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CCPC Agenda 01/07/2021 Collier County Planning Commission Page 1 Printed 12/30/2020 COLLIER COUNTY Collier County Planning Commission AGENDA Board of County Commission Chambers Collier County Government Center 3299 Tamiami Trail East, 3rd Floor Naples, FL 34112 January 7, 2021 9: 00 AM Edwin Fryer- Chairman Karen Homiak - Vice-Chair Karl Fry- Secretary Christopher Vernon Paul Shea, Environmental Joseph Schmitt, Environmental Robert Klucik, Jr. Thomas Eastman, Collier County School Board Note: Individual speakers will be limited to 5 minutes on any item. Individuals selecte d to speak on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on an item if so recognized by the chairman. Persons wishing to have written or graphic materials included in the CCPC agenda packets must submit said material a minimum of 10 days prior to the respective public hearing. In any case, written materials intended to be considered by the CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the public hearing. All material used in presentations before the CCPC will become a permanent part of the record and will be available for presentation to the Board of County Commissioners if applicable. Any person who decides to appeal a decision of the CCPC will need a record of the proceedings pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. January 2021 Collier County Planning Commission Page 2 Printed 12/30/2020 1. Pledge of Allegiance 2. Roll Call by Secretary 3. Addenda to the Agenda 4. Planning Commission Absences 5. Approval of Minutes 6. BCC Report - Recaps 7. Chairman's Report 8. Consent Agenda 9. Public Hearings A. Advertised 1. *** Note: This item was continued from the December 3, 2020 CCPC Meeting to the December 17, 2020, CCPC Meeting and further, continued to the January 7, 2021, CCPC Meeting. ******PL20200000191- Heritage Bay PUDA-An Ordinance amending Ordinance No. 03-40, as amended, the Heritage Bay Planned Unit Development, to amend Section 2.5.A of the PUD document, to clarify the ability of the property owners associations to place and operate access control facilities such as gates and control arms on private roads including but not limited to Limestone Trail, and providing for an effective date. The property is located on the northeast corner of Immokalee Road and Collier Boulevard (CR 951) in Sections 13, 14, 23, and 24, Township 48 South, Range 26 East, Collier County, Florida, consisting of approximately 2,562± acres. [Coordinator: Nancy Gundlach, AICP, PLA, Principal Planner] B. Noticed 10. New Business A. Legislative and Quasi-Judicial Actions B. Sunshine Law 11. Old Business 12. Public Comment January 2021 Collier County Planning Commission Page 3 Printed 12/30/2020 13. Adjourn 01/07/2021 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.1 Item Summary: *** Note: This item was continued from the December 3, 2020 CCPC Meeting to the December 17, 2020, CCPC Meeting and further, continued to the January 7, 2021, CCPC Meeting. ******PL20200000191- Heritage Bay PUDA-An Ordinance amending Ordinance No. 03-40, as amended, the Heritage Bay Planned Unit Development, to amend Section 2.5.A of the PUD document, to clarify the ability of the property owners associations to place and operate access control facilities such as gates and control arms on private roads including but not limited to Limestone Trail, and providing for an effective date. The property is located on the northeast corner of Immokalee Road and Collier Boulevard (CR 951) in Sections 13, 14, 23, and 24, Township 48 South, Range 26 East, Collier County, Florida, consisting of approximately 2,562± acres. [Coordinator: Nancy Gundlach, AICP, PLA, Principal Planner] Meeting Date: 01/07/2021 Prepared by: Title: Operations Analyst – Planning Commission Name: Diane Lynch 12/17/2020 10:05 AM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 12/17/2020 10:05 AM Approved By: Review: Planning Commission Diane Lynch Review item Skipped 12/15/2020 5:40 PM Zoning Diane Lynch Review Item Skipped 12/15/2020 5:40 PM Growth Management Operations & Regulatory Management Diane Lynch Review Item Skipped 12/15/2020 5:40 PM Growth Management Department Diane Lynch Review Item Skipped 12/15/2020 5:40 PM Zoning Diane Lynch Review Item Skipped 12/15/2020 5:40 PM Zoning Diane Lynch Additional Reviewer Skipped 12/15/2020 5:40 PM Planning Commission Edwin Fryer Meeting Pending 01/07/2021 9:00 AM 9.A.1 Packet Pg. 4 PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 1 of 16 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT - PLANNING & REGULATION HEARING DATE: DECEMBER 3, 2020 SUBJECT: PUDA-PL2020000191, HERITAGE BAY PLANNED UNIT DEVELOPMENT (PUD) _______________________________________________________________________________ PROPERTY OWNER/APPLICANT AND AGENTS: Property Owner/Applicant: The Quarry Community Association, Inc. 8975 Kayak Drive Naples, FL 34120 Agents: Anthony Pires, Jr. Chris Mears Woodward, Pires & Lombardo, P.A. Native Engineering, PLLC 3200 North Tamiami Trail, # 200 P.O. Box 2995 Naples, FL 34103 Land O’Lakes, FL 34639 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance amending Ordinance No. 03-40, as amended, the Heritage Bay Planned Unit Development, to amend Section 2.5.A of the PUD document, to clarify the ability of the property owners associations to place and operate access control facilities such as gates and control arms on private roads including but not limited to Limestone Trail, and providing for an effective date. GEOGRAPHIC LOCATION: The subject PUD, consisting of approximately 2,562 acres, is located on the northeast corner of Immokalee Road and Collier Boulevard (CR 951) in Sections 13, 14, 23 and 24, Township 48 South, Range 26 East, Collier County, Florida. (See the Location Map on page 2 of this Staff Report.) 9.A.1.a Packet Pg. 5 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 2 of 16 9.A.1.aPacket Pg. 6Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 3 of 16 9.A.1.a Packet Pg. 7 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 4 of 16 PURPOSE/DESCRIPTION OF PROJECT: The subject property is part of the Heritage Bay DRI, which is governed by Resolution No. 03 -255 (DRI Development Order No. 03-01). This project is approved for a total of 3,450 residential units, and a maximum of 200,000 square feet of commercial uses within an Activity Center. The petitioner proposes to install gates to prevent public access to privately owned roadways, specifically Limestone Trail. The petitioner is concerned that public traffic on the road will increase, thereby increasing their safety, liability exposure and costs for maintaining Limestone Trial. Limestone Trail is an existing 2-lane interconnection between the eastern boundary of the Activity Center (located in the northeast quadrant of Immokalee Road and Collier Boulevard) and properties to the east and south along Immokalee Road. Limestone Trail is bound on the west side by Bellaire Bay Drive and the east side by Quarry Drive. Please see Aerial on the proceeding page for further information. The petitioner proposes the following text amendment to Ordinance Number 03-40 Section 2.5A (note: underlined language is added language and strike thru language is deleted language): “Standards for roads shall be in compliance with the applicable provisions of the LDC regulating subdivisions, unless otherwise modified, waived or excepted by this PUD of approved during preliminary subdivision plat approval. The developer and property owners associations also retains the right to may establish, construct and operate gates, guardhouses, other address controls, signs and monuments (“access controls”) as desired, as may be deemed appropriate by the developer on privately owned internal project roadways, including but not limited to Limestone Trail. Access controls on the road currently known as Limestone Trail owned by the Quarry Community Association, Inc. will be operated to allow areas designated “R1, “R2,” “R3,” and “R4” (excluding the area designated “AC/R3”) full use of Limestone Trail.” See Attachment A–Proposed PUD Ordinance. SURROUNDING LAND USE AND ZONING: North: Undeveloped land with a zoning designation of Agriculture-Special Treatment (A-ST) East: Undeveloped land with a zoning designation of Agriculture-Mobile Home Overlay (A- MHO) South: Immokalee Road, a 6-lane divided major collector roadway, and Baumgarten MPUD, a developed MPUD, and Bent Creek Preserve RPUD, a developing RPUD, and then Abacoa Club RPUD West: Collier Boulevard, a 2 to 6 lane roadway, then Tree Farm MPUD, and then Esplanade Golf and Country Club of Naples RPUD 9.A.1.a Packet Pg. 8 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 5 of 16 AERIAL PHOTO-Far Away Limestone Trail Heritage Bay PUD/DRI 9.A.1.a Packet Pg. 9 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 6 of 16 AERIAL PHOTO-Close Up GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Comprehensive Planning staff has reviewed the proposed PUD Amendment and has found it not consistent with Policy 7.3 of the Future Land Use Element (FLUE) of the GMP. See Attachment C-FLUE Consistency Review. Transportation Element: In evaluating this project, staff reviewed the application materials, and the Traffic Impact Statement, dated May 18, 2020, with additional Figures 3-6 received on October 15, 2020, for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the applicable 2019 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states; “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below Limestone Trail 9.A.1.a Packet Pg. 10 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 7 of 16 an adopted Level of Service Standard within the five-year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff finding: According to the application materials provided, the applicant is requesting that Limestone Trail between Belaire Bay and Quarry Drive no longer be available for access by the general public. The gates would allow residents of both the Quarry and Heritage Bay to pass through this internal access roadway. Currently, Limestone Trail is open to the public. While the proposed change re-directs existing trips along the adjacent road network, specifically Immokalee Road and Collier Boulevard; the change does not increase the number of trips approved by the original development order. Therefore, the change meets Policy 5.1 of the Transportation Element of the GMP. Staff notes that a signal is currently being installed at the intersection of Immokalee Road, Quarry Drive, and Woodcrest Drive. The elimination of public access on Limestone Trail will remove the ability for the public to use the new signalized intersection to access east bound Immokalee and south bound Woodcrest. Below is the current roadway network that includes the Limestone Trail link: [S1] 9.A.1.a Packet Pg. 11 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 8 of 16 Existing Roadway Network (in Blue) with Limestone Trail Open to the Public (in Red). Since the amendment is not requesting additional intensity or density and the redistributed traffic that would otherwise utilize the internal network, that would now be externalized, the change is deminimis. Therefore, the subject amendment can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Policy 7.1 of the Transportation Element of the GMP states; “Collier County shall apply the standards and criteria of the Access Management Policy as adopted by Resolution and as may be amended to ensure the protection of the arterial and collector system’s capacity and integrity.” Staff finding: This petition is not seeking additional access points. The existing access points along Immokalee Road are consistent with Collier County’s Access Management Policy. 9.A.1.a Packet Pg. 12 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 9 of 16 Policy 7.3 of the Transportation Element of the GMP states; “The County shall implement, through its Land Development Code and Code of Laws and Ordinances, the provision of safe and convenient onsite traffic flow and need for adequate parking for both motorized and non-motorized vehicles as a primary objective in the review of Planned Unit Developments, Site Development Plan, and other appropriate stages of review in the land development application review process. Coordination shall occur with County Engineering staff where traffic circulation is outside the limits of the public ROW.” Staff finding: The proposed change modifies the existing on-site traffic flows. Staff also notes that Heritage Bay residents are required to exit the development at Quarry Drive to head eastbound on Immokalee Road to access Heritage Bay instead of using the internal access on Siesta Bay Drive. This causes a reduction in the internal trip capture that was originally intended for the Heritage Bay PUD. For these reasons, staff does not find the proposed changes consistent with Policy 7.5 of the Transportation Element of the Growth Management Plan. Policy 9.3 of the Transportation Element of the GMP states; “The County shall require, wherever feasible, the interconnection of local streets between developments to facilitate convenient movement throughout the road network. The LDC shall identify the circumstances and conditions that would require the interconnection of neighboring developments and shall also develop standards and criteria for the safe interconnection of such local streets.” Staff finding: The proposed change will remove the public’s access to the existing Limestone Trail interconnection including the signalized intersection noted above. Section 4.04.02.B of the Land Development Codes states: B. Regulations. 1. Future development orders within mixed -use activity centers can only be approved if the access location(s) and type(s) comply with the Collier County Access Control Policy and the Collier County Construction Standards for work within the r ight-of-way and any other regulations as may be amended. 2. For the purposes of this section, mixed -use refers to a project with a residential component and one or more of the following components: commercial, industrial, and institutional. Future mixed -use projects are required to provide an internal interconnection among major project phases, sections, or types of uses, unless one or more of the four circumstances listed below is applicable. a. It is not physically possible to provide the interconnection. b. The location of environmentally sensitive lands precludes the interconnection. c. During development or redevelopment of commercial lots, shared access or interconnection shall be encouraged and may be required as a condition of site development plan approval. 9.A.1.a Packet Pg. 13 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 10 of 16 d. The interconnection provides minimal or no benefit, e.g. the non -residential component contains a single low traffic generating use such as a small general office building. Staff finding: As noted above, Heritage Bay is located within Activity Center Number Three. The proposed change will remove the existing public and commercial traffic access to the interconnection currently provided by Limestone Trail to the existing network including the future signalized intersection on Immokalee Road. The interconnection is physically possible; it is not located in a designated environmentally sensitive lands; the interconnection was provided during development of the community as part of the site development-platting approval; and the interconnection does provide a public and commercial benefit for a number of traffic generating uses. For these reasons, staff does not find the proposed change consistent with Section 9.3 of the Transportation Element of the Growth Management Plan and Section 4.04.02.B. of the Collier County Land Development Code. Transportation Planning staff also used the following development history in our review and recommendations of the petition: At the July 29, 2003, Board of County Commissioner meeting where the Heritage Bay Development of Regional Impact and Planned Unit Development petitions were heard, Bruce Anderson, representing the applicant stated, “This project also features internal access to the activity center so that residents of Heritage Bay will not have to travel out on Immokalee Road to shop for their every-day needs.” Instead of developing as one consolidated project it was unfortunately split and ultimately built by multiple parties. Limestone Trail was platted with ownership and maintenance responsibility to The Quarry. However, during the Subdivision Plat review for The Quarry Phase 1A, staff requested a pedestrian (sidewalk) connection between Coastline Way (roadway behind the gates) to the sidewalk on Limestone Trail. The 2004 response from the project engineer was that the sidewalk was not connected because the link would join a street within the gated community to a street outside of the gated community, which could be used by the public. Staff Recommendation: Transportation staff finds this petition is not consistent with Policies 7.3 and 9.3 of the Transportation Element of the Growth Management Plan, and Section 4.04.02.B. of the Collier County LDC as noted in the above findings. Therefore, staff cannot recommend approval of this petition request and further recommends that the Collier County Planning Commission (CCPC) forward the petition to the Board of County Commissions with a recommendation of denial. GMP Conclusion: The proposed PUD Amendment may not be deemed consistent with the GMP. 9.A.1.a Packet Pg. 14 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 11 of 16 STAFF ANALYSIS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Section 10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and Section 10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the Collier County Planning Commission’s (CCPC) recommendation. The CCPC uses these same criteria as the basis for their recommendation to the Board of Collier County Commissioners (BCC), who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below, under the headings “Rezone Findings” and “PUD Findings.” In addition, staff offers the following analysis: Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends denial. Zoning and Land Development Review: As previously stated, the petitioner proposes to remove the public access to a privately owned roadway, specifically Limestone Trail. Limestone Trail is a 2- lane road located along the north side of and parallel to Immokalee Road, approximately a half-mile east of the Immokalee Road/Collier Boulevard intersection. It connects properties to the east to the commercial properties within the Activity Center. The petitioner further proposes adding access gates to the east and west sides of Limestone Trail to prevent public use of the road. The gates will be controlled using access cards that will be available to all Quarry Community and Heritage Bay Community residents[G2] except for the residents of the apartments located in the area designated “AC/R3.” (See Master Plan on page 3.) The public patrons and employees of the businesses, restaurants, Naples Community Hospital Emergency Room, future Collier County Services Center located within the Heritage Bay PUD/DRI Activity Center will not have access to Limestone Trail. Limestone Trail is bound on the west side by Bellaire Bay Drive and the east side by Quarry Drive/Immokalee Road. The Quarry Drive/Immokalee Road intersection is currently undergoing the installation of a traffic signal. It is one of two locations that allow egress to the east along Immokalee Road from the Activity Center. The other path to travel east is to exit the Activity Center by turning north onto Collier Boulevard (aka Plateau Road), making a u-turn on Collier Boulevard, and turning left at the Collier Boulevard/Immokalee Road intersection. It is also possible to exit the Activity Center westbound on Immokalee Road, cross 4 to 6 lanes of traffic and make a u-turn to head east on Immokalee Road. Please see the Aerials on the proceeding pages for further information. REZONE FINDINGS: Staff offers the following analysis: 9.A.1.a Packet Pg. 15 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 12 of 16 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the GMP. The Comprehensive Planning staff has indicated that the proposed PUD Rezone is not consistent with all applicable elements of the FLUE of the GMP. See Attachment C–FLUE Consistency Review. 2. The existing land use pattern. As described in the “Surrounding Land Use and Zoning” portion of this report and discussed in the zoning review analysis, the neighborhood’s existing land use pattern can be characterized as mostly developed commercial and residential. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. Not applicable. This is a request to close private roadways, specifically Limestone Trail to the public.[G3] 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. Not applicable. This is a request to close private roadways, specifically Limestone Trail to the public.[G4] 5. Whether changed or changing conditions make the passage of the proposed rezone necessary. The proposed change is not necessary, but it is being requested in compliance with the LDC provisions to seek such changes because the petitioner wishes to eliminate public access to Limestone Trail.[G5] 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Currently, Limestone Trail is open to the public. The proposed closure of Limestone Trail to the public will not adversely influence living conditions in the immediate neighborhood. An average 75-foot wide landscape berm separates Limestone Trail from the residential units. The residential units are approximately 100-200 feet away from Limestone Trail. However, the proposed change will have an impact on the neighboring public who may need to use Limestone Trail in times of emergency and/or when Immokalee Road is congested. 9.A.1.a Packet Pg. 16 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 13 of 16 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The proposed change to eliminate public access to Limestone Trail may create increased traffic congestion on Immokalee Road. 8. Whether the proposed change will create a drainage problem. Not applicable. This is a request to close private roadways, specifically Limestone Trail to the public.[G6] 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Not applicable. This is a request to close private roadways, specifically Limestone Trail to the public. 10. Whether the proposed change would adversely affect property values in the adjacent area. This is a subjective determination based upon anticipated results, which may be internal or external to the subject property. Property valuation is affected by a host of factors including zoning; however, zoning by itself may or may not affect values, since value determination is driven by market value. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Not applicable. This is a request to close private roadways, specifically Limestone Trail to the public.[G7] 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed change does not comply with the GMP, which is a public policy statement supporting zoning actions when they are consistent with the Comprehensive Plan. In light of this fact, the proposed Amendment does constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property can be used in accordance with existing zoning; however, the proposed use cannot be achieved without amending the PUD. 9.A.1.a Packet Pg. 17 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 14 of 16 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed PUD Amendment is out of scale with the needs of the neighborhood and the county. Limestone Trail serves as a needed interconnection between the businesses and essential services located in the Heritage Bay Activity Center and the Collier County residents located to the east and south along Immokalee Road. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. Not applicable. This is a request to close private roadways, specifically Limestone Trail to the public.[G8] 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Not applicable. This is a request to close private roadways, specifically Limestone Trail to the public.[G9] 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County GMP and as defined and implemented through the Collier County adequate public facilities ordinance. The proposed closure of Limestone Trail does not add new trip impacts but does redistribute those impacts. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC during its advertised public hearing. PUD FINDINGS: LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria:” 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Not applicable. The area is already developed. 9.A.1.a Packet Pg. 18 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 15 of 16 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for Rezones in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Not applicable. This is a request to close private roadways, specifically Limestone Trail to the public.[G10] 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the GMP. County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives, and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff has found this petition not consistent with the overall GMP. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. Not applicable. The uses are existing. The existing landscaping and buffering are compatible with the uses. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The amount of previously approved open space set aside for this project meets the minimum requirement of the LDC. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The roadway infrastructure is sufficient to serve the proposed change, as noted in the Transportation Element consistency review. 7. The ability of the subject property and of surrounding areas to accommodate expansion. Not applicable. This is a request to close private roadways, specifically Limestone Trail to the public.[G11] 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Not applicable. This is a request to close private roadways, specifically Limestone Trail to the public.[G12] 9.A.1.a Packet Pg. 19 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) PUDA-PL2020000191, HERITAGE BAY PUD November 19, 2020 Page 16 of 16 NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM meeting on September 15, 2020, at the Quarry Club, 8950 Weathered Stone Drive, Naples, Florida. Approximately 40 residents attended the meeting in person and 42 virtually along with the Agent’s team and Applicant. For further information, see Attachment D–NIM Synopsis, Attachment E-Letters of Objection, Attachment F-Letter of Concern, and Attachment F-1-Letter of Support. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the Staff Report for this petition on November 16, 2020. RECOMMENDATION: Planning, Zoning, and Transportation Review staff recommends that the CCPC forward Petition PUDA-PL2020000191, Heritage Bay PUD to the BCC with a recommendation of denial. Attachments: Attachment A-Proposed PUD Ordinance Attachment B-Ordinance 03-40 Attachment C-FLUE Consistency Review Attachment D-NIM Synopsis Attachment E-Letters of Objection Attachment F-Letter of Concern Attachment F-1-Letter of Support Attachment G-Application 9.A.1.a Packet Pg. 20 Attachment: Staff Report-Heritage Bay 11-19-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.b Packet Pg. 21 Attachment: Attachment A-Proposed PUD Ordinance - 110320 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.b Packet Pg. 22 Attachment: Attachment A-Proposed PUD Ordinance - 110320 (14525 : PL20200000191, Heritage Bay PUDA) ORDINANCE NO 03 4 0 AN ORDINANCE AMENDING ORDINANCE NUMBER 91102 THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY FLORIDA BY AMENDING THE OFFICIAL ZONING ATLAS MAPS NUMBERED 8613S 8613N 8614S 8614N 8623S 8623N 8624S AND 8624N BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL TO PUD PLANNED UNIT DEVELOPMENT KNOWN AS THE HERITAGE BAY PUD LOCATED ON THE NORTHEAST CORNER OF IMMOKALEE ROAD CR 846 AND COLLIER BOULEVARD CR 951 IN SECTIONS 13 14 23 AND 24 TOWNSHIP 48 SOUTH RANGE 26 EAST COLLIER COUNTY FLORIDA CONSISTING OF APPROXIMATELY 2562 ACRES AND BY PROVIDING AN EFFECTIVE DATE WHEREAS Richard Woodruff AICP of WilsonMiller Inc representing US Home Corporation petitioned the Board of County Commissioners to change the zoning classification of the herein described real property NOW THEREFORE BE IT ORDAINED by the Board of County Commissioners of Collier County Florida that SECTION ONE The zoning classification of the herein described real property located in Sections 13 14 23 and 24 Township 48 South Range 26 East Collier County Florida is changed from A Rural Agricultural to PUD Planned Unit Development in accordance with the Heritage Bay PUD Document attached hereto as Exhibit A and incorporated by reference herein The Official Zoning Atlas Maps numbered 8613S 8613N 8614S 8614N 8623S 8623N 8624S and 8624N as described in Ordinance Number 91102 the Collier County Land Development Code are hereby amended accordingly SECTION TWO This Ordinance shall become effective upon filing with the Department of State PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County Florida this 2 9 th day of JULY Approved as to Form and Legal Sufficiency Mmjori0vl Student Assistant County Attorney PUDZ2002AR2841RBsp 2003 BOARD OF COUNTY COMMISSIONERS COLLIERTIA This ordinance filed with the fStntes Office tbeSecretary day f and acknowledgement of that filincx received this day 9.A.1.c Packet Pg. 23 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) HERITAGE BAY A PLANNED UNIT DEVELOPMENT PREPARED FOR US Home Corporation 10491 Six Mile Cypress Parkway Suite 101 Fort Myers Florida 339126404 PREPARED BY WilsonMiller Inc 3200 Bailey Lane Suite 200 Naples Florida 34105 and Young van Assenderp Varnadoe Anderson PA 801 Laurel Oak Drive Suite 300 Naples FL 34108 DATE FILED July 2002 REVISED February 2003 REVISED May 2003 REVISED July 30 2003 DATE REVIEWED BY CCPC DATE APPROVED BY BCC rrTv 9 nn 3ORDINANCENUMBER2an4 N0442005 003 PPHS 26902 9.A.1.c Packet Pg. 24 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) TABLE OF CONTENTS SECTION STATEMENT OF COMPLIANCE AND SHORT TITLE SECTION I SECTION II SECTION III SECTION IV SECTION V SECTION VI SECTION VII LEGAL DESCRIPTION PROPERTY OWNERSHIPANDGENERALDESCRIPTION PROJECT DEVELOPMENT RESIDENTIAL DISTRICTS VILLAGE CENTER DISTRICT RECREATION OPEN SPACE DISTRICT ACTVITY CENTER COMMERCIAL DISTRICT CONSERVATION AND PRESERVATION DISTRICT EXHIBITS EXHIBIT A EXHIBIB EXHIBIT C EXHIBIT D1 EXHIBIT D2 HERITAGE BAY MASTER CONCEPT PLAN WilsonMiller file C044255 sheet 1 of 2 LOCATION MAP HERITAGE BAY BICYCLE PEDESTRIAN PLAN WilsonMiller file C044255 sheet 2 of 2 WELL SITES PLAN POTENTIAL WELL LOCATIONS PLAN PAGE i 11 21 31 41 51 61 71 712112003 119347 Vet 12DVVEHR N0442 005003 PPH320902 9.A.1.c Packet Pg. 25 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) STATEMENT OF COMPLIANCE The purpose of this Section is to express the intent of US Home Corporation hereinafter referredtoasUSHometocreateaPlannedUnitDevelopmentPUDon2562acresoflandlocatedinSections13 14 23 and 24 Township 48 South Range 26 East Collier County Florida ThenameofthisPlannedUnitDevelopmentshallbeHeritageBayThedevelopmentofHeritageBaywillbeincompliancewiththeplanninggoalsandobjectivesofCollierCountyassetforthintheCollierCountyGrowthManagementPlanGMPThedevelopmentwillbeconsistentwiththeadoptedgrowth policies and land development regulations of the GMP Future Land Use ElementFLUEandotherapplicableregulationsforthefollowingreasons Heritage Bay encompasses four square miles of land Sections 13 14 23 and 24Township48SouthRange26EastSection23locatedatthenortheastquadrantoftheintersectionofCollierBoulevardCountyRoad951andImmokaleeRoadiswithintheGMPsurbanboundaryandisclassifiedasUrbanResidentialFortyacresattheintersectionofCollierBoulevardCountyRoad951andImmokaleeRoadisidentifiedasActivityCenter3TheremainingthreesectionswithinHeritageBaySections1314and24aredesignatedasRuralFringeMixedUse An UrbanRural Rural Fringe Transition Zone Overlay URFTZO encompasses all four square miles of the Heritage Bay PUD This Overlay includes nine performancestandardsTheHeritageBayPUDisconsistentwitheachofthesestandards URFTZO Standards 1 The Heritage Bay PUD exceeds Standard 1 by providing a minimum of 863 acres initsConservationPreservationdesignationwhicharecontiguoustooffsitewetlandsownedbytheCorkscrewRegional Ecosystem Watershed CREW2TheHeritageBayPUDexceedsthe40requirednativevegetation requirement3TheHeritageBayPUDexceedsthe70openspacerequirement4Tothegreatestextentpracticaltheexistingrockquarriesareincorporatedinto theregionalwatermanagementsystemandutilizedtoaccommodatethepassingthroughofoffsitewaterflowsandmaybeusedforrecreationalpurposes5TheHeritageBayPUDwillconnecttotheCountysregionalwaterandwastewaterfacilities 6 The Heritage Bay PUD does not exceed the 3450 not including the 200 ALF unitsmaximumnumberofresidentialunitsontheentireHeritageBayproperty7TheHeritageBayPUDisdesignedtoencourageinternalvehicletripcapturebyprovidingcommercialandrecreationalusesandprovidingforpedestrianand bicyclist access to internal community recreation and convenience retail centersInternalprojectroadwaysareconnectedandprovideaccesstotheActivityCenter8TheHeritageBayPUDcomplieswiththelimitationsforcommercialdevelopmentwithintheURFTZOTheHeritageBayActivityCenterislimitedto40acresandthethreeVillageCentersarelimitedto26acresTheActivityCentercommercialusesincludeamaximumof150000squarefeetofretailusesand50000squarefeetofofficeusesTheVillageCentercommercialusesincludeamaximumof10000 square feet of retail uses 10000 square feet of restaurant uses 5000 square feet ofmarinarelatedretailusesand5000squarefeetofofficeuses 71212003 119347 Yet 12 DWEHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 26 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) Section 54N of the Heritage Bay PUD requires that one transfer of developmentrightcreditshallbeacquiredfromareasidentifiedbytheCountyasSendingLands for each five gross acres of land area utilized as part of the golf courses The Heritage Bay PUD includes property designated as Urban Urban Commercial DistrictMixedUseActivityCenterSubDistrictActivityCenter3amasterplannedmixeduseActivityCenterGMPFLUESectionIB1statesthatsuchmasterplannedmixeduseActivityCentersareunderstoodtobeflexibleandsubjecttomodificationTheHeritageBayActivityCenterisconsistentwiththe40acresizelimitationItsconfigurationrespondstoexistingandfuturesurroundinglanduses Heritage Bay is compatible with and complementary to existing and future surrounding land uses as required in Policy 54 of the FLUE Improvements are planned to be in compliance with applicable land developmentregulationsassetforthinObjective3oftheFLUE The development of the Heritage Bay PUD will result in an efficient and economicalextensionofcommunityfacilitiesandservicesasrequiredinPolicies31HandLofthe FLUE SHORT TITLE This Ordinance shall be known and cited as the HERITAGE BAY PLANNED UNITDEVELOPMENTORDINANCE N0442005003PPHS 26902 9.A.1.c Packet Pg. 27 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 11 12 13 14 SECTION I LEGAL DESCRIPTION PROPERTY OWNERSHIP AND GENERAL DESCRIPTION PURPOSE The purpose of this Section is to set forth the legal description and ownership of theHeritageBayPUDandtodescribetheexistingconditionofthepropertyproposedtobedeveloped LEGAL DESCRIPTION All of Sections 13 14 23 and 24 and less to the South 100 feet of Sections 23 and 24Township48SouthRange26EastCollierCountyFlorida PROPERTY OWNERSHIP Purchase contracts have been entered into with the existing property owners Closingswilloccurandpropertyacquisitionwillbeconcludedatsuchtimeasprojectdevelopmentplanshave been approved by the County and other jurisdictional agencies The projectpurchaserdeveloperisUSHomeCorporationwhose address is 10491 Six MileCypressPkwyFortMyersFlorida33912 GENERAL DESCRIPTION OF PROPERTY The project site is located in Sections 13 14 23 and 24 Township 48 SouthRange26EastCollierCountyFloridacontainingapproximately2562acres and is generally located at the northeast corner of the Immokalee Road CR 846andCollierBoulevardCountyRoad951intersection The property has been actively mined for limerock by Florida Rock Industries for over 28 years Currently the mine is active with 414 acres of existing quarriesandispermittedtomineanadditional1286acresforanadditional25yearsSections1314and24ofthepropertycontainlargewetlandareastothenorthwhicharecontiguoustowetlandsproposedfortheCocohatcheeWestFlowwayandapprovedfordesignationbytheCorkscrewRegionalEcosystemWatershed CREW Trust Approximately 533 acres of the wetlands which exist on the property are in a conservation easement granted to CREW The Heritage Bay PUD is bordered on the east by the Bonita Bay East golf courses on the north by CREW lands approved for designation as a Natural Resource Protection Area and on the west by the Mirasol PUD To the south is Immokalee Road The existing ground elevation of the Heritage Bay PUD varies from approximately110to155feetNGVD N0442005 003 PPHS 26902 9.A.1.c Packet Pg. 28 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 15 16 17 DEVELOPMENT OF REGIONAL IMPACT The Development of Regional Impact DRI has been submitted for approval in accordancewithFloridaStatuesChapter38006NothinginthisPUDOrdinanceshallbedeemedtowaivetheDRIandothervestingprovisionsofFloridaStatutesSection16331678andChapter380 DEVELOPMENT PARAMETERS The number of dwelling units to be built in the Heritage Bay PUD pursuant to thisPUDand DRI development order will not exceed 3450 plus an Assisted LivingFacilitycontainingupto200units B Up to 54 holes of golf may be built in the Heritage Bay PUD Commercial activities are limited to a total of 40 acres within the Activity Center located at the northeast quadrant of the intersection of Collier Boulevard andImmokaleeRoadandthreeVillageCenterstotalingapproximately26acreswithintheresidentialpartofHeritageBayTheActivityCentercommercialuseswillincludeamaximumof150000squarefeetofretailusesand50000squarefeetofofficeusesTheVillageCentercommercialuseswillincludeamaximumof10000 square feet of retail uses 10000 square feet of restaurant uses 5000 square feet of marina related retail uses and 5000 square feet of office uses D Conservation and Preserve Areas will total a minimum of 863 acres DENSITY A maximum of 3450 dwelling units and an Assisted Living Facility containing up to200unitsmaybebuiltontheHeritageBayPUDs2562acresThegrossprojectdensitywillbeamaximumof13unitsperacreForthepurposeofcalculatingdensityeachassistedlivingfacilitiescongregatecarefacilitiesunitshallbe considered to be equal to 33 of a residential dwelling unit At all times all property included within the Heritage Bay PUD shall be included indeterminingprojectdensityincludingpropertyreservedortobededicatedforpublicusessuchasbutnotlimitedtopublicroadwaysandconservationareas N0442005003PPHS 26902 9.A.1.c Packet Pg. 29 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 18 19 BUILDING HEIGHT DEFINITION The vertical distance from the first finished floor to the highest point of the roof surface of a flat or Bermuda roof to the deck line of a mansard roof and to the mean height levelbetweeneavesandridgeofgablehipandgambrelroofsWhereminimumfloorelevationshavebeenestablishedbylaworpermitrequirementsthebuildingheightshallbemeasuredfromsuchrequiredminimumfloorelevationsSeeSection263oftheLDCExclusionsfromHeightLimitsRequiredminimumfloorelevationsshall be inconformancewiththeCollierCountyBuildingConstructionAdministrativeCodeandif necessary FDEP requirements for minimum habitable firstfloor structural supportInfrastructureinsupportofthebuildingsuchasmechanicalroomsforfiresuppressionandorairconditioningequipmentandelevatorshaftsarenotincludedinthedeterminationofbuildingheightAccessoryfacilitiesarealsoexemptedfromthelimitationsestablishedformeasuringtheheightofbuildings EXISTING EARTHMINING AND RELATED PROCESSING ASPHALT PLANTCOMMERCIALEXCAVATIONANDOFFSITEHAULING Nothing in this PUD Ordinance shall limit prior approvals for and the continuation and expansion of the existing earth mining and related processing asphalt plant commercialexcavationandoffsitehaulingoperationsbyFlorida Rock industries Inc and the Mule Pen Quarry Corporation their successors and assigns hereinafter collectively referred to as Florida Rock Industries on all areas of the Heritage Bay PUD not designated as aPreserveArea N044200003 PPHS 26902 9.A.1.c Packet Pg. 30 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 22 23 21 SECTION II PROJECT DEVELOPMENT PURPOSE The purpose of this Section is to generally describe the plan of development for theHeritageBayPUDandtoidentifyrelationshipstoapplicableCountyordinancespoliciesandprocedures GENERAL DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES The Heritage Bay PUD a proposed 2562 acre master planned community located inSections13 14 23 and 24 Township 48 South Range 26 East in Collier CountyFloridawillincludearangeofsingle family and multifamily housing an assisted livingfacilityandbothwaterrelatedandgolfrelatedamenitiesalongwiththreeVillageCenterswhichwillprovidemanyservicesandfacilitiesthatsupportitsresidentsincludingbutnotlimitedtoclubfacilitiescommunitymeetingroomssmallscaleneighborhoodcommercialgoodsandservicesandarecreationcenterThedevelopmentalsoincludesanActivityCenterlocatedatthenortheastquadrantoftheintersectionofCollierBoulevardCountyRoad951andImmokaleeRoad Approximately 533 acres of the subject propertys wetlands are in a conservationeasementthathasbeengrantedtotheCREWTrustAdditionalundisturbednaturalwetlandsanduplandsonthenorthendofthepropertyandamitigationarealocated near Immokalee Road bring the total Conservation and Preserve Area shown on theMasterConceptPlanto863acres The Heritage Bay PUD Master Concept Plan is illustrated graphically on Exhibit AWMIncFileNoC044255ALandUseSummaryindicatingapproximatelanduse acreages is shown on the Master Concept Plan The location size and configuration ofndividualtractsshall be determined at the time of preliminary subdivision plat approvalwithminoradjustmentspermittedatthetimeoffinalplatapprovalinaccordancewithSection3272oftheLDC COMPLIANCE WITH COUNTY ORDINANCES 722003119347 Ver 141DWEHR N0442O05003PPHS 26902 Regulations for development of the Heritage Bay PUD shall be in accordance withthecontentsofthisPUDOrdinanceandtotheextenttheyarenotinconsistentwiththisPUDOrdinanceapplicablesectionsoftheLDCwhichareineffectatthetimeofissuanceofanydevelopmentordertowhichsaidregulationsrelateandwhichauthorizetheconstructionofimprovementssuchasbutnotlimitedtofinalsubdivisionplatfinalsitedevelopmentplanexcavationpermitandpreliminaryworkauthorizationWherethisPUDOrdinancedoesnotprovidedevelopmentalstandardsthentheprovisionsofthespecificsectionoftheLDCthatisotherwiseapplicableshallapply Unless otherwise defined herein or as necessarily implied by context thedefinitionsofalltermsshallbethesameasthedefinitionssetforthintheLDCineffectatthetimeofdevelopmentorderapplication 9.A.1.c Packet Pg. 31 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 24 25 22 Unless modified waived or excepted by this PUD or by subsequent request theprovisionsofotherapplicablesectionsoftheLDCremainineffectwithrespecttothedevelopmentofthelandwhichcomprisesthisPUD All conditions imposed herein are part of the regulations which govern the mannerinwhichthelandmaybedeveloped The Subdivisions Division of the LDC Article 3 Division 32 shall apply to theHeritageBayPUDexceptwhereanexemptionissetforthhereinorotherwisegrantedpursuanttoSection324oftheLDC The Site Development Plans Division of the LDC Article 3 Division 33 shall applytotheHeritageBayPUDexceptwhereanexemptionissetforthhereinorotherwisegrantedpursuanttoSection334oftheLDC COMMUNITY DEVELOPMENT DISTRICT The developer may elect to petition to establish a Community Development District CDDtoprovideandmaintaininfrastructureandcommunityfacilitiesneededtoservealloforaportionoftheprojectSuchaCDDwouldconstituteatimelyefficienteffectiveresponsivemeasuretoensuretheprovisionandongoingmaintenanceoffacilitiesandinfrastructurefortheproposeddevelopmentSuchinfrastructureimprovementsaswouldbeconstructedmanagedandfinancedbysuchaCDDshallbesubjecttoandshallnotbeinconsistentwiththeGMPandallapplicableordinancesdealingwithplanningandpermittingoftheHeritageBayproject SUBSTITUTIONS TO DESIGN STANDARDS Standards for roads shall be in compliance with the applicable provisions of theLDCregulatingsubdivisionsunlessotherwisemodifiedwaivedorexcepted by thisPUDorapprovedduringpreliminarysubdivisionplatapprovalThedeveloperalsoretainstherighttoestablishgatesguardhousesotheraccesscontrolssignsandmonumentsasmaybedeemedappropriate by the developer on all projectroadways Roadways within the Heritage Bay PUD shall be designed and constructed inaccordancewithSection328oftheLDCwiththefollowingsubstitutions LDC Section 328319 Street name signs shall be approved by thePlanningServicesDirectorbutneednotmeettheUSDOTFHWAManualonUniformTraffic Control Devices The requirements for streetpavementpaintingstreetstripingandreflectiveedgingshall be waived LDC Section 3284166 The 1000foot length culdesac streetmaximumshallbewaived LDC Section 3284165 Street right of way width The minimum rightofwaytobe utilized for a local street within the Heritage Bay PUD shallbe50feet 7231203119347Vet 14 DWEHR CAa3 N0442005003PPHS 26902 9.A.1.c Packet Pg. 32 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 26 27 23 A pedestrian and bicycle pathway network shall be established throughout the project asshownconceptuallyontheHeritageBayPUDBicyclePedestrianPlanThepedestrianandbicyclesystemwillservetolinktheActivityCenterandthethreeVillageCenters areas with residential uses throughout the project See Exhibit C Sidewalks and bikepathsshallconformtoSection328317oftheLDCexceptasfollows All streets designated as Bikepath Loop on Exhibit C shall have a 4fourfootwidebikelaneoneachsideofthestreetwithintherightofway All locations designated as Sidewalk on Exhibit C shall have a 4footwidesidewalkononesideofthestreetwithintherightofwayoranoffstreetsidewalk The area designated as internal BikepathSidewalk Loop on Exhibit C shall have an 8foot wide internal bikepathsidewalk loop permitted within the drainage andmaintenanceeasements PROJECT NAME AND ROAD NAMES The provisions of Section 32712and 328319 of the LDC and Ordinance No 0314whichplacerestrictionsontheduplicationoruseofcloselyapproximatenamesforprojectsandsubdivisionsshall be waived to allow the entire project and subdivisions within the project to utilize the words Heritage Bay as part of their respective namesprovidedthat Ao Only the main entrance road within the Heritage Bay PUD may be namedHeritageBayBoulevard AKE No other roadway within the Heritage Bay PUD will include the word Heritage initsnameAllroadwaynamesshall be subject to approval by the PlanningServicesDirectorduringthepreliminarysubdivisionplatapprovalprocess SETBACK AND EXCAVATION As depicted on the Heritage Bay PUD Master Concept Plan lakes have beenpreliminarilysitedwiththeultimatelocationandconfigurationtobedeterminedduringthesitedevelopmentreviewstagesofprojectdevelopment All lakes greater than two acres may be excavated to the maximum commercial excavation depths set forth in Section 35731of the LDC Lake banks and edge of water may be sculpted for aesthetic purposes and tocomplementtheoverallprojectthemeThedevelopermayusecombinationsofverticalbulkheadsrockconcretewoodvegetationbeachandearthenbermsforaestheticpurposesconsistentwiththeintentofSection28374oftheLDCSidewalksmaybeconstructedalongthelakeedges Final lake area determinations shall be in accordance with the South FloridaWaterManagementDistrictstormwatercriteriaandSection357oftheLDC 71232003 119347 Vet 141 DWEHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 33 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 24 E Lake Setbacks The lake setback requirements described in Section 3571 of the LDC may be reduced with the administrative approval of the CommunityDevelopmentandEnvironmentalServicesAdministrator Lake excavations shall be located so that the control elevation shalladheretothefollowingminimumsetbackrequirementsunlessbulkheadingisprovidedperLDCandFloridaDepartmentofTransportationFDOTstandards Lakes and stormwater management features may be locatedadjacenttointernalroadsTheroadsshall be designed toAASHTOroadstandardsandshallincorporatesuchfactorsasroadalignmenttravelspeedbanksloperoadcrosssectionsandbarriers 28 b Lakes and stormwater management features shall be set back aminimumof20feetfromexternalpropertyboundariesoftheHeritageBayPUD MODEL HOMESSALES CENTERSSALES OFFICESCONSTRUCTION OFFICES A Model homes sales centers sales offices construction offices and other usesandstructuresincludingtemporarysalesandtemporaryservicecentersrelatedtothepromotionandsaleofrealestatesuchasbutnotlimitedtopavilionsviewingplatformsgazebosparkingareasandsignsshallbepermittedprincipalusesthroughouttheHeritageBayPUDsubjecttotherequirementsofSection26334andSection32636oftheLDC B The limitation of Section 2633415a of the LDC regarding the number ofmodelhomesallowedpriortoplatrecordationshallbeapplicabletoeachsubdivisiontractratherthaneachsubdivisionphase C The model homesale centers temporary use permits shall be valid through thebuildoutoftheprojectwithnoextensionofthetemporaryuserequired D Model homesale centers may be either wet or dry facilities The model homesalecentersmayuseseptictanksorholdingtanksforwastedisposalsubjecttopermittingunderSection10D6FloridaAdministrativeCodeandmayusepotablewaterexistinglakesorirrigationwellsforirrigation 2312003 119347 Vet 14 DWEHR 042005003PPHS 26902 9.A.1.c Packet Pg. 34 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 25 29 CHANGES AND AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN Changes and amendments may be made to this PUD Ordinance or the Heritage BayPUDMasterConceptPlanasprovidedinSection2735oftheLDCMinorchangesorrefinementsasdescribedhereinmaybemadeinconnectionwithanytypeofdevelopmentorpermitapplicationrequiredbytheLDC The Community Development and Environmental Services Administrator shall beauthorizedtoapproveminorchangesandrefinementstotheHeritageBayPUDMasterConceptPlanuponwrittenrequestofthedeveloper A The following limitations shall apply to such requests The minor change or refinement shall be consistent with the Collier CountyGMPandtheHeritageBayPUDdocument The minor change or refinement shall not constitute a substantial changepursuanttoSection27351oftheLDC The following shall be deemed minor changes or refinements Reconfiguration of lakes ponds canals or other water managementfacilitieswheresuchchangesareconsistentwiththecriteriaoftheSouthFloridaWaterManagementDistrictandCollierCounty Internal realignment of rightsofways including a relocation of access points to the Heritage Bay PUD itself where water management facilitypreservationareasorrequiredeasementsarenotadverselyaffectedor otherwise provided for 3 Reconfiguration of parcels when there is no encroachment into theconservationarea Minor changes and refinements as described above shall be reviewed byappropriateCollierCountyStafftoensurethatsaidchangesandrefinementsareotherwiseincompliancewithallapplicableCountyOrdinancesandregulationsineffectpriortotheCommunityDevelopmentandEnvironmentalServicesAdministratorsconsiderationforapproval Approval by the Community Development and Environmental ServicesAdministratorofaminorchangeorrefinementmayoccurindependentlyfromandpriortoanyapplicationforsubdivisionorsitedevelopmentplanapprovalhoweversuchapprovalshallnotconstituteanauthorizationfordevelopmentorimplementationoftheminorchangeorrefinementwithoutfirstobtainingallother necessary County permits and approvals 7232003 119347 Vet 141 DVVEHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 35 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 210 26 COMMON AREA MAINTENANCE Common area maintenance will be provided by a CDD or a Property Owners AssociationForthoseareasnotmaintainedbyaCDDthedevelopershallcreateapropertyownersassociationorassociationswhose functions shall include provision for the perpetualmaintenanceofcommonfacilitiesandopenspacesACDDorthepropertyownersassociationasapplicableshallberesponsiblefortheoperationmaintenanceandmanagementofthesurfacewatermanagementsystemsandpreservesservingtheHeritageBayPUDinaccordancewiththeprovisionsofCollierCountyOrdinancestogetherwithanyapplicablepermitsfromtheSouthFloridaWaterManagementDistrict Most common area maintenance will be provided by a Property Owners Association orotherappropriateentitywhosefunctionshallincludeprovisionsfortheperpetualcareandmaintenanceofallcommonfacilitiesandopenspacesubjectfurthertotheprovisionsoftheLDCSection222038 211 LANDSCAPE BUFFERS BERMS FENCES AND WALLS Landscape buffers berms fences and walls are generally permitted as a principal usethroughouttheHeritageBayPUDThefollowingstandardsshallapply A Landscape berms shall have the following maximum side slopes 1 Grassed berms 31 2 Ground covered berms 21 3 RipRap berms 11 with geotextile mat 4 Structural walled and stacked rock berms vertical Fence or wall maximum height Ten feet as measured from the finished floorelevationofthenearestresidentialstructure within the development If a fence orwallisconstructedonalandscapedbermwhichincludesmaterialstominimizethevisualimpactofthewallthewallheightshallbemeasuredfromthetopofthebermelevationandshallnotexceed8feetinheight Fences and walls which are an integral part of security and access controlstructuressuchasgatehousesandcontrolgatesshallbegovernedbytheheightlimitationsforprincipalstructuresoftheDistrictinwhichtheyarelocatedInthe case of access control structures within rightsofway adjoining two or moredifferentDistrictsthemorerestrictiveheightstandardshallapply Fences or walls may be placed zero feet from the internal rightsofway providedthatshrubsareprovidedintherightofwayandmaybelocatedfivefeetfromtheprojectperimeter 72312p03119347 Vet 14DHR cai143 N0442005003PPHS 26902 9.A.1.c Packet Pg. 36 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 212 213 214 27 Water management systems drainage structures and utilities are allowed inlandscapebufferseasementssubjecttotheprovisionsinSection247312and3oftheLDCPedestriansidewalksandorbikepathsandsignsareallowedinlandscapebufferseasementssubjecttotheprovisionsofSection24734oftheLDC Within the project landscaping including palm trees shrubs and ground coversidewalkspathswillbe allowed within a utility easement including placementwithinthree feet of a utility line Canopy trees may be located seven feet fromtheutilitylinesaidsevenfeetbeingmeasuredfromthetrunkofthetreetothecenteroftheutilitylineReconstructionofsidewalkspathsormodificationreinstallationofplantmaterialsduetothenecessarymaintenanceofutilitylineswillbetheresponsibilityofthedeveloperitssuccessorsorassigns CLEARING AND FILL STORAGE Fill storage is generally permitted as a principal use throughout the Heritage BayPUDFillmaterialmaybetransportedandstockpiledwithinareaswhichhavebeendisturbedPriortostockpilingintheselocationsthedevelopershallnotifytheCommunityDevelopmentandEnvironmentalServicesAdministratorThefollowingstandardsshallapply 1 Stockpile maximum height 45 feet 2 Fill storage areas in excess of 5 feet in height shall be separated fromdevelopedareasbyfencingexcavatedwaterbodiesorotherphysicalbarriersifthesideslopeofthestockpileissteeperthan4to1ie3to1 B Soil erosion control shall be provided in accordance with Division 37 of the LDC PRELIMINARY SUBDIVISION PLAT PHASING Submission review and approval of preliminary subdivision plats for the project may beaccomplishedinphasestocorrespondwiththeplanneddevelopmentoftheproperty GENERAL PERMITTED USES Certain uses shall be considered general permitted uses throughout the Heritage Bay PUDexceptinthePreserveDistrictGeneralpermittedusesinclude the continuation of earthminingasphaltconcreteplantrockcrushingandcommercialexcavationoperationsandthoseuseswhichgenerallyservetheresidentsoftheHeritageBayPUDandaretypicallypartofthecommoninfrastructureorareconsideredcommunityfacilities A General Permitted Uses Essential services as set forth under Section 2691 of the LDC Water management facilities and related structures 3 Temporary sewage treatment facilities 72320031lg347 Vet 141 DVVEHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 37 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 10 11 12 28 Septic system for remote golf shelters Water management facilities and related structures including lakes withbulkheadsorotherarchitecturalorstructuralbanktreatments Guardhouses gatehouses and access control structures Architectural features and elements including walls fences arbors gazebosandthelike Community and neighborhood parks boardwalks trails and recreationalfacilities Temporary construction sales and administrative offices for the developerandthedevelopersauthorizedcontractorsandconsultantsincludingnecessaryaccesswaysparkingareasandrelateduses Landscapehardscape features including but not limited to landscapebuffersbermsfenceswaterfeaturesandwallssubjecttothestandardssetforthinSection211oftheHeritageBayPUD Fill storage site filling and grading are subject to the standards set forth inSection212oftheHeritageBayPUD Earth mining and related processing asphaltconcrete plant rock crushingcommercialexcavationandoffsitehaulingsubjecttothetermsofpriorapprovalsreferencedinSection27LakeSetbackandExcavationoftheHeritageBayPUDandthefollowing Florida Rock Industries will continue to conduct mining operationsandminingrelatedactivitiesonportionsofthesitepursuanttoCollierCountyExcavationPermitNo59113andanysubsequentmodificationsapprovedbyCollierCountyfortheportionsofthepropertyownedbyFlorida Rock Industries This project will bedevelopedinstagesthroughtransferofpropertyownershipfromFlorida Rock Industries to US Home Corporation bo Where the existing approvals and excavation permit are lessrestrictivebytheirtermsthantheprovisionsoftheHeritageBayPUDapprovaltheprovisionsoftheexistingexcavationpermitandotherapprovalsshallprevailforanyareasthatremainownedbyFloridaRockIndustriesIncForanyareasthataretransferredtoUSHomethetermsoftheHeritageBayPUDOrdinanceshallcontrol Excavation for earth mining shall be consistent with that shown ontheHeritageBayPUD Master Concept Plan No additional impactstothePreserveAreashall be allowed as a result of the existingexcavationpermitforearthminingactivities 7123200311934Vec 14DWEHR 3 N0442005003PPHS 26902 9.A.1.c Packet Pg. 38 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 215 216 29 B Development Standards Unless otherwise set forth in this Document the following developmentstandardsshallapplytogeneralpermitteduses Guardhouses gatehouses signage landscape features and access controlstructuresshallhavenorequiredsetback Other general permitted uses shall be set back a minimum of five feet frompropertylinesexceptforthetemporarytreatmentplantwhichshallhaveaminimumsetbackof100feetfrompropertylines Minimum distance between structures which are part of an architecturallyunifiedgroupingFivefeet 4 Minimum distance between unrelated structures Ten feet 5 Maximum height of buildings 35 feet 6 Maximum height of architectural features 65 feet Maximum height of earth mining asphaltconcrete plant and rock crushingstructures50feet 8 Minimum floor area None required 9 Minimum lot or parcel area None required 10 Sidewalks and bikepaths mayoccur within County required buffers subjecttotheprovisionsinSection24734oftheLDC 11 Standards for parking landscaping signs and other land uses where suchstandardsarenotspecifiedhereinaretobeinaccordancewiththeLDCprovisionsineffectatthetime this PUD is approved OPEN SPACE REQUIREMENTS The Heritage Bay PUD Master Concept Plan identifies approximately 1793 acres includedinthepreserveslakesrecreationopenspacegolfcoursesandbufferareasThese areas fully satisfy the open space requirements of Section 2632 of the LDC and therequirementintheUrbanRuralFringeTransitionZoneOverlaythat70ofthepropertybeopenspace NATIVE VEGETATION RETENTION REQUIREMENTS The 863 preserve acres on site fully satisfy the requirements of Section 39552 of theLDC N0442005003PPHS 26902 9.A.1.c Packet Pg. 39 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 210 217 SlGNAGE A General All Collier County sign regulations in force at the time of approval of this Ordinance shall apply unless such regulations are in conflict with the conditions set forth in this Section in which case the PUD Document shall govern For the purpose of this PUD Document each platted parcel shall be considered a separate parcel of land and shall be entitled to any sign as permitted herein Should any of the signs be placed within a County dedicated rightofway a rightofway permit shall be applied for and approved except for signage pertaining to andor facilitating traffic movement All signs shall be located so as not to cause sight line obstructions All internal project rightsofway may be utilized for decorative landscaped entrance features and signage subject to review and approval from the Planning Services Department for consistency with the requirements set forth herein o Signs may be allowed in landscape bufferseasements Entrance and boundary markers may be placed prior to subdivision approval provided a building permit for the markers is obtained prior to placement Boundary Markers Boundary marker monuments containing project identification signs designed to promote the project or any major use within the project shall be permitted along the project boundaries Vtype boundary marker monuments shall be permitted only at intersections A maximum of ten boundary marker monuments shall be permitted The sign face area of each side of the boundary marker monument shall not exceed 64 square feet and shall not exceed the height or length of the monument upon which it is located If the boundary marker monument is twosided each sign face shall not exceed 64 square feet of area The total sign face area shall not exceed 64 square feet The size of the letters graphics and the typography and color scheme used in each individual project business or directional identification on boundary marker monuments shall be similar to and consistent with the other identifications placed on the same boundary marker monument N0442005003PPHS 26902 9.A.1.c Packet Pg. 40 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 211 Sign face area is calculated by total square footage of name insigniaandmottoonly Boundary marker monuments may not exceed a height of eight feet abovethecrownofthenearestroad Boundary marker monuments may be lighted provided all lights aredirectedtothesignorareshielded Directional or Identification Signs Directional or identification signs may be allowed internal to the HeritageBayPUDSuchsignsmaybeusedtoidentifythelocationordirectionofapprovedusessuchassalescentersmodelcentersrecreationalusesinformationcentersortheindividualcomponentsofthedevelopment Individual signs may be a maximum of 6 square feet per side or signsmaintainingacommonarchitecturalthememaybecombinedtoforma menu board with a maximum size of 64 square feet per side and amaximumheightofeightfeet No building permit is required unless such signs are combined to form a menu board Residential Project Entrance Signs One ground or wallmounted entrance sign may be located on both sidesofeachentrancerightofwayandintheentrymedianofeachindividualresidentialdevelopmentwithintheHeritageBayPUDSuchsignsmaycontainthenameofthesubdivisionandtheinsigniaormottoofthedevelopmentThesesignsmaybeonetwoorthreesided The size of letters graphics and the typography and color scheme used inindividualprojectonanentrancesignshall be similar and consistent Suchsignsmaycontainuptofourindividualprojectoridentificationmessageareaspersideaslongasthetotalsignfaceoneachside does not exceed100squarefeetinarea No sign face area shall exceed 100 square feet and the total sign face area at each entrance may not exceed 200 square feet If the sign is asingletwosidedsigneachsignfaceshallnotexceed100squarefeetin area The sign face area shall not exceed the height or length of the wall or monument upon which it is located Where a threesided sign is utilizedthethirdsignsideshallfaceinternaltothedevelopmentandthesignmessageareashallnotexceedtensquarefeet The setback for the signs from any rightsofway and any perimeterpropertylineshallbefivefeet 72312003119347 Vet 141 DWEHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 41 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 212 Entrance signs may be lighted provided all lights are directed to the signorareshielded Entrance signs shall not exceed a height of 20 feet above the finishedgradelevelofthesignsiteForthepurposeofthisprovisionfinishedgradelevelshall be considered to be no greater than 18 inches above thehighestcrownelevationofthenearestroad Internal Signs Residential and community facility entrance signs may be located on bothsidesoftheneighborhoodentrancestreetandwithintheentrymediansSetbacksfrominternalroadrightsofwaymaybezerofeetSuchsignsshallbeusedtoidentifythelocationofneighborhoodsclubhouserecreationalareasandotherfeatureswithintheHeritageBayPUDIndividualsignsshall be a maximum of 100 square feet per sign faceareaSuchsignsshallhaveamaximumheightof12feetNobuildingpermitisrequired Identification signs for approved uses such as sales centers informationcentersVillageCentersortheindividualcomponentsofthedevelopmentmaybeallowedinternaltotheprojectIndividualsignsshall be amaximumof6squarefeetpersideSignsmaintainingacommonarchitecturalthememaybecombinedtoformamenuboardandshallbeamaximumsizeof64squarefeetpersideandamaximumheightof8feet Village Center Signs Village Center entrance signs may be located on both sides of theentrancedrivetoaVillageCenterandwithinitsentrymedianSetbacksfrominternalroadrightsofwaymaybezerofeetSuchsignsmaybeusedtoidentifythelocationofVillageCenterclubhouserecreationalareasandotherfeatureswithintheHeritageBayPUDIndividualsignsshall be a maximum of 100 square feet per sign face area Such signsshallhaveamaximumheightof12feetNobuildingpermitisrequired Wall Mansard Canopy or Awning Signs a One wall mansard canopy or awning sign shall be permitted foreachsingleoccupancyparcelorforeachestablishmentinamultipleoccupancyparcelCornerunitswithinmultipleoccupancyparcelsormultifrontagesingleoccupancyparcelsshall be allowed three signs Such signs shall not be combinedforthepurposeofplacingthecombinedareaononewallInadditionoutparcelswithinaVillageCentershall be allowed oneadditionalwallsignfacingtheVillageCenteriftheadditionalsignisnotvisiblefromanyroadrightofwayThecombinedareaof C2A32q03119347 Ver 141 DWHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 42 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 213 those signs shall not exceed the maximum allowable display areaforsigns The maximum allowable display area for signs shall not be morethan20percentofthetotalsquarefootageofthevisualfacadeofthebuildingtowhichthesignwillbeattachedandshallnotinanycaseexceed250squarefeetinareaforanyonesign Pole signs Two pole signs shall be permitted for each internal street provided thereisa500footseparationbetweensuchsigns ao Maximum allowable sign area 100 square feet per side if twosided b Maximum allowable height 20 feet Setbacks 10 feet from any rightsofway or property lines Spot or floodlights may be permitted provided said light shinesonlyonthesignsandisshieldedfrommotoristsandadjacentresidents Projecting signs Projecting signs may be substituted for wall or mansard signs providedthatthedisplayareaoftheprojectingsignshallnotexceed60squarefeetofdisplayarea A projecting sign shall not project more than four feet from thebuildingwalltowhichitisattached A projecting sign shall not extend above the roofline of the buildingtowhichitisattached Projecting signs shall not project into rightsofway Projecting signs which project over any pedestrian ways shallbeelevatedtoaminimumheightofeightfeetabovesuchpedestrianway UnderCanopy Signs In addition to any other sign allowed by this ordinance one undercanopysignshall be allowed for each establishment in the Village Center Such a sign shall not exceed six square feet in area and shall be a minimum ofeightfeet above finished grade 7232003 119347 Vet 14 DWEHRCAJ143 N0442005003PPH 26902 9.A.1.c Packet Pg. 43 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 214 Activity Center Commercial Signs Activity Center Commercial Project Entrance Signs Project Directory Signs andFreeStandingUseMonumentSignsshallconformtotherequirementsofDivision25oftheLDC Real Estate Signs Real estate signs with a maximum size of six square feet per side shall bepermittedNobuildingpermitisrequired Temporary Signs Temporary signs shall conform to the requirements of Division 25 of the LDC Special Event signs are permitted Such signs shall not exceed 32 square feet insizepersideSuchsignshall be located no closer than 15 feet to any propertylineNobuildingpermitisrequired Grand Opening Signs Grand Opening Signs may be displayed onsite Such sign shall not exceed 32squarefeetonasideand64squarefeettotalAnybannersignsshallbeanchoredandshallbedisplayedonsiteforaperiodnotexceeding14dayswithinthefirstthreemonthsthattheentitydisplayingthesignisopenforbusiness Construction Entrance Signs 1 Two construction ahead signs may be located at appropriate distancesfromaconstructionentranceSuchsignsshallbeamaximumof20squarefeeteachinsizeNobuildingpermitisrequired One sign may be located at each construction entrance to identify theentranceassuchSuchsignsshallbeamaximumof20squarefeeteachinsizeNobuildingpermitisrequired Traffic Signs Traffic signs such as street signs stop signs and speed limit signs shallbedesignedtoreflectacommonarchitecturaltheme The placement and size of such signs shall be in accordance with FDOTcriteria 7123200311947Ver 14 DVVEHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 44 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 218 215 UTILITIES Ao Water distribution sewage collection and transmission systems shall beconstructedthroughouttheprojectbythedeveloperPotablewaterandsanitarysewerfacilitiesconstructedwithinplattedrightsofwayorwithindedicatedCountyutilityeasementsshallbeconveyedtoCollierCountypursuanttoCollierCountyOrdinance0157asamendedexceptasmaybeprovidedinSection24ofthisDocument All customers connecting to the potable water and sanitary sewer system shallbecustomersoftheCountyexceptasmaybeprovidedinSection24ofthisdocument Temporary construction andor sales trailers may use septic tanks or holdingtanksforwastedisposalsubjecttopermittingunderRule10D6FloridaAdministrativeCodeandmayusepotableorirrigationwells Golf course rest stations and maintenance buildings may be permitted to useseptictanksorholdingtanksforwastedisposalsubjecttopermittingunderRule10D6FloridaAdministrativeCodeandmayusepotableorirrigationwells 219 SURFACE WATER MANAGEMENT SITE FILLING AND GRADING In accordance with the rules of the South Florida Water Management District thisprojectshall be designed for a storm event of a threeday duration and 25yearreturnfrequency The Heritage Bay PUD is a reclamation project from an existing mining activityLakeexcavationsandlittoralzoneplantingsshallconformtotherequirementsoftheGMPandLDCineffectatthetimeoffinaldevelopmentorderapprovalThefollowingGMPpoliciesandLDCregulationshave been applied to this PUD tocreatetheresultantregulations 71232003 119347 Ver 14DWEHR N0442005003PPHS 26902 The Heritage Bay PUD shall comply with the regulations for all wetdetentionpondsthatareusedasapartofitswatermanagementsystemasidentifiedbyitsSouthFloridaManagementDistrictEnvironmentalResourcePermitWetdetentionpondsaredescribedaslakesthatprovide1ofwaterqualitydetentionAttenuationlakesaredescribedaslakes that provide flood attenuation but not the required water qualitydetentionWetdetentionpondsorportionsthereofwithintheurbanboundaryshallhavealittoralshelfwithanareaequalto7ofthepondssurfaceareameasuredatthecontrolelevationThelittoralareasshallbeplantedwithnativeaquaticvegetationWetdetentionpondsorportionsthereofoutsidetheurbanboundaryshallhavealittoralshelfwithanareaequalto30ofthepondsurfaceareameasuredatthecontrolelevationThe littoral areas shall be planted with native aquatic vegetation The 9.A.1.c Packet Pg. 45 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 216 total area of littoral plantings shall be calculated and the planting areas shall be provided in accordance with Division 35 of the LDC As an alternative to the planting or creation of littoral shelves credit for wetlands that are preserved above the minimum required by Policy 61 of the Conservation and Coastal Management Element shall be applied toward meeting littoral zone planting area requirements on a ratio of one to one For each acre of wetlands set aside above the minimum requirement of said Policy 61 one acre of littoral zone plantings shall be subtracted from the littoral zone planting area requirements Said Policy61requirespreservationof40ofnativevegetationpresentnotto exceed 25 of the total PUD property Twentyfive percent of the PUDs total site area 2562 acres is 640 acres This PUD provides for preservation of 863 acres of native vegetation including wetlands that have significant hydrologic value therefore the extra 221 acres shall be credited toward meeting littoral zone planting area requirements Lake side slopes shall be sloped at 41 from control elevation to a depth of five feet 220 ENVIRONMENTAL The developer shall be subject to Division 39 of the LDC in effect at the time of permitting requiring the acquisition of a tree removal permit prior to any land clearing All invasive exotic plants as defined in the LDC shall be removed from development areas open space areas and preserve areas during each phase of construction Following site development a continuing maintenance program shall be implemented to prevent reinvasion of the site by such exotic species All conservation areas shall be designated as conservationpreservation tracts or easements on all construction plans and shall be recorded on the plat with protective covenants per or similar to Section 70406of the Florida Statutes Buffers shall he provided in accordance with Section 328473of the LDC Conservation easements shall be dedicated on the plat to the homeowners association or like entity for ownership and maintenance responsibility and to Collier County with no responsibility for maintenance Buffers shall be provided around wetlands extending at least 15 feet landward from the edge of wetland preserves in all places and averaging 25 feet from the landward edge of wetlands Where natural buffers are not possible structural buffers shall be provided in accordance with the State of Florida Environmental Resources Permit Rules and be subject to review and approval by Environmental Services Staff Final alignment and configurations of water management structures shall be subject to minor field adjustments to minimize habitat destruction 732003119347 Ver 14DWHR c43 NO442005003 PPHS 26902 9.A.1.c Packet Pg. 46 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 221 217 The developer shall comply with the guidelines and recommendations of the USFishandWildlifeServiceUSFWSandFloridaFishandWildlifeConservationCommissionFFWCCregardingpotentialimpactstoprotectedspeciesonsiteA Habitat Management Plan for those protected species shall be submitted toEnvironmentalServicesStaffforreviewandapprovalpriortofinalsiteplanconstructionplanapproval TRANSPORTATION 119347 Vet 14DWEHR N0442005003PPHS 26902 The developer shall provide street lighting at the project entrances in conjunctionwiththeconstructionofsame The developer shall make a fair share contribution toward the capital cost of atrafficsignalonImmokaleeRoadandanyaccesspointswhenandifdeemedwarrantedbyCollierCountyThesignalshallbeownedoperatedandmaintainedbyCollierCounty The developer shall dedicate a 100foot rightofway along the western boundaryoftheHeritageBaypropertyfromthesouthwestcornerofthepropertynorthtotheconservationpreserveareaapproximatelythemidpointofSection14whichisadistanceofgenerally1miletotheCountyThedevelopershallreceivenoimpactfeecreditsforthededicationThededicationshalltakeplacewithinthetimeframeestablishedbySubsection222037oftheLDC If the County acquires the needed rightofway at the intersection of County Road951andImmokaleeRoadnotownedorcontrolledbythedeveloperthenthedevelopershallconstructforadistanceofmilefromsaidintersectiona2lane access road within the 100foot dedicated rightofway The developer shallreceivenoimpactfeecreditsforthecostofsuchconstructionThedevelopershallconstructthis2laneaccessroadtoarterialstandards within a multilaneurbanarterialcrosssection Within 45 days of the Countys issuance of a Notice to Proceed on a constructioncontracttowidenimmokaleeRoadtosixlanesbetween175andtheeasternboundaryoftheHeritage Bay project the developer shall prepay to the Countythefirst500000000oftheHeritageBayroadimpactfeesforthepurposeofadvancingthesixlaningofImmokaleeRoadfrom175toCollierBoulevardandfromCollierBoulevardtotheeasternboundaryoftheHeritageBayprojectInexchangeforthisprepaymentCollierCountyshallamodifytheImmokaleeRoadconstructionprojecteastofCollierBoulevardProject60018toprovidesixlanesonImmokaleeRoadfromCollierBoulevardtoatleasttheeasternboundaryofHeritageBayandbadvancetheconstructionofthesixlaningofImmokaleeRoadbetween175andCollierBoulevardtoatleast2006unlessunforeseencircumstancesmakeitimpracticaltomeetthisscheduleIftheconstructionisphasedastwoormorephasestheimpactfeeprepaymentshallbephasedandequallyapportionedforeachphase 9.A.1.c Packet Pg. 47 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 222 218 The road impact fee prepayment of 500000000shall be applied as the first50paymentrequiredunderDivision315oftheLDCtoobtainCertificatesOfPublicFacilityAdequacywhichCertificatesshall be issued by County uponreceiptofpayment The developer shall not request a full median opening on Immokalee Road noronCountyRoad951anycloserthanmilefromtheintersectionofsaidroadwaysHoweverarightinandrightoutaccessmaybeconstructedoneitherorbothoftheseroadwayswithinthatmiledistanceatthemiledistance The developer shall not be entitled to receive building permits for more than 2588dwellingunitswhichrepresent75ofthetotalapprovednumberofdwellingunitsuntilthefirstofthefollowingoccurs1CountyRoad951ExtensionisunderconstructiontoconnecttoBonitaBeachRoadformorethanamilenorthofitscurrentterminusatImmokaleeRoador2afterJuly12006andtogetherwiththecompletionoftheLeeCollierCountyProjectDevelopmentandEnvironmentalStudyforCountyRoad951ExtensionandapprovalofthenobuildoptionbytherespectiveLee and Collier County Commissions or 3 July 1 2008 BuildingpermitsfordwellingunitswhichmeettheCountysguidelinesforworkforceoraffordablehousingareexemptfromandshallnotbeincludedincalculatingthe2588dwellingunitbuildingpermitlimitation OTHER PUBLIC BENEFIT COMMITMENTS General Government Site The developer agrees to donate 773 acres to the County for utilization by theCountyasasatelliteoperationscenterincludingemergencymedicalservicessheriffssubstationfirestationpumpstationwellsiteandgeneralgovernmentcenterincludingofficesforotherconstitutionalofficersThisdonationisnotsubjecttothereceiptofimpactfeecredits Parks and Recreation The developer agrees to prepay 28 million in park impact fees to the Countywithin45daysoftheeffectivedateofthisOrdinanceThisamountshallbecreditedagainsttheparkimpactfeesduefromthedevelopmentAdditionallythedeveloperwilldonate717000totheCountyforuseindevelopingregionalparkfacilitiesThispaymentisinlieuofanydonationtotheCountyofanylakesystemoraccesstheretowithintheproject Well Sites Responsibility of the Developer 7232003 119347 Vet 141DVVEHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 48 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 219 Provide locations for six potential well sites with each site capable of fittingtwo wells for use by Collier County for potable water supply wellssupplementalwaterwellsandoraquiferstorageandrecoverywells Three well sites will be located as shown on Exhibit D 1 The easements foreachwellsitewillbeasshownonExhibitD1 Well sites 4 6 may be located in one of the following two optional locationswiththeunderstandingthatwells45and6mustbelocatedwithinthesameoptionallocationTheoptionallocationsare Option 1 951 rightofway as deeded by the developer to Collier County Option 2 Littoral zone between the recreational lake and the southpropertylineoftheproject These two optional locations are shown on Exhibit D 2 It is agreed that Option1willbe utilized provided that the Predesign and Engineering PDE study forthe951extensionshowsthat951isnotfeasibleforconstructionatthislocationwhichisapproximately1milenorthoftheImmokaleeRoad951IntersectionShouldthePDEstudyshowthefeasibilityof951atthislocationthenOption2willbeutilized Sizing of Electrical Systems for Heritage Bay will be coordinated with CollierCountytoensurethatFPLprojectionsandinstallationofequipmentwillaccommodatethesewellpumpsandgenerators 5 Proposed well locations shown on Exhibits D 1 and 2 will not be utilized forlittoralcreditorbeplacedinaconservationeasementbythedeveloper ollier County Government will be Responsible for Design permitting funding developing and maintaining all transmissionlineswellsandwellsiteslocatedontheHeritageBayproject All wells and generators will be encased within a building which isarchitecturallycompatiblewiththesurroundingbuildingsorlocatedinanundergroundvault 3 Total cost of transmission lines including design purchase and installation 4 Well sites may result in environmental impactscostandpermittingwillbebyCollierCounty General Conditions Mitigation and all associated The easement granted for each well site shall be as shown below 7232q03119347 Ver 14t DWEHR CAI43 N0442005003PPHS 26902 9.A.1.c Packet Pg. 49 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 220 Well Site 1 100 feet by 100 feet Well Site 2 150 feet by 150 feet Well Site 3 100 feet by 100 feet all above ground facilities shall be Iowprofileandminimizedtothegreatestextentpossibleatthislocation 4 Well Site 4 5 and 6 ao Option I locations 100 feet by 150 feet Option 2 locations middle site 150 feet by 150 feet and two sitesoneitherside100feetby100feet Landscaping shall be initially installed by Collier County to specificationsmutuallyagreedtobetweenthedeveloperandCollierCountyOnceinstalledthedevelopershall be responsible for the maintenance oflandscapingforwellsites12andforwellsitesestablishedunderOption2LandscapingforwellsitesestablishedunderOption1willbemaintainedbyCollierCountyGovernment Approximate locations are shown in the attachments Final locations tobeapprovedbyUSHomeorthelandowner Proposed wells will not prohibit or impact existing or proposed land uses Transmission lines will be loCated around the perimeter of the projecteither within the 100 rightofway dedication to Collier County along thewesternpropertyboundaryorwithintheSFVVMD100Canalrightofway 223 ARCHAEOLOGICALRESOURCES Any significant archaeological sites discovered within the Heritage Bay PUD shallbepreservedinperpetuityandshall be recorded as preserve on all appropriateplatssiteplansandtheMasterDevelopmentPlanfortheHeritageBayPUD In areas where there are existing archaeological sites in the vicinity of proposeddevelopmentabufferorconservationeasementaveraging25feetinwidthorotherequivalentprotectionsuchastemporaryfencingorotherstructuralbarriersshall be placed around the archaeological sites Any exotic vegetationremovalintheseareasshallbebyhandandnotbymechanicalmeans The developer shall support registration of any significant archaeological sites intheNationalReqsterofHistoricPlaces 712312003 119347 Vet 14 DVVEHR CAI3 N0442005003PPHS 26902 9.A.1.c Packet Pg. 50 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 221 224 The developer shall cooperate with the Division of Historical Resources DHRinvestigationofanyexistingsitesbyallowingaccesstothearchaeologicalsitesbytheStatewheneversuchaccesscanbereasonablyaccommodated