HEX Agenda 07/22/2021AGENDA
COLLIER COUNTY
HEARING EXAMINER
WILL HOLD A HEARING AT 9:00 AM ON THURSDAY, JULY 22, 2021 IN CONFERENCE ROOMS
609/610 AT THE GROWTH MANAGEMENT DEPARTMENT/PLANNING & REGULATION
BUILDING, 2800 N. HORSESHOE DRIVE, NAPLES, FLORIDA
AS PART OF AN ONGOING INITIATIVE TO PROMOTE SOCIAL DISTANCING DURING THE
COVID-19 PANDEMIC, THE PUBLIC WILL HAVE THE OPPORTUNITY TO PROVIDE PUBLIC
COMMENTS REMOTELY, AS WELL AS IN PERSON, DURING THIS PROCEEDING.
INDIVIDUALS WHO WOULD LIKE TO PARTICIPATE REMOTELY, SHOULD REGISTER AT:
https://bit.ly/3e2p3iQ
ANY TIME AFTER THE AGENDA IS POSTED ON THE COUNTY WEBSITE WHICH IS 6 DAYS
BEFORE THE MEETING OR THROUGH THE LINK: http://colliercountyfl.iqm2.com/Citizens/default.aspx
INDIVIDUALS WHO REGISTER WILL RECEIVE AN EMAIL IN ADVANCE OF THE PUBLIC
HEARING DETAILING HOW THEY CAN PARTICIPATE REMOTELY IN THIS MEETING. FOR
ADDITIONAL INFORMATION ABOUT THE MEETING, EMAIL THOMAS CLARKE AT:
Thomas.Clarke@CollierCountyFL.gov.
INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES UNLESS OTHERWISE WAIVED BY
THE HEARING EXAMINER.PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS
INCLUDED IN THE HEARING REPORT PACKETS MUST HAVE THAT MATERIAL SUBMITTED
TO COUNTY STAFF 10 DAYS PRIOR TO THE HEARING. ALL MATERIALS USED DURING
PRESENTATION AT THE HEARING WILL BECOME A PERMANENT PART OF THE RECORD.
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE HEARING EXAMINER WILL
NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY
NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH
RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE
BASED. DECISIONS OF THE HEARING EXAMINER ARE FINAL UNLESS APPEALED TO THE
BOARD OF COUNTY COMMISSIONERS.
HEARING PROCEDURES WILL PROVIDE FOR PRESENTATION BY THE APPLICANT,
PRESENTATION BY STAFF, PUBLIC COMMENT AND APPLICANT REBUTTAL. THE HEARING
EXAMINER WILL RENDER A DECISION WITHIN 30 DAYS. PERSONS WISHING TO RECEIVE A
COPY OF THE DECISION BY MAIL MAY SUPPLY COUNTY STAFF WITH THEIR NAME,
ADDRESS, AND A STAMPED, SELF-ADDRESSED ENVELOPE FOR THAT PURPOSE. PERSONS
WISHING TO RECEIVE AN ELECTRONIC COPY OF THE DECISION MAY SUPPLY THEIR EMAIL
ADDRESS.
1. PLEDGE OF ALLEGIANCE
2. REVIEW OF AGENDA
3. ADVERTISED PUBLIC HEARINGS:
A. PETITION NO. PDI-PL20200001294 – Request for an Insubstantial Change to Ordinance
Number 11-41, the Hacienda Lakes MPUD, to modify Exhibit B – Development Standards,
Operational Characteristics for Senior Housing specific to "Hacienda Lakes Tracts G and I" and
designated as Residential/Medical Use (R/MU) on the Master Plan for proposed development of
senior housing units affordable to households with less than 80% Annual Median Income, and to
add site development standards specific to a portion of Hacienda Lakes Tract I for the 160-unit
affordable senior housing development known as Allegro at Hacienda Lakes. [Coordinator: Ray
Bellows, Zoning Manager] (Commissioner District 1)
B. PETITION NO. BDE-PL20210000519 - Request for a 20-foot boat dock extension from the
maximum permitted protrusion of 20 feet for waterways greater than 100 feet in width, to allow
construction of a boat docking facility and vessel protruding a total of 40 feet into a waterway that
is 358 feet wide. The subject property is located at 406 Cristobal Street, which is Lot 579 in Isles
of Capri Number 3, in Section 32, Township 51 South, Range 26 East, Collier County, Florida.
[Coordinator: Ray Bellows, Zoning Manager] (Commissioner District 1)
C. PETITION NO. PDI-PL20200000746 - Request for an insubstantial change to the Collier Tract
22 Planned Unit Development (PUD) by designating an ingress-egress access to the master plan.
The subject PUD is located at the northwest corner of the intersection of Immokalee Road and
Health Park Boulevard in Section 22, Township 48 South, Range 25 East, Collier County, Florida.
[Coordinator: James Sabo, Comprehensive Planning Manager] (Commissioner District 2)
D. PETITION NO. PDI-PL20200002648 - Request for an insubstantial change to the Sabal Bay
Mixed Planned Unit Development (MPUD) adopted by Ordinance Number 21-04, as amended, by
establishing residential development standards for courtyard two-family homes in Table I, Section
3.5, and adopting Exhibit G that depicts the master plan for the courtyard two-family homes
accessed by access easements or motor courts limited to Tract F-1, Isles of Collier Preserve Phase
3, recorded in Plat Book 57, Page 66 of the public records of Collier County. The subject Tract is
+/-60.5 acres located along U.S. 41 and is accessed by Dominica Drive in Section 19, Township 50
South, Range 26 East, Collier County, Florida. [Coordinator: Ray Bellows, Zoning Manager]
(Commissioner District 1)
4. OTHER BUSINESS
5. PUBLIC COMMENTS
6. ADJOURN
Collier County Hearing Examiner Page 1 Printed 7/15/2021
COLLIER COUNTY
Collier County Hearing Examiner
AGENDA
Growth Management Department
Conference Rooms 609/610
2800 Horseshoe Drive North
Naples, FL 34104
July 22, 2021
9: 00 AM
Andrew W. J. Dickman, Esq., AICP
Hearing Examiner
Note: Individual speakers will be limited to 5 minutes unless otherwise waived by the Hearing
Examiner. Persons Wishing to have written or graphic materials included in the hearing report
packets must have that material submitted to County staff at Thomas.Clarke@CollierCountyFL.gov
10 days prior to the Hearing. All materials used during presentation at the hearing will become a
permanent part of the record.
Any person who decides to appeal a decision of the Hearing Examiner will need a record of the
proceedings pertaining thereto, and therefore may need to ensure that a verbatim record of the
proceedings is made, which record includes the testimony and evidence upon which the appeal is to
be based. Decisions of the Hearing Examiner are final unless appealed to the Board of County
Commissioners.
Hearing Procedures will provide for presentation by the Applicant, presentation by staff, public
comment and applicant rebuttal. The Hearing Examiner will render a decision within 30 days.
Persons wishing to receive a copy of the decision by mail may supply County staff with their name,
address, and a stamped, self-addressed envelope for that purpose. Persons wishing to receive an
electronic copy of the decision may supply their email address.
July 2021
Collier County Hearing Examiner Page 2 Printed 7/15/2021
1. Pledge of Allegiance
2. Review of Agenda
3. Advertised Public Hearing
A. PETITION NO. PDI-PL20200001294 - Request for an insubstantial change to Ordinance
Number 11-41, the Hacienda Lakes Mixed Use Planned Unit Development (MPUD), to
modify Exhibit B – Development Standards, Operational Characteristics for Senior
Housing, specific to "Hacienda Lakes Tracts G and I" and designated as
Residential/Medical Use (R/MU) on the Master Plan for proposed development of senior
housing units affordable to households with less than 80% Annual Median Income, and to
add site development standards specific to a portion of Hacienda Lakes Tract I for the 160-
unit affordable senior housing development known as Allegro at Hacienda Lakes.
[Coordinator: Ray Bellows, AICP, Zoning Manager] Commission District 1.
B. PETITION NO. BDE-PL20210000519 406 Cristobal St - Request for a 20-foot boat dock
extension from the maximum permitted protrusion of 20 feet for waterways greater than
100 feet in width allowed by Section 5.03.06.E.1 of the Land Development Code, to allow
construction of a boat docking facility and vessel protruding a total of 40 feet into a
waterway that is 358 feet wide, for property located at 406 Cristobal Street, legally
described as Isles of Capri Number 3, Lot 579, in Section 32, Township 51 South, Range 26
East, Collier County, Florida. [Coordinator: Ray Bellows, AICP, Zoning Manager]
Commission District 1.
C. PETITION NO. PDI-PL20200000746 Fifth Third Bank for an insubstantial change to the
Collier Tract 22 Planned Unit Development (PUD) by designating an ingress-egress access
to the master plan. The subject PUD is located at the northwest corner of the intersection of
Immokalee Road and Health Park Boulevard consisting of 506± acres in Section 22,
Township 48 South, Range 25 East, Collier County, Florida. PL20200000746 Collier Tract
22 PDI
D. PETITION NO. PDI-PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI -
Request for an insubstantial change to the Sabal Bay Mixed Planned Unit Development
(MPUD) adopted by Ordinance Number 21-04, as amended, by establishing residential
development standards for courtyard two-family homes in Table I, Section 3.5, and
adopting Exhibit F that depicts the master plan for the courtyard two-family homes
accessed by courtyard streets limited to Tract F-1, Isles of Collier Preserve Phase 3,
recorded in Plat Book 57, Page 66 of the public records of Collier County. [Coordinator:
Ray Bellows, AICP, Zoning Manager] Commission Districts 1 & 4.
4. Other Business
5. Public Comments
6. Adjourn
07/22/2021
COLLIER COUNTY
Collier County Hearing Examiner
Item Number: 3.A
Item Summary: PETITION NO. PDI-PL20200001294 - Request for an insubstantial change to
Ordinance Number 11-41, the Hacienda Lakes Mixed Use Planned Unit Development (MPUD), to
modify Exhibit B – Development Standards, Operational Characteristics for Senior Housing, specific to
"Hacienda Lakes Tracts G and I" and designated as Residential/Medical Use (R/MU) on the Master Plan
for proposed development of senior housing units affordable to households with less than 80% Annual
Median Income, and to add site development standards specific to a portion of Hacienda Lakes Tract I for
the 160-unit affordable senior housing development known as Allegro at Hacienda Lakes. [Coordinator:
Ray Bellows, AICP, Zoning Manager] Commission District 1.
Meeting Date: 07/22/2021
Prepared by:
Title: – Zoning
Name: Laura DeJohn
06/29/2021 11:59 AM
Submitted by:
Title: – Zoning
Name: Mike Bosi
06/29/2021 11:59 AM
Approved By:
Review:
Growth Management Operations & Regulatory Management Kenneth Kovensky Review Item Completed 06/29/2021 3:46 PM
Hearing Examiner (GMD Approvers) Diane Lynch Review Item Completed 07/06/2021 11:21 AM
Zoning Ray Bellows Review Item Completed 07/07/2021 10:00 AM
Zoning Mike Bosi Zoning Director Review Completed 07/12/2021 10:27 AM
Zoning Diane Lynch Review Item Skipped 07/06/2021 11:21 AM
Hearing Examiner Andrew Dickman Meeting Pending 07/22/2021 9:00 AM
3.A
Packet Pg. 3
Page 1 of 1
SUPPLEMENTAL STAFF REPORT
TO: COLLIER COUNTY HEARING EXAMINER
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT - PLANNING &
REGULATION
HEARING DATE: JULY 22, 2021
SUBJECT: PUDI-PL20200001294; HACIENDA LAKES MPUD SENIOR HOUSING
Also referenced by project names: Villa Verde / Allegro
The subject PDI petition was first before the Hearing Examiner on April 22, 2021. The item was
continued to May 13, 2021 for the petitioner to conduct a Neighborhood Information Meeting
(NIM).
The NIM was scheduled for May 17, 2021, therefore a deferral was granted by the Hearing
Examiner at the May 13, 2021 hearing.
• Summary documents for the NIM are provided in the Backup Material attached.
The petitioner has further coordinated with representatives of the adjacent neighborhood. A letter
dated June 16, 2021 was issued by legal representative Henry Johnson representing owners of
residential property in the vicinity of the subject site, expressing support for updated
DEVELOPMENT STANDARDS and related exhibits.
• The letter is included in Backup Material attached.
The staff recommendation remains for approval, subject to the following items:
A) Hacienda Lakes MPUD – strikethrough/underline changes, “Exhibit B Development
Standards” last revised June 16, 2021
B) Master Plan Revisions – Exhibit C-1, Exhibit C-1A Landscape Exhibit and Updated Master
Mobility Plan
C) Backup Material & NIM Documentation
3.A.a
Packet Pg. 4 Attachment: Supplement for 7-22 HEX - Staff Report (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing PDI)
Hacienda Lakes MPUD Words struck through are deleted;
Last Revised: January 29, 2021 June 16, 2021 Words underlined are added
EXHIBIT B
DEVELOPMENT STANDARDS
* * * * * * * * * * * * * *
Operational Characteristics for Senior Housing
* * * * * * * * * * * * * *
a. The facility shall be for residents 55 years of age and older;
b. There shall be on-site dining facilities to the residents, with food service being on-site, or catered;
c. Group transportation services shall be provided for the residents for the purposes of grocery and other types
of shopping. Individual transportation services shall be coordinated for the residents needs, including but
not limited to medical office visits;
d. There shall be an onsite manager/activities coordinator to assist residents, who shall be responsible for
planning and coordinating stimulating activities for the residents;
e. An on-site wellness facility shall provide exercise and general fitness opportunities for the residents.
f. Each unit shall be equipped with devices provided to notify emergency service providers in the event of a
medical or other emergency;
g. Independent living units shall be designed so that a resident is able to age in place. For example, kitchens
may be easily retrofitted by lowering the sink to accommodate a wheelchair bound resident or bathrooms
may be retrofitted by adding grab bars.
h. Lands described as Hacienda Lakes Tracts G and I are subject to the following: One Hundred Percent
(100%) of the units will be restricted to households with 80% Annual Median Income (AMI) or less. This
restriction shall remain in place for no less than thirty (30) years from the date issuance of the first Certificate
of Occupancy). In combination with the commitment to affordability, the following operational
characteristics apply to this project:
a. The facility shall be for residents 62 years of age or older;
b. There shall be an onsite manger/ activities coordinator to assist residents, who shall be responsible
for planning and coordinating stimulating activities for the residents;
c. An on-site wellness facility shall provide exercise and general fitness opportunities for the residents;
d. Independent living units shall be designed so that a resident is able to age in place. For example,
kitchens may be easily retrofitted by lowering the sink to accommodate a wheelchair bound resident
or bathrooms may be retrofitted by adding grab bars.
e. The TIS shall use ITE use code 252 Senior Living Attached due to the limited on-site services to
better reflect projected trip generation.
In addition to the above operational characteristics, the following site design characteristics apply to the
Allegro at Hacienda Lakes project (lands described in PL20200001717):
a. All principal structures on Tract I will be set back a minimum of 80 feet from the parcel
boundary.
b. The one (1) dumpster external to the building on Tract I will be located on the east side of the
principal structure and a minimum of 350 feet from the southern property line. The dumpster
will be concrete block enclosure with gates and shall be generally used for disposal of bulk
3.A.b
Packet Pg. 5 Attachment: Supplement for 7-22 HEX - Att A - Hacienda Lakes MPUD Strikethru underline 6-16-21 FINAL (16314 : PL20200001294 Hacienda
Hacienda Lakes MPUD Words struck through are deleted;
Last Revised: January 29, 2021 June 16, 2021 Words underlined are added
household items such as furniture. Household refuse, such as food products, will be housed
in trash compactors internal to the principal structure.
c. An enhanced 10-foot Type “A” buffer will be provided on Tract I along the portion of the
southern property line adjacent to Esplanade at Hacienda Lakes meeting the following
minimum specifications:
1. Total of 44 trees comprised of 11 canopy trees and 33 sabal palms.
2. Canopy trees shall be a minimum of 10 feet tall at the time of planting.
3. Sabal palm trees shall be a minimum of 15’-30’ staggered height at time of planting grouped
in clusters with a minimum of three (3) palms per cluster, 10 feet on center.
d. Temporary construction fencing with a minimum height of five (5) feet shall be installed
along the southern and eastern property lines throughout the duration of construction activities
and shall include screen mesh fabric.
e. A 6-foot-tall earthtone (brown or beige) PVC fence shall be installed along the southern
portion of the eastern property line as shown on Exhibit C-1.
f. All light fixtures/poles will be limited to a maximum height of 25 feet and will be “Dark
Skies” compliant. Exterior wall lighting, on the buildings shall not be located above the
second story.
g. On-site security measures shall include a recorded license plate reader at the entrance to the
Allegro at Hacienda Lakes. All recorded data is private and confidential and will be provided
to law enforcement upon their request.
h. The developer/operator agrees to provide a Resident Assurance Check-In Program materially
consistent Florida Housing Finance Corporation requirements as referenced below:
The developer will provide and use an established system of checking in with each resident
on a pre-determined basis not less than once per day, at no cost to the resident. Residents may
opt out of this program with a written certificate that they choose not to participate.
* * * * * * * * * * * * *
3.A.b
Packet Pg. 6 Attachment: Supplement for 7-22 HEX - Att A - Hacienda Lakes MPUD Strikethru underline 6-16-21 FINAL (16314 : PL20200001294 Hacienda
TRACT
"C"
TRACT
"R/MU"
TRACT
"R"
RATTLESNAKE HAMMOCK ROAD
COLLIER REGIONAL
MEDICAL CENTER
VIALE
WAY
PALACIO
TERRACE
NORTHPALACIO
TERRACE
WEST
ALLEGRO AT
HACIENDA LAKES
PROJECT BOUNDARY
NORTH
NOT TO SCALE
EXHIBIT C-1: R/MU ACCESS TO
RATTLESNAKE HAMMOCK ROAD
INGRESS/EGRESS
LEGEND
1
PREPARED FOR:SECTION: TOWNSHIP: RANGE:
HACIENDA LAKES MPUD
HACIENDA LAKES OF NAPLES, LLC
7742 ALICO ROAD
FORT MYERS, FLORIDA 33912
REVISION DATE:
WALDROP
ENGINEERING
CIVIL ENGINEERING
28100 BONITA GRANDE DRIVE - SUITE 305
BONITA SPRINGS, FL 34135
P: 239-405-7777 F: 239-405-7899
EMAIL: info@waldropengineering.com
COLLIER COUNTY
50 26 FLORIDA
PLANNING LANDSCAPE ARCHITECTURE
23
SHEET:OF 1
11/11/2020
LAKE
TRACT "C" = COMMERCIAL
TRACT "R/MU" = RESIDENTIAL/MEDICAL USE
TRACT "R" = RESIDENTIAL
PROJECT AREA = 6.71± ACRES
3.A.c
Packet Pg. 7 Attachment: Supplement for 7-22 HEX - Att B - Master Plan Updates C-1 C-1A and Mobility Plan (16314 : PL20200001294 Hacienda Lakes MPUDEnhanced Type A
Buffer
6' Tall PVC Fence
3.A.c
Packet Pg. 8 Attachment: Supplement for 7-22 HEX - Att B - Master Plan Updates C-1 C-1A and Mobility Plan (16314 : PL20200001294 Hacienda Lakes MPUDExhibit C-1A
3.A.c
Packet Pg. 9 Attachment: Supplement for 7-22 HEX - Att B - Master Plan Updates C-1 C-1A and Mobility Plan (16314 : PL20200001294 Hacienda Lakes MPUD
3.A.d
Packet Pg. 10 Attachment: Supplement for 7-22 HEX - Backup Material (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing PDI)
1
LauraDeJohnVEN
From:Daniel Katz <dkatz2185@gmail.com>
Sent:Saturday, May 22, 2021 2:55 PM
To:JenkinsAnita; LauraDeJohnVEN
Subject:Senior Housing: McDowell Request to Waive Ordinance 11-41
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.
To: Anita Jenkins, Laura DeJohn,
From: Daniel Katz
8888 Redonda Drive
Naples, FL
My name is Dan Katz. I recently semi-retired after a 37 year career in senior living which included independent housing,
assisted living and long term care. I moved to Azure at Hacienda Lakes two years ago.
On May 17th I attended the NIM hosted by the applicant. After the applicant (McDowell) presentation, I provided the
enclosed testimony.
Some highlights are as follows:
"In my many years of experience with developing and managing senior living communities, I’ve learned that creating an
attractive living residence is just part of the elements of success with senior living. The other part, which is equally
important, are the services provided within the senior housing which enable elders to have the support they need
to live with dignity."
"While the minimum age requirement may be 62 years, my experience with the likely move-in age is much older
as seniors are living much longer and prefer to stay in their own homes for as long as possible. The average age
of residents in senior housing nationwide is currently in the 80’s”.
"What happens to some elders in their 80’s is they have more challenges with activities of daily living. For example,
eyesight may not be as good so they could stop driving. It might become harder to stand for long periods of time, so
shopping & cooking becomes more challenging. Balance while walking can be challenging, so falls may be more
frequent”.
"So successful aging after move-in requires many supportive services. On-site dining enables residents to obtain at least
one nutritious meal a day and to socialize with other residents. Transportation services provides residents with the
means to take care of many of the activities of daily living which we take for granted as they give up driving due to
sight and other physical limitations. Also, medical, physical and cognitive conditions frequently result in accidents in
the apartment, so the ability to summon help to assess the situation and call emergency services is mandatory”.
"I have found that successful and affordable senior housing are usually sponsored by non-profit organizations
which have substantial senior living development and management experience. These organizations also have the
ability to access tax exempt financing which lowers borrowing costs so operating funds can be a larger part of the
pie”.
3.A.d
Packet Pg. 11 Attachment: Supplement for 7-22 HEX - Backup Material (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing PDI)
2
"If I’ve read your development application correctly, it looks like McDowell Acquisitions LLC is to develop and build the
building for about 4 million, which is extremely high.” (Almost one quarter of the building cost)
"Then it becomes the role of CORE MRP of Collier to provide permanent financing with tax exempt bonds and then
provide management services after opening. CORE stands for National Community Renaissance of California”.
"McDowell lists 7 apartment buildings in California as their development experience which are now managed by
CORE. Of the 7, only one is exclusively for seniors. The rest are just low income housing”.
"CORE is a very large non-profit affordable housing company with many low income affordable
housing apartments across the country. Very few are exclusively for Senior Housing. The rest are low income housing
for low income people”.
During McDowell's presentation, they never mentioned that they will not be managing the senior housing after
opening. They also never mentioned the role of CORE as providing long-term, tax exempt financing and managing the
project after opening. These two facts are very important when evaluating the competence of the developer and future
management for senior housing.
Here’s the bottom line:
1. Removal of requested mandatory service requirements for senior
housing pursuant to Collier County Ordinance 11-41 will result in harm
to the future residents of proposed senior housing.
2. Neither McDowell nor CORE have substantial experience developing
and/or managing senior housing which adds further risk of harm to it’s
future residents.
it’s not difficult to conclude that the request to remove critical services is an attempt by the developer to lower
building and operating costs at the expense of the quality of life of its future residents. For the reasons as stated
above, I respectfully urge you to deny the developer’s request to remove these services.
Daniel Katz
8888 Redonda Drive
Naples, FL. 34114
3.A.d
Packet Pg. 12 Attachment: Supplement for 7-22 HEX - Backup Material (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing PDI)
Page 1 of 24
Memorandum
To: Laura DeJohn, AICP, Collier County Zoning Division
From: Alexis Crespo, AICP, Waldrop Engineering, P.A.
Date: June 15, 2021
Subject: NIM Summary for Hacienda Lakes MPUD Senior Housing
Insubstantial Change Allegro at Hacienda Lakes FKA Villa Verde
(PL20200001294)
Waldrop Engineering, P.A., and McDowell Housing Partners conducted a Neighborhood Information
Meeting (NIM) for the Insubstantial Change to a Planned Unit Development (PDI) to the Allegro at
Hacienda Lakes Mixed Use Planned Unit Development (MPUD). The meeting was held on Tuesday,
May 17, 2021 at 5:30 p.m. at the Fairway Bible Church, 3855 The Lords Way, Naples, FL 34114.
Notices regarding the meeting were mailed to residents within a 500-foot radius of the project site on May
3, 2021. Additionally, the Esplanade of Hacienda Lakes and Azure homeowners’ associations were
notified of the meeting. A legal notice for the meeting was published in the Naples Daily News on May 3,
2021.
The sign-in sheets are attached as Exhibit “A” and demonstrate approximately 70 attendees came to
the meeting. Collier County Staff Jamie French, Anita Jenkins, and Laura DeJohn were also in
attendance at the meeting.
Alexis Crespo (Agent) started the meeting by introducing herself and the team from McDowell Housing
Partners and Waldrop Engineering. Christopher Shear (Applicant) then gave an informational
presentation, attached as Exhibit “B,” on the Allegro at Hacienda Lakes (AKA Villa Verde) development
and the proposed changes requested in the PDI application. Alexis Crespo (Agent) of Waldrop
Engineering presented the proposed operational standards for the affordable senior housing project,
current zoning and development regulations. She also provided a summary of proposed enhancements
in terms of landscape buffering and dumpster location to off-set the impact of the proposed development
on surrounding residences.
Several commitments were offered to relieve the concerns of nearby residents:
1. Minimum 85’ building perimeter setback.
2. Relocation of dumpster to the west side of the building.
3. Provision of an enhanced buffer along the southern property line with the following minimum
specifications:
• Total of 44 trees comprised of 11 canopy trees and 33 sabal palms.
• Canopy trees shall be a minimum of 10 feet tall at the time of planting.
• Sabal palm trees shall be a minimum of 15’-30’ staggered height at time of planting
grouped in clusters with a minimum of three (3) palms per cluster, 10 feet on center.
4. Restrict age of residents to 62 years or more.
Following the Consultant’s presentation, the meeting was opened up to the attendees to make comments
and ask the consultant team questions regarding the proposed development. The following is a
summarized list of the questions asked and responses given. The Applicant’s and Agent’s responses are
shown in bold.
3.A.d
Packet Pg. 13 Attachment: Supplement for 7-22 HEX - Backup Material (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing PDI)
Page 2 of 24
Is this project Section 202 Housing?
RESPONSE: It is not Section 202 Housing. Section 202 no longer funds new construction.
Can you confirm the commitments to landscaping (buffers) and maximum building height?
RESPONSE: Committed to considering the enhanced buffers. We are strongly considering
it, but we cannot commit to them yet. We have already redesigned the trash rooms to
remove the dumpsters along southern property line.
What do you believe is surrounding the project location?
RESPONSE: There are six single-family homes on the southern property boundary. There
are still some lots to be built in that community.
Are three-bedroom units being considered?
RESPONSE: No. Three-bedroom units are not included in the plans that have been
submitted to the County.
Was the building height of surrounding developments considered? Have fewer floors been considered to
protect the views of the surrounding properties?
RESPONSE: The allowance for height has been in place since the 2011 MPD zoning
approval. As development continues in the corridor, there may be projects with even more
stories than what is being proposed here. Limiting this project to three stories would not
work for the considerations of this development program.
What will be the economic impact of modifications on present property values?
RESPONSE: In McDowell Housing Partners’ experience, a development of this kind has
not caused a reduction in value to surrounding properties. These kinds of developments
trade at the market rate for the area despite the affordable housing requirement.
Have you considered options for this project outside of the Hacienda Lakes PUD?
RESPONSE: No. McDowell Housing Partners is developing a different type of affordable
housing development at Santa Barbara and Davis, that was not pursued here. This is the
property in Hacienda Lakes that makes sense and is permitted for senior housing.
Could a future request remove the age requirement for the community?
RESPONSE: There is a 50-year covenant to keep the property affordable and age-restricted
so that can’t happen unless the property goes into foreclosure. It is also a PUD
commitment that runs with the land.
How will compliance with age and other restrictions be enforced?
RESPONSE: Tax credits and investments will be lost if the age restrictions are not upheld.
Agreements to maintain the restrictions will be recorded covenants that extend for 30 to
50 years. The 62-year-old restriction will be added to the request.
Why not amend the age restriction to fifty-five and older?
3.A.d
Packet Pg. 14 Attachment: Supplement for 7-22 HEX - Backup Material (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing PDI)
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RESPONSE: The age was limited to 62 out of consideration for the neighborhood to limit
the population to a senior population and not a people still in the workforce.
What will be the economic impact of the proposed request? What additional profit will the developer
receive from these changes?
RESPONSE: There is an economic return to McDowel Housing Partners, but the bigger
concern is that there is a need for affordable housing in this area.
Can the project be moved to another location?
RESPONSE: No. Funding is provided based on location of highest need and this parcel
met the description of the funding criteria. Additionally, moving the project to another
location that is not “shovel ready” would result in the time needed to obtain approvals to
exceed the time limitations related to the project’s funding.
Does the project need this change, or could it move forward without it?
RESPONSE: If the change is not approved, McDowell Housing Partners will modify the
project as needed. There is no intention to walk away from the project.
Does the present request prevent McDowell Housing from asking for changes in the future? Are more
changes expected in the future?
RESPONSE: This is the only change needed to support issuance of construction plans
and get this project underway. Other projects within Hacienda Lakes may require
additional PDIs though.
Have you analyzed the median income of the residents in Hacienda?
RESPONSE: Everyone is entitled to safe and secure housing so there has not been a
comparison of incomes as suggested.
Have you read the minutes from the 2011 NIM? Did David Torres state that affordable housing is
incompatible with the PUD?
RESPONSE: No, it never came up in any conversations with Mr. Torres.
Can you provide a complete copy of the PowerPoint by Thursday, May 20 at 5:00 pm?
RESPONSE: Yes. (Note: The Presentation was provided to Mr. Henry Johnson [the
requestor and counsel for several nearby homeowners] on 5/18/2021.)
Is there (legal) counsel for the development?
RESPONSE: We will advise Mr. Johnson of any counsel when the PowerPoint is
provided.
Is there an assigned meeting date and location for the Hearing Examiner meeting? When will we know
when the meeting will occur?
RESPONSE: There is not a date set, but the information will be provided to the
community prior to the meeting. The best guess for a meeting date is late June.
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This project lowers the bar for senior housing in the area by removing the three requirements.
RESPONSE: This change would not be applicable to any other senior housing other than
affordable senior housing meeting the criteria in Hacienda Lakes.
A speaker expressed concerns about special needs for advanced aged residents and ability of a for-profit
entity to meet those needs.
RESPONSE: A portion of the potential profits will go back into the community. There are
also non-profit partners involved in the project. The project is also in proximity to local
healthcare facilities. There will be a number resident programs and services that will
assist residents with special needs.
Previous versions of the plan in December 2019 included only four stories and the name of the project
was Villa Verde. The community would appreciate four stories maximum.
RESPONSE: The name changed because the County wouldn’t accept a project with that
name. A four-story project was explored but was ultimately not feasible.
What if residents have visitors or family that stay for endless amounts of time?
RESPONSE: There will be on-site management that does check-in for visitors and security
cameras. Long-term visitors would be considered a violation of the resident’s lease
agreement.
When will we get to see new site plans to see if the changes you are considering have been incorporated?
RESPONSE: There will be a formal resubmittal of the site plan to Collier County after the
Hearing Examiner meeting. If the HEX is approved, the buffer will be increased, the
dumpsters will be moved and increase the size of the trash rooms so that everything is
internal.
Will the developer be contributing to the development and maintenance of the road? Can you provide
that information?
RESPONSE: We are required to pay our proportionate share. We will pay maintenance fees
in compliance with the CDD ordinance. We can provide CDD information.
Will you do a better job than other developers at maintaining the facilities.
RESPONSE: This development is a public private partnership and development includes
restrictions associated with maintenance of the property. Privately financed projects don’t
have those same restrictions to maintain the quality of the facilities.
Several attendees on Zoom registered their support of the comments made my Mr. Johnson.
There were no further questions or comments. Ms. Crespo thanked the attendees for coming and noted
that their contact information is available for those who wished to reach out with any further questions.
The meeting concluded at 7:00 p.m. The meeting was recorded and will be provided to the county as an
audio file as Exhibit “C”.
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Exhibit A Meeting Sign-in Sheets
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Exhibit B
Meeting Presentation Slides
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April 28, 2021
RE: Allegro at Hacienda Lakes PDI
PL20200001294 (Insubstantial Change to PUD)
Dear Property Owner:
Please be advised that McDowell Housing Partners has filed an application (PL20200001294) with Collier
County. The application is seeking approval of an Insubstantial Change to a Planned Unit Development
(PDI) to modify operational characteristics relating to affordable senior housing in the Hacienda Lakes
Mixed Use Planned Unit Development (MPUD).
The Allegro at Hacienda Lakes Independent Living Facility (ILF) project is located on 6.7+/- acres,
generally south of Rattlesnake Hammock and 1/3rd mile east of Collier Blvd. in unincorporated Collier
County, Florida. Please note senior housing is a permitted use on the subject property pursuant to the
Hacienda Lakes Mixed Use Planned Development (MPUD).
A Neighborhood Information Meeting will be held to provide you an opportunity to hear a presentation
about this application and ask questions. The Neighborhood Information Meeting will be held on
Monday, May 17, 2021 at 5:30 p.m. at Fairway Bible Church 3855 The Lords Way, Naples, FL 34114.
Attending virtually is also available via Zoom. Please visit www.zoom.us, click on “Join A Meeting” in the
top right corner, and enter Meeting ID: 849 6217 3002
***PLEASE NOTE THE APPLICANT HAS REQUESTED TO CONTINUE THE HEARING EXAMINER
PUBLIC HEARING, CURRENTLY SCHEDULED ON MAY 13TH UNTIL AFTER THIS NEIGHBORHOOD
MEETING IS HELD.***
Should you have questions prior to the meeting, please contact me directly at (239) 850-8525, or
alexis.crespo@waldropengineering.com.
Sincerely,
WALDROP ENGINEERING, P.A.
Alexis Crespo, AICP
Senior Vice President - Planning
*Please note that Collier County does not sponsor or endorse this program.
**Social distancing and masks are required.
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ALLEGRO AT HACIENDA LAKES PDI
NEIGHBORHOOD INFORMATION MEETING –MAY 17, 2021
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McDowell Housing Partners –Senior Affordable
MHP Overview
McDowell Housing Partners (MHP)is the affordable/workforce housing
development arm of McDowell Properties (MP),a national multifamily housing
investment company headquartered in Miami,FL.
McDowell Properties currently owns/operates around 12,000 apartment
units across America’s sunbelt.
Mission:Create and preserve high-quality amenity-rich housing communities that
provide America’s workforce and seniors with an affordable,secure,and
sustainable place to call home,while implementing valued resident programs and
services that enhance residents’personal lives.
Structure:Vertically integrated team of finance,construction,project
management,accounting and asset management staff in house.
2 SLIDE 2
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SLIDE 3
McDowell Housing Partners
Competitive Financing Allocations
Magnolia Oaks -Tallahassee, FL City Heights –Austin, TX
The Harmony -Naples, FL
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Market Demand 3.A.d
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DEVELOPMENT PROGRAM AND VITALS:
PROPOSED AGE RESTRICTION (62+): Allegro is Senior Independent Living not Assisted Living Facility (no in-house medical services)
Note -Zoning only requires age restriction of 55+, MHP is self-restricting the community further to provide a lower impact to the surrounding area. If
the HEX is not approved MHP will lower the age restriction to 55+.
PROPOSED DENSITY: 160 dwelling units.
Note –MHP initially planned 180 units, the permitted density of the site is over 400 dwelling units. MHP shall reconsider density if HEX is denied.
HEIGHT -5 Story single elevator building
Note –The current/existing zoning code permits buildings up to seven (7) stories. MHP shall reconsider heights if HEX is denied.
PARKING -210 parking spaces including HC spaces.
Note -Market-Rate would require substantially more parking.
LOCATION: The site was selected due to the in-place zoning and legal land development rights vested thereunder, and for its ideal location near numerous
medical facilities, grocery, pharmacy, and open space.
VETERANS PREFERENCE : MHP has committed to offer a preference to veterans in review of occupancy applications and waitlist throughout the 50 year
compliance period. MHP goal to have greater than 5% units occupied by veterans.
AMENITIES:
Indoor –On-site management, 100% security camera coverage, fitness center, medical screening room, multipurpose community room with billiards,
kitchenette, and club/game tables.
Outdoor-large covered terrace, bocce ball courts, enclosed dog park, walking paths with seating areas, lush landscaping, and potentially a pool.
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ALLEGRO AT HACIENDA LAKES
SLIDE 6
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ALLEGRO AT HACIENDA LAKES
SLIDE 7
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ALLEGRO AT HACIENDA LAKES
SLIDE 8
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Building and Site Plan both designed to lessen the
impact to the single-family neighbors:
Oriented Primary Building Frontage to North
Huge set-backs compared to Code Min
Enhanced Landscape Buffers
Lower Height than Code Min.
Less Density than Code Min.
No Unit Windows on End-Caps
Parking Located on North Side of the Building
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SLIDE 10
FINANCING & REGULATORY COVENANTS
Financed through established affordable housing programs (Tax Credit and SAIL Program)
Competitive award drove site selection
Tax Credits are not HUD Section 8! No Guaranteed Rent Payments with Tax Credits. Public Private
Partnership.
MHP Has Significant Guarantees On the Line
Thorough Tenant Selection Process
Restrictions: In consideration for the allocation of credits and SAIL loan, the property will be under 50-year
recorded restrictive covenants to maintain the age restrictions (55+) and rent/income level set-asides.
Income Restrictions -Based on annual income, not net worth
See Chart
Management and Operations:
MHP is a long-term owner (at least 30 years).We cannot sell the property due to covenants,nor would the investor
permit the sale.
We are subject to market-risk and compliance-risk,and only select the absolute best tenants.Credit,criminal,and
rental histories are thoroughly vetted.Bad tenants create major problems for us and jeopardize our investment.
If property is not maintained MHP pays material penalties.
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# of Rent Unit 2021 AMI LIHTC
Units Limit Sq. Ft.Rent
1/1 9 30%775 $474
1/1 82 60%775 $949
2/2 7 30%900 $569
2/2 62 60%900 $1,138
160 Inc Avg 57.0%132,625Total
Residential
Rent Schedule
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ALLEGRO AT HACIENDA LAKES
SLIDE 12
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Esplanade at Hacienda Lakes Concerns:
Affordability
Property Values
Crime
Aesthetic of building
Traffic
Dumpster locations
Privacy
PDI REQUEST & RATIONALE:
Remove requirement for emergency call
system.
This is not an ALF where call systems
are common.
Remove Transportation services.
Buses are noisy and obtrusive.
Remove on site dining
On-site dining will undoubtedly result
in more trash and pest in its operation.
Update to Mobility Plan
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PROPERTY INFORMATION
SLIDE 14
6.7+/-acre site
Located south of Rattlesnake
Hammock Road and east of
Collier Blvd/CR 951
Zoned MPUD per Hacienda
Lakes Ordinance No. 11-41
Designated on Master Plan in
Residential/Medical Use (R/MU)
Tract
Rattlesnake Hammock Rd. Collier Blvd. 3.A.d
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HACIENDA LAKES MPUD
SLIDE 15
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HACIENDA LAKES MPUD
SLIDE 16
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REQUEST SUMMARY
SLIDE 17
Applicant is developing the site with affordable senior housing project known
as “Allegro at Hacienda Lakes”
Highly demanded project in the County due to demographics and high cost of
housing
Approved for Expedited Review by Community and Human Services
All units will be rented below 80% AMI
Senior Housing is permitted use on the R/MU Tract up to 7 stories in height –
PDI restricts to 5 stories
55+ age restriction is permitted -PDI will require age-restriction of 62+
Subject to costly Operational Standards in Exhibit B of PUD Document for
amenities that would limit ability to create affordable project
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CURRENT LANGUAGE
SLIDE 18
Operational Characteristics for Senior Housing
a.The facility shall be for residents 55 years of age and older;
b.There shall be on-site dining facilities to the residents,with food service being on-site,or catered;
c.Group transportation services shall be provided for the residents for the purposes of grocery and other types of shopping.Individual
transportation services shall be coordinated for the residents needs,including but not limited to medical office visits;
d.There shall be an onsite manager/activities coordinator to assist residents,who shall be responsible for planning and coordinating
stimulating activities for the residents;
e.An on-site wellness facility shall provide exercise and general fitness opportunities for the residents.
f.Each unit shall be equipped with devices provided to notify emergency service providers in the event of a medical or other
emergency;
g.Independent living units shall be designed so that a resident is able to age in place.For example,kitchens may be easily retrofitted by
lowering the sink to accommodate a wheelchair bound resident or bathrooms may be retrofitted by adding grab bars.
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PROPOSED LANGUAGE
SLIDE 19
h.Lands described in SDP PL20200001717 are subject to the following:One Hundred Percent (100%)of the 160 units will be restricted to
households with 80%Annual Median Income (AMI)or less,of which no less than 16 units will be restricted to households with 30%
Annual Median Income (AMI)or less.This restriction shall remain in place for no less than thirty (30)years from the date issuance of the
first Certificate of Occupancy).In combination with the commitment to affordability,the following operational characteristics apply to
this project:
a.The facility shall be for residents 62 years of age or older;
b.There shall be an onsite manager/activities coordinator to assist residents,who shall be responsible for planning and
coordinating stimulating activities for the residents;
c.An on-site wellness facility shall provide exercise and general fitness opportunities for the residents;
d.Independent living units shall be designed so that a resident is able to age in place.For example,kitchens may be easily
retrofitted by lowering the sink to accommodate a wheelchair bound resident or bathrooms may be retrofitted by adding grab
bars.
e.The TIS shall use ITE use code 252 Senior Living Attached due to the limited on-site services to better reflect projected trip
generation
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CONCLUSIONS
SLIDE 20
Senior Housing use is permitted by MPUD at building height of 75’
Requested modifications to operational characteristics will directly support development
of affordable senior housing for residents 62 years and older
Highly demanded type of housing for Collier County
Consistent with LDC PDI review criteria and Growth Management Plan
Staff Recommendation of Approval
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CONCLUSIONS
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REQUIRED PROVIDED
Minimum Property Setbacks 32.5’80’
Maximum Building Height 75’64’
Minimum Unit Size 600 SF 747 SF
Minimum Buffer Requirements 17 -Total Trees
•10’ Tall Canopy Trees (time of
planting)
•Planted 30’ Apart
44 -Total Trees
•11 -10’ Tall Canopy Trees (at time of
planting)
PLUS
•33 -Sabal Palms
•Staggered Heights of 15’-30’ (time of
planting)
•Planted 10’ Apart
•Grouped into Clusters
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PDI REVIEW CRITERIA
SLIDE 23
Insubstantial change review criteria set forth in LDC Section 10.02.13.E.1 and 10.02.13.E.2:
a)Change in the boundary of the Planned Unit Development (PUD)
b)Proposed increase in the total number of dwelling units or intensity of land use or height of buildings within the development?
c)Proposed decrease in preservation, conservation, recreation, or open space areas?
d)Proposed increase in the size of areas used for non-residential uses?
e)Substantial increase in the impacts of the development?
f)Will the change result in land use activities that generate a higher level of vehicular traffic?
g)Will the change result in a requirement for increased stormwater retention, or otherwise increase stormwater discharge?
h)Will the proposed change bring about a relationship to an abutting land use that would be incompatible with an adjacent land use?
i)Are there any modifications to the PUD Master Plan or PUD Document or amendment to a PUD ordinance which is inconsistent with the
Future Land Use Element or other elements of the Growth Management Plan or which modification would increase the density of
intensity of the permitted land uses?
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UPDATE TO MOBILITY PLAN
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Traffic Study Memorandum
Allegro (fka Villa Verde)
Collier County, Florida
5/11/2021
Prepared for: Prepared by:
Waldrop Engineering
28100 Bonita Grande Drive
Bonita Springs, FL 34135
Phone: 239.405.7777
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Phone: 239.566.9551
Email: ntrebilcock@trebilcock.biz
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Allegro (fka Villa Verde) – Traffic Study Memorandum – May 2021
Trebilcock Consulting Solutions, PA Page | 2
Statement of Certification
I certify that this Traffic Study Memorandum has been prepared by me or under my immediate
supervision, and that I have experience and training in the field of Traffic and Transportation
Engineering.
Norman J. Trebilcock, AICP, P.E., PTOE
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
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This item has been electronically signed and sealed
by Norman J. Trebilcock, P.E., State of Florida
license 47116, using a SHA-1 authentication code.
Printed copies of this document are not considered
signed and sealed, and the SHA-1 authentication
code must be verified on any electronic copies.
Allegro (fka Villa Verde) – Traffic Study Memorandum – May 2021
Trebilcock Consulting Solutions, PA Page | 3
General Considerations – Study Criteria
The purpose of this submittal is to review access management procedures and provide guidance
for a proposed access onto Rattlesnake Hammock Road east of Collier Boulevard. The access is
being considered for a proposed development, Allegro (fka Villa Verde), which is within the
Hacienda Lakes PUD and lies south of Rattlesnake Hammock Road, east of the FPL utility
easement and west of the intersection of Rattlesnake Hammock Road and Viale Way.
An Insubstantial Change to the Hacienda Lakes PUD (PDI) is being prepared to include the
proposed additional access to the Hacienda Lakes Master Plan and this memorandum is provided
to support the PDI application.
Allegro project is an Independent Living Facility which will provide 229 beds in 160 dwelling units.
The ITE Land Use Code (LUC) 254, Assisted Living Facility was used to calculate the projects AM
and PM peak hour trip generation. Based on the independent variable “beds”, the estimated trip
generation is: AM – Entering-28vph, Exiting-16vph and PM – Entering-23vph, Exiting-37vph.
The Board of County Commissioners of Collier County Resolution 2013-256 authorized a speed
limit of 40 mph for Rattlesnake Hammock Road from Collier Boulevard east to the future Benfield
Road Extension.
The access management classification was adopted for this roadway by Collier County Resolution
2013-257 and established Rattlesnake Hammock Road east of Collier Boulevard as a Class 5
roadway. Consistent with the Collier County Access Management Policy, a Class 5 roadway is a
divided arterial with a minimum connection spacing of 220 feet, minimum directional median
opening spacing of 440 feet, minimum full median opening spacing of 660 feet and a minimum
signal spacing of 0.25 miles.
Project access is typically evaluated for turn lane warrants based on the Collier County Right-of-
way Manual: (a) two-lane roadways – 40vph for right-turn lane/20vph for left-turn lane;
(b) multi-lane divided roadways – right-turn lanes shall always be provided; and (c) when new
median openings are permitted, they shall always include left-turn lanes.
Turn lane lengths required at build-out conditions are analyzed based on the number of turning
vehicles in an average one-minute period for right-turning movements, and two-minute period
for left-turning movements, within the peak hour traffic. The minimum queue length is 25 feet
and the queue/vehicle is 25 feet.
Based on FDOT Standard Plans Index 711-001, for a design speed of 40 mph – urban conditions
– the minimum turn-lane length is 185 feet (which includes 50 feet of taper) plus required queue.
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Rattlesnake Hammock Road – Proposed Project Access
The proposed access onto Rattlesnake Hammock Road will be a right-in/right-out connection. A
dedicated eastbound right-turn lane is warranted as the multi-lane criteria is met. In
conformance with FDOT Standard Plans Index 711-001, the proposed eastbound right-turn lane
will be a minimum 210 feet long (which includes a 1 vehicle queue).
Based on existing and future driveway locations, the projects driveway will be approximately 289
feet from the driveway to the west and approximately 441 feet from the driveway to the east.
As such, the project’s proposed driveway location is in compliance with Collier County Access
Management Policy and is appropriate for this location. For additional details see Figure 1.
A future SDP application and TIS will provide additional support and definition for the access to
this project. In addition, potential internal connections within the Hacienda Lakes PUD will be
maintained which will help reduce traffic on the external roadways.
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Allegro (fka Villa Verde) – Traffic Study Memorandum – May 2021
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Figure 1
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STAFF REPORT
TO: COLLIER COUNTY HEARING EXAMINER
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: APRIL 22, 2021
SUBJECT: PDI - PL20200001294; HACIENDA LAKES MPUD SENIOR HOUSING
Also referenced by project names: Villa Verde / Allegro
PROPERTY OWNER/AGENT:
Owner: Hacienda Lakes of Naples, LLC
7742 Alico Rd.
Fort Myers, FL 33912
Contract Purchaser: McDowell Housing Partners
601 Brickell Key Drive #700
Miami, FL 33131
Agent: Alexis Crespo, AICP
Waldrop Engineering
28100 Bonita Grande Drive, Suite 305
Bonita Springs, FL 34135
REQUESTED ACTION:
The petitioner requests that the Hearing Examiner consider an insubstantial change to Ordinance
Number 11-41, as amended, the Hacienda Lakes Mixed Use Planned Unit Development (MPUD),
to modify Exhibit B – Development Standards, Operational Characteristics for Senior Housing,
specific to affordable senior housing units for households with 80% Area Median Income or less
to eliminate operational characteristics related to on-site dining facilities, group transportation, and
devices for emergency service provider notifications; and to provide a vehicular access to
Rattlesnake Hammock Road for the Residential/Medical Use (R/MU) Tract where the affordable
senior housing is proposed.
GEOGRAPHIC LOCATION:
The subject PUD is located immediately to the east of County Road 951 and north and south of
Rattlesnake Hammock Road; the proposed affordable senior housing project is in Section 23
Township 50 South, Range 26 East, Collier County, Florida. (See location map on page 4)
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PURPOSE AND DESCRIPTION OF PROJECT:
The +2,262-acre Hacienda Lakes MPUD was approved by Ordinance Number 11-41 on October
25, 2011, in conjunction with the Hacienda Lakes Development of Regional Impact (DRI)
approved by Resolution 2011-201. The DRI/MPUD allows for a maximum of 1,760 residential
units, 327,500 square feet of commercial retail uses, 70,000 square feet of professional and medical
office uses, 135 hotel rooms, 140,000 square feet of business park/educational facilities, a public
school, and continuation of the “swamp buggy” attraction. In Exhibit B – Development Standards,
a conversion factor is established to allow development of senior housing units within the MPUD.
The conversion factor applies in areas other than the C, Commercial Tract, and provides that one
residential unit equates to four senior housing units. The MPUD also provides that “in no instance
shall greater than 450 senior housing units be developed in the entire MPUD.”
In 2014, the MPUD was amended pursuant to HEX Decision No. 2014-18 to add a deviation to
allow one wall sign with a maximum height of 13 feet at the entrance to Esplanade at Hacienda
Lakes. In 2015, HEX Decision No. 2015-06 was approved for Esplanade at Hacienda Lakes to
reduce secondary front yard setbacks on residential corner lots from 20 feet to 10 feet.
The MPUD was amended again in 2016 pursuant to HEX No. 2016-20 to reduce the front yard
setback from secondary front yards on single family detached, zero lot line and two family/duplex
corner lots; to increase the minimum distance between multi-family principal structures; and to
add four (4) deviations relating to entrance signs, dead-end streets, and off-street parking, only for
the residential development known as Azure at Hacienda Lakes.
The petitioner seeks to modify operational characteristics required for senior housing for an
affordable senior housing project proposed in the Residential/Medical Use (R/MU) Tract of the
MPUD, and to add an access point to this Tract along Rattlesnake Hammock Road. The MPUD
currently requires the following characteristics for senior housing:
1. The facility shall be for residents 55 years of age and older;
2. There shall be on -site dining facilities to the residents, with food service being on -site, or
catered;
3. Group transportation services shall be provided for the residents for the purposes of grocery
and other types of shopping. Individual transportation services shall be coordinated for the
resident’s needs, including but not limited to medical office visits;
4. There shall be an onsite manager /activities coordinator to assist residents, who shall be
responsible for planning and coordinating stimulating activities for the residents;
5. An on -site wellness facility shall provide exercise and general fitness opportunities for the
residents;
6. Each unit shall be equipped with devices provided to notify emergency service providers
in the event of a medical or other emergency;
7. Independent living units shall be designed so that a resident is able to age in place. For
example, kitchens may be easily retrofitted by lowering the sink to accommodate a
wheelchair bound resident or bathrooms may be retrofitted by adding grab bars.
