and may be varied at any
subsequent approval phase such as Final Platting or Site Development Plan
approval. Subject to the provisions of Chapter 10 of the LDC, amendments may
be made from time to time.
5.4 SCHEDULE OF DEVELOPMENT/PUD MONITORING REPORT
A. The landowners shall proceed and be governed according to the time limits
pursuant to Chapter 10 of the LDC.
B. Monitoring Report: An annual monitoring report shall be submitted pursuant to
Chapter 10 of the LDC.
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A. One entity (hereinafter the Managing Entity) shall be responsible for PUD
monitoring until close-out of the PUD, and this entity shall also be responsible
for satisfying all PUD commitments until close-out of the PUD. At the time of
this PUD Insubstantial Change approval dated__________2020, the Managing
Entity for Tract B is St. George Group, Corp. Should the Managing Entity desire
to transfer the monitoring and commitments to a successor entity, then it must
provide a copy of a legally binding document that needs to be approved for legal
sufficiency by the County Attorney. After such approval, the Managing Entity
will be released of its obligations upon written approval of the transfer by County
staff, and the successor entity shall become the Managing Entity. As Owner and
Developer sell off tracts, the Managing Entity shall provide written notice to
County that includes acknowledgement of the commitments required by the PUD
by the new owner and the new owner’s agreement to comply with the
Commitments through the Managing Entity, but the Managing Entity shall not
be relieved of its responsibility under this Section. When the PUD is closed-out,
then the Managing Entity is no longer responsible for the monitoring and
fulfillment of PUD commitments.
5.5 ENGINEERING
A. This project shall be required to meet all County Ordinances in effect at the time
final construction documents are submitted for development approval.
B. Design and construction of all improvements shall be subject to compliance with
appropriate provisions of the LDC.
5.6 SURFACE WATER MANAGEMENT
In accordance with the Rules of the South Florida Water Management District (SFWMD),
this project shall be designed for a storm event of 3-day duration and 25-year return
frequency.
A. The project will be permitted with the South Florida Water Management District
and copies of the applicable permits will be provided to Collier County prior to
issuance of applicable County permits.
B. Existing lakes already constructed as of the effective date of this regulation shall
be allowed to continue to exist in accordance with the cross sections shown on
Surface Water Management Plan, Exhibit "B". Any new lakes must meet the
requirements of the then current LDC.
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5.7 UTILITIES
A. Water distribution, sewage collection and transmission and interim water and/or
sewage treatment facilities to serve the project are to be designed, constructed,
conveyed, owned and maintained in accordance with Collier County Ordinance
No. 97-17, as amended, and other applicable County rules and regulations.
B. All necessary easements, dedications, or other instruments shall be granted to
insure the continued operation and maintenance of all service utilities in
compliance with applicable regulations in effect at the time approvals are
requested.
C. Water and wastewater systems shall be constructed in accordance with State of
Florida Laws and Collier County's Codes and Ordinances.
D. All construction plans, technical specifications and hydraulic design reports are to
be reviewed and approved in writing by the Engineering Services Department of
the Community Development and Environmental Services Division prior to
commencement of construction
E. Upon completion of construction, all water and wastewater systems within the
project shall be tested and must meet minimum County standards and
requirements. The system(s), or a portion thereof, that is found to meet the
requirements set forth in item #5 below, may then be conveyed to the County for
ownership and maintenance.
F. If County's utility system does not have access readily available to serve a project
within the County's service area, extensions to the County infrastructure may be
required. All required extensions shall be the sole responsibility of the Developer,
fiscally and otherwise (time and schedule), unless such extension has been
previously defined in the County Water and/or Wastewater Master Plan. In such
case, the developer may negotiate an upsizing agreement with the County. If it is
determined by the County that neither of these two options are feasible, in interim
system may be considered.
G. Items on the following list shall be conveyed to the County for ownership and
maintenance upon approval from the Board of County Commissioners if they are
located within a County right-of-way or County Utility Easement (CUE), are in
compliance with the latest revision of the Collier County Utilities Standards and
Procedures Ordinance, and are connected to the County Water, Wastewater or
Reclaimed Systems:
1. Potable water lines 6" or larger, including water meters and backflow
devices that are not on fire lines.
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2. Gravity wastewater lines 8" or larger.
3. Wastewater lift stations that are located within a CUE.
4. Force mains 4" or larger.
5. CUE's that are determined to be necessary to access and maintain utility
systems and structures.
6. Non-potable irrigation water lines 6" or larger, including the water meter
and backflow devices.
For potable and reclaimed water distribution systems that will not be conveyed to
the County, a master meter shall be required. Such systems shall be owned and
maintained by the applicant, his successor or assigns, from the customer side of
the master meter and backflow device or the check valve at the property line or
County Utility Easement limit. School and park developments are included in the
list of types of developments whose internal systems the applicant or assigns shall
be responsible to own and maintain.
H. Private lift stations shall conform to the same specifications that apply to public
lift stations, unless a Deviation from the Ordinance has been granted in advance
and writing by the County Wastewater. The lift station Control Package shall
include an operable Telemetry Control System, as specified by County Standards.
I. The developer will pay all impact fees in accordance with the latest revision of
the Collier County Consolidated Impact Fee Ordinance, Code of Laws Section
74.303(d).
J. PUD's and DRI's shall have only one master pump station.
K. Lift station easement areas shall be designed to 30 feet by 30 feet, or twice the
wetwell depth by twice the wetwell depth, whichever is larger.
L. Pursuant to Ordinance No. 90-30, as amended, Code of Laws Chapter 118, solid
waste disposal shall be required in the form of bulk containers service (garbage
dumpsters and/or compactors) for all commercial and industrial establishments,
unless authorization for alternative means of disposal is approved by the Public
Utilities Division. Bulk container service shall be required to all multi-family
projects not receiving curbside pickup. Solid waste disposal shall be required in
the form of curbside pickup for all units on the annual Mandatory Trash
Collection and Disposal Special Assessment Roll's. All individual units within a
deed-restricted area must have an enclosed location other than the residential
structure, such as a carport or garage for the storage of individual solid waste
containers, or as otherwise permitted in Section 5.03.04 of the LDC.
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M. Pursuant to Ordinance No. 90-30, as amended, Code of Laws Chapter 118, all
provisions and facilities for solid waste collection and disposal shall conform to
all portions of Section 5.03.04 (Solid Waste Collection and Disposal) of the latest
edition of the LDC.
5.8 TRAFFIC
The development of this RPUD Master Plan shall be subject to and governed by the
following conditions:
A. All traffic control devices, signs, pavement markings and design criteria shall be
in accordance with Florida Department of Transportation (FDOT) Manual of
Uniform Minimum Standards (MUMS), current edition, FDOT 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 Collier county Land Development code (LDC).
B. 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).
C. 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 of the first CO.
D. Road impact fees shall be paid in accordance with Collier County Ordinance 01-
13, as amended, Code of Laws Chapter 74 and Chapter 6 and Chapter 10 of the
LDC, as it may be amended.
E. All work within Collier County rights-of-way or public easements shall require a
Right-of-way Permit.
F. 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 any median opening existing at the time of approval of this RPUD 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.
G. 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.
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H. 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 Country shall have no responsibility for maintenance of
any such facilities.
I. 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.
J. If, in the sole opinion of Collier County, a traffic signal, or other traffic control
device, sign or pavement marking improvement within a public right-of-way or
easement is determined to be necessary, the cost of such improvement shall be
borne by the developer and shall be paid to Collier County before the issuance of
the first CO.
K. Upon written request by Collier County the property owner shall dedicate, to
Collier County without compensation, an area of approximately 721± square feet
for road right-of-way purposes, as depicted on the RPUD Conceptual Master Plan.
L. A temporary construction access for all site work and vertical construction on Tract B
shall be located along Santa Barbara Boulevard, as shown on the PUD Master Plan and
subject to issuance of the appropriate right-of-way permit. Temporary construction
access shall be limited to one year from issuance of development permit (PPL or SDP).
To limit the access to construction activities only, signage is required to indicate
Construction Only, and barricades are required to block access during non-working
hours. Prior to final approval by the County, the temporary access shall be totally
removed, and right-of-way shall be restored.
5.9 PLANNING
Pursuant to Chapter 2 of the LDC, if during the course of site clearing, excavation or other
construction activity a historic or archaeological artifact is found, all development within
the minimum area necessary to protect the discovery shall be immediately stopped and
the Collier County Code Enforcement Department contacted.
5.10 ENVIRONMENTAL
A. An exotic vegetation removal, monitoring, and maintenance (exotic-free) plan for
the site, shall be submitted to Environmental Services Staff for review and
approval prior to Final Site Development Plan/Construction Plan approval for all
parcels included on that project. All category 1 invasive exotic plants as defined
by the Florida Exotic Pest Council shall be removed in Preserve areas, and annual
removal (in perpetuity) shall be the responsibility of the property owner.
A.B. A minimum of (3.0 acres) of the on-site native vegetation shall be retained or
revegetated, consistent with Chapter 3 of the LDC as conceptually shown as
preserve areas on the Exhibit "A", Conceptual RPUD Master Plan.
C. Setbacks from preserves shall be as required in the Santa Barbara Landings
RPUD, Table I.
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D. All preserve areas shall be designated as conservation/preservation tracts or
easements on all construction plans and shall be so dedicated on all plats or
recorded as an easement for site plans pursuant to Section 704.06 of the Florida
Statutes, for plats and be dedicated to the project's homeowners' association
or like entity for ownership and maintenance responsibility, and to Collier
County with no responsibility for maintenance. All documentation necessary
to record conservation easements over the preserve areas shall be provided
prior to the next SDP approval for this RPUD.
E. This RPUD shall comply with the guidelines of the USFWS and FFWCC for
impacts to protected species. A habitat management plan for those species shall
be submitted to environmental review staff for review and approval prior to
site plan approval.
F. This RPUD shall be in compliance with the Growth Management Plan, and
LDC, except as may be modified herein, at the time of final development order
approval.
G. A Preserve Management Plan shall be provided to environmental staff for
approval prior to site/construction plan approval identifying methods to
address treatment of invasive exotic species, fire management and
maintenance. A SFWMD jurisdictional determination shall be shown on the
site development plan.
H. All approved agency permits shall be submitted prior to final site
plan/construction plan approval.
I. A replanting plan for the re-created preserve areas shall be provided at the
time of next development order submittal. Perimeter berms shall be located
outside of all upland/wetland preserves.
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5.11 HOUSING
A. The developer or successors and assigns shall pay the sum of $1,000.00 to Collier
County from the closing of each of the dwelling units constructed within Tract
"B" of the RPUD. The payment shall be made within seven (7) days of the closing
of the residential unit.