If any additional archaeologicalhistorical sites are discovered duringdevelopmentactivitiesallworkintheimmediatevicinityofsuchsitesshallceaseimmediatelyandthedevelopershallcontactDHRSouthwestFloridaRegionalPlanningCommissionSWFRPCandCollierCountyCodeEnforcementDepartmentsothatastatecertifiedarchaeologistcandeterminethesignificanceofthefindandrecommendappropriatepreservationandmitigationactionsasnecessary AFFORDABLE HOUSING Bo The developer shall construct onsite on the lands designated ACR3 on theMasterConceptPlanaminimumof160townhouseunitsandamaximumof190townhouseunitstobeofferedforsaletopersonsmeetingtheCollierCountyaffordablehousingguidelinesfor80moderateincomelevelforaperiodbeginningwiththedateofissuanceofthebuildingpermitforeachbuildingcontainingsaidtownhouseunitsandcontinuingforsix6monthsthereafterorfor30daysaftertheCertificateofOccupancyforeachbuildingcontainingsaidtownhouseunitsisissuedwhicheverislaterAiscforatimeperiodextendingfromthedateoftheissuanceoftheCertificateofOccupancythedevelopershalloffertheremainingunsoldunitstotheCountyoritsdesigneeforpurchaseforaperiodof45daysafterwhichtimeanyunsoldunitmaybesoldatmarketrates The developer shall donate 475000 to Habitat for Humanity of Collier CountyHabitatThedonationrepresentsonehalfofthepurchasepriceof10acresoflandcurrentlyundercontractbyHabitatandlocatedjustsouthofImmokaleeRoadandgenerallyeastofCountyRoad951Thedonationshalloccurwithin120daysofthefinalapprovaloftheHeritageBayPUDDRIbytheBoardofCountyCommissionersandtheexpirationofallappealperiodswithoutanappealbeingfiled Prior to the issuance of the final Certificate of Occupancy for the developmentthedevelopershallhavealltheaffordablehousingunitsonsitecompletedandavailableforoccupancyAtaminimumtheaffordablehousingunitsshall bephasedinthirdstocoincidewiththedevelopmentofotherresidentialdwellingunitsintheproject If the developer constructs less than 190 affordable housing townhouse units onsiteforeachunitlessthanthemaximumof190thedevelopershalldonatethesumof10000perunittoHabitatForexampleif180affordablehousingtownhouseunitsareconstructedonsitethedeveloperwoulddonate10000000toHabitatwhichrepresents10unitstimes10000 At any time in the future should the developer request an extension to theapprovedbuildoutdatefortheprojectthedevelopershallreexaminethehousingneedsoftheprojectandprovideanupdatedreanalysisoftheaffordablehousingrequiredThedevelopershallusethemethodologyinuseat 7130200311647 Ver 151 DWEHRCA43 N0442 005003 PPHS 26902 9.A.1.c Packet Pg. 51 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 222 225 226 the time of the reanalysisby SWFRPC the Florida Department of CommunityAffairsandCollierCountyAnyfuturemitigationrequirementsthatarecausedasaresultofthereanalysisshallbeconsistentwiththeoptionslistedinRule9J2048oftheFloridaAdministrativeCode MONITORING REPORT An annual monitoring report shall be submitted pursuant to Section 2736of the LDC SUNSETTING This PUD is not subject to the sunsetting provision of Section 2734 of the LDC TheDRIDevelopmentOrderfortheHeritageBayCommunityrelativetodurationshallgovern N0442005003PPHS 2602 9.A.1.c Packet Pg. 52 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 31 32 33 PURPOSE whole or part for other than the following A SECTION III RESIDENTIAL DISTRICTS The purpose of this Section is to identify permitted uses and development standards forareaswithintheHeritageBayPUDdesignatedontheHeritageBayPUDMasterConceptPlanasRIR2R3andR4Districts GENERAL DESCRIPTION Areas designated as RI R2 R3 and R4 Districts on the Heritage Bay PUD MasterConceptPlanaredesignedtoaccommodateafullrangeofresidentialdwellingtypescompatiblenonresidentialusesafullrangeofrecreationalfacilitiesessentialservicesandcustomaryaccessoryuses The approximate acreage of the RI R2 R3 and R4 Districts is indicated on theHeritageBayPUDMasterConceptPlanThisacreageisbasedonconceptualdesignsandisapproximateActualacreagesofalldevelopmenttractswillbeprovidedatthetimeofsitedevelopmentplanorpreliminarysubdivisionplatapprovalsinaccordancewithDivision33andDivision32respectivelyoftheLDCResidentialtractsaredesignedtoaccommodateinternalroadwaysopenspacesrecreationalfacilitiesandothersimilarusesfoundinresidentialareas PERMITTED USES AND STRUCTURES RI AND R2 DISTRICTS No building or structure or part thereof shall be erected altered or used or land use in Principal Uses Single family detached dwellings Single family attached townhouse dwellings and duplexes Zero lot line dwellings Multifamily dwellings Iowrise Assisted living facilities Model homes sales centers including administrative offices andconstructionoffices Any other principal use which is comparable in nature with the foregoingusesandisapprovedthroughtheprocesssetforthintheLDCineffectatthetimeoftherequestforsuchuse Accessory Uses Accessory uses and structures customarily associated with the principalusespermittedinthisDistrictincludinggaragesgazebospicnicareaspedestrianandbicyclepathstenniscourtsswimmingpoolsotherfacilitiesintendedforoutdoorrecreationprojectmaintenancefacilities 3012OO3119347 Vet 151 DVEHR CA43 N0442005003PPHS 26902 9.A.1.c Packet Pg. 53 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 34 35 guest houses cabana bedrooms boat docks beaches boat ramps piersorothersuchfacilitiesconstructedforpurposesoflakerecreationforresidentsoftheprojectandtheirguestsotherrecreationalfacilities Any other accessory use which is comparable in nature with the foregoingusesandisapprovedthroughtheprocesssetforthintheLDCineffectatthetimeoftherequestforsuchuse PERMITTED USES AND STRUCTURES R3 DISTRICT No building or structure or part thereof shall be erected altered or used or land use inwholeorpartforotherthanthefollowing A Principal Uses All of the uses permitted in the Residential RI and R2 Districts Multifamily dwellings Iowrise Any other principal use which is comparable in nature with the foregoingusesandisapprovedthroughtheprocesssetforthintheLDCineffectatthetimeoftherequestforsuchuse B Accessory Uses All of the accessory use permitted in the Residential RI and R2Districts Any other accessory use which is comparable in nature with the foregoingusesandisapprovedthroughtheprocesssetforthintheLDCineffectatthetimeoftherequestforsuchuse PERMITTED USES AND STRUCTURES R4 DISTRICT No building or structure or part thereof shall be erected altered or used or land use inwholeorpartforotherthanthefollowing A Principal Uses 1 All of the uses permitted in the Residential R3 District 2 Multifamily dwellings midrise o Any other principal use which is comparable in nature with the foregoingusesandisapprovedthroughtheprocesssetforthintheLDCineffectatthetimeoftherequestforsuchuse B Accessory Uses All of the accessory use permitted in the Residential R3 District Any other accessory use which is comparable in nature with the foregoingusesandisapprovedthroughtheprocesssetforthintheLDCineffectatthetimeoftherequestforsuchuse 713012003119347 Vet 151 DVVHR CA143 N0442005003PPHS 26902 9.A.1.c Packet Pg. 54 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 36 DEVELOPMENT STANDARDS Bo Fo Table 1 and Table 2 set forth the development standards for land useswithintheRIR2R3andR4Districts Site development standards for single family uses apply to individualresidentiallotboundariesMultifamilystandardsapplytoplattedparcelboundaries Multiple family buildings shall have 15 parking spaces for all bedroomunittypeswithanadditional10percentofparkingformultiplefamilybuildingstoaccommodateguestparking Standards for parking landscaping signs and other land uses where suchstandardsarenotspecifiedhereinaretobeinaccordancewiththeLDCineffectatthetimeofsitedevelopmentplanapprovalorpreliminarysubdivisionplatapprovalUnlessotherwiseindicatedrequiredyardsheightsandfloorareastandardsapplytoprincipalstructures Development standards for uses not specifically set forth in Table I andTable2shallbeestablishedduringsitedevelopmentplanapprovalassetforthinDivision33oftheLDCinaccordancewiththosestandardsofthezoningdistrictwhichismostsimilartotheproposeduse Required property development regulations may be approved that aredifferentthanthosesetforthinTable1andTable2subjecttotherequirementsofSection2627oftheLDCCommonopenspacerequirementsaredeemedsatisfiedpursuanttoSection215ofthisPUD Off Street Parking For MultiFamily Uses 1 A green space area of at least 10 feet or more in width as measuredfrompavementedgetopavementedgeshallseparateanyparkingaisleordrivewayfromanyabuttingroadwiththeexceptionofculdesacsserving24unitsorless 2 Offstreet parking required for multifamily tracts of 120 or more unitsshallbeaccessedbyparkingaislesordrivewayswhichareseparatedfromanyabuttingroadsthatservethedevelopment 3 A culdesac road within the development may have abutting surfaceparkingwheretheparkingserves24unitsorless Single family zero lot line dwellings are identified separately from singlefamilydetacheddwellingswithconventionalsideyardrequirementstodistinguishthesetypesofresidencesforthepurposeofapplyingdevelopmentstandardsunder Table 1 and Table 2 Zero lot line dwellingsshallbedefinedasanytypeofdetachedsinglefamilystructureemployingazeroorreducedsideyardassetforthhereinandwhichconformtorequirementsofSubsection2627oftheLDC 71302003119347Ver 151 DWEHRCAII43 N0442005003PPHS 26902 9.A.1.c Packet Pg. 55 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) Lo Attached or detached residences which include those having cabanabedroomsaccessedfromthecourtyardandnotthemainhousearepermittedprovidingthat The cabana structure must be connected to other portions of theresidenceinamannerthatgivestheentireresidencethe appearance in elevation from the street of being one singlefamilyresidence 2 The cabana structures must be accessible only from the enclosedcourtyardandmustnotbeaccessibledirectlyfromthestreetand 3 The cabana structure may not contain primary cooking facilities In the case of residential areas with a Traditional NeighborhoodDevelopmentTNDtheTNDshallbedeemedacommonarchitecturalthemeRequiredpropertydevelopmentregulationsmaybeapprovedthataredifferentthanthosesetforthinTable1subjecttoapprovalbytheCollierCountyPlanningCommissioninaccordancewiththecriteriacontainedinSection2627461through2627463oftheLDCCommonopenspacerequirementsaredeemedsatisfiedpursuanttoSection215ofthisPUD For the purpose of calculating density in the RI R2 R3 and R4Districtswhenassistedlivingfacilitiescongregatecarefacilitiesaredevelopedeachsuchfacilitysdwellingunitshall be considered to be equalto33ofaresidentialdwellingunit Standards for trash or recycle receptacles shall conform with Section2615oftheLDCexceptinthecaseofmultiplefamilybuildingsthatdonotreceive curbside service pick up and choose to use dumpster service Inthatcaseatleastonestandardsizebulkcontainerpereverythirtyunitsshallberequired N0442005003PPHS 26902 9.A.1.c Packet Pg. 56 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 35 TABLE 1 DEVELOPMENT STANDARDS FOR RI RESIDENTIAL DISTRICT SINGLE SINGLE SINGLE MULTIFAMILYFAMILYFAMILYFAMILYDETACHEDDETACHEDZEROLOTLINEDUPLEXATTACHEDDWELLINGS12TOWNHOUSELowRise Minimum Lot Area 5000 sqft 2800 sqft 3500 sqft 3500 sqft 2000 sqft 10000 sqft Minimum Lot Width5 50 ft 35 ft 35 ft 35 ft 20 ft 100 ff Minimum Average Site Depth9 100 lt 65 ft 100 ft 100 ft 40 ff 120 ft Principal Accessory 20 ff 20 ft 15 ft 15 ft 20 ft 15 ft Garage Front Yard FrontSide 23 ft10ft 23 ft10ft 23 ft10ft 23 ft10ft 23 ft10ff 23 ft10ftSetback17Entry 12 Garage or Carport on Parking na na 0 ft 0 ft na 0 ftLot Accessway Rear Yard Principal 10 ft 5 ft 10 ft 10 ft 10 ft 20 ftSetback 67 Accessory2lO1112 5ft 5ft 5ft 5ft 5ff 10ff 0 ft one side Side Yard Setback 10 ft other side ORPrincipalAccessory6ft6ft31one side 6 ft 0 It or 7 ft the Building2478101112611othersideHeight OR 5 ft on both sides Preserve Principal 25 ft 25 ft 25 ft 25 ft 25 ft 25 ft Setback Accessory 10 ft 10 ft 10 ft 10 ft 10 ft 10 ft Maximum Height 3 35 ft 35 ft 35 ft 35 ft 50 ft 65 ft Distance Between the Sum of Principal Structures na na na na 10 ft the Building HeightsMinimumFloorArea1000sqft900sqft900sqft900sqft750sqft750sqft I Front yards for dwellings and sideentry garages are measured from back of curb or edge of pavement if not curbed Front yards for a frontloadedgaragearemeasured from garage door to back of curb edge of pavement or sidewalk whichever is closer to the garage door2Whereadjacenttoagolfcourselakemeasuredfromtopofbankoropenspacereducedto0feet3BuildingheightSeeSection18 4 All zero lot line units in a series shall have the Ofootside setback on the same side of the lot The zerofoot setback side may change onlyifaminimum10footwidespaceisprovidedintheform of an easement golf course crossing or the like which separate the lots5Minimumlotwidthmaybereducedby29forculdesaclotsprovidedminimumlotarearequirementsaremet6Foranylotservedbothbyastreetandanalleythelotlineadjacenttothealleyshallbetreatedasarearlotlineandthesetback shall bemeasuredfromtheedgeofpavement 7 Guesthouses or cabana bedrooms are subject to the setback requirements for principal structures8Thesidecomersetbackshall be the same as the required side principal structure setback 9 Site depth average determined by dividing the site area by the site width 10 Accessory pool enclosurescreen lanai setback may be reduced to 0 feet when attached to common privacy wall11Accessorypoolenclosurescreenlanaisetbackfromlakemaintenanceeasementmaybereducedto0feet12Commonarchitectural features such archways arbors and courtyard entry features shall be exempt from the minimum yard requirements listed above13Forthepurposeof Table 2 the term multifamily building includes assisted living facilities N0442005003PPHS 26902 9.A.1.c Packet Pg. 57 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) TABLE 2 DEVELOPMENT STANDARDS FOR R2 R3 AND R4 RESIDENTIAL DISTRICTS SINGLE SINGLE MULTI FAMILY DWELLINGSFAMILYZEROLOTLINEDUPLEXFAMILY DETACHED AIIACHED TOWNHOUSE LowRise MidRise Minimum Lot Area 5000sqft 3500sqfl 3500sqft 2000sqft 10000 sqfl 10000 sqft Minimum Lot Width5 50 ft 35 ft 35 ft 20 ft 100 ft 100 ft MinAverage Site Depth 9 100 fl 100 ft 100 ft 40 ft 120 ft 120 ft Principal Accessory 20 ft 20 ft 15 ft 15 ft 15 ft 20 ft GarageFrontYardFrontSide 23 fl10 ft 23 ft10ft 23 ft10fl 23 ft10ft 23 ft10ft nal0 ftSetback17Entry12Garageor Carport on Parking Lot na na 0 ft na 0 ft 0 ft Accessway Rear Yard Principal 10 ft 10 ft 10 ft 10 ft 10 ft 20 ftSetback6 Accessory72101112 5ft 5ft 5ft 5ft 10ft 10ft 0 ft one side 10 ft other sideSideYard Setback OR thePrincipalAccessory6ft31oneside6ft0itor7ftBuilding the Building2478101112611othersideHeightHeight OR 5 ft on both sides Preserve Principal 25 ft 25 ft 25 ft 25 ft 25 ft 25 ftSetbackAccessory10ft10ft10ft10ft10ft10ft Maximum Height 3 35 fl 35 ft 35 ft 35 It 65 ft 100 ft Distance Between Principal Structures 10 ft 10 ft na 10 ft the Sum of the Building Heights Minimum Floor Area 1000sq ft 900 sq ft 900 sq ft 750 sq ft 750 sq ft I 750 sq ft 1 Front yards for dwellings and sideentry garages are measured from back of curb or edge of pavement if not curbed Front yards for a frontloadedgaragearemeasured from garage door to back of curb edge of pavement or sidewalk whichever is closer to the garage door2Whereadjacenttoagolfcourselakemeasuredfromtopofbankoropenspacereduced to 0 feet3BuildingheightSeeSection18 4 All zero lot line units in a series shall have the Ofootside setback on the same side of the lot The zero foot setback side may change onlyifaminimum10footwidespaceisprovidedinthefonnofaneasementgolfcoursecrossingorthelikewhichseparatethelots5Minimumlotwidthmaybereducedby29forculdesaclotsprovidedminimumlotarearequirementsaremet6Foranylotservedbothbyastreelandanalleythelotlineadjacenttothealleyshallbetreatedasarearlotlineandthesetbackshallbemeasuredfromtheedgeofpavement Guesthouses or cabana bedrooms are subject to the setback requirements for principal structuresThesidecomersetbackshall be the same as the required side principal structure setbackSitedepthaveragedeterminedbydividingthesiteareabythesitewidth Accessory pool enclosurescreen lanai setback may be reduced to 0 feet when attached to common pdvacy wallAccessorypoolenclosurescreenlanaisetbackfromlakemaintenanceeasementmaybereducedto0feetCommonarchitectural features such archways arbors and courtyard entry features shall be exempt from the minimum yard requirements listed aboveForthepurposeof Table 2 the term multifamily building includes assisted living facilities 8 9 10 11 12 13 N0442005003PPHS 26902 9.A.1.c Packet Pg. 58 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 41 42 43 44 SECTION IV VILLAGE CENTER DISTRICT PURPOSE The purpose of this Section is to identify permitted uses and development standards for thethreeVillageCenterareaswithintheHeritageBayPUDdesignatedontheHeritageBayPUD Master Concept Plan as VC MAXIMUM SQUARE FOOTAGE The Village Center commercial uses will include a maximum of 10000 square feet of retailuses10000squarefeetofrestaurantuses5000squarefeetofmarina related retail usesand5000squarefeetofofficeusesCommercialactivitieswithintheVillageCentersarelimitedtoatotalof26acres GENERAL DESCRIPTION The approximate acreage of the Village Center District is indicated on the Heritage BayPUD Master Concept Plan The Village Center portion of this District shall be consistentwiththerequirementsofGMPFLUESectionIBThisacreageisbasedonconceptualdesignsandisapproximateActualacreagesofalldevelopmenttractswillbeprovidedatthetimeofsitedevelopmentplanorpreliminarysubdivisionplatapprovalsinaccordancewithDivision33andDivision32respectivelyoftheLDCTheVillageCentertractsareisdesignedtoaccommodateinternalroadwaysopenspaceslakesandwatermanagementfacilitiesandothersimilaruses PERMITTED USES AND STRUCTURES No building or structure or part thereof shall be erected altered or used or land or waterusedinwholeorinpartfor other than the following A Permitted Principal Uses and Structures 5 6 7 8 9 10 12 Accounting Auditing and Bookkeeping Services Group 8721AutomaticTellerMachinesGroup3578AmusementsandRecreation Services Indoor Groups 79117941 799179937997 Apparel and Accessory Stores Groups 56115699GasolineServiceStationsGroup5541AutomotiveCarwashesGroup7542BusinessServicesGroups73347349EatingandDrinkingEstablishmentsGroups58125813FoodStoresGroups54115499GeneralMerchandiseStoresGroups53115399GolfClubhouseandBoat Club Facilities including Ancillary TeachingFacilitiesandTemporaryGolfClubhousesGroups799279977999MiscellaneousRetailGroups5912596359925999 NO44200503PPHS 26902 9.A.1.c Packet Pg. 59 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 45 13 14 15 16 17 18 19 20 21 Personal Services Groups 7211 7212 7215 7216 nonindustrial drycleaningonly72177219725172917299RealEstateGroups6512 6531 6541ResortRecreationFacilitiesincludingbut not limited to Tennis Clubs HealthSpasandotherRecreationalClubsGroups79917999RecreationServicesGroups7911792279297933 7941 7991 799379977999 Residential uses as set forth in Section 34 of this Document includingresidentialunitsintegraltoVillageCenterstructuresandasfreestandingusesFreestandingresidentialusesshallcomplywiththedevelopmentstandardssetforthinSection36 Travel Agencies Groups 4724 and 4725UnitedStatesPostalServiceGroup4311 except major distribution centerVideoTapeRentalGroup7841 Any other principal use which is comparable in nature with the foregoingusesandisapprovedthroughtheprocesssetforthintheLDCineffectatthetimeoftherequestforsuchuse B Permitted Accessory Uses and Structures Accessory uses and structures customarily associated with principal usespermittedinthisDistrict Customary accessory uses include but are not limited to recreationalfacilitiesthatserveas an integral part of the permitted uses such aspoolstennisfacilitiesbeachesboatdocksparksplaygroundsandplayfieldsrestroomssheltersgolfcartstorageareasandsnackbarsAnyotherprincipalusewhichiscomparableinnaturewiththeforegoingusesandisapprovedthroughtheprocesssetforthintheLDCineffectatthetimeoftherequestforsuchuse OEVELOPMENT STANDARDS Ao The frontagedepth criteria often included in development standards is notapplicablesincetheVillageCenterusesarelocatedinternaltotheHeritageBayPUDandhavenoactualroadfrontage B Minimum Setback Requirements Principal structures shall be set back a minimum of 10 feet from VillageCenter District boundaries and roads 25 feet from all residential tracts and25feetfrompreserves Accessory structures shall set back a minimum of five feet from VillageCenterDistrictboundariesandroads20feetfromallresidentialtractsand10feetfrompreserves Setbacks from lakes for all principal and accessory uses may be zero feetprovidedarchitecturalbanktreatmentisincorporatedintothedesignandsubjecttowrittenapprovalfromCollierCountyPlanningServicesDepartment 71302003119347Ver 151 DVVEHR cA43 N0442005003PPHS 26902 9.A.1.c Packet Pg. 60 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) Jo No D E F G Exterior lighting shall be arranged in a manner which will protect roadways andresidentialpropertiesfromdirectglareorunreasonableinterference Maximum height of buildings including architectural features 65 feet Maximum height of communication antennas 65 feet Minimum distance between principal structures 10 feet Minimum distance between accessory structures excluding drivethrough facilities10feet Maximum floor area ratio for the commercial component 025 Due to the internal orientation the number the different locations the types of usesandthemultipurposefunctionoftheVillageCenterbuildingswherecommercialuseswillbefullyintegratedwithrecreationalandotherusesTherequirementthat30oftheresidentialbuildingpermitsshallbeissuedpriortothedevelopmentofneighborhoodcommercialusesshallbewaived Each of the three Village Center shall have a unified plan of development which isarchitecturallyintegratedinternallyandwiththeneighborhooditservesThatplanwillbesubmittedwitheachoftheVillageCenterSiteDevelopmentPlan Due to the nature location and internal orientation of the Village Centers theLDCarchitecturalreviewrequirementsforVillageCentersshall be waived Required parking for Village Center nonresidential uses shall be consistent withSection22204716oftheLDCResidentialparkingrequirementsaresetforthinSection36CofthisPUDDocumentGolfcartstorageareasareconsideredaccessorytothegolfclubhouseandhavenorequiredparking A unified sign plan shall be submitted and made a part of the approval for each oftheVillageCenterSiteDevelopmentPlans Standards for landscaping where such standards are not specified herein are tobeinaccordancewithDivision24oftheLDCineffectatthetimeofsitedevelopmentplanapproval Unless otherwise indicated required yards heights and floor area standardsapplytoprincipalstructures 73012003119347Ver 151DWEHR CA43 N0442005o003PPHS 2602 9.A.1.c Packet Pg. 61 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 51 52 53 SECTION V RECREATION I OPEN SPACE DISTRICT PURPOSE The purpose of this Section is to identify permitted uses and development standards for areas within the Heritage Bay PUD designated on the Heritage Bay PUD Master ConceptPlanasRO GENERAL DESCRIPTION The approximate acreage of the RecreationOpen Space District is indicated on the Heritage Bay PUD Master Concept Plan Actual acreage of all development tracts will be provided at the time of site development plan or preliminary subdivision plat approvals in accordance with Division 33 and Division 32 respectively of the LDC The RecreationOpen Space tracts are designated to accommodate a full range of golf course waterrelated uses other recreational uses water management and open space uses PERMITTED USES AND STRUCTURES No building or structure or part thereof shall be erected altered or used or land or water used in whole or in part for other than the following Principal Uses 1 Golf courses and other recreational uses 2 Clubhouses community and golf course maintenance areas maintenance buildings utility storage buildings chemical storage buildings essential services irrigation water and effluent storage tanks and ponds water and wastewater treatment plants utilities pumping facilities and pump buildings utility and maintenance staff offices 3 Utility water management and rightofwayaccess easements 4 Lakes and water management facilities 5 Land use andor landscape buffers which may or may not be easements depending on the buffer use 6 Signs as permitted by the LDC in effect at the time permits are requested except as modified in this PUD Document 7 Open space uses and structures including but not limited to nature trails riding trails fitness trails and shelters boardwalks landscape nurseries gazebos and picnic areas 8 Pedestrian and bicycle paths or other similar facilities constructed for purposes of access to or passage through the RecreationOpen Space District 9 Docks piers boat ramps beaches or other such facilities constructed for purposes of lake recreation for residents of the project and their guests 10 Shuffleboard courts tennis courts swimming pools and other facilities intended for outdoor recreation 11 Lake excavations as permitted by Division 35 of the LDC 119347 Ver 15 DVVHR N0442005003PPHS 20902 9.A.1.c Packet Pg. 62 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 54 12 Any other principal use which is comparable in nature with the foregoingusesandisapprovedthroughtheprocesssetforthintheLDCineffectatthetimeoftherequestforsuchuse Accessory Uses 1 Practice driving range golf cart barns restroomsshelters and othercustomaryaccessoryusesofgolfcoursesincludinggasolineservice 2 Customary accessory uses or structures incidental to recreational areasandorfacilitiesincludingstructuresforpurposesofmaintenancestoragerecreationorshelterwithappropriatescreeningandlandscaping 3 Communications facilities including but not limited to digital fiberopticmicrowavesatelliteUHFVHFFMAMshortwaveantennaswithrelatedgroundmounteddishesandothersendingandreceivingfacilitiessubjecttoapplicablepermittingThecommunicationsfacilitieslocatedinthisDistrictareaccessoryincidentalandsubordinateactivitiestotheoverallHeritageBayPUD Any other accessory use which is comparable in nature with the foregoingusesandisapproved through the process set forth in the LDC in effect atthetimeoftherequestforsuchuse DEVELOPMENT STANDARDS Principal structures shall be set back a minimum of 25 feet from RO Districtboundariesandprivateroadsand25feetfromallPUDboundariesconservationandpreservetractsandresidentialtractsexceptwherethePUDabutsapublicrightofwayinwhichcasethesetbackshallbeonehalftheheightofthestructure Accessory structures shall set back a minimum of 10 feet from RO Districtboundariesandprivateroadsand20feetfromallPUDboundariesconservationandpreservetractsandresidentialtractsexceptwherethePUDabutsapublicrightofwayinwhichcasethesetbackshallbeonehalftheheightofthestructure Lighting facilities shall be arranged in a manner which will protect roadways andresidentialpropertiesfromdirectglareorunreasonableinterference D Maximum height of buildings 65 feet E Maximum height of communications facilities 65 feet Minimum distance between principal or accessory structures which are a part of anarchitecturallyunifiedgrouping10feet G Minimum distance between all other principal structures 15 feet H Minimum distance between all other accessory structures 10 feet 713012003 119347 Ver 151 DWEHR CA43 N0442005003PPHS 26902 9.A.1.c Packet Pg. 63 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 55 Minimum floor area None required J Minimum lot or parcel area None required Ko Standards for parking landscaping signs and other land uses where such standards are not specified herein are to be in accordance with LDC in effect at the time of site development plan approval Lo Unless otherwise indicated required yards heights and floor area standards applytoprincipalstructures Mo Golf course rest stations and secondary maintenance buildings will be permitted to use septic tanks or holding tanks for waste disposal subject to permitting under Rule 10D6 Florida Administrative Code and may use potable and irrigation wells TRANSFER OF DEVELOPMENT RIGHTS Ao For golf courses located in Sections 13 14 and 24 for each 5 gross acres of land area utilized as part of the golf courses golf course shall include the club house area rough fairways greens and lakes internal to the golf course boundary but excludes any area dedicated as a conservation area which is non irrigated and retained in a natural state one transfer of development right TDRcreditshall be acquired from areas identified by the County as Sending Lands In the event that construction of approved golf courses commences in Sections 13 14 or 24 prior to the effective date of the Countys applicable TDR program the developer shall provide in a manner and form acceptable to the Countyfinancialassurancestoguaranteesufficientfundstopurchasethenecessary number of TDR credits for golf courses The funds guaranteed by the developer or paid to the County for the golf course TDR credits shall be equal to the required number of TDRs multiplied by the estimated value of a TDR as established by the applicable County TDR program If such program is not in existence at the time of payment as set forth below then the amount shall be as set forth in the Final Report by Dr James C Nicholas dated November 23 2001 Bo If the construction of approved golf courses commences in Section 13 14 or 24 prior to the effective date of the Countys applicable TDR program then the developer shall be required to acquire the appropriate TDR credits for golfcourseswithin90daysfollowing implementation of the Countys TDR program In the event that an applicable TDR program has not been implemented by the County and is not effective within 48 months from the adoption date of the Heritage Bay GMP Amendment then funds guaranteed by the developer or held by the County for the transfer of development right credits for golf courses pursuant to this paragraph shall be released or refunded to the developer and the requirements of this paragraph shall be null and void CA43 9.A.1.c Packet Pg. 64 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 61 62 63 64 SECTION VI ACTIVITY CENTER COMMERCIAL DISTRICT PURPOSE The purpose of this Section is to identify permitted uses and development standards forareaswithintheHeritageBayPUDdesignatedontheHeritageBayPUDMasterConceptPlanasActivityCenterAC MAXIMUM SQUARE FOOTAGEUNITS Commercial activities are limited to a total of40 acres within the Activity Center located atthe northeast quadrant of the intersection of Collier Boulevard County Road 951 andImmokaleeRoadTheActivityCentercommercialuseswillincludeamaximumof150000squarefeetofretailusesand50000squarefeetofofficeusesAmaximumof200assistedlivingfacilityunitsmaybeconstructedonlandsdesignatedActivityCenter GENERAL DESCRIPTION Areas designated as Activity Center on the Heritage Bay PUD Master Concept Plan aredesignedtoaccommodateafullrangeofretailserviceandofficecommercialusesessentialservicesandcustomaryaccessoryuses The approximate acreage of the Activity Center District is indicated on the Heritage BayPUDMasterConceptPlanThisacreageisbasedonconceptual designs and isapproximateActualacreagesofalldevelopmenttractswillbeprovidedatthetimeofsitedevelopmentplanorpreliminarysubdivisionplatapprovalsinaccordancewithDivision33andDivision32respectivelyoftheLDCCommercialtractsaredesignedtoaccommodateinternalroadwaysopenspaceslakesandwatermanagementfacilitiesandothersimilarusesfoundincommercialareas PERMITTED USES AND STRUCTURES No building or structure or part thereof shall be erected altered or used or land used inwholeorpartforotherthanthefollowing A Permitted Principal Uses and Structures Accounting Auditing and Bookkeeping Services Group 8721AmusementsandRecreationServicesIndoorGroups79117941 7991799379977999 Apparel and Accessory Stores Groups 56115699AssistedLivingFacilitiesCongregateCareFacilities Automotive Dealers and Gasoline Service Stations Groups 55115599subjecttoSection2628 Automotive Repair Services and Carwashes Groups 7514 7515 752175427549 7302003119347Ver 151 DWEHR CA43 N0442005003PPHS 26902 9.A.1.c Packet Pg. 65 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 7 Automobile Parking Group 7521 except for towin parking8AutoandHomeSupplyStoresGroup55319BarberShopsGroup724110BeautyShopsGroup723111BuildingMaterialsHardwareandGardenSuppliesGroups 5211526112BusinessServicesGroups731173527359exceptairplaneindustrialtruckportabletoiletandoilfieldequipmentrentingandleasing73617397exceptarmoredcaranddogrental7389exceptauctioneeringbronzingfieldwarehousingsalvagingofdamagedmerchandise13ChildDayCareServicesGroup835114ChurchesandotherPlacesofWorship15CommercialPrintingGroup2752excludingnewspapers16DepositoryInstitutionsGroups6011609917EatingandDrinkingEstablishmentsGroups5812581318EngineeringAccountingResearchManagementandRelatedServicesGroups8711874819FireStationEMS 20 Food Stores Groups 5411549921GeneralMerchandiseStoresGroups 5311539922GlassandGlazingWorkGroup179323GolfClubFacilitiesincludingAncillaryTeaching Facilities and TemporaryGolfClubhousesGroups79927997799924GroupCareFacilitiesCategoryIandIICareUnitsNursingHomesandFamilyCareFacilitiesALFGroups8051excludingmentalretardationhospitals8052805925HardwareStoresGroup525126HealthServicesGroups8011804980828093809927HoldingandOtherInvestmentOfficesGroups6712679928HomeFurnitureFurnishingandEquipmentStoresGroups5712573629IndividualandFamilySocialServicesGroup8322activitycenterselderlyorhandicappedadultdaycarecentersanddaycarecentersadultandhandicappedonly30InsuranceCarriersAgentsandBrokersGroups63116399641131LegalServicesGroup811132LibrariesGroup823133ManagementandPublicRelationsServicesGroups874187438748MembershipOrganizationsGroups8611869934MiscellaneousPersonalServicesGroup729135MiscellaneousRepairServicesGroups762276417699exceptagriculturalequipmentrepairawningrepairbeerpumpcoilcleaningandrepairblacksmithshopscatchbasinseptictankandcesspoolcleaningcoppersmithingfarmmachineryrepairfireequipmentrepairfumaceandchimneycleaningindustrialtruckrepairmachinerycleaningrepairofservicestationequipmentboilercleaningtinsmithingtractorrepair36MiscellaneousRetailGroups5912596359845992599937ModelUnitsSalesCenters38MotionPictureTheatersGroup7832783339MultiFamilyDwellingsincludingbutnotlimitedtoApartments 71302003119347 Ve 151ENVEHRCA43 N0442005003PPHS 26902 9.A.1.c Packet Pg. 66 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 Museum Art Galleries Group 8412 NonDepository Credit InstitutionsGroups61116163 Paint Glass and Wallpaper Stores Group 5231PersonalServicesGroups7211 7212 7215 7216 nonindustrial drycleaningonly721772197261exceptcrematories72917299PhotographicStudiosGroup7221 Physical Fitness Facilities Group 7991RealEstateGroups65126531 6541 6552ResortRecreationFacilitiesincludingbutnotlimited to Tennis Clubs HealthSpasEquestrianClubsandotherRecreationalClubsGroups79917999RetailNurseriesLawnandGardenSupplyStoresGroup5261PublicAdministrationMajorGroups91929394 95 96 97RecreationServicesGroups79117922792979337941 7991 799379977999 Security and Commodity Brokers Dealer Exchanges and Services Groups62116289 Shoe Repair Shops and Shoeshine Parlors Group 7251SocialServicesGroups83228399UnitedStatesPostalServiceGroup4311exceptmajordistribution centerVeterinaryServicesGroups07420752excludingoutsidekennelingVideoTapeRentalGroup7841VocationalSchoolsGroups82438299UsespermittedunderSection34ofthisPUDsubjecttotheDevelopmentStandardsofSection36 Any other principal use which is comparable in nature with the foregoingusesandisapproved through the process set forth in the LDC in effect atthetimeoftherequestforsuchuse Permitted Accessory Uses and Structures Accessory uses and structures customarily associated with principal usespermittedinthisDistrictincludingkioskvendors Outdoor dining shall be permitted as an accessory use to an eatingestablishment Communications facilities including but not limited to digital fiberopticmicrowavesatelliteUHFVHFFMAMshortwaveantennaswithrelatedgroundmounteddishesandothersendingandreceivingfacilitiessubjecttoapplicablepermitting Any other accessory use which is comparable in nature with the foregoingusesandisapproved through the process set forth in the LDC in effect atthetimeoftherequestforsuchuse 71302003119347 Vet 151 NVEHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 67 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 65 DEVELOPMENT STANDARDS Property Development RegulationsThePropertyDevelopmentRegulations for the Activity Center District and theadjacentGovernmentFacilitysitearesetforthinTable3 Exterior lighting shall be arranged in a manner which will protect roadways andresidentialpropertiesfromdirectglareorunreasonableinterference Shared parking between and among permitted uses shall be permitted throughouttheActivityCenterDistrictEachfreestandinguseshallnotberequiredtoprovide100oftheLDCminimumparkingontheprojectsitehoweverthetotalparkingprovidedforActivityCentershallmeetorexceedtheminimumparkingrequiredforthecombinedlanduses Access to the government facility site adjacent to the Activity Center shall befromtherightsofwayreservedfortheCountyforfutureextensionofCollierBoulevardCountyRoad951aminimumof660 feet north of the intersection ofCollierBoulevardCountyRoad951withImmokaleeRoad 7302003119347 Vet 15ANEHR CA43 N044200503PPHS 26902 9.A.1.c Packet Pg. 68 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) TABLE 3DEVELOPMENTSTANDARDSFORACTIVITYCENTER AND GOVERNMENT FACILITY SITE PRINCIPAL USES ACCESSORY USES Minimum Lot or Parcel Area 10000 sq ft na Minimum Lot Width 75 ft na Minimum Building Setbacks Immokalee Road 35 fl or BH whichever greater 20 ft Future Extension of Collier Boulevard County Road 951 35 ft or BH whichever greater 20 ft Internal Frontage Drives 15 ft 20 fl 0 ft to bulkhead or dprap at topofbankprovidedarchitectural Waterfront bank treatment is incorporatedintothedesignandsubjectto 0 fl written approval from Collier CountyNonRightofWayPerimeterProjectBoundarybuildingsupto50ftin 30 ft 20ftheight Preserves 25 ft 10 ft NonRightofWayPerimeter Project 35ft or the BuildingBoundarybuildingsover50flin50ftHeightswhicheverisheightgreater Minimum Distance Between Commercial Structures which are part of an architecturally 10 ft 10 ftunifiedgroup Between All Other Commercial Structures 20ft 10 ft Between All MultiFamilyBuildings the Sum of the Building Heights 10 ft Maximum Height Retail Buildings 50 ft 35 ft Office Buildings 65 ft 35 ft MultiFamily Buildings 65 ft 35 ft Communications facilities na 65 ft excluding drivethrough facilities For the purpose of Table 3 the term MultiFamily Building includes Assisted Living Facilities 713012003 119347 Ver 151 DVEHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 69 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 71 72 73 SECTION VII CONSERVATION AND PRESERVATION DISTRICT PURPOSE The purpose of this Section is to identify permitted uses and development standards for the area within the Heritage Bay PUD designated on the Heritage Bay PUD Master ConceptPlanasCOandP GENERAL DESCRIPTION The 863 acres designated as Conservation and Preservation District on the Heritage BayPUD Master Concept Plan are designed to accommodate conservationinterpretiveeducationaltrailsand limited water management uses and functions PERMITTED USES AND STRUCTURES No building or structure or part thereof shall be erected altered or used or land or waterusedinwholeorinpartforother than the following Permitted Principal Uses and Structures o Conservation and Preserve Passive recreation nature trails recreational shelters gazebos and othersimilaruses Water management structures Temporary construction access road Utility or roadway crossings as shown on the Heritage Bay PUD Master Concept Plan Mitigation areas and mitigation maintenance activities Hiking trails pedestriangolf cart boardwalks nature trails elevated and at grade riding trails and other such facilities constructed for the purpose of passage through or enjoyment of the sites natural attributes subject toapprovalbypermittingagencies Signs as permitted by the LDO in effect at the time permits are requestedexceptasmodifiedherein Any other conservation and related open space activity or use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDO in effect at the time of the request for such use 7232003119347Vet 14 DVVEHR N0442005003PPHS 26902 9.A.1.c Packet Pg. 70 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) AAGRICULTURAL ZONEDNURSERYANDRESIDENTIALmmmmmmmmmmm iii mmm mmmmmm m mm mmmmmmmm mm dAGRICULTURAL ZONED oz o rtlZ 000 rF 4 rtl 0 000 O0 000 TER COCFFTFAN HERITAGE BAY WilsMiller 9.A.1.cPacket Pg. 71Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) II HERITAGE BAY 9.A.1.cPacket Pg. 72Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) Bonita Springs COLLIER COUNTY I I I I I I I I I I I I I HER BAY 9.A.1.c Packet Pg. 73 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.c Packet Pg. 74 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) i OPTION FINAL WELL LOCATIONS TO BE APPROVED BY US HOME OPTION 2 EXHIBIT D2 memmmmmmmmmmmm Z meememm N mm 9.A.1.c Packet Pg. 75 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) STATE OF FLORIDA COUNTY OF COLLIER I DWIGHT E BROCK Clerk of Courts in and for the Twentieth Judicial Circuit Collier County Florida do hereby certify that the foregoing is a true copy of ORDINANCE NO 200340 Which was adopted by the Board of County Commissioners on the 29th day of July 2003 during Regular Session WITNESS my hand and the official seal of the Board of County Commissioners of Collier County Florida this 5th day Of August 2003 DWIGHT E BROCK Clerk of Courts and Clerk 9.A.1.c Packet Pg. 76 Attachment: Attachment B-Ordinance 03-40 (14525 : PL20200000191, Heritage Bay PUDA) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 3 Growth Management Department Zoning Division Comprehensive Planning Section MEMORANDUM To: Nancy Gundlach, AICP, PLA # 1244, Principal Planner Zoning Services Section, Zoning Division From: Sue Faulkner, Principal Planner, Comprehensive Planning Section, Zoning Division Date: November 20, 2020 Subject: Future Land Use Element (FLUE) Consistency Review PETITION NUMBER: PUDA-PL20200000191 Rev: 4 PETITION NAME: Heritage Bay PUDA REQUEST: The Quarry Community Association, Inc. requests amending the Heritage Bay Planned Unit Development Section 2.5.A to add that the property owners association (as well as the developer) may add access controls (gates, guardhouses, and other controls) on privately owned internal project roadways – including Limestone Trail. The access controls (such as gates) will limit who will have access to the privately owned and maintained roads, including Limestone Trail. LOCATION: The subject site is situated on the northeast corner of Immokalee Rd. at Bellaire Bay Drive and at the intersection of Limestone Trail, Section 23 and 24, Township 48 South, Range 26 East. The Subdivision is Quarry Phase 1A, Tract R. COMPREHENSIVE PLANNING COMMENTS: The subject site is listed on the application as approximately 13.52 acres and is designated Urban, Urban Mixed Use District, Urban Residential Subdistrict, and within Urban Rural Fringe Transition Area Overlay as identified on the Future Land Use Map of the Growth Management Plan. This project site is within the Heritage Bay PUD, which is approved for residential, commercial, recreational, and preserve uses and is 2,562 acres. This application is not adding uses or increasing the intensity of the previously approved uses in the Heritage Bay PUD. The Quarry Community Association, Inc. (Quarry), proposes a text amendment to the subject Planned Unit Development to clearly state their ability to construct and operate access controls on their privately-owned roadways, including Limestone Trail. As development continues around the Quarry and Heritage Bay communities and as the County makes modifications to the roadway 9.A.1.d Packet Pg. 77 Attachment: Attachment C-FLUE Consistency Review R4 11-20-20 (14525 : PL20200000191, Heritage Bay PUDA) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 3 network adjacent to and along Immokalee Road, the Quarry is concerned that public traffic on their private roadway will increase, thereby increasing the Quarry’s liability exposure and costs for maintaining the roadway. The ability for the Quarry to construct and operate access controls on Limestone Trail will enable them to control these costs and liability exposure. FLUE Policy 7.3 states: 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. [This project is proposing gating an existing roadway, Limestone Trail, at both the east terminus (Bellaire Bay Drive) and the west terminus (Quarry Drive). Limestone Trail serves to connect the Quarry with the Heritage Bay commercial area and Hospital in the northeast quadrant of the intersection of Collier Blvd. and Immokalee Road. Heritage Bay residents are currently able to traverse west on Siesta Bay Drive, southward on Quarry Drive, continue through the Quarry Gatehouse, head west on Limestone Trail, and enter the Heritage Bay commercial area. However, Heritage Bay residents are currently unable to reverse their trip and return home from the commercial area and remain within the Heritage Bay development, since they have no access to northbound Quarry Drive through the Quarry Gatehouse and return via Siesta Bay Drive; therefore, forcing neighborhood trips onto the Collier Blvd. northern extension/Immokalee Road network. The public will have no access to Limestone Trail at all with this amendment. Quarry Drive is scheduled to install a signalized intersection at Immokalee Road, which would offer a safer way to exit the Heritage Bay development. If Limestone Trail remained ungated and the public were permitted to use this roadway, they could exit the commercial area, travel east on Limestone Trail, turn south on Quarry Drive and exit at the signalized intersection on to Immokalee Road. The lack of full access for all but the Quarry residents does not encourage interconnectivity within the Heritage Bay PUD. FLUE Policy 7.3 encourages the connection of local streets and/or interconnection points with adjoining neighborhoods regardless of land use types.] CONCLUSION Comprehensive Planning Staff cannot support an application that disregards Policy 7.3 when the physical connection already exists. Based on the above analysis, staff finds the subject petition is not consistent with the FLUE. cc: Anita Jenkins, AICP, Interim Director, Zoning Division Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section PUDA-PL2020-0191 Heritage Bay R4.docx 9.A.1.d Packet Pg. 78 Attachment: Attachment C-FLUE Consistency Review R4 11-20-20 (14525 : PL20200000191, Heritage Bay PUDA) P.O. Box 2995, Land O’ Lakes, FL 34639 † Ph: (813) 536-2539 † www.nativefla.com HERITAGE BAY PUDA NEIGHBORHOOD INFORMATION MEETING IN-PERSON & ZOOM MEETING SUMMARY MEETING DATE/TIME: SEPTEMBER 15, 2020, 5:300-6:30 LOCATION: QUARRY GOLF CLUB Following is a summary of the Neighborhood Information Meeting (NIM) held as an in-person and virtual meeting using the Zoom Meeting platform: Attendees: See attached In-Person Attendee List and Virtual Attendee List Summary: Chris Meares, the Engineer representing The Quarry Community Association began the Heritage Bay PUD Amendment Neighborhood Information Meeting and verified the Zoom Audio was working for virtual attendees. A broad overview of the agenda was given: - Presentation - In-advance questions received via email will be addressed - In-person questions will be addressed - Virtual questions via Zoom will be addressed Chris Meares began the presentation with an overview of the Heritage Bay PUD agreement approved in July 2003, specifically the verbiage from 2.5 “Substitutions to Design Standards” - “The developer also retains the right to establish gates, guardhouses, other access controls, signs and monuments as may be deemed appropriate by the developer on all project roadways.” Chris then highlighted a section of the “Quarry Phase 1A” plat dedication/reservations segment detailing the following: - Reserve to Centex Homes, A Nevada General Partnership, its successors and or assigns A) Tract “R” (Quarry Drive, Coastline Court, Limestone Trail and Hideaway Harbor Court) for private street right-of-way (R.O.W.) purposes subject to the easements depicted herein with responsibility for maintenance, with no responsibility for maintenance to Collier County. A map from the Quarry Phase I plat was shown highlighting Limestone Trail. Proposed Text amendment to Section 2.5 of the Substitutions to the Heritage Bay PUD agreement were read and Chris explained that the following text’s intended purpose is to clarify the original text of the PUD and that Limestone Trail is a privately owned road with the community being responsible for associated liabilities and maintenance. - Standards for roads shall be in compliance with the applicable provisions of the LDC regulating subdivisions, unless otherwise modified, waived or excepted by this PUD or approved during preliminary subdivision play approval. The developer and property owners associations also retains the right may establish, construct and operate gates, guardhouses, other access controls, signs and monuments (“access controls”) as desired, as may be deemed appropriate by the developer on privately owned internal project roadways, including but not limited to Limestone Trail. Access controls on the road currently known as Limestone Trail owned by the Quarry 9.A.1.e Packet Pg. 79 Attachment: Attachment D-NIM Synopsis (14525 : PL20200000191, Heritage Bay PUDA) September 15, 2020 Heritage Bay PUDA Neighborhood Information Meeting Meeting Summary Page 2 of 5 Community Association, Inc. will be operated to allow areas designated “R1”, “R2”, “R3” and “R4” [excluding the area designated “AC/R3”] full use of Limestone Trail. Chris then showed a map of the area highlighting areas of Limestone Trail with proposed access control gate additions and the future traffic signal. It was noted that Heritage Bay and Quarry residents will still have access to Limestone Trail to conveniently access the Commercial Activity Center. Another aerial was shown to further illustrate the current traffic configuration on Immokalee Road and recent access and turn lane modifications completed by Collier County. Lastly, Chris clarified that there will be no change in access for Heritage Bay and The Quarry with regards to this project and presentation. While concerns exist over the interpretation of interconnectivity and Limestone Trail providing interconnection between the Commercial Activity Center and the Quarry and heritage Bay communities, it was clarified that Limestone Trail does provide the opportunity for Heritage Bay and Quarry residents to access the Commercial Activity Center without having to use Immokalee. Although Heritage Bay residents will have to use Immokalee to return back to their community from the Commercial Activity Center, their use of Limestone reduces the distance traveled on Immokalee. Additionally, the County approved the Master Plan with the roadway network as it is today, with the notion that Limestone will function as an interconnection. It was also noted that the new signal proposed at the intersection of Quarry Drive and Immokalee Road, including proportionate share, was not a topic of this meeting Following the presentation, Chris read aloud the questions submitted by email prior to the meeting: - Q: Can you please tell me if this petition is something, that if passed and gate access is allowed, will allow Heritage Bay residents to come back into our community via Limestone Trail rather than having to cross traffic on Immokalee Road at the Heritage Bay Gate? I understand we are able to leave HB via Quarry Dr and onto Limestone Trail now. But returning is going to be the concern once the light has been installed at Quarry Drive and Immokalee. Any Information you can provide to help me understand what is proposed or what will be discussed at that meeting will be greatly appreciated. o A: Traffic Pattern between Quarry Drive and Heritage Bay will not change as a result of this project, but both developments will be able to access Limestone Trail. - Q: Will ALL residents (I.e., Heritage Bay as well as Quarry residents) in the PUD have access to the gate? o A: Yes, all Quarry and Heritage Bay residents in the PUD will have access to the gate at Limestone Trail. - Q: The Quarry states that Heritage Bay residents will be allowed use of Limestone Trail once it is gated at both ends. However, that access in and of itself is of no benefit to Heritage Bay residents driving to the commercial section of the PUD as long as: 1) the sign remains on Siesta Bay Drive at Quarry Drive warning drivers that they are entering private property and no trespassers are allowed. (To avoid a trespassing complaint, Heritage Bay residents would be required to exit at the Heritage Bay gates onto Immokalee Road and then turn onto the ungated portion of Quarry Drive in order to access Limestone Trail.) 2) Heritage Bay residents do not have access through the Quarry entrance gates. (To return to Heritage Bay from the commercial area, they would be required to exit Limestone Trail onto Immokalee Road at the Quarry Drive stoplight and re-enter the PUD at the Heritage Bay entrance.) My question is: Will these two obstacles to full interconnectivity within the entire PUD be removed prior to the County granting approval of the Quarry's request to erect the gates on Limestone Trail? o A: No, the purpose of this meeting is to discuss Limestone Trail. The person who asked the question is correct and that you’ll have to enter the PUD at Heritage Bay via Limestone Trail and Immokalee Road. Again, this meeting is not regarding the interconnectivity between Heritage Bay and The Quarry. Following the emailed questions received prior to the meeting, Chris opened the floor to the in-person attendees for questions. 9.A.1.e Packet Pg. 80 Attachment: Attachment D-NIM Synopsis (14525 : PL20200000191, Heritage Bay PUDA) September 15, 2020 Heritage Bay PUDA Neighborhood Information Meeting Meeting Summary Page 3 of 5 - Q: What is in the commercial activity center? o A: Residential townhomes, assisted living facilities, some commercial properties, Culvers, CVS, Race Track gas station, etc. - Q: Was the Commercial Activity Center always intended to be outside of the gated communities and accessible to the public? A follow up question was asked regarding Limestone Trail and restrictive easements. o A: Yes, the Commercial Activity Center was always part of the PUD but always remained outside of the gated residential communities. The Quarry Community Association’s attorney, Tony Pires, responded that Limestone Trail is owned by the Quarry Community Development and platted by the County Commission as such. Restrictive Easements require continuous/uninterrupted use for 20 years or more which has not been achieved. - Q: Have the Quarry residents approved the access controls to date? Has the project been approved as a whole? o A: Cheryl Ollila, the Quarry Community Association President, responded that the association has authorized the consultant to move forward with these improvements. The Quarry is moving forward with the project. - Q: How was the Traffic Impact Statement (TIS) completed? Was Limestone Trail evaluated in the TIS? o A: Chris gave a broad overview of methods used to gather data required for the Traffic Impact Statement and explained the difficulty in gathering traffic data given the ongoing COVID-19 pandemic. Limestone Trail was evaluated based on traffic data provided in prior traffic impact statements/studies for the Commercial Activity Center. This methodology was agreed upon and approved by the County. Numbers were also utilized from the recent signal warrant analysis associated with the new signal proposed at Immokalee Road and Quarry Drive. Additionally, new ITE trip numbers were used in conjunction with this traffic data to get a better estimate of volumes post-pandemic. o Follow-up Q: Resident from an adjacent community expressed concerns about needing to utilize Immokalee instead of Limestone Trail once the gates are implemented. o Follow-up A: Chris affirmed this was correct and that residents not part of Heritage Bay or the Quarry would not have access to Limestone Trail. - Q: Will closing Limestone Trail to the public create a safety hazard for non-residents of Heritage Bay and The Quarry ultimately heading eastbound, given that they need to exit the Commercial Activity Center by making a right onto Immokalee Road then a U-turn? o A: Chris explained that the median where the signal is going to be placed is currently a directional opening not allowing anyone to make a left out in the current condition and that therefore, the condition proposed is no different than what exists today. Chris also explained that many of the TISs approved by the County had already taken into account the current median and access configuration. It was clarified that the TIS did not take into consideration the proposed signal at Immokalee Road and Quarry Drive. - Q: Why wasn’t Limestone Trail originally closed instead of being left open to the public? o A: Chris did not know the answer to that question as the decision was made far before this project. He went on to clarify that this has no impact on The Quarry’s right to close access to the public at this time. o Another comment from a participant was made stating that when Limestone Trail was designed it was intended to be an internal connection for The Quarry and Heritage Bay residents to the Commercial Activity Center without having to utilize the public roadway. It was not intended to be a public cut- through and is currently signed as such. o The attorney for the community, Tony Pires, then again clarified Limestone Trail is a private road intended for residents of The Quarry and Heritage Bay. He explained the geometry of Quarry Drive and the short stacking distance available from the proposed signal and The Quarry Gatehouse. This would likely cause congestion in front of The Quarry neighborhood, decreasing the intersection’s level of service and causing safety concerns. 9.A.1.e Packet Pg. 81 Attachment: Attachment D-NIM Synopsis (14525 : PL20200000191, Heritage Bay PUDA) September 15, 2020 Heritage Bay PUDA Neighborhood Information Meeting Meeting Summary Page 4 of 5 - Q: What was the triggering event that caused the community to implement the proposed gates on Limestone Trail? o A: The catalyst for implementing access control on Limestone Trail was the County’s decision to move forward with the signal at Quarry Drive and Immokalee Road. - Q: There was a letter written to Nancy Gundlach mentioning the access control being implemented due to costs, but now it is due to the signal? o A: The signal is generating public traffic on Limestone Trail. The associated additional maintenance and liabilities resting on The Quarry and Heritage Bay translate to cost. - Q: Why can’t the traffic configuration remain as it exists today? If an accident were to occur, I’d much rather get in an accident on Limestone Trail than on Immokalee Road. o A: The traffic configuration will not change for residences of Heritage Bay and The Quarry. o Follow up statement from a Quarry Community Association representative: The intersection of Limestone Trail and Quarry Drive was not designed for large trucks to maneuver. The roadway materials consist of pavers for a large portion of the roadway and there is a bridge on Quarry Drive just north of the intersection, all contributing to a large maintenance burden to the Community. Chris then moved on to virtual attendee questions: - Who was responsible for funding the signal at The Quarry and Immokalee Road? o A: The County is mostly responsible for the funding but that is not a topic of this meeting, and I am not fully aware of the funding sources for that project. - Has the County offered to take over Limestone Trail so that it is not a cost burden on the Quarry Community Association? o The answer from Cheryl Ollila, from the Quarry Community Association, is as follows: ▪ When the Quarry Community was initially apprised of the County’s plans to install a traffic signal at Quarry Dr./Woodcrest Dr./Immokalee Rd. intersection, a meeting was held with the County to understand the Traffic Signal Warrant Analysis and why the County was installing a traffic signal at this intersection vs. at Bellaire Bay Dr./Immokalee Rd. The meeting was held at Collier County Offices on March 8, 2018 and representatives from the Quarry Community Association (QCA), Quarry Golf Club and Commercial Real Estate Consultants (CRE) LLC, were in attendance along with County personnel including Deputy County Manager Nick Casalanguida and Growth Management and Transportation Engineering personnel including Thaddeus Cohen and Trinity Scott, among others. During that meeting, Quarry representatives discussed issues/concerns being experienced on Limestone Trail, the QCA’s private road. The County offered to hold a Town Hall Meeting at The Quarry which was held on April 11, 2018. At that meeting, District 3 Commissioner Burt Saunders, Nick Casalanguida, Thaddeus Cohen, Trinity Scott, Mark Strain (Planning Commission) and others were in attendance. ▪ Chris went on to summarize that this was only in discussion, maintenance sharing responsibilities were discussed, but not ownership, and therefore The Quarry did not pursue the discussion any further. It was also noted the County did not offer maintenance of the bridge in this discussion. It was clarified that this was a discussion only and no offers were presented. This was a discussion of possibilities only. - Q: Why aren’t the wording changes to which the PUD is agreeing, regarding the right to construct access gates limited to Limestone Trail? o A: The Quarry Community Association lawyer, Tony Pires, responded stating that the existing language is sufficient in his opinion, but that the County Staff has demanded the language be changed to specifically describe Limestone Trail. 9.A.1.e Packet Pg. 82 Attachment: Attachment D-NIM Synopsis (14525 : PL20200000191, Heritage Bay PUDA) September 15, 2020 Heritage Bay PUDA Neighborhood Information Meeting Meeting Summary Page 5 of 5 Cheryl Ollila further discussed and summarized that access into The Quarry and Heritage Bay will not change for those community’s residents. Some discussion was had regarding resident access to community gates between the Heritage Bay and The Quarry residents but did not regard Limestone Drive. The meeting was concluded. 9.A.1.e Packet Pg. 83 Attachment: Attachment D-NIM Synopsis (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.fPacket Pg. 84Attachment: Attachment E-Letters of Objection 12-22-20A (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.fPacket Pg. 85Attachment: Attachment E-Letters of Objection 12-22-20A (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.fPacket Pg. 86Attachment: Attachment E-Letters of Objection 12-22-20A (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.fPacket Pg. 87Attachment: Attachment E-Letters of Objection 12-22-20A (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.fPacket Pg. 88Attachment: Attachment E-Letters of Objection 12-22-20A (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.fPacket Pg. 89Attachment: Attachment E-Letters of Objection 12-22-20A (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.fPacket Pg. 90Attachment: Attachment E-Letters of Objection 12-22-20A (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.f Packet Pg. 91 Attachment: Attachment E-Letters of Objection 12-22-20A (14525 : PL20200000191, Heritage Bay PUDA) Heritage Bay Golf and Country Club 10154 Heritage Bay Blvd., Naples, FL 34120 Adm. Office (239) 353-7056  Fax (239) 384-6170  Golf Shop (239) 353-2561  Fax (239) 353-2851 September 10, 2020 Nancy Gundlach Collier County Principal Planner Growth Management Division – Planning and Regulation 2800 N. Horseshoe Drive Naples, FL 34104 NancyGundlach@colliergov.net RE: Petition Number: PL20200000191 Dear Ms. Gundlach, I am writing to you on behalf of the Board of Directors of Heritage Bay Golf and Country Club Inc. (HBGCC). As part of the Heritage Bay PUD, we understand the Quarry has formally petitioned to amend the Heritage Bay PUD to allow gates to be installed on Limestone Trail. The purpose of this letter is to ask that the record be corrected with respect to the Quarry’s description of HBGCC in its Application. The Applicant represents that putting gates on this roadway will maintain interconnectivity within the PUD and allow HBGCC residents to access the Commercial Activity center without the use of external roads. However, this representation is misleading, and the record needs to be corrected. The proposed amendment to the PUD and gating of Limestone Trail does not impede, improve or alter the lack of interconnectivity within the PUD to and from the Commercial Center for HBGCC members. There is currently no interconnectivity within the PUD which allows HBGCC residents to have internal access to and from the Commercial Activity Center. Rather, HBGCC residents can only access the Commercial Activity Center by using Immokalee Road. While it is true that Siesta Bay Road provides an internal physical link between HBGCC and the Quarry, the Quarry has posted a no trespass sign at the east entrance of Siesta Bay (see attached photograph). Except for emergency traffic, the Applicant, through its Board of Directors, has prohibited HBGCC residents from entering the Quarry, and thus prevents them from accessing the Commercial Activity Center. In addition, HBGCC residents are prohibited from entering the Quarry’s gates either from Limestone Trail or from Collier Blvd. Therefore, with or without the proposed gating on Limestone Trail, HBGCC residents do not and will not have internal egress from or ingress into the Quarry. Thus, granting access to gated Limestone Trail has no value to HBGCC residents because the Applicant does not permit HBGCC residents to enter into or exit from the Quarry either to or from the Commercial Activity Center. 9.A.1.g Packet Pg. 92 Attachment: Attachment F-Letter of Concern 9-11-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.g Packet Pg. 93 Attachment: Attachment F-Letter of Concern 9-11-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.g Packet Pg. 94 Attachment: Attachment F-Letter of Concern 9-11-20 (14525 : PL20200000191, Heritage Bay PUDA) 18856 N. Dale Mabry Hwy., Lutz, FL 33548 † Ph: (813) 536-2539 † www.nativefla.com July 29, 2020 Nancy Gundlach, Principal Planner Growth Management Department Collier County Zoning Division 2800 North Horseshoe Drive Naples, FL 34104 RE: Heritage Bay PUD (PUDA) PL20200000191 Response to Comments Dear Ms. Gundlach, In response to comments from the Collier County Growth Management Department for the subject project, dated June 30, 2020, the following documents are being submitted for final approval: • Revised Traffic Impact Statement (TIS) • Revised Page 3 of the PUD Amendment Application showing updated HOAs and Civic Associations In addition to the attached, following are each of the comments from the Review Letter 1: Planned Unit Development Rezone, followed by the applicant’s responses: Sue Faulkner – Comprehensive Planning Correction Comments: 1. Comprehensive Planning staff believes that this project is not consistent with FLUE Policy 7.3, which states: 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 the land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [This project is proposing closing interconnections.] Please address how the proposed changes meet the following GMP elements and LDC sections and requirements for mixed-use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. RESPONSE: This Application does not propose to close interconnections within the existing development. The application and proposed Text Amendment continues and enhances internal access and interconnection for properties within the PUD that are outside of the Activity Center. As stated in Item 3, Page 2 of Attachment “E” Evaluation Criteria of the Heritage Bay PUD Amendment Application: “… interconnection will be maintained for both the existing Quarry and Heritage Bay communities for ingress and egress to and from the existing Activity Center in the Southwest portion of the PUD.” As noted at the Pre-Application Meeting on February 18, 2020, in which the reviewer was present, and as documented in the Staff Form For Supplemental Pre-Application Meeting Information as well as the Proposed Improvements Narrative submitted with the application for the Pre-Application meeting, “The project includes adding access gates to the east and west sides of Limestone Trail to prevent public use of the private road. The gates will be constructed immediately west of Quarry Drive and immediately east of 9.A.1.g Packet Pg. 95 Attachment: Attachment F-Letter of Concern 9-11-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 2 of 7 Bellaire Bay Drive. The gates will be controlled using access cards that will be available to Quarry Community and Heritage Bay residents. Also see the language of the proposed Text Amendment, submitted as part of the initial application. During the post-review meeting on July 8, 2020, the reviewer’s concern was centered upon the area designated AC/R3 and their inability to utilize Limestone Trail. Considering Limestone Trail is an interconnection from the gated Quarry and Heritage Bay communities to the Activity Center and the AC/R3 area is already within the Activity Center, the AC/R3 would not have any need to access the Activity Center via Limestone Trail. Additionally, the originally submitted and revised TIS demonstrates there will be no detrimental effect on the safety, capacity, and operating conditions of the abutting roadway(s) beyond what was already approved by the County. Limestone Trail was platted by the Collier County Commission as a private right-of-way/private road, is privately owned, will continue to internally interconnect the residential properties to the Activity Center, will discourage through traffic and will not adversely impact local streets (including private local streets) in the neighboring residential areas, and will route cut-through traffic away from the residential neighborhood/area. Therefore, the proposed Text Amendment submitted with the initial application is consistent with FLUE Policy 7.3, Transportation Element 9.3, LDC 4.04.02.A.1, LDC 4.04.02.B, and LDC 4.07.02.J.4. Michael Sawyer – Transportation Planning Correction Comments: 1. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Please demonstrate how residents of both Heritage Bay and The Quarry will have full access to and from the Commercial Activity Center without using the external roadway system when access to Limestone Trail is restricted. The cover letter of the PUDA application states the following: Areas within the Heritage Bay PUD designated “R1”, “R2”, “R3”, and “R4” (excluding the area designated “AC/R3”) shall have full use of Limestone Trail. Also see the language of the proposed Text Amendment, submitted with the initial application. That makes it clear that all residents of Heritage Bay and The Quarry will have full access to and from the Commercial Activity Center without using the external roadway system to access Limestone Trail. Additionally, as stated in Item 3, Page 2 of Attachment “E” Evaluation Criteria of the Heritage Bay PUD Amendment Application: “… interconnection will be maintained for both the existing Quarry and Heritage Bay communities for ingress and egress to and from the existing Activity Center in the Southwest portion of the PUD.” As noted at the Pre-Application Meeting on February 18, 2020, and as documented in the Staff Form For Supplemental Pre-Application Meeting Information as well as the Proposed Improvements Narrative submitted with the application for the Pre-Application meeting, “ The gates will be controlled using access cards that will be available to Quarry Community and Heritage Bay residents.” During the post-review meeting with the County on July 8, 2020, the County expressed their understanding that there will be no restriction to The Quarry or Heritage Bay residents. 9.A.1.g Packet Pg. 96 Attachment: Attachment F-Letter of Concern 9-11-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 3 of 7 2. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Provide an updated trip generation table, using ITE 10th Edition Trip Generation Manual rates, for all uses within the Commercial Activity Center as originally approved in the Heritage Bay PUD. Provide a second trip generation table, also using ITE 10th Edition trip rates, for all actual uses built to date plus the uses identified for the two remaining parcels within the Commercial Activity Center (actual build-out). Both tables should account for internal capture rates as originally approved for the PUD. Provide a third table comparing the trip generation for the Commercial Activity Center as originally approved versus the uses as actually constructed plus the uses identified for the two remaining parcels. RESPONSE: As requested for informational purposes, Table 1 in the revised TIS provides a trip generation comparison of the original DRI, which was calculated using the ITE Trip Generation Manual, 6th Edition, to the same uses using the ITE Trip Generation Manual, 10th Edition. In addition, the internal capture and passerby capture was updated using the data contained in the latest ITE Trip Generation Handbook, 3rd Edition. The results of the comparison show the total PM peak hour trips for the DRI are relatively similar, 3,235 compared to 2,897 – an approximate difference of 11.7%. Also requested for informational purposes, Table 2 provides a comparison of the original approved trip generation, adjusted to ITE Trip Generation Manual, 10th Edition rates (from Table 1) to the anticipated buildout traffic using the ITE Trip Generation Manual, 10th Edition. Currently, the Heritage Bay DRI is nearly completely built out. Therefore, the buildout traffic used in Table 2 includes the two undeveloped commercial parcels remaining, the largest one being controlled by Collier County for a future government center. It should be noted that in the original DRI analysis, the commercial development was evaluated as a larger commercial shopping center. However, by virtue of Collier County’s plat approvals and approval of multiple individual and separate/standalone site development plans (SDP) for the parcels within the Commercial Activity Center, each development was evaluated based on the individual site’s proposed use. The results of the comparison show the trips estimated for the original DRI are almost the same as the trip generation at buildout of the DRI. As requested, and shown in Table 4, the trip generation for the uses within the Commercial Activity Center of the Heritage Bay DRI were updated using the ITE Trip Generation Manual, 10th Edition. There were fourteen individual traffic studies prepared for the various parcels in the Commercial Activity Center of the Heritage Bay DRI. All fourteen were reviewed and approved by Collier County. To keep the analysis consistent with what was approved, the same internal capture percentages used in the approved TISs were used in the updated trip generation. As shown in Table 4, only six of the fourteen studies included internal capture. The total external trips were utilized in the analysis. A comparison of the trip generation shows the trips estimated for the individual TISs are almost the same as the trip generation using the updated rates from the ITE Trip Generation Manual, 10th Edition. 3. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Apply the external trip generation for all uses within the Commercial Activity Center as actually constructed, plus the uses identified for the two remaining parcels, to the external roadways at all external access points and the intersection at Collier Blvd and Immokalee Rd under the following scenarios: • Scenario 1: Existing access • Scenario 2: Modified access including directional median opening at Bellaire Bay Drive and full median opening with a traffic signal at Woodcrest Drive/Quarry Drive. • Scenario 3: Modified access as included in Scenario 2 plus restricted public access along Limestone Trail. 9.A.1.g Packet Pg. 97 Attachment: Attachment F-Letter of Concern 9-11-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 4 of 7 RESPONSE: The proposed methodology submitted prior to and discussed during the Methodology Meeting on April 9, 2020 was followed exactly. The two scenarios agreed to during our post-review meeting with the County on July 8, 2020, included the following: • Scenario 1: Existing Access • Scenario 2: Modified access including directional median opening at Bellaire Bay Drive plus restricted public access along Limestone Trail. Both scenarios were based on the assumptions used in the approved TISs for each parcel and include the external trip generation (using ITE Trip Generation Manual, 10th Edition) for all uses within the Commercial Activity Center as actually constructed. The scenarios also include the uses identified for the two remaining parcels (as shown in Table 4 in the updated TIS) and assign these trips to the two external access points along Immokalee Road. Per the post-review meeting with the County on July 8th, 2020, the intersection of Collier/Immokalee was not included because the original TISs did not assign traffic to this intersection and the intersection would not be impacted by the closure of Limestone Trail. Figure 3 illustrates the anticipated traffic with the existing median opening configuration at Bellaire Bay (Scenario 1) and Figure 4 illustrates the channelized median opening configuration at Bellaire Bay (Scenario 2). 4. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Provide traffic analyses as necessary to evaluate any significant changes in project traffic volumes for any of the external access points and at the Collier Blvd/Immokalee Rd intersection for each scenario. Include a mitigation plan to address any deficiencies identified that result from the proposed restricted public access along Limestone Trail. RESPONSE: The approved TISs for each development within the Commercial Activity Center were evaluated to determine the volume of traffic assigned to Limestone Trail and Immokalee Road if Collier County implemented its plan to channelize Bellaire Bay Drive. Ten of the fourteen studies assumed Bellaire Bay Drive would be channelized by Collier County. Only one of the ten studies assigned external traffic (11 trips) to Limestone Trail as an alternative to making a U-turn on Immokalee Road to head east. With the addition of the 11 reassigned project trips, Immokalee Road continues to operate at an acceptable level of service, as shown in Error! Reference source not found.. Considering no deficiencies result from the evaluation, a mitigation plan is not warranted. 5. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Update Table 4 and include the reassigned project trips for Scenarios 2 and 3. RESPONSE: As previously stated in the response above, a reassignment of the all uses within the Commercial Activity Center was included in the revised TIS. 6. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Address how the proposed changes meeting the following GMP elements and LDC sections and requirements for mixed-use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. RESPONSE: Please refer to the RESPONSE to Sue Faulkner’s Comment #1 above. 9.A.1.g Packet Pg. 98 Attachment: Attachment F-Letter of Concern 9-11-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 5 of 7 Nancy Gundlach – Zoning Correction Comments: 2. Please add the Home Owners Associations related to Bent Creek Preserve, LaMorada, Twin Eagles, Calusa Pines, and the Golden Gate Civic Association to the "Associations" section of the Application. RESPONSE: Per discussions during the post-review meeting on July 8, 2020 and following correspondence with the County, Bent Creek Preserve, LaMorada, Twin Eagles, Calusa Pines, and the Golden Gate Civic Association were added to the Associations section of the Application. General Comments: 1. Additional comments or stipulations may be forthcoming once a sufficient application has been submitted for review. This correspondence should not be construed as a position of support or non-support for any issues within the petition. Staff will analyze the petition, and the recommendation will be contained in the staff report prepared for the Collier County Planning Commission (CCPC). RESPONSE: Understood. 2. Please be advised that pursuant to the LDC, an application can be considered closed if there has been no activity on the application for a period of six (6) months. Those six months will be calculated from the date of this letter. RESPONSE: Understood. 3. Please ensure that all members of your review team that may testify before the Hex/CCPC and the Board of County Commissioners (BCC) are registered as lobbyists with the county pursuant to the regulations regarding that issue. RESPONSE: Understood. Thank you. 4. When addressing review comments, please provide a cover letter outlining your response to each comment. Include a response to all comments. RESPONSE: Understood. This response letter constituted adherence to this request. 5. Please put revised dates on all exhibits and in the title block of the Site Plan. The PUD document should include a footer that reflects the project name, petition number, date, and page X of Y for the entire document. Documents without this information will be rejected. RESPONSE: Understood. 6. A partial resubmittal cannot be accepted; please do not resubmit until you can respond to ALL review comments. RESPONSE: Understood. 9.A.1.g Packet Pg. 99 Attachment: Attachment F-Letter of Concern 9-11-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 6 of 7 7. Note the adopted fee schedule requires payment of additional fees for petitions that require more than four resubmittals; please contact the appropriate staff and resolve issues to avoid this fee. RESPONSE: Understood. 8. If you would like to discuss the review comments, require clarification, and/or wish to identify agree-to- disagree issues, please set up a post-review meeting through the principal planner, Nancy Gundlach. RESPONSE: A post-review meeting was held on July 8, 2020 at 2:30 PM. Meeting notes were distributed by Native Engineering to all attendees. 9. Public hearings cannot be held until the Neighborhood Information criteria have been met. In some petition types, a Neighborhood Information Meeting (NIM) must be held while other petition types only require the agent to send a letter. All letters and ads must be pre-approved by the county planner. For additional information about the process, please contact me. Please note that the NIM must be held at least 15 days before the first hearing. As you prepare for that meeting, please be aware of the following items: a. Please provide the required affidavit and its attachments before the meeting (in compliance with the LDC); and b. Please post signs to direct attendees to the exact meeting location; and c. Please ensure that there is sound amplification equipment available and working for this meeting. If there is no permanent equipment, please bring a tested/working portable microphone; and d. You must provide a written synopsis of the meeting that includes a list of all questions and answers as well as providing the audio/videotape; and e. You must provide a written synopsis of the meeting that includes a list of all questions and answers as well as providing the audio/videotape; and RESPONSE: Noted. Thank you. 10. Pursuant to FS 125.022, should the project receive a third request for additional information. Projects that do not include such written acknowledgement and that fail to address any outstanding review items with the 4th submittal will be denied/recommended for denial. RESPONSE: Understood. In addition to the above responses for the Review letter 1: Planned Unit Development Rezone, following are the comments from Sue Faulkner, Principal Planner, Comprehensive Planning Section, Zoning Division, as part of the Future Land Use Element (FLUE) Consistency Review followed by the applicant’s responses in bold: 1. The subject site is listed on the application as approximately 13.52 acres and is designated Urban, Urban Mixed Use District, Urban Residential Subdistrict, and within Urban Rural Fringe Transition Area Overlay as identified on the Future Land Use Map of the Growth Management Plan. This project site is within the Heritage Bay PUD, which is approved for residential, commercial, recreational, and preserve uses. Because this application is not adding uses or increasing the intensity of the previously approved uses in the Heritage Bay PUD, it is consistent with the Future Land Use Element of the Growth Management Plan. RESPONSE: Noted. 