Loading...
Agenda 06/28/2022 Item #17C (Ordinance - Ord. Amending Ord. 2004-41 Carman Drive 15 RPUD GMPA-PL20210000623)06/28/2022 EXECUTIVE SUMMARY This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance of the Board of County Commissioners of Collier County, Florida creating a Residential Planned Unit Development, by amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Rural Agricultural (A) Zoning District to a Residential Planned Unit Development (RPUD) Zoning District for the project to be known as the Carman Drive 15 RPUD, to allow construction of a maximum of 212 rental dwelling units of which 48 will be affordable housing and rent restricted on property located at 8496 Rattlesnake Hammock Road, north of Rattlesnake Hammock Road and west of Carman Drive in Section 14, Township 50 South, Range 26 East, Collier County, Florida, consisting of 15.41f acres; and by providing an effective date. (PL20210000624) [Coordinator Ray Bellows, AICP, Zoning Manager] (This is a companion to 22346 GMPA-PL20210000623) OBJECTIVE: To have the Board of County Commissioners (Board) review staff s findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above referenced petition and render a decision regarding this PUD Rezone (PUDZ) petition; and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The property is 15.41 acres located approximately 0.10 miles north of Rattlesnake Hammock Road and 0.25 miles east of Collier Boulevard, on the west side of Carman Drive, a privately maintained right-of-way. The property address is 8496 Rattlesnake Hammock Road. The petitioner is requesting that the Board approve the rezoning of the property from the Rural Agricultural (A) Zoning District to a Residential Planned Unit Development (RPUD) Zoning District for the project to be known as the Carman Drive 15 RPUD. A maximum of 212 rental dwelling units, at a density of 13.8 dwelling units per acre, is proposed. The companion Growth Management Plan (GMP) Amendment (PL20210000623) must be approved and become effective before the rezoning may be found consistent with the GMP. The applicant proposed to commit 42 units (20% of units) as affordable to households earning 80-120% of the Area Median Income (AMI), however the applicant resolved during the May 19, 2022 Planning Commission hearing to commit 48 units to be affordable, with 24 units serving households earning up to 80% AMI and 24 units serving households earning up to 100% AMI. The Development Commitments (PUD Exhibit F, Development Commitments) include that this restriction will remain in place for thirty (30) years from the date of issuance of the first Certificate of Occupancy. Rent limit adjustments will be made annually according to the most recent Collier County approved Table of Rental Rates, and the developer will report annually on the occupancy of income restricted units as part of the PUD monitoring requirements. The applicant will satisfy native preservation requirements off -site with a +25.95-acre Off Site Mitigation Parcel (see PUD Exhibit F, Development Commitments #3). Buffering is proposed to be consistent with the Land Development Code, with an enhanced buffer (20-foot wide Type C buffer) along Carman Drive to be compatible with other buffers provided on neighboring properties. A Developer Commitment is included in PUD Exhibit F consistent with other residential PUDs in the vicinity, requiring a disclosure statement to potential residents about noise associated with Florida Sports Park. Packet Pg. 1859 06/28/2022 Two deviations are requested to: (1) modify buffers between residential units and amenity centers, and (2) allow an increase in the maximum fence/wall/berm height along Carman Drive from 6 feet to 10 feet. FISCAL IMPACT: The rezoning by and of itself will have no fiscal impact on Collier County. There is no guarantee that the project, at build -out, will maximize its authorized level of development. However, if the PUD Rezone is approved, a portion of the land could be developed, and the new development will result in an impact on Collier County public facilities. The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities. Other fees collected prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by application of ad valorem tax rates and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT IMPACT: Comprehensive Planning staff identifies that the subject property is designated Urban, Urban Residential Fringe Subdistrict (URF) on the Future Land Use Map of the GMP. The URF allows density up to 2.5 DU/AC when the public benefit of transfer of development rights (TDRs) is used. The applicant is proposing to redeem 15 TDR Credits to increase density to the maximum eligible density of 2.5 DU/AC on the site. The proposed density of 13.8 DU/AC exceeds 2.5 DU/AC and is therefore inconsistent with the GMP. There is a companion GMP Amendment (PL20210000623) that provides for the requested density. The RPUD rezoning may only be found consistent with the GMP if the GMP Amendment is approved and becomes effective. COLLIER COUNTY PLANNING COMMISSION (CCPQ RECOMMENDATION: The CCPC heard Petition PUDZ-PL20210000624, Carman Drive 15 RPUD, on May 19, 2022, and voted unanimously to forward this petition to the Board with a recommendation of approval subject to the applicant's commitment to provide 24 units serving households earning up to 80% AMI and 24 units serving households earning up to 100% AMI, which has been incorporated in the Ordinance that accompanies this Executive Summary. The CCPC recommendation was unanimous, and no persons spoke in opposition to the petition. As such, this petition is on the Summary Agenda. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project does require Environmental Advisory Council (EAC) review, as this project does meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Code of Laws and Ordinances. Specifically, the project is within the 660-foot bald eagle nest protection zone. Environmental Services staff recommends approval of the petition. The EAC heard PUDZ- PL20210000624, Carman Drive 15 RPUD on May 19, 2022, and voted unanimously to forward this petition to the Board with a recommendation of approval. LEGAL CONSIDERATIONS: This is a site -specific rezone to a Residential Planned Unit Development (RPUD) Zoning District for a project which will be known as the Carman Drive 15 RPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent with all the criteria set forth below. The burden then shifts to the Board of County Commissioners, should it consider denying the rezone, to determine that such denial would not be arbitrary, discriminatory or unreasonable. This would be accomplished by finding that the proposal does not meet one or more of the listed criteria below. Criteria for PUD Rezones Ask yourself the following questions. The answers assist you in making a determination for approval Packet Pg. 1860 06/28/2022 or not. Consider: 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. 2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. Consider: Conformity of the proposed RPUD with the goals, objectives and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of available improvements and facilities, both public and private. 7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion. 8. Consider: Conformity with RPUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan? 10. Will the proposed RPUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested RPUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to adjacent areas? Packet Pg. 1861 06/28/2022 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 21. Are there substantial reasons why the property cannot ("reasonably") be used in accordance with existing zoning? (a "core" question...) 22. Is the change suggested out of scale with the needs of the neighborhood or the county? 23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 24. Consider: The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 25. Consider: The impact of development resulting from the proposed RPUD rezone on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended. 26. Are there other factors, standards, or criteria relating to the RPUD rezone request that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare? The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons and the oral testimony presented at the BCC hearing as these items relate to these criteria. The proposed Ordinance was prepared by the County Attorney's Office. This item has been approved as to form and legality, and requires an affirmative vote of four for Board approval. (HFAC) RECOMMENDATION: Staff recommends approval of Petition PUDZ-PL20210000624, Carman Drive 15 RPUD, subject to approval by the BCC of the companion GMPA-PL20210000623. Prepared by: Raymond V. Bellows, Zoning Manager ATTACHMENT(S) 1. CCPC 5-19 Staff Report(PDF) 2. Ordinance - 060222 (PDF) 3. [Linked]Carman Drive Subdistrict PUDZ Backup Package (PDF) 4. legal ad - agenda IDs 22346 & 22323 (PDF) Packet Pg. 1862 06/28/2022 COLLIER COUNTY Board of County Commissioners Item Number: 17.0 Doc ID: 22323 Item Summary: This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance of the Board of County Commissioners of Collier County, Florida creating a Residential Planned Unit Development, by amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Rural Agricultural (A) Zoning District to a Residential Planned Unit Development (RPUD) Zoning District for the project to be known as the Carman Drive 15 RPUD, to allow construction of a maximum of 212 rental dwelling units of which 48 will be affordable housing and rent restricted on property located at 8496 Rattlesnake Hammock Road, north of Rattlesnake Hammock Road and west of Carman Drive in Section 14, Township 50 South, Range 26 East, Collier County, Florida, consisting of 15.41f acres; and by providing an effective date. (This is a companion to 22346 GMPA-PL20210000623) [PL20210000624] Meeting Date: 06/28/2022 Prepared by: Title: — Zoning Name: Laura DeJohn 05/24/2022 4:22 PM Submitted by: Title: Zoning Director — Zoning Name: Mike Bosi 05/24/2022 4:22 PM Approved By: Review: Zoning Mike Bosi Zoning Director Review Completed 05/25/2022 8:26 AM Zoning Ray Bellows Additional Reviewer Completed 05/25/2022 12:00 PM Growth Management Operations & Regulatory Management Kenneth Kovensky Additional Reviewer Completed Growth Management Department Diane Lynch Growth Management Department Completed 06/06/2022 5:16 PM Growth Management Department Trinity Scott Transportation Skipped 05/26/2022 4:17 PM Growth Management Department James C French Growth Management Completed 06/12/2022 2:27 PM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 06/15/2022 9:22 AM Office of Management and Budget Laura Wells Level 3 OMB Gatekeeper Review Completed 06/15/2022 9:25 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/17/2022 10:55 AM Office of Management and Budget Laura Zautcke Additional Reviewer Completed 06/17/2022 3:07 PM Packet Pg. 1863 17.0 06/28/2022 County Manager's Office Board of County Commissioners Amy Patterson Level 4 County Manager Review Geoffrey Willig Meeting Pending Completed 06/21/2022 3:59 PM 06/28/2022 9:00 AM Packet Pg. 1864 17.C.1 Co twer County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION — ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: MAY 19, 2022 SUBJECT: CARMAN DRIVE 15 RPUD, PUDZ-PL20210000624 (Companion to GMPA-PL20210000623) PROPERTY OWNER/AGENT: Owner: Carman Drive 15, LLC 7742 Alico Road Fort Myers, FL 33912 Agents: Richard D. Yovanovich, Esq. Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail N, Suite 300 Naples, FL 34103 REQUESTED ACTION: Alexis Crespo, AICP RVI Planning + Landscape Architecture, Inc. (formerly Waldrop Engineering) 28100 Bonita Grande Drive, Ste 305 Bonita Springs, FL 34135 The petitioner requests that the Collier County Planning Commission consider an application to rezone +15.41 acres from the Rural Agricultural (A) Zoning District to a Residential Planned Unit Development (RPUD) Zoning District for the project to be known as the Carman Drive 15 RPUD to allow construction of a maximum of 212 rental dwelling units, of which 42 will be affordable housing and rent restricted. A Future Land Use Map change is requested in the companion Growth Management Plan Amendment PL20210000623. GEOGRAPHIC LOCATION: The subject property is +15.41 acres located approximately 0.10 miles north of Rattlesnake Hammock Road and 0.25 miles east of Collier Boulevard, on the west side of Carman Drive, in Section 14, Township 50 South, Range 26 East, Collier County, Florida. (See location map on following page) r- 0 a M co CD Lh 0 IL d E Q PUDZ-PL2021000624 Carman Drive 15 RPUD May 11, 2022""aT..�-3-,2422 Page 1 of 19 Packet Pg. 1865 vc < p N . N r O N N O N N FOREST GLEN OF NAPLES NAPLES HERITAGE GdCC SAN MAR1N0 NAPLES NATL GOLF CLUE L- WILLOW RUN M m HOMES OF ISLANDIA � PROJECT e¢ LOCATION I I Rattlesnake Hamm LELY RESORT ttesnake Hammock RD �1 HACIENDA LAKE 5 ROCNEOGE WNOING CYPRESS FIRSTASSY, A� MINST. EDU. & REHAB. Lakes C p Y,- ® A [�I SITE LOCATION L6J C-4 Lim PUD 000 TURN CENTER - HAMMOCK PARK COMMERCE CENTER :sW CPUD ORI, TR TG .•. ••• COLLIER RE C3!( MEOFGAL ER Location Map Petition Number: PL20210000624 z, jai am El swo . "y ®�o %a9r MC MULL EN MPUD HACIEN LANE .� tRAcTl } Pal,•er�v, Z w Zoning Map MPUD I Iq N w O 0 O 0 N O N J a- c a rn c 0 N M N M N N Packet Pg. 1866 17.C.1 PURPOSE AND DESCRIPTION OF PROJECT: The request is for rezoning +15.41 acres of currently undeveloped property zoned Rural Agricultural (A) to the Carman Drive 15 RPUD to allow for up to 212 dwelling units. The proposed density is 13.8 dwelling units per acre (DU/AC). The site is located in an emerging area of development, on the east side of the Rattlesnake Hammock Road / C.R. 951 Activity Center (Activity Center #7) boundary. The existing Sapphire Cove single family neighborhood is to the north (approved density of 2.5 DU/AC). McMullen PUD remains undeveloped to the south (approved for 185,000 s.f. commercial uses with conversion factor for development of care units). Florida Sports Park and Junior Deputy property within Hacienda Lakes Mixed Planned Unit Development/Development of Regional Impact is to the east (approved density of 0.8 DU/AC). Carman Drive 15 RPUD is proposed to allow the following variety of housing types (see PUD Exhibit A, List of Permitted Uses): single family detached, two family, townhouses, and multifamily. Recreational uses and facilities for residents and guests are also permitted, along with customary accessory uses associated with residential projects. The applicant commits to the 212 dwelling units being rental units, and 20%, or 42 units, will be for persons earning between 81 %-120% of the Area Median Income. The Development Commitments (PUD Exhibit F, Development Commitments) include that this restriction will remain in place for thirty (30) years from the date of issuance of the first Certificate of Occupancy. Rent limit adjustments will be made annually according to the most recent Collier County approved Table of Rental Rates, and the developer will report annually on the occupancy of income restricted units as part of the PUD monitoring requirements. The PUD Master Plan (PUD Exhibit C) depicts a single access point, which connects to Carman Drive, a privately maintained right-of-way. The native preservation requirement per the Land Development Code is 0.24 acres (25% of 0.96 acres of existing native vegetation). The applicant proposes satisfying the requirement off -site with a +25.95-acre Off Site Mitigation Parcel (see PUD Exhibit F, Development Commitments #3). Buffering is proposed to be consistent with the Land Development Code, with an enhanced buffer (20-foot wide Type C buffer) along Carman Drive to be compatible with other buffers provided on neighboring properties that face the Florida Sports Park along Carman Drive. A Developer Commitment is included in PUD Exhibit F consistent with other residential PUDs in the vicinity, requiring a disclosure statement to potential residents about noise associated with Florida Sports Park. Development standards are outlined in PUD Exhibit B; see staff analysis on the following pages for additional review of these standards. Maximum actual height is 55 feet for multifamily, with a restriction that buildings in the residential development tract abutting the northern property line (adjacent to Sapphire Cove) are limited to actual height of 40 feet and 2 stories. Two deviations are requested to: (1) modify buffers between residential units and amenity centers, and (2) allow an increase in the maximum fence/wall/berm height along Carman Drive from 6 feet to 10 feet. PUDZ-PL2021000624 Carman Drive 15 RPUD Page 3 of 19 May 11, 2022""aT..�-3-,2422 Packet Pg. 1867 17.C.1 SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses, zoning classifications, and maximum approved densities for properties surrounding the subject site. The subject site is undeveloped with a zoning designation of Rural Agricultural (A), with standard density of 1 unit per 5 acres (0.2 DU/AC). North: Sapphire Cove single-family residential development with a zoning designation of The Lord's Way 30 Acre RPUD (approved density of 2.5 DU/AC). East: Across Carman Drive is the Florida Sports Park and Junior Deputy property with a zoning designation of Hacienda Lakes DRI/MPUD (approved density of 0.8 DU/AC). South: Undeveloped site with zoning designation of McMullen MPUD, approved for 185,000 s.f. commercial uses with conversion factor for development of care units. This is within Activity Center #7. West: Immediately west of the property is an FPL substation, beyond which is a 170- foot wide FPL easement, and the undeveloped Good Turn Center MPUD approved for 100,000 s.f. of commercial use and 200 care units, and the pending AmeriSite CB MPUD (PL20210001103) proposed for 150,000 s.f. of nonresidential use and 303 dwelling units at 16 DU/AC. These MPUDs are within Activity Center #7. PUDZ-PL2021000624 Carman Drive 15 RPUD Page 4 of 19 May 11, 2022"" y-3 202-2 Packet Pg. 1868 17.C.1 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The subject +15.41-acre site is designated Urban, Urban Residential Fringe Subdistrict (URF) on the Future Land Use Map of the Growth Management Plan (GMP); and, zoned A — Rural Agricultural District. The URF allows the following: Eligible base density: 1.5 dwelling units per acre = 23 dwelling units Maximum density: 2.5 dwelling units per acre = 38.5 dwelling units with the acquisition and redemption of Transfer of Development Rights Credits The applicant is requesting approval of up to 212 rental dwelling units (13.8 DU/AC) of which 42 units will be affordable housing and rent restricted. Additionally, the applicant is proposing to redeem 15 TDR Credits to increase density to the eligible maximum density of 2.5 DU/AC on the site. The proposed density above 2.5 DU/A is inconsistent with the GMP. There is a companion Growth Management Plan Amendment (GMPA) petition, PL20210000623, that provides for the requested density. Therefore, the RPUD may only be found consistent with the GMP if the GMPA is approved and becomes effective. Transportation Element: In evaluating this project, staff reviewed the applicant's May 4, 2021, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the then applicable 2020 Annual Update and Inventory Reports (AUIR) and the current 2021 AUIR. Policy 5.1 of the Transportation Element of the GMP states; "The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. PUDZ-PL2021000624 Carman Drive 15 RPUD Page 5 of 19 May 11, 2022""aT..�-3-,2422 Packet Pg. 1869 Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project's significant impacts on all roadways. " Staff finding: According to the TIS provided with this petition the proposed 212 residential dwelling unit development will generate a projected total of+/- 209 PM peak hour, 2-way trips on the adjacent roadway segment of Rattlesnake Hammock Road and Collier Boulevard. The trips generated by this development will occur on the following adjacent roadway network links using the both the 2020 and current 2021 AUIR: Roadway/Link Link 2020 2021 Current Peak Projected 2020 2021 # AUIR AUIR Hour Peak P.M Peak Remaining Remaining LOS LOS Direction Hour/Peak Capacity Capacity Volume/Peak Direction Direction Project Traffic 1 Collier Davis D D 3,000/North 27/NB 429 (2) 417 (2) Boulevard/34.0 Blvd. to Rattlesnake Hammock. Rattlesnake Collier B B 2,900/West 23/WB 1,988 1,949 Hammock/75.0 Boulevard to Santa Barbara i. Source for P.M. Peak Hour/Peak Direction Project Traffic is May 4, 2021; Traffic Impact Statement provided by the petitioner. 2. Projected deficiency in 2030 for this segment are due to background traffic from trip bank not caused by this development. Planned improvements on this segment in the 5-year work program are the funded design -build I-75 interchange and the six -lane expansion from the Golden Gate Main Canal to Green Boulevard. Based on the TIS provided by the applicant, the 2020 AUIR and the currently adopted 2021 AUIR, the subject PUD can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Transportation Planning staff finds this petition consistent with the GMP. Conservation and Coastal Management Element (CCME): Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). The project site consists of 0.96 acres of native vegetation. A minimum of 0.24 acres (25%) of preservation is required, and the applicant proposes to satisfy this through preservation of a 25.95+/- acre off -site mitigation parcel. GMP Conclusion: The GMP is the prevailing document to support land use decisions, such as this proposed rezoning. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any rezoning petition. Staff finds the subject petition may only be found consistent with the GMP if the companion GMPA is approved and becomes effective. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section PUDZ-PL2021000624 Carman Drive 15 RPUD Page 6 of 19 May 11, 2022""%.�-3-,24)22 Packet Pg. 1870 17.C.1 10.02.13.B.5, Planning Commission Recommendation (referred to as the "PUD Findings"), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as "Rezone Findings"), which establish the legal basis to support the CCPC's recommendation. Drainage: The applicant provided the stormwater master plan below. Evaluation of stormwater management systems, calculations, and design criteria occur at the time of site development plan (SDP) and/or platting (PPL). NORTH --. .. u i__-- x POST•DEVELOPMQYF ROV': ARRO.!