AB. The developer or successors and assigns shall require a minimum of fifty percent
(50%) of the dwelling units developed within Tract B of the RPUD to be initially
sold to individuals or families that use the dwelling unit as their primary residence.
The deed to the initial purchaser shall include a restriction that the initial purchaser
shall use the unit as their primary residence.
C. The developer or successors and assigns agrees to make available for sale a
minimum of fifty percent (50%) of the dwelling units at a sales price less than
$240,000.00.
BD. The developer or successors and assigns agrees to sell a minimum of ten percent
(10%) of the total number of dwelling units constructed within Tract B of the
RPUD to persons employed in Collier County and earning a family income
ranging between 100% and 125 that is up to 140% of the County's median income.
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INSUBSTANTIAL CHANGE 2/27/20 8' PRE CAST WALL (TRACT B)SANTA CLARA DRIVEROAD & SIDEWALK INTERCONNECTIONROAD & SIDEWALK INTERCONNECTIONINSUBSTANTIAL CHANGE 5/6/20Calusa Park School sidewalk interconnectionTEMPORARY CONSTRUCTION ACCESS WITH RIGHT TURN LANETract B connection to School and construction access labelsSIDEWALK INTERCONNECTION - Final design to be coordinated with School District and Calusa Park Elementary AVERAGE AVERAGEERAGAVERAGEVERAG20' 0'0(i(min. (i15') TYPETYDINSUBSTANTIAL CHANGE 9/23/20Correction to buffer label per PUD3.B.jPacket Pg. 150Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara
Tract B connection to School and construction access labelsINSUBSTANTIAL CHANGE 2/27/208' PRE CAST WALL (TRACT B) SANTA CLARA DRIVETEMPORARY CONSTRUCTION ACCESS WITH RIGHT TURN LANEROAD & SIDEWALK INTERCONNECTIONROAD & SIDEWALK INTERCONNECTIONSIDEWALK INTERCONNECTION - Final design to be coordinated with School District and Calusa Park Elementary INSUBSTANTIAL CHANGE 5/6/20Calusa Park School sidewalk interconnectionAVERAGE AVERAGEAVERAGAVERAVERA20' 0'''((ii(min. 15')5'TTYPEDINSUBSTANTIAL CHANGE 9/23/20Correction to buffer label per PUD3.B.jPacket Pg. 151Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara
COVER LETTER
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2350 Stanford Court ■Naples, Florida 34112
(239) 434-0333 ■ Fax (239) 434-9320
SINCE 1946
July 1, 2019
Mr. Tim Finn, Principal Planner
c/o Intake Team
Zoning Services Section
2800 North Horseshoe Drive
Naples, Florida 34104
RE: PL20190000959 - Insubstantial Change to a PUD (PDI)
Santa Barbara Landings RPUD Ordinance 05-53, Collier County
Dear Mr. Finn,
Enclosed is a petition for Insubstantial Change (PDI) to the Santa Barbara Landings RPUD.
The RPUD is comprised of two Tracts: Tract A is built out and Tract B remains developable. This PDI request
is for changes that clarify that each tract of the RPUD is subject to the conditions applicable to each tract. At the
April 29, 2019 Pre-Application Meeting for this project, Heidi Ashton Cicko suggested further discussion with
Housing staff, because proposed changes related to housing policy could potentially elevate the petition to a PUD
Amendment application.
In a meeting with Cormac Giblin and Hilary Halford on May 23, 2019, these refinements to the requested changes
to housing conditions were determined:
The proposed change to remove the $1,000 payment condition is allowable as a minor change per the
LDC.
A change is proposed to clarify that the 50% primary resident condition applies to units to be developed
in Tract B, the only developable tract.
Property Appraiser records are provided to demonstrate that over 50% of the total allowable 291 units in
the RPUD have sold below $240,000. We propose to remove this condition because it has been satisfied.
A change is proposed to the condition for sale of 10% of units to be constructed in Tract B, the only
developable tract, to owners employed in Collier County. We propose adjustment to the referenced
income level as 140% or less of median income, which Housing staff advised is consistent with Board
income level policies for workforce housing.
The proposed changes to housing conditions are refined to be minor or insubstantial according to LDC provisions
and according to Property Appraiser records demonstrating that one condition has been met. This request also
includes proposed insubstantial changes to conditions related to a wall, sidewalk, and environmental requirements
to generally clarify that each tract of the RPUD is subject to the conditions applicable to each tract. The enclosed
petition package provides detail and justification for these changes as Insubstantial Changes to a PUD (PDI).
We appreciate your consideration of this request. If you have any comments or questions, please feel free to
contact me.
Sincerely,
JOHNSON ENGINEERING, INC.
Laura DeJohn, AICP
Principal Planner
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APPLICATION
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Revised 3/27/2018 Page 1 of 4
INSUBSTANTIAL CHANGE TO A PUD (PDI)
LDC subsection 10.02.13 E & Code of Laws section 2-83 – 2-90
Ch. 3 G.3 of the Administrative Code
Pursuant to LDC subsection 10.02.13 E.2, a PUD insubstantial change includes any change that is
not considered a substantial or a minor change. A PUD insubstantial change to an approved PUD
ordinance shall be based upon an evaluation of LDC subsection 10.02.13 E.1 and shall require the
review and approval of the Hearing Examiner. The Hearing Examiner’s approval shall be based
on the findings and criteria used for the original application .
PETITION NO
PROJECT NAME
DATE PROCESSED
APPLICANT CONTACT INFORMATION
Name of Property Owner(s): ______________________________________________________
Name of Applicant if different than owner: __________________________________________
Address: __________________________City: _____________ State: _______ ZIP: __________
Telephone: ____________________ Cell: ____________________ Fax: ___________________
E-Mail Address: ________________________________________________________________
Name of Agent: ________________________________________________________________
Firm: _________________________________________________________________________
Address: ______________________City: _______________ State: _________ ZIP: __________
Telephone: _____________________ Cell: _____________________ Fax: _________________
E-Mail Address: ________________________________________________________________
DETAIL OF REQUEST
On a separate sheet, attached to the application, describe the insubstantial change request.
Identify how the request does not meet the PUD substantial change criteria established in LDC
subsection 10.02.13 E.1.
To be completed by staff
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Revised 3/27/2018 Page 2 of 4
PROPERTY INFORMATION
PUD NAME: _______________________ ORDINANCE NUMBER: ________________________
FOLIO NUMBER(S): _____________________________________________________________
Provide a legal (if PUD is recorded) or graphic description of area of amendment (this may be
graphically illustrated on Amended PUD Master Plan). If applying for a portion of the PUD, provide a
legal description for subject portion.
Attach on a separate sheet, a written description of the map or text change.
Does amendment comply with the Growth Management Plan? Yes No
If no, please explain: _______________________________________________________
Has a public hearing been held on this property within the last year? Yes No
If yes, in whose name? _____________________________________________________
Has any portion of the PUD been SOLD and/or DEVELOPED?
Are any changes proposed for the area sold and/or developed? Yes No
If yes, please describe on an attached separate sheet.
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Revised 3/27/2018 Page 3 of 4
Pre-Application Meeting and Final Submittal Requirement Checklist for:
PUD Insubstantial Change
Chapter 3 G.3 of the Administrative Code
The following Submittal Requirement checklist is to be utilized during the Pre -Application Meeting and at
time of application submittal. At final submittal, the checklist is to be completed and submitted with the
application packet. Please provide the submittal items in the exact order listed below, with cover sheets
attached to each section. Incomplete submittals will not be accepted.
REQUIREMENTS FOR REVIEW # OF
COPIES REQUIRED NOT
REQUIRED
Completed Application (download current form from County website) 1
Pre-Application Meeting notes 1
Project Narrative, including a detailed description of proposed changes
and why amendment is necessary 1
Detail of request 1
Current Master Plan & 1 Reduced Copy 1
Revised Master Plan & 1 Reduced Copy 1
Revised Text and any exhibits
PUD document with changes crossed through & underlined
PUD document as revised with amended Title Page with Ordinance #
Warranty Deed
Legal Description 1
Boundary survey, if boundary of original PUD is amended
If PUD is platted, include plat book pages
List identifying Owner & all parties of corporation 1
Affidavit of Authorization, signed & notarized 1
Completed Addressing Checklist 1
Property Ownership Disclosure Form 1
Copy of 8 ½ in. x 11 in. graphic location map of site 1
Electronic copy of all documents and plans
*Please advise: The Office of the Hearing Examiner requires all materials
to be submitted electronically in PDF format.
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal
requirement.
ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS:
•Following the completion of the review process by County Review staff, the applicant shall submit
all materials electronically to the designated project manager.
•Please contact the project manager to confirm the number of additional copies required.
Included in PUD document
N/A
N/A
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Revised 3/27/2018 Page 4 of 4
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components): Amy
Lockheart
Bayshore/Gateway Triangle Redevelopment:
Executive Director
Utilities Engineering: Eric Fey Parks and Recreation: Barry Williams and David
Berra
Emergency Management: Dan Summers Naples Airport Authority:
Conservancy of SWFL: Nichole Johnson Other:
City of Naples: Robin Singer, Planning Director Other:
FEE REQUIREMENTS
PUD Amendment Insubstantial (PDI): $1,500.00
Pre-Application Meeting: $500.00
Estimated Legal Advertising fee for the Office of the Hearing Examiner: $1,125.00
Same fee applies if the petition is referred to the Collier County Planning Commission, where the
CCPC serves as the deciding authority instead of the HEX.
Fire Code Plans Review Fees are collected at the time of application submission and those fees are set
forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood
Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this
checklist is included in this submittal package. I understand that failure to include all necessary submittal
information may result in the delay of processing this petition.
All checks payable to: Board of County Commissioners.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
Planning and Regulation
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Applicant/Owner Name (please print)
x
x
x
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LEGAL DESCRIPTION
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PROPERTY OWNERSHIP DISCLOSURE
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COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239)2S2-2400 FAX: (239) 2S2-6358
PROPERTY OWNEHSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of app lication, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a.If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b.If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
St. George Group, Corp
6303 Blue Lagoon Drive, Suite 390, Miami, FL 33126
LIST OFFICERS & STOCKHOLDERS identify%
A'fJ..hR�c.fo 3. R\1c0Jo \'l. lo<>,o
c.If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
Created 9/28/2017 Page 1 of 3
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Armando J. Bucelo, Jr.
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Department of State /Division of Corporations /Search Records /Detail By Document Number /
DIVISION OF CORPORATIONSFlorida Department of State
Page 1 of 2Detail by Entity Name
2/18/2020http://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=Entity...