2. The Quarry Community Association, Inc. (Quarry), proposes a text amendment to the subject Planned Unit Development to clearly state their ability to construct and operate access controls on their privately-owned 9.A.1.g Packet Pg. 100 Attachment: Attachment F-Letter of Concern 9-11-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 7 of 7 roadway, Limestone Trail. As development continues around the Quarry and Heritage Bay communities and as the County makes modifications to the roadway network adjacent to and along Immokalee Road, the Quarry is concerned that public traffic on their private roadway will increase, thereby increasing the Quarry’s liability exposure and costs for maintaining the roadway. The ability for the Quarry to construct and operate access controls on Limestone Trail will enable them to control these costs and liability exposure. Areas within the Heritage Bay PUD designated “R1”, “R2”, “R3”, and “R4” (excluding the area designated “AC/R3”) shall have full use of Limestone Trail. FLUE Policy 5.4 requires new land uses to be compatible with, and complementary to, surrounding land uses. Comprehensive Planning leaves this determination to the Zoning Services Section’s staff as part of their review of the petition in its entirety. RESPONSE: Noted 3. Given the nature of this petition, staff has determined an analysis of most FLUE Policies under Objective 7 are not necessary (re: loop roads, access to arterial/or collector roads, etc.) However, Comprehensive Planning staff believes that this project is not consistent with FLUE Policy 7.3, which states: 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. [This project is proposing closing interconnections.] Please address how the proposed changes meets the following GMP elements and LDC sections and requirements for mixed use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. RESPONSE: See Response to #1 above Thank you for your consideration of the above responses and please contact me if you need any additional information and/or clarification. I can be reached at 813-616-6692 or at chris@nativefla.com. Thank You, NATIVE ENGINEERING, PLLC Chris Meares, P.E. Engineer of Record 9.A.1.g Packet Pg. 101 Attachment: Attachment F-Letter of Concern 9-11-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.h Packet Pg. 102 Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 103Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 104Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 105Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 106Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 107Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 108Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 109Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 110Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 111Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 112Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 113Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 114Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 115Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 116Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 117Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 118Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 119Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 120Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 121Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 122Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 123Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 124Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 125Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 126Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 127Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 128Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 129Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 130Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 131Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 132Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 133Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 134Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 135Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 136Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.hPacket Pg. 137Attachment: Attachment F-1 Letters of Support 12-22-20B (14525 : PL20200000191, Heritage Bay PUDA) P.O. Box 2995, Land O’ Lakes, FL 34639 † Ph: (813) 536-2539 † www.nativefla.com May 20, 2020 Ms. Nancy Gundlach, AICP, PLA Principal Planner Collier County Growth Management Department 2800 North Horseshoe Drive Naples, FL 34104 RE: HERITAGE BAY PUD AMENDMENT Petition #: PUDA-PL20200000191 The Quarry Community Association, Inc. (Quarry), proposes a text amendment to the subject Planned Unit Development to clearly state their ability to construct and operate access controls on their privately owned roadway, Limestone Trail. As development continues around the Quarry and Heritage Bay communities and as the County makes modifications to the roadway network adjacent to and along Immokalee Road, the Quarry is concerned that public traffic on their private roadway will increase, thereby increasing the Quarry’s liability exposure and costs for maintaining the roadway. The ability for the Quarry to construct and operate access controls on Limestone Trail will enable them to control these costs and liability exposure. Areas within the Heritage Bay PUD designated “R1”, “R2”, “R3”, and “R4” (excluding the area designated “AC/R3”) shall have full use of Limestone Trail. On behalf of the Quarry, Native Engineering submits the following documents for the County’s review and subsequent approval: • Completed Application for a Public Hearing for PUD Rezone, Amendment to PUD or PUD to PUD Rezone, including attachments: o Attachment “A” – Legal Description of Property Covered by Application o Attachment “B” – Adjacent Zoning and Land Use o Attachment “C” – Legal Description of Contiguous Property Owned by Applicant o Attachment “D” – Narrative of Proposed Heritage Bay PUD Text Amendment o Attachment “E” – Evaluation Criteria • Pre-application Meeting Notes from February 18, 2020 • Signed and Notarized Affidavit of Authorization • Property Ownership Disclosure Form • Completed Addressing Checklist • Deed • Sunbiz Report List Identifying Owner and all parties of corporation • Traffic Impact Statement • Original PUD document/ordinance, Masterplan • Minor Change approval of Heritage Bay PUD Master Concept Plan (Revision 2) for Limestone Road Realignment • Revised PUD document with changes crossed through and underlined • Letter of support from Heritage Bay Golf & Country Club for access controls on Limestone Trail Upon determination of application sufficiency and issuance of the required application payment slip, the required application fee for the proposed text amendment will be remitted. 9.A.1.i Packet Pg. 138 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) May 20, 2020 Page 2 of 2 Should any additional information be required in order to complete this application, please feel free to contact me at chris@nativefla.com or 813-536-2539. Sincerely, NATIVE ENGINEERING, PLLC Chris Meares, PE Managing Member CC: Cheryl Ollila (Quarry Community Association, Inc.) Peter Keddie (Quarry Community Association, Inc.) Joe Boudreau (Quarry Community Association, Inc.) Anthony Pires, Jr. (Woodward, Pires & Lombardo, P.A.) Michael Yates (Palm Traffic) 9.A.1.i Packet Pg. 139 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) COMPLETED PUD AMENDMENT APPLICATION 9.A.1.i Packet Pg. 140 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 141 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 142 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 143 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 144 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 145 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 146 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 147 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 148 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 149 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 150 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 151 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 152 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) ATTACHMENT “A” LEGAL DESCRIPTION OF PROPERTY COVERED BY APPLICATION Tract “R”, Quarry Phase 1A, according to the plat thereof recorded in Plat Book 42, Page 31, Public Records of Collier County, Florida. 9.A.1.i Packet Pg. 153 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) ATTACHMENT “B” ADJACENT ZONING AND LAND USE ZONING LAND USE N A-ST RFMUO-NRPA-SENDING S BAUMGARTEN MPUD MPUD LIVING WORD FAMILY CHURCH MPUD MPUD BENT CREEK PRESERVE RPUD RPUD E A-MHO RFMUO-RECEIVING;BONITA BAY EAST GOLF CLUB W TREE FARM MPUD MPUD ESPLANADE GOLF & COUNTRY CLUB RPUD 9.A.1.i Packet Pg. 154 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 1 of 2 ATTACHMENT “C” LEGAL DESCRIPTION OF ENTIRE CONTIGUOUS PROPERTY OWNED BY APPLICANT Tracts “Aa”, “N”, “O”, “PB1”, “PB2”, “R”, “T”, “W”, “X”, “Y”, and “Z”, Quarry Phase 1, according to the plat thereof recorded in Plat Book 42, Page 57, Public Records of Collier County Florida, LESS AND EXCEPT: (1) the portion of Tract “Q” that was replatted as part of Quarry Phase 7, according to the plat thereof recorded in Plat Book 57, Page 4, Public Records of Collier County, Florida; (2) the portion of Tract “Q” that was replatted as part of Quarry Beach Club Addition, according to the plat thereof recorded in Plat Book 50, Page 48, Public Records of Collier County, Florida; and (3) the portion of Tract “R” that was replatted as part of Quarry Beach Club Addition, according to the plat thereof recorded in Plat Book 50, Page 48, Public Records of Collier County, Florida. Tracts “B”, “C”, “D”, “E”, “I”, “J” and “R”, Quarry Phase 1A, according to the plat thereof recorded in Plat Book 42, Page 31, Public Records of Collier County, Florida. Tracts “C2”, “D2”, “E2”, “F2”, “G2”, “H2”, “I2”, “J2”, “K2”, “L2”, “M2”, “N2”, “O2”, “PB3”, “PB4”, “Q2”, “S2” and “R”, Quarry Phase 2, according to the plat thereof recorded in Plat Book 45, Page 48, Public Records of Collier County, Florida. Tracts “CA-1”, “CA-2”, “CA-3”, “CA-4”, “CA-5”, “CA-6”, “CA-7”, “CA-8”, and “R”, Quarry Phase 3, according to the plat thereof recorded in Plat Book 51, Page 27, Public Records of Collier County, Florida, LESS AND EXCEPT the portions of Tracts “CA-1”, “CA-2”, and “R” that were replatted as part of Quarry Phase 3 Replat, Lots 117, 118 and 119, according to the plat thereof recorded in Plat Book 51, Page 59, Public Records of Collier County, Florida. Tracts “A” and “R”, Quarry Phase 3A, according to the plat thereof recorded in Plat Book 50, Page 79, Public Records of Collier County, Florida. Tracts “CA-10”, “CA-11” and “R”, Quarry Phase 3 Replat, Lots 117, 118 and 119, according to the plat thereof recorded in Plat Book 51, Page 59, Public Records of Collier County, Florida. 9.A.1.i Packet Pg. 155 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 2 of 2 Tracts “CA-1”, “CA-2”, “CA-3”, “CA-4” and “R”, Quarry Phase 4, according to the plat thereof recorded in Plat Book 51, Page 99, Public Records of Collier County, Florida. Tracts “CA-5”, “CA-6”, “CA-7”, “CA-8”, “CA-9”, “R-1” and “R-2”, Quarry Phase 4 Replat, Lots 42 through 75, according to the plat thereof recorded in Plat Book 52, Page 27, Public Records of Collier County, Florida. Tracts “CA-1, “CA-2”, “CA-3” and “R”, Quarry Phase 5, according to the plat thereof recorded in Plat Book 52, Page 55, Public Records of Collier County, Florida. Tracts “CA-1, “CA-2” and “R”, Quarry Phase 6, according to the plat thereof recorded in Plat Book 55, Page 86, Public Records of Collier County, Florida. Tract “S”, Quarry Beach Club Addition, according to the plat thereof recorded in Plat Book 50, Page 48, Public Records of Collier County, Florida. Tracts “CA-1”, “CA-2” and “R", Quarry Coquina Circle, according to the plat thereof recorded in Plat Book 52, Page 53, Public Records of Collier County, Florida. Tracts “CA-1”, “CA-2” and “R”, Quarry Phase 7, according to the plat thereof recorded in Plat Book 57, Page 4, Public Records of Collier County, Florida. 9.A.1.i Packet Pg. 156 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) ATTACHMENT “D” HERITAGE BAY PUD PUD TEXT AMENDMENT NARRATIVE Limestone Trail is a private two-lane roadway in the Heritage Bay PUD, owned and maintained by the Applicant, the Quarry Community Association, Inc. (Quarry). Limestone Trail connects Bellaire Bay Drive to Quarry Drive. The roadway tract of Limestone Trail, platted as a private road, runs along the north side of Immokalee Road and is often used by both the Quarry and Heritage Bay communities within the Heritage Bay PUD to access the Commercial Activity Center in the Heritage Bay PUD. To a lesser extent, at the present time, there is a de minimis use by some members of the general public. The present alignment of Limestone Trail was approved: A. administratively on March 30, 2004 by Collier County staff by a revision to the PUD Master Plan; and, B. the Board of Commissioners of Collier County by the approval and recording of the Quarry Phase 1A plat on November 16, 2004. The Applicant is concerned that public traffic on the private Limestone Trail may increase as development continues around the community and as the County makes modifications to the roadway network adjacent to and along Immokalee Road. An increase in non-resident traffic on Limestone Trail will substantially increase the costs for maintaining the roadway and increase the Quarry’s liability exposure on Limestone Trail and a portion of the Quarry’s privately owned Quarry Drive. To avoid the anticipated increase in non-resident traffic, the attendant increases in maintenance and operation costs and to avoid greater unanticipated exposure to liability, the Quarry proposes a text amendment to clearly state that which has always been understood (and approved on other private roads in Heritage Bay): the ability to construct and operate security gates that restrict public access on Limestone Trail. No new development is proposed. The text amendment is to clarify the ability to place and operate access control facilities, including gates and control arms, on Limestone Trail. The gating of Limestone Trail will not result in an increase in traffic generation or land use activities that generate a higher level of traffic, nor change in traffic circulation, or create an adverse impact to County owned roadways. As noted in the proposed text amendment, any access controls on Limestone Trail owned by the Quarry will be operated to allow areas designated “R1”, “R2”, “R3 and “R4” [excluding the area designated “AC/R3”] full use of Limestone Trail. 9.A.1.i Packet Pg. 157 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 1 of 2 ATTACHMENT “E” EVALUATION CRITERIA HERITAGE BAY PUD AMENDMENT 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. No new development is proposed. The amendment is to clarify the ability to place and operate access control facilities, including gates and control arms on privately owned internal roads. There are no issues or deficiencies related to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. The Applicant owns the roadway tract at issue, Limestone Trail. 3. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub -district, policy or other provision.) The subject property is designated Urban Residential, Mixed Use Activity Center Subdistrict (#3), and is also in the Urban-Rural Fringe Transition Area/Zone Overlay as depicted on the Future Land Use Map(s) of the Growth Management Plan. The Mixed-Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. No changes in permitted uses, densities, or intensities are proposed by this Text Amendment beyond the currently approved Heritage Bay PUD. Consistent with the PUD, as amended, subsequent development order approvals issued by Collier County, and Future Land Use Designation Description Section V.G.7 of the FLUE, interconnection will be maintained for both the existing Quarry and Heritage Bay communities for ingress and egress to and from the existing Activity Center in the Southwest portion of the PUD. There is no new development proposed. Relevant FLUE Objectives and policies are stated below (in italics); each policy is followed by the Applicant’s analysis. FLUE Policy 5.4: FLUE Policy 5.4 provides: “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).” FLUE Objective 7 and Relevant Policies, including Policy 7.3: 9.A.1.i Packet Pg. 158 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 2 of 2 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. Consistent with the PUD, as amended, and subsequent development order approvals issued by Collier County, interconnection will be maintained for both the existing Quarry and Heritage Bay communities for ingress and egress to and from the existing Activity Center in the Southwest portion of the PUD. There is no new development proposed. No changes in permitted uses, densities, or intensities are proposed by this Text Amendment beyond the currently approved Heritage Bay PUD. As a result, a re-evaluation of FLUE policies under Objective 7 (pertaining to access, interconnections, walkability, etc.) is not necessary. No changes to the PUD boundary, or in permitted uses, densities, or intensities are being requested. As such, the Applicant believes it unnecessary to review the “factors to be considered” listed in the Mixed-Use Activity Center Subdistrict in the FLUE. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. No new proposed uses are being requested. Limestone Trail runs along the north side of Immokalee Road and will be fully accessible by both the Quarry and Heritage Bay communities for ingress and egress to and from the Activity Center in the Southwest portion of the PUD. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. There is no change in the amount of open space in the PUD. There are adequate areas with usable open space within the development. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Not applicable to this amendment. All necessary improvements and facilities are already in place to serve this development. 7. The ability of the subject property and of surrounding areas to accommodate expansion. Not applicable to this amendment. There are no issues that would limit the ability of the subject property or the surrounding areas to accommodate this project. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of [sic] justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The PUD, as amended by this PUDA, conforms to the LDC PUD provisions. 9.A.1.i Packet Pg. 159 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) PRE-APPLICATION MEETING NOTES 9.A.1.i Packet Pg. 160 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 161 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 162 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 163 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 164 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 165 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 166 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 167 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 168 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 169Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 170Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 171Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 172Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 173Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 174 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 175 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 176 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 177 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 178 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 179 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 180 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 181Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 182Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 183Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 184Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 185Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 186Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 187 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 188 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 189 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 190 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 191 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 192 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) SIGNED AND NOTARIZED AFFIDAVIT OF AUTHORIZATION 9.A.1.i Packet Pg. 193 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 194 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 195 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) PROPERTY OWNERSHIP DISCLOSURE FORM 9.A.1.i Packet Pg. 196 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 197 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 198 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 199 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) COMPLETED ADDRESSING CHECKLIST 9.A.1.i Packet Pg. 200 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DIVISION www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 ADDRESSING CHECKLIST Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Department at 239-252-5724 or submit in person to the Addressing Department at the above address. Form must be signed by Addressing personnel prior to pre-application meeting, please allow 3 days for processing. Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE PROVIDED. F orms older than 6 months will require additional review and approval by the Addressing Department. PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) BL (Blasting Permit) BD (Boat Dock Extension) Carnival/Circus Permit CU (Conditional Use) EXP (Excavation Permit) FP (Final Plat LLA (Lot Line Adjustment) PNC (Project Name Change) PPL (Plans & Plat Review) PSP (Preliminary Subdivision Plat) PUD Rezone RZ (Standard Rezone) SDP (Site Development Plan) SDPA (SDP Amendment) SDPI (Insubstantial Change to SDP) SIP (Site Im provement Plan) SIPI (Insubstantial Change to SIP) SNR (Street Name Change) SNC (Street Name Change – Unplatted) T DR (Transfer of Development Rights) VA (Variance) VRP (Vegetation Removal Permit) VRSFP (Vegetation Removal & Site Fill Permit) OTHER LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached) FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) STREET ADDRESS or ADDRESSES (as applicable, if already assigned) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) 1 SURVEY (copy - needed only for unplatted properties) LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way PROPOSED PROJECT NAME (if applicable) SDP - or AR or PL # 9.A.1.i Packet Pg. 201 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DIVISION www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Please Return Approved Checklist By: Email Personally picked up Applicant Name: Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Department. FOR STAFF USE ONLY Folio Number Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED 2 Fax Email/Fax:Phone: Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) 9.A.1.i Packet Pg. 202 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) DEED 9.A.1.i Packet Pg. 203 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 204 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 205 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) LIST IDENTIFYING OWNER AND ALL PARTIES OF CORPORATION (SUNBIZ REPORT) 9.A.1.i Packet Pg. 206 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 8975 KAYAK DRIVE NAPLES, FL 34120 Current Principal Place of Business: Current Mailing Address: 8975 KAYAK DRIVE NAPLES, FL 34120 US Entity Name: THE QUARRY COMMUNITY ASSOCIATION, INC. DOCUMENT# N04000007680 FEI Number: 20-1455057 Certificate of Status Desired: Name and Address of Current Registered Agent: GOEDE, ADAMCZYK, DEBOEST & CROSS 2030 MCGREGOR BLVD. FT. MYERS, FL 33901 US The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both, in the State of Florida. SIGNATURE: Electronic Signature of Registered Agent Date Officer/Director Detail : I hereby certify that the information indicated on this report or supplemental report is true and accurate and that my electronic signature shall have the same legal effect as if made under oath; that I am an officer or director of the corporation or the receiver or trustee empowered to execute this report as required by Chapter 617, Florida Statutes; and that my name appears above, or on an attachment with all other like empowered. SIGNATURE: Electronic Signature of Signing Officer/Director Detail Date RICHARD DEBOEST FILED Feb 24, 2020 Secretary of State 2173045186CC CHERYL OLLILA PRESIDENT 02/24/2020 2020 FLORIDA NOT FOR PROFIT CORPORATION ANNUAL REPORT No 02/24/2020 Title PRESIDENT Name OLLILA, CHERYL Address 8975 KAYAK DRIVE City-State-Zip:NAPLES FL 34120 Title TREASURER Name SOLOMON, JERROLD Address 8975 KAYAK DRIVE City-State-Zip:NAPLES FL 34120 Title DIRECTOR Name MOONEY, KEVIN Address 8975 KAYAK DRIVE City-State-Zip:NAPLES FL 34120 Title DIRECTOR Name RIBAS, RICHARD Address 8975 KAYAK DR City-State-Zip:NAPLES FL 34120 Title VP Name BOUDREAU, A JOSEPH Address 8975 KAYAK DRIVE City-State-Zip:NAPLES FL 34120 Title SECRETARY Name TATRO, JODY Address 8975 KAYAK DRIVE City-State-Zip:NAPLES FL 34120 Title DIRECTOR Name KEDDIE, PETER Address 8975 KAYAK DR City-State-Zip:NAPLES FL 34120 9.A.1.i Packet Pg. 207 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) ORIGINAL PUD DOCUMENT/ORDINANCE AND MASTERPLAN 9.A.1.i Packet Pg. 208 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) ORDINANCE NO. 03-~4 ,._O __ AN ORDINANCE AMENDING ORDINANCE NUMBER 91-102 THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH ,... INCLUDES THE COMPREHENSIVE ZONING REGULATIONS r··· . ' FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, : . ~ FLORIDA BY AMENDING THE OFFICIAL ZONING ATLAS MAPS (: NUMBERED 8613S, 8613N, 8614S, 8614N, 8623S, 8623N, 8624S ~ •. , AND 8624N BY CHANGING THE ZONING CLASSIFICATION OF -.. ; THE HEREIN DESCRIBED REAL PROPERTY FROM 'A" RURAL ~-,_, AGRICULTURAL TO "PUD" PLANNED UNIT DEVELOPMENT ;,:... ~:_i KNOWN AS THE "HERITAGE BAY PUD" LOCATED ON THE~;-,::; NORTHEAST CORNER OF IMMOKALEE ROAD (C.R. 846) AND COLLIER BOULEVARD (C.R. 951), IN SECTIONS 13, 14, 23, AND 24, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF APPROXIMATELY 2,562 ACRES; AND BY PROVIDING AN EFFECTIVE DATE. :, . ,.; 'j ,. .. .,, :, ..... , ...... WHEREAS, Richard Woodruff, AICP, of WilsonMiller, Inc., representing U.S. Home Corporation, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of Collier County, Florida, that: SECTION ONE: The zoning classification of the herein described real property located in Sections 13, 14, 23, and 24, Township 48 South, Range 26 East, Collier County, Florida, is changed from "A" Rural Agricultural to "PUD" Planned Unit Development in accordance with the "Heritage Bay" PUD Document, attached hereto as Exhibit "A" and incorporated by reference herein. The Official Zoning Atlas Maps numbered 8613S, 8613N, 8614S, 8614N, 8623S, 8623N, 8624S and 8624N, as described in Ordinance Number 91-102, the Collier County Land Development Code, are hereby amended accordingly. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida, this 29th day of _J_U_L_Y ____ ,2003 . ' ~ llJ. pPµ(h?t Marjori.Student Assistant County Attorney PUDZ-2002-AR-284 l /RB/sp BOARD OF COUNTY COMMISSIONERS COLLIER CO TY, FLO IDA • This ordinance filed with the Secretary of Stpte's Office o.§.e ...b:h day of R~@:, 20 and acknowledgement of that 1mw,i1:t·· 2.°"' day of ~~ , ~.l1!.. By o.,uty Clerk 9.A.1.i Packet Pg. 209 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 7/21/2003· 119347 Ver· 121-DWEHR CAUJ N0442-005-003-PPHS-26902 HERITAGE BAY A PLANNED UNIT DEVELOPMENT PREPARED FOR: U.S. Home Corporation 10491 Six Mile Cypress Parkway Suite 101 Fort Myers, Florida 33912-6404 PREPARED BY: WilsonMiller, Inc. 3200 Bailey Lane, Suite 200 Naples, Florida 34105 and Young, van Assenderp, Varnadoe & Anderson, PA 801 Laurel Oak Drive, Suite 300 Naples, FL 34108 DATE FILED: REVISED: REVISED: REVISED: DATE REVIEWED BY CCPC: July 2002 February 2003 May 2003 July 30, 2003 -------DA TE APPROVED BY BCC: JULY 2 9 , 2003 ORDINANCE NUMBER: 2003-40 9.A.1.i Packet Pg. 210 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) TABLE OF CONTENTS SECTION STATEMENT OF COMPLIANCE AND SHORT TITLE SECTION I SECTION II SECTION 111 SECTION IV SECTION V SECTION VI SECTION VII EXHIBITS EXHIBIT A EXHIBIT B EXHIBIT C EXHIBIT 0-1 EXHIBIT 0-2 712112003-119347 Ver: 121. DWEHR C.A.143 N0442-005-003-PPHS· 26902 LEGAL DESCRIPTION, PROPERTY OWNERSHIP, AND GENERAL DESCRIPTION PROJECT DEVELOPMENT RESIDENTIAL DISTRICTS VILLAGE CENTER DISTRICT RECREATION, OPEN SPACE DISTRICT ACTVITY CENTER COMMERCIAL DISTRICT CONSERVATION AND PRESERVATION DISTRICT HERITAGE BAY MASTER CONCEPT PLAN (WilsonMiller file #C-0442-55, sheet 1 of 2) LOCATION MAP HERITAGE BAY BICYCLE PEDESTRIAN PLAN (WilsonMiller file #C-0442-55, sheet 2 of 2) WELL SITES PLAN POTENTIAL WELL LOCATIONS PLAN PAGE 1-1 2-1 3-1 4-1 5-1 6-1 7-1 9.A.1.i Packet Pg. 211 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) STATEMENT OF COMPLIANCE The purpose of this Section is to express the intent of U.S. Home Corporation, hereinafter referred to as U.S. Home, to create a Planned Unit Development (PUD) on 2,562± acres of land located in Sections 13, 14, 23 and 24, Township 48 South, Range 26 East, Collier County, Florida. The name of this Planned Unit Development shall be Heritage Bay. The development of Heritage Bay will be in compliance with the planning goals and objectives of Collier County as set forth in the Collier County Growth Management Plan (GMP). The development will be consistent with the adopted growth policies and land development regulations of the GMP Future Land Use Element (FLUE) and other applicable regulations for the following reasons: 1. Heritage Bay encompasses four square miles of land (Sections 13, 14, 23 and 24, Township 48 South, Range 26 East). Section 23, located at the northeast quadrant of the intersection of Collier Boulevard (County Road 951) and lmmokalee Road, is within the GMP's urban boundary and is classified as Urban Residential. Forty acres at the intersection of Collier Boulevard (County Road 951) and lmmokalee Road is identified as "Activity Center #3. The remaining three sections within Heritage Bay, Sections 13, 14 and 24, are designated as Rural Fringe Mixed Use. 2. An Urban-Rural Rural Fringe Transition Zone Overlay (URFTZO) encompasses all four square miles of the Heritage Bay PUD. This Overlay includes nine performance standards. The Heritage Bay PUD is consistent with each of these standards: URFTZO Standards 1. The Heritage Bay PUD exceeds Standard #1 by providing a minimum of 863 acres in its Conservation/Preservation designation which are contiguous to off-site wetlands owned by the Corkscrew Regional Ecosystem Watershed (CREW). 2. The Heritage Bay PUD exceeds the 40% required native vegetation requirement. 3. The Heritage Bay PUD exceeds the 70% open space requirement. 4. To the greatest extent practical, the existing rock quarries are incorporated into the ' regional water management system and utilized to accommodate the passing through of off-site water flows and may be used for recreational purposes. 5. The Heritage Bay PUD will connect to the County's regional water and wastewater facilities. 6. The Heritage Bay PUD does not exceed the 3,450 (not including the 200 ALF units) maximum number of residential units on the entire Heritage Bay property. 7. The Heritage Bay PUD is designed to encourage internal vehicle trip capture by providing commercial and recreational uses and providing for pedestrian and bicyclist access to internal community recreation and convenience retail centers. Internal project roadways are connected and provide access to the Activity Center. 8. The Heritage Bay PUD complies with the limitations for commercial development within the URFTZO. The Heritage Bay Activity Center is limited to 40 acres and the three "Village Centers" are limited to 26 acres. The Activity Center commercial uses include a maximum of 150,000 square feet of retail uses and 50,000 square feet of office uses. The Village Center commercial uses include a maximum of 10,000 square feet of retail uses, 10,000 square feet of restaurant uses, 5,000 square feet of marina related retail uses, and 5,000 square feet of office uses. 7l2112003-119347 Ver 12!-OWEHR CA143 N0442-005-003-PPHS-26902 9.A.1.i Packet Pg. 212 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9. Section 5.4N of the Heritage Bay PUD requires that one transfer of development right credit shall be acquired from areas identified by the County as "Sending Lands" for each five gross acres of land area utilized as part of the golf course(s). 3. The Heritage Bay PUD includes property designated as Urban, Urban Commercial District, Mixed Use Activity Center Sub-District, Activity Center #3, a "master-planned mixed use Activity Center". GMP FLUE Section I B 1 states that such master-planned mixed use Activity Centers " ... are understood to be flexible and subject to modification". The Heritage Bay Activity Center is consistent with the 40-acre size limitation. Its configuration responds to existing and future surrounding land uses. 4. Heritage Bay is compatible with and complementary to existing and future surrounding land uses as required in Policy 5.4 of the FLUE. 5. Improvements are planned to be in compliance with applicable land development regulations as set forth in Objective 3 of the FLUE. 6. The development of the Heritage Bay PUD will result in an efficient and economical extension of community facilities and services as required in Policies 3.1.H and L of the FLUE. SHORT TITLE This Ordinance shall be known and cited as the "HERITAGE BAY PLANNED UNIT DEVELOPMENT ORDINANCE". ' 7/2/2003· 119347 Ver: 10I~ DWEHR CA#"3 N0442-005-003· PPHS· 26902 9.A.1.i Packet Pg. 213 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 1-1 SECTION I LEGAL DESCRIPTION, PROPERTY OWNERSHIP, AND GENERAL DESCRIPTION 1.1 PURPOSE The purpose of this Section is to set forth the legal description and ownership of the Heritage Bay PUD, and to describe the existing condition of the property proposed to be developed. 1.2 LEGAL DESCRIPTION All of Sections 13, 14, 23 and 24, and less to the South 100 feet of Sections 23 and 24, Township 48 South, Range 26 East, Collier County, Florida. 1.3 PROPERTY OWNERSHIP Purchase contracts have been entered into with the existing property owners. Closings will occur and property acquisition will be concluded at such time as project development plans have been approved by the County and other jurisdictional agencies. The project purchaser/developer is U.S. Home Corporation, whose address is 10491 Six Mile Cypress Pkwy, Fort Myers, Florida 33912. 1.4 GENERAL DESCRIPTION OF PROPERTY A. The project site is located in Sections 13, 14, 23 and 24, Township 48 South, Range 26 East, Collier County, Florida, containing approximately 2,562 acres and is generally located at the northeast corner of the lmmokalee Road (CR 846) and Collier Boulevard (County Road 951) intersection. 13. The property has been actively mined for limerock by Florida Rock Industries for over 28 years. Currently the mine is active with 414± acres of existing quarries and is permitted to mine an additional 1,286± acres for an additional 25 years. Sections 13, 14 and 24 of the property contain large wetland areas to the north, which are contiguous to wetlands proposed for the Cocohatchee West Flow-way and approved for designation by the Corkscrew Regional Ecosystem Watershed (CREW) Trust. Approximately 533 acres of the wetlands which exist on the property are in a conservation easement granted to CREW. C. The Heritage Bay PUD is bordered on the east by the Bonita Bay East golf courses, on the north by CREW lands approved for designation as a Natural Resource Protection Area and on the west by the Mirasol PUD. To the south is lmmokalee Road. D. The existing ground elevation of the Heritage Bay PUD varies from approximately 11.0 to 15.5 feet NGVD. 71212003-119347 Ver· 10\-OWEHR C ... 4J N0442-005-003-PPHS-26902 9.A.1.i Packet Pg. 214 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 1-2 1.5 DEVELOPMENT OF REGIONAL IMPACT The Development of Regional Impact (DRI) has been submitted for approval in accordance with Florida Statues, Chapter 380.06. Nothing in this PUD Ordinance shall be deemed to waive the DRI and other vesting provisions of Florida Statutes, Section 163.3167(8) and Chapter 380. 1.6 DEVELOPMENT PARAMETERS A The number of dwelling units to be built in the Heritage Bay PUD pursuant to this PUD and DRI development order will not exceed 3,450 plus an Assisted Living Facility containing up to 200 units. B. Up to 54 holes of golf may be built in the Heritage Bay PUD. C. Commercial activities are limited to a total of 40 acres within the Activity Center located at the northeast quadrant of the intersection of Collier Boulevard and lmmokalee Road and three "Village Centers" totaling approximately 26 acres within the residential part of Heritage Bay. The Activity Center commercial uses will include a maximum of 150,000 square feet of retail uses and 50,000 square feet of office uses. The Village Center commercial uses will include a maximum of 10,000 square feet of retail uses, 10,000 square feet of restaurant uses, 5,000 square feet of marina related retail uses, and 5,000 square feet of office uses. D. Conservation and Preserve Areas will total a minimum of 863 acres. 1.7 DENSITY B. 7/1f200l-1193,il Ver· 101-OWE.HR CAl-43 N0442-005-003-PPHS-26902 A maximum of 3,450 dwelling units and an Assisted Living Facility containing up to 200 units may be built on the Heritage Bay PUD's 2,562± acres. The gross project density will be a maximum of 1.3 units per acre. For the purpose of calculating density, each assisted living facilities/congregate care facilities unit shall be considered to be equal to .33 of a residential dwelling unit. At all times all property included within the Heritage Bay PUD shall be included in determining project density including property reserved or to be dedicated for public uses, such as, but not limited to, public roadways and conservation areas. 9.A.1.i Packet Pg. 215 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 1-3 1.8 BUILDING HEIGHT -DEFINITION The vertical distance from the first finished floor to the highest point of the roof surface of a flat or Bermuda roof, to the deck line of a mansard roof and to the mean height level between eaves and ridge of gable, hip, and gambrel roofs. Where minimum floor elevations have been established by law or permit requirements, the building height shall be measured from such required minimum floor elevations. (See Section 2.6.3 of the LDC, Exclusions from Height Limits). Required minimum floor elevations shall be in conformance with the Collier County Building Construction Administrative Code and, if necessary, FDEP requirements for minimum habitable first-floor structural support. Infrastructure in support of the building, such as mechanical rooms for fire suppression and/or air conditioning equipment and elevator shafts are not included in the determination of building height. Accessory facilities are also exempted from the limitations established for measuring the height of buildings. 1.9 EXISTING EARTHMINING AND RELATED PROCESSING, ASPHALT PLANT, COMMERCIAL EXCAVATION AND OFF-SITE HAULING Nothing in this PUD Ordinance shall limit prior approvals for and the continuation and expansion of the existing earth mining and related processing, asphalt plant, commercial excavation and off-site hauling operations, by Florida Rock industries, Inc. and the Mule Pen Quarry Corporation, their successors and assigns, hereinafter collectively referred to as "Florida Rock Industries." on all areas of the Heritage Bay PUD not designated as a Preserve Area, ' 71112003-119347 Ver. 101-D\NEHR CAU3 N0442•005-003-PPHS-26902 9.A.1.i Packet Pg. 216 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) SECTION 11 PROJECT DEVELOPMENT 2-1 2.1 PURPOSE The purpose of this Section is to generally describe the plan of development for the Heritage Bay PUD, and to identify relationships to applicable County ordinances, policies, and procedures. 2.2 GENERAL DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES The Heritage Bay PUD, a proposed 2562± acre master planned community located in Sections 13, 14, 23 and 24, Township 48 South, Range 26 East in Collier County, Florida, will include a range of single family and multi-family housing, an assisted living facility and both water-related and golf-related amenities, along with three Village Centers, which will provide many services and facilities that support its residents, including, but not limited to club facilities, community meeting rooms, small scale neighborhood commercial goods and services, and a recreation center. The development also includes an Activity Center located at the northeast quadrant of the intersection of Collier Boulevard (County Road 951) and lmmokalee Road. Approximately 533 acres of the subject property's wetlands are in a conservation easement that has been granted to the CREW Trust. Additional undisturbed natural wetlands and uplands on the north end of the property and a mitigation area located near lmmokalee Road bring the total Conservation and Preserve Area shown on the Master Concept Plan to 863 acres. The Heritage Bay PUD Master Concept Plan is illustrated graphically on Exhibit "A" (WM, Inc. File No. C-0442-55). A Land Use Summary indicating approximate land use acreages is shown on the Master Concept Plan. The location, size, and configuration of ~ndividual tracts shall be determined at the time of preliminary subdivision plat approval with minor adjustments permitted at the time of final plat approval, in accordance with Section 3.2.7.2 of the LDC. 2.3 COMPLIANCE WITH COUNTY ORDINANCES A. Regulations for development of the Heritage Bay PUD shall be in accordance with the contents of this PUD Ordinance, and to the extent they are not inconsistent with this PUD Ordinance, applicable sections of the LDC which are in effect at the time of issuance of any development order to which said regulations relate and which authorize the construction of improvements, such as but not limited to final subdivision plat, final site development plan, excavation permit and preliminary work authorization. Where this PUD Ordinance does not provide developmental standards, then the provisions of the specific section of the LDC that is otherwise applicable shall apply. B. Unless otherwise defined herein, or as necessarily implied by context, the definitions of all terms shall be the same as the definitions set forth in the LDC in effect at the time of development order application. 712l/2003· 119347 vor: 141. OWEHR CA"'3' N0442-005-003-PPHS-26902 9.A.1.i Packet Pg. 217 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-2 C. Unless modified, waived or excepted by this PUD or by subsequent request, the provisions of other applicable sections of the LDC remain in effect with respect to the development of the land which comprises this PUD. D. All conditions imposed herein are part of the regulations which govern the manner in which the land may be developed. E. The Subdivisions Division of the LDC (Article 3, Division 3.2) shall apply to the Heritage Bay PUD, except where an exemption is set forth herein or otherwise granted pursuant to Section 3.2.4 of the LDC. F. The Site Development Plans Division of the LDC (Article 3, Division 3.3) shall apply to the Heritage Bay PUD, except where an exemption is set forth herein or otherwise granted pursuant to Section 3.3.4 of the LDC. 2.4 COMMUNITY DEVELOPMENT DISTRICT The developer may elect to petition to establish a Community Development District (COD) to provide and maintain infrastructure and community facilities needed to serve all of or a portion of the project. Such a COD would constitute a timely, efficient, effective, responsive measure to ensure the provision and on-going maintenance of facilities and infrastructure for the proposed development. Such infrastructure improvements, as would be constructed, managed and financed by such a COD, shall be subject to, and shall not be inconsistent with, the GMP and all applicable ordinances dealing with planning and permitting of the Heritage Bay project. 2.5 SUBSTITUTIONS TO DESIGN STANDARDS A ' B. 7/23/2Q03-119347 Ver 14!-0WEHR c-N0442-005-003-PPHS-26902 Standards for roads shall be in compliance with the applicable provisions of the LDC regulating subdivisions, unless otherwise modified, waived or excepted by this PUD or approved during preliminary subdivision plat approval. The developer also retains the right to establish gates, guardhouses, other access controls, signs and monuments as may be deemed appropriate by the developer on all project roadways. Roadways within the Heritage Bay PUD shall be designed and constructed in accordance with Section 3.2.8. of the LDC with the following substitutions: 1. LDC, Section 3.2.8.3.19: Street name signs shall be approved by the Planning Services Director, but need not meet the U.S.0.O.T.F.H.W.A. Manual on Uniform Traffic Control Devices. The requirements for street pavement painting, street striping, and reflective edging shall be waived. 2. LDC, Section 3.2.8.4.16.6: The 1,000-foot length cul-de-sac street maximum shall be waived. 3. LDC, Section 3.2.8.4.16.5 -Street right of way width: The minimum right of way to be utilized for a local street within the Heritage Bay PUD shall be 50 feet. 9.A.1.i Packet Pg. 218 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-3 C. A pedestrian and bicycle pathway network shall be established throughout the project as shown conceptually on the Heritage Bay PUD Bicycle/Pedestrian Plan. The pedestrian and bicycle system will serve to link the Activity Center and the three Village Centers areas with residential uses throughout the project. See Exhibit "C". Sidewalks and bike paths shall conform to Section 3.2.8.3.17 of the LDC except as follows. 1 . All streets designated as "Bikepath Loop" on Exhibit "C" shall have a 4-four foot wide bike lane on each side of the street within the right-of-way. 2. All locations designated as "Sidewalk" on Exhibit "C" shall have a 4-foot wide sidewalk on one side of the street within the right-of-way or an off-street sidewalk. 3. The area designated as internal "Bikepath/Sidewalk Loop" on Exhibit "C" shall have an 8-foot wide internal bikepath/sidewalk loop permitted within the drainage and maintenance easement(s). 2.6 PROJECT NAME AND ROAD NAMES The provisions of Section 3.2.7.1.2 and 3.2.8.3.19 of the LDC and Ordinance No. 03-14 which place restrictions on the duplication or use of closely approximate names, for projects and subdivisions shall be waived to allow the entire project and subdivisions within the project to utilize the words "Heritage Bay" as part of their respective names, provided that: A. Only the main entrance road within the Heritage Bay PUD may be named Heritage Bay Boulevard. B. No other roadway within the Heritage Bay PUD will include the word "Heritage" in its name. All roadway names shall be subject to approval by the Planning Services Director during the preliminary subdivision plat approval process. 2.7 -LAKE SETBACK AND EXCAVATION A. As depicted on the Heritage Bay PUD Master Concept Plan, lakes have been preliminarily sited, with the ultimate location and configuration to be determined during the site development review stages of project development. B. All lakes greater than two acres may be excavated to the maximum commercial excavation depths set forth in Section 3.5. 7.3.1. of the LDC. C. Lake banks and edge of water may be sculpted for aesthetic purposes and to complement the overall project theme. The developer may use combinations of vertical bulkheads (rock, concrete, wood), vegetation, beach and earthen berms for aesthetic purposes, consistent with the intent of Section 2.8.3. 7.4 of the LDC. Sidewalks may be constructed along the lake edges. D. Final lake area determinations shall be in accordance with the South Florida Water Management District stormwater criteria and Section 3.5.7. of the LDC. 7123/2.003~ 1193•7 Ver· 141· DWEHR CA .. 43 N0442-005•003-PPHS-26902 9.A.1.i Packet Pg. 219 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-4 E. Lake Setbacks 1. The lake setback requirements described in Section 3.5.7.1 of the LDC may be reduced with the administrative approval of the Community Development and Environmental Services Administrator. 2. Lake excavations shall be located so that the control elevation shall adhere to the following minimum setback requirements, unless bulkheading is provided, per LDC and Florida Department of Transportation (FOOT) standards: a. Lakes and stormwater management features may be located adjacent to internal roads. The roads shall be designed to AASHTO road standards and shall incorporate such factors as road alignment, travel speed, bank slope, road cross sections, and barriers. b. Lakes and stormwater management features shall be set back a minimum of 20 feet from external property boundaries of the Heritage Bay PUD. 2.8 MODEL HOMES/SALES CENTERS/SALES OFFICES/CONSTRUCTION OFFICES A. Model homes, sales centers, sales offices, construction offices, and other uses and structures including temporary sales and temporary service centers related to the promotion and sale of real estate, such as but not limited to pavilions, viewing platforms, gazebos, parking areas, and signs, shall be permitted principal uses throughout the Heritage Bay PUD subject to the requirements of Section 2.6.33.4 and, Section 3.2.6.3.6 of the LDC. B. The limitation of Section 2.6.33.4.1.S(a) of the LDC, regarding the number of , model homes allowed prior to plat recordation shall be applicable to each subdivision tract rather than each subdivision phase. C. The model home/sale centers temporary use permits shall be valid through the buildout of the project with no extension of the temporary use required. D. Model home/sale centers may be either wet or dry facilities. The model home/sale centers may use septic tanks or holding tanks for waste disposal subject to permitting under Section 100-6, Florida Administrative Code, and may use potable water, existing lakes or irrigation wells for irrigation. 7123/2003-119347 Ver. 14!-0WEHR ~'o'ti2:oos-003. PPHS· 26902 9.A.1.i Packet Pg. 220 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-5 2.9 CHANGES AND AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN Changes and amendments may be made to this PUD Ordinance or the Heritage Bay PUD Master Concept Plan as provided in Section 2.7.3.5 of the LDC. Minor changes or refinements as described herein may be made in connection with any type of development or permit application required by the LDC. The Community Development and Environmental Services Administrator shall be authorized to approve minor changes and refinements to the Heritage Bay PUD Master Concept Plan upon written request of the developer. A. The following limitations shall apply to such requests: 1. The minor change or refinement shall be consistent with the Collier County GMP and the Heritage Bay PUD document. 2. The minor change or refinement shall not constitute a substantial change pursuant to Section 2.7.3.5.1. of the LDC. B. The following shall be deemed minor changes or refinements: ' 1. Reconfiguration of lakes, ponds, canals, or other water management facilities where such changes are consistent with the criteria of the South Florida Water Management District and Collier County. 2. Internal realignment of rights,.of-ways, including a relocation of access points to the Heritage Bay PUD itself, where water management facility, preservation areas, or required easements are not adversely affected or otherwise provided for. 3. Reconfiguration of parcels when there is no encroachment into the conservation area. C. Minor changes and refinements as described above shall be reviewed by appropriate Collier County Staff to ensure that said changes and refinements are otherwise in compliance with all applicable County Ordinances and regulations in effect prior to the Community Development and Environmental Services Administrator's consideration for approval. D. Approval by the Community Development and Environmental Services Administrator of a minor change or refinement may occur independently from and prior to any application for subdivision or site development plan approval, however such approval shall not constitute an authorization for development or implementation of the minor change or refinement without first obtaining all other necessary County permits and approvals. 7123/2Q03· 11V347 Ver 141• DWEHR c .... NQ.442·005-003-PPHS-26902 9.A.1.i Packet Pg. 221 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-6 2.10 COMMON AREA MAINTENANCE Common area maintenance will be provided by a COD or a Property Owners' Association. For those areas not maintained by a COD, the developer shall create a property owners' association or associations, whose functions shall include provision for the perpetual maintenance of common facilities and open spaces. A COD or the property owners' association, as applicable, shall be responsible for the operation, maintenance, and management of the surface water management systems and preserves serving the Heritage Bay PUD, in accordance with the provisions of Collier County Ordinances, together with any applicable permits from the South Florida Water Management District. Most common area maintenance will be provided by a Property Owners' Association or other appropriate entity whose function shall include provisions for the perpetual care and maintenance of all common facilities and open space subject further to the provisions of the LDC, Section 2.2.20.3.8. 2.11 LANDSCAPE BUFFERS, BERMS, FENCES AND WALLS Landscape buffers, berms, fences and walls are generally permitted as a principal use throughout the Heritage Bay PUD. The following standards shall apply: A. Landscape berms shall have the following maximum side slopes: 1. Grassed berms 3: 1 2. Ground covered berms 2:1 3. Rip-Rap berms 1: 1 with geotextile mat 4. Structural walled and stacked rock berms -vertical ' B. Fence or wall maximum height: Ten feet as measured from the finished floor elevation of the nearest residential structure within the development. If a fence or wall is constructed on a landscaped berm which includes materials to minimize the visual impact of the wall, the wall height shall be measured from the top of the berm elevation and shall not exceed 8 feet in height. C. Fences and walls which are an integral part of security and access control structures such as gatehouses and control gates shall be governed by the height limitations for principal structures of the District in which they are located. In the case of access control structures within rights-of-way adjoining two or more different Districts, the more restrictive height standard shall apply. D. Fences or walls may be placed zero feet from the internal rights-of-way provided that shrubs are provided in the right-of-way and may be located five feet from the project perimeter. 712312pQ3-119347 Ver 14!-DWEHR CAll43 N04'2-005-003· PPHS· 26902 9.A.1.i Packet Pg. 222 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-7 E. Water management systems, drainage structures and utilities are allowed in landscape buffers/easements subject to the provisions in Section 2.4.7.3 (1 ), (2) and (3) of the LDC. Pedestrian sidewalks and or bike paths and signs are allowed in landscape buffers/easements subject to the provisions of Section 2.4. 7.3.(4) of the LDC. F. Within the project, landscaping (including palm trees, shrubs and ground cover), sidewalks/paths will be allowed within a utility easement, including placement within three feet of a utility line. Canopy trees may be located seven feet from the utility line, said seven feet being measured from the trunk of the tree to the center of the utility line. Reconstruction of sidewalks/paths, or modification/reinstallation of plant materials due to the necessary maintenance of utility lines will be the responsibility of the developer, its successors, or assigns. 2.12 CLEARING AND FILL STORAGE A. Fill storage is generally permitted as a principal use throughout the Heritage Bay PUD. Fill material may be transported and stockpiled within areas which have been disturbed. Prior to stockpiling in these locations, the developer shall notify the Community Development and Environmental Services Administrator. The following standards shall apply: 1. Stockpile maximum height: 45 feet 2. Fill storage areas in excess of 5 feet in height shall be separated from developed areas by fencing, excavated water bodies or other physical barriers, if the side slope of the stockpile is steeper than 4 to 1 (i.e. 3 to 1 ). B. Soil erosion control shall be provided in accordance with Division 3. 7 of the LDC. 2.13 PRELIMINARY SUBDIVISION PLAT PHASING 'Submission, review, and approval of preliminary subdivision plats for the project may be accomplished in phases to correspond with the planned development of the property. 2.14 GENERAL PERMITTED USES Certain uses shall be considered general permitted uses throughout the Heritage Bay PUD except in the Preserve District. General permitted uses include the continuation of earth mining, asphalVconcrete plant, rock crushing and commercial excavation operations, and those uses which generally serve the residents of the Heritage Bay PUD and are typically part of the common infrastructure or are considered community facilities. A. General Permitted Uses: 1. Essential services as set forth under Section 2.6.9.1 of the LDC. 2. Water management facilities and related structures. 3. Temporary sewage treatment facilities. 7/23/2()0). 118347 Ver: 141· OWEHR c .... N0442·005-D03· PPHS· 26902 9.A.1.i Packet Pg. 223 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) ' 7/2l/2003-119347 Ver: 14!-0WEHR CA¥3' N0.42-005-003-PPHS· 26902 2-8 4. Septic system for remote golf shelters 5. Water management facilities and related structures including lakes with bulkheads or other architectural or structural bank treatments. 6. Guardhouses, gatehouses, and access control structures. 7. Architectural features and elements including walls, fences, arbors, gazebos and the like. 8. Community and neighborhood parks, boardwalks, trails and recreational facilities. 9. Temporary construction, sales, and administrative offices for the developer and the developer's authorized contractors and consultants, including necessary access ways, parking areas and related uses. 10. Landscape/hardscape features including, but not limited to, landscape buffers, berms, fences, water features and walls subject to the standards set forth in Section 2.11 of the Heritage Bay PUD. 11. Fill storage, site filling and grading are subject to the standards set forth in Section 2.12 of the Heritage Bay PUD. 12. Earth mining and related processing, asphalUconcrete plant, rock crushing, commercial excavation and off-site hauling, subject to the terms of prior approvals referenced in Section 2. 7 -Lake Setback and Excavation of the Heritage Bay PUD and the_following: a. Florida Rock Industries will continue to conduct mining operations and mining related activities on portions of the site pursuant to Collier County Excavation Permit No. 59.113, and any subsequent modifications approved by Collier County, for the portions of the property owned by Florida Rock Industries. This project will be developed in stages through transfer of property ownership from Florida Rock Industries to U.S. Home Corporation. b. Where the existing approvals and excavation permit are less restrictive by their terms than the provisions of the Heritage Bay PUD approval, the provisions of the existing excavation permit and other approvals shall prevail for any areas that remain owned by Florida Rock Industries, Inc. For any areas that are transferred to U.S. Home, the terms of the Heritage Bay PUD Ordinance shall control. c. Excavation for earth mining shall be consistent with that shown on the Heritage Bay PUD Master Concept Plan. No additional impacts to the Preserve Area shall be allowed as a result of the existing excavation permit for earth mining activities. 9.A.1.i Packet Pg. 224 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-9 B. Development Standards: ' Unless otherwise set forth in this Document, the following development standards shall apply to general permitted uses: 1. Guardhouses, gatehouses, signage, landscape features, and access control structures shall have no required setback. 2. Other general permitted uses shall be set back a minimum of five feet from property lines except for the temporary treatment plant which shall have a minimum setback of 100 feet from property lines. 3. 4. 5. 6. 7. 8. 9. 10. 11. Minimum distance between structures which are part of an architecturally unified grouping -Five feet. Minimum distance between unrelated structures -Ten feet. Maximum height of buildings -35 feet. Maximum height of architectural features -65 feet. Maximum height of earth mining, asphalt/concrete plant and rock crushing structures -50 feet. Minimum floor area -None required. Minimum lot or parcel area -None required. Sidewalks and bikepaths may occur within County required buffers subject to the provisions in Section 2.4. 7.3.(4) of the LDC. Standards for parking, landscaping, signs and other land uses, where such standards are not specified herein, are to be in accordance with the LDC provision(s) in effect at the time this PUD is approved. 2.15 OPEN SPACE REQUIREMENTS The Heritage Bay PUD Master Concept Plan identifies approximately 1793± acres included in the preserves, lakes, recreation, open space, golf courses and buffer areas. These areas fully satisfy the open space requirements of Section 2.6.32 of the LDC and the requirement in the Urban-Rural Fringe Transition Zone Overlay that "70% of the property be open space". 2.16 NATIVE VEGETATION RETENTION REQUIREMENTS The 863± preserve acres on site fully satisfy the requirements of Section 3.9.5.5.2. of the LDC. 7123/2003-1193•7 Ver· 141• DWEHR CAl43 . No••2-oos-003. PPHS-26902 9.A.1.i Packet Pg. 225 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-10 2.17 SIGNAGE A. General 1. All Collier County sign regulations in force at the time of approval of this Ordinance shall apply unless such regulations are in conflict with the conditions set forth in this Section, in which case the PUD Document shall govern. 2. For the purpose of this PUD Document, each platted parcel shall be considered a separate parcel of land and shall be entitled to any sign as permitted herein. 3. Should any of the signs be placed within a County dedicated right-of-way, a right-of-way permit shall be applied for and approved, except for signage pertaining to and/or facilitating traffic movement. 4. All signs shall be located so as not to cause sight line obstructions. 5. All internal project rights-of-way may be utilized for decorative landscaped entrance features and signage subject to review and approval from the Planning Services Department for consistency with the requirements set forth herein. 6. Signs may be allowed in landscape buffers/easements 7. Entrance and boundary markers may be placed prior to subdivision approval provided a building permit for the markers is obtained prior to placement. B. Boundary Markers ' 7/23/2p03-119347 Ver 14 1-OWEHR CA"43 N0442-005-003-PPHS· 26902 1. Boundary marker monuments containing project identification signs designed to promote the project or any major use within the project shall be permitted along the project boundaries. V-type boundary marker monuments shall be permitted only at intersections. 2. A maximum of ten boundary marker monuments shall be permitted. 3. The sign face area of each side of the boundary marker monument shall not exceed 64 square feet and shall not exceed the height or length of the monument upon which it is located. If the boundary marker monument is two-sided, each sign face shall not exceed 64 square feet of area. 4. The total sign face area shall not exceed 64 square feet. The size of the letters, graphics, and the typography and color scheme used in each individual project, business, or directional identification on boundary marker monument(s) shall be similar to and consistent with the other identifications placed on the same boundary marker monument. 9.A.1.i Packet Pg. 226 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-11 5. Sign face area is calculated by total square footage of name, insignia, and motto only. 6. Boundary marker monuments may not exceed a height of eight feet above the crown of the nearest road. 7. Boundary marker monuments may be lighted provided all lights are directed to the sign or are shielded. C. Directional or Identification Signs 1 . Directional or identification signs may be allowed internal to the Heritage Bay PUD. Such signs may be used to identify the location or .direction of approved uses such as sales centers, model centers, recreational uses, information centers, or the individual components of the development. 2. Individual signs may be a maximum of 6 square feet per side or signs maintaining a common architectural theme may be combined to form a menu board with a maximum size of 64 square feet per side and a maximum height of eight feet. 3. No building permit is required unless such signs are combined to form a menu board. D. Residential Project Entrance Signs ' 7/23/2003· 119347 Ver 141-D\NEHR CA4C' N0442-005-003-PPHS-26902 1. One ground or wall-mounted entrance sign may be located on both sides of each entrance right-of-way and in the entry median of each individual residential development within the Heritage Bay PUD. Such signs may contain the name of the subdivision and the insignia or motto of the development. These signs may be one, two or three-sided. 2. The size of letters, graphics, and the typography and color scheme used in individual project on an entrance sign shall be similar and consistent. Such signs may contain up to four individual project or identification message areas per side, as long as the total sign face on each side does not exceed 100 square feet in area. 3. No sign face area shall exceed 100 square feet and the total sign face area at each entrance may not exceed 200 square feet. If the sign is a single, two-sided sign, each sign face shall not_exceed 100 square feet in area. The sign face area shall not exceed the height or length of the wall or monument upon which it is located. Where a three-sided sign is utilized, the third sign side shall face internal to the development and the sign message area shall not exceed ten square feet. 4. The setback for the signs from any rights-of-way and any perimeter property line shall be five feet. 9.A.1.i Packet Pg. 227 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-12 5. Entrance signs may be lighted provided all lights are directed to the sign or are shielded. 6. Entrance signs shall not exceed a height of 20 feet above the finished grade level of the sign site. For the purpose of this provision, finished grade level shall be considered to be no greater than 18 inches above the highest crown elevation of the nearest road. E. Internal Signs 1. Residential and community facility entrance signs may be located on both sides of the neighborhood entrance street and within the entry medians. Setbacks from internal road rights-of-way may be zero feet. Such signs shall be used to identify the location of neighborhoods, clubhouse, recreational areas and other features within the Heritage Bay PUD. Individual signs shall be a maximum of 100 square feet per sign face area. Such signs shall have a maximum height of 12 feet. No building permit is required. 2. Identification signs for approved uses such as sales centers, information centers, Village Centers, or the individual components of the development may be allowed internal to the project. Individual signs shall be a maximum of 6 square feet per side. Signs maintaining a common architectural theme may be combined to form a menu board and shall be a maximum size of 64 square feet per side and a maximum height of 8 feet. F. Village Center Signs ' 7123/2003· 119347 Ver 141• DVVEHR c,..,' N0442-005-003-PPHS-26902 1. Village Center entrance signs may be located on both sides of the entrance drive to a Village Center and within its entry median. Setbacks from internal road rights-of-way may be zero feet. Such signs may be used to identify the location of Village Center, clubhouse, recreational areas and other features within the Heritage Bay PUD. Individual signs shall be a maximum of 100 square feet per sign face area. Such signs shall have a maximum height of 12 feet. No building permit is required. 2. Wall, Mansard, Canopy or Awning Signs a. One wall, mansard, canopy or awning sign shall be permitted for each single-occupancy parcel, or for each establishment in a multiple-occupancy parcel. Corner units within multiple- occupancy parcels, or multi-frontage single-occupancy parcels shall be allowed three signs. Such signs shall not be combined for the purpose of placing the combined area on one wall. In addition, outparcels within a Village Center shall be allowed one additional wall sign facing the Village Center, if the additional sign is not visible from any road right-of-way. The combined area of 9.A.1.i Packet Pg. 228 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) ' 7/23/2003-119347 Ver 14!-DWEHR c-..•3 N0442-005-003-PPHS-26902 2-13 those signs shall not exceed the maximum allowable display area for signs. b. The maximum allowable display area for signs shall not be more than 20 percent of the total square footage of the visual facade of the building to which the sign will be attached and shall not, in any case, exceed 250 square feet in area for any one sign. 3. Pole signs Two pole signs shall be permitted for each internal street, provided there is a 500-foot separation between such signs. a. Maximum allowable sign area: 100 square feet per side, if two sided b. Maximum allowable height: 20 feet c. Setbacks: 10 feet from any rights-of-way or property lines. d. Spot or floodlights may be permitted provided said light shines only on the signs and is shielded from motorists and adjacent residents. 4. Projecting signs Projecting signs may be substituted for wall or mansard signs provided that the display area of the projecting sign shall not exceed 60 square feet of display area. a. A projecting sign shall not project more than four feet from the building wall to which it is attached. b. A projecting sign shall not extend above the roofline of the building to which it is attached. c. Projecting signs shall not project into rights-of-way. d. Projecting signs, which project over any pedestrian way(s), shall be elevated to a minimum height of eight feet above such pedestrian way. 5. Under-Canopy Signs In addition to any other sign allowed by this ordinance, one under-canopy sign shall be allowed for each establishment in the Village Center. Such a sign shall not exceed six square feet in area and shall be a minimum of eight feet above finished grade. 9.A.1.i Packet Pg. 229 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-14 G. Activity Center Commercial Signs Activity Center Commercial Project Entrance Signs, Project Directory Signs, and Free-Standing Use Monument Signs shall conform to the requirements of Division 2.5 of the LDC. H. Real Estate Signs Real estate signs with a maximum size of six square feet per side shall be permitted. No building permit is required. I. Temporary Signs Temporary signs shall conform to the requirements of Division 2.5 of the LDC. J. Special Event signs are permitted. Such signs shall not exceed 32 square feet in size per side. Such sign shall be located no closer than 15 feet to any property line. No building permit is required. K. Grand Opening Signs Grand Opening Signs may be displayed on-site. Such sign shall not exceed 32 square feet on a side and 64 square feet total. Any banner signs shall be anchored and shall be displayed on-site for a period not exceeding 14 days within the first three months that the entity displaying the sign is open for business. L. Construction Entrance Signs ' 1. Two "construction ahead" signs may be located at appropriate distances from a construction entrance. Such signs shall be a maximum of 20 square feet each in size. No building permit is required. 2. One sign may be located at each construction entrance to identify the entrance as such. Such signs shall be a maximum of 20 square feet each in size. No building permit is required. M. Traffic Signs 1. Traffic signs, such as street signs, stop signs, and speed limit signs, shall be designed to reflect a common architectural theme. 2. The placement and size of such signs shall be in accordance with FOOT criteria. 7123/2003· 119l-47 Ver: 1•!• DWEHR c...,' N0.42-005-003-PPHS-26902 ---·----·-------- 9.A.1.i Packet Pg. 230 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-15 2.18 UTILITIES A. Water distribution, sewage collection and transmission systems shall be constructed throughout the project by the developer. Potable water and sanitary sewer facilities constructed within platted rights-of-way or within dedicated County utility easements shall be conveyed to Collier County, pursuant to Collier County Ordinance 01-57, as amended, except as may be provided in Section 2.4 of this Document. B. All customers connecting to the potable water and sanitary sewer system shall be customers of the County, except as may be provided in Section 2.4 of this document. C. Temporary construction and/or sales trailers may use septic tanks or holding tanks for waste disposal, subject to permitting under Rule 1 0D-6, Florida Administrative Code, and may use potable or irrigation wells. D. Golf course rest stations and maintenance buildings may be permitted to use septic tanks or holding tanks for waste disposal, subject to permitting under Rule 1 0D-6, Florida Administrative Code, and may use potable or irrigation wells. 2.19 SURFACE WATER MANAGEMENT SITE FILLING AND GRADING A. B. ' 7123121/03· 119347 Ver: 1•1-0WEHR C""'3 N0442-005-003-PPHS-26902 In accordance with the rules of the South Florida Water Management District, this project shall be designed for a storm event of a three-day duration and 25-year return frequency. The Heritage Bay PUD is a reclamation project from an existing mining activity. Lake excavations and littoral zone plantings shall conform to the requirements of the GMP and LDC in effect at the time of final development order approval. The following GMP policies and LDC regulations have been applied to this PUD to create the resultant regulations. 1. The Heritage Bay PUD shall comply with the regulations for all wet detention ponds that are used as a part of its water management system, as identified by its South Florida Management District Environmental Resource Permit. Wet detention ponds are described as lakes that provide 1" of water quality detention. Attenuation lakes are described as lakes that provide flood attenuation but not the required water quality detention. Wet detention ponds, or portions thereof, within the urban boundary shall have a littoral shelf with an area equal to 7% of the pond's surface area measured at the control elevation. The littoral areas shall be planted with native aquatic vegetation. Wet detention ponds, or portions thereof, outside the urban boundary shall have a littoral shelf with an area equal to 30% of the pond surface area measured at the control elevation. The littoral areas shall be planted with native aquatic vegetation. The 9.A.1.i Packet Pg. 231 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-16 total area of littoral plantings shall be calculated and the planting areas shall be provided in accordance with Division 3.5 of the LDC. · 2. As an alternative to the planting or creation of littoral shelves, credit for wetlands that are preserved above the minimum required by Policy 6.1 of the Conservation and Coastal Management Element shall be applied toward meeting littoral zone planting area requirements on a ratio of one to one. For each acre of wetlands set aside above the minimum requirement of said Policy 6.1, one acre of littoral zone plantings shall be subtracted from the littoral zone planting area requirements. Said Policy 6.1 requires preservation of 40% of native vegetation present not to exceed 25% of the total PUD property. Twenty-five percent of the PUD's total site area (2562 acres) is 640 acres. This PUD provides for preservation of 863 acres of native vegetation including wetlands that have significant hydrologic value, therefore the extra 221 acres shall be credited toward meeting littoral zone planting area requirements. C. Lake side slopes shall be sloped at 4:1 from control elevation to a depth of five feet. 2.20 ENVIRONMENTAL A. The developer shall be subject to Division 3.9 of the LDC, in effect at the time of permitting, requiring the acquisition of a tree removal permit prior to any land clearing. B. All invasive exotic plants, as defined in the LDC, shall be removed from development areas, open space areas, and preserve areas during each phase of construction. Following site development, a continuing maintenance program shall be implemented to prevent reinvasion of the site by such exotic species. " C. All conservation areas shall be designated as conservation/preservation tracts or easements on all construction plans and shall be recorded on the plat with protective covenants per or similar to Section 704.06 of the Florida Statutes. Buffers shall he provided in accordance with Section 3.2.8.4.7.3 of the LDC. Conservation easements shall be dedicated on the plat to the homeowners' association, or like entity, for ownership and maintenance responsibility and to Collier County with no responsibility for maintenance. D. Buffers shall be provided around wetlands, extending at least 15 feet landward from the edge of wetland preserves in all places and averaging 25 feet from the landward edge of wetlands. Where natural buffers are not possible, structural buffers shall be provided in accordance with the State of Florida Environmental Resources Permit Rules and be subject to review and approval by Environmental Services Staff. E. Final alignment and configurations of water management structures ·shall be subject to minor field adjustments to minimize habitat destruction. 7q312003-1193•7 Ver: 1'1-DWEHR c.-.43 N0442-005-003· PPHS-26902 9.A.1.i Packet Pg. 232 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-17 F. The developer shall comply with the guidelines and recommendations of the U.S. Fish and Wildlife Service (USFWS) and Florida Fish and Wildlife Conservation Commission (FFWCC) regarding potential impacts to protected species on-site. A Habitat Management Plan for those protected species shall be submitted to Environmental Services Staff for review and approval prior to final site plan/construction plan approval. 2.21 TRANSPORTATION A. B. C. D. ' E. 712312!)03-119347 Ver: 14I-DWEHR CAl43 N0442·005-003-PPHS-26902 The developer shall provide street lighting at the project entrances in conjunction with the construction of same. The developer shall make a fair share contribution toward the capital cost of a traffic signal on lmmokalee Road and any access point(s) when, and if deemed warranted by Collier County. The signal shall be owned, operated and maintained by Collier County. The developer shall dedicate a 100-foot right-of-way along the western boundary of the Heritage Bay property from the southwest corner of the property north to the conservation/preserve area (approximately the mid-point of Section 14), which is a distance of generally 1½ mile, to the County. The developer shall receive no impact fee credits for the dedication. The dedication shall take place within the timeframe established by Subsection 2.2.20.3.7 of the LDC. If the County acquires the needed right-of-way at the intersection of County Road 951 and lmmokalee Road (not owned or controlled by the developer), then the developer shall construct for a distance of ½ mile from said intersection a 2-lane access road within the 100-foot dedicated right-of-way. The developer shall receive no impact fee credits for the cost of such construction. The developer shall construct this 2-lane access road to arterial standards within a multilane urban arterial cross section. Within 45 days of the County's issuance of a Notice to Proceed on a construction contract to widen lmmokalee Road to six lanes between 1-75 and the eastern boundary of the Heritage Bay project, the developer shall prepay to the County the first $5,000,000.00 of the Heritage Bay road impact fees for the purpose of advancing the six-laning of lmmokalee Road from 1-75 to Collier Boulevard and from Collier Boulevard to the eastern boundary of the Heritage Bay project. In exchange for this prepayment, Collier County shall: (a) modify the lmmokalee Road construction project east of Collier Boulevard (Project #60018) to provide six lanes on lmmokalee Road from Collier Boulevard to at least the eastern boundary of Heritage Bay, and (b) advance the construction of the six-laning of lmmokalee Road between 1-75 and Collier Boulevard to at least 2006, unless unforeseen circumstances make it impractical to meet this schedule. If the construction is phased as two or more phases, the impact fee prepayment shall be phased and equally apportioned for each phase. 9.A.1.i Packet Pg. 233 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-18 F. The road impact fee prepayment of $5,000,000.00 shall be applied as the first 50% payment required under Division 3.15 of the LDC to obtain Certificates Of Public Facility Adequacy which Certificates shall be issued by County upon receipt of payment. G. The developer shall not request a full median opening on lmmokalee Road, nor on County Road 951, any closer than ½ mile from the intersection of said roadways. However, a right-in and right-out access may be constructed on either or both of these roadways within that½ mile distance at the¼ mile distance. H. The developer shall not be entitled to receive building permits for more than 2,588 dwelling units (which represent 75% of the total approved number of dwelling units) until the first of the following occurs: (1) County Road 951 Extension is under construction to connect to Bonita Beach Road for more than ½ a mile north of its current terminus at lmmokalee Road, or (2) after July 1, 2006 and together with the completion of the Lee/Collier County Project Development and Environmental Study for County Road 951 Extension and approval of the" no build" option by the respective Lee and Collier County Commissions, or (3) July 1, 2008. Building permits for dwelling units which meet the County's guidelines for workforce or affordable housing are exempt from and shall not be included in calculating the 2,588 dwelling unit building permit limitation. 