�;TYFi � I I Lz r � �. — — — � � — •� •� f •^ � f — � PRW[RIV 2IXJIIDARY 1--I 5 z I � � `- _ -- ------------------ I RATTLESNAKE HAldMOCKROAD f f Environmental Review: Environmental Planning staff has reviewed the PUDZ petition to address environmental concerns. The property was illegally cleared by the previous landowner in 2017. To satisfy both state and federal mitigation requirements the applicant will preserve and enhance 25.95 acres off -site. The PUD preserve requirement is 0.24 acres (25% of 0.96 acres); the preservation will be met by the 25.95-acre land donation, utilizing the off -site mitigation alternative in accordance with LDC Section 3.05.07 H.l.f.vi. No listed animal species were observed on the property; however, the Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicate the presence of Black Bear (Ursus americanus floridanus) in the area. A black bear management plan will need to be included at PPL or SDP review. The Environmental Data indicates the subject property falls within the Federal Fish and Wildlife Service (FWS) Primary Florida Panther Habitat (Felis concolor coryi). Telemetry data indicates that two panthers have been recorded on -site (2013 and 2015); consultation with FWS may be required. Additionally, the property boundary intersects with an active bald eagle's nest buffer, which will require a bald eagle management plan as part of the review for the site development plan and/or plat. This project does require Environmental Advisory Council (EAC) review, as this project did meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier PUDZ-PL2021000624 Carman Drive 15 RPUD Page 7 of 19 May 11, 2022""%.�-3-,2422 Packet Pg. 1871 17.C.1 County Codes of Laws and Ordinances. Specifically, the project is within the 660-foot bald eagle nest protection zone. Environmental Services staff recommends approval of the petition. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Landscape Review: The landscape buffers depicted on the Master Plan meet or exceed the LDC requirements, and staff finds the deviation request for modified buffers between residential units and amenity centers acceptable. School District: At the time of SDP or platting, the project will be evaluated for school concurrency. Emer—aency Mana ems: Emergency Management Division staff reviewed the request and advised that the property is in a Category 3 storm surge zone. No storm surge is expected for any category storm surge less than a Category 3. The site is in a D Evacuation Zone. Zoning Services Review: Zoning Division staff has evaluated the proposed uses relative to intensity and compatibility. The proposed residential uses (single family, two family, townhouse, and multifamily) are generally consistent with the surrounding context, and protections are included the Development Commitments to disclose the potential for incompatibility due to noise generated by the adjoining Florida Sports Park. The proposed density of 13.8 DU/AC is higher than the densities approved on the abutting properties with exception of the Hammock Park MPUD, as displayed below. Total Number of Density Name (PUD) Acres dwellings (DU/AC) Carman Drive 15 15.41 212 13.8 (subject site) (proposed) (proposed) The Lord's Way 30 Acre RPUD 30 75 2.5 (aka Sapphire Cove) McMullen MPUD 19.32 n/a n/a Hammock Park MPUD1 20.23 265 13.85 Good Turn Center MPUD' 9.5 n/a n/a AmeriSite CB MPUD' 18.95 303 16.0 (Pending PL20210001103) (proposed) (proposed) 69 296 4.3 (690 (10.0 Collier Boulevard Lord's Way proposed, proposed) MPUD with 76 (Pending PL20200000114) units affordable) Hacienda Lakes MPUD 2,262.1 1,760 0.8 'Located in Activity Center #7 PUDZ-PL2021000624 Carman Drive 15 RPUD Page 8 of 19 May 11, 2022""-T..,V-3-,2422 Packet Pg. 1872 17.C.1 There is a companion Growth Management Plan Amendment (GMPA) petition, PL20210000623, that provides for the requested density. Therefore, the RPUD may only be found consistent with the GMP if the GMPA is approved and becomes effective. The proposed development standards were also reviewed in comparison with those in the surrounding area and with conventional LDC standards for cluster housing, townhouse development, and multifamily districts, as displayed below. Proposed minimum lot areas, front yards, and rear yards are less than those of the nearby communities. Proposed minimum lot widths, side yards, and maximum building heights generally align with those established nearby. Single Family Two Family Townhouse or Multi Family Detached Single Family Attached Minimum Lot Area Carman Drive 15 3,600 s.f. 2,430 s.f. 1,620 s.f. 10,000 s.f. Hacienda Lakes 4,800 s.f. 3,500 s.f. 1,800 s.f. 43,560 s.f. The Lord's Way 30 Acre 4,800 s.f. 4,000 s.f. 1,800 s.f. 10,000 s.f. (aka Sapphire Cove) LDC Standard 3,000 s.f. n/a 2,500 s.f. 43,560 s.f. Cluster Housing Townhouse RFM-12 & RFM-16 (Sec. 4.02.04) (Sec.5.05.07) (Sec.4.02.01) Minimum Lot Width Carman Drive 15 40 feet 27 feet 18 feet 100 feet Hacienda Lakes 40 feet 35 feet 18 feet 150 feet The Lord's Way 30 Acre 40 feet 40 feet 30 feet N/A (aka Sapphire Cove) LDC Standard 40 feet n/a 30 feet 150 feet Cluster Housing Townhouse RFM-12 & RFM-16 (Sec. 4.02.04) (Sec.5.05.07) (Sec.4.02.01) Front Yard Carman Drive 15 15 feet, or 23 feet 15 feet, or 23 15 feet, or 23 feet 15 feet, or 10 feet for front loading feet for front for front loading from parking stall garages & 10 feet loading garages & garages & 10 feet for side loading 10 feet for side for side loading garages loading garages garages Hacienda Lakes 20 feet, or 15 feet 20 feet, or 15 20 feet The greater of 20 with side loaded feet with side feet or % building garage loaded garage height The Lord's Way 30 Acre 20 feet, or 23 feet 20 feet, or 23 23 feet 23 feet (aka Sapphire Cove) for front loading feet for front garages loading garages LDC Standard 20 feet for front n/a 20 feet for front 30 feet, or % the garage; 10 feet for garage; 10 feet for building height side garage; 25 side garage RFM-12 & RFM-16 feet if no garage Townhouse (Sec. 4.02.01) Cluster Housing (Sec. 5.05.07) (Sec. 4.02.04) Side Yard Carman Drive 15 5 feet 0 / 5 feet 0 / 5 feet 10 feet Hacienda Lakes 5 feet 0 / 6 feet 0 / 6 feet % the building height The Lord's Way 30 Acre 5 feet 0 / 5 feet 0 / 15 feet 0 / 15 feet (aka Sapphire Cove) LDC Standard 5 feet n/a 0 / greater of 10 The greater of 15 Cluster Housing feet or Y2 the sum feet or % the building (Sec. 4.02.04) of walls facing one height PUDZ-PL2021000624 Carman Drive 15 RPUD Page 9 of 19 May 11, 2022""aT..�-3-,2422 Packet Pg. 1873 17.C.1 Single Family Two Family Townhouse or Multi Family Detached Single Family Attached another RFM-12 & RFM-16 Townhouse (Sec. 4.02.01) (Sec. 5.05.07) Rear Yard (Principal) Carman Drive 15 7.5 feet 7.5 feet 7.5 feet 10 feet Hacienda Lakes 15 feet 15 feet 15 feet The greater of 15' or the building height The Lord's Way 30 Acre 10 feet 10 feet 10 feet 10 feet (aka Sapphire Cove) LDC Standard 10 feet n/a 20 feet 30 feet, or % the Cluster Housing Townhouse building height (Sec. 4.02.04) (Sec. 5.05.07) RFM-12 & RFM-16 (Sec. 4.02.01) Max. Building Height (Actual & Zoned) Carman Drive 15 45 feet actual 45 feet actual 45 feet actual 55 feet actual *Buildings in the R 40 feet zoned 40 feet zoned 40 feet zoned 45 feet zoned tract abutting the northern property line are limited to 35 feet/2 stories zoned height & 40 feet actual height Hacienda Lakes 42 feet actual 42 feet actual 50 feet actual 85 feet actual 35 feet zoned 35 feet zoned 45 feet zoned 75 feet zoned The Lord's Way 30 Acre 42 feet actual 42 feet actual 57 feet actual 57 feet actual (aka Sapphire Cove) 35 feet/2 stories 35 feet/2 stories 50 feet/4 stories 50 feet/4 stories zoned zoned zoned zoned LDC Standard 35 feet zoned n/a 50 feet zoned 50 feet zoned RSF districts 75 feet zoned 75 feet zoned (Sec. 4.02.01) RFM-12 & RFM-12 & RFM-16 RFM-16 (Sec. 4.02.01) (Sec. 4.02.01) PUD FINDINGS: LDC Section 10.02.13.13.5 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 RPUD request and finds that the +15.4 acre project, which proposes 212 dwelling units, of which 42 are proposed by the applicant to be designated as affordable housing for persons earning between 81 %-120% of the Area Median Income, introduces another variety of housing options in the vicinity of Activity PUDZ-PL2021000624 Carman Drive 15 RPUD May 11, 2022""%.�-3-,2422 Page 10 of 19 Packet Pg. 1874 17.C.1 Center #7, which is intended for concentrated commercial and mixed -use development due to access to the arterial roadway network and available public services. 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 unified control. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the GMP. There is a companion Growth Management Plan Amendment (GMPA) petition, PL20210000623, that provides for the requested density. Therefore, the RPUD may only be found consistent with the GMP if the GMPA is approved and becomes effective. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. Conditions are included in the RPUD to address compatibility, including buffers that are depicted on the Master Plan, request for deviation to allow an increase in the maximum fence/wall/berm height along Carman Drive from 6 feet to 10 feet facing the Florida Sports Park and Junior Deputies property, and height limitation on the Residential tract abutting the northern property line limited to zoned height of 35 feet/2 stories and actual height of 40 feet. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The standard requirement of at least 60 percent of the gross area devoted to usable open space applies to this RPUD. The Master Plan depicts a proposed lake at the west property line of the parcel. Permitted accessory uses for the proposed development include passive open space uses and structures, including, but not limited to landscaped areas, gazebos, park benches, and walking trails. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at time of first development order (SDP or Plat), at which time a new TIS will be required to demonstrate turning movements for all site access points. The project development must comply with all applicable concurrency PUDZ-PL2021000624 Carman Drive 15 RPUD May 11, 2022""%.�-3-,2422 Page 11 of 19 Packet Pg. 1875 17.C.1 management regulations when development approvals are sought, including but not limited to any plats and or site development plans. Utilities facilities are address in the RPUD Exhibit F, Development Commitments, providing that at the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP) approval, offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to adequately handle the total estimated peak hour flow from the project. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The RPUD is proposed to accommodate 212 dwelling units at a density of 13.8 DU/AC in the growing northeast quadrant of Rattlesnake Hammock Road and CR 951. There is a companion Growth Management Plan Amendment (GMPA) petition, PL20210000623, that provides for the requested density. Therefore, the RPUD may only be found consistent with the GMP if the GMPA is approved and becomes effective. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The applicant is requesting two deviations from the Land Development Code (LDC). See the deviations section of the staff report beginning on page 17. REZONE FINDINGS: LDC Subsection 10.02.08 F. states, "When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners... shall show that the planning commission has studied and considered proposed change in relation to the following when applicable." 1. Whether the proposed change will be consistent with the goals, objectives, & policies of the Future Land Use Map and the elements of the GMP. There is a companion Growth Management Plan Amendment (GMPA) petition, PL20210000623, that provides for the requested density. Therefore, the RPUD may only be found consistent with the GMP if the GMPA is approved and becomes effective. PUDZ-PL2021000624 Carman Drive 15 RPUD May 11, 2022""aT..�-3-,2422 Page 12 of 19 Packet Pg. 1876 17.C.1 2. The existing land use pattern. The proposed RPUD is located in the Urban Residential Fringe portion of the County which is meant to provide transitional densities between the Urban Designated Area and the Agricultural/Rural Area. Due to proximity to Collier Boulevard, a six -lane arterial roadway, and Rattlesnake Hammock Road, this area has been growing more consistent with urban levels of development. The property is along the northeast boundary of Activity Center #7, which is intended for concentrated commercial and mixed -use development. Activity Center #7 encompasses 209+/- acres at the intersection of CR 951 and Rattlesnake Hammock Road and includes a diverse and intensive mix of approved PUDs and MPUDs, which allow for multi -family, commercial, and assisted living facility uses. The Applicant is proposing density of 13.8 DU/AC on the subject property, which is significantly higher than surrounding properties to the north and east. Properties to the south and west are within the Activity Center #7, where a mix of development is proposed consistent with levels allowable in the Activity Center. The subject site is suited to be a transition between the Activity Center (high intensity) and the surrounding properties to the north and east (low intensity). The proposed density of 13.8 DU/AC is over five times that of Sapphire Cove, over 17 times that of Hacienda Lakes, and over 30% greater than the proposed density at the Collier Boulevard Lord's Way MPUD. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The properties to the north, south, east and west of the subject property are zoned PUD and allow for residential or group care uses. The proposed location for the RPUD will not create an isolated district unrelated to adjacent and nearby districts. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The RPUD boundary and surrounding district boundaries are logically drawn, following property boundaries. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not specifically necessary but is being requested in compliance with the LDC provisions to seek such changes. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Development of a property that has been cleared and underutilized should result in an acceptable influence on the neighborhood. PUDZ-PL2021000624 Carman Drive 15 RPUD May 11, 2022""%.�-3-,2422 Page 13 of 19 Packet Pg. 1877 17.C.1 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at time of first development order (SDP or Plat). Additionally, the project's development must comply with all other applicable concurrency management regulations when development approvals are sought. 8. Whether the proposed change will create a drainage problem. Stormwater best management practices, treatment, and storage for this project will be addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). County staff will evaluate the stormwater management system and design criteria at the time of SDP or PPL. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. It is not anticipated that this RPUD will seriously reduce light or air to the adjacent areas 10. Whether the proposed change will adversely affect property values in the adjacent area. Property values are affected by many factors. Values are driven by market conditions and are generally based on subjective determinations. Rezoning from Rural Agricultural zoning to Residential Planned Unit Development typically has a positive effect on valuation. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The surrounding properties are a mix of undeveloped mixed use, existing single family residential, and a sports park. The approval of the rezone request from A to RPUD is not likely to deter development activity of surrounding property. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. The proposed RPUD is subject to adoption of the companion request for a GMP Amendment (PL20210000623). If the GMP Amendment is approved, then the change would be in alignment with a legislative decision to allow the proposed levels and type of development on the property. Evaluation of decisions regarding land use and zoning include consideration of public welfare as part of the review criteria, therefore the change would not be a grant of special privilege in contrast to the public welfare. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. PUDZ-PL2021000624 Carman Drive 15 RPUD May 11, 2022""aT..�-3-,2422 Page 14 of 19 Packet Pg. 1878 17.C.1 There are no substantial reasons why the property cannot be used in accordance with the Rural Agricultural (A) zoning. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. It is staff s opinion that the density level and affordability provisions proposed for the Carman Drive 15 RPUD are out of scale with the needs of the community. The subject parcel is located in the Urban Residential Fringe future land use designation which allows density levels up to 2.5 DU/AC when the public benefit of transfer of development rights (TDRs) are used. The Applicant is proposing density of 13.8 DU/AC on the subject property, which is significantly higher than contemplated by the Growth Management Plan, and significantly higher than surrounding properties to the north and east. Properties to the south and west are within the Activity Center #7, where a mix of development is proposed consistent with levels allowable in the Activity Center. The subject site is suited to be a transition between the Activity Center (high intensity) and the surrounding properties to the north and east (low intensity). Immediately to the north of the subject property is the Lords Way 30 Acre RPUD, a single family development (Sapphire Cove) that was approved at a density of 2.5 DU/A. North of Sapphire Cove is designated Business Park within the Hacienda Lakes MPUD, as well as a multi -family apartment development within the First Assembly Ministries Education and Rehabilitation Campus PUD (pending proposed change to Collier Boulevard Lord's Way MPUD) approved with density of 4.3 DU/AC and pending proposed density of 10.0 DU/AC. The Hacienda Lakes DRI/MPUD to the east includes an Attraction Tract across Carman Drive from the subject property allowing a variety of amusement and recreational uses; the overall density allowed within Hacienda Lakes DRI/MPUD is 0.8 DU/AC. The proposed density of 13.8 DU/AC is over five times than the allowable density afforded in the GMP for this site, over five times that of Sapphire Cove, over 17 times that of Hacienda Lakes, and over 30% greater than the proposed density at the Collier Boulevard Lord's Way MPUD. The applicant's commitment to provide 20% of units as rentals that are affordable to moderate income households (81-120% AMI) is also out of scale with the needs of the County. Land Development Code Sec. 2.06.00 governing the Affordable Housing Density Bonus program does not recognize rental units at moderate income levels as eligible for the density bonus program because these rental rates are similar to market rate rents. As described further in the analysis associated with the companion GMPA request (PL20210000623), the 2021 Collier County Housing Demand Model identifies the needs demonstrated within the County are focused on: • rentals for extremely low, very low-, and low-income households (<80% AMI) • owner occupied homes for low, moderate, and gap income households (>50% AMI) PUDZ-PL2021000624 Carman Drive 15 RPUD May 11, 2022""%.�-3-,2422 Page 15 of 19 Packet Pg. 1879 17.C.1 The proposed affordability commitment does not satisfy these needs identified in the 2021 Collier County Housing Demand Model. As outlined in the GMPA analysis, staff s recommendation is to provide: 1) 20% of the total units (42 of 212 DUs) in the "Low" affordable housing category (>50% to <80% of the AMI); and, 2) 10% of the total units (21 of 212) in the "Moderate" affordable housing category, at a maximum of 100% of the AMI. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. Staff does not research or review other sites in the evaluation of the specific petition. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The RPUD is proposed for up to 212 residential units. Any development anticipated by this PUD will require significant site alteration and will be subject to applicable federal, state, and local development regulations during the SDP and/or platting process and again as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The project must comply with the criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities (APF) and must be consistent with applicable goals and objectives of the GMP related to adequate public facilities. Utilities facilities are address in the RPUD Exhibit F, Development Commitments, providing that at the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP) approval, offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to adequately handle the total estimated peak hour flow from the project. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades. Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at time of first development order (SDP or Plat). Additionally, PUDZ-PL2021000624 Carman Drive 15 RPUD May 11, 2022""aT..�-3-,2422 Page 16 of 19 Packet Pg. 1880 the project's development must comply with all other applicable concurrency management regulations when development approvals are sought. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the Board during its advertised public hearing. DEVIATION DISCUSSION The petitioner is seeking two deviations from the requirements of the LDC. The deviations are directly extracted from RPUD Exhibit E, List of Requested Deviations from LDC. The petitioner's rationale and staff analysis/recommendation are outlined below. Proposed Deviation # 1: (Buffer Requirements) Deviation from LDC Section 4.06.02.C, which requires a 15-foot-wide Type "B" buffer between single- family and multi -family dwelling units and amenity centers, to instead allow for a 7.5-foot-wide Type `B" buffer between internal dwelling units and on -site recreation/amenity uses. The buffer will contain 3- gallon muhly grass, planted 3-feet off center on the residential side of the Type `B" plant materials. Petitioner's Justification: The recreation area is intended to serve residents of the community and uphold a common architectural theme consistent with the development. The facility will be an extension of the residential uses within development and will not require extensive buffers that will segregate residents from these amenities. The Applicant will provide the code minimum number of required plantings within the 7.5 foot -wide buffer strip to ensure the deviation does not result in a net loss of vegetation within the project andprovide appropriate screening between uses. The Applicant will provide a buffer that will contain 3 gallon muhly grass spaced 3' on center on the residential side of the Type B buffer plantings in the buffer. This proposed planting will provide additional coverage and screening, as well as visual interest in the buffer area. Staff Analysis and Recommendation: Staff recommends APPROVAL, finding that, in compliance with LDC section 10.02.13.A.3., the petitioner has demonstrated that "the element may be waived without detrimental effect on the health, safety and welfare of the community," and the petitioner as demonstrated that the deviation is "justified as meeting public purposes to a degree at least equivalent to literal application of such regulations" in accordance with LDC section 10.02.13.B.5.h. Proposed Deviation 2: (Fence/Wall/Berm Height) Deviation from LDC Section 5.03.02.C.2, which permits a maximum fence/wall height of 6 feet in residential zoning districts, to instead allow for a maximum fence/wall/berm height of 10 feet along the PUD perimeter boundary. Petitioner's Justification: The proposed wall height will mitigate the noise impact and appropriately screen the site from the surrounding attraction and residential uses. The proposed deviation will allow for additional visual screening between the proposed uses, utility sites, and adjacent roadways, while ensuring a quality design aesthetic via screening of the wall by required PUDZ-PL2021000624 Carman Drive 15 RPUD May 11, 2022"", _3-, 24 2 Page 17 of 19 Packet Pg. 1881 17.C.1 perimeter plantings. The design will serve to enhance public health, safety and welfare. In no case shall the fence/wall/berm be less than 6 feet in height. Staff Analysis and Recommendation: Similar deviations have been approved in other RPUDs, and given the site conditions and adjacencies, staff sees no detrimental effect if this deviation request is approved. Zoning and Development Review staff recommends APPROVAL of this deviation, finding that in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety and welfare of the community," and per LDC Section 10.02.13.13.51, the petitioner has demonstrated that the deviation is "justified as meeting public purposes to a degree at least equivalent to literal application of such regulations." NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on October 25, 2021 at 5:00 p.m. at the Fairway Bible Church, 3855 The Lords Way. The meeting was attended by four members of the public, plus one virtual attendee via Zoom. The meeting lasted approximately 50 minutes, and questions were focused on building heights, off -site preservation, buffering of Sapphire Cove, eagle nest protections, unit types, development schedule including Carman Drive improvements, and general inquiries about various developments planned in the vicinity. See Attachment B for the Applicant's Backup Material which includes a copy of the sign -in sheet, handouts, and NIM summary. ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW This project does require Environmental Advisory Council (EAC) review, as this project did meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Specifically, the project is within the 660-foot bald eagle nest protection zone. Environmental Services staff recommends approval of the petition. COUNTY ATTORNEY OFFICE REVIEW: This Staff Report was reviewed by the County Attorney's office on May 2, 2022. RECOMMENDATION: There is a companion Growth Management Plan Amendment (GMPA) petition, PL20210000623. The RPUD may only be found consistent with the GMP if the GMPA is approved and becomes effective. Staff recommends that the Collier County Planning Commission (CCPC) forward Petition PUDR- PL20210000624 Carman Drive 15 RPUD rezone to the Board of County Commissioners (BCC) PUDZ-PL2021000624 Carman Drive 15 RPUD Page 18 of 19 May 11, 2022""%.�-3-,2422 Packet Pg. 1882 17.C.1 with a recommendation of approval subject to the following affordability commitments: 1) 20% of the total units (42 of 212 DUs) in the "Low" affordable housing category (>50% to <80% of the AMI); and, 2) 10% of the total units (21 of 212) in the "Moderate" affordable housing category, at a maximum of 100% of the AMI. Attachments: A. Proposed Ordinance B. Application/Backup Materials PUDZ-PL2021000624 Carman Drive 15 RPUD May 11, 2022""aT..�-3-,2422 Page 19 of 19 Packet Pg. 1883 17.C.2 ORDINANCE NO.2022- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA CREATING A RESIDENTIAL PLANNED UNIT DEVELOPMENT, BY AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE RURAL AGRICULTURAL (A) ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE CARMAN DRIVE 15 RPUD, TO ALLOW CONSTRUCTION OF A MAXIMUM OF 212 RENTAL DWELLING UNITS OF WHICH 48 UNITS WILL BE AFFORDABLE HOUSING AND RENT RESTRICTED ON PROPERTY LOCATED AT 8496 RATTLESNAKE HAMMOCK ROAD, NORTH OF RATTLESNAKE HAMMOCK ROAD AND WEST OF CARMAN DRIVE IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 15.41f ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20210000624] WHEREAS, Alexis Crespo, AICP of RVI Planning + Landscape Architecture, Inc. and Richard D. Yovanovich, Esq. of Coleman, Yovanovich & Koester, P.A., representing Carman Drive 15, LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 14, Township 50 South, Range 26 East, Collier County, Florida, is changed from a Rural Agricultural (A) Zoning District to a Residential Planned Unit Development (RPUD) Zoning [21-CPS-02113/1724440/1 ] 160 Carman Dr / PL20210000624 Page 1 of 2 6/2/22 Packet Pg. 1884 17.C.2 District for the 15.41+/- acre project to be known as the Carman Drive 15 RPUD, to allow construction of a maximum of 212 rental dwelling units, in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No. 2022- becomes effective. PASSED AND DULY ADOPTED by super -majority vote of the Board of County Commissioners of Collier County, Florida, this day of , 2022 ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA In , Deputy Clerk Approved as to form and legality: Heidi Ashton-Cicko two Managing Assistant County Attorney Attachments: Exhibit A: Permitted Uses Exhibit B: Development Standards Exhibit C: Master Plan Exhibit D: Legal Description Exhibit E: Requested Deviations from LDC Exhibit F: Developer Commitments William L. McDaniel, Jr., Chairman [21-CPS -02113/ 1724440/ 1 ] 160 Carman Dr / PL20210000624 Page 2 of 2 6/2/22 Packet Pg. 1885 17.C.2 EXHIBIT "A" LIST OF PERMITTED USES Carman Drive 15 RPUD Regulations for development of this PUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMD), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the first Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply. PERMITTED USES: A maximum of 212 dwelling units shall be permitted in this PUD. 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: I. RESIDENTIAL TRACTS A. Principal Uses: 1. Single-family detached dwelling units. 2. Two-family dwelling units. 3. Townhouses. 4. Multi -family dwelling units. 5. Recreational uses and facilities for residents and guests, including but not limited to: swimming pools, tennis courts, volleyball courts, walking paths, picnic areas, recreation buildings, and basketball/shuffle board courts. B. Accessory Uses: Accessory uses customarily associated with Permitted Principal Uses, including but not limited to: 1. Customary accessory uses and structures including carports, garages, and utility buildings. 2. Temporary sales trailers and model units. 3. Essential services, including interim and permanent utility and maintenance facilities. 4. Water management facilities. 5. Walls, berms and signs. 6. Passive open space uses and structures, including, but not limited to landscaped areas, gazebos, park benches, and walking trails. Any other principal use that is determined to be comparable to the foregoing by the Board of Zoning Appeals, or Hearing Examiner, pursuant to the process outlined in the Land Development Code (LDC). Carman Drive 15 RPUD Last Revised: May 24, 2022 Page 1 of 9 Packet Pg. 1886 17.C.2 EXHIBIT "B" DEVELOPMENT STANDARDS Carman Drive 15 RPUD The standards for land uses within the development shall be as stated in these development standard tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. Guardhouses, gatehouses, access control structures, clock towers, columns, decorative hardscaping or architectural embellishments associated with the project's entrance are permitted and shall have no required internal setbacks; however, such structures cannot be located where they create sight distance issues for motorists and pedestrians and cannot exceed 35 feet in actual height. TABLE I RESIDENTIAL DEVELOPMENT STANDARDS PERMITTED Single -Family Two -Family Townhouse Multi -Family Clubhouse/ USES AND Detached Recreation STANDARDS Buildings Min. Lot Area 3,600 SF 2,430 SF 1,620 SF 10,000 SF N/A Min. Lot Width 40' 27' 18' 100, N/A Min. Lot Depth 1 90, 90' 1 90' 1 100' 1 N/A SETBACKS Front Yard0) 151(2)(3) 15'(2)(3) 151(2) 15, 15' Side Yard(5) 5' 01/5, 0'/5' 10, 10, Rear Yard 7.5' 7.5' 7.5' 101(4) 10, (Principal)(4a5) Rear Yard 5' 5' 5' 5' 5' (Accessory)(41,5) Min. Distance 10' for 1 & 2- Between story buildings Principal Structures 10, 10, 10, YZ Building 10' Height for 3- story buildings or higher Maximum Height(') 45' 45' 45' 55' 45' Actual Zoned 40' 40' 40' 45' 40' (1) Front setback is measured from building to right-of-way, road easement line or in the case of multi -family dwelling types the edge of pavement of the drive aisle. Front setback for multi -family dwelling types shall be a minimum of 10 feet where measured from parking stall. (2) Front-loading/front-entry garages shall be setback a minimum of 23' from the back of sidewalk. Units with side -loaded garages shall have a minimum 10' setback from the private right-of-way or road easement line. (3) Corner lots shall provide one (1) front yard setback within the yard that contains the driveway/vehicular access to the dwelling unit. The secondary front yard that does not contain the driveway/vehicular access to the dwelling unit shall provide a minimum 10-foot setback Carman Drive 15 RPUD Last Revised: May 24, 2022 P Packet Pg. 1887 17.C.2 measured from the right-of-way, and will have no overhang into the utility easement if there are any buildings adjacent to that secondary front yard setback. (4) 0' principal and accessory setbacks are permitted from lake maintenance easements and landscape buffer easements, which will be separate platted tracts or tracts on the PPL/SDP. (5) There shall be no setback restrictions to the installation of fencing to create private yards between principal structures. (6) Buildings in the residential development tract abutting the northern property line are limited to 35/2 stories for maximum zoned height and 40' for actual height. GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Condominium, and/or homeowners' association boundaries shall not be utilized for determining development standards. Landscape buffers and lake maintenance easements shall be platted as separate tracts at time of subdivision plat approval, or labeled as separate tracks on the SDP. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. Carman Drive 15 RPUD Last Revised: May 24, 2022 Page 3 of 9 Packet Pg. 1888 B:\Projects\1248-100 (Carman Drive 15) Planning & Zoning\Drawings-Exhibits\1248-100-01 MCP\Current Plans\12481000106.dwg In 'o-qTzDD3--N 1+ X=X0-ir 0= n mr-0 =Dp- om wm �-zDmKD X X O m m m G 5 5 w D z� m O (nz 0 bo Zorn >00 C 0 -nc0xaIn0 -z-i {mInM0M0- cn w O 0 T x m D C D mCz w X M A 0> m 0xz<> m -<mo>DD N I _0mmc om m0D�� z D <z m 'DA 0 (A .rr-- Cn Z ( (n --I C Z O �m m w0- 00 3 nIn In 1m zZ D- -{ Oxm D > O 3 m � X v 00 0 z 0 Dw nCOO r 0 m N o Z v m 0 0 m v m z m z o 0 m � m O z z i COLLIER BOULEVARD (CR 951) — — — — — — — — I I I I II (mn mz � I � I I II I �I ml [I D Iz 2 _J — _... _.. 0 ;I °I v l I III I� II �I III I 11 m m00 DAD r;� 00 0 CX K0 F mz <m cDi q D3 zn j 3F- X m mz v� (n M C my MR m I m X { m I M E r Z 0 77 Co O C mz 0 <m N D-0 m r, T D0 �In O �O OC d �0 r 50 Z 0 0 z i c D� r-m f� -n - v m nm E �rt In O C v i N n o (C U K N O C 0 o_ N O N ,l CN o wo a mz-n M , I �� =m 0p 03 -uC O I " m +� r0 =� d zD �C Om a.� rn -a —A— - a) —� , w zi C Z-n mm I— I . o z0 C mm r i O N IInn '0 m -i z m C �0 m`n �C N Im I < 0 Z_ CM 04 m m 1 7 mn 0 A mr > C N 04 C I' �c = to m U _ I m; z C tw D r C \ p a+ d X is — — — (C Q vm�00 3 _ -n^ w r" ?�n�-n* CARMAN DRIVE (PRIVATE) Omz A, 0 Ohm (n0K= Lo rn0 -n DeC,z �ooL m xD z ZA0 C'; D v� s m y R PLAN REVISIONS CARMAN DRIVE 15 RPUD ENGINEERIN' Al12/13/2021 IREVISED PER COUNTY COMMENTS 2 01/24/2022 IREVISED PER COUNTY COMMENTS 3 04/20/2022 IREVISED PER COUNTY COMMENTS 08 RPUD MASTER PLAN EXHIBIT C Packet Pg. 1889 B:\Projects\1248-100 (Carman Drive 15) Planning & Zoning\Drawings-Exhibits\1248-100-01 MCP\Current Plans\12481000106.dwg I 17.C.2 I 7 r r n X O Cn V^J J O Z zit in T z 5 z n 2 D T r o W D m v;u c C mx m x --I z 0 U. cO zv m m y = 0 E PLAN REVISIONS CARMAN DRIVE 15 "UDJ11 MASTER PLAN EXHIBIT C LUM ' R ' I ENGINEERIN r Packet Pg. 18 1 12/13/2021 REVISED PER COUNTY COMMENTS 2 IRPUD 01/24/2022 REVISED PER COUNTY COMMENTS 3 04/20/2022 REVISED PER COUNTY COMMENTS 4d7 17.C.2 EXHIBIT "D" LEGAL DESCRIPTION Carman Drive 15 RPUD Parcel One: The East '/2 of the North'/2 of the Southeast'/4 of the Southwest'/4 of Section 14, Township 50 South, Range 26, Collier County, Florida Parcel Two: The South'/2 of the West'/2 of the North'/2 of the Southeast'/4 of the Southwest'/4 of Section 14, Township 50 South, Range 26 East, Collier County, Florida Parcels contains 15.41 acres, more or less. Carman Drive 15 RPUD Last Revised: May 24, 2022 Page 6 of 9 Packet Pg. 1891 17.C.2 EXHIBIT "E" LIST OF REQUESTED DEVIATIONS FROM LDC Carman Drive 15 RPUD Deviation 1: Deviation from LDC Section 4.06.02.C.2, which requires a 15-foot-wide Type "B" buffer between single-family and multi -family dwelling units and amenity centers, to instead allow for a 7.5-foot-wide Type "B" buffer between internal dwelling units and on -site recreation/amenity uses. The buffer will contain 3-gallon muhly grass, planted 3-feet off center on the residential side of the Type "B" plant materials. Deviation 2: Deviation from LDC Section 5.03.02.C.2, which permits a maximum fence/wall height of 6 feet in residential zoning districts, to instead allow for a maximum fence/wall/berm height of 10 feet along Carman Drive. Carman Drive 15 RPUD Last Revised: May 24, 2022 Page 7 of 9 Packet Pg. 1892 17.C.2 EXHIBIT "F" DEVELOPMENT COMMITMENTS Carman Drive 15 RPUD 1. GENERAL A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Carman Drive 15, LLC. 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. B. The RPUD shall demonstrate consistency with affordable housing goals and objectives of the Housing Element by providing the following: 1. A total of twenty-four (24) units will be rented to households earning up to and including 80% Area Median Income (AMI), and a total of twenty-four (24) units will be rented to households earning up to and including 100% AMI. Any time that a unit becomes vacant, assuming less than 48 units are occupied by households that qualify for the designated thresholds, the next available unit will be offered to a qualifying household subject to the specified thresholds. 2. This restriction shall remain in place for thirty (30) years from the date of issuance of the first Certificate of Occupancy. AMI rent limit adjustments will be made on an annual basis according to the most recent Collier County approved Table of Rental Rates. As part of the annual PUD monitoring report the developer will include an annual report that provides the progress and monitoring of occupancy of income restricted units. C. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. D. All other applicable state or federal permits must be obtained before commencement of the development. E. The developer, its successor or assignee, shall provide to any potential resident a disclosure statement with respect to the noise that is associated with the Swamp Buggy Races located at 8250 Collier Boulevard, Naples, Florida within the Florida Sports Park (within the Hacienda Lakes RPUD) as it relates to the location of this RPUD. The statement shall disclose that the Florida Sports Park and Swamp Buggy Carman Drive 15 RPUD Last Revised: May 24, 2022 Pa e8of9 Packet Pg. 1893 17.C.2 operations regularly generate noise which may be heard on the Carman Drive 15 RPUD property, both during the day and into the evening, including but not limited to, noise from swamp buggy racing, tractor pulls, festivals and music concerts. This statement must be presented to the tenant as part of the lease contract. Within 120 days of approval of this PUD, Owner shall record in the public records of Collier County a notice of proximity to the Florida Sports Park and Swamp Buggy grounds. This notice shall disclose that the Florida Sports Park and Swamp Buggy operations regularly generate noise which can be heard on the PUD property, both during the day and into the evening, including but not limited to noise from swamp buggy racing, tractor pulls, festivals, and music concerts. The legal description of the PUD shall be attached to the notice. F. The first 15 units above the base density of 23 units must be through the acquisition of TDR credits. G. All dwelling units within the PUD are limited to rental units. 2. TRANSPORTATION A. The maximum total daily trip generation for the PUD shall not exceed 209 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. 3. ENVIRONMENTAL A. The subject site contained approximately 0.96 acres of native vegetation, of which 25% (0.24 acres) is required to be preserved. The native vegetation preservation requirement will be satisfied off -site in accordance with the Land Development Code through the preservation of a 25.95± acre Off -Site Mitigation Parcel. 4. UTILITIES A. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP) approval, as the case may be, offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to adequately handle the total estimated peak hour flow from the project. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades. Carman Drive 15 RPUD Last Revised: May 24, 2022 Pape Q of Q Packet Pg. 1894 w aa3 z3 17. C.4 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCES Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners (BCC) at 9.00 A.M. on June 28, 2022, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami Trail, Naples, FL, to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMEN DING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES TO CREATE THE CARMAN DRIVE SUBDISTRICT BY CHANGING THE DESIGNATION OF PROPERTY FROM URBAN, URBAN -MIXED USE DISTRICT, URBAN RESIDENTIAL FRINGE SUBDISTRICT TO URBAN, URBAN -MIXED USE DISTRICT, CARMAN DRIVE SUBDISTRICT TO ALLOW UP TO 212 RENTAL DWELLING UNITS OF WHICH 48 UNITS WILL BE AFFORDABLE HOUSING AND RENT RESTRICTED. THE SUBJECT PROPERTY IS LOCATED AT 8496 RATTLESNAKE HAMMOCK ROAD, NORTH OF RATTLESNAKE HAMMOCK ROAD AND WEST OF CARMAN DRIVE IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, CONSISTING OF 15.41: ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20210000623] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA CREATING A RESIDENTIAL PLANNED UNIT DEVELOPMENT, BY AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE RURAL AGRICULTURAL (A) ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE CARMAN DRIVE 15 RPUD, TO ALLOW CONSTRUCTION OF A MAXIMUM OF 212 RENTAL DWELLING UNITS OF WHICH 48 UNITS WILL BE AFFORDABLE HOUSING AND RENT RESTRICTED ON PROPERTY LOCATED AT B496 RATTLESNAKE HAMMOCK ROAD, NORTH OF RATTLESNAKE HAMMOCK ROAD AND WEST OF CARMAN DRIVE IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 15.41m ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20210000624] 0 J m .......... , �... �.._......... ....... .......... ::i Project ... ._......................._._. Location .............._...; ........... ,Rattlesnake; Hammock R, _: R4ke Hammock RD v Copies of the proposed Ordinances are on file with the Clerk to the Board and are available for inspection. All interested parties are invited to attend and be heard. NOTE: All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the agenda Item to be addressed. Individual speakers will be limited to three (3) minutes on. any item. The selection of any individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson for a group or organization may be allotted ten (10) minutes to speak on an item. Persons wishing to have written or graphic materials included in the Board agenda packets must submit said material a minimum of three (3) weeks prior to the respective public hearing. In any case, written materials intended to be.considered by the Board shall be submitted to the appropriate County staff a minimum of seven V) days prior to the public hearing. All materials used in presentations before the Board will become a permanent part of the record: As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals Who would fiketo participate remotely should register through the link provided within the specific event/meating entry on the Calendar of Events on the County website at www.colliercountyfl.gov/ our-county/visitors/calendar-of-events after the agenda is posted on the County website. Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk. The County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.Willigocolliercountyfl.gov. Any person who decides to appeal any decision of the Board 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 based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiarni Trail East, Suite 101, Naples, FL 34112-5356.; (239) 252-8380, at least two (2)days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA WILLIAM L. MCDANIEL, JR., CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT & COMPTROLLER By: Ann Jenne)ohn Deputy Clerk (SEAL) ND-GC1089a025-m Z a r y Z M N 0 F1 Packet Pg. 1895 CARMAN DRIVE 15 RPUD PUDZ-PL20210000624 COLLIER COUNTY PLANNING COMMISSION PACKAGE � 'W 007 L VITIMAI'lliA I , ENGINEERING PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE Cover Letter 13vi June 11, 2021 REVISED August 25, 2021 REVISED April 26, 2022 Laura DeJohn, AICP Growth Management Department 2800 North Horseshoe Drive Naples, Florida 34104 RE: Carman Drive 15 RPUD PUD Amendment (PUDZ-PL20210000624) Dear Ms. DeJohn: Enclosed for your review is the Application for PUD Rezoning for a property generally located North of Rattlesnake Hammock Road and West of Carman Drive in unincorporated Collier County. The subject property is approximately 15.4 +/- acres. The property is designated as Urban Residential Fringe for future land use and is zoned Agricultural. EXISTING CONDITIONS & SURROUNDING DEVELOPMENT The property is currently undeveloped and vacant. Prior to the owner buying the property, the land was illegally cleared. Accesses to the property is gained by Carman Drive, a two-lane local roadway. SURROUNDING DEVELOPMENT The subject property is located in an urbanized portion of the County as evidenced by the property's proximity to Collier Boulevard, a six -lane arterial roadway, and Rattlesnake Hammock Road. The Property is also proximate to existing and approved urban levels of development, as well as major public facilities including schools, hospitals, and libraries. Please refer to Table 1 below, which provides an inventory of the immediately adjacent Future Land Use Categories, zoning districts, and existing land uses. TABLE 1: INVENTORY OF SURROUNDING LANDS DIRECTION FUTURE LAND USE ZONING EXISTING LAND USE DISTRICT North Urban Residential Fringe RPUD Single Family Residential Subdistrict The Lord's way 30 Acre RPUD South Urban Residential Fringe MPUD Vacant Mixed Use Subdistrict McMullen MPUD East Urban Residential Fringe MPUD Florida Sports Park (Swamp Subdistrict Buggy) Hacienda Lakes Mixed Use Activity Center; Urban MPUD, Vacant Mixed Use (Good Turn West Residential Fringe Subdistrict Commercial; Center) Vacant Commercial; Agriculture Utility Site The Property is northeast of a designated Mixed -Use Activity Center, which is specifically intended for concentrated commercial and mixed -use development due to access to the arterial roadway network Carman Drive 15 - PUDZ-PL20210000624 Cover Letter — Request Narrative Page 1 of 4 and available public services. Activity Center #7 encompasses 209+/- acres at the intersection of CR 951 and Rattlesnake Hammock Road and includes a diverse and intensive mix of approved PUDs and MPUDs, which allow for multi -family, commercial, hotel, and assisted living facility uses. The Lord's Way 30 Acre RPUD to the north of the Property is approved for residential dwelling units of single-family, two-family, townhomes, and multi -family types with a maximum of 75 units (2.5 du/acre) per Ordinance 14-11. The Hacienda Lakes MPUD to the east of the Property allows for a maximum of 1,760 residential dwelling units and a variety of commercial, professional, business park, medical office, and hotel uses throughout the MPUD per Ordinance 11-41. The Property is immediately adjacent to the Attraction Tract within the Hacienda Lakes MPUD which allows for a variety of amusement and recreational uses and is the location of the Swamp Buggy Race at the Florida Sports Park. The proposed addition of residential units uses to the RPUD will not impact the project's compatibility with the surrounding land use pattern and will serve as an appropriate transition from the intensive Collier Blvd. frontage to the lower density and intensity uses in Hacienda Lakes to the east. COMPANION GROWTH MANAGEMENT PLAN AMENDMENT The Applicant has filed a companion Growth Management Plan Amendment (PL20210000623) requesting the ability to develop the Carman Drive Subdistrict as a residential project with 212 units: The intent of this Subdistrict, which comprises 15.41 acres, is to allow for a maximum of 212 dwellinq units (limited to rental units), of which 42 units (20%) will be affordable housing units for persons earning between 81-120% of the Area Median Income (AMI). This Subdistrict is intended to promote affordable and workforce housing in proximity to transit, employment centers, and public infrastructure, which will serve to reduce existing trip lengths. The development of this Subdistrict will be governed by the following criteria: a. Rezoning is required to be in the form of a PUD. b. Residential uses are allowed at a density of 13.8 dwelling units per acre, calculated based upon the entire Subdistrict acreage, yielding a maximum of 212 dwelling units. The first 15 units above the base density of 23 units must be through the acquisition of TDR credits. c. Lands described as Carman Drive Subdistrict are subject to the following: Twenty Percent (20%) of the units will be affordable housing units and restricted to households earning 81-120% of the AMI. This restriction shall remain in place for no less than thirty (30) years from the date issuance of the first Certificate of Occupancy. As part of the annual PUD monitoring report the developer will include an annual report that provides the progress and monitoring of occupancy of income restricted units. d. All dwellings will be rental units. The RPUD rezone application is directly supported by a market study that substantiates the need for affordable housing across Collier County, and within the immediate area of the subject property. The RPUD will be fully compliant with the Growth Management Plan (GMP) upon adoption of the companion GMP Amendment to designate the site within the Carman Drive Subdistrict. The RPUD and will allow for infill development of affordable and workforce housing options in the Urban Service Area Carman Drive 15 - PUDZ-PL20210000624 Cover Letter -Request Narrative Page 2 of 4 with a critical affordable housing component. The analysis of the project's consistency with the GMP is outlined in the Evaluation Criteria attached to this application. PROPOSED DEVELOPMENT/JUSTIFICATION The RPUD to permit residential uses in the project directly addresses the County's identified goals of providing diverse housing for the workforce; clustering new development within established urban areas with adequate infrastructure particularly along arterial corridors. Due to the project location and the surrounding area, the RPUD will not have connective accesses to areas outside of the project boundary. Areas such as the Florida Power and Light utility station and adjacent preserve are non -ideal connective environments and including connection to these properties would negatively impact to these areas. Within the project boundary, internal pedestrian connectivity will be provided. The pedestrian walkway is to encourage residents to walk between residential area and provided amenities. In addition to the internal pedestrian connectivity, the pedestrian walkways will be connected to the future development of Carman Drive sidewalks. Buffers, open space, and preserve areas will be provided in accordance with the GMP and LDC to uphold the County's intent for attractive, well -planned and compatible development. An enhanced Type "C" buffer is provided along Carman Drive for continuity with the development to the north. The proposed PUD Master Plan and associated development standards for the residential units are consistent with the height and setbacks approved for similar residential projects in the immediate area. ENVIRONMENTAL: As outlined in the Environmental Report prepared by Passarella & Associates, Inc., the site consists of undeveloped forested and non -forested uplands in addition to wetland areas that contain high levels of exotic vegetation. Per the Florida Land Use, Cover and Forms Classification System (FLUCFCS), a total of two vegetative associations and land uses where identified on the property. The dominate habitat type located on the property is Disturbed Land, Hydric. The listed species survey conducted on the property documented no listed species within the Property. A small western portion of the project site is located within 660 feet of a Bald Eagle Nest. Prior to construction activities, the developer will coordinate with Collier County and the USFWS regarding applicable guidelines and permitting requirements. The PUD identifies required preservation area in full compliance with the GMP and LDC. A letter from the Florida Department of State, Division of Historical Resources, indicates no significant archaeological or historical sites are recorded or likely to be present within the subject property. Prior to land clearing by the previous owner, the site contained 0.96 acres of native vegetation, resulting in a native preserve requirement of 0.24 acres. In accordance with Section 3.05.07 H.1.f, due to the small size of the required native vegetation preserve (i.e., less than 0.5± acre), lack of native vegetation on -site and isolation from larger, regionally significant preserve lands, the designation of an off -site native vegetation preserve is proposed to satisfy the native vegetation preservation requirement for the Project. This proposal will provide a greater ecological and regional benefit than the creation of a small, isolated native vegetation preserve on -site. Pursuant to Conservation Coastal Management Element, the development will meet the required minimum preservation and vegetation retention requirements through a donation of 25.78 acres of an Carman Drive 15 - PUDZ-PL20210000624 Cover Letter -Request Narrative Page 3 of 4 off -site mitigation parcel, as detailed in the attached Environmental Report prepared by Passarella and Associates. Based upon this information, the site is suitable for increased densities due to a lack of environmental sensitivity and on -site natural resources. INFRASTRUCTURE: Accesses to the subject property is proposed to be provided to Carman Drive via two connections. Carman Drive is a private road owned by Hacienda Lakes of Naples, LLC. The northern connection will be limited to an egress only and southern connection will be a full access connection. The Traffic Impact Statement (TIS) prepared by TR Transportation Consultants, Inc., included an assumption of 212 single-family units only, in order to provide a worst -case scenario, and demonstrates no roadway segments show a significant impact as a result of the development of traffic being added to the roadway network. Potable water and sanitary sewer for this project will be provided by Collier County Utilities (CCU) through connections to existing infrastructure located along Rattlesnake Hammock Road. Exhibit IV.E. demonstrates the property's proximity to available public infrastructure including parks, schools, fire, and EMS services. This data reflects that the subject property is an appropriate location for the addition of density, and the compact development pattern will effectively utilize the County's investment in public infrastructure in this area. CONCLUSION: In summary, the proposed amendment will allow for up to 212 highly demanded rental units. The dwelling units will be compatible with the surrounding area while providing affordable housing options for the workforce (42 of the total units will be priced for moderate income households). The ability to provide new affordable housing within an established urban area with sufficient infrastructure meets the needs of the rapidly developing area. Not only will the RPUD provide affordable housing, but the proposed development will also include amenities, pedestrian walkways, a live -work environment, and a unique high -density community. As outlined in the attached application, the proposed RPUD is consistent with the LDC and the proposed GMP amendment. Should you require additional information or have any questions, please feel free to contact me directly at (239) 405-7777, extension 2207, or alexis.crespo(a�waldropengineering.com. Sincerely, RVi Planning + Landscape Architecture Alexis V. Crespo, AICP, LEED AP Senior Vice President - Planning Enclosures cc: David Torres, Carman Drive 15, LLC Richard Yovanovich, Esq., CYK Law Firm Carman Drive 15 - PUDZ-PL20210000624 Cover Letter -Request Narrative Page 4 of 4 Approved Expedited Review Form Corley County Public Services Department Community & Human Services Division CERTIFICATE OF AFFORDABLE HOUSING EXPEDITED REVIEW Name of Development: Carman Drive 15 Address/Location: 8496 Rattlesnake Hammock Road (Parcel No. 00417000004) Applicant /Agent: Waldrop Engineering c/o Alexis Crespo, AICP Phone / Email: _(239) 850-8525 alexis.crespo(oD_waldropengineering.com Size of Property: 15.4 acres Proposed Use Residential Total Number Residential Units Planned: 212 dwelling units Number of Affordable Housing Units Planned: Rental Owner Occupied 121% - 140% AMI - GAP Income Rental 42 OR Owner Occupied 42 81 % - 120% AMI - Moderate Income Rental Owner Occupied 51 % - 80% AMI - Low Income Rental Owner Occupied 50% or less AMI - Very Low Income Rental Owner Occupied 30% or less AMI - Extremely Low Income Permit Number, if available: _PL20210000623 Proposed Land Use Restriction: X - PUD Restriction or AHDB Agreement - Developer Agreement - Impact Fee Deferral Agreement - Grant Restriction - Other: I hereby certify that the above described project meets the definition of providing affordable Housing in Collier County and as such is entitled to participate in the County's "Expedited Review Procedures of Affordable Housing" as described in the Collier County Administrative Code through Resolution No. 2018-40. By: By: Community and Human Services Division xftqT() Builder/ Owner/ Developer/ Contractor Date: Date: 6/11 /2021 This Certification must be submitted to the Growth MC) Department with permit application package, or plan revisions, within nine months of date of issuance. Community & Human Services Division • 3339 Tamiami Trail East, Suite 211 - Naples, Florida 34112-5361 239-252-CARE (2273) • 239-252-CAFE (2233) • 239-252-4230 (RSVP) • www.colliergov.noUhumanservices Application Form CoAr County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Application for a Public Hearing for PUD Rezone, Amendment to PUD or PUD to PUD Rezone PETITION NO PROJECT NAME To be completed by staff DATE PROCESSED ❑■ PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code ❑ Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative Code ❑ PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F. Name of Property Owner(s): APPLICANT CONTACT INFORMATION Carman Drive 15, LLC Name of Applicant if different than owner: Address: 7742 ALICO RD City: Fort Myers State: FL ZIP: 33912 Telephone: 1-877-357-8271 x700 Cell: NSA E-Mail Address: david@torrescompanies.com Fax: Name of Agent: Alexis Crespo, AICP, & Richard Yovanovich, Esq Firm: RVi Planning + Landscape Architecture & CYK Law Firm Address: 28100 Bonita Grand Drive city: Bonita Springs state: FL ZIP: 34135 Telephone: 239-405-7777 Cell: 239-850-8525 Fax:238-405-7899 E-Mail Address: acrespo@rviplanning.com & rovanovich@cyklawfirm.com Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. March 4, 2020 Page 1 of 11 CoAr County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 REZONE REQUEST This application is requesting a rezone from: Agricultural Zoning district(s) to the RPUD zoning district(s). Present Use of the Property: Vacant Proposed Use (or range of uses) of the property: Residential Original PUD Name: N/A Ordinance No.: N/A PROPERTY INFORMATION On a separate sheet attached to the application, provide a detailed legal description of the property covered by the application: • If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; • The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre -application meeting; and • The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: 14 50 26 Lot: Block: Subdivision: Metes & Bounds Description: Plat Book: Page #: Property I.D. Number: 00417000004 Size of Property: -ft. x ft. = Total Sq. Ft. Acres: 15.42 Address/ General Location of Subject Property: 8496 RATTLESNAKE HAMM RD North of Rattlesnake Hammock Road and West of Carman Drive PUD District (refer to LDC subsection 2.03.06 C): ❑ Commercial ❑■ Residential ❑ Community Facilities ❑ Mixed Use ❑■ Other: ❑ Industrial March 4, 2020 Page 2 of 11 CoAr County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 ADJACENT ZONING AND LAND USE Zoning Land Use N RPUD (The Lord's Way) Residential (The Lord's Way) S MPUD (McMullen) Vacant (Watercrest ALF and Commercial) E MPUD (Hacienda Lakes) Carman Dr; Mixed Use (Swamp Buggy) W MPUD; Commercial (Good Turn Center) Vacant Commercial (Good Turn Center) If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property on a separate sheet attached to the application. Section/Township/Range: 1� 5� 26 Lot: Block: Subdivision: Plat Book: 5201 page #: 2138 Property I.D. Number: 00417760001 Metes & Bounds Description: 14 50 26 S1/2 OF SE1/4 OF SW1/4 LESS W 80 FT, LESS R/W AS DESC IN OR 5201 PG 2138 ASSOCIATIONS Required: List all registered Home Owner Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner's website at http://www.colliergov.net/Index.aspx?page=774. Name of Homeowner Association: Naples Lakes Country Club HOA, Inc. Mailing Address: 4784 Inverness Club Drive City: Naples State: FL Name of Homeowner Association: East Naples Civic Association, Inc. Mailing Address: 3823 Tamiami Trail E #274 Name of Homeowner Association: Zip: 34112 City: Naples State: FL Zip: 34112 Mailing Address: City: State: ZIP: Name of Homeowner Association: Mailing Address: City: State: ZIP: Name of Homeowner Association: Mailing Address: City: State: ZIP: March 4, 2020 Page 3 of 11 CACT Count y COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www. co I l i e rco u n ty. gov EVALUATION CRITERIA 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff's analysis and recommendation to the Planning Commission, and the Planning Commission's recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. a. 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. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. C. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub -district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub -district, policy or other provision.) d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. e. The adequacy of usable open space areas in existence and as proposed to serve the development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. g. The ability of the subject property and of surrounding areas to accommodate expansion. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. March 4, 2020 Page 4 of 11 COAT County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? N/A Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? ❑ Yes ❑■ No if so please provide copies. PUBLIC NOTICE REQUIREMENTS This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B. of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. RECORDING OF DEVELOPER COMMITMENTS Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice of Developer Commitments that contains the legal description of the property that is the subject of the land use petition and contains each and every commitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. LDC subsection 10.02.08 D This application will be considered "open" when the determination of "sufficiency" has been made and the application is assigned a petition processing number. The application will be considered "closed" when the petitioner withdraws the application through written notice or ceases to supply necessary information to continue processing or otherwise actively pursue the rezoning, amendment or change, for a period of 6 months. An application deemed "closed" will not receive further processing and an application "closed" through inactivity shall be deemed withdrawn. An application deemed "closed" may be re -opened by submission of a new application, repayment of all application fees and the grant of a determination of "sufficiency". Further review of the request will be subject to the then current code. March 4, 2020 Page 5 of 11 CoAr County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov Final Submittal Requirement Checklist for: ❑ PUD Rezone- Ch. 3 G. 1 of the Administrative Code ❑ Amendment to PUD- Ch. 3 G. 2 of the Administrative Code ❑ PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 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 an up-to-date application. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at http://www.colliercountyfl.gov/Home/ShowDocument?id=76983. REQUIREMENTS COPIES REQUIRED NOT REQUIRED Cover Letter with Narrative Statement including a detailed description of why amendment is necessary 1 0 ❑ Completed Application with required attachments (download latest version) 1 ❑ Pre -application meeting notes 1 ❑ ❑ Affidavit of Authorization, signed and notarized 1 ❑ Property Ownership Disclosure Form 1 ❑ Notarized and completed Covenant of Unified Control 1 Completed Addressing Checklist 1 ❑ Warranty Deed(s) 1 0 ❑ List Identifying Owner and all parties of corporation 1 0 ❑ Signed and sealed Boundary Survey 1 0 ❑ Architectural Rendering of proposed structures 1 ❑ ❑ Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 1 ❑ ❑ Statement of Utility Provisions 1 ❑ ❑ Environmental Data Requirements pursuant to LDC section 3.08.00 1 ❑ ❑ Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with project planner at time of public hearings. ❑ 0 ❑ Listed or Protected Species survey, less than 12 months old. Include copies of previous surveys. 1 ❑ ❑ Traffic Impact Study 1 ❑ ❑ Historical Survey 1 ❑ ❑ School Impact Analysis Application, if applicable 1 ❑ ❑ Electronic copy of all required documents 1 0 ❑ Completed Exhibits A-F (see below for additional information)' ❑ 0 ❑ List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) ❑ 0 ❑ Checklist continues on next page March 4, 2020 Page 9 of 11 COAT County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Revised Conceptual Master Site Plan 24" x 36"and One 8 %2" x 11" copy ❑ ❑ ❑ Original PUD document/ordinance, and Master Plan 24" x 36" — Only if Amending the PUD ❑ ❑ 0 Revised PUD document with changes crossed thru & underlined 1 ❑ 0 Copy of Official Interpretation and/or Zoning Verification 1 ❑ 0 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement 'The following exhibits are to be completed on a separate document and attached to the application packet: ❑ Exhibit A: List of Permitted Uses ❑ Exhibit B: Development Standards ❑ Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code ❑ Exhibit D: Legal Description ❑ Exhibit E: List of Requested LDC Deviations and justification for each ❑ Exhibit F: List of Development Commitments If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239- 690-3500 for information regarding "Wildfire Mitigation & Prevention Plan." PLANNERS — INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: El School District (Residential Components): Amy Lockheart ElConservancy of SWFL: Nichole Johnson ❑ Utilities Engineering: Eric Fey ❑ Parks and Recreation: Barry Williams (Director) ❑ Emergency Management: Dan Summers ❑ Immokalee Water/Sewer District: ❑ City of Naples: Robin Singer, Planning Director ❑ Other: ❑ I City of Naples Utilities ❑ Other: 4SSOCIATED FEES FOR APPLICATION ❑ Pre -Application Meeting: $500.00 ❑ PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre ❑ PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre ❑ PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre ❑ Comprehensive Planning Consistency Review: $2,250.00 ❑ Environmental Data Requirements -EIS Packet (submittal determined at pre -application meeting): $2,500.00 ❑ Listed or Protected Species Review (when an EIS is not required): $1,000.00 ❑ Transportation Review Fees: o Methodology Review: $500.00 *Additional fees to be determined at Methodology Meeting. o Minor Study Review: $750.00 o Major Study Review $1,500.00 March 4, 2020 Page 10 of 11 COAT County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercounty.gov (239) 252-2400 FAX: (239) 252-6358 Legal Advertising Fees: o CCPC: $1,125.00 o BCC: $500.00 Ll School Concurrency Fee, if applicable: o Mitigation Fees, if application, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are not listed, but are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All checks payable to: Board of County Commissioners. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *Additional fee for the 5' and subsequent re -submittal will be accessed at 20% of the original fee. XN?D 6/14/2021 Signature of Petitioner or Agent Date Alexis Crespo Printed named of signing party March 4, 2020 Page 11 of 11 Evaluation Criteria BONITA SPRINGS Tampa Orlando Sarasota IENGINEERING 28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135 PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE p. (239) 405-7777 f. (239) 405-7899 Carman Drive 15 RPUD EVALUATION CRITERIA PUD REZONE CONSIDERATIONS (LDC SECTION 10.02.13.13) a. 