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Document Number
FEI/EIN Number
Date Filed
State
Status
Detail by Entity Name
Florida Profit Corporation
ST. GEORGE GROUP, CORP
Filing Information
P20000013232
NONE
02/06/2020
FL
ACTIVE
Principal Address
6303 BLUE LAGOON DRIVE
SUITE 390
MIAMI, FL 33126 UN
Mailing Address
6303 BLUE LAGOON DRIVE
SUITE 390
MIAMI, FL 33126 UN
Registered Agent Name & Address
BUCELO, ARMANDO J, JR
6303 BLUE LAGOON DRIVE
SUITE 390
MIAMI, FL 33126
Officer/Director Detail
Name & Address
Title P
BUCELO, ARMANDO J, JR
6303 BLUE LAGOON DRIVE
MIAMI, FL 33126 UN
Annual Reports
No Annual Reports Filed
Document Images
02/06/2020 -- Domestic Profit View image in PDF format
Florida Department of State, Division of Corporations
Page 2 of 2Detail by Entity Name
2/18/2020http://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=Entity...
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$ 0
$ 716,350
$ 0
$ 716,350
$ 369,624
$ 346,726
$ 716,350
$ 346,726
Collier County Property AppraiserProperty Summary
Parcel No 00400246503 Site Address *Disclaimer Site City Site Zone *Note
Name / Address ST GEORGE GROUP CORP
3310 GRANADA BLVD
City CORAL GABLES State FL Zip 33134
Map No.Strap No.Section Township Range Acres *Estimated
5B04 000100 033 5B04 4 50 26 6.74
Legal 4 50 26 THAT PORTION OF THE W1/2 OF THE W1/2 OF THE NW1/4 AS DESC IN OR 3920 PG 1399
Millage Area 301 Millage Rates *Calculations
Sub./Condo 100 - ACREAGE HEADER School Other Total
Use Code 0 - VACANT RESIDENTIAL 5.083 6.4933 11.5763
Latest Sales History
(Not all Sales are listed due to Confidentiality)
Date Book-Page Amount
11/01/05 3920-1399
2019 Certified Tax Roll
(Subject to Change)
Land Value
(+) Improved Value
(=) Market Value
(-) 10% Cap
(=) Assessed Value
(=) School Taxable Value
(=) Taxable Value
If all Values shown above equal 0 this parcel was created after the Final Tax Roll
Page 1 of 1
2/18/2020http://www.collierappraiser.com/main_search/recorddetail.html?sid=497468706&Map=No&FolioNum=004...
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AFFIDAVIT OF AUTHORIZATION
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AFFIDAVIT OF AUTHORIZATION
FOR PETITION NUMBERS(S) _______________________ _
(print name), as .{\•e�\&e(\,� (title, if I, ArmandoBucelo applicable) of sT. GEORGE GROUP . CORP . (company, If applicable), swear or affirm
under oath, that I am the (choose one) owner[ZJ applicant[Z]contract purchaserOand that:
*Notes:
1.I have full authority to secure the approval(s) requested and to impose covenants and restrictions on
the referenced property as a result of any action approved by the County in accordance with this
application and the Land Development Code;
2.All answers to the questions in this application and any sketches, data or other supplementary matter
attached hereto and made a part of this application are honest and true;
3.I have authorized the staff of Collier County to enter upon the property during normal working hours
for the purpose of investigating and evaluating the request made through this application; and that
4.The property will be transferred, conveyed, sold or subdivided subject to the conditions and
restrictions imposed by the approved action.
5.We/I authorize Laura DeJohn (Johnson Engineering, Inc.)
in any matters regarding this petition including 1 through 2 above.
to act as our/my representative
•If the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres.
•If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (LC.), then the documents should
typically be signed by the Company's "Managing Member."
•If the applicant is a partnership, then typically a partner can sign on behalf of the partnership.
•If the applicant is a limited partnership, then the general partner must sign and be identified as the "general
partner" of the named partnership.
•If the applicant is a trust, then they must include the trustee's name and the words "as trustee".
•In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then
use the appropriate format for that ownership.
STATE OF FLORIDA
COUNTY OF COLLIER
The foregoing instrument was sworn to (or affirmed) and subscribed fore me on 6/ d)L/ /I 9 (date) byJurtQ, .;2.0I 'P ( A je bAnJ¢ "3. Ev co,la. �-) (name of p rson providi[goath ffirmation), as > f .., I who is personally known to me who has produce1
(type of identification) as identification. ,.(j STAMP/SEAL Sig ature of Notary Public
CP\08-COA-00115\155
REV 3/24/14
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WARRANTY DEED
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NARRATIVE OF REQUEST, JUSTIFICATION
& GMP CONSISTENCY
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2350 Stanford Court ■Naples, Florida 34112
(239) 434-0333 ■ Fax (239) 434-9320
SINCE 1946
Santa Barbara Landings RPUD
Insubstantial Change to a PUD (PDI)
PL20190000959
Narrative & Detail of Insubstantial Change Request
This petition is for an Insubstantial Change (PDI) to the Santa Barbara Landings RPUD originally adopted
by Ordinance 05‐53. The RPUD is located on the east side of Santa Barbara Boulevard, south of Radio
Road and north of Davis Boulevard in Section 4, Township 50 South, Range 26 East, Collier County, Florida.
The ±41.6‐acre RPUD is comprised of two development tracts. At the time of original rezoning from RFM‐
6 to PUD, the northerly ±35.3‐acre tract was developed with 248 multifamily dwelling units, which is now
a condominium community known as Granada Lakes Villas. The southerly +6.3 acres designated as Tract
B was approved for a maximum of 43 mixed residential dwelling units. Tract B remains undeveloped and
is not part of the condominium and is independent from that condominium association. The petitioner
for the original rezoning remains the owner of Tract B, and is requesting an Insubstantial Change (PDI) to
the RPUD.
The proposed changes are to clarify the conditions applicable to the Tract B development site by
eliminating outdated requirements or modifying to clarify applicability of the conditions to the respective
Tract.
Changes are numbered #1 through #4, addressing conditions related to a #1‐wall, #2‐sidewalk, #3‐
environmental, and #4‐housing, as described below:
CHANGE #1: Landscape Buffers, Berms, Fences and Walls Condition 2.12.B requires that the eight (8')
foot high precast wall shown on the conceptual master plan shall be constructed concurrent with
development of the residential units in Tract B.
The PUD master plan shows the wall extending for the full length of Tract A and Tract B along the eastern
PUD boundary. This full length totals approximately 2,757 feet (just over half a mile).
A change is proposed to Condition 2.12.B and the PUD master plan to require the wall along the eastern
boundary of Tract B only.
The table below summarizes the existing conditions, buffer standards, and proposed change:
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Narrative & Detail of Request
PL20190000959 – Santa Barbara Landings RPUD PDI
Page 2
Zoning / Use
Adjacent
Zoning / Use
LDC §4.06.02
buffer
requirement
RPUD buffer
requirement
Proposed
buffer
Tract B
eastern boundary
(480 linear feet)
RPUD
Proposed
multifamily
(43 units)
PUD
Existing single
family
(3 homesites)
15’ wide
Type B
15’ wide
Type B with
8’ pre cast
wall and
Preserve
area per
Master Plan
Same
Tract A
eastern boundary
(2,277 linear feet)
RPUD
Existing
multifamily:
Granada Lakes
Villas
condominiums
PUD
Existing
multifamily:
Villas of Capri
apartments &
Furse Lakes
condominiums
10’ wide
Type A
(trees
spaced 30’
on center)
15’ wide
Type B with
8’ pre cast
wall
15’ wide
Type B
The Granada Lakes Villas community has occupied Tract A adjacent to the multifamily neighborhoods to
the east (Villas of Capri Apartments and Furse Lakes condominiums) since prior to adoption of this
condition in 2005. The communities have continued to exist without a wall separating them from one
another for fourteen years.
Requiring a wall along the Tract A boundary at the time of Tract B development constitutes a requirement
for an approximately 2,277‐foot long wall on common areas of Granada Lakes Villas, which has a separate
condominium association independent of Tract B. The following considerations support that removing the
condition for a wall along the Tract A eastern boundary has no detrimental effect on the existing
communities and compatibility will continue to be provided for the existing communities:
The existing communities along both sides of the Tract A eastern boundary are compatible
multifamily neighborhoods. Tract A is built out with 248 multifamily units. Plantation PUD to the
east is a closed‐out PUD and is built‐out with 331 multifamily units.
The existing conditions along both sides of the Tract A eastern boundary line exceed the standard
code requirement for a 10’ wide Type A buffer between adjoining multifamily developments. Tract
A‐Granada Lakes Villas is subject to a 15’ wide Type B buffer per the Master Plan. Tract A has at
least 30 feet of landscaped area and open space along most of eastern boundary, with some
greater degrees of buffering provided by lakes and additional green space. To the east within the
adjoining Plantation PUD, landscaped areas and open space along the roadways of Tara Circle
and Plantation Circle provide additional buffering along the shared boundary.
Given the adjoining communities are built‐out, and with the existing features of the roadways and
open space along the shared boundary, there is no potential for new incompatibilities to arise
because no residential homesites could be added on either side of the Tract A eastern boundary.
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Narrative & Detail of Request
PL20190000959 – Santa Barbara Landings RPUD PDI
Page 3
The potential development on Tract B per the RPUD approved Master Plan does not result in any change
to the existing Tract A‐Granada Lakes Villas site conditions. The requirement for a wall along the Tract A
boundary to separate the existing multifamily communities does not appropriately relate to the
development of residential units in Tract B, and it is not feasible for the developer of Tract B to construct
on the property of a third party. The existing buffered condition along the Tract A eastern boundary
provides adequate buffering along the boundary of the community, exceeding the code standard of a 10’
wide Type A buffer. The request to remove the wall requirement along the Tract A eastern boundary has
no detrimental effect on the existing communities, and compatibility will continue to be provided for the
existing communities.
The proposed change to the language and Master Plan clarifies the condition to indicate that a wall is to
be constructed along the Tract B eastern boundary at time of Tract B development.
CHANGE #2: Sidewalks, bike lanes and bike paths Condition 2.14.A.3 requires that an internal sidewalk
connection from the southernmost development tract (Tract B) to the existing pool/club area shall be
provided at the time of construction within Tract B.
Condition 2.14.A.3 is proposed to be modified to require interconnection of the internal sidewalk
concurrent with the road interconnection from Tract B to Tract A, consistent with LDC Section 6.06.02.B.
The construction of a sidewalk connecting new residents of Tract B to the common area and amenities of
a separate condominium association in Tract A does not appropriately relate to the development of
residential units in Tract B. It is not feasible for the developer of Tract B to construct in common areas of
Granada Lakes Villas, which has a separate condominium association. The minimum standard for a 6‐foot
wide sidewalk is identified in PUD Section 2.14.A.2. The interconnection of the internal sidewalks as
proposed is consistent with County standards to provide linkages to serve pedestrian needs between
development areas.