2.22 OTHER PUBLIC BENEFIT COMMITMENTS A General Government Site The developer agrees to donate 7. 73 acres to the County for utilization by the County as a satellite operations center including emergency medical services, sheriff's substation, fire station, pump station, well site and general government center including offices for other constitutional officers. This donation is not subject ,. to the receipt of impact fee credits. B. Parks and Recreation The developer agrees to prepay $2.8 million in park impact fees to the County within 45 days of the effective date of this Ordinance. This amount shall be credited against the park impact fees due from the development. Additionally, the developer will donate $717,000 to the County for use in developing regional park facilities. This payment is in lieu of any donation to the County of any lake system, or access thereto, within the project. C. Well Sites Responsibility of the Developer: 7/2312003-119347 Ver HI-DWEHR CAMJ NCM42-00S-003-PPHS· 26902 -------------·····•·"""-------- 9.A.1.i Packet Pg. 234 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-19 1. Provide locations for six potential well sites with each site capable of fitting two wells for use by Collier County for potable water supply wells, supplemental water wells, and/or aquifer storage and recovery wells. 2. Three well sites will be located as shown on Exhibit D 1. The easements for each well site will be as shown on Exhibit D 1. 3. Well sites 4 -6 may be located in one of the following two optional locations with the understanding that wells 4, 5 and 6 must be located within the same optional location. The optional locations are: Option 1 -951 right-of-way as deeded by the developer to Collier County Option 2 -Littoral zone between the recreational lake and the south property line of the project. These two optional locations are shown on Exhibit D 2. It is agreed that Option 1 will be utilized provided that the Predesign and Engineering (PD&E) study for the 951 extension shows that 951 is not feasible for construction at this location, which is approximately 1 mile north of the lmmokalee Road/951 Intersection. Should the PD&E study show the feasibility of 951 at this location, then Option 2 will be utilized. 4. Sizing of Electrical Systems for Heritage Bay will be coordinated with Collier County to ensure that FP&L projections and installation of equipment will accommodate these well pumps and generators. 5. Proposed well locations shown on Exhibits D 1 and 2 will not be utilized for littoral credit or be placed in a conservation easement by the developer. tollier County Government will be Responsible for: 1. Design, permitting, funding, developing, and maintaining all transmission lines, wells and well sites located on the Heritage Bay project. 2. All wells and generators will be encased within a building which is architecturally compatible with the surrounding buildings or located in an underground vault. 3. Total cost of transmission lines including design, purchase, and installation. 4. Well sites may result in environmental impacts. Mitigation and all associated cost and permitting will be by Collier County. General Conditions: The easement granted for each well site shall be as shown below: 7/23/2003· 119347 Ver: Ut• OWEHR CA943. N0-442-005-003-PPHS-26902 9.A.1.i Packet Pg. 235 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) \. 2-20 1 . Well Site 1 -100 feet by 100 feet 2. Well Site 2 -150 feet by 150 feet 3. Well Site 3 -100 feet by 100 feet (all above ground facilities shall be low profile and minimized to the greatest extent possible at this location) 4. Well Site 4, 5 and 6 a. Option 1 locations -100 feet by 150 feet b. Option 2 locations -middle site 150 feet by 150 feet and two sites on either side 100 feet by 100 feet 5. Landscaping shall be initially installed by Collier County to specifications mutually agreed to between the developer and Collier County. Once installed the developer shall be responsible for the maintenance of landscaping for well sites 1-2 and for well sites established under Option 2. Landscaping for well sites established under Option 1 will be maintained by Collier County Government. 6. Approximate locations are shown in the attachments. Final locations to be approved by US Home or the landowner. 7. Proposed wells will not prohibit or impact existing or proposed land uses. 8. Transmission lines will be located around the perimeter of the project either within the 100' right-of-way dedication to Collier County along the western property boundary or within the SFWMD 100' Canal right-of-way. 2.23 ARCHAEOLOGICAL RESOURCES A. Any significant archaeological sites discovered within the Heritage Bay PUD shall be preserved in perpetuity and shall be recorded as "preserve" on all appropriate plats, site plans, and the Master Development Plan for the Heritage Bay PUD. B. In areas where there are existing archaeological sites in the vicinity of proposed development, a buffer or conservation easement averaging 25 feet in width, or other equivalent protection (such as temporary fencing or other structural barriers), shall be placed around the archaeological sites. Any exotic vegetation removal in these areas shall be by hand and not by mechanical means. C. The developer shall support registration of any significant archaeological sites in the National Register of Historic Places. · 7/2312003-119347 Ver 1•\· OWEHR c-.. N0442·00S-003-PPHS· 26902 9.A.1.i Packet Pg. 236 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-21 D. The developer shall cooperate with the Division of Historical Resources' (OHR) investigation of any existing sites by allowing access to the archaeological sites by the State, whenever such access can be reasonably accommodated. E. If any additional archaeological/historical sites are discovered during development activities, all work in the immediate vicinity of such sites shall cease immediately, and the developer shall contact OHR, Southwest Florida Regional Planning Commission (SWFRPC), and Collier County Code Enforcement Department so that a state-certified archaeologist can determine the significance of the find and recommend appropriate preservation and mitigation actions, as necessary. 2.24 AFFORDABLE HOUSING A. B. ' C. D. E. 713012003· 119347 Ver 1S1, DWEHR CAl•J N0442-00S·003-PPHS-26902 The developer shall construct on-site on the lands designated "AC/R3" on the Master Concept Plan a minimum of 160 townhouse units and a maximum of 190 townhouse units to be offered for sale to persons meeting the Collier County affordable housing guidelines for 80% moderate income level for a period beginning with the date of issuance of the building permit for each building containing said townhouse units, and continuing for six (6) months thereafter, or for 30 days after the Certificate of Occupancy for each building containing said townhouse units is issued, whichever is later. Also, for a time period extending from the date of the issuance of the Certificate of Occupancy, the developer shall offer the remaining unsold units to the County or its designee for purchase for a period of 45 days after which time any unsold unit may be sold at market rates. The developer shall donate $475,000 to Habitat for Humanity of Collier County ("Habitat"). The donation represents one-half of the purchase price of 10 acres of land currently under contract by Habitat and located just south of lmmokalee Road and generally east of County Road 951. The donation shall occur within 120 days of the final approval of the Heritage Bay PUD/DRl by the Board of County Commissioners and the expiration of all appeal periods without an appeal being filed. Prior to the issuance of the final Certificate of Occupancy for the development the developer shall have all the affordable housing units on-site completed and available for occupancy. At a minimum, the affordable housing units shall be phased in thirds to coincide with the development of other residential dwelling units in the project. If the developer constructs less than 190 affordable housing townhouse units on- site, for each unit less than the maximum of 190, the developer shall donate the sum of $10,000 per unit to Habitat. For example, if 180 affordable housing townhouse units are constructed on-site, the developer would donate $100,000.00 to Habitat, which represents 10 units times $10,000. At any time in the future, should the developer request an extension to the approved build-out date for the project, the developer shall re-examine the housing needs of the project and provide an updated re-analysis of · the affordable housing required. The developer shall use the methodology in use at 9.A.1.i Packet Pg. 237 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2-22 the time of the re-analysis by SWFRPC, the Florida Department of Community Affairs, and Collier County. Any future mitigation requirements that are caused as a result of the re-analysis shall be consistent with the options listed in Rule 9J- 2. 048 of the Florida Administrative Code. 2.25 MONITORING REPORT An annual monitoring report shall be submitted pursuant to Section 2.7.3.6 of the LDC. 2.26 SUNSETTING This PUD is not subject to the sunsetting provision of Section 2.7.3.4 of the LDC. The ORI Development Order for the Heritage Bay Community, relative to duration, shall govern. ' 713012003· 119347 Ver: 15I-DWEHR CA#4J . N0442-005-003· PPHS-26902 ----------··- 9.A.1.i Packet Pg. 238 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) SECTION Ill RESIDENTIAL DISTRICTS 3-1 3.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for areas within the Heritage Bay PUD designated on the Heritage Bay PUD Master Concept Plan as "R1'', "R2", "R3" and "R4" Districts 3.2 GENERAL DESCRIPTION Areas designated as "R 1 ", "R2", "R3" and "R4" Districts on the Heritage Bay PUD Master Concept Plan are designed to accommodate a full range of residential dwelling types, compatible non-residential uses, a full range of recreational facilities, essential services, and customary accessory uses. The approximate acreage of the "R1", "R2", "R3" and "R4" Districts is indicated on the Heritage Bay PUD Master Concept Plan. This acreage is based on conceptual designs and is approximate. Actual acreages of all development tracts will be provided at the time of site development plan or preliminary subdivision plat approvals in accordance with Division 3.3, and Division 3.2, respectively, of the LDC. Residential tracts are designed to accommodate internal roadways, open spaces, recreational facilities and other similar uses found in residential areas. 3.3 PERMITTED USES AND STRUCTURES -"R1" AND "R2" DISTRICTS No building or structure, or part thereof, shall be erected, altered or used, or land use, in whole or part, for other than the following: · A. Principal Uses: ' 1. Single family detached dwellings. 2. Single family attached, townhouse dwellings and duplexes. 3. Zero lot line dwellings 4. Multi-family dwellings, low-rise 5. Assisted living facilities 6. Model homes, sales centers including administrative offices and construction offices. 7. Any other principal use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 8. Accessory Uses: 1. Accessory uses and structures customarily associated with the principal uses permitted in this District, including garages, gazebos, picnic ar~as, pedestrian and bicycle paths, tennis courts, swimming pools, other facilities intended for outdoor recreation, project maintenance facilities, 7/30/2003· 119347 Ver· 151-DWEHR CAl43 N0442-005-003-PPHS-26902 9.A.1.i Packet Pg. 239 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 3-2 guest houses, cabana bedrooms, boat docks, beaches, boat ramps, piers or other such facilities constructed for purposes of lake recreation for residents of the project and their guests, other recreational facilities. 2. Any other accessory use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 3.4 PERMITTED USES AND STRUCTURES -"R3" DISTRICT No building or structure, or part thereof, shall be erected, altered or used, or land use, in whole or part, for other than the following: A. Principal Uses: 1. All of the uses permitted in the Residential "R1" and "R2" Districts. 2. Multi-family dwellings, low-rise. 3. Any other principal use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. B. Accessory Uses: 1. All of the accessory use permitted in the Residential "R 1" and "R2" Districts. 2. Any other accessory use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 3.5 PERMITTED USES AND STRUCTURES -"R4" DISTRICT ' No building or structure, or part thereof, shall be erected, altered or used, or land use, in whole or part, for other than the following: A. Principal Uses: 1. All of the uses permitted in the Residential "R3" District. 2. Multi-family dwellings, mid-rise. 3. Any other principal use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. B. Accessory Uses: 1. All of the accessory use permitted in the Residential "R3" District. 2. Any other accessory use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 7/30/2003· 119347 Ver: 151-DVVEHR CA#43 N0442-005-003· PPHS· 26902 9.A.1.i Packet Pg. 240 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 3-3 3.6 DEVELOPMENT STANDARDS ' 7/3012003-119347 Ver 151-D'11/EHR CA1"3 N04•2-005-003-PPHS-26902 A Table 1 and Table 2 set forth the development standards for land uses within the "R1'', "R2", "R3" and "R4" Districts. B. Site development standards for single family uses apply to individual residential lot boundaries. Multi-family standards apply to platted parcel boundaries. C. Multiple family buildings shall have 1.5 parking spaces for all bedroom unit types, with an additional 10 percent of parking for multiple family buildings to accommodate guest parking. D. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein are to be in accordance with the LDC in effect at the time of site development plan approval or preliminary subdivision plat approval. Unless otherwise indicated, required yards, heights, and floor area standards apply to principal structures. E. Development standards for uses not specifically set forth in Table 1 and Table 2 shall be established during site development plan approval as set forth in Division 3.3. of the LDC in accordance with those standards of the zoning district which is most similar to the proposed use. F. Required property development regulations may be approved that are different than those set forth in Table 1 and Table 2, subject to the requirements of Section 2.6.27 of the LDC. Common open space requirements are deemed satisfied pursuant to Section 2.15 of this PUD. G. Off Street Parking For Multi-Family Uses 1. A green space area of at least 10 feet or more in width as measured from pavement edge to pavement edge shall separate any parking aisle or driveway from any abutting road, with the exception of cul- de-sacs serving 24 units or less. 2. Off-street parking required for multi-family tracts of 120 or more units shall be accessed by parking aisles or driveways which are separated from any abutting roads that serve the development. 3. A cul-de-sac road within the development may have abutting surface parking where the parking serves 24 units or less. H. Single family zero lot line dwellings are identified separately from single- family detached dwellings with conventional side yard requirements to distinguish these types of residences for the purpose of applying development standards under Table 1 and Table 2. Zero lot line dwellings shall be defined as any type of detached single family structure employing a zero or reduced side yard as set forth herein, and which conform to requirements of Subsection 2.6.27 of the LDC. 9.A.1.i Packet Pg. 241 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) ' 7/30/2003· 1193•7 Ver: 15'· OWEHR CAU.3 N04•2-005-003-PPHS· 28902 3-4 I. Attached or detached residences which include those having cabana bedrooms accessed from the courtyard and not the main house are permitted providing that: 1. The cabana structure must be connected to other portions of the residence in a manner that gives the entire residence the appearance in elevation from the street of being one single-family residence, 2. The cabana structures must be accessible only from the enclosed courtyard and must not be accessible directly from the street; and 3. The cabana structure may not contain primary cooking facilities. J. In the case of residential areas with a Traditional Neighborhood Development (TND), the TND shall be deemed a common architectural theme. Required property development regulations may be approved that are different than those set forth in Table 1, subject to approval by the Collier County Planning Commission, in accordance with the criteria contained in Section 2.6.27.4.6.1 through 2.6.27.4.6.3 of the LDC. Common open space requirements are deemed satisfied pursuant to Section 2.15 of this PUD. K. For the purpose of calculating density in the "R1", "R2", "R3" and "R4" Districts when assisted living facilities/congregate care facilities are developed, each such facility's dwelling unit shall be considered to be equal to .33 of a residential dwelling unit. L. Standards for trash or recycle receptacles shall conform with Section 2.6.15 of the LDC except in the case of multiple family buildings that do not receive curbside service pick up and choose to use dumpster service. In that case, at least one standard size bulk container per every thirty units shall be required. 9.A.1.i Packet Pg. 242 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 3-5 TABLE 1 DEVELOPMENT STANDARDS FOR "R1" RESIDENTIAL DISTRICT SINGLE SINGLE SINGLE MULTI FAMILY FAMILY ZERO LOT LINE DUPLEX FAMILY FAMILY DETACHED DETACHED ATTACHED & DWELLINGS 1 2 TOWNHOUSE Low-Rise Minimum Lot Area 5,000 sq.ft. 2,800 sq.ft. 3,500 sq.ft. 3,500 sq.ft. 2,000 sq.ft. 10,000 sq.ft. Minimum Lot Wictth 5 50 ft. 35 ft. 35 ft. 35 ft. 20 ft. 100 ft. Minimum Average Site 100 ft. 65ft. 100 ft. 100 ft. 40 ft. 120 ft. Depth9 Principal & 20 ft. 20 ft. 15 ft. 15 ft. 20 ft. 15 ft. Accessory Garage Front Yard FronVSide 23 ft./1 0 ft. 23 ft./10 ft 23 ft./10 ft 23 ft./10 ft 23 ft./10 ft 23 ft./10 ft Setback 1'7' Entrv 12 Garage or Carport on Parking n/a n/a Oft. 0 ft. n/a 0 ft. Lot Accessway Rear Yard Principal 10 ft. 5 ft. 10 ft. 10 ft. 10 ft. 20 ft. Setback Accessory 6,7 2, 10,11, 12 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. 10 ft. 0 ft one side 1 0 ft. other side Side Yard Setback OR ½ the Building Principal & Accessory 6 ft. 6 ft. 3'-1" one side 6 ft. 0ftor7½ft 2,4,7,8,10,11, 12 6' -11" other side Height OR 5 ft. on both sides Preserve Principal 25 ft. 25 ft. 25 ft. 25 ft. 25 ft. 25ft. Setback ' Accessory 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. Maximum Height 3 35 ft. 35 ft. 35 ft. 35 ft. 50 ft. 65 ft. Distance Between ½the Sum of Principal Structures n/a n/a n/a n/a 10 ft. the Building Heights Minimum Floor Area 1,000 sq.ft. 900 sq.ft. 900 sq.ft. 900 sq.ft. 750 sq.ft. 750 sq.ft. Front yards for dwellings and side-entry garages are measured from back of curb or edge of pavement (if not curbed). Front yards for a front- loaded garage are measured from garage door to back of curb, edge of pavement or sidewalk, whichever Is closer to the garage door. 2. Where adjacent to a golf course, lake (measured from top of bank), or open space reduced to O feet. 3. Building height -See Section 1.8. 4. All zero lot line units in a series shall have the 0-foot side setback on the same side of the lot. The zero foot setback side may change only if a minimum 1 O foot wide space is provided in the fonn of an easement, golf course crossing, or the like, which separate the lots. 5. Minimum lot width may be reduced by 29% for cul-de-sac lots provided minimum lot area requirements are met. 6. For any lot served both by a street and an alley, the lot line adjacent to the alley shall be treated as a rear lot line and the setback shall be measured from the edge of pavement. 7. Guesthouses or cabana bedrooms are subject to the setback requirements for principal structures. 8. The side comer setback shall be the same as the required side principal structure setback. 9. Site depth average -detennined by dividing the site area by the site width. 1 o. Accessory pool enclosure/screen lanai setback may be reduced to O feet when attached to common privacy wall. 11. Accessory pool enclosure/screen lanai setback from lake maintenance easement may be reduced to O feet. 12. Common architectural features such archways, arbors, and courtyard entry features shall be exempt from the minimum yard requirements listed above. 13. For the purpose of Table 2, the tenn "multi-family building• includes assisted living facilities 7130/2003-1193•7 Ver: 15I-0WEHR .,..., N04•2-005-003· PPHS-26902 9.A.1.i Packet Pg. 243 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 3-6 TABLE 2 DEVELOPMENT STANDARDS FOR "R2", "R3" AND "R4" RESIDENTIAL DISTRICTS SINGLE SINGLE MULTI FAMILY DWELLINGS FAMILY ZERO LOT LINE DUPLEX FAMILY DETACHED ATTACHED & Low-Rise Mid-Rise TOWNHOUSE Minimum Lot Area 5,000 sq.ft. 3,500 sq.ft. 3,500 sq.ft. 2,000 sq.ft. 10,000 sq.ft. 10,000 sq.ft. Minimum Lot Width 5 50 ft. 35 ft. 35 ft. 20 ft. 100 ft. 100 ft. Min.Average Site Depth 9 100 ft. 100 ft. 100 ft. 40 ft. 120 ft. 120 ft. Principal & 20 ft. 20 ft. 15 ft. 15 ft. 15 ft. 20 ft. Accessory Front Yard Garage FronUSide 23 ft./10 ft. 23 ft./10 ft 23 ft./10 ft 23 ft./10 ft 23 ft./10 ft n/a10 ft. Setback 1 · 7 · Entry 12 Garage or Carport on n/a n/a Oft. n/a Oft. 0 ft. Parking Lot Accessway Rear Yard Principal 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. 20 ft. Setback 6 · Accessory 7 2,10,11,12 5 ft. 5 ft. 5 ft. 5 ft. 10 ft. 10 ft. Oft one side 10 ft. other side Side Yard Setback OR ½the ½ the Building Principal & Accessory 6 ft. 3'-1" one side 6 ft. 0 ft or 7 ½ ft Building 2,4,7,8, 10, 11, 12 6' -11" other side Height Height OR 5 ft. on both sides Preserve Principal 25 ft. 25 ft. 25 ft. 25 ft. 25 ft. 25 ft. Setback Accessory 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. ' Maximum Height 3 35 ft. 35 ft. 35 ft. 35 ft. 65 ft. 100 ft. Distance Between 10 ft. 10 ft. n/a 10 ft. ½ the Sum of the Building Principal Structures Heights Minimum Floor Area 1,000 sq. ft. 900 sq. ft. 900 sq. ft. 750 sq. ft. 750 sq. ft. 750 sq. ft. Front yards for dwellings and side-entry garages are measured from back of curb or edge of pavement (if not curbed). Front yards for a front- loaded garage are measured from garage door to back of curb, edge of pavement or sidewalk, whichever is closer to the garage door. 2. Where adjacent to a golf course, lake (measured from top of bank), or open space reduced to O feet. 3. Building height -See Section 1.8. 4. All zero lot line units in a series shall have the 0-foot side setback on the same side of the lot. The zero foot setback side may change only if a minimum 1 O foot wide space is provided in the form of an easement, golf course crossing, or the like, which separate the lots. 5. Minimum lot width may be reduced by 29% tor cul-de-sac lots provided minimum lot area requirements are met. 6. For any lot served both by a street and an alley, the lot line adjacent to the alley shall be treated as a rear lot line and the setback shall be measured from the edge of pavement. 7. Guest houses or cabana bedrooms are subject to the setback requirements for principal structures. 8. The side comer setback shall be the same as the required side principal structure setback. 9. Site depth average -determined by dividing the site area by the site width. 1 o. Accessory pool enclosure/screen lanai setback may be reduced to O feet when attached to common privacy wall. 11. Accessory pool enclosure/screen lanai setback from lake maintenance easement may be reduced to O feet. 12. Common architectural features such archways, arbors, and courtyard entry features shaU be exempt from the minimum yard requiremenis listed above. 13. For the purpose of Table 2, the term "multi-family building" includes assisted living facilities 7130/2003· 11934 7 Ver: 1 S!-OWE HR CA1'3 N0442-00S-00l-PPHS· 26902 ··-------·-·------------------ 9.A.1.i Packet Pg. 244 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) SECTION IV VILLAGE CENTER DISTRICT 4-1 4.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for the three Village Center areas within the Heritage Bay PUD designated on the Heritage Bay PUD Master Concept Plan as "VC". 4.2 MAXIMUM SQUARE FOOTAGE The Village Center commercial uses will include a maximum of 10,000 square feet of retail uses, 10,000 square feet of restaurant uses, 5,000 square feet of marina related retail uses, and 5,000 square feet of office uses. Commercial activities within the Village Centers are limited to a total of 26 acres. 4.3 GENERAL DESCRIPTION The approximate acreage of the Village Center District is indicated on the Heritage Bay PUD Master Concept Plan. The Village Center portion of this District shall be consistent with the requirements of GMP, FLUE, Section I B. This acreage is based on conceptual designs and is approximate. Actual acreages of all development tracts will be provided at the time of site development plan or preliminary subdivision plat approvals in accordance with Division 3.3, and Division 3.2, respectively, of the LDC. The Village Center tracts are is designed to accommodate internal roadways, open spaces, lakes and water management facilities, and other similar uses. 4.4 PERMITTED USES AND STRUCTURES l-Jo building or structure, or part thereof, shall be erected, altered or used, or land or water used, in whole or in part, for other than the following: A. Permitted Principal Uses and Structures 1. Accounting, Auditing and Bookkeeping Services (Group 8721 ). 2. Automatic Teller Machines (Group 3578) 3. Amusements and Recreation Services -Indoor (Groups 7911-7941, 7991, 7993, 7997). 4. Apparel and Accessory Stores (Groups 5611-5699). 5. Gasoline Service Stations (Group 5541). 6. Automotive Carwashes (Group 7542) 7. Business Services (Groups 7334, 7349) 8. Eating and Drinking Establishments (Groups 5812, 5813). 9. Food Stores (Groups 5411-5499). 10. General Merchandise Stores (Groups 5311-5399). 11. Golf Clubhouse and Boat Club Facilities including Ancillary Teaching Facilities and Temporary Golf Clubhouses (Groups 7992, 7997, 7999) 12. Miscellaneous Retail (Groups 5912-5963, 5992-5999). 7130/2003-119347 Ver 151· DWEHR CAf4J N0442-005-003-PPHS-26902 . ··---·------------------ 9.A.1.i Packet Pg. 245 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 4-2 13. Personal Services (Groups 7211, 7212, 7215, 7216 non-industrial dry cleaning only, 7217, 7219-7251, 7291-7299). 14. Real Estate (Groups 6512, 6531, 6541). 15. Resort Recreation Facilities including but not limited to Tennis Clubs, Health Spas and other Recreational Clubs (Groups 7991, 7999) 16. Recreation Services (Groups 7911, 7922, 7929, 7933, 7941, 7991, 7993, 7997, 7999) 17. Residential uses as set forth in Section 3.4 of this Document including residential units integral to Village Center structure(s) and as freestanding uses. Freestanding residential uses shall comply with the development standards set forth in Section 3.6 18. Travel Agencies (Groups 4724 and 4725) 19. United States Postal Service (Group 4311 except major distribution center). 20. Video Tape Rental (Group 7841). 21. Any other principal use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 8. Permitted Accessory Uses and Structures 1. Accessory uses and structures customarily associated with principal uses permitted in this District. 2. Customary accessory uses include but are not limited to recreational facilities that serve as an integral part of the permitted uses such as pools, tennis facilities, beaches, boat docks, parks, playgrounds and playfields, restrooms, shelters, golf cart storage areas and snack bars. 3. Any other principal use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 4.5 OEVELOPMENT STANDARDS A. The frontage/depth criteria often included in development standards is not applicable since the Village Center uses are located internal to the Heritage Bay PUD and have no actual road frontage. 8. Minimum Setback Requirements 1. Principal structures shall be set back a minimum of 10 feet from Village Center District boundaries and roads; 25 feet from all residential tracts; and 25 feet from preserves. 2. Accessory structures shall set back a minimum of five feet from Village Center District boundaries and roads; 20 feet from all residential tracts; and 1 0 feet from preserves. 3. Setbacks from lakes for all principal and accessory uses may be zero feet provided architectural bank treatment is incorporated into the design and subject to written approval from Collier County Planning Services Department. 7/30/2003· 1193•7 Ver 151• DWEHR CAl43 N04•2-005-003-PPHS-26902 9.A.1.i Packet Pg. 246 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 4-3 C. Exterior lighting shall be arranged in a manner which will protect roadways and residential properties from direct glare or unreasonable interference. D. Maximum height of buildings (including architectural features) -65 feet. E. Maximum height of communication antennas -65 feet. F. Minimum distance between principal structures -10 feet. G. Minimum distance between accessory structures (excluding drive-through facilities) -10 feet. H. Maximum floor area ratio for the commercial component: 0.25 I. Due to the internal orientation, the number, the different locations, the types of uses and the multi-purpose function of the Village Center buildings where commercial uses will be fully integrated with recreational and other uses. The requirement that 30% of the residential building permits shall be issued prior to the development of neighborhood commercial uses shall be waived. J. Each of the three Village Center shall have a unified plan of development which is architecturally integrated internally and with the neighborhood it serves. That plan will be submitted with each of the Village Center Site Development Plan. K. Due to the nature, location and internal orientation of the Village Centers, the LDC architectural review requirements for Village Centers shall be waived. L. Required parking for Village Center non-residential uses shall be consistent with Section 2.2.20.4.7.1.6, of the LDC. Residential parking requirements are set forth in Section 3.6 C of this PUD Document. Golf cart storage areas are considered accessory to the golf clubhouse and have no required parking. ""1. A unified sign plan shall be submitted and made a part of the approval for each of the Village Center Site Development Plans. N. Standards for landscaping where such standards are not specified herein are to be in accordance with Division 2.4 of the LDC in effect at the time of site development plan approval. O. Unless otherwise indicated, required yards, heights, and floor area standards apply to principal structures. 713012003· 119347 Ver 151-DWEHR CA#O N0442-005-003-PPHS-26902 9.A.1.i Packet Pg. 247 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) SECTIONV RECREATION/ OPEN SPACE DISTRICT 5-1 5.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for areas within the Heritage Bay PUD designated on the Heritage Bay PUD Master Concept Plan as "RO". 5.2 GENERAL DESCRIPTION The approximate acreage of the Recreation/Open Space District is indicated on the Heritage Bay PUD Master Concept Plan. Actual acreage of all development tracts will be provided at the time of site development plan or preliminary subdivision plat approvals in accordance with Division 3.3, and Division 3.2 respectively, of the LDC. The Recreation/Open Space tracts are designated to accommodate a full range of golf course, water-related uses, other recreational uses, water management and open space uses. 5.3 PERMITTED USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land or water used, in whole or in part, for other than the following: A. Principal Uses: ' 7/30/2003-119347 vor· 151• DWEHR C .. 43 N0442-005-003-PPHS· 26902 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Golf courses and other recreational uses. Clubhouses, community and golf course maintenance areas, maintenance buildings, utility storage buildings, chemical storage buildings, essential services, irrigation water and effluent storage tanks and ponds, water and wastewater treatment plants, utilities pumping facilities and pump buildings, utility and maintenance staff offices. Utility, water management and right-of-way/access easements. Lakes and water management facilities. Land use and/or landscape buffers, which may or may not be easements, depending on the buffer use. Signs as permitted by the LDC in effect at the time permits are requested, except as modified in this PUD Document. Open space uses and structures including, but not limited to nature trails, riding trails, fitness trails and shelters, boardwalks, landscape nurseries gazebos, and picnic areas. Pedestrian and bicycle paths, or other similar facilities constructed for purposes of access to, or passage through the Recreation/ Open Space District. Docks, piers, boat ramps, beaches or other such facilities constr1,Jcted for purposes of lake recreation, for residents of the project and their guests. Shuffleboard courts, tennis courts, swimming pools, and other facilities intended for outdoor recreation. Lake excavations as permitted by Division 3.5 of the LDC. -----------------·-----· -·--·-··· 9.A.1.i Packet Pg. 248 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 5-2 12. Any other principal use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. B. Accessory Uses: 1 . Practice driving range, golf cart barns, restrooms/shelters, and other customary accessory uses of golf courses including gasoline service. 2. Customary accessory uses or structures incidental to recreational areas and, or facilities, including structures for purposes of maintenance, storage, recreation or shelter with appropriate screening and landscaping. 3. Communications facilities, including, but not limited to digital, fiberoptic, microwave, satellite, UHF, VHF, FM, AM, short-wave, antennas with related ground mounted dishes and other sending and receiving facilities, subject to applicable permitting. The communications facilities located in this District are accessory, incidental and subordinate activities to the overall Heritage Bay PUD. 4. Any other accessory use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 5.4 DEVELOPMENT STANDARDS A Principal structures shall be set back a minimum of 25 feet from "RIO" District boundaries and private roads, and 25 feet from all PUD boundaries, conservation and preserve tracts and residential tracts, except where the PUD abuts a public right of way, in which case the setback shall be one half the height of the structure. 18. Accessory structures shall set back a minimum of 1 O feet from "RIO District boundaries and private roads, and 20 feet from all PUD boundaries, conservation and preserve tracts and residential tracts, except where the PUD abuts a public right of way, in which case the setback shall be one half the height of the structure. C. Lighting facilities shall be arranged in a manner, which will protect roadways and residential properties from direct glare or unreasonable interference. D. Maximum height of buildings -65 feet. E. Maximum height of communications facilities -65 feet F. Minimum distance between principal or accessory structures which are a part of an architecturally unified grouping -10 feet. G. Minimum distance between all other principal structures -15 feet. H. Minimum distance between all other accessory structures -10 feet. 7/30/2003· 118:l-47 Ver: 15!• OWEHR C.t.#43 N0442-005-003-PPHS-26902 9.A.1.i Packet Pg. 249 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 5-3 I. Minimum floor area -None required. J. Minimum lot or parcel area -None required. K. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein are to be in accordance with LDC in effect at the time of site development plan approval. L. Unless otherwise indicated, required yards, heights, and floor area standards apply to principal structures. M. Golf course rest stations and secondary maintenance buildings will be permitted to use septic tanks or holding tanks for waste disposal subject to permitting under Rule 1 0D-6, Florida Administrative Code, and may use potable and irrigation wells. 5.5 TRANSFER OF DEVELOPMENT RIGHTS A. ' B. 713012003-1193-17 Ver. 151-DWEHR C~#•J N04•2·005-003· PPHS· 26902 For golf course(s) located in Sections 13, 14, and 24, for each 5 gross acres of land area utilized as part of the golf course(s) ("golf course" shall include the club house area, rough, fairways, greens, and lakes internal to the golf course boundary, but excludes any area dedicated as a conservation area, which is non- irrigated and retained in a natural state) one transfer of development right (TOR) credit shall be acquired from areas identified by the County as "Sending Lands". In the event that construction of approved golf course(s) commences in Sections 13, 14 or 24 prior to the effective date of the County's applicable TOR program, the developer shall provide, in a manner and form acceptable to the County, financial assurances to guarantee sufficient funds to purchase the necessary number of TOR credits for golf courses. The funds guaranteed by the developer or paid to the County for the golf course TOR credits shall be equal to the required number of TDRs multiplied by the estimated value of a TOR as established by the applicable County TOR program. If such program is not in existence at the time of payment as set forth below, then the amount shall be as set forth in the Final Report by Dr. James C. Nicholas, dated November 23, 2001. If the construction of approved golf course(s) commences in Section 13, 14, or 24 prior to the effective date of the County's applicable TOR program, then the developer shall be required to acquire the appropriate TOR credits for golf course(s) within 90 days following implementation of the County's TOR program. In the event that an applicable TOR program has not been implemented by the County and is not effective within 48 months from the adoption date of the Heritage Bay GMP Amendment, then funds guaranteed by the developer or held by the County for the transfer of development right credits for golf course(s) pursuant to this paragraph shall be released or refunded to the developer and the requirements of this paragraph shall be null and void. 9.A.1.i Packet Pg. 250 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 6-1 SECTION VI ACTIVITY CENTER COMMERCIAL DISTRICT 6.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for areas within the Heritage Bay PUD designated on the Heritage Bay PUD Master Concept Plan as Activity Center, "AC." 6.2 MAXIMUM SQUARE FOOTAGE/UNITS Commercial activities are limited to a total of 40 acres within the Activity Center located at the northeast quadrant of the intersection of Collier Boulevard (County Road 951) and lmmokalee Road. The Activity Center commercial uses will include a maximum of 150,000 square feet of retail uses and 50,000 square feet of office uses. A maximum of 200- assisted living facility units may be constructed on lands designated Activity Center. 6.3 GENERAL DESCRIPTION Areas designated as Activity Center on the Heritage Bay PUD Master Concept Plan are designed to accommodate a full range of retail, service and office commercial uses, essential services, and customary accessory uses. The approximate acreage of the Activity Center District is indicated on the Heritage Bay PUD Master Concept Plan. This acreage is based on conceptual designs and is approximate. Actual acreages of all development tracts will be provided at the time of site development plan or preliminary subdivision plat approvals in accordance with Division 3.3, and Division 3.2 respectively, of the LDC. Commercial tracts are designed to '0ccommodate internal roadways, open spaces, lakes and water management facilities, and other similar uses found in commercial areas. 6.4 PERMITTED USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or part, for other than the following: A. Permitted Principal Uses and Structures: 1. Accounting, Auditing and Bookkeeping Services (Group 8721). 2. Amusements and Recreation Services -Indoor (Groups 7911-7941, 7991, 7993, 7997, 7999). 3. Apparel and Accessory Stores (Groups 5611-5699). 4. Assisted Living Facilities/Congregate Care Facilities. 5. Automotive Dealers and Gasoline Service Stations (Groups 5511-5599) subject to Section 2.6.28. 6. Automotive Repair, Services, and Carwashes (Groups 7514, 7515, 7521, 7542, 7549). 713012003-119347 Yer 15I-DWEHR C .. 43 N0442-005-003-PPHS· 26902 ···•-·····-·---· ···-~-------------------------- 9.A.1.i Packet Pg. 251 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) ' 7/301200). 119347 Ver: 151-OWEHR c,.,.., N0442-00S-003-PPHS-26902 6-2 7. Automobile Parking (Group 7521) except for tow-in parking. 8. Auto and Home Supply Stores (Group 5531). 9. Barber Shops (Group 7241) 10. Beauty Shops (Group 7231) 11. Building Materials, Hardware and Garden Supplies (Groups 5211-5261). 12. Business Services (Groups 7311-7352, 7359 except airplane, industrial truck, portable toilet and oil field equipment renting and leasing, 7361-7397 except armored car and dog rental, 7389 except auctioneering, bronzing, 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. field warehousing, salvaging of damaged merchandise). Child Day Care Services (Group 8351) Churches and other Places of Worship Commercial Printing (Group 2752, excluding newspapers). Depository Institutions (Groups 6011-6099). Eating and Drinking Establishments (Groups 5812, 5813). Engineering, Accounting, Research, Management and Related Services (Groups 8711-87 48). Fire Station/EMS Food Stores (Groups 5411-5499). General Merchandise Stores (Groups 5311-5399). Glass and Glazing Work (Group 1793). Golf Club Facilities including Ancillary Teaching Facilities and Temporary Golf Clubhouses (Group§ 7992, 7997, 7999) Group Care Facilities (Category I and II), Care Units, Nursing Homes and Family Care Facilities (ALF) (Groups 8051 excluding mental retardation hospitals, 8052, 8059). Hardware Stores (Group 5251 ). Health Services (Groups 8011~8049, 8082, 8093, 8099). Holding and Other Investment Offices (Groups 6712-6799). Home Furniture, Furnishing, and Equipment Stores (Groups 5712-5736). Individual and Family Social Services (Group 8322 activity centers, elderly or handicapped; adult day care centers; and day care centers; adult and handicapped only) Insurance Carriers, Agents and Brokers (Groups 6311-6399, 6411). Legal Services (Group 8111 ). Libraries (Group 8231). Management and Public Relations Services (Groups 8741-8743, 8748), Membership Organizations (Groups 8611-8699). Miscellaneous Personal Services (Group 7291) Miscellaneous Repair Services (Groups 7622-7641, 7699 except agricultural equipment repair, awning repair, beer pump coil cleaning and repair, blacksmith shops, catch basin, septic tank and cesspool cleaning, coppersmithing, farm machinery repair, fire equipment repair, furnace and chimney cleaning, industrial truck repair machinery cleaning, repair of service station equipment, boiler cleaning, tinsmithing, tractor repair). 36. Miscellaneous Retail (Groups 5912-5963, 5984, 5992-5999). 37. Model Units/Sales Centers 38. Motion Picture Theaters (Group 7832 -7833). 39. Multi-Family Dwellings including but not limited to Apartments. 9.A.1.i Packet Pg. 252 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 6-3 40. Museum, Art Galleries (Group 8412) Non-Depository Credit Institutions (Groups 6111-6163). 41. Paint, Glass and Wallpaper Stores (Group 5231). 42. Personal Services (Groups 7211, 7212, 7215, 7216 non-industrial dry cleaning only, 7217, 7219-7261 except crematories, 7291-7299). 43. Photographic Studios (Group 7221). 44. Physical Fitness Facilities (Group 7991). 45. Real Estate (Groups 6512, 6531, 6541, 6552). 46. Resort Recreation Facilities including but not limited to Tennis Clubs, Health 47. Spas, Equestrian Clubs and other Recreational Clubs (Groups 7991, 7999) 48. Retail Nurseries, Lawn and Garden Supply Stores (Group 5261). 49. Public Administration (Major Groups 91, 92, 93, 94, 95, 96, 97) 50. Recreation Services (Groups 7911, 7922, 7929, 7933, 7941, 7991, 7993, 7997, 7999) 51. Security and Commodity Brokers, Dealer, Exchanges and Services (Groups 6211-6289). 52. Shoe Repair Shops and Shoeshine Parlors (Group 7251 ). 53. Social Services (Groups 8322-8399). 54. United States Postal Service (Group 4311 except major distribution center). 55. Veterinary Services (Groups 0742, 0752 excluding outside kenneling). 56. Video Tape Rental (Group 7841). 57. Vocational Schools (Groups 8243-8299). 58. Uses permitted under Section 3.4 of this PUD, subject to the Development Standards of Section 3.6. 59. Any other principal use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. B. Permitted Accessory Uses and Structures ' 713012003--119347 Ver: 15!-0WEHR CAU3 N0-'42-005-003-PPHS-26902 1. 2. 3. 4. Accessory uses and structures customarily associated with principal uses permitted in this District including kiosk vendors. Outdoor dining shall be permitted as an accessory use to an eating establishment. Communications facilities, including, but not limited to digital, fiberoptic, microwave, satellite, UHF, VHF, FM, AM, short-wave, antennas with related ground mounted dishes and other sending and receiving facilities, subject to applicable permitting. Any other accessory use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 9.A.1.i Packet Pg. 253 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 6-4 6.5 DEVELOPMENT STANDARDS A. Property Development Regulations The Property Development Regulations for the Activity Center District and the adjacent Government Facility site are set forth in Table 3. B. Exterior lighting shall be arranged in a manner which will protect roadways and residential properties from direct glare or unreasonable interference. C. Shared parking between and among permitted uses shall be permitted throughout the Activity Center District. Each freestanding use shall not be required to provide 100% of the LDC minimum parking on the project site; however, the total parking provided for Activity Center shall meet or exceed the minimum parking required for the combined land uses. D. Access to the government facility site adjacent to the Activity Center shall be from the rights-of-way reserved for the County for future extension of Collier Boulevard (County Road 951 ), a minimum of 660 feet north of the intersection of Collier Boulevard (County Road 951) with lmmokalee Road. ' 7/3012003-11'il~7 Ver: 15!-0'WEHR CAl4J N0442·005·003· PPHS· 26902 9.A.1.i Packet Pg. 254 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) TABLE 3 DEVELOPMENT STANDARDS FOR ACTIVITY CENTER AND GOVERNMENT FACILITY SITE PRINCIPAL ACCESSORY USES USES Minimum Lot or Parcel Area 10,000 sq ft nla Minimum Lot Width 75 ft n/a Minimum Building Setbacks lmmokalee Road 35 ft or BH whichever greater 20 ft Future Extension of Collier Boulevard 35 ft or BH whichever greater 20 ft (County Road 951) Internal Frontage Drives 15 ft 20 ft 0 ft to bulkhead or riprap at top of bank provided architectural Waterfront bank treatment is incorporated Oft into the design and subject to written approval from Collier County Non-Right-of-Way Perimeter Project Boundary -buildings up to 50 ft in 30 ft 20 ft heioht Preserves 25 ft. 10 ft. Non-Right-of-Way Perimeter Project 35 ft or the Building Boundary -buildings over 50 ft in 50 ft Heights whichever is heioht greater Minimum Distance .. Between Commercial Structures which are part of an architecturally 10 ft. 10 ft* unified group Between All Other Commercial 20 ft 10 ft Structures Between All Multi-Family Buildings** ½ the Sum of the Building 10 ft. Heights Maximum Height Retail Buildings 50 ft 35 ft Office Buildings 65 ft 35 ft Multi-Family Buildings** 65 ft 35 ft Communications facilities n/a 65 ft *excluding drive-through facilities •• For the purpose of Table 3, the term "Multi-Family Building" includes Assisted Living Facilities 713012003-119347 Ver 151• OWEHR CM<J N0442-005-003· PPHS-26902 6-5 9.A.1.i Packet Pg. 255 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 7-1 SECTION VII CONSERVATION AND PRESERVATION DISTRICT 7.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for the area within the Heritage Bay PUD designated on the Heritage Bay PUD Master Concept Plan as "CO" and "P". 7.2 GENERAL DESCRIPTION The 863 acres designated as Conservation and Preservation District on the Heritage Bay PUD Master Concept Plan are designed to accommodate conservation interpretive/educational trails and limited water management uses and functions. 7.3 PERMITTED USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land or water used, in whole or in part, for other than the following: A Permitted Principal Uses and Structures 1. Conservation and Preserve. 2. Passive recreation, nature trails, recreational shelters, gazebos and other similar uses. 3. Water management structures. 4. Temporary construction access road. 5. Utility or roadway crossings as shown on the Heritage Bay PUD Master Concept Plan. 6. Mitigation areas and mitigation maintenance activities. 7. Hiking trails, pedestrian/golf cart boardwalks, nature trails (elevated and at grade), riding trails and other such facilities constructed for the purpose of passage through or enjoyment of the site's natural attributes, subject to approval by permitting agencies. 8. Signs as permitted by the LDC in effect at the time permits are requested, except as modified herein. 9. Any other conservation and related open space activity or use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 712312003-119:i.7 ve, 14!, DWEHR c .... N0«2-005-003-PPHS-26902 9.A.1.i Packet Pg. 256 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 6 z~ Ofj ~~ <~~ :; 0 ::> z ~2, ~ PEBBLEBROOK ··~ A-MHO AGRICULTURAL ZONED WITH MOBILE HOME OVERPLAY (UNDEVELOPED) PRELIMINAR_1 LAND USE SUMMARY CONSERVATION & PRESERVE 863.0 AC ( )IL, DEVELOPMENT LAKES 190.0 AC -a,. -- RECREATION LAKES 487.0 AC ) 00@ RECREATION, OPEN SPACE, 454.5 AC BUFFERS, GOLF COURSE AND LAKE ) iUa 0041 RESIDENTIAL 422.8 AC ( )ti ( ) £1 ( ) @JIIDT9 1111111 A AGRICULTURAL ZONED BONITA BAY EAST GOLF COURSE $_ECTION CORNER (lYPICAl) VILLAGE CENTERS 26.0 AC ACTIVITY CENTER COMMERCIAL 40.0 AC GENERAL GOVERNMENT, UTIUTIES, 7.7 AC EMS, FIRE & SHERIFF SUBSTATlON ROW TOTAL TOTAL RESIDENTIAL UNITS TOTAL ALF UNITS ACTIVITY CENTER COMMERCIAL RETAIL OFFICE TOTAL VILLAGE CENTER COMMERCIAL RETAIL COMMERCIAL RESTAURANT(S) MARINA RELATED RETAIL OFFICE TOTAL 3,450 200 71.0 AC 2,562.0 AC 150,000 SQ. FT. 50,000 SQ. FT. 200,000 SQ. FT. 10,000 SQ. FT. 10,000 SQ. FT. 5,000 SQ. FT. 5,000 SQ. FT. 30,000 SQ. FT. ~ r, -I ~ ~ lt,Uy10KALEE ROAD 1 ,--------=--===============~m!Z==-------~rw ~ A -AGRICULTURAL ZONED CAl llJS.t. PINF~ A -AGRICUI.TIJRAI 7nllll'"n tu 1:/ltli UJ IH z ~~~ tm C= ~ w = z C, ~O<x: 25 0 I= ~ ffi a: [!!!!] ~ w en I ~ ----••ILW~ ----·--m: 1WP 48S a DNlpnld llf DWP Drawn i,: QR allClllld!!Ji CD ADIIIMd llf Ila !it: ... ,-. PIN: ND44Z-oo&-em R ...... ft A.I.I 9.A.1.i Packet Pg. 257 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) I I I I I I I ~ I ; ) I ✓' I ,~ 0 ~ , .. ---------~ .. \ \ \ ---------..... ,,, \\ \\ \\ \ \ \\_) , ... -.. ,, {\ ...... ~) N01EI; lEWt> N\/ BIKElANE LOOP Nv SIDEWALJ( /\/'v BIKEPAni/ SIDEWALK LOOP 1. ALL STREETS DESIGNATED AS "BIKEI..ANE LOOF" SHALL HAVE A MINIMUM OF FOUR FOOT (4') WIDE BIKEI..ANE ON EACH SIDE OF THE STREET WITHIN THE RIGHT OF WAY OR IN ANOTHER LOCATION DESIGNATED BY THE DEVELOPER. - 2. ALL STREETS DESIGNATED AS "SIDEWALK" SHALL BE REQUIRED TO HAVE A MINIMUM OF FOUR FOOT (4') WIDE SIDEWALK ON ONE SIDE OF THE STREET WITHIN THE RIGHT OF WAY OR IN ANOTHER LOCATION DESIGNATED BY THE DEVELOPER. - 3. THE AREA DESIGNATED AS INTERNAL "BIKEPATH/SIDEWALK LOOP" SHALL HAVE A EIGHT FOOT (8') WIDE INTERNAL BIKEPATH/SIDEWALK LOOP PERMlmD WITHIN THE DRAINAGE AND MAINTENANCE EASEMENTS. - 4. BOARDWALKS, AT GRADE PATHS OR TRAILS IN THE CONSERVATION AND PRESERVE AREAS BASED UPON FINAL DESIGN ANO APPROPRIATE AGENCY PERMITTING. I\\ :::::::ir:,t::::: -----w_l -----. --_ -::::::::-~-----ltMt "-air-, 7 C ---, r--:: ---_-_-.=:Jlld'QfJflflr>--_____,JI l--111_-_-_----._•.-__ ..,:------=-~--l!iliilfflB.,... l!j51iffl 90 i ...... ... -----7r----.,--.::.:...----======-----:-___ .,,-=-_-_-_______________ _ " "IP' • ------~n..l -IIOO NORTH SCALE: 1°• 1100' ... _Cl!,~-,~ C1.,.,= IH t I! ti ~ll Ii l i @J?i i i~; ; 25 ft:: ~ ~ ~ ffi ~ J: i ~ I --•IUlltlOGlat -··-, , SIC 1WP 4IS ME 2tlE --IIJ: !Jlwll,E ~!Z!. AppMd IIJ: H£LII! ~ 0.. 2/2Dll'l ... ,._IIIIO' PIII044I-Oll&-OIIO- Fltf: 0-0442-11 -... .~ ~ 9.A.1.i Packet Pg. 258 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) . ' I I I I I I I I I Bonita : Springs : •~--------a---L~E_C.O_l.INJY ____ ~ COLLIER COUNTY IMMOKALEE RD -V) 0\ ~ u GOLDEN GATE BLVD WHITEBLVD EXHIBITS .,,,...,,,_,. LOCATION MAP HERITAGE BAY F-=-=--------4==---=--==-..:..-:-___ ,... __ ,.. ---Not To Sea ~PAReD FOR: U.S. HOMII COIIPORATION 9.A.1.i Packet Pg. 259 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) WELLSITE #1 (APPROXIMATE LOCATION) 100' x 100' EASEMENT L FINAL WELL LOCATIONS TO BE APPROVED BY U.S. HOME ' • WELLSITE #2 (APPROXIMATE 150' x 150' EASEMENT . WELLSITE 1/3 (APPROXIMATE LOCATION) 100' x 100' tASEMENT HERITAGE BAY -PROPOSED COLLIER COUNTY WELL LOCATIONS EXHIBIT D-1 - ~. w,,._,,,., ~~..:,~;;u::,.. -........ ,.... . .,_.i-..,._.~_ --~...!;_, __ _ -------=-----· ... -·--- 9.A.1.i Packet Pg. 260 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) OPTION 1 . . FINAL WELL LOCATIONS TO BE APPROVED BY U.S. HOME 9.A.1.i Packet Pg. 261 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) . ' STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true copy of: ORDINANCE NO. 2003-40 Which was adopted by the Board of County Commissioners on the 29th day of July, 2003, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 5th day Of Au~ust, 2003. 9.A.1.i Packet Pg. 262 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 263Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) MINOR CHANGE TO HERITAGE BAY PUD MASTER CONCEPT PLAN (REV. 2) 9.A.1.i Packet Pg. 264 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 265 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 266 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 267 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) REVISED PUD DOCUMENT (TEXT AMENDMENT) 9.A.1.i Packet Pg. 268 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) PROPOSED TEXT AMENDMENT TO SECTION 2.5A 2.5 SUBSTITUTIONS TO DESIGN STANDARDS A. Standards for roads shall be in compliance with the applicable provisions of the LDC regulating subdivisions, unless otherwise modified, waived or excepted by this PUD or approved during preliminary subdivision plat approval. The developer and property owners associations also retains the right to may establish, construct and operate gates, guardhouses, other access controls, signs and monuments (“access controls”) as desired, as may be deemed appropriate by the developer on privately owned internal project roadways, including but not limited to Limestone Trail. Access controls on the road currently known as Limestone Trail owned by the Quarry Community Association, Inc. will be operated to allow areas designated “R1”, “R2”, “R3 and “R4” [excluding the area designated “AC/R3”] full use of Limestone Trail. MAY 20, 2020 PUDA-PL20200000191 9.A.1.i Packet Pg. 269 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) LETTER OF SUPPORT FROM HERITAGE BAY GOLF & COUNTRY CLUB 9.A.1.i Packet Pg. 270 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 271 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) TRAFFIC IMPACT STATEMENT 9.A.1.i Packet Pg. 272 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) TRAFFIC IMPACT STATEMENT Limestone Trail Prepared for: Quarry Community Association, Inc. 9.A.1.i Packet Pg. 273 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail May 18, 2020 Revised July 28, 2020 Revised September 17, 2020 Revised October 12, 2020 Prepared for: Quarry Community Association, Inc. Prepared by: Palm Traffic, LLC 400 North Tampa Street, Suite 1500 Tampa, FL 33602 Ph: (813) 296-2595 Project No. T20023 Vicki L. Castro, P.E. P.E. No. 47128 ____________________ ________________Date 9.A.1.i Packet Pg. 274 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail i TABLE OF CONTENTS Introduction ................................................................................................................................ 1  Heritage Bay DRI ..................................................................................................................... 3  Project Description ................................................................................................................... 6  Trip Generation ........................................................................................................................ 9  Project Trip Distribution / Assignment ................................................................................ 11  Link Evaluation ........................................................................................................................ 17  Conclusion ................................................................................................................................ 19  LIST OF FIGURES Figure 1. Project Location ................................................................................................................................ 2  Figure 2. Heritage Bay PUD Commercial Activity Center Parcel Map .................................................. 8  Figure 3. Existing Median Opening ............................................................................................................ 13  Figure 4. Channelized Median Opening Scenario 1 ............................................................................... 14  Figure 5. Quarry Drive Signalized – Scenario 2 ..................................................................................... 15  Figure 6. Quarry Drive Signalized with Limestone Trail Restricted – Scenario 3 .............................. 16  LIST OF TABLES Table 1. Heritage Bay DRI Original Trip Generation ............................................................................... 4  Table 2. Heritage Bay DRI Trip Generation Buildout Comparison ......................................................... 5  Table 3. Heritage Bay PUD Commercial Activity Center Development ................................................. 7  Table 4. Heritage Bay PUD Commercial Acitivity Center Estimated Project Traffic ......................... 10  Table 5. Individual Study Parameter .......................................................................................................... 12  Table 6. Link Evaluation ................................................................................................................................ 18  LIST OF APPENDICES Approved Methodology Trip Generation – Heritage Bay DRI Trip Generation – Undeveloped Parcels Approved TIS Report Exerts Collier County 2019 Annual Update and Inventory Report 9.A.1.i Packet Pg. 275 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 1 INTRODUCTION The purpose of this report is to provide the Traffic Impact Statement to evaluate the future gating of Limestone Trail. Limestone Trail is a private road within the Heritage Bay DRI/PUD (“Heritage Bay PUD” or “PUD”), located north of Immokalee Road and east of Collier Boulevard in Collier County, as shown in Figure 1. 1 Limestone Trail is owned and maintained by the Quarry Community Association, Inc. Based on Collier County Ordinance 03-40, as amended, the PUD Ordinance Statement of Compliance Item 2.7, the Heritage Bay PUD is designed to encourage internal vehicle trip capture by providing commercial and recreational uses and providing for pedestrian and bicyclist access to internal community recreation and convenience retail centers. Internal project roadways are connected and provide access to the Activity Center. Per Section 2.5.A of the PUD Ordinance, the developer has the right to establish gates, guardhouses, other access controls, signs and monuments as may be deemed appropriate by the developer on all project roadways. 1 The present alignment of the private Limestone Trail was approved: A. administratively on March 30, 2004 by Collier County staff by a revision to the PUD Master Plan; and, B. the Board of Commissioners of Collier County by the approval and recording of the Quarry Phase 1A plat, Plat Book 42, Page 31, et. seq. 9.A.1.i Packet Pg. 276 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 2 Figure 1. Project Location 9.A.1.i Packet Pg. 277 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 3 HERITAGE BAY DRI Heritage Bay DRI was approved in 2003 and included a mix of residential and commercial development. The trip generation for the DRI was estimated using the latest available data at the time, the ITE Trip Generation, 6th Edition. Since that time, the ITE Trip Generation document has had numerous updates and the current version is the ITE Trip Generation,10th Edition. At the request of County staff, a comparison of the original approved trip generation for the DRI was made using the latest trip generation data. Table 1 provides this comparison. As shown in Table 1, the total PM peak hour trips for the DRI are relatively similar, 3,235 compared to 2,897, an approximate 11.7% difference.2 Currently, the Heritage Bay DRI is almost completely built out. There are two undeveloped commercial parcels remaining, the largest one being controlled by Collier County for a future government center. In the original analysis, the commercial development was evaluated as a larger commercial shopping center. However, by virtue of Collier County’s plat approvals and approval of multiple, separate standalone and discreet individual site development plans (SDP) for individual commercial parcels, when the Activity Center was developed, each site was evaluated based on the individual site’s uses. Table 2 provides a comparison of the original approved development, adjusted to ITE Trip Generation, 10th edition (from Table 1) to the anticipated buildout traffic using the ITE Trip Generation, 10th edition. As shown in Table 2, the trips estimated for the original DRI are almost the same as the trip generation at buildout of the DRI. 2 Although not a part of the agreed upon and approved methodology for the PUDA, at the request of County staff, a calculation of passerby capture and internal capture for the commercial development was performed, and that analysis is provided for informational purposes in the appendix to this report. 9.A.1.i Packet Pg. 278 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 4 Table 1. Heritage Bay DRI Original Trip Generation ITE Land Parcel Land Use Use Code Size Enter Exit Total Enter Exit Total Single Family Single Family 210 260 DU 163 91 254 160 94 254 Eastern Part Single Family 230 900 DU 189 117 306 318 186 504 Residential Condo 220 600 DU 126 78 204 183 108 291 MF / ALF Residential Condo 230 1,490 DU 384 189 573 525 309 834 Apartments 220 200 DU 85 42 127 69 40 109 ALF 252 200 Rooms 19 15 34 20 32 52 Recreation Center 495 10,000 SF 6 12 18 11 12 23 Golf Course 430 36 Holes 43 55 98 56 49 105 Boat Slips 420 40 Slips 13 26 39 5 3 8 Tennis Courts 491 14 Courts 27 27 54 29 30 59 Village Center General Retail 820 10,000 SF 66 71 137 48 51 99 General Office 710 5,000 SF 3 15 18 1 5 6 Restaurant 832 10,000 SF 65 43 108 61 37 98 Activity Center General Retail 820 150,000 SF 394 427 821 352 382 734 General Office 710 50,000 SF 18 88 106 9 50 59 Total Trips 1,601 1,296 2,897 1,847 1,388 3,235 Internal Capture 454 454 908 225 225 450 Pass-By Capture 126 126 252 128 108 236 Net New External 1,021 716 1,737 1,494 1,055 2,549 PM Peak Hour (VPH) PM Peak Hour (VPH) ITE 10th Ed.From DRI Recreation Facilities 9.A.1.i Packet Pg. 279 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 5 Table 2. Heritage Bay DRI Trip Generation Buildout Comparison ITE Land Parcel Land Use Use Code Size Enter Exit Total Residential Single Family 210 876 DU 514 302 816 Multi-Family 220 1,304 DU 460 270 730 Golf Course 430 45 Holes 69 62 131 Commercial Townhomes 221 188 DU 49 32 81 Medical-Dental Building 720 42,996 SF 41 107 148 Pharmacy with drive 881 12,900 SF 67 66 133 Walk-in Bank 911 3,558 SF 19 24 43 Shopping Center 820 31,415 SF 111 120 231 Coffee Shop & Furniture Store 937, 890 6,100 SF 47 46 93 Medical/Dental/ Commercial 720, 820 9,739 SF 15 23 38 Taco Bell 934 1,892 SF 32 30 62 Culvers 934 4,190 SF 71 66 137 Automated Car Wash 948 3,525 SF 25 25 50 RaceTrac 853 5,500 SF 136 135 271 Goodwill 820 16,713 SF 31 33 64 Mini-Warehouse 151 89,500 SF 7 8 15 Quality Restaurant 931 5,513 SF 29 14 43 Assisted Living 254 128 Beds 13 20 33 Pump Station NA 0 0 0 Gov't Center 730, 575 25,000 SF 10 26 36 Total 1,746 1,409 3,155 Original Analysis (10th Edition)1,847 1,388 3,235 Difference -80 PM Peak Hour (VPH) ITE 10th Ed. 9.A.1.i Packet Pg. 280 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 6 PROJECT DESCRIPTION Heritage Bay PUD on the north side of Immokalee Road at Quarry Drive, includes residential and commercial development. The Commercial Activity Center within Heritage Bay PUD, which can be accessed by the Heritage Bay residents through internal vehicular and pedestrian connections, is more oriented to the surrounding area and the travelling public. It is internally connected to Quarry Drive via Limestone Trail. The Commercial Activity Center is mostly developed with the uses shown in Table 3 and illustrated in Figure 2. The only parcels not developed are the mini-warehouse (Parcel 12) and the government center (Parcel 16). The listed accesses for the PUD are as follows:  Four access points on Collier Boulevard: left-in/right-in/right-out at CVS, right-in only at emergency room, right-in/right-out pump station and full access at Weathered Stone Drive/Broken Back Road.  Four access points on Immokalee Road: right-in/right-out/left-in at Goodland Bay Drive; full access at Bellaire Bay Drive; right-in/right-out/left-in at Woodcrest Drive/Quarry Drive; full median opening at Heritage Bay Boulevard.  Bellaire Bay Drive and Goodland Bay Drive provide internal site circulation to accommodate interconnections between the various land uses in the Commercial Activity Center. 9.A.1.i Packet Pg. 281 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 7 Table 3. Heritage Bay PUD Commercial Activity Center Development ITE Land Parcel Land Use Use Code Size 1 Townhomes 221 188 DU 2 Medical-Dental Building 720 42,996 SF 3 Pharmacy with drive 881 12,900 SF 4 Walk-in Bank 911 3,558 SF 5 Shopping Center 820 31,415 SF 6 Coffee/Donut & Furniture Store 937, 890 6,100 SF 7 Medical/Dental/Commercial 720, 820 4,060 sf & 5,679 SF 8R Taco Bell 934 1,892 SF 8L Culvers 934 4,190 SF 9 Automated Car Wash 948 3,525 SF 10 RaceTrac 945 5,500 SF w 16 FP 11 Goodwill 820 16,713 SF 12 Mini-Warehouse 151 89,500 SF 13 Quality Restaurant 931 5,513 SF 14 Assisted Living 254 128 Beds 15 Pump Station NA NA 16 Gov't Center 703, 575 20,000 SF Gov't Ctr & 5,000 SF EMS 9.A.1.i Packet Pg. 282 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 8 Figure 2. Heritage Bay PUD Commercial Activity Center Parcel Map 9.A.1.iPacket Pg. 283Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 9 TRIP GENERATION There have been fourteen individual traffic studies prepared for the various parcels in the Commercial Activity Center of the Heritage Bay DRI. All fourteen were reviewed and approved by Collier County. The Signal Warrant Analysis (SWA) Report for the Immokalee Road at Woodcrest Drive/Quarry Drive Intersection, dated February 2018, and approved by Collier County, accepted and combined the project traffic data from all fourteen studies. The SWA and the individual reports were used to estimate the traffic in the parcels within the Commercial Activity Center. For the residential parcel (1) and the government center parcel (16) within the Commercial Activity Center, the trip rates utilized in this report were obtained from the latest computerized version of “OTISS” which utilizes the Institute of Transportation Engineers’ (ITE) Trip Generation, 10th Edition, 2017, as its database. Based on these trip rates, it is estimated that the Commercial Activity Center will generate 1,488 PM peak hour trip ends with 716 inbound and 772 outbound trip ends, as shown in Table 4 . For the purpose of this report, the number of passerby trips was not of concern and not included in the table. The total external trips were utilized in the analysis. Six of the fourteen studies included internal capture which were deducted from the total project trips. At the request of County Staff, all trip generation was updated to the Institute of Transportation Engineers’ (ITE) Trip Generation, 10th Edition, 2017 and will be used in the remainder of the analysis. Based on these trip rates, it is estimated that the Commercial Activity Center will generate 1,407 PM peak hour trip ends with 666 inbound and 741 outbound trip ends, as shown in Table 4. 9.A.1.i Packet Pg. 284 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 10 Table 4. Heritage Bay PUD Commercial Acitivity Center Estimated Project Traffic3 3 Note, all listed TIS were approved and accepted by Collier County. ITE Land Internal Parcel Land Use Use Code Size Capture Enter Exit Total Enter Exit Total 1 Townhomes 221 188 DU 10% 44 29 73 44 29 73 2 Medical-Dental Building 720 42,996 SF 0% 38 98 136 41 107 148 3 Pharmacy with drive 881 12,900 SF 10.5% 52 54 106 60 59 119 4 Walk-in Bank 911 3,558 SF 0% 44 43 87 19 24 43 5 Shopping Center 820 31,415 SF 0% 138 149 287 111 120 231 6Coffee/Donut & Furniture Store 937, 890 6,100 SF 0% 46 46 92 47 46 93 7 Medical/Dental/ Commercial 720, 820 4,060 sf & 5,679 SF 0% 19 17 36 15 23 38 8R Taco Bell 934 1,892 SF 0% 32 30 62 32 30 62 8L Culvers 934 4,190 SF 20% 57 53 110 57 53 110 9 Automated Car Wash 948 3,525 SF 0% 25 25 50 25 25 50 10 RaceTrac 853 5,500 SF w 2% 137 137 274 133 132 265 11 Goodwill 820 16,713 SF 10% 28 29 57 28 30 58 12 Mini-Warehouse 151 89,500 SF 10% 11 10 21 6 7 13 13 Quality Restaurant 931 5,513 SF 10% 24 13 37 26 13 39 14 Assisted Living 254 128 Beds 0% 12 16 28 13 20 33 15 Pump Station NA 16 Gov't Center 730, 575 20,000 SF 10% 9 23 32 9 23 32 Total Trips 716 772 1,488 666 741 1,407 PM Peak Hour (VPH) Internal Capture PM Peak Hour (VPH) ITE 10th Ed. WithFrom Approved TIS 10 - TIS prepared by TR Transportation on 11/27/2016. 11 - TIS prepared by Davison Engineering on 3/23/2016. 12 - TIS prepared by TCS on 8/26/2014. 13 - TIS prepared by Davison Engineering on 7/13/2016. 14 - TIS prepared by Quattrone & Assoc. on 4/23/2017. with Internal Capture Note(s): 2 - TIS prepared by TCS on 11/13/2014. 3 - TIS prepared by Vanesse Daylor on 11/4/2008. 4 - Estimate prepared by TCS on 4/11/2017. 5 - TIS prepared by Davidson Engineering on 10/16/2008. 6 - TIS prepared by Davidson Engineering on 6/26/2015. 7 - TIS prepared by Interplan on 5/25/2017. 8L - TIS prepared by JMB Engineering on 9/29/2017. 8R - TIS prepared by Turgut Dervish on 8/25/17. 9 - Estimate prepared by TCS on 1/10/2018. 9.A.1.i Packet Pg. 285 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 11 PROJECT TRIP DISTRIBUTION / ASSIGNMENT All of the fourteen approved TIS that were included in the Signal Warrant Analysis Report had their own trip distribution of their projects even if there were no figures included. The two non- commercial lots, parcels 1 and 16, were not included in the SWA report. Therefore, those trip distributions were estimated to be as follows:  30% to and from the east (via Immokalee Road)  40% to and from the west (via Immokalee Road)  20% to and from the south (via Collier Boulevard). In addition, the approved studies were evaluated to determine how much of the traffic at the time of the studies was assigned to Limestone Trail4 and Immokalee Road, if Collier County implemented its plan, unrelated to the development of properties in the PUD, to channelize Bellaire Bay Drive. Ten of the fourteen studies assumed Bellaire Bay Drive would be channelized by Collier County. Only one of those ten studies assigned any external traffic (11 trips) to Limestone Trail as an alternative to making a U-turn on Immokalee Road to head east, as shown in Table 5. Figure 3 illustrates the project trip ends on the adjacent roadway network for the PM peak hour with the existing full median opening at Bellaire Bay Drive and Immokalee Road. Figure 4 – Scenario 1, illustrates the project trip ends with the median opening at Bellaire Bay Drive and Immokalee Road channelized to eliminate the southbound left turn onto Immokalee Road. Each of the four studies that did not include an analysis with the channelized median were individually reviewed. It was determined that not all the southbound left turns at Bellaire Bay Drive would make a right turn followed by a U-turn at Goodland Bay Drive, especially for the parcels located on the west side of the development. As a result, it was determined that 24 project trips would exit onto Collier Boulevard and proceed east on Immokalee Road. Figure 5 – Scenario 2, illustrates the project trip ends with the intersection at Quarry Drive being signalized. It was assumed that half of the U-turns at Goodland Bay Drive and half of the 24 trips previously redirected to Collier Boulevard would use Limestone Trail and utilize the signal at Quarry Drive to head east on Immokalee Road. Figure 6 – Scenario 3, assumes Limestone Trail is restricted to resident use only. 4 It is to be noted that the private road known as Limestone Trail was not in existence at the time of the DRI and PUD adoption in 2003. Its present location was approved as a road re-alignment by Collier County staff in 2004, as a staff level change to the Master Concept Plan. 9.A.1.i Packet Pg. 286 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 12 Table 5. Individual Study Parameter Limestone Parcel Land Use Existing Channelized Assignment 1 Townhomes NA NA NA 2 Medical-Dental Building X NA N 3 Pharmacy with drive X NA N 4 Walk-in Bank X X N 5 Shopping Center NA NA NA 6 Coffee/Donut & Furniture Store X X N 7 Medical/Dental/ Commercial X X N 8R Taco Bell NA X N 8L Culvers NA X Y - 11 EB 9 Automated Car Wash NA NA NA 10 RaceTrac X X Y - Internal 11 Goodwill X X N 12 Mini-Warehouse NA X Y - Internal 13 Quality Restaurant X X N 14 Assisted Living NA X N 15 Pump Station 16 Gov't Center NA NA NA Median Configuration 9.A.1.i Packet Pg. 287 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 13 Figure 3. Existing Median Opening 9.A.1.iPacket Pg. 288Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 14 Figure 4. Channelized Median Opening Scenario 1 9.A.1.iPacket Pg. 289Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 15 Figure 5. Quarry Drive Signalized with Limestone Trail Unrestricted – Scenario 2 9.A.1.iPacket Pg. 290Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 16 Figure 6. Quarry Drive Signalized with Limestone Trail Restricted – Scenario 3 9.A.1.iPacket Pg. 291Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 17 LINK EVALUATION Since this request was not for additional development entitlements, the evaluation was limited to the segment of Immokalee Road between Collier Boulevard and Wilson Boulevard. Immokalee Road is a six-lane divided roadway. Based on the 2019 AUIR for Collier County, this segment has the following characteristics:  An adopted LOS E service standard  A peak hour peak direction capacity of 3,300  2019 peak hour peak direction volume of 2,050  2019 trip bank volume of 689  Current LOS D with trip bank. A link analysis was provided to determine whether a deficiency in the capacity of Immokalee Road would be created from the gating of Limestone Trail. Based on the review of all the approved TIS, there was only one project that assigned any external project traffic to Limestone Trail. All other approved project traffic was already included in the trip bank volume. With the addition of the 11 reassigned project trips, Immokalee Road continues to operate at an acceptable level of service, as shown in Table 6. 9.A.1.i Packet Pg. 292 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 18 Table 6. Link Evaluation 2019 2019 2019Peak Reassigned Peak Season Peak SeasonLOS Peak Hour Season 2019 ProjectPlus Available with Trip BankRoadwayFromToStandardLanesCapacity (1)TrafficTrip BankTripsTrip BankCapacityLOSImmokalee Rd Collier Blvd Wilson Blvd E 6LD 3,300 2,050 689 11 2,750 550 D(1) Source: Collier County 2019 AUIR9.A.1.iPacket Pg. 293Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 19 CONCLUSION Per the development order, the Heritage Bay PUD is designed to encourage internal vehicle trip capture by providing commercial and recreational uses and providing for pedestrian and bicyclist access to internal community recreation and convenience retail centers. Limestone Trail is one of several private internal project roadways within the Heritage Bay PUD that provide access to the Commercial Activity Center. Currently, Limestone Trail provides internal cross access to The Quarry and is a private road owned and maintained by the Quarry Community Association. Per the current Section 2.5.A of Ordinance 03-40 Heritage Bay PUD, the developer also has the right to establish gates as may be deemed appropriate on all project roadways. As outlined in the proposed PUDA Text Amendment, residents of the Quarry and Heritage Bay will have full use of Limestone Trail. As shown in this study, of the fourteen County approved studies, ten assumed that the existing median opening at Bellaire Bay Drive would be channelized and only one of those assigned traffic to Limestone Trail as a result of the channelization. This means that the majority of the County approved trips in the trip bank were already assigned to Immokalee Road and the channelization of Bellaire Bay Drive was also considered without any use of Limestone Trail. Also, according to the AUIR, Immokalee Road is operating with excess capacity and can accommodate the additional 11 reassigned Community Activity Center trips. Furthermore, approval for the gating of Limestone Trail by the proposed Text Amendment language would not result in an increase in traffic generation or change in traffic circulation or result in land use activities that generate a higher level of traffic. 9.A.1.i Packet Pg. 294 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) APPENDIX 9.A.1.i Packet Pg. 295 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) APPENDIX APPROVED METHODOLOGY 9.A.1.i Packet Pg. 296 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) The purpose of this methodology is to establish the parameters to be used in the Traffic Impact Statement to evaluate the future gating of Limestone Trail. Limestone Trail is a private road, located north of Immokalee Road and east of Collier Boulevard in Collier County, that connects Bellaire Bay Drive and Quarry Drive within the Heritage Bay PUD. Limestone Trail is owned and maintained by the Quarry Community Association, Inc. Based on Ordinance 03-40 Heritage Bay PUD, Statement of Compliance Item 2.7, the Heritage Bay PUD is designed to encourage internal vehicle trip capture by providing commercial and recreational uses and providing for pedestrian and bicyclist access to internal community recreation and convenience retail centers. Internal project roadways are connected and provide access to the Activity Center. Per Section 2.5.A of Ordinance 03-40 Heritage Bay PUD, the developer has the right to establish gates, guardhouses, other access controls, signs and monuments as may be deemed appropriate by the developer on all project roadways. Trip Generation The PM peak hour trip generation from the Signal Warrant Analysis Report for the Immokalee Road (CR 846) at Woodcrest Drive/Quarry Drive Intersection, dated February 2018, will be used to estimate the traffic from the commercial component. All of the above projects would be considered existing or included in the 2019 trip bank volumes. 9.A.1.i Packet Pg. 297 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Distribution Based on the data contained in the approved TIS for the above projects, and the Signal Warrant Analysis Report, it will be assumed that 35% of the commercial traffic will be to and from the east. The approved studies will be evaluated to determine how much of the traffic was originally assigned to Limestone Trail and Immokalee Road. Link Evaluation Since this request is not for additional development entitlements, the evaluation will be limited to the segment of Immokalee Road between Collier Boulevard and Wilson Boulevard. Immokalee Road is a 6- lane divided roadway. Based on the 2019 AUIR for Collier County, this segment has the following characteristics: • An adopted LOS E service standard • A peak hour peak direction capacity of 3,300. • 2019 peak hour peak direction volume of 2,050 • 2019 trip bank volume of 689 • Current LOS D with trip bank A link analysis will be provided to determine whether a deficiency in the capacity of Immokalee Road would be created from the gating of Limestone Trail. The link analysis will obtain project traffic from the previously approved Traffic Impact Statements for the individual commercial developments within the Heritage Bay Commercial Activity Center and reassign all Limestone Trail traffic to Immokalee Road. 9.A.1.i Packet Pg. 298 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 299Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) APPENDIX TRIP GENERATION – HERITAGE BAY DRI 9.A.1.i Packet Pg. 300 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 301 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Analysis Name :PM Peak Hour Project Name :Heritage Bay DRI - Built Residential No : Date:7/10/2020 City: State/Province:Zip/Postal Code: Country:Client Name: Analyst's Name:Edition: Trip Gen Manual, 10th Ed Land Use Independent Variable Size Time Period Method Entry Exit Total 210 - Single-Family Detached Housing (General Urban/Suburban) Dwelling Units 876 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Best Fit (LOG) Ln(T) = 0.96Ln(X) +0.2 514 63% 302 37% 816 220 - Multifamily Housing (Low-Rise) (General Urban/Suburban) Dwelling Units 1304(0)Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 0.56 460 63% 270 37% 730 430 - Golf Course (General Urban/Suburban) Holes 45(0)Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 2.91 69 53% 62 47% 131 (0) indicates size out of range. Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 210 - Single-Family Detached Housing 0 %514 0 %302 220 - Multifamily Housing (Low-Rise)0 %460 0 %270 430 - Golf Course 0 %69 0 %62 210 - Single-Family Detached Housing 220 - Multifamily Housing (Low-Rise) Exit 302 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 460 Entry 514 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 270 210 - Single-Family Detached Housing 430 - Golf Course Exit 302 Demand Exit: 0 % (0) Demand Entry: 0 % (0) Entry 69 PERIOD SETTING TRAFFIC REDUCTIONS INTERNAL TRIPS 9.A.1.i Packet Pg. 302 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Balanced: 0 Entry 514 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 62 220 - Multifamily Housing (Low-Rise) 430 - Golf Course Exit 270 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 69 Entry 460 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 62 210 - Single-Family Detached Housing Total Trips Internal Trips External Trips 220 - Multifamily Housing (Low-Rise) 430 - Golf Course Total Entry 514 (100%)0 (0%)0 (0%)0 (0%)514 (100%) Exit 302 (100%)0 (0%)0 (0%)0 (0%)302 (100%) Total 816 (100%)0 (0%)0 (0%)0 (0%)816 (100%) 220 - Multifamily Housing (Low-Rise) Total Trips Internal Trips External Trips 210 - Single-Family Detached Housing 430 - Golf Course Total Entry 460 (100%)0 (0%)0 (0%)0 (0%)460 (100%) Exit 270 (100%)0 (0%)0 (0%)0 (0%)270 (100%) Total 730 (100%)0 (0%)0 (0%)0 (0%)730 (100%) 430 - Golf Course Total Trips Internal Trips External Trips 210 - Single-Family Detached Housing 220 - Multifamily Housing (Low-Rise) Total Entry 69 (100%)0 (0%)0 (0%)0 (0%)69 (100%) Exit 62 (100%)0 (0%)0 (0%)0 (0%)62 (100%) Total 131 (100%)0 (0%)0 (0%)0 (0%)131 (100%) Land Use External Trips Pass-by% Pass-by Trips Non-pass-by Trips 210 - Single-Family Detached Housing 816 0 0 816 220 - Multifamily Housing (Low-Rise)730 0 0 730 430 - Golf Course 131 0 0 131 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Landuse No deviations from ITE. EXTERNAL TRIPS ITE DEVIATION DETAILS 9.A.1.i Packet Pg. 303 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Methods No deviations from ITE. External Trips 210 - Single-Family Detached Housing (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 220 - Multifamily Housing (Low-Rise) (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 430 - Golf Course (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. Total Entering 1043 Total Exiting 634 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 0 Total Exiting Internal Capture Reduction 0 Total Entering Pass-by Reduction 0 Total Exiting Pass-by Reduction 0 Total Entering Non-Pass-by Trips 1043 Total Exiting Non-Pass-by Trips 634 SUMMARY 9.A.1.i Packet Pg. 304 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Analysis Name :PM Peak Hour Project Name :Heritage Bay DRI - 10th Ed No : Date:7/9/2020 City: State/Province:Zip/Postal Code: Country:Client Name: Analyst's Name:Edition: Trip Gen Manual, 10th Ed Land Use Independent Variable Size Time Period Method Entry Exit Total 210 - Single-Family Detached Housing (General Urban/Suburban) Dwelling Units 260 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Best Fit (LOG) Ln(T) = 0.96Ln(X) +0.2 160 63% 94 37% 254 220 - Multifamily Housing (Low-Rise) (General Urban/Suburban) Dwelling Units 900(1)Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 0.56 318 63% 186 37% 504 220 - Multifamily Housing (Low-Rise) - 1 (General Urban/Suburban) Dwelling Units 600 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Best Fit (LOG) Ln(T) = 0.89Ln(X) +-0.02 183 63% 108 37% 291 220 - Multifamily Housing (Low-Rise) - 2 (General Urban/Suburban) Dwelling Units 1490(1)Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 0.56 525 63% 309 37% 834 220 - Multifamily Housing (Low-Rise) - 3 (General Urban/Suburban) Dwelling Units 200 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Best Fit (LOG) Ln(T) = 0.89Ln(X) +-0.02 69 63% 40 37% 109 254 - Assisted Living (General Urban/Suburban) Beds 200(1)Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 0.26 20 38% 32 62% 52 495 - Recreational Community Center (General Urban/Suburban) 1000 Sq. Ft. GFA 10(1)Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 2.31 11 48% 12 52% 23 430 - Golf Course (General Urban/Suburban) Holes 36 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 2.91 56 53% 49 47% 105 420 - Marina (General Urban/Suburban) Berths 40(1)Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 0.21 5(2) 62% 3(2) 38% 8(2) 490 - Tennis Courts (General Urban/Suburban) Tennis Courts 14(1)Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 4.21 N/A 0% N/A 0% 59(0) 820 - Shopping Center (General Urban/Suburban) 1000 Sq. Ft. GLA 10 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Best Fit (LOG) Ln(T) = 0.74Ln(X) +2.89 48 48% 51 52% 99 710 - General Office Building (General Urban/Suburban) 1000 Sq. Ft. GFA 5 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 1.15 1 17% 5 83% 6 1000 Sq. Ft. GFA 10 98 (0) indicates directional distribution was not provided in the source document. This study cannot be used for trip distribution. (1) indicates size out of range. (2) indicates small sample size, use carefully. PERIOD SETTING 9.A.1.i Packet Pg. 305 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Land Use Independent Variable Size Time Period Method Entry Exit Total 932 - High-Turnover (Sit-Down) Restaurant (General Urban/Suburban) Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 9.77 61 62% 37 38% 820 - Shopping Center - 1 (General Urban/Suburban) 1000 Sq. Ft. GLA 150 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Best Fit (LOG) Ln(T) = 0.74Ln(X) +2.89 352 48% 382 52% 734 710 - General Office Building - 1 (General Urban/Suburban) 1000 Sq. Ft. GFA 50 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Best Fit (LOG) Ln(T) = 0.95Ln(X) +0.36 9 15% 50 85% 59 (0) indicates directional distribution was not provided in the source document. This study cannot be used for trip distribution. (1) indicates size out of range. (2) indicates small sample size, use carefully. Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 210 - Single-Family Detached Housing 0 %160 0 %94 220 - Multifamily Housing (Low-Rise)0 %318 0 %186 220 - Multifamily Housing (Low-Rise) - 1 0 %183 0 %108 220 - Multifamily Housing (Low-Rise) - 2 0 %525 0 %309 220 - Multifamily Housing (Low-Rise) - 3 0 %69 0 %40 254 - Assisted Living 0 %20 0 %32 495 - Recreational Community Center 0 %11 0 %12 430 - Golf Course 0 %56 0 %49 420 - Marina 0 %5 0 %3 490 - Tennis Courts 0 %0 0 %0 820 - Shopping Center 0 %48 0 %51 710 - General Office Building 0 %1 0 %5 932 - High-Turnover (Sit-Down) Restaurant 0 %61 0 %37 820 - Shopping Center - 1 0 %352 0 %382 710 - General Office Building - 1 0 %9 0 %50 210 - Single-Family Detached Housing 220 - Multifamily Housing (Low-Rise) Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 318 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 186 210 - Single-Family Detached Housing 220 - Multifamily Housing (Low-Rise) - 1 Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 183 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 108 210 - Single-Family Detached Housing 220 - Multifamily Housing (Low-Rise) - 2 Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 525 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 309 210 - Single-Family Detached Housing 220 - Multifamily Housing (Low-Rise) - 3 Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 69 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 40 210 - Single-Family Detached Housing 254 - Assisted Living Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 20 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 32 TRAFFIC REDUCTIONS INTERNAL TRIPS 9.A.1.i Packet Pg. 306 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 210 - Single-Family Detached Housing 495 - Recreational Community Center Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 11 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 12 210 - Single-Family Detached Housing 430 - Golf Course Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 56 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 49 210 - Single-Family Detached Housing 420 - Marina Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 5 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 3 210 - Single-Family Detached Housing 490 - Tennis Courts Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 0 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 0 210 - Single-Family Detached Housing 820 - Shopping Center Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 48 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 51 210 - Single-Family Detached Housing 710 - General Office Building Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 210 - Single-Family Detached Housing 932 - High-Turnover (Sit-Down) Restaurant Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 210 - Single-Family Detached Housing 820 - Shopping Center - 1 Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 210 - Single-Family Detached Housing 710 - General Office Building - 1 Exit 94 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 160 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 183 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 108 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 2 Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 525 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 309 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 3 Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 69 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 40 220 - Multifamily Housing (Low-Rise) 254 - Assisted Living Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 20 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 32 220 - Multifamily Housing (Low-Rise) 495 - Recreational Community Center Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 11 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 12 220 - Multifamily Housing (Low-Rise) 430 - Golf Course Exit 186 Demand Exit: 0 % (0) Demand Entry: 0 % (0) Entry 56 9.A.1.i Packet Pg. 307 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Balanced: 0 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 49 220 - Multifamily Housing (Low-Rise) 420 - Marina Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 5 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 3 220 - Multifamily Housing (Low-Rise) 490 - Tennis Courts Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 0 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 0 220 - Multifamily Housing (Low-Rise) 820 - Shopping Center Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 48 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 51 220 - Multifamily Housing (Low-Rise) 710 - General Office Building Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 220 - Multifamily Housing (Low-Rise) 932 - High-Turnover (Sit-Down) Restaurant Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 220 - Multifamily Housing (Low-Rise) 820 - Shopping Center - 1 Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 220 - Multifamily Housing (Low-Rise) 710 - General Office Building - 1 Exit 186 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 318 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 525 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 309 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 3 Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 69 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 40 220 - Multifamily Housing (Low-Rise) - 1 254 - Assisted Living Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 20 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 32 220 - Multifamily Housing (Low-Rise) - 1 495 - Recreational Community Center Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 11 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 12 220 - Multifamily Housing (Low-Rise) - 1 430 - Golf Course Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 56 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 49 220 - Multifamily Housing (Low-Rise) - 1 420 - Marina Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 5 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 3 220 - Multifamily Housing (Low-Rise) - 1 490 - Tennis Courts Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 0 9.A.1.i Packet Pg. 308 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 0 220 - Multifamily Housing (Low-Rise) - 1 820 - Shopping Center Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 48 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 51 220 - Multifamily Housing (Low-Rise) - 1 710 - General Office Building Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 220 - Multifamily Housing (Low-Rise) - 1 932 - High-Turnover (Sit-Down) Restaurant Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 220 - Multifamily Housing (Low-Rise) - 1 820 - Shopping Center - 1 Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 220 - Multifamily Housing (Low-Rise) - 1 710 - General Office Building - 1 Exit 108 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 183 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 69 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 40 220 - Multifamily Housing (Low-Rise) - 2 254 - Assisted Living Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 20 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 32 220 - Multifamily Housing (Low-Rise) - 2 495 - Recreational Community Center Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 11 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 12 220 - Multifamily Housing (Low-Rise) - 2 430 - Golf Course Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 56 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 49 220 - Multifamily Housing (Low-Rise) - 2 420 - Marina Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 5 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 3 220 - Multifamily Housing (Low-Rise) - 2 490 - Tennis Courts Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 0 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 0 220 - Multifamily Housing (Low-Rise) - 2 820 - Shopping Center Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 48 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 51 220 - Multifamily Housing (Low-Rise) - 2 710 - General Office Building Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 220 - Multifamily Housing (Low-Rise) - 2 932 - High-Turnover (Sit-Down) Restaurant Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 9.A.1.i Packet Pg. 309 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 220 - Multifamily Housing (Low-Rise) - 2 820 - Shopping Center - 1 Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 220 - Multifamily Housing (Low-Rise) - 2 710 - General Office Building - 1 Exit 309 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 525 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living Exit 40 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 20 Entry 69 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 32 220 - Multifamily Housing (Low-Rise) - 3 495 - Recreational Community Center Exit 40 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 11 Entry 69 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 12 220 - Multifamily Housing (Low-Rise) - 3 430 - Golf Course Exit 40 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 56 Entry 69 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 49 220 - Multifamily Housing (Low-Rise) - 3 420 - Marina Exit 40 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 5 Entry 69 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 3 220 - Multifamily Housing (Low-Rise) - 3 490 - Tennis Courts Exit 40 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 0 Entry 69 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 0 220 - Multifamily Housing (Low-Rise) - 3 820 - Shopping Center Exit 40 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 48 Entry 69 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 51 220 - Multifamily Housing (Low-Rise) - 3 710 - General Office Building Exit 40 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 69 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 220 - Multifamily Housing (Low-Rise) - 3 932 - High-Turnover (Sit-Down) Restaurant Exit 40 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 69 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 220 - Multifamily Housing (Low-Rise) - 3 820 - Shopping Center - 1 Exit 40 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 69 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 220 - Multifamily Housing (Low-Rise) - 3 710 - General Office Building - 1 Exit 40 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 69 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 254 - Assisted Living 495 - Recreational Community Center Exit 32 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 11 Entry 20 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 12 254 - Assisted Living 430 - Golf Course Exit 32 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 56 Entry 20 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 49 254 - Assisted Living 420 - Marina 9.A.1.i Packet Pg. 310 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Exit 32 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 5 Entry 20 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 3 254 - Assisted Living 490 - Tennis Courts Exit 32 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 0 Entry 20 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 0 254 - Assisted Living 820 - Shopping Center Exit 32 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 48 Entry 20 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 51 254 - Assisted Living 710 - General Office Building Exit 32 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 20 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 254 - Assisted Living 932 - High-Turnover (Sit-Down) Restaurant Exit 32 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 20 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 254 - Assisted Living 820 - Shopping Center - 1 Exit 32 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 20 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 254 - Assisted Living 710 - General Office Building - 1 Exit 32 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 20 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 495 - Recreational Community Center 430 - Golf Course Exit 12 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 56 Entry 11 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 49 495 - Recreational Community Center 420 - Marina Exit 12 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 5 Entry 11 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 3 495 - Recreational Community Center 490 - Tennis Courts Exit 12 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 0 Entry 11 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 0 495 - Recreational Community Center 820 - Shopping Center Exit 12 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 48 Entry 11 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 51 495 - Recreational Community Center 710 - General Office Building Exit 12 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 11 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 495 - Recreational Community Center 932 - High-Turnover (Sit-Down) Restaurant Exit 12 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 11 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 495 - Recreational Community Center 820 - Shopping Center - 1 Exit 12 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 11 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 495 - Recreational Community Center 710 - General Office Building - 1 Exit 12 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 9.A.1.i Packet Pg. 311 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Entry 11 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 430 - Golf Course 420 - Marina Exit 49 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 5 Entry 56 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 3 430 - Golf Course 490 - Tennis Courts Exit 49 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 0 Entry 56 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 0 430 - Golf Course 820 - Shopping Center Exit 49 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 48 Entry 56 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 51 430 - Golf Course 710 - General Office Building Exit 49 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 56 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 430 - Golf Course 932 - High-Turnover (Sit-Down) Restaurant Exit 49 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 56 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 430 - Golf Course 820 - Shopping Center - 1 Exit 49 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 56 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 430 - Golf Course 710 - General Office Building - 1 Exit 49 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 56 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 420 - Marina 490 - Tennis Courts Exit 3 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 0 Entry 5 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 0 420 - Marina 820 - Shopping Center Exit 3 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 48 Entry 5 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 51 420 - Marina 710 - General Office Building Exit 3 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 5 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 420 - Marina 932 - High-Turnover (Sit-Down) Restaurant Exit 3 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 5 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 420 - Marina 820 - Shopping Center - 1 Exit 3 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 5 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 420 - Marina 710 - General Office Building - 1 Exit 3 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 5 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 490 - Tennis Courts 820 - Shopping Center Exit 0 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 48 Entry 0 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 51 9.A.1.i Packet Pg. 312 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 490 - Tennis Courts 710 - General Office Building Exit 0 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 0 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 490 - Tennis Courts 932 - High-Turnover (Sit-Down) Restaurant Exit 0 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 0 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 490 - Tennis Courts 820 - Shopping Center - 1 Exit 0 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 0 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 490 - Tennis Courts 710 - General Office Building - 1 Exit 0 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 0 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 820 - Shopping Center 710 - General Office Building Exit 51 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 48 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 5 820 - Shopping Center 932 - High-Turnover (Sit-Down) Restaurant Exit 51 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 48 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 820 - Shopping Center 820 - Shopping Center - 1 Exit 51 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 48 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 820 - Shopping Center 710 - General Office Building - 1 Exit 51 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 48 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 710 - General Office Building 932 - High-Turnover (Sit-Down) Restaurant Exit 5 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 61 Entry 1 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 37 710 - General Office Building 820 - Shopping Center - 1 Exit 5 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 1 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 710 - General Office Building 710 - General Office Building - 1 Exit 5 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 1 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 932 - High-Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Exit 37 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 352 Entry 61 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 382 932 - High-Turnover (Sit-Down) Restaurant 710 - General Office Building - 1 Exit 37 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 61 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 820 - Shopping Center - 1 710 - General Office Building - 1 Exit 382 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 352 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 50 210 - Single-Family Detached Housing 9.A.1.i Packet Pg. 313 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Total Trips Internal Trips 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 160 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 94 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 254 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 220 - Multifamily Housing (Low-Rise) Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 318 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 186 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 504 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 220 - Multifamily Housing (Low-Rise) - 1 Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 183 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 108 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 291 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 220 - Multifamily Housing (Low-Rise) - 2 Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 525 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 309 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 834 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 220 - Multifamily Housing (Low-Rise) - 3 Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 69 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 40 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 109 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 254 - Assisted Living Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 495 - Recreational Community Center 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 20 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 32 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 52 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 495 - Recreational Community Center Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 11 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 12 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 9.A.1.i Packet Pg. 314 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Total 23 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%) 430 - Golf Course Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 56 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 49 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 105 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 420 - Marina Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 5 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 3 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 8 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 490 - Tennis Courts Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 420 - Marina 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 0 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 0 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 0 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 820 - Shopping Center Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 420 - Marina 490 - Tennis Courts 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 48 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 51 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 99 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 710 - General Office Building Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 932 - High- Turnover (Sit-Down) Restaurant 820 - Shopping Center - 1 Entry 1 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 5 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 6 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 932 - High-Turnover (Sit-Down) Restaurant Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 820 - Shopping Center - 1 Entry 61 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 37 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 98 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 820 - Shopping Center - 1 Total Trips Internal Trips 210 - Single- Family 220 - Multifamily 220 - Multifamily Housing 220 - Multifamily Housing 220 - Multifamily Housing 254 - Assisted Living 495 - Recreational 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General 932 - High- Turnover 9.A.1.i Packet Pg. 315 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Detached Housing Housing (Low-Rise) (Low-Rise) - 1 (Low-Rise) - 2 (Low-Rise) - 3 Community Center Office Building (Sit-Down) Restaurant Entry 352 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 382 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 734 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 710 - General Office Building - 1 Total Trips Internal Trips 210 - Single- Family Detached Housing 220 - Multifamily Housing (Low-Rise) 220 - Multifamily Housing (Low-Rise) - 1 220 - Multifamily Housing (Low-Rise) - 2 220 - Multifamily Housing (Low-Rise) - 3 254 - Assisted Living 495 - Recreational Community Center 430 - Golf Course 420 - Marina 490 - Tennis Courts 820 - Shopping Center 710 - General Office Building 932 - High- Turnover (Sit-Down) Restaurant Entry 9 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Exit 50 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Total 59 (100%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) 0 (0%)0 (0%)0 (0%)0 (0%)0 (0%) Land Use External Trips Pass-by% Pass-by Trips Non-pass-by Trips 210 - Single-Family Detached Housing 254 0 0 254 220 - Multifamily Housing (Low-Rise)504 0 0 504 220 - Multifamily Housing (Low-Rise) - 1 291 0 0 291 220 - Multifamily Housing (Low-Rise) - 2 834 0 0 834 220 - Multifamily Housing (Low-Rise) - 3 109 0 0 109 254 - Assisted Living 52 0 0 52 495 - Recreational Community Center 23 0 0 23 430 - Golf Course 105 0 0 105 420 - Marina 8 0 0 8 490 - Tennis Courts 0 0 0 0 820 - Shopping Center 99 34 34 65 710 - General Office Building 6 0 0 6 932 - High-Turnover (Sit-Down) Restaurant 98 43 42 56 820 - Shopping Center - 1 734 34 250 484 710 - General Office Building - 1 59 0 0 59 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 210 - Single-Family Detached Housing (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 220 - Multifamily Housing (Low-Rise) (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 220 - Multifamily Housing (Low-Rise) - 1 (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 220 - Multifamily Housing (Low-Rise) - 2 (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 220 - Multifamily Housing (Low-Rise) - 3 (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 254 - Assisted Living (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 495 - Recreational Community Center (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 430 - Golf Course (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 420 - Marina (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. EXTERNAL TRIPS ITE DEVIATION DETAILS 9.A.1.i Packet Pg. 316 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. 490 - Tennis Courts (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 710 - General Office Building (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 710 - General Office Building - 1 (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. Total Entering 1818 Total Exiting 1358 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 0 Total Exiting Internal Capture Reduction 0 Total Entering Pass-by Reduction 162 Total Exiting Pass-by Reduction 164 Total Entering Non-Pass-by Trips 1656 Total Exiting Non-Pass-by Trips 1194 SUMMARY 9.A.1.i Packet Pg. 317 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 318Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) APPENDIX TRIP GENERATION – UNDEVELOPED PARCELS 9.A.1.i Packet Pg. 319 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Analysis Name :PM Peak Hour Project Name :Quarry No : Date:5/1/2020 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Trip Gen Manual, 10th Ed Land Use Independent Variable Size Time Period Method Entry Exit Total 221 - Multifamily Housing (Mid-Rise) (General Urban/Suburban) Dwelling Units 188 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Best Fit (LOG) Ln(T) = 0.96Ln(X) +-0.63 49 60% 32 40% 81 575 - Fire and Rescue Station (General Urban/Suburban) 1000 Sq. Ft. GFA 5(0)Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 0.48 1(1) 50% 1(1) 50% 2(1) 730 - Government Office Building (General Urban/Suburban) 1000 Sq. Ft. GFA 20 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Average 1.71 9 26% 25 74% 34 (0) indicates size out of range. (1) indicates small sample size, use carefully. Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 221 - Multifamily Housing (Mid-Rise) 0 % 49 0 % 32 575 - Fire and Rescue Station 0 % 1 0 % 1 730 - Government Office Building 0 % 9 0 % 25 221 - Multifamily Housing (Mid-Rise) 575 - Fire and Rescue Station Exit 32 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 1 Entry 49 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 1 221 - Multifamily Housing (Mid-Rise) 730 - Government Office Building Exit 32 Demand Exit: 0 % (0) Demand Entry: 0 % (0) Entry 9 PERIOD SETTING TRAFFIC REDUCTIONS INTERNAL TRIPS 9.A.1.i Packet Pg. 320 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Balanced: 0 Entry 49 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 25 575 - Fire and Rescue Station 730 - Government Office Building Exit 1 Demand Exit: 0 % (0) Balanced: 0 Demand Entry: 0 % (0) Entry 9 Entry 1 Demand Entry: 0 % (0) Balanced: 0 Demand Exit: 0 % (0) Exit 25 221 - Multifamily Housing (Mid-Rise) Total Trips Internal Trips External Trips 575 - Fire and Rescue Station 730 - Government Office Building Total Entry 49 (100%) 0 (0%) 0 (0%) 0 (0%) 49 (100%) Exit 32 (100%) 0 (0%) 0 (0%) 0 (0%) 32 (100%) Total 81 (100%) 0 (0%) 0 (0%) 0 (0%) 81 (100%) 575 - Fire and Rescue Station Total Trips Internal Trips External Trips 221 - Multifamily Housing (Mid-Rise) 730 - Government Office Building Total Entry 1 (100%) 0 (0%) 0 (0%) 0 (0%) 1 (100%) Exit 1 (100%) 0 (0%) 0 (0%) 0 (0%) 1 (100%) Total 2 (100%) 0 (0%) 0 (0%) 0 (0%) 2 (100%) 730 - Government Office Building Total Trips Internal Trips External Trips 221 - Multifamily Housing (Mid-Rise) 575 - Fire and Rescue Station Total Entry 9 (100%) 0 (0%) 0 (0%) 0 (0%) 9 (100%) Exit 25 (100%) 0 (0%) 0 (0%) 0 (0%) 25 (100%) Total 34 (100%) 0 (0%) 0 (0%) 0 (0%) 34 (100%) Land Use External Trips Pass-by% Pass-by Trips Non-pass-by Trips 221 - Multifamily Housing (Mid-Rise) 81 0 0 81 575 - Fire and Rescue Station 2 0 0 2 730 - Government Office Building 34 0 0 34 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Landuse No deviations from ITE. EXTERNAL TRIPS ITE DEVIATION DETAILS 9.A.1.i Packet Pg. 321 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Methods No deviations from ITE. External Trips 221 - Multifamily Housing (Mid-Rise) (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 575 - Fire and Rescue Station (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. 730 - Government Office Building (General Urban/Suburban) ITE does not recommend a particular pass-by% for this case. Total Entering 59 Total Exiting 58 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 0 Total Exiting Internal Capture Reduction 0 Total Entering Pass-by Reduction 0 Total Exiting Pass-by Reduction 0 Total Entering Non-Pass-by Trips 59 Total Exiting Non-Pass-by Trips 58 SUMMARY 9.A.1.i Packet Pg. 322 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) APPENDIX APPROVED TIS REPORT EXERTS 9.A.1.i Packet Pg. 323 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Heritage Bay – Cameron Commons Medical Unit 1– SDP – TIS – November 2014 Trebilcock Consulting Solutions, PA P a g e | 27 9.A.1.iPacket Pg. 324Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 325Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) CORE STATES GROUP CHASE BANK TRAFFIC IMPACT STUDY APRIL 2017 - 10 - Figure 5-4: P.M. Peak Hour Project Trips 9.A.1.i Packet Pg. 326 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) CORE STATES GROUP CHASE BANK TRAFFIC IMPACT STUDY APRIL 2017 - 11 - Figure 5-5: A.M. Peak Hour Project Trips with Directional Median Improvements 9.A.1.i Packet Pg. 327 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) CORE STATES GROUP CHASE BANK TRAFFIC IMPACT STUDY APRIL 2017 - 12 - Figure 5-6: P.M. Peak Hour Project Trips with Directional Median Improvements 9.A.1.i Packet Pg. 328 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 329Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2 Figure 1: Aerial with Operational Turning Movements Demonstrated in Approved Project TIS, WITHOUT Median Restriction at Bellaire Bay Drive 9.A.1.i Packet Pg. 330 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 5 Operational Distribution WITH Median Restriction at Bellaire Bay Drive 9.A.1.i Packet Pg. 331 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) TRAFFIC-1 5-25-17 AA 003420 CA 8660 COPYRIGHT c INTERPLAN LLC RESERVES COPYRIGHT & OTHER RIGHTS RESTRICTING THESE DOCUMENTS TO THE ORIGINAL SITE OR PURPOSE FOR WHICH THEY WERE PREPARED. REPRODUCTIONS, CHANGES OR ASSIGNMENTS ARE PROHIBITED. ARCHITECTURE / ENGINEERING INTERIOR DESIGN PROJECT MANAGEMENT 604 COURTLAND STREET SUITE 100 ORLANDO, FLORIDA 32804 PH 407.645.5008 FX 407.629.9124 PROJECT NO: DATE: CHECKED: HEARTLAND DENTAL CARE LLC GOODLAND BAY DRIVE NAPLES, FL 2016.04052016 P:\H\HeartlandDentalCareLLC\2016.0405 - Heartland Dental - Goodland Bay Drive, Naples, FL\3 CAD & Drawings\1 Preliminaries\Traffic Impact(2)-2016.0405.dwg, Layout1, 5/26/2017 9:45:25 AM, hanmet, DWG To PDF.pc3, ANSI full bleed A (8.50 x 11.00 Inches), 1:19.A.1.i Packet Pg. 332 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 333 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) NTS N Figure 3 Project A.M./P.M. Peak Hour Trips Taco Bell 4968Project № Immokalee Rd.Bellaire Bay Dr.8(6) 7(5)7(5)10 (14)7(5) 15(10) Legend: 000 + (00) P.M. Peak Hour Trips A.M. Peak Hour Trips SITE Bellaire Bay Dr.Bellaire Bay Dr.Bellaire Bay Dr.Goodland Bay DrDocuSign Envelope ID: 82A28D45-5536-41C3-BD15-4E05D0D7144D 9.A.1.i Packet Pg. 334 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 335 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 336 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 337 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA)     18    Figure C1: Aerial with Operational Turning Movements, without Conceptual Median Restrictions at Bellaire Bay Drive    Figure C2: Aerial with Operational Turning Movements, with Conceptual Median Restrictions at Bellaire Bay Drive PM Exit WB (Through): 19PM Exit EB (U‐Turn): 6 PM Exit WB: 17PM Enter EB: 11PM Enter WB: 5PM Exit WB: 8PM Exit EB: 4PM Enter WB: 4PM Enter EB: 8Site PM Exit WB (Through): 19PM Exit EB (U‐Turn): 6PM Exit WB: 17PM Enter EB: 11PM Enter WB: 5PM Exit WB: 12 PM Exit EB: 0 (Prohibited) PM Enter WB: 4PM Enter EB: 8Site Add 4U‐turns at median 9.A.1.iPacket Pg. 338Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Heritage Bay – Tract D - Plat – TIA – August 2014 Trebilcock Consulting Solutions, PA P a g e | 16 9.A.1.i Packet Pg. 339 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 19 Goodland Bay Dr. & Immokalee Rd. PM WB Enter (Right In): 7 PM EB Enter (Left In): 4 PM WB (Right Out): 2 PM EB (Left Out): 0 Bellaire Bay Dr. & Immokalee Rd. PM WB Enter (Right In): 9 PM EB Enter (Left In): 4 PM WB (Right Out): 3 PM EB (Left Out): 8 Site Figure C1: Aerial with Operational Turning Movements, without Conceptual Median Restrictions at Bellaire Bay Drive Bellaire Bay Dr. Immokalee Rd. Goodland Bay Dr. Sage Avenue 9.A.1.i Packet Pg. 340 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA)     20    Goodland Bay Dr. & Immokalee Rd. PM WB Enter (Right In): 7 PM EB Enter (Left In): 4 PM WB (Right Out): 2 PM EB (Left Out): 0Bellaire Bay Dr. & Immokalee Rd. PM WB Enter (Right In): 9 PM EB Enter (Left In): 4 PM WB (Right Out): 11 PM EB (Left Out): 0SiteFigure C2: Aerial with Operational Turning Movements, withConceptual Median Restrictions at Bellaire Bay DriveU‐Turn Trips: 8 Bellaire Bay Dr. Immokalee Rd. Goodland Bay Dr. Sage Avenue 9.A.1.iPacket Pg. 341Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 109'-6"9.A.1.iPacket Pg. 342Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) APPENDIX COLLIER COUNTY 2019 ANNUAL UPDATE AND INVENTORY REPORT 9.A.1.i Packet Pg. 343 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 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Antohony Pires, Jr. Mr. Chris Mears Woodard, Pires & Lombardo, P.A. Native Engineering, PLLC 3200 North Tamiami Trial, #200 P.O. Box 2995 Naples, FL 34103 Land O’ Lakes, FL 34639 RE: Review Letter 1: Planned Unit Development Rezone PL20200000191 Heritage Bay PUD (PUDA) Dear Mr. Pires and Mr. Mears: The first review is complete, and the following comments are provided to you regarding the above-referenced project. If you have questions, please contact the appropriate staff member who conducted the review. The project will retain a "HOLD" status until all comments are satisfied. The following comments shall be addressed as noted: Rejected Review: Comprehensive Planning Review Reviewed By: Sue Faulkner Email: Sue.Faulkner@colliercountyfl.gov Phone #: (239) 252-5715 Correction Comment 1: Comprehensive Planning staff believes that this project is not consistent with FLUE Policy 7.3, which states: 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 the land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [This project is proposing closing interconnections.] Please address how the proposed changes meet the following GMP elements and LDC sections and requirements for mixed-use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. 9.A.1.i Packet Pg. 346 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 2 of 5 Rejected Review: Transportation Planning Review Reviewed By: Michael Sawyer Email: Michael.Sawyer@colliercountyfl.gov Phone #: (239) 252-2926 Correction Comment 1: Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Please demonstrate how residents of both Heritage Bay and The Quarry will have full access to and from the Commercial Activity Center without using the external roadway system when access to Limestone Trail is restricted. Correction Comment 2: Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Provide an updated trip generation table, using ITE 10th Edition Trip Generation Manual rates, for all uses within the Commercial Activity Center as originally approved in the Heritage Bay PUD. Provide a second trip generation table, also using ITE 10th Edition trip rates, for all actual uses built to date plus the uses identified for the two remaining parcels within the Commercial Activity Center (actual build-out). Both tables should account for internal capture rates as originally approved for the PUD. Provide a third table comparing the trip generation for the Commercial Activity Center as originally approved versus the uses as actually constructed plus the uses identified for the two remaining parcels. Correction Comment 3: Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Apply the external trip generation for all uses within the Commercial Activity Center as actually constructed, plus the uses identified for the two remaining parcels, to the external roadways at all external access points and the intersection at Collier Blvd and Immokalee Rd under the following scenarios: • Scenario 1: Existing access • Scenario 2: Modified access including directional median opening at Bellaire Bay Drive and full median opening with a traffic signal at Woodcrest Drive/Quarry Drive. • Scenario 3: Modified access as included in Scenario 2 plus restricted public access along Limestone Trail. Correction Comment 4: Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Provide traffic analyses as necessary to evaluate any significant changes in project traffic volumes for any of the external access points and at the Collier Blvd/Immokalee Rd intersection for each scenario. Include a mitigation plan to address any deficiencies identified that result from the proposed restricted public access along Limestone Trail. 9.A.1.i Packet Pg. 347 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 3 of 5 Correction Comment 5: Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Update Table 4 and include the reassigned project trips for Scenarios 2 and 3. Correction Comment 6: Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Address how the proposed changes meeting the following GMP elements and LDC sections and requirements for mixed-use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. Rejected Review: Zoning Review Reviewed By: Nancy Gundlach Email: Nancy.Gundlach@colliercountyfl.gov Phone #: (239) 252-2484 Correction Comment 2: Please add the Home Owners Associations related to Bent Creek Preserve, LaMorada, Twin Eagles, Calusa Pines, and the Golden Gate Civic Association to the "Associations" section of the Application. GENERAL COMMENTS: 1. Additional comments or stipulations may be forthcoming once a sufficient application has been submitted for review. This correspondence should not be construed as a position of support or non-support for any issues within the petition. Staff will analyze the petition, and the recommendation will be contained in the staff report prepared for the Collier County Planning Commission (CCPC). 2. Please be advised that pursuant to the LDC, an application can be considered closed if there has been no activity on the application for a period of six (6) months. Those six months will be calculated from the date of this letter. 3. Please ensure that all members of your review team that may testify before the Hex/CCPC and the Board of County Commissioners (BCC) are registered as lobbyists with the county pursuant to the regulations regarding that issue. 4. When addressing review comments, please provide a cover letter outlining your response to each comment. Include a response to all comments. 9.A.1.i Packet Pg. 348 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 4 of 5 5. Please put revised dates on all exhibits and in the title block of the Site Plan. The PUD document should include a footer that reflects the project name, petition number, date, and page X of Y for the entire document. Documents without this information will be rejected. 6. A partial resubmittal cannot be accepted; please do not resubmit until you can respond to ALL review comments. 7. Note the adopted fee schedule requires payment of additional fees for petitions that require more than four resubmittals; please contact the appropriate staff and resolve issues to avoid this fee. 8. If you would like to discuss the review comments, require clarification, and/or wish to identify agree-to-disagree issues, please set up a post-review meeting through the principal planner, Nancy Gundlach. 9. Public hearings cannot be held until the Neighborhood Information criteria have been met. In some petition types, a Neighborhood Information Meeting (NIM) must be held while other petition types only require the agent to send a letter. All letters and ads must be pre-approved by the county planner. For additional information about the process, please contact me. Please note that the NIM must be held at least 15 days before the first hearing. As you prepare for that meeting, please be aware of the following items: a) Please provide the required affidavit and its attachments before the meeting (in compliance with the LDC); and b) Please post signs to direct attendees to the exact meeting location; and c) Please ensure that there is sound amplification equipment available and working for this meeting. If there is no permanent equipment, please bring a tested/working portable microphone; and d) You must provide a written synopsis of the meeting that includes a list of all questions and answers as well as providing the audio/videotape; and e) Please prepare documents for hand out to all NIM attendees and the public hearing file, that show the differences in the uses that would be allowed in the existing and proposed zoning districts. This request is based upon recent CCPC direction. 10. Pursuant to FS 125.022, should the project receive a third request for additional information, staff requests that the applicant provides written acknowledgment with the resubmittal to waive the regulation that restricts the County from requesting additional information. Projects that do not include such written acknowledgment and that fail to address any outstanding review items with the 4th submittal will be denied/recommended for denial. 9.A.1.i Packet Pg. 349 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 5 of 5 If you have any questions, please contact me at (239) 252-2484. Sincerely, Nancy Gundlach Principal Planner Growth Management Department Attachments: -Comp Plan Consistency Review -Time Line Copy to: Cheryl Ollila Mike Sawyer Ray Bellows Anita Jenkins James French Donna Guittard Thaddeus Cohen Jeanne Marcella Eric Fey 9.A.1.i Packet Pg. 350 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) COMMENT REVIEW MEETING NOTES JULY 8, 2020 9.A.1.i Packet Pg. 351 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 18856 N. Dale Mabry Hwy., Lutz, FL 33548 † Ph: (813) 536-2539 † www.nativefla.com HERITAGE BAY PUDA COUNTY COMMENT REVIEW TELECONFERENCE/ZOOM MEETING APPLICANT NOTES MEETING DATE/TIME: JULY 8, 2020, 2:30-3:30 Following are the attendees in the teleconference/Zoom meeting: Nancy Gundlach (Collier County), Thaddeus Cohen (Collier County), Sue Faulkner (Collier County), Michael Sawyer (Collier County), Trinity Scott (Collier County), James French (Collier County), Heidi Ashton (Collier County), Anita Jenkins (Collier County), Donna Guitard (Collier County), Ray Bellows (Collier County), Anthony Pires (WPL), Chris Meares (Native Eng.), Michael Yates (Palm Traffic), Cheryl Ollila (QCA), Pete Keddie (QCA) Following are each of the County’s comments from the Review Letter 1: Planned Unit Development Rezone, followed by the applicant’s takeaway/notes from the teleconference, in no particular order of who said what/when. Sue Faulkner – Comprehensive Planning Correction Comments: 1. Comprehensive Planning staff believes that this project is not consistent with FLUE Policy 7.3, which states: 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 the land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [This project is proposing closing interconnections.] Please address how the proposed changes meet the following GMP elements and LDC sections and requirements for mixed-use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. Sue Faulkner: Concerned that AC/R3 can’t use Limestone to get out to Immokalee going EB when the signal is present. Chris Meares: Considering AC/R3 already has direct access to the Activity Center (AC) and Limestone is considered an internal connection from the Quarry/Heritage Bay communities to and from the AC (for the purpose of keeping residents off the external roadway), then the AC/R3 do not and would not use Limestone to access the AC. AC/R3 can’t access the gated communities. AC/R3 don’t use Limestone today (existing conditions). Michael Yates addressed traffic distributions in the TIS. Michael Sawyer – Transportation Planning Correction Comments: 1. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Please demonstrate how residents of both Heritage Bay and The Quarry will have full access to and from the Commercial Activity Center without using the external roadway system when access to Limestone Trail is restricted. Chris Meares: Concerned the County did not substantively review all the documents submitted with the application. The cover letter of the PUDA application, the project narrative, the meeting minutes from past meetings, the proposed PUD text amendment, the no objection letter from Heritage Bay and the TIS clearly stated no restrictions 9.A.1.i Packet Pg. 352 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) July 10, 2020 Heritage Bay PUDA Comment Review Teleconference Applicant Meeting Notes Page 2 of 3 to use of Limestone for Quarry and Heritage Bay residents. The gates will be controlled using access cards that will be available to Quarry Community and Heritage Bay residents. Thaddeus Cohen: Confirmed the County is now aware that there will be no interconnection restrictions per the PUD text amendment. 2. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Provide an updated trip generation table, using ITE 10th Edition Trip Generation Manual rates, for all uses within the Commercial Activity Center as originally approved in the Heritage Bay PUD. Provide a second trip generation table, also using ITE 10th Edition trip rates, for all actual uses built to date plus the uses identified for the two remaining parcels within the Commercial Activity Center (actual build-out). Both tables should account for internal capture rates as originally approved for the PUD. Provide a third table comparing the trip generation for the Commercial Activity Center as originally approved versus the uses as actually constructed plus the uses identified for the two remaining parcels. Michael Sawyer: Wants the trips generated from the TISs updated from 6th Edition of the ITE to the 10th Edition. Believes the numbers may actually drop from 6th to 10th Edition. Michael Yates: Indicated this is a lot of work. Submitted TIS matched numbers from County approved TISs for projects within the AC. Signal warrant did not update the volumes. This doesn’t change distributions or affect numbers on Limestone considering there were negligible trips on Limestone. Most TISs also considered the directionalized median opening at Bellaire Bay. Thaddeus Cohen: Provided step-by-step walk-through of comment and confirmed the request is for a simple update of the volumes. Not a redo of the TISs. Chris Meares: Expressed understanding as a simple update to numbers based on factor of increase/decrease of each ITE code from 6th to 10th Edition. No change to distributions in the TIS. Expressed disappointment that the TIS distributions were not reviewed by the County as this is the basis of the TIS. 3. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Apply the external trip generation for all uses within the Commercial Activity Center as actually constructed, plus the uses identified for the two remaining parcels, to the external roadways at all external access points and the intersection at Collier Blvd and Immokalee Rd under the following scenarios: • Scenario 1: Existing access • Scenario 2: Modified access including directional median opening at Bellaire Bay Drive and full median opening with a traffic signal at Woodcrest Drive/Quarry Drive. • Scenario 3: Modified access as included in Scenario 2 plus restricted public access along Limestone Trail. Michael Yates: Followed agreed upon and approved methodology exactly. County and Applicant agreed upon and approved methodology was used and submitted with the TIS and application. Reiterated the existing TISs considered the median restrictions at Bellaire Bay (the directionalized median opening). Prior County approved TISs for properties in the AC did not assign external trips to Limestone trail. Original DRI used ITE 6th Edition, but usages don’t provide the same type of comparison. TISs used ITE 10th for undeveloped parcels. Distributing traffic according to comments was not part of the County and Applicant agreed upon and approved methodology. Michael Sawyer: Wants a bigger comparison. Believes not using 10th is the problem with the TIS. Thinks it’s not a big deal to provide table and comparison. Without having ‘apples to apples’, TIS is using data that doesn’t correspond with what is proposed. Need to look at TISs as a whole and how they are projected onto the road network. Confirmed TIS distributions were not reviewed and once volumes are updated, he will review, and resultant review of distributions may present areas of disagreement between applicant’s engineer and County. Thaddeus: Believes what Michael Sawyer is asking for is simpler than what Michael Yates is interpreting. Study will need to be a comparison of the existing roadway conditions today versus the closure of Limestone. 9.A.1.i Packet Pg. 353 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) July 10, 2020 Heritage Bay PUDA Comment Review Teleconference Applicant Meeting Notes Page 3 of 3 Chris Meares: Disappointed that the County did not review TIS distributions. Concerned that the distributions may become a point of contention that could have been resolved or discussed prior to the resubmittal had the County fully reviewed the TIS. Should the volume conversion from 6th to 10th Edition ITE reduce trips or be negligible, then an entire month was wasted by the County not reviewing the TIS. The scenarios that will be run include the original PUD, conditions as they are today, and conditions as they are today, including the median modifications at Bellaire Bay/Immokalee and the gating of Limestone. County agreed with Chris Meares. 4. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Provide traffic analyses as necessary to evaluate any significant changes in project traffic volumes for any of the external access points and at the Collier Blvd/Immokalee Rd intersection for each scenario. Include a mitigation plan to address any deficiencies identified that result from the proposed restricted public access along Limestone Trail. Michael Yates: This was not proposed or requested in the methodology meeting nor part of the County and Applicant agreed upon and approved methodology. The traffic operations as demonstrated in the TIS are no different than what the County already approved with each TIS for the AC submitted since there were no distributions of trips to Limestone. 5. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Update Table 4 and include the reassigned project trips for Scenarios 2 and 3. Michael Yates: The TIS numbers will be updated, but the traffic will not be redistributed beyond roadway network conditions currently present (including median modifications at Bellaire Bay) and the gating of Limestone as this is representative of what was already approved by the County in prior TISs. 6. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Address how the proposed changes meeting the following GMP elements and LDC sections and requirements for mixed-use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. Comment not discussed. Nancy Gundlach – Zoning Correction Comments: 2. Please add the Home Owners Associations related to Bent Creek Preserve, LaMorada, Twin Eagles, Calusa Pines, and the Golden Gate Civic Association to the "Associations" section of the Application. Chris Meares: Requested explanation of why these other HOAs/Associations need notification as they don’t seem to be affected. Is it a specified buffer distance from the development in which notifications are required? Thaddeus Cohen: The County attempts to notify within a larger area to ensure potentially affected residents are notified. Nancy Gundlach: Will confirm method of determining affected communities. End of meeting/discussion. 9.A.1.i Packet Pg. 354 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) RESUBMITTAL #1 & COMMENT RESPONSE LETTER JULY 29, 2020 9.A.1.i Packet Pg. 355 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 18856 N. Dale Mabry Hwy., Lutz, FL 33548 † Ph: (813) 536-2539 † www.nativefla.com July 29, 2020 Nancy Gundlach, Principal Planner Growth Management Department Collier County Zoning Division 2800 North Horseshoe Drive Naples, FL 34104 RE: Heritage Bay PUD (PUDA) PL20200000191 Response to Comments Dear Ms. Gundlach, In response to comments from the Collier County Growth Management Department for the subject project, dated June 30, 2020, the following documents are being submitted for final approval: • Revised Traffic Impact Statement (TIS) • Revised Page 3 of the PUD Amendment Application showing updated HOAs and Civic Associations In addition to the attached, following are each of the comments from the Review Letter 1: Planned Unit Development Rezone, followed by the applicant’s responses: Sue Faulkner – Comprehensive Planning Correction Comments: 1. Comprehensive Planning staff believes that this project is not consistent with FLUE Policy 7.3, which states: 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 the land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [This project is proposing closing interconnections.] Please address how the proposed changes meet the following GMP elements and LDC sections and requirements for mixed-use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. RESPONSE: This Application does not propose to close interconnections within the existing development. The application and proposed Text Amendment continues and enhances internal access and interconnection for properties within the PUD that are outside of the Activity Center. As stated in Item 3, Page 2 of Attachment “E” Evaluation Criteria of the Heritage Bay PUD Amendment Application: “… interconnection will be maintained for both the existing Quarry and Heritage Bay communities for ingress and egress to and from the existing Activity Center in the Southwest portion of the PUD.” As noted at the Pre-Application Meeting on February 18, 2020, in which the reviewer was present, and as documented in the Staff Form For Supplemental Pre-Application Meeting Information as well as the Proposed Improvements Narrative submitted with the application for the Pre-Application meeting, “The project includes adding access gates to the east and west sides of Limestone Trail to prevent public use of the private road. The gates will be constructed immediately west of Quarry Drive and immediately east of 9.A.1.i Packet Pg. 356 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 2 of 7 Bellaire Bay Drive. The gates will be controlled using access cards that will be available to Quarry Community and Heritage Bay residents. Also see the language of the proposed Text Amendment, submitted as part of the initial application. During the post-review meeting on July 8, 2020, the reviewer’s concern was centered upon the area designated AC/R3 and their inability to utilize Limestone Trail. Considering Limestone Trail is an interconnection from the gated Quarry and Heritage Bay communities to the Activity Center and the AC/R3 area is already within the Activity Center, the AC/R3 would not have any need to access the Activity Center via Limestone Trail. Additionally, the originally submitted and revised TIS demonstrates there will be no detrimental effect on the safety, capacity, and operating conditions of the abutting roadway(s) beyond what was already approved by the County. Limestone Trail was platted by the Collier County Commission as a private right-of-way/private road, is privately owned, will continue to internally interconnect the residential properties to the Activity Center, will discourage through traffic and will not adversely impact local streets (including private local streets) in the neighboring residential areas, and will route cut-through traffic away from the residential neighborhood/area. Therefore, the proposed Text Amendment submitted with the initial application is consistent with FLUE Policy 7.3, Transportation Element 9.3, LDC 4.04.02.A.1, LDC 4.04.02.B, and LDC 4.07.02.J.4. Michael Sawyer – Transportation Planning Correction Comments: 1. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Please demonstrate how residents of both Heritage Bay and The Quarry will have full access to and from the Commercial Activity Center without using the external roadway system when access to Limestone Trail is restricted. The cover letter of the PUDA application states the following: Areas within the Heritage Bay PUD designated “R1”, “R2”, “R3”, and “R4” (excluding the area designated “AC/R3”) shall have full use of Limestone Trail. Also see the language of the proposed Text Amendment, submitted with the initial application. That makes it clear that all residents of Heritage Bay and The Quarry will have full access to and from the Commercial Activity Center without using the external roadway system to access Limestone Trail. Additionally, as stated in Item 3, Page 2 of Attachment “E” Evaluation Criteria of the Heritage Bay PUD Amendment Application: “… interconnection will be maintained for both the existing Quarry and Heritage Bay communities for ingress and egress to and from the existing Activity Center in the Southwest portion of the PUD.” As noted at the Pre-Application Meeting on February 18, 2020, and as documented in the Staff Form For Supplemental Pre-Application Meeting Information as well as the Proposed Improvements Narrative submitted with the application for the Pre-Application meeting, “ The gates will be controlled using access cards that will be available to Quarry Community and Heritage Bay residents.” During the post-review meeting with the County on July 8, 2020, the County expressed their understanding that there will be no restriction to The Quarry or Heritage Bay residents. 9.A.1.i Packet Pg. 357 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 3 of 7 2. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Provide an updated trip generation table, using ITE 10th Edition Trip Generation Manual rates, for all uses within the Commercial Activity Center as originally approved in the Heritage Bay PUD. Provide a second trip generation table, also using ITE 10th Edition trip rates, for all actual uses built to date plus the uses identified for the two remaining parcels within the Commercial Activity Center (actual build-out). Both tables should account for internal capture rates as originally approved for the PUD. Provide a third table comparing the trip generation for the Commercial Activity Center as originally approved versus the uses as actually constructed plus the uses identified for the two remaining parcels. RESPONSE: As requested for informational purposes, Table 1 in the revised TIS provides a trip generation comparison of the original DRI, which was calculated using the ITE Trip Generation Manual, 6th Edition, to the same uses using the ITE Trip Generation Manual, 10th Edition. In addition, the internal capture and passerby capture was updated using the data contained in the latest ITE Trip Generation Handbook, 3rd Edition. The results of the comparison show the total PM peak hour trips for the DRI are relatively similar, 3,235 compared to 2,897 – an approximate difference of 11.7%. Also requested for informational purposes, Table 2 provides a comparison of the original approved trip generation, adjusted to ITE Trip Generation Manual, 10th Edition rates (from Table 1) to the anticipated buildout traffic using the ITE Trip Generation Manual, 10th Edition. Currently, the Heritage Bay DRI is nearly completely built out. Therefore, the buildout traffic used in Table 2 includes the two undeveloped commercial parcels remaining, the largest one being controlled by Collier County for a future government center. It should be noted that in the original DRI analysis, the commercial development was evaluated as a larger commercial shopping center. However, by virtue of Collier County’s plat approvals and approval of multiple individual and separate/standalone site development plans (SDP) for the parcels within the Commercial Activity Center, each development was evaluated based on the individual site’s proposed use. The results of the comparison show the trips estimated for the original DRI are almost the same as the trip generation at buildout of the DRI. As requested, and shown in Table 4, the trip generation for the uses within the Commercial Activity Center of the Heritage Bay DRI were updated using the ITE Trip Generation Manual, 10th Edition. There were fourteen individual traffic studies prepared for the various parcels in the Commercial Activity Center of the Heritage Bay DRI. All fourteen were reviewed and approved by Collier County. To keep the analysis consistent with what was approved, the same internal capture percentages used in the approved TISs were used in the updated trip generation. As shown in Table 4, only six of the fourteen studies included internal capture. The total external trips were utilized in the analysis. A comparison of the trip generation shows the trips estimated for the individual TISs are almost the same as the trip generation using the updated rates from the ITE Trip Generation Manual, 10th Edition. 3. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Apply the external trip generation for all uses within the Commercial Activity Center as actually constructed, plus the uses identified for the two remaining parcels, to the external roadways at all external access points and the intersection at Collier Blvd and Immokalee Rd under the following scenarios: • Scenario 1: Existing access • Scenario 2: Modified access including directional median opening at Bellaire Bay Drive and full median opening with a traffic signal at Woodcrest Drive/Quarry Drive. • Scenario 3: Modified access as included in Scenario 2 plus restricted public access along Limestone Trail. 9.A.1.i Packet Pg. 358 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 4 of 7 RESPONSE: The proposed methodology submitted prior to and discussed during the Methodology Meeting on April 9, 2020 was followed exactly. The two scenarios agreed to during our post-review meeting with the County on July 8, 2020, included the following: • Scenario 1: Existing Access • Scenario 2: Modified access including directional median opening at Bellaire Bay Drive plus restricted public access along Limestone Trail. Both scenarios were based on the assumptions used in the approved TISs for each parcel and include the external trip generation (using ITE Trip Generation Manual, 10th Edition) for all uses within the Commercial Activity Center as actually constructed. The scenarios also include the uses identified for the two remaining parcels (as shown in Table 4 in the updated TIS) and assign these trips to the two external access points along Immokalee Road. Per the post-review meeting with the County on July 8th, 2020, the intersection of Collier/Immokalee was not included because the original TISs did not assign traffic to this intersection and the intersection would not be impacted by the closure of Limestone Trail. Figure 3 illustrates the anticipated traffic with the existing median opening configuration at Bellaire Bay (Scenario 1) and Figure 4 illustrates the channelized median opening configuration at Bellaire Bay (Scenario 2). 4. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Provide traffic analyses as necessary to evaluate any significant changes in project traffic volumes for any of the external access points and at the Collier Blvd/Immokalee Rd intersection for each scenario. Include a mitigation plan to address any deficiencies identified that result from the proposed restricted public access along Limestone Trail. RESPONSE: The approved TISs for each development within the Commercial Activity Center were evaluated to determine the volume of traffic assigned to Limestone Trail and Immokalee Road if Collier County implemented its plan to channelize Bellaire Bay Drive. Ten of the fourteen studies assumed Bellaire Bay Drive would be channelized by Collier County. Only one of the ten studies assigned external traffic (11 trips) to Limestone Trail as an alternative to making a U-turn on Immokalee Road to head east. With the addition of the 11 reassigned project trips, Immokalee Road continues to operate at an acceptable level of service, as shown in Table 6. Considering no deficiencies result from the evaluation, a mitigation plan is not warranted. 5. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Update Table 4 and include the reassigned project trips for Scenarios 2 and 3. RESPONSE: As previously stated in the response above, a reassignment of the all uses within the Commercial Activity Center was included in the revised TIS. 6. Additional Items that need to be addressed for Transportation Operations Review: Rev.1: Address how the proposed changes meeting the following GMP elements and LDC sections and requirements for mixed-use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. RESPONSE: Please refer to the RESPONSE to Sue Faulkner’s Comment #1 above. 9.A.1.i Packet Pg. 359 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 5 of 7 Nancy Gundlach – Zoning Correction Comments: 2. Please add the Home Owners Associations related to Bent Creek Preserve, LaMorada, Twin Eagles, Calusa Pines, and the Golden Gate Civic Association to the "Associations" section of the Application. RESPONSE: Per discussions during the post-review meeting on July 8, 2020 and following correspondence with the County, Bent Creek Preserve, LaMorada, Twin Eagles, Calusa Pines, and the Golden Gate Civic Association were added to the Associations section of the Application. General Comments: 1. Additional comments or stipulations may be forthcoming once a sufficient application has been submitted for review. This correspondence should not be construed as a position of support or non-support for any issues within the petition. Staff will analyze the petition, and the recommendation will be contained in the staff report prepared for the Collier County Planning Commission (CCPC). RESPONSE: Understood. 2. Please be advised that pursuant to the LDC, an application can be considered closed if there has been no activity on the application for a period of six (6) months. Those six months will be calculated from the date of this letter. RESPONSE: Understood. 3. Please ensure that all members of your review team that may testify before the Hex/CCPC and the Board of County Commissioners (BCC) are registered as lobbyists with the county pursuant to the regulations regarding that issue. RESPONSE: Understood. Thank you. 4. When addressing review comments, please provide a cover letter outlining your response to each comment. Include a response to all comments. RESPONSE: Understood. This response letter constituted adherence to this request. 5. Please put revised dates on all exhibits and in the title block of the Site Plan. The PUD document should include a footer that reflects the project name, petition number, date, and page X of Y for the entire document. Documents without this information will be rejected. RESPONSE: Understood. 6. A partial resubmittal cannot be accepted; please do not resubmit until you can respond to ALL review comments. RESPONSE: Understood. 9.A.1.i Packet Pg. 360 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 6 of 7 7. Note the adopted fee schedule requires payment of additional fees for petitions that require more than four resubmittals; please contact the appropriate staff and resolve issues to avoid this fee. RESPONSE: Understood. 8. If you would like to discuss the review comments, require clarification, and/or wish to identify agree-to- disagree issues, please set up a post-review meeting through the principal planner, Nancy Gundlach. RESPONSE: A post-review meeting was held on July 8, 2020 at 2:30 PM. Meeting notes were distributed by Native Engineering to all attendees. 9. Public hearings cannot be held until the Neighborhood Information criteria have been met. In some petition types, a Neighborhood Information Meeting (NIM) must be held while other petition types only require the agent to send a letter. All letters and ads must be pre-approved by the county planner. For additional information about the process, please contact me. Please note that the NIM must be held at least 15 days before the first hearing. As you prepare for that meeting, please be aware of the following items: a. Please provide the required affidavit and its attachments before the meeting (in compliance with the LDC); and b. Please post signs to direct attendees to the exact meeting location; and c. Please ensure that there is sound amplification equipment available and working for this meeting. If there is no permanent equipment, please bring a tested/working portable microphone; and d. You must provide a written synopsis of the meeting that includes a list of all questions and answers as well as providing the audio/videotape; and e. You must provide a written synopsis of the meeting that includes a list of all questions and answers as well as providing the audio/videotape; and RESPONSE: Noted. Thank you. 10. Pursuant to FS 125.022, should the project receive a third request for additional information. Projects that do not include such written acknowledgement and that fail to address any outstanding review items with the 4th submittal will be denied/recommended for denial. RESPONSE: Understood. In addition to the above responses for the Review letter 1: Planned Unit Development Rezone, following are the comments from Sue Faulkner, Principal Planner, Comprehensive Planning Section, Zoning Division, as part of the Future Land Use Element (FLUE) Consistency Review followed by the applicant’s responses in bold: 1. The subject site is listed on the application as approximately 13.52 acres and is designated Urban, Urban Mixed Use District, Urban Residential Subdistrict, and within Urban Rural Fringe Transition Area Overlay as identified on the Future Land Use Map of the Growth Management Plan. This project site is within the Heritage Bay PUD, which is approved for residential, commercial, recreational, and preserve uses. Because this application is not adding uses or increasing the intensity of the previously approved uses in the Heritage Bay PUD, it is consistent with the Future Land Use Element of the Growth Management Plan. RESPONSE: Noted. 2. The Quarry Community Association, Inc. (Quarry), proposes a text amendment to the subject Planned Unit Development to clearly state their ability to construct and operate access controls on their privately-owned 9.A.1.i Packet Pg. 361 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) July 29, 2020 Nancy Gundlach Heritage Bay PUD (PUDA) Page 7 of 7 roadway, Limestone Trail. As development continues around the Quarry and Heritage Bay communities and as the County makes modifications to the roadway network adjacent to and along Immokalee Road, the Quarry is concerned that public traffic on their private roadway will increase, thereby increasing the Quarry’s liability exposure and costs for maintaining the roadway. The ability for the Quarry to construct and operate access controls on Limestone Trail will enable them to control these costs and liability exposure. Areas within the Heritage Bay PUD designated “R1”, “R2”, “R3”, and “R4” (excluding the area designated “AC/R3”) shall have full use of Limestone Trail. FLUE Policy 5.4 requires new land uses to be compatible with, and complementary to, surrounding land uses. Comprehensive Planning leaves this determination to the Zoning Services Section’s staff as part of their review of the petition in its entirety. RESPONSE: Noted 3. Given the nature of this petition, staff has determined an analysis of most FLUE Policies under Objective 7 are not necessary (re: loop roads, access to arterial/or collector roads, etc.) However, Comprehensive Planning staff believes that this project is not consistent with FLUE Policy 7.3, which states: 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. [This project is proposing closing interconnections.] Please address how the proposed changes meets the following GMP elements and LDC sections and requirements for mixed use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. RESPONSE: See Response to #1 above Thank you for your consideration of the above responses and please contact me if you need any additional information and/or clarification. I can be reached at 813-616-6692 or at chris@nativefla.com. Thank You, NATIVE ENGINEERING, PLLC Chris Meares, P.E. Engineer of Record 9.A.1.i Packet Pg. 362 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) COUNTY REVIEW LETTER 2 AUGUST 28, 2020 9.A.1.i Packet Pg. 363 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 1 of 6 August 28, 2020 Mr. Antohony Pires, Jr. Mr. Chris Mears Woodard, Pires & Lombardo, P.A. Native Engineering, PLLC 3200 North Tamiami Trial, #200 P.O. Box 2995 Naples, FL 34103 Land O’ Lakes, FL 34639 RE: Review Letter 2: Planned Unit Development Rezone PL20200000191 Heritage Bay PUD (PUDA) Dear Mr. Pires and Mr. Mears: The second review is complete, and the following comments are provided to you regarding the above-referenced project. If you have questions, please contact the appropriate staff member who conducted the review. The project will retain a "HOLD" status until all comments are satisfied. The following comments shall be addressed as noted: Rejected Review: Transportation Planning Review Reviewed By: Michael Sawyer Email: Michael.Sawyer@colliercountyfl.gov Phone #: (239) 252-2926 Correction Comment 2: Additional Items that need to be addressed for Transportation Operations Review: Rev.2: Comments addressed however issue remain on Tables 1, 2, and 3. Please see the correction below. On Table-1 of revised TIS, following needs to be corrected: i. There is no LUC 230 (Single Family) in the ITE Trip Generation 10th edition. The correct LUC is 210 which yields a number of traffic higher than what is shown: 837 vs. 504 during PM Peak Hour. ii. Under Residential Condo LUC should be 220, not 230. Values are correct and correspond to LUC 220. iii.LUC 832 has a typo and should be LUC 932, values are correct. On Table-2 of revised TIS, the following Land Uses need to be corrected according to ITE Trip Generation 10th edition. In Table 3, Medical-Dental/Commercial allocates a square footage of 4,060 to LUC 720 has and 9.A.1.i Packet Pg. 364 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 2 of 6 a square footage of 5,679 to LUC 820. When calculated separately that yields higher numbers, see below*. Land Use- ITE Land Use Correct Value – Fitted Curve Coffee Shop & Furniture Store -937, 890-We Not sure how this calculated with 93 (47/46) since the square footage was not allocated to the individual LUC Medical/Dental/Commercial-720, 820-81 (35 Entry / 46 Exit)* instead of 38 (15/23) Goodwill -820-145 (69 Entry / 45 Exit) instead of 64 (31/33). Rev.1: Provide an updated trip generation table, using ITE 10th Edition Trip Generation Manual rates, for all uses within the Commercial Activity Center as originally approved in the Heritage Bay PUD. Provide a second trip generation table, also using ITE 10th Edition trip rates, for all actual uses built to date plus the uses identified for the two remaining parcels within the Commercial Activity Center (actual build-out). Both tables should account for internal capture rates as originally approved for the PUD. Provide a third table comparing the trip generation for the Commercial Activity Center as originally approved versus the uses as actually constructed plus the uses identified for the two remaining parcels. Correction Comment 3: Additional Items that need to be addressed for Transportation Operations Review: Rev.3: Staff does not agree that only two scenarios were discussed at the methodology meeting. Further, communication from the Principal Planner for this petition forwarded a number of schedule updates that show what is-was needed from your team regarding the submittal package including the TIS (dates can be provided for this communication if needed). Specifically: Traffic Impact Statement Submittal Requirements as provided by Trinity Scott: A. The applicant needs to update their Transportation Impact Statement (TIS) to show 3 different scenarios: 1. The original PUD/DRI which allowed the residential to have full ingress/egress to and from the non-residential without impacting the public roadway. 