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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: /---- � , c. ti\ '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 Exhibit A v o 7 N C m N UJ N N N v 41 d cn ry d a a a a a a a a m(0 C � � C31gAI� - o a r Op M MI ll1L !IryVl• ' 3 r in cu odoa 113M 110 (CI 2 i,_ _.,,,,,,,,,,,\ ri ,,43. g >, 4-, ,...- l7 -re _ r , t To- N m C v ` N N m Q O N p,AE0r1 ,lc = ' HY ] '- 1 „L..., { LL V V 8 n o ? 33O1Es7 )1 I iir, .".01%i,42).441 c'o > c v -- o mDHHzviV O t- ''�� 73 "6".1..1.11. lif II 4 imp 1' L • = losawk PP-P...... 41F, ir g y---/%4-,- ,..--, ea wril I ilkII I ‘N,4.14 1). . i ,i k li 11 41 ��U ill I row tr. III So 1 f ilo IL • Ir /Nr1iii 4 1 I 1 ( . c Fi. i g, A I ilk ' 44 0 iii---...or v, p 41/4 dogoil 40maileail w _1 e Ito \'''', Cyr Nz 0_ , , u ._ it R�3uuD+w01 1 4 } N , •\01 0 ,air iliplik i i "Illielf ' i, II TrlIll":11P3 I 11111All lb) 1 L' im 11 ( [11 , _1 , ,,,,; *-1 ) 0 ___ J i ,/ = i g ___ . 6w 6i1101 W090rnvm6r+.”01...fSl L00[c+tMO>r4clt+d.3.6+wxdwp 01 0400'>0100N'w40N60 rp+ 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 01,1 ti. - a— rm ' 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 ?te•a:. j,..i{ 1, #$ -' . i y J. c :1".- ' i..- - --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 LL - 60 IN I 60 IN I 60 IN J Appendix G Town Plan Revised 03/23/2021 The Town of Ave Maria Paqe 228