CHANGE #3: Environmental Conditions in 5.10.A, D, E, G and I refer to requirements for: exotic vegetation
management plan, conservation easement dedication, habitat management plan, preserve management
plan, and that a replanting plan for the re‐created preserve areas shall be provided at the time of next
development order submittal.
The petitioner proposes to clarify that the requirements are applicable to each tract.
No change is proposed to the required preserve areas or associated easement dedication, or requirements
for management plan or re‐created preserves. The proposed changes are to clarify that the developer of
Tract B is not responsible for conditions applicable to Tract A, because it is not feasible for the developer
of Tract B to commit to management plans, easements, or replanting for common areas of Granada Lakes
Villas. Wording is added so that the conditions apply to each tract at the time of permitting for each tract.
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PL20190000959 – Santa Barbara Landings RPUD PDI
Page 4
CHANGE #4: Housing Conditions – the following changes are proposed:
5.11.A Contribution. The developer or successors and assigns shall pay the sum of $1,000.00 to
Collier County from the closing of each of the dwelling units constructed within Tract “B" of the
RPUD. The payment shall be made within seven (7) days of the closing of the residential unit.
Condition 5.11.A is proposed to be removed.
Removal of this contribution commitment qualifies as a minor text change per LDC Section
10.02.13.E.3.c. Because the petitioner requests additional proposed changes to the RPUD, this
change is proposed as part of an insubstantial change (PDI) request.
5.11.B Primary residence. The developer or successors and assigns shall require a minimum of
fifty percent (50%) of the dwelling units developed within the RPUD to be initially sold to
individuals or families that use the dwelling unit as their primary residence. The deed to the initial
purchaser shall include a restriction that the initial purchaser shall use the unit as their primary
residence.
Condition 5.11.B is proposed to be amended to reflect the condition applies to Tract B.
Property Appraiser records and primary residency records are not available to determine whether
50% of the dwelling units within the RPUD sold to primary residents. This condition is proposed
to be clarified to reflect that the condition applies to Tract B, the only developable tract.
5.11.C Maximum price point. The developer or successors and assigns agrees to make available
for sale a minimum of fifty percent (50%) of the dwelling units at a sales price less than $240,000.
Condition 5.11.C is proposed to be removed.
Property Appraiser records document that this condition has been met for the RPUD. Attachment
A lists all initial transactions that occurred when Granada Lakes Villas condominiumized,
demonstrating 151 units sold at a sales price less than $240,000, which satisfies the minimum
50% of the total allowable 291 units within the RPUD. Thus, sales price affordability goals have
been met by this project, and it is appropriate to remove Condition 5.11.C.
5.11.D Employment in Collier County with income requirement. The developer or successors and
assigns agrees to sell a minimum of ten percent (10%) of the total number of dwelling units
constructed within the RPUD to persons employed in Collier County and earning a family income
ranging between 100% and 125% of the County's median income.
Condition 5.11.D is proposed to be amended to reflect the condition applies to Tract B and is to
serve households earning 140% or less of the County’s median income.
This RPUD is subject to standard density calculated according to the base density and residential
density band in proximity to an Activity Center. There is no affordable housing density bonus
associated with this RPUD. Employment records and income level records are not available to
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Narrative & Detail of Request
PL20190000959 – Santa Barbara Landings RPUD PDI
Page 5
determine whether purchasers of 10% of the total number of dwelling units within the RPUD have
met the employment status and income levels referenced in Condition 5.11.D. This condition is
proposed to be clarified to reflect applicability to Tract B, the only developable tract, and that the
target income level is households earning 140% or less of the County’s median income. This
update to the income level was identified by Cormac Giblin in reference to current County housing
policies. The proposed updates maintain the objective to provide new housing options that are
affordable to the workforce within Collier County.
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Granada Lakes Villas Purchase Price Data
from Collier County Property Appraiser
Parcel ID
Street
Number
Street
Name
Initial Purchase
Date
(yyyymmdd)
Initial Sale
Amount ($)
Original Sale
Under $240,000
46573000009 100 SANTA CLARA 20060410 216,900$ 1
46573000025 100 SANTA CLARA 20060825 257,900$ 0
46573000041 100 SANTA CLARA 20060921 257,900$ 0
46573000067 100 SANTA CLARA 20070426 247,000$ 0
46573000083 100 SANTA CLARA 20061109 250,000$ 0
46573000106 100 SANTA CLARA 20060410 247,800$ 0
46573000122 100 SANTA CLARA 20060310 221,900$ 1
46573000148 100 SANTA CLARA 20060327 216,900$ 1
46573000164 100 SANTA CLARA 20060308 255,900$ 0
46573000180 100 SANTA CLARA 20060327 237,900$ 1
46573000203 100 SANTA CLARA 20060310 234,900$ 1
46573000229 100 SANTA CLARA 20071228
46573000245 100 SANTA CLARA 20071228
46573000261 100 SANTA CLARA 20060421 234,900$ 1
46573000287 100 SANTA CLARA 20061024 228,900$ 1
46573000300 100 SANTA CLARA 20060606 254,900$ 0
46573000326 108 SANTA CLARA 20060526 214,900$ 1
46573000342 108 SANTA CLARA 20060526 232,900$ 1
46573000368 108 SANTA CLARA 20060308 219,900$ 1
46573000384 108 SANTA CLARA 20060526 249,200$ 0
46573000407 108 SANTA CLARA 20060209 210,900$ 1
46573000423 108 SANTA CLARA 20061226 252,000$ 0
46573000449 108 SANTA CLARA 20071228
46573000465 108 SANTA CLARA 20060310 213,900$ 1
46573000481 108 SANTA CLARA 20061109 250,000$ 0
46573000504 108 SANTA CLARA 20061009 239,900$ 1
46573000520 108 SANTA CLARA 20060327 277,900$ 1
46573000546 108 SANTA CLARA 20071228
46573000562 108 SANTA CLARA 20061218 248,900$ 0
46573000588 108 SANTA CLARA 20061222 264,300$ 0
46573000601 108 SANTA CLARA 20060410 257,900$ 0
46573000627 108 SANTA CLARA 20060308 207,900$ 1
46573000643 116 SANTA CLARA 20071228
46573000669 116 SANTA CLARA 20060502 185,900$ 1
46573000685 116 SANTA CLARA 20060410 161,900$ 1
46573000708 116 SANTA CLARA 20060616 160,900$ 1
46573000724 116 SANTA CLARA 20060421 161,900$ 1
46573000740 116 SANTA CLARA 20060421 171,900$ 1
46573000766 116 SANTA CLARA 20060421 185,900$ 1
46573000782 116 SANTA CLARA 20060421 181,900$ 1
46573000805 116 SANTA CLARA 20071228
46573000821 116 SANTA CLARA 20071228
Santa Barbara Landings RPUD
PDI ‐ PL20190000959
33 = no dollar amount was indicated for the initial sale in Property Appraiser records
Page 1
ATTACHMENT A 3.B.j
Packet Pg. 181 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
Granada Lakes Villas Purchase Price Data
from Collier County Property Appraiser
Parcel ID
Street
Number
Street
Name
Initial Purchase
Date
(yyyymmdd)
Initial Sale
Amount ($)
Original Sale
Under $240,000
46573000847 116 SANTA CLARA 20060310 197,900$ 1
46573000863 116 SANTA CLARA 20071228
46573000889 116 SANTA CLARA 20060410 185,900$ 1
46573000902 116 SANTA CLARA 20060510 196,900$ 1
46573000928 116 SANTA CLARA 20060222 199,900$ 1
46573000944 116 SANTA CLARA 20071228
46573000960 124 SANTA CLARA 20060705 153,900$ 1
46573000986 124 SANTA CLARA 20060705 172,900$ 1
46573001008 124 SANTA CLARA 20060209 160,900$ 1
46573001024 124 SANTA CLARA 20060327 159,900$ 1
46573001040 124 SANTA CLARA 20070620 180,900$ 1
46573001066 124 SANTA CLARA 20060209 170,900$ 1
46573001082 124 SANTA CLARA 20060308 173,900$ 1
46573001105 124 SANTA CLARA 20060526 153,400$ 1
46573001121 124 SANTA CLARA 20071228
46573001147 124 SANTA CLARA 20061218 200,000$ 1
46573001163 124 SANTA CLARA 20080912 157,000$ 1
46573001189 124 SANTA CLARA 20071228
46573001202 124 SANTA CLARA 20011228
46573001228 124 SANTA CLARA 20060616 161,900$ 1
46573001244 124 SANTA CLARA 20060616 162,900$ 1
46573001260 124 SANTA CLARA 20071228
46573001286 132 SANTA CLARA 20071228
46573001309 132 SANTA CLARA 20060410 228,900$ 1
46573001325 132 SANTA CLARA 20060310 218,900$ 1
46573001341 132 SANTA CLARA 20060526 219,900$ 1
46573001367 132 SANTA CLARA 20060316 237,900$ 1
46573001383 132 SANTA CLARA 20060209 218,900$ 1
46573001406 132 SANTA CLARA 20080822 215,000$ 1
46573001422 132 SANTA CLARA 20070613 266,900$ 0
46573001448 132 SANTA CLARA 20071228
46573001464 132 SANTA CLARA 20060606 248,300$ 0
46573001480 132 SANTA CLARA 20060502 234,900$ 1
46573001503 132 SANTA CLARA 20060316 245,200$ 0
46573001529 132 SANTA CLARA 20060526 241,900$ 0
46573001545 132 SANTA CLARA 20060327 234,900$ 1
46573001561 132 SANTA CLARA 20060222 236,900$ 1
46573001587 132 SANTA CLARA 20060510 244,900$ 0
46573001600 142 SANTA CLARA 20060327 162,900$ 1
46573001626 142 SANTA CLARA 20060421 163,900$ 1
46573001642 142 SANTA CLARA 20060308 170,900$ 1
46573001668 142 SANTA CLARA 20071228
Santa Barbara Landings RPUD
PDI ‐ PL20190000959
33 = no dollar amount was indicated for the initial sale in Property Appraiser records
Page 2
3.B.j
Packet Pg. 182 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
Granada Lakes Villas Purchase Price Data
from Collier County Property Appraiser
Parcel ID
Street
Number
Street
Name
Initial Purchase
Date
(yyyymmdd)
Initial Sale
Amount ($)
Original Sale