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. The Carman Drive 15 RPUD ("Property") is located in an area of existing and planned urban development within the County's Urban -designated area. The Property is an infill development ideally located within the Urban Residential Fringe future land use category. As outlined in the Growth Management Plan (GMP) Amendment, the Applicant is proposing to change the underlying future land use category to the site -specific "Carman Drive Subdistrict" to accommodate the proposed development program with commitments to utilize 15 TDR credits and provide an affordable housing component in the form of 42 units at the moderate -income level (see also PL2021-623). The GMP amendment also stipulates that all dwelling units will be rental units to meet the market demand of the area. The subject property is located in an urbanized portion of the County as evidenced by the property's proximity to Collier Boulevard, a six -lane arterial roadway, and Rattlesnake Hammock Road. The Property is also proximate to existing and approved urban levels of development, as well as major public facilities including schools, hospitals, and libraries. The Property is immediately northeast of a designated Mixed -Use Activity Center, which is specifically intended for concentrated commercial and mixed -use development due to access to the arterial roadway network and available public services. Activity Center #7 encompasses 209+/- acres at the intersection of Collier Blvd. and Rattlesnake Hammock Road and includes a diverse and intensive mix of approved PUDs, which allow for multi- family, commercial, hotel, and assisted living facility uses. Sapphire Cove (FKA Lord's Way 30 Acre RPUD) to the north of the Property is being developed with single-family residential dwelling units. The RPUD zoning approval allowed for single-family, two-family, townhomes, and multi -family types with a maximum of 75 units (2.5 du/acre) per Ordinance 14-11. The Good Turn Center MPUD immediately to the west of the Property is approved for a maximum of 100,000 square feet of commercial land uses and/or a variety of skilled nursing care facility uses with a maximum of 200 units (21 du/acre) per Ordinance 09-53. The Hacienda Lakes MPUD to the east of the Property allows for a maximum of 1,760 residential dwelling units and a variety of commercial, professional, business park, medical office, and hotel uses throughout the MPUD per Ordinance 11-41. The Property is immediately adjacent to the "Attraction Tract" within the Hacienda Lakes MPUD which allows for a variety of amusement and recreational uses and is developed with the Swamp Buggy Racetrack at the Florida Sports Park. The commercial tract of the Hacienda Lakes MPUD to the south of Rattlesnake Hammock Road is approved for up to 327,500 square feet of retail land uses and 70,000 square feet of professional and medical office uses. 135 hotel rooms are also allowed on this tract. Carman Drive 15 RPUD Evaluation Criteria Page 1 of 6 Watercrest Senior Living (FKA McMullen MPUD) is located to the south of the Property and is approved for a maximum of 185,000 square feet of commercial and ALF uses. This property is undergoing permitted for a 2 Phase ALF project with approximately 300 care units planned. The Hammock Park MPUD further west of the Watercrest was recently approved for 265 dwelling units at a density of 13.8 du/acre. The surrounding PUD approvals demonstrate the appropriateness of this request to provide an infill housing project in an area with existing and planned development at similar densities. In terms of traffic, the subject property will be accessed via Carman Drive which connects to Rattlesnake Hammock Road, as depicted on the RPUD Master Plan. Carman Drive is a private road owned by Hacienda Lakes of Naples, LLC and will be constructed to county standards for later conveyance to the Hacienda Lakes CDD. Carman Drive improvements have been approved and reviewed by Collier County under PL2018000046. As outlined in the Traffic Impact Statement (TIS) prepared by TR Transportation Collier Boulevard is shown to have adequate capacity under the projected traffic conditions to serve the project.. The Property is located within the Collier County Water -Sewer District's (CCWSD) service area and water and wastewater service are readily available via existing facilities. A statement of availability from the Collier County Public Utilities Departments is enclosed as part of this application. Based upon the nature of surrounding uses, the established development pattern at the Rattlesnake Hammock/Collier Boulevard intersection, and the existing levels of public infrastructure to service the proposed RPUD, the Property is suitable for the development of a residential community as proposed through this application. Moreover, the density proposed by the project will ensure the existing land area within the County's Urban - designated is not underutilized from a public infrastructure standpoint, thereby upholding sound planning principles, as outlined in the companion GMP Amendment. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not toe be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the County Attorney. The subject property is under Unified Control of Carman Drive 15, LLC, as demonstrated by the Covenant of Unified Control included in the PUDZ application. C. Conformity of the proposed PUD with the goals, objectives and policies of the growth management plan. (This is to include identifying what subdistrict, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that subdistrict, policy or other provision.) FUTURE LAND USE ELEMENT Carman Drive 15 RPUD Evaluation Criteria Page 2 of 6 Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code. The proposed RPUD community will be compatible and complementary to the surrounding area, which contains a diverse mix of multi -family and single-family dwelling types, ALFs and planned commercial and recreational uses. Located across from Carman Drive is the Swamp Buggy Track at the Florida Sports Park. This is an open-air sports park that features sporting events that occur only a few times a year on select weekends. As for compatibility with the proposed residential community, the Florida Sports Park is subject to Collier County noise ordinance to limit sound disturbances. Additionally, the distance between the proposed development and the event area is approximately 1,000 feet, this provides significant distance for noise attenuation. The Swamp Buggy Track is within the Hacienda Lakes MPUD which also contains residential dwellings. Therefore, it is anticipated by previous zoning approvals that the track can co- exist with residential land uses in the immediate area. FLUE Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. The RPUD will be accessed via Carman Drive, a two-lane local road connecting to Rattlesnake Hammock Road and The Lord's Way. Carman Drive is a private road owned by Hacienda Lakes of Naples, LLC and will be constructed to county standards. Carman Drive improvements have been approved and reviewed by Collier County under PL2018000046. FLUE Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. The RPUD development pattern will have an insignificant impact on nearby collector and arterial roads. Due to the size of the site and the proposed layout of the project, looping will not be possible. FLUE Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. Due to buildout of the surrounding properties as well as the location of off -site preserve areas, interconnection is not possible. Carman Drive 15 RPUD Evaluation Criteria Page 3 of 6 FLUE Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. Per LDC 6.06.02, the RPUD will include 5' sidewalks located on both sides of the street and between units. These sidewalks provide residents with walkability within the project. Additionally, the project will provide a range of housing types with a significant affordability component as outlined in the PUD commitments. CCME Policy 6.1.1: For the County's Urban Designated Area, Estates Designated Area, Conservation Designated Area, and Agricultural/Rural Mixed Use District, Rural -Industrial District and Rural -Settlement Area District as designated on the FLUM, native vegetation shall be preserved through the application of the following preservation and vegetation retention standards and criteria, unless the development occurs within the Area of Critical State Concern (ACSC) where the ACSC standards referenced in the Future Land Use Element shall apply. In accordance with Section 3.05.07.H.1.f.vi.b, off -site land donations provided at a 4:1 ratio may be utilized to satisfy the native vegetation preservation requirement. As determined by the native vegetation present on the Project site prior to clearing, the Collier County native vegetation preservation requirement totals 0.24± acre and the utilization of off -site lands at a 4:1 ratio would result in the requirement of a 0.96± acre off -site land donation (i.e., 0.24 acre x 4 = 0.96 acre). Compensation for SFWMD and COE wetland impacts will be provided through the preservation and enhancement of a 25.95± acre Off -Site Mitigation Parcel. The Parcel is located within the limits of the Belle Meade NRPA, an area of Collier County targeted for acquisition and protection by the state, is surrounded by other state owned lands, provides habitat for listed species, and also provides a corridor for wildlife movement through the Picayune Strand State Forest. The Off -Site Mitigation Parcel is comprised of 25.78± acres of native vegetation and therefore exceeds the 0.96± acre off -site native vegetation preservation requirement. The Off -Site Mitigation Parcel will be enhanced through the removal of exotic vegetation, preserved in perpetuity, and protected via a conservation easement dedicated to the SFWMD and Collier County. CCME Objective 7.1: The County shall direct incompatible land uses away from listed animal species and their habitats. The County relies on the listing process of State and Federal agencies to identify species that require special protection because of their endangered, threatened, or species of special concern status. Listed animal species are those species that the Florida Fish and Wildlife Conservation Commission has designated as endangered, threatened, or species of special concern, in accordance with Rules 68A-27.003, 68A-27.004, and 68A-27.005, F.A.C. and those species designated by various federal agencies as Endangered and Threatened species published in 50 CFR 17. Carman Drive 15 RPUD Evaluation Criteria Page 4 of 6 Within the environmental report, the listed species survey concluded that no listed species were found within the property boundary. A Bald Eagle nest has been documented within 660 feet of the proposed project and the developer will coordinate with Collier County and USFWS regarding applicable guidelines and permitting requirements. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The RPUD proposes a range of residential uses as described in this application. The proposed addition of residential units uses to the RPUD will not impact the project's compatibility with the surrounding land use pattern and will serve as an appropriate transition from the intensive Collier Blvd. frontage to the lower density and intensity uses in Hacienda Lakes to the east. These uses are compatible with the single-family community to the north, which is buffered by an existing preserve. The proposed design standards, setbacks, and building height limitations ensure the proposed development will be consistent with the surrounding development pattern. The proposed perimeter buffers will also provide for compatibilty between adjacent uses including an enhanced Type C buffer along Carman Drive. e. The adequacy of usable open space areas in existence and as proposed to serve the development. The RPUD will provide 60% on -site open space in accordance with LDC requirements. Open space will be satisfied via the recreation area, lakes, buffers, and other areas of pervious open space placed throughout the development. The required native preserve will be provided off -site in accordance with the LDC. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. As outlined in the enclosed application, all required public infrastructure is available and adequate to service the proposed RPUD. g. The ability of the subject property and of surrounding areas to accommodate expansion. The Property can accommodate the 212 dwelling units, as shown on the attached RPUD Master Plan, and represents a compact infill project in the rapidly growing northeast quadrant of Rattlesnake Hammock Road and CR 951. The application demonstrates there is available public infrastructure to support the development as proposed. The project is within the Urban designated portion of the County per the Future Land Use Map. Therefore, the project represents a logical expansion of the existing development pattern to accommodate future growth within Collier County with the urban -designated area. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Carman Drive 15 RPUD Evaluation Criteria Page 5 of 6 The proposed development is generally consistent with the PUD regulations contained in the LDC and a determination can be made that the subject development proposes to a degree or at least equivalent to a literal application of such regulations. The Applicant is requesting deviations from the Land Development Code (LDC) in order to support the infill development project. Development of the property in accordance with these deviations will uphold the intent of the RPUD regulations and ensure design consistency, internal connectivity and integration of dwelling types, appropriate vehicular circulation, and the protection of public health, safety and welfare. Further explanation and justification of the deviations are provided in Exhibit "E". Carman Drive 15 RPUD Evaluation Criteria Page 6 of 6 Affidavit of Authorization AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL20210000624 David Torres (print name), as Managing Member (title, If applicable) of Carman Drive 15, LLC (company, If applicable), swear or affirm under oath, that I am the (choose one) owner= applicant =contract purchaser=and that: 1. I have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. We/I authorize Alexis Crespo, AICP & Rich Yovanovich, Esq. to act as our/my representative in any matters regarding this petition including 1 through 2 above. *Notes: • If the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres. • If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L.C.), then the documents should typically be signed by the Company's "Managing Member. " • If the applicant is a partnership, then typically a partner can sign on behalf of the partnership. • If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named partnership. • If the applicant is a trust, then they must include the trustee's name and the words "as trustee". • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under penalties of perjury, I declare that I have read the f regoing Affidavit of Authorization and that the facts stated in it are true. rj� Date Signature STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowleged before me by means of ]physical presence or Donline notarization this 2A day of �ari , 20Z2, by (printed name of owner orlqualifier) physical_ U1c) —T/> r rCs Such person(s) Notary Public must check applicable box: Are personally known to me Q Has produced a current drivers license Has produced as identification. TAMELA M. SCHRODER Notary Signature:r2 MYCOMMISSION HH121444 :' • 'o: EXPIRES: Apol25, 2025 T'For c °c: gamed Tin NOW Pubk UlderN*8M CP\08-COA-00115\155 REV 3/4/2020 Covenant of Unified Control Coder County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colllercounty.go(239) 252-2400 FAX: (239) 252-6358 COVENANT OF UNIFIED CONTROL The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly known as 849B Rattlesnake Hammock Rd Naples, Florida 34114 (Street address and City, State and Zip Code) and legally described in Exhibit A attached hereto. The property described herein is the subject of an application for Residential planned unit development (R PUD) zoning. We hereby designate Alexis Crespo a R& vovanovich , legal representative thereof, as the legal representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning approval on the site. These representatives will remain the only entity to authorize development activity on the property until such time as a new or amended covenant of unified control is delivered to Collier County. The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project: 1. The property will be developed and used in conformity with the approved master plan including all conditions placed on the development and all commitments agreed to by the applicant in connection with the planned unit development rezoning. 2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County. 3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code. 4. All terms and conditions of the planned unit development approval will be incorporated into covenants and restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the planned unit development must be consistent with those terms and conditions. 5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms, safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit development and ;;�untymalst pingconduction acpvity until the project is brought into compliance with all terms, conditi ns s of a lann4o nit development, Owner /I Owner Garman Drive 15, LLC c/o David Tres Printed Name Printed Name -(MANAGING MEMBER) STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowleged before me by means of [,physical presence oroonline notarization this t0— day of IN1,-k& 20_ 1, by (printed name of owner or qualifier) Carman Drive 15, LLC Go David Torres Such person(s) Notary Public must check applicable box: R[Are personally known to me OHas produced a current drivers license ®Has produced as identification. ,r*Xw NotaryPLbl'ra5tateofFlorida ?° sonys Gayle Rees My Comm, GG 971866 Notary Signature:, �QI�a(�o, ExAires f)312212024 March 4, 2020=1 Page 8 of 11 Warranty Deed INSTR 5977918 OR 5868 PG 3974 E-RECORDED 12/30/2020 12:25 PM PAGES 2 CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA DOC@.70 $4,900.00 REC $18.50 CONS $700,000.00 This Instrument Prepared By: Shari M. Garcia PATRIOT TITLE SERVICES, LLC 5237 Summerlin Commons Blvd. Fort Myers, Florida 33907 File Number: 7131 Strap Number: 00417000004 Q Made this 29 day of Dibc 't1 Warranty Deed terms "grantor" and "grantee" herein shall be construed to include all genders and singular or plural as the context indicates ) 20 20, BETWEEN Local Greens Company, LLC, a Florida limited liability company whose post office address is: 1490 541 Avenue South, Suite 104, Naples, Florida 34102, grantor and t Carman Drive 15, LLC, a Florida LWted.Giability Company whose post office address is:7742 Alico Rd, Fort M3I it ,"Uorida 33912 grantee, WITNESSETH: That the said grantor, for and in considerat�ofl�e sum of Seven Hundred Thousand dollars & no cents ($700,000.00) , and other good and valuable consideratipns�. said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained and s d'to lie,said grantee, and grantee's heirs, successors and assigns forever, the following described land, situate, lying and eringlin ltier County, Florida towit: Parcel 1: The East 1/2 of the North 1/2 of the Southeast 1/4 of the Southwest 1/4 ec'ion 14, Township 50 South, Range 26 East, Collier County, Florida. -. J Parcel 2: The South 1/2 of the West 1/2 of the North 1/2 of the Southeast 1/4 of the Southwest 14kof Section 14, Township 50 South, Range 26 East, Collier County, Florida. t Subject to easements and restrictions of record, if any, which are specifically not extended of rnjsed hereby. Said grantor hereby covenants with said grantee that the grantor is lawfully seized of said landj�dfee simple; that the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; that the land is free of all encumbrances except taxes accruing subsequent to December 31, 2020. Page 6/13 *** OR 5868 PG 3975 *** File Number: 7131 Strap Number: 00417000004 IN WITNESS WHEREOF, Grantor has hereunto set grantor's hand and seal the day and year first above written. Signed, sealed and delivered in the presence of: 1 Local Greens Company, LLC, a Florida limited liability company Witness # 1 signature p, V i (skari Kariste o witnac it l nrint naira J Title: Manager/Member/Chairman r� 0' p Witness #2 signature : witness TTz print name STATE OF Texas 1 HEREBY CERTIFY, that on this 29i of physical presence) personally appeared Oskari Kariste, as _l Company, LLC, a Florida limited liability company, who is,pi Florida DL as identification and who is the per instrument and who after being duly sworn says and has acknowl the uses and purposed herein mentioned. SWORN TO AND SUBSCRIBED before me the undersi day and year last aforesaid. My Commission Expires: October 11, 2022 %`00IIIIII 118 fj"f'(seal) �•ELECTRONIC••�' Z� NOT ORTY P W L.,C . . Q ID 131757026 ' m '� Nam•• .�. • �pN `: IrA Notary Public OF Harris ember , 2020 before me (by means of Member/Chairman of Local Greens y known to me or who has provided gibed in and who executed the foregoing h.t e execution hereof is free act and deed for Ana Laura Salazar Uribe Notary printed ublic by my hand and official seal, the Document Notarized using a Live Audio -Video Connection Page 7/13 Sunbiz Information 3/31/2021 Detail by Entity Name DIVISION OF CORPORATIONS rill (1Jflr/[t[ 5'euru of 1"I rlr r wb-'if? Department of State / Division of Corporations / Search Records / Search by Entity Name / Detail by Entity Name Florida Limited Liability Company CARMAN DRIVE 15, LLC Filing Information Document Number L20000385625 FEI/EIN Number NONE Date Filed 12/10/2020 Effective Date 12/09/2020 State FL Status ACTIVE Principal Address 7742 ALICO RD FORT MYERS, FL 33912 Mailing Address 7742 ALICO RD FORT MYERS, FL 33912 Registered Agent Name & Address TORRES, DAVID E 7742 ALICO RD FORT MYERS, FL 33912 Authorized Persons) Detail Name & Address Title MGR TORRES, DAVID E 7742 ALICO RD FORT MYERS, FL 33912 Annual Reports No Annual Reports Filed Document Images 12/10/2020 -- Florida Limited Liability View image in PDF format search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=CARMANDRIVE... 1 /2 Boundary Survey SURVEY PLAT OF A PARCEL LYING IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. DESCRIPTION: (AS DESCRIBED IN AMERICAN LAND TITLE ASSOCIATION TITLE COMMITMENT PLANT FILE NO.: 20-93304, EFFECTIVE DATE: DECEMBER 9, 2020 AT 12:00 PM): PARCEL 1: THE EAST 1/2 OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PARCEL 2: THE SOUTH 1/2 OF THE WEST 1/2 OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. NOTES: THIS PLAT WAS PREPARED AS A BOUNDARY AND TOPOGRAPHIC SURVEY THIS SURVEY PREPARED BASED ON THE DESCRIPTION AS PROVIDED IN AMERICAN LAND TITLE ASSOCIATION TITLE COMMITMENT PLANT FILE NO.: 20-93304, EFFECTIVE DATE: DECEMBER 9, 2020 AT 12:00 PM AND EXISTING MONUMENTATION. BEARINGS ARE BASED ON THE EAST LINE OF THE SOUTHWEST QUARTER OF SECTION 14, AS BEARING N00.48'00" E ELEVATIONS ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 FROM NATIONAL GEODETIC SURVEY BENCHMARK X526, ELEVATION: 11.68 FEET. PARCEL LIES IN FLOOD ZONE AH WITH A BASE FLOOD ELEVATION OF 10.5 FEET AS SHOWN ON FEDERAL EMERGENCY MANAGEMENT AGENCY MAP NO.12021C0606H, EFFECTIVE DATE MAY 16, 2012. THIS INFORMATION IS PROVIDED FOR INFORMATION ONLY AND SHOULD BE VERIFIED WITH THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) OR APPROPRIATE GOVERNING AUTHORITY BEFORE USE. UNDERGROUND IMPROVEMENTS, OTHER THAN THOSE SHOWN, IF ANY, WERE NOT LOCATED. PARCEL CONTAINS 671456.45 SQUARE FEET OR 15.41 ACRES, MORE OR LESS. SURVEYOR'S CERTIFICATION: SET NAIL & DISK #LB8082 J— TRACT R-1 I HEREBY CERTIFY TO THE BEST OF MY PROFESSIONAL KNOWLEDGE, THAT SOUTH LINE SECTION 14 "W 147.95' THIS PLAT OF THE HEREON DESCRIBED PROPERTY IS A TRUE SET 5/8" I.R. #LB8082 Sg7°37'31 REPRESENTATION OF A FIELD SURVEY MADE UNDER MY DIRECTION AND FND. N/D #LB8082 N.E. CORNER CONFORMS TO THE STANDARDS OF PRACTICE FOR PROFESSIONAL O FOUND IRON ROD RATTLESNAKE S. 1/4 CORNER TRACT R-1 SURVEYORS AND MAPPERS AS OUTLINED IN CHAPTER 5J-17, FLORIDA ❑ FOUND CONCRETE MOMUMENT HAMMOCK ROAD SECTION 14 HACIENDA LAKES OF NAPLES ADMINISTRATIVE CODE. °r.