Resolution 2021-067 RESOLUTION NO. 2021 - 6 7
A RESOLUTION OF THE COLLIER COUNTY BOARD OF COUNTY
COMMISSIONERS AMENDING THE TOWN OF AVE MARIA
STEWARDSHIP RECEIVING AREA (SRA) TO REVISE THE SRA TOWN
PLAN AND MASTER PLAN IN ACCORDANCE WITH SECTION 4.08.07.F.4
OF THE LAND DEVELOPMENT CODE, AND SPECIFICALLY TO:
INCREASE THE CIVIC USES FROM 148,500 TO 350,000 SQUARE FEET
TO ACCOMMODATE A HOSPITAL USE; REDESIGNATE 5± ACRES OF
SERVICES DISTRICT TO TOWN CENTER 3; TO ADD APPENDIX G,
DEVIATIONS TO PROVIDE FOR A SIGNAGE DEVIATION FOR AN OFF-
PREMISES SIGN OUTSIDE OF THE SRA BOUNDARY AND A MAXIMUM
LOT SIZE DEVIATION FOR MULTI-FAMILY DEVELOPMENT; AND
ADD A VEHICULAR TRIP CAP BASED ON EXISTING PERMITTED
USES. THE SUBJECT PROPERTY IS LOCATED NORTH OF OIL WELL
ROAD AND WEST OF CAMP KEAIS ROAD IN SECTIONS 31 THROUGH
33, TOWNSHIP 47 SOUTH, RANGE 29 EAST AND SECTIONS 4 THROUGH
9 AND 16 THROUGH 18, TOWNSHIP 48 SOUTH, RANGE 29 EAST IN
COLLIER COUNTY, FLORIDA. [PL20190002416]
WHEREAS, the Board of County Commissioners approved the Town of Ave Maria
Stewardship Sending Area (SRA) by Resolution No. 2004-89 on March 23, 2004 and Resolution
No. 2005-234A on June 14, 2005; and
WHEREAS, the Board of County Commissioners approved amendments to the SRA by
Resolution No. 11-131 on July 26, 2011; Resolution No. 2012-232 on November 13, 2012;
Resolution No. 14-222 on October 14, 2014 and Resolution No. 19-102 on June 11, 2019.
WHEREAS, as part of the approval of the SRA, the Board approved the Ave Maria Town
Plan and Master Plan; and
WHEREAS, Ave Maria Development LLLP has applied for an amendment to the SRA
Town Plan and Master Plan in accordance with Section 4.08.07.F.4. of the LDC and Appendix D of
the Ave Maria Town Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
1. The Master Plan, Page 6 of the Town Plan, is hereby deleted in its entirety and replaced
with the Master Plan attached hereto as Exhibit"A"to this Resolution.
2. Pages 1 of the Executive Summary, 2 of the Introduction, pages 3, 6 and 8 of the Impact
Assessment Report and page 3 of the Economic Assessment Report, of the 2005 SRA
[20-CPS-01994/1609125/1]92
Ave Maria/PL20190002416 Page 1 of 2
2/26/21
Application are hereby amended and replaced with the pages attached hereto as Exhibit
"B"to this Resolution.
3. Page 1 of the Table of Contents and pages 75, 76 and 96 of the Town Plan are hereby
amended and replaced with the pages attached hereto as Exhibit"C"to this Resolution.
4. Appendix G of the Town Plan, Deviations, attached hereto as Exhibit"D", is hereby added
to the Town Plan.
5. Except as set forth herein, the Ave Maria Town Plan shall remain in full force and effect.
l-
This Resolution adopted after motion, second and majority vote this,,Z day of
rn(tic Ji , 2021.
ATTE[JYpa ' '9-4 A^ BOARD F COUNTY COMMISSIONERS
CR ' A KT T EL, CLERK COLLI TY, FLORI
y'. tt' //, .. • •C By:
•,,¢¢ Y it* e' Clerk Penny lor, Chairman
r1Ii , S fO kin , ;01
€g atur4 bury
Approved as to form and legality:
/----
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'l L ��V)" ,`-
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachments: Exhibit A—Master Plan
Exhibit B —Pages replaced in SRA application of the Town Plan
Exhibit C—Pages replaced in the Town Plan
Exhibit D—Appendix G, Deviations, added to the Town Plan
[20-CPS-01994/1609125/1]92
Ave Maria/PL20190002416 Page 2 of 2
2/26/21
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Exhibit B
Executive Summary
This Stewardship Receiving Area(SRA)Designation Application for Ave Maria is filed on behalf of Ave Maria
Development, LLLP. Ave Maria will consist of Ave Maria University and The Town of Ave Maria. The
cornerstone of Ave Maria will be the University, the first major Catholic university to be established in the
United States in more than 40 years. The town area of Ave Maria is designed as a compact, walkable
community around a town core which will contain as its landmark, an Oratory of distinctive architecture. In
addition, there will be distinctive residential neighborhoods offering a variety of housing types and lifestyles.