2. Existing conditions with the County’s planned improvements a. Heritage Bay Boulevard – From Immokalee Road, allows Heritage Bay residents only – left in/right in/right out b. Quarry Drive (to Limestone Trail) – Heritage Bay/Quarry/Commercial will have full movements (left in/left out/right in/right out) c. Quarry Drive (north of Limestone Trail) – Heritage Bay residents may have egress (needs to be verified), Quarry residents have ingress and egress access. d. Bellaire Bay Drive – From Immokalee Road, Heritage Bay/Quarry/Commercial will have left in, right in/right out movements e. Goodland Bay Drive – From Immokalee Road, all users have left in/right in/right out movements. f. CVS Entrance – From Collier Boulevard Extension, all users have left in/right in/right out movements, also access to Bellaire Bay Drive. 9.A.1.i Packet Pg. 365 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 3 of 6 g. NCH – right in only – site also has access to Bellaire Bay Drive h. County site – right in/right out with a connection to Bellaire Bay Drive i. Weathered Stone Drive (to Bellaire Bay Drive) – all users have left in/left out/right in/right out j. Weathered Stone Drive (east of Bellaire Bay Drive) – Quarry residents’ ingress and egress and Heritage Bay resident may have egress (needs to be verified) 3. Proposed changes with the modified distribution. B. How the proposed modification is consistent with the Growth Management Plan (Future Land Use Element & Transportation Element) as well as the Land Developer Code. C. Staff would prefer language in the PUDA application that would memorialize the intended access i.e. staff has heard in multiple meetings that the residents of Heritage Bay would have access, please spell out what that entails. Rev.1: Apply the external trip generation for all uses within the Commercial Activity Center as actually constructed, plus the uses identified for the two remaining parcels, to the external roadways at all external access points and the intersection at Collier Blvd and Immokalee Rd under the following scenarios: • Scenario 1: Existing access • Scenario 2: Modified access including directional median opening at Bellaire Bay Drive and full median opening with a traffic signal at Woodcrest Drive/Quarry Drive. • Scenario 3: Modified access as included in Scenario 2 plus restricted public access along Limestone Trail. Correction Comment 4: Additional Items that need to be addressed for Transportation Operations Review: Rev.2: Requested analysis is not provided. Staff agreed that the base information provided with the various commercial TIS's should be used...however the evaluation of those data points- calculations needs to be updated to current 10th edition and AUIR...and be evaluated to current conditions-patterns consistently for the commercial center. It must also take into consideration the new signal on Immokalee (known improvements-changes). Rev.1: Provide traffic analyses as necessary to evaluate any significant changes in project traffic volumes for any of the external access points and at the Collier Blvd/Immokalee Rd intersection for each scenario. Include a mitigation plan to address any deficiencies identified that result from the proposed restricted public access along Limestone Trail. Correction Comment 5: Additional Items that need to be addressed for Transportation Operations Review: Rev.2: Table 4 (now Table 6 in revised TIS) has not been updated. Rev.1: Update Table 4 and include the reassigned project trips for Scenarios 2 and 3. 9.A.1.i Packet Pg. 366 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 4 of 6 Correction Comment 6: Additional Items that need to be addressed for Transportation Operations Review: Rev.2: Staff does not agree that the proposed closing of the interconnection to the public needs the standards of the GMP and the LDC. Please address how the proposed change meets both the general GMP elements and especially the minimum code standards of the LDC. Rev.1: Address how the proposed changes meeting the following GMP elements and LDC sections and requirements for mixed-use developments located in activity centers: GMP FLUE Policy 7.3; GMP Transportation Element 9.3; LDC 4.04.02.A.1; LDC 4.04.02.B; LDC 4.07.02.J.4. Informational Comments: • The subject site is listed on the application as approximately 13.52 acres and is designated Urban, Urban Mixed Use District, Urban Residential Subdistrict, and within Urban Rural Fringe Transition Area Overlay as identified on the Future Land Use Map of the Growth Management Plan. This project site is within the Heritage Bay PUD, which is approved for residential, commercial, recreational, and preserve uses. This application is not adding uses or increasing the intensity of the previously approved uses in the Heritage Bay PUD. Stipulations: • APPROVED PER CAPTAIN SEAN LINTZ: The proposal of the following widths on this project: a two-lane divided w/ a 12’ vehicular lane and 4’ bike lane in each direction with intermittent median openings which is mountable for the responding apparatus. See also document in file. GENERAL COMMENTS: 1. Additional comments or stipulations may be forthcoming once a sufficient application has been submitted for review. This correspondence should not be construed as a position of support or non-support for any issues within the petition. Staff will analyze the petition, and the recommendation will be contained in the staff report prepared for the Collier County Planning Commission (CCPC). 2. Please be advised that pursuant to the LDC, an application can be considered closed if there has been no activity on the application for a period of six (6) months. Those six months will be calculated from the date of this letter. 3. Please ensure that all members of your review team that may testify before the CCPC and the Board of County Commissioners (BCC) are registered as lobbyists with the county pursuant to the regulations regarding that issue. 4. When addressing review comments, please provide a cover letter outlining your response to each comment. Include a response to all comments. 9.A.1.i Packet Pg. 367 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 5 of 6 5. Please put revised dates on all exhibits and in the title block of the Site Plan. The PUD document should include a footer that reflects the project name, petition number, date, and page X of Y for the entire document. Documents without this information will be rejected. 6. A partial resubmittal cannot be accepted; please do not resubmit until you can respond to ALL review comments. 7. Note the adopted fee schedule requires payment of additional fees for petitions that require more than four resubmittals; please contact the appropriate staff and resolve issues to avoid this fee. 8. If you would like to discuss the review comments, require clarification, and/or wish to identify agree-to-disagree issues, please set up a post-review meeting through the principal planner, Nancy Gundlach. 9. Public hearings cannot be held until the Neighborhood Information criteria have been met. In some petition types, a Neighborhood Information Meeting (NIM) must be held while other petition types only require the agent to send a letter. All letters and ads must be pre-approved by the county planner. For additional information about the process, please contact me. Please note that the NIM must be held at least 15 days before the first hearing. As you prepare for that meeting, please be aware of the following items: a) Please provide the required affidavit and its attachments before the meeting (in compliance with the LDC); and b) Please post signs to direct attendees to the exact meeting location; and c) Please ensure that there is sound amplification equipment available and working for this meeting. If there is no permanent equipment, please bring a tested/working portable microphone; and d) You must provide a written synopsis of the meeting that includes a list of all questions and answers as well as providing the audio/videotape; and e) Please prepare documents for hand out to all NIM attendees and the public hearing file, that show the differences in the uses that would be allowed in the existing and proposed zoning districts. This request is based upon recent CCPC direction. 10. Pursuant to FS 125.022, should the project receive a third request for additional information, staff requests that the applicant provides written acknowledgment with the resubmittal to waive the regulation that restricts the County from requesting additional information. Projects that do not include such written acknowledgment and that fail to address any outstanding review items with the 4th submittal will be denied/recommended for denial. 9.A.1.i Packet Pg. 368 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Page 6 of 6 If you have any questions, please contact me at (239) 252-2484. Sincerely, Nancy Gundlach Principal Planner Growth Management Department Copy to: Cheryl Ollila Mike Sawyer Ray Bellows Anita Jenkins James French Donna Guittard Thaddeus Cohen Jeanne Marcella 9.A.1.i Packet Pg. 369 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) COMMENT REVIEW MEETING NOTES SEPTEMBER 9, 2020 9.A.1.i Packet Pg. 370 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 18856 N. Dale Mabry Hwy., Lutz, FL 33548 † Ph: (813) 536-2539 † www.nativefla.com HERITAGE BAY PUDA COUNTY COMMENT REVIEW TELECONFERENCE/ZOOM MEETING APPLICANT NOTES MEETING DATE/TIME: SEPTEMBER 9, 2020, 3:00-4:00 Following are the attendees in the teleconference/Zoom meeting: Nancy Gundlach (Collier County), Michael Sawyer (Collier County), Ray Bellows (Collier County), Tom Ross (Jacobs), Anthony Pires (WPL), Chris Meares (Native Eng.), Michael Yates (Palm Traffic) Following are each of the County’s comments from the Review Letter 2: Planned Unit Development Rezone, followed by the applicant’s takeaway/notes from the teleconference, in no particular order of who said what/when. Michael Sawyer – Transportation Planning Correction Comment 2: Additional Items that need to be addressed for Transportation Operations Review: Rev.2: Comments addressed however issue remain on Tables 1, 2, and 3. Please see the correction below. On Table-1 of revised TIS, following needs to be corrected: i. There is no LUC 230 (Single Family) in the ITE Trip Generation 10th edition. The correct LUC is 210 which yields a number of traffic higher than what is shown: 837 vs. 504 during PM Peak Hour. ii. Under Residential Condo LUC should be 220, not 230. Values are correct and correspond to LUC 220. iii.LUC 832 has a typo and should be LUC 932, values are correct. On Table-2 of revised TIS, the following Land Uses need to be corrected according to ITE Trip Generation 10th edition. In Table 3, Medical-Dental/Commercial allocates a square footage of 4,060 to LUC 720 has and a square footage of 5,679 to LUC 820. When calculated separately that yields higher numbers, see below*. Land Use- ITE Land Use Correct Value – Fitted Curve Coffee Shop & Furniture Store -937, 890-We Not sure how this calculated with 93 (47/46) since the square footage was not allocated to the individual LUC Medical/Dental/Commercial-720, 820-81 (35 Entry / 46 Exit)* instead of 38 (15/23) Goodwill -820-145 (69 Entry / 45 Exit) instead of 64 (31/33). Chris Meares: Believed that information was provided in the revised TIS and felt that discussions with staff during their review could have prevented the additional comments and the necessary clarification could have been provided. Michael Yates: Explained that ITE LUC 230 was from the ITE Trip Generation, 6th Edition. The ITE Land Use Code column in Table 1 was provided to correlate the land use codes between the 6th Edition (Original DRI analysis) and the 10th Edition of the ITE Trip Generation Manuals. The correct land use codes were used, and a printout was provided in the appendix of the TIS. In Table 3, the mix of land uses were the same assumptions used in the County approved TIS for the individual projects. 9.A.1.i Packet Pg. 371 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) September 9, 2020 Heritage Bay PUDA Resubmittal Comment Review Teleconference Applicant Meeting Notes Page 2 of 4 Michael Sawyer & Tom Ross: Agreed requested information was provided in the revised TIS. Correction Comment 3: Rev.3: Staff does not agree that only two scenarios were discussed at the methodology meeting. Further, communication from the Principal Planner for this petition forwarded a number of schedule updates that show what is-was needed from your team regarding the submittal package including the TIS (dates can be provided for this communication if needed). Specifically: Traffic Impact Statement Submittal Requirements as provided by Trinity Scott: A. The applicant needs to update their Transportation Impact Statement (TIS) to show 3 different scenarios: 1. The original PUD/DRI which allowed the residential to have full ingress/egress to and from the non-residential without impacting the public roadway. 2. Existing conditions with the County’s planned improvements a. Heritage Bay Boulevard – From Immokalee Road, allows Heritage Bay residents only – left in/right in/right out b. Quarry Drive (to Limestone Trail) – Heritage Bay/Quarry/Commercial will have full movements (left in/left out/right in/right out) c. Quarry Drive (north of Limestone Trail) – Heritage Bay residents may have egress (needs to be verified), Quarry residents have ingress and egress access. d. Bellaire Bay Drive – From Immokalee Road, Heritage Bay/Quarry/Commercial will have left in, right in/right out movements e. Goodland Bay Drive – From Immokalee Road, all users have left in/right in/right out movements. f. CVS Entrance – From Collier Boulevard Extension, all users have left in/right in/right out movements, also access to Bellaire Bay Drive. g. NCH – right in only – site also has access to Bellaire Bay Drive h. County site – right in/right out with a connection to Bellaire Bay Drive i. Weathered Stone Drive (to Bellaire Bay Drive) – all users have left in/left out/right in/right out j. Weathered Stone Drive (east of Bellaire Bay Drive) – Quarry residents’ ingress and egress and Heritage Bay resident may have egress (needs to be verified) 3. Proposed changes with the modified distribution. B. How the proposed modification is consistent with the Growth Management Plan (Future Land Use Element & Transportation Element) as well as the Land Developer Code. C. Staff would prefer language in the PUDA application that would memorialize the intended access i.e. staff has heard in multiple meetings that the residents of Heritage Bay would have access, please spell out what that entails. Chris Meares: First and foremost, the methodology statement submitted with the original TIS indicated that the scenarios provided were discussed at the methodology meeting and we received no comments regarding the methodology not being acceptable. Additionally, it was discussed at the Post-Review meeting following the initial review that the scenario that includes the Quarry/Woodcrest/Immokalee signal would not be included in the TIS. Additionally, the final conditions scenario that was included in the TIS is no different with the signal than without as the distributions won’t change, whether the signal is included or not. 9.A.1.i Packet Pg. 372 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) September 9, 2020 Heritage Bay PUDA Resubmittal Comment Review Teleconference Applicant Meeting Notes Page 3 of 4 For Part A – it is believed the information requested by Trinity Scott in the schedule update by the County’s Principal Planner (Nancy Gundlach) was provided/addressed. For Part B – it is believed that comments in Part B were previously addressed in responses to the initial review comments. Comment B (also same as Correction Comment #6 below) was addressed in the response to Sue Faulkner’s Comment #1 in the initial application review as the comments are identical. We firmly believe that the text amendment does comply with and is consistent with the GMP and the LDC and asked for Michael Sawyer’s explanation on why he believes the project does not comply. We expressed concern that all other County staff, including Planning staff, agree that the text amendment complies while Transportation staff does not. For Part C – it was indicated that the proposed text amendment language already addresses Heritage Bay residents, i.e provides Heritage Bay residents full access over Limestone Trail once gated, and wondered why this is being commented on again as Heritage Bay’s proposed use of the future access controls has been explained and outlined several times to County staff both verbally and in responses to previous comments. Michael Yates: Explained how TIS addresses Part A of the comment. Michael Sawyer: Agreed that Part A was addressed. Indicated that Sue Faulkner reviews for planning, but not for Transportation. Indicated that he doesn’t believe interconnection is provided because the access controls will prevent the public’s use of Limestone Trail as they travel along WB Immokalee to the commercial activity center. Chris Meares followed up Michael’s interconnectio n interpretation indicating that the County’s LDC requires interconnection to be designed to discourage through traffic on local streets so as not to adversely impact local streets. Chris also indicated that the traffic shown to utilize Limestone Trail in the signal warrant study will likely cause adverse impacts to Quarry Drive. This will be indicated in the updated TIS. Tom Ross: Agreed that Part A was addressed. Correction Comment 4: Rev.2: Requested analysis is not provided. Staff agreed that the base information provided with the various commercial TIS's should be used...however the evaluation of those data points-calculations needs to be updated to current 10th edition and AUIR...and be evaluated to current conditions-patterns consistently for the commercial center. It must also take into consideration the new signal on Immokalee (known improvements- changes). Chris Meares: Reiterated that the scenario with the signal at Quarry/Immokalee does not change the final conditions distributions. Michael Yates: Agreed to show an additional figure indicating estimates of volumes anticipated to use the signal. Volumes would be anywhere between 0 – 210 as not all vehicles leaving the commercial activity center will know to use Limestone to access the signal, nor would all motorists want to travel that route and wait for the signal. Agreed to use an assumption that 50-60% of the 210 trips would use the signal, not the 100% assumed with signal warrant analysis, as did not believe the assumption in the signal warrant analysis is a valid assumption. The revised figures would be reviewed by staff and then the study would be updated with the approved figures. Michael Sawyer: Agreed to an assumption that 50-60% of the 210 trips would use the signal and agreed to review the updated figures and if acceptable would be able to provide final review on the report. Tom Ross: Agreed the proposed figure and volume was acceptable. 9.A.1.i Packet Pg. 373 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) September 9, 2020 Heritage Bay PUDA Resubmittal Comment Review Teleconference Applicant Meeting Notes Page 4 of 4 Correction Comment 5: Rev.2: Table 4 (now Table 6 in revised TIS) has not been updated. Michael Yates: Any required updates to this table would be done after staff reviews the additional figures. Correction Comment 6: Rev.2: Staff does not agree that the proposed closing of the interconnection to the public needs the standards of the GMP and the LDC. Please address how the proposed change meets both the general GMP elements and especially the minimum code standards of the LDC. See notes related to Correction Comment #3 above. End of meeting/discussion. 9.A.1.i Packet Pg. 374 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) COMMENT RESPONSE EMAIL OCTOBER 15, 2020 9.A.1.i Packet Pg. 375 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 1 Chris Meares From:Chris Meares Sent:Thursday, October 15, 2020 5:04 PM To:'SawyerMichael'; 'ScottTrinity'; 'Ross, Tom/ORL' Cc:'GundlachNancy'; 'BellowsRay'; 'Anthony Pires'; 'Michael Yates' Subject:RE: Heritage Bay - Transportation Review Comments Meeting Attachments:Report-QuarryCommunitDevelopment-TIS-v06 graphics.pdf Michael, Attached are the revised figures along with your comments below and our responses in bold red. 1. Two documents were provided. One include meeting notes from our September 9 teleconference. The other includes three revised traffic figures. RESPONSE: Correct. 2. Each figure reflects three access points on Immokalee Rd and the intersection at Immokalee Rd and Collier Blvd only. The access on Immokalee Rd at Heritage Bay Blvd in not included. None of the access points along Collier Blvd are included. Limestone Tr and traffic using Limestone Tr is not shown either. RESPONSE: We are unsure if the comment is suggesting the access on Immokalee at Heritage Bay be included as an additional scenario or if the comment is pointing out a fact from the submitted TIS. From the inception, when the methodology was first agreed upon and through the many conference calls, discussions and requests, the intersection of Immokalee Road and Heritage Bay Blvd has never been requested to be included and would not be impacted by the gating of Limestone Trail. From the outset and continuously through the submittal and review process, it was agreed that all of the project traffic on Collier Boulevard would be shown as going through the intersection of Immokalee Road and Collier Boulevard, rather than showing the individual driveways on Collier Boulevard. 3. Figure Three reflects existing access conditions. RESPONSE: Figure 3 illustrates the existing conditions when we started the study and show in all of the previous County approved TISs. 4. Figure Four does not reflect a viable scenario. It assumes directional median openings at both Bellaire Bay Dr and Quarry Dr concurrently. RESPONSE: Figure 4 represents the scenario that was evaluated and approved in all of the previous County approved TISs. It is our understanding that this is the condition that currently exists. 5. Figure Five is not clear. It includes a directional median opening at Bellaire Bay Dr and a full median opening at Quarry Dr with a signal. However, it does not state whether Limestone Tr is open or closed to the public. RESPONSE: Figure 5 has been relabeled to identify that it is Scenario 2, with Limestone Trail not gated and Quarry Drive signalized. 6. There should be two separate figures with access as shown in Figure Five, including the traffic signal at Quarry Dr, one figure with Limestone Tr open to the public and one figure with Limestone Tr closed to the public. RESPONSE: Figure 6 has been added that is labeled Scenario 3, which illustrates Limestone gated, with full access to the residents of The Quarry and Heritage Bay and directional median opening at Goodland Bay and Bellaire Bay. 7. Due to the missing information and comments as listed above, we have not been able to verify the volumes shown in the 3 Figures. RESPONSE: Given the responses above, it is assumed the information provided enables the verification of the volumes. We encourage you to contact us if there are any additional questions or if additional clarification is needed. Thanks. 9.A.1.i Packet Pg. 376 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 2 Chris Meares, P.E. NATIVE ENGINEERING, PLLC Physical: 18856 N. Dale Mabry Hwy., Lutz, FL 33548 Mailing: P.O. Box 2995, Land O’ Lakes, FL 34639 Work: 813-536-2539 Direct: 813-616-6692 Cell: 813-735-0535 www.nativefla.com From: SawyerMichael <Michael.Sawyer@colliercountyfl.gov> Sent: Thursday, October 8, 2020 3:55 PM To: Chris Meares <chris@nativefla.com>; ScottTrinity <Trinity.Scott@colliercountyfl.gov>; Ross, Tom/ORL <Tom.Ross2@jacobs.com> Cc: GundlachNancy <Nancy.Gundlach@colliercountyfl.gov>; BellowsRay <Ray.Bellows@colliercountyfl.gov>; Anthony Pires <APires@wpl-legal.com>; Michael Yates <myates@palmtraffic.com> Subject: RE: Heritage Bay - Transportation Review Comments Meeting Mr. Meares, After a brief review of the documents provided, here’s what we’ve found so far: 1. Two documents were provided. One include meeting notes from our September 9 teleconference. The other includes three revised traffic figures. 2. Each figure reflects three access points on Immokalee Rd and the intersection at Immokalee Rd and Collier Blvd only. The access on Immokalee Rd at Heritage Bay Blvd in not included. None of the access points along Collier Blvd are included. Limestone Tr and traffic using Limestone Tr is not shown either. 3. Figure Three reflects existing access conditions. 4. Figure Four does not reflect a viable scenario. It assumes directional median openings at both Bellaire Bay Dr and Quarry Dr concurrently. 5. Figure Five is not clear. It includes a directional median opening at Bellaire Bay Dr and a full median opening at Quarry Dr with a signal. However, it does not state whether Limestone Tr is open or closed to the public. 6. There should be two separate figures with access as shown in Figure Five, including the traffic signal at Quarry Dr, one figure with Limestone Tr open to the public and one figure with Limestone Tr closed to the public. 7. Due to the missing information and comments as listed above, we have not been able to verify the volumes shown in the 3 Figures. At this point I see two options moving forward. You can submit what you provided for this quick review, or you can use the above comments and revise the documents. Staff will of course review the submittal, do our evaluation, assessment and make a determination so the petition can move forward to hearing. Respectfully, Michael Sawyer Principal Planner Growth Management Department Transportation Planning 2685 South Horseshoe Drive, Suite 103 Naples, Florida 34104 9.A.1.i Packet Pg. 377 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 3 239-252-2926 michael.sawyer@colliercountyfl.gov From: Chris Meares <chris@nativefla.com> Sent: Thursday, October 8, 2020 6:35 AM To: SawyerMichael <Michael.Sawyer@colliercountyfl.gov> Cc: GundlachNancy <Nancy.Gundlach@colliercountyfl.gov>; BellowsRay <Ray.Bellows@colliercountyfl.gov>; Anthony Pires <APires@wpl-legal.com>; Michael Yates <myates@palmtraffic.com> Subject: Re: Heritage Bay - Transportation Review Comments Meeting EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Michael, It's been over a week now since I emailed the TIS figures and meeting notes to you for review and general acceptance. The applicant is anxious for us to complete our formal resubmittal so we can wrap up the application review phase. Can you please respond and let us know if you feel the TIS will be sufficient for full review with the addition of the figures? Nancy, I'm not sure if you've had any communication with Michael Sawyer, but I was hoping/expecting, based on our last phone conversation, you could help nudge this along. Please let me know if there is anything needed from the applicant's end in order for us to get the green light to make the final submittal. As you, Ray, and I discussed, we are expecting this final review to result in approval of the application so we can be scheduled for the Planning Commission meeting, so your assistance is much needed at this stage to help coordinate this final review. Thanks and please advise at your earliest convenience as I have a meeting with the Quarry Board to provide an updated schedule for completion of this entire process. Sent via mobile device by: Chris Meares, Native Engineering, PLLC 813-735-0535 On Tue, Sep 29, 2020, 5:07 PM Chris Meares <chris@nativefla.com> wrote: Michael, Nancy, Ray, and I had a quick call last week to discuss the subject project and our teleconference on 9/9. As discussed during that meeting, Michael Yates with Palm Traffic indicated he would provide updated figures to account for the scenario of the signalized intersection at the Quarry/Woodcrest/Immokalee intersection. Nancy indicated that if we submitted the figures to you for review, she would coordinate your cursory review of the figures for general acceptance to include in the revised TIS so Transportation can complete their review of the Heritage Bay PUDA application and we can advance to the earliest reasonable Planning Commission Meeting. Therefore, please find attached the requested figures along with our general meeting notes from the teleconference on 9/9. If there are any disagreements with the notes, please let me know so I may revise accordingly. Please also let us 9.A.1.i Packet Pg. 378 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 4 know if the figures are acceptable and if we are good to make the formal resubmittal with the anticipation that the revised TIS can be reviewed in its entirety for approval/acceptance. Thanks and please let us know of any questions/comments/concerns over the attached so we can get this phase of the application wrapped up. Chris Meares, P.E. NATIVE ENGINEERING, PLLC Physical: 18856 N. Dale Mabry Hwy., Lutz, FL 33548 Mailing: P.O. Box 2995, Land O’ Lakes, FL 34639 Work: 813-536-2539 Direct: 813-616-6692 Cell: 813-735-0535 www.nativefla.com The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location. -----Original Appointment----- From: ClarkeThomas <Thomas.Clarke@colliercountyfl.gov> Sent: Tuesday, September 8, 2020 4:10 PM To: GundlachNancy; SawyerMichael; ScottTrinity; BellowsRay; Anthony Pires; chris@nativefla.com; tom.ross2@jacobs.com Subject: Heritage Bay - Transportation Review Comments Meeting When: Wednesday, September 9, 2020 3:00 PM-4:00 PM (UTC-05:00) Eastern Time (US & Canada). Where: Skype Meeting ......................................................................................................................................... Join Skype Meeting Trouble Joining? Try Skype Web App 9.A.1.i Packet Pg. 379 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 13 Figure 3. Existing Median Opening 9.A.1.iPacket Pg. 380Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 14 Figure 4. Channelized Median Opening Scenario 1 9.A.1.iPacket Pg. 381Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 15 Figure 5. Quarry Drive Signalized with Limestone Trail Unrestricted – Scenario 2 9.A.1.iPacket Pg. 382Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) Traffic Impact Statement Limestone Trail 16 Figure 6. Quarry Drive Signalized with Limestone Trail Restricted – Scenario 3 9.A.1.iPacket Pg. 383Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) HYBRID VIRTUAL PUBLIC HEARING WAIVER 9.A.1.i Packet Pg. 384 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 385 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 386 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 387 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 388 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 18856 North Dale Mabry Hwy., Lutz, FL 33548 † Ph: (813) 536-2539 † www.nativefla.com Neighborhood Information Meeting Petition PL20200000191 HERITAGE BAY PUD AMENDMENT (PUDA) August 31, 2020 Dear Property Owner: Please be advised that a formal application has been submitted to Collier County by the Quarry Community Association, Inc. seeking approval of a text amendment to the Heritage Bay Planned Unit Development Ordinance (Heritage Bay PUD). The PUDA text amendment proposes to amend the Heritage Bay PUD solely to clarify the ability to place and operate access control facilities, including gates and control arms, on Limestone Trail. The Heritage Bay PUD is located on the northeast corner of the intersection of Immokalee Road (C.R. 846) and Collier Boulevard (C.R. 951), in Sections 13, 14, 23 and 24, Township 48 South, Range 26 East, Collier County, Florida; and Limestone Trail is located within the Heritage Bay PUD, as depicted below. HERITAGE BAY PUD In compliance with the Land Development Code, a Neighborhood Information Meeting will be held to allow business and property owners, residents, and visitors to discuss the project with the owner/developer and Collier County staff. At this meeting, the petitioner will make every effort to illustrate the proposed improvements and to answer any questions. If you are unable to attend the meeting in-person and would like the opportunity to participate virtually, an online meeting will be available. Details related to joining the online meeting can be obtained by contacting Chris Meares by mail or phone at NATIVE ENGINEERING, PLLC, P.O. Box 2995, Land O’ Lakes, FL 34639; 813-536-2539; or by email at chris@nativefla.com. If you are unable to attend the in-person meeting or participate virtually, and have questions or comments, they can also be directed to Chris Meares as noted above. Meeting location and details are as follows: DATE: Tuesday, September 15, 2020, 5:30 PM ADDRESS/LOCATION: Quarry Golf Club - 8950 Weathered Stone Drive, Naples, FL 34120 FOR GPS USERS: Access Golf Club via Quarry Drive off Immokalee (8710 Quarry Drive) NOTE: Physically present attendees are required to wear masks. Sincerely, Chris Meares, P.E. 9.A.1.i Packet Pg. 389 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) PHOTOS OF SIGNS POSTED FOR CCPC HEARING NOTIFICATION 9.A.1.i Packet Pg. 390 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) PHOTOS OF SIGNS POSTED FOR CCPC HEARING NOTIFICATION 9.A.1.i Packet Pg. 391 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 392 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, 9.A.1.i Packet Pg. 393 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 394 Attachment: Attachment G-Application 11-25-20 (14525 9.A.1.i Packet Pg. 395 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, 9.A.1.i Packet Pg. 396 Attachment: Attachment G- 9.A.1.i Packet Pg. 397 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 398 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 399 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 400Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 401Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 402Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 403Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) NEIGHBORHOOD INFORMATION MEETING NOTICE LETTER 9.A.1.i Packet Pg. 404 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 18856 North Dale Mabry Hwy., Lutz, FL 33548 † Ph: (813) 536-2539 † www.nativefla.com Neighborhood Information Meeting Petition PL20200000191 HERITAGE BAY PUD AMENDMENT (PUDA) August 31, 2020 Dear Property Owner: Please be advised that a formal application has been submitted to Collier County by the Quarry Community Association, Inc. seeking approval of a text amendment to the Heritage Bay Planned Unit Development Ordinance (Heritage Bay PUD). The PUDA text amendment proposes to amend the Heritage Bay PUD solely to clarify the ability to place and operate access control facilities, including gates and control arms, on Limestone Trail. The Heritage Bay PUD is located on the northeast corner of the intersection of Immokalee Road (C.R. 846) and Collier Boulevard (C.R. 951), in Sections 13, 14, 23 and 24, Township 48 South, Range 26 East, Collier County, Florida; and Limestone Trail is located within the Heritage Bay PUD, as depicted below. HERITAGE BAY PUD In compliance with the Land Development Code, a Neighborhood Information Meeting will be held to allow business and property owners, residents, and visitors to discuss the project with the owner/developer and Collier County staff. At this meeting, the petitioner will make every effort to illustrate the proposed improvements and to answer any questions. If you are unable to attend the meeting in-person and would like the opportunity to participate virtually, an online meeting will be available. Details related to joining the online meeting can be obtained by contacting Chris Meares by mail or phone at NATIVE ENGINEERING, PLLC, P.O. Box 2995, Land O’ Lakes, FL 34639; 813-536-2539; or by email at chris@nativefla.com. If you are unable to attend the in-person meeting or participate virtually, and have questions or comments, they can also be directed to Chris Meares as noted above. Meeting location and details are as follows: DATE: Tuesday, September 15, 2020, 5:30 PM ADDRESS/LOCATION: Quarry Golf Club - 8950 Weathered Stone Drive, Naples, FL 34120 FOR GPS USERS: Access Golf Club via Quarry Drive off Immokalee (8710 Quarry Drive) NOTE: Physically present attendees are required to wear masks. Sincerely, Chris Meares, P.E. 9.A.1.i Packet Pg. 405 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) NEIGHBORHOOD INFORMATION MEETING ADDRESSING LIST 9.A.1.i Packet Pg. 406 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 FOLIO ADDRESSTYPE #10 IRREVOCABLE TRUST 9440 BENVENUTO CT #202 NAPLES, FL 34119---0 23933000442 US 10518 VACATION HOME TRUST 1855 ASPEN DRIVE ZAINESVILLE, OH 43701---0 26145001702 US 10538 SMOKEHOUSE BAY NMN TRUST 31 DEERHAVEN DR NASHUA, NH 03064---1122 26145002086 US 292 FIFTEENTH REVOCABLE TRUST 137 CROSBY BLVD AMHERST, NY 14226---0 23933000387 US 301 MAIN LLC 2420 QUEENSBERRY LN SHELBY TOWNSHIP, MI 48316---2046 76528901741 US 9051 GERVAIS TRUST 720 GOODLETTE ROAD NORTH STE 304 NAPLES, FL 34102---0 80710100566 US 9059 GERVAIS CIR 1305 LLC 15275 COLLIER BLVD 201-116 NAPLES, FL 34119---0 49660097922 US 9475 QUARRY DRIVE LAND TRUST 9475 QUARRY DR 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International LEDUC, CLAUDE & JOHANNE 748 QUAKER RD FONTHILL L3C 3H4 CANADA 76528902300 International LEO, JOSEPH & ANNA T JOSEPH R LEO AMANDA LEO 18 GORING WAY NIAGARA-ON-THE-L L0S 1J1 CANADA 76528911663 International LES GESTIONS SEVE-AN S E N C 215 ST FRANCOIS-XAVIER STE 105 DELSON J5B 1X8 CANADA 76528901042 International LEVASSEUR, NICOLE 3025 MICHELINE BEAUCHEMIN LONGUEUIL JAN 0G6 CANADA 26145003849 International LIU TR, JOHN KWONG ON MARY CHING YI LIU TR 56 GOSSAMER AVE NORTH YORK M2M 2X4 CANADA 76528911524 International MACDONALD, JAMES BRUCE JANET LAUREL MACDONALD 32 NORMANDALE CRESENT TORONTO M2P 1M8 CANADA 68986815526 International MACKOW, ANTHONY & HILDA NATASHA MACKOW 327A LAKE PROMENADE TORONTO M8W 1A6 CANADA 26145001540 International MAHER JOSEPH HENRY LIVING TR 3882 VAN HORNE MONTREAL H3S1R8 CANADA 68986814161 International MAPLE KEY FLORIDA HOLDINGS LLC 1128 TRAILHEAD PLACE KINGSTON K7M 9H3 CANADA 79873400208 International MARCIANO, PIERO 1800 THE COLLEGEWAY #1403 MISSISSAUGA L5L 5S4 CANADA 23915001922 International MARSHALL, STEVE ELIZABETH DOUCETTE 154 ANCHOR'S WAY THORNBURY N0H 2P0 CANADA 68986960824 International MASSIS, PETER & EMIONI 48 SUMMERLEN DR HAMILTON L8T 4Y2 CANADA 76528908184 International MATROOK, NIZAR & NADA 1187 WOODEDEN DR MISSISSAUGA L5H 2T7 CANADA 49660088009 International MCCONE, DAVID JOHN & JANET ANN FLAT 1/1 6 HAGGS GATE GLASGOW G41 4BB UNITED KINGDOM 79873402183 International MCCUAIG, PETER & DEBORAH 422 HIGHSIDE DRIVE MILTON L9T 1X1 CANADA 26145002387 International MCCULLOCH, ANDREW M & JUNE E 89 CARTMORE ROAD PAISLEY PA1 3JS UNITED KINGDOM 24171001008 International MCDONALD, RANDY & DIANNE 231 SCHOONER DR PORT DOVER N0A 1N3 CANADA 76528906209 International MCINTOSH, DAVID G & CELIA RUTH ANDREW D MCINTOSH CAROLYN J MCINTOSH 116 CHAPMAN COURT AURORA L4G 0E2 CANADA 76528902481 International MCKAY, WAYNE W & PATRICIA A 2874 NORTHWAY AVE WINDSOR N9E 4K3 CANADA 76528902601 International MCLAUGHLIN, KAREN RALPH BENTFELD 809-16 BARREL YARDS BLVD WATERLOO N2L 0C4 CANADA 76528911809 International MEDHURST, SCOTT J DEBORA E MEDHURST 57A HORSAAM AVENUE NORTH YORK L7E 0B6 CANADA 68968198407 International MELOCHE, MICHAEL & BRENDA 1007 SKYVALLEY CRESCENT OAKVILLE L6M 3L2 CANADA 79873411802 International MENARY, JOHN THOMAS 592 GLADWYNE CT MISSISSAUGA L5H 4L4 CANADA 24171000384 International MENDOLIA, VITO F & JOANNE 10 PARSON COURT TORONTO M6M 2N7 CANADA 79873428086 International MESSIER, FRANCE JULES MORIN 1054 RUE LEON BINQUET BOUCHERVILLE J4B 8N6 CANADA 26145001760 International MICHEL ANDERSON LIV TRUST LUCRETIA ANDERSON LIV TRUST #905-250 GLENRIDGE DRIVE WATERLOO N2J 4H8 CANADA 79873428329 International MOLONY, BRENDAN & MAUREEN 70 WATERFORD CRES STONEY CREEK L8E 4Z9 CANADA 76528900920 International MOONEY, THOMAS T JACQUELINE ANN MOONEY 18 FORRESTWOOD CRESCENT HOLLAND LDG L9N 1C7 CANADA 79873428507 International MOORE, DOUGLAS GLENN & BRENDA 39 ELYSIAN FIELDS CAMERON K0M 1G0 CANADA 68986812723 International NIM-POList_1000_PL20200000191 9.A.1.i Packet Pg. 425 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 20 MORELLA, MARK E BARBARA ANNE MCKINLAY 66 TERRACE DRIVE DUNDAS L5H 3X2 CANADA 76528903846 International MORRA, MARY & LORENZO 60 OLD MILL ROAD #1002 OAKVILLE L6J 7V9 CANADA 79873421041 International MORRISON, ANNE JOHN EDWARD MORRISON 1019 NELLIE LITTLE CRES NEWMARKET L3X 3E6 CANADA 49660096745 International MOTIONMED HOLDINGS INC % MAX KLEINMAN 1888 BAYVIEW AVE PH-6 TORONTO M4G 0A7 CANADA 76528910062 International MURRAY, IAN & JOAN 2183 POND RD OAKVILLE L6H 6Z2 CANADA 49660090408 International MURRAY, ROSS KATHRYN HAYWARD MURRAY 5245 MIDDLEBURY DR MISSISSAUGA L5M 5E5 CANADA 79873428808 International NERLING, ARDEN RAYMOND CAROL COULA NERLING 35 GLEAVE COURT AURORA L4G 7L9 CANADA 49660079241 International NERLING, WALTER & ELSE 147 ALLEN ST TILLSONBURG N4G 0A1 CANADA 76528901149 International NESVADBA, MICHAL ANDREA NESVADBOVA HODANOVA BOHUMILA KAVKY 846 PRUHONICE 25243 CZECH REPUBLIC 79873421562 International NEWELL FAMILY TRUST-2011 303551 SOUTHLINE RR #1 PRICEVILLE NOC1KO CANADA 68986815720 International NITSOPOULOS, ANGELO MARIA GRAZIA ANDRISANI 11151 WESTON RD WOODBRIDGE L4L1A6 CANADA 76528906403 International NITSOPOULOS, CHRISTOS EUGENIA NITSOPOULOS 21 BARANIUK ST ST CATHERINES L2N 1N4 CANADA 76528908320 International NITSOPOULOS, JOHN MARY MARGARET NITSOPOULOS 55 DALEMERE CRES ST CATHARINES L2N 7K2 CANADA 79873428620 International NORMAND BOURDEAU LIV TRUST SUZANNE RANCOURT LIV TRUST 380 DES ROSELINS ILE DES SOEURS VERDUN H3E 1X8 CANADA 76528913182 International OCEAN BLUE PROPERTIES LTD 2289 BELFAST CRESCENT MISSISSAUGA L5K 1N7 CANADA 76528903561 International OCONNOR, JOHN & NICOLE 2328 AWENDA DRIVE OAKVILLE L6H 7J7 CANADA 79873428426 International OLIVER, PETER M & TRACY R 74 MONKMAN COURT AURORA L4G 7J9 CANADA 68986803266 International OSULLIVAN, JOHN & MERLE 271 GREY SILO RD #19 WATERLOO N2K 0E9 CANADA 79873403629 International OVSEC, RALPH & LINDA M 5-3353 LIPTAY AVE OAKVILLE L6M 0M6 CANADA 79873411640 International PANNUNZIO ET AL, ASSUNTA 8221 RUE DOMREMY MONTREAL H1R 2N8 CANADA 76528908304 International PARENT, GINETTE 962 CAMERON ST CUMBERLAND K4C 1 CANADA 49660093104 International PARRACK, BRUCE C & MELANIE E 674 MOUNTAIN ROAD COLLINGWOOD L9Y 5G3 CANADA 51950001027 International PARSONS, ERIC 65 BOND ST ST JOHN'S A1C 1T2 CANADA 26145001320 International PAULENE M EDEN-WALKER TRUST 57 KINGSLANDING PRIVATE OTTAWA K1S 5P8 CANADA 49660087369 International PELAN, JAN EVA ANGE BREJSOVA NA SAMOTE 859/2 PRAHA 9 190 00 CZECH REPUBLIC 68986816460 International PELLAND, SYLVAIN NATHALIE MAHEU 305 MEDARD HEBERT LA PRAIRIE J5R6W7 CANADA 68986815380 International PELLETIER TR, ANDRE PELLETIER LIV TRUST 303 CLAIREVUE BLVD E APT 1104 SAINT BRUNO J3V 0B2 CANADA 79873410104 International PET QUARTERS CORPORATION 36 GOLLOP CRESCENT GEORGETOWN L7G 5P2 CANADA 49660096703 International PETERSON, SCOTT D & JOAN E 103 DEER CREEK DR ELGINBURG K0H 1 CANADA 79873400800 International PETTI, CLAUDIO & ELIZABETH 39 KOKANEE CT MAPLES L6A2V CANADA 49660096240 International PHILLIPS, STEVEN N & SANDRA E RAFTERS, THE GLADE KINGSWOOD SURREY KT20 6LL UNITED KINGDOM 51950001302 International POOLE, DEBRA E PO BOX 850 BOBCAYGEON KOM 1A0 CANADA 68986814226 International PORCHETTA, AGOSTINO GIOVANNI PORCHETTA 135 RUE DE REVEILLON BOUCHERVILLE J4B 6P8 CANADA 76528908281 International PORCHETTA, TEODORO & LIBERA 22 OAK LEA CIR MARKHAM L3P 3M5 CANADA 76528908223 International POULIN, PIERRE 308 PLACE ANTOINE FORESTIER CARIGNAN J3L 0H6 CANADA 79873420026 International PRAGER, MARK H JOCELYN F GREER 1093 REGATTA CT KINGSTON K7M8R2 CANADA 68986802869 International PROVENZANO, FRANK MARILYN JEAN PROVENZANO PO BOX 164 TURKEY POINT N0E 1T0 CANADA 79873400321 International QUIMBY, ERIC E C & ANNE E 409 WATSON AVENUE OAKVILLE L6J 3V9 CANADA 76528900603 International QURESHI, ASHFA GIOVANNI SEPE 202 SEATON STREET TORONTO M5A 2T4 CANADA 76528909468 International RAE ET AL, ROBERT STEVEN 3-9 GEORGE ST W STRATFORD N5A 1A6 CANADA 79873428604 International RAFFOUL ET AL, ANAS 10418 SUITE E- BLVD GOUIN WEST ROXBORO H8Y 1W4 CANADA 76528903545 International RANDOLPH A ANDREWS LIV TRUST HEATHER C M ANDREWS LIV TRUST 314-670 GORDON ST WHITBY L1N 0K9 CANADA 49660097689 International RAYMOND ET AL, ANDRE 159 RUE DU LAC-DES-SITTELLES AUSTIN J0B 1B0 CANADA 76528911922 International REINHART, MATTHEW C MICHELE REINHART 50 EGLINGTON AVE W #1004 MISSISSAUGA L5R 3P5 CANADA 76528908825 International RICCI, VINCENT & ANGELA 2246 GRAND RAVINE DRIVE OAKVILLE L6H 6B1 CANADA 79873420068 International ROBERTS EST, ROLAND JOHN 16 ST FAGANS CLOSE FAIRWATER CARDIFF GREAT BRITAIN CF5 3AZ ENGLAND 49660096981 International RODRIGUES TR, EMILE & CHERYL RODRIGUES FAMILY BUSINESS TR UTD 12/23/96 404-372 QUEEN ELIZABETH DRIVEWAYOTTAWA K1S 5W3 CANADA 68986813502 International RUBINSTEIN, RUTH 26 MARINERS HAVEN COLLINGWOOD L9Y 5B5 CANADA 68986818125 International RUSSELL FORBES INVEST LTD 5 WESTGATE WALK KITCHENER N2M2T7 CANADA 24171001105 International RUSSELL, ROBERT LAIRD KAREN GAIL RUSSELL 1059 ROCKCLIFFE CT OAKVILLE L6M 1B8 CANADA 68986801349 International SANSCARTIER, LISE JOANIE SOUCY 1629 DE NEUCHATEL SAINT-MICHEL J0L 2J0 CANADA 76528902588 International SARRACINI FLORIDA LAND TRUST 32 ARKELL RD UNIT #29 GUELPH N1L 0L4 CANADA 76528909662 International SAUNDERS ET AL, MICHAEL 1101 WELLINGTON RD 11S RR #2 WALLENSTEIN N0B 2S0 CANADA 80710100540 International SHOTT, JULIE A 124 SEYMOUR DR ANCASTER L9G 4N6 CANADA 79873410201 International SLEATH, DENNIS W & MARILYN A OAKFIELD HOUSE 2 TURNERS FARM CLOSE HANNINGTON NORTHAMPTON NN6 9SD UNITED KINGDOM 63776000465 International SOLIMINE, ANTONIO & ROSA 3624 STRATTON WOODS GATE MISSISSAUGA L5L 4V6 CANADA 76528909345 International SOUTH HOME TRUST % LETTE LLP 904-40 UNIVERSITY AVE TORONTO M5J 1T1 CANADA 68986802623 International SPROAT, JEFFREY W RENA M SPROAT 111 CORTINA CRESCENT BLUE MOUNTAIN L9Y 0S9 CANADA 79873411501 International STEPHENS, ALLEN & LINDA 1345 LAUREL BAY CT WINDSOR N8P 1M9 CANADA 76528906021 International STERN FAMILY FL LAND TRUST 3590 RIVERGATE WAY #1102 OTTAWA K1V 1V6 CANADA 68986802584 International STONE LAKE TRUST C/O DIANNE DUDAS 1136 BIRCHVIEW RD DOURO-DUMMER K0L 2H0 CANADA 68986771741 International STOPPA ET AL, DINO 841 ROZEL CRES OTTAWA K2A 1H8 CANADA 79873400729 International STOPPA, DINO ALEXIS CORBETT MARK BRUCE CORBETT 841 ROZEL CRESCENT OTTAWA K2A 1H8 CANADA 79873400169 International TALBOT, THOMAS & JOANNE 111 ELLIS DR RR 2 CLARKSBURG NOH 1JO CANADA 68986815607 International TAMBURRO, MARK E 141 VALECREST DR TORONTO M9A 4P8 CANADA 79873428280 International TERRY JUTERAM LIVING TRUST JANICE JUTERAM LIVING TRUST 53 MAINARD CRESCENT BRAMPTON L6R 2 CANADA 49660096800 International TO TR, JOSEPH WAH MAN LIZA TSUI MEI TAM TR 7 FIERHELLER COURT MARKHAM L6C 0W6 CANADA 76528911362 International TOMC, JOHN E & ALANA H 1610 ARGUS STREET LASALLE N9J 3H5 CANADA 79873410625 International TROZZO, SALVATORE 164 LYNDHURST AVENUE TORONTO M5R 2Z9 CANADA 49660087288 International TUTINO FAMILY TRUST 3470 TETRAULT MONTREAL H4K 2R1 CANADA 79873410641 International URSO, DAVID AMARANTA DEANGELIS URSO 125 FLUSHING AVE WOODBRIDGE L4L 8H7 CANADA 68986816444 International VALENTINI, ANTONIO BERNICE ANNA VALENTINI 6 ABBRUZZE COURT WOODBRIDGE L4L 8Z1 CANADA 49660088041 International VAN SANTEN, ARTHUR C & DONNA M 941 GORDON ST #40 GUELPH N1G 4R9 CANADA 79873420440 International VANKESSEL, PETER D & WENDY M 2061 COUNTRY CLUB DR BURLINGTON L7M 3V4 CANADA 79873420204 International VAUGHAN, BRAD C & DONNA R 1 CREEKSIDE COURT CALEDON L7E 0B3 CANADA 76528908362 International VEENEMAN, JOHN P BARBARA MARIE RUSSELL 30 BAY BERRY LANE SS1 NIAGARA O/T LAKE L0S 1J0 CANADA 26145001003 International VESCIO, LUIGI CATHERINE VESCIO MARIA VESCIO 8005 ANNE MARIE CRESCENT NIAGARA FALLS L2H 2Z4 CANADA 76528909060 International VIENKEN, MICHAEL LINE DION 531 DES FALAISES MONT ST HILAIRE J3H 5R6 CANADA 76528900522 International VROOM, CHRISTOPHER HAROLD JANET GAIL DONALD 1724 LAC SIR JOHN LACHUTE J8H 4M7 CANADA 49660079461 International W G MYLES ENTERPRISES LTD 299 LIVERPOOL RD NEWMARKET L34 6K7 CANADA 68986772122 International WALTERS, GARY J 35 BAKER HILLS BLVD PH 4 STOUFFVILLE L4A IP8 CANADA 79873420741 International WARREN, RALPH & ANNE M 6 FAWN HILL CT COBOURG K9A 4J9 CANADA 76528908249 International WARRIAN, STEPHEN & RHONDA 136 SIX POINT RD TORONTO M8Z 0A1 CANADA 79873428060 International WATSON, RICHARD A CATHERINE E WATSON 5 DUVAL DR BARRIE L4M 6V2 CANADA 80710099062 International WES WILSON FAMILY TRUST 29 MICHAEL CUMMINGS CT UXBRIDGE L9P 0E6 CANADA 26145003603 International WHYTE, ELIZABETH JANE THE BAMHOUSE ROOKERY RD MONEWDEN WOODBRIDGE SUFFOLK IP137DD UNITED KINGDOM 49660093227 International WIETZES, ALBERT J & ANNE L 51 LONGBRIDGE ROAD THORNHILL L4J 1L9 CANADA 79873420628 International WILLS, ROBERT W & M ANNE 16 NEWPORT BLVD COLLINGWOOD L9Y 4Y9 CANADA 76528900506 International WOODHOUSE, VIRGINIA RUTH 10 UPPER HIGHLAND ALLISTON L9R 0K5 CANADA 73640001085 International ZAITCHIK, STEPHEN M JEANNETE V ZAITCHIK 51 YORK MILLS RD #316 TORONTO M2P 1B6 CANADA 76528908896 International ZARAMA, ANDREW ALEXANDRA ZARAMA 25 CEDARHILL DR OTTAWA K2R 1C5 CANADA 68986810547 International ZUCCARO, ALFREDO & RITA 305-80 VANAULEY STREET TORONTO M5T 0C9 CANADA 68986816965 International NIM-POList_1000_PL20200000191 9.A.1.i Packet Pg. 426 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) NEIGHBORHOOD INFORMATION MEETING SIGN-IN SHEET 9.A.1.i Packet Pg. 427 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 428 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 429 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 430 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.i Packet Pg. 431 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) First Name Last Name Email Jim Lemons sjlemons@comcast.net Michel Anderson manderson.heritagebay@gmail.com Mike Schmidt mschmidt.heritagebay@gmail.com MJ Diegel mjdiegel.heritagebay@gmail.com James Lemons jlemons.heritagebay@gmail.com Thomas Bava tbava.heritagebay@gmail.com Thomas Elmore telmore.heritagebay@gmail.com Karl Heck kheck.heritagebay@gmail.com Maureen Pratscher mpratscher.heritagebay@gmai.com Richard Phelps rphelps.heritagebay@gmail.com Robert Staehle roberts@golfheritagebay.com Matt Renner mattr@golfheritagebay.com Stephanie McIntosh stephaniem@golfheritagebay.com Bill Rowe pb6248@icloud.com Pam Toorock pamwrighttoorock@gmail.com Larrie Hindman larriehindman@gmail.com John Schepis johnschepis1@optonline.net Jeffrey Querio seaspa1@icloud.com Paul Shellberg paulc914@yahoo.com Polia Petkova petkovap@gmail.com Richard Norman RMNORMAN47@msn.com Mary Leschuk mleschuk@aol.com Joseph Michetti jmichetti@ameri-line.com Terry & Judy Gueldner tlake309@gmail.com John Schick jmschick3rd@gmail.com Michael Myers mkmyers1080@gmail.com Sheldon Edner sheldonedner4368@hotmail.com Cathleen Grady cathleengrady@hotmail.com Peter Solano petesolo@me.com Ruby Lowes lowesr@comcast.net Joseph McCorkle joe3putt@gmail.com Margaret Kelton p.kelton55@gmail.com Joseph Morris taxacct.jm@gmail.com Jessica Harrelson Jessica@davidsonengineering.com Reggie Lewkowshi reglew@aol.com Joan Lewkowshi joanmclew@aol.com John Abdelahad johnaba@aol.com Bob Radunz bradunz@qglnaples.com Jody Tatro quarryjody@gmail.com Debby Keil Debby.Keil@fsresidential.com Heritage Bay PUDA Neighborhood Meeting Virtual Meeting Attendance List 9.A.1.i Packet Pg. 432 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) NEIGHBORHOOD INFORMATION MEETING HANDOUTS 9.A.1.i Packet Pg. 433 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 434Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) NEIGHBORHOOD INFORMATION MEETING EXHIBIT 9.A.1.i Packet Pg. 435 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) 9.A.1.iPacket Pg. 436Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) NEIGHBORHOOD INFORMATION MEETING POWERPOINT PRESENTATION 9.A.1.i Packet Pg. 437 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay PUDA) HERITAGE BAY PUD (PUDA) PL20200000191 Neighborhood Information Meeting September 15, 2020 5:30 PM Quarry Golf Club 9.A.1.i Packet Pg. 438 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 2.5 SUBSTITUTIONS TO DESIGN STANDARDS A.Standards for roads shall be in compliance with the applicable provisions of the LDC regulating subdivisions, unless otherwise modified, waived or excepted by this PUD or approved during preliminary subdivision plat approval. The developer also retains the right to establish gates, guardhouses, other access controls, signs and monuments as may be deemed appropriate by the developer on all project roadways. Heritage Bay PUD Approved in July 2003 Current text from Section 2.5 9.A.1.i Packet Pg. 439 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 2.5 SUBSTITUTIONS TO DESIGN STANDARDS A.Standards for roads shall be in compliance with the applicable provisions of the LDC regulating subdivisions, unless otherwise modified, waived or excepted by this PUD or approved during preliminary subdivision plat approval. The developer also retains the right to establish gates, guardhouses, other access controls, signs and monuments as may be deemed appropriate by the developer on all project roadways. Heritage Bay PUD Approved in July 2003 Current text from Section 2.5 9.A.1.i Packet Pg. 440 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 441 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 442 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 443 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 444 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 445 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 446 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 447 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 448 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 449 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 450 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 451 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 452 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.i Packet Pg. 453 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay Turn Lane Extension by County Median Closure by Collier County 9.A.1.i Packet Pg. 454 Attachment: Attachment G-Application 11-25-20 (14525 : PL20200000191, Heritage Bay 9.A.1.j Packet Pg. 455 Attachment: Virtual Hearing Waiver 11-12-20 (14525 : PL20200000191, Heritage Bay PUDA) 01/07/2021 COLLIER COUNTY Collier County Planning Commission Item Number: 10.A Item Summary: Legislative and Quasi-Judicial Actions Meeting Date: 01/07/2021 Prepared by: Title: Operations Analyst – Planning Commission Name: Diane Lynch 12/30/2020 1:04 PM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 12/30/2020 1:04 PM Approved By: Review: Planning Commission Diane Lynch Review item Completed 12/30/2020 1:05 PM Planning Commission Edwin Fryer Meeting Pending 01/07/2021 9:00 AM 10.A Packet Pg. 456 INTRODUCTION AND OV ERVIEW OF LAND USE MATTERS OFFICE OF THE COUNTY AT TO RNEY SALLY A.ASHKAR,ASSISTANT COUNTY AT TO RNEY JEFFREY A.KLATZKOW, C OUNTY ATTORNEY 10.A.a Packet Pg. 457 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) COLLIER COUNTY PLANNING COMMISSION SOURCES OF AU THORITY ¡§163.3174,Florida Statutes ¡Chapter 250,Special Acts of the Florida Legislature ¡Sections 2-1156 to 2-1164,Collier County Code of Laws and Ordinances 10.A.a Packet Pg. 458 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) COLLIER COUNTY PLANNING COMMISSION §163.3174,FLORIDA STAT UTES (1)The governing body of each local government,individually or in combination as provided in s .163.3171,shall designate and by ordinance establish a “local planning agenc y,”unless the agency is otherwise established by law. Notwithstanding any special act to the contrar y,all local planning agencies or equivalent agencies that first review rezoning and comprehensive plan amendments in each municipality and county shall include a representative of the school district appointed by the school board as a nonvoting member of the local planning agency or equivalent agency to attend those meetings at which the agency considers comprehensive plan amendments and rezoning's that would,if approved,increase residential density on the proper ty that is the subject of the application.However,this subsection does not prevent the governing body of the local government from granting voting status to the school board member.The governing body may designate itself as the local planning agency pursuant to this subsection with the addition of a nonvoting school board representative… 10.A.a Packet Pg. 459 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) COLLIER COUNTY PLANNING COMMISSION §163.3174,FLORIDA STAT UTES,CONT. (4)The local planning agency shall have the general responsibility for the conduct of the comprehensive planning program.Specifically,the local planning agency shall: (a)Be the agency responsible for the preparation of the comprehensive plan or plan amendment and shall make recommendations tothegoverningbodyregardingtheadoptionoramendmentofsuchplan.During the preparation of the plan or plan amendment and priortoanyrecommendationtothegoverningbody,the local planning agency shall hold at least one public hearing,with public notice,on theproposedplanorplanamendment.The governing body in cooperation with the local planning agency may designate any agency, committee,department,or person to prepare the comprehensive plan or plan amendment,but final recommendation of the adoption ofsuchplanorplanamendmenttothegoverningbodyshallbetheresponsibilityofthelocalplanningagency. (b)Monitor and oversee the effectiveness and status of the comprehensive plan and recommend to the governing body such changes inthecomprehensiveplanasmayfromtimetotimeberequired,including the periodic evaluation and appraisal of the comprehensive plan required by s.163.3191. (c)Review proposed land development regulations,land development codes ,or amendments thereto,and make recommendations tothegoverningbodyastotheconsistencyoftheproposalwiththeadoptedcomprehensiveplan,or element or por tion thereof,when thelocalplanningagencyisservingasthelanddevelopmentregulationcommissionorthelocalgovernmentrequiresreviewbyboththelocal planning agency and the land development regulation commission. (d)Perform any other functions ,duties ,and responsibilities assigned to it by the governing body or by general or special law. (5)All meetings of the local planning agency shall be public meetings ,and agency records shall be public records . 10.A.a Packet Pg. 460 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) COLLIER COUNTY PLANNING COMMISSION CHAPTER 250,SPECIAL ACTS OF THE FLORIDA LEGISLATURE Sec . 2 50-34. -Functions , p owers and duties . The functions,powers and duties of planning commission shall be,in general: (1)To acquire and maintain in current form such basic information and materials as are necessar y to an understanding of past trends,present conditions ,andforcesatworktocausechangesintheseconditions.Such basic information and materials may include maps and photographs of man made or natural physicalfeaturesoftheareaconcerned,statistics on past trends and present conditions with respect to population,proper ty values ,economic base,land use and such otherinformationasisimportantorlikelytobeimportantindeterminingtheamount,direction and kind of development to be expected in the area and its various par ts. (2)To prepare,and from time to time recommend amendment and revisions to,a comprehensive and coordinated general plan for meeting present requirements and such future requirements as may be foreseen. (3)To prepare and recommend principles and policies for guiding the development of the area. (4)To prepare and recommend ordinances designed to promote orderly development along the lines indicated by official principles and policies and thecomprehensiveplan. (5)To ke ep the governing body and the general public informed and advised on matters relating to planning. (6)To conduct such public hearings as may be required to gather information necessar y for the drafting,establishment and maintenance of the various components of the comprehensive plan,and such additional public hearings as are specified under the provisions of this Act or may be required by ordinance. (7)In addition,a planning commission may make,cause to be made,or obtain special studies on the location,condition and adequacy of specific facilities of thearea.These may include,but are not limited to,studies on housing,commercial and industrial facilities,parks ,playgrounds,beaches and other recreational facilities,schools ,public buildings,public and private utilities,traffic ,transpor tation and parking. (8)To perform any other duties which may be lawfully assigned to it. 10.A.a Packet Pg. 461 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) COLLIER COUNTY PLANNING COMMISSION SECTION 2-1156,COLLIER COUNTY CODE OF LAWS Sec . 2 -1156. -Establishment;Powers and Duties. There is hereby established a Planning Commission,which shall have the following powers and duties: A.To serve as the local planning agency (LPA),and land development regulation commission as required by F.S . §§ 163.3174 and 163.3194; B.To prepare , o r cause to be prepared,the Collier County GMP, o r element or por tion thereof,and to submit to the BCC an annual repor t recommending amendments to such plan,element,or por tion thereof; C.To prepare , o r cause to be prepared,the LDC to implement the Collier County GMP, a nd to submit to the BCC an annual repor t recommending amendments to the LDC; D.To initiate , h ear, c onsider, a nd make recommendations to the BCC on applications for amendment to the text of the Collier County GMP and the LDC; 10.A.a Packet Pg. 462 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) COLLIER COUNTY PLANNING COMMISSION SECTION 2-1156,COLLIER COUNTY CODE OF LAWS,CONT. E.To initiate ,review,hear,and make recommendations to the BCC on applications for amendment to the future land use map of the Collier County GMP or the official zoning atlas of the LDC; F.To hear,consider,and make recommendations to the BCC on applications for conditional use permits; G.To make its special knowledge and exper tise available upon reasonable written request and authorization of the BCC to any official,depar tment,board,commission,or agenc y of the County,state ,or federal governments; H.To recommend to the BCC additional or amended rules of procedure not inconsistent with this section to govern the Planning Commission's proceedings; I.To perform those functions ,powers and duties of the Planning Commission as set forth in chapter 67-1246,Laws of Florida, incorporated herein and by reference made a par t hereof,as said chapter has been or may be amended;and J.To sit as the County's Environmental Advisor y Council and exercise all powers and duties under Ordinance 2009-32,as amended from time to time . 10.A.a Packet Pg. 463 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) COLLIER COUNTY PLANNING COMMISSION SECTION 2-1158 & 2-1162,COLLIER COUNTY CODE OF LAWS Sec . 2 -1158. -Quorum and Vo ting. The presence of 4 or more members shall constitute a quorum of the Planning Commission necessar y to take action and transact business.In addition,a simple majority vote of at least 4 members present and voting shall be necessar y in order to forward a formal recommendation of approval,approval with conditions,denial,or other recommendation to the BCC . Sec .2-1162.-Staff. The community development ser vices division shall be the professional staff of the Planning Commission. 10.A.a Packet Pg. 464 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) COLLIER COUNTY PLANNING COMMISSION FUNCTIONS,DUTIES AND RESPONSIBILITIES ¡In addition to its comprehensive plan responsibilities,the CCPC also hears certain land use matters and makes a recommendation of approval or denial to the BCC ¡Examples ¡Rezones ¡Certain Conditional Uses ¡Approval of these applications are based on review of code- established review criteria and comprehensive plan compliance ¡These are quasi-judicial hearings as compared to legislative 10.A.a Packet Pg. 465 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) TYPES OF PROCEEDINGS LEGISLATIVE V.QUASI-JUDICIAL LEGISLATIVE ¡Setting policy ¡Create or make new law QUASI-JUDICIAL ¡Implement policy ¡Interpret or apply existing law to a specific scenario 10.A.a Packet Pg. 466 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) TYPES OF PROCEEDINGS THE BOTTOM LINE ¡If you are looking at criteria,it is Quasi-Judicial. ¡If you are creating legislation,such as an LDC amendment,it is Legislative. 10.A.a Packet Pg. 467 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) QUASI-JUDICIAL PROCEEDINGS DEFINED ¡Quasi = semi or resembling ¡Judicial = of or relating to courts of law ¡Somewhat like a court proceeding,hence the term Quasi-Judicial 10.A.a Packet Pg. 468 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) QUASI-JUDICIAL PROCEEDINGS DEFINED ¡Similarities to a court proceeding ¡Witnesses testify, b oth lay and expert ¡Cross examination is allowed ¡Right to be represented by counsel ¡Must follow due process standards ¡Notice of hearing ¡Opportunity of interested parties to be heard ¡Full disclosure of facts being considered by decision making body (ex-parte disclosures) ¡Free from bias and conflicts of interest ¡Decisions based on facts (competent substantial evidence) ¡Differences from a court proceeding ¡Less formal generally ¡No formal rules of evidence ¡Board may freely interject and ask questions 10.A.a Packet Pg. 469 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) QUASI-JUDICIAL PROCEEDINGS EXAMPLES ¡Quasi-Judicial decisions: ¡Have identifiable impact on limited number of persons or property interests; ¡Are contingent on facts arrived at from government hearing;and ¡Viewed as policy application,rather than policy setting ¡Board of County Commissioners of Brevard County v.Snyder, 6 27 So.2d 469 (Fla.1993) ¡Most land use decisions are quasi-judicial ¡Examples: ¡Va riances ¡Rezones ¡Development Orders 10.A.a Packet Pg. 470 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) QUASI-JUDICIAL PROCEEDINGS DUE PROCESS ¡Due Process required ¡Parties are provided notice of hearing ¡Opportunity to be heard ¡Allowed to present evidence ¡Witness testimony subject to cross-examination ¡Fair and impartial hearing,unbiased decision-maker ¡Decision based on facts ¡Formal rules of evidence do not apply, b ut basic due process must be observed 10.A.a Packet Pg. 471 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) QUASI-JUDICIAL PROCEEDINGS BURDEN OF PROOF & STANDARD OF REVIEW ¡Who has the burden of proof? ¡Burden is on landowner/applicant to demonstrate that petition complies with County Land Development Code and Ordinances and is consistent with Comprehensive Plan ¡Burden then shifts to those seeking denial of application,if any ¡What is the Standard of Review? ¡Competent Substantial Evidence ¡Relevant and material evidence such that a reasonable mind would accept it as adequate to support the conclusion reached. De Groot v. Sheffield, 9 5 So.2d 912,916 (Fla.1957) ¡“Real,material,pertinent,and relevant evidence (as distinguished from ethereal,metaphysical,speculative or merely theoretical evidence or hypothetical possibilities) having definite probative value (that is,“tending to prove”) as to each essential element …”) Dunn v.State, 4 54 So.2d 641,649 n.11 (Fla.5th DCA 1984) ¡Examples:Professional planning staff opinions and comments,expert opinions and comments 10.A.a Packet Pg. 472 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) QUASI-JUDICIAL PROCEEDINGS EX-PA RT E COMMUNIC AT IONS ¡What are Ex-Parte Communications? ¡Occurs when a board member communicates directly or indirectly, w ith any person or party in connection with the matter before the board ¡Includes written and oral communications,site visits ¡Ex-Pa rte communications are not presumed to be prejudicial as long as the proper disclosure is made before the hearing ¡Only applicable in quasi-judicial proceedings ¡Jennings Rule ¡Elected officials may not discuss zoning matters outside of the public hearing. Jennings v. Dade County, 5 89 So. 2 d 1337 (Fla.3d DCA 1991) ¡Resolution 1995-376 establishes process to disclose ex par te communications 10.A.a Packet Pg. 473 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) LEGISLATIVE DECISIONS EXAMPLES ¡Legislative decisions defined: ¡A land use decision is legislative in nature when it affects a large portion of the public and involves the setting of general policy. Snyder, 6 27 So.2d 469. ¡Legislative decisions ask the question: What should the law be? ¡Examples: ¡Comprehensive Plan amendments ¡Large and small scale amendments ¡Te xt amendments ¡District designations ¡Adoption of Land Development Code regulations ¡Zoning ordinance adoption and amendment 10.A.a Packet Pg. 474 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) LEGISLATIVE DECISIONS DUE PROCESS & EX PARTE COMMUNIC AT IONS ¡Due Process Requirements ¡Statutory requirements for enacting ordinances ¡Notice of hearing and an opportunity to be heard ¡Must comply with sections 166.041,286.011,and 286.0114,Florida Statutes ¡Ex Par te Communications ¡Allowed,no disclosures required 10.A.a Packet Pg. 475 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) BERT J.HARRIS,JR.,PRIVAT E PROPERTY RIGHTS PROT ECTION ACT CHAPTER 70,FLORIDA STAT UTES ¡When a specific action of a governmental entity has inordinately burdened an existing use of real property or a vested right to a specific use of real property,the property owner of that real proper ty is entitled to relief, which may include compensation for the actual loss to the fair market value of the real property caused by the action of government. ¡Does not include temporar y impacts to real property;impacts to real property occasioned by governmental abatement,prohibition,prevention,or remediation of a public nuisance at common law or a noxious use of private property;or impacts to real property caused by an action of a governmental entity taken to grant relief to a property owner under this section. ¡However,a temporar y impact on development,or a moratorium,that is in effect for longer than 1 year may, depending upon the circumstances,constitute an “inordinate burden.” 10.A.a Packet Pg. 476 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) CONCURRENCY §163.3180,FLORIDA STAT UTES (1)Sanitar y sewer,solid waste ,drainage,and potable water are the only public facilities and ser vices subject to the concurrency requirement on a statewide basis.Additional public facilities and services may not be made subject to concurrency on a statewide basis without approval by the Legislature;however,any local government may extend the concurrency requirement so that it applies to additional public facilities within its jurisdiction. (b)The local government comprehensive plan must demonstrate ,for required or optional concurrenc y requirements ,that the levels of service adopted can be reasonably met… 2)Consistent with public health and safety,sanitar y sewer,solid waste ,drainage,adequate water supplies ,and potable water facilities shall be in place and available to ser ve new development no later than the issuance by the local government of a cer tificate of occupancy or its functional equivalent… 10.A.a Packet Pg. 477 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) CONCURRENCY §163.3180,FLORIDA STAT UTES (d)The premise of concurrency is that the public facilities will be provided in order to achieve and maintain the adopted level of service standard.A comprehensive plan that imposes transpor tation concurrency shall contain appropriate amendments to the capital improvements element of the comprehensive plan,consistent with the requirements of s .163.3177(3).The capital improvements element shall identify facilities necessar y to meet adopted levels of ser vice during a 5-year period. c .Allow an applicant for a development-of-regional-impact development order,development agreement,rezoning,or other land use development permit to satisfy the transpor tation concurrency requirements of the local comprehensive plan,the local government’s concurrency management system,and s .380.06,when applicable ,if: (I)The applicant in good faith offers to enter into a binding agreement to pay for or construct its propor tionate share of required improvements in a manner consistent with this subsection. 2.An applicant shall not be held responsible for the additional cost of reducing or eliminating deficiencies… 10.A.a Packet Pg. 478 Attachment: Planning Commission Power Point (14589 : Legislative and Quasi-Judicial Actions) JUN 2 0 1995 RESOLUTION riD. 95-J76 1\ RESOLUTIon RELATInG TO ACCESS TO LOCM~ PUOLIC OFFICIALS i PHOVIDItlG 1\ DEFInITION OF LOCAL PUBLIC OFFICIAL; PROVIDING FOR ACCESS TO PUBLIC OFFICIALS; AUTHORIZING I!lVESTIGA- TIONS AND RECEIPT OF INFORMATION; REQUIRING DISCLOSURE OF EX PARTE COf1MUHICATIONS; AND REPEALING RESOLUTIOIl 110. ~S-J5~. WHEREAS, government in Florida is conducted in the sun- shine pursuant to Ch~pter 286, Florida Statutes; and t,.;rHEREAS, the public should be able to voice its opinions to local Alccted publ~c officials; nnd WHEREAS, elected and public officials are presumed to perform their duties in a lawful and proper manner; and WHEREAS,quasi-judicial decision-making must be based on competent, substantial evidence of record; and officials have been HEREAS,loca 1 elected public obstructed or impeded from the fair and effective discharge of their sworn duties ann responsibilities due to expansive inter- pretations of Jen_niDSl.f>~_:;LQe Co_untv I il. decision rendered by the Third District Court of Appeal; and WHEREAS, Section 5, Article I of the Florida Constitution gives the people the right peaceably to assemble, to instruct their representatlves, and to petition for redress of griev- anccs. NOH, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COuNTY, FLORIDA, that: SECTION ONE:AUTHORITY Pursuant to Subsection 286.0115, Florido Statutes, Collier County has the authority to enact this ReSOlution which removes the presumption of prejudice from ex parte communications with local officials by establishing the process set forth herein to disclose such communications. SECTION TWO:DEFINITION As used in this Section, the term '1locol public official" means any elected or appointed public official holding a county 1- 100'Uf]O ". 191 10.A.b Packet Pg. 479 Attachment: Resolution 1995-376 (14589 : Legislative and Quasi-Judicial Actions) JUN 2 0 1995 office who recommends or takes guasi-judiciul action as a member of such board or commission. SECTION THREE:ACCESS PERMITTED 1. Any person not attlerwise prohibited by statute, charter provision, or ordinance may discuss with any local public official the merits of any matter on which action may be taken by the board or commission on which the local public official is i) member. Adherence to the following procedures shall remove the presumption of prejudice arising from ex-parte communications with local public officials. a) The substdncc of any ex-parte communication with a local public offici<:ll which relates to quasi-judicial action pending before the official is not presumed prejudicial to the action if the subject of the communication and the ident1ty of the person, group, or entity with whom the communication took place is disclosed and made a part of the record before final action on the matter. b) A local public official may read a written communi- cation from any person. However a written communication that relates to quasi-judicial action pending before the local public official shall not be presumed prejudicial to the action and such written communication shall be made a part of the record of the board or commission before final action on the matter. cl Local public officials may conduct investigations and site visits {lnd may receive expert opinions regarding quasi- jUdicial action pending before them. Such activities shall not be presumed prejudicial to the action if the existence of the investigation, site visit, or e:..:pert opinion is made a part of the record before final action on the matter. d) Disclosure made pursuant to paragraphs (3), (b) and c) must be made before or during the public meeting at which a vote is taken on such matters, so that persons who have opin- 2- 100\noo " Hl2 10.A.b Packet Pg. 480 Attachment: Resolution 1995-376 (14589 : Legislative and Quasi-Judicial Actions) JUN 201995 ions contr~ry to those expressed in the ex-par~e communication are given a reasonable opportunity to refute or respond to the communication. SECTION FOUR: REPEAL OF RESOLUTION NO. 95-354 Resolution No. 95-354 is hereby repealed in its entirety. 20th day of ~, 1995, This Resolution adopted this after motion, second and majority vote favoring same. ATTEST: . DWIGHT E. BROCK, Clerk 4.: ;;;/./-,~4~-, ~e Approved as to form and legal sufficiency: mmo.llw'IJ735 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY:~ 8ETTYE 3 - 100'noo w, 193 10.A.b Packet Pg. 481 Attachment: Resolution 1995-376 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Collier County, FL Code of Ordinances 1/4 (a) (b) (1) (2) (c) (1) (2) (3) (d) Sec. 250-33. - Planning commissions. Establishment and composition. The governing bodies of municipalities and Collier County are hereby authorized to establish one or more planning commissions for Collier County, to have jurisdiction respectively over certain geographic areas of Collier County which shall be specifically described by the resolution or other official action establishing the planning commissions, and appoint members thereto who reside in the respective districts, and are electors therein. Planning commissions shall have not less than five, nor more than ten members, and none of such members shall be in the pay of the county or municipality or elected officer-holders of any of the jurisdictions served. Terms of office, removal from office, vacancies. Terms of office of planning commission members shall be for not less than two nor more than four years and not more than a minority of such members' terms shall expire in any one year. Any member of a planning commission may be removed from office by four-fifths vote of the full membership of the appointing governing body, but such member shall be entitled to a public hearing and reconsideration of the vote if he so requests in writing within 30 days of the date upon which the vote is taken. Whenever a vacancy occurs on a planning commission which reduces the membership of the planning commission below five, the governing body shall fill such vacancy for the remainder of the term. No meetings of a planning commission shall be held when the membership is less than five. Officers, rules of procedure, employees, salaries and expenses. Planning commissions shall elect a chairman and a vice-chairman from among the members. Terms of all offices shall be for one year, with eligibility for reelection. Planning commissions shall by majority vote of the entire membership adopt rules of procedure for the transaction of business, and shall keep a record of resolutions, transactions, findings and determinations. Planning commissions may provide for transcription of such hearings and proceedings, or portion of hearings and proceedings, as may be deemed necessary. All such records shall be public records. Planning commissions may, subject to the approval of the governing body concerned and within the financial limitations set by appropriations made or other funds available, employ such experts, technicians and staff as may be deemed proper, pay their salaries and make such other expenditures as are necessary to conduct the work of the planning commission and effectuate its purposes. Members of a planning commission may receive salary and such travel and other expenses while on official business for the commission as are made available by the governing body for these purposes. Appropriations, fees and other income. The governing body for the area is hereby authorized and 10.A.c Packet Pg. 482 Attachment: Chapter 250, Special Acts (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Collier County, FL Code of Ordinances 2/4 (e) (1) (2) (3) (4) (5) (6) (7) (8) empowered to make appropriations for conduct of the work of the planning commission. Schedule of fees. The governing body is authorized and empowered to establish a schedule of fees, charges and expenses, and a collection procedure therefor. (Laws of Fla. ch. 67-1246, § 5) Code references—Boards, commissions, committees and authorities, § 2-816 et seq.; planning, ch. 106. Land development code reference—Planning commission, div. 5.2. Sec. 250-34. - Functions, powers and duties. The functions, powers and duties of planning commission shall be, in general: To acquire and maintain in current form such basic information and materials as are necessary to an understanding of past trends, present conditions, and forces at work to cause changes in these conditions. Such basic information and materials may include maps and photographs of man made or natural physical features of the area concerned, statistics on past trends and present conditions with respect to population, property values, economic base, land use and such other information as is important or likely to be important in determining the amount, direction and kind of development to be expected in the area and its various parts. To prepare, and from time to time recommend amendment and revisions to, a comprehensive and coordinated general plan for meeting present requirements and such future requirements as may be foreseen. To prepare and recommend principles and policies for guiding the development of the area. To prepare and recommend ordinances designed to promote orderly development along the lines indicated by official principles and policies and the comprehensive plan. To keep the governing body and the general public informed and advised on matters relating to planning. To conduct such public hearings as may be required to gather information necessary for the drafting, establishment and maintenance of the various components of the comprehensive plan, and such additional public hearings as are specified under the provisions of this Act or may be required by ordinance. In addition, a planning commission may make, cause to be made, or obtain special studies on the location, condition and adequacy of specific facilities of the area. These may include, but are not limited to, studies on housing, commercial and industrial facilities, parks, playgrounds, beaches and other recreational facilities, schools, public buildings, public and private utilities, traffic, transportation and parking. To perform any other duties which may be lawfully assigned to it. 10.A.c Packet Pg. 483 Attachment: Chapter 250, Special Acts (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Collier County, FL Code of Ordinances 3/4 (a) (b) (1) (c) (a) (b) (Laws of Fla. ch. 67-1246, § 6; Laws of Fla. ch. 2001-344, § 1) Sec. 250-35. - Comprehensive plan—Generally. Preparation. When basic information for a planning area has been brought together, the planning commission for that area shall prepare a comprehensive general plan for the physical development of the area, based on existing and anticipated needs, showing existing and proposed improvements in the area, stating the principles according to which future development should proceed and the manner in which such development should be controlled. The comprehensive plan may also include a long-range financial program for public improvements. The plan shall be prepared with the general purpose of guiding and accomplishing a coordinated, adjusted and harmonious development of the area which will, in accordance with existing and future needs, best promote public health, safety, order, comfort, convenience, appearance and the general welfare, as well as efficiency and economy in the process of development. The comprehensive plan may consist of a number of functional components, and need not be embodied in a single document. Approval. The planning commission shall approve the comprehensive plan, either as a whole or in part, as substantial portions, corresponding generally with functional or geographic classifications, are completed. A public hearing or hearings, with due public notice, shall be held before approval of the comprehensive plan or a portion or portions thereof. The approval of the plan or a portion thereof shall be by resolution carried by the affirmative vote of a majority of the full membership of the planning commission. The resolution shall refer expressly to the maps, descriptive material, and other matters intended by the planning commission to form the whole or part of the plan, the action taken shall be recorded on the approved plan or parts thereof by the identifying signature of the chairman of the commission, together with the date of such action, and a copy of the plan or part thereof shall be promptly forwarded to the governing body for its action. Adoption. The governing body may by appropriate official action formally adopt a comprehensive plan either as a whole or as substantial portions, corresponding generally with functional or geographic classifications, are received from the planning commission. (Laws of Fla. ch. 67-1246, § 7) Sec. 250-36. - Same—Review and amendment. So often as is desirable and necessary, the comprehensive plan or the completed parts thereof shall be reviewed by the planning commission to determine whether changes in the amount, kind or direction of development of the area, or other reasons, make it beneficial to make additions or amendments. If the governing body desires an amendment or addition to the comprehensive plan, it may, on 10.A.c Packet Pg. 484 Attachment: Chapter 250, Special Acts (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Collier County, FL Code of Ordinances 4/4 (c) its own motion, direct the planning commission to initiate consideration of and prepare recommendations on such amendment, and the planning commission shall do so within a reasonable time as established by the governing body. The procedure for adding to or amending the comprehensive plan shall be the same as the procedure for its original adoption and approval. (Laws of Fla. ch. 67-1246, § 8) 10.A.c Packet Pg. 485 Attachment: Chapter 250, Special Acts (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Collier County, FL Code of Ordinances 1/4 A. B. C. D. E. F. G. H. I. J. A. 1. 