• —FND. N&D (NO ID) PB 55, PG 10 ,c=°`,,. `+ UTILITY POLE 0.65'W., 0.25'N. F' X4" P.R.M. ND. 4 0. •• GUY WIRE ANCHOR #LB1772 9 � � • J`� FIRE HYDRANT w 46."J Y g WATER VALVE x_ FND. FOUND KENNETH E. TRASK DATE - PROFESSIONAL LAND SURVEYOR I.R. IRON ROD FLORIDA LICENSE NO. LS4684 C.M. CONCRETE MONUMENT NOTICE: N/D NAIL & DISK UNLESS ELECTRONICALLY SIGNED, THIS SURVEY IS NOT VALID WITHOUT THE N LS LICENSED SURVEYOR SIGNATURE AND THE ORIGINAL RAISED SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER. LB LICENSED BUSINESS PB PLAT BOOK ADDITIONS OR DELETIONS TO SURVEY MAPS OR REPORTS BY OTHER THAN THE SIGNING PARTY OR PARTIES IS PROHIBITED WITHOUT WRITTEN CONSENT 0 60 120 180 OR OFFICIAL RECORDS BOOK OF THE SIGNING PARTY OR PARTIES. PG. PAGE IDENTIFICATION P.A.ID Trask Surveying, A FPL FLORIDA POWER & LIGHT COMPANY T PRM PERMANENT REFERENCE MONUMENT v Land Surveyors O/H OVERHEAD UTILITY LINES Aerial, Future Land Use & Zoning Maps ftcft3uV3QWlAIJ A-7 5D5b0(aa ga(a Z kikolkokkc. NOR*$ WALDROP URF WALDROP URF WA LD R O P FIMBL34 NLC46 UO3Bv MPUD MPUD MPUD !k,e Hammock Rc . 1 t t jOro i. 1 Errrr�rr�rrrrrrlrrrrirt WALDROP Statement of Utility Provisions CoAr County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounty.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST APPLICANT CONTACT INFORMATION Name of Applicant(s): CARMAN DRIVE 15 LLC Address: 7742 ALICO RD Telephone: 1-877-357-8271 x700 Cell: N/A City: Fort Myers state: FL ZIP: 33912 E-Mail Address: david@torrescompanies.com Fax: N/A Address of Subject Property (If available): 8496 RATTLESNAKE HAMM RD City: Naples State: FL ZIP: 34114 ROPERTY INFORMATION Section/Township/Range: 1/ 5/ 26 Lot: Block: Subdivision: Metes & Bounds Description: See Legal Description in PUD Plat Book: Page #: Property I.D. Number: 00417000004 TYPE OF SEWAGE DISPOSAL TO BE PROVIDED Check applicable system: a. County Utility System 0 b. City Utility System ❑ C. Franchised Utility System ❑ Provide Name: Collier County Utilities d. Package Treatment Plant ❑ (GPD Capacity): e. Septic System ❑ I TYPE OF WATER SERVICE TO BE PROVIDED I Check applicable system: a. County Utility System x❑ b. City Utility System ❑ C. Franchised Utility System ❑ d. Private System (Well) ❑ Provide Name: Collier County Utilities Total Population to be Served: 530 people (212 units x 2.5 persons per unit = 530) Peak and Average Daily Demands: A. Water -Peak: 96,460GPD Average Daily: 74,200 GPD B. Sewer -Peak: 79,500GPD Average Daily: 53,000GPD If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: First Quarter of 2023 March 4, 2020 Page 6 of 11 CACT Count y COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www. co I l i e rco u n ty. gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. N/A Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County's utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. So Noted Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre -application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. March 4, 2020 Page 7 of 11 Environmental Report LOCAL GREENS COLLIER COUNTY ENVIRONMENTAL DATA REPORT May 2021 Prepared For: Carman Drive 15, LLC 7742 Alico Road Fort Myers, Florida 33912 (239) 208-4079 Prepared By: Passarella & Associates, Inc. 13620 Metropolis Avenue, Suite 200 Fort Myers, Florida 33912 (239) 274-0067 Project No. 20CDL3377 TABLE OF CONTENTS Page Introduction....................................................................................................................................1 Environmental Data Authors.........................................................................................................1 VegetationDescriptions.................................................................................................................1 ListedSpecies Survey....................................................................................................................2 Native Vegetation Preservation.....................................................................................................3 References......................................................................................................................................4 0 LIST OF TABLES Page Table 1. Historical Native and Non -Native Habitat Types and Acreages ...........................3 Table 2. Off -Site Mitigation Parcel — Native and Non -Native Habitat Types andAcreages..........................................................................................................4 ii LIST OF EXHIBITS Page Exhibit 1. Project Location Map.........................................................................................El-1 Exhibit 2. Aerial with FLUCFCS and Wetlands Map ........................................................ E2-1 Exhibit 3. Listed Species Survey........................................................................................E3-1 Exhibit 4. Aerial with Boundary, Eagle Nest, and Buffer Zones.......................................E4-1 Exhibit 5. 2016 FLUCFCS Map.........................................................................................E5-1 Exhibit 6. Off -Site Mitigation Parcel Aerial with FLUCFCS and Wetlands Map ............. E6-1 Exhibit 7. Off -Site Mitigation Parcel Collier County Native Vegetation Map ..................E7-1 Exhibit 8. Off -Site Mitigation Parcel Regional Aerial with Off -Site Preservation Lands...............................................................................E8-1 9 INTRODUCTION The following environmental data (ED) report is provided in support of the Planned Unit Development (PUD) amendment for Local Greens (Project). The ED report was prepared in accordance with the Collier County ED submittal requirements outlined in Chapter 3.08.00 of the Collier County Land Development Code (LDC). The Project site is located in Section 14, Township 50 South, Range 26 East, Collier County (Exhibit 1). More specifically, the Project is located approximately 0.3 mile northeast of the intersection of Rattlesnake Hammock Road and County Road (CR) 951 and is bordered to the north by the Sapphire Cove residential community, to the east by Florida Sports Park Road, to the south by the Watercrest Parcel, and to the west by a Florida Power and Light easement. The Project site is comprised of disturbed upland and wetland areas that contain high levels of cover by exotic vegeation including melaleuca (Melaleuca quinquenervia), earleaf acacia (Acacia auriculiformis), and Peruvian primrose willow (Ludwigia peruviana). The following ED includes details regarding the authors of this report, vegetation descriptions for the various habitats on -site, results of the listed species survey, and the minimum native vegetation preservation requirement. ENVIRONMENTAL DATA AUTHORS This report was prepared by Brett Bartek and Bethany Brosious. They both satisfy the environmental credential and experience requirements, per Section 3.08.00(A)2 of the Collier County LDC. Mr. Bartek is an Ecologist with Passarella & Associates, Inc. (PAI), with two years of consulting experience in the environmental industry. He holds a Bachelor of Science degree in Interdisciplinary Studies from the University of West Florida and a Master of Arts degree in Biology from Miami University. Mrs. Brosious is a Senior Ecologist with PAI, with 15 years of consulting experience in the environmental industry. She holds a Bachelor of Science degree in Animal Sciences from the University of Florida and a Master of Science degree in Environmental Sciences from Florida Gulf Coast University. VEGETATION DESCRIPTIONS The existing land use includes disturbed land with varying degrees of exotic infestation. The vegetation associations for the property were delineated using December 2020 rectified color aerials (Scale: 1" = 100') and groundtruthing was conducted on April 13, 2021. The delineation was classified based on the nomenclature of the Florida Land Use, Cover and Forms Classification System (FLUCFCS) Levels III and IV (Florida Department of 1 Transportation 1999). Level IV FLUCFCS was utilized to denote disturbance, and ` E" codes were used to identify levels of exotic species invasion (e.g., melaleuca, earleaf acacia, and Peruvian primrose willow). AutoCAD Map 3D 2021 software was used to determine the acreage of each mapped polygon, produce summaries, and generate the final FLUCFCS map (Exhibit 2). A total of two vegetative associations on -site (i.e., FLUCFCS codes) were identified on the property. The dominant habitat type on the property is Disturbed Land, Hydric (FLUCFCS Code 7401), accounting for 79.1 percent of the property (12.19± acres). Exotic vegetation documented on -site includes, but is not limited to, melaleuca, earleaf acacia, spermacoce (Spermacoce verticillata), and torpedograss (Panicum repens). The Project site is dominated by exotic vegetation and contains minimal cover by native vegetation species. The Project site contains 12.19± acres of South Florida Water Management District (SFWMD) wetlands (Exhibit 2). The jurisdictional wetlands identified by FLUCFCS code include approximately 12.74 acres of Disturbed Land, Hydric (FLUCFCS Code 7401). The resulting acreage and a description for each FLUCFCS classification are outlined below. Disturbed Land (FLUCFCS Code 740) The canopy of this upland habitat type is dominated by earleaf acacia. The sub -canopy is primarily melaleuca and includes earleaf acacia with scattered saltbush (Baccharis halimifolia) and climbing senna (Senna pendula). The ground cover includes broomsedge (Andropogon virginicus), caesarweed (Urena lobata), spermacoce, and swamp flatsedge (Cyperus ligularis). Disturbed Land, Hydric (FLUCFCS Code 7401) The canopy of this wetland habitat type is open. The sub -canopy is dominated by melaleuca and includes earleaf acacia, slash pine (Pinus elliottii), and Peruvian primrose willow. The ground cover includes broomsedge, torpedograss, swamp flatsedge, yellow -eyed grass (Xyris sp.), spermacoce, rosy camphorweed (Pluchea baccharis), spreading beaksedge (Rhynchospora divergens), Southern beaksedge (Rhynchospora microcarpa), and big head rush (Juncus megacephalus). LISTED SPECIES SURVEY A listed plant and wildlife species survey was conducted by PAI on the Project site on April 13, 2021. No listed wildlife or plant species were documented on the Project site during the field survey. The listed species survey methodology and results are provided as Exhibit 3. The western portion of the Project is located within 660 feet of Bald Eagle Nest CO-060. An aerial photograph depicting the location of the bald eagle nest and the 330-foot and 660-foot USFWS nest protection buffer zones is included as Exhibit 4. Prior to the initiation of construction activities, the developer will coordinate with Collier County and the USFWS regarding applicable guidelines and permitting requirements, as described in the USFWS National Bald Eagle Management Guidelines (USFWS 2007). 2 NATIVE VEGETATION PRESERVATION The proposed zoning amendment application includes the addition of a residential land use to the PUD. Per LDC Section 3.05.07.B.1, for a Residential or Mixed -Use Development, the minimum preserve requirement is 25 percent of the native vegetation. Site clearing activities were conducted by the previous landowner in 2017; therefore, the Collier County retained native preservation vegetation requirement was calculated based on the historical condition and vegetation mapping conducted prior to site clearing. A FLUCFCS and wetlands map was prepared by EarthTech Environmental in 2016, prior to site clearing. A copy of the 2016 FLUCFCS map is attached as Exhibit 5. Per the historical map, the Project was comprised mainly of melaleuca wetlands with scattered native upland areas. Based on the historical mapping, the Project site contained 0.96± acre of native vegetation. The native vegetation areas were comprised of small islands of pine flatwoods habitat and were scattered throughout the on -site melaleuca wetlands. The abundance of melaleuca on -site was typical of the geographic area and consistent with the cover of exotic vegetation present on surrounding parcels. Table 1 provides a summary of the historical native vegetation communities on -site and the native vegetation preservation calculation. Table 1. Historical Native and Non -Native Habitat Types and Acreages FLUCFCS Native Non -Native Code Description Vegetation Vegetation Acreage Acreage 4119 E2 Pine Flatwood, Disturbed 25-49% Exotics 0.96 - 4241 Melaleuca, H dric - 14.23 8146H Primitive Trail, H dric - 0.24 Total 0.96---r 14.47 Minimum Retained Native Vegetation Requirement for Residential or Mixed -Use Development 0.24 (Native Vegetation Acreage, 0.96E Acre x 25 Percent) For a Residential or Mixed -Use Development, a 0.24± acre preserve will be required (i.e., 0.96± acre of historical native vegetation x 25 percent = 0.24± acre of required native vegetation preserve. In accordance with Section 3.05.07 H. Lf, due to the small size of the required native vegetation preserve (i.e., less than 0.5± acre), lack of native vegetation on -site and isolation from larger, regionally significant preserve lands, the designation of an off -site native vegetation preserve is proposed to satisfy the native vegetation preservation requirement for the Project and will provide a greater ecological and regional benefit than the creation of a small, isolated native vegetation preserve on -site. 3 The minimum native vegetation preservation requirement will be satisfied through the preservation, enhancement, and donation of a 25.82± acre Off -Site Mitigation Parcel. The parcel consists mainly of forested wetland areas. An aerial with FLUFCS and wetlands map of the Off - Site Mitigation Parcel is provided as Exhibit 6. The parcel is comprised of 25.78± acres of native vegetation (Exhibit 7) and provides a contiguous connection to the Picayune Strand State Forrest (Exhibit 8). Table 2 provides a summary of the native vegetation communities for the Off -Site Mitigation Parcel and the native vegetation preservation calculation. Table 2. Off -Site Mitigation Parcel — Native and Non -Native Habitat Types and Acreages Native Non -Native FLUCFCS Description Vegetation Vegetation Code Acreage Acreage 3219 E1 Palmetto Prairie, Disturbed 0-24% Exotics 0.13 - 6249 E2 Cypress/Pine/Cabbage Palm, Disturbed 7.63 - 25-49% Exotics 6249 E3 Cypress/Pine/Cabbage Palm, Disturbed 18.02 - 50-75% Exotics 7401 Disturbed Land, H dric - 0.17 Total 25.78 0.17 The parcel provides 25.78± acres of Collier County native vegetation, which exceeds the 0.24± acre native vegetation preservation requirement for the Project. In addition, preservation of the parcel will protect and preserve wetland habitat and habitat for endangered and threated species including, but not limited to, Eastern indigo snake (Drymarchon corais couperi), wood stork (Mycteria americana), red -cockaded woodpecker (Picoides borealis), Florida panther (Puma concolor coryi), and Florida bonneted bat (Eumops floridanus). The parcel will be enhanced through the removal of exotic vegetation and protected in perpetuity via a conservation easement granted to the SFWMD and Collier County. REFERENCES Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification System. Procedure No. 550-010-001-a. Second Edition. U.S. Fish and Wildlife Service. 2007. National Bald Eagle Management Guidelines EXHIBIT 1 PROJECT LOCATION MAP - ,. '`:� `, - } ., ✓Y' `4 a 25TH AVE SW GREy w 3:. }i^"� y _ 27TH AVE SW.. ZIn U) In L ❑ -9 KSO1 , r y EXIT Q Q�3� LwA p .... 29TH AVE SW j 'w x IVY OR rn N x 105 GOLDEN GAle - ( K z (7 px a:31 ST AVE z32NDAVE SW M - — - ARKLEYAVE O n V a y ��: �� -� EVERLY-AVE F .: 75 0 EL EXIT zi 'RADIO RD Q BECK-BL-Vu BLgCKBWRN-�F D -< �I ❑T C w a p GAIL BLVD '� ? m NORTH RD - z m , j LL mm ff ESTEY AVE = c< - z- .x -SITE MITIGATION OFF w m, r FBA a ��PARCEL a - DAVIS BLVD N - Ty - 0 of "2 m ❑ ? . Q Q p... Y Z COPE LN 43"�t CREWS RD r KINGS m ��-- A OC GNE, r WHITAKER RD pp MA _IPROJECT LOCATION O 1 ❑ THONIgs, RATTLESNAKE HAMMOCK RD ❑ ; o SUN m y x ,o C � Q � Z LU m L J O VERONAW - " -- -.... -- --SABAL,.PALMLRD --_ ._. m0 OF. ui 5 O o 3 rn O �J Jf a m - K � w MANATEE RD ;.I J11 Ol [ U Sa W, . EXHIBIT 2 AERIAL WITH FLUCFCS AND WETLANDS MAP SCALE: 1" = 200' *. .. . y y y W W W y 740 W Y W y y W r w `M `, W yyyyy W W W y (0.26Ac.±) W W W yyyyy W W yyyy W W y K WyWWyyWWyWyWWyW WW.WW..WW.. ..WW.. . W W W W W W W W W W W W y W W W W �`�y"�•�W W W W W W W W W W W W W W W W W W W . y W . y W . . W W . W • W W W W . y W y y W . y . y y W y W y W y 4 y y W y W W W y y y y y y y y y y W W y y y y 740 W y W y W W y (1.62 Ac.±) y W y W W W y W y W W W y W y W y W y W y y y i Y y y y W W W y W y W W W y W y W y W W y W y Y y W W Y W W Y W W W Y W y W W y W W W W W W W W W W W W W .. W. W.W.W. W.W.W. W.WyyyWyyi1. 7401 W y W W y W W Wy y W W W W W y W W W y Y W (12.11Ac+)W.W.W W W.W W WYW.W. 740 W W W y Y W W y Y y W Y i W W W W y W y y W W y (0.94 Ac.}) W y W y W W W y W y W y W y W y W y W W W y W Y Y i W y W y W W W y W y W y W W W y W W W W W y W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W . W y y y . W W W W W W W W W W W W y W W W W W y y y W y y . � W W W y W W W W y i y W i y y Y W y y i W W i W y Y y y y W y y W W y y W y y 740 y y y y W W Y W y y y W W W y y y W W y y y W y y W y W (0.40 Ac.±) ♦ �> , e -��� ' �. ti% +��, � �' - i� a• A+ Sri � 6 ry xr1 �� 7 _ .. �r. EXHIBIT 3 LISTED SPECIES SURVEY LOCAL GREENS LISTED SPECIES SURVEY April 2021 1.0 INTRODUCTION This report documents the results of the listed species survey conducted by Passarella & Associates, Inc. (PAI) on April 13, 2021 for the 15.41± acre Local Greens (Project). The Project site is located in Section 14, Township 50 South, Range 26 East, Collier County (Appendix A). More specifically, the Project site is located approximately 0.3 mile northeast of the intersection of Rattlesnake Hammock Road and Collier Boulevard (County Road (CR) 951). The Project site is bordered to the north by the Sapphire Cove residential community, to the south by the Watercrest Parcel, to the east by Florida Sports Park Road, and to the west by a Florida Power and Light easement. The Project site is comprised of undeveloped, forested and non -forested upland and wetland areas. 2.0 LITERATURE REVIEW AND FIELD SURVEY METHODOLOGY A literature review and field survey were conducted to determine whether the Project site was being utilized by state and/or federally listed species as identified by the Florida Fish and Wildlife Conservation Commission (FWCC) and the U.S. Fish and Wildlife Service (USFWS). In addition, the property was surveyed for plant species listed by the Florida Department of Agriculture and Consumer Services and the USFWS as endangered, threatened, or commercially exploited or species included on the Collier County Rare and Less Rare plant lists (Land Development Code (LDC) Section 3.04.03). 2.1 Literature Review The literature review involved an examination of available information on listed species in the geographical region of the Project. The literature sources reviewed included the FWCC Florida's Endangered and Threatened Species (2018); Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991); USFWS Habitat Management Guidelines for the Bald Eagle in the Southeast Region (1987); the Florida Panther Habitat Preservation Plan (Logan et al. 1993); the Landscape Conservation Strategy Map (Kautz et al. 2006); and USFWS and FWCC databases for telemetry locations of the Florida panther (Puma concolor coryi), bald eagle (Haliaeetus leucocephalus), red -cockaded woodpecker (Picoides borealis) (RCW), Florida scrub jay (Aphelocoma coerulescens), and wading bird rookeries (such as wood stork (Mycteria americana)) in Collier County. FWCC and USFWS database information is updated on a periodic basis and is current through different dates, depending on the species. The data is current through the noted dates: bald eagle nest locations — 2020; panther telemetry — June 2020; and RCW locations — December 2020. E3-1 2.2 Field Survey The field survey was conducted during daylight hours by qualified ecologists walking parallel belt transects across the Project site. Transects were spaced to ensure that sufficient visual coverage of ground and flora was obtained. Approximate transect locations and spacing are shown on Appendix B. At regular intervals the ecologists stopped, remained quiet, and listened for wildlife vocalizations. The survey was conducted with the aid of 8x or IOx power binoculars. The listed wildlife species surveyed for included, but were not limited to, the gopher tortoise (Gopherus polyphemus), Eastern indigo snake (Drymarchon corais couperi), RCW, wood stork, Big Cypress fox squirrel (Sciurus niger avicennia), and Florida panther. The listed plant species surveyed for included species typical to forested upland and wetland habitats in this geographical region, as well as listed epiphytes and terrestrial orchids common in Southwest Florida. 3.0 RESULTS 3.1 Literature Review According to FWCC and Audubon Eaglewatch databases, the closest documented bald eagle nest is CO-060 located approximately 620 feet west of the western Project limits (Appendixs C and D). The nest distance is within the the USFWS and the FWCC recommended 660-foot buffer zone for active and alternate bald eagle nests. Bald eagles are not a state or federally listed species; however, they are protected under the Bald and Golden Eagle Protection Act. The Project site is located within the USFWS consultation for RCWs (Appendix E); however, no RCW locations are documented on the Project site (Appendix C), and the Project site does not contain suitable habitat for the RCW. The closest documented RCW location is located approximately 0.5 mile west of the Project site. This location, along with the others documented west of Collier Boulevard (CR 951), is considered a relic or historic location. The RCW is a state and federally listed endangered species. The Project site is located within the 30± kilometer (18.6± miles) Core Foraging Area (CFA) of one documented wood stork rookery (No. 619018) (Appendix F). The wetlands within the proposed development limits are infested with exotic vegetation including torpedograss (Panicum repens), spermacoce (Spermacoce sp.), melaleuca (Melaleuca quinquenervia), and earleaf acacia (Acacia auriculiformis); and they offer poor quality foraging habitat for wood storks. The wood stork is a state and federally listed threatened species. Two Florida panther telemetry points are located on the Project site, with additional telemetry points located in the vicinity (Appendix Q. The on -site telemetry points were from Florida Panther No. 219 (FP 219) and were recorded in November and December E3-2 2013. FP 219 died in September 2015, and no additional telemetry has been recorded on - site. The property is within the Florida Panther Primary Zone (Kautz et al. 2006) (Appendix G). The Florida panther is a state and federally listed endangered species. The Project site is located within the USFWS Florida bonneted bat (Eumops floridanus) (FBB) consultation area and proposed critical habitat area (Appendix H). The Project site contains potential FBB roosting and foraging habitat. The Florida bonneted bat is a state and federally listed endangered species. 