The petitioner has applied for Site Development Plan (PL PL20200001717) for a project named
Villa Verde (formerly Allegro) containing 160 senior housing units that will serve residents aged
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62 and older with income levels of 80% Area Median Income or less. The petitioner requests
eliminating the required operational characteristics for this senior housing project related to: on-
site dining facilitates (#2), group transportation services (#3), and in-unit devices for emergency
service provider notification (#6). The justification provided by the applicant for removing each
of these characteristics for the proposed affordable senior housing is provided below.
Proposed for deletion: There shall be on-site dining facilities to the residents, with
food service being on-site, or catered.
The petitioner indicates that elimination of on-site dining and food service helps maintain
affordability for the end users. The petitioner notes that the project is for residents aged 62
and older who are capable of independent living. The petitioner indicates that the
managing entity will provide assistance with grocery shopping, and off-site dining options
are within ¼ mile of the project.
Proposed for deletion: Group transportation services shall be provided for the
residents for the purposes of grocery and other types of shopping. Individual
transportation services shall be coordinated for the resident’s needs, including
but not limited to medical office visits;
The petitioner indicates that affordability is maintained for the end user by eliminating
group transportation services, and cities that the project will be served by Collier County
Area Transit routes 17 and 18. Additionally, the petitioner notes that residents will be
independent and able to operate their own vehicle or navigate public transit or other means
to reach destinations.
Proposed for deletion: Each unit shall be equipped with devices provided to notify
emergency service providers in the event of a medical or other emergency;
The petitioner indicates that affordability is maintained for the end user by eliminating this
operational characteristic, and states that the independence of the residents will reduce the
need for these devices that are typically found in Assisted Living Facilities or Skilled
Nursing facilities. The applicant indicates that the managing entity can provide cost-
effective safety measures that will uphold the intent of the requirement, but without the
associated cost. It should be noted that the alternative measures were not specifically
identified.
Proposed access point – The petitioner provided a new Exhibit C-1 showing a proposed access
point connecting the Residential/Medical Use (R/MU) Tract to Rattlesnake Hammock Road. The
petitioner indicates the proposed access point complies with Collier County Access Management
criteria in terms of separation and location and is limited to a right-in/right-out connection. The
petitioner also submitted an Updated Master Mobility Plan including this access plan for
consistency.
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SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses and zoning classifications for properties
surrounding the boundaries of the proposed affordable senior housing project:
North: Rattlesnake Hammock Road right-of-way and undeveloped McMullen PUD, approved
for 185,000 square feet of commercial development.
East: Hacienda Lakes MPUD Residential (R) Tract developed with single family homes of
the Esplanade community.
South: Hacienda Lakes MPUD Residential (R) Tract developed with single family homes of
the Esplanade community & Collier Regional Medical Center PUD developed with
medical offices and hospital.
West: Hacienda Lakes MPUD Residential/Medical Use (R/MU) Tract and Commercial (C)
Tract, currently undeveloped.
STAFF ANALYSIS:
Comprehensive Planning: Comprehensive Planning staff notes the subject property is designated
Urban, Mixed Use Activity Center Subdistrict #7 / Urban Residential Fringe Subdistrict, as
identified on the Future Land Use Map of the Growth Management Plan. Because the proposed
change is not adding uses or increasing the intensity of the previously approved uses in the
Hacienda Lakes PUD, it is consistent with the Future Land Use (FLUE) of the Growth
Management Plan (GMP).
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Conservation and Coastal Management Element: Environmental staff has evaluated the proposed
changes to the PUD documents. The changes proposed are specific to senior housing operational
characteristics and connection with Rattlesnake Hammock Road, which is unrelated to the
Conservation and Coastal Management Element (CCME); therefore, there is no issue with
consistency.
Transportation Element: Transportation Planning staff has evaluated the proposed changes. The
proposed connection between the R/MU Tract and Rattlesnake Hammock Road presents no issue
with consistency. There are not additional use proposed and no change to the current developer
commitment PUD trip calculation and therefore no additional impacts on the adjacent roadways.
Therefore, staff finds the petition consistent with the GMP.
Stormwater Review: Stormwater Management staff has evaluated the proposed changes to the
MPUD and found no issues with consistency.
Landscaping Review: The proposed changes do not affect landscaping provisions or requirements,
therefore, landscaping review is not applicable.
Environmental Review: Environmental Planning staff has reviewed this petition. The existing
preserve areas will not be impacted by the proposed petition. This project does not require
Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of
land development project reviews as identified in Section 2-1193 of the Collier County Codes of
Laws and Ordinances.
Emergency Services Review: Emergency Services staff reviewed and commented on this petition
to ensure that sheltering of senior populations is addressed. The Development of Regional Impact
(DRI) contains commitments to address evacuation and sheltering. See Attachment E to this staff
report for the DRI commitments.
Transportation Review: Transportation staff reviewed the petition and recommends approval with
a condition on future traffic impact statements for the proposed affordable senior housing. The
condition below is recommended so that the transportation analysis at time of Site Development
Plan (SDP) or Plat accurately accounts for trips generated by the proposed housing that
accommodates independent living:
Recommended Condition e. The TIS shall use ITE use code 252 Senior Living Attached
due to the limited on-site services to better reflect projected trip generation.
PLANNED UNIT DEVELOPENT INSUBSTANTIAL CHANGE CRITERIA:
Sections 10.02.13.E.1 and 10.02.13.E.2 of the Land Development Code set forth the criteria by
which insubstantial amendments to a PUD Master Plan and/or minor text changes to a PUD
document are to be reviewed before they can be approved. The criteria and a response to each are
listed below:
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LDC Section 10.02.13.E.1:
a. Is there a proposed change in the boundary of the PUD?
No, there is no proposed change in the boundary of the PUD.
b. Is there a proposed increase in the total number of dwelling units or intensity of land
use or height of buildings within the development?
No, the proposed senior housing is an allowable use, and there is no proposed increase in
the number of dwelling units or intensity of land use or height of buildings within the
development.
c. Is there a proposed decrease in preservation, conservation, recreation, or open space
areas within the development in excess of 5% of the total acreage previously
designated as such, or five acres in area?
No, there is no proposed decrease in preservation, conservation, recreation, or open space
areas within the development as designated on the approved Master Plan.
d. Is there a proposed increase in the size of areas used for non-residential uses, to
include institutional, commercial and industrial land uses (excluding preservation,
conservation or open space), or a proposed relocation of nonresidential land uses?
No, the proposed amendment is to modify the requirements related to affordable senior
housing and to show an access point from the project’s R/MU Tract to Rattlesnake
Hammock Road. There is no increase to the size of areas used or designated for non-
residential uses and no relocation of non-residential uses.
e. Is there a substantial increase in the impacts of the development which may include,
but are not limited to increases in traffic generation; changes in traffic circulation; or
impacts on other public facilities?
There are no substantial increases or changes on traffic or other public facilities resulting
from this change. Senior housing units are an allowable use within the MPUD and they
are limited by the MPUD provision that “in no instance shall greater than 450 senior
housing units be developed in the entire MPUD.” The governing MPUD zoning approval
also has a maximum number of trips that cannot be exceeded. The proposed affordable
senior housing is evaluated at time of site development plan (SDP) review based on the
number of units and type of units proposed. Transportation staff has recommended a
condition to ensure future analysis accurately accounts for trips generated by the senior
housing as it is proposed to accommodate independent living:
Recommended Condition e. The TIS shall use ITE use code 252 Senior Living
Attached due to the limited on-site services to better reflect projected trip
generation.
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f. Will the change result in land use activities that generate a higher level of vehicular
traffic based upon the Trip Generation Manual published by the Institute of
Transportation Engineers?
As stated above, the proposed senior housing use is an allowable use. The governing
MPUD zoning approval also has a maximum number of trips that cannot be exceeded. The
proposed affordable senior housing is evaluated at time of site development plan (SDP)
review based on the number of units and type of units proposed. Transportation staff has
recommended a condition to ensure future analysis accurately accounts for trips generated
by the senior housing as it is proposed to accommodate independent living:
Recommended Condition e. The TIS shall use ITE use code 252 Senior Living
Attached due to the limited on-site services to better reflect projected trip
generation.
g. Will the change result in a requirement for increased stormwater retention, or
otherwise increase stormwater discharge?
No, the proposed changes are related to operational characteristics of affordable senior
housing and a right-in/right-out connection to Rattlesnake Hammock Road. The
development review process through Collier County and South Florida Water Management
District will require compliance with stormwater permitting requirements, and the
proposed changes do not create an increase to the overall stormwater retention or
stormwater discharge of the PUD.
h. Will the proposed change bring about a relationship to an abutting land use that
would be incompatible with an adjacent land use?
No, the change is limited to operational characteristics of proposed affordable senior
housing and site access. The proposed senior housing is a permitted use within the
Residential/Medical Use (R/MU) Tract, therefore the relationship to abutting land use
remains unchanged as a result of the PDI request.
i. Are there any modifications to the PUD Master Plan or PUD Document or
Amendment to a PUD Ordinance which is inconsistent with the Future Land Use
Element or other elements of the Growth Management Plan or which modification
would increase the density of intensity of the permitted land uses?
No. Staff from Comprehensive Planning staff determined the proposed changes are
consistent with the FLUE of the GMP. Environmental and transportation planning staff
reviewed this petition, and no changes were deemed inconsistent with the CCME or the
Transportation Element of the GMP. This petition does not propose any increase in density
or intensity of the permitted land uses.
j. The proposed change is to a PUD District designated as a Development of Regional
Impact (DRI) and approved pursuant to Chapter 380.06, Florida Statues, where such
change requires a determination and public hearing by Collier County pursuant to
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Sec. 380.06 (19), F.S. Any change that meets the criterion of Sec. 380.06 (19)(e)2., F.S.,
and any changes to a DRI/PUD Master Plan that clearly do not create a substantial
deviation shall be reviewed and approved by Collier County under Section 10.02.13
of the LDC.
Hacienda Lakes MPUD is designated as a DRI, and the proposed changes does not require
hearing by Collier County pursuant to the guidelines under Section 380.06, Florida Statutes
and does not constitute a substantial deviation. The proposed change is following the
process outlined in Land Development Code Section 10.02.13 governing Planned Unit
Developments.
k. Are there any modifications to the PUD Master Plan or PUD document or
amendment to a PUD ordinance which impact(s) any consideration deemed to be a
substantial modification as described under Section(s) 10.02.13 E.?
Based upon the analysis provide above, the proposed change is not deemed to be
substantial.
LDC Section 10.02.13.E.2 Criteria:
Does this petition change the analysis of the findings and criteria used for the original
application?
No, the proposed changes do not affect the original analysis and findings of the original
PUD application in Petition PUDZ-2006-AR-10146. An excerpt from the staff report
prepared for that petition is provided as Attachment D, PUD & Rezoning Findings of Fact
for Petition PUDZ-2006-AR-10146.
NEIGHBORHOOD INFORMATION MEETING (NIM) & NOTICE:
A NIM waiver was granted by email from the Hearing Examiner dated January 25, 2021, see
Attachment G, NIM Waiver.
Public notice was provided about the April 22, 2021 Hearing Examiner Hearing by posting of a
Public Hearing Notice sign on the property and mailing of notices to owners within 1,000 feet of
the subject site at least 15 days prior to the hearing.
RECOMMENDATION:
Staff recommends that the Collier County Hearing Examiner (HEX) approve Petition PDI-
PL20200001294 per staff’s recommended strikethrough/underline changes in Attachment A and
the petitioner’s updated plan exhibits in Attachment B.
Attachments:
A) Hacienda Lakes MPUD – strike/underline changes, “Exhibit B Development
Standards”
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B) Master Plan Revisions – Exhibit C-1 and Updated Master Mobility Plan
C) Ordinance 11-41, Hacienda Lakes MPUD
D) PUD & Rezoning Findings of Fact for Petition PUDZ-2006-AR-10146
E) DRI Hurricane Evacuation Commitments
F) Application/Backup Materials
G) NIM Waiver dated January 25, 2021
H) HEX Hybrid Meeting Waiver
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potential digs and further study shall be provided by the Owner upon County request at no cost
to County. Disturbance to these five protected archaeological sites may only occur with
County approval, and any disturbance shall only be permitted under the direct supervision of a
qualified archaeologist.
D. Historical/archeological areas shall not be used to meet preserve
requirements.
E. The Developer shall reasonably accommodate the Florida Division of
Historical Resource's (DHR) investigation of these sites by allowing access to the
archaeological sites by properly credentialed investigators, whenever such access can be
reasonably accommodated.
F. If any additional archaeological/historical sites are uncovered during the
proposed development activities, all work in the immediate vicinity of such sites shall cease
immediately, and the Owner shall contact DHR, SWFRPC and Collier County so that a state
certified archaeologist can determine the significance of the findings and recommend
appropriate preservation and mitigation actions, as necessary.
3. HURRICANE EV ACUATIONIFLOODPLAINS
A. (1) The following supplies and equipment shall be purchased by the
Developer for Collier County Emergency Management in accordance with its specifications
and in some cases sole source provider and delivered in new condition, free on board (FOB) to
the Collier County Emergency Services Center.
2) The following contributions shall be a one-time contribution in full
mitigation of all requirements of the current project scope of the Hacienda Lakes DRI:
a) Two (2) new 45kw towable portable generators with heavy
duty diesel engine, sound insulated, manufactured by Godwin Pump and Generator to exactly
Hacienda Lakes, DRI-2006-AR-I 0147
Bee Approved 10/25/11
Page 9 of 56
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match the supplies, equipment, and power distribution systems approved and currently in use; or
near the time of equipment acquisition by the Developer, as approved by the Collier County
Emergency Management Department. This is a sole source procurement to ensure compatibility
and parallel operations of generators within Collier County's existing fleet and insure the ability
to provide essential emergency portable power to additional evacuation shelter spaces consumed
by the increased shelter census created by the Hacienda Lakes DR1. Collier County will assume
all maintenance, repair, and replacement of these generators following satisfactory acceptance by
Collier County beyond the warranty period. Delivery of the first portable generator shall occur
prior to the issuance of the first residential certificate of occupancy. Delivery of the second
generator shall occur at the earlier of (i) 24 months from the issuance of the first residential
certificate of occupancy or (ii) the issuance of the certificate of occupancy of the 300th residential
unit within the development.
b) Two (2) new enclosed utility trailers for the storage and
transport of the supplies noted above. Collier County will own and maintain these trailers and
augment them with other minor disaster supplies in a fashion similar to its current disaster
response unit (DRU) shelter supply delivery system. These trailers shall be new, from a Collier
County approved list ofvendor(s) and be at least 16 feet in length, dual axle load rated at 7,000
lbs. with trailer brakes, with laminate finish interior wall and floor finish, cabinets, shelving and
load secure devices, Florida Department of Transportation approved for highway use, dropdown
rear door and curbside door and extended tongue hitch length. At least one of the two trailers
noted above shall include interior AC wiring, lighting, a generator connection, circuit breaker
and roof mounted air conditioning to allow the empty trailer to be used for special post disaster
field offices, damage assessment and relief efforts identical to the County's existing fleet of
disaster supply trailers. Delivery of the utility trailers shall occur at the earlier of (i) 12 months
Hacienda Lakes, DRI-2006-AR-10147
Bee Approved 10/25/11
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from the issuance of the first residential certificate of occupancy or (ii) the issuance of the
certificate of occupancy of the 150th residential unit within the development.
c) Four hundred and twenty-two (422) new military type adult
folding disaster cots from a Collier County approved list of eligible vendors and approved type
and style. Said cots shall be compatible with Collier County's existing storage and delivery
systems and shall be provided at the earlier of (i) 48 months from the issuance of the first
residential certificate of occupancy, or (ii) the issuance of the certificate of occupancy for the
1200th residential unit within the development.
d) Seventy-two (72) new special needs disaster cots from a
Collier County approved list of eligible vendors and approved type and style. Said cots shall be
compatible with Collier County's existing storage and delivery systems and shall be provided at
the earlier of (i) 36 months from the issuance of the first residential certificate of occupancy, or
ii) the issuance of the certificate of occupancy of the 900th residential unit within the
development.
e) All deeds to property located within Hacienda Lakes shall
be accompanied by a disclosure statement in the form of a covenant stating that the property is
located in a hurricane vulnerability zone, that the hurricane evacuation clearance time for Collier
County or the Southwest Florida Region is high, and/or hurricane shelter spaces are limited.
B. The Developer has provided off-site hurricane shelter mitigation for the
Hacienda Lakes DRI per Paragraph A above pursuant to commitments made as a result of
negotiations with Collier County officials.
4. STORMWA TER MANAGEMENT
A. The Hacienda Lakes DRI shall require a South Florida Water Management
District (SWFMD) Environmental Resource Permit for conceptual approval of the proposed
Hacienda Lakes, DRI-2006-AR-IOI47
Bee Approved 10/25/11
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HEX PACKAGE
VILLA VERDE/
ALLEGRO PDI
INSUBSTANTIAL CHANGE TO
HACIENDA LAKES MPUD
PL202000001294
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PDI
APPLICATION
FORM
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Revised 3/27/2018 Page 1 of 4
INSUBSTANTIAL CHANGE TO A PUD (PDI)
LDC subsection 10.02.13 E & Code of Laws section 2-83 2-90
Ch. 3 G.3 of the Administrative Code
Pursuant to LDC subsection 10.02.13 E.2, a PUD insubstantial change includes any change that is
not considered a substantial or a minor change. A PUD insubstantial change to an approved PUD
ordinance shall be based upon an evaluation of LDC subsection 10.02.13 E.1 and shall require the
review and approv
on the findings and criteria used for the original application.
PETITION NO
PROJECT NAME
DATE PROCESSED
APPLICANT CONTACT INFORMATION
Name of Property Owner(s): ______________________________________________________
Name of Applicant if different than owner: __________________________________________
Address: __________________________City: _____________ State: _______ ZIP: __________
Telephone: ____________________ Cell: ____________________ Fax: ___________________
E-Mail Address: ________________________________________________________________
Name of Agent: ________________________________________________________________
Firm: _________________________________________________________________________
Address: ______________________City: _______________ State: _________ ZIP: __________
Telephone: _____________________ Cell: _____________________ Fax: _________________
E-Mail Address: ________________________________________________________________
DETAIL OF REQUEST
On a separate sheet, attached to the application, describe the insubstantial change request.
Identify how the request does not meet the PUD substantial change criteria established in LDC
subsection 10.02.13 E.1.
To be completed by staff
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Revised 3/27/2018 Page 2 of 4
PROPERTY INFORMATION
PUD NAME: _______________________ ORDINANCE NUMBER: ________________________
FOLIO NUMBER(S): _____________________________________________________________
Provide a legal (if PUD is recorded) or graphic description of area of amendment (this may be
graphically illustrated on Amended PUD Master Plan). If applying for a portion of the PUD, provide a
legal description for subject portion.
Attach on a separate sheet, a written description of the map or text change.
Does amendment comply with the Growth Management Plan? Yes No
If no, please explain: _______________________________________________________
Has a public hearing been held on this property within the last year? Yes No
If yes, in whose name? _____________________________________________________
Has any portion of the PUD been SOLD and/or DEVELOPED?
Are any changes proposed for the area sold and/or developed? Yes No
If yes, please describe on an attached separate sheet.
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Revised 3/27/2018 Page 3 of 4
Pre-Application Meeting and Final Submittal Requirement Checklist for:
PUD Insubstantial Change
Chapter 3 G.3 of the Administrative Code
The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at
time of application submittal. At final submittal, the checklist is to be completed and submitted with the
application packet. Please provide the submittal items in the exact order listed below, with cover sheets
attached to each section. Incomplete submittals will not be accepted.
REQUIREMENTS FOR REVIEW # OF
COPIES REQUIRED NOT
REQUIRED
Completed Application (download current form from County website) 1
Pre-Application Meeting notes 1
Project Narrative, including a detailed description of proposed changes
and why amendment is necessary 1
Detail of request 1
Current Master Plan & 1 Reduced Copy 1
Revised Master Plan & 1 Reduced Copy 1
Revised Text and any exhibits
PUD document with changes crossed through & underlined
PUD document as revised with amended Title Page with Ordinance #
Warranty Deed
Legal Description 1
Boundary survey, if boundary of original PUD is amended
If PUD is platted, include plat book pages
List identifying Owner & all parties of corporation 1
Affidavit of Authorization, signed & notarized 1
Completed Addressing Checklist 1
Property Ownership Disclosure Form 1
Copy of 8 ½ in. x 11 in. graphic location map of site 1
Electronic copy of all documents and plans
*Please advise: The Office of the Hearing Examiner requires all materials
to be submitted electronically in PDF format.
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal
requirement.
ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS:
Following the completion of the review process by County Review staff, the applicant shall submit
all materials electronically to the designated project manager.
Please contact the project manager to confirm the number of additional copies required.
TIS IS REQUIRED
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PRE-
APPLICATION
MEETING
NOTES
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COVER LETTER/
REQUEST
NARRATIVE
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Cover Letter/Request Narrative
Page 1 of 8
September 15, 2020
REVISED NOVEMBER 2020
Mr. James Sabo, AICP
Principal Planner
Zoning & Land Development Review Department
2800 North Horseshoe Drive
Naples, Florida 34104
RE: Hacienda Lakes MPUD –Allegro at Hacienda Lakes Senior Housing
Insubstantial Change to a Planned Unit Development (PDI) - PL20200001294
Dear Mr. Sabo:
Enclosed for your review is an application for Insubstantial Change to a PUD in regards to the
Hacienda Lakes MPUD/DRI, a 2,262.14+/- acre project located on the east side of Collier Boulevard
(C.R. 951) and north and south of Rattlesnake Hammock Road in unincorporated Collier County,
Florida. The PDI request is specific to a 6.7+/- acre portion of a 16.29+/- acre parcel known as
“Hacienda Lakes Tract I” and designated as Residential/Medical Use (R/MU) on the Master Plan.
BACKGROUND/EXISTING CONDITIONS:
In 2011, the overall Hacienda Lakes Property was rezoned from Rural Agriculture (A) and Agricultural
Special Treatment Overlay (A-ST) to Mixed Use Planned Unit Development pursuant to Ordinance 11-
41. The MPUD allows for a maximum of 1,760 dwelling units, 327,500 square feet of commercial retail
uses, 70,000 square feet of professional and medical office uses, 135 hotel rooms, 140,000 square feet
of business park/educational facilities, a public school, and continuation of the “swamp” buggy
attraction.
In 2014, the MPUD was amended pursuant to HEX No. 2014-18 to add a deviation to allow one wall
sign with a maximum height of 13 feet at the entrance to Esplanade at Hacienda Lakes. Subsequently,
in 2015 pursuant to HEX No. 2015-06, the MPUD was amended specific to Esplanade at Hacienda
Lakes to reduce the front yard setback for secondary front yards on residential corner lots from 20 feet
to 10 feet.
The MPUD was amended again in 2016 pursuant to HEX No. 2016-20 to reduce the front yard setback
from secondary front yards on single family detached, zero lot line and two family/duplex corner lots; to
increase the minimum distance between multi-family principal structures; and to add four (4) deviations
relating to entrance signs, dead-end streets, and off-street parking, only for the residential development
known as Azure at Hacienda Lakes.
The proposed senior housing project known as Allegro at Hacienda Lakes is located within Hacienda
Lakes Tract I, (“property”), which is located in the southwestern portion of the MPUD, directly south of
Rattlesnake Hammock Road, less than 1/2 a mile east of the Rattlesnake Hammock and CR 951
intersection, and directly north and west of the Esplanade at Hacienda Lakes residential community.
The property is designated within Tract R/MU, on the MPUD Master Plan and DRI Map H, which allows
for residential and commercial uses including senior housing units. The site is currently undeveloped
with the exception of an existing stormwater management lake.
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Cover Letter/Request Narrative
Page 2 of 8
REQUEST
The Applicant, McDowell Housing Partners, develops affordable housing projects nationwide including
highly demanded affordable senior. The development program, known as Allegro at Hacienda Lakes,
proposed on the 6.7+/- acre site includes 160 affordable housing units restricted to senior citizens
ages 62 and older. The requested modified development standards specific to the Operational
Characteristics for Senior Housing will allow for the protection of public health, safety and welfare, while
supporting the Applicant’s proposed affordable senior housing project. The request is in compliance
with Exhibit A – Permitted Uses, which requires no less than 25 units to be constructed within Tract
R/MU and allows for the senior housing use. The MPUD contains a total of 38.82+/- acres of
residential/medical use (R/MU) areas of which the only remaining lands left in the R/MU is the
16.29-acre subject parcel, of which the Applicant is utilizing 9.81+/- for the senior housing project
including a 3.1+/- acre pond area outside of the project boundary. A total of 6.5+/- acres will remain in
the tract for future development.
The Applicant is committing to providing 140 rental units within the “low income” bracket, or 51% - 80%
annual medium income (AMI), and 20 rental units within the “extremely low income” bracket, or 30% or
less AMI, for a total of 160 affordable rental units. The units will be Independent Living Facility units,
which are intended to support independent living and not those that would require the level of care
provided at a convalescent or a skilled nursing facility.
The Applicant, or its management company, will provide resident programs including assistance with
light housekeeping, grocery shopping and/or laundry services. A list of qualified service providers will
be provided and updated every six (6) months to ensure the referral information is accurate and up to
date. The Applicant or management company will also coordinate, at no cost to the resident, the
scheduling of these services.
In order to maintain affordability of the rental units, the Applicant is requesting Staff’s approval of an
insubstantial change to the Hacienda Lakes MPUD/DRI to allow for the following modifications to the
PUD related to senior housing units:
1) Amend Exhibit “B” Development Standards, Operational Characteristics for Senior Housing, to
support the development of an affordable senior housing development program on Tract I located
within Tract R/MU by eliminating requirements for on-site dining facilities, transportation services, and
emergency response devices in the units ; and
2) Amend Exhibit “C” Master Plan, to incorporate Exhibit C-1, R/MU Access to Rattlesnake Hammock
Road.
The following is more detailed discussion on the appropriateness of the request based upon the unique
nature of the Allegro at Hacienda Lakes project and the County’s stated affordable housing goals.
1. Operational Characteristics for Senior Housing
The Applicant is requesting approval to remove several operational characteristics for senior housing in
order to develop a bona fide affordable senior housing project in an area of the county where a senior
housing development is approved and highly demanded. Affordable senior housing is especially
needed for seniors who are retired and on fixed incomes. While their income remains fixed, the cost of
housing continues to rise, especially in Southwest Florida. For many, entering retirement means
tightening budgets in order to make their pension or savings last, making the need for an affordable
housing option critical. As a demonstration of the need for this type of housing in Collier County, the
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Cover Letter/Request Narrative
Page 3 of 8
Applicant has obtained approval for expedited review through the Certificate of Affordable Housing
Expedited Review process provided by the Public Services Department.
Specifically, the Applicant is requesting removal of the following operational characteristics for senior
housing contained in Exhibit B of the PUD document:
• Remove: “There shall be on-site dining facilities to the residents, with food service
being on-site, or catered.”
In order to maintain the affordability factor for the senior housing development, the project will not
contain on-site dining facilities. Allegro at Hacienda Lakes is an Independent Living Facility intended to
provide senior housing for independent adults with the ability to operate a vehicle, take public
transportation, or walk/bike to and from their destinations including for meals.
As outlined in more detail below, the Applicant, or its managing entity, will provide assistance with
grocery shopping through on-site management. Allegro at Hacienda Lakes is located on Rattlesnake
Hammock Road, which is immediately southeast of the Hammock Park MPUD. Upon final approval, the
Hammock Park MPUD will provide for dining options that are within 1/4 mile of the project, further
providing the residents with access to dining.
• Remove: “Group transportation services shall be provided for the residents for the
purposes of grocery and other types of shopping. Individual transportation services
shall be coordinated for the residents needs, including but not limited to medical office
visits.”
To maintain the affordability of the project, group transportation services are not proposed. The project
is served by Collier County Area Transit, which provides multiple routes and transit opportunities to the
property. Routes 17 and 18 are the nearest to the property and are both located on CR 951 just south
of Rattlesnake Hammock Road.
Residents are also typically able to operate a vehicle, and will have access to groceries, medical
facilities, services, and other types of shopping in the immediate area. As previously mentioned, directly
northwest of the Property is the Hammock Park MPUD, which upon final approval will provide a mix of
residential and commercial uses including a minimum of 20,000 sq. ft. of commercial uses of which a
minimum of 5,000 sq. ft. must be dedicated to restaurants. Residents will be able to walk or bike
0.35+/- miles to this development via the sidewalks in place along Rattlesnake Hammock Road both on
the north and south side. Directly across CR 951 at the northwest corner is a Publix shopping center,
which is 0.50+/- miles from the senior housing project and also provides groceries within close
proximity at a walkable, bikeable, and drivable distance.
• Remove: “Each unit shall be equipped with devices provided to notify emergency service
providers in the event of a medical or other emergency.”
By removing this requirement the Applicant is able to maintain a price point that provides for an
affordable senior housing project. The Applicant is proposing an Independent Living Facility use, which
reduces the need for these services that are typically found in Assisted Living Facilities, or Skilled
Nursing facilities. Residents in an ILF are highly functional and will not require this advanced level of in-
room emergency devices. The Applicant can provide cost-effective safety measures that will uphold the
intent of this condition, but without the associated cost. Furthermore, in-room devices are known to
malfunction causing false alarms and long-term maintenance issues. Safety is a priority to the Applicant
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Cover Letter/Request Narrative
Page 4 of 8
and they have demonstrated at other affordable senior housing projects through unit design and on-site
management/oversight.
Those operational characteristics in the adopted PUD that are not proposed for modification include:
• NO Change: “The facility shall be for residents 55 years of age and older.”
The Allegro at Hacienda Lakes project is a senior housing development and will be age-restricted to
comply with this characteristic, and exceeds the minimum requirement by restricting to 62 years and
older.
• NO Change: “There shall be an onsite manager/activities coordinator to assist residents,
who shall be responsible for planning and coordinating stimulating activities for the
residents.”
In direct compliance with this characteristic, the Applicant or its management company, will provide on-
site, supervised, structured activities, at no cost to the residents, at least five (5) days a week. The
activities will be offered between the hours of 8:00a.m. and 7:00p.m.
The Applicant or the management company will also make available, at no cost to the residents,
literacy tutor(s) who will provide weekly literacy lessons to residents in private space on-site. Various
literacy programing can be offered that strengthens participants’ reading, writing skills, and
comprehension, but at a minimum will provide basic reading education and English proficiency. The
adult literacy component will also be offered between the hours of 8:00 a.m. and 7:00 p.m.
• NO Change: “An on-site wellness facility shall provide exercise and general fitness
opportunities for the residents.”
In addition to the daily activities that will be provided as mentioned in the previous point, the project will
also provide a fitness center with age-appropriate equipment and ongoing fitness opportunities for
residents.
• NO Change: “Independent living units shall be designed so that a resident is able to age
in place. For example, kitchens may be easily retrofitted by lowering the sink to
accommodate a wheelchair bound resident or bathrooms may be retrofitted by adding
grab bars.”
The Applicant is committed to providing a senior housing development that caters to the concept of
aging in place. The units will be designed in such a manner.
2. Modified Access
As depicted on Exhibit C-1, R/MU Access to Rattlesnake Hammock Road, and outlined in the enclosed
Traffic Memorandum prepared by Trebilcock Consulting Solutions, P.A., the Applicant is proposing to
add an access point from the R/MU Tract to Rattlesnake Hammock Road. The proposed access
point complies with the criteria outlined in the Collier County Access Management Criteria (Resolution
2013-57). The proposed ingress/egress will provide direct access to the Allegro at Hacienda Lakes
senior housing project on Rattlesnake Hammock Road.
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Hacienda Lakes MPUD - PDI PL20200001294
Cover Letter/Request Narrative
Page 5 of 8
The additional access point is to provide the senior housing project with direct access to Rattlesnake
Hammock Road. As shown on Exhibit C-1, the interconnection to Tract C to the west will remain, so the
additional access will not remove any opportunities for interconnectivity between the parcels. The
project’s proposed driveway location is in compliance with Collier County Access Management Policy
and is appropriate for this location. The proposed SDP application and associated TIS will provide
additional support and definition for the access to this project. In addition, potential internal connections
within the Hacienda Lakes PUD will be maintained which will help reduce traffic on the external
roadways.
The Applicant is also amending the Mobility Master Plan within the PUD document to reflect the
existing conditions. Allegro at Hacienda Lakes is providing a hammerhead that meets the fire apparatus
turnaround, and Esplanade at Hacienda Lakes dead-ends at that location and also meets the LDC
requirement for dead-ends (not to exceed 150’). This road is already constructed and there is no intent
to provide an interconnection between what will be two (2) private communities.
JUSTIFICATION/COMPLIANCE WITH LDC §10.02.13.E:
The request complies with the thresholds for insubstantial changes to PUDs as outlined in LDC
§10.02.13.E as follows:
a. A proposed change in the boundary of the PUD;
No, the request will not change the existing PUD boundary.
b. A proposed increase in the total number of dwelling units or intensity of land use or
height of buildings within the development;
No, the request will not increase the approved density or intensity, or the height of
proposed buildings. The Applicant is not proposing any changes to the
development standards table.
c. A proposed decrease in preservation, conservation, recreation or open space areas
within the development not to exceed 5 percent of the total acreage previously
designated as such, or 5 acres in area;
No, the request will not result in a decrease of preserve, conservation, recreation,
or open space areas.
d. A proposed increase in the size of areas used for nonresidential uses, to include
institutional, commercial and industrial land uses (excluding preservation, conservation
or open spaces), or a proposed relocation of nonresidential land uses;
No, the request does not impact the size of non-residential areas, or propose to
relocate such areas within the PUD boundary. The R/MU tract is permitted for a
mix of commercial and residential land uses, including senior housing.
e. A substantial increase in the impacts of the development which may include, but are not
limited to, increases in traffic generation; changes in traffic circulation; or impacts on
other public facilities;
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Hacienda Lakes MPUD - PDI PL20200001294
Cover Letter/Request Narrative
Page 6 of 8
No, the request will not result in an impact to the development in terms of traffic
and public facilities. Please refer to Exhibit C-1 enclosed, which demonstrates the
vehicular access points that will serve the project and also provides an
interconnection to the west as intended by the PUD Master Plan. The Applicant
has also provided a detailed traffic memorandum that outlines how the request
does not increase traffic generation or changes in traffic circulation, or impacts on
public facilities, and how the proposed access will comply with the Collier County
Access Management Policy.
f. A change that will result in land use activities that generate a higher level of vehicular
traffic based upon the Trip Generation Manual published by the Institute of
Transportation Engineers;
No, the request will not generate a higher level of vehicular traffic. No change in
land use activities is being requested. The senior housing residential use is
approved on the R/MU tract.
g. A change that will result in a requirement for increased stormwater retention, or will
otherwise increase stormwater discharges;
No, the request will not result in increased requirements for stormwater retention
or increase stormwater discharges.
h. A change that will bring about a relationship to an abutting land use that would be
incompatible with an adjacent land use;
No, the request will not negatively impact abutting land uses. The project will
continue to provide the required buffers and preserve as outlined in the approved
zoning ordinance. From an internal compatibility standpoint, the senior housing
project abuts existing residential land uses within the Hacienda Lakes MPUD to
the south, a roadway to the north and east, and vacant future development to the
west.
As demonstrated on the proposed Exhibit C-1, R/MU Access to Rattlesnake
Hammock Road, the senior housing development project will continue to provide
an interconnection to the remaining R/MU lands located directly to the west. While
the actual Allegro at Hacienda Lakes affordable senior housing project may be
gated, it remains essential to provide the additional interconnect as intended and
shown on the PUD Master Plan for interconnectivity purposes.
i. Any modification to the PUD master plan or PUD document or amendment to a PUD
ordinance which is inconsistent with the Future Land Use Element or other element of
the Growth Management Plan or which modification would increase the density or
intensity of the permitted land uses;
No, the request does not impact the project’s compliance with the Growth
Management Plan. The request is limited to modifying operational characteristics
for senior housing in order to provide a bona fide affordable senior housing
project in eastern Collier County where the senior housing use is approved.
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Hacienda Lakes MPUD - PDI PL20200001294
Cover Letter/Request Narrative
Page 7 of 8
j. The proposed change is to a PUD district designated as a development of regional
impact (DRI) and approved pursuant to F.S. § 380.06, where such change requires a
determination and public hearing by Collier County pursuant to F.S. § 380.06(19). Any
change that meets the criterion of F.S. § 380.06(19)(e)2, and any changes to a DRI/PUD
master plan that clearly do not create a substantial deviation shall be reviewed and
approved by Collier County under this LDC section 10.02.13; or
Yes, the PUD is within a DRI. The requested amendments do not substantiate a
change to the DRI or PUD master plan based on the criteria outlined in the F.S.
k. Any modification in the PUD master plan or PUD document or amendment to a PUD
ordinance which impact(s) any consideration deemed to be a substantial modification as
described under this LDC section 10.02.13
No, the request is not a substantial modification to the PUD and may be
processed as a PDI pursuant to the LDC and Administrative Code.
CONCLUSION:
In summary, the proposed Insubstantial Change will allow for an affordable senior housing project in
Collier County. The MPUD and the requested amendments will remain consistent with the LDC and the
Growth Management Plan (GMP); the changes meet all criteria for review as an Insubstantial Change;
and the request will not impact internal or external compatibility of the project.
The following items are enclosed for your review:
1. One (1) copy of the Cover Letter/Project Narrative detailing the purpose of the request;
2. One (1) copy of the completed PDI Application;
3. One (1) copy of the Pre-Application Meeting Notes;
4. One (1) copy of the Current Master Plan;
5. One (1) copy of the Exhibit C-1, R/MU Access to Rattlesnake Hammock Road;
6. One (1) copy of the PUD document with changes crossed through & underlined;
7. One (1) copy of the Traffic Memorandum;
8. One (1) copy of the Recorded Plat;
9. One (1) copy of the Affidavit of Authorization;
10. One (1) copy of the Evidence of Authority;
11. One (1) copy of the approved Addressing Checklist;
12. One (1) copy of the Property Ownership Disclosure Form; and
13. One (1) copy of the Location Map.
If you have any further questions, please do not hesitate to contact me directly at (239) 908-3079,
or lindsay.robin@waldropengineering.com.
Sincerely,
WALDROP ENGINEERING, P.A.
Lindsay F. Robin, MPA
Project Manager
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Hacienda Lakes MPUD - PDI PL20200001294
Cover Letter/Request Narrative
Page 8 of 8
Enclosures
cc:
Ana Padilla & Christopher Shear, McDowell Housing Partners
David Torres, Hacienda Lakes of Naples, LLC
Norm Trebilcock, AICP, P.E., Trebilcock Consulting Solutions
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Packet Pg. 184 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
EXHIBIT C
CURRENT PUD
MASTER PLAN
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Packet Pg. 185 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
C C
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pf
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MAXIMUM DENSITY AND INTENSITY:
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Packet Pg. 186 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior HousingAllegro at
Hacienda
Lakes
PROPOSED
EXHIBIT C-1
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Packet Pg. 187 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
TRACT
"C"
TRACT
"R/MU"
TRACT
"R"
RATTLESNAKE HAMMOCK ROAD
COLLIER REGIONAL
MEDICAL CENTER
VIALE
WAY
PALACIO
TERRACE
NORTHPALACIO
TERRACE
WEST
ALLEGRO AT
HACIENDA LAKES
PROJECT BOUNDARY
NORTH
NOT TO SCALE
EXHIBIT C-1: R/MU ACCESS TO
RATTLESNAKE HAMMOCK ROAD
INGRESS/EGRESS
LEGEND
1
PREPARED FOR:SECTION: TOWNSHIP: RANGE:
HACIENDA LAKES MPUD
HACIENDA LAKES OF NAPLES, LLC
7742 ALICO ROAD
FORT MYERS, FLORIDA 33912
REVISION DATE:
WALDROPENGINEERING
CIVIL ENGINEERING
28100 BONITA GRANDE DRIVE - SUITE 305
BONITA SPRINGS, FL 34135
P: 239-405-7777 F: 239-405-7899
EMAIL: info@waldropengineering.com
COLLIER COUNTY
50 26
FLORIDA
PLANNING LANDSCAPE ARCHITECTURE
23
SHEET:OF 1
11/11/2020
LAKE
TRACT "C" = COMMERCIAL
TRACT "R/MU" = RESIDENTIAL/MEDICAL USE
TRACT "R" = RESIDENTIAL
PROJECT AREA = 6.71± ACRES
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Packet Pg. 188 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
PUD DOCUMENT
IN STRIKE-
THROUGH/
UNDERLINE
FORMAT
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Packet Pg. 189 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
Hacienda Lakes MPUD Words struck through are deleted;
Last Revised: January 29, 2021 Words underlined are added
EXHIBIT B
DEVELOPMENT STANDARDS
* * * * * * * * * * * * * *
Operational Characteristics for Senior Housing
* * * * * * * * * * * * * *
• The facility shall be for residents 55 years of age and older;
• There shall be on-site dining facilities to the residents, with food service being on-site, or catered;
• Group transportation services shall be provided for the residents for the purposes of grocery and other types
of shopping. Individual transportation services shall be coordinated for the residents needs, including but
not limited to medical office visits;
• There shall be an onsite manager/activities coordinator to assist residents, who shall be responsible for
planning and coordinating stimulating activities for the residents;
• An on-site wellness facility shall provide exercise and general fitness opportunities for the residents.
• Each unit shall be equipped with devices provided to notify emergency service providers in the event of a
medical or other emergency;
• Independent living units shall be designed so that a resident is able to age in place. For example, kitchens
may be easily retrofitted by lowering the sink to accommodate a wheelchair bound resident or bathrooms
may be retrofitted by adding grab bars.
• Lands described in SDP PLPL20200001717 shall comply with the following: One Hundred Percent (100%) of
the 160 units will be restricted to households with less than 80% Annual Median Income (AMI), of which no
less than 16 units will be restricted to households with less than 30% Annual Median Income (AMI). This
restriction shall remain in place for no less than thirty (30) years from the date issuance of the first Certificate of
Occupancy).
* * * * * * * * * * * * * *
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TRAFFIC STUDY
MEMORANDUM
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Traffic Study Memorandum
The Harmony (fka Villa Verde)
Collier County, Florida
9/15/2020
Prepared for: Prepared by:
Waldrop Engineering
28100 Bonita Grande Drive
Bonita Springs, FL 34135
Phone: 239.405.7777
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Phone: 239.566.9551
Email: ntrebilcock@trebilcock.biz
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The Harmony (fka Villa Verde) – Traffic Study Memorandum – September 2020
Trebilcock Consulting Solutions, PA P a g e | 2
Statement of Certification
I certify that this Traffic Study Memorandum has been prepared by me or under my immediate
supervision, and that I have experience and training in the field of Traffic and Transportation
Engineering.
Norman J. Trebilcock, AICP, P.E., PTOE
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
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This item has been electronically signed and sealed
by Norman J. Trebilcock, P.E., State of Florida
license 47116, using a SHA-1 authentication code.
Printed copies of this document are not considered
signed and sealed, and the SHA-1 authentication
code must be verified on any electronic copies.
The Harmony (fka Villa Verde) – Traffic Study Memorandum – September 2020
Trebilcock Consulting Solutions, PA P a g e | 3
General Considerations – Study Criteria
The purpose of this submittal is to review access management procedures and provide guidance
for a proposed access onto Rattlesnake Hammock Road east of Collier Boulevard. The access is
being considered for a proposed development, The Harmony (fka Villa Verde), which is within
the Hacienda Lakes PUD and lies south of Rattlesnake Hammock Road, east of the FPL utility
easement and west of the intersection of Rattlesnake Hammock Road and Viale Way.
An Insubstantial Change to the Hacienda Lakes PUD (PDI) is being prepared to include the
proposed additional access to the Hacienda Lakes Master Plan and this memorandum is provided
to support the PDI application.
The Harmony project is an Assisted Living Facility which will provide 229 beds in 160 dwelling
units. The ITE Land Use Code (LUC) 254, Assisted Living Facility was used to calculate the projects
AM and PM peak hour trip generation. Based on the independent variable “beds”, the estimated
trip generation is: AM – Entering-28vph, Exiting-16vph and PM – Entering-23vph, Exiting-37vph.
The Board of County Commissioners of Collier County Resolution 2013-256 authorized a speed
limit of 40 mph for Rattlesnake Hammock Road from Collier Boulevard east to the future Benfield
Road Extension.
The access management classification was adopted for this roadway by Collier County Resolution
2013-257 and established Rattlesnake Hammock Road east of Collier Boulevard as a Class 5
roadway. Consistent with the Collier County Access Management Policy, a Class 5 roadway is a
divided arterial with a minimum connection spacing of 220 feet, minimum directional median
opening spacing of 440 feet, minimum full median opening spacing of 660 feet and a minimum
signal spacing of 0.25 miles.
Project access is typically evaluated for turn lane warrants based on the Collier County Righ t-of-
way Manual: (a) two-lane roadways – 40vph for right-turn lane/20vph for left-turn lane; and (b)
multi-lane divided roadways – right turn lanes shall always be provided: and (c) when new
median openings are permitted, they shall always include left-turn lanes.
Turn lane lengths required at build-out conditions are analyzed based on the number of turning
vehicles in an average one-minute period for right-turning movements, and two-minute period
for left-turning movements, within the peak hour traffic. The minimum queue length is 25 feet
and the queue/vehicle is 25 feet.
Based on FDOT Standard Plans Index 711-001, for a design speed of 40 mph – urban conditions
– the minimum turn-lane length is 185 feet (which includes 50 feet of taper) plus required queue.
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The Harmony (fka Villa Verde) – Traffic Study Memorandum – September 2020
Trebilcock Consulting Solutions, PA P a g e | 4
Rattlesnake Hammock Road – Proposed Project Access
The proposed access onto Rattlesnake Hammock Road will be a right-in/right-out connection. A
dedicated eastbound right-turn lane is warranted as the multi-lane criteria is met. In
conformance with FDOT Standard Plans Index 711-001, the proposed eastbound right-turn lane
will be a minimum 210 feet long (which includes a 1 vehicle queue).
Based on existing and future driveway locations, the projects driveway will be approximately 289
feet from the driveway to the west and approximately 441 feet from the driveway to the east.
As such, the project’s proposed driveway location is in compliance with Collier County Access
Management Policy and is appropriate for this location. For additional details see Figure 1.
A future SDP application and TIS will provide additional support and definition for the access to
this project. In addition, potential internal connections within the Hacienda Lakes PUD will be
maintained which will help reduce traffic on the external roadways.
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The Harmony (fka Villa Verde) – Traffic Study Memorandum – September 2020
Trebilcock Consulting Solutions, PA P a g e | 5
Figure 1
3.A.jPacket Pg. 196Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294
PLAT
HACIENDA
LAKES TRACT I
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AFFIDAVITS OF
AUTHORIZATION
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601 BRICKELL KEY DRIVE
SUITE:700
MIAMI, FL 33131
Current Principal Place of Business:
Current Mailing Address:
601 BRICKELL KEY DRIVE
SUITE:700
MIAMI, FL 33131 US
Entity Name: CORE MHP COLLIER, LTD.
DOCUMENT# A19000000569
FEI Number: APPLIED FOR Certificate of Status Desired:
Name and Address of Current Registered Agent:
CORPORATE CREATIONS NETWORK INC.
801 US HIGHWAY 1
NORTH PALM BEACH, FL 33408 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
General Partner 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 a general partner of the limited partnership or the receiver or trustee empowered to execute this report as required by Chapter 620, Florida Statutes; and that my name
appears above, or on an attachment with all other like empowered.
SIGNATURE:
Electronic Signature of Signing General Partner Detail Date
CARLOS M ALVAREZ, SPECIAL SECRETARY
FILED
Oct 08, 2020
Secretary of State
7243285579CR
CARLOS M ALVAREZ ATTORNEY-IN-FACT 10/08/2020
2020 FLORIDA LIMITED PARTNERSHIP REINSTATEMENT
No
10/08/2020
Document #
Name CORE COLLIER GP, LLC
Address 9421 HAVEN RANCHO
City-State-Zip:CUCAMONGA CA 91730
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Delaware
The First State
Page 1
5866546 8100 Authentication: 10360679
SR# 20150742062 Date: 11-04-15
You may verify this certificate online at corp.delaware.gov/authver.shtml
I, JEFFREY W. BULLOCK, SECRETARY OF STATE OF THE STATE OF
DELAWARE, DO HEREBY CERTIFY THE ATTACHED IS A TRUE AND CORRECT
COPY OF THE CERTIFICATE OF FORMATION OF “MCDOWELL ACQUISITIONS,
LLC”, FILED IN THIS OFFICE ON THE SECOND DAY OF NOVEMBER, A.D.
2015, AT 5:12 O`CLOCK P.M.
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Delaware
The First State
Page 1
5866546 8300 Authentication: 10360680
SR# 20150742062 Date: 11-04-15
You may verify this certificate online at corp.delaware.gov/authver.shtml
I, JEFFREY W. BULLOCK, SECRETARY OF STATE OF THE STATE OF
DELAWARE, DO HEREBY CERTIFY "MCDOWELL ACQUISITIONS, LLC" IS DULY
FORMED UNDER THE LAWS OF THE STATE OF DELAWARE AND IS IN GOOD
STANDING AND HAS A LEGAL EXISTENCE SO FAR AS THE RECORDS OF THIS
OFFICE SHOW, AS OF THE FOURTH DAY OF NOVEMBER, A.D. 2015.
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DISCLOSURE OF
INTEREST
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 1 of 3
PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
3.A.j
Packet Pg. 214 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 2 of 3
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
3.A.j
Packet Pg. 215 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior HousingMcDowell Acquisitions, LLC
601 Brickell Key Drive Suite 700. Miami, FL 33131
which is owned 100% by
McDowell Properties Inc. - 100%
12/17/19
3.A.j
Packet Pg. 216 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
ADDRESSING
CHECKLIST
3.A.j
Packet Pg. 217 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
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 Division
at 239-252-5724 or submit in person to the Addressing Section 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. Forms older than 6 months will require additional review and approval by the Addressing Section.
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)
TDR (Transfer of Development Rights)
VA (Variance)
VRP (Vegetation Removal Permit)
VRSFP (Vegetation Removal & Site Fill Permit)
OTHER
LEGAL DESCRIPT ION 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
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 #
SURVEY (copy - needed only for unplatted properties)
CURRENT PROJECT NAME (if applicable)
3.A.j
Packet Pg. 218 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housingn PUD Insubstantial Change
HACIENDA LAKES OF NAPLES TRACT I
48586003020
8465 Rattlesnake Hammock Road
Hacienda Lakes MPUD - Tract I
Villa Verde
TBD
N/A
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
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 Division.
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)
48586003020
7/9/2020
3.A.j
Packet Pg. 219 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior HousingN/A
n
Alexis Crespo
239-850-8525 alexis.crespo@waldropengineering.com
UPDATED MASTER
MOBILITY PLAN
3.A.j
Packet Pg. 220 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
3.A.j
Packet Pg. 221 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
LOCATION MAP
3.A.j
Packet Pg. 222 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
RATTLESNAKE HAMMOCK ROADCOLLIER BOULEVARDTHE LORDS WAYLELY CULTURAL PARKWAY
PROJECT
BOUNDARY
NORTH
NOT TO SCALE
PROJECT LOCATION EXHIBIT
1
PREPARED FOR:SECTION: TOWNSHIP: RANGE:
VILLA VERDE PDI
HACIENDA LAKES OF NAPLES,LLC
7742 ALICO ROAD
FORT MYERS, FLORIDA 33912
FILE NAME:
WALDROPENGINEERING
CIVIL ENGINEERING
28100 BONITA GRANDE DRIVE - SUITE 305
BONITA SPRINGS, FL 34135
P: 239-405-7777 F: 239-405-7899
EMAIL: info@waldropengineering.com
COLLIER COUNTY
50 26
FLORIDA PLANNING LANDSCAPE ARCHITECTURE23
SHEET:OF 1
3.A.j
Packet Pg. 223 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
SIGN POST
AFFIDAVIT
& SIGN
PHOTOS
3.A.j
Packet Pg. 224 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
3.A.j
Packet Pg. 225 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
3.A.j
Packet Pg. 226 Attachment: Att F - Applicant Back up - Villa Verde Allegro HEX (PL2020-1294) (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliercountyfl.gov (239) 252-2400 FAX: (239) 252-6358
Hybrid Virtual Quasi-Judicial Public Hearing Waiver
Emergency/Executive Order 2020-04
Hearing of the Collier County Hearing Examiner
For Petition Number(s): _________________________________________________________________
Regarding the above subject petition number(s), ________________________________ (Name of
Applicant) elects to proceed during the declared emergency with hybrid virtual public hearing of the
Collier County Hearing Examiner, and waives the right to contest any procedural irregularity due to the
hybrid virtual nature of the public hearing.