2. 3. Sec. 2-1156. - Establishment; Powers and Duties. There is hereby established a Planning Commission, which shall have the following powers and duties: To serve as the local planning agency (LPA), and land development regulation commission as required by F.S. §§ 163.3174 and 163.3194; To prepare, or cause to be prepared, the Collier County GMP, or element or portion thereof, and to submit to the BCC an annual report recommending amendments to such plan, element, or portion thereof; To prepare, or cause to be prepared, the LDC to implement the Collier County GMP, and to submit to the BCC an annual report recommending amendments to the LDC; To initiate, hear, consider, and make recommendations to the BCC on applications for amendment to the text of the Collier County GMP and the LDC; To initiate, review, hear, and make recommendations to the BCC on applications for amendment to the future land use map of the Collier County GMP or the official zoning atlas of the LDC; To hear, consider, and make recommendations to the BCC on applications for conditional use permits; To make its special knowledge and expertise available upon reasonable written request and authorization of the BCC to any official, department, board, commission, or agency of the County, state, or federal governments; To recommend to the BCC additional or amended rules of procedure not inconsistent with this section to govern the Planning Commission's proceedings; To perform those functions, powers and duties of the Planning Commission as set forth in chapter 67- 1246, Laws of Florida, incorporated herein and by reference made a part hereof, as said chapter has been or may be amended; and To sit as the County's Environmental Advisory Council and exercise all powers and duties under Ordinance 2009-32, as amended from time to time. (Ord. No. 2009-29, § 1; Ord. No. 2013-50, § 1; Ord. No. 2016-20, § 1) Sec. 2-1157. - Membership. Qualifications. Members of the Planning Commission shall be permanent residents and qualified electors of Collier County. With respect to the five County Commission District members, although no specific experience requirements shall be necessary as a prerequisite to appointment, consideration shall be given to applicants who have experience or who have shown interest in the area of planning, zoning, and related fields. Further consideration in the appointment of Planning Commission members shall be made so as to provide the Planning Commission with the needed technical, professional, business, and/or administrative expertise to accomplish the duties and functions of the Planning Commission. The two at-large environmental members are expected to provide the Planning Commission with technical expertise on environmental matters, and shall demonstrate evidence of expertise in 1 or more of the following areas related to environmental protection and natural resources management: air 10.A.d Packet Pg. 486 Attachment: 2-1156 Code of Laws (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Collier County, FL Code of Ordinances 2/4 4. 5. B. C. D. 1. 2. E. quality, biology (including any of the subdisciplines such as botany, ecology, zoology, etc.), coastal processes, estuarine processes, hazardous waste, hydrogeology, hydrology, hydraulics, land use law, land use planning, pollution control, solid waste, stormwater management, water resources, wildlife management, or other representative area deemed appropriate by the BCC, with a Board preference for one of these members with an expertise in biology and/or wildlife management, and the other with an expertise in water and/or hydrology. The appointment of all members to the Planning Commission shall be by resolution of the BCC. In the event that any member is no longer a qualified elector or is convicted of a felony or an offense involving moral turpitude while in office, the BCC shall terminate the appointment of such person as a member of the Planning Commission. A representative of the school district, appointed by the school board, shall serve as a non-voting member of the Planning Commission unless the BCC grants voting status to the school district representative. The school district member of the Planning Commission shall attend those Planning Commission meetings at which GMP amendments and rezoning that would, if approved, increase residential density of the property that is the subject of the application being considered. Appointment. The Planning Commission shall be composed of 7 members to be appointed by the BCC, together with the representative of the school district. Of these seven members, there shall be one member from each of the five County Commission Districts, and two at-large environmental members. Planning Commission Candidates for the five County Commission District seats must be nominated by the Commissioner of the District in which the candidate resides for both initial and subsequent terms and receive a simple majority vote of the Board of County Commissioners. The two at large members can be nominated by any Commissioner, but must receive a four-fifths vote of the BCC for appointment or reappointment. Term. Terms of office of Planning Commission members shall be for not less than two nor more than four years and not more than a minority of such members' terms shall expire in any one year. Appointments to fill any vacancy on the Planning Commission shall be for the remainder of the unexpired term of office. No meetings of a Planning Commission shall be held when the membership is less than five. Removal from office. Any member of the Planning Commission may be removed from office by a four- fifths vote of the BCC, but such member shall be entitled to a public hearing and reconsideration of the vote if he so requests in writing within 30 days of the date on which the vote is taken. If any member of the Planning Commission fails to attend 2 consecutive Planning Commission meetings without cause, the Planning Commission shall declare the member's office vacant and the vacancy shall be filled by the BCC. Officers. The membership of the Planning Commission shall elect a chairman and vice-chairman from among the members. Officers' terms shall be for 1 year, with eligibility for reelection. (Ord. No. 2009-29, § 1; Ord. No. 2009-35, § 1; Ord. No. 2013-50, § 1) Sec. 2-1158. - Quorum and Voting. The presence of 4 or more members shall constitute a quorum of the Planning Commission necessary to take action and transact business. In addition, a simple majority vote of at least 4 members present and voting shall be necessary in order to forward a formal recommendation of approval, approval with conditions, denial, or other recommendation to 10.A.d Packet Pg. 487 Attachment: 2-1156 Code of Laws (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Collier County, FL Code of Ordinances 3/4 (a) (b) (a) (b) the BCC. (Ord. No. 2009-29, § 1; Ord. No. 2013-50, § 1) Sec. 2-1159. - Rules of Procedure. The Planning Commission shall, by a majority vote of the entire membership, adopt rules of procedure for the transaction of business, and shall keep a record of meetings, resolutions, findings, and determinations. The Planning Commission may provide for transcription of such hearings and proceedings, or portions of hearings and proceedings, as may be deemed necessary. The Planning Commission may, from time to time, adopt and amend bylaws and rules of procedure not inconsistent with the provisions of these regulations. (Ord. No. 2009-29, § 1) Sec. 2-1160. - Compensation. The members of the Planning Commission shall serve without compensation, but may be reimbursed for such travel, mileage, and/or per diem expenses as may be authorized by the BCC. (Ord. No. 2009-29, § 1) Sec. 2-1161. - Meetings. In order to provide convenience and promote public participation, meetings of the Planning Commission shall be held in the Immokalee area when matters pending before the Planning Commission are of sufficient concern to the Immokalee area to warrant such a meeting. The Planning Commission shall, by majority vote, make such determination at 1 of its regularly scheduled meetings well enough in advance to allow sufficient time to advertise such Immokalee meeting. All other meetings shall be held at the Collier County Government Center, Naples, Florida, unless otherwise specified by the Planning Commission or the BCC. All meetings and hearings of the Planning Commission shall be open to the public. (Ord. No. 2009-29, § 1) Sec. 2-1162. - Sta. The community development services division shall be the professional staff of the Planning Commission. (Ord. No. 2009-29, § 1) Sec. 2-1163. - Appeals. As to any land development petition or application upon which the Planning Commission takes final action, an aggrieved petitioner, applicant, or aggrieved party may appeal such final action to the Board of County Commissioners. An aggrieved or adversely affected party is defined as any person or group of persons which will suffer an adverse affect to an interest protected or furthered by the Collier County Growth Management Plan, Land Development Code, or building code(s). The alleged adverse interest may be shared in common with other members of the community at large, but shall exceed in degree the general interest in community good shared by all persons. The Board of County 10.A.d Packet Pg. 488 Attachment: 2-1156 Code of Laws (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Collier County, FL Code of Ordinances 4/4 Commissioners may affirm, affirm with conditions, reverse or reverse with conditions the action of the Planning Commission. Such appeal shall be filed with the Development Services Director within 30 days of the date of final action by the Planning Commission and shall be noticed for hearing with the Board of County Commissioners, as applicable, in the same manner as the petition or application was noticed for hearing with the Planning Commission. The cost of notice shall be borne by the petitioner, applicant or aggrieved party. (Ord. No. 2009-29, § 1) Sec. 2-1164. - Repeal of Ordinance. Collier County hereby readopts Section 8.03.00 (Planning Commission) of the Collier County Land Development Code in its entirety, as a separate, stand-alone ordinance, as set out herein. Concurrent with the effective date of this Ordinance, Section 8.03.00 (Planning Commission) of the Collier County Land Development Code is hereby repealed in its entirety. (Ord. No. 2009-29, §§ 1, 2) 10.A.d Packet Pg. 489 Attachment: 2-1156 Code of Laws (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0163/Sections/0163.3174.html 1/2   Select Year:   2020 Go The 2020 Florida Statutes Title XI COUNTY ORGANIZATION AND INTERGOVERNMENTAL RELATIONS Chapter 163 INTERGOVERNMENTAL PROGRAMS View Entire Chapter 163.3174 Local planning agency.— (1) The governing body of each local government, individually or in combination as provided in s. 163.3171, shall designate and by ordinance establish a “local planning agency,” unless the agency is otherwise established by law. Notwithstanding any special act to the contrary, all local planning agencies or equivalent agencies that first review rezoning and comprehensive plan amendments in each municipality and county shall include a representative of the school district appointed by the school board as a nonvoting member of the local planning agency or equivalent agency to attend those meetings at which the agency considers comprehensive plan amendments and rezonings that would, if approved, increase residential density on the property that is the subject of the application. However, this subsection does not prevent the governing body of the local government from granting voting status to the school board member. The governing body may designate itself as the local planning agency pursuant to this subsection with the addition of a nonvoting school board representative. All local planning agencies shall provide opportunities for involvement by applicable community college boards, which may be accomplished by formal representation, membership on technical advisory committees, or other appropriate means. The local planning agency shall prepare the comprehensive plan or plan amendment after hearings to be held after public notice and shall make recommendations to the governing body regarding the adoption or amendment of the plan. The agency may be a local planning commission, the planning department of the local government, or other instrumentality, including a countywide planning entity established by special act or a council of local government officials created pursuant to s. 163.02, provided the composition of the council is fairly representative of all the governing bodies in the county or planning area; however: (a) If a joint planning entity is in existence on the effective date of this act which authorizes the governing bodies to adopt and enforce a land use plan effective throughout the joint planning area, that entity shall be the agency for those local governments until such time as the authority of the joint planning entity is modified by law. (b) In the case of chartered counties, the planning responsibility between the county and the several municipalities therein shall be as stipulated in the charter. (2) Nothing in this act shall prevent the governing body of a local government that participates in creating a local planning agency serving two or more jurisdictions from continuing or creating its own local planning agency. Any such governing body which continues or creates its own local planning agency may designate which local planning agency functions, powers, and duties will be performed by each such local planning agency. (3) The governing body or bodies shall appropriate funds for salaries, fees, and expenses necessary in the conduct of the work of the local planning agency and shall also establish a schedule of fees to be charged by the agency. To accomplish the purposes and activities authorized by this act, the local planning agency, with the approval of the governing body or bodies and in accord with the fiscal practices thereof, may expend all sums so appropriated and other sums made available for use from fees, gifts, state or federal grants, state or federal loans, and other sources; however, acceptance of loans must be approved by the governing bodies involved. (4) The local planning agency shall have the general responsibility for the conduct of the comprehensive planning program. Specifically, the local planning agency shall: 10.A.e Packet Pg. 490 Attachment: Local Planning Agency, 163.3174 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0163/Sections/0163.3174.html 2/2 (a) Be the agency responsible for the preparation of the comprehensive plan or plan amendment and shall make recommendations to the governing body regarding the adoption or amendment of such plan. During the preparation of the plan or plan amendment and prior to any recommendation to the governing body, the local planning agency shall hold at least one public hearing, with public notice, on the proposed plan or plan amendment. The governing body in cooperation with the local planning agency may designate any agency, committee, department, or person to prepare the comprehensive plan or plan amendment, but final recommendation of the adoption of such plan or plan amendment to the governing body shall be the responsibility of the local planning agency. (b) Monitor and oversee the effectiveness and status of the comprehensive plan and recommend to the governing body such changes in the comprehensive plan as may from time to time be required, including the periodic evaluation and appraisal of the comprehensive plan required by s. 163.3191. (c) Review proposed land development regulations, land development codes, or amendments thereto, and make recommendations to the governing body as to the consistency of the proposal with the adopted comprehensive plan, or element or portion thereof, when the local planning agency is serving as the land development regulation commission or the local government requires review by both the local planning agency and the land development regulation commission. (d) Perform any other functions, duties, and responsibilities assigned to it by the governing body or by general or special law. (5) All meetings of the local planning agency shall be public meetings, and agency records shall be public records. History.—s. 6, ch. 75-257; s. 1, ch. 77-223; s. 5, ch. 85-55; s. 2, ch. 92-129; s. 9, ch. 95-310; s. 9, ch. 95-341; s. 1, ch. 2002-296; s. 10, ch. 2011-139; s. 2, ch. 2012-99. Copyright © 1995-2020 The Florida Legislature • Privacy Statement • Contact Us 10.A.e Packet Pg. 491 Attachment: Local Planning Agency, 163.3174 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 1/13   Select Year:   2020 Go The 2020 Florida Statutes Title VI CIVIL PRACTICE AND PROCEDURE Chapter 70 RELIEF FROM BURDENS ON REAL PROPERTY RIGHTS View Entire Chapter CHAPTER 70 RELIEF FROM BURDENS ON REAL PROPERTY RIGHTS 70.001 Private property rights protection. 70.002 Property Owner Bill of Rights. 70.20 Balancing of interests. 70.45 Governmental exactions. 70.51 Land use and environmental dispute resolution. 70.80 Construction of ss. 70.001, 70.45, and 70.51. 70.001 Private property rights protection.— (1) This act may be cited as the “Bert J. Harris, Jr., Private Property Rights Protection Act.” The Legislature recognizes that some laws, regulations, and ordinances of the state and political entities in the state, as applied, may inordinately burden, restrict, or limit private property rights without amounting to a taking under the State Constitution or the United States Constitution. The Legislature determines that there is an important state interest in protecting the interests of private property owners from such inordinate burdens. Therefore, it is the intent of the Legislature that, as a separate and distinct cause of action from the law of takings, the Legislature herein provides for relief, or payment of compensation, when a new law, rule, regulation, or ordinance of the state or a political entity in the state, as applied, unfairly affects real property. (2) When a specific action of a governmental entity has inordinately burdened an existing use of real property or a vested right to a specific use of real property, the property owner of that real property is entitled to relief, which may include compensation for the actual loss to the fair market value of the real property caused by the action of government, as provided in this section. (3) For purposes of this section: (a) The existence of a “vested right” is to be determined by applying the principles of equitable estoppel or substantive due process under the common law or by applying the statutory law of this state. (b) The term “existing use” means: 1. An actual, present use or activity on the real property, including periods of inactivity which are normally associated with, or are incidental to, the nature or type of use; or 2. Activity or such reasonably foreseeable, nonspeculative land uses which are suitable for the subject real property and compatible with adjacent land uses and which have created an existing fair market value in the property greater than the fair market value of the actual, present use or activity on the real property. (c) The term “governmental entity” includes an agency of the state, a regional or a local government created by the State Constitution or by general or special act, any county or municipality, or any other entity that independently exercises governmental authority. The term does not include the United States or any of its agencies, or an agency of the state, a regional or a local government created by the State Constitution or by general or special act, any county or municipality, or any other entity that independently exercises governmental 10.A.f Packet Pg. 492 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 2/13 authority, when exercising the powers of the United States or any of its agencies through a formal delegation of federal authority. (d) The term “action of a governmental entity” means a specific action of a governmental entity which affects real property, including action on an application or permit. (e) The terms “inordinate burden” and “inordinately burdened”: 1. Mean that an action of one or more governmental entities has directly restricted or limited the use of real property such that the property owner is permanently unable to attain the reasonable, investment-backed expectation for the existing use of the real property or a vested right to a specific use of the real property with respect to the real property as a whole, or that the property owner is left with existing or vested uses that are unreasonable such that the property owner bears permanently a disproportionate share of a burden imposed for the good of the public, which in fairness should be borne by the public at large. 2. Do not include temporary impacts to real property; impacts to real property occasioned by governmental abatement, prohibition, prevention, or remediation of a public nuisance at common law or a noxious use of private property; or impacts to real property caused by an action of a governmental entity taken to grant relief to a property owner under this section. However, a temporary impact on development, as defined in s. 380.04, that is in effect for longer than 1 year may, depending upon the circumstances, constitute an “inordinate burden” as provided in this paragraph. In determining whether reasonable, investment-backed expectations are inordinately burdened, consideration may be given to the factual circumstances leading to the time elapsed between enactment of the law or regulation and its first application to the subject property. (f) The term “property owner” means the person who holds legal title to the real property that is the subject of and directly impacted by the action of a governmental entity. The term does not include a governmental entity. (g) The term “real property” means land and includes any appurtenances and improvements to the land, including any other relevant real property in which the property owner has a relevant interest. The term includes only parcels that are the subject of and directly impacted by the action of a governmental entity. (4)(a) Not less than 150 days prior to filing an action under this section against a governmental entity, a property owner who seeks compensation under this section must present the claim in writing to the head of the governmental entity, except that if the property is classified as agricultural pursuant to s. 193.461, the notice period is 90 days. The property owner must submit, along with the claim, a bona fide, valid appraisal that supports the claim and demonstrates the loss in fair market value to the real property. If the action of government is the culmination of a process that involves more than one governmental entity, or if a complete resolution of all relevant issues, in the view of the property owner or in the view of a governmental entity to whom a claim is presented, requires the active participation of more than one governmental entity, the property owner shall present the claim as provided in this section to each of the governmental entities. (b) The governmental entity shall provide written notice of the claim to all parties to any administrative action that gave rise to the claim, and to owners of real property contiguous to the owner’s property at the addresses listed on the most recent county tax rolls. Within 15 days after the claim is presented, the governmental entity shall report the claim in writing to the Department of Legal Affairs, and shall provide the department with the name, address, and telephone number of the employee of the governmental entity from whom additional information may be obtained about the claim during the pendency of the claim and any subsequent judicial action. (c) During the 90-day-notice period or the 150-day-notice period, unless extended by agreement of the parties, the governmental entity shall make a written settlement offer to effectuate: 1. An adjustment of land development or permit standards or other provisions controlling the development or use of land. 2. Increases or modifications in the density, intensity, or use of areas of development. 3. The transfer of developmental rights. 4. Land swaps or exchanges. 5. Mitigation, including payments in lieu of onsite mitigation. 10.A.f Packet Pg. 493 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 3/13 6. Location on the least sensitive portion of the property. 7. Conditioning the amount of development or use permitted. 8. A requirement that issues be addressed on a more comprehensive basis than a single proposed use or development. 9. Issuance of the development order, a variance, special exception, or other extraordinary relief. 10. Purchase of the real property, or an interest therein, by an appropriate governmental entity or payment of compensation. 11. No changes to the action of the governmental entity. If the property owner accepts a settlement offer, either before or after filing an action, the governmental entity may implement the settlement offer by appropriate development agreement; by issuing a variance, special exception, or other extraordinary relief; or by other appropriate method, subject to paragraph (d). (d)1. When a governmental entity enters into a settlement agreement under this section which would have the effect of a modification, variance, or a special exception to the application of a rule, regulation, or ordinance as it would otherwise apply to the subject real property, the relief granted shall protect the public interest served by the regulations at issue and be the appropriate relief necessary to prevent the governmental regulatory effort from inordinately burdening the real property. 2. When a governmental entity enters into a settlement agreement under this section which would have the effect of contravening the application of a statute as it would otherwise apply to the subject real property, the governmental entity and the property owner shall jointly file an action in the circuit court where the real property is located for approval of the settlement agreement by the court to ensure that the relief granted protects the public interest served by the statute at issue and is the appropriate relief necessary to prevent the governmental regulatory effort from inordinately burdening the real property. This paragraph applies to any settlement reached between a property owner and a governmental entity regardless of when the settlement agreement was entered so long as the agreement fully resolves all claims asserted under this section. (5)(a) During the 90-day-notice period or the 150-day-notice period, unless a settlement offer is accepted by the property owner, each of the governmental entities provided notice pursuant to paragraph (4)(a) shall issue a written statement of allowable uses identifying the allowable uses to which the subject property may be put. The failure of the governmental entity to issue a statement of allowable uses during the applicable 90-day-notice period or 150-day-notice period shall be deemed a denial for purposes of allowing a property owner to file an action in the circuit court under this section. If a written statement of allowable uses is issued, it constitutes the last prerequisite to judicial review for the purposes of the judicial proceeding created by this section, notwithstanding the availability of other administrative remedies. (b) If the property owner rejects the settlement offer and the statement of allowable uses of the governmental entity or entities, the property owner may file a claim for compensation in the circuit court, a copy of which shall be served contemporaneously on the head of each of the governmental entities that made a settlement offer and a statement of allowable uses that was rejected by the property owner. Actions under this section shall be brought only in the county where the real property is located. (6)(a) The circuit court shall determine whether an existing use of the real property or a vested right to a specific use of the real property existed and, if so, whether, considering the settlement offer and statement of allowable uses, the governmental entity or entities have inordinately burdened the real property. If the actions of more than one governmental entity, considering any settlement offers and statement of allowable uses, are responsible for the action that imposed the inordinate burden on the real property of the property owner, the court shall determine the percentage of responsibility each such governmental entity bears with respect to the inordinate burden. A governmental entity may take an interlocutory appeal of the court’s determination that the action of the governmental entity has resulted in an inordinate burden. An interlocutory appeal does not automatically stay the proceedings; however, the court may stay the proceedings during the pendency of the 10.A.f Packet Pg. 494 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 4/13 interlocutory appeal. If the governmental entity does not prevail in the interlocutory appeal, the court shall award to the prevailing property owner the costs and a reasonable attorney fee incurred by the property owner in the interlocutory appeal. (b) Following its determination of the percentage of responsibility of each governmental entity, and following the resolution of any interlocutory appeal, the court shall impanel a jury to determine the total amount of compensation to the property owner for the loss in value due to the inordinate burden to the real property. The award of compensation shall be determined by calculating the difference in the fair market value of the real property, as it existed at the time of the governmental action at issue, as though the owner had the ability to attain the reasonable investment-backed expectation or was not left with uses that are unreasonable, whichever the case may be, and the fair market value of the real property, as it existed at the time of the governmental action at issue, as inordinately burdened, considering the settlement offer together with the statement of allowable uses, of the governmental entity or entities. In determining the award of compensation, consideration may not be given to business damages relative to any development, activity, or use that the action of the governmental entity or entities, considering the settlement offer together with the statement of allowable uses has restricted, limited, or prohibited. The award of compensation shall include a reasonable award of prejudgment interest from the date the claim was presented to the governmental entity or entities as provided in subsection (4). (c)1. In any action filed pursuant to this section, the property owner is entitled to recover reasonable costs and attorney fees incurred by the property owner, from the governmental entity or entities, according to their proportionate share as determined by the court, from the date of the filing of the circuit court action, if the property owner prevails in the action and the court determines that the settlement offer, including the statement of allowable uses, of the governmental entity or entities did not constitute a bona fide offer to the property owner which reasonably would have resolved the claim, based upon the knowledge available to the governmental entity or entities and the property owner during the 90-day-notice period or the 150-day-notice period. 2. In any action filed pursuant to this section, the governmental entity or entities are entitled to recover reasonable costs and attorney fees incurred by the governmental entity or entities from the date of the filing of the circuit court action, if the governmental entity or entities prevail in the action and the court determines that the property owner did not accept a bona fide settlement offer, including the statement of allowable uses, which reasonably would have resolved the claim fairly to the property owner if the settlement offer had been accepted by the property owner, based upon the knowledge available to the governmental entity or entities and the property owner during the 90-day-notice period or the 150-day-notice period. 3. The determination of total reasonable costs and attorney fees pursuant to this paragraph shall be made by the court and not by the jury. Any proposed settlement offer or any proposed decision, except for the final written settlement offer or the final written statement of allowable uses, and any negotiations or rejections in regard to the formulation either of the settlement offer or the statement of allowable uses, are inadmissible in the subsequent proceeding established by this section except for the purposes of the determination pursuant to this paragraph. (d) Within 15 days after the execution of any settlement pursuant to this section, or the issuance of any judgment pursuant to this section, the governmental entity shall provide a copy of the settlement or judgment to the Department of Legal Affairs. (7)(a) The circuit court may enter any orders necessary to effectuate the purposes of this section and to make final determinations to effectuate relief available under this section. (b) An award or payment of compensation pursuant to this section shall operate to grant to and vest in any governmental entity by whom compensation is paid the right, title, and interest in rights of use for which the compensation has been paid, which rights may become transferable development rights to be held, sold, or otherwise disposed of by the governmental entity. When there is an award of compensation, the court shall determine the form and the recipient of the right, title, and interest, as well as the terms of their acquisition. (8) This section does not supplant methods agreed to by the parties and lawfully available for arbitration, mediation, or other forms of alternative dispute resolution, and governmental entities are encouraged to utilize 10.A.f Packet Pg. 495 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 5/13 such methods to augment or facilitate the processes and actions contemplated by this section. (9) This section provides a cause of action for governmental actions that may not rise to the level of a taking under the State Constitution or the United States Constitution. This section may not necessarily be construed under the case law regarding takings if the governmental action does not rise to the level of a taking. The provisions of this section are cumulative, and do not abrogate any other remedy lawfully available, including any remedy lawfully available for governmental actions that rise to the level of a taking. However, a governmental entity shall not be liable for compensation for an action of a governmental entity applicable to, or for the loss in value to, a subject real property more than once. (10)(a) This section does not apply to any actions taken by a governmental entity which relate to the operation, maintenance, or expansion of transportation facilities, and this section does not affect existing law regarding eminent domain relating to transportation. (b) This section does not apply to any actions taken by a county with respect to the adoption of a Flood Insurance Rate Map issued by the Federal Emergency Management Agency for the purpose of participating in the National Flood Insurance Program, unless such adoption incorrectly applies an aspect of the Flood Insurance Rate Map to the property in such a way as to, but not limited to, incorrectly assess the elevation of the property. (11) A cause of action may not be commenced under this section if the claim is presented more than 1 year after a law or regulation is first applied by the governmental entity to the property at issue. (a) For purposes of determining when this 1-year claim period accrues: 1. A law or regulation is first applied upon enactment and notice as provided for in this subparagraph if the impact of the law or regulation on the real property is clear and unequivocal in its terms and notice is provided by mail to the affected property owner or registered agent at the address referenced in the jurisdiction’s most current ad valorem tax records. The fact that the law or regulation could be modified, varied, or altered under any other process or procedure does not preclude the impact of the law or regulation on a property from being clear or unequivocal pursuant to this subparagraph. Any notice under this subparagraph shall be provided after the enactment of the law or regulation and shall inform the property owner or registered agent that the law or regulation may impact the property owner’s existing property rights and that the property owner may have only 1 year from receipt of the notice to pursue any rights established under this section. 2. Otherwise, the law or regulation is first applied to the property when there is a formal denial of a written request for development or variance. (b) If an owner seeks relief from the governmental action through lawfully available administrative or judicial proceedings, the time for bringing an action under this section is tolled until the conclusion of such proceedings. (12) No cause of action exists under this section as to the application of any law enacted on or before May 11, 1995, or as to the application of any rule, regulation, or ordinance adopted, or formally noticed for adoption, on or before that date. A subsequent amendment to any such law, rule, regulation, or ordinance gives rise to a cause of action under this section only to the extent that the application of the amendatory language imposes an inordinate burden apart from the law, rule, regulation, or ordinance being amended. (13) In accordance with s. 13, Art. X of the State Constitution, the state, for itself and for its agencies or political subdivisions, waives sovereign immunity for causes of action based upon the application of any law, regulation, or ordinance subject to this section, but only to the extent specified in this section. History.—s. 1, ch. 95-181; s. 1, ch. 2006-255; s. 1, ch. 2011-191; s. 2, ch. 2012-94; s. 1, ch. 2015-142. 70.002 Property Owner Bill of Rights.—Each county property appraiser office shall provide on its website a Property Owner Bill of Rights. The purpose of the bill of rights is to identify certain existing rights afforded to property owners but is not a comprehensive guide. The Property Owner Bill of Rights does not create a civil cause of action. The Property Owner Bill of Rights must state: PROPERTY OWNER BILL OF RIGHTS 10.A.f Packet Pg. 496 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 6/13 This Bill of Rights does not represent all of your rights under Florida law regarding your property and should not be viewed as a comprehensive guide to property rights. This document does not create a civil cause of action and neither expands nor limits any rights or remedies provided under any other law. This document does not replace the need to seek legal advice in matters relating to property law. Laws relating to your rights are found in the State Constitution, Florida Statutes, local ordinances, and court decisions. Your rights and protections include: 1. The right to acquire, possess, and protect your property. 2. The right to use and enjoy your property. 3. The right to exclude others from your property. 4. The right to dispose of your property. 5. The right to due process. 6. The right to just compensation for property taken for a public purpose. 7. The right to relief, or payment of compensation, when a new law, rule, regulation, or ordinance of the state or a political entity unfairly affects your property. History.—s. 3, ch. 2019-155. 70.20 Balancing of interests.—It is a policy of this state to encourage municipalities, counties, and other governmental entities and sign owners to enter into relocation and reconstruction agreements that allow governmental entities to undertake public projects and accomplish public goals without the expenditure of public funds while allowing the continued maintenance of private investment in signage as a medium of commercial and noncommercial communication. (1) Municipalities, counties, and all other governmental entities are specifically empowered to enter into relocation and reconstruction agreements on whatever terms are agreeable to the sign owner and the municipality, county, or other governmental entity involved and to provide for relocation and reconstruction of signs by agreement, ordinance, or resolution. As used in this section, a “relocation and reconstruction agreement” means a consensual, contractual agreement between a sign owner and a municipality, county, or other governmental entity for either the reconstruction of an existing sign or the removal of a sign and construction of a new sign to substitute for the sign removed. (2) Except as otherwise provided in this section, no municipality, county, or other governmental entity may remove, or cause to be removed, any lawfully erected sign located along any portion of the interstate, federal-aid primary or other highway system, or any other road without first paying just compensation for such removal as determined by agreement between the parties or through eminent domain proceedings. Except as otherwise provided in this section, no municipality, county, or other governmental entity may cause in any way the alteration of any lawfully erected sign located along any portion of the interstate, federal-aid primary or other highway system, or any other road without first paying just compensation for such alteration as determined by agreement between the parties or through eminent domain proceedings. The provisions of this section shall not apply to any ordinance the validity, constitutionality, and enforceability of which the owner has by written agreement waived all right to challenge. (3) In the event that a municipality, county, or other governmental entity undertakes a public project or public goal requiring alteration or removal of any lawfully erected sign, the municipality, county, or other governmental entity shall notify the owner of the affected sign in writing of the public project or goal and of the intention of the municipality, county, or other governmental entity to seek such alteration or removal. Within 30 days after receipt of the notice, the owner of the sign and the municipality, county, or other governmental entity shall attempt to meet for purposes of negotiating and executing a relocation and reconstruction agreement as provided for in subsection (1). (4) If the parties fail to enter into a relocation and reconstruction agreement within 120 days after the initial notification by the municipality, county, or other governmental entity, either party may request mandatory nonbinding arbitration to resolve the disagreements between the parties. Each party shall select an arbitrator, and the individuals so selected shall choose a third arbitrator. The three arbitrators shall constitute the panel that shall arbitrate the dispute between the parties and, at the conclusion of the proceedings, shall present to the parties a 10.A.f Packet Pg. 497 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 7/13 proposed relocation and reconstruction agreement that the panel believes equitably balances the rights, interests, obligations, and reasonable expectations of the parties. If the municipality, county, or other governmental entity and the sign owner accept the proposed relocation and reconstruction agreement, the municipality, county, or other governmental entity and the sign owner shall each pay its respective costs of arbitration and shall pay one- half of the costs of the arbitration panel, unless the parties otherwise agree. (5) If the parties do not enter into a relocation and reconstruction agreement, the municipality, county, or other governmental entity may proceed with the public project or purpose and the alteration or removal of the sign only after first paying just compensation for such alteration or removal as determined by agreement between the parties or through eminent domain proceedings. (6) The requirement by a municipality, county, or other governmental entity that a lawfully erected sign be removed or altered as a condition precedent to the issuance or continued effectiveness of a development order constitutes a compelled removal that is prohibited without prior payment of just compensation under subsection (2). This subsection shall not apply when the owner of the land on which the sign is located is seeking to have the property redesignated on the future land use map of the applicable comprehensive plan for exclusively single- family residential use. (7) The requirement by a municipality, county, or other governmental entity that a lawfully erected sign be altered or removed from the premises upon which it is located incident to the voluntary acquisition of such property by a municipality, county, or other governmental entity constitutes a compelled removal that is prohibited without payment of just compensation under subsection (2). (8) Nothing in this section shall prevent a municipality, county, or other governmental entity from acquiring a lawfully erected sign through eminent domain or from prospectively regulating the placement, size, height, or other aspects of new signs within such entity’s jurisdiction, including the prohibition of new signs, unless otherwise authorized pursuant to this section. Nothing in this section shall impair any ordinance or provision of any ordinance not inconsistent with this section, including a provision that creates a ban or partial ban on new signs, nor shall this section create any new rights for any party other than the owner of a sign, the owner of the land upon which it is located, or a municipality, county, or other governmental entity as expressed in this section. (9) This section applies only to a lawfully erected sign the subject matter of which relates to premises other than the premises on which it is located or to merchandise, services, activities, or entertainment not sold, produced, manufactured, or furnished on the premises on which the sign is located. (10) This section shall not apply to any actions taken by the Department of Transportation that relate to the operation, maintenance, or expansion of transportation facilities, and this section shall not affect existing law regarding eminent domain relating to the Department of Transportation. (11) Nothing in this section shall impair or affect any written agreement existing prior to the effective date of this act, including, but not limited to, any settlement agreements reliant upon the legality or enforceability of local ordinances. The provisions of this section shall not apply to any signs that are required to be removed by a date certain in areas designated by local ordinance as view corridors if the local ordinance creating the view corridors was enacted in part to effectuate a consensual agreement between the local government and two or more sign owners prior to the effective date of this act, nor shall the provisions of this section apply to any signs that are the subject of an ordinance providing an amortization period, which period has expired, and which ordinance is the subject of judicial proceedings that were commenced on or before January 1, 2001, nor shall this section apply to any municipality with an ordinance that prohibits billboards and has two or fewer billboards located within its current boundaries or its future annexed properties. (12) Subsection (6) shall not apply when the development order permits construction of a replacement sign that cannot be erected without the removal of the lawfully erected sign being replaced. History.—s. 1, ch. 2002-13; s. 10, ch. 2005-2. 70.45 Governmental exactions.— (1) As used in this section, the term: 10.A.f Packet Pg. 498 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 8/13 (a) “Damages” means, in addition to the right to injunctive relief, the reduction in fair market value of the real property or the amount of the fee or infrastructure cost that exceeds what would be permitted under this section. (b) “Governmental entity” has the same meaning as provided in s. 70.001(3)(c). (c) “Prohibited exaction” means any condition imposed by a governmental entity on a property owner’s proposed use of real property that lacks an essential nexus to a legitimate public purpose and is not roughly proportionate to the impacts of the proposed use that the governmental entity seeks to avoid, minimize, or mitigate. (d) “Property owner” has the same meaning as provided in s. 70.001(3)(f). (e) “Real property” has the same meaning as provided in s. 70.001(3)(g). (2) In addition to other remedies available in law or equity, a property owner may bring an action in a court of competent jurisdiction under this section to recover damages caused by a prohibited exaction. Such action may not be brought until a prohibited exaction is actually imposed or required in writing as a final condition of approval for the requested use of real property. The right to bring an action under this section may not be waived. This section does not apply to impact fees adopted under s. 163.31801 or non-ad valorem assessments as defined in s. 197.3632. (3) At least 90 days before filing an action under this section, but no later than 180 days after imposition of the prohibited exaction, the property owner shall provide to the relevant governmental entity written notice of the proposed action. This written notice shall identify the exaction that the property owner believes is prohibited, briefly explain why the property owner believes the exaction is prohibited, and provide an estimate of the damages. Upon receipt of the written notice: (a) The governmental entity shall review the notice of claim and respond in writing to the property owner by identifying the basis for the exaction and explaining why the governmental entity maintains that the exaction is proportionate to the harm created by the proposed use of real property, or by proposing to remove all or a portion of the exaction. (b) The written response may not be used against the governmental entity in subsequent litigation other than for purposes of assessing attorney fees and costs under subsection (5). (4) For each claim filed under this section, the governmental entity has the burden of proving that the exaction has an essential nexus to a legitimate public purpose and is roughly proportionate to the impacts of the proposed use that the governmental entity is seeking to avoid, minimize, or mitigate. The property owner has the burden of proving damages that result from a prohibited exaction. (5) The court may award attorney fees and costs to the prevailing party; however, if the court determines that the exaction which is the subject of the claim lacks an essential nexus to a legitimate public purpose, the court shall award attorney fees and costs to the property owner. (6) To ensure that courts may assess damages for claims filed under this section in accordance with s. 13, Art. X of the State Constitution, the state, for itself and its agencies or political subdivisions, waives sovereign immunity for causes of action based upon the application of this section. Such waiver is limited only to actions brought under this section. (7) This section applies to any prohibited exaction imposed or required in writing on or after October 1, 2015, as a final condition of approval for the requested use of real property. History.—s. 2, ch. 2015-142. 70.51 Land use and environmental dispute resolution.— (1) This section may be cited as the “Florida Land Use and Environmental Dispute Resolution Act.” (2) As used in this section, the term: (a) “Development order” means any order, or notice of proposed state or regional governmental agency action, which is or will have the effect of granting, denying, or granting with conditions an application for a development permit, and includes the rezoning of a specific parcel. Actions by the state or a local government on comprehensive plan amendments are not development orders. 10.A.f Packet Pg. 499 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 9/13 (b) “Development permit” means any building permit, zoning permit, subdivision approval, certification, special exception, variance, or any other similar action of local government, as well as any permit authorized to be issued under state law by state, regional, or local government which has the effect of authorizing the development of real property including, but not limited to, programs implementing chapters 125, 161, 163, 166, 187, 258, 372, 373, 378, 380, and 403. (c) “Special magistrate” means a person selected by the parties to perform the duties prescribed in this section. The special magistrate must be a resident of the state and possess experience and expertise in mediation and at least one of the following disciplines and a working familiarity with the others: land use and environmental permitting, land planning, land economics, local and state government organization and powers, and the law governing the same. (d) “Owner” means a person with a legal or equitable interest in real property who filed an application for a development permit for the property at the state, regional, or local level and who received a development order, or who holds legal title to real property that is subject to an enforcement action of a governmental entity. (e) “Proposed use of the property” means the proposal filed by the owner to develop his or her real property. (f) “Governmental entity” includes an agency of the state, a regional or a local government created by the State Constitution or by general or special act, any county or municipality, or any other entity that independently exercises governmental authority. The term does not include the United States or any of its agencies. (g) “Land” or “real property” means land and includes any appurtenances and improvements to the land, including any other relevant real property in which the owner had a relevant interest. (3) Any owner who believes that a development order, either separately or in conjunction with other development orders, or an enforcement action of a governmental entity, is unreasonable or unfairly burdens the use of the owner’s real property, may apply within 30 days after receipt of the order or notice of the governmental action for relief under this section. (4) To initiate a proceeding under this section, an owner must file a request for relief with the elected or appointed head of the governmental entity that issued the development order or orders, or that initiated the enforcement action. The head of the governmental entity may not charge the owner for the request for relief and must forward the request for relief to the special magistrate who is mutually agreed upon by the owner and the governmental entity within 10 days after receipt of the request. (5) The governmental entity with whom a request has been filed shall also serve a copy of the request for relief by United States mail or by hand delivery to: (a) Owners of real property contiguous to the owner’s property at the address on the latest county tax roll. (b) Any substantially affected party who submitted oral or written testimony, sworn or unsworn, of a substantive nature which stated with particularity objections to or support for any development order at issue or enforcement action at issue. Notice under this paragraph is required only if that party indicated a desire to receive notice of any subsequent special magistrate proceedings occurring on the development order or enforcement action. Each governmental entity must maintain in its files relating to particular development orders a mailing list of persons who have presented oral or written testimony and who have requested notice. (6) The request for relief must contain: (a) A brief statement of the owner’s proposed use of the property. (b) A summary of the development order or description of the enforcement action. A copy of the development order or the documentation of an enforcement action at issue must be attached to the request. (c) A brief statement of the impact of the development order or enforcement action on the ability of the owner to achieve the proposed use of the property. (d) A certificate of service showing the parties, including the governmental entity, served. (7) The special magistrate may require other information in the interest of gaining a complete understanding of the request for relief. (8) The special magistrate may conduct a hearing on whether the request for relief should be dismissed for failing to include the information required in subsection (6). If the special magistrate dismisses the case, the 10.A.f Packet Pg. 500 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 10/13 special magistrate shall allow the owner to amend the request and refile. Failure to file an adequate amended request within the time specified shall result in a dismissal with prejudice as to this proceeding. (9) By requesting relief under this section, the owner consents to grant the special magistrate and the parties reasonable access to the real property with advance notice at a time and in a manner acceptable to the owner of the real property. (10)(a) Before initiating a special magistrate proceeding to review a local development order or local enforcement action, the owner must exhaust all nonjudicial local government administrative appeals if the appeals take no longer than 4 months. Once nonjudicial local administrative appeals are exhausted and the development order or enforcement action is final, or within 4 months after issuance of the development order or notice of the enforcement action if the owner has pursued local administrative appeals even if the appeals have not been concluded, the owner may initiate a proceeding under this section. Initiation of a proceeding tolls the time for seeking judicial review of a local government development order or enforcement action until the special magistrate’s recommendation is acted upon by the local government. Election by the owner to file for judicial review of a local government development order or enforcement action prior to initiating a proceeding under this section waives any right to a special magistrate proceeding. (b) If an owner requests special magistrate relief from a development order or enforcement action issued by a state or regional agency, the time for challenging agency action under ss. 120.569 and 120.57 is tolled. If an owner chooses to bring a proceeding under ss. 120.569 and 120.57 before initiating a special magistrate proceeding, then the owner waives any right to a special magistrate proceeding unless all parties consent to proceeding to mediation. (11) The initial party to the proceeding is the governmental entity that issues the development order to the owner or that is taking the enforcement action. In those instances when the development order or enforcement action is the culmination of a process involving more than one governmental entity or when a complete resolution of all relevant issues would require the active participation of more than one governmental entity, the special magistrate may, upon application of a party, join those governmental entities as parties to the proceeding if it will assist in effecting the purposes of this section, and those governmental entities so joined shall actively participate in the procedure. (12) Within 21 days after receipt of the request for relief, any owner of land contiguous to the owner’s property and any substantially affected person who submitted oral or written testimony, sworn or unsworn, of a substantive nature which stated with particularity objections to or support for the development order or enforcement action at issue may request to participate in the proceeding. Those persons may be permitted to participate in the hearing but shall not be granted party or intervenor status. The participation of such persons is limited to addressing issues raised regarding alternatives, variances, and other types of adjustment to the development order or enforcement action which may impact their substantial interests, including denial of the development order or application of an enforcement action. (13) Each party must make efforts to assure that those persons qualified by training or experience necessary to address issues raised by the request or by the special magistrate and further qualified to address alternatives, variances, and other types of modifications to the development order or enforcement action are present at the hearing. (14) The special magistrate may subpoena any nonparty witnesses in the state whom the special magistrate believes will aid in the disposition of the matter. (15)(a) The special magistrate shall hold a hearing within 45 days after his or her receipt of the request for relief unless a different date is agreed to by all the parties. The hearing must be held in the county in which the property is located. (b) The special magistrate must provide notice of the place, date, and time of the hearing to all parties and any other persons who have requested such notice at least 40 days prior to the hearing. (16)(a) Fifteen days following the filing of a request for relief, the governmental entity that issued the development order or that is taking the enforcement action shall file a response to the request for relief with the special magistrate together with a copy to the owner. The response must set forth in reasonable detail the position 10.A.f Packet Pg. 501 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 11/13 of the governmental entity regarding the matters alleged by the owner. The response must include a brief statement explaining the public purpose of the regulations on which the development order or enforcement action is based. (b) Any governmental entity that is added by the special magistrate as a party must file a response to the request for relief prior to the hearing but not later than 15 days following its admission. (c) Any party may incorporate in the response to the request for relief a request to be dropped from the proceeding. The request to be dropped must set forth facts and circumstances relevant to aid the special magistrate in ruling on the request. All requests to be dropped must be disposed of prior to conducting any hearings on the merits of the request for relief. (17) In all respects, the hearing must be informal and open to the public and does not require the use of an attorney. The hearing must operate at the direction and under the supervision of the special magistrate. The object of the hearing is to focus attention on the impact of the governmental action giving rise to the request for relief and to explore alternatives to the development order or enforcement action and other regulatory efforts by the governmental entities in order to recommend relief, when appropriate, to the owner. (a) The first responsibility of the special magistrate is to facilitate a resolution of the conflict between the owner and governmental entities to the end that some modification of the owner’s proposed use of the property or adjustment in the development order or enforcement action or regulatory efforts by one or more of the governmental parties may be reached. Accordingly, the special magistrate shall act as a facilitator or mediator between the parties in an effort to effect a mutually acceptable solution. The parties shall be represented at the mediation by persons with authority to bind their respective parties to a solution, or by persons with authority to recommend a solution directly to the persons with authority to bind their respective parties to a solution. (b) If an acceptable solution is not reached by the parties after the special magistrate’s attempt at mediation, the special magistrate shall consider the facts and circumstances set forth in the request for relief and any responses and any other information produced at the hearing in order to determine whether the action by the governmental entity or entities is unreasonable or unfairly burdens the real property. (c) In conducting the hearing, the special magistrate may hear from all parties and witnesses that are necessary to an understanding of the matter. The special magistrate shall weigh all information offered at the hearing. (18) The circumstances to be examined in determining whether the development order or enforcement action, or the development order or enforcement action in conjunction with regulatory efforts of other governmental parties, is unreasonable or unfairly burdens use of the property may include, but are not limited to: (a) The history of the real property, including when it was purchased, how much was purchased, where it is located, the nature of the title, the composition of the property, and how it was initially used. (b) The history or development and use of the real property, including what was developed on the property and by whom, if it was subdivided and how and to whom it was sold, whether plats were filed or recorded, and whether infrastructure and other public services or improvements may have been dedicated to the public. (c) The history of environmental protection and land use controls and other regulations, including how and when the land was classified, how use was proscribed, and what changes in classifications occurred. (d) The present nature and extent of the real property, including its natural and altered characteristics. (e) The reasonable expectations of the owner at the time of acquisition, or immediately prior to the implementation of the regulation at issue, whichever is later, under the regulations then in effect and under common law. (f) The public purpose sought to be achieved by the development order or enforcement action, including the nature and magnitude of the problem addressed by the underlying regulations on which the development order or enforcement action is based; whether the development order or enforcement action is necessary to the achievement of the public purpose; and whether there are alternative development orders or enforcement action conditions that would achieve the public purpose and allow for reduced restrictions on the use of the property. (g) Uses authorized for and restrictions placed on similar property. (h) Any other information determined relevant by the special magistrate. 10.A.f Packet Pg. 502 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 12/13 (19) Within 14 days after the conclusion of the hearing, the special magistrate shall prepare and file with all parties a written recommendation. (a) If the special magistrate finds that the development order at issue, or the development order or enforcement action in combination with the actions or regulations of other governmental entities, is not unreasonable or does not unfairly burden the use of the owner’s property, the special magistrate must recommend that the development order or enforcement action remain undisturbed and the proceeding shall end, subject to the owner’s retention of all other available remedies. (b) If the special magistrate finds that the development order or enforcement action, or the development order or enforcement action in combination with the actions or regulations of other governmental entities, is unreasonable or unfairly burdens use of the owner’s property, the special magistrate, with the owner’s consent to proceed, may recommend one or more alternatives that protect the public interest served by the development order or enforcement action and regulations at issue but allow for reduced restraints on the use of the owner’s real property, including, but not limited to: 1. An adjustment of land development or permit standards or other provisions controlling the development or use of land. 2. Increases or modifications in the density, intensity, or use of areas of development. 3. The transfer of development rights. 4. Land swaps or exchanges. 5. Mitigation, including payments in lieu of onsite mitigation. 6. Location on the least sensitive portion of the property. 7. Conditioning the amount of development or use permitted. 8. A requirement that issues be addressed on a more comprehensive basis than a single proposed use or development. 9. Issuance of the development order, a variance, special exception, or other extraordinary relief, including withdrawal of the enforcement action. 10. Purchase of the real property, or an interest therein, by an appropriate governmental entity. (c) This subsection does not prohibit the owner and governmental entity from entering into an agreement as to the permissible use of the property prior to the special magistrate entering a recommendation. An agreement for a permissible use must be incorporated in the special magistrate’s recommendation. (20) The special magistrate’s recommendation is a public record under chapter 119. However, actions or statements of all participants to the special magistrate proceeding are evidence of an offer to compromise and inadmissible in any proceeding, judicial or administrative. (21) Within 45 days after receipt of the special magistrate’s recommendation, the governmental entity responsible for the development order or enforcement action and other governmental entities participating in the proceeding must consult among themselves and each governmental entity must: (a) Accept the recommendation of the special magistrate as submitted and proceed to implement it by development agreement, when appropriate, or by other method, in the ordinary course and consistent with the rules and procedures of that governmental entity. However, the decision of the governmental entity to accept the recommendation of the special magistrate with respect to granting a modification, variance, or special exception to the application of statutes, rules, regulations, or ordinances as they would otherwise apply to the subject property does not require an owner to duplicate previous processes in which the owner has participated in order to effectuate the granting of the modification, variance, or special exception; (b) Modify the recommendation as submitted by the special magistrate and proceed to implement it by development agreement, when appropriate, or by other method, in the ordinary course and consistent with the rules and procedures of that governmental entity; or (c) Reject the recommendation as submitted by the special magistrate. Failure to act within 45 days is a rejection unless the period is extended by agreement of the owner and issuer of the development order or enforcement action. 10.A.f Packet Pg. 503 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0070/0070.html 13/13 (22) If a governmental entity accepts the special magistrate’s recommendation or modifies it and the owner rejects the acceptance or modification, or if a governmental entity rejects the special magistrate’s recommendation, the governmental entity must issue a written decision within 30 days that describes as specifically as possible the use or uses available to the subject real property. (23) The procedure established by this section may not continue longer than 165 days, unless the period is extended by agreement of the parties. A decision describing available uses constitutes the last prerequisite to judicial action and the matter is ripe or final for subsequent judicial proceedings unless the owner initiates a proceeding under ss. 120.569 and 120.57. If the owner brings a proceeding under ss. 120.569 and 120.57, the matter is ripe when the proceeding culminates in a final order whether further appeal is available or not. (24) The procedure created by this section is not itself, nor does it create, a judicial cause of action. Once the governmental entity acts on the special magistrate’s recommendation, the owner may elect to file suit in a court of competent jurisdiction. Invoking the procedures of this section is not a condition precedent to filing a civil action. (25) Regardless of the action the governmental entity takes on the special magistrate’s recommendation, a recommendation that the development order or enforcement action, or the development order or enforcement action in combination with other governmental regulatory actions, is unreasonable or unfairly burdens use of the owner’s real property may serve as an indication of sufficient hardship to support modification, variances, or special exceptions to the application of statutes, rules, regulations, or ordinances to the subject property. (26) A special magistrate’s recommendation under this section constitutes data in support of, and a support document for, a comprehensive plan or comprehensive plan amendment, but is not, in and of itself, dispositive of a determination of compliance with chapter 163. (27) The special magistrate shall send a copy of the recommendation in each case to the Department of Legal Affairs. Each governmental entity, within 15 days after its action on the special magistrate’s recommendation, shall notify the Department of Legal Affairs in writing as to what action the governmental entity took on the special magistrate’s recommendation. (28) Each governmental entity may establish procedural guidelines to govern the conduct of proceedings authorized by this section, which must include, but are not limited to, payment of special magistrate fees and expenses, including the costs of providing notice and effecting service of the request for relief under this section, which shall be borne equally by the governmental entities and the owner. (29) This section shall be liberally construed to effect fully its obvious purposes and intent, and governmental entities shall direct all available resources and authorities to effect fully the obvious purposes and intent of this section in resolving disputes. Governmental entities are encouraged to expedite notice and time-related provisions to implement resolution of disputes under this section. The procedure established by this section may be used to resolve disputes in pending judicial proceedings, with the agreement of the parties to the judicial proceedings, and subject to the approval of the court in which the judicial proceedings are pending. The provisions of this section are cumulative, and do not supplant other methods agreed to by the parties and lawfully available for arbitration, mediation, or other forms of alternative dispute resolution. (30) This section applies only to development orders issued, modified, or amended, or to enforcement actions issued, on or after October 1, 1995. History.—s. 2, ch. 95-181; s. 7, ch. 96-410; s. 25, ch. 97-96; s. 58, ch. 2004-11; s. 1, ch. 2011-139. 70.80 Construction of ss. 70.001, 70.45, and 70.51.—It is the express declaration of the Legislature that ss. 70.001, 70.45, and 70.51 have separate and distinct bases, objectives, applications, and processes. It is therefore the intent of the Legislature that ss. 70.001, 70.45, and 70.51 are not to be construed in pari materia. History.—s. 3, ch. 95-181; s. 3, ch. 2015-142. Copyright © 1995-2020 The Florida Legislature • Privacy Statement • Contact Us 10.A.f Packet Pg. 504 Attachment: Bert Harris, Chapter 70 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0163/Sections/0163.3180.html 1/6   Select Year:   2020 Go The 2020 Florida Statutes Title XI COUNTY ORGANIZATION AND INTERGOVERNMENTAL RELATIONS Chapter 163 INTERGOVERNMENTAL PROGRAMS View Entire Chapter 163.3180 Concurrency.— (1) Sanitary sewer, solid waste, drainage, and potable water are the only public facilities and services subject to the concurrency requirement on a statewide basis. Additional public facilities and services may not be made subject to concurrency on a statewide basis without approval by the Legislature; however, any local government may extend the concurrency requirement so that it applies to additional public facilities within its jurisdiction. (a) If concurrency is applied to other public facilities, the local government comprehensive plan must provide the principles, guidelines, standards, and strategies, including adopted levels of service, to guide its application. In order for a local government to rescind any optional concurrency provisions, a comprehensive plan amendment is required. An amendment rescinding optional concurrency issues shall be processed under the expedited state review process in s. 163.3184(3), but the amendment is not subject to state review and is not required to be transmitted to the reviewing agencies for comments, except that the local government shall transmit the amendment to any local government or government agency that has filed a request with the governing body and, for municipal amendments, the amendment shall be transmitted to the county in which the municipality is located. For informational purposes only, a copy of the adopted amendment shall be provided to the state land planning agency. A copy of the adopted amendment shall also be provided to the Department of Transportation if the amendment rescinds transportation concurrency and to the Department of Education if the amendment rescinds school concurrency. (b) The local government comprehensive plan must demonstrate, for required or optional concurrency requirements, that the levels of service adopted can be reasonably met. Infrastructure needed to ensure that adopted level-of-service standards are achieved and maintained for the 5-year period of the capital improvement schedule must be identified pursuant to the requirements of s. 163.3177(3). The comprehensive plan must include principles, guidelines, standards, and strategies for the establishment of a concurrency management system. (2) Consistent with public health and safety, sanitary sewer, solid waste, drainage, adequate water supplies, and potable water facilities shall be in place and available to serve new development no later than the issuance by the local government of a certificate of occupancy or its functional equivalent. Prior to approval of a building permit or its functional equivalent, the local government shall consult with the applicable water supplier to determine whether adequate water supplies to serve the new development will be available no later than the anticipated date of issuance by the local government of a certificate of occupancy or its functional equivalent. A local government may meet the concurrency requirement for sanitary sewer through the use of onsite sewage treatment and disposal systems approved by the Department of Health to serve new development. (3) Governmental entities that are not responsible for providing, financing, operating, or regulating public facilities needed to serve development may not establish binding level-of-service standards on governmental entities that do bear those responsibilities. (4) The concurrency requirement as implemented in local comprehensive plans applies to state and other public facilities and development to the same extent that it applies to all other facilities and development, as provided by law. 1 10.A.g Packet Pg. 505 Attachment: Concurrency Statute 163.3180 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0163/Sections/0163.3180.html 2/6 (5)(a) If concurrency is applied to transportation facilities, the local government comprehensive plan must provide the principles, guidelines, standards, and strategies, including adopted levels of service to guide its application. (b) Local governments shall use professionally accepted studies to evaluate the appropriate levels of service. Local governments should consider the number of facilities that will be necessary to meet level-of-service demands when determining the appropriate levels of service. The schedule of facilities that are necessary to meet the adopted level of service shall be reflected in the capital improvement element. (c) Local governments shall use professionally accepted techniques for measuring levels of service when evaluating potential impacts of a proposed development. (d) The premise of concurrency is that the public facilities will be provided in order to achieve and maintain the adopted level of service standard. A comprehensive plan that imposes transportation concurrency shall contain appropriate amendments to the capital improvements element of the comprehensive plan, consistent with the requirements of s. 163.3177(3). The capital improvements element shall identify facilities necessary to meet adopted levels of service during a 5-year period. (e) If a local government applies transportation concurrency in its jurisdiction, it is encouraged to develop policy guidelines and techniques to address potential negative impacts on future development: 1. In urban infill and redevelopment, and urban service areas. 2. With special part-time demands on the transportation system. 3. With de minimis impacts. 