3.2 Field Survey The field survey was conducted on April 13, 2021. Weather conditions during the survey were partly cloudy skies, five to ten miles per hour easterly winds, and temperatures in the upper 70s. The field survey documented no listed wildlife or plant species on the Project site. Appendix B shows the location of the transects traversed during the survey. 4.0 SUMMARY The literature search and review of agency databases found two Florida panther telemetry points within the Project limits. The telemetry points are from FP 219 and were recorded in November and December 2013. FP 219 died in September 2015, and no additional telemetry has been documented on -site. No other documented occurrences for listed species were found on the Project site during the literature review. The Project site is located within the USFWS and the FWCC recommended 660-foot buffer zone for Bald Eagle Nest CO-060. The Project site is located within the CFA for one documented wood stork colony and within the RCW consultation area. In addition, the Project site is located within the Primary Zone for Florida panthers and within the consultation area and proposed critical habitat area for Florida bonneted bats. The field survey conducted on the property, documented no listed species within the Project limits. 5.0 REFERENCES Florida Fish and Wildlife Conservation Commission. 2018. Florida's Endangered and Threatened Species. Official Lists, Bureau of Non -Game Wildlife, Division of Wildlife. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti, R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape -scale conservation for the Florida panther. Biological Conservation, Volume 130, Issue 1, Pages 118-133 E3-3 Logan, Todd, Andrew C. Eller, Jr., Ross Morrell, Donna Ruffner, and Jim Sewell. 1993. Florida Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife Service; Gainesville, Florida. Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission, Tallahassee, Florida. U.S. Fish and Wildlife Service. 1987. Habitat Management Guidelines for the Bald Eagle in the Southeast Region. E3-4 APPENDIX A PROJECT LOCATION MAP re.* g au - } ., ✓Y' `4 a 25TH AVE SW GREy w 3:.^"� y _ 27TH AVE SW.. Z . L ❑ -9 KSO1 , r y EXIT Q Q�In U) In3� (PP .... 29TH AVE SW j 'w x IVY OR In U) x 105 GOLDEN GAle - ( K z z px a:31 STAVE z rt c � � z� `O - 32ND AVE SW - — - ARKLEYAVE O n '—_y ��' M a y �ti: 75 EVERLY-AVE ` 0 Z a XIT r h � r Q J\E:L-AKE.BL-V.D N - RADIO RD ,. I BECK=BL-Vu Q _ B--CKB_URN�13D Q V RT p GAIL BLVD z. y O NORTH RD z m v N m z ESTEYAVE ? r G�FB� Q LU m.- a - DAVIS BLVD N v2 Do ❑ z y R a 00,.. Q z COPE LN a t 1 0 J a CREWS RDA r KINGS m �1-- A OC GNE, r WHITAKER RD pp MAG _IPROJECT LOCATION ❑ THONIgs, RATTLESNAKE HAMMOCK RD ❑ ; o SUN coy x ,o o L } 0` w� J 0 VERONAW - " -- _.... -- --SABAL.PALMI-Rp . mUui OF. 5 o 3 N rh ❑� b N ol W. MANATEE RD W17 1Ol a-= ail 1 1�r�7r; APPENDIX B AERIAL WITH SURVEY TRANSECTS - ., - t^ -. ,.. . .., '!tom .# '•' i.-:. ,�, . i ` � s � . �' a. ar r - iYi�;,, l 'n'�' r.4 • - h R 1 i CI 7. 7 I- ewe <` r 'Cy t'_� 's - ,fir �z (� iN 'N, . -• %�t'n ;, � r �� �� ,ram .. r~'.ri,,f' TT I Y ti .. _ •-. .. � � • ��� �. �� s L'• � � ! �*h .� .�tu+l. .L�Ew,4 ! i jcf .4 .. � ...,. 1}.'.: n.. s _ :�' - ' '- � ::' § .,* r .^ � ,.� 1,�;" -� �.in+ •�."1.-ie, •- 3tiie •- ' i� .r.: '��I� '� r.� k r �?. � f1� Y_¢[ ie y. `t"�i� . yi. 2 ai "�• �P}'`i'Z'ti nb � �7a-. 4 �:.r� ?_ �j a REVISIONS DATE DRAWN BY DATE P.F. 4/13/21 13620 Metropolis Avenue DESIGNED BY DATE Suite 200 R.F. 4/13/21 Ft. Myers, FL 33912 REVIEWED BY DATE Phone (239) 274-0067 B.B. 4/13/21 Fax (239) 274.0069 PASSARELLA & ASSOCIATES z r 0 Y (Y O a - in LL t LEGEND: NOTES: APPROXIMATE LOCATION OF WALKED AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH TRANSECTS THE COLLIER COUNTY PROPERTY APPRAISER'S OFFICE WITH A FLIGHT DATE OF DECEMBER 2020. PROPERTY BOUNDARY ESTIMATED FROM THE COLLIER COUNTY PROPERTY APPRAISER'S GIS WEBSITE. DRAWING No. LOCAL GREENS 20CDL3377 AERIAL WITH SURVEY TRANSECTS S IBBT No. APPENDIX B APPENDIX C DOCUMENTED OCCURRENCES OF LISTED SPECIES ' • z GOLDEN,GATE PKWY • S• �• t • • • • �' _ ••• a •: ® •' /•• �•.'•• • !: •®• •• �I :•� •, •• LEGEND '� • . . •• • BECK'BLVD— RADIO RD •• • • • • , f ••S ••♦ C OJL L•I E R••• +L y.'S.•Y• ...Jr t DAVIS BLVD •S ••. • •• • .• �• �► •t • • + N SIP 0. •• 51 • • �;•• ; . • • • PROJECTT.(�CATTON 1•fl ; •,= v ,• ,• st •,. 0 1 2 • • ' _ f • • • Miles RATTLESNAKE HAMMOCK •' •• ' • f i • • • • ' • • • •• ' "• •• 40 1 • • • • • • •' • • � �•••• AA • • • • N D2AWNBY DATE P.F. 4/12/21 APPENDIX C. DOCUMENTED OCCURRENCES OF LISTED SPECIES PASSARELLA REVIEWED BY DATE LOCAL GREENS R.F. 4/ �6,',,;n� � `_ECOL(�FIS[5 & ASSOCIATES � REVISED DATE DATE APPENDIX D AERIAL WITH BOUNDARY AND EAGLE NEST APPENDIX E RCW CONSULTATION AREA WITH LOCATIONS APPENDIX F FLORIDA WOOD STORK NESTING COLONIES AND 18.6 MILE CORE FORAGING AREAS i ' t mm CORKSCREW RD O 850 LEGEND 6 (p °ewD`' L E E P io ' 849 1 1 0 � TERRY ST Y l BON'ITABEACH RD -Vol, � = U N 1 O v Z OIL WELL RD p A � o W E 4 S VANDERBILT BEACH RD \ eY d o m GOLDEN GATE BLVD 0 2 4 6 Miles a I� 'OD PINE RIDGE RD o COLLIER m \ yp D O Lj O D w o / o � O A a (D w w i GOLDEN GATEJ Q�3�H \ "' I A c � G) RADIO RD Q o my 951 DAVIS / \ PROJECT LOCATION Gulf \ _ of Mexico 0 APPENDIX F. FLORIDA WOOD STORK NESTING COLONIES DRAWN BY DATE P.F. 4/12/21 PAS R VMI DBY DATE R.F. 4/12/21 AND 18.6 MILE CORE FORAGING AREAS SARELLA " "I"ng w1o��� ASSOCIATES REvsED DATE LOCAL GREENS —s & APPENDIX G PANTHER ZONES WITH PANTHER FOCUS AREA L L p � � O t J m 1 N Y ��� ANDFR82T BEACH RD I� PINE RIDGE-RD—E 1 �o Y Z o � J Z � m F LL W ` O \`� m IJ �o Q I RADIO RD z DAVIS BLVD PROJECT LOCATION LEGEND dr N W E S 0 0 1 2 3 Miles e a GOL-DEN-GATE-BLVD Qd� 114 �`V a. 4 n� Gulf v of Mexico Lo B 4^ -4x, DRAWN BY DATE P.F. 4/12/21 APPENDIX G. PANTHER ZONES WITH PANTHER FOCUS ARE REVIEWEDBY DATE PASSARELLA LOCAL GREENS R.F. 4/12/21 REVISED ASSOCIATES DATE COLOn15[e APPENDIX H FLORIDA BONNETED BAT CONSULTATION AREA AND PROPOSED CRITICAL HABITAT MAP EXHIBIT 4 AERIAL WITH BOUNDARY, EAGLE NEST, AND BUFFER ZONES EXHIBIT 5 2016 FLUCFCS MAP 424H •�. 411-E2 411-E2 .41yAc -42Ac 8146H 424H Ac 5-6911c .24 i IJofe: 61 W6 T PR ER" 1D1BAeraicW�IneE Memcaner Cp My ProxKr MP+amer FLIICCS MAPPiH6 111-E2. NNE F LATWpppg 12&SO% MMS1 0 700 XIO R00 NELALWCAO ZA�i 81�6M. PRNIrTIYE 11L- 111RIC Fppl Figure 2. Aerial with FLUCCS Mapping. Page 4 of 9 PROTECTED SPECIES SURVEY J EXHIBIT 6 OFF -SITE MITIGATION PARCEL AERIAL WITH FLUCFCS AND WETLANDS MAP SCALE: 1' = 200' " r I r P + r'v� f 1�.• _f44 - 'ir W W W W W W W W W W W W W W W W W W W W W W W W W W W W r .a W W W W W W W W W W. W W . W W W W W W W W W W W . W W W W W W W K W W W W W W W W W W W W W W W W W W W W 6249E3 W W W W W W W • 4 W W W W W W W W W W W W W W 07.49 Ac.±) W W W W 6249E2 W.. W W W W W W W W W W W W W W W i4W(0.66Ac.±)WW W W WWW WWWW W W W W W W W WWWW WWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W APPROXIMATEW W W W W W W W W W W W W W W W W W W W W W W W W W W P/L W W W W W W W W W W W W W W W W W W W W W W W W W W W W it W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W $1 W W W W W W W W I• W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 6249E2 W W W W W (3.93 Ac.±). W W W W W W W W W W 6249E2 W W W W W W WW W W W W W W W WWW W WW (0.71AW.±)WWWWW WW W W W WWW WWW WWW W W •,,,„, _ _aw.�usypc,W W W W W W W W W W W W W yi W W W �f 1 a ep' ItCi W W W W W W W W W W W W W W W W W W W W 6249E2 W W W W W W W W W W (0 96 AW + W W W W W W W W W W W W 4 7401 6249E3 W W (0.17 Ac.+ W r(0.53 Ac.±) W W W W W W W W W W W 6249E2 W W '(I 37 Ac.+) W 3219E1 .13 Ac.±) EXHIBIT 7 OFF -SITE MITIGATION PARCEL COLLIER COUNTY NATIVE VEGETATION MAP A,..., SCALE: 1" = 200' APPROXIMATE P/L W W W W W W W W W W 7 6249E3 W W W W W W W W W W W W W W W W W W (17.49 Ac.±) W W W W W W W W W W W W W W W W W W W W 6249E2 W W W W (0.66 AC.±)* W W W w w w W W W w w w w W W W w w w W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 6249E2 W (0.96 Ac.± w yW WWWWWWWWW W W W W W W W W W W W 6249E2 ... W W W y yW WW W W W W W W W W W (3.93 Ac.±) W W W W W W W 6249E2 W . . W W W 7401 624)E3 W w W W W (0.71 Ac.±) W W W W W W W W W (0.17 Ac.± W w (0.53 Ac.±) W W W W W W W W W 6249E2 0.37 Ac.±) 3219E1 .13 AC.±) LEGEND: SFWMD WETLANDS 121 (25.82 Ac.±) COLLIER COUNTY NATIVE F-1 VEGETATION (25.78 Ac.±) FLUCFCS CODES DESCRIPTIONS % OF ACREAGE TOTAL 3219 El PALMETTO PRAIRIE, DISTURBED (0-24% EXOTICS) 0.13Ac.± 0.5% 6249 E2 CYPRESS/PINE/CABBAGE PALM, DISTURBED (25-49% EXOTICS) 7.63Ac.± 29.4% 6249 E3 CYPRESS/PINE/CABBAGE PALM, DISTURBED (50-75% EXOTICS) 18.02Ac.± 69.4% 7401 DISTURBED LAND, HYDRIC 0.17Ac.± 0.7% TOTAL 25.95 Ac.± 100.0% NOTES FLUCFCS LINES ESTIMATED FROM I"=200' AERIAL PHOTOGRAPHS AND LOCATIONS APPROXIMATED. FLUCFCS PER FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCFCS) (FOOT 1999). UPLAND/WETLAND LIMITS HAVE NOT BEEN REVIEWED BY ANY REGULATORY AGENCY AND ARE SUBJECT TO CHANGE. PROPERTY BOUNDARY ESTIMATED FROM THE COLLIER COUNTY PROPERTY APPRAISER'S GIS WEBSITE. REVISIONS DATE DRAWN BY DALE R.F. 04/28/21 13620 Metropolis Avenue Suite 200 Ft. Myers, FL 33912 Phone (239) 274-0067 Fax (239) 274-0069 PASSARELLA �E �'��;�"sue & S S O C I AT E S LOCAL GREENS OFF -SITE MITIGATION PARCEL COLLIER COUNTY NATIVE VEGETATION MAP DRAWING No. 20CDL3377 DESIGNED BY DATE B.B. 04/28/21 SHEET No. EXHIBIT 7 REVIEWED BY DATE B.B. 04/28/21 EXHIBIT 8 OFF -SITE MITIGATION PARCEL REGIONAL AERIAL WITH OFF -SITE PRESERVATION LANDS 75 �� � � ..K _•, � is ,y ._.. �:�.� ... , .:. _ , ....,.. ,. __-..:...: _.a.., .,. ,...� .: � W .�.,.;.,..__ _ _ ,.. „ .. fit Rejected Review: Environmental Review Reviewed By: Craig Brown Email: Craig.Brown@colliercountyfl.gov Phone #: (239) 252-2548 Correction Comment 2: Provide the following Environmental Data (LDC 3.08.00): The property has been cleared, were permits issued or a violation case for the property? The FLUCFCS Exhibit 2 indicates there are wetlands (12.19 acres) please explain what the mitigation for the impacts to the wetlands will be? Response The Project site was cleared of vegetation in 2017, by the previous landowner, and fill was deposited on the eastern portion of the site resulting in the issuance of a Cease and Desist letter by the U.S. Army Corps of Engineers (COE) on August 1, 2017 and a notice of violation from the South Florida Water Management District (SFWMD) on August 8, 2017. In coordination with the previous property owner, SFWMD staff issued Consent Order No. 2019-067-CO-ERP on November 7, 2019. As required by the Consent Order, the respondent is required to obtain an environmental resource permit (ERP) from the SFWMD and provide wetland mitigation in the amount of 3.28 credits. Similarly, the COE determined that 3.28 wetland mitigation credits will be required for the Project. The applicant purchased the propety in December 2020 and is currently in coordination with both the SFWMD and the COE to obtain environmental permits for the Project (SFWMD Application No. 210623-6603 and COE Application No. SAJ-2017-02183). Compensation for wetland impacts and fulfillment of the 3.28 wetland mitigation credit requirement will be provided through the preservation and enhancement of a 25.95± acre Off -Site Mitigation Parcel. The Parcel is located within the limits of the Belle Meade Natural Resource Protection Area (NRPA), an area of Collier County targeted for acquisition and protection by the state. The enhancement and preservation of the Off -Site Mitigation Parcel and its connectivity to the Picayune Strand State Forest will benefit the wildlife species known to utilize the area and will function as a corridor for wildlife movement. The proposed Off -Site Mitigation Parcel will be of greater regional ecological value and will also provide greater long-term value than additional preservation efforts of the degraded on -site wetlands. Correction Comment 3: Please clarify, the Development Commitments (Exhibit F) indicates the preserve requirement will be satisfied offsite, however the environmental data indicates 25.78 acres is to be preserved? .24 acres is all that the LDC requires. Is the 25.78 acres to be donated to Conservation Collier and have they been contacted regarding a proposed land donation? Please clarify. How was 25.82 acres derived? 1 Response In accordance with Section 3.05.07.1-1.11.vi.b, off -site land donations provided at a 4:1 ratio may be utilized to satisfy the native vegetation preservation requirement. As determined by the native vegetation present on the Project site prior to clearing, the Collier County native vegetation preservation requirement totals 0.24± acre and the utilization of off -site lands at a 4:1 ratio would result in the requirement of a 0.96± acre off -site land donation (i.e., 0.24 acre x 4 = 0.96 acre). Compensation for SFWMD and COE wetland impacts will be provided through the preservation and enhancement of a 25.95± acre Off -Site Mitigation Parcel. The Parcel is located within the limits of the Belle Meade NRPA, an area of Collier County targeted for acquisition and protection by the state, is surrounded by other state owned lands, provides habitat for listed species, and also provides a corridor for wildlife movement through the Picayune Strand State Forest. The Off -Site Mitigation Parcel is comprised of 25.78± acres of native vegetation and therefore exceeds the 0.96± acre off -site native vegetation preservation requirement. The Off -Site Mitigation Parcel will be enhanced through the removal of exotic vegetation, preserved in perpetuity, and protected via a conservation easement dedicated to the SFWMD and Collier County. Upon agreement that the Parcel has satisfied the requirements of the SFWMD and COE mitigation program, it is anticipated that the lands will be transferred to the Board of Trustees of the Internal Improvement Trust Fund of the State of Florida (TIITF), the Florida Division of State Lands to be managed by the Florida Forest Service as part the Picayune Strand State Forest, or another acceptable entity. To date, an entity has not been contacted regarding a potential donation of the Off -Site Mitigation Parcel. Correction Comment 4: Provide the following Environmental Data (LDC 3.08.00): Please address Black Bear management for the proposed project. Provide an exhibit, show the presence of black bear in relation to the proposed project's location. Response As requested, an exhibit is enclosed depicting the location of black bear telemetry in relation to the Project location. In addition, the enclosed black bear management plan has been prepared to address project related concerns regarding the Florida black bear(Ursus americanus floridanus). Correction Comment 5: Provide the following Environmental Data (LDC 3.08.00): The Listed Species Survey indicates no listed species were observed onsite; will any additional consultations be taken regarding listed species referenced by various zones (ie Primary Panther Zone) with the state and or federal agencies? Response Per email communication with the COE dated December 21, 2020, the U.S. Fish and Wildlife Service found that the proposed action may affect, but is not likely to adversely affect, any 2 federally listed species protected by the Endangered Species Act of 1973, as amended (16 U.S.C. 1531 et. seq.). The Florida Fish and Wildlife Conservation Commission (FWCC) will evaluate the Project as part of the SFWMD ERP review process for Application No. 210623-6603); however, to date, no comments have been received from the FWCC. 3 0. v,A�d r_ c .aY Z .4 -- CLUB ESTATES DR - I R t. 10 w7 Y-h THE�LORD S WA' co r . F Arammmmm CARMAN DRIVE 15 RPUD FLORIDA BLACK BEAR MANAGEMENT PLAN August 2021 INTRODUCTION This report details the Florida Black Bear Management Plan for Carman Drive 15 RPUD (Project). This plan pertains to the Florida black bear (Ursus americanus floridanus), which is not listed by the Florida Fish and Wildlife Conservation Commission (FWCC) or the U.S. Fish and Wildlife Service. However, the FWCC's Florida Black Bear Management Plan, recommends implementation of certain management activities to reduce the potential for human/bear interaction and conflict. The Project site is located in Section 14, Township 50 South, Range 26 East, Collier County (Exhibit 1). More specifically, the Project is located approximately 0.3 mile northeast of the intersection of Rattlesnake Hammock Road and County Road 951 and is bordered to the north by the Sapphire Cove residential community, to the east by Florida Sports Park Road, to the south by the WaterCrest Parcel, and to the west by a Florida Power & Light easement. The Project site is comprised mainly of disturbed wetlands that have been degraded through prior clearing and land disturbance and by the invasion of high levels of exotic vegetation including melaleuca (Melaleuca quinquenervia), earleaf acacia (Acacia auriculiformis), and Peruvian primrose willow (Ludwigia peruviana). The poor quality of the on -site habitat does not lend it support as a suitable habitat for black bears. FLORIDA BLACK BEAR EDUCATION PLAN The following plan has been prepared for the purpose of addressing the potential for conflicts between the Florida black bear and construction/maintenance personnel and future residents of the Project. The informational brochure created by the FWCC titled "A Guide to Living in Bear Country" provides background information on the identification, habits, and protection of the Florida black bear and will be available to future homeowners and construction/maintenance personnel (Exhibit 2). The brochure educates the public about the Florida black bear and how to discourage bears around homes. The brochure also provides FWCC contact information for homeowners who may experience bear problems. Residents and tenants will be provided with information on how to secure their garbage containers to discourage bears from foraging in trash cans and dumpsters. The information on securing garbage containers, which will be provided to homeowners and construction/maintenance personnel, is included as Exhibit 3. 'Florida Fish and Wildlife Conservation Commission. 2019. Florida Black Bear Management Plan. Florida Fish and Wildlife Conservation Commission, Tallahassee, Florida, 209 p. Passarella & Associates, Inc. 1 of 1 #20CDL3377 08/18/2021 EXHIBIT 1 PROJECT LOCATION MAP kOLDEN 25TH AVE SWGREy w 27TH AVE S.W.: -7KSO� I- y Q'L'�29TH AVE SW ' w� IVY DR x GA - N.. r2 z 31STAVE SW.-<y 32ND AVE SW,:�-MARKLEYAVE a 0�_ EVERLYAVE c z -- a > p ¢ m - .:. RADIO RD ....< w ¢ p GAIL BLVD Y :: - � _ co ?- w ¢ : z ¢ NORTH RD O "- m ESTEYAVE C�FB� Q a -- r DAVIS BLVD ❑ O C ply.. j Q m ¢ Q O Y z COPE LN a o ¢ 7 KINGS GNE.�. co CREWS RD A , < z WHITAKI O J O T of .,o may'- ❑ THOM4 1 RATTLESNAKE HAMMOCK RD ❑ ";. •a" a O NO LU co - x O ALU - ¢ J 5 6i .: SAINT;ANDR`� < - SABAL:PALMRD o T0 ry, N y N MA3 ATE6RU �� w ' I -n r Of- EXHIBIT 2 A GUIDE TO LIVING IN BEAR COUNTRY I IF Ills 11.. I<4 r Discouraging bears at home Properly storing or securing residential garbage and other attractants is a proven method of discouraging bears and preventing bear problems around homes, farms and neighborhoods. The following items attract bears and should be protected by an electric fence, wildlife resistant containers or stored in a secure place, such as a garage or sturdy shed: ■ Trash and recycling containers ■ Bird and squirrel feeders ■ Game feeders ■ Pet foods and bowls ■ Barbeque grills and smokers ■ Pets and small livestock ■ Livestock feed ■ Compost piles ■ Beehives ■ Fruit and nut -bearing trees and shrubs Help conserve black bears by purchasing a Conserve Wildlife license plate at your local tax collector's office or online at BuyAPlate.com. Secure common bear attractants ■ Use electric fencing to protect gardens, compost piles, apiaries and livestock. ■ Store garbage and recyclables in bear - resistant containers or in a secure area until morning of pick up. ■ Feed pets indoors or bring food dishes inside before dark. Store pet and livestock feed in bear -resistant containers. ■ Remove bird and wildlife feeders. Ensure the area is free of all seed, corn or other wild animal feed. ■ Keep orchards and gardens tidy. Remove rotten fruit and harvest all nuts, fruits and vegetables when ripe. ■ Clean meat smokers and barbeque grills with 3 a degreasing detergent. Properly dispose of food remnants after each use. x Learn more about black bears with the Florida Black Bear Curriculum Guide. The guide is designed to educate teachers and students in grades 3-8 and offers a comprehensive series of lessons on Florida's black bear. To learn more about black bears and for tips on how to reduce bear attractants, as well as instructions for electric fencing, suggestions for bear -resistant containers, information about the Conserve Wildlife license tag or the curriculum guide, visit MyFWC.com/bear. Bear ranges in Florida Panama City Primary bear range Secondary bear range • FWC regional offices A guide to living in be .