Name: _________________________________ Date: ___________________________
Signature: ______________________________
Applicant*
Legal Counsel to Applicant
* This form must be signed by either the Applicant (if the applicant is a corporate entity, this must be an
officer of the corporate entity) or the legal counsel to the Applicant.
McDowell Acquisitions, LLC
PL202000001294
McDowell Acquisitions LLC c/o Chris Shear
Chris Shear 4/6/2021
4
DocuSign Envelope ID: C68BFC1B-EA83-4E99-B26E-C92657875294
3.A.k
Packet Pg. 227 Attachment: Att H - HEX Hybrid Meeting Waiver (16314 : PL20200001294 Hacienda Lakes MPUD Senior Housing PDI)
07/22/2021
COLLIER COUNTY
Collier County Hearing Examiner
Item Number: 3.B
Item Summary: PETITION NO. BDE-PL20210000519 406 Cristobal St - Request for a 20-foot
boat dock extension from the maximum permitted protrusion of 20 feet for waterways greater than 100
feet in width allowed by Section 5.03.06.E.1 of the Land Development Code, to allow construction of a
boat docking facility and vessel protruding a total of 40 feet into a waterway that is 358 feet wide, for
property located at 406 Cristobal Street, legally described as Isles of Capri Number 3, Lot 579, in Section
32, Township 51 South, Range 26 East, Collier County, Florida. [Coordinator: Ray Bellows, AICP,
Zoning Manager] Commission District 1.
Meeting Date: 07/22/2021
Prepared by:
Title: – Zoning
Name: Laura DeJohn
07/01/2021 10:49 AM
Submitted by:
Title: – Zoning
Name: Mike Bosi
07/01/2021 10:49 AM
Approved By:
Review:
Growth Management Operations & Regulatory Management Kenneth Kovensky Review Item Completed 07/01/2021 11:41 AM
Zoning Mike Bosi Zoning Director Review Completed 07/06/2021 7:59 AM
Hearing Examiner (GMD Approvers) Diane Lynch Review Item Completed 07/06/2021 11:22 AM
Zoning Ray Bellows Review Item Completed 07/06/2021 2:32 PM
Zoning Diane Lynch Review Item Skipped 07/06/2021 11:22 AM
Hearing Examiner Andrew Dickman Meeting Pending 07/22/2021 9:00 AM
3.B
Packet Pg. 228
BDE-PL20210000519, 406 CRISTOBAL STREET - MIDDLEBROOK Page 1 of 8
Thursday, July 1, 2021
STAFF REPORT
TO: COLLIER COUNTY HEARING EXAMINER
FROM: GROWTH MANAGEMENT DEPARTMENT
ZONING DIVISION- ZONING SERVICES SECTION
HEARING DATE: JULY 22, 2021
SUBJECT: BDE-PL20210000519, 406 CRISTOBAL STREET - MIDDLEBROOK
PROPERTY OWNER: AGENT:
Beau Middlebrook Jeff Rogers
406 Cristobal Street Turrell, Hall & Associates, Inc.
Naples, FL 34113 3584 Exchange Ave.
Naples, FL 34104
REQUESTED ACTION:
The petitioner requests a 20-foot boat dock extension from the maximum permitted protrusion of
20 feet for waterways greater than 100 feet in width allowed by Section 5.03.06.E.1 of the Land
Development Code, to allow construction of a boat docking facility and vessel protruding a total
of 40 feet into a waterway that is 358 feet wide.
GEOGRAPHIC LOCATION:
The subject property is located at 406 Cristobal Street, on the south side of Cristobal Street
approximately 225-feet west of Capri Boulevard, and is legally described as Isles of Capri
Number 3, Lot 579, in Section 32, Township 51 South, Range 26 East. Collier County, Florida.
(See location map on the following page)
3.B.a
Packet Pg. 229 Attachment: Cristobal BDE Staff Report (17424 : PL20210000519 406 Cristobal St BDE)
BDE-PL20210000519, 406 CRISTOBAL STREET - MIDDLEBROOK Page 2 of 8
Thursday, July 1, 2021
3.B.a
Packet Pg. 230 Attachment: Cristobal BDE Staff Report (17424 : PL20210000519 406 Cristobal St BDE)
BDE-PL20210000519, 406 CRISTOBAL STREET - MIDDLEBROOK Page 3 of 8
Thursday, July 1, 2021
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner seeks to modify an existing dock facility for a single family home within Isles of
Capri, subject to the RSF-3 Single Family Zoning designation.
The existing dock was originally constructed under Permit Number 79 -4599 for a “T” shaped
dock extending a total of 32 feet from the property line and 31 feet from the seawall, as depicted
in permitting records provided in Attachment B. A boat lift canopy measuring 15’-10” wide and
29 feet long was approved along the dock near the existing seawall through BLC-
PL20160000832; see Attachment B for related permitting documents. The existing boat lift
accommodates a 25-foot vessel.
The existing dock is proposed to be modified by removing a section to transform the “T” to an
“L,” and by adding a second boat lift for a 38-foot vessel.
This Boat Dock Extension request is needed because the total proposed protrusion from the
property line to accommodate the new boat lift and vessel is 40 feet, which exceeds the maximum
allowed protrusion of 20 feet. The distance the dock structure extends from the property line
remains as originally constructed at 31 feet from the seawall and 32 feet from the property line.
Using the most restrictive measurement of 32 feet from the property line, t he protrusion is 40 feet
including the vessel. Per the aerial exhibit below (also provided as Attachment A), the proposed
protrusion appears to protrude less than the existing condition of dock and vessel protrusion
shown in the aerial exhibit below.
3.B.a
Packet Pg. 231 Attachment: Cristobal BDE Staff Report (17424 : PL20210000519 406 Cristobal St BDE)
BDE-PL20210000519, 406 CRISTOBAL STREET - MIDDLEBROOK Page 4 of 8
Thursday, July 1, 2021
SURROUNDING LAND USE & ZONING:
North: Single-family residence, within a Residential Single Family-3 (RSF-3) zoning
district
South: Johnson Bay, a waterway, located within a Rural Agricultural (A) zoning district
and Special Treatment (ST) overlay
East: Single-family residence, within a Residential Single Family-3 (RSF-3) zoning
district
West: Single-family residence, within a Residential Single Family-3 (RSF-3) zoning
district
3.B.a
Packet Pg. 232 Attachment: Cristobal BDE Staff Report (17424 : PL20210000519 406 Cristobal St BDE)
BDE-PL20210000519, 406 CRISTOBAL STREET - MIDDLEBROOK Page 5 of 8
Thursday, July 1, 2021
ENVIRONMENTAL EVALUATION:
Environmental Planning Staff has reviewed this petition and has no objection to the granting of
this request. The property is located adjacent to an ST overlay zone (Johnson Bay), which will
require an ST-permit for the proposed docking facilities prior to issuance of the building permits.
The proposed docking facilities will be constructed waterward of the existing seawalled shoreline.
The shoreline does not contain native vegetation. A submerged resources survey provided by the
applicant found no submerged resources in the area 200 feet beyond the proposed docking
facility. The applicant’s Exhibit sheet 6 of 8 provides an aerial with a note stating that no
seagrasses were observed within 200 feet. This project does not require an Environmental
Advisory Council Board (EAC) review, because this project did not meet the EAC scope of land
development project reviews as identified in Chapter 2, Article VIII, Division 23, Section 2-1193
of the Collier County Code of Laws and Ordinances.
STAFF ANALYSIS:
Land Development Code Section 5.03.06.H. provides that additional protrusions of docks into a
waterway beyond the standard allowed protrusion may be considered appropriate under certain
circumstances. The Collier County Hearing Examiner shall approve, approve with conditions, or
deny a dock facility extension request based on certain criteria. In order for the Hearing Examiner
to approve this request, at least four of the five primary criteria and four of the six secondary
criteria outlined under Section 5.03.06.H must be met. These criteria are stated and addressed by
staff below:
Primary Criteria:
1. Whether the number of dock facilities and/or boat slips proposed is appropriate in
relation to the waterfront length, location, upland land use and zoning of the subject
property. Consideration should be made of property on unbridged barrier islands,
where vessels are the primary means of transportation to and from the property.
(The number should be appropriate; typical single-family use should be no more than
two slips; typical multi-family use should be one slip per dwelling unit; in the case of
unbridged barrier island docks, additional slips may be appropriate.)
Criterion met. The property is located within a residential single-family zoning district.
As stated in the criterion, the number of dock facilities and/or boat slips appropriate for a
typical single-family use should be no more than two slips. The request is to maintain the
existing condition of two boats; one is now proposed to be a 38-foot vessel with a boat
lift and the existing boat lift is to accommodate a 25-foot vessel. The proposed
modifications result in the dock and vessel combination protruding 40 feet from the
property line.
2. Whether the water depth at the proposed site is so shallow that a vessel of the general
length, type and draft as that described in the petitioner’s application is unable to
launch or moor at mean low tide (MLT). (The petitioner’s application and survey
should establish that the water depth is too shallow to allow launching and mooring
3.B.a
Packet Pg. 233 Attachment: Cristobal BDE Staff Report (17424 : PL20210000519 406 Cristobal St BDE)
BDE-PL20210000519, 406 CRISTOBAL STREET - MIDDLEBROOK Page 6 of 8
Thursday, July 1, 2021
of the vessel(s) described without an extension.)
The narrative submitted by the petitioner states:
The reason for this BDE request is based on the size of vessel as the applicant
owned shoreline has [sic] sufficient water depths on-site.
Therefore, this criterion is not met.
3. Whether the proposed dock facility may have an adverse impact on navigation within
an adjacent marked or charted navigable channel. (The facility should not intrude
into any marked or charted navigable channel thus impeding vessel traffic in the
channel.)
Criterion met. The proposed dock facility is to protrude a maximum of 40 feet into the
waterway which is consistent with the existing conditions depicted on page 3 of this report and
consistent with positions of neighboring dock facilities. Additionally, the proposed dock
facility will not impact navigation as the waterway does not have a marked navigational
channel; the entire Bay is open to navigation.
4. Whether the proposed dock facility protrudes no more than 25 percent of the width
of the waterway, and whether a minimum of 50 percent of the waterway width
between dock facilities on either side is maintained for navigability. (The facility
should maintain the required percentages.)
Criterion met. The dock facility is proposed to protrude 40 feet into a waterway that is
approximately 358 feet wide, so the protrusion is under 12% of the width of the
waterway.
5. Whether the proposed location and design of the dock facility is such that the facility
would not interfere with the use of neighboring docks. (The facility should not
interfere with the use of legally permitted neighboring docks.)
Criterion met. The dock is proposed to maintain required 15-foot setbacks from the
riparian lines, with no recognized impediments to the navigation of neighboring docked
vessels.
Secondary Criteria:
1. Whether there are special conditions not involving water depth, related to the subject
property or waterway, which justify the proposed dimensions and location of the
proposed dock facility. (There must be at least one special condition related to the
property; these may include type of shoreline reinforcement, shoreline configuration,
mangrove growth, or seagrass beds.)
The narrative submitted by the petitioner states:
3.B.a
Packet Pg. 234 Attachment: Cristobal BDE Staff Report (17424 : PL20210000519 406 Cristobal St BDE)
BDE-PL20210000519, 406 CRISTOBAL STREET - MIDDLEBROOK Page 7 of 8
Thursday, July 1, 2021
The subject property shoreline consists of a concrete seawall with 85-feet of usable
shoreline. The required side yard setbacks of 15-feet for a total of 30-feet leaves only
55-feet of buildable area for the proposed dock and associated vessels. Due to the
applicant’s vessel sizes and the existing adjacent neighboring docking facilities there
is not enough space to design a dock and boat-lift that would accommodate the
applicant’s vessel within the 20-foot limitations. The least impactive is to push the
boat-lift out further into the subject waterway as there is plenty of room for
navigation and will not affect the waterway navigability.
Criterion met. The information provided above is consistent with Staff findings in
addition to the consideration that the existing dock configuration is being maintained and
potential protrusion appears to be less than the existing condition of dock and vessel
protrusion shown in the aerial exhibit on page 3 of this report.
2. Whether the proposed dock facility would allow reasonable, safe access to the vessel
for loading/unloading and routine maintenance, without the use of excessive deck
area not directly related to these functions. (The facility should not use excessive deck
area.
Criterion met. The dock facility is proposed to be consistent with the previously permitted dock
structure, and is designed without excessive decking and provides sufficient area to allow
for safe access to the vessel.
3. For single-family dock facilities, whether the length of the vessel, or vessels in
combination, described by the petitioner, exceeds 50 percent of the subject property’s
linear waterfront footage. (The applicable maximum percentage should be
maintained.)
Criterion not met. The proposed 38-foot vessel in addition to the 25-foot vessel totals 63
feet. This exceeds the 50 percent threshold of 85 linear waterfront feet, which calculates
to 42.5 feet.
4. Whether the proposed facility would have a major impact on the waterfront view of
neighboring property owners. (The facility should not have a major impact on the
view of a neighboring property owner.)
The narrative submitted by the petitioner states:
As proposed the existing dock which is being modified will still be within the
designated side yard setbacks and is consistent with others on this waterway.
Therefore, no new impacts to neighboring property views of the waterway will result
from the proposed project.
Criterion met. The proposed boat dock facility satisfies LDC setback requirements from
the riparian lines, and the existing dock configuration is being maintained. Potential
3.B.a
Packet Pg. 235 Attachment: Cristobal BDE Staff Report (17424 : PL20210000519 406 Cristobal St BDE)
BDE-PL20210000519, 406 CRISTOBAL STREET - MIDDLEBROOK Page 8 of 8
Thursday, July 1, 2021
protrusion appears to be less than the existing condition of dock and vessel protrusion
shown in the aerial exhibit on page 3 of this report.
5. Whether seagrass beds will be impacted by the proposed dock facility. (If seagrass
beds are present, compliance with subsection 5.03.06.J of the LDC must be
demonstrated.)
Criterion met. A submerged resources survey provided by the applicant found no
submerged resources in the area 200 feet beyond the proposed docking facility. The
applicant’s Exhibit sheet 6 of 8 provides an aerial with a note stating that no seagrasses
were observed within 200 feet. The property is located adjacent to an ST overlay zone
(Johnson Bay), which will require an ST-permit for the proposed docking facilities prior
to issuance of the building permits.
6. Whether the proposed dock facility is subject to the manatee protection requirements
of subsection 5.03.06(E)(11) of this Code. (If applicable, compliance with section
5.03.06(E)(11) must be demonstrated.
Criterion is not applicable. The provisions of the Collier County Manatee Protection Plan
do not apply to individual docks behind individual residences.
Staff analysis finds this request complies with four of the five of the primary criteria and four of
the six secondary criteria, with the one being not applicable.
PUBLIC NOTICE
A public notice was published in the Naples Daily News on July 2, 2021, at least 15 days prior to
the hearing; and a notification letter was sent to property owners within 500 feet of the subject site
on July 2, 2021, at least 15 days prior to the hearing. A sign was also posted on the property 15
days prior to the hearing.
STAFF RECOMMENDATION:
Based on the above findings, staff recommends that the Hearing Examiner APPROVE Petition
BDE- PL2021000509, with the condition that an ST permit must be sought and approved prior to
the issuance of any permits to construct the subject dock facility, consistent with the 20-foot boat
dock extension depicted in Attachment A.
Attachments:
A) Exhibit titled “Proposed Dock”
B) Past Permitting Records
C) Applicant’s Backup Material
3.B.a
Packet Pg. 236 Attachment: Cristobal BDE Staff Report (17424 : PL20210000519 406 Cristobal St BDE)
p:\21011.00 middelbrook-406 cristobal st\CAD\PERMIT-COUNTY\21011-COUNTY.dwg 4/12/2021NESW0102040SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\21011.00 middelbrook-406 cristobal st\CAD\PERMIT-COUNTY\21011-COUNTY.dwg PRO AERIAL 4/12/2021THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:JRRMJ03-10-2121011-3226MIDDLEBROOK - 406 CRISTOBAL ST.PROPOSED DOCK51-------------------03 OF 08·SURVEY COURTESY OF:··SURVEY DATED:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOTINTENDED FOR CONSTRUCTION USE.·ALL WATER DEPTHS AND DREDGE ELEVATIONS ARE REFERENCED TO MLW·APPLICANT OWNED SHORELINE (APPX LF):·EXISTING OVERWATER STRUCTURE (APPX SF):·WIDTH OF WATERWAY, MHW TO MHW (APPX):·TIDAL DATUM:··MHW (NAVD)=··MLW (NAVD)=NOTES:·PROPOSED OVERWATER STRUCTURE (APPX SF):·TOTAL OVERWATER STRUCTURE (APPX SF):·TOTAL PROTRUSION FROM MHWL:"MARCO SURVEYING & MAPPING"03-2015-1.63'+0.42'85'781358'69269240'24'32'34'EXISTINGSEAWALLDOCK TOREMAINAPPROXIMATERIPARIAN LINEAPPROXIMATERIPARIAN LINEEXISTING12' X 12'LIFT TOREMAIN4'SUBJECT PROPERTYPROPOSED12' X 12'LIFT12'12'8'10'14'23'AA0440'
38'SITE ADDRESS:,406 CRISTOBAL STNAPLESFL3411315'3.B.bPacket Pg. 237Attachment: Attachment A - Proposed Dock BDE Exhibit (17424 : PL20210000519 406 Cristobal St BDE)
3.B.cPacket Pg. 238Attachment: Attachment B - Past Permitting Records (17424 : PL20210000519 406 Cristobal St BDE)
3.B.cPacket Pg. 239Attachment: Attachment B - Past Permitting Records (17424 : PL20210000519 406 Cristobal St BDE)
3.B.cPacket Pg. 240Attachment: Attachment B - Past Permitting Records (17424 : PL20210000519 406 Cristobal St BDE)
3.B.cPacket Pg. 241Attachment: Attachment B - Past Permitting Records (17424 : PL20210000519 406 Cristobal St BDE)
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
CERTIFICATE OF COMPLETION
This Certificate is issued pursuant to the requirements of the Florida Building Code certifying that at the time of
issuance this structure was in compliance with the various ordinances of the county regulating building construction
or use. For the following:
PERMIT NBR: PRBD2016020577701 CO NBR:STATUS: Finaled
CO TYPE: COMP ISSUED DATE:May 05, 2016
ADDRESS: 406 Cristobal ST
SUBDIVISION:
LOT:BLOCK:T.R.S.:
SLUC CODE:UTILITY COMPANY:
JOB DESC: INSTALL 4 PILINGS & 1 LIFT TO EXISTING DOCK
406 CRISTOBAL ST.NUMBER OF METERS:
OWNER:MIDDLEBROOK, BEAU
CHRISTOPHER
LEGAL DESCRIPTION
ISLES OF CAPRI NO 3 LOT 579
Note: A new certificate is required if the use of the building or premises is changed, or if alterations are made to
the building or property described. A new certificate voids any certificate or prior date.
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STATE OF FLORIDACOUNTY AERIAL VICINITY MAPSTATE OF FLORIDACOUNTY AERIAL VICINITY MAPNOTES:<> THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SUBJECTPROPERTYSUBJECTPROPERTYSUBJECTPROPERTY<> LATITUDE:N 25.9865369<> LONGITUDE:W -81.7274113SITE ADDRESS:<> 406 CRISTOBAL STNAPLES, FL 34113Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\21011.00 middelbrook-406 cristobal st\CAD\PERMIT-COUNTY\21011-COUNTY.dwg LOCATION 4/12/2021THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:JRRMJ03-10-2121011-3226MIDDLEBROOK - 406 CRISTOBAL ST.LOCATION MAP51-------------------01 OF 08COLLIER COUNTYCOLLIER COUNTYGULF OF MEXICOGULF OF MEXICO8588288641MARCOISLANDEVERGLADESCITY9329846NAPLES90908399483783784129292983983992887846951862I-758486431856850846890896NESWKEY WESTTAMPAFT.MYERSMIAMINAPLES3.B.dPacket Pg. 249Attachment: Attachment C - Applicants Backup Material (17424 : PL20210000519 406 Cristobal St BDE)
NESW0153060SCALE IN FEETSITE ADDRESS:,406 CRISTOBAL STNAPLESFL34113·SURVEY COURTESY OF:··SURVEY DATED:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOTINTENDED FOR CONSTRUCTION USE.·ALL WATER DEPTHS AND DREDGE ELEVATIONS ARE REFERENCED TO MLW·APPLICANT OWNED SHORELINE (APPX LF):·EXISTING OVERWATER STRUCTURE (APPX SF):·WIDTH OF WATERWAY, MHW TO MHW (APPX):·TIDAL DATUM:··MHW (NAVD)=··MLW (NAVD)=NOTES:"MARCO SURVEYING & MAPPING"03-2015-1.63'+0.42'85'781358'EXISTINGSEAWALLEXISTINGDOCKAPPROXIMATERIPARIAN LINEAPPROXIMATERIPARIAN LINEEXISTING12' X 12'LIFTSUBJECT PROPERTYTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\21011.00 middelbrook-406 cristobal st\CAD\PERMIT-COUNTY\21011-COUNTY.dwg EX AERIAL 4/12/2021THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:JRRMJ03-10-2121011-3226MIDDLEBROOK - 406 CRISTOBAL ST.EXISTING CONDITIONS51-------------------02 OF 0815'34'26'32'4'85'120'120'85'3.B.dPacket Pg. 250Attachment: Attachment C - Applicants Backup Material (17424 : PL20210000519 406 Cristobal St BDE)
p:\21011.00 middelbrook-406 cristobal st\CAD\PERMIT-COUNTY\21011-COUNTY.dwg 4/12/2021NESW0102040SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\21011.00 middelbrook-406 cristobal st\CAD\PERMIT-COUNTY\21011-COUNTY.dwg PRO AERIAL 4/12/2021THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:JRRMJ03-10-2121011-3226MIDDLEBROOK - 406 CRISTOBAL ST.PROPOSED DOCK51-------------------03 OF 08·SURVEY COURTESY OF:··SURVEY DATED:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOTINTENDED FOR CONSTRUCTION USE.·ALL WATER DEPTHS AND DREDGE ELEVATIONS ARE REFERENCED TO MLW·APPLICANT OWNED SHORELINE (APPX LF):·EXISTING OVERWATER STRUCTURE (APPX SF):·WIDTH OF WATERWAY, MHW TO MHW (APPX):·TIDAL DATUM:··MHW (NAVD)=··MLW (NAVD)=NOTES:·PROPOSED OVERWATER STRUCTURE (APPX SF):·TOTAL OVERWATER STRUCTURE (APPX SF):·TOTAL PROTRUSION FROM MHWL:"MARCO SURVEYING & MAPPING"03-2015-1.63'+0.42'85'781358'69269240'24'32'34'EXISTINGSEAWALLDOCK TOREMAINAPPROXIMATERIPARIAN LINEAPPROXIMATERIPARIAN LINEEXISTING12' X 12'LIFT TOREMAIN4'SUBJECT PROPERTYPROPOSED12' X 12'LIFT12'12'8'10'14'23'AA0440'
38'SITE ADDRESS:,406 CRISTOBAL STNAPLESFL3411315'3.B.dPacket Pg. 251Attachment: Attachment C - Applicants Backup Material (17424 : PL20210000519 406 Cristobal St BDE)
Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\21011.00 middelbrook-406 cristobal st\CAD\PERMIT-COUNTY\21011-COUNTY.dwg SECTION 4/12/2021THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:JRRMJ03-10-2121011-3226MIDDLEBROOK - 406 CRISTOBAL ST.CROSS SECTION AA51-------------------04 OF 08MHW (++0.42' NAVD)MLW (--1.63' NAVD)EXISTINGDOCKALL WOOD PILES TO BE WRAPPED FROM12" ABOVE MHWL TO 6" BELOW SUBSTRATECROSS SECTION AASCALE: 1" = 6'ALL WOOD PILES TO BE WRAPPED FROM12" ABOVE MHWL TO 6" BELOW SUBSTRATECROSS SECTION AA WITH BOATSCALE: 1" = 6'32' DOCK PROTRUSION FROM MHWL12' BOATLIFT3'EXISTINGSEAWALL40' PROTRUSION FROM MHWLMHW (++0.42' NAVD)MLW (--1.63' NAVD)38' BOATEXISTINGSEAWALLEXISTINGDOCK12' BOATLIFTPROPERTYLINEPROPERTYLINE3.B.dPacket Pg. 252Attachment: Attachment C - Applicants Backup Material (17424 : PL20210000519 406 Cristobal St BDE)
NESW050100200SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\21011.00 middelbrook-406 cristobal st\CAD\PERMIT-COUNTY\21011-COUNTY.dwg ADJ DOCKS 4/12/2021THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:JRRMJ03-10-2121011-3226MIDDLEBROOK - 406 CRISTOBAL ST.ADJACENT DOCKS51-------------------05 OF 08NOTE:THE DIMENSIONS SHOWN ARE APPROXIMATEAND ARE TAKEN FROM THE AERIAL IMAGE.17'32'30'
30'
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35'68'33'42'130'3.B.dPacket Pg. 253Attachment: Attachment C - Applicants Backup Material (17424 : PL20210000519 406 Cristobal St BDE)
NESW0204080SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\21011.00 middelbrook-406 cristobal st\CAD\PERMIT-COUNTY\21011-COUNTY.dwg SUBMERGED 4/12/2021THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:JRRMJ03-10-2121011-3226MIDDLEBROOK - 406 CRISTOBAL ST.SUBMERGED RESOURCE SURVEY51-------------------06 OF 08TYPICAL DIVE TRANSECTNO SEAGRASSES WEREOBSERVED GROWINGWITHIN 200 FT OF THEPROPOSED PROJECTTRANSECT200'10'172'200'3.B.dPacket Pg. 254Attachment: Attachment C - Applicants Backup Material (17424 : PL20210000519 406 Cristobal St BDE)
NESW02550100SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:P:\21011.00 Middelbrook-406 Cristobal St\CAD\PERMIT-COUNTY\21011-COUNTY.dwg ST OVERLAY 4/12/2021THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:JRRMJ03-10-2121011-3226MIDDLEBROOK - 406 CRISTOBAL ST.ST OVERLAY51-------------------07 OF 08PROPOSEDDOCKSTOVERLAY3.B.dPacket Pg. 255Attachment: Attachment C - Applicants Backup Material (17424 : PL20210000519 406 Cristobal St BDE)
NESW050100200SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\21011.00 middelbrook-406 cristobal st\CAD\PERMIT-COUNTY\21011-COUNTY.dwg WOW 4/12/2021THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:JRRMJ03-10-2121011-3226MIDDLEBROOK - 406 CRISTOBAL ST.WIDTH OF WATERWAY51-------------------08 OF 08NOTE:THE DIMENSIONS SHOWN ARE APPROXIMATEAND ARE TAKEN FROM THE AERIAL IMAGE.358'118'
381'3.B.dPacket Pg. 256Attachment: Attachment C - Applicants Backup Material (17424 : PL20210000519 406 Cristobal St BDE)
PRIMARY CRITERIA
The following criteria, pursuant to LDC section 5.03.06, shall be used as a guide by staff in
determining its recommendation to the Office of the Hearing Examiner. The Hearing
Examiner will utilize the following criteria as a guide in the decision to approve or deny a
particular Dock Extension request. In order for the Hearing Examiner to approve the
request, it must be determined that at least 4 of the 5 primary criteria, and at least 4 of the
6 secondary criteria, must be met. On separate sheets, please provide a narrative response
to the listed criteria and/or questions.
1. Whether or not the number of dock facilities and/or boat slips proposed is appropriate in
relation to the waterfront length, location, upland land use, and zoning of the subject
property; consideration should be made of property on unbridged barrier islands, where
vessels are the primary means of transportation to and from the property. (The number
should be appropriate; typical, single-family use should be no more than two slips;
typical multi-family use should be one slip per dwelling unit; in the case of unbridged
barrier island docks, additional slips may be appropriate.)
The subject property is zoned for a single-family residential unit which warrants no
more than 2 slips per the CC-LDC. The proposed project consists of modifying the
existing dock by removing a small section and adding one additional boatlift for a
38-foot vessel and the existing boat-lift will accommodate a 25-foot vessel. The
existing dock is a grandfathered structure but as proposed the new boatlift and
vessel will extend the existing dock out 20-feet from the allowed 20-feet for an
overall protrusion measurement of 40-feet from the MHWL/Seawall or plotted
property line. The applicant is now requesting for a 20-foot dock extension
measured from the property line for a total of 40-feet out. Criteria met.
2. Whether or not the water depth at the proposed site is so shallow that a vessel of the
general length, type, and draft as that described in the petitioner’s application is unable to
launch or moor at mean low tide (MLT). (The petitioner’s application and survey should
show that the water depth is too shallow to allow launch and mooring of the vessel (s)
described without an extension.)
The reason for this BDE request is based on the size of vessel as the applicant owned
shoreline as sufficient water depths on-site. Criteria not met.
3. Whether or not the proposed dock facility may have an adverse impact on navigation
within an adjacent marked or charted navigable channel. (The facility should not intrude
into any marked or charted navigable channel thus impeding vessel traffic in the
channel.)
The proposed docking facility is consistent with the other docks along the subject
shoreline. As proposed the dock and boatlifts will not impact navigation as the
subject bay does not have a marked navigational channel so therefore the entire bay
is open to navigation. Criteria met.
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4. Whether or not the proposed dock facility protrudes no more than 25 percent of the width
of the waterway, and whether or not a minimum of 50 percent of the waterway width
between dock facilities on either side of the waterway is maintained for navigability. (The
facility should maintain the required percentages.)
The approximate waterway width is 358-feet wide. The proposed dock protrusion is
40-feet which is under 12% width of the waterway. Criteria met.
5. Whether or not the proposed location and design of the dock facility is such that the
facility would not interfere with the use of neighboring docks. (The facility should not
interfere with the use of legally permitted neighboring docks.)
The existing docking facility currently provides a 15-foot setback from the eastern
riparian line and a 24-foot setback from the western property line which the
required side yard setbacks are 15-feet. Therefore, this criterion has been met.
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SECONDARY CRITERIA
1. Whether or not there are special conditions, not involving water depth, related to the
subject property or waterway, which justify the proposed dimensions and location of the
proposed dock facility. (There must be at least one special condition related to the
property; these may include type of shoreline reinforcement, shoreline configuration,
mangrove growth, or seagrass beds.)
The subject property shoreline consists of a concrete seawall with 85-feet of usable
shoreline. The required side yard setbacks of 15-feet for a total of 30-feet leaves
only 55-feet of buildable area for the proposed dock and associated vessels. Due to
the applicant’s vessel sizes and the existing adjacent neighboring docking facilities
there is not enough space to design a dock and boat-lift that would accommodate the
applicant’s vessel within the 20-foot limitations. The least impactive is to push the
boat-lift out further into the subject waterway as there is plenty of room for
navigation and will not affect the waterway navigability. Criteria met.
2. Whether the proposed dock facility would allow reasonable, safe, access to the vessel for
loading/unloading and routine maintenance, without the use of excessive deck area not
directly related to these functions. (The facility should not use excessive deck area.)
The proposed project consists of minimizing the existing docking facility from 781-
square feet to 692-square feet of over-water structure in order to install a new boat-
lift. The proposed project is being driven by the applicant’s new vessel and the
proposed dock modifications will minimize decking area but has been designed to
provide adequate deck area for safe access to the vessels as well as still provide
enough deck area for maintenance and recreational activities like fishing, kayaking,
and paddle boarding. Criteria met.
3. For single-family dock facilities, whether or not the length of the vessel, or vessels in
combination, described by the petitioner exceeds 50 percent of the subject property’s
linear waterfront footage. (The applicable maximum percentage should be maintained.)
The proposed docking facility has been designed to moor two vessels one being 38-
feet and the other being 25-feet in length. The total dimension length proposed to be
stored on the subject dock is approximately 63-feet and the total shoreline length is
85-feet therefore this criterion is not met.
4. Whether or not the proposed facility would have a major impact on the waterfront view
of neighboring waterfront property owners. (The facility should not have a major impact
on the view of either property owner.)
As proposed the existing dock which is being modified will still be within the
designated side yard setbacks and is consistent with others on this waterway.
Therefore, no new impacts to neighboring property views of the waterway will
result from the proposed project. Criteria met.
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5. Whether or not seagrass beds are located within 200 feet of the proposed dock facility. (If
seagrass beds are present, compliance with LDC subsection 5.03.06 I must be
demonstrated.)
There are no seagrass beds present on the property nor the neighboring properties
within 200’ of the existing dock structure.
6. Whether or not the proposed dock facility is subject to the manatee protection
requirements of LDC subsection 5.03.06 E.11. (If applicable, compliance with subsection
5.03.06.E.11 must be demonstrated.)
The proposed work is a single-family dock facility and therefore not subject to
Manatee Protection Requirements
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MIDDLEBROOK DOCK
406 CRISTOBAL STREET
NAPLES, FL 34113
SUBMERGED RESOURCE SURVEY
APRIL 9, 2021
PREPARED BY:
TURRELL, HALL & ASSOCIATES, INC
3584 EXCHANGE AVENUE, STE B
NAPLES, FL 34104
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Middlebrook Dock
Submerged Resource Survey
April 9, 2021
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1.0 INTRODUCTION
The Castrogiovanni dock and associated residence is located at 406 Cristobal Street and can be
identified by parcel #52450120009. The property is bound to the east and west by single family
residences, to the north by Cristobal Street, and to the south by Johnson Bay. The property is
located at Section 32, Township 51, and Range 26. The landward portion of the property currently
contains a single-family residence with an existing docking facility.
Turrell, Hall & Associates was contracted to provide environmental permitting services pertaining
to the removal of the existing docking facility and construction of the proposed dock, which
requires the completion of a Submerged Resource Survey (SRS). This survey will provide
planning and assistance to both the owner(s) and government agencies reviewing the proposed
project.
The SRS survey was conducted on April 9, 2021. Sea surface conditions consisted of partly cloudy
skies, light winds out of the south, and an air temperature of 82° F. The tide was at mid-level upon
arrival to the site, allowing for observance of most of the bottom lands from the dock. High tide at
the project site occurred at 12:57 P.M. (2.5 ft.) and low tide had occurred prior to our arrival onsite
at 6:24 A.M. (0.1 ft.). The water temperature was 76° F.
2.0 OBJECTIVE
The objective of the submerged resource survey was to identify and locate any existing submerged
resources within 200’ of the proposed project. The survey provided onsite environmental
information to help determine if the proposed project would impact any existing submerged
resources and if so would assist in reconfiguring the proposed dock in order to minimize any
impacts. The general scope of work performed at the site is summarized below.
• Turrell, Hall & Associates personnel conducted a site visit to verify the location of any
submerged resources within 200-feet.
• Turrell, Hall & Associates personnel identified submerged resources at the site (or the lack
there of), estimated the percent coverage, and delineated the approximate limits of any
submerged resources observed.
• Turrell, Hall & Associates personnel delineated limits via a handheld GPS (Garmin Model
76csx).
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Middlebrook Dock
Submerged Resource Survey
April 9, 2021
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3.0 METHODOLOGY
Turrell, Hall & Associates biologists intentionally designed the methodology of the Submerged
Resource Survey to cover the entire property shoreline for the proposed dock modification and
proposed boat-lift installation. The components for this survey included:
● Review of aerial photography of survey area
● Establish survey transects lines overlaid onto aerials
● Physically swim transects, GPS locate limits of submerged resources, and determine
approximate percent of coverage
● Document and photograph all findings
The survey area was evaluated systematically by following the established transects, spaced
approximately 10-feet apart as shown on the attached exhibit. The existing and surrounding docks
on the bay provided reference points for easily identifiable land markers such as dock pilings which
assisted in maintaining position within each transect.
4.0 RESULTS
The substrate found within the surveyed area consists of 1 distinct classification: silt sand with
shell debris, which was observed throughout the entire surveyed area. The shoreline consists of a
seawall and an existing docking facility which supports a variety of fish as well as sessile and
motile invertebrates such as barnacles and mud crabs. Some of the existing dock piles carried
historic fragments or remains of oysters, but no live individuals were observed. Algae was
observed covering parts of the submerged portions of the piles and seawall panels but was not
observed in the underlying substrate. The majority of the project site was devoid of vegetative
growth, presumably because of a combination of low water quality and volatile tidal currents. Such
conditions also create highly turbid waters, reducing penetration of the water column by sunlight.
A list of observed species can be seen below in Table 1.
Table 1 – Observed fish species
Common Name Scientific Name
Striped Mullet Mugil cephalus
Sheepshead Archosargus probatocephalus
Crevalle Jack Caranx hippos
Gray Snapper Lutjanus grisens
Barnacle Amphibalanus spp.
Mud Crab Panopius herbstii
Snook Centropomus undecimalis
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Middlebrook Dock
Submerged Resource Survey
April 9, 2021
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5.0 CONCLUSIONS
The submerged resource survey conducted at the project site yielded few findings at best.
Barnacles, mud crabs, and historic indicators of oysters could be seen on the seawall panel and
pilings. Algae was observed on parts of the same piles and along sections of the seawall panels,
but nowhere else around the project site. Seagrasses were not observed anywhere near the project
site. All fish species were observed swimming in and around the existing docking facility.
Negative impacts to submerged resources are not expected with the proposed project.
SEAWALL SHORELINE & EXISTING DOCK SILT, SAND WITH SHELL DEBRIS IN SEDIMENT
Typical Bottom Sediment
Typical Bottom sediment with shell debris
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1 inch = 30' ft.
GRAPHIC SCALE
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Sign posted on 7/7/21
PL20210000519 – 406 Cristobal St BDE
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07/22/2021
COLLIER COUNTY
Collier County Hearing Examiner
Item Number: 3.C
Item Summary: PETITION NO. PDI-PL20200000746 Fifth Third Bank for an insubstantial
change to the Collier Tract 22 Planned Unit Development (PUD) by designating an ingress-egress access
to the master plan. The subject PUD is located at the northwest corner of the intersection of Immokalee
Road and Health Park Boulevard consisting of 506± acres in Section 22, Township 48 South, Range 25
East, Collier County, Florida. PL20200000746 Collier Tract 22 PDI
Meeting Date: 07/22/2021
Prepared by:
Title: – Zoning
Name: James Sabo
07/01/2021 1:14 PM
Submitted by:
Title: – Zoning
Name: Mike Bosi
07/01/2021 1:14 PM
Approved By:
Review:
Growth Management Operations & Regulatory Management Kenneth Kovensky Review Item Completed 07/01/2021 2:11 PM
Zoning Mike Bosi Zoning Director Review Completed 07/06/2021 8:06 AM
Hearing Examiner (GMD Approvers) Diane Lynch Review Item Completed 07/06/2021 11:23 AM
Zoning Ray Bellows Review Item Completed 07/07/2021 10:03 AM
Zoning Diane Lynch Review Item Skipped 07/06/2021 11:23 AM
Planning Commission Diane Lynch Additional Reviewer Completed 07/14/2021 12:58 PM
Hearing Examiner Andrew Dickman Meeting Pending 07/22/2021 9:00 AM
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PDI PL20200000746; Collier Tract 22 5/3 Bank Page 1 of 7
Revised: June 29, 2021
STAFF REPORT
TO: COLLIER COUNTY HEARING EXAMINER
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: JULY 22, 2021
SUBJECT: PDI PL20200000746 COLLIER TRACT 22, FIFTH THIRD BANK
______________________________________________________________________________
PROPERTY OWNERS/APPLICANT/AGENT:
Owners: Agent:
Collier Health Park Condo Assoc. Inc.
c/o Farley White Interests, LLC
155 Federal Street suite 1800
Boston, MA 02110
Applicant:
Fifth Third Bank
38 Fountain Sq Plaza
Cincinnati, OH 45202
Patricia Ortiz, AICP
Ortiz Planning Solutions
2810 Central Avenue
Tampa, FL 33602
REQUESTED ACTION:
The petitioners are requesting the Collier County Planning Commission (CCPC) to consider an
application to amend Ordinance Number 1991-21, the Collier Tract 22 Planned Unit Development
(PUD) to update the current PUD Master Plan document to show an ingress-egress point for Tract
A of the PUD. No other changes are proposed.
GEOGRAPHIC LOCATION:
The subject property consists of 506.3 acres and is located at the northwest corner of Goodlette-
Frank and Immokalee in Section 22, Township 48 South, Range 25 East, Collier County (see
location map, page 2). The proposed 2020 Master Plan document is included as Attachment A.
3.C.a
Packet Pg. 288 Attachment: Final Staff Report 5-3 Bank 06.25.2021 (17430 : PL20200000746 Collier Tract 22 PDI 5-3 Bank)
PDI PL20200000746; Collier Tract 22 5/3 Bank Page 2 of 7
Revised: June 29, 2021
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Packet Pg. 289 Attachment: Final Staff Report 5-3 Bank 06.25.2021 (17430 : PL20200000746 Collier Tract 22 PDI 5-3 Bank)
PDI PL20200000746; Collier Tract 22 5/3 Bank Page 3 of 7
Revised: June 29, 2021
PURPOSE/DESCRIPTION OF PROJECT:
Background: The Collier Tract 22 PUD was approved on February 26, 1991. The original master
plan does not show an ingress-egress access point for Tract A, which connects to Health Park
Boulevard. However, there currently is an access point to Tract A from Health Park Boulevard.
The approved Master Plan document is included as Attachment B.
The purpose of the project is to amend the Collier Tract 22 Master Plan and record an ingress-
egress access for Tract A.
SURROUNDING LAND USE AND ZONING:
North: Residential-Medical Office, zoned Collier Tract 22
South: Commercial, zoned Creekside Commercial Park PUD
East: Commercial-Medical, zoned Collier Health Park PUD
West: Residential-Medical, zoned Collier Tract 22 PUD
3.C.a
Packet Pg. 290 Attachment: Final Staff Report 5-3 Bank 06.25.2021 (17430 : PL20200000746 Collier Tract 22 PDI 5-3 Bank)
PDI PL20200000746; Collier Tract 22 5/3 Bank Page 4 of 7
Revised: June 29, 2021
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
The project site is located in the Urban Residential Subdistrict of the Future Land Use Map. The
proposed project is an insubstantial change to an existing PUD, including the addition of an
ingress-egress access point. There are no changes to the PUD density or the approved land uses.
The Comprehensive Planning Division finds the project to be consistent with the Collier County
Growth Management Plan.
Transportation Element: According to the revised PUDI document and backup materials, the
proposed change revises the Master Plan to relocate an internal access for development further
north away from the existing central access on Immokalee Road. This relocation will provide
better ingress traffic flow within the development thereby reducing potential stacking on
Immokalee Road as well as reducing conflicts within the development itself. Transportation
Planning staff supports the proposed access change and note that the proposed Bank use is allowed
by the PUD currently. Therefore, this PUDI request can be found consistent with Policy 5.1 of the
Transportation Element of the Growth Management Plan.
Conservation and Coastal Management Element (CCME):
Environmental Planning staff found this project to be consistent with the Conservation & Coastal
Management Element (CCME), as the project is an insubstantial change to a PUD Master Plan
document for ingress-egress only.
STAFF ANALYSIS:
Staff has completed a comprehensive evaluation of this land use petition, including the criteria
upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5,
Planning Commission Recommendation (referred to as the “PUD Findings”).
Drainage: The proposed PUD Amendment request is not anticipated to create drainage problems
in the area. Stormwater best management practices, treatment, and storage will be addressed
through the environmental resource permitting process with the South Florida Water Management
District. County staff will also evaluate the project’s stormwater management system, calculations,
and design criteria at the time of site development plan (SDP) and/or platting (PPL).
Environmental Review: Environmental Planning staff has reviewed the PUD petition to address
environmental concerns. There are no changes to the preserve and the project involves only an
ingress egress access point. This project does not require Environmental Advisory Council (EAC)
review, as this project did not meet the EAC scope of land development project reviews as
identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances.
Landscape Review: The Landscape staff has reviewed the proposed amendment and finds that the
buffers labeled on the Master Plan are consistent with the LDC provisions.
School District: Not applicable.
3.C.a
Packet Pg. 291 Attachment: Final Staff Report 5-3 Bank 06.25.2021 (17430 : PL20200000746 Collier Tract 22 PDI 5-3 Bank)
PDI PL20200000746; Collier Tract 22 5/3 Bank Page 5 of 7
Revised: June 29, 2021
Transportation Review: Transportation Planning staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval.
Utilities Review: Not applicable.
Zoning Services Review: The proposed project seeks to amend the approved Master Plan
document to show and ingress egress access point. There is currently an ingress egress access for
Tract A, but it is not shown on the approved Master Plan document for Collier Tract 22 PUD.
There are no other changes proposed for the PUD and the Zoning Division staff recommends
approval of the PDI request for 5/3 Bank and Collier Tract 22.
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 in addition to the
findings in LDC Section 10.02.08”: (Zoning Division staff responses in non-bold)
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.
Zoning Division staff has reviewed the proposed amendment and it does not affect the uses
or the property development regulations. The site will remain compatible with the
development approved in the area. There were no comments from the public utility
division.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, 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.
Documents submitted with the application were reviewed by the County Attorney’s Office
and demonstrate that there is adequate evidence of unified control.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
Comprehensive Planning staff has reviewed the petition and analyzed it for consistency
with goals, objectives, and policies of the GMP. They have found the proposed amendment
to be consistent with the GMP if the amendment is approved.
4. The internal and external compatibility of proposed uses, which conditions may
include restrictions on the location of improvements, restrictions on design, and
buffering and screening requirements.
3.C.a
Packet Pg. 292 Attachment: Final Staff Report 5-3 Bank 06.25.2021 (17430 : PL20200000746 Collier Tract 22 PDI 5-3 Bank)
PDI PL20200000746; Collier Tract 22 5/3 Bank Page 6 of 7
Revised: June 29, 2021
The proposed changes to the PUD Master Plan document do not affect the landscaping
standards of the originally approved PUD. Additionally, the Development Review Division
has reviewed the proposed amendment and finds that the buffers labeled on the Master
Plan are consistent with the LDC provisions.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The change to the Master Plan does not affect open space areas. Compliance with approved
standards would be demonstrated at the time of SDP.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
Compliance with all other applicable concurrency management regulations is required,
including but not limited to, plat plans or site development plans. Transportation Planning
staff finds the roadway infrastructure is sufficient to serve the proposed project, as noted
in the Transportation Element consistency review.
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
The area has adequate supporting infrastructure, including City water and County
wastewater mains, to accommodate this project.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on a determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to the literal application of
such regulations.
Any proposed future development for the Collier Tract 22 PUD is required to comply with
the LDC and any other applicable codes. The proposed amendment for this application is
a change to the Master Plan document.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant requested a NIM Waiver on December 21, 2020. The Hearing Examiner granted a
NIM Waiver on January 5, 2021 pursuant to Section 10.03.06(H)(2)(a) of the Collier County Land
Development Code. The Hearing Examiner reserved the right to continue the public hearing and
to require a NIM to be scheduled.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
This project does not require Environmental Advisory Council (EAC) review, as this project did
not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of
the Collier County Codes of Laws and Ordinances.
COUNTY ATTORNEY OFFICE REVIEW:
3.C.a
Packet Pg. 293 Attachment: Final Staff Report 5-3 Bank 06.25.2021 (17430 : PL20200000746 Collier Tract 22 PDI 5-3 Bank)
PDI PL20200000746; Collier Tract 22 5/3 Bank Page 7 of 7
Revised: June 29, 2021
The County Attorney’s Office provided PUD findings review on July 14, 2021.
RECOMMENDATION:
The Zoning Division staff recommends the Hearing Examiner approved petition PDI-
PL20200000476 Collier Tract 22 PUD, 5/3 Bank.
Attachments:
A) Proposed Master Plan
B) Approved Master Plan Ord 91-21
C) NIM Waiver documents
D) Back-up material
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Packet Pg. 294 Attachment: Final Staff Report 5-3 Bank 06.25.2021 (17430 : PL20200000746 Collier Tract 22 PDI 5-3 Bank)
Legend
PROPOSED
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PROPOSED
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September 30,2020
Mr. James Sabo
2800 N. Horseshoe Drive
Naples, FL 34104
RE: Additional Documents Essentially Built Out Agreement and 2020 Monitoring Report
Dear Mr. Sabo,
Please accept the attached documents in conjunction with this request for Insubstantial
Change. The pre-application submittal notes indicate this petition will require the attached:
Essentially Built Out Agreement for Collier Tract 22
2020 PUD Monitoring Report for Collier Tract 22
Thank you for your time and attention,
Sincerely,
Patricia Ortiz
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Patricia Ortiz, AICP ortizplanningsolutions@gmail.com 813.817.8492
ORTIZ PLANNIG SOLUTIONS
September 30, 2020
James Sabo
2800 N. Horseshoe Drive
Naples FL 34104
RE Revised PUD Document with changes crossed through and underlined
Dear Mr. Sabo,
Please accept this cover letter in place of the PUD Document with strike thru underline as is
required per the Insubstantial Change application.
There are no proposed text changes to the approved PUD document. The PD Document is very
large, and exceeds the size for on-line submittal. Pertinent pages are attached:
• Title page identifying the PUD as Collier Tract 22
• Table of Contents
• Section 5 Commercial/Office Regulations
Please note, Section 5 CO Commercial/Office Development Regulations Part 5.03 Permitted
Uses and Structures A. 2. Calls out the Bank use (branch or main office) as a permitted use. See
highlighted text.
Sincerely
Patricia Ortiz, AICP
2810 N Central Ave
Tampa FL 33602
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07/22/2021
COLLIER COUNTY
Collier County Hearing Examiner
Item Number: 3.D
Item Summary: PETITION NO. PDI-PL20200002648 Isles of Collier Preserve Tract F-1 Sabal
Bay PDI - Request for an insubstantial change to the Sabal Bay Mixed Planned Unit Development
(MPUD) adopted by Ordinance Number 21-04, as amended, by establishing residential development
standards for courtyard two-family homes in Table I, Section 3.5, and adopting Exhibit F that depicts the
master plan for the courtyard two-family homes accessed by courtyard streets limited to Tract F-1, Isles
of Collier Preserve Phase 3, recorded in Plat Book 57, Page 66 of the public records of Collier County.
[Coordinator: Ray Bellows, AICP, Zoning Manager] Commission Districts 1 & 4.
Meeting Date: 07/22/2021
Prepared by:
Title: – Zoning
Name: Laura DeJohn
07/06/2021 2:38 PM
Submitted by:
Title: – Zoning
Name: Mike Bosi
07/06/2021 2:38 PM
Approved By:
Review:
Growth Management Operations & Regulatory Management Kenneth Kovensky Review Item Completed 07/06/2021 4:11 PM
Hearing Examiner (GMD Approvers) Diane Lynch Review Item Completed 07/12/2021 12:36 PM
Zoning Ray Bellows Review Item Completed 07/15/2021 8:32 AM
Zoning Mike Bosi Zoning Director Review Completed 07/15/2021 10:25 AM
Hearing Examiner Andrew Dickman Meeting Pending 07/22/2021 9:00 AM
3.D
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STAFF REPORT
TO: COLLIER COUNTY HEARING EXAMINER
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: JULY 22, 2021
SUBJECT: PL20200002648; ISLES OF COLLIER PRESERVE TRACT F-1, SABAL
BAY MPUD PDI
PROPERTY OWNER/AGENT:
Owner: Minto Sabal Bay, LLC
4400 W. Sample Road 200
Coconut Creek, FL 33073
Agent(s): Jennifer Sapen, AICP
Barraco and Associates, Inc.