Under $240,000
46573001684 142 SANTA CLARA 20060223 159,900$ 1
46573001707 142 SANTA CLARA 20060308 164,900$ 1
46573001723 142 SANTA CLARA 20060502 168,900$ 1
46573001749 142 SANTA CLARA 20060223 153,900$ 1
46573001765 142 SANTA CLARA 20060421 176,900$ 1
46573001781 142 SANTA CLARA 20060308 188,900$ 1
46573001804 142 SANTA CLARA 20071228
46573001820 142 SANTA CLARA 20071228
46573001846 142 SANTA CLARA 20060209 174,900$ 1
46573001862 142 SANTA CLARA 20060925 195,600$ 1
46573001888 142 SANTA CLARA 20060705 187,900$ 1
46573001901 142 SANTA CLARA 20060502 181,500$ 1
46573001927 150 SANTA CLARA 20060510 174,000$ 1
46573001943 150 SANTA CLARA 20070328 180,100$ 1
46573001969 150 SANTA CLARA 20060327 170,900$ 1
46573001985 150 SANTA CLARA 20060705 170,900$ 1
46573002007 150 SANTA CLARA 20060223 161,900$ 1
46573002023 150 SANTA CLARA 20060209 171,900$ 1
46573002049 150 SANTA CLARA 20060308 173,900$ 1
46573002065 150 SANTA CLARA 20071228
46573002081 150 SANTA CLARA 20060316 189,900$ 1
46573002104 150 SANTA CLARA 200712228
46573002120 150 SANTA CLARA 20171228
46573002146 150 SANTA CLARA 20060316 186,900$ 1
46573002162 150 SANTA CLARA 20071228
46573002188 150 SANTA CLARA 20071228
46573002201 150 SANTA CLARA 20070205 203,500$ 1
46573002227 150 SANTA CLARA 20060526 189,900$ 1
46573002243 153 SANTA CLARA 20060308 162,900$ 1
46573002269 153 SANTA CLARA 20060410 150,700$ 1
46573002285 153 SANTA CLARA 20060327 160,900$ 1
46573002308 153 SANTA CLARA 20060222 159,900$ 1
46573002324 153 SANTA CLARA 20060310 159,900$ 1
46573002340 153 SANTA CLARA 20060410 178,100$ 1
46573002366 153 SANTA CLARA 20060327 164,900$ 1
46573002382 153 SANTA CLARA 20071228
46573002405 153 SANTA CLARA 20060502 182,900$ 1
46573002421 153 SANTA CLARA 20060616 193,900$ 1
46573002447 153 SANTA CLARA 20060421 181,900$ 1
46573002463 153 SANTA CLARA 20060421 171,900$ 1
46573002489 153 SANTA CLARA 20060616 174,900$ 1
46573002502 153 SANTA CLARA 20060421 190,900$ 1
Santa Barbara Landings RPUD
PDI ‐ PL20190000959
33 = no dollar amount was indicated for the initial sale in Property Appraiser records
Page 3
3.B.j
Packet Pg. 183 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
Granada Lakes Villas Purchase Price Data
from Collier County Property Appraiser
Parcel ID
Street
Number
Street
Name
Initial Purchase
Date
(yyyymmdd)
Initial Sale
Amount ($)
Original Sale
Under $240,000
46573002528 153 SANTA CLARA 20071228
46573002544 153 SANTA CLARA 20060616 177,900$ 1
46573002560 161 SANTA CLARA 20060327 223,900$ 1
46573002586 161 SANTA CLARA 20060410 221,900$ 1
46573002609 161 SANTA CLARA 20060327 254,900$ 0
46573002625 161 SANTA CLARA 20061102 250,000$ 0
46573002641 161 SANTA CLARA 20060705 227,900$ 1
46573002667 161 SANTA CLARA 20060421 219,900$ 1
46573002683 161 SANTA CLARA 20060327 209,900$ 1
46573002706 161 SANTA CLARA 20060503 216,900$ 1
46573002722 161 SANTA CLARA 20060209 265,900$ 0
46573002748 161 SANTA CLARA 20071228
46573002764 161 SANTA CLARA 20071228
46573002780 161 SANTA CLARA 20071228
46573002803 161 SANTA CLARA 20071228
46573002829 161 SANTA CLARA 20061207 246,000$ 0
46573002845 161 SANTA CLARA 20060705 281,900$ 0
46573002861 161 SANTA CLARA 20070315 259,900$ 0
46573002887 169 SANTA CLARA 20060308 244,900$ 0
46573002900 169 SANTA CLARA 20060502 254,900$ 0
46573002926 169 SANTA CLARA 20071228
46573002942 169 SANTA CLARA 20060606 211,900$ 1
46573002968 169 SANTA CLARA 20060327 240,900$ 0
46573002984 169 SANTA CLARA 20061009 252,900$ 0
46573003006 169 SANTA CLARA 20060510 222,900$ 1
46573003022 169 SANTA CLARA 20070205 224,900$ 1
46573003048 169 SANTA CLARA 20071228
46573003064 169 SANTA CLARA 20071228
46573003080 169 SANTA CLARA 20060421 243,900$ 0
46573003103 169 SANTA CLARA 20071228
46573003129 169 SANTA CLARA 20060606 235,900$ 1
46573003145 169 SANTA CLARA 20060526 243,900$ 0
46573003161 169 SANTA CLARA 20080912 215,000$ 1
46573003187 169 SANTA CLARA 20061109 248,900$ 0
46573003200 177 SANTA CLARA 20060502 164,900$ 1
46573003226 177 SANTA CLARA 20061009 201,900$ 1
46573003242 177 SANTA CLARA 20060222 182,900$ 1
46573003268 177 SANTA CLARA 20060222 171,900$ 1
46573003284 177 SANTA CLARA 20060316 165,900$ 1
46573003307 177 SANTA CLARA 20060421 169,900$ 1
46573003323 177 SANTA CLARA 20061009 182,900$ 1
46573003349 177 SANTA CLARA 20060310 164,900$ 1
Santa Barbara Landings RPUD
PDI ‐ PL20190000959
33 = no dollar amount was indicated for the initial sale in Property Appraiser records
Page 4
3.B.j
Packet Pg. 184 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
Granada Lakes Villas Purchase Price Data
from Collier County Property Appraiser
Parcel ID
Street
Number
Street
Name
Initial Purchase
Date
(yyyymmdd)
Initial Sale
Amount ($)
Original Sale
Under $240,000
46573003365 177 SANTA CLARA 20071228
46573003381 177 SANTA CLARA 20060510 200,900$ 1
46573003404 177 SANTA CLARA 20060310 197,900$ 1
46573003420 177 SANTA CLARA 20071228
46573003446 177 SANTA CLARA 20060222 175,900$ 1
46573003462 177 SANTA CLARA 20071228
46573003488 177 SANTA CLARA 20061109 190,000$ 1
46573003501 177 SANTA CLARA 20071228
46573003527 185 SANTA CLARA 20071228
46573003543 185 SANTA CLARA 20060502 149,300$ 1
46573003569 185 SANTA CLARA 20060308 170,900$ 1
46573003585 185 SANTA CLARA 20060616 163,000$ 1
46573003608 185 SANTA CLARA 20060616 150,900$ 1
46573003624 185 SANTA CLARA 20060308 170,900$ 1
46573003640 185 SANTA CLARA 20060308 173,900$ 1
46573003666 185 SANTA CLARA 20060222 162,900$ 1
46573003682 185 SANTA CLARA 20060421 181,900$ 1
46573003705 185 SANTA CLARA 20071228
46573003721 185 SANTA CLARA 20060705 195,600$ 1
46573003747 185 SANTA CLARA 20060308 170,900$ 1
46573003763 185 SANTA CLARA 20071228
46573003789 185 SANTA CLARA 20060421 195,900$ 1
46573003802 185 SANTA CLARA 20060526 197,800$ 1
46573003828 185 SANTA CLARA 20070315 179,900$ 1
46573003844 190 SANTA CLARA 20060606 212,900$ 1
46573003860 190 SANTA CLARA 20060921 252,000$ 0
46573003886 190 SANTA CLARA 20061024 234,900$ 1
46573003909 190 SANTA CLARA 20061207 245,000$ 0
46573003925 190 SANTA CLARA 20060526 220,900$ 1
46573003941 190 SANTA CLARA 20060526 237,100$ 1
46573003967 190 SANTA CLARA 20070919 269,900$ 0
46573003983 190 SANTA CLARA 20071228
46573004005 193 SANTA CLARA 20071228
46573004021 193 SANTA CLARA 20060316 174,900$ 1
46573004047 193 SANTA CLARA 20060222 188,900$ 1
46573004063 193 SANTA CLARA 20060616 164,900$ 1
46573004089 193 SANTA CLARA 20060317 160,900$ 1
46573004102 193 SANTA CLARA 20060317 170,900$ 1
46573004128 193 SANTA CLARA 20060327 164,900$ 1
46573004144 193 SANTA CLARA 20060327 174,900$ 1
46573004160 193 SANTA CLARA 20071228
46573004186 193 SANTA CLARA 20060502 198,900$ 1
Santa Barbara Landings RPUD
PDI ‐ PL20190000959
33 = no dollar amount was indicated for the initial sale in Property Appraiser records
Page 5
3.B.j
Packet Pg. 185 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
Granada Lakes Villas Purchase Price Data
from Collier County Property Appraiser
Parcel ID
Street
Number
Street
Name
Initial Purchase
Date
(yyyymmdd)
Initial Sale
Amount ($)
Original Sale
Under $240,000
46573004209 193 SANTA CLARA 20080912 167,000$ 1
46573004225 193 SANTA CLARA 20060327 196,900$ 1
46573004241 193 SANTA CLARA 20071228
46573004267 193 SANTA CLARA 20071228
46573004283 193 SANTA CLARA 20060502 198,900$ 1
46573004306 193 SANTA CLARA 20071228
46573004322 194 SANTA CLARA 20071228
46573004348 194 SANTA CLARA 20061116 186,900$ 1
46573004364 194 SANTA CLARA 20061102 194,200$ 1
46573004380 194 SANTA CLARA 20060510 171,900$ 1
46573004403 194 SANTA CLARA 20071228
46573004429 194 SANTA CLARA 20061218 197,000$ 1
46573004445 194 SANTA CLARA 20071228
46573004461 194 SANTA CLARA 20060606 162,900$ 1
46573004487 194 SANTA CLARA 20071228
46573004500 194 SANTA CLARA 20060222 191,700$ 1
46573004526 194 SANTA CLARA 20071228
46573004542 194 SANTA CLARA 20080912 157,000$ 1
46573004568 194 SANTA CLARA 20071228
46573004584 194 SANTA CLARA 20061116 189,900$ 1
46573004607 194 SANTA CLARA 20061220 189,900$ 1
46573004623 194 SANTA CLARA 20071228
46573004649 201 SANTA CLARA 20060310 214,900$ 1
46573004665 201 SANTA CLARA 20060317 198,900$ 1
46573004681 201 SANTA CLARA 20070306 260,000$ 0
46573004704 201 SANTA CLARA 20060510 211,900$ 1
46573004720 201 SANTA CLARA 20060209 210,900$ 1
46573004746 201 SANTA CLARA 20060720 260,500$ 0
46573004762 201 SANTA CLARA 20071228
46573004788 201 SANTA CLARA 20060222 243,900$ 0
46573004801 201 SANTA CLARA 20060807 209,900$ 1
46573004827 201 SANTA CLARA 20060606 257,900$ 0
46573004843 201 SANTA CLARA 20061218 266,000$ 0
46573004869 201 SANTA CLARA 20071228
46573004885 201 SANTA CLARA 20060308 265,900$ 0
46573004908 201 SANTA CLARA 20060222 243,900$ 0
46573004924 201 SANTA CLARA 20070306 260,000$ 0
46573004940 201 SANTA CLARA 20061218 253,300$ 0
151
51.89%
Total Sales Under $240,000
151 / 291 total allowable units:
Santa Barbara Landings RPUD
PDI ‐ PL20190000959
33 = no dollar amount was indicated for the initial sale in Property Appraiser records
Page 6
3.B.j
Packet Pg. 186 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
Justification for the Insubstantial Change
PL20190000959 – Santa Barbara Landings RPUD PDI
Page 1
Santa Barbara Landings RPUD
Insubstantial Change to a PUD (PDI)
PL20190000959
Justification for the Insubstantial Change
The proposed changes are not substantial changes to the RPUD. Land Development Code Section
10.02.13.E.2 states “an insubstantial change includes any change that is not considered a
substantial or minor change. An insubstantial change to an approved PUD Ordinance shall be
based upon an evaluation of LDC subsection 10.02.13.E.1,” which is stated below with
corresponding explanations that demonstrate the proposed changes are not substantial.