This SRA Designation Application, consists of 5027 acres, 955+/- acres of which are dedicated to the
University and 4072 acres to the Town, including 72 acres for public use(47.7 acres of public school sites and
23.8 acres in excess of requirement for community parks).
Ave Maria University will support 6,000 students, and contains academic and administration buildings,
student and administration housing, recreation, sports, and support facilities.
The Town will contain a maximum of 11,000 dwelling units in a mix of residential unit types in the Town
Center, and Neighborhood General context zones.
Uses that provide the mix of services to, and are supportive of, the residents of The Town of Ave Maria and
university will be mainly located in the Town Core and Town Centers. The Town Core, Town Centers, and
Neighborhood Centers will provide a maximum of 690,000 square feet of gross leasable retail/service, 510,000
square feet of gross leasable office, 35,000 square feet of medical facilities, 1,18,500350,000 square feet of
gross civic uses, 600,000 square feet of light industrial/warehousing, 40,400 square feet of mini-warehouse
and 400 hotel rooms. In addition, the town will provide public school sites, parks, golf courses, and other open
space uses, while Ave Marie University will provide, in addition to the above facilities, private K-8 and high
school.
The maximum total daily trip generation for the SRA shall not exceed 4,320 two-way PM peak hour net
external trips based on the use codes in the Institute of Transportation Engineers Trip Generation Manual in
effect at the time of application for SDP/SDPA or subdivision plat approval.
There are few undisturbed native vegetation areas within Ave Maria, and all vegetated areas are subject to
ditches, berms, etc. Extensive areas of exotic monocultures (Brazilian pepper) exist across the site. The
predominant agricultural land use is evidenced by the absence of any lands which score higher than 1.2 on
the Natural Resources Index Map. The Natural Resources Index Assessment quantifies the acreage by land-
1-1U,se and demonstrates consistency with the Suitability Criteria, as is seen from the open space percentages
and the Applicant's commitment to provide access to Ave Maria from Oil Well Road and Camp Keais Road.
This SRA Designation Application also provides the calculation of the required Credit Use to designate the
Town,
Stewardship Receiving Area
Revised 10/01/2020 The Town of Ave Maria Page 1
7. Credit Use and Reconciliation Analysis.This Credit Use and Reconciliation Analysis is submitted in order to
track the transfer of credits from Stewardship Sending Areas (SSA) 1, 2, 3, 4, 5, and 6 to the Town of Ave Maria
SRA.The Analysis provides a summary table that identifies the exchange of all Stewardship Credits.
8. Preliminary SRA Credit Agreement. Finally, an SRA Credit Agreement for those Stewardship Credits needed
in order to develop the SRA authorized development is provided. The Agreement sets forth the number of SSA
credits the applicant is utilizing in order to implement the Ave Maria Town Plan as included in this application.
The development parameters used throughout these applications are illustrated in different manners depending on
the purpose of the particular analysis. Table 1 provides a summary of these parameters.
Table 1 Ave Maria Land Use
Town 4,000 Acres*
Residential 11,000 Units
6,876 Single Family
4,124 Multi Family
ALF 450 Units
Retail 690,000 Sq. Ft.
Office 510,000 Sq. Ft.
Hotel 400 Rooms
Civic 148,500350,000 Sq. Ft.
Mini-Warehouse(1) 40,400 Sq. Ft.
Medical 35,000 Sq. Ft.
Oratory 75,500 Sq. Ft. (3,500 seats)
Light Industrial/Warehousing 600,000 Sq. Ft.
Public Use 1027 Acres
University &Ancillary Uses 955.55 Acres (6,000 university students)
Public school site (s) 47.7 Acres
Community park in excess of requirement 23.8 Acres
Total 5,027 Acres
(1)mini-warehouse use has been constructed in Town Center#3
Acreages include lakes and open space and are rounded to the nearest acre.
*This acreage includes 417.7 acres of open space in excess of the required 35%. This excess open space does not
require the consumption of credits nor do these acres count toward the 4,000 acre maximum for the town.