2271 McGregor Blvd. 100
Fort Myers, FL 33901
REQUESTED ACTION:
The petitioner requests an insubstantial change to the Sabal Bay Mixed Planned Unit Development
(MPUD) adopted by Ordinance Number 21-04, as amended, by establishing residential
development standards for courtyard two-family homes in Table I, Section 3.5, and adopting
Exhibit F that depicts the master plan for the courtyard two-family homes accessed by courtyard
streets limited to Tract F-1, Isles of Collier Preserve Phase 3, recorded in Plat Book 57, Page 66
of the public records of Collier County.
GEOGRAPHIC LOCATION:
The Sabal Bay PUD is approximately + 2,518.98 acres in sections 23, 24, 25, 26, and 36 township
50 South, Range 25 East, and Section 19, Township 50 South, Range 26 East, Collier County,
Florida. The proposed insubstantial change would only apply to Tract F-1, Isles of Collier Preserve
Phase 3, Folio# 52505036925, approximately +60.48, which abuts Tamiami Trail East and is
accessed by Dominica Drive in Section 19, Township 50 South, Range 26 East, Collier County,
Florida. (See location map on next page)
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PURPOSE AND DESCRIPTION OF PROJECT:
The Sabal Bay MPUD is a mixed planned unit development +2,518.98 acres in size. The MPUD
was amended by Ordinance 21-04 to allow for a maximum of 2,229 dwelling units, 200,000 square
feet of commercial retail uses, 60,000 square feet of office, 250 hotel rooms.
The proposed insubstantial change to the MPUD is to introduce a courtyard two family residential
unit type to the mix of single and multi-family dwelling unit types. The courtyard two family units
are proposed to be limited to Tract F-1 of Isles of Collier Preserve Phase 3, which is +60.48 acres
depicted below. The site abuts Tamiami Trail E. in the eastern portion of the MPUD. The site is
accessed by Dominica Drive internal to the Isles of Collier community.
The proposed Insubstantial Change entails:
• Amendment to the Development Standards Table to establish minimum lot area and
setbacks for this two-family unit type.
• Two new road cross sections in the MPUD Master Plan Exhibit A, Page 4 of 4.
• Nine deviations are proposed within Exhibit “C” of the MPUD to accommodate the unique
configuration; seven deviations (Deviation 20 – 26) are from Section 6.06.00
Transportation Standards and two (Deviation 27 – 28) are from Section 4.07.02 Design
Requirements for Planned Unit Developments.
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The proposed courtyard two family units are intended to provide an alternative lot design currently
not available within the MPUD. The courtyard two family units will be accessed by a right-of-
way described by the petitioner as a 24’ wide courtyard right-of-way. Each courtyard right-of-
way serves a pod of eight units (four sets of two-family units). Two-car garages are proposed to
be set back 3 feet from the courtyard right-of-way. The diagram below is provided on Exhibit “F”
of the proposed amended PUD.
The diagram below is provided on MPUD Master Plan Exhibit A, Page 4 of 4.
Four to eight parking spaces are proposed in each pod subject to access easements for shared use
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in addition to the double garage for each unit. The double garages face each other along the
courtyard right-of-way, with 32 feet of separation per the proposed addition of Note #13 to the
Development Standards Table. Walkways are proposed for each pod, providing access to the main
entrance of each unit.
SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses and zoning classifications for properties
surrounding the boundaries of Tract F-1 proposed for the courtyard two-family units.
North: Tamiami Trail E. R-O-W; Golf Course Zoning District developed with Hibiscus Golf Club
East: Tamiami Trail E. R-O-W; Lely Square CPUD and C-4 Commercial Zoning developed with
commercial centers
South: Canal Drainage Easement and FDOT drainage pond; beyond canal is FPL substation &
Wentworth Estates MPUD undeveloped Preserve Tract and Commercial Tract
West: Dominica Drive, Sabal Bay MPUD developed with two-family residential units
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STAFF ANALYSIS:
Comprehensive Planning: The Future Land Use Element (FLUE) designates the subject site as
Urban, Urban Mixed Use District, Urban Coastal Fringe Subdistrict and is within the Coastal High
Hazard Area. This reduces the base density to a maximum of 3 dwelling units per acre (DU/A).
The proposed density has already been approved with Ordinance 21-04 (0.91 DU/A). The FLUE
states in a section “Coordination of Land Use and Public Facilities”… allow for maximum
utilization of clustering of allowable residential density”. Also stated in FLUE Policy 5.8: Permit
the use of clustered residential development… in order to conserve open space and
environmentally sensitive areas. Because this application is not adding or increasing the density
of the previously approved uses in the Sabal Bay MPUD, it can be found consistent with the Future
Land Use (FLUE) of the Growth Management Plan (GMP).
Conservation and Coastal Management Element: Environmental review staff has found this
project to be consistent with the Conservation & Coastal Management Element (CCME). No
revisions to the environmental portions of the PUD petition are being proposed. The proposal is
consistent with the CCME.
Stormwater Review: Stormwater Management staff has evaluated the proposed changes to the
PUD documents and found no issues with consistency.
Environmental Review: Environmental review staff has found this project to be consistent with the
Conservation & Coastal Management Element (CCME). No revisions to the environmental
portions of the PUD petition are being proposed. The proposal is consistent with the CCME.
Transportation Review: According to the PUD changes and backup materials the proposed
change will have no net increase or decrease in the number of trips generated by this development.
Staff further notes that the current trip cap in section 8.8.E of the PUD document is not changing,
thereby retaining the same maximum number of trips allowed by this development. Based on the
revised PUD, the subject petition request can be found consistent with Policy 5.1 of the
Transportation Element of the Growth Management Plan because there are no additional traffic
impacts resulting from the proposed changes.
Deviation Review
Staff reviewed the requested deviations, which are restated below in italics followed by the
corresponding staff analysis.
Deviation 20 seeks relief from LDC 6.06.01.U which requires street signs and traffic control
devices such as street name signs, speed limit signs, stop signs and stop bars on streets and at
intersections of streets, to provide no street signs or traffic control markings on the courtyard
streets.
Staff recommends denial of Deviation 20. Traffic control devices shall be provided
including the typical addressing signage and stop signs as depicted in Exhibit F-1.
Because the proposed courtyard streets are intended to fulfill the safety and convenience
requirements of the LDC stated below, staff recommends denial of Deviation 20 to
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eliminate standard safety and convenience features of street design such as street signs and
traffic control signs and markings.
The petitioner’s request to provide access to the groupings of 8 fee simple units with a 24-
foot wide “courtyard street” rights-of-way is intended to fulfill the Collier County LDC
requirements for the safety and convenience of every home to have primary access to a
street. Specifically, Section 4.03.08.A.1. provides that:
Access to lots within a subdivision shall be designed to accomplish access
to the lots by use of local streets.
LDC 4.04.01.B also provides that:
Every building hereafter erected or moved shall be on a lot adjacent to a
public street or with actual and legal access to an approved private street,
and all structures shall be so located on lots as to provide safe and
convenient access for servicing, fire protection, and required off-street
parking.
The petitioner notes the example of the multifamily area on Dominica Drive where
multifamily units gain access from a common driveway as justification for the deviation.
The excerpt below from the record drawing set for this arrangement (SDP-
PL20120002038) illustrates how each of the multifamily buildings fronts on a standard
road right-of-way. Two multifamily buildings share a driveway that is approximately 100
feet in length. Each multifamily building contain 3 units, for a total of 6 units accessing
the driveway.
The proposed courtyard streets are different in that each pod of 8 fee simple lots will
include buildings that have no frontage on a standard street; the design results in some
internal buildings that only front on the 24-foot wide courtyard street. Therefore, all
required street names, signage and markings shall be provided including the typical
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addressing signage and stop signs as depicted in Exhibit F-1 of the proposed amended PUD
(see Attachment A).
Deviation 21 seeks relief from LDC 6.06.01.J which prohibits dead end streets without a cul de
sac, to allow 150’ deep courtyard streets without a cul de sac.
Staff does not object to approval of Deviation 21.
The petitioner identifies that dead end roads up to 150 feet in length are allowed by the
Florida Fire Prevention Code. Fire review staff does not object to the deviation to allow
the courtyard street design as depicted on Exhibit “F” of the proposed amended PUD when
limited to 150 feet in length.
Deviation 22 seeks relief from LDC 6.06.01.N which requires a 60’ wide right of way to allow a
24’ wide right of way for courtyard streets.
Staff does not object to approval of Deviation 22, subject to a condition of approval
#1.a that sidewalks be provided within the easements dedicated to the HOA for
common use by residents, and they must be the standard 5 feet in width consistent
with the Physical Elements Detail diagram on Exhibit “F.”
The petitioner proposes 24-foot wide “courtyard street” rights-of-way which they describe
as “functioning as a shared driveway for 8 residential units,” with low traffic generation
and speeds, limited to 150 feet in length. This is a normal width for an alley which
generally serve as a secondary access rather than primary access. Given the proposed
courtyard streets are restricted to serving no more than 8 units, and no more than 150 feet
in length, the unique design of each housing “pod” must be served by sidewalks in
alternative locations within an easement for common use by all residents and not within
the street right-of-way as normally required. To compensate for the reduction in right-of-
way that results in alternative sidewalk locations, the sidewalks serving the homes shall be
provided within the easements dedicated to the HOA for common use by residents, and
they must be the standard 5 feet in width as depicted in the Physical Elements Detail
diagram on Exhibit “F” of the proposed amended PUD (see Attachment A).
Deviation 23 seeks relief from LDC 6.06.01.P which requires street names for all streets to provide
no street names for courtyard streets.
Staff does not object to approval of Deviation 23 subject to the typical addressing
signage for courtyard streets as depicted in Exhibit F-1.
The proposed courtyard streets are intended to fulfill the safety and convenience
requirements of the LDC, the proposed addressing signage for courtyard streets depicted
in Exhibit F-1 of the proposed amended PUD shall be provided.
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Deviation 24 seeks relief from LDC 6.06.01.S which requires all streets to provide curbs to provide
an inverted crown for courtyard streets.
Staff does not object to approval of Deviation 24 to allow the proposed design specific
to courtyard streets that are limited to serving 8 units and limited to 150 feet in length,
subject to a condition of approval #1.b that the inverted crown must be at a minimum
elevation of the 25 year 3 day storm event elevation.
Deviation 25 seeks relief from LDC 6.06.02 which requires a 5-foot wide sidewalk on both of sides
of private rights-of-way, to provide no sidewalk within the courtyard right-of-way.
Staff does not object to approval of Deviation 25, subject to a condition of approval
#1.a that sidewalks be provided within the easements dedicated to the HOA for
common use by residents, and they must be the standard 5 feet in width consistent
with the Physical Elements Detail diagram on Exhibit “F.”
Staff acknowledges that the unique design of each housing “pod” must be served by
sidewalks in alternative locations within an easement for common use by all residents
because they do not fit within the proposed courtyard street right-of-way as normally
required. To compensate for the substandard nature of the courtyard streets that act as the
primary access to these homes, staff recommends as a condition of approval that sidewalks
be provided within the easements dedicated to the HOA for common use by residents, and
they must be the standard 5 feet in width instead of the proposed 4-foot width.
Deviation 26 seeks relief from LDC 6.06.03 which requires streetlights per IES standards for all
streets to provide wall-mounted carriage lights at each garage, and to waive IES standards for
courtyard streets.
Staff does not object to approval of Deviation 26.
The petitioner proposes 24-foot wide “courtyard street” rights-of-way which they describe
as “functioning as a shared driveway for 8 residential units,” with low traffic generation
and speeds, limited to 150 feet in length. Given the proposed courtyard streets are restricted
to serving no more than 8 units, and no more than 150 feet in length, and the petitioner
proposes lighting at each garage, the deviation maybe granted given the small scale nature
of the street.
Deviation 27 seeks relief from LDC 4.05.02.F which prohibits back-out parking into a right-of-
way to allow back-out parking in courtyard streets.
Staff does not object to approval of Deviation 27.
The petitioner proposes 24-foot wide “courtyard street” rights-of-way which they describe
as “functioning as a shared driveway for 8 residential units,” with low traffic generation
and speeds, limited to 150 feet in length. Given the proposed courtyard streets are restricted
to serving no more than 8 units, and no more than 150 feet in length, the deviation maybe
granted given the small scale nature of the street.
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Deviation 28 seeks relief from LDC 4.07.02.F.1 which requires 23’ from right of way to garage
face to allow 3-feet.
Staff does not object to approval of Deviation 28, subject to condition of approval #1.c
that HOA documents include a restriction that no vehicles may park within the
courtyard rights-of-way.
Section 130-66 of the Code of Ordinances of Collier County prohibits stopping, standing
or parking of a vehicle on streets owned or maintained by the county within the
unincorporated area of the county to avoid obstruction of the free, convenient, and normal
use of any public street. The proposed courtyard streets will be privately maintained rights-
of-way for vehicular access by residents, guests, emergency, and service vehicles for eight
individual homes. Designated parking spots are proposed within access easements to
supplement the garage parking within each pod of homes. These parking spots are depicted
on Exhibit “F” of the proposed amended PUD and are noted to be within access easements
and outside the 24-foot wide right-of-way. A restriction to prohibit parking within the
confines of the 24-foot wide right-of-way must be established to limit obstruction of these
narrow rights-of-way.
PLANNED UNIT DEVELOPENT INSUBSTANTIAL CHANGE CRITERIA:
Sections 10.02.13.E.1 and 10.02.13.E.2 of the Land Development Code set forth the criteria by
which insubstantial amendments to a PUD Master Plan and/or minor text changes to a PUD
document are to be reviewed before they can be approved. The criteria and a response to each are
listed below:
LDC Section 10.02.13.E.1 Criteria:
a. Is there a proposed change in the boundary of the PUD?
No, there is no proposed change in the boundary of the PUD.
b. Is there a proposed increase in the total number of dwelling units or intensity of land
use or height of buildings within the development?
No, there is no proposed increase in the number of dwelling units or intensity of land use
or height of buildings within the development.
c. Is there a proposed decrease in preservation, conservation, recreation, or open space
areas within the development in excess of 5% of the total acreage previously
designated as such, or five acres in area?
No, there is no proposed decrease in preservation, conservation, recreation, or open space
areas within the development as designated on the approved Master Plan.
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d. Is there a proposed increase in the size of areas used for non-residential uses, to
include institutional, commercial and industrial land uses (excluding preservation,
conservation or open space), or a proposed relocation of nonresidential land uses?
No, the proposed change is to add development standards for a new type of two-family
residential structure, and the area proposed for the change is designated for residential
development. There would be no increase to the size of areas used for non-residential uses
and no relocation of non-residential uses.
e. Is there a substantial increase in the impacts of the development which may include,
but are not limited to increases in traffic generation; changes in traffic circulation; or
impacts on other public facilities?
No, the proposed change will not result in a substantial increase in impacts of the
development. No increase in intensity is related to the changes requested, and the Traffic
Study provided within the application documents that the associated traffic circulation and
maximum allowable trip counts for the PUD will not be impacted by the request.
f. Will the change result in land use activities that generate a higher level of vehicular
traffic based upon the Trip Generation Manual published by the Institute of
Transportation Engineers?
The proposed change will not result in land use activities which were not accounted for
when the principal uses were originally adopted.
g. Will the change result in a requirement for increased stormwater retention, or
otherwise increase stormwater discharge?
No, the proposed changes will not impact or increase stormwater retention or increase
stormwater discharge beyond that which was already contemplated for the PUD.
h. Will the proposed change bring about a relationship to an abutting land use that
would be incompatible with an adjacent land use?
No. There will be no incompatible relationships with abutting land uses. Tract F-1 where
the two-family housing type is proposed is currently designated for residential
development. The project will continue to provide the required buffers and preserve as
mandated by the Sabal Bay MPUD.
i. Are there any modifications to the PUD Master Plan or PUD Document or
Amendment to a PUD Ordinance which is inconsistent with the Future Land Use
Element or other elements of the Growth Management Plan or which modification
would increase the density of intensity of the permitted land uses?
No. Comprehensive Planning staff determined the proposed changes to the PUD
Document would be consistent with the FLUE of the GMP. Both environmental and
transportation planning staff reviewed this petition, and no changes to the PUD Document
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are proposed that would be deemed inconsistent with the CCME or the Transportation
Element of the GMP. This petition does not propose any increase in density or intensity
of the permitted land uses.
j. The proposed change is to a PUD District designated as a Development of Regional
Impact (DRI) and approved pursuant to Chapter 380.06, Florida Statues, where such
change requires a determination and public hearing by Collier County pursuant to
Sec. 380.06 (19), F.S. Any change that meets the criterion of Sec. 380.06 (19)(e)2., F.S.,
and any changes to a DRI/PUD Master Plan that clearly do not create a substantial
deviation shall be reviewed and approved by Collier County under Section 10.02.13
of the LDC.
N/A. The Sabal Bay MPUD is no longer a DRI. Abandonment of the DRI was approved
by Resolution 05-396.
k. Are there any modifications to the PUD Master Plan or PUD document or
amendment to a PUD ordinance which impact(s) any consideration deemed to be a
substantial modification as described under Section(s) 10.02.13 E.?
Based upon the analysis provided above, the proposed change is not deemed to be
substantial.
LDC Section 10.02.13.E.2 Criteria:
LDC Subsection 10.02.13.E.2 also requires an evaluation of the findings and criteria
used for the original PUD application.
See Attachment B for the Findings for PUD rezoning associated with the original PUD
application, PUDZ-A-2004-AR-6126 PUDR. The proposed changes do not affect the
analysis and findings of the original PUD rezoning approved by Ordinance 05-59.
NEIGHBORHOOD INFORMATION MEETING (NIM) & PUBLIC NOTICE:
The NIM was held on April 14, 2021 at the Isles of Collier Preserve Clubhouse. Fourteen members
of the public signed the sign-in sheet at the meeting, and additional attendees joined remotely via
Zoom. See Attachment C for all backup documentation. During the NIM, attendees inquired about
the quality of the interior and exterior building components, which the applicant said would be
unique and in keeping with character of the Isles of Collier Preserve including concrete tile roofs
and brick paver drives. The applicant also stated that rental rules and regulations will be consistent
with those that exist for the Isles of Collier Preserve HOA. In response to questions about the line
of site at the project entrance from Dominica Drive, the applicant said traffic and vegetation
conflicts will be evaluated as part of ongoing community maintenance initiatives.
Public notice was provided about the July 22, 2021 Hearing Examiner Hearing by posting of a
Public Hearing Notice sign on the property, mailing of notices to owners within 500 feet of t he
subject site, and publication of a newspaper advertisement at least 15 days prior to the hearing.
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RECOMMENDATION:
Staff recommends that the Collier County Hearing Examiner (HEX) approve Petition PDI-
PL20200002648, subject to the following conditions:
1. Deviations 22, 24, 25 and 28 are conditionally approved, provided that:
a. The sidewalks for common use by residents shall be provided within the easements
dedicated to the HOA, and they must be the standard 5 feet in width.
b. For Courtyard Rights-of-Way designed with an inverted crown, the crown must be at
a minimum elevation of the 25-year 3-day storm event elevation.
c. HOA documents must include a restriction that no vehicles may park within the
Courtyard Rights-of-Way.
2. Two well sites, as large as 100'x100' each, are to be reserved on the property per Developer
Commitment 8.5 D.
Attachments:
A) Sabal Bay PUD document with changes in strike underline format
B) Findings of Fact from PUDZ-2004-AR-6126
C) Neighborhood Information Meeting Documentation
D) Applicant’s Backup Materials
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Words underlined are additions; words struck through are deletions.
Sabal Bay MPUD PDI / PDI-PL20200002648 / 2021-06-14
Sabal Bay
A MIXED-USE PLANNED UNIT DEVELOPMENT
2,518.98 ± Acres Located in Sections 23, 24, 25, 26, and 36
Township 50 South, Range 25 East, and
Section 19, Township 50 South, Range 26 East,
Collier County, Florida
PREPARED FOR:
Minto Sabal Bay, LLC
4400 W. Sample Road, Suite 200
Coconut Creek, FL 33073
PREPARED BY:
Barraco and Associates, Inc.
2271 McGregor Boulevard, Suite 100
Fort Myers, FL 33901
And
Richard D. Yovanovich
Coleman, Yovanovich, Koester P.A.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
EXHIBIT “A”
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TABLE OF CONTENTS
PAGE
STATEMENT OF COMPLIANCE AND SHORT TITLE ii
SECTION I LEGAL DESCRIPTION, GENERAL DESCRIPTION
AND DENSITY
1-1
SECTION II PROJECT DEVELOPMENT 2-1
SECTION III RESIDENTIAL (“R”) 3-1
SECTION IV RECREATION/VILLAGE CENTER (“REC/VC”) 4-1
SECTION V COMMERCIAL/OFFICE (“CO”) 5-1
SECTION VI PRESERVE (“P”) 6-1
SECTION VII PUBLIC FACILITIES (“PF”) 7-1
SECTION VIII GENERAL DEVELOPMENT COMMITMENTS 8-1
EXHIBIT A MPUD MASTER PLAN
EXHIBIT B LEGAL DESCRIPTION
EXHIBIT C SCHEDULE OF DEVIATIONS
EXHIBIT C-1 AFFECTED AREA FOR TRACT F-1 DEVIATIONS
EXHIBIT D SIGN PLACEMENT – FLAGPOLE PER PUD
SECTION 2.17.A.6
EXHIBIT E MASTER SITE PLAN FOR R9 TRACT
EXHIBIT F COURTYARD TWO FAMILY SITE PLAN & TYPICAL LOT DETAILS
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STATEMENT OF COMPLIANCE
The purpose of this Section is to express the intent of the applicants, CDC Land Investments, Inc., and
Collier Land Development. Inc., hereinafter referred to as the Owners, to create a Mixed-Use Planned
Unit Development (MPUD) on 2,518.98 ± acres of land located in Sections 23, 24, 25, 26, and 36,
Township 50 South, Range 25 East, and Section 19, Township 50 South, Range 26 East, Collier County,
Florida. The name of this MPUD shall be Sabal Bay. The development of Sabal Bay will be in
compliance with the planning goals and objectives of Collier County as set forth in the Growth
Management Plan (GMP). The development will be consistent with the GMP goals, objectives and
policies, and other applicable regulations for the following reasons:
1. The subject property is within the Urban Coastal Fringe Sub-District as identified on the Future
Land Use Map of the Future Land Use Element (FLUE). The purpose of the Urban Coastal
Fringe Sub-District is to provide for a variety of residential and mixed-use developments such
as Planned Unit Developments.
2. a) The proposed residential density of Sabal Bay is 0.91 dwelling units (DUs) per acre, 2,229
units/2,453 acres, which excludes the 50 acres of commercial uses, and the 16 acres of
recreation/village center uses. This density is consistent with the maximum density permitted
by the FLUE Density Rating System and is therefore consistent with FLUE Policy 5.1. The
base density allowed by the FLUE for the entire subject property is four (4) DUs per acre. Due
to the project’s location within the Coastal High Hazard Zone, one (1) dwelling unit is
subtracted from the base density permitting a maximum density of three (3) dwelling units per
acre.
b) In no case shall commercial uses, inclusive of the existing 101,894 square feet of existing
commercial development, exceed the following: 250 hotel rooms; 200,000 square feet of retail;
and, 60,000 square feet of office.
c) The undeveloped and developed commercial acreage is consistent with the provisions of the
FLUE as it is located within Activity Center# 17 at US 41 and Thomasson Drive .
d) Commercial uses within the Recreation/Village Center District are consistent with FLUE
Map -11, which identifies existing zoning consistent with the FLUE by Policies 5-9, 5-10, 5-
11, and 5-12. Moreover, the area and allowable uses within the Recreation/Village Center
District are consistent with the provisions set forth in Policy 5.1.
3. The Sabal Bay MPUD is compatible with and complementary to existing and future surrounding
land uses as required in Policy 5.4 of the FLUE.
4. Improvements are planned to be in compliance with the LDC as set forth in Objective 3 of the
FLUE.
5. The development of the Sabal Bay MPUD will result in an efficient and economical extension
of community facilities and services as required in Policy 3.1 of the FLUE.
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6. The Sabal Bay MPUD is planned to incorporate natural systems for water management in
accordance with their natural functions and capabilities as may be required by Objective 1.5 of
the Drainage Sub-Element of the Public Facilities Element.
7. All final local development orders for this project are subject to the Collier County Adequate
Public Facilities Ordinance, Chapter 6 and Chapter 10, of the LDC. Transportation concurrency
is partially vested in that the Owners are entitled to a Certificate of Adequate Public Facilities
for transportation concurrency for 1,766 dwelling units, upon compliance with the provisions
set forth in the Standard Form Collier County Contribution Agreement for Road Impact Fee
Credits dated October 22, 2002, and further amended on April 22, 2008 and June 22, 2010
between Collier Land Development, Inc., Collier Development Corporation, and the Board of
County Commissioners.
8. By virtue of compliance with the provisions of Chapter 6, of the LDC, the project will also
implement, further Objective 2.0 of the FLUE, Objective 1.2 of the Sanitary Sewer Sub-
Element, and Objective 1.5 of the Recreation and Open Space Element.
9. The native vegetation provisions of the Sabal Bay MPUD implement Policy 6.1.1 of the
Conservation Coastal Management Element in that native preserves will be incorporated
into the project design.
10. The development’s commitment regarding the Lely Area Stormwater Improvement
Project (Section 8.6(E) of this Document) is consistent with and furthers Policy 1.3.4 of
the Drainage Sub-element of the Public Facilities Element in that it improves the existing
Lely Canal drainage facility.
SHORT TITLE
This ordinance shall be known and cited as the “SABAL BAY PUD MIXED-USE PLANNED
UNIT DEVELOPMENT ORDINANCE”.
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SECTION I
LEGAL DESCRIPTION, GENERAL DESCRIPTION, AND DENSITY
1.1 PURPOSE
The purpose of this Section is to set forth the legal description of the Sabal Bay MPUD, and to
describe the existing conditions of the property proposed to be developed.
1.2 LEGAL DESCRIPTION
The subject property referred to within this Document as “project site” and “project area”,
is comprised of 2,518.98 ± acres, and located within Sections 23, 24, 25, 26, and 36
Township 50 South, Range 25 East, and Section 19, Township 50 South, Range 26 East,
Collier County, Florida, and is legally described as:
See Exhibit “B”
1.3 GENERAL DESCRIPTION OF PROPERTY
A. The subject property is located in Sections 23, 24, 25, 26, and 36, Township 50 South,
Range 25 East, and Section 19, Township 50 South, Range 26 East, Collier County,
Florida. The property is generally located south of Thomasson Drive, south and west
of U.S. 41, north and west of the Wentworth PUD, and east of the Naples Bay
Intercoastal Waterway in the western portion of Collier County.
B. The zoning classification of the subject property, at the time of the MPUD application
is PUD, RSF-3 - Residential, RSF-3-ST, Residential Special Treatment Overlay, A -
Agriculture, and A-ST - Agriculture Special Treatment Overlay
C. Elevations within the subject property are approximately 8 to 11 feet above MSL.
Finished floor elevations within the Sabal Bay development will be set in accordance
with the FEMA Flood Elevation or SFWMD ERP in effect at the time of development
permitting, whichever is greater.
D. A large portion of the subject property contains native vegetation habitats of varying
quality. The property also contains a significant amount of jurisdictional wetlands. An
Environmental Impact Statement (EIS) has been submitted, pursuant to Subsection
10.02.02(A) of the LDC, and provisions for on-site preservation of higher quality
wetlands, interspersed with uplands, are incorporated into the design of the conceptual
master plan, and overall water management system. The Sabal Bay MPUD contains
a wide variety of vegetative communities inventoried and mapped in the EIS. The
site has been designed to provide for onsite protection of habitat for listed species.
E. The soil types on the subject property include a variety of hydric and non-hydric soils
listed in EIS.
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F. The subject property is located within the Lely Main Canal, Lely Manor Canal and
Miscellaneous Coastal drainage basins.
G. A portion of the subject property is located within the City of Naples Water Service
District.
H. The subject property is partially developed pursuant to the January 7, 2002 Preliminary
Development Agreement (PDA) with the State of Florida’s Department of Community
Affairs to allow development on 83 acres of the property within Collier County.
1.4 DENSITY
A. A maximum of 2,229 residential dwelling units may be constructed in the total
project area. The gross project area, excluding commercial/office (C/O)
development and Village Commercial (REC/VC) is approximately 2,453 acres.
The gross project density shall be a maximum of 0.91 dwelling units per acre.
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SECTION II
PROJECT DEVELOPMENT
2.1 PURPOSE
The purpose of this Section is to generally describe the plan of development for the Sabal Bay
MPUD, and to identify relationships to applicable County ordinances, policies, and procedures.
2.2 GENERAL DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES
A. The Sabal Bay MPUD will be a mixed-use planned unit development. The MPUD will
incorporate residential, commercial, recreational, and preserve land uses. The
northeastern portion of the property along US 41 is located within Activity Center #17
and shall allow for commercial/office uses. There currently exists 101,894 square feet
of retail development within the MPUD authorized to be constructed pursuant to a PDA
between Collier Development Corporation and the State of Florida Department of
Community Affairs. The other uses shall be distributed throughout the remainder of the
MPUD property, as set forth on the MPUD Master Plan (Exhibit A).
Access to the property shall be from East Tamiami Trail (US 41), Thomasson Drive,
Hamilton Avenue and Bayshore Drive.
The project will be served with centrally provided potable water, sanitary sewer,
electric power, and telephone. Additional services shall be provided as deemed
appropriate.
B. The MPUD Master Plan is illustrated graphically as Exhibit “A”. A Land Use Summary
indicating approximate land use acreages is shown on the Plan. The Master Plan is
conceptual, and the location, size, and configuration of individual, residential,
commercial, recreational areas, water management features, and tract development
areas shall be determined at the time of site development plan (SDP) and/or subdivision
plat approval.
2.3 COMPLIANCE WITH COUNTY ORDINANCES
A. Regulations for development of the Sabal Bay MPUD shall be in accordance with the
contents of this MPUD Ordinance and applicable sections of the LDC (to the extent
they are not inconsistent with this MPUD Ordinance) and the GMP in effect at the
time of issuance of any development order to which said regulations authorize the
construction of improvements, such as but not limited to subdivision plat, SDP,
excavation permit and preliminary work authorization. Where these MPUD regulations
fail to provide developmental standards, then the provisions of the most similar district
in the LDC shall apply.
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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.
C. Development permitted by the approval of this MPUD shall be subject to the Adequate
Public Facilities Ordinance, Section 6.02.00 and Section 10.02.07 of the LDC. At this
time, 1,766 residential units are vested for transportation concurrency pursuant to the
terms of the Standard Form Collier County Contribution Agreement for Road Impact
Fee Credits dated October 22, 2002, and amended April 22. 2008 and June 22, 2010,
between Collier Land Development, Inc., Collier Development Corporation, and the
Board of County Commissioners. In addition, 101,894 square feet of commercial
development exists within the MPUD boundary.
D. Unless modified, waived or excepted by this MPUD or by subsequent request, the
provisions of other sections of the LDC remain in effect with respect to the
development of the land which comprises this MPUD.
E. All conditions imposed herein or as represented on the Sabal Bay Master Plan are part
of the regulations that govern the manner in which the land may be developed.
F. The Subdivisions Division of the LDC (Section 10.02.04 and Appendix B) shall apply
to the Sabal Bay MPUD, except where an exemption or substitution is set forth herein
or otherwise granted pursuant to Subsection 10.02.02(B) of the LDC.
G. The Site Development Plans Section of the LDC (10.02.03) shall apply to the Sabal
Bay MPUD, except where an exemption is set forth herein or otherwise granted
pursuant to Subsection 10.02.03(B) of the LDC.
H. Recognizing that the MPUD Master Plan does not designate specific dwelling unit
types, the type of dwelling unit which characterizes the initial development of any
platted tract or phase of a platted tract shall be carried out throughout the development
of that tract or phase.
I. The project shall be monitored through the PUD monitoring process on an annual basis
and during SDP and/or subdivision plat review process, as may be applicable.
2.4 ROADWAYS
A. Roadways within the Sabal Bay MPUD shall be privately and/or CDD owned and
maintained, except for Thomasson and Cardinal Way, which will be public roads.
Standards for roads shall be in compliance with the applicable provisions of the LDC
regulating subdivisions, unless otherwise modified, waived or excepted by this
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MPUD or approved during subdivision plat approval. The Owners reserve the right to
request substitutions to design standards in accordance with Subsection 10.02.04(A)(3) of
the LDC. The Owners retain the right to establish gates, guardhouses, and other access
controls as may be deemed appropriate by the Owners on all internal and privately owned
and maintained project roadways.
B. Roadways within the Sabal Bay MPUD shall be designed and constructed in
accordance with Chapter 10 of the LDC with the following substitutions:
1. Streets and access improvements
a. Street Right-of-Way Width: At the discretion of the Owners, the minimum
right-of-way width to be utilized for local streets and cul-de-sacs may be fifty
feet (50’), a deviation from LDC Subsection 6.06.01(0) that requires rights-of-
way for local roads to be at least sixty feet (60’). Drive aisles serving multi-
family tracts shall not be required to meet this standard. Additionally, in specific
cases where development roadways cross potential wetland or upland
preserves, the Owners shall have the ability to reduce the required right-of-way
width below the current 50-foot minimum to a width of no less than 40 feet.
b. Dead-end Streets: Cul-de-sacs may exceed a length of one thousand feet
(1,000’), a deviation from LDC Subsection 6.06.0l(J) that limits cul-de-sacs to
1,000 feet.
c. Reverse Curves: Tangents between reverse curves are not required for any local
street design in this MPUD. A deviation from Section III, Exhibit “A”, Design
Requirements for Subdivisions C.13.j. of the Administrative Code for Collier
County Construction Standards Manual adopted through Ordinance No. 2004-
66.
d. In specific cases where development roadways cross potential wetland or
upland preserves, the Owners shall have the ability to utilize rip-rap back slope
treatment with a slope no steeper than 2:1, and for a maximum height of 36
inches for the length of the roadway crossing, a deviation from Section
4.06.05.j. Owners may utilize structural retaining wall to minimize potential
wetland or upland impacts for backfill elevations exceeding 36 inches in height
for the length of the roadway crossing. In these specific cases, a guard rail
system designed to withstand vehicular impact will be provided.
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2.5 SIDEWALKS/BIKEPA THS, BIKE LANES
A. Sidewalks: All privately and/or CDD owned roads internal to the Sabal Bay MPUD
shall have a minimum five foot (5’) wide sidewalk on both sides of the street as
illustrated on Exhibit A, or a minimum ten foot (10’) wide pathway on one side of the
street which may meander in and out of the right-of-way. This constitutes a deviation
from LDC Subsection 6.06.02.A which requires arterial and collector roadways to
provide a six foot (6’) wide sidewalk on both sides of the street.
B. Pursuant to Chapter 6.06.02 of the LDC, sidewalks/bike paths shall be permitted
as follows:
1. An internal pedestrian walkway system is permitted within drainage
easements. Where such a pedestrian system is provided, no sidewalk
shall be required adjacent to the right-of-way serving the adjacent
residential tract.
2. Sidewalks may be located outside platted rights-of-way when located
within a separate sidewalk easement.
3. Sidewalks may be located within landscape buffers and/or easements;
however, the landscape buffer shall be increased in width by an amount
equal to the encroachment at the point of encroachment.
2.6 LAKE SETBACK AND EXCAVATION
The lake setback requirements described in Section 22-122(l) of the Collier County Code of
Laws and Ordinances may be reduced subject to the provisions established in Section 22- 122(l)
of the Collier County Code of Laws and Ordinances. All lakes greater than two (2) acres may
be excavated to the maximum commercial excavation depths set forth in Section 22-122(3) of
Collier County Code of Laws and Ordinances, and subject to permit approval from the South
Florida Water Management District. Removal of fill and rock from the Sabal Bay MPUD
shall be administratively permitted to an amount up to ten (10) percent (20,000 cubic yards
maximum), unless the project is issued a commercial excavation permit.
2.7 FILL STORAGE
Fill storage is generally allowed throughout the Sabal Bay MPUD. Fill may be transported and
stockpiled within areas that have been disturbed or farmed. Prior to stockpiling in these
locations, the Owners shall notify the County Manager or his designee and shall demonstrate
compliance with the following standards:
1. Stockpile maximum slope: 2:1
2. Stockpile maximum height: Thirty Feet (30’)
3. Fill storage in excess of six feet (6’) in height shall be located no closer than one
hundred feet (100’) from any existing residential unit or residential unit under
construction. This excludes fill storage areas associated with the Lely Area
Surface Drainage Improvements Project.
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4. Soil erosion control shall be provided in accordance Subsection 10.02.02.C of
the LDC.
5. Stockpiles with side slopes greater than 4:1 shall be fenced with childproof
fencing.
2.8 USE OF PRIVATE AND/OR CDD RIGHTS-OF-WAY
Utilization of lands within all project rights-of-way for landscaping, decorative entranceways,
and signage shall be allowed subject to review and administrative approval by the Collier
County Engineering Director for engineering and safety considerations during the development
review process and prior to any installations.
2.9 MODEL HOMES/SALES CENTERS/SALES OFFICES/CONSTRUCTION OFFICES
A. Models, sales/rental centers and other uses and structures related to the promotion and
sale, resale, and/or rental of real estate and sports memberships such as, but not limited
to, pavilions, viewing platforms, gazebos, tents, parking areas, and signs, shall be
permitted principal uses throughout the Sabal Bay MPUD subject to the requirements
of Chapters 4.05.00, 4.06.00, 5.06.00 and 5.04.04 of the LDC. Such temporary use
permits shall be valid through the life of the project with no extension of the temporary
use permit required.
B. Temporary use permits for sales centers, and model homes may be approved
subsequent to zoning approval. Temporary use permit applications, and, where
required, associated SDP or site improvement plan (SIP) application(s) for residential
models, shall be submitted, and approved pursuant to Chapters 4.05.00, 4.06.00,
5.06.00, and 5.04.04 of the LDC, with applications for the subdivision plat. The
location of the model units within a future platted lot shall be depicted on the SDP or
SIP, as the case may be. All model units shall be located on lots that will be platted
through subsequent development order approvals, and shall comply with all
development standards applicable to said lots.
C. Temporary uses for sales centers may be serviced by temporary well and septic
systems.
D. A portion (no more than 1/3 of the gross floor area), of the clubhouse facilities may
be used as a temporary sales facility to be utilized to market residential products,
including the re-sale of residences within the boundaries of the Sabal Bay MPUD and
sports club memberships.
2.10 CHANGES AND AMENDMENTS TO MPUD DOCUMENT OR MPUD MASTER
PLAN
Changes and amendments may be made to this MPUD Ordinance, MPUD Master Plan as
provided in LDC Subsection 10.02.13.E. Minor changes and refinements as described in
Section 8.3 C of this Document, may be made by the Owners in connection with any type of
development or permit application required by the LDC.
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2.11 COMMON AREA MAINTENANCE
Common area maintenance shall be provided by a Community Development District
(CDD) established pursuant to Chapter 190, Florida Statutes, or by a property owners’
association. For those areas not maintained by a CDD, the Owners will create a property
owners’ association or associations, whose functions shall include provisions for the
perpetual maintenance of common facilities and open spaces. The CDD, or the property
owners’ association, as applicable, shall be responsible for the operation, maintenance, and
management of the surface water and stormwater management systems.
2.12 LANDSCAPE BUFFERS, BERMS, FENCES AND WALLS
Landscape buffers, berms, fences and walls are generally permitted as a principal use
throughout the Sabal Bay MPUD. The following standards shall apply:
A. Landscape berms shall have the following maximum side slopes:
1. Grassed berms: 4:1
2. Ground covered berms:
a. Perimeter: 3:1
b. Internal to project: 3:1
3. Other slope stabilizing materials and landscape features, including natural
or manmade rock features and geotextile mats, where necessary, excluding
rip rap: 1:1
4. Structural walled berms: vertical
B. Fence or wall maximum height:
1. Perimeter fences or walls and fences and walls separating commercial
uses in the CO1, CO2, and C03 areas from residential areas shall be permitted
at a height of up to eight feet (8’), on top of a berm of up to four feet (4’). This
constitutes a deviation from Subsection 5.03.02.C of the LDC.
2. All other fences or walls shall not exceed a height of six feet (6’) as
measured from the finished floor elevation of the nearest residential
structure. Fences or walls constructed on a landscaped berm shall not
exceed a height of six feet (6’), as measured from the top of the berm and
the combination of berm and fence shall not exceed eight feet (8’), as
measured from existing grade.
3. Entrance features, which are an integral part of security and access control
structures such as gatehouses and control gates, shall be subject to the height
limitations for principal residential structures, not to exceed 35 feet.
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C. Pedestrian sidewalks and/or bike paths and utilities may be allowed in landscape
buffers. Where such structures or features are located in the required landscape buffer,
the landscape buffer shall be increased in width equal to the encroachment in that
location, as required in Chapter 4.06.02 of the LDC. Water management systems, and
drainage structures, shall be permitted within a required buffer as provided in
Subsection 4.06.02D(4) of the LDC.
D. Preserves may be used to satisfy the landscape buffer requirements after exotic
vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1.
Supplemental plantings with native plant materials shall be in accordance with LDC
section 3.05.07.
2.13 DESIGN GUIDELINES AND STANDARDS
A. The Collier County Planned Unit Development District is intended to encourage
ingenuity, innovation and imagination in the planning, design and development or
redevelopment of relatively large tracts of land under unified ownership or control, as
set forth in Policy 5.6 of the FLUE of the Collier County GMP.
B. The Sabal Bay MPUD is a planned community and shall be developed under
unified control. The Owners will establish design guidelines and standards to
ensure a high and consistent level of quality for residential units and related
community features and facilities such as landscapes, hardscapes, waterscapes,
signage, lighting, pedestrian systems, bicycle paths, pavement treatments, roadway
medians, fences, walls, buffers, berms and other similar facilities.
2.14 GENERAL PERMITTED USES
Certain uses shall be considered general permitted uses throughout the Sabal Bay MPUD
except in the Preserve Area. General permitted uses are those uses which generally serve the
Owners and residents of the Sabal Bay MPUD and are typically part of the common
infrastructure or are considered community facilities.
A. General Permitted Uses:
1. Water management facilities and related structures.
2. Irrigation treatment and distribution facilities.
3. Temporary sewage treatment facilities.
4. Lakes including lakes with bulkheads or other architectural or structural bank
treatments.
5. Guardhouses, gatehouses, and access control structures.
6. Community and neighborhood parks, recreational facilities.
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7. Temporary construction, sales, and administrative offices for the Owners and Owners’
authorized contractors and consultants, including necessary access ways, parking areas
and related uses.
8. Landscape features including, but not limited to, landscape buffers, berms, fences and
walls subject to the standards set forth in Section 2.12 of this Document.
9. Outside storage areas for recreational vehicles, trailers, and similar uses for the use by
the project’s residents and guests, excluding boats, in the R5 area only. If this use is
provided, the Owners shall install an eight-foot (8’) high wall or fence on top of a four-
foot (4’) berm for screening/buffering purposes prior to any storage use.
B. Development Standards:
Unless otherwise set forth in this Document, the following development standards
shall apply to structures:
1. Setback from back of curb or edge of pavement of any road - Twelve feet
(12’) except for guardhouses, gatehouses, and access control structures
which shall have no required setback.
2. Setback from MPUD boundary: See Table I, Section III, Development
Standards.
3. Minimum distance between unrelated structures -Ten feet (10’)
4. Maximum height of structures - See Table I, Section III Development
Standards.
5. Minimum floor area- None required.
6. Minimum lot or parcel area - None required.
7. 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 SDP approval.
2.15 OPEN SPACE REQUIREMENTS
The Collier County LDC requires that mixed-use residential projects maintain open space at a
minimum of 30% of the entire MPUD. The MPUD Master Plan identifies preserves, lakes,
recreation tracts, including buffers as open spaces. These areas, in conjunction with open space
areas included within the residential areas, will satisfy the 30% open space requirements of
Subsection 4.02.0lB of the LDC for mixed-use developments.
2.16 NATIVE VEGETATION RETENTION REQUIREMENTS
Pursuant to Policy 6.1.1 of the Conservation and Coastal Management Element of the
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Collier County GMP, and Section 3.05.07 of the Collier County LDC, a minimum of
563.01 acres (25% of the 2,252.02 ± acres of native vegetation on site) is required to be
retained or replanted. For the purposes of this MPUD, the Preserve Tracts, which equal
59% ± (1,332 acres) of the 2,252.02 ± acres of native vegetation occurring on site, will
fully satisfy the native vegetation requirements of Collier County. No other vegetation
relocation or revegetation is required.
Of the 2,518.98 ± acres on the project site, 266.96 ± acres are not considered habitats with
native vegetation present. Those habitats not included as native vegetation habitats include
commercial uses, open water, cleared lands, agricultural lands and 0.92 acres of Tract R9
addition. Of the remaining habitat types, exotic plant species coverage was not evaluated
according to canopy coverage alone; therefore, these habitats are not excluded from the
native vegetation preservation requirement pursuant to Policy 6.1.1 of the Conservation
and Coastal Management Element of the GMP. Since the on-site preserve will exceed the
GMP requirement, the applicant has elected not to further evaluate native habitats on-site
to exclude them from this requirement.
2.17 SIGNAGE
A. GENERAL
All signs shall be in accordance with Section 5.06.00 of the LDC except in the following
instances.
1. Two ground or wall entrance signs shall be allowed at the entrance to each
individual residential tract, shall be limited in size to 60 square feet each and
shall not exceed a height of 6 feet as measured from finished grade. These
signs shall not contain more than the project name of the individual tract, the
main project name or any major use, the insignia or motto of the project and
the Owners’ name and logo. Said signs shall be located so that they are
visible only internal to the Sabal Bay MPUD. This constitutes a deviation
from Subsection 5.06.02.B.6 of the LDC, which limits such signs to 64
square feet.
2. Two ground signs are permitted for each project entrance (on US 41,
Thomasson Drive, Hamilton Avenue and Bayshore Drive), and shall be
allowed in addition to other signage allowed by Section 5.06.00 of the LDC.
Each of these permitted signs shall be limited to 120 square feet in area and
shall only contain the name of the project or any major use, insignia or motto
of the entire development, and the Owners’ name and logo and shall be
architecturally compatible with the landscape buffer along the project
boundaries and the common architectural theme of the entire project. This
constitutes a deviation from LDC Section 5.06.02 and 5.06.04 which limits
such signs to 64 square feet.
3. Boundary marker monuments containing project identification signs designed to
identify the project, or any major use within the project, shall be permitted in
locations depicted on the MPUD Master Plan (Exhibit “A”). The sign face
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area for such boundary markers shall not exceed 64 square feet in area and shall
not exceed the height or length of the monument on which it is located. If the
sign is two-sided, each sign shall not exceed 64 square feet in area. Each sign
shall only contain the main project name, insignia or motto of the entire
development, and the Owners’ name and logo.
4. In the case of commercial development within the REC/VC District, which is
internalized within the MPUD, and in consideration of mixed-use and/or neo-
traditional development, signage may vary from the requirements of Chapter
5.06.00 of the LDC.
5. Traffic signs, such as street signs, stop signs, speed limit signs, internal
directional signs, and the like, shall be designed to reflect a common
architectural theme. The placement and size of such signs shall be in
accordance with the LDC, or other applicable County regulations.
6. Project identification flagpoles may be located throughout project. Internal
project identification flagpoles must be located on light poles, shall not exceed
8 square feet (34” height, 30” width), and must be setback a minimum of 20’
from a public right of way. Flagpole sign, text and graphical representation may
be altered from what is shown on Exhibit “D”, Signage Plan and Single Family
Lot Detail. Future development phases will follow similar intensities and
frequency as the sign placement represented on Exhibit “D”. [Approved in
HEX Decision No. 14-08]
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SECTION III
RESIDENTIAL
3.1 PURPOSE
The purpose of this Section is to identify permitted uses and development standards for areas
within the Sabal Bay MPUD designated on the Master Plan as “R”, Residential.
3.2 MAXIMUM DWELLING UNITS
A maximum of 2,229 approved residential dwelling units may be constructed on lands
designated “R” Residential on the MPUD Master Plan. For purposes of project density, 4
ALF/CCRC units shall constitute 1 residential dwelling unit. However, the maximum density
on tract R/8 is limited to 390 dwelling units.
3.3 GENERAL DESCRIPTION
Areas designated as “R,” Residential, on the Master Plan are designed to accommodate a full
range of residential dwelling types, general permitted uses as described by Section 2.14 of this
Document, a full range of recreational facilities, essential services, and customary accessory
uses.
The approximate acreage of the area designated as “R”, Residential, is indicated on the MPUD
Master Plan. This acreage is based on conceptual designs and is approximate. Actual acreages
of all development tracts will be provided at the time of SDP, or subdivision plat approvals, in
accordance with Sections 10.02.03 and 10.02.04 of the LDC. Residential tracts are designed to
accommodate internal roadways, open spaces, and other similar uses found in residential areas.
3.4 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. Principal Uses:
1. Single family attached and detached dwellings, townhomes.
2. Single family and zero lot line dwellings.
3. Two-family and duplex dwellings.
4. Multi-family dwellings including mid-rise, coach home and garden apartments.
Multi-family buildings are limited to a maximum building height of 50 feet
measured as set forth in the LDC Section 1.08.02 Definitions “building,
zoned height of”, except that within tract R4, depicted on Exhibit “A”, multi-
family buildings shall be permitted up to a height of 10 residential floors over
parking, not to exceed a zoned height of 150 feet”, and an actual height of 165
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feet. Multi-family is prohibited in the R9 Tract.
5. Timeshares, which shall not be counted as temporary lodging units but which
shall be counted as residential dwelling units. Timeshares are prohibited in the
R9 Tract.
6. Model homes and model home centers including offices for project
administration, construction, sales and marketing.
7. Assisted living facilities (ALF) and/or continuing care retirement communities
(CCRC) with ancillary medical uses and personal services for residents and their
guests, including but not limited to, beauty salon, bank, pharmacy and
convenience store are permitted as ancillary uses. (Such ancillary medical or
personal service uses shall only be accessed from inside the ALF or CCRC). No
external signage or advertising is permitted in support of these ancillary medical
or personal service uses. As ancillary uses, not intended for utilization by the
general public, such ancillary medical or personal service uses shall be limited in
size and intensity to an amount determined to be necessary to serve the residents
of the ALF or CCRC, their guests, and the facility employees. ALF and/or CCRC
are prohibited in the R2-B, R5, R7, and R9 areas as indicated on the MPUD
Master Plan.
8. Recreational facilities such as parks, playgrounds, and pedestrian/bikeways
A. Accessory Uses and Structures:
1. Accessory uses and structures customarily associated with principal uses
permitted in this District, including swimming pools, spas and screen
enclosures, recreational facilities designed to serve the development and
provide essential services.
2. Community related recreational facilities and structures including clubhouses,
health and fitness facilities, restaurants, cocktail lounges, pools, meeting
rooms, community buildings, playgrounds, playfields, tennis courts, and
similar uses intended to exclusively serve community residents and their
guests.
3. Community maintenance facilities, water management facilities, and utility and
maintenance structures and staff offices.
4. Boardwalks, nature trails, shelters, viewing piers, viewing platforms,
educational signs, kiosks, elevated paths, and docks or platforms for
launching and mooring or storage of non-motorized vessels utilizing
movable storage racks. Electric boats are an allowed accessory use.
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3.5 DEVELOPMENT STANDARDS
B. Table I sets forth the development standards for land uses within the Sabal Bay MPUD
Residential Area. Standards not specified herein shall be those specified in Chapter 5
of the LDC in effect as of the date of adoption of this MPUD Ordinance.
C. The following standards shall be applicable to the proposed ALF or CCRC use. The ALF
or CCRC use is prohibited in the R2-B, R5, R7, and R9 areas depicted on the MPUD
Master Plan. Standards not specified herein shall be those specified in Section 5.05.04
of the LDC in effect as of the date of adoption of this MPUD Ordinance.