LDC Section 10.02.13.E.1. Substantial changes. Any substantial change(s) to an
approved PUD Ordinance shall require the review and recommendation of the
Planning Commission and approval by the Board of County Commissioners as a PUD
amendment prior to implementation. Applicants shall be required to submit and
process a new application complete with pertinent supporting data, as set forth in
the Administrative Code. For the purpose of this section, a substantial change shall
be deemed to exist where:
a. A proposed change in the boundary of the PUD;
There is no proposed change to the PUD boundary.
b. A proposed increase in the total number of dwelling units or intensity of land
use or height of buildings within the development;
There is no proposed change to the number of dwelling units, uses or building
heights. The maximum units allowed will remain 248 units on Tract A (existing
Granada Lakes Villas) and a maximum of 43 mixed residential dwelling units on
Tract B for a total of 291 dwelling units.
c. A proposed decrease in preservation, conservation, recreation or open space
areas within the development not to exceed 5 percent of the total acreage
previously designated as such, or 5 acres in area;
The acreages and areas dedicated to preservation, recreation and open space
within the RPUD are not proposed to change.
d. A proposed increase in the size of areas used for nonresidential uses, to include
institutional, commercial and industrial land uses (excluding preservation,
3.B.j
Packet Pg. 187 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
Justification for the Insubstantial Change
PL20190000959 – Santa Barbara Landings RPUD PDI
Page 2
conservation or open spaces), or a proposed relocation of nonresidential land
uses;
The land uses within the RPUD are limited to residential and preserve uses. The
RPUD does not contain nonresidential uses (institutional, commercial or
industrial) land uses, therefore, no change or relocation of nonresidential land
uses is proposed.
e. A substantial increase in the impacts of the development which may include,
but are not limited to, increases in traffic generation; changes in traffic
circulation; or impacts on other public facilities;
No change is proposed to development parameters, therefore, this request does
not result in any increase in impacts from the RPUD.
f. A change that will result in land use activities that generate a higher level of
vehicular traffic based upon the Trip Generation Manual published by the
Institute of Transportation Engineers;
No change is proposed to development parameters, therefore, this request does
not result in any increased vehicular traffic.
g. A change that will result in a requirement for increased stormwater retention,
or will otherwise increase stormwater discharges;
The requested changes do not result in a requirement for increased stormwater
retention.
h. A change that will bring about a relationship to an abutting land use that would
be incompatible with an adjacent land use;
The proposed changes will not have an adverse impact on adjacent land uses or
lead to incompatible conditions. The Tract A‐Granada Lakes Villas neighborhood
existed adjacent to the multifamily neighborhoods to the east (Villas of Capri
Apartments and Furse Lakes condominiums) prior to adoption of the condition
imposing the requirement for a wall between the two communities in 2005.
The existing communities along both sides of the Tract A boundary are
compatible multifamily neighborhoods. Tract A is built out with 248 multifamily
units. Plantation PUD is a closed out PUD and is built out with 331 multifamily
units. These communities have continued to exist without a wall separating
them for the past fourteen years since adoption of the condition for a wall along
the Tract A eastern boundary. The RPUD requires a 15‐foot wide buffer, and
3.B.j
Packet Pg. 188 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
Justification for the Insubstantial Change
PL20190000959 – Santa Barbara Landings RPUD PDI
Page 3
most of the Granada Lakes Villas project exceeds the requirement with at least
30 feet of landscaped area and open space along most of eastern boundary,
with some greater degrees of buffering provided by lakes and additional green
space.
The adjoining communities are built‐out, and with the existing features of the
roadways and buffering along the shared boundary, there is no potential for new
incompatibilities to arise because no residential homesites could be added along
the Tract A eastern boundary.
No change is proposed to PUD conditions for the eastern boundary of Tract B.
i. Any modification to the PUD master plan or PUD document or amendment to
a PUD ordinance which is inconsistent with the Future Land Use Element or
other element of the Growth Management Plan or which modification would
increase the density or intensity of the permitted land uses;
The proposed change to the PUD is not inconsistent with the LDC or Growth
Management Plan (GMP) and will not increase density or intensity. See the GMP
Consistency Narrative provided with this petition.
j. The proposed change is to a PUD district designated as a development of
regional impact (DRI) and approved pursuant to F.S. § 380.06, where such
change requires a determination and public hearing by Collier County pursuant
to F.S. § 380.06(19). Any change that meets the criterion of F.S. §
380.06(19)(e)2, and any changes to a DRI/PUD master plan that clearly do not
create a substantial deviation shall be reviewed and approved by Collier County
under this LDC section 10.02.13; or
Not applicable. This project is not within a Development of Regional Impact.
k. Any modification in the PUD master plan or PUD document or amendment to
a PUD ordinance which impact(s) any consideration deemed to be a substantial
modification as described under this LDC section 10.02.13.
As described in the justifications above, the proposed changes do not constitute
“Substantial Changes” per LDC section 10.02.13.
3.B.j
Packet Pg. 189 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
GMP Consistency Narrative
PL20190000959 – Santa Barbara Landings RPUD PDI
Page 1
Santa Barbara Landings RPUD
Insubstantial Change to a PUD (PDI)
PL20190000959
GMP Consistency Narrative
FLU Element I.A.1. Urban Residential Subdistrict
The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural resource
constraints and where existing and planned public facilities are concentrated. This Subdistrict comprises
approximately 93,000 acres and 80% of the Urban Mixed Use District. Maximum eligible residential
density shall be determined through the Density Rating System but shall not exceed 16 dwelling units per
acre except in accordance with the Transfer of Development Rights Section of the Land Development
Code.
The density provided for in the Santa Barbara Landings RPUD (adopted by Ordinance 05‐53)
complies with the Density Rating System contained in the Future Land Use Element of the Growth
Management Plan. No changes are proposed to the approved type or number of dwelling units,
uses, or density.
FLU Element I.B.2.b. Proximity to Mixed Use Activity Center or Interchange Activity Center
If the project is within one mile of a Mixed Use Activity Center or Interchange Activity Center and located
within a residential density band, 3 residential units per gross acre may be added. The density band around
a Mixed Use Activity Center or Interchange Activity Center shall be measured by the radial distance from
the center of the intersection around which the Mixed Use Activity Center or Interchange Activity Center
is situated. If 50% or more of a project is within the density band, the additional density applies to the
gross acreage of the entire project. Density bands are designated on the Future Land Use Map and shall
not apply within the Estates Designation or for properties within the Coastal High Hazard Area.
No changes are proposed to the approved type or number of dwelling units, uses, or density. No
changes are proposed to the layout or arrangement of units per the approved RPUD Master Plan.
The Santa Barbara Landings RPUD is located within the residential density band which extends
from the Mixed‐use Activity Center #6 located at the intersection of Santa Barbara Boulevard and
Davis Boulevard. The density rating system provides for a base density of 4 dwelling units per acre.
Up to 3 dwelling units per acre may be added within the density band, bringing the permissible
base density to 7 dwelling units per acre.
Ordinance 05‐53 approving the Santa Barbara Landings RPUD indicates the approved density is 7
units per acre consistent with this provision of the GMP.
3.B.j
Packet Pg. 190 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
GMP Consistency Narrative
PL20190000959 – Santa Barbara Landings RPUD PDI
Page 2
The total acreage of the RPUD is 41.6 acres. At a density of 7 dwellings per acre, this equates to
291 allowable units.
Tract A is approximately 35.3 acres and is built‐out with 248 multiple family dwellings.
Tract B is approximately 6.3 acres, and a maximum of 43 dwellings are allowed per the
RPUD.
The total number of dwellings within Tract A + Tract B is 248 + 43 = 291, consistent with
the permissible density of 7 dwellings per acre per the GMP.
FLUE Objective 5
Implement land use policies that promote sound planning, protect environmentally sensitive lands and
habitat for listed species while protecting private property rights, ensure compatibility of land uses and
further the implementation of the Future Land Use Element.
Sound planning has been provided through the approval process for Santa Barbara Landings RPUD
Ordinance 05‐53. No changes are proposed to the approved type or number of dwelling units,
uses, or density. No changes are proposed to the layout or arrangement of units per the approved
RPUD Master Plan.
Protection of environmentally sensitive lands and habitat for listed species and protection of private
property rights were also addressed through that approval process. No change is proposed to the
required preserve areas or associated easement dedication, or requirements for management plan
or re‐created preserves. The proposed changes under RPUD Condition 5.10 are to add wording so
that the conditions apply to each tract at the time of permitting for each tract.
Compatibility of land uses is ensured through the proposed changes. No changes are proposed to
the approved type or number of dwelling units, uses, or density. No changes are proposed to the
layout or arrangement of units per the approved RPUD Master Plan. No changes are proposed to
the RPUD landscape buffer types. No changes are proposed to the condition for a wall to be
constructed along the Tract B eastern property line at time of Tract B development, where the
multifamily tract will abut three existing single family homesites.