Introduction
Revised 6/23/2020 The Town of Ave Maria Page 2
Potable Water
Potable Water,.a potable water assessment shall be prepared by the applicant as a component of an Impact
Assessment Report that is submitted as part of an SRA Designation Application package. The assessment shall
illustrate how the applicant will conform to either FAC Chapter 64E-6, for private and limited use water systems,
or FAC Chapter 62-555 for Public Water Systems. In addition to the standard requirements of the analyses required
above, the potable water assessment shall specifically consider, to the extent applicable, the disposal of waste products,
if any, generated by the proposed treatment process. The applicant shall identify the sources of water proposed for
potable water supply.
Ave Maria Utility Company, LLLP, a private utility will construct, operate and maintain the potable water system.
This system includes the water supply, treatment, storage and distribution system. Water will be supplied by ground
water wells. This raw water will be softened to remove hardness and disinfected to kill water-borne
bacteria. Treated water will be stored in above-ground concrete storage tanks until it is pumped into the potable
water distribution system.
Due to the size of this system, all facilities will meet and exceed the requirements of FDEP as stipulated in FAC
t Chapter 62-555 for Public Water Systems. In addition, the private utility
t
. .-.-- - company will obtain approval from the South Florida Water Management
tit 1!
m51; r 39s District for the consumptive use of water. Ground water will be withdrawn
from the Lower Tamiami aquifer. Liquid waste products from this facility
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will be disposed of by discharging into the head end of the wastewater
treatment plant.
The following table identifies the potable water demands projected for this SRA area.
Table 1 SRA Potable Water Demands
Potable Water Flows(mgd)
ADD MMADD MDD
SRA(Original)* 6.4 MGD 8.96 MGD 12.8 MGD
Light 0.018 MGD 0.025 MGD 0.025 MGD
Industrial/Warehousing
SRA(Total) 6.42 MGD 8.99 MGD 12.83 MGD
ADD—Average Daily Demand
MMADD—Maximum Month Average Daily Demand
MDD—Maximum Daily Demand
* Includes mini-warehouse
Impact Assessment Report
Revised 6/23/2020 The Town of Ave Maria Page 3
Wastewater
Wastewater,. a wastewater assessment shall be prepared by the applicant as a component of an Impact
Assessment Report that is submitted as part of an SRA Designation Application package. The assessment shall
illustrate how the applicant will conform to either Standards for On-site Sewage Treatment and Disposal
Systems, contained in State of Florida in Chapter 64£6, F.A. C for systems having a capacity not exceeding
10,000 gallons per day or Chapter 62-600, F.A.C. for wastewater treatment systems having a capacity greater
than 10,000 gallons per day. In addition to the standard requirements of the analyses required above, the
wastewater assessment shall specifically consider; to the extent applicable, the disposal of waste products
generated by the proposed treatment process.
Ave Maria Utility Company, LLLP. a private utility will construct,
operate and maintain a municipal quality advanced secondary
wastewater treatment plant to service Ave Maria. This facility will
be designed and permitted by the Florida Department of
Environmental Protection in accordance with Chapter 62-600-
Domestic Wastewater Facilities, F.A.C.
Wastewater will be treated to produce irrigation quality reclaimed water for disposal. This water will be stored
in storage ponds until required. A projection of anticipated wastewater generation is contained in the table below.
Sludge generated by the wastewater facility will be disposed by land application on nearby farm fields or by
burial at the county's landfill.
Table 2 ADF,MMADF,MDF for Wastewater Treatment Plant Design
Peaking Factors Wastewater Flows(mgd)
AADF: AADF AADF: AADF MMADF MDF
MMADF :MDF PHF
SRA 1.5 2 4 5.8 MGD 8.7 MGD 11.6 MGD
Area(original)'
Light
Industrial! 0.016 0.024 0.032
warehousing
(600,000 sq.ft.)
Subtotal 1.5 2 4 5.82 MGD 8.72 MGD 11.63 MGD
Allowance for I/I(') 58 MGD .58 MGD .58 MGD
SRA Totals 6.4 9.3 12.21
(')Assumed 10%of ADF
"includes mini-warehouse
Impact Assessment Report
Revised 6/23/2020 The Town of Ave Maria Page 6
Programs. The table below demonstrates the anticipated benefits of the recycling program. At the request of the
County Manager, Ave Maria University will establish a special recycling program focusing on the further reduction
of solid waste from the university. The exact details of this special program have not been established.