4. On community desired types of development, such as redevelopment, or job creation projects. (f) Local governments are encouraged to develop tools and techniques to complement the application of transportation concurrency such as: 1. Adoption of long-term strategies to facilitate development patterns that support multimodal solutions, including urban design, and appropriate land use mixes, including intensity and density. 2. Adoption of an areawide level of service not dependent on any single road segment function. 3. Exempting or discounting impacts of locally desired development, such as development in urban areas, redevelopment, job creation, and mixed use on the transportation system. 4. Assigning secondary priority to vehicle mobility and primary priority to ensuring a safe, comfortable, and attractive pedestrian environment, with convenient interconnection to transit. 5. Establishing multimodal level of service standards that rely primarily on nonvehicular modes of transportation where existing or planned community design will provide adequate level of mobility. 6. Reducing impact fees or local access fees to promote development within urban areas, multimodal transportation districts, and a balance of mixed-use development in certain areas or districts, or for affordable or workforce housing. (g) Local governments are encouraged to coordinate with adjacent local governments for the purpose of using common methodologies for measuring impacts on transportation facilities. (h)1. Local governments that continue to implement a transportation concurrency system, whether in the form adopted into the comprehensive plan before the effective date of the Community Planning Act, chapter 2011-139, Laws of Florida, or as subsequently modified, must: a. Consult with the Department of Transportation when proposed plan amendments affect facilities on the strategic intermodal system. b. Exempt public transit facilities from concurrency. For the purposes of this sub-subparagraph, public transit facilities include transit stations and terminals; transit station parking; park-and-ride lots; intermodal public transit connection or transfer facilities; fixed bus, guideway, and rail stations; and airport passenger terminals and concourses, air cargo facilities, and hangars for the assembly, manufacture, maintenance, or storage of aircraft. As used in this sub-subparagraph, the terms “terminals” and “transit facilities” do not include seaports or commercial or residential development constructed in conjunction with a public transit facility. c. Allow an applicant for a development-of-regional-impact development order, development agreement, rezoning, or other land use development permit to satisfy the transportation concurrency requirements of the local 10.A.g Packet Pg. 506 Attachment: Concurrency Statute 163.3180 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0163/Sections/0163.3180.html 3/6 comprehensive plan, the local government’s concurrency management system, and s. 380.06, when applicable, if: (I) The applicant in good faith offers to enter into a binding agreement to pay for or construct its proportionate share of required improvements in a manner consistent with this subsection. (II) The proportionate-share contribution or construction is sufficient to accomplish one or more mobility improvements that will benefit a regionally significant transportation facility. A local government may accept contributions from multiple applicants for a planned improvement if it maintains contributions in a separate account designated for that purpose. d. Provide the basis upon which the landowners will be assessed a proportionate share of the cost addressing the transportation impacts resulting from a proposed development. 2. An applicant shall not be held responsible for the additional cost of reducing or eliminating deficiencies. When an applicant contributes or constructs its proportionate share pursuant to this paragraph, a local government may not require payment or construction of transportation facilities whose costs would be greater than a development’s proportionate share of the improvements necessary to mitigate the development’s impacts. a. The proportionate-share contribution shall be calculated based upon the number of trips from the proposed development expected to reach roadways during the peak hour from the stage or phase being approved, divided by the change in the peak hour maximum service volume of roadways resulting from construction of an improvement necessary to maintain or achieve the adopted level of service, multiplied by the construction cost, at the time of development payment, of the improvement necessary to maintain or achieve the adopted level of service. b. In using the proportionate-share formula provided in this subparagraph, the applicant, in its traffic analysis, shall identify those roads or facilities that have a transportation deficiency in accordance with the transportation deficiency as defined in subparagraph 4. The proportionate-share formula provided in this subparagraph shall be applied only to those facilities that are determined to be significantly impacted by the project traffic under review. If any road is determined to be transportation deficient without the project traffic under review, the costs of correcting that deficiency shall be removed from the project’s proportionate-share calculation and the necessary transportation improvements to correct that deficiency shall be considered to be in place for purposes of the proportionate-share calculation. The improvement necessary to correct the transportation deficiency is the funding responsibility of the entity that has maintenance responsibility for the facility. The development’s proportionate share shall be calculated only for the needed transportation improvements that are greater than the identified deficiency. c. When the provisions of subparagraph 1. and this subparagraph have been satisfied for a particular stage or phase of development, all transportation impacts from that stage or phase for which mitigation was required and provided shall be deemed fully mitigated in any transportation analysis for a subsequent stage or phase of development. Trips from a previous stage or phase that did not result in impacts for which mitigation was required or provided may be cumulatively analyzed with trips from a subsequent stage or phase to determine whether an impact requires mitigation for the subsequent stage or phase. d. In projecting the number of trips to be generated by the development under review, any trips assigned to a toll-financed facility shall be eliminated from the analysis. e. The applicant shall receive a credit on a dollar-for-dollar basis for impact fees, mobility fees, and other transportation concurrency mitigation requirements paid or payable in the future for the project. The credit shall be reduced up to 20 percent by the percentage share that the project’s traffic represents of the added capacity of the selected improvement, or by the amount specified by local ordinance, whichever yields the greater credit. 3. This subsection does not require a local government to approve a development that, for reasons other than transportation impacts, is not qualified for approval pursuant to the applicable local comprehensive plan and land development regulations. 4. As used in this subsection, the term “transportation deficiency” means a facility or facilities on which the adopted level-of-service standard is exceeded by the existing, committed, and vested trips, plus additional projected background trips from any source other than the development project under review, and trips that are forecast by established traffic standards, including traffic modeling, consistent with the University of Florida’s 10.A.g Packet Pg. 507 Attachment: Concurrency Statute 163.3180 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0163/Sections/0163.3180.html 4/6 Bureau of Economic and Business Research medium population projections. Additional projected background trips are to be coincident with the particular stage or phase of development under review. (i) If a local government elects to repeal transportation concurrency, it is encouraged to adopt an alternative mobility funding system that uses one or more of the tools and techniques identified in paragraph (f). Any alternative mobility funding system adopted may not be used to deny, time, or phase an application for site plan approval, plat approval, final subdivision approval, building permits, or the functional equivalent of such approvals provided that the developer agrees to pay for the development’s identified transportation impacts via the funding mechanism implemented by the local government. The revenue from the funding mechanism used in the alternative system must be used to implement the needs of the local government’s plan which serves as the basis for the fee imposed. A mobility fee-based funding system must comply with s. 163.31801 governing impact fees. An alternative system that is not mobility fee-based shall not be applied in a manner that imposes upon new development any responsibility for funding an existing transportation deficiency as defined in paragraph (h). (6)(a) Local governments that apply concurrency to public education facilities shall include principles, guidelines, standards, and strategies, including adopted levels of service, in their comprehensive plans and interlocal agreements. The choice of one or more municipalities to not adopt school concurrency and enter into the interlocal agreement does not preclude implementation of school concurrency within other jurisdictions of the school district if the county and one or more municipalities have adopted school concurrency into their comprehensive plan and interlocal agreement that represents at least 80 percent of the total countywide population. All local government provisions included in comprehensive plans regarding school concurrency within a county must be consistent with each other and the requirements of this part. (b) Local governments and school boards imposing school concurrency shall exercise authority in conjunction with each other to establish jointly adequate level-of-service standards necessary to implement the adopted local government comprehensive plan, based on data and analysis. (c) Public school level-of-service standards shall be included and adopted into the capital improvements element of the local comprehensive plan and shall apply districtwide to all schools of the same type. Types of schools may include elementary, middle, and high schools as well as special purpose facilities such as magnet schools. (d) Local governments and school boards may utilize tiered level-of-service standards to allow time to achieve an adequate and desirable level of service as circumstances warrant. (e) A school district that includes relocatable facilities in its inventory of student stations shall include the capacity of such relocatable facilities as provided in s. 1013.35(2)(b)2.f., provided the relocatable facilities were purchased after 1998 and the relocatable facilities meet the standards for long-term use pursuant to s. 1013.20. (f)1. In order to balance competing interests, preserve the constitutional concept of uniformity, and avoid disruption of existing educational and growth management processes, local governments are encouraged, if they elect to adopt school concurrency, to apply school concurrency to development on a districtwide basis so that a concurrency determination for a specific development will be based upon the availability of school capacity districtwide. 2. If a local government elects to apply school concurrency on a less than districtwide basis, by using school attendance zones or concurrency service areas: a. Local governments and school boards shall have the burden to demonstrate that the utilization of school capacity is maximized to the greatest extent possible in the comprehensive plan and amendment, taking into account transportation costs and court-approved desegregation plans, as well as other factors. In addition, in order to achieve concurrency within the service area boundaries selected by local governments and school boards, the service area boundaries, together with the standards for establishing those boundaries, shall be identified and included as supporting data and analysis for the comprehensive plan. b. Where school capacity is available on a districtwide basis but school concurrency is applied on a less than districtwide basis in the form of concurrency service areas, if the adopted level-of-service standard cannot be met in a particular service area as applied to an application for a development permit and if the needed capacity for the particular service area is available in one or more contiguous service areas, as adopted by the local 10.A.g Packet Pg. 508 Attachment: Concurrency Statute 163.3180 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0163/Sections/0163.3180.html 5/6 government, then the local government may not deny an application for site plan or final subdivision approval or the functional equivalent for a development or phase of a development on the basis of school concurrency, and if issued, development impacts shall be subtracted from the contiguous service area’s capacity totals. Students from the development may not be required to go to the adjacent service area unless the school board rezones the area in which the development occurs. (g) The premise of concurrency is that the public facilities will be provided in order to achieve and maintain the adopted level-of-service standard. A comprehensive plan that imposes school concurrency shall contain appropriate amendments to the capital improvements element of the comprehensive plan, consistent with the requirements of s. 163.3177(3). The capital improvements element shall identify facilities necessary to meet adopted levels of service during a 5-year period consistent with the school board’s educational facilities plan. (h)1. In order to limit the liability of local governments, a local government may allow a landowner to proceed with development of a specific parcel of land notwithstanding a failure of the development to satisfy school concurrency, if all the following factors are shown to exist: a. The proposed development would be consistent with the future land use designation for the specific property and with pertinent portions of the adopted local plan, as determined by the local government. b. The local government’s capital improvements element and the school board’s educational facilities plan provide for school facilities adequate to serve the proposed development, and the local government or school board has not implemented that element or the project includes a plan that demonstrates that the capital facilities needed as a result of the project can be reasonably provided. c. The local government and school board have provided a means by which the landowner will be assessed a proportionate share of the cost of providing the school facilities necessary to serve the proposed development. 2. If a local government applies school concurrency, it may not deny an application for site plan, final subdivision approval, or the functional equivalent for a development or phase of a development authorizing residential development for failure to achieve and maintain the level-of-service standard for public school capacity in a local school concurrency management system where adequate school facilities will be in place or under actual construction within 3 years after the issuance of final subdivision or site plan approval, or the functional equivalent. School concurrency is satisfied if the developer executes a legally binding commitment to provide mitigation proportionate to the demand for public school facilities to be created by actual development of the property, including, but not limited to, the options described in sub-subparagraph a. Options for proportionate- share mitigation of impacts on public school facilities must be established in the comprehensive plan and the interlocal agreement pursuant to s. 163.31777. a. Appropriate mitigation options include the contribution of land; the construction, expansion, or payment for land acquisition or construction of a public school facility; the construction of a charter school that complies with the requirements of s. 1002.33(18); or the creation of mitigation banking based on the construction of a public school facility in exchange for the right to sell capacity credits. Such options must include execution by the applicant and the local government of a development agreement that constitutes a legally binding commitment to pay proportionate-share mitigation for the additional residential units approved by the local government in a development order and actually developed on the property, taking into account residential density allowed on the property prior to the plan amendment that increased the overall residential density. The district school board must be a party to such an agreement. As a condition of its entry into such a development agreement, the local government may require the landowner to agree to continuing renewal of the agreement upon its expiration. b. If the interlocal agreement and the local government comprehensive plan authorize a contribution of land; the construction, expansion, or payment for land acquisition; the construction or expansion of a public school facility, or a portion thereof; or the construction of a charter school that complies with the requirements of s. 1002.33(18), as proportionate-share mitigation, the local government shall credit such a contribution, construction, expansion, or payment toward any other impact fee or exaction imposed by local ordinance for public educational facilities, on a dollar-for-dollar basis at fair market value. The credit must be based on the total impact fee assessed and not on the impact fee for any particular type of school. 10.A.g Packet Pg. 509 Attachment: Concurrency Statute 163.3180 (14589 : Legislative and Quasi-Judicial Actions) 12/30/2020 Statutes & Constitution :View Statutes : Online Sunshine www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0163/Sections/0163.3180.html 6/6 c. Any proportionate-share mitigation must be directed by the school board toward a school capacity improvement identified in the 5-year school board educational facilities plan that satisfies the demands created by the development in accordance with a binding developer’s agreement. 3. This paragraph does not limit the authority of a local government to deny a development permit or its functional equivalent pursuant to its home rule regulatory powers, except as provided in this part. (i) When establishing concurrency requirements for public schools, a local government must enter into an interlocal agreement that satisfies the requirements in ss. 163.3177(6)(h)1. and 2. and 163.31777 and the requirements of this subsection. The interlocal agreement shall acknowledge both the school board’s constitutional and statutory obligations to provide a uniform system of free public schools on a countywide basis, and the land use authority of local governments, including their authority to approve or deny comprehensive plan amendments and development orders. The interlocal agreement shall meet the following requirements: 1. Establish the mechanisms for coordinating the development, adoption, and amendment of each local government’s school concurrency related provisions of the comprehensive plan with each other and the plans of the school board to ensure a uniform districtwide school concurrency system. 2. Specify uniform, districtwide level-of-service standards for public schools of the same type and the process for modifying the adopted level-of-service standards. 3. Define the geographic application of school concurrency. If school concurrency is to be applied on a less than districtwide basis in the form of concurrency service areas, the agreement shall establish criteria and standards for the establishment and modification of school concurrency service areas. The agreement shall ensure maximum utilization of school capacity, taking into account transportation costs and court-approved desegregation plans, as well as other factors. 4. Establish a uniform districtwide procedure for implementing school concurrency which provides for: a. The evaluation of development applications for compliance with school concurrency requirements, including information provided by the school board on affected schools, impact on levels of service, and programmed improvements for affected schools and any options to provide sufficient capacity; b. An opportunity for the school board to review and comment on the effect of comprehensive plan amendments and rezonings on the public school facilities plan; and c. The monitoring and evaluation of the school concurrency system. 5. A process and uniform methodology for determining proportionate-share mitigation pursuant to paragraph (h). (j) This subsection does not limit the authority of a local government to grant or deny a development permit or its functional equivalent prior to the implementation of school concurrency. History.—s. 8, ch. 93-206; s. 12, ch. 95-341; s. 3, ch. 96-416; s. 1, ch. 97-253; s. 5, ch. 98-176; s. 4, ch. 99-378; s. 2, ch. 2002-13; s. 6, ch. 2002-296; s. 5, ch. 2005-290; s. 11, ch. 2005-291; s. 18, ch. 2006-1; s. 3, ch. 2006-220; s. 3, ch. 2006-252; s. 11, ch. 2007-196; s. 2, ch. 2007-198; s. 3, ch. 2007-204; s. 5, ch. 2009-85; s. 4, ch. 2009-96; s. 17, ch. 2010-5; s. 1, ch. 2010-33; s. 4, ch. 2011-14; s. 15, ch. 2011- 139; s. 7, ch. 2012-99; s. 1, ch. 2013-78; s. 4, ch. 2019-165; s. 28, ch. 2020-150. Note.—Section 28, ch. 2020-150, amended subsection (2), effective July 1, 2021, to read: (2) Consistent with public health and safety, sanitary sewer, solid waste, drainage, adequate water supplies, and potable water facilities shall be in place and available to serve new development no later than the issuance by the local government of a certificate of occupancy or its functional equivalent. Prior to approval of a building permit or its functional equivalent, the local government shall consult with the applicable water supplier to determine whether adequate water supplies to serve the new development will be available no later than the anticipated date of issuance by the local government of a certificate of occupancy or its functional equivalent. A local government may meet the concurrency requirement for sanitary sewer through the use of onsite sewage treatment and disposal systems approved by the Department of Environmental Protection to serve new development. Copyright © 1995-2020 The Florida Legislature • Privacy Statement • Contact Us 1 10.A.g Packet Pg. 510 Attachment: Concurrency Statute 163.3180 (14589 : Legislative and Quasi-Judicial Actions) 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/1/13 ABCS OF LOCAL LAND USE AND ZONING DECISIONS Vol. 84, No. 1   January 2010   Pg 20 Gary K. Hunter, Jr. and Douglas M. Smith Environmental & Land Use Law This article targets the general practitioner who is called either to assist clients in seeking local government development approvals or in opposing such approvals. Often times, attorneys are approached on the eve of a critical public hearing to urge support for or object to a development order. Many times, clients wait until the last minute to seek legal counsel to assist in what they perceive as a local political matter. What clients may not anticipate are the vagaries of local collegial boards or the impact of well- organized or invested opposition. They may also discount the expense and uncertainty of litigation that may result f rom a development order being issued or denied. The purpose of this article is to arm the general practitioner with the tools demanded by this unique legal arena. The emphasis is on prevention because the outcome is often dictated by the presentation of evidence in the local government proceeding. Expectations Associated with Local Government Boards Securing land use approvals begins long before an application is f iled or reviewed by staff. In advance of applying for local development orders, applicants and their lawyers must familiarize themselves with the f iling processes, procedures, and substantive standards applicable to the application. Processes among local governments vary; one must be familiar with the relevant government’s standards before proceeding with a particular project. Once advised on the process, the lawyer should ensure that staff properly reviews the application. This review may entail analysis of staff work product and notices throughout the process to ensure completeness with both procedural and substantive criteria. Counsel should also scrutinize the work product of retained consultants as they may not appreciate the need for strict compliance with the legal requirements. Any errors in the review process ultimately harm the client, not the local government. When dealing with staff, the attorney must remember that ethics, credibility, and integrity are paramount. While clients may become f rustrated with the development review process, it is important that the attorney and client interact with local government staff honestly and with proper decorum. Threatening a lawsuit or suggesting that one will go over a reviewer ’s head is rarely appropriate and, more often than not, unproductive. In addition, an attorney seeking a land use approval must ▲ 10.A.h Packet Pg. 511 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/2/13 remember that he or she may be called in the future to work with staff on a different development, and the attorney’s dealings with staff on other projects may impact his or her ability to achieve a client’s goals. Being professional with staff at all times benef its the attorney’s current and future clients. • Types of Proceeding: Know the Rules — There are two general types of land use approval proceedings before a local government: quasi-legislative and quasi-judicial. Quasi-legislative decisions are generally described as those in which the local government is tasked with formulating policy rather than applying specif ic rules to a particular situation. A local government’s approval or denial of an issue in its quasi- legislative capacity is typically subject to a fairly debatable standard of review. Fairly debatable means that the government’s action must be upheld if reasonable minds could differ as to the propriety of the decision reached. Decisions subject to the fairly debatable standard of review need only be rationally related to a legitimate public purpose, such as the health, safety, and welfare of the public, to be valid. Quasi-judicial decisions involve the application of policy to a specif ic development application. Quasi-judicial hearings are to be conducted with more formality than a legislative public hearing and are akin to informal trials. Quasi-judicial decisions are subject to a certiorari standard of review on appeal. The distinction between the two types of proceedings impacts the process that the applicant is due, the relative discretion the local government has in approving or denying the requested action, and the proper method for appealing an adverse decision. • Know What Process is Due — Understanding whether a decision is quasi-judicial or quasi-legislative is critical, as procedural due process rights are enhanced in quasi- judicial proceedings and the standards of review differ substantially. For example, quasi- legislative hearings require little process. Indeed, allowing only 10 minutes for members of the public to speak on quasi-legislative matters comports with due process. Moreover, limitations on ex parte communications with the decisionmakers that apply to quasi-judicial hearings do not apply to legislative determinations. There is no right in quasi-legislative hearings to cross-examine witnesses. contrast, in quasi-judicial hearings, parties are entitled — as a matter of due process — to cross-examine witnesses, present evidence, demand that witnesses testify under oath, and demand a decision that is based on a correct application of the law and competent 1 2 3 4 5 6 7 8 9 ▲ 10.A.h Packet Pg. 512 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/3/13 substantial evidence in the record. Recent case law provides that limiting parties to only eight minutes to present positions regarding a zoning resolution violates procedural due process under the circumstances of that case. In quasi-judicial proceedings, participants must be careful to avoid contacting the members of the deciding panel prior to the hearing to urge a particular outcome. If ex parte contacts have been made (which is more often than not the case), they must be disclosed at the quasi-judicial hearing or they are presumed prejudicial to the outcome and will likely result in a f inding of a violation of procedural due process. The presumption can only be overcome if the local government — not the applicant — demonstrates that the contact was not prejudicial following a multi-factor, fact-intensive analysis. • Know the Applicable Legal Burden — The discretion afforded decisions on quasi- legislative matters is broad, and decisions need only satisfy the “fairly debatable” standard. Given this broad discretion, only decisions that are arbitrary and capricious or illegal are subject to serious legal challenge. Quasi-judicial decisions are more involved. It is beyond the scope of this article to describe the myriad criteria that may apply to a particular application. The general rule, however, requires the applicant (not local government staff) to demonstrate compliance with the local government’s code of ordinances, land development regulations, and comprehensive plan. For example, to obtain a site-specif ic rezoning, the applicant must demonstrate that the rezoning is consistent with the local government’s comprehensive plan and all procedural requirements of the zoning ordinance; if the initial burden is met, the burden shifts to the local government to demonstrate that maintaining the existing zoning on the property serves a legitimate public purpose or that the decision denying the rezoning is not arbitrary, discriminatory, or unreasonable. A similar burden shifting scheme applies to site plan and plat approvals, special exceptions, and variances (although the relevant tests differ). At a minimum, once the applicant makes a prima facie showing of entitlement to a development order, the burden shifts to the local government to justify denial of the order for proper reasons that are based on competent substantial evidence in the record. The applicant bears the initial burden of presenting competent substantial evidence to support its development application. Thus, if local government staff omits a substantive item in its review, the applicant must be prepared to supplement the record with 10 11 12 13 14 15 16 17 ▲ 10.A.h Packet Pg. 513 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/4/13 competent evidence or risk legal challenge to an issued development order. Most Florida local governments are blessed with capable planning and legal staff ; nonetheless, applicants should avoid ceding responsibility for ensuring compliance with the land development code and comprehensive plan to the local government. Similarly, third parties challenging the issuance of a development order must be prepared to establish noncompliance through competent evidence, including witness testimony at the quasi-judicial hearing. The failure to raise an issue before the local government prevents them f rom raising additional issues on appeal. • Making the Case on the Record — In preparing for a hearing before a local board, one must be prepared to establish a record demonstrating entitlement to the development permit sought, including submitting competent substantial evidence as proof. If an appeal is anticipated, the lawyer should ensure that the record is transcribed at the hearing or, at a minimum, the proceedings are recorded such that they can be transcribed at a later date. The lawyer must ensure that the record contains all information necessary to defend (or defeat) the development order on appeal, as the record is generally f ixed in certiorari proceedings. In other words, if evidence on an issue being appealed was not presented at the hearing before the local government, the evidence does not exist as far as the appeal is concerned. In proceedings before the local board, the applicant typically addresses whether the requested development order complies with the land development code and comprehensive plan. It is also critical to make objections on the record to procedural or substantive def iciencies — as the failure to raise proper objections can result in the issues being waived for purposes of appeal. Making the case on the record in a quasi-judicial proceeding can lead to awkward interactions with collegial boards. Given the judicial nature of the proceeding, it is incumbent on counsel to ensure that testimony and evidence provided is competent and substantial. Establishing that opposing evidence is neither competent nor substantial may require thorough cross-examination of staff and witnesses. Although awkward and often uncomfortable, creation and thorough development of the record is necessary if further appellate proceedings are to offer hope for success. That does not mean, however, that the lawyer should feel f ree to treat the local government forum like a circuit courtroom. Courtroom theatrics and aggressive treatment of witnesses are likely to solidify a board vote against one’s client. 18 19 20 ▲ 10.A.h Packet Pg. 514 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/5/13 In addition, any party challenging the issuance of a development order must establish its standing on the record. Indeed, a third party challenging the development order must establish standing in the f irst instance before it will have standing to pursue a petition for writ of certiorari with a circuit court. Third parties and special interest groups must be vigilant in establishing standing under the “special injury” test set forth in Renard v. Dade County, 261 So. 2d 832 (Fla. 1972). That test requires the party challenging a development order to show special damages peculiar to the party which differ in kind (as opposed to degree) to the damages suffered by the community as a whole. Moreover, if the challenger is a special interest group, it must demonstrate that a substantial number of its members are similarly affected. This evidence must be included in the record before the local government or it will not be considered on a petition for writ of certiorari. • It’s Not Over ’Til It’s Rendered — The local administrative process is not complete until the order is “rendered” in writing and f iled with the clerk. statute, all denials of development permits must be in writing. Recent case law leaves little question that the time for appeal commences upon the local government’s f iling of the written order (either in the form of a denial or an issuance). Appeals • Choosing Which Way to Go — Adversely affected parties have several avenues of appeal. Which route to take depends largely upon whether the local tribunal was acting in a quasi-legislative or quasi-judicial capacity and, if the latter, what was the underlying reasoning for the rendered decision. Preliminarily, if the local tribunal acted in a quasi-legislative capacity, the standard of review is usually “fairly debatable,” and the avenue of appeal is typically a declaratory judgment action in circuit court. contrast, if the local tribunal was acting in a quasi- judicial capacity, dual appellate options exist: a petition for writ of certiorari to the circuit court or a complaint for declaratory judgment pursuant to F.S. §163.3215 (2008), also f iled in circuit court. Further, if quasi-judicial, the reasons underlying the local tribunal’s decision impact the method of appeal. A decision based on code compliance is appealable by f iling a petition for writ of certiorari. A decision based on consistency or inconsistency with the comprehensive plan may only be challenged by f iling a declaratory judgment action under F.S. §163.3215. Moreover, many local government decisions are premised on 21 22 23 24 25 26 27 28 ▲ 10.A.h Packet Pg. 515 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/6/13 noncompliance with the comprehensive plan and land development code, which may necessitate the f iling of a petition for writ of certiorari and a complaint for declaratory judgment under F.S. §163.3215, if all appealable issues are to be addressed. Additionally, issues regarding the constitutionality of a local ordinance are not appealable by petition for writ of certiorari; such claims must be pursued as a declaratory judgment action. Similarly, issues regarding vested rights, equitable estoppel, and waiver may not be germane to the development order being requested. If so, such issues are inappropriate for consideration by petition for writ of certiorari. Other avenues of appeal may be available. Finally, nonprevailing applicants often seek to invoke federal civil rights law under 42 U.S.C. §1983 (2006), in part to take advantage of attorneys’ fees shifting under 42 U.S.C. §1988. However, such claims are extremely limited in Florida and usually do not succeed. • Timing of Appeal — The petition for writ of certiorari must be f iled within 30 days of rendition of the order by the local government. “Rendition” is def ined as the date the order being challenged is signed and f iled with the city or county clerk. Similarly, lawsuits under F.S. §163.3215 must be f iled within 30 days of rendition of the challenged order. Lawyers should familiarize themselves with the local land use code as it may provide alternative procedures for appealing a local land use decision, including special magistrate proceedings pursuant to F.S. §70.51. These proceedings may provide more cost-effective alternatives than circuit court litigation; in addition, requirements regarding exhaustion of administrative remedies may be implicated. If circuit court is the proper venue, the practitioner must bear in mind that the f iling of a complaint or a petition for writ of certiorari requires much more preparation than the f iling of a notice of appeal. Writ petitions are, in essence, opening appellate briefs which must cite record evidence, cases, and arguments demonstrating a violation of procedural due process, the essential requirements of law, or a decision lacking competent substantial evidence as support. Preparing the petition is typically far more time intensive than f iling a notice of appeal. Likewise, while not as involved as writ petitions, complaints under F.S. §163.3215 must identify all inconsistencies between the challenged land use decision and the local comprehensive plan. Either option requires adequate lead time for preparation. 29 30 31 32 33 34 35 ▲ 10.A.h Packet Pg. 516 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/7/13 • Standards of Review — Under Florida law, local land use decisions made in the context of a quasi-judicial hearing are appealable as a matter of right to circuit court. Certiorari review is limited in nature. The standard of review before the circuit court is as follows: 1) whether procedural due process was afforded, 2) whether the local tribunal observed the essential requirements of law, and 3) whether the local government’s decision was based on competent substantial evidence. To be legally suff icient, the petition must demonstrate a preliminary basis for relief, i.e., the local tribunal’s decision failed to comply with one of the above requirements. If the petition fails to meet this standard, it is subject to summary dismissal. In contrast to writ petitions, cases brought under F.S. §163.3215 are subject to a “strict scrutiny” standard of review. The circuit court, in a de novo proceeding, must evaluate whether the development order issued strictly complies with the local government’s adopted comprehensive plan. Cases brought under this section are much more involved than the aforementioned certiorari proceeding. As with any other civil proceeding, the parties are entitled to discovery, and the case is tried in a full bench trial. The matter is not limited to record evidence before the lower tribunal. • Proceedings and Remedy — Perhaps the most striking distinction between writs of certiorari and complaints for declaratory judgment are the procedures applicable to the cases and the available remedies. Petitions for writ of certiorari are appellate in nature. The case is pursued under the Florida Rules of Appellate Procedure. Once the circuit court issues an order to show cause, appellate brief ing timelines specif ied in Fla. R. App. P. 9.100 control. Such matters are typically resolved after an “appellate” type hearing before a circuit court judge (or in some judicial circuits, a panel of judges). In a writ of certiorari proceeding, the circuit court’s sole remedy is to issue the writ and remand the matter to the lower tribunal for further consideration (subject to the legal direction of the court). In other words, the reward for prevailing on a petition for writ of certiorari is a second proceeding before the local tribunal that initially rendered the adverse decision. The circuit court cannot enter any judgment on the merits as to the underlying case or direct the lower tribunal to enter a particular order. contrast, complaints invoking equitable jurisdiction under F.S. §163.3215 offer equitable remedies. Such lawsuits can be broader than the statute may suggest at f irst glance. F.S. §163.3215 specif ies that the section is the exclusive method “for an aggrieved or adversely affected party to appeal and challenge the consistency of a development order with a comprehensive plan adopted under this part.” “Aggrieved or adversely 36 37 38 39 40 41 42 43 44 ▲ 10.A.h Packet Pg. 517 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/8/13 affected” parties are def ined as persons or local governments “which will suffer an adverse effect to an interest protected or furthered by the comprehensive plan.” Due to recent statutory amendments, the def inition of “adversely affected party” specif ically includes the developer/applicant for a development order. As construed by the courts, the broad def inition of “adversely affected party” opens the courthouse doors to a broad class of potential plaintiffs seeking de novo review of issued development orders. However, the sole issue that may be litigated in such cases is consistency (or inconsistency) with the comprehensive plan. As noted, complaints under F.S. §163.3215 invoke the equitable jurisdiction of the court. Available remedies include declaratory and injunctive relief. Under appropriate circumstances, courts may order the removal of structures built pursuant to illegally issued development orders. While an order of removal may seem unlikely, the mere potential of that remedy should suff iciently encourage developers to allow legal challenges to reach a conclusion before expending resources on the subject project. Under such circumstances, the risk and expense of delay are typically borne entirely by the developer. The delay and attendant expense only fortify the importance of ensuring compliance with the local code and comprehensive plan in the f irst instance. Conclusion Navigating local land use approvals can be harrowing. Understanding the local land development process as well as the legal burdens will go far in securing a client’s objectives. Preparation and knowledge in the area is paramount to success. Most critical is identifying the relevant legal standards and procedures by reviewing the local government’s land development code and comprehensive plan. Thereafter, direct efforts toward culling competent substantial evidence to justify one’s decision or refute the opponent’s position. Local land use appeals are rarely “slam dunks,” but such cases typically improve with considerable reflection and case adjustment before the matter is presented to the local tribunal. Waiting to establish the legally required showing until the hearing on the requested development order or an appeal thereafter may prove devastating to one’s case. A third type of approval is an administratively issued development order such as a building permit. Such approvals are based on an executive decision concerning code compliance, and they are typically issued without a hearing. The determination concerning code compliance is typically made following a staff review process, and the 45 46 47 1 ▲ 10.A.h Packet Pg. 518 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/9/13 ultimate development order is usually issued by the appropriate local government off icial. Since these approvals do not entail public hearings before the local government, this article focuses on the quasi-judicial and legislative approvals only. Practitioners should be aware that whether a decision is quasi-judicial versus quasi- legislative is a matter of law that is not impacted by the nomenclature selected by the local government. D.R. Horton v. Peyton, 959 So. 2d 390, 400 (Fla. 1st D.C.A . 2007). It is the character of the proceeding that controls. Bd. of County Comm’rs v. Snyder, 627 So. 2d 474 (Fla. 1993). Snyder, 627 So. 2d at 474. (distinguishing between quasi-legislative and quasi-judicial proceedings). The classic quasi-legislative decisions in land use are amendments to comprehensive plans, general zonings or rezonings, adoption of land development regulations, decisions on developer agreements, issuance of debt instruments, and decisions to enter into proportionate fair share agreements. Id. An atypical standard and procedure is applicable to the review of comprehensive plan amendment approvals (as opposed to denials), which are subject to review under a specif ic administrative scheme set forth in Fla. Stat. §163.3184 (2008). Coastal Dev. of N. Fla., Inc. v. City of Jacksonville Beach, 788 So. 2d 204, 205 n.1 (Fla. 2001); Martin County v. Yusem, 690 So. 2d 1288, 1295 (Fla. 1997). City of Miami Beach v. 8701 Collins Ave., 77 So. 2d 428, 430 (Fla. 1954). Snyder, 627 So. 2d at 474. Common development orders that are considered in the context of a quasi-judicial hearing are site-specif ic rezoning, site plan approvals, variances, special exceptions, and voluntary annexations. See, e.g., Reed v. Cal. Coastal Zone Conservation Comm’n, 55 Cal. App. 3d 889 (Cal. Ct. App. 1975); see also Hadley v. Dep’t of Admin., 411 So. 2d 184 (Fla. 1982) (noting “[t]here is. . . no single, unchanging test which may be applied to determine whether requirements of procedural due process have been met”). Coral Reef Nurseries, Inc. v. Babcock Co., 410 So. 2d 648, 652-53 (Fla. 3d D.C.A . 1982). Jennings v. Dade County, 589 So. 2d 1337, 1340 (Fla. 5th D.C.A. 1991). Hernandez-Canton v. Miami City Comm’n, 971 So. 2d 829, 832 (Fla. 3d D.C.A. 2007). 2 3 4 5 6 7 8 9 10 11 ▲ 10.A.h Packet Pg. 519 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/10/13 Jennings, 589 So. 2d at 1340; Vizcayans, Inc. v. City of Miami, 15 Fla. L . Weekly Supp. 657 (Fla. 11th Cir. Ct. May 7, 2008). See Fla. Stat. §286.0115. Jennings, 589 So. 2d at 1340. Bd. of County Comm’rs v. Casa Dev., Ltd., 332 So. 2d 651, 654 (Fla. 2d D.C.A . 1976). Snyder, 627 So. 2d at 476. See Broward County v. G.B.V. International, Ltd., 787 So. 2d 838, 842 (Fla. 2001) (site plan and plat approval standard); Premier Developers III Assocs. v. City of Fort Lauderdale, 920 So. 2d 852, 854 (Fla. 4th D.C.A . 2006) (site plan approval standard); Metro. Dade County v. Section 11 Prop. Corp., 719 So. 2d 1204, 1205 (Fla. 3d D.C.A . 1998) (special exception standard); Bd. of County Comm’rs v. Webber, 658 So. 2d 1069, 1073 (Fla. 2d D.C.A . 1995) (variance standard). See City of Deerf ield Beach v. Vaillant, 419 So. 2d 624, 626 (Fla. 1982). Valdez v. Miami Dade County Bd. of County Comm’rs, No. 07-304 AP (Fla. 11th Cir. Ct. Mar. 31, 2008). In that case, one of the commissioners on the Miami-Dade County Board of County Commissioners made inappropriate comments during a hearing concerning an application for a boundary change or a use variance. Id. The court concluded that procedural due process requirements had not been violated because Mr. Valdez failed to object to the commissioner ’s comments during the hearing. Id. While the hearing was informal, Mr. Valdez was required to object to any procedural irregularities to preserve his right to raise the issue on appeal. Id. Vaillant, 419 So. 2d at 624. The same is not true of a declaratory judgment action brought under Fla. Stat. §163.3215. Save the Homosassa River Alliance, Inc. v. Citrus County, 2 So. 3d 329 (Fla. 5th D.C.A . 2008). However, the only issue in such a proceeding is the consistency (or inconsistency) of the development order with the comprehensive plan. Issues relating to code compliance are not the proper subject of a declaratory judgment action under this section. As noted herein, a more liberal standard applies to comprehensive plan consistency challenges under Fla. Stat. §163.3215. 12 13 14 15 16 17 18 19 20 21 22 ▲ 10.A.h Packet Pg. 520 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/11/13 City of Fort Myers v. Splitt, 988 So. 2d 28, 32 (Fla. 2d D.C.A . 2008) (distinguishing between standing under Fla. Stat. §163.3215, and standing to bring a petition for writ of certiorari). See Fla. Home Builders Ass’n v. Dep’t of Labor and Employment Sec., 412 So. 2d 351, 353-54 (Fla. 1982); c.f., Dunlap v. Orange County, 971 So. 2d 171, 175 (Fla. 5th D.C.A . 2007) (conf irming that evidence of standing need not be established before the local tribunal for an adversely affected party to bring a lawsuit under Fla. Stat. §163.3215). Splitt, 988 So. 2d at 28. See Fla. Stat. §§125.022 and 166.033; see also Fla. Stat. §163.3215(3). See 5220 Biscayne Blvd., LLC v. Stebbins, 937 So. 2d 1189, 1190 (Fla. 3d D.C.A. 2006). As noted in endnote 4, proceedings related to comprehensive plan amendments are an exception to the rule. Approved comprehensive plan amendments are subject to appeal administratively under Fla. Stat. Ch.120, before the Department of Community Affairs or Division of Administrative Hearings. Fla. Stat. §163.3184. The appropriate forum and relative standard of review varies upon whether the comprehensive plan amendment is a small-scale or large-scale amendment and whether the Florida Department of Community Affairs found the amendment “in compliance.” contrast, a decision denying a comprehensive plan amendment is appealed by f iling a declaratory judgment action in circuit court; the standard of review in the proceeding is “fairly debatable.” Miami-Dade County v. Omnipoint Holdings, Inc., 863 So. 2d 195 (Fla. 2003). Palazzo Los Olas Group, LLC v. City of Fort Lauderdale, 966 So. 2d 497, 501 (Fla. 4th D.C.A . 2007). Id. McKinney v. Pate, 20 F.3d 1550 (Fla. 11th Cir. 1994); Villas of Lake Jackson, Ltd. v. Leon County, 121 F.3d 610 (Fla. 11th Cir. 1997); Paedae v. Escambia County, 709 So. 2d 575 (Fla. 1st D.C.A . 1998). Fla. Stat. §163.3215(3); Fla. R. App. P. 9.020(h); 5220 Biscayne Boulevard, LLC, 937 So. 2d 1189. 5220 Biscayne Boulevard, LLC, 937 So. 2d 1189. 23 24 25 26 27 28 29 30 31 32 33 34 ▲ 10.A.h Packet Pg. 521 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/12/13 See Fla. R. App. P. 9.100(g) (listing the general requirements for the petition). Saadeh v. City of Jacksonville, 969 So. 2d 1079, 1082 (Fla. 1st D.C.A. 2007) (citing Florida Power & Light Co. v. City of Dania, 761 So. 2d 1089, 1092 (Fla. 2000)). Fla. R. App. P. 9.100(h). See generally Fine v. City of Coral Gables, 958 So. 2d 433 (Fla. 3d D.C.A . 2007). Recent case law supports the proposition that the writ petition may be dismissed without leave to amend and without oral argument if it does not demonstrate, on its face, a preliminary basis entitling the petitioner to relief. Fine, 958 So. 2d 433. As such, great care should be used in preparing the petition. “Strict scrutiny” in the land use context has been described as a process whereby the circuit court makes a detailed examination of a statute, rule, or order of a tribunal for exact compliance with or adherence to a standard or norm. Snyder, 627 So. 2d 474. Fla. Stat. §163.3194(4)(a). In Concerned Citizens of Bayshore Comm., Inc. v. Lee County, 923 So. 2d 521 (Fla. 2d D.C.A . 2005), the Second District concluded that Fla. R. Civ. P. 1.630 applies to common law petition for writ of certiorari proceedings. This conclusion appears unsupported in light of a 1996 amendment to Fla. R. App. P. 9.100 clarifying that petitions for writ of certiorari that are appellate in nature are governed by the appellate rules, not Fla. R. Civ. P. 1.630. See generally Fla. R. App. P. 9.100 comm. notes 1996 Amendment. Clay County v. Kendale Land Dev., Inc., 969 So. 2d 1177, 1181 (Fla. 1st D.C.A. 2007). Id.; Broward County v. G.B.V. Int’l., Ltd., 787 So. 2d 838, 844 and n.18 (Fla. 2001). See Pinecrest Lakes, Inc. v. Shidel, 795 So. 2d 191 (Fla. 4th D.C.A. 2001). Fla. Stat. §163.3215(2). The def inition specif ies that “the alleged adverse interest may be shared in common with other members of the community at large but must exceed in degree the general interest in community good shared by all persons.” Id. However, in Save the Homosassa River Alliance, 2 So. 3d 329, the court broadly construed this language to allow plaintiffs with a generalized interest in environmental issues impacting the Homosassa River to proceed under Fla. Stat. §163.3215, because their interests were alleged to be adversely impacted and because the stated environmental interest was greater than a generalized interest in the community at large. Id. at 340. 35 36 37 38 39 40 41 42 43 44 45 ▲ 10.A.h Packet Pg. 522 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 12/23/2020 ABCs of Local Land Use and Zoning Decisions – The Florida Bar https://www.floridabar.org/the-florida-bar-journal/abcs-of-local-land-use-and-zoning-decisions/13/13 Id. at 345 (Pleus, J., dissenting). See Pinecrest Lakes, Inc., 795 So. 2d 191. Gary K. Hunter, Jr., and Douglas M. Smith are shareholders with Hopping Green & Sams, P.A., in Tallahassee. Mr. Hunter is immediate past chair of the Environmental and Land Use Law Section of the Bar. He received both his undergraduate (BBA) and law degrees, cum laude, f rom the University of Georgia. His practice concentrates on land use entitlements, land use litigation, property rights litigation, and representation of clients before the Florida Legislature. Mr. Smith received his undergraduate degree f rom California State University, Chico, and his J.D. degree, with great distinction, f rom University of the Pacif ic, McGeorge School of Law, where he served as an articles and comment editor of the law review. His practice concentrates on land use entitlements, land use litigation, and real estate disputes. This column is submitted on behalf of the Environmental and Land Use Law Section, Paul H. Chipok, chair, and Gary K. Oldehoff and Kelly Samek, editors. Environmental & Land Use Law 46 47 Newer Column Older Column  ▲ 10.A.h Packet Pg. 523 Attachment: ABCs of Local Land Use and Zoning Decisions The Florida Bar legis v. quasi-judicial (14589 : Legislative and Quasi-Judicial 01/07/2021 COLLIER COUNTY Collier County Planning Commission Item Number: 10.B Item Summary: Sunshine Law Meeting Date: 01/07/2021 Prepared by: Title: Operations Analyst – Planning Commission Name: Diane Lynch 12/30/2020 1:03 PM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 12/30/2020 1:03 PM Approved By: Review: Planning Commission Diane Lynch Review item Completed 12/30/2020 1:05 PM Planning Commission Edwin Fryer Meeting Pending 01/07/2021 9:00 AM 10.B Packet Pg. 524 Collier County Advisory Boards in the Sunshine Office of the County Attorney Jeffrey A. Klatzkow, County Attorney 10.B.a Packet Pg. 525 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Overview of Presentation •General Discussion of Advisory Boards; •A Discussion of Florida’s Government in the Sunshine Law; •A Discussion of Public Records Law;and •Ethics Laws,both State and Local 10.B.a Packet Pg. 526 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine What Is An Advisory Board? A County advisory board is created by ordinance,resolution or Florida statutes to provide advice and recommendations to the Board of County Commissioners on diverse matters of public concern.Collier County has approximately 40 Advisory Boards with over 300 members. 10.B.a Packet Pg. 527 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Why Do We Have Advisory Boards? Citizen participation is vital to a democratic government.Advisory boards,commissions, and authorities are an integral part of the governmental process in Collier County.The volunteers who participate provide the Board of County Commissioners with valuable insights and their service is greatly appreciated. 10.B.a Packet Pg. 528 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine What Ordinance Governs My Advisory Board? There are two County Ordinances you should be aware of: 1.The County’s General Advisory Board Ordinance,Ord.No.01-55,as amended,and 2.The Ordinance or Resolution that created your Advisory Board. 10.B.a Packet Pg. 529 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Overview of the General Advisory Board Ordinance n Requirements for board members n Appointment n Loss of Membership n No representation of Collier County 10.B.a Packet Pg. 530 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Requirements for Board Members All members of County advisory boards must be permanent residents and electors of Collier County and should be reputable and active in community service. The requirement that a board member must be a Collier County elector may be exempted if the ordinance which created the board specifies the need for membership outside Collier County's boundaries.In addition,all board members should have demonstrated an interest in the activity or service,which is the purpose of the board. 10.B.a Packet Pg. 531 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine How is a Member Appointed to an Advisory Board? All Advisory Board members are appointed by the Board of County Commissioners during a Regular Public Meeting,and serve at the pleasure of the Board of County Commissioners.The Commission's primary consideration in appointing board members is to provide the Advisory Board with the technical,professional, financial,business or administrative expertise necessary to effectively accomplish the Advisory Board's purpose. 10.B.a Packet Pg. 532 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Loss of Membership from an Advisory Board Among the ways in which your membership from an Advisory Board may prematurely end include the following: 1.You cease to be a resident of Collier County; 2.You become a candidate for political office unless you are running unopposed for a non-remunerative elective position or an elective position receiving nominal remuneration,such as the Mosquito Control District Board or a fire district board,or you already serve in an elected position and are seeking re-election; 3.You become a plaintiff in a lawsuit against Collier County; 4.You were absent for more than one-half of the advisory board's meetings in a given fiscal year;and 5.You are removed by the Board of County Commissioners,with or without reason. 10.B.a Packet Pg. 533 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine An Advisory Board Member Does Not Represent Collier County A member of an Advisory Board is not a representative of Collier County.You speak on behalf of yourself,not on behalf of your advisory board or Collier County.To that end,you may not print,create,use or distribute any business or informational card depicting the County logo or in any way representing you as a representative of Collier County or as a County board member. 10.B.a Packet Pg. 534 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Overview of Your Advisory Board Ordinance Your Advisory Board Ordinance (or Resolution if this is an ad hoc committee)will typically define the purpose, powers and duties of your board;the number of members on the board;the member’s term of office (which is typically staggered);what constitutes a quorum;and the board’s rules of procedure (which generally default to Robert’s Rules of Procedure). 10.B.a Packet Pg. 535 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Florida’s Government in the Sunshine Law 10.B.a Packet Pg. 536 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine What is Florida's Government-in-the- Sunshine Law? ®Enacted in 1967 ®Found in Chapter 286,Florida Statutes ®Establishes a basic right of access to most meetings of boards,commissions and other governing bodies of state and local governmental agencies or authorities 10.B.a Packet Pg. 537 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Sunshine Law The Sunshine Law is “applicable to any gathering,whether formal or casual,of two or members of the same board or commission to discuss some matter on which foreseeable action will be taken by the public board or commission.” Hough v.Stembridge,278 So.2d 288 (Fla.3d DCA 1973). 10.B.a Packet Pg. 538 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine The Three Basic Requirements of the Sunshine Law, §286.011, Florida Statutes Meetings of public boards, commissions or committees (“boards”) must be open to the public. Reasonable notice of such meetings must be given. Minutes of the meeting must be taken. 10.B.a Packet Pg. 539 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Meetings Must be Open to the Public The public must be allowed to attend meetings,and the location: ®Must be accessible ®Sufficient size for turnout ®Facility cannot discriminate based on age,race,etc. ®Public access not unreasonably restricted ®Be within Collier County with few exceptions ®Effective 10.1.2013 –public shall be given a reasonable opportunity to be heard on a proposition before a board or commission.Board may establish policies to maintain orderly conduct and decorum.May establish time limits. 10.B.a Packet Pg. 540 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Reasonable notice of such meetings must be given. The public must be given reasonable and timely notice so they can decide whether to attend.What is “reasonable”or “timely”depends on the circumstance.It does not necessarily require a newspaper advertisement;contact the County Attorney’s Office for guidance. 10.B.a Packet Pg. 541 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Minutes of the meeting are required.Written minutes must be taken and made available promptly. ®Sound recordings may also be used,but only in addition to written minutes. ®Minutes may be a brief summary of meeting’s events. ®Minutes are public records. ®Minutes must record the votes. 10.B.a Packet Pg. 542 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine ®The Sunshine Law applies to all advisory boards and all of the advisory board’s subcommittees. ®The Sunshine Law applies when two or more members of a board or subcommittee discuss a matter that may foreseeably come before the board or subcommittee. 10.B.a Packet Pg. 543 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Subcommittee Issues A subcommittee is a subordinate committee chosen from among the members of a main committee to carry out special assignments.All members of a subcommittee must be members of the Advisory Board.All subcommittees are Sunshine Committees,and must adhere to all of the requirements of the Sunshine Law. 10.B.a Packet Pg. 544 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Advisory Board Members Must strictly adhere to all aspects of the Sunshine Law. Ø No pre or post meeting discussions; Ø No private conversations on the dais; Ø Avoid texting on the dais; Ø May not use non-members as liaisons between board members; Ø Avoid the appearance of impropriety. 10.B.a Packet Pg. 545 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Written Correspondence A board member may send documents on matters coming before the board for official action to other board members,PROVIDED there are no responses from,or interaction related to documents among,the board members prior to the public meeting.The written correspondence becomes a public record. •Recommend use of staff liaison. •Two way communication must be done in the Sunshine. 10.B.a Packet Pg. 546 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Inspection Trips Members of an advisory board may conduct inspection trips (limited basis). ®All requirements of the Sunshine Law must be met,as fact finding exemption does not apply to a board with “ultimate decision-making authority.”See Finch v. Seminole County School Board,995 So.2d 1068 (Fla. 5th DCA 2008). ®To avoid Sunshine issues,if you wish to conduct an inspection,do so outside the company of a fellow board member. 10.B.a Packet Pg. 547 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine 10.B.a Packet Pg. 548 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine FAQs Are two members of the same Advisory Board or Board of County Commissioners allowed to attend the same social event or civic function, like a Chamber of Commerce meeting? Social events and other community events are of course permissible. Advisory Board members must be aware not to discuss any matter that may be discussed at their advisory board meetings. Does the Sunshine Law apply to private organizations, such as homeowners’ associations? No. The Sunshine Law only applies to local government boards. 10.B.a Packet Pg. 549 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Does the Sunshine Law apply to a meeting between one County Commissioner and a private citizen? No, the Sunshine Law only applies to certain discussions between two members of the same board. 10.B.a Packet Pg. 550 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Va lidity of Action Taken in Vi olation of The Sunshine Law/Subsequent Corrective Action ®Section 286.011,F.S.,provides that no resolution,rule, regulation or formal action shall be considered binding except as taken or made at an open meeting. ®Recognizing that the Sunshine Law should be construed so as to frustrate all evasive devices,the courts have held that action taken in violation of the law is void ab initio (from the beginning). ®Wi thin limitations,some case law exists holding that Sunshine Law violations can be cured by independent, final action taken completely in the Sunshine. 10.B.a Packet Pg. 551 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine What are the Consequences if a Public Board or Commission Fails to Comply with the Sunshine Law? Criminal Penalties: ®It is a second degree misdemeanor to knowingly violate the Sunshine law. ®Punishable with a fine of up to $500 and/or up to 60 days imprisonment. Other Penalties Include: ®Removal from position. ®Payment of attorney’s fees incurred by the challenging party,as well as declaratory and injunctive relief. 10.B.a Packet Pg. 552 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine The Headlines We Don’t Want! “Judge Finds Marco Councilor Guilty of Sunshine Law Violation!!” Naples Daily News 2/7/08 “Planning Member’s Lunch Clouds Florida in Sunshine Law” Naples Daily News 2/7/07 Grand Jury OKs City Sunshine Law Investigation 7/12/07 Jacksonville News “A Times-Union Investigation Finds Evidence of Florida Sunshine Law Violations” Florida Times-Union 6/14/07 10.B.a Packet Pg. 553 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine PUBLIC RECORDS Office of the County Attorney Jeffrey A. Klatzkow,County Attorney 10.B.a Packet Pg. 554 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine The Definition of Public Records Open to Inspection to Any Person is Very Broad. A p ublic record encompasses all materials made or received by an agency in connection with official business which are used to perpetuate, communicate or formalize knowledge, regardless of whether such materials are in final form. 10.B.a Packet Pg. 555 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Public Records Law 4 Public Records include: All documents,paper,letters,maps, books,tapes,photographs,films,sound recordings,data processing software,or other material,regardless of physical form or means of transmission made or received pursuant to law in connection with transaction of official business by the agency.(Chapter 119,Florida Statutes) 10.B.a Packet Pg. 556 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Public Records Law applies to: 4 Records developed by the Board, Board-Appointed Committees,and employees 4 All Ty pes of re cords including written communications,letters,notes and e- mails Numerous exemptions are identified in §11 9.07, Florida Statutes,and other statutes 10.B.a Packet Pg. 557 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine ADVISORY BOARD GUIDELINES FOR PUBLIC RECORDS AND EMAILS ®While you are serving on an advisory board,correspondence and emails to or from anyone,on any computer (private or government owned),relating to County business is a public record. ®Public records must be maintained pursuant to State guidelines.You may save them on the computer,a disk,or as a hard copy.If leaving your position on an advisory board,please provide a copy of all public records in your possession to the County Staff Liaison. ®One-way communications by email should be directed to the County Staff Liaison.Pursuant to the Sunshine Law,no two-way communications between members (except during publicly noticed meetings)is permitted. ®If you choose to communicate with members of the public concerning County business via email,please be aware that your name and email address,as well as the name and email address of the public person,becomes a public record. 10.B.a Packet Pg. 558 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine What Public Records are Exempt From Disclosure? Common exemptions are: 2 Records prepared for litigation proceedings or in anticipation of legal proceedings 2 Social Security numbers of employees and former employees 2 Sealed bids or proposals 2 Home addresses of current and former law enforcement officers including Code Enforcement Officers 10.B.a Packet Pg. 559 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Public Records Requests Can be made verbally or in writing by any person The Board,Committee,or Staff: 4 Has a “reasonable”time to respond 4 Can charge for the cost of retrieving records if the amount requested is voluminous 4 Can charge 15 cents per page The Public Records Law does not require: 4 The retention of records (this is covered by the State’s records retention policy) 4 The creation of records or the provision of records in the format requested 4 An explanation of the records * Collier County Resolution No. 2007-327 10.B.a Packet Pg. 560 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine PENALTIES A v iolation of the Public Records Act carries both civil and criminal penalties! 10.B.a Packet Pg. 561 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine FAQs 1.How does someone make a public records request? A public records request may be as formal as a written request or as informal as a telephone call with everything in between. 2.Is the person making a public records request required to fill out an application or some other form? 10.B.a Packet Pg. 562 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine No. The important thing is to find out what records are being asked for, and to get a copy of those records to the requestor within a reasonable time. 3.Who does this? If the request is simple and can easily be handled by your department, such as a copy of a permit that the requestor had filed, then it should be handled then and there. Any substantial requests should be forwarded to the Customer Relations Division. Yo ur supervisor should assist you in this. 10.B.a Packet Pg. 563 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Social Media and Florida’s Sunshine and Public Records Laws 10.B.a Packet Pg. 564 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Tools for Social Networking: Facebook Twitter Instant Messaging You Tube Instagram 10.B.a Packet Pg. 565 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Social Media Challenges Increased risk of running afoul of Florida’s Government in the Sunshine and Public Records Laws. 10.B.a Packet Pg. 566 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Florida’s Public Records Laws Broad Definition n Florida Supreme Court (1980) n “All materials made or received by a city in connection with official business which are used to perpetuate,communicate or formalize knowledge.” 10.B.a Packet Pg. 567 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Social Media Activity is a Public Record… Regardless of the platform,if the post/tweet/image or other material otherwise meets the standards for a public record, •It is a public record, •It must be retained,and •It must be producible for inspection or copying if requested. 10.B.a Packet Pg. 568 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine 10.B.a Packet Pg. 569 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Social Media and Sunshine Advisory board members must not engage on social media in an exchange or discussion of any matter that might foreseeably come before the board for action… Period. (To engage in such an exchange is to violate the Sunshine Law.) The courts frown upon any communication activity between board members that appears to be an attempt to evade Sunshine Requirements. 10.B.a Packet Pg. 570 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine The Comment Trap Advisory board members must be wary of commenting on any social media platform about matters that foreseeably may come before the board for action. (The danger arises from the potential for two or more board members to exchange comments,intentionally or inadvertently.) 10.B.a Packet Pg. 571 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine FAQs n Should I ever use my personal Social Media for County Business? n (JAK) Never. There is a reason that the County gives you an email account. Use your County email, or use the telephone. And never use your personal computer for County business unless you have logged onto the County network. The last thing you want is someone to subpoena your heard drive to search for public records. Because G-d only knows what’s on there…. 10.B.a Packet Pg. 572 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Ethics Laws Office of the County Attorney Jeffrey A. Klatzko w,County Attorney 10.B.a Packet Pg. 573 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine This will not suffice! 10.B.a Packet Pg. 574 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Two Areas of Ethics Laws n State Law:Chapter 112 Code of Ethics for Public Officers and Employees.Applies to all advisory board members,elected officials,and County employees. n The County’s Ethics Ordinance:Ord.No.2003-53,as amended.Applies to all advisory board members, elected officials,and County employees. 10.B.a Packet Pg. 575 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Unauthorized Gifts and Compensation Public officers or employees,local government attorneys,and their spouses and minor children are prohibited from accepting any compensation, payment,or thing of value when they know,or with exercise of reasonable care should know, that it is given to influence a vote or other official action.[Sec.112.313(2),(4),Fla.Stat.] 10.B.a Packet Pg. 576 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Unauthorized Compensation Public officers including Advisory Board members,and their spouses and minor children are prohibited from accepting any compensation,payment,or thing of value when they know,or with the exercise of reasonable care should know,that it is given to influence a vote or other official action.[Sec.112.313(4),Fla.Stat.] 10.B.a Packet Pg. 577 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Misuse of Public Position Public officers and employees,and local government attorneys are prohibited from corruptly using or attempting to use their official positions or the resources thereof to obtain a special privilege or benefit for themselves or others.[Sec.112.313(6),Fla. Stat.] 10.B.a Packet Pg. 578 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Disclosure or Use of Certain Information Public officers and employees and local government attorneys are prohibited from disclosing or using information not available to the public and obtained by reason of their public position for the personal benefit of themselves or others. [Sec.112.313(8),Fla.Stat.] 10.B.a Packet Pg. 579 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Prohibited Business Relationships n 1. Doing Business With One's Agency n 2. Conflicting Employment or Contractual Relationship 10.B.a Packet Pg. 580 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Doing Business With One's Agency n (a)A…public officer acting in an official capacity,is prohibited from purchasing,renting,or leasing any realty, goods,or services for his or her agency from a business entity in which the officer or employee or his or her spouse or child owns more than a 5%interest.[Sec.112.313(3),Fla.Stat.] n (b)A public officer or employee,acting in a private capacity, also is prohibited from renting,leasing,or selling any realty, goods,or services to his or her own agency if the officer or employee is a state officer or employee,or,if he or she is an officer or employee of a political subdivision,to that subdivision or any of its agencies.[Sec.112.313(3),Fla.Stat.] 10.B.a Packet Pg. 581 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Conflicting Employment or Contractual Relationship n (a)A public officer or employee is prohibited from holding any employment or contract with any business entity or agency regulated by or doing business with his or her public agency. [Sec.112.313(7),Fla.Stat.] n (b)A public officer or employee also is prohibited from holding any employment or having a contractual relationship which will pose a frequently recurring conflict between the official's private interests and public duties or which will impede the full and faithful discharge of the official's public duties.[Sec.112.313(7),Fla.Stat.] n Can be waived in the case of Advisory Board Members by a two-thirds vote of the Board of County Commissioners (after disclosure on Commission Form 4A). 10.B.a Packet Pg. 582 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Voting Conflicts of InterestVoting Conflicts of Interest Requires no County,municipal,or other Local Public Officer (including members of Board appointed committees)shall vote in an official capacity upon any measure which would inure to the special private gain or loss of themselves,any principal or entity by whom they are retained,other than an agency as defined in §112.312(2),Fla.Stat.,or to any relative or business associate.(Specific exemptions apply.) 10.B.a Packet Pg. 583 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Voting Conflicts of Interest n Exemptions may apply: n 1.Remote and speculative test “uncertainty at time of vote.” n 2.Size of class test “unique gain or loss.” 10.B.a Packet Pg. 584 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Requires that public officers, including members of advisory committees: Must announce the nature of the conflict before the vote;abstain from voting;and file a memorandum of voting conflict. May not participate in the discussion without first disclosing the nature of their interest in the matter (either in writing prior to the meeting,or orally as soon as they become aware that a conflict exists). May not participate in an attempt to influence the decision. 10.B.a Packet Pg. 585 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Optional Abstention Provision n Section 286.012,Fla.Stat.,provides that an advisory board member may abstain from voting on a matter when there is or appears to be a possible conflict of interest to avoid any perceived bias or prejudice. n The advisory board member is required to file Voting Conflict Form 8B when citing a potential conflict under this provision. 10.B.a Packet Pg. 586 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Form 1 -Limited Financial Disclosure n Collier County Code Enforcement Board n Collier County Planning Commission n Collier County Water and Wastewater Authority 10.B.a Packet Pg. 587 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Penalties Violation of Statute Includes a fine up to $10,000 and removal from office 10.B.a Packet Pg. 588 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Collier County Ethics Ordinance 10.B.a Packet Pg. 589 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine Collier County has a No Gift Policy Public officials including Advisory Board members are prohibited from accepting any gift or any other thing of monetary value from anyone that has an interest that may be substantially affected by the performance or non- performance of duties of a public official. Stricter than State Law. 10.B.a Packet Pg. 590 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine County Ethics Ordinance Limited Exceptions Apply! Gifts from relatives. Unsolicited advertising or promotional materials. Gifts for participation in a seminar. Award of nominal commercial value. Food or beverage offered to all attendees at a conference or business meeting,up to $4. When in doubt,please ask!Better yet,just say no or pay for the food or beverage. 10.B.a Packet Pg. 591 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine PENALTIES for violating County Ethics Ordinance 10.B.a Packet Pg. 592 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine FAQs n What are the most common violations of the County Ethics Ordinance? n Every year we get questions involving Christmas or holiday gifts. Gifts from the public, or those whom you do County business with, may not be accepted and must be returned. n Another common question asked is whether vendors may provide lunch or other snacks for a working meeting. 10.B.a Packet Pg. 593 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine n Under the County Ordinance, vendors may not provide anything of value to County employees or Advisory Board members and this would include lunch or snacks provided at a meeting. n Another question often asked is whether a citizen may bake a cake or bring a case of water to Advisory Board members. Pursuant to the County Ordinance, this is not allowed. 10.B.a Packet Pg. 594 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine n The County’s Ethics Ordinance is very strict. If anyone tries to pay for your lunch, in connection with your County advisory board service, please say no thank you and pay for lunch! n With all that said, if you ever have any questions involving an Ethics issue please call us. We are not the “Ethics Police.” We are here to help, and we will keep your question confidential (remember that emails are public records). 10.B.a Packet Pg. 595 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine n If you want, we will gladly give you a written legal opinion on what you can or cannot do. We cannot help you after-the-fact; when in doubt call us. 10.B.a Packet Pg. 596 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine When in Doubt, Call or Email Us! OFFICE OF THE COUNTY ATTORNEY Jeffrey A. Klatzkow, County Attorney Jeff.Klatzkow@colliercountyfl.gov Colleen M. Greene, Assistant County Attorney Colleen.Greene@colliercountyfl.gov 3299 East Tamiami Trail, Suite 800 Naples, FL 34112 Phone: (239) 252-8400 Questions/Concerns Regarding Sunshine Law, Public Records, Ethics and Ex-Parte Disclosure Matters 10.B.a Packet Pg. 597 Attachment: Current 2020 ADVISORY Sunshine Powerpoint Advisory Boards CMG (14590 : Sunshine