The removal of the condition for a wall along the Tract A eastern property line will not change
compatibility for the existing communities along both sides of the Tract A eastern boundary, which
are compatible multifamily neighborhoods. Tract A is built out with 248 multifamily units.
Plantation PUD to the east is a closed‐out PUD and is built‐out with 331 multifamily units.
The existing conditions along both sides of the Tract A eastern boundary line exceed the standard
code requirement for a 10’ wide Type A buffer between adjoining multifamily developments. Tract
A‐Granada Lakes Villas is subject to a 15’ wide Type B buffer per the Master Plan. Tract A has at
least 30 feet of landscaped area and open space area along most of eastern boundary, with some
greater degrees of buffering provided by lakes and additional green space. To the east within the
3.B.j
Packet Pg. 191 Attachment: Attachment I - Application-Backup Materials (13383 : PL20190000959 Santa Barbara Landings (PDI))
GMP Consistency Narrative
PL20190000959 – Santa Barbara Landings RPUD PDI
Page 3
adjoining Plantation PUD, landscaped areas and open space along the roadways of Tara Circle and
Plantation Circle provide additional buffering along the shared boundary.
The adjoining communities are built‐out, and with the existing features of the roadways and open
space along the shared boundary, there is no potential for new incompatibilities to arise because no
residential homesites could be added on either side of the Tract A eastern boundary.
FLUE Policy 5.3
All rezonings must be consistent with this Growth Management Plan. For properties that are zoned
inconsistent with the Future Land Use Designation Description Section but have nonetheless been
determined to be consistent with the Future Land Use Element, as provided for in Policies 5.9 through 5.13,
the following provisions apply:
a. For such commercially‐zoned properties…
Not applicable.
b. For such industrially‐zoned properties…
Not applicable.
c. For such residentially‐zoned properties, zoning changes will be allowed provided the authorized
number of dwelling units in the new zoning district does not exceed that authorized by the existing
zoning district, and provided the overall intensity of development allowed by the new zoning district
does not exceed that allowed by the existing zoning district, except as provided for in the
Bayshore/Gateway Triangle Redevelopment Overlay.
No changes are proposed to the approved type or number of dwelling units, uses, or density. No
changes are proposed to the layout or arrangement of units per the approved RPUD Master Plan.
d. For property deemed to be consistent with this Element pursuant to one or more of policies 5.9
through 5.13, said property may be combined and developed with other property, whether such
other property is deemed consistent via those same policies or is deemed consistent with the Future
Land Use Designation Description Section. For residential and mixed use developments only, the
accumulated density between these properties may be distributed throughout the project, as
provided for in the Density Rating System or the Commercial Mixed Use Subdistrict, as applicable.
The Santa Barbara Landings RPUD (Ordinance 05‐53) is consistent with the Future Land Use
Designation Description Section and the Density Rating System as approved. No changes are
proposed to the approved type or number of dwelling units, uses, or density. No changes are
proposed to the layout or arrangement of units per the approved RPUD Master Plan.
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e. Overall intensity of development shall be determined based upon a comparison of public facility
impacts as allowed by the existing zoning district and the proposed zoning district.
No changes are proposed to the approved type or number of dwelling units, uses, or density. No
changes are proposed to the layout or arrangement of units per the approved RPUD Master Plan.
The intensity level as approved in Ordinance 05‐53 is not proposed to change.
FLUE Policy 5.6
New developments shall be compatible with, and complementary to, the surrounding land uses, as set
forth in the Land Development Code (Ordinance 04‐41, adopted June 22, 2004 and effective October 18,
2004, as amended).
The surrounding land uses to the north, east and west are predominately multifamily and single‐family
residential uses. The CFPUD/RPUD to the south contains three tracts designated for Calusa Park
Elementary School, an Emergency Management Services (EMS) station #19, a maximum of 31
residential units calculated at a density of 6 units per acre, and a lake area.
Compatibility of land uses is ensured through the proposed changes. No changes are proposed to
the approved type or number of dwelling units, uses, or density. No changes are proposed to the
layout or arrangement of units per the approved RPUD Master Plan. No changes are proposed to
the RPUD landscape buffer types. No changes are proposed to the condition for a wall to be
constructed along the Tract B eastern property line at time of Tract B development.
The removal of the condition for a wall along the Tract A eastern property line will not change
compatibility for the existing communities along both sides of the Tract A eastern boundary, which
are compatible multifamily neighborhoods. Tract A is built out with 248 multifamily units. Plantation
PUD to the east is a closed‐out PUD and is built‐out with 331 multifamily units.
The existing conditions along both sides of the Tract A eastern boundary line exceed the standard
code requirement for a 10’ wide Type A buffer between adjoining multifamily developments. Tract
A‐Granada Lakes Villas is subject to a 15’ wide Type B buffer per the Master Plan. Tract A has at least
30 feet of landscaped area and open space along most of eastern boundary, with some greater
degrees of buffering provided by lakes and additional green space. To the east within the adjoining
Plantation PUD, landscaped areas and open space along the roadways of Tara Circle and Plantation
Circle provide additional buffering along the shared boundary.
The adjoining communities are built‐out, and with the existing features of the roadways and
buffering along the shared boundary, there is no potential for new incompatibilities to arise because
no residential homesites could be added on either side of the Tract A eastern boundary.
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FLUE OBJECTIVE 7
Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing development
character of the Collier County, where applicable, and as follows:
FLUE Policy 7.1
The County shall encourage developers and property owners to connect their properties to fronting
collector and arterial roads, except where no such connection can be made without violating intersection
spacing requirements of the Land Development Code.
No change is proposed to the approved and existing connections with fronting roadways. Access is
provided by the existing access points where Santa Clara Drive connects with Radio Road and Santa
Barbara Boulevard. Internal to the RPUD, the RPUD Master Plan depicts that Tract B interconnects
with Tract A via extensions of the internal accessways.
FLUE Policy 7.2
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion
on nearby collector and arterial roads and minimize the need for traffic signals.
As stated above, internal accesses or loop roads are incorporated in the approved RPUD Master Plan.
Tract B interconnects with Tract A via extensions of the internal accessways. No change is proposed
to the access system as approved. Condition 2.14.A.3 of the RPUD is proposed to be modified to
require interconnection of the internal sidewalk concurrent with the road interconnection from Tract
B to Tract A, consistent with LDC Section 6.06.02.B.
FLUE Policy 7.3
All new and existing developments shall be encouraged to connect their local streets and/or
interconnection points with adjoining neighborhoods or other developments regardless of land use type.
The interconnection of local streets between developments is also addressed in Policy 9.3 of the
Transportation Element.
As stated above, internal accesses or loop roads are incorporated in the approved RPUD Master Plan.
Tract B interconnects with Tract A via extensions of the internal accessways. No change is proposed
to the access system as approved. Condition 2.14.A.3 of the RPUD is proposed to be modified to
require interconnection of the internal sidewalk concurrent with the road interconnection from Tract
B to Tract A, consistent with LDC Section 6.06.02.B.
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Policy 7.4
The County shall encourage new developments to provide walkable communities with a blend of densities,
common open spaces, civic facilities and a range of housing prices and types.
As stated above, Tract B interconnects with Tract A via extensions of the internal accessways. No
change is proposed to the access system. The minimum standard for a 6‐foot wide sidewalk is
identified in PUD Section 2.14.A.2. The interconnection of the internal sidewalks as proposed is
consistent with County standards to provide linkages to serve pedestrian needs between development
areas. Condition 2.14.A.3 of the RPUD is proposed to be modified to require interconnection of the
internal sidewalk concurrent with the road interconnection from Tract B to Tract A, consistent with
LDC Section 6.06.02.B.
HOUSING ELEMENT
The County seeks to have an adequate supply of decent, safe, sanitary, and affordable housing for all
residents of Collier County. A common method for encouraging development of new affordable housing
units in the County is through the incentive of the Bonus Density program, which rewards developers of
housing that serves low, moderate, or workforce income residents with additional density.
Santa Barbara Landings RPUD did not receive bonus density and is not part of the Bonus Density
program. Four conditions related to housing affordability were adopted at the time of the RPUD
approval (Ordinance 05‐53). Insubstantial changes are proposed to three of the conditions as
described below.
The first condition 5.11.A requires payment of a $1,000 contribution to Collier County for each unit
within Tract B of the RPUD. Removal of this contribution commitment qualifies as a minor text
change per LDC Section 10.02.13.E.3.c. Because the petitioner requests additional proposed changes
to the RPUD, this change is proposed as part of an insubstantial change (PDI) request.
Property Appraiser records and primary residency records are not available to determine whether
50% of the dwelling units within the RPUD sold to primary residents as referenced in Condition 5.11.B.
This condition is proposed to be clarified to reflect that the condition applies to Tract B, the only
developable tract.
Property Appraiser records are provided with this petition indicating the initial sales prices for 151
units within Granada Lakes Villas were less than $240,000. This satisfies Condition 5.11.C that
requires over 50% of the total allowable 291 dwelling units within the RPUD to sell for less than
$240,000, because 51% of total allowable units have qualified. Thus, sales price affordability goals
have been met by this project, and it is appropriate to remove Condition 5.11.C.
Employment records and income level records are not available to determine whether purchasers of
10% of the total number of dwelling units within the RPUD have met the employment status and
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income levels referenced in Condition 5.11.D. This condition is proposed to be clarified to reflect that
the condition applies to Tract B, the only developable tract, and that the target income level is
households earning 140% or less of the County’s median income. This update to the income level
was identified by Cormac Giblin in reference to current County housing policies. The proposed
updates maintain the objective to provide new housing options that are affordable to the workforce
within Collier County.
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NIM DOCUMENTATION
(affidavit of compliance, summary,
sign in sheets)
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2350 Stanford Court ■Naples, Florida 34112
(239) 334-0046 ■ Fax (239) 334-3661
SINCE 1946
January 15, 2020
Dear Property Owner:
Please be advised that a formal application has been submitted to Collier County seeking approval of an
Insubstantial Change to a PUD (PDI) for the following described property:
Tract B of the Santa Barbara Landings RPUD
+6.3 acres located on the east side of Santa Barbara Blvd.,
approximately one half‐mile south of Radio Road
The petitioner is asking the County to approve proposed insubstantial changes to the Santa Barbara
Landings RPUD zoning approval including: (1) requiring a wall along the eastern boundary of Tract B only;
(2)requiring interconnection of the internal sidewalk at time of road interconnection; (3) clarifying that
environmental conditions are applicable to each tract; and (4) adjusting affordable housing conditions by
removing a payment to Collier County of $1,000 per unit, clarifying that the primary residence condition
applies to Tract B, removing the maximum sales price threshold as this condition has been satisfied, and
clarifying that 10% of units within Tract B must be sold to persons employed in Collier County earning
140% or less of the County’s median income.