Estimated Solid Waste Generation
Phase Domestic Solid Waste Domestic Solid Waste
Cubic Yards/day Tons/day
Existing 0 0
Phase 1 61.5 18.5
Phase 2 (buildout) 111.0 33.3
(Light Industrial/Warehousing) 14.2 4.3
Total 125.2 37.6
Anticipated Benefits of the Recycling Program
Units Proposed Garbage Garbage Garbage
Source/Housing type Units Phase 2 Year 2016 (lb/day) (ton/day) (yd3/day)
Residential Dwelling Unit 6,010 24,040 12.0 40.1
Retail ft2 410,400 5,335 2.7 8.9
Office ft2 275,600 5,532 2.8 9.2
Hotel _ room 110 220 0.1 0.4
Medical ft2 15,000 300 0.2 0.5
Civic ft2 _ 115,500 1,502 0.8 2.5
Mini-Warehouse(1) ft2 40,400
Total before Recycling (Phase 1) 36,929 18.5 61.5
Grand Total with 30% Recycling (Phase 1) 52,585 12.9 43.1
Units Proposed Garbage Garbage Garbage
Source/Housing type Units Phase 2 Year 2016 (lb/day) (ton/day) (yd3/day)
Residential Dwelling Unit 11,000 44,000 22.0 73.3
Retail ft2 690,000 8,970 4.5 15.0
Office ft2 510,000 10,200 5.1 17.0
Hotel room 400 800 0.4 1.3
Medical ft2 35,000 700 0.4 1.2
Civic ft2 4487500350,000 1,9312.620 1-81_4 3.2_3
Mini-Warehouse) ft2 40.400
Light Industrial/Warehousing ft2 600,000 8,520 4.3 14.2
Total before Recycling (Buildout) 75,120 37.6 125.2
Grand Total with 30% Recycling (Buildout) 52,585 26.3 87.6
(1)mini-warehouse use has been constructed in Town Center #3 and was previously included in original phasing retail
calculations.
Impact Assessment Report
Revised 6/23/2020 The Town of Ave Maria Page 8
Modifications to Roadway Cost Analysis
• Impact on roadways are quantified based on the County's adopted impact fee study.
—Trip rates, trip lengths and the percentage of new trips are all drawn from the impact fee study.
—Costs to accommodate new trips are also taken from the impact fee study.
• For AMU, the model default values are not applicable.
• The Wilson Miller trip pattern analysis for the comparable community of Marco Island demonstrates that
internal capture rates for AMU will be very high.
Impact of AMU Students
• Case study research on universities with comparable student bodies demonstrates that students at these types of
institutions generate virtually no demands on public services.
• Case studies supporting this conclusion include the following:
—Existing Ave Maria University campuses in Michigan and Florida
—Florida Southern University
—Loyola University
• Students at these institutions receive their services from their universities not from their local governments.
• Therefore, students generate no measurable demands on public services.
• Finally, the student populations were also excluded from consideration relative to any revenue generation that
they may create.
Development Program
Table 1 summarizes the Development Program for AMU,which includes 11,000 residential units, 400 hotel rooms,
690,000 square feet of retail space, 545,000 square feet of office and medical facility space, 4,040,750 square feet of
institutional/governmental space, 40,400 square feet of mini-warehouse space and 63 holes of golf.
Economic Assessment Report
Revised 6/23/2020 The Town of Ave Maria Page 3
Exhibit C
Table of Contents
Introduction 2
Overview and Master Plan 4
Figure 1: Ave Maria SRA Master Plan 6
University District 8
Town Core 23
Town Center 1 54
Town Center 2 and 3 76
Neighborhood General 97
Services District 140
Community General 142
Stormwater Management 142
Transportation Network 151
Figure 2: Pedestrian Network Map 155
Street Cross Section 160
Parks 169
Open Space 174
Figure 3: Open Space 175
Community Signage 176
Terms and Definitions 184
Appendices 190
Appendix A: Legal Description 190
Appendix B: Shared Use Parking Analysis 204
Appendix C: Permitted Land Use Matrix 216
Appendix D: Amendments to Ave Maria 221
Appendix E: Solid Waste Management at Ave Maria University 223
Appendix F: Street Tree Spacing Exceptions 226
Appendix G: Deviations from the Land Development Code(LDC) 228
Table of Contents
Town Plan
Revised 6/23/2020 The Town of Ave Maria Page 1
Parking lot landscaping.
• Sidewalk protection such as root barriers shall be provided as follows:
• Where small trees (mature spread of 20' or less) are within 10 feet of a building, sidewalk or paved area,
within 10 I.f. measured from the center of the tree, a root barrier is required.
• Where large trees are within 15 feet of a building, sidewalk or paved area, within 15 I.f. measured from the
center of the tree, a root barrier is required.
• The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the
street.
• Landscape areas may provide for utilities, drainage, access easements, and signage. Site development plans
will demonstrate compatibility between multiple uses and any potential conflicts will be minimized within
landscape areas.