-lua nt r 7LakeCity Palm Beach If you are experiencing bear problems, please contact the nearest FWC regional office. North Central, Lake City 386-758-0525 Northeast, Ocala 352-732-1225 Northwest, Panama City 850-265-3676 South, West Palm Beach 561-625-5122 Southwest, Lakeland 863-648-3200 If you suspect illegal activity, call FWC's Wildlife Alert Hotline at 1-888-404-3922. Cover photo by Ashley Hockenberry Florida Fish and Wildlife • • Conservation Commission CD N. IVlyFWC.com v z n 0 printed on recycled paper OP f�SH AND �< 0 N� O '9TION COConservation o F Florida Fish nd Wildlife •Commisslor. MyF more comfortable around people, that familiarity may become a problem for both people and bears. Those bears are often killed, either by vehicle collisions, illegal shooting or as a result of bear management actions. People ask why problem bears can't simply be relocated to a "wilderness area where they won't bother anyone." Unfortunately, areas that are large and remote enough for bears to avoid people are rare in Florida. Relocated bears typically leave the new area, either to return to their original home or to leave an area already occupied by other bears. Some bears will wander through unfamiliar areas and cross busy roads, creating a danger to the bear and to motorists. In addition, bears that do remain in the relocation area often exhibit the same behavior, which just shifts the problem to a new location. As a result, relocation is not a desirable or effective solution to bear conflicts. Wildlife biologists can provide technical advice to residents who live in bear country to help them take actions that will discourage bears from becoming a problem. The FWC is committed to ensuring the long- term well-being of the black bear, while addressing the property damage and safety concerns of residents and visitors. If you live in Florida, you should know Black bears are at a crossroads in the Sunshine State. Since the 1980s, Florida's bear population has been increasing in most areas of the state while the human population is rapidly expanding. As a result, bears and humans are encountering each other more than ever. Calls to the Florida Fish and Wildlife Conservation Commission (FWC) about black bear and human encounters have increased from 1,000 in 2001 to over 2,500 in 2008. The most common calls refer to bear sightings and bears in garbage. The mere presence of a black bear does not represent a problem. In fact, living in bear country can provide unique and rewarding experiences for residents. However, when black bears have access to pet food, garbage, birdseed, livestock feed or other sources of food, they quickly learn to associate people with food. Bears often are fed by humans, either intentionally or unintentionally. Once they become Ashley Hockenberry If a bear comes into your yard If you encounter a bear at close range, remain standing upright, back up slowly and speak to the bear in a calm, assertive voice. ■ Do not intentionally feed or attract bears. If a bear is eating something on your property, take note of what it is and secure it after the bear has left the area. ■ Never approach or surprise a bear. Keep as much distance between you and the bear as possible. ■ Make sure you are in a secure area, and the bear has a clear escape route to leave the area; then yell, bang pots and pans or use an air horn to scare the bear away. ■ Do not turn your back, play dead, or run from the bear. Back away slowly into a house, car or building. ■ Report any bear that is threatening the safety of humans, pets or livestock, or causing property damage, to the FWC (see back panel). Climbing trees is a bear's natural escape route. If the bear climbs a tree, keep people and pets away. When things quiet down, the bear will come down the tree and leave. This usually happens after dark, when the bear feels safe. It is illegal to intentionally place food or garbage out that attracts bears and causes conflicts. Anything that attracts dogs, cats or raccoons also will attract bears! Did you know? Black bears are shy animals and generally not agressive towards people. When a bear stands on its hind legs, it is merely trying to get a better view, rather than acting in a threatening way. A bear may huff, snap its jaws and swat the ground if it feels threatened. Black bears might "bluff charge" when cornered, threatened or stealing food. Stand your ground and then slowly back away. Always respect bears — they are large and powerful wild animals. The bear facts Black bears are the only species of bear in Florida and they once roamed the state's entire 34.5 million acres. ■ FWC biologists estimate there are 2,500-3,000 black bears in Florida. ■ Florida bears are black with a brown muzzle and may have a white chest marking called a blaze. ■ Adult black bears weigh 150-400 pounds; males are usually larger than females. The largest male bear on record in Florida weighed 624 pounds; the largest female weighed 342 pounds. ■ Female bears have their first litter at about 31/2 years of age and generally have one to three cubs every other year. ■ In Florida the breeding season runs from June to August and cubs are born about seven months later, in late January or early February. ■ Bears of all ages are excellent climbers and will climb trees when they are frightened. ■ About 80 percent of a black bear's diet comes from plants (e.g., fruits, nuts, berries), 15 percent from insects and 5 percent from meat. CD C CD CT CD EXHIBIT 3 BEAR RESISTANT TRASH CONTAINERS OPF�SH AND � e a� o m a a H r/ON 000 y BEAR RESISTANT TRASH CONTAINERS (prices last updated October 2012) Residential Poly Carts WITH automatic locking lids AND designed for fully -automated waste pick-up Bear V Management Program ; Contact Info/ Minimum Price per container Shipping Estimated Cost Company TestingStatus Size order without shipping PP� g *To Tallahassee, FL a per Container 96 gallon 1 Contact Kodiak Products Contact Kodiak $270.00 ti 1-800-519-1172 Products Info Kodiak-Products.com http://www.kodiak- Kodiak Products products.com/ .. Passed IGBT 96 gallon Contact Kodiak ,. 300 Contact Kodiak Products $237.00 Products Residential Poly Carts and Cans WITH automatic locking lids Company Contact Info/ TestingStatus Size Minimum order Price per container without shipping PP� g Shipping *To Tallahassee, FL Estimated Cost a per Container Statesville, NC 1-800-424-0422 Toter, Inc toter antoter.com $750 (for minimum http://www.toter.com 96 gallon 50 $197 $212.00 50 cans order) Passed IGBT a o Residential Poly Carts and Cans WITH automatic locking lids Company Contact Info/ $1Ze Minimum Price per container Shipping Estimated Cost a Testing Status order without shipping pp� g *To Tallahassee, FL per Container 1-800-851-3887 32 gallon 20 Contact BearSaver Contact BearSaver Contact BearSaver Fax: 909-605-7780 sales bearsaver.com http://www.bearsaver.com 65 gallon 20 $159 $473 $182.65 BearSaver Passed IGBT a 96 gallon 24 $170 $863 $205.96 iF $663 each 32 gallon g 1 (for 1-4 cans) $638 each $291.59 $954.59 — 929.59 - 234 S. Golden Dr. Silt, CO 81652 (for 5+ cans) Beal -Proof , 970-309-2460 $404 each Inc. Fax: 970-876-0420 Info BearF`rooflnc.com 65 gallon g 1 for 1-4 cans ( ) 2 $ 37.97 $641.97 — 616.97 http://www.bearproofinc.com $379 each (for 5+ cans) $416 each 96 gallon 1 (for 1-4 cans) $265.90 $947.80 — 656.90 $391 each (for 5+ cans) Residential Poly Carts and Cans WITHOUT automatic locking lids Info/ Minimum Price per container Shipping Estimated Cost Com an p y FContact Testing Status Size order without shipping *To Tallahassee, FL per Container 32 $179 Free in central FL $189 in central FL Sanford, FL gallon 1 (Discounts if buying >3) or $34 or $221 The 407-519-0766 64 1 $189 Free in central FL $189 in central FL Growler dennisbooth@cfl. rr.com http://www.thegrowlercan.com gallon (Discounts if buying >3) or $85 or $274 a Passed IGBTP 95 $209 Free in central FL $209 in central FL gallon 1 (Discounts if buying >3) or $100 or $309 Residential Poly Carts and Cans WITHOUT automatic locking lids Company p Y Contact Info/ Size Minimum Price per container Shipping* Estimated Cost 6 Testing Status order without shipping *To Tallahassee, FL per Container 7855 E. Lark Dr. Parker, CO 80138 Phone:303-840-3390/ 65 1 $172 $128 $300 Solid 1-800-944-7973 gallon Waste Fax:303-840-3460 Systems solidws(@comcast.net http://www.bearl)roofsystems.c om/ 95 1 $190 $200 $390 gallon a Passed IGBTP 32 1 $189 each (for 1-3 cans) $75 $226.50 — 222.50 _ gallon $185 each (for 4+ cans) 1-877-232-7428 Fax: 860-540-0611 64 $199 each (for 1-3 cans) Contact BEARicuda Contact BEARicuda kevin bearicuda.com gallon 1 $165 each (for 4+ cans) Bins BEARicuda Bins http://www.bearicuda.com Bins 95 1 $219 each (for 1-3 cans) $169 $303 - $251.25 gallon $209 each (for 4+ cans) 32 $67.50 (for 1 can) $250.50 - gallon 1 $183 $412 (for 16 cans) $208.75 25 Lassy Court Terryville, CT 06786 1-800-935-3294 64 $158 (for 1 can) DAWG, bgalvin(a)dawginc.com gallon 1 $192 $439 (for 12 cans) $350 — 228.60 http://www.dawginc.com Inc. a Passed IGBTP 95 $186 (for 1 can) � gallon 1 $208 $382 (for 8 cans) $394 — $255.75 Residential Poly Carts and Cans WITHOUT automatic locking lids Company p Y Contact Info/ Testing Status Size Minimum order Price per container without shipping Shipping* *To Tallahassee, FL Estimated Cost b per Container w � Phone: 704-435-8297/ $333 if Bear 704-466-8010 96 gallon 1 $132 pre -assembled $465 — 414d a Proofing- bearproofing.r.us@gmail http://bearproofingr-us.com/ kit . • - R-US a Product has passed the Interagency Grizzly Bear Committee Testing Bear Committee Program (IGBTP) with captive bears at the Living with Wildlife Foundation. b The " Estimated Cost per Container" column is showing = amount for shipping divided by (—,) the minimum amount that has to be purchased plus (+) the price per container. Therefore, it is showing the cost of one can. Each company has their own minimum order of cans that has to be purchased. Hence, the price provided in the last column is NOT the total cost of the full order. Costs depend on the amount of cans being purchased (shipping costs decreases the more cans purchased) d Costs depend on the "type" of order you place (assembled or with hardware kit) NOTE: all final prices depend on the amount of cans bought, price of gas at the moment of shipping, and the area where it is being shipped. Residential Poly Carts and Cans WITH screw on lids Minimum Price per container Shipping* Estimated Cost Company Contact Info Size order without shipping *To Tallahassee, FL a per Container 20 gallon 1 $38 Contact DAWG, Inc. Contact DAWG, 25 Lassy Court Inc. _ Terryville, CT 06786 DAWG, Inc. Phone: 800-935-3294 bgalvin ,dawginc.com $65 http://www.dawginc.com 30 gallon 1 $62 (for 1 can) $461.50 (for 24 cans) $124 - $78.22 $235 (for 1-5 cans) Contact BEARicuda Contact Phone: 877-232-7428 50 gallon 1 $225 (for 6+ cans) Bins BEARicuda Bins (° BEARicuda Fax:860-540-0611 Bins kevin(cfbearicuda.com © htti)://www.bearicuda.com $265 (for 1-5 cans) Contact BEARicuda Contact 95 gallon 1 $239 (for 6+ cans) Bins BEARicuda Bins ,o John Burpee BEARier Bins 1-888-433-6920 30 gallon 1 $65 Contact BEARier Bins Contact BEARier l Fax 888-778-5869 Bins info _bearierbins.com a The " Estimated Cost per Container" column is showing = amount for shipping divided by (=) the minimum amount that has to be purchased plus (+) the price per container. Therefore, it is showing the cost of one can. --> Each company has their own minimum order of cans that has to be purchased. Hence, the price provided in the last column is NOT the total cost of the full order. NOTE: all final prices depend on the amount of cans bought, price of gas at the moment of shipping, and the area where it is being shipped. Other Recreational / Residential Trash Storage Containers See the following companies (listed above) for more options: BearSaver, Bear Proof Inc., Bear Proofing-R-US, Bear Proof Systems *For shipping costs contact the corresponding company Company Contact Info/ Testing Status Description Size Price per container without shippin } 4 P.O. Box 89 Holds two 32 gallon $1,099 Tahoe City, CA 96145 Metal trashcan enclosure — round cans BearGuard Phone/Fax: 530-581-2211 internal lock with key sales bearguardinfo.com http://www.bearguardinfo.com *closed for the winter months Holds two 32 gallon $999 a Passed IGBTP rectangular cans 1-888-428-5255 Haul -All Fax: 403-328-9956 Metal trashcan enclosure — Contact company Equipment Ltd. sales(a)haulall.com with automatic latching door Holds two 32 gallon for pricing http://www.haulall.com/contain.htm round cans Passed IGBTP a 1014 Old Knoxville Hwy Smoky Metal Sevierville, TN 37862 Wire mesh metal - Works 965-908-4248 trashcan enclosure with clior p Holds two 32 gallon $375 sam(a) .smokymetalworks.com round cans www.smokVmetalworks.com lock on door a Product has passed the Interagency Grizzly Bear Committee Testing Program (IGBTP) with captive bears at the Living with Wildlife Foundation Animal Resistant Dumpsters There are many more companies who sell animal resistant dumpsters, this is just a sample. All companies listed passed the Interagency Grizzly Bear Committee Testing Program with captive bears at the Living with Wildlife Foundation. For shipping costs, please contact the corresponding company. mpany EC Contact Info/ Testing Status Description Design Price per container without shipping 5801 Third Avenue South Capital Industries, Inc. Seattle, WA 98108 1-800-967-8585 / 206-762-8585 Fax: 206-762-5455 sales@capitalind.com http://www.capitalind.com/main/ Metal Containers & Lids Various - 2, 4, and 6 cubic yard contact company for pricing Haul -All Equipment Ltd. 1-888-428-5255 Fax: 403-328-9956 sales(a�haulall.com http://www.haulall.com/contain.htm Metal Containers & Lids Various - 2, 4, and 6 cubic yard contact company for pricing Contact Info/ Price per Company Testing Status Description Design container without shipping Robertson Enterprises P.O. Box 1711 Metal Containers Various - contact Robertson Cody, WY 82414 & Lids 2, 4, and 6 cubic company for Enterprises 307-587-2925 ext:12 http://robertsonenterprises.net/ pricing yard Colorado 2862 S. Circle Dr. Metal Containers Various - contact Correctional Colorado Springs, CO 80906 &Lids 2, 4, and 6 cubic company for Industries 1-800-685-7891 yard pricing http://www.coloradoci.com Jamestown Advanced Products contact Jamestown Corporation Metal Containers Various - company for Advanced 2855 Girts Rd. Jamestown, NY 14701 & Lids 2, 4, and 6 cubic pricing 1-800-452-0639 yard http://www.'amestownadvanced.com/ 7278 Justin Way contact Mentor, OH 44060 Metal Containers Various - company for UltraTec. 1-800-585-8723 & Lids 2, 4, and 6 cubic http://www.industrialinterface.com/compan yard pricing V/waste/987/ultratech-international-i nc/ 540 Southeast 9th Avenue Ontario, OR Metal Containers Various - contact company for Enterprise Sales 97914-3866 & Lids 2, 4, and 6 cubic 541-889-5541 yard pricing Traffic Impact Study 2726 OAK RIDGE COURT, SUITE 503 FORT MYERS, FL 3356 '�° T RA N S P O RTC I O N OFFICE 239.278.3.278.3090 Tr% 6 FAX 239.278.1906 CONSULTANTS, INC TRAFFIC ENGINEERING TRANSPORTATION PLANNING SIGNAL SYSTEMS/DESIGN TRAFFIC IMPACT STATEMENT FOR CARMAN DRIVE 15 GMPA & PUDZ PL#20210000623 (GMPA) PL#20210000624 (PUDZ) (MAJOR STUDY REVIEW FEE - $1,500) (METHODOLOGY REVIEW FEE - $500) (PROJECT NO. F2103.09) PREPARED BY: TR Transportation Consultants, Inc. Certificate of Authorization Number: 27003 2726 Oak Ridge Court, Suite 503 Fort Myers, Florida 33901-9356 (239) 278-3090 May 4, 2021 7A TRANSPORTATION CONSULTANTS, INC CONTENTS INTRODUCTION II. EXISTING CONDITIONS III. PROPOSED COMPREHENSIVE LAND USE AMENDMENT & REZONING IV. TRIP GENERATION & DISTRIBUTION V. PROJECTED CONCURRENCY VI. CONCLUSION TRANSPORTATION 7ATRCONSULTANTS, INC I. INTRODUCTION TR Transportation Consultants, Inc. has conducted a traffic impact statement for projects seeking Comprehensive Land Use Amendment and rezoning approval. The approximate 15 acre subject site is located at 8496 Rattlesnake Hammock Road in Collier County, Florida. This report has been completed in compliance with the guidelines established by the Collier County Transportation Planning Division for developments seeking the aforementioned approvals. The approximate location of the subject site is illustrated on Figure 1. The current future land use designation for the subject site is Urban Residential Fringe Subdistrict which allows the development of the site with up to 23 residential dwelling units (1.5 units per acre). The current zoning designation on the subject site is Agriculture (AG) which allows the site to be developed with up to 3 residential dwelling units (1 unit per 5 acres). The proposed Carman Drive 15 GMPA and Rezone request will allow the approximately 15 acre subject site to be developed with up to 212 residential dwelling units or a density of up to 13.8 residential units per acre. The analysis in this report will determine the impacts of the proposed change in land use as well as rezoning to allow the approximate 15 acre subject site to be developed with up to 212 single-family residential units. The transportation related impacts of the proposed Comprehensive Land Use Amendment and proposed rezoning will be evaluated based on the estimated build -out year of the project and the impacts the proposed amendment and rezoning will have on the surrounding roadway infrastructure. Access to the subject site is proposed to be provided to Carman Drive via two connections. The northern connection will be limited to an egress only and the southern connection will be a full access connection. Page 1 OL A Florida=Sports-Park'Rd - _ - .% IN . , w M • • • MAMMON N 0 0 7 TRANSPORTATION CONSULTANTS, INC Methodology meeting notes were exchanged with Collier County Staff via e-mail in order to discuss the proposed Comprehensive Land Use Amendment and rezoning of the subject site. The initial meeting checklist and the latest methodology notes are attached at the end of this document for reference. This report examines the impact of the development on the surrounding roadways. Trip generation and assignments to the various roadways within the study area will be completed and analysis conducted to determine the impacts of the development on the surrounding roadways. II. EXISTING CONDITIONS The subject site is currently vacant. The site is bordered by vacant land to the north, Carman Drive to the east, vacant land to the south, and by Florida Power and Light Electrical Substation and Florida Sports Park Road to the west. Collier Boulevard (CR 951) is a six -lane divided arterial within the vicinity of the subject site. The Level of Service Standard on Collier Boulevard between Davis Boulevard and Rattlesnake Hammock Road is LOS "E", or 3,000 vehicles (Link ID #34.0). The Level of Service Standard on Collier Boulevard between Rattlesnake Hammock Road and US 41 is LOS "E", or 3,200 vehicles (Link ID #35.0). Collier Boulevard has a posted speed limit of 50 mph and is under the jurisdiction of the Collier County Department of Transportation. Rattlesnake Hammock Road is a six -lane divided arterial to the west of Collier Boulevard and a four -lane divided roadway within the public right-of-way to the east. The Level of Service Standard on Collier Boulevard between Santa Barbara Boulevard and Collier Boulevard is LOS "E", or 2,900 vehicles (Link ID #75.0). Rattlesnake Hammock Road has posted speed limit of 45 mph to the west of Collier Boulevard and 40 mph to the east. Rattlesnake Hammock Road is under the jurisdiction of the Collier County Department of Transportation. Page 3 7A TRANSPORTATION CONSULTANTS, INC III. PROPOSED COMPREHENSIVE LAND USE AMENDMENT & REZONING The proposed Land Use Amendment and rezoning request would change the future land use and zoning designations on the approximately 15 acre subject site to permit the site to be developed with up to 212 residential dwelling units or a density of up to 13.8 residential units per acre. Table 1 summarizes the land uses that could be constructed under the existing future land use designation and the intensity of uses under the proposed future land use designation. Table 2 summarizes the land uses that could be constructed under the existing zoning category and the intensity of uses under the proposed zoning category. Table 1 Land Uses Carman Drive 15 GMPA & P1JDZ Existing/ Proposed Land Use Category Intensity Urban Residential 23 Single -Family Existing Fringe Subdistrict Dwelling Units i(1.5 DU/Acre) 212 Single -Family Proposed Carman Drive 15 GMPA Dwelling Units (13.8 DU/Acre) Table 2 Land Uses Carman Drive 15 GMPA & PUDZ Existing/ Proposed Zoning District Intensity 3 Single -Family Existing Agriculture (AG) Dwelling Units (1 DU/ 5 Acres) 212 Single -Family Proposed Carman Drive 15 PUDZ Dwelling Units (13.8 DU/Acre) Page 4 7A TRANSPORTATION CONSULTANTS, INC IV. TRIP GENERATION & DISTRIBUTION The trip generation for the proposed development was determined by referencing the Institute of Transportation Engineer's (ITE) report, titled Trip Generation, 10"' Edition. Land Use Code 210 (Single -Family Detached Housing) was utilized for the trip generation purposes of the proposed development. The equations used from the aforementioned land use are contained in the Appendix of this report for reference. Table 3 outlines the anticipated weekday AM and PM peak hour trip generation based on the proposed Land Use Amendment and rezoning request. The daily trip generation is also indicated in this table. Table 3 Trip Generation Based on Proposed Land Use Amendment and Rezoning Carman Drive 15 GMPA & P1JDZ Land Use WeekdayAM Peak Hour WeekdayPM Peak Hour Daily (2-way) In Out I Total In Out T Total Single -Family Detached Housing 39 116 155 132 77 209 2,076 (212 Dwelling Units) The trips the proposed development is anticipated to generate were assigned to the site access drives and the surrounding roadway network. The project traffic distribution was determined in the methodology with staff and is illustrated on Figure 2. Figure 2 also illustrates the assignment of the total project trips to the site access drives and surrounding intersections based upon the project traffic distribution. Page 5 8-0 Lo N eM i W E S N.T.S. r 41 (27) THE LORDS WAY LAKES BLVD. (46) 14 h r N rn 0 ri Z W Of Q U J m - - of (7) 101 p (13) 19 M o (O M N SITE --.r rll �r ■ (20) 31 .7 (37) 56 N N 0 ♦ 34 (23) 41, RAT T ESN RD 41 (27) (86) 25 S 4-30%-*(40) 11 v r CO 1 LEGEND Lo ♦ 000 WEEKDAY AM PEAK HOUR SITE TRAFFIC ■ ♦ (000) WEEKDAY PM PEAK HOUR SITE TRAFFIC ♦20%-► PERCENT TRIP DISTRIBUTION TRANSPORTATION TRIP DISTRIBUTION & ;FATRCONSULTANTS, INC SITE TRAFFIC ASSIGNMENT CARMEN DRIVE 15 GMPA & PUDZ Figure 2 7 TRANSPORTATION CONSULTANTS, INC V. PROJECTED CONCURRENCY In order to determine which roadway segments surrounding the site will be significantly impacted, Table 1A, contained in the Appendix, was created. This table indicates which roadway links will accommodate an amount of project traffic greater than the 2%-2%-3% Significance Test. The trips generated as a result of the proposed Land Use Amendment and rezoning on the subject site was compared with the Capacity for Peak Hour — Peak Direction traffic conditions as defined by the 2020 Collier County Annual Update Inventory Report (AUIR). Based on the information contained within Table 1 A, no roadway segments show a significant impact as a result of the development traffic being added to the roadway network. In addition to the significant impact criteria, Table 2A includes the concurrency analysis on the Collier County Roadway network. The current remaining capacity and Level of Service Standard for each roadway segment analyzed was obtained from the 2020 Collier County Annual Inventory Update Report (AUIR). A five-year planning analysis was also conducted. In order to estimate the projected 2025 background traffic volumes, the existing 2020 peak hour peak direction traffic volumes from the 2020 AUIR were adjusted by the appropriate growth rate. These projected volumes were then compared with the 2020 existing plus trip bank volumes from the 2020 AUIR. The more conservative of the two volumes was then utilized as the 2025 background traffic volume. The concurrency analysis was performed by subtracting the project traffic volumes that will result with the proposed development from the 2025 background remaining capacity in order to determine whether or not sufficient capacity will be available after the addition of the net new traffic associated with the proposed development. Based on the information contained within Table 2A, there will be sufficient capacity on the surrounding roadway network to serve the new trips generated as a result of the proposed development. Figure 3 was created to indicate the results of the concurrency analysis on the adjacent roadway network. Page 7 N 283 W E (242) [256] 1.54% S N.T.S. NAPLES THE LORDS WAY LAKES BLVD. 0 ri CV LL Z cW NG L.L Q U J m _W J J 0 U SITE HAMC MK RD. 1,974 (1,939) 660 [1,951] (646) 1.37% [614] LEGEND 1.44% 000 2025 CURRENT REMAINING CAPACITY (000) 2025 REMAINING CAPACITY W/ AM PROJECT TRAFFIC [000] 2025 REMAINING CAPACITY W/ PM PROJECT TRAFFIC 0.0