In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will
be held to provide you an opportunity to become fully aware of and provide your input on the proposed
Insubstantial Change to a PUD application.
The Neighborhood Information Meeting will be held on Thursday, January 30 at 5:30 p.m. at Collier Area
Transit located at 8300 Radio Road, Naples, FL 34104.
At this meeting the petitioner will make every effort to illustrate the intended activity associated with this
Insubstantial change to a PUD application and to answer any questions. Should you have questions prior
to the meeting, please contact me.
Sincerely,
Laura DeJohn, AICP
Principal Planner
JOHNSON ENGINEERING, INC.
Telephone: (239) 334‐0046
Email: ldejohn@johnsoneng.com
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16A z TUESDAY, JANUARY 14, 2020 z NAPLES DAILY NEWS +
AintotheFuture2020Look
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NEIGHBORHOOD INFORMATION MEETING
The public is invited to attend a neighborhood meeting held by St. George Group
GRD Corp.represented by Laura DeJohn, AICP of Jo hnson Engineering, Inc. on:
Thursday,Ja nuary 30, 2020 at 5:30 p.m. at
Collier Area Transit
8300 Radio Rd, Naples, FL 34104
Subject Property:Tr act B of the Santa Barbara Landings RPUD is approximately
+6.3 acres located on the east side of Santa Barbara Blvd.,approx imately one half-
mile south of Radio Ro ad, in Section 04,To wnship 50 South,Ra nge 26 East, Collier
County, Florida.
PETITION NO. PDI-PL20190000959 – St. George Group GRD Corp.requests an
InsubstantialChangetoaPUD(PDI)toclarifytheconditions applicabletothe Tr act
B development site by eliminating outdated requirements and modifying to clarify
applicability of the conditions to Tr act B.Changes proposed include: (1)requiring a
wall al ong the eastern boundary of Tr act B only; (2)requiring interconnection of the
internal sidewalk at time of road interconnection; (3) clarifying that environmental
conditions are applicable to each tract; and (4) adjusting affordable housing
conditions by removing a payment to Collier County of $1,000 per unit, clarifying
that the primary residence condition applies to Tr act B,removing the maximum sales
price threshold as this condition has been satisfied, and clarifying that 10% of units
within Tr act B must be sold to persons employed in Collier County earning 140% or
less of the County’s median income.
WE VA LU E YO UR INPUT
Business owners, property owners,residents, and visitors are welcome to attend the
presentation and discuss the project with the owner and Collier County staff. If
yo u are unable to attend this meeting,but have questions or comments, they can be
directed by mail, phone, fax or e-mail by March 2, 2020 to:
Laura DeJohn, AICP
Jo hnson Engineering, Inc.
2350 Stanford County
Naples, Florida 34112
Phone: (239) 334-0046
ldejohn@johnsoneng.com
Lava and ash spewed from the Taal
volcano in the Philippines Monday as
thousands of residents fled the region
along roads choked by cars amid omi-
nous darkness, thunder and lightning.
The Philippine Institute of Volcanol-
ogy and Seismology warned that a
“hazardous explosive eruption” was
possible within hours to days.
President Rodrigo Duterte ordered
families in nearby communities to
move to safer ground, a process made
difficult by poor visibility and, for
many, a lack of transportation. Hun-
dreds of thousands of people may ulti-
mately flee the region, officials said.
“Taal Volcano entered a period of in-
tense unrest,” the volcano institute said
in a statement.
Philippine Defense Secretary Delfin
Lorenzana warned that the “worst-
case scenario” for Taal would resemble
the 1991 eruption of Mount Pinatubo, 90
miles to the north, that killed 800 peo-
ple and rendered 200,000 homeless.
“Remember Pinatubo – the entire
mountain collapsed during the erup-
tion,” Lorenzana said. “That’s what we
are fearing, that the eruption would
cause the entire island to rise and scat-
ter debris on the nearby areas.”
Taal started spewing ash, steam and
even smaller rocks nearly 10 miles into
the air Sunday. The debris forced the
airport in Manila, 65 miles away, to shut
down for several hours. More than 500
flights were canceled, and authorities
warned that the airport could again be
closed if conditions worsen.
Tracy Gregg, an associate professor
of geology at the University at Buffalo,
said that nearby Lake Taal is actually a
volcanic crater formed from at least
four “cataclysmic” eruptions more than
500,000 years ago. Taal Island, essen-
tially the volcano, was formed from
subsequent, smaller eruptions.
“The truth is that we have no good
precedent for how such a large volcano
gears up into a cataclysmic eruption,”
Gregg told USA TODAY. “We know that
such eruptions occur ... but we don’t
know what specific advance signs such
a gigantic eruption would give us be-
cause we’ve never witnessed one.”
She said that could be what Taal is
revving up for, but added it could sim-
ply be venting some extra pressure.
Contributing: The Associated Press
Residents watch Taal volcano spew ash from a look out in Talisay, Batangas
province, southern Philippines on Monday.GERRARD CARREON/AP
30,000 flee eruptionof Philippine volcano
John Bacon
USA TODAY
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Page 1
Santa Barbara Landings RPUD
PUD Insubstantial Change PDI‐PL20190000959
Neighborhood Information Meeting Summary
Date: Thursday, January 30, 2020
Time: 5:30 pm
Location: Collier Area Transit, 8300 Radio Rd, Naples, FL 34104
Attendees: Laura DeJohn and Amanda Martin of Johnson Engineering, Inc.
Ray Bellows, Collier County
See attached sign‐in sheets for public attendees.
Meeting Summary: The meeting started at approximately 5:30 p.m. Attendees were documented on
sign‐in sheets, attached.
Laura DeJohn introduced herself and Ray Bellows, the Collier County Zoning Manager, and noted that the
meeting was being recorded. She explained the County requirement for a Neighborhood Informational
Meeting (NIM) for the PUD Insubstantial Change application.
She gave background on the location of the Santa Barbara Landings RPUD and the 2005 RPUD approval.
Two exhibits were displayed: an aerial with the PUD and tract boundaries, and the PUD Master Concept
Plan. The ±41.6‐acre RPUD is comprised of two development tracts: one is now a condominium
community known as Granada Lakes Villas, and the second Tract B is +6.3 acres approved for a maximum
of 43 multifamily dwelling units. Tract B remains undeveloped.
She explained the applicant has the property for sale, and interested developers have identified zoning
conditions that make the project infeasible. The Insubstantial Change request is intended to address these
four conditions: (1) adjust the requirement for a wall along the entire eastern PUD boundary to be only
along the eastern boundary of Tract B; (2) adjust the requirement for an internal sidewalk from Tract B
to the Granada Lakes Clubhouse and pool to be only a sidewalk interconnect at time of road
interconnection; (3) clarify that environmental conditions are applicable to each tract; and (4) adjust
affordable housing conditions by removing a payment to Collier County of $1,000 per unit, remove the
$240,000 maximum sales price for half of all units because this condition has been satisfied, and clarify
that the 10% of units for people employed in Collier County earning 140% or less of the County’s median
income applies to Tract B only, which is 4 or 5 units.
Questions and comments from attendees included:
What will the buildings look like and how tall will they be?
Reply: The PUD stipulates a maximum of 4 units per structure, and a maximum of 2 stories, 30 feet.
Frank Cooper of Granada Lakes Owners Association described that the existing condos were built in
1987 and apartments, which converted to condos in 2005. The applicant originally sought increased
density in 2005 and was granted the additional 43 units on Tract B, which was originally a preserve
area. There have been various lawsuits between the HOA and owner.
Where is the road connection?
Reply: The driveway for Tract B connects to Santa Clara Drive. There is no connection to Plantation
and no new connection to Radio Road.
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Concerns about drainage
Reply: Engineering drawings that address drainage are completed at the time of development. The
capacity of the stormwater system, water quality levels and flow rates are subject to review and
approval by the County and South Florida Water Management District.
Are you trying to rezone the property to make it easier to develop?
Reply: The owner is requesting relief from some, not all, of the commitments in the PUD.
Will Tract B have their own amenities?
Reply: Yes, Tract B will have its own amenities.
The Granada Lakes Villas dumpsters attract buzzards and are unsightly. Can the wall extend to block
view from the northernmost Plantation single family home to the dumpster area?
Reply: Conditions of the dumpster area is a Granada Lakes HOA management issue. Development of
Tract B will change the dumpster location from a dead‐end condition to a driveway connection point,
and the increase in use and visibility of that area.
Who approves these requested changes?
Reply: Comments from this NIM are documented, and the application moves through the County
staff review process. Staff makes recommendations to the Hearing Examiner (or Planning Commission
if the Hearing Examiner is not seated) at a public hearing, where the decision is made on the
application.
Can you clarify the affordable housing changes, specifically the removal of the $1,000 per unit
contribution?
Reply: Mr. Bellows explained that contributions to the County’s Affordable Housing Trust Fund have
been rolled back because the Trust Fund was never functional. Developers who did contribute have
been refunded their payments. The County has an administrative process for removing the $1,000
per unit contribution commitment. Because other changes are being requested, this change is
incorporated in the PDI request.
Who owns Tract B?
Reply: A corporate entity owns Tract B and the entity is owned by Armando Bucelo.
Is Habitat for Humanity a potential buyer? Has Tract B been sold?
Reply: Tract B is for sale and anyone can purchase it. It has not been sold.
Concern about concentrating low income, poor people in the area.
Reply: The condition for 10% of units to house people employed in Collier County earning 140% or
less of the County’s median income equates to 4 or 5 units on Tract B. This income level is roughly in
the range of $80,000.
The meeting concluded at approximately 6:30.
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TRAFFIC MEMO
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2350 Stanford Court Naples, FL 34112
(239) 434-0333 Fax (239) 334-3661
9/53.
June 11, 2019
Mr. Michael Sawyer
Principal Planner
Collier County Growth Management Department
Transportation Planning
2685 South Horseshoe Drive, Suite 103
Naples, FL 34104
Re: Santa Barbara Landings RPUD
PL20190000959 - Insubstantial Change (PDI)
Dear Mr. Sawyer:
There is no proposed change to the number of dwelling units, uses or access. The maximum units
allowed will remain 248 units on Tract A (existing Granada Lakes Villas) and a maximum of 43
mixed residential dwelling units on Tract B for a total of 291 dwelling units.
No change is proposed to development parameters; therefore, this request does not result in any
increase in traffic generation or changes in traffic circulation.
If you have any questions regarding the above, please feel free to contact me.
Sincerely,
JOHNSON ENGINEERING, INC.
Joshua Hildebrand, P.E., PTOE
Transportation Project Manager
JJH:jlc:20192056-000
SINCE 1946
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Laura DeJohn
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