Signage
• Signage within Town Center 1 shall comply with Town Core standards.and-Community General standards or,
LDC Section 5.06.04.F.
Town Center 1
Landscape
Town Plan
Revised 6/23/2020 The Town of Ave Maria Page 75
Town Centers 2 and 3 - - I,,,
Key Features: i ...---,—
Key O G G j • I '
Mixed Use . ® A. . , fir:
oe �0
Shopping `ill .:_. _KKR
Employment
.a
Wellness w +
Residential
Town Centers 2 and 3 will provide a diversity of opportunities for a variety of businesses. Retail, service,
residential and employment opportunities will be abundant. In Town Centers 2 and 3 businesses will feel they are
part of a real and growing town -one that combines all the benefits of a quiet, close-knit neighborhood with
the enriching environment of a major university.
A wide variety of shopping needs will be met through local, national and regionally recognized stores. In
short, Town Centers 2 and 3 will provide residents opportunities to find everything they need in close proximity
to their homes.
Streets and drives in Town Centers 2 and 3 will maintain -- —'
the pedestrian quality found throughout Ave Maria.Tree
lined sidewalks will provide a buffer and shade to those Town
er
#2a
walking within the Town Centers.
The photographs, graphics, and diagrams are schematic \_____
and do not represent any actual pictures, designs, product
`
�} i i `. Town Center
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- --a _ +OM Town
— . Canter
Pedestrian shading from buildings and canopy #2b
Town Centers 2 & 3
Introduction
Town Plan
Revised 6/23/2020 The Town of Ave Maria Page 76
• Provide a variety of tree and shrub species with at least 50% of the required trees and 25% of the required
shrubs being plants native to Florida
• Canopy trees used in open landscape areas(other than street trees) shall have a minimum caliper of 1 1/2".
• Planting at the ground plane shall be a minimum of turf grass, groundcover, low shrubs or flowering plants in
tree planters is allowed as is appropriate to the design.
• Irrigation shall be provided for all planting areas. Irrigation control boxes and appurtenances shall be located
away from direct public view.
• Drought tolerant species shall be considered when appropriate to the design intent.
• Landscape minimums within Town Centers 2 and 3 shall be met by the standards provided for streetscape and
parking lot landscaping.
• Sidewalk protection such as root barriers shall be provided as follows:
• Where small trees (mature spread of 20' or less) are within 10 feet of a building, sidewalk or paved area,
within 10 I.f. measured from the center of the tree, a root barrier is required.
• Where large trees are within 15 feet of a building, sidewalk or paved area, within 15 I.f. measured from the
center of the tree, a root barrier is required.
• The landscape planting area for shrubs shall be a minimum of 3 feet in width and can meander relative to the
street.
• Landscape areas may provide for utilities, drainage, access easements, and signage.
• Clustering of shade/flowering trees: Trees may be planted at uniform intervals, at random, or in groupings.
Trees used in clusters may be counted against those required for buffering or screening, or simply used to
improve aesthetics within site. Shade or flowering trees may be planted at intervals or may be clustered if
clustering improves the effectiveness of a buffer between uses or aesthetics within a site.
• Clustering of palm trees: Palm species planted shall be reasonably resistant to lethal yellowing disease.
Whenever the clustering palm trees is utilized, a minimum of three palm trees per cluster shall be required.
Signage
• Signage within Town Center 2 and 3 shall comply with Town Core standards,a+-Community General standards
or LDC Section 5.06.04.F.
Town Centers 2 & 3
Landscape
Town Plan
Revised 6/23/2020 The Town of Ave Maria Page 96
Exhibit D
Appendix G
Deviations from the Land Development Code (LDC)
Deviation #1: Relief from LDC Section 4.08.07.J.2.d.iii.e)i), Town Design Criteria (Neighborhood General), which
requires multi-family residential lots shall be a maximum of 4 acres, to instead allow multi-family
residential lots to be a maximum of 25 acres. This deviation applies to the Neighborhood General
context zone.
Deviation #2: Relief from LDC Section 5.06.04.G, Off-Premises Directional Signs, which requires that the sign
may be located no more than 1,000 feet from the building, structure or use for which the sign is
displayed, to instead allow an off-premises sign to be located on the north side of Oil Well Road
approximately 4,500 feet outside of the Town of Ave Maria SRA boundary.
mow MOAN.
Ave Maria Back
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60 IN I 60 IN I 60 IN J
Appendix G
Town Plan
Revised 03/23/2021 The Town of Ave Maria Paqe 228