1. Minimum Lot Size: 1 acre.
2. Minimum Yard Requirement:
i) Front: one-half ( 1/2) the height of the principal structure
ii) Side: one-half (1/2) the sum of the height of principal structures, except
no setback shall be required from any lake easement.
iii) Rear: one-half (1/2) the height of the principal structure, except that no
setback shall be required from any lake easement.
iv) Setback from U.S. 41: same as height of the principal structure
3. Floor Area Ration: 0.60 FAR.
4. Maximum height: not to exceed a zoned height of 60 feet and an actual height of
75 feet.
5. Any ALF or CCRC constructed along U.S. 41 will provide a Type C buffer, 20
foot wide, opaque within one year, with a six-foot wall, fence, hedge or berm
or combination thereof and two staggered rows of trees spaced no more than 30
feet on center along with a single row shrub. Trees shall be 14 feet tall at time
of planting and shrubs shall be 24 inches tall at time of planting.
D. Site development standards for single family, zero lot line, two-family (including
courtyard), duplex, single family attached and town home uses apply to individual
residential lot boundaries. Multi-family standards apply to platted parcel boundaries,
unless otherwise specified.
E. 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 SDP
approval. Unless otherwise indicated, required yards, heights, and floor area standards
apply to principle structures.
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TABLE I: SABAL BAY MPUD DEVELOPMENT STANDARDS FOR “R” RESIDENTIAL AREA
SETBACK
SINGLE
FAMILY
DETACHED
ZERO
LOT
LINE
TWO
FAMILY/
DUPLEX
COURTYARD
TWO FAMILY
¹²
SINGLE
FAMILY
ATTACHED/
TOWNHOME
MULTI FAMILY/ ¹¹
TIMESHARE
DWELLINGS
(EXCLUDING
TOWNHOUSES)
CLUBHOUSE/
RECREATION
BUILDINGS
ALF
CCRC’S ⁸
PRINCIPLE
STRUCTURES ¹⁰
Minimum Lot
Area 5,000 SF 4,000 SF
3,500 SF
per lot or
unit
3,300 SF 2,600 SF N/A 10,000 SF Per Section
3.5 B
Minimum Lot
Width ² 40’ 35’ 35’ per lot
or unit 35’ 20’ N/A N/A N/A
Front Yard
Setback ⁶ 15’ 15’ 15’ 12’ 14 15’
15’ or .5 BH,
whichever is greater,
and a minimum of 75
feet from the PUD
perimeter boundary
20’ Per Section
3.5 B
Frond Yard Side ⁶
Entry Garage 10’ 10’ 10’ N/A 10’
15’ or .5 BH,
whichever is greater,
and a minimum of 75
feet from the PUD
perimeter boundary
N/A N/A
Rear Yard ¹ 10’ 10’ 10’ 5’ 10’
15’ or .5 BH,
whichever is greater,
and a minimum of 75
feet from the PUD
perimeter boundary
15’ Per Section
3.5 B
Side Yard 5’ 5’ ³ 5’ ³
5’ and 0’ along
the property line
of the shared
wall
5’ ³
15’ or 50% of BH,
whichever is greater
and a minimum of 75
feet from the PUD
perimeter boundary ⁴
10’ Per Section
3.5 B
From Preserve ¹ 25’ 25’ 25’ 25’ 25’ 25’ 25’ 25’
Maximum Height
⁵ 35’ 35’ 35’ 35’ 35’ 50’ above FEMA
elevation ⁵׳⁷ 55’ Per Section
3.5 B
Floor Area
Minimum (SF) 1,200 SF 1,200 SF 1,200 SF 1,200 SF 1,200 SF 700 SF N/A N/A ⁸
Minimum
Distance Between
Principal
Structures ⁴
10’ 10’ 10’ 10’ 13 10’
15’ or .5 SBH,
whichever is
greater ⁴׳⁹
15’ or .5 SBH,
whichever is
greater ⁴
15’ or .5 SBH,
whichever is
greater ⁴
ACCESSORY
STRUCTURES ¹⁰
Front SPS SPS SPS 10’ SPS SPS SPS SPS
Side SPS SPS SPS SPS SPS SPS SPS SPS
Rear 5’ 5’ 5’ 5’ 5’ 5’ 10’ 10’
From Preserve ¹ 10’ 10’ 10’ 10’ 10’ 10’ 10’ 10’
Minimum
Distance Between
Accessory
Structures on
same lot
0’ or 10’ 0’ or 10’ 0’ or 10’ 0’ or 10’ 0’ or 10’ 0’ or 10’ ⁴ 0’ or 10’ ⁴ 0’ or 10’
Minimum
Distance Between
Accessory and
Principal
Structures on
same lot
0’ or 10’ 0’ or 10’ 0’ or 10’ 0’ or 10’ 0’ or 10’ 0’ or 10’ ⁴ 0’ or 10’ ⁴ 0’ or 10’
Maximum Height SPS SPS SPS SPS SPS 50’ SPS 80’
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BH: Building Height - measured as defined in LDC Section 1.08.02 Definitions “building, zoned height of.”
SBH: (Sum of Building Heights): Combined height of two adjacent buildings for the purpose of determining setback requirements.
SPS: Same as Principal Structure
Front yards shall be measured as follows: If the parcel is served by a public or private right-of-way, setback is measured from the
adjacent right-of-way line.
1. Setback from lake easements for all accessory uses and structures may be O feet. Setback from preserve areas shall be 25 feet
for principal structures and 10 feet for accessory structures, or as may otherwise be permitted in accordance with the applicable
provisions set forth in LDC Section 3.05.07.
2. Minimum lot width for cul-de-sac lots consistent with the measurement standards established in the LDC.
3. Zero feet (0’). Where the zero foot (0’) yard option is utilized, the opposite side of the structure or attached structures shall
have a ten (10’) side yard. Where zero lot line development is proposed, a conceptual site plan shall be submitted with the
application for final subdivision plat approval. The conceptual site plan shall depict the proposed location of dwelling units
and the required setbacks.
4. Distance between principal and accessory structures for multi-family development: Where common architectural themes are
utilized for a common development tract, distances between principal structures may be reduced subject to Fire District
approval at the time of site plan review. In no case shall the distance between principal structures be less than 10 feet or .25
SBH, whichever is greater. A common architectural theme shall be demonstrated during SDP review through submittal of
drawings and renderings depicting common signage, common entry design features, common landscape and landscape
features, and common architectural building design features.
5. Building height is measured as set forth in LDC Section 1.08.02 Definitions “building, zoned height of.” Actual height
of structures in Single Family Detached, Zero Lot Line, Two Family/Duplex, and Single Family Attached/Townhome
categories shall not exceed forty-five feet (45’). Multi-family/timeshare structures within Tracts- R4, as depicted on the
MPUD Master Plan (Exhibit “A”) shall have a maximum height of 10 residential floors over parking, not to exceed 150
feet of zoned height as measured pursuant to LDC Section 1.08.02 Definitions “Buildings, zoned height of”, and a
maximum actual height of 165 feet.
6. Front loading garages shall have a minimum front yard setback 23 feet, as measured from the back of sidewalk. Side loaded
garages may be located less than 23 feet from the back of sidewalk provided that the driveway design allows for parking of
vehicles so as not to interfere with or block the sidewalk. 7. 50 feet for R8. 8. Standards not specified herein shall be those specified in Section 5.05.04 of the LDC in effect as of the date of adoption of this MPUD Ordinance. There is no minimum floor area established for an ALF or CCRC; however, the maximum floor area ratio (FAR) is .60. The ALF/CCRC use is prohibited in the R2-B, R5, R7, and R9 areas.
9. Minimum separation between parking decks under mid-rise structures shall not be less than 60 feet.
10. In no instance shall a structure encroach into a required landscape buffer, other than those structures permitted to be
located within a landscape buffer in accordance with LDC applicable provisions in effect at the time or permitting.
11. The Multi-family use is prohibited in the R9 Tract.
12. Courtyard two family units only permitted in Tract F-1, Isles of Collier Preserve Phase 3, recorded in Plat Book 57, at
Page 66, of the Public Records of Collier County, Florida. A maximum of eight units may access the courtyard right-
of-way.
13. Garage faces shall have a minimum 32’ separation.
14. Courtyard two family units which provide 2 parking spaces within an enclosed garage per unit and provide for guest parking
other than in private driveways may reduce the front yard requirement abutting a courtyard right of way to 3 feet for the
garage.
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SECTION IV
RECREATION VILLAGE CENTER
4.1 PURPOSE
The purpose of this section is to identify permitted uses and development standards for areas
within the Sabal Bay MPUD designated on the Master Plan as REC/VC, “Recreation Village
Center.”
4.2 GENERAL DESCRIPTION
The approximate acreage of the REC/VC Tract is indicated on the Master Plan. This acreage
is based on conceptual designs and is approximate. Actual acreages of all development tracts
will be provided at the time of SDP or subdivision plat approvals in accordance with Section
10.02.03 and Section 10.02.04 of the LDC. The REC/VC area shall accommodate a variety
of recreational, water management, open space, commercial uses, including temporary lodging
establishments, as well as customary accessory uses associated with the permitted principal
use, and essential services.
The REC/VC Subdistrict shall not be subject to the conditions, limitations or restrictions set
forth in Chapter 4.07.04 of the LDC. The commercial uses identified within this subdistrict are
permitted pursuant to FLUE Map 11 that establishes exempt commercial areas within the
boundaries of the MPUD which have been determined to be consistent by policy (FLUE Policy
5.9). Regardless of the ultimate mix of uses, in no case shall this MPUD exceed thresholds in
Statement of Compliance 2.b). The Owners shall provide the County with incremental
development information, including the aggregate commercial square footage within the
REC/VC Tract and within the PUD in total, as required during the annual PUD monitoring
process, and through the SDP and/or subdivision plat application submittal process.
4.3 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. Recreational facilities and structures such as, but not limited to, pools, tennis
courts, health and fitness facilities, clubhouses, pro shops, meeting rooms,
community buildings, playgrounds, playfields, docks, and electric boats.
2. Commercial banks (Groups 6021-6029 drive-through facilities are prohibited).
3. Real estate agents and managers for property within PUD only (Group 6531).
4. Hardware store only- 2,500 square feet, maximum floor area (Group 5251).
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5. Variety stores-2,500 square feet maximum floor area (Group 5331).
6. Miscellaneous general merchandise stores, except catalog showrooms - 2,500
square feet maximum floor area (Group 5399).
7. Grocery stores, 10,000 square feet maximum floor area (Group 5411).
8. Fish, meat, and seafood markets only (Group 5421).
9. Fruit and vegetable markets (Group 5431).
10. Retail bakeries (Group 5461).
11. Coffee stores and health food stores only - 2,500 square feet maximum floor
area (Group 5499).
12. Gasoline service stations, except truck stops (Group 5541).
13. Apparel and accessory stores - 2,500 square feet maximum floor area (Groups
5611-5661).
14. Record and prerecorded tape stores (Group 5735).
15. Eating places, except caterers and industrial and institutional food service
establishments, dinner theaters, drive-in restaurants and restaurants with drive-
through facilities (Group 5812).
16. Liquor stores (Group 5921).
17. Gift, novelty, and souvenir shops (Group 5947).
18. Sewing, needlework, and piece goods stores (Group 5949).
19. Florists (Group 5992).
20. Agents for laundries and drycleaners only (Group 7212).
21. Coin-operated laundries and drycleaning (Group 7215).
22. Diaper service, and garment alteration and repair shops only (Group 7219).
23. Beauty shops, except beauty schools and cosmetology schools (Group 7231).
24. Barber shops, except barber colleges (Group 7241).
25. Depilatory salon, electrolysis, massage parlor, shopping services for
individuals, and tanning salons only (Group 7299).
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26. Housekeeping and maid services only (Group 7349).
27. Videotape rental (Group 7841).
28. Physical fitness facilities (Group 7991).
29. Offices and/or clinics of physicians, and offices and/or clinics of dentists.
(Groups 8011-8021).
30. Offices and clinics of chiropractors (Group 8041).
31. Establishments operating primarily to provide temporary lodging such as hotels
or motels as defined under Industry Group 7011 in the Standard Industrial
Classification Manual. Within the REC/VC Subdistrict, up to 150 temporary
lodging units may be developed. Those temporary lodging units may be
developed as typical hotel or motel units or may be developed as independent
detached or attached units constructed so as to appear like residential dwelling
units of various types (No more than 250 temporary lodging units shall be
permitted within the entire MPUD).
32. Timeshares, which shall not be counted as temporary lodging units but which
shall be counted as residential dwelling units.
33. Miscellaneous Retail Stores, not elsewhere provided for above (Groups 5699,
5999), whether accessory to a hotel, motel, clubhouse, or independent.
34. Open space uses, and structures such as, but not limited to, boardwalks,
nature trails, bikeways, landscape nurseries, gazebos, fishing/observation
pier, picnic areas, fitness trails, and shelters.
35. Carwashes (Group 7542)
36. United States Postal Service (Group 4311)
B. Permitted Accessory Uses and Structures
1. Customary accessory uses or structures incidental to recreation and village
center areas and, or facilities, including structures constructed for purposes
of maintenance, storage or shelter with appropriate screening and
landscaping.
2. Accessory uses and structures customarily associated with the permitted
principal uses and structures, including, but not limited to:
a. Parking facilities and signage
b. One caretaker’s residence
c. Temporary licensed uses such as art festivals, displays, outdoor
gatherings or performances and outdoor food markets.
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4.4 DEVELOPMENT STANDARDS
A. Minimum Yard Requirements:
1. Front Yard: Twenty-five feet (25’).
2. Side Yard: Fifteen feet (15’).
3. Rear Yard: Fifteen feet (15’).
4. Proposed structures located adjacent to a lake may have no setback from the
lake maintenance easement. No structures are permitted in the required 20- foot
lake maintenance easement.
5. Principal and accessory structure setbacks from Preserve Area
i) Principal structure: Twenty-five feet (25’)
ii) Accessory structure: Ten feet (10’)
B. Exterior lighting shall be arranged in a manner which will protect roadways and
residential properties from direct glare or unreasonable interference.
C. Maximum height of structures - Fifty feet (50); except clock towers or similar
architectural features, which shall be permitted up to seventy-five feet (75’).
D. Minimum distance between principal structures - Ten feet (10’), or greater, if required
by local fire codes in effect at time of development.
E. Minimum distance between accessory structures - Ten feet (10’).
F. Parking for uses and structures constructed in the Recreation/Village Center: The
amount of required parking within this District may be reduced by up to 25% of the
applicable LDC parking requirements if it is demonstrated that such a reduction is
warranted through the submission of a shared parking analysis, to be submitted with an
SDP application. The amount of parking necessary shall be determined utilizing the
modal splits and parking demands for various uses recognized by the Institute of Traffic
Engineers (ITE), Urban Land Institute (ULI) or other sources or studies. The analysis
shall demonstrate the number of parking spaces available for more than one use or
function, recognizing the required parking spaces will vary depending on the multiple
functions or uses in close proximity which are unlikely to require the spaces at the same
time.
The shared parking analysis methodology will be determined and agreed upon by the
County Transportation Staff and the applicant during the SDP pre-application meeting.
The shared parking analysis shall use the maximum square footage of uses proposed
by the SDP application. Note: Any such reduction approved by staff is a deviation from
the requirements set forth in LDC Section 4.05.04
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SECTION V
COMMERCIAL/OFFICE
5.1 PURPOSE
The purpose of this Section is to set forth the development plan for tracts designated as
“C/O”, Commercial/Office on Exhibit “A”, MPUD Master Plan. The general function and
purpose of this Tract is to provide the opportunity for diverse types of commercial
activities delivering goods and services, including entertainment and recreational
attractions to many segments of the population.
5.2 MAXIMUM COMMERCIAL/OFFICE SQUARE FEET
The 50 ± acre Commercial/Office Areas (Tracts C/O1, C/O2 and C/O3), shall be
developed with an amount of commercial/office square footage that will not exceed the
thresholds in Statement of Compliance 2.b). Total retail or other uses on the C/O1 and
C/O2 shall not exceed 122,000 square feet of retail and 60,000 square feet of office space.
5.3 PERMITTED USES
No building or structure, or part thereof, shall be erected, altered or used, or land used in
whole or in part, for other than the following:
A. Principal Uses ¹:
1. Establishments primarily engaged in performing soil preparation services,
crop services, veterinary services, other animal services, farm labor and
management services, and landscape and horticultural services, as outlined
under Major Group 07 in the Standard Industrial Classification Manual,
only including Industry Number 0742 - veterinary services for animal
specialties.
¹ Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987 Edition.
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2. Establishments furnishing point-to-point communications services as outlined
under Major Group 48 in the Standard Industrial Classification Manual; no
communication towers are permitted.
3. Any retail business as defined in the Standard Industrial Classification Manual
for the following categories:
a. 523 - Paint glass, and wallpaper stores;
b. 525 - Hardware stores;
c. 526 - Retail nurseries, lawn and garden supply stores;
d. Major Group 53 - General merchandise stores.
4. Any retail store engaged in selling food as defined under Major Group 54 in the
Standard Industrial Classification Manual.
5. Any retail business engaged in selling automobile parts and accessories; and
retail gasoline sales (without service facilities), as defined in the Standard
Industrial Classification Manual for the following categories:
a. 553 - Auto and home supply stores, not including any installation
facility;
b. 554 - Gasoline stations, not including service facilities;
c. Group 7542 -Carwashes only.
6. Any retail business engaged in selling new or used motorboats and other
watercraft, marine supplies, and outboard motors as defined under Industry
Group 555 in the Standard Industrial Classification Manual.
7. Any retail business engaged in selling apparel and accessories as defined under
the Major Group 56 in the Standard Industrial Classification Manual.
8. Any retail business engaged in selling home furniture, furnishings, and
equipment stores as defined under Major Group 57 in the Standard Industrial
Classification Manual.
9. Any retail establishment selling prepared foods and drinks, including alcoholic
drinks (for consumption on the premises), as defined under the Major Group 58
in the Standard Industrial Classification Manual.
10. Any miscellaneous retail business as defined under Major Group 59 in the
Standard Industrial Classification Manual, not including Industry Group
Numbers: 596 - non-store retailers; 598 - fuel dealers; and not including retail
sale of fireworks.
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11. Establishments operating primarily in the fields of finance, insurance, and real
estate as defined under Major Groups 60, 61, 62, 63, 64, 65, and 67 in the
Standard Industrial Classification Manual.
12. Within Tract C/O3 only, establishments operating primarily to provide
temporary lodging such as hotels or motels as defined under Industry Group
7011 in the Standard Industrial Classification Manual. No more than 150 units
shall be permitted. (No more than 250 units shall be permitted in total within
the REC/VC District and Tract C/O3).
13. Establishments operating primarily to provide personal services as defined in
the Standard Industrial Classification Manual for the following Industry
Groups:
a. 721 - Laundry, cleaning, and garment services, only including Group
7211 - power laundries, family and commercial, Group 7215 - coin-
operated laundries and dry-cleaning, and Group 7217
- carpet and upholstery cleaning;
b. 722 - Photographic portrait studios;
c. 723 - Beauty shops
d. 724 - Barber shops;
e. 725 - Shoe repair shops and shoeshine parlors;
f. 729 - Miscellaneous personal services, only including Group 7291 tax
return preparation services, and Group 7299 personal services, only
including car title and tag service, computer photography or portraits,
costume rental, diet workshops, electrolysis (hair removal), genealogical
investigation service, hair weaving or replacements service, dress suit or
tuxedo rental, and tanning salons.
14. Establishments operating primarily to provide business services as defined in
the Standard Industrial Classification Manual for the following industry
Groups:
a. 731 - Advertising, not including Group 7312 outdoor advertising
services agencies;
b. 733 - Mailing, reproduction, commercial art and photography, and
stenographic services;
c. 735 - Miscellaneous equipment rental and leasing, only including
Group 7352 - medical equipment, rental and leasing;
d. 737 - Computer programming, data processing, and other
computer related services, not including Group 7371 -
prepackaged software
15. Establishments primarily engaged in developing film and in making
photographic prints and enlargements for the trade or for the general public,
only including Group 7384, Photofinishing laboratories.
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16. Establishments primarily engaged in furnishing automotive repair, rental,
leasing and parking services to the general public, including Group 7513 -
Truck rental and leasing, without drivers; Group 7514 - Passenger car rental;
Group 7515 - Passenger car leasing; and Group 7519 - Utility trailer and
recreational vehicle rental.
17. Establishments engaged in miscellaneous repair services, only including
Group 7631 - Watch, clock, and jewelry repair and Group 7699 - Repair shops
and related services, not elsewhere classified.
18. Establishments operating primarily to provide motion picture services as
defined under Major Group 78 in the Standard Industrial Classification
Manual, only including Group 7832 - Motion picture theaters, except drive-in,
and Group 7841 - Videotape rental.
19. Establishments operating primarily to provide amusement and recreation
services as defined under Major Group 79 in the Standard Industrial
Classification Manual, for the following Groups:
a. 7911 - Dance studios, schools and halls
b. 7922 - Theatrical producers (except motion picture)
and miscellaneous theatrical services
c. 7941 - Professional sports clubs and promoters, only including
managers of individual professional athletes, and promoters of sports
events.
d. 7991 - Physical fitness facilities
e. 7999 - To include moped rental, motorcycle rental, rental of bicycles,
schools and camps-sports instructional, scuba and skin diving
instruction, sporting goods rental only.
20. Establishments operating primarily to provide medical and health services as
defined under Major Group 80 in the Standard Industrial Classification
Manual, for the following Groups:
a. 801 - Offices and clinics of doctors of medicine;
b. 802 - Offices and clinics of dentists;
c. 803 - Offices and clinics of doctors of osteopathy;
d. 804 - Offices and clinics of other health practitioners.
21. Establishments operating primarily to provide medical and dental laboratories
as defined under Major Group 807 in the Standard Industrial Classification
Manual, for the following Groups:
a. Group 8071 - Medical Laboratories;
b. Group 8072 - Dental Laboratories.
22. Establishment operating primarily to provide legal services as defined under
Major Group 81 in the Standard Industrial Classification Manual.
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23. Establishments primarily engaged in providing library services, only including
Group 8231 - Libraries.
24. Membership organizations engaged in promoting the interests of their member
as defined under Major Group 86 in the Standard Industrial Classification
Manual.
25. Establishments operating primarily to provide engineering, accounting,
research, and management for the following Groups:
a. 8711 - Engineering services
b. 8712 - Architectural services
c. 8713 - Surveying services
d. 8721 - Accounting, auditing and bookkeeping services
e. 8732 - Commercial economic, sociological, and educational
research
f. 8741 - Management services
g. 8742 - Management consulting services
h. 8743 - Public relations services
i. 8748 - Business consulting services.
26. Offices of government as defined under Major Group 91 in the Standard
Industrial Classification Manual.
27. Mixed multi-family residential and commercial uses located within C/O1 and
C/O2 Tracts. Residential dwelling units shall be counted toward the maximum
2,229 allowable residential dwelling units. A maximum of 390 units shall be
permitted within the combined Tracts R8, C/O1 and C/O2. The mixed
residential and commercial uses shall be subject to the following criteria:
a. An SDP is approved pursuant to Chapter 10 of the LDC that is
designed to protect the character of the residential uses and of the
neighboring lands;
b. The commercial uses in the development shall be limited in hours
of operation, size of delivery trucks, and type of equipment;
c. The residential uses are designed so that they are compatible with
commercial uses;
d. Residential dwelling units may be located above principal
structures
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e. Residential and commercial uses shall not occupy the same floor of
a building in which the uses are located;
f. The mixed-commercial/residential structure shall be designed to
enhance the compatibility of the commercial and residential uses
through such measures as, but not limited to, minimizing noise
associated with commercial uses, directing commercial lighting
away from residential units, and separating pedestrian and vehicular
access ways and parking areas from residential units; and
g. The SDP shall incorporate traditional neighborhood design (TND)
principles.
B. Accessory Uses
Accessory uses and structures customarily associated with the permitted principal
uses and structures, including, but not limited to:
1. Parking facilities and signage
2. One caretaker’s residence
3. Temporary licensed uses such as art festivals, displays, outdoor gatherings
or performances and outdoor food markets.
4. Docks and electric boats.
C. Should market conditions not warrant commercial development within the C/O3 Tract,
that Tract shall be used for any uses permitted within the R Subdistrict, subject to all
development standards set forth in Section III of this MPUD Document.
5.4 DEVELOPMENT STANDARDS
A. Minimum Lot Area: 10,000 square feet.
B. Minimum Lot Width: 100 feet
C. Minimum Yards (Internal):
1. Front Yard: Twenty (20) feet plus one (1) foot for each two (2) feet of
building height over fifty (50) feet.
2. Side Yard: None, or a minimum of five (5) feet, with unobstructed passage
from front to rear yard
3. Rear Yard: 15 feet.
4. Parcels with two frontages may reduce one front yard by 10 feet.
5. In no instance shall a structure encroach into a required landscape buffer,
other than those structures permitted to be located within a landscape
buffer, in accordance with LDC provision in effect at the time or permitting.
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D. Minimum Yards and Buffers (External):
1. East Tamiami Trail (US 41): 50-foot setback, except that canopies for gas
stations shall maintain a 30-foot setback, provided no gas pumps or pump
islands are located closer than 30 feet from the East Tamiami Trail right-
of-way. A 20-foot landscape buffer, in accordance with Section 2.12 of this
Document and Section 4.06.00 of the LDC, shall be provided along the
entire frontage of US 41. In accordance with Subsection 5.05.05Dl of the
LDC, should a gasoline service station be developed, a 25 foot wide
landscape buffer is required along rights-of-way adjacent to the service
station. In no instance shall a structure encroach into a required landscape
buffer, other than those structures permitted to be located within a landscape
buffer, in accordance with the LDC provisions in effect at the time or
permitting.
E. Minimum Distance Between Non-attached Structures: Fifteen feet (15’) or one-
half the sum of the building heights, whichever is greater.
F. Maximum Height: Five stories or fifty feet (50’), whichever is greater, except for
hotels, which may be developed up to seventy-five feet (75’) in height, as
measured in accordance with the LDC definition of the term “building, zoned
height of”.
G. Minimum Floor Area: 500 square feet per principal structure, on the finished first
floor. Kiosk vendor, concessions, and temporary or mobile sales structures shall
be permitted to have a minimum floor area of 25 square feet and shall not be
subject to the setback requirements set forth on Paragraph 5.4 C. above; however,
in no instance shall a structure encroach into a required landscape buffer, other
than those structures permitted to be located within a landscape buffer in
accordance with LDC provision in effect at the time or permitting.
H. Off-Street Parking and Loading Requirements:
As required by Section 4.05.00 of the LDC in effect at the time of SDP approval.
I. Architectural and Site Design Standards:
Commercial development within this District shall conform with the guidelines
and standards of Section 5.05.08 of the LDC or variance. Gray, primary and/or
secondary colors shall be permitted as a predominant exterior roof colors. This is
a deviation from Subsection 5.05.08C.13.b of the LDC.
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6.1 PURPOSE
SECTION VI
PRESERVE
The purpose of this Section is to identify permitted uses and development standards for the
area within the Sabal Bay MPUD designated on the Master Plan as “P”, Preserve.
6.2 GENERAL DESCRIPTION
Areas designated as “P”, Preserve on the Master Plan are designed to accommodate
conservation, passive recreation and water management uses and functions. The approximate
acreage of the Preserve is indicated on the Master Plan. This acreage is based on conceptual
designs and is approximate. The configuration of these areas may change due to permitting
requirements with the South Florida Water Management District, United States of America
Corps of Engineers and other agencies; however, the acreage shall be generally consistent with
that shown on the Master Plan. Actual acreages of preserve areas will be provided at the time
of SDP or subdivision plat approvals in accordance with Sections 10.02.03 and 10.02.04 of the
LDC.
6.3 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 Use: Preserve
B. Accessory Uses and Structures:
Boardwalks, nature trails, shelters, viewing piers, viewing platforms, educational
signs, kiosks, elevated paths, and docks or platforms for launching and mooring or
storage of non-motorized vessels utilizing movable storage racks. Passive uses are
allowed within the preserves to provide for access to the preserve, as long as any
clearing required to facilitate these uses does not impact the minimum required
native vegetation or cause loss of function to the preserve. Passive uses are subject
to the LDC section Allowable uses within County required preserves:
1. Pathways
2. Stormwater only when in accordance with the LDC.
6.4 DEVELOPMENT STANDARDS
A. Minimum Yard Requirements for Accessory Structures
1. From MPUD or external development tract boundary: Fifteen Feet (15’)
2. From internal tract boundary: Ten Feet (10’)
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3. From lake maintenance easement: Zero Feet (0’)
4. Maximum Height of Structures: Twenty-five Feet (25’), except for viewing
platforms that may be seventy-five feet (75’)
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7.1 PURPOSE
SECTION VII
PUBLIC FACILITY
The purpose of this Section is to identify permitted uses and development standards for
the area within the Sabal Bay MPUD designated on the Master Plan as “PF”, Public
Facility. The PF district land is set aside for Collier County School Board to build an
elementary or middle school and one acre is set aside for fire, rescue and an EMS site.
Should the School Board or Fire District decide that it will not need this land, or a portion
of it, then this area may be used for any uses permitted within the R Subdistrict, subject to
all development standards set forth in R Subdistrict.
7.2 GENERAL DESCRIPTION
Areas designated as “PF”, on the Master Plan are designed to accommodate an educational
facility, and public safety services and facilities. The approximate acreage of the areas
designated as “PF”, are indicated on the MPUD Master Plan. This acreage is based on
conceptual designs and is approximate. Actual acreages of all development tracts will be
provided at the time of SDP or subdivision plat approvals in accordance with Sections
10.02.03 and 10.02.04 of the LDC.
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. Educational facilities, limited to public elementary or middle school.
2. Educational plant, limited to public elementary or middle school.
3. Safety service facilities, limited to fire stations and EMS facilities.
B. Accessory Uses
Accessory uses customarily associated with the principal permitted uses.
7.4 DEVELOPMENT STANDARDS
A. Minimum Yard Requirements:
1. Front Yard: Twenty-five feet (25’)
2. Side Yard: Fifty feet (50’).
3. Rear Yard: Fifty feet (50’).
B. Exterior lighting shall be arranged in a manner, which will protect roadways and
residential properties from direct glare or unreasonable interference.
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C. Maximum height of structures - Thirty-five feet (35’)
D. Minimum distance between principal structures - Ten feet (10’), or half the sum of
building heights.
E. Minimum distance between accessory structures - Ten feet (10’).
F. Minimum off-street parking: Subject to Chapter 4.05.00 of the LDC.
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8.1 PURPOSE
SECTION VIII
GENERAL DEVELOPMENT COMMITMENT
The purpose of this Section is to set forth the development commitments for the Sabal Bay
MPUD.
One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until
close-out of the PUD, and this entity shall also be responsible for satisfying all PUD
commitments until close-out of the PUD. At the time of this PUD approval, the Managing
Entity is the CDC Land Investments Inc. Should the Managing Entity desire to transfer the
monitoring and commitments to a successor entity, then it must provide a copy of a legally
binding document that needs to be approved for legal sufficiency by the County Attorney.
After such approval, the Managing Entity will be released of its obligations upon written
approval of the transfer by County staff, and the successor entity shall become the Managing
Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written
notice to County that includes an acknowledgement of the commitments required by the
PUD by the new owner and the new owner’s agreement to comply with the Commitments
through the Managing Entity, but the Managing Entity shall not be relieved of its
responsibility under this Section. When the PUD is closed-out, then the Managing Entity
is no longer responsible for the monitoring and fulfillment of PUD commitments. Minto
Sabal Bay, LLC shall be the Managing Entity for Tract R9 depicted on the MPUD Master
Plan.
8.2 GENERAL
All facilities shall be constructed in strict accordance with SDPs, subdivision plats (if
required), and all applicable State and local laws, codes, and regulations applicable to this
MPUD. Except where specifically noted or stated otherwise, the standards and
specifications of Section III, Exhibit "A", Design Requirements for Subdivisions of the
Administrative Code for Collier County Construction Standards Manual adopted through
Ordinance No. 2004-66 shall apply to this project, even if the land within the MPUD is not
to be platted. The Owners, their successors and assigns, shall be responsible for the
commitments outlined in this Document.
The Owners, their successors or assignee, shall follow the Master Plan and the regulations
of the MPUD, as adopted, and any other conditions or modifications as may be agreed to
in the rezoning of the property. In addition, any successors or assignees in title to the
Owners are bound by the commitments within this Document. These commitments may be
assigned or delegated to a condominium/ homeowners' association to be created by the
Owners. Upon assignment or delegation, the Owners shall be released from responsibility
for the commitments.
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8.3 MPUD MASTER DEVELOPMENT PLAN
A. Exhibit “A”, MPUD Master Plan illustrates the proposed development and is
conceptual in nature. Proposed tract, parcel, or land use boundaries, or special land
use boundaries shall not be construed to be final, and may be varied at any time at
any subsequent approval phase such as subdivision plat or SDP application. Subject
to the provisions of Subsection 10.02.13(E) of the LDC, amendments may be made
from time to time.
B. All necessary easements, dedications, or other instruments shall be granted to
insure the continued operation and maintenance of all services and all common
areas in the project.
C. The County Manager or his designee, shall be authorized to approve minor changes
and refinements to the Sabal Bay MPUD Master Plan upon written request of the
Owners, subject to the provisions set forth in LDC Subsection 10.02.13E.
8.4 ENGINEERING
A. Except as noted and authorized as a deviation in this PUD Document, all project
development will be consistent with provisions of Sections 10.02.04 and 10.02.03
of the LDC.
8.5 UTILITIES
A. All County or City water distribution and sewage collection and transmission facilities
to serve the project shall be designed, constructed, conveyed, owned, and maintained in
accordance with Collier County Ordinance No. 04-351, as amended, and other applicable
County or City rules and regulations.
B. All customers connecting to the water distribution and sewage collection facilities shall
be considered to be customers of the County or the City of Naples, as the case may be,
and shall be billed by the County or City in accordance with the County’s or City’s
established rates.
C. The development shall be subject to application for and conditions associated with
a water and sewer availability letter from the Collier County Public Works Division, or
from the City of Naples Utilities Department, whichever is applicable, in accordance
with applicable franchise services boundaries.
D. The Owners shall reserve three requested easements, and associated utility and access
easements to connect with a public right-of-way. These sites shall be used for wells (not
to exceed 100’ by 100’ for each site) with a minimum spacing of 500 feet between wells.
This conveyance shall occur at the time the SDP, or final subdivision approval for the
area within the development phase that contains the easement.
E. The Owners shall provide a 10 foot wide utility easement on the development property
along both sides of Bayshore Drive, if determined to be needed by Collier County.
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F. Downstream water and wastewater system capacities must be confirmed at the time of
development permit (SDP or PPL) review and will be discussed at a mandatory pre-
submittal conference with representatives from the Public Utilities Engineering and Project
Management Division and the Growth Management Development Review Division. Any
improvements to the Collier County Water-Sewer District’s water distribution or
wastewater collection/transmission systems necessary to provide sufficient capacities to
serve the project will be the responsibility of the developer to design, permit, and construct
and will be conveyed to the Collier County Water-Sewer District at no cost to the County
at the time of utilities acceptance.
8.6 WATER MANAGEMENT
A. In accordance with the Rules of the South Florida Water Management District,
this project shall be designed for a storm event of a 3-day duration and 25-year
return frequency.
B. The Owners shall design the water management facilities in accordance with
County ordinances, State, and Federal minimum design regulations in effect at
the time of submittal of SDPs, or construction plans or plat approvals as the
case may be.
C. An excavation permit shall be required for the proposed lakes in accordance with
Subsection 22-122(c) of Ordinance 04-55 of Collier County Code of Laws and
Ordinances. All lake dimensions shall be approved at the time of excavation permit
approval, and shall be consistent with permits issued by the South Florida Water
Management District.
D. Detailed paving, grading and site drainage plans shall be submitted to Engineering
Review Services Staff for review and approval. No construction permits shall be
issued unless and until approval of the proposed construction in accordance with
the approved plans is granted.
E. This Owners shall obtain an Environmental Resource Permit or Early Work Permit
from the South Florida Water Management District prior to SDP approval.
F. The Owners shall adhere to the conditions set forth in the October 14, 2003 (as
amended March 27, 2007, April 22, 2008, and October 27, 2009) Companion
Agreement by and between Collier Land Development, Inc., Collier
Development Corporation and Collier County regarding the Lely Area Surface
Water Drainage Improvements in order to further the Lely Area Stormwater
Improvement Project (LASIP). To further clarify, the applicant’s
responsibilities are as follows:
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1) Hamilton Avenue (f.k.a. Fern Street) - the applicant will make provisions
in the land plan design to continue to allow the current positive outfall,
and provide physical maintenance, through the natural flowway
portions of the outfall within applicant’s property. Collier County will
be responsible to provide all on-going physical maintenance
of the conveyance within the Hamilton Avenue (f.k.a. Fern Street) right-
of-way.
2) Avalon Outfall Canal System - the applicant will make provision in the
land plan design to continue to allow the current positive outfall of this
canal by relocating the canal to the westerly property line in that area (as
shown on the MPUD Master Plan), construct a uniform canal section, and
place it in an 87-foot wide drainage easement, to be purchased by Collier
County, which is consistent with previous PUD and ERP approvals.
Collier County will be responsible to provide all on-going physical
maintenance of the conveyance and easement. Owners agree to provide
legal access to Collier County for the purposes of providing said
maintenance.
8.7 ENVIRONMENTAL
A. Buffers shall be provided around wetlands, extending at least fifteen (15) feet
landward from the edge of the jurisdictional wetland boundary in all places and
averaging twenty-five (25) feet from the edge of the jurisdictional wetland
boundary. Where natural buffers are not possible, structural buffers shall be
provided in accordance with the State of Florida Environmental Resources Permit
Rules.
B. This PUD shall comply with the guidelines of the United States Fish and Wildlife
Service (USFWS) and Florida Fish and Wildlife Conservation Commission
(FFWCC), and as applicable, Collier County regulations, for impacts to protected
species. Restrictions within bald eagle nest buffer zones shall be in accordance with
State and Federal Management guidelines and may require technical assistance from
the USFWS and FFWCC. The listed species documented on the property include
American alligator, gopher tortoise, little blue heron, snowy egret, tri-colored heron,
white ibis, bald eagle, wood stork, Florida panther, and Florida black bear. A Habitat
Management Plan for listed species shall be submitted to Environmental Services Staff
for review and approval prior to SDP approval.
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C. In accordance with requests from Rookery Bay National Estuarine Research
Reserve (RBNERR) Owners agree to the following:
1. The Collier County Lely Area Stormwater Improvement Project (LASIP)
Permit requires water quality monitoring, for some period of time, at the
furthest downstream portion of the Lely Canal. During January, 2011, the
Owners provided RBNERR a copy of the most recent water quality report
for the test locations within the Sabal Bay MPUD. For so long as the LASIP
Permit requires water quality monitoring, the Owners will provide a copy
of the annual water quality monitoring report to RBNERR. Additional
reports may be obtained from SFWMD upon request.
2. The Owners shall include a provision in the conservation easement
requiring notification to RBNERR in advance of any changes to the
conditions of, and or dedication language set forth in the project’s
conservation easement. The RBNERR will be allowed to participate in the
discussions of any proposed changes.
3. The Owners shall utilize water management Best Management Practices
(BMP’s) during construction to minimize adverse impacts on water quality
during development; providing post development water quality monitoring
and reporting as set forth in Paragraph 8.7.C.1 above. Additionally, the
Owners will seek to increase public awareness by educating residents and
the homeowners’ association through the use of signage and take-home
information, of the potential damage from stormwater pollution on the
environment and the importance of protecting aquatic and terrestrial
resources within and nearby the RBNERR. Further, the Owners shall erect
signage at various locations along the RBNERR boundary, making
residents and guests aware of the location and natural resource importance
of the estuarine ecosystem and its management. The developer will include
in the design of the backbone surface water management system, four
additional Best Management Practices (BMP’s), which includes: 1)
extended hydraulic residence time due to increased lake acreage; 2) existing
and created wetland areas, incorporated into a treatment train concept,
upstream of final discharge; 3) planted filter marshes, incorporated into a
treatment train concept, upstream of wetland treatment areas; 4) increased
flow path between inflow and outflow through both the planted filter
marshes and the wetland treatment areas. These BMP’s will be
incorporated downstream of the lake system, and prior to final discharge
from the system, to provide additional “treatment” or “polishing.” Such
design will be made part of the development’s surface water management
plans, to be reviewed and permitted by SFWMD as a part of the ERP
application.
4. The Owners shall disclose in the homeowner association documents that the
following activities may occur on the adjacent RBNERR lands: exotic plant
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removal and ongoing maintenance; utilization of prescribed burns as a means
of habitat management; controlling illegal dumping; management of access
within RBNERR lands, controlling and trapping when necessary, feral,
nuisance and domestic animals.
5. The two archeological sites determined to be of prehistoric cultural significance
(8cr535 and 8cr 227) shall be preserved and the Owners shall coordinate with
the Florida Division of Historic Resources to minimize any disturbance to these
sites during development and as a result of exotic vegetation removal.
8.8 TRANSPORTATION
A. The development shall abide by Section 6.02.02 of the LDC in regards to Transportation
Demand Management (TDM) strategies required for a project that affects a
Transportation Concurrency Exemption Area (TCEA).
B. The Owners, their successors or assigns, agree that the southwest connection to US-41
across from St. Andrews Boulevard will be at the sole discretion of FDOT and shall align
with the existing St. Andrews Boulevard. Upon connection to this signalized
intersection, the Owners, their successors, or assigns shall assume sole financial
responsibility for intersection improvements relating to the use of this intersection by this
development. This shall include, but not be limited to, the following:
i. Any increase in the storage capacity of the northwest-bound left turn lane(s)
approaching the signal constructed at the time of connection.
ii. Design, purchase, and installation of any physical intersection improvements
including a mast arm, signal head(s), pedestrian signal heads, and any signal
controller(s) that are necessary to accommodate this developments connection to the
signal.
iii. County or FDOT’s cost(s) for setup and modification of intersection controls
including a mast arm, signal head(s), pedestrian signal heads, and any related signal
timing changes that are necessary to accommodate each phase of this development.
The Owners, their successors, or assigns agree to reimburse the FDOT or the agency
maintaining the traffic signal within 90 days of the agency’s request.
iv. Correction of any non-ADA compliant features within the Public Right-of-Way at all
four quadrants of this intersection to become compliant with the then-current
Americans with Disabilities Act requirements.”
C. The Owners, their successors or assigns, agree that at the St. Andrews Boulevard access,
they will maintain a throat distance of at least 200 feet as measured from the edge of
pavement of U.S. 41 to the closest point of any gate or gatehouse.
D. The Owners, their successors or assigns, agree that the project’s main residential access
on U.S. 41 may be a signalized intersection if approved by FDOT. The Owners, their
successors or assigns shall assume sole financial responsibility for intersection
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improvements relating to the use of this intersection by this development. This shall
include, but not be limited to, the following:
i. Design, purchase, and installation of intersection improvements including mast
arm(s), signal head(s), pedestrian signal heads, and any signal controller(s) that are
necessary to accommodate this development’s connection to the signal.
ii. Any additional signal timing adjustments directly related to this development’s traffic
shall also remain the financial responsibility of this development, in perpetuity.
iii. Design, purchase, and installation of ADA compliant items within the public right-
of-way.
E. The maximum total daily trip generation for the 102.45 acre Tract R9, as shown on the
Master Plan, shall not exceed 172 two-way PM peak hour net trips based on the use codes
in the ITE Manual on trip generation rates in effect at the time of application for
SDP/SDPA or subdivision plat approval.
F. The developer shall obtain a right of way permit prior to commencing construction of Tract
R9.
G. Upon request of County, the developer of Tract R9, or its successors and assigns, shall
pay its fair share payment and coordinate with Collier County on traffic calming
improvements under the Neighborhood Traffic Management Program (NTMP) including
but not limited to striping, signage and speed tables on Bayshore Drive from the project
access to Thomasson Drive. This commitment will expire the earlier of: 2 years after
buildout of Tract R9 or turnover to the HOA.
H. The P.M. peak hour peak direction trips associated with Tract R9 shall not exceed 1% of
the adopted peak hour service volume on link 92.0 (U.S. 41 from Airport Road to
Rattlesnake Hammock Road), as shown in the Annual Update and Inventory Report. This
will be determined at the time of the plat for Tract R9.
8.9 ADDITIONAL COMMENTS
A. Prior to the issuance of the 400th certificate of occupancy for a single family home, the
Owners, their successors or assigns shall provide a minimum of one playground, for use
by residents and their guests, meeting ASTM design guidelines.
B. The Owners, their successors or assigns shall install a pathway along the lake where the
lake fronts Thomasson Drive and shall provide a minimum of three benches for public
use for this portion of lake-frontage at the time development occurs adjacent to the lake.
C. Minto Sabal Bay LLC will continue informational meetings with the Community
Redevelopment Agency Advisory Board until the construction on Tract R9 is completed.
D. Entry gates at Bayshore Drive will be similar to existing gates on Saba Drive at the
Thomasson Drive entry including a gate, chain link, concrete wall, and landscaping.
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Exhibit “C”
List of Deviations
(PREVIOUSLY APPROVED DEVIATIONS 1 - 8 IN ACCORDANCE WITH
ORDINANCE 05-59 TO STILL REMAIN IN EFFECT)
Deviation 1: LDC Section 6.06.01(O) and LDC Appendix B, in order to allow 50 feet of right-
of-way for local roads rather than the required 60-foot width (throughout).
Deviation 2: LDC Section 6.06.01(J), to allow cul-de sacs in excess of 1,000 feet the MPUD
(throughout).
Deviation 3: In accord with LDC Section 10.02.04.A.3, Section 2-12 of the Collier County Code
of Ordinances, Exhibit “A”, Design Requirements for Subdivisions C.17.j of the Administrative
Code for Collier County Construction Standards Manual, formerly LDC Section 3.2.8.4.16.10
(Section Ill P. 10 of the proposed Construction Standards Manual) to allow reverse curves
without tangents (throughout).
Deviation 4: LDC Section 5.03.028 to allow perimeter fences or walls to be permitted at 8 feet
on top of a 4 foot berm, formerly approved as a height of eight feet (8’) as measured from the
finished grade of the ground at the base of the fence or wall, and modified at staff’s request.
Deviation 5: LDC Section 5.06.02.8.6., formerly Section 5.06.04 A. 6. (b.) to allow a maximum
of two ground or wall entrance signs shall be allowed at the entrance to each individual
residential tract and shall be limited in size to 60 square feet each (rather than the combined
size permitted in the LDC of 64 square feet) and shall not exceed a height of 6 feet as measured
from finished grade.
Deviation 6: LDC Sections 5.06.02 and 5.06.04, formerly Chapter 5.06.05 to allow entrance
signs up to 120 square feet. Two ground signs shall be permitted for each project entrance (on
US 41, Thomasson Drive and 8ayshore Drive), and shall be allowed in addition to other signage
allowed by Chapter 5.06.00, of the LDC. Each of these permitted signs shall be limited to 120
square feet in area and shall only contain the name of the project or any major use, insignia or
motto of the entire development, and the owners’ name and logo and shall be architecturally
compatible with the landscape buffer along the project boundaries and the common
architectural theme of the entire project.
Deviation 7: LDC Section 4.05.04, to allow parking for uses and structures constructed in the
Recreation/Village Center to be reduced by up to 25% of the applicable LDC parking
requirements, should such a reduction be deemed to be warranted through the development
and submission of a shared parking analysis submitted with the SDP application. Parking
requirements shall be determined utilizing the modal splits and parking demands for various
uses recognized by Institute of Traffic Engineers (ITE), Urban Land Institute (ULI) or other
sources or studies. The analysis shall demonstrate the number of parking spaces available to
more than one use or function, recognizing the required parking area will vary depending on
the multiple functions or uses in close proximity which are unlikely to require the same spaces
at the same time. The shared parking analysis methodology shall be determined and agreed
upon by the County Growth Management Staff and the owners during the SDP pre-application
meeting. The shared parking analysis shall use the maximum square footage of uses proposed
by the SDP application.
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Deviation 8: LDC 5.05.08.C.13.b., formerly Section 5.05.iii.(a) to allow gray primary and/or
secondary colors to be permitted as a predominant exterior roof color. See Section 5.4.J. of
the MPUD document.
Deviation 9 seeks relief from LDC Section 6.06.01(O) and LDC Appendix B in order to allow,
in specific cases where private, internal development roadways cross wetland or upland
preserves, the Owners request additional flexibility to reduce the required ROW width below
the current 50-foot minimum to a width of no less than 40 feet. This deviation would allow the
Owners to minimize impacts to potential wetland or upland preserves while maintaining
accessibility throughout the site.
Deviation 10 seeks relief from LDC Section 6.06.02.A which requires arterial and collector
roads to provide a six-foot sidewalk on both sides of the street. The applicant requests the
ability for all privately and/or CDD owned roadways internal to the Sabal Bay development to
provide a minimum five-foot sidewalk on both sides of all streets or a minimum ten-foot wide
pathway on one side of the street which may meander in and out of the right-of-way. Since the
development is planned for an internal pathway system, this is a reasonable deviation.
Deviation 11 seeks relief from LDC Section 4.06.02 which requires a Type B buffer between
single family and multi-family uses. Specifically, the applicant requests that no buffer be
required between these uses when a water body separates the two uses. Requiring the
installation of a buffer in these areas would inhibit the lake views for both single family and
multi-family residences.
Deviation 12 seeks relief from LDC Section 4.06.05.J which requires that rip-rap treatment for
those areas that have a slope no steeper than 2:1, but steeper than 3:1, be limited to 30
inches in height, and be limited to 200 square feet sections or solely used in rapid flow water
management areas. Specifically, this deviation requests to allow rip-rap treatment along the
backslope of certain roadway crossings adjoining preserves on one side or more in order to
minimize impacts to potential wetland and upland preserves, as well as allow the use of rip-rap
stabilization for elevations up to a height of 36 inches. Approval of this deviation will allow the
owners to minimize impacts to potential wetland and upland preserve areas by minimizing the
development footprint. subsequently reducing the total amount of wetland impacts required to
develop the subject Project. Since the suggested roadways will be low-speed, low-volume and
limited in length, this is a reasonable deviation.
Deviation 13 seeks relief from LDC Section 5.05.04.D.1 which allows a maximum floor area
ratio of 0.45 for care units, assisted living units, continuing care retirement communities,
nursing homes, and dwelling that are part of an aging-in-place living environment. Market
studies on the desires of people moving into these types of facilities have shown that a larger
unit is often desired. In order to offer a competitive product that is marketable to an aging
sector, the applicant requests a maximum floor area ration of 0.60 which is similar to other
approved continuing care retirement communities in this area.
Deviation 14 seeks relief from LDC Sections 5.06.02 and 5.06.04 to allow entrance signs up to 120
square feet. This previously approved deviation is requested to add the entrance signs to be located
on Hamilton Avenue as previously approved for the entrances on U.S. 41, Thomasson Drive, and
Bayshore Drive.
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Deviation 15 seeks relief from LDC Section 5.03.02 to allow fences or walls separating commercial
uses from residential areas to be permitted at a height of up to eight feet (8’) on top of a berm of up
to four feet (4’) in height. This is needed since much of the land within the MPUD is low-lying and
given that appropriate buffering is needed between different land uses. This deviation will benefit
the public welfare by allowing for enhanced buffering.
Deviation 16 seeks relief from LDC Section 5.06.04.F.3, Directory Signs, which limits multiple-
occupancy parcels or multiple parcels developed under a unified development plan, with a minimum
of 8 independent units, containing 20,000 s.f. or more of leasable floor area, to a maximum of one
directory sign at one entrance on each public street, to allow for one additional directory sign on
Tamiami Trail East (U.S. 41) in addition to the two existing directory signs (located on Tamiami Trail
East and Thomasson Drive). The second directory sign permitted on the Tamiami Trail East
frontage shall be located a minimum of 500 feet to the east of the existing directory sign on Tamiami
Trail East. (Approved in HEX No. 2017-27 and Ord. No. 17-49)
Deviations Applicable Only to Tract F-1, Isles of Collier Preserve Phase 3,
as described in Exhibit “D” “C-1”
Deviation 17 seeks relief from LDC Section 5.03.02.F.1.a, which prohibits alteration of existing
ground levels for the purpose of increasing the height of a proposed fence or wall, to instead allow
alteration of existing ground levels to build a berm up to seven and half feet (7.5’) in height with a
fence or wall at a height of up to eight feet (8’) on top of the berm. The total combined height of the
berm and wall will be fifteen and a half feet (15.5’). [Approved in HEX Decision No. 2019-34]
Deviation 18 seeks relief from LDC Section 6.06.01.N and LDC Appendix B, which requires
minimum right-of-way widths for local roads to be sixty feet (60’), to instead allow a minimum right-
of-way width of forty-five feet (45’), on single loaded roads as described in Deviation 19 below.
[Approved in HEX Decision No. 2019-34]
Deviation 19 seeks relief from LDC Section 6.06.02.A.1, which requires local/internal accessway
roads to provide a minimum five-feet wide sidewalk on both sides of the street, to instead allow all
privately and/or CDD owned roadways internal to the property to have a minimum six-foot wide
sidewalk on one side of the street, and no sidewalk on the other side of the street, on single loaded
roads (roads with homes on only one side of the street). [Approved in HEX Decision No. 2019-34]
Deviation 20 seeks relief from LDC 6.06.01.U which requires street signs and traffic control devices
such as street name signs, speed limit signs, stop signs and stop bars on streets and at
intersections of streets, to provide no street signs or traffic control markings on the courtyard streets.
Deviation 21 seeks relief from LDC 6.06.01.J which prohibits dead end streets without a cul de
sac, to allow 150’ deep courtyard streets without a cul de sac.
Deviation 22 seeks relief from LDC 6.06.01.N which requires a 60’ wide right of way to allow a
24’ wide right of way for courtyard streets.
Deviation 23 seeks relief from LDC 6.06.01.P which requires street names for all streets to
provide no street names for courtyard streets.
Deviation 24 seeks relief from LDC 6.06.01.S which requires all streets to provide curbs to
provide an inverted crown for courtyard streets.
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Deviation 25 seeks relief from LDC 6.06.02 which requires a 5’ sidewalk on both of sides of
private right of ways, to provide no sidewalk within the courtyard right of way.
Deviation 26 seeks relief from LDC 6.06.03 which requires streetlights per IES standards for
all streets to provide wall-mounted carriage lights at each garage, and to waive IES standards
for courtyard streets.
Deviation 27 seeks relief from LDC 4.07.02.F which prohibits back-out parking into a right of
way to allow back-out parking in courtyard streets.
Deviation 28 seeks relief from LDC 4.07.02.F.1 which requires 23’ from right of way to garage
face to allow 3-feet.
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Post Office Drawer 2800 • Fort Myers, FL 33902
Phone (239) 461-3170 • Fax (239) 461-3169
1 of 1
“EXHIBIT D C-1,
Affected Area for Tract F-1 Deviations 17, 18, and 19”
DESCRIPTION
Tract “F-1”, “Isles of Collier Preserve Phase 3”, recorded in Plat Book 57, at Page
66, of the Public Records of Collier County, Florida.
L:\23239 - ICP Phase 3 (Parcel B)\Descriptions\Tract F-1.docx
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1 ALL DISTANCES SHOWN ARE IN FEET AND DECIMALS
THEREOF. UNLESS OTHERWISE NOTED DISTANCES ARE
ALSO (U.S. SURVEY FEET) GROUND AND CAN BE
MULTIPLIED BY 1.0000118 TO OBTAIN GRID DISTANCES.
2. D.B. - DENOTES DEED BOOK.
3. D.E. - DENOTES DRAINAGE EASEMENT.
4. O.R. - DENOTES OFFICIAL RECORD BOOK, COLLIER
COUNTY PUBLIC RECORDS.
5. (P) - DENOTES PLAT.
6. P.B. - DENOTES PLAT BOOK.
8. PG. - DENOTES PAGE.
9. BEARINGS AS SHOWN ARE STATE PLANE FLORIDA EAST
ZONE (NAD1983 (NSRS 2007)) ARE BASED ON THE
WESTERLY LINE OF TRACT "F-1" TO BEAR N01°11'36"E,
AS SHOWN ON THE RECORD PLAT OF "ISLES OF
COLLIER PRESERVE PHASE 3" RECORDED IN PLAT
BOOK 57, PAGE 66, COLLIER COUNTY RECORDS.
10. DESCRIPTION IS ATTACHED.
NOTES:
0 250 500
SCALE IN FEET
SCOTT A. WHEELER (FOR THE FIRM - LB-6940)
PROFESSIONAL SURVEYOR AND MAPPER
FLORIDA CERTIFICATE NO. 5949
NOT VALID WITHOUT THE SIGNATURE AND THE ORIGINAL
RAISED SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER.
THIS IS NOT A SURVEY
DATE SIGNED:
SHEET NUMBER
PLAN REVISIONS
STRAP NUMBERS
PROJECT / FILE NO.
SCALE
FIELD BOOK
CHECKED BY
DRAWN BY
SURVEY DATE
DRAWING DATA
2 OF 2
SKETCH TO
ACCOMPANY
DESCRIPTION
23234
19-50-26
02-05-2019
P. OLSEN
SAW
1"=500'
PREPARED FOR
PROJECT DESCRIPTION
A SUBDIVISION LYING INSECTION 19, TOWNSHIP 50 SOUTH,RANGE 26 EASTCOLLIER COUNTY, FLORIDA
ISLES OF COLLIERPRESERVE PHASE 3
A TRACT OR PARCEL OF LANDLYING IN THE PLAT OF
PLAT BOOK 57, PAGE 66,COLLIER COUNTY RECORDS
MINTO COMMUNITIES - USA
4042 PARK OAKS BOULEVARD SUITE 450
TAMPA, FL 33610
WWW.MINTO.COM
FAX (813) 342-3831
PHONE (813) 342-3838
PROJECT SURVEYOR
NOT VALID WITHOUT THE SIGNATURE
AND THE ORIGINAL RAISED SEAL OF A
FLORIDA LICENSED SURVEYOR AND MAPPER
STATE OF
5949
FLORIDA
2271 McGREGOR BLVD., SUITE 100
POST OFFICE DRAWER 2800
FORT MYERS, FLORIDA 33902-2800
PHONE (239) 461-3170
FAX (239) 461-3169
CIVIL ENGINEERING - LAND SURVEYING
LAND PLANNING
FLORIDA CERTIFICATES OF AUTHORIZATION
ENGINEERING 7995 - SURVEYING LB-6940
FILE NAME
LOCATION
PLOT DATE
23234SK01.DWG
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TUE. 3-5-2019 - 10:53 AM
LAYOUT 2
PLOT BY PETER OLSEN
N
"EXHIBIT D C-1,
AFFECTED AREA FOR TRACT F-1 DEVIATIONS 17, 18, AND 19"
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PREPARED FOR
PROJECT DESCRIPTION
FILE NAME
LOCATION
PLOT DATE
23099Z01.DWG
J:\23099\DWG\ZONING\2021\
THU. 7-15-2021 - 11:31 AM
AND PART OF SECTION 19
PART OF SECTION 24
TOWNSHIP 50 SOUTH, RANGE 25 EAST
COLLIER COUNTY, FLORIDA
THE ISLES
TOWNSHIP 50 SOUTH, RANGE 26 EAST
OF COLLIER
PRESERVE
MINTO COMMUNITIES - USA
4042 PARK OAKS BOULEVARD SUITE 450
TAMPA, FL 33610
WWW.MINTO.COM
FAX (813) 342-3831
PHONE (813) 342-3838
THIS PLAN IS PRELIMINARY AND
INTENDED FOR CONCEPTUAL
PLANNING PURPOSES ONLY.
SITE LAYOUT AND LAND USE
INTENSITIES OR DENSITIES MAY
CHANGE SIGNIFICANTLY BASED
UPON SURVEY, ENGINEERING,
ENVIRONMENTAL AND / OR
REGULATORY CONSTRAINTS
AND / OR OPPORTUNITIES.
PLOT BY
CROSS REFERENCED DRAWINGS
2271 McGREGOR BLVD., SUITE 100
POST OFFICE DRAWER 2800
FORT MYERS, FLORIDA 33902-2800
PHONE (239) 461-3170
FAX (239) 461-3169
CIVIL ENGINEERING - LAND SURVEYING
LAND PLANNING
FLORIDA CERTIFICATES OF AUTHORIZATION
ENGINEERING 7995 - SURVEYING LB-6940
JENNIFER SAPEN
CROSS REFERENCED DRAWINGSCROSS REFERENCED DRAWINGS
C
DRAWING NOT VALID WITHOUT SEAL, SIGNATURE AND DATE
COPYRIGHT 2021, BARRACO AND ASSOCIATES, INC.
REPRODUCTION, CHANGES OR ASSIGNMENTS ARE PROHIBITED
SHEET NUMBER
PLAN REVISIONS
PLAN STATUS
PROJECT / FILE NO.
COURTYARD TWO
FAMILY SITE PLAN &
TYPICAL LOT DETAILS
7-13-21 PER 7-6-21 STAFF COMMENTS
23099
T
A
MI
A
MI
T
R
A
I
L
E
(
U
.
S
.
4
1
)
PUD BOUNDARY
COURTYARD
TWO FAMILY
AREA
FP&L
EASEMENT
N
S
W E
0 500 1000 2000
SCALE IN FEET
FUTURE
AREA
FUTURE
AREA
TYPE D LANDSCAPE
BUFFER (20' MIN)
TYPE A LANDSCAPE
BUFFER (10' MIN)
EXHIBIT F
SODDED AREA - NO
VEHICULAR ACCESS
5' WIDE SIDEWALK WITHIN 55' RIGHT OF WAY
COURTYARD ON-STREET BACK-OUT PARKING
4-8 SPACES PER COURTYARD
8UNITSMAXPERCOURTYARDCOURTYARD90° PARKING ALLOWED
WITHIN ACCESS EASEMENTS
ACCESS EASEMENTS DEDICATED
TO THE HOA FOR COMMON USE
OF 5' WIDE INTERNAL SIDEWALKS
10' UTILITY EASEMENT
55'RIGHTOFWAYLOT LINE
COURTYARDRIGHTOFWAY0' SIDE SETBACK (INTERNAL)
0' SIDE SETBACK (INTERNAL)
0' SIDE SETBACK (INTERNAL)
0' SIDE SETBACK (INTERNAL)
MIN LOT SIZE = 3,300 SF
MIN LOT WIDTH = 35'
12' FRONT SETBACK12'FRONTSETBACK12'FRONTSETBACK12'FRONTSETBACK5' SIDE SETBACK
5' SIDE SETBACK
5' SIDE SETBACK
5'SIDESETBACK5'SIDESETBACK5'SIDESETBACK5'SIDESETBACK25' PAVEMENT RADIUS
25' RIGHT OF WAY RADIUS3'FRONTSETBACK3'FRONTSETBACKONE WALL-MOUNTED PHOTOCELL LIGHT PER UNIT
TO BE INSTALLED WITHIN COURTYARD AREAS
EASEMENT DETAIL
PHYSICAL ELEMENTS DETAIL
DEVELOPMENT STANDARDS DETAIL
3'FRONTSETBACK3'FRONTSETBACK0' SIDE SETBACK (INTERNAL)
0' SIDE SETBACK (INTERNAL)
0' SIDE SETBACK (INTERNAL)
0' SIDE SETBACK (INTERNAL)
5' SIDE SETBACK
5' SIDE SETBACK
5' SIDE SETBACK
3'FRONTSETBACK3'FRONTSETBACK3'FRONTSETBACK3'FRONTSETBACK12' FRONT SETBACK
TRACT F-1
23
20
27 26
DEVIATION KEY:
20
21
22
23
24
25
26
27
28
PROVIDE DOUBLE SIDED SIGN
WITH ADDRESS PLAQUE AND
CUSTOM STOP SIGN FOR EACH
COURTYARD
150' DEEP COURTYARD STREETS
24' WIDE RIGHT OF WAY
NO STREET NAMES, ADDRESS
PLAQUE PROVIDED
INVERTED CROWN
NO SIDEWALK WITHIN
COURTYARD RIGHT OF WAY
WALL MOUNTED LIGHTING
BACK-OUT PARKING
3' GARAGE SETBACK
24' (MIN)150'(MAX)90° PARKING ALLOWED
WITHIN ACCESS EASEMENTS
NO PARKING WITHIN
COURTYARD RIGHT OF WAY
22
21
#REQUEST
ON-STREET PARALLEL PARKING (NUMBER OF SPACES
TO BE DETERMINED DURING PPL PERMITTING)5' WIDE COMMON SIDEWALK
4' WIDE PRIVATE SIDEWALK
SIDEWALK LEGEND
*DOUBLE SIDED SIGN***
***
SIDE 1: ADDRESS RANGE FOR 8 UNITS
SIDE 2: STOP SIGN
SEE EXHIBIT F-1
NOTE: EACH UNIT TO DISPLAY
INDIVIDUAL ADDRESS ON THE
STRUCTURE FACING THE COURTYARD
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Packet Pg. 472 Attachment: Att A - Strike-Und PUD (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
3.D.bPacket Pg. 473Attachment: Att A - Strike-Und PUD (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay
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Packet Pg. 474 Attachment: Att B - PUD Findings from 11-15-2005 (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
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Packet Pg. 475 Attachment: Att B - PUD Findings from 11-15-2005 (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
NIM INFORMATION & EXHIBITS
3.D.d
Packet Pg. 476 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
2271 McGregor Blvd. Suite 100 • Fort Myers, FL 33901
Phone (239) 461-3170 • Fax (239) 461-3169
WEDNESDAY, APRIL 14, 2021 – 5:30PM
PRESENTATION OF
COLLIER COUNTY CASE #PL20200002648
ISLES OF COLLIER PRESERVE
ICP CLUBHOUSE
5570 TOBAGO BOULEVARD
NAPLES, FL 34113
CLIENT:
MINTO COMMUNITIES-USA
Mike Elgin, Director of Community Development
TEAM:
BARRACO AND ASSOCIATES, INC.
Jennifer Sapen, AICP and Wes Kayne, P.E.
3.D.d
Packet Pg. 477 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
1
ISLES OF COLLIER PRESERVE (PL20200002648)
WEDNESDAY, APRIL 14, 2021 5:30 PM
ICP CLUBHOUSE, 5570 TOBAGO BLVD., NAPLES, FL 34113
Marc Rosenberg (neighborhood representative):
Question:
Does two-family attached courtyard product apply to whole triangle?
Jennifer Sapen, Barraco and Associates, Inc.
Answer:
Zoning applies to entire platted Tract F-1 (one singular platted tract). The conservation
easement is recorded and cannot change. Construction plans show the courtyards on the south
side, but zoning amendment would allow them all along 41; although, that is not our intention.
Marc Rosenberg:
Question:
How many lakes are there?
Jennifer Sapen, Barraco and Associates, Inc.
Answer:
As requirement for Corps of Engineering, we have one outfall lake and a second lake that is
already constructed along the preserve. It is our intention to build more lakes for Water
Management, but there is nothing in the zoning requiring that.
Question:
How different will these be from Villas? What are ceiling heights, finishes, stick buildings or block
buildings?
Jennifer Sapen, Barraco and Associates, Inc.
Answer:
We are here for the zoning amendment and PUD amendment element does not get into
architectural elements. This is a concern that Mike Elgin from Minto can answer.
Question:
It does not look to be in keeping with product in L & D Latitude Margaritaville; how many
courtyard homes are in this?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
The floor plans and the physical box of square feet is identical to the other brand that we have
within our other properties. Here they are coastal cottages; however, Aloha, Bamboo, Camilla
will not be names for ICP.
3.D.d
Packet Pg. 478 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
2
Floor plans will be identical to what the residents researched online. This product is going
through full architectural revision to bring them up to ICP standards. This includes many ICP
finishes; however, I do not know specifics like colors, types of granite, etc.
The intention is to bring this to finish level, interior and exterior, to match ICP standards. For
example, if you go look at a 40’ home on 50’ lot in our LMD product, you will find it looks
nothing like the ICP. If you compare the floor plans, they are almost identical.
There may be some changes based on the market. We recognize as Minto that our Latitude
brand is not what is here; we are delivering a very unique, specific ICP brand. It is different
from what Minto develops in our other markets. LMD is a concrete structure with a shingle
roof. ICP will be a masonry structure with a concrete tile roof and steel accents. Simplistically,
our fit and finishes will be the same. Our architects are working on the plans.
Question:
How many?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
(Displaying site plan) As presented previously, 30 villas with a lake will remain. It has been
permitted and what you can see, through current road construction, I have the permits right
now. You can see utilities and sanitary connections. Those 30 villas are already in construction
and the road will be constructed and paved by June 1st. First phase is already done.
The southern half will be the proposed courtyard plan. It has been submitted to County and
contains 150 coastal cottages. It will be in configuration shown on courtyard layout slide, as
stated in presentation. The original development plan ranged between 136 and 146 for the
original target density, but all of our tracts for ICP have had changes in some of their densities
from day one.
For example, Parcel S (over the bridge) that we just developed, has 193 single-family homes.
Some of the original planning efforts had 361; of which 312 were multi-family. For villas, I
count every door (15 buildings and 30 doors + 180 in total). The application today does not
propose any changes with density or design, as other parcels in ICP have had a density
reduction.
3.D.d
Packet Pg. 479 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
3
Question:
Does it change density from the original plan of that parcel?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
Other parcels in ICP have had a significant reduction in density through their planning exercises.
Depending on whether or not you are looking at a micro or macro level, parcels in ICP have had
changes.
I will give you another example we are all familiar with. Parcel N and Phase 13 which is the
stretch from the restaurant on Antigua has been up until 2 years ago, been slated for 102 multi-
family units, coach home buildings. That now exists with 52 single-family homes. Again, there
have been multiple designs for this parcel, with significant reductions in density.
Question:
Do these numbers include Fleischman?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
Yes, the zoning has now been adopted. The original 1999 number has been increased by the
230 that was approved for Fleischman.
Parcel A that we are discussing today has always been in the MPUD. This application
specifically is about the development standards and how fee simple lots are measured within
the zoning. Our development standards table takes a clustered home, which is your paired
villa and puts it in a clustered configuration on a motor court as opposed to a private drive that
is to be measured from the right-of-way.
Question:
At buildout, Would ICP be at 1,889? What are the HOA numbers?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
The PUD numbers and HOA numbers are two separate things. The County does not review
assessments fees. The County determines densities of the development by the PUD numbers.
That is the max zoning number. For the HOA we have to get into the math which I will not do
tonight because parcels are not done. Parcel T has a net reduction of 10. This parcel has a net
increase of 33, I think. The Fleishman parcel currently in permitting has less than 230, but I do
not know what that final number is because my Engineers are still working on those plans
based on how that property lays out. That number can only be a maximum of 1,889 units.
Based on current layouts and some items we have discussed tonight, it is less than that.
3.D.d
Packet Pg. 480 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
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Mary Afflerbach;
Question:
Why is this change being proposed?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
Minto is constantly evaluating market and sales and as we lead towards buildout, we look at
our different parcels and product types both in ICP and what Minto delivers as a Company.
Parcel A it is very unique to ICP in that Parcel A has some challenges. We have been in this
room and talked about need for the wall that is in proximity to US 41 for noise.
With regard to the layout and parcel challenges Jennifer Sapen highlighted some of them such
as the FPL Transmission Area, the outfall canal, have always been a challenge from the
standpoint of planning and engineering. Due to these challenges, Minto believes that a move
to this courtyard product in ICP which is less reliant on views and lot premiums, we found that
our cottage product would be a much better option. It would be a positive and successful both
for ICP and Minto.
Question:
What is the price point of sale?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
Our price points are not established yet. Our architecture and development of the product is
not finished. It will bump up right underneath our current paired villa pricing. The smallest unit
of villas is 1,565 square feet and is currently on line at 1,506 square feet. Our largest courtyard
version is 1,466 square feet. Even at that larger 1,565 square feet, there is only a difference of
99 square feet.
From a pricing standpoint, between our smallest pair and largest cottage you would anticipate
some of the base pricing to be very similar, then adjust it accordingly by lot premium and
upgrade from that perspective. Because of the layout of this there will have to be adjustments
made as well.
Question:
Is this going forward regardless the comments and opinions given?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
This is an insubstantial change to PUD (PUDI). There will be a HEX process which is part of the
County process. We are proceeding and have initial reviews with County Staff. There will be
an opportunity to provide feedback.
3.D.d
Packet Pg. 481 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
5
Jennifer Sapen, Barraco and Associates, Inc.
Comment:
It has not be found sufficient by Staff. Upon that point, it will go to Hearing and you will be
notified and have an opportunity to speak.
Public Comment:
Vegetation is a problem for sight. Speed is posted at 15mph but people drive approximately
40mph. Minto should know how dangerous it is. There is a yellow line which drivers cross over.
Question:
Can modification be made to design the entrance because it is on a curve?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
This entrance was pre-determined when this was built and consistent with the MCP. As for
concern with vegetation, we will go through the Engineering review at County level.
Landscaping is something we can look at.
Minto put in the yellow line in to “curb” some of the issues in order to address residents’
concerns.
Question:
Do floor plans include lanais and is there enough room for a hot tub or pool?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
These are not set up for those items. This particular model is 18’ x 9’; the lanai on that
particular paired villa is 14’ x 13’. Longer, narrower, more square designs are offered. This
product does not have pool options available from builder’s package or after market. Provided
is lanai and exterior living spaces, though many of these are set up differently because some
exterior spaces are on the sides of the front of the units, based on the garage is now in the rear
as opposed to your traditional paired villa where you are on the lake side.
Question:
Would 180 cottage units impact the amenity facility or pool?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
The 30 of the 180 is a paired villa product; 150 would not have pools. Our amenities were built
and designed with some of those other plans. From an impact standpoint, there is a net
reduction in multi-family units without pools, which are using the pools.
3.D.d
Packet Pg. 482 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
6
Question:
What is being developed on the top of the triangle?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
The top portion is paired villas.
Question:
Will the road where Dominica ends be closed off with construction?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
Dominica Drive does terminate and there is access for maintenance of the lift station.
Question:
Will there be access for existing residents to walk through this development?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
I have not refined connection and access with sidewalk easements to where the conservation
area is. I am not sure how accessible it will be. There is a sidewalk and logically, there would
be a connection. I do not have the planning done with the sidewalk but can look at that.
Public Comment:
The preference from residents would be to not have a connection because it would create a lot of
traffic.
Mike Elgin, Director of Community Development at Minto Communities-USA
Replied:
There is no vehicular access to be able to go through there. It is too constricted and too many
easements. There are plenty of places in ICP with connection points that people take
advantage of. There will not be physical connections from a vehicular standpoint, other than
the current access easement, which County has access.
Question:
Will the gap in the chain link fence on the southern wall remain?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
There is a chain link fence that connects to the wall. The gap was made so heavy equipment
can mobilize through it. Once construction is complete, the chain link fence and landscape
buffer that was there will be reinstalled.
3.D.d
Packet Pg. 483 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
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Public Comment:
One of the most critical issue residence have is to enhance the view of landscaping (as you are
looking to the east of Dominica).
Question:
Can you make it nicer where the FPL easement is?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
FPL is very specific with restrictions on vertical canopy trees and palms near transmission lines.
It is a tight right-of-way and the utility easement makes it tight in execution. I am working with
the landscape architect to take a look at the entrance design and how that streetscape can get
extended and see if we can (within our restrictions of PUE’s and FPL easements) try to address
some of that interface area. The buffer on the backside of the lake is part of the plan (outside
of the easement) to do substantial landscaping consistent with other lake banks in ICP. We
did walk through this and saw the state it is in and are extending the scope to see if it can be
addressed.
Question:
1792 HOA number for impacts referencing Fleishman; why is it different from the 1885 number?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
The applications are different. At the time, we discussed Fleischmann in detail with the 230
additional units; we did discuss that the net change in some of the HOA numbers that 1649
number earlier which you are currently assessed at. We talked about impacts to the HOA but
those 230 units may be netted out, which got you to the 1792 number. As mentioned before,
our planning exercises do change and that 143 Delta that I did talk about during that process
was same math that got to HOA number with the understanding that Fleishman is not platted
or planned. Parcel A had a projection but not platted or planned; Parcel T also was not platted
or planned. Different projects and different Tracts exist through the planning process. Since
that time, Parcel A has gone with a proposed change in product type (PDI) or to change the
development standards, which has that net, increase of 30 some units that is different from
that 143 number we previously talked about.
Question:
In the largest Courtyard model, what is the number of bedrooms?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
In the largest versions, you have a master suite, second bedroom and a den which can be
converted into a bedroom. It is very similar to our smallest villa to the largest courtyard. It
also has two bedrooms plus a den.
3.D.d
Packet Pg. 484 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
8
Question:
Would Minto dedicate 6 cottage units to use as ICP rentals?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
No.
Question:
How many lakes are proposed?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
Water Management is something we talked about earlier. Some of other planning had smaller
lakes that were on that parcel. The net change in acres of lakes is negligible or identically the
same because we have to treat (per SFWMD) the same amount of water based on the
development footprint. Lake acreage from any of the previous plans to this plan is identical
but configured in a different way. Three smaller lakes became one larger lake in one of the
previous plans in the triangle.
Comment:
Jennifer Sapen, Barraco and Associates, Inc.
Some of these detailed questions are to specifics of size of porch and number of bedrooms,
etc. which is not part of the zoning. Minto has explained what is currently designed but the
zoning does not state how many lakes there will be.
Question:
Will they be blowing up dynamite for the lakes?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
No blasting is proposed with this application or process.
Marc Rosenberg (neighborhood representative):
Question:
As listed in sales brochures, will hiking trails still exist?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
Those trails were set up in our original permitting. I am actually working on the back of the
property now. I walked one of the trails yesterday but have not walked all the way through to
see how clear they are. Our brochures need to be updated because they show a path into the
parcel. I do not know if those trails are accessible and how you would access with our lake
configurations.
3.D.d
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Our trails committee is active in discussing with the developer some improvements to some
trails that are on marketing. To the extent that we can improve those and the residents and
trails committee would like to move forward with better definition of that within our permits,
then they would stay. If they are not, then we would remove those from the sales brochure.
Question:
Can HOA or documents insure to protect against rentals here?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
This application is not specific to any of HOA guidelines; it is development standards change
we are proposing. We will have separate supplemental declarations for rules and regulations
that will be specific to this property. We need to make sure this product is up to ICP standards.
Question:
Will Minto’s analysis study the potential negative effect on the existing unit home values by
adding the cottages?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
No, we do not typically do this analysis for any of our products. It is in our best interest from
Minto’s perspective to have a successful community and sell these for as much as the market
will yield which is true with any of our projects and properties. We do believe this product is
specific to this parcel and addresses some of the concerns and challenges of this parcel. It will
be consistent with development and ICP standards.
Question:
Many residents in villas walk and ride bikes to trails and amenities. With traffic doubling, would
Minto consider widening one side of the sidewalk from the entrance toward the intersection?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
There is no current planning for the expansion of that on this application. The range was 136
to 146 units and the net increase is only 30. This road and Dominica Drive was built based on
this being a development parcel so it was built to standards. Sidewalks are on both sides and
the main entrance. There is no current plan to amend any of the current right-of-way based
on this being a future development parcel.
Question:
Since there is so much landscaping along Dominica and you have to walk quite a stretch in order
to cross to the other sidewalk, are there any plans to give some leeway to residents so they can
actually walk from one sidewalk to another?
3.D.d
Packet Pg. 486 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
10
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
It is not part of this application or engineering. That project was designed with the appropriate
crosswalks and development standards at that time. We can look at engineering standards but
do not think we want to start putting crosswalks all over the place.
Question:
Would a satellite pool or amenity be considered for the cottages and/or expansion of the existing
amenity based on those units?
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
No, it is not anticipated or contemplated for that area.
Comment:
There was a concern with construction traffic.
Mike Elgin, Director of Community Development at Minto Communities-USA
Answer:
Construction traffic is intended to come off US 41. For the home building construction, I can
speak to my land development activities, which has equipment much larger than some of their
deliveries. We will see what we can do to facilitate that to work through some of the issues.
Mike Elgin thanked the public for their time and patience and stated notification will be sent to
residents for upcoming meetings/hearings where they will have an opportunity to speak.
3.D.d
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Packet Pg. 490 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
3.D.d
Packet Pg. 491 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
Neighborhood Information Meeting
April 14th, 2021
PL20200002648
3.D.d
Packet Pg. 492 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier
AERIAL
LOCATION
3.D.d
Packet Pg. 493 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier
COURTYARD PARCEL
Request applies
only to tract east
of FPL Easement
Abuts existing
villa homes within
ICP
3.D.d
Packet Pg. 494 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier
COURTYARD PARCEL
West: FPL
easement
East: U.S. 41
South: Lely
Manor Canal &
FPL substation
3.D.d
Packet Pg. 495 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier
WHAT IS CHANGING?
Courtyard layout
•8 units with a motor
court
•Internal garage faces
Lot size and setbacks
measured differently
Similar to Dominica
Isles courtyards
3.D.d
Packet Pg. 496 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier
Dominica Isles
MOTORCOURT / STREETSCAPE IMAGES 3.D.d
Packet Pg. 497 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier
PROPOSED TWO-FAMILY PUD CHANGES
(COURTYARD)
APPROVED PROPOSED
Front yard setback 15’12’*
Rear yard setback 10’16’
Building separation 10’10’**
*8 feet front setback for yards that do not
face a right of way
** 32’ garage face separation
3.D.d
Packet Pg. 498 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier
FLOOR PLAN
COMPARISON Proposed
Courtyard
Product:
1204 –1466 sfCurrent
Villa
Product:
1565 –1862 sf
VILLA
COURTYARD
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Packet Pg. 499 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier
WHAT IS NOT CHANGING?
No increase in density
No additional uses
No change to approved
Master Plan
No change to traffic
SABAL BAY MPUD
APPROVED PROPOSED
2,229 units No Change
MPUD BREAKDOWN
1,889 units ICP Resident
Tracts
340 units The Springs
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PPL SUBMITTAL
Currently under
review
Courtyard
product located
in the southern
area
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THANK YOU 3.D.d
Packet Pg. 502 Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier
17:38:35 From carollepman : can’t hear17:40:59 From Keith Pennifold : The speaker, John Duncan, has his microphone turned off.17:41:31 From Barraco Team : Only BAI 2 should be unmuted at the moment. Thanks.17:43:02 From Keith Pennifold : We cannot hear anything.17:44:51 From Barraco Team : I am on thru a cell phone and can hear.17:46:15 From Kevin : I am worried about the smaller units which would seem to lower the price point,
encourage more rentals, and investment vs. residence priority.
17:46:50 From Keith Pennifold : Agree. Exactly right,
17:47:28 From Mary Afflerbach : Why is the change being proposed?
17:49:19 From Keith Pennifold : What is the sale price for these units?17:49:36 From iPad : How many courtyard units vs villa units17:50:18 From Sharon G : Zoom participants can not see/understand what the speaker is pointing too……in her responses to the questions17:51:04 From Dennis Driscoll : What are the price points for these units17:52:24 From Karen : Cannot hear anything17:52:50 From Harlene Rosenberg : Karen check your audio. It is working
17:54:27 From Keith Pennifold : Is this going ahead regardless of our questions and opinions?
17:54:29 From Karen : Audio was working, then stopped.
17:55:23 From Dennis Driscoll : can't see what you are pointing too
17:57:39 From Dennis Driscoll : Can you point out or describe the traffic flow, entry and exit on the plan17:59:13 From Audrey : How can he say no increase in density, but it's an additional 40 doors?18:00:03 From Harlene Rosenberg : Smaller units. Less space for buildings?18:00:23 From Kevin : Minto keeps increasing density and the mix of villas vs. single family homes. This creates more rental activity, more pressure on common pool areas, lower overall price points, and a less spacious feel. This is concerning for the overall community.18:00:43 From Audrey : Parcels at ICP may have had a decrease in density, but the addition of the
Fleishman tract negates that.
18:03:07 From iPad : What is the price point of the courtyard units
18:04:09 From Kevin : Definitely less price point than regular villas given they are so much smaller in
square footage which is bad for the community.18:04:50 From Deborah : You are increasing the density in the area of Caribe neighborhood, allowing larger lots for larger homes elsewhere. You have changed the appearance and quality of the neighborhood, and the financial effect on those of us who invested in the Caribe neighborhood are about to go down.18:05:28 From Dennis Driscoll : Will you be closing in the wall around the triangle area? how will those abutting the triangle be separated18:05:36 From Keith Pennifold : What is th price point?
18:06:53 From Sharon G : Mike Elgin: At the NIM for the Fleishcman parcel, we had the understanding
that the maximum number of doors was 1792 for ICP. It now appears to some that the max number will be
1825 plus/minus. Can you help us understand why the difference?
18:07:28 From Kevin : Why are you selling cheaper and smaller units? Won't prices be lower than villas? Won't this drive more rental activity? These all have question marks if that's what Mike requires to respond.18:07:38 From Bernstein : Will Dominica Drive cut through to the new parcel at the terminal cul-de-sac?18:08:39 From Kevin : Why does the mix towards villas keep increasing in ICP?Isn't this a growing change in the brand you initially sold to many of us who purchased prior?18:08:48 From Property owner : how many more lakes are you making?18:10:16 From Keith Pennifold : In the courtyard offering, what is the largest number of bedrooms?
18:11:03 From Rich : Would Minto deed a cluster of 6 courtyard cottages to the ICP HOA to use as ICP
owners guest rentals
18:16:51 From Kevin : Will Minto increase pool and deck availability since these cottage villas preclude
the placement of hot tubs or pools?18:18:52 From Audrey : These definitely look like rental opportunities.18:19:59 From Sharon G : Mike Elgin: At the NIM for the Fleishcman parcel, we had the understanding that the maximum number of doors was 1792 for ICP. It now appears to some that the max number will be 1850 plus/minus. Can you help us understand why the difference?18:20:08 From Rich : Should Minto include a satellite pool for the cottages?18:22:20 From terryolejnik : Serious concern about traffic flow and danger to residents on the entry curve
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from Dominica. How will construction traffic be directed during construction? Via Dominica Drive? Hope not18:32:15 From Property owner : will this community have access to the entrance on thomasson?18:34:34 From Kevin : what is the smallest number of bedrooms?18:37:51 From mdenofrio : Any opportunity to widen the sidewalks from the parcel entrance back in the direction of walking paths pool area bike paths etc. given the potential large increase of traffic volume.??
18:41:00 From kpicton : Will Minto’s analysis study the potential negative effects on existing unit home
values by adding the cottages
18:47:48 From Kevin : Will Minto enlarge pools and deck areas given the cottage product does not
accommodate pools or hot tubs?18:53:27 From Susan Roseliep : This has been addressed....the cottages are specifically designed w/o allowance of pools or hot tubs...18:53:55 From Tom Z : In regards to the preserve area (green location on page 3) Is this area fenced off properly to protect remaining wildlife (gopher tortoise as an example) from construction activity?
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38PEREZ, DAVID JANE FITZPATRICK 470 BERKINDALE DRHAMILTON L8E 5V5 CANADA 76555504865 FPETERS, JOHN J 64 CULMORE ROAD PALMERSTOWNDUBLIN 20 IRELAND 24170560003 FPIGAT, LISA JIMMY MUCCILLI 11 NOEL AVETORONTO M4G 1B2 CANADA 76555504441 FRAJDA, MIROSLAW & MALGORZATA 2550 PURCELL'S COVE ROADHALIFAX B3P 2E8 CANADA 52505034341 FREBELLO, IVAN J CINDY STAFFIERI REBELLO 430 FLINT ROADNORTH YORK M3J 2J4 CANADA 26149203580 FRICHARDSON, ROBERT KIMBERLEY M OMALLEY 37 GILES RDCALEDON L7K 0B7 CANADA 76555505042 FSCULTHORPE, JAMES A SARAH D SCULTHORPE 1685 WILLOW BEACH RDPROT HOPE L1A 3V7 CANADA 52505038842 FSTEACY, MICHAEL & JOANNE BENJAMIN & LAURA STEACY 1107 WOODHAVEN DRKINGSTON K7P 0R7 CANADA 29681080006 FSTEINER, CLAUS DINO RINGSTR 21WEHINGEN 78564 GERMANY 52505039485 FTATT PROPERTIES (TREVISO) LLC 24 NORTHMOUNT AVETORONTO M3H 1N4 CANADA 76555500241 FTIMOTHY DOHAN LIVING TRUST SHAWNA BELL LIVING TRUST 97 MAYFAIRHUDSON J0P 1H0 CANADA 52505043808 FTJAN, CLAIRE F 549 PARADISE CRESCENTWATERLOO N2T 2J8 CANADA 52505034503 FVADEBONCOEUR, NANCY MICHEL DEVEAULT 6890 EMILE-NELLIGANTROIS -RIVIERES G8Y 7C1 CANADA 52505030549 FWALKER, STUART RICHARD KAREN ELIZABETH WALKER 5 ABBEY AVEST ALBANS HERTS AL3 4BJ UNITED KINGDOM 52505041428 FWOLSTENHOLME, ALAN & AUDREY BROSELEY AVENUEWARRINGTON WA3HH UNITED KINGDOM 76555501169 FVARIANCE REPT 500 FEET ASSOCIATIONS3.D.dPacket Pg. 673Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
1FirstName LastName Organization Address1 Address2 City State PostalCodeChuck Walton Isles of Capri Civic Association 124 Hilo St. E Naples FL 34113Kirk P. Colvin Isles of Capri Civic Association 338 Capri Blvd. Naples FL 34113David Tate Lely Country Club Property Owners A181 Muirfield Circle Naples FL 34113Andrew Hajducky Tanglewood Property Owners Associ108 Quail Hollow Court Naples FL 34113Ted Decker Isles of Capri Civic Association 425 San Juan Avenue Naples FL 34113Bill Walbridge Forest Glen Golf and Country Club -- 3760 Jungle Plum Drive East Naples FL 34113George B. Ramsey Lely Civic Association, Inc. 275 Forest Hills Boulevard Naples FL 34113Richard Eskridge Hitching Post Co-op Inc. 32 Cheyanne Trail NaplesFL 34113 Tall Oaks of Naples 525 Barefoot Williams Road Naples FL 34113 Whistler's Cove Apartments 11400 Whistler's Cove Blvd. Naples FL 34113Ken Drum Lely Island Estates Homeowners Ass8404 Mallow Lane Naples FL 34113 Fiddler's Creek Homeowner's Associac/o Cardinal Management Group 5067 Tamiami Trail East Naples FL 34113Jennifer Tanner Lely Civic Association 297 Bay Meadows Drive Naples FL 34113Sam Durso Habitat for Humanity 11550 Tamiami Trail East Naples FL 34113Gary Rogers Lely Resort Golf & Country Club 7989 Grand Lely Drive Naples FL 34113Susan M. Swihart Victoria Falls Homeowners AssociatioHabitat for Humanity 11145 Tamiami Trail East Naples FL 34113Ariana Friedlander Victoria Falls Homeowners AssociatioHabitat for Humanity 11145 Tamiami Trail E Naples FL 34113Ariana Friedlander Charlie Estates Homeowner AssociatHabitat for Humanity 11145 Tamiami Trail E Naples FL 34113Keith Tompkins Queen's Park 12709 Tamiami Trail East Naples FL 34113Linda Morris Marco/Naples Hitching Post RV Reso100 Barefoot Williams Road Naples FL 34113Ann B Hall Isle of Capri Civic Assoc., Inc. 338 Capri Blvd. NaplesFL 34113Howard Lurie Indian Wells-Lely Resort 8449 Indian Wells Way NaplesFL 34113Bob Murray Sunstone on the Fairways Lely Resort 9087 Michael Circle #1 Naples FL 34113Susan M. Swihart Charlee Estates Homeowners Assoc Habitat for Humanity 11145 Tamiami Trail East Naples FL 34113Carey Realbuto Mustang Island Homeowners Associa8897 Mustang Island Circle Naples FL 34113Marci Seamples East Naples Civic Association 3823 Tamiami Trail E, PMB #274 Naples FL 34112Ted Beisler East Naples Civic Association, Inc. 4784 Inverness Club Drive Naples FL 34112Tami Scott Bayshore Gateway Triangle CRA 3299 Tamiami Trail E, Suite 103 Naples FL 34112HOAS AND CIVIC ASSOCIATIONS ‐ MAILING LIST (PL20200002648)VARIANCE REPT 500 FEET ASSOCIATIONS3.D.dPacket Pg. 674Attachment: Att C - NIM Backup Documentation (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay PDI)
SIGN-IN SHEET
WEDNESDAY, APRIL 14, 2021 5:30 PM
ISLES OF COLLIER PRESERVE (PL20200002648)
ICP CLUBHOUSE, 5570 TOBAGO BLVD., NAPLES, FL 34113
PLEASE PRINT
NAME PHONE NUMBER E-MAIL ADDRESS
Peter A. DeMaro (216) 598-1956 pdemaro@meadenmoore.com
Geoffrey Wozny (917) 882-3427 Geoffrey.Wozny@att.net
John Mova (215) 534-3141 JSharcey57@verizon.net
Christel/Ronald Wade (301) 807-8019 CWade0527@aol.com
Tim Owens (239) 682-6227 Silverf50@aol.com
Laurie Owens (239) 404-4933 LaurieLLL@aol.com
Tom Despard (717) 475-1658 tdespard@aol.com
Don MacNeal (732) 236-7235 donaldhmacneal@gmail.com
Joseph Cardinale (203) 641-5047 joefilcardinale@gmail.com
Laura DeJohn Collier County
Marc Rosenberg (908) 419-1178 Marcjrosenberg@gmail.com
Eileen Gallagher (516) 443-7529 Eileengallagher44@gmail.com
Dan Roseliep (239) 306-3393 droseliep@gmail.com
Gary A. Gilchrist (315) 246-3059 Gary.gilchrist@gmail.com
Additional residents joined the meeting via Zoom.
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COVER LETTER & NARRATIVE
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DEVIATIONS AND
JUSTIFICATIONS
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2271 McGregor Blvd. Suite 100 • Fort Myers, FL 33901
Phone (239) 461-3170 • Fax (239) 461-3169
ICP Parcel A
Deviations and Justifications
DEVIATION #20
Deviation from LDC 6.06.01.H.2 and LDC 6.06.01.U which requires street
signs and traffic control devices such as street name signs, speed limit signs,
stop signs and stop bars on streets and at intersections of streets, to provide
no street signs or traffic control markings on the courtyard streets.
Justification: The safety wayfinding needs of the proposed
courtyard streets are unlike typical subdivision roads. At 150’
maximum depth, the courtyard streets are very short streets, with
no thru traffic. Functioning as a shared driveway, only 8 residential
units will use these courtyard streets. The low traffic generated by
the courtyard streets is combined with extremely low traffic speeds,
resulting in a street that does not warrant the full provisions
required by the LDC for typical subdivision roads. Safe and slow
maneuvering will naturally occur by the function of a shared
driveway, with residents entering and exiting their garages and on-
street parking.
An example of a successful courtyard design with the same street
signage and marking as proposed is ½ mile west of the subject
parcel, within Isles of Collier Preserve; the multifamily area on
Dominica Drive. Because the Dominica Drive units are not fee
simple, no right of way is required in the courtyard area. Therefore,
no deviations were needed to omit street signs, speed limit signs,
stop signs, and stop bars, but the practical function of the shared
courtyard driveway is a duplicate of the proposed concept. The only
difference is the requirement to plat a right of way to create fee
simple lots.
No safety issues have resulted from the Dominica Drive
design; therefore, none are anticipated by repeating the same
design within the subject parcel, but with fee simple lots.
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DEVIATION #21
Deviation from LDC 6.06.01.J which prohibits dead end streets without a cul
de sac, to allow 150’ deep courtyard streets without a cul de sac.
Justification: Dead end roads up to 150’ in depth are allowed by
the Florida Fire Prevention Code. As such, and demonstrating a
lack of detriment to public safety health and welfare through
approval of the requested deviation, the PPL currently under
review has received approval from the fire reviewer. While
the PPL under review (PL20200002649) did not include a
right of way, the tangible features, including no cul de sac for
the 150' deep dead end courtyard, of the courtyard
have been approved. Please see enclosed excerpt from
the PPL application status indicating fire approval.
DEVIATION #22
Deviation from LDC 6.06.01.N which requires a 60’ wide right of way to allow
a 24’ wide right of way for courtyard streets.
Justification: Similar to the justifications stated above for
courtyard streets without street signs, the proposed courtyard
street is unlike a standard subdivision road and requires less
right of way width to accomplish safe and appropriate access.
The proposed drive aisle width and garage-to-garage separation
is the same as permitted and constructed in the multifamily
courtyards on Dominica Drive, which has proven to be
successful with no safety or maneuvering issues. Some of the
features typically found within a right of way such as sidewalks
and streetlights have been relocated to other areas of the
courtyard block. As discussed in more detail in later deviations,
the sidewalk that typically runs parallel with the road within the
right of way has been relocated to the other side of the building
and wall mounted lighting is being used in lieu of street lighting.
The drive aisle widths comply with the LDC requirements of the
same section.
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While the proposed right of way was not included in the current
PPL, the practical widths of the internal functions of the
courtyard have been deemed appropriate by the fire reviewer of
the pending PPL.
DEVIATION #23
Deviation from LDC 6.06.01.P which requires street names for all streets to
provide no street names for courtyard streets.
Justification: Similar to the multifamily buildings on Dominica
Drive, the addressing for the proposed courtyard units will be
named by the main street that the courtyard access, the 55’
right of way. Internal units within the courtyard will
be numbered/lettered in the way a cluster of multifamily
units would. As required, each individual unit will display
a unit number/letter on the exterior of the building. Mail
will be provided at a central facility.
DEVIATION #24
Deviation from LDC 6.06.01.S which requires all streets to provide curbs to
provide an inverted crown.
Justification: As shown in the 24’ wide courtyard road cross section,
the crown of the road has been inverted, directing drainage to the
center of the street. By using an inverted crown with a drainage inlet
at the center of the street, storm water is directed away from the
residential units. For a gutter and curb design, the crown must be
elevated higher, directing drainage towards the curb. Please
also see the 55’ wide road cross section that shows a standard curb
and gutter design. The proposed courtyard road will connect
to the typical curb and gutter design much the way a large, long
driveway would to an estate single family home, with the added
benefit of a drainage inlet in the center of the drive.
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As proposed, the courtyard road will drain properly into a typical
subdivision master water management system. In addition to
authorization from Collier County, the proposed drainage design
must also comply with the Environmental Resource Permit.
DEVIATION #25
Deviation from LDC 6.06.02 which requires a 5’ sidewalk on both of private
right of ways, to provide no sidewalk within the courtyard right of way.
Justification: Pedestrian access ways within the subject parcel are
provided by two sidewalk systems; a 5’ sidewalk within the 55’ right
of way and 4’ sidewalks within the fee simple lots. Five-foot
sidewalks are provided on both sides of the 55’ right of way as
required by LDC. The 4’ sidewalks do not abut the courtyard street,
but are instead located on the opposite side of the home. The
proposed residential product is unique in that the garage door is not
on the same side of the home as the front door. The courtyard street
provides vehicular access to the home via the garage. Pedestrian
access to and from the home is located on the opposite the garage
or on the side of the home. Units that are side-to-side share
a sidewalk, with their front doors facing one another.
Much like the non-typical courtyard streets, the proposed
4’ sidewalks within the fee simple lots are unlike standard
sidewalks along a typical subdivision road. The 4' sidewalks are not
as long as a typical sidewalk running alongside a subdivision
road, and they are not as naturally accessible.
Functionally, the 4’ sidewalks would only be accessed by residents
walking to their home or to visit a friend, not to take a walk down
the road. For longer walks down the road residents have
quick access to the 5’ sidewalks within the 55’ right of ways,
which connect to a vast system of walking and jogging trails
within the Isles of Collier Preserve.
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DEVIATION #26
Deviation from LDC 6.06.03 which requires streetlights per IES standards
for all streets to provide wall-mounted carriage lights at each garage, and to
waive IES standards for courtyard streets.
Justification: Lighting needs of the proposed courtyard streets are
unlike typical subdivision roads. At 150’ maximum depth, the
courtyard streets are very short streets, with no thru traffic.
Functioning as a shared driveway, only 8 residential units will use
these courtyard streets. The low traffic generated by the courtyard
streets is combined with extremely low traffic speeds, resulting in a
street that does not warrant the full provisions required by the LDC for
typical subdivision roads. As noted on the Physical Elements Detail of
the Courtyard Two Family Site Plan & Typical Lot Details sheet, “one
wall-mounted photocell light per unit to be installed within
courtyard areas”. These wall mounted lights will provide adequate
lighting for the small dead-end courtyard streets, and as
photocell lights they will automatically turn on in the
evening, comparable typical streetlights.
DEVIATION #27
Deviation from LDC 4.07.02.F which prohibits back-out parking into a right
of way to allow back-out parking in courtyard streets.
Justification: The safety needs of the proposed courtyard streets are
unlike typical subdivision roads. At 150’ maximum depth, the
courtyard streets are very short streets, with no thru traffic.
Functioning as a shared driveway, only 8 residential units will use
these roads, and only 4 units will drive pass the parking spaces. The
low traffic generated by these streets is combined with extremely
low traffic speeds for a street that does not warrant the full
provisions required by the LDC as a typical subdivision road. Safe
maneuvering will naturally occur by the function of a shared
driveway, with residents entering and exiting their garages in
conjunction with on-street parking.
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As with the on-street parallel parking spaces, the courtyard parking
spaces are provided above and beyond the minimum parking
requirements for residential units, which is provided within the 2-
car garage for each units.
DEVIATION #28
Deviation from LDC 4.07.02.F.1 which requires 23’ from right of way to
garage face to allow 3-feet.
Justification: Acknowledging that some potential hazards exist with
typical residential driveways along subdivision roads, the LDC
requires minimum separations from right of way and sidewalk for
front and side entry garages. The proposed courtyard streets are
unlike standard subdivision roads in that each unit does not directly
access roads traveled by all residents within the subdivision. The
streets the garages face are only the small, dead-end courtyard
streets, which function as a shared driveway for a maximum of 8
units. Accessing the 55’ rights of way is much safer than a typical
single-access driveway by allowing drivers turning movements
within the courtyard, entering the 55’ right of way forward-facing.
Additionally, the safety concern associated with typical subdivision
roads (parked vehicles encroaching into roadside sidewalks) is
also eliminated by relocating pedestrian access away from the
courtyard right of way.
As shown by the 24’ wide right of way road section on the Cross
Section detail sheet, a minimum of 3’ front setback is proposed, but
a total of 32’ will exist between the garage door faces. Staff may
notice the drive aisles added to the minimum setbacks do not equal
32-feet. The difference is to provide for the corner unit at the
intersection of the courtyard street and 55’ wide street. The radius
return of the right of way creates a ‘pinch point’ where a 3’ setback
is needed. Note #13 has been added to the Development Standards
Table requiring 32’ separation between garage faces.
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APPLICATION
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AERIAL LOCATION
MAP
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PROPERTY OWNERSHIP
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PROPERTY OWNERSHIP
DISCLOSURE
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AFFIDAVIT OF
AUTHORIZATION
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PRE-APPLICATION MEETING
NOTES
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ORDINANCE 2021-04
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ORDINANCE NO. 2021- 0 4
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA AMENDING ORDINANCE
NO. 05-59, AS AMENDED, THE SABAL BAY MIXED USE PLANNED
UNIT DEVELOPMENT, AND AMENDING ORDINANCE NO. 2004-41,
THE COLLIER COUNTY LAND DEVELOPMENT CODE, BY
AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF AN ADDITIONAL
102.49± ACRES OF LAND ZONED RURAL AGRICULTURAL (A),
RURAL AGRICULTURAL WITH A SPECIAL TREATMENT OVERLAY
A-ST), RESIDENTIAL SINGLE FAMILY-THREE (RSF-3) AND
RESIDENTIAL SINGLE FAMILY-THREE WITH A SPECIAL
TREATMENT OVERLAY (RSF-3-ST) TO THE SABAL BAY MIXED USE
PLANNED UNIT DEVELOPMENT (MPUD); BY AMENDING THE PUD
DOCUMENT AND MASTER PLAN TO ADD 102.49± ACRES
DESIGNATED AS TRACT R9 FOR RESIDENTIAL DEVELOPMENT; TO
ADD 230 DWELLING UNITS FOR A TOTAL OF 2,229 DWELLING
UNITS IN THE MPUD; TO REVISE THE MASTER PLAN AND
CONCEPTUAL WATER MANAGEMENT PLAN; AND TO ADD A
MASTER SITE PLAN FOR THE R9 TRACT. THE SUBJECT
PROPERTY IS LOCATED SOUTH OF THOMASSON DRIVE, SOUTH
AND WEST OF U. S. 41, NORTH AND WEST OF THE WENTWORTH
PUD, AND EAST OF THE NAPLES BAY INTERCOASTAL WATERWAY
IN SECTIONS 23, 24, 25, 26 AND 36, TOWNSHIP 50 SOUTH, RANGE 25
EAST, AND SECTION 19, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, CONSISTING OF 2,518.98+/- ACRES;
AND PROVIDING AN EFFECTIVE DATE. [PL20190002305]
WHEREAS, on November 15, 2005, the Board of County Commissioners approved
Ordinance No. 05-59 which established the Sabal Bay Mixed Use Planned Unit Development
PUD); and
WHEREAS, the PUD was amended by Ordinance Nos. 12-12 and 17-49; and
WHEREAS, Jennifer Sapen AICP of Barraco and Associates Inc. and Richard D.
Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A. representing Minto Sabal Bay,
LLC, petitioned the Board of County Commissioners of Collier County, Florida to amend
Ordinance No. 05-59, as amended, the Sabal Bay Mixed Use Planned Unit Development.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
19-CPS-01960/1598673/1]257
Sabal Bay MPUD/PL20190002305 1 of 2
1/22/21
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SECTION ONE: CHANGE TO ZONING CLASSIFICATION
The zoning classification of approximately 102.49+ acres of the herein described real
property located in Sections 23 and 26, Township 50 South, Range 25 East, Collier County,
Florida is changed from Rural Agricultural (A), Rural Agricultural with a Special Treatment
Overlay (A-ST), Residential Single Family-Three (RSF-3) and Residential Single Family-Three
with a Special Treatment Overlay (RSF-3-ST) zoning districts to a Mixed Use Planned Unit
Development (MPUD) zoning district to be added together with the existing Sabal Bay MPUD,
for a 2,518.98+ acre project known as the Sabal Bay MPUD in accordance with the revised PUD
Document, attached hereto as Exhibit A and incorporated by reference herein. The appropriate
zoning atlas map or maps, as described in Ordinance Number 04-41, as amended, the Collier
County Land Development Code, is/are hereby amended accordingly.
SECTION TWO: AMENDMENTS TO THE PUD DOCUMENT EXHIBIT A OF
ORDINANCE NO. 05-59, AS AMENDED
The PUD Document attached hereto as Exhibit A to Ordinance No. 05-59, as amended, is
hereby amended and replaced with the Exhibit A attached hereto and incorporated herein.
SECTION THREE: EFFECTIVE DATE
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this 1(v' day of J GI ti a cL71,1 2021.
ATTEST: BOARD OF •UNTY COMMISSIONERS
CRYSTAt K,KINZEL, CLERK COLLI I s NTY,
FLO0....By: '
Qii"1-8
ilt$to ChaftitittClerk Penny Taylor, Chairman
ure Oilyy.
Approved,as to form And legality:
This 'ordinance filed with theAtAr(V Secr tart' of ('s cte's Office the
ofia_•.r . .Heidi Ashton-Cicko2t45 day
cnd acknowledgement . thatManagingAssistantCountyAttorneythinrceiyadthis -
i
day
of 36a.f
Attachment: Exhibit A - PUD Document with Exhibits
thvvty Cie*
19-CPS-01960/1598673/1]257
Sabal Bay MPUD/PL20190002305 2 of 2
1/22/21
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Sabal Bay
A MIXED-USE PLANNED UNIT DEVELOPMENT
2,416.49 2,518.98 ±Acres Located in Sections 23, 24, 25, 26,
and 36 Township 50 South, Range 25 East, and
Section 19,Township 50 South,Range 26 East,
CollierCounty, Florida
PREPARED FOR:
CDC Land Investments, Inc. and
Collier Land Development, Inc.
2550 Goodlettc Road North, #100
Naples, FL 34103
Minto Sabal Bay, LLC
4400 W. Sample Road, Suite 200
Coconut Creek, FL 33073
PREPARED BY:
3200 Bailey Lane, Suite 200
Naples, FL 34105
Barraco and Associates, Inc.
2271 McGregor Boulevard, Suite 100
Fort Myers, FL 33901
And
Roctzcl and Andress
850 Park Shore Drive: Trianon Centre, 3Floor
Naples, FL 34103
Richard D. Yovanovich
Coleman, Yovanovich,Koester P.A.
4001 TamiamiTrailNorth, Suite 300
Naples, FL 34103
EXHIBIT "A"
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TABLE OF CONTENTS
PAGE
STATEMENT OF COMPLIANCE AND SHORT TITLE ii
SECTION I LEGAL DESCRIPTION, GENERAL DESCRIPTION 1-1
AND DENSITY
SECTION II PROJECT DEVELOPMENT 2-1
SECTION III RESIDENTIAL("R") 3-1
SECTION IV RECREATION/VILLAGE CENTER ("REC/VC") 4-1
SECTION V COMMERCIAL/OFFICE ("CO") 5-1
SECTION VI PRESERVE ("P")6-1
SECTION VII PUBLIC FACILITIES ("PF") 7-1
SECTION VIII GENERAL DEVELOPMENT COMMITMENTS 8-1
EXHIBIT A MPUD MASTER PLAN
EXHIBIT B LEGAL DESCRIPTION
EXHIBIT C SCHEDULE OF DEVIATIONS
EXHIBIT D SIGN PLACEMENT—FLAGPOLE PER PUD
SECTION 2.17.A.6
EXHIBIT E MASTER SITE PLAN FOR R9 TRACT
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STATEMENT OF COMPLIANCE
The purpose of this Section is to express the intent of the applicants, CDC Land Investments, Inc., and
Collier Land Development. Inc., hereinafter referred to as the Owners,to create a Mixed-Use Planned
Unit Development (MPUD) on 2,416.49 2,518.98 ± acres of land located in Sections 23, 24, 25, 26,
and 36,Township 50 South,Range 25 East,and Section 19,Township 50 South,Range 26 East,Collier
County,Florida. The name of this MPUD shall be Sabal Bay. The development of Sabal Bay will be in
compliance with the planning goals and objectives of Collier County as set forth in the Growth
Management Plan (GMP). The development will be consistent with the GMP goals, objectives and
policies, and other applicable regulations for the following reasons:
1. The subject property is within the Urban Coastal Fringe Sub-District as identified on the Future
Land Use Map of the Future Land Use Element (FLUE). The purpose of the Urban Coastal
Fringe Sub-District is to provide for a variety of residential and mixed-use developments such
as Planned Unit Developments.
2.a) The proposed residential density of Sabal Bay is 0 5 0.91 dwelling units (DUs) per acre,
1,999 2,229 units/2,3-50 2,453 acres, which excludes the 50 acres of commercial uses, and the
16 acres of recreation/village center uses. This density is consistent with the maximum density
permitted by the FLUE Density Rating System and is therefore consistent with FLUE Policy
5.1. The base density allowed by the FLUE for the entire subject property is four (4) DUs per
acre. Due to the project's location within the Traffic Congestion Coastal High Hazard Zone,
one(1)dwelling unit is subtracted from the base density permitting a maximum density of three
3) dwelling units per acre.
Ti.b) mbined density ,7n ntensity within this PUD shall not exceed the
Collier County on the date of adoption of this PUD. Specifically, this PUD is limited to a
0
use exceeds one hundred percent(100%)of the DRI threshold for that use. Further,i In no case
shall commercial uses, inclusive of the existing 101,894 square feet of existing commercial
development, exceed the following: 250 hotel rooms; 200,000 square feet of retail; and, 60,000
square feet of office.
c) The undeveloped and developed commercial acreage is consistent with the provisions of the
FLUE as it is located within Activity Center# 17 at US 41 and Thomasson Drive.
d) Commercial uses within the Recreation/Village Center District are consistent with FLUE
Map -11, which identifies existing zoning consistent with the FLUE by Policies 5-9, 5-10, 5-
11, and 5-12. Moreover, the area and allowable uses within the Recreation/Village Center
District are consistent with the provisions set forth in Policy 5.1.
3. The Sabal Bay MPUD is compatible with and complementary to existing and future surrounding
land uses as required in Policy 5.4 of the FLUE.
ii
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4. Improvements are planned to be in compliance with the LDC as set forth in Objective 3 of the
FLUE.
5. The development of the Sabal Bay MPUD will result in an efficient and economical extension
of community facilities and services as required in Policy 3.1 of the FLUE.
6. The Sabal Bay MPUD is planned to incorporate natural systems for water management in
accordance with their natural functions and capabilities as may be required by Objective 1.5 of
the Drainage Sub-Element of the Public Facilities Element.
7. All final local development orders for this project are subject to the Collier County Adequate
Public Facilities Ordinance,Chapter 6 and Chapter 10,of the LDC.Transportation concurrency
is partially vested in that the Owners are entitled to a Certificate of Adequate Public Facilities
for transportation concurrency for 1,766 dwelling units, upon compliance with the provisions
set forth in the Standard Form Collier County Contribution Agreement for Road Impact Fee
Credits dated October 22, 2002, and further amended on April 22, 2008 and June 22, 2010
between Collier Land Development, Inc., Collier Development Corporation, and the Board of
County Commissioners.
8. By virtue of compliance with the provisions of Chapter 6,of the LDC,the project will also
implement, further Objective 2.0 of the FLUE, Objective 1.2 of the Sanitary Sewer Sub-
Element, and Objective 1.5 of the Recreation and Open Space Element.
9. The native vegetation provisions of the Sabal Bay MPUD implement Policy 6.1.1 of the
Conservation Coastal Management Element in that native preserves will be incorporated
into the project design.
10. The development's commitment regarding the Lely Area Stormwater Improvement
Project (Section 8.6(E) of this Document) is consistent with and furthers Policy 1.3.4 of
the Drainage Sub-element of the Public Facilities Element in that it improves the existing
Lely Canal drainage facility.
SHORT TITLE
This ordinance shall be known and cited as the "SABAL BAY PUD MIXED-USE PLANNED
UNIT DEVELOPMENT ORDINANCE".
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SECTION I
LEGAL DESCRIPTION, GENERAL DESCRIPTION, AND DENSITY
1.1 PURPOSE
The purpose of this Section is to set forth the legal description of the Sabal Bay MPUD, and to
describe the existing conditions of the property proposed to be developed.
1.2 LEGAL DESCRIPTION
The subject property referred to within this Document as"project site"and "project area",
is comprised of 2,416.49 2,518.98 ±acres, and located within Sections 23, 24, 25, 26, and
36 Township 50 South, Range 25 East, and Section 19, Township 50 South, Range 26
East, Collier County, Florida, and is legally described as:
See Exhibit`B"
1.3 GENERAL DESCRIPTION OF PROPERTY
A. The subject property is located in Sections 23, 24, 25, 26, and 36, Township 50 South,
Range 25 East, and Section 19, Township 50 South, Range 26 East, Collier County,
Florida. The property is generally located south of Thomasson Drive, south and west
of U.S. 41, north and west of the Wentworth PUD, and east of the Naples Bay
Intercoastal Waterway in the western portion of Collier County.
B. The zoning classification of the subject property, at the time of the MPUD application
is PUD, RSF-3 - Residential, RSF-3-ST, Residential Special Treatment Overlay, A -
Agriculture, and A-ST- Agriculture Special Treatment Overlay
C. Elevations within the subject property are approximately 8 to 11 feet above MSL.
Finished floor elevations within the Sabal Bay development will be set in accordance
with the FEMA Flood Elevation or SFWMD ERP in effect at the time of development
permitting, whichever is greater.
D. A large portion of the subject property contains native vegetation habitats of varying
quality. The property also contains a significant amount of jurisdictional wetlands. An
Environmental Impact Statement (EIS) has been submitted, pursuant to Subsection
10.02.02(A) of the LDC, and provisions for on-site preservation of higher quality
wetlands, interspersed with uplands, are incorporated into the design of the conceptual
master plan, and overall water management system. The Sabal Bay MPUD contains
a wide variety of vegetative communities inventoried and mapped in the EIS. The
site has been designed to provide for onsite protection of habitat for listed species.
E. The soil types on the subject property include a variety of hydric and non-hydric soils
listed in EIS.
1-1
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F. The subject property is located within the Lely Main Canal, Lely Manor Canal and
Miscellaneous Coastal drainage basins.
G. A portion of the subject property is located within the City of Naples Water Service
District.
H. The subject property is partially developed pursuant to the January 7, 2002 Preliminary
Development Agreement (PDA)with the State of Florida's Department of Community
Affairs to allow development on 83 acres of the property within Collier County.
1.4 DENSITY
A. A maximum of 4-999 2,229 residential dwelling units may be constructed in the
total project area. The gross project area, excluding commercial/office (C/O)
development and Village Commercial (REC/VC) is approximately 2 3500 2,453
acres. The gross project density shall be a maximum of 0 0.91 dwelling units
per acre.
1-2
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SECTION II
PROJECT DEVELOPMENT
2.1 PURPOSE
The purpose of this Section is to generally describe the plan of development for the Sabal Bay
MPUD,and to identify relationships to applicable County ordinances,policies,and procedures.
2.2 GENERAL DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES
A. The Sabal Bay MPUD will be a mixed-use planned unit development. The MPUD will
incorporate residential, commercial, recreational, and preserve land uses. The
northeastern portion of the property along US 41 is located within Activity Center#17
and shall allow for commercial/office uses. There currently exists 101,894 square feet
of retail development within the MPUD authorized to be constructed pursuant to a PDA
between Collier Development Corporation and the State of Florida Department of
Community Affairs. The other uses shall be distributed throughout the remainder of the
MPUD property, as set forth on the MPUD Master Plan(Exhibit A).
Access to the property shall be from East Tamiami Trail (US 41), Thomasson Drive,
Hamilton Avenue and Bayshore Drive.
The project will be served with centrally provided potable water, sanitary sewer,
electric power, and telephone. Additional services shall be provided as deemed
appropriate.
B. The MPUD Master Plan is illustrated graphically as Exhibit"A".A Land Use Summary
indicating approximate land use acreages is shown on the Plan. The Master Plan is
conceptual, and the location, size, and configuration of individual, residential,
commercial, recreational areas, water management features, and tract development
areas shall be determined at the time of site development plan(SDP)and/or subdivision
plat approval.
2.3 COMPLIANCE WITH COUNTY ORDINANCES
A. Regulations for development of the Sabal Bay MPUD shall be in accordance with the
contents of this MPUD Ordinance and applicable sections of the LDC (to the extent
they are not inconsistent with this MPUD Ordinance) and the GMP in effect at the
time of issuance of any development order to which said regulations authorize the
construction of improvements, such as but not limited to subdivision plat, SDP,
excavation permit and preliminary work authorization. Where these MPUD regulations
fail to provide developmental standards,then the provisions of the most similar district
in the LDC shall apply.
2-1
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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.
C. Development permitted by the approval of this MPUD shall be subject to the Adequate
Public Facilities Ordinance, Section 6.02.00 and Section 10.02.07 of the LDC. At this
time, 1,766 residential units are vested for transportation concurrency pursuant to the
terms of the Standard Form Collier County Contribution Agreement for Road Impact
Fee Credits dated October 22, 2002, and amended April 22. 2008 and June 22, 2010,
between Collier Land Development, Inc., Collier Development Corporation, and the
Board of County Commissioners. In addition, 101,894 square feet of commercial
development exists within the MPUD boundary.
D. Unless modified, waived or excepted by this MPUD or by subsequent request, the
provisions of other sections of the LDC remain in effect with respect to the
development of the land which comprises this MPUD.
E. All conditions imposed herein or as represented on the Sabal Bay Master Plan are part
of the regulations that govern the manner in which the land may be developed.
F. The Subdivisions Division of the LDC(Section 10.02.04 and Appendix B) shall apply
to the Sabal Bay MPUD, except where an exemption or substitution is set forth herein
or otherwise granted pursuant to Subsection 10.02.02(B) of the LDC.
G. The Site Development Plans Section of the LDC (10.02.03) shall apply to the Sabal
Bay MPUD, except where an exemption is set forth herein or otherwise granted
pursuant to Subsection 10.02.03(B) of the LDC.
H. Recognizing that the MPUD Master Plan does not designate specific dwelling unit
types, the type of dwelling unit which characterizes the initial development of any
platted tract or phase of a platted tract shall be carried out throughout the development
of that tract or phase.
I.Regardless of the ultimate mix of uses, in no case shall this MPUD exceed DRI
thresholds for a mixed use project (100 percent for a specific use and 160 percent of
any combination of three or more uses), as they exist on the date the MPUD is
approved. The project shall be monitored through the PUD monitoring process on an
annual basis and during SDP and/or subdivision plat review process, as may be
applicable.
2.4 ROADWAYS
A. Roadways within the Sabal Bay MPUD shall be privately and/or CDD owned and
maintained, except for Thomasson and Cardinal Way, which will be public roads.
Standards for roads shall be in compliance with the applicable provisions of the LDC
regulating subdivisions,unless otherwise modified,waived or excepted by this
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MPUD or approved during subdivision plat approval. The Owners reserve the right to
request substitutions to design standards in accordance with Subsection 10.02.04(A)(3)of
the LDC. The Owners retain the right to establish gates, guardhouses, and other access
controls as may be deemed appropriate by the Owners on all internal and privately owned
and maintained proj ect roadways.
B. Roadways within the Sabal Bay MPUD shall be designed and constructed in
accordance with Chapter 10 ofthe LDC with the following substitutions:
1. Streets and access improvements
a. Street Right-of-Way Width: At the discretion of the Owners, the minimum
right-of-way width to be utilized for local streets and cul-de-sacs may be fifty
feet (50'), a deviation from LDC Subsection 6.06.01(0) that requires rights-of-
way for local roads to be at least sixty feet (60'). Drive aisles serving multi-
family tracts shall not be required to meet this standard.Additionally,in specific
cases where development roadways cross potential wetland or upland
preserves,the Owners shall have the ability to reduce the required right-of-way
width below the current 50-foot minimum to a width of no less than 40 feet.
b. Dead-end Streets: Cul-de-sacs may exceed a length of one thousand feet
1,000'), a deviation from LDC Subsection 6.06.01(J)that limits cul-de-sacs to
1,000 feet.
c. Reverse Curves:Tangents between reverse curves are not required for any local
street design in this MPUD. A deviation from Section III, Exhibit"A", Design
Requirements for Subdivisions C.13.j. of the Administrative Code for Collier
County Construction Standards Manual adopted through Ordinance No.2004-
66.
d. In specific cases where development roadways cross potential wetland or
upland preserves,the Owners shall have the ability to utilize rip-rap back slope
treatment with a slope no steeper than 2:1, and for a maximum height of 36
inches for the length of the roadway crossing, a deviation from Section
4.06.05.j. Owners may utilize structural retaining wall to minimize potential
wetland or upland impacts for backfill elevations exceeding 36 inches in height
for the length of the roadway crossing. In these specific cases, a guard rail
system designed to withstand vehicular impact will be provided.
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2.5 SIDEWALKSBIKEPATHS,BIKE LANES
A. Sidewalks: All privately and/or CDD owned roads internal to the Sabal Bay MPUD
shall have a minimum five foot (5') wide sidewalk on both sides of the street as
illustrated on Exhibit A, or a minimum ten foot (10') wide pathway on one side of the
street which may meander in and out of the right-of-way. This constitutes a deviation
from LDC Subsection 6.06.02.A which requires arterial and collector roadways to
provide a six foot(6')wide sidewalk on both sides of the street.
B. Pursuant to Chapter 6.06.02 of the LDC, sidewalks/bike paths shall be permitted
as follows:
1.An internal pedestrian walkway system is permitted within drainage
easements. Where such a pedestrian system is provided, no sidewalk
shall be required adjacent to the right-of-way serving the adjacent
residential tract.
2.Sidewalks may be located outside platted rights-of-way when located
within a separate sidewalk easement.
3.Sidewalks may be located within landscape buffers and/or easements;
however, the landscape buffer shall be increased in width by an amount
equal to the encroachment at the point ofencroachment.
2.6 LAKE SETBACK AND EXCAVATION
The lake setback requirements described in Section 22-122(1) of the Collier County Code of
Laws and Ordinances may be reduced subject to the provisions established in Section 22- 122(1)
of the Collier County Code of Laws and Ordinances. All lakes greater than two (2) acres may
be excavated to the maximum commercial excavation depths set forth in Section 22-122(3) of
Collier County Code of Laws and Ordinances, and subject to permit approval from the South
Florida Water Management District. Removal of fill and rock from the Sabal Bay MPUD
shall be administratively permitted to an amount up to ten (10) percent (20,000 cubic yards
maximum),unless the project is issued a commercial excavation permit.
2.7 FILL STORAGE
Fill storage is generally allowed throughout the Sabal Bay MPUD. Fill may be transported and
stockpiled within areas that have been disturbed or farmed. Prior to stockpiling in these
locations, the Owners shall notify the County Manager or his designee and shall demonstrate
compliance with the following standards:
1. Stockpile maximum slope: 2:1
2. Stockpile maximum height: Thirty Feet (30')
3. Fill storage in excess of six feet(6')in height shall be located no closer than one
hundred feet (100') from any existing residential unit or residential unit under
construction. This excludes fill storage areas associated with the Lely Area
Surface Drainage Improvements Project.
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4. Soil erosion control shall be provided in accordance Subsection 10.02.02.0 of
the LDC.
5. Stockpiles with side slopes greater than 4:1 shall be fenced with childproof
fencing.
2.8 USE OF PRIVATE AND/OR CDD RIGHTS-OF-WAY
Utilization of lands within all project rights-of-way for landscaping, decorative entranceways,
and signage shall be allowed subject to review and administrative approval by the Collier
County Engineering Director for engineering and safety considerations during the development
review process and prior to any installations.
2.9 MODEL HOMES/SALES CENTERS/SALES OFFICES/CONSTRUCTION OFFICES
A. Models, sales/rental centers and other uses and structures related to the promotion and
sale,resale,and/or rental of real estate and sports memberships such as,but not limited
to, pavilions, viewing platforms, gazebos, tents, parking areas, and signs, shall be
permitted principal uses throughout the Sabal Bay MPUD subject to the requirements
of Chapters 4.05.00, 4.06.00, 5.06.00 and 5.04.04 of the LDC. Such temporary use
permits shall be valid through the life of the project with no extension of the temporary
use permit required.
B. Temporary use permits for sales centers, and model homes may be approved
subsequent to zoning approval. Temporary use permit applications, and, where
required, associated SDP or site improvement plan(SIP) application(s)for residential
models, shall be submitted, and approved pursuant to Chapters 4.05.00, 4.06.00,
5.06.00, and 5.04.04 of the LDC, with applications for the subdivision plat. The
location of the model units within a future platted lot shall be depicted on the SDP or
SIP, as the case may be. All model units shall be located on lots that will be platted
through subsequent development order approvals, and shall comply with all
development standards applicable to said lots.
C. Temporary uses for sales centers may be serviced by temporary well and septic
systems.
D. A portion (no more than 1/3 of the gross floor area), of the clubhouse facilities may
be used as a temporary sales facility to be utilized to market residential products,
including the re-sale of residences within the boundaries of the Sabal Bay MPUD and
sports club memberships.
2.10 CHANGES AND AMENDMENTS TO MPUD DOCUMENT OR MPUD MASTER
PLAN
Changes and amendments may be made to this MPUD Ordinance, MPUD Master Plan as
provided in LDC Subsection 10.02.13.E. Minor changes and refinements as described in
Section 8.3 C of this Document, may be made by the Owners in connection with any type of
development or permit application required by the LDC.
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2.11 COMMON AREA MAINTENANCE
Common area maintenance shall be provided by a Community Development District
CDD) established pursuant to Chapter 190, Florida Statutes, or by a property owners'
association. For those areas not maintained by a CDD, the Owners will create a property
owners' association or associations, whose functions shall include provisions for the
perpetual maintenance of common facilities and open spaces. The CDD, or the property
owners' association, as applicable, shall be responsible for the operation,maintenance, and
management of the surface water and stormwater management systems.
2.12 LANDSCAPE BUFFERS,BERMS,FENCES AND WALLS
Landscape buffers, berms, fences and walls are generally permitted as a principal use
throughout the Sabal Bay MPUD. The following standards shall apply:
A. Landscape berms shall have the following maximum side slopes:
1.Grassed berms: 4:1
2.Ground covered berms:
a. Perimeter: 3:1
b. Internal to project: 3:1
3.Other slope stabilizing materials and landscape features, including natural
or manmade rock features and geotextile mats, where necessary, excluding
rip rap: 1:1
4.Structural walled berms: vertical
B. Fence or wall maximum height:
1. Perimeter fences or walls and fences and walls separating commercial
uses in the CO1, CO2, and CO3 areas from residential areas shall be permitted
at a height of up to eight feet(8'), on top of a berm of up to four feet(4'). This
constitutes a deviation from Subsection 5.03.02.0 of the LDC.
2.All other fences or walls shall not exceed a height of six feet (6') as
measured from the finished floor elevation of the nearest residential
structure. Fences or walls constructed on a landscaped berm shall not
exceed a height of six feet (6'), as measured from the top of the berm and
the combination of berm and fence shall not exceed eight feet (8'), as
measured from existing grade.
3. Entrance features, which are an integral part of security and access control
structures such as gatehouses and control gates, shall be subject to the height
limitations for principal residential structures,not to exceed 35 feet.
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C. Pedestrian sidewalks and/or bike paths and utilities may be allowed in landscape
buffers. Where such structures or features are located in the required landscape buffer,
the landscape buffer shall be increased in width equal to the encroachment in that
location, as required in Chapter 4.06.02 of the LDC. Water management systems, and
drainage structures, shall be permitted within a required buffer as provided in
Subsection 4.06.02D(4) of the LDC.
D. Preserves may be used to satisfy the landscape buffer requirements after exotic
vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1.
Supplemental plantings with native plant materials shall be in accordance with LDC
section 3.05.07.
2.13 DESIGN GUIDELINES AND STANDARDS
A. The Collier County Planned Unit Development District is intended to encourage
ingenuity, innovation and imagination in the planning, design and development or
redevelopment of relatively large tracts of land under unified ownership or control, as
set forth in Policy 5.6 of the FLUE of the Collier County GM P.
B. The Sabal Bay MPUD is a planned community and shall be developed under
unified control. The Owners will establish design guidelines and standards to
ensure a high and consistent level of quality for residential units and related
community features and facilities such as landscapes, hardscapes, waterscapes,
signage,lighting,pedestrian systems,bicycle paths,pavement treatments,roadway
medians, fences, walls, buffers, berms and other similar facilities.
2.14 GENERAL PERMITTED USES
Certain uses shall be considered general permitted uses throughout the Sabal Bay MPUD
except in the Preserve Area. General permitted uses are those uses which generally serve the
Owners and residents of the Sabal Bay MPUD and are typically part of the common
infrastructure or are considered community facilities.
A. General Permitted Uses:
1. Water management facilities and related structures.
2. Irrigation treatment and distribution facilities.
3. Temporary sewage treatment facilities.
4. Lakes including lakes with bulkheads or other architectural or structural bank
treatments.
5. Guardhouses, gatehouses, and access control structures.
6. Community and neighborhood parks,recreational facilities.
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7. Temporary construction, sales, and administrative offices for the Owners and Owners'
authorized contractors and consultants, including necessary access ways,parking areas
and related uses.
8. Landscape features including, but not limited to, landscape buffers, berms, fences and
walls subject to the standards set forth in Section 2.12 of this Document.
9. Outside storage areas for recreational vehicles, trailers, and similar uses for the use by
the project's residents and guests, excluding boats, in the R5 area only. If this use is
provided,the Owners shall install an eight-foot(8')high wall or fence on top of a four-
foot(4')berm for screening/buffering purposes prior to any storage use.
B. Development Standards:
Unless otherwise set forth in this Document, the following development standards
shall apply to structures:
1.Setback from back of curb or edge of pavement of any road - Twelve feet
12') except for guardhouses, gatehouses, and access control structures
which shall have no required setback.
2.Setback from MPUD boundary: See Table I, Section III, Development
Standards.
3.Minimum distance between unrelated structures-Ten feet(10')
4.Maximum height of structures - See Table I, Section III Development
Standards.
5.Minimum floor area-None required.
6.Minimum lot or parcel area - None required.
7.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 SDP approval.
2.15 OPEN SPACE REQUIREMENTS
The Collier County LDC requires that mixed-use residential projects maintain open space at a
minimum of 30% of the entire MPUD. The MPUD Master Plan identifies preserves, lakes,
recreation tracts,including buffers as open spaces. These areas,in conjunction with open space
areas included within the residential areas, will satisfy the 30% open space requirements of
Subsection 4.02.O1B of the LDC for mixed-use developments.
2.16 NATIVE VEGETATION RETENTION REQUIREMENTS
Pursuant to Policy 6.1.1 of the Conservation and Coastal Management Element of the
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Collier County GMP, and Section 3.05.07 of the Collier County LDC, a minimum of
537.61 563.01 acres (25% of the 2,150.45 2,252.02 ± acres of native vegetation on site) is
required to be retained or replanted. For the purposes of this MPUD, the Preserve Tracts,
which equal 64 59% ± (1,302 1,332 acres) of the 2,150.45 2,2 5 2.0 2 ± acres of native
vegetation occurring on site,will fully satisfy the native vegetation requirements of Collier
County. No other vegetation relocation or revegetation is required.
Of the 2,416.49 2,518.98 ± acres on the project site, 266.0496 ± acres are not considered
habitats with native vegetation present. Those habitats not included as native vegetation
habitats include commercial uses, open water, cleared lands,-and agricultural lands and
0.92 acres of Tract R9 addition. Of the remaining habitat types, exotic plant species
coverage was not evaluated according to canopy coverage alone; therefore, these habitats
are not excluded from the native vegetation preservation requirement pursuant to Policy
6.1.1 of the Conservation and Coastal Management Element of the GMP. Since the on-site
preserve will exceed the GMP requirement,the applicant has elected not to further evaluate
native habitats on-site to exclude them from this requirement.
2.17 SIGNAGE
A. GENERAL
All signs shall be in accordance with Section 5.06.00 of the LDC except in the following
instances.
1.Two ground or wall entrance signs shall be allowed at the entrance to each
individual residential tract, shall be limited in size to 60 square feet each and
shall not exceed a height of 6 feet as measured from finished grade. These
signs shall not contain more than the project name of the individual tract,the
main project name or any major use, the insignia or motto of the project and
the Owners' name and logo. Said signs shall be located so that they are
visible only internal to the Sabal Bay MPUD. This constitutes a deviation
from Subsection 5.06.02.B.6 of the LDC, which limits such signs to 64
square feet.
2.Two ground signs are permitted for each project entrance (on US 41,
Thomasson Drive, Hamilton Avenue and Bayshore Drive), and shall be
allowed in addition to other signage allowed by Section 5.06.00 of the LDC.
Each of these permitted signs shall be limited to 120 square feet in area and
shall only contain the name of the project or any major use, insignia or motto
of the entire development, and the Owners' name and logo and shall be
architecturally compatible with the landscape buffer along the project
boundaries and the common architectural theme of the entire project. This
constitutes a deviation from LDC Section 5.06.02 and 5.06.04 which limits
such signs to 64 square feet.
3.Boundary marker monuments containing project identification signs designed to
identify the project, or any major use within the project, shall be permitted in
locations depicted on the MPUD Master Plan(Exhibit"A"). The sign face
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area for such boundary markers shall not exceed 64 square feet in area and shall
not exceed the height or length of the monument on which it is located. If the
sign is two-sided, each sign shall not exceed 64 square feet in area. Each sign
shall only contain the main project name, insignia or motto of the entire
development,and the Owners' name and logo.
4.In the case of commercial development within the REC/VC District, which is
internalized within the MPUD, and in consideration of mixed-use and/or neo-
traditional development, signage may vary from the requirements of Chapter
5.06.00 of the LDC.
5.Traffic signs, such as street signs, stop signs, speed limit signs, internal
directional signs, and the like, shall be designed to reflect a common
architectural theme. The placement and size of such signs shall be in
accordance with the LDC, or other applicable County regulations.
6.Project identification flagpoles may be located throughout project. Internal
project identification flagpoles must be located on light poles, shall not exceed
8 square feet (34" height, 30" width), and must be setback a minimum of 20'
from a public right of way.Flagpole sign,text and graphical representation may
be altered from what is shown on Exhibit"D", Signage Plan and Single Family
Lot Detail. Future development phases will follow similar intensities and
frequency as the sign placement represented on Exhibit "D". [Approved in
HEX Decision No. 14-08]
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SECTION III
RESIDENTIAL
3.1 PURPOSE
The purpose of this Section is to identify permitted uses and development standards for areas
within the Sabal Bay MPUD designated on the Master Plan as "R", Residential.
3.2 MAXIMUM DWELLING UNITS
A maximum of 47999 2,229 approved residential dwelling units may be constructed on lands
designated "R" Residential on the MPUD Master Plan. For purposes of project density, 4
ALF/CCRC units shall constitute 1 residential dwelling unit. However, the maximum density
on tract R/8 is limited to 390 dwelling units.
3.3 GENERAL DESCRIPTION
Areas designated as "R," Residential, on the Master Plan are designed to accommodate a full
range of residential dwelling types, general permitted uses as described by Section 2.14 of this
Document, a full range of recreational facilities, essential services, and customary accessory
uses.
The approximate acreage of the area designated as"R",Residential, is indicated on the MPUD
Master Plan. This acreage is based on conceptual designs and is approximate. Actual acreages
of all development tracts will be provided at the time of SDP, or subdivision plat approvals, in
accordance with Sections 10.02.03 and 10.02.04 of the LDC. Residential tracts are designed to
accommodate internal roadways,open spaces,and other similar uses found in residential areas.
3.4 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. Principal Uses:
1. Single family attached and detached dwellings,townhomes.
2.Single family and zero lot line dwellings.
3.Two-family and duplex dwellings.
4. Multi-family dwellings including mid-rise,coach home and garden apartments.
Multi-family buildings are limited to a maximum building height of 50 feet
measured as set forth in the LDC Section 1.08.02 Definitions"building,
zoned height of', except that within tract R4, depicted on Exhibit"A", multi-
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family buildings shall be permitted up to a height of 10 residential floors over
parking,not to exceed a zoned height of 150 feet", and an actual height of 165
feet. Multi-family is prohibited in the R9 Tract.
5.Timeshares, which shall not be counted as temporary lodging units but which
shall be counted as residential dwelling units. Timeshares are prohibited in the
R9 Tract.
6.Model homes and model home centers including offices for project
administration, construction, sales and marketing.
7. Assisted living facilities (ALF) and/or continuing care retirement communities
CCRC) with ancillary medical uses and personal services for residents and
their guests, including but not limited to, beauty salon, bank, pharmacy and
convenience store are permitted as ancillary uses. (Such ancillary medical or
personal service uses shall only be accessed from inside the ALF or CCRC).
No external signage or advertising is permitted in support of these ancillary
medical or personal service uses. As ancillary uses,not intended for utilization
by the general public, such ancillary medical or personal service uses shall be
limited in size and intensity to an amount determined to be necessary to serve
the residents of the ALF or CCRC, their guests, and the facility employees.
ALF and/or CCRC are prohibited in the R2-B, R5, and R7, and R9 areas as
indicated on the MPUD Master Plan.
8. Recreational facilities such as parks,playgrounds, and pedestrian/bikeways
B. Accessory Uses and Structures:
1. Accessory uses and structures customarily associated with principal uses
permitted in this District, including swimming pools, spas and screen
enclosures, recreational facilities designed to serve the development and
provide essential services.
2.Community related recreational facilities and structures including clubhouses,
health and fitness facilities, restaurants, cocktail lounges, pools, meeting
rooms, community buildings, playgrounds, playfields, tennis courts, and
similar uses intended to exclusively serve community residents and their
guests.
3.Community maintenance facilities,water management facilities,and utility and
maintenance structures and staff offices.
4.Boardwalks, nature trails, shelters, viewing piers, viewing platforms,
educational signs, kiosks, elevated paths, and docks or platforms for
launching and mooring or storage of non-motorized vessels utilizing
movable storage racks. Electric boats are an allowed accessory use.
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3.5 DEVELOPMENT STANDARDS
A. Table I sets forth the development standards for land uses within the Sabal Bay MPUD
Residential Area. Standards not specified herein shall be those specified in Chapter 5
of the LDC in effect as of the date of adoption of this MPUD Ordinance.
B. The following standards shall be applicable to the proposed ALF or CCRC use.The ALF
or CCRC use is prohibited in the R2-B, R5, and R7, and R9 areas depicted on the
MPUD Master Plan. Standards not specified herein shall be those specified in Section
5.05.04 of the LDC in effect as of the date of adoption of this MPUD Ordinance.
1. Minimum Lot Size: 1 acre.
2.Minimum Yard Requirement:
i) Front:one-half(1/2)the height of the principal structure
ii) Side: one-half(1/2)the sum of the height of principal structures,except
no setback shall be required from any lake easement.
iii) Rear: one-half(1/2) the height of the principal structure, except that no
setback shall be required from any lake easement.
iv) Setback from U.S.41: same as height of the principal structure
3.Floor Area Ration: 0.60 FAR.
4.Maximum height:not to exceed a zoned height of 60 feet and an actual height of
75 feet.
5. Any ALF or CCRC constructed along U.S. 41 will provide a Type C buffer, 20
foot wide, opaque within one year, with a six-foot wall, fence, hedge or berm
or combination thereof and two staggered rows of trees spaced no more than 30
feet on center along with a single row shrub. Trees shall be 14 feet tall at time
of planting and shrubs shall be 24 inches tall at time of planting.
C. Site development standards for single family, zero lot line, two-family, duplex, single
family attached and town home uses apply to individual residential lot boundaries.
Multi-family standards apply to platted parcel boundaries,unless otherwise specified.
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 SDP
approval. Unless otherwise indicated,required yards, heights, and floor area standards
apply to principle structures.
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TABLE I: SABAL BAY MPUD DEVELOPMENT STANDARDS FOR"R" RESIDENTIAL AREA
MULTI FAMILY/t 1
SINGLE ZERO TWO SINGLE FAMILY TIMESHARE CLUBHOUSE/ALF
SETBACK FAMILY LOT FAMILY/ ATTACHED/ DWELLINGS RECREATION 8
DETACHED LINE DUPLEX TOWNHOME EXCLUDING BUILDINGS CCRC'S
TOWNHOUSES)
PRINCIPLE
STRUCTURES'°
Minimum Lot Area 5,000 SF 4,000 SF
3,500 SF
2,600 SF N/A 10,000 SF
Per Section
per lot or 3.5 B
Minimum Lot Width
2 40' 35'
35'per lot
20' N/A N/A N/A
or unit
15'or.5 BH,whichever
Front Yard Setback
6 15' 15' 15' 15'
is greater,and a minimum
20'
Per Section
of 75 feet from the PUD 3.5 B
perimeter boundary
15'or.5 BH,whichever
Frond Yard Side
6
10' 10' 10' 10'
is greater,and a minimum
N/A N/A
Entry Garage of 75 feet from the PUD
perimeter boundary
15'or.5 BH,whichever
Rear Yard
1 10' 10' 10' 10'
is greater,and a minimum
15,
Per Section
of 75 feet from the PUD 3.5 B
perimeter boundary
15'or 50%of BH,
whichever is greater and a
Side Yard 5' 5.
3 5,3
5,
3 minimum of 75 feet from 10'
Per Section
the PUD perimeter
3.5 B
boundary
4
From Preserve t 25' 25' 25' 25' 25' 25' 25'
50'above FEMA Per Section
Maximum Height 5 35' 35' 35' 35' 5r7 55'
3.5 Belevation
Floor Area Minimum
1,200 SF 1,200 SF 1,200 SF 1,200 SF 700 SF N/A N/A s
SF)
Minimum Distance 15'or.5 SBH, 15'or.5 SBH,
15'or.5 SBH,whichever
Between 10' 10' 10' 10' 4r9
whichever is whichever is
Principal Structures 4 is greater
greater
4
greater
4
ACCESSORY
STRUCTURES1°
Front SPS SPS SPS SPS SPS SPS SPS
Side SPS SPS SPS SPS SPS SPS SPS
Rear 5' 5' 5' 5' 5' 10' 10'
From Preserve
t 10' 10' 10' 10' 10' 10' 10'
Minimum Distance
Between Accessory 0'or 10' 0'or 10' 0'or 10'0'or 10' 0'or 10'
4 0'or 10'
4 0'or 10'
Structures on same lot
Minimum Distance
Between Accessory 0'or 10' 0'or 10' 0'or 10'0'or 10' 4 4 0'or 10'
and Principal 0'or 10' 0'or 10'
Structures on same lot
Maximum Height SPS SPS SPS SPS 50' SPS 80'
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BH: Building Height-measured as defined in LDC Section 1.08.02 Definitions"building,zoned height of"
SBH:(Sum of Building Heights): Combined height of two adjacent buildings for the purpose of determining setback requirements.
SPS: Same as Principal Structure
Front yards shall be measured as follows: If the parcel is served by a public or private right-of-way, setback is measured from the
adjacent right-of-way line.
1. Setback from lake easements for all accessory uses and structures may be 0 feet. Setback from preserve areas shall be 25 feet
for principal structures and 10 feet for accessory structures,or as may otherwise be permitted in accordance with the applicable
provisions set forth in LDC Section 3.0 5.0 7.
2. Minimum lot width for cul-de-sac lots consistent with the measurement standards established in the LDC.
3. Zero feet(0'). Where the zero foot(0')yard option is utilized,the opposite side of the structure or attached structures shall
have a ten (10') side yard. Where zero lot line development is proposed, a conceptual site plan shall be submitted with the
application for final subdivision plat approval. The conceptual site plan shall depict the proposed location of dwelling units
and the required setbacks.
4. Distance between principal and accessory structures for multi-family development: Where common architectural themes are
utilized for a common development tract, distances between principal structures may be reduced subject to Fire District
approval at the time of site plan review. In no case shall the distance between principal structures be less than 10 feet or.25
SBH, whichever is greater. A common architectural theme shall be demonstrated during SDP review through submittal of
drawings and renderings depicting common signage, common entry design features, common landscape and landscape
features,and common architectural building design features.
5. Building height is measured as set forth in LDC Section 1.08.02 Definitions"building,zoned height of"Actual height
of structures in Single Family Detached, Zero Lot Line, Two Family/Duplex, and Single Family Attached/Townhome
categories shall not exceed forty-five feet(45').Multi-family/timeshare structures within Tracts-R4,as depicted on the
MPUD Master Plan(Exhibit"A")shall have a maximum height of 10 residential floors over parking,not to exceed 150
feet of zoned height as measured pursuant to LDC Section 1.08.02 Definitions "Buildings, zoned height of', and a
maximum actual height of 165 feet.
6. Front loading garages shall have a minimum front yard setback 23 feet,as measured from the back of sidewalk. Side loaded
garages may be located less than 23 feet from the back of sidewalk provided that the driveway design allows for parking of
vehicles so as not to interfere with or block the sidewalk.
7. 50 feet for R8.
8. Standards not specified herein shall be those specified in Section 5.05.04 of the LDC in effect as of the date of adoption of this
MPUD Ordinance. There is no minimum floor area established for an ALF or CCRC;however,the maximum floor area ratio
FAR)is .60.The ALF/CCRC use is prohibited in the R2-B,R5,anti R7,and R9 areas.
9. Minimum separation between parking decks under mid-rise structures shall not be less than 60 feet.
10. In no instance shall a structure encroach into a required landscape buffer, other than those structures permitted to be
located within a landscape buffer in accordance with LDC applicable provisions in effect at the time or permitting.
11. The Multi-family use is prohibited in the R9 Tract.
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SECTION IV
RECREATION VILLAGE CENTER
4.1 PURPOSE
The purpose of this section is to identify permitted uses and development standards for areas
within the Sabal Bay MPUD designated on the Master Plan as REC/VC, "Recreation Village
Center."
4.2 GENERAL DESCRIPTION
The approximate acreage of the REC/VC Tract is indicated on the Master Plan. This acreage
is based on conceptual designs and is approximate. Actual acreages of all development tracts
will be provided at the time of SDP or subdivision plat approvals in accordance with Section
10.02.03 and Section 10.02.04 of the LDC. The REC/VC area shall accommodate a variety
of recreational,water management, open space,commercial uses,including temporary lodging
establishments, as well as customary accessory uses associated with the permitted principal
use, and essential services.
The REC/VC Subdistrict shall not be subject to the conditions, limitations or restrictions set
forth in Chapter 4.07.04 of the LDC. The commercial uses identified within this subdistrict are
permitted pursuant to FLUE Map 11 that establishes exempt commercial areas within the
boundaries of the MPUD which have been determined to be consistent by policy(FLUE Policy
5.9). Regardless of the ultimate mix of uses, in no case shall this MPUD exceed-DP4 thresholds
in Statement of Compliance 2.b).established for a mixed use project(100 percent for a specific
use and 160 percent of any combination of three or more uses), as those regulations exist on
the date this MPUD is approved. The Owners shall provide the County with incremental
development information, including the aggregate commercial square footage within the
REC/VC Tract and within the PUD in total, as required during the annual PUD monitoring
process, and through the SDP and/or subdivision plat application submittal process.
4.3 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. Recreational facilities and structures such as, but not limited to, pools, tennis
courts, health and fitness facilities, clubhouses, pro shops, meeting rooms,
community buildings,playgrounds, playfields, docks, and electric boats.
2.Commercial banks(Groups 6021-6029 drive-through facilities are prohibited).
3.Real estate agents and managers for property within PUD only(Group 6531).
4.Hardware store only- 2,500 square feet, maximum floor area(Group 5251).
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5.Variety stores-2,500 square feet maximum floor area(Group 5331).
6.Miscellaneous general merchandise stores, except catalog showrooms - 2,500
square feet maximum floor area(Group 5399).
7.Grocery stores, 10,000 square feet maximum floor area(Group 5411).
8.Fish,meat,and seafood markets only(Group 5421).
9.Fruit and vegetable markets(Group 5431).
10. Retail bakeries(Group 5461).
11. Coffee stores and health food stores only- 2,500 square feet maximum floor
area(Group5499).
12. Gasoline service stations,except truck stops(Group 5541).
13. Apparel and accessory stores - 2,500 square feet maximum floor area(Groups
5 61 1 -5661).
14. Record and prerecorded tape stores(Group 5735).
15. Eating places, except caterers and industrial and institutional food service
establishments, dinner theaters, drive-in restaurants and restaurants with drive-
through facilities(Group 5812).
16. Liquor stores(Group 5921).
17. Gift,novelty,and souvenir shops(Group 5947).
18. Sewing,needlework,and piece goods stores(Group 5949).
19. Florists(Group 5992).
20. Agents for laundries and drycleaners only(Group 7212).
21. Coin-operated laundries and drycleaning(Group 7215).
22. Diaper service,and garment alteration and repair shops only(Group 7219).
23. Beauty shops,except beauty schools and cosmetology schools(Group 7231).
24. Barber shops,except barber colleges(Group 7241).
25. Depilatory salon, electrolysis, massage parlor, shopping services for
individuals, and tanning salons only(Group 7299).
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26. Housekeeping and maid services only(Group 7349).
27. Videotape rental (Group 7841).
28. Physical fitness facilities (Group 7991).
29. Offices and/or clinics of physicians, and offices and/or clinics of dentists.
Groups 8011-8021).
30. Offices and clinics of chiropractors (Group 8041).
31. Establishments operating primarily to provide temporary lodging such as hotels
or motels as defined under Industry Group 7011 in the Standard Industrial
Classification Manual. Within the REC/VC Subdistrict, up to 150 temporary
lodging units may be developed. Those temporary lodging units may be
developed as typical hotel or motel units or may be developed as independent
detached or attached units constructed so as to appear like residential dwelling
units of various types (No more than 250 temporary lodging units shall be
permitted within the entire MPUD).
32. Timeshares,which shall not be counted as temporary lodging units but which
shall be counted as residential dwelling units.
33. Miscellaneous Retail Stores,not elsewhere provided for above (Groups 5699,
5999), whether accessory to a hotel,motel, clubhouse, or independent.
34. Open space uses, and structures such as, but not limited to, boardwalks,
nature trails, bikeways, landscape nurseries, gazebos, fishing/observation
pier, picnic areas, fitness trails,and shelters.
35. Carwashes (Group 7542)
36. United States Postal Service (Group 4311)
B. Permitted Accessory Uses and Structures
1. Customary accessory uses or structures incidental to recreation and village
center areas and, or facilities, including structures constructed for purposes
of maintenance, storage or shelter with appropriate screening and
landscaping.
2.Accessory uses and structures customarily associated with the permitted
principal uses and structures, including, but not limited to:
a.Parking facilities and signage
b.One caretaker's residence
c.Temporary licensed uses such as art festivals, displays, outdoor
gatherings or performances and outdoor food markets.
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4.4 DEVELOPMENT STANDARDS
A. Minimum Yard Requirements:
1.Front Yard: Twenty-five feet(25').
2. Side Yard: Fifteen feet (15').
3.Rear Yard: Fifteen feet (15').
4.Proposed structures located adjacent to a lake may have no setback from the
lake maintenance easement.No structures are permitted in the required 20-foot
lake maintenance easement.
5.Principal and accessory structure setbacks from Preserve Area
i)Principal structure: Twenty-five feet (25')
ii) Accessory structure: Ten feet(10')
B. Exterior lighting shall be arranged in a manner which will protect roadways and
residential properties from direct glare or unreasonable interference.
C. Maximum height of structures - Fifty feet (50); except clock towers or similar
architectural features,which shall be permitted up to seventy-five feet (75').
D. Minimum distance between principal structures - Ten feet (10'), or greater, if required
by local fire codes in effect at time of development.
E. Minimum distance between accessory structures -Ten feet (10').
F. Parking for uses and structures constructed in the Recreation/Village Center: The
amount of required parking within this District may be reduced by up to 25% of the
applicable LDC parking requirements if it is demonstrated that such a reduction is
warranted through the submission of a shared parking analysis,to be submitted with an
SDP application. The amount of parking necessary shall be determined utilizing the
modal splits and parking demands for various uses recognized by the Institute of Traffic
Engineers (ITE), Urban Land Institute (ULI) or other sources or studies. The analysis
shall demonstrate the number of parking spaces available for more than one use or
function, recognizing the required parking spaces will vary depending on the multiple
functions or uses in close proximity which are unlikely to require the spaces at the same
time.
The shared parking analysis methodology will be determined and agreed upon by the
County Transportation Staff and the applicant during the SDP pre-application meeting.
The shared parking analysis shall use the maximum square footage of uses proposed
by the SDP application.Note:Any such reduction approved by staff is a deviation from
the requirements set forth in LDC Section 4.05.04
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SECTION V
COMMERCIAL/OFFICE
5.1 PURPOSE
The purpose of this Section is to set forth the development plan for tracts designated as
C/O", Commercial/Office on Exhibit"A", MPUD Master Plan. The general function and
purpose of this Tract is to provide the opportunity for diverse types of commercial
activities delivering goods and services, including entertainment and recreational
attractions to many segments of the population.
5.2 MAXIMUM COMMERCIAL/OFFICE SQUARE FEET
The 50 ± acre Commercial/Office Areas (Tracts C/O1, C/02 and C/03), shall be
developed with an amount of commercial/office square footage that will not exceed the
individual DRI thresholds in Statement of Compliance 2.b). Total retail or other uses on
the C/O1 and C/02 shall not exceed 122,000 square feet of retail and 60,000 square feet
of office space.
Regardless of the ultimate mix of uses, in no case shall this MPI D e seed DRI thresholds
mtablishcd for a mixed use project (100 percent for a specific use and 160 percent of any
combination of three or more uses) as those regulations exist on the date this MPUD is
5.3 PERMITTED USES
No building or structure, or part thereof, shall be erected, altered or used, or land used in
whole or in part, for other than the following:
A. Principal Uses :
1. Establishments primarily engaged in performing soil preparation services,
crop services, veterinary services, other animal services, farm labor and
management services, and landscape and horticultural services, as outlined
under Major Group 07 in the Standard Industrial Classification Manual,
only including Industry Number 0742 - veterinary services for animal
specialties.
Reference Executive Office of the President, Office of Management and Budget, Standard Industrial
Classification Manual,
1987 Edition.
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2. Establishments furnishing point-to-point communications services as outlined
under Major Group 48 in the Standard Industrial Classification Manual; no
communication towers are permitted.
3.Any retail business as defined in the Standard Industrial Classification Manual
for the following categories:
a.523 - Paint glass, and wallpaper stores;
b.525 - Hardware stores;
c.526 - Retail nurseries, lawn and garden supply stores;
d.Major Group 53 - General merchandise stores.
4.Any retail store engaged in selling food as defined under Major Group 54 in the
Standard Industrial Classification Manual.
5.Any retail business engaged in selling automobile parts and accessories; and
retail gasoline sales (without service facilities), as defined in the Standard
Industrial Classification Manual for the following categories:
a.553 - Auto and home supply stores, not including any installation
facility;
b.554 - Gasoline stations,not including service facilities;
c.Group 7542 -Carwashes only.
6.Any retail business engaged in selling new or used motorboats and other
watercraft, marine supplies, and outboard motors as defined under Industry
Group 555 in the Standard Industrial Classification Manual.
7.Any retail business engaged in selling apparel and accessories as defined under
the Major Group 56 in the Standard Industrial Classification Manual.
8.Any retail business engaged in selling home furniture, furnishings, and
equipment stores as defined under Major Group 57 in the Standard Industrial
Classification Manual.
9.Any retail establishment selling prepared foods and drinks, including alcoholic
drinks(for consumption on the premises),as defined under the Major Group 58
in the Standard Industrial Classification Manual.
10. Any miscellaneous retail business as defined under Major Group 59 in the
Standard Industrial Classification Manual, not including Industry Group
Numbers: 596 -non-store retailers; 598 - fuel dealers; and not including retail
sale of fireworks.
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11. Establishments operating primarily in the fields of finance, insurance, and real
estate as defined under Major Groups 60, 61, 62, 63, 64, 65, and 67 in the
Standard Industrial Classification Manual.
12. Within Tract C/03 only, establishments operating primarily to provide
temporary lodging such as hotels or motels as defined under Industry Group
7011 in the Standard Industrial Classification Manual.No more than 150 units
shall be permitted. (No more than 250 units shall be permitted in total within
the REC/VC District and TractC/03).
13. Establishments operating primarily to provide personal services as defined in
the Standard Industrial Classification Manual for the following Industry
Groups:
a.721 - Laundry, cleaning, and garment services, only including Group
7211 - power laundries, family and commercial, Group 7215 - coin-
operated laundries and dry-cleaning, and Group 7217
carpet and upholstery cleaning;
b. 722 - Photographic portrait studios;
c.723 - Beauty shops
d.724 - Barber shops;
e.725 - Shoe repair shops and shoeshine parlors;
f.729 - Miscellaneous personal services, only including Group 7291 tax
return preparation services, and Group 7299 personal services, only
including car title and tag service, computer photography or portraits,
costume rental,diet workshops,electrolysis(hair removal),genealogical
investigation service,hair weaving or replacements service,dress suit or
tuxedo rental, and tanning salons.
14. Establishments operating primarily to provide business services as defined in
the Standard Industrial Classification Manual for the following industry
Groups:
a.731 - Advertising, not including Group 7312 outdoor advertising
services agencies;
b. 733 - Mailing, reproduction, commercial art and photography, and
stenographic services;
c.735 - Miscellaneous equipment rental and leasing, only including
Group 7352 - medical equipment,rental and leasing;
d.737 - Computer programming, data processing, and other
computerrelated services, not including Group 7371 -
prepackaged software
15. Establishments primarily engaged in developing film and in making
photographic prints and enlargements for the trade or for the general public,
only including Group 7384, Photofinishing laboratories.
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16. Establishments primarily engaged in furnishing automotive repair, rental,
leasing and parking services to the general public, including Group 7513 -
Truck rental and leasing, without drivers; Group 7514 - Passenger car rental;
Group 7515 - Passenger car leasing; and Group 7519 - Utility trailer and
recreational vehicle rental.
17. Establishments engaged in miscellaneous repair services, only including
Group 7631 -Watch,clock, and jewelry repair and Group 7699 -Repair shops
and related services, not elsewhere classified.
18. Establishments operating primarily to provide motion picture services as
defined under Major Group 78 in the Standard Industrial Classification
Manual, only including Group 7832-Motion picture theaters, except drive-in,
and Group 7841 - Videotape rental.
19. Establishments operating primarily to provide amusement and recreation
services as defined under Major Group 79 in the Standard Industrial
Classification Manual, for the following Groups:
a.7911 - Dance studios, schools and halls
b. 7922 - Theatrical producers (except motion picture)
and miscellaneous theatrical services
c.7941 - Professional sports clubs and promoters, only including
managers of individual professional athletes, and promoters of sports
events.
d.7991 - Physical fitness facilities
e.7999 - To include moped rental, motorcycle rental, rental of bicycles,
schools and camps-sports instructional, scuba and skin diving
instruction, sporting goods rental only.
20. Establishments operating primarily to provide medical and health services as
defined under Major Group 80 in the Standard Industrial Classification
Manual, for the following Groups:
a.801 - Offices and clinics of doctors ofinedicine;
b.802 - Offices and clinics of dentists;
c.803 - Offices and clinics of doctors of osteopathy;
d.804 - Offices and clinics of other health practitioners.
21. Establishments operating primarily to provide medical and dental laboratories
as defined under Major Group 807 in the Standard Industrial Classification
Manual, for the following Groups:
a. Group 8071 - Medical Laboratories;
b. Group 8072 - Dental Laboratories.
22. Establishment operating primarily to provide legal services as defined under
Major Group 81 in the Standard Industrial Classification Manual.
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23. Establishments primarily engaged in providing library services, only including
Group 8231 - Libraries.
24. Membership organizations engaged in promoting the interests of their member
as defined under Major Group 86 in the Standard Industrial Classification
Manual.
25. Establishments operating primarily to provide engineering, accounting,
research, and management for the following Groups:
a.8711 -Engineering services
b.8712- Architectural services
c.8713 - Surveying services
d.8721 -Accounting, auditing and bookkeepingservices
e.8732 - Commercial economic, sociological, and educational
research
f. 8741 -Management services
g. 8742 -Management consulting services
h. 8743 -Public relations services
i.8748 -Business consulting services.
26. Offices of government as defined under Major Group 91 in the Standard
Industrial Classification Manual.
27. Mixed multi-family residential and commercial uses located within C/01 and
C/02 Tracts. Residential dwelling units shall be counted toward the maximum
4499 2,229 allowable residential dwelling units.A maximum of 390 units shall
be permitted within the combined Tracts R8, C/01 and C/02. The commercial
allowed per DRI thresholds. Regardless of the ultimate mix of uses, in no case
Statutes,for a mixed use project(100 percent for a specific use and 160 percent
of any combination of three or more uses), in effect on the date of approval of
this PUD. This shall be
The mixed
residential and commercial uses shall be subject to the following criteria:
a.An SDP is approved pursuant to Chapter 10 of the LDC that is
designed to protect the character of the residential uses and of the
neighboring lands;
b. The commercial uses in the development shall be limited in hours
of operation, size of delivery trucks, and type of equipment;
c.The residential uses are designed so that they are compatible with
commercial uses;
d. Residential dwelling units may be located above principal
structures
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e.Residential and commercial uses shall not occupy the same floor of
a building in which the uses are located;
f.The mixed-commercial/residential structure shall be designed to
enhance the compatibility of the commercial and residential uses
through such measures as, but not limited to, minimizing noise
associated with commercial uses, directing commercial lighting
away from residential units,and separating pedestrian and vehicular
access ways and parking areas from residential units;and
g. The SDP shall incorporate traditional neighborhood design (TND)
principles.
B. Accessory Uses
Accessory uses and structures customarily associated with the permitted principal
uses and structures, including, but not limited to:
1.Parking facilities and signage
2.One caretaker's residence
3. Temporary licensed uses such as art festivals, displays, outdoor gatherings
or performances and outdoor food markets.
4. Docks and electric boats.
C. Should market conditions not warrant commercial development within the C/03 Tract,
that Tract shall be used for any uses permitted within the R Subdistrict, subject to all
development standards set forth in Section III of this MPUD Document.
5.4 DEVELOPMENT STANDARDS
A. Minimum Lot Area: 10,000 square feet.
B. Minimum Lot Width: 100 feet
C. Minimum Yards(Internal):
1.Front Yard: Twenty (20) feet plus one (1) foot for each two (2) feet of
building height over fifty (50)feet.
2.Side Yard: None,or a minimum of five (5) feet,with unobstructed passage
from front to rearyard
3.Rear Yard: 15 feet.
4.Parcels with two frontages may reduce one front yard by 10 feet.
5.In no instance shall a structure encroach into a required landscape buffer,
other than those structures permitted to be located within a landscape
buffer,in accordance with LDC provision in effect at the time or permitting.
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D. Minimum Yards and Buffers(External):
1. East Tamiami Trail (US 41): 50-foot setback, except that canopies for gas
stations shall maintain a 30-foot setback, provided no gas pumps or pump
islands are located closer than 30 feet from the East Tamiami Trail right-
of-way. A 20-foot landscape buffer, in accordance with Section 2.12 of this
Document and Section 4.06.00 of the LDC, shall be provided along the
entire frontage of US 41. In accordance with Subsection 5.05.05D1 of the
LDC, should a gasoline service station be developed, a 25 foot wide
landscape buffer is required along rights-of-way adjacent to the service
station. In no instance shall a structure encroach into a required landscape
buffer,other than those structures permitted to be located within a landscape
buffer, in accordance with the LDC provisions in effect at the time or
permitting.
E. Minimum Distance Between Non-attached Structures: Fifteen feet (15') or one-
half the sum of the building heights, whichever is greater.
F. Maximum Height: Five stories or fifty feet (50'), whichever is greater, except for
hotels, which may be developed up to seventy-five feet (75') in height, as
measured in accordance with the LDC definition of the term "building, zoned
height of".
G. Minimum Floor Area: 500 square feet per principal structure, on the finished first
floor. Kiosk vendor, concessions, and temporary or mobile sales structures shall
be permitted to have a minimum floor area of 25 square feet and shall not be
subject to the setback requirements set forth on Paragraph 5.4 C. above; however,
in no instance shall a structure encroach into a required landscape buffer, other
147 than those structures permitted to be located within a landscape buffer in
accordance with LDC provision in effect at the time or permitting.
1: H. Off-Street Parking and Loading Requirements:
As required by Section 4.05.00 of the LDC in effect at the time of SDP approval.
J7 I. Architectural and Site Design Standards:
Commercial development within this District shall conform with the guidelines
and standards of Section 5.05.08 of the LDC or variance. Gray,primary and/or
secondary colors shall be permitted as a predominant exterior roof colors. This is
a deviation from Subsection 5.05.08C.13.b of the LDC.
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SECTION VI
PRESERVE
6.1 PURPOSE
The purpose of this Section is to identify permitted uses and development standards for the
area within the Sabal Bay MPUD designated on the Master Plan as"P", Preserve.
6.2 GENERAL DESCRIPTION
Areas designated as "P", Preserve on the Master Plan are designed to accommodate
conservation, passive recreation and water management uses and functions. The approximate
acreage of the Preserve is indicated on the Master Plan. This acreage is based on conceptual
designs and is approximate. The configuration of these areas may change due to permitting
requirements with the South Florida Water Management District, United States of America
Corps of Engineers and other agencies; however,the acreage shall be generally consistent with
that shown on the Master Plan. Actual acreages of preserve areas will be provided at the time
of SDP or subdivision plat approvals in accordance with Sections 10.02.03 and 10.02.04 of the
LDC.
6.3 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 Use: and Structures Preserve
1. Upland preserves
2. Wetland preserves
B. Permitted Accessory Uses and Structures_
Boardwalks, nature trails, shelters, viewing piers, viewing platforms, educational
signs,kiosks, elevated paths, and docks or platforms for launching and mooring or
storage of non-motorized vessels utilizing movable storage racks. Passive uses are
allowed within the preserves to provide for access to the preserve, as long as any
clearing required to facilitate these uses does not impact the minimum required
native vegetation or cause loss of function to the preserve. Passive uses are subject
to the LDC section Allowable uses within County required preserves:
2. Water management structures in accordance with Collier County, SFWMD,
DEP,and USACOE permitting requirements.
1. Pathways
2. Stormwater only when in accordance with the LDC.
6.4 DEVELOPMENT STANDARDS
A. Minimum Yard Requirements for Accessory Structures
1.From MPUD or external development tract boundary: Fifteen Feet(15')
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2.From internal tract boundary: Ten Feet(10')
3.From lake maintenance easement: Zero Feet(0')
4.Maximum Height of Structures: Twenty-five Feet (25'), except for viewing
platforms that may be seventy-five feet(75')
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SECTION VII
PUBLIC FACILITY
7.1 PURPOSE
The purpose of this Section is to identify permitted uses and development standards for
the area within the Sabal Bay MPUD designated on the Master Plan as "PF", Public
Facility. The PF district land is set aside for Collier County School Board to build an
elementary or middle school and one acre is set aside for fire, rescue and an EMS site.
Should the School Board or Fire District decide that it will not need this land, or a portion
of it, then this area may be used for any uses permitted within the R Subdistrict, subject to
all development standards set forth in R Subdistrict.
7.2 GENERAL DESCRIPTION
Areas designated as"PF",on the Master Plan are designed to accommodate an educational
facility, and public safety services and facilities. The approximate acreage of the areas
designated as "PF", are indicated on the MPUD Master Plan. This acreage is based on
conceptual designs and is approximate. Actual acreages of all development tracts will be
provided at the time of SDP or subdivision plat approvals in accordance with Sections
10.02.03 and 10.02.04 of the LDC.
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.Educational facilities, limited to public elementary or middle school.
2.Educational plant, limited to public elementary or middle school.
3.Safety service facilities, limited to fire stations and EMS facilities.
B. Accessory Uses
Accessory uses customarily associated with the principal permitted uses.
7.4 DEVELOPMENT STANDARDS
A. Minimum Yard Requirements:
1. Front Yard: Twenty-five feet (25')
2. Side Yard: Fifty feet (50').
3. Rear Yard: Fifty feet (50').
B. Exterior lighting shall be arranged in a manner, which will protect roadways and
residential properties from direct glare or unreasonable interference.
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C. Maximum height of structures - Thirty-five feet (35')
D. Minimum distance between principal structures - Ten feet (10'), or half the sum of
building heights.
E. Minimum distance between accessory structures -Ten feet (10').
F.Minimum off-street parking: Subject to Chapter 4.05.00 of the LDC.
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SECTION VIII
GENERAL DEVELOPMENT COMMITMENT
8.1 PURPOSE
The purpose of this Section is to set forth the development commitments for the Sabal Bay
MPUD.
One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until
close-out of the PUD, and this entity shall also be responsible for satisfying all PUD
commitments until close-out of the PUD. At the time of this PUD approval, the Managing
Entity is the CDC Land Investments Inc. Should the Managing Entity desire to transfer the
monitoring and commitments to a successor entity, then it must provide a copy of a legally
binding document that needs to be approved for legal sufficiency by the County Attorney.
After such approval, the Managing Entity will be released of its obligations upon written
approval of the transfer by County staff,and the successor entity shall become the Managing
Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written
notice to County that includes an acknowledgement of the commitments required by the
PUD by the new owner and the new owner's agreement to comply with the Commitments
through the Managing Entity, but the Managing Entity shall not be relieved of its
responsibility under this Section. When the PUD is closed-out, then the Managing Entity
is no longer responsible for the monitoring and fulfillment of PUD commitments. Minto
Sabal Bay, LLC shall be the Managing Entity for Tract R9 depicted on the MPUD Master
Plan.
8.2 GENERAL
All facilities shall be constructed in strict accordance with SDPs, subdivision plats (if
required), and all applicable State and local laws, codes, and regulations applicable to this
MPUD. Except where specifically noted or stated otherwise, the standards and
specifications of Section III, Exhibit "A", Design Requirements for Subdivisions of the
Administrative Code for Collier County Construction Standards Manual adopted through
Ordinance No. 2004-66 shall apply to this project, even if the land within the MPUD is not
to be platted. The Owners, their successors and assigns, shall be responsible for the
commitments outlined in this Document.
The Owners, their successors or assignee, shall follow the Master Plan and the regulations
of the MPUD, as adopted, and any other conditions or modifications as may be agreed to
in the rezoning of the property. In addition, any successors or assignees in title to the
Owners are bound by the commitments within this Document. These commitments may be
assigned or delegated to a condominium/ homeowners' association to be created by the
Owners. Upon assignment or delegation, the Owners shall be released from responsibility
for the commitments.
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8.3 MPUD MASTER DEVELOPMENT PLAN
A. Exhibit "A", MPUD Master Plan illustrates the proposed development and is
conceptual in nature. Proposed tract, parcel, or land use boundaries, or special land
use boundaries shall not be construed to be final, and may be varied at any time at
any subsequent approval phase such as subdivision plat or SDP application. Subject
to the provisions of Subsection 10.02.13(E) of the LDC, amendments may be made
from time to time.
B. All necessary easements, dedications, or other instruments shall be granted to
insure the continued operation and maintenance of all services and all common
areas in the project.
C. The County Manager or his designee, shall be authorized to approve minor changes
and refinements to the Sabal Bay MPUD Master Plan upon written request of the
Owners, subject to the provisions set forth in LDC Subsection 10.02.13E.
8.4 ENGINEERING
A. Except as noted and authorized as a deviation in this PUD Document, all project
development will be consistent with provisions of Sections 10.02.04 and 10.02.03
of the LDC.
8.5 UTILITIES
A. All County or City water distribution and sewage collection and transmission facilities
to serve the project shall be designed, constructed, conveyed, owned, and maintained in
accordance with Collier County Ordinance No.04-351,as amended,and other applicable
County or City rules and regulations.
B. All customers connecting to the water distribution and sewage collection facilities shall
be considered to be customers of the County or the City of Naples, as the case may be,
and shall be billed by the County or City in accordance with the County's or City's
established rates.
C. The development shall be subject to application for and conditions associated with
a water and sewer availability letter from the Collier County Public Works Division, or
from the City of Naples Utilities Department, whichever is applicable, in accordance
with applicable franchise services boundaries.
D. The Owners shall reserve three requested easements, and associated utility and access
easements to connect with a public right-of-way. These sites shall be used for wells(not
to exceed 100' by 100' for each site)with a minimum spacing of 500 feet between wells.
This conveyance shall occur at the time the SDP, or final subdivision approval for the
area within the development phase that contains the easement.
E. The Owners shall provide a 10 foot wide utility easement on the development property
along both sides of Bayshore Drive, if determined to be needed by Collier County.
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F. Downstream water and wastewater system capacities must be confirmed at the time of
development permit (SDP or PPL) review and will be discussed at a mandatory pre-
submittal conference with representatives from the Public Utilities Engineering and Project
Management Division and the Growth Management Development Review Division. Any
improvements to the Collier County Water-Sewer District's water distribution or
wastewater collection/transmission systems necessary to provide sufficient capacities to
serve the project will be the responsibility of the developer to design,permit,and construct
and will be conveyed to the Collier County Water-Sewer District at no cost to the County
at the time of utilities acceptance.
8.6 WATER MANAGEMENT
A. In accordance with the Rules of the South Florida Water Management District,
this project shall be designed for a storm event of a 3-day duration and 25-year
return frequency.
B. The Owners shall design the water management facilities in accordance with
County ordinances, State, and Federal minimum design regulations in effect at
the time of submittal of SDPs, or construction plans or plat approvals as the
case may be.
C. An excavation permit shall be required for the proposed lakes in accordance with
Subsection 22-122(c) of Ordinance 04-55 of Collier County Code of Laws and
Ordinances. All lake dimensions shall be approved at the time of excavation permit
approval, and shall be consistent with permits issued by the South Florida Water
Management District.
D. Detailed paving, grading and site drainage plans shall be submitted to Engineering
Review Services Staff for review and approval. No construction permits shall be
issued unless and until approval of the proposed construction in accordance with
the approved plans is granted.
E. This Owners shall obtain an Environmental Resource Permit or Early Work Permit
from the South Florida Water Management District prior to SDP approval.
F. The Owners shall adhere to the conditions set forth in the October 14, 2003 (as
amended March 27, 2007, April 22, 2008, andOctober 27, 2009) Companion
Agreement by and between Collier Land Development, Inc., Collier
Development Corporation and Collier County regarding the Lely Area Surface
Water Drainage Improvements in order to further the Lely Area Stormwater
Improvement Project (LASIP). To further clarify, the applicant's
responsibilities are as follows:
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1) Hamilton Avenue(f.k.a. Fern Street)- the applicant will make provisions
in the land plan design to continue to allow the current positive outfall,
and provide physical maintenance, through the natural flowway
portions of the outfall within applicant's property. Collier County will
be responsible to provide all on-going physical maintenance
of the conveyance within the Hamilton Avenue (f.k.a. Fern Street) right-
of-way.
2) Avalon Outfall Canal System - the applicant will make provision in the
land plan design to continue to allow the current positive outfall of this
canal by relocating the canal to the westerly property line in that area (as
shown on the MPUD Master Plan), construct a uniform canal section, and
place it in an 87-foot wide drainage easement, to be purchased by Collier
County, which is consistent with previous PUD and ERP approvals.
Collier County will be responsible to provide all on-going physical
maintenance of the conveyance and easement. Owners agree to provide
legal access to Collier County for the purposes of providing said
maintenance.
8.7 ENVIRONMENTAL
A. Buffers shall be provided around wetlands, extending at least fifteen (15) feet
landward from the edge of the jurisdictional wetland boundary in all places and
averaging twenty-five (25) feet from the edge of the jurisdictional wetland
boundary. Where natural buffers are not possible, structural buffers shall be
provided in accordance with the State of Florida Environmental Resources Permit
Rules.
B. This PUD shall comply with the guidelines of the United States Fish and Wildlife
Service (USFWS) and Florida Fish and Wildlife Conservation Commission
FFWCC), and as applicable, Collier County regulations, for impacts to protected
species. Restrictions within bald eagle nest buffer zones shall be in accordance with
State and Federal Management guidelines and may require technical assistance from
the USFWS and FFWCC. The listed species documented on the property include
American alligator, gopher tortoise, little blue heron, snowy egret, tri-colored heron,
white ibis, bald eagle, wood stork, Florida panther, and Florida black bear. A Habitat
Management Plan for listed species shall be submitted to Environmental Services Staff
for review and approval prior to SDP approval.
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C. In accordance with requests from Rookery Bay National Estuarine Research
Reserve (RBNERR) Owners agree to the following:
1. The Collier County Lely Area Stormwater Improvement Project (LASIP)
Permit requires water quality monitoring, for some period of time, at the
furthest downstream portion of the Lely Canal. During January, 2011, the
Owners provided RBNERR a copy of the most recent water quality report
for the test locations within the Sabal Bay MPUD. For so long as the LASIP
Permit requires water quality monitoring, the Owners will provide a copy
of the annual water quality monitoring report to RBNERR. Additional
reports may be obtained from SFWMD upon request.
2. The Owners shall include a provision in the conservation easement
requiring notification to RBNERR in advance of any changes to the
conditions of, and or dedication language set forth in the project's
conservation easement. The RBNERR will be allowed to participate in the
discussions of any proposed changes.
3. The Owners shall utilize water management Best Management Practices
BMP's) during construction to minimize adverse impacts on water quality
during development; providing post development water quality monitoring
and reporting as set forth in Paragraph 8.7.C.1 above. Additionally, the
Owners will seek to increase public awareness by educating residents and
the homeowners' association through the use of signage and take-home
information, of the potential damage from stormwater pollution on the
environment and the importance of protecting aquatic and terrestrial
resources within and nearby the RBNERR. Further,the Owners shall erect
signage at various locations along the RBNERR boundary, making
residents and guests aware of the location and natural resource importance
of the estuarine ecosystem and its management. The developer will include
in the design of the backbone surface water management system, four
additional Best Management Practices (BMP's), which includes: 1)
extended hydraulic residence time due to increased lake acreage;2)existing
and created wetland areas, incorporated into a treatment train concept,
upstream of final discharge; 3) planted filter marshes, incorporated into a
treatment train concept, upstream of wetland treatment areas; 4) increased
flow path between inflow and outflow through both the planted filter
marshes and the wetland treatment areas. These BMP's will be
incorporated downstream of the lake system, and prior to final discharge
from the system, to provide additional "treatment" or "polishing." Such
design will be made part of the development's surface water management
plans, to be reviewed and permitted by SFWMD as a part of the ERP
application.
4. The Owners shall disclose in the homeowner association documents that the
following activities may occur on the adjacent RBNERR lands: exotic plant
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removal and ongoing maintenance; utilization of prescribed burns as a means
of habitat management; controlling illegal dumping; management of access
within RBNERR lands, controlling and trapping when necessary, feral,
nuisance and domestic animals.
5. The two archeological sites determined to be of prehistoric cultural significance
8cr535 and 8cr 227) shall be preserved and the Owners shall coordinate with
the Florida Division of Historic Resources to minimize any disturbance to these
sites during development and as a result of exotic vegetation removal.
8.8 TRANSPORTATION
A. The development shall abide by Section 6.02.02 of the LDC in regards to Transportation
Demand Management (TDM) strategies required for a project that affects a
Transportation Concurrency Exemption Area (TCEA).
B. The Owners, their successors or assigns, agree that the southwest connection to US-41
across from St.Andrews Boulevard will be at the sole discretion of FDOT and shall align
with the existing St. Andrews Boulevard. Upon connection to this signalized
intersection, the Owners, their successors, or assigns shall assume sole financial
responsibility for intersection improvements relating to the use of this intersection by this
development. This shall include,but not be limited to, the following:
i. Any increase in the storage capacity of the northwest-bound left turn lane(s)
approaching the signal constructed at the time of connection.
ii. Design, purchase, and installation of any physical intersection improvements
including a mast arm, signal head(s), pedestrian signal heads, and any signal
controller(s) that are necessary to accommodate this developments connection to the
signal.
iii.County or FDOT's cost(s) for setup and modification of intersection controls
including a mast arm, signal head(s), pedestrian signal heads, and any related signal
timing changes that are necessary to accommodate each phase of this development.
The Owners, their successors, or assigns agree to reimburse the FDOT or the agency
maintaining the traffic signal within 90 days of the agency's request.
iv. Correction of any non-ADA compliant features within the Public Right-of-Way at all
four quadrants of this intersection to become compliant with the then-current
Americans with Disabilities Act requirements."
C. The Owners,their successors or assigns,agree that at the St.Andrews Boulevard access,
they will maintain a throat distance of at least 200 feet as measured from the edge of
pavement of U.S. 41 to the closest point of any gate or gatehouse.
D. The Owners, their successors or assigns, agree that the project's main residential access
on U.S. 41 may be a signalized intersection if approved by FDOT. The Owners, their
successors or assigns shall assume sole financial responsibility for intersection
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improvements relating to the use of this intersection by this development. This shall
include, but not be limited to, the following:
i. Design, purchase, and installation of intersection improvements including mast
arm(s), signal head(s), pedestrian signal heads, and any signal controller(s) that are
necessary to accommodate this development's connection to the signal.
ii. Any additional signal timing adjustments directly related to this development's traffic
shall also remain the financial responsibility of this development, in perpetuity.
iii.Design, purchase, and installation of ADA compliant items within the public right-
of-way.
E.The maximum total daily trip generation for the 102.45 acre Tract R9, as shown on the
Master Plan, shall not exceed 172 two-way PM peak hour net trips based on the use codes
in the ITE Manual on trip generation rates in effect at the time of application for
SDP/SDPA or subdivision plat approval.
F.The developer shall obtain a right of way permit prior to commencing construction of Tract
R9.
G. Upon request of County, the developer of Tract R9, or its successors and assigns, shall
pay its fair share payment and coordinate with Collier County on traffic calming
improvements under the Neighborhood Traffic Management Program (NTMP) including
but not limited to striping, signage and speed tables on Bayshore Drive from the project
access to Thomasson Drive. This commitment will expire the earlier of: 2 years after
buildout of Tract R9 or turnover to the HOA.
H. The P.M. peak hour peak direction trips associated with Tract R9 shall not excccd 1% of
the adopted peak hour service volume on link 92.0 (U.S. 41 from Airport Road to
Rattlesnake Hammock Road), as shown in the Annual Update and Inventory Report. This
will be determined at the time of the plat for Tract R9.
8.9 ADDITIONAL COMMENTS
A. Prior to the issuance of the 400th certificate of occupancy for a single family home, the
Owners, their successors or assigns shall provide a minimum of one playground, for use
by residents and their guests,meeting ASTM design guidelines.
B. The Owners, their successors or assigns shall install a pathway along the lake where the
lake fronts Thomasson Drive and shall provide a minimum of three benches for public
use for this portion of lake-frontage at the time development occurs adjacent to the lake.
Minto Sabal Bay LLC will continue informational meetings with the Community
Redevelopment Agency Advisory Board until the construction on Tract R9 is completed.
D. Entry gates at Bayshore Drive will be similar to existing gates on Saba Drive at the
Thomasson Drive entry including a gate, chain link, concrete wall, and landscaping.
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Packet Pg. 795 Attachment: Att D - Applicants Back UP HEX Submittal Package_063021 (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay
ALL OF SECTION 25 AND PART OF SECTIONS 23, 24, 26 AND 36, TOWNSHIP 50 SOUTH,
RANGE 25 EAST, AND PART OF SECTION 19 TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA
Containing 2,416.49 Acres ±)
Saba! Bay P.U.D. Boundary
All of Section 25 and part of Sections 23, 24, 26 and 36, Township 50 South, Range 25 East, and part of
Section 19 Township 50 South, Range 26 East, Collier County, Florida and being more particularly
described as follows;
Beginning at the Northeast Corner of Section 25, Township 50 South, Range 25 East, Collier County,
Florida;
Thence along the East Line of Said Section 25 South 00°22'18"West 2,687.69 feet;
Thence continue along the east line of said Section 25 South 00°20'37"West 2,685.56 feet to the
Southeast Corner of said Section 25;
Thence along the East line of Section 36 South 00°19'56"West 1,518.00 feet;
Thence North 87°28'51"West 5,326.38 feet;
Thence North 00°14'25" East 1,254.17 feet to the North West Corner of Said Section 36;
Thence along the south line of Section 26 South 89°32'22"West 2,696.15 feet;
Thence continue along the South line of Said Section South 89°29'09"West 2,696.69 feet to the
Southwest corner of said Section 26;
Thence along the West line of said Section 26 North 00°22'46"East 2,689.10 feet;
Thence continue along the West line of said Section 26 North 00°22'20"East 2,690.20 feet to the
Northwest Corner of Said Section 26;
Thence along the West Line of Section 23 North 00°06'08"West 1345.66 feet;
Thence continue along the West line of Said Section 23 North 00°07'16"West 693.72 feet;
Thence North 89°29'07"East 469.67 feet;
Thence North 00°04'49"West 453.06 feet;
Thence North 89°30'33" East 916.44 feet;
Thence North 00°31'29"West 567.34 feet;
Thence North 89°27'53" East 300.00 feet;
Thence South 00°32'07" East 60.00 feet;
Thence North 89e 28'59n East 980.33 feet to the West line of the plat of Naples Groves and Truck Co's
Little Farms No 2 (Lots 67-69), as recorded in Plat Book 1, Page 27, Public Records of Collier County,
Florida.
Thence along said West line South 00°46'37" East 308.52 feet;
Thence continue along said West line South 00°40'46"East 673.87 feet to the Northwest Corner of Lot
70, of said Naples Groves and Truck Co's Little Farms No 2;
Thence along the North line of Said Lot 70 North 89°27'07" East 1,322.10 feet to the North East Corner of
Said Lot 70;
Thence along the East line of Said Lot 70 and Lot 71 of said Plat South 00°43'14" East 674.00 feet to the
Southeast corner of Said Lot 71;
Thence along the South line of Said Lot 71 South 89°28'25"West 1,322.26 feet to the Southwest corner
of said Lot 71;
Thence along the West line of Said Plat South 00°42'15" East 1,347.80 feet;
Thence continue along said West line South 00°20'27"West 1,344.53 feet to the Southwest corner of Lot
79 of said plat;
Exhibit B
Page 1 of
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Thence along the South line of Said Lot 79 North 89°31'43" East 1,346.87 feet to the fractional corner of
said Section 26 being the Northwest corner of the Northwest Quarter of the Southeast Quarter of the
Northeast Quarter of Said Section 26;
Thence along said fractional line South 00°19'29"West 671.99 feet to the Southwest corner of said
fractional quarter;
Thence along the south line of said fractional Quarter North 89°31'42" East 673.39 feet to the Northwest
corner of Lot 81 of Said Naples Grove and Truck Co's Little Farms No. 2;
Thence along the west line of said Lot 81 South 00°12'23"West 672.16 feet to the Southwest corner of
said Lot 81;
Thence along the south line of said Lot North 89°31'43"East 672.16 feet to the East line of Said Lot and
the East line of said Section 26;
Thence along the East line of said Section 26 North 00°19'29" East 2,688.11 feet to the Northeast corner
of said Section 26;
Thence along the East line of said Section 23 North 00°42'49"West 1,351.04 feet to the southeast corner
of Lot 91 of said Naples Groves and Truck Co's Little Farms No 2.
Thence along the South line of said Lot 91 South 89°27'26"West 1,320.61 feet;
Thence along the west line of Said Lot 91 North 00°47'37"West 337.27 feet;
Thence along the North line of said Lot 91 North 89°30'57"East 1,320.45 feet to the east line of said
Section 23;
Thence along the East line of Said Section North 00°44'44"West 1,011.86 feet;
Thence Continue along said East line North 00°34'32"West 752.45 feet to the Southwest corner of that
land described in Official Record Book 1027, page 678, Public Records of Collier County, Florida;
Thence along the South line of said Land North 89°31'59" East 1,289.77 feet;
Thence along the East line of said Land North 00°42'37"West 1,890.79 feet to the south Right of Way
Line of Thomasson Drive (100 Right Of Way);
Thence along said Right of Way Line North 89°35'12" East 1399.52 feet;
Thence continue along said Right of Way line North 89°35'12" East 2855.89 feet to an intersection with
the westerly Right of Way line of US 41 (Tamiami Trail) (State Road No. 90);
Thence along said Right of Way of US41 of South 39°03'59" East 1266.82 feet;
Thence continue along said Right of Way South 39°03'59" East 5,465.08 feet to a point at the intersection
of said westerly Right of Way and the South line of Section 19, Township 50 South, Range 26 East,
Collier County, Florida;
Thence along the South line of said Section 19 South 88°13'29"West 1,636.98 feet;
Thence continue along said South line South 88°23'16"West 2,491.52 feet to the POINT OF
BEGINNING.
Less and excepting there from the waters of Tide Creek located on the west line of Section 23.
Subject to easements and restrictions of record.
Containing 2,416.49 acres more or less.
Bearings are based on the North Line of Section 19 being North 89°42'24"East -Florida State Plane-
East Zone 83-90 Adjustment
Not valid unless embossed with the Professionals Seal
REF.
W.O.: N0229-200-502
Date: 11-11-11
Exhibit B
Page .2 of
11-11-11.202693-VM:1-GLAND
N0229-200-502'-0
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Packet Pg. 797 Attachment: Att D - Applicants Back UP HEX Submittal Package_063021 (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay
Barraco www.barraco.net
and Associates, Inc.Civil Engineers, Land Surveyors and Planners
EXHIBIT B
DESCRIPTION
Lots 81 through go, inclusive, Naples Groves and Truck Company's Little Farms
No.2, according to the plat thereof as recorded in Plat Book 1, Page 27A, Public
Records of Collier County, Florida.
Exhibit B
Page 3 of 3
Post Office Drawer 2800 • Fort Myers,FL 33902
Phone(239)461-317o • Fax(239)461-3169
3.D.e
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Exhibit"C"
List of Deviations
PREVIOUSLY APPROVED DEVIATIONS 1 - 8 IN ACCORDANCE WITH
ORDINANCE 05-59 TO STILL REMAIN IN EFFECT)
Deviation 1: LDC Section 6.06.01(0) and LDC Appendix B, in order to allow 50 feet of right-
of-way for local roads rather than the required 60-foot width (throughout).
Deviation 2: LDC Section 6.06.01(J), to allow cul-de sacs in excess of 1,000 feet the MPUD
throughout).
Deviation 3: In accord with LDC Section 10.02.04.A.3, Section 2-12 of the Collier County Code
of Ordinances, Exhibit "A", Design Requirements for Subdivisions C.17.j of the Administrative
Code for Collier County Construction Standards Manual, formerly LDC Section 3.2.8.4.16.10
Section III P. 10 of the proposed Construction Standards Manual) to allow reverse curves
without tangents (throughout).
Deviation 4: LDC Section 5.03.028 to allow perimeter fences or walls to be permitted at 8 feet
on top of a 4 foot berm, formerly approved as a height of eight feet (8') as measured from the
finished grade of the ground at the base of the fence or wall, and modified at staff's request.
Deviation 5: LDC Section 5.06.02.8.6., formerly Section 5.06.04 A. 6. (b.)to allow a maximum
of two ground or wall entrance signs shall be allowed at the entrance to each individual
residential tract and shall be limited in size to 60 square feet each (rather than the combined
size permitted in the LDC of 64 square feet)and shall not exceed a height of 6 feet as measured
from finished grade.
Deviation 6: LDC Sections 5.06.02 and 5.06.04, formerly Chapter 5.06.05 to allow entrance
signs up to 120 square feet. Two ground signs shall be permitted for each project entrance (on
US 41, Thomasson Drive and 8ayshore Drive), and shall be allowed in addition to other
signage allowed by Chapter 5.06.00, of the LDC. Each of these permitted signs shall be limited
to 120 square feet in area and shall only contain the name of the project or any major use,
insignia or motto of the entire development, and the owners' name and logo and shall be
architecturally compatible with the landscape buffer along the project boundaries and the
common architectural theme of the entire project.
Deviation 7: LDC Section 4.05.04, to allow parking for uses and structures constructed in the
RecreationNillage Center to be reduced by up to 25% of the applicable LDC parking
requirements, should such a reduction be deemed to be warranted through the development
and submission of a shared parking analysis submitted with the SDP application. Parking
requirements shall be determined utilizing the modal splits and parking demands for various
uses recognized by Institute of Traffic Engineers (ITE), Urban Land Institute (ULI) or other
sources or studies. The analysis shall demonstrate the number of parking spaces available to
more than one use or function, recognizing the required parking area will vary depending on
the multiple functions or uses in close proximity which are unlikely to require the same spaces
at the same time. The shared parking analysis methodology shall be determined and agreed
upon by the County Growth Management Staff and the owners during the SDP pre-application
meeting. The shared parking analysis shall use the maximum square footage of uses proposed
by the SDP application.
1
Words underlined are additions; words struck through aredeletions.
ofage...o$
Sabal Bay MPUD Amendment/PUDR-PL20190002305/2020-1 1-24
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Packet Pg. 799 Attachment: Att D - Applicants Back UP HEX Submittal Package_063021 (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay
Deviation 8: LDC 5.05.08.C.13.b., formerly Section 5.05.iii.(a) to allow gray primary and/or
secondary colors to be permitted as a predominant exterior roof color. See Section 5.4.J. of
the MPUD document.
Deviation 9 seeks relief from LDC Section 6.06.01(0) and LDC Appendix B in order to allow,
in specific cases where private, internal development roadways cross wetland or upland
preserves, the Owners request additional flexibility to reduce the required ROW width below
the current 50-foot minimum to a width of no less than 40 feet. This deviation would allow the
Owners to minimize impacts to potential wetland or upland preserves while maintaining
accessibility throughout the site.
Deviation 10 seeks relief from LDC Section 6.06.02.A which requires arterial and collector
roads to provide a six-foot sidewalk on both sides of the street. The applicant requests the
ability for all privately and/or CDD owned roadways internal to the Sabal Bay development to
provide a minimum five-foot sidewalk on both sides of all streets or a minimum ten-foot wide
pathway on one side of the street which may meander in and out of the right-of-way. Since the
development is planned for an internal pathway system, this is a reasonable deviation.
Deviation 11 seeks relief from LDC Section 4.06.02 which requires a Type B buffer between
single family and multi-family uses. Specifically, the applicant requests that no buffer be
required between these uses when a water body separates the two uses. Requiring the
installation of a buffer in these areas would inhibit the lake views for both single family and
multi-family residences.
Deviation 12 seeks relief from LDC Section 4.06.05.J which requires that rip-rap treatment for
those areas that have a slope no steeper than 2:1, but steeper than 3:1, be limited to 30
inches in height, and be limited to 200 square feet sections or solely used in rapid flow water
management areas. Specifically, this deviation requests to allow rip-rap treatment along the
backslope of certain roadway crossings adjoining preserves on one side or more in order to
minimize impacts to potential wetland and upland preserves, as well as allow the use of rip-rap
stabilization for elevations up to a height of 36 inches. Approval of this deviation will allow the
owners to minimize impacts to potential wetland and upland preserve areas by minimizing the
development footprint. subsequently reducing the total amount of wetland impacts required to
develop the subject Project. Since the suggested roadways will be low-speed, low-volume and
limited in length, this is a reasonable deviation.
Deviation 13 seeks relief from LDC Section 5.05.04.D.1 which allows a maximum floor area
ratio of 0.45 for care units, assisted living units, continuing care retirement communities,
nursing homes, and dwelling that are part of an aging-in-place living environment. Market
studies on the desires of people moving into these types of facilities have shown that a larger
unit is often desired. In order to offer a competitive product that is marketable to an aging
sector, the applicant requests a maximum floor area ration of 0.60 which is similar to other
approved continuing care retirement communities in this area.
Deviation 14 seeks relief from LDC Sections 5.06.02 and 5.06.04 to allow entrance signs up to 120
square feet.This previously approved deviation is requested to add the entrance signs to be located
on Hamilton Avenue as previously approved for the entrances on U.S. 41, Thomasson Drive, and
Bayshore Drive.
2
Words underlined are additions; wordsthrough aredeletions.
Page of
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Deviation 15 seeks relief from LDC Section 5.03.02 to allow fences or walls separating commercial
uses from residential areas to be permitted at a height of up to eight feet(8')on top of a berm of up
to four feet (4') in height. This is needed since much of the land within the MPUD is low-lying and
given that appropriate buffering is needed between different land uses. This deviation will benefit
the public welfare by allowing for enhanced buffering.
Deviation 16 seeks relief from LDC Section 5.06.04.F.3, Directory Signs, which limits multiple-
occupancy parcels or multiple parcels developed under a unified development plan,with a minimum
of 8 independent units, containing 20,000 s.f. or more of leasable floor area, to a maximum of one
directory sign at one entrance on each public street, to allow for one additional directory sign on
Tamiami Trail East(U.S. 41) in addition to the two existing directory signs(located on Tamiami Trail
East and Thomasson Drive). The second directory sign permitted on the Tamiami Trail East
frontage shall be located a minimum of 500 feet to the east of the existing directory sign on Tamiami
Trail East. (Approved in HEX No. 2017-27 and Ord. No. 17-49)
Deviations Applicable Only to Tract F-1, Isles of Collier Preserve Phase 3,
as described in Exhibit"D"
Deviation 17 seeks relief from LDC Section 5.03.02.F.1.a, which prohibits alteration of existing
ground levels for the purpose of increasing the height of a proposed fence or wall, to instead allow
alteration of existing ground levels to build a berm up to seven and half feet (7.5') in height with a
fence or wall at a height of up to eight feet(8') on top of the berm. The total combined height of the
berm and wall will be fifteen and a half feet(15.5'). [Approved in HEX Decision No. 2019-34]
Deviation 18 seeks relief from LDC Section 6.06.01.N and LDC Appendix B, which requires
minimum right-of-way widths for local roads to be sixty feet(60'), to instead allow a minimum right-
of-way width of forty-five feet (45'), on single loaded roads as described in Deviation 19 below.
Approved in HEX Decision No. 2019-34]
Deviation 19 seeks relief from LDC Section 6.06.02.A.1, which requires local/internal accessway
roads to provide a minimum five-feet wide sidewalk on both sides of the street, to instead allow all
privately and/or CDD owned roadways internal to the property to have a minimum six-foot wide
sidewalk on one side of the street, and no sidewalk on the other side of the street, on single loaded
roads (roads with homes on only one side of the street). [Approved in HEX Decision No. 2019-34]
Page b
3
Words underlined are additions; words struck through aredeletions.
Sabal Bay MPUD Amendment/PUDR-PL20190002305/2020-11-24
3.D.e
Packet Pg. 801 Attachment: Att D - Applicants Back UP HEX Submittal Package_063021 (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay
www.barraco.netBarracoandAssociates, Inc.Civil Engineers, Land Surveyors and Planners
EXHIBIT D,
Affected Area for Deviations 17, 18, and 19"
DESCRIPTION
Tract "F-1", "Isles of Collier Preserve Phase 3", recorded in Nat Book 57, at Page
66, of the Public Records of Collier County, Florida.
L:\23239-ICP Phase 3(Parcel B)\Descriptlons\Tract F-i.docx
C
Page off
Post Office Drawer 2800 • Fort Myers, FL 33902
Phone(239)461-317o• Fax(239)461-3169
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Packet Pg. 805 Attachment: Att D - Applicants Back UP HEX Submittal Package_063021 (17429 : PL20200002648 Isles of Collier Preserve Tract F-1 Sabal Bay
FLORIDA DEPARTMENT Of STATE
RON DESANTIS LAUREL M. LEE
Governor Secretary of State
February 2, 2021
Ms. Teresa L. Cannon, BMR Senior Clerk II
Office of the Clerk of the Circuit Court
Comptroller of Collier County
3329 Tamiami Trail E, Suite #401
Naples, Florida 34112
Dear Ms. Cannon:
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 2021-04, which was filed in this office on February 2,
2021.
Sincerely,
Ernest L. Reddick
Program Administrator
ELR/lb
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270
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PLAT
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SITE CLEARING PLAN
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P.P.L. SUBMITTAL
12/15/2020
PREPARED FOR
PROJECT DESCRIPTION
FILE NAME
LOCATION
PLOT DATE
23808A07.DWG
J:\23808\DWG\PPL\
TUE. 12-15-2020 - 7:56 AM
PART OF SECTION 19
COLLIER COUNTY, FLORIDA
TOWNSHIP 50 SOUTH, RANGE 26 EAST
PHASE 15
THE ISLES
OF COLLIER
PRESERVE
MINTO COMMUNITIES - USA
4042 PARK OAKS BOULEVARD SUITE 450
TAMPA, FL 33610
WWW.MINTO.COM
FAX (813) 342-3831
PHONE (813) 342-3838
ENGINEER OF RECORD
TIMOTHY B. GAVIN, P.E., FOR THE FIRM
FLORIDA P.E. NO. 70675 - TIMG@BARRACO.NET
PLOT BY
CROSS REFERENCED DRAWINGS
2271 McGREGOR BLVD., SUITE 100
POST OFFICE DRAWER 2800
FORT MYERS, FLORIDA 33902-2800
PHONE (239) 461-3170
FAX (239) 461-3169
CIVIL ENGINEERING - LAND SURVEYING
LAND PLANNING
FLORIDA CERTIFICATES OF AUTHORIZATION
ENGINEERING 7995 - SURVEYING LB-6940
SCOTT WHEELER JR
CROSS REFERENCED DRAWINGSCROSS REFERENCED DRAWINGS
C
DRAWING NOT VALID WITHOUT SEAL, SIGNATURE AND DATE
COPYRIGHT 2020, BARRACO AND ASSOCIATES, INC.
REPRODUCTION, CHANGES OR ASSIGNMENTS ARE PROHIBITED
BASEPLAN = 23808A00.DWG
SURVEY = 23099S00.DWG
SHEET NUMBER
PLAN REVISIONS
PLAN STATUS
PROJECT / FILE NO.
5.0
SITE CLEARING PLAN
2020-10-09 COLLIER COUNTY COMMENTS
23808
T
A
MI
A
MI
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A
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(
U
.
S
.
4
1
)ST.ANDREW SBLVD.DOMINICADR.1.ALL CLEARING AND GRUBBING ACTIVITIES SHALL BE COMPLETED IN ACCORDANCE WITH FDOT
SECTION 110. COLLIER COUNTY LDC AND PERMIT REQUIREMENTS, THE SFWMD ERP PERMIT, THE
ACOE PERMIT, AND FLORIDA FISH AND WILDLIFE CONSERVATION COMMISSION ISSUED PERMITS
AND THE REQUIREMENTS OF THE SWP3 AND THE FDEP N.O.I.
2.ALL AREAS CLEARED AND GRUBBED SHALL NOT BE CONSIDERED COMPLETE UNTIL GOVERNING
PERMITS CONDITIONS ARE MET AND APPROVAL IS GIVEN BY THE SELECTED GEOTECHNICAL
ENGINEER AND THE OWNER
3.ALL PROHIBITED EXOTIC VEGETATION SHALL BE REMOVED FROM THE SITE AND IT SHALL BE
MAINTAINED FREE OF EXOTICS IN PERPETUITY.
4.4.06.04 LDC ALLOWS FOR CLEARING AND FILLING OF UP TO 100 ACRES OF NATIVE VEGETATION
FOR RESIDENTIAL, COMMERCIAL, OR INDUSTRIAL LOTS OR BUILDINGS WHERE LAKES ARE
EXCAVATED
5.THE APPLICANT MAY REQUEST FROM THE BOARD OF COUNTY COMMISSIONERS, CLEARING AND
FILLING IN EXCESS OF THE THRESHOLDS ALLOWED BY THE LDC
6.PROTECTIVE BARRIERS WILL BE INSTALLED AT THE PERIMETER OF PRESERVED VEGETATION AT
THE COMMENCEMENT OF ANY SITE IMPROVEMENTS AND WILL REMAIN IN PLACE UNTIL
COMPLETION OF CONSTRUCTION. THE BARRIERS SHALL BE HIGHLY VISIBLE WITH BRIGHTLY
COLORED ALL WEATHER MESH MATERIAL WITH STAKES NO GREATER THAN 10' APART
7.TEMPORARY SIGNS IDENTIFYING THE PRESERVE SHALL BE PLACED AROUND THE PERIMETER OF
THE PRESERVE AND ARE TO REMAIN IN PLACE AND VISIBLE UNTIL SUCH TIME OF PERMANENT
SIGN PLACEMENT.
8. PLEASE SEE EROSION CONTROL PLANS, SWP3 AND FDEP N.O.I. FOR ALL EROSION
CONTROL MEASURES AND PERMIT REQUIREMENTS.
CLEARING NOTES:
P.P.L. BOUNDARY
P.P.L. BOUNDARY
P.P.L. BOUNDARY
N
S
W E
0 100 200 400
SCALE IN FEET
EX. SINGLE FAMILY PHASE 3
PL20140001035
LELY MANOR CANAL
EX. MULTIFAMILY PHASE 1
PL20120002038
EX. PREVIEW CENTER
PL20130000740
EX. SINGLE FAMILY PHASE 1
PL20130001181
EX. AMENITY CENTER
PL20140000511
TREVISO BAY
TOBAGOBOULEVARD
FPL SUB STATION
S
A
ON
A
C
T
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S A L T C A Y C T .CAYOCOCOCT.1
1
1
1
Date:
Reviewed and Approved For:
Permit Issuance
PL20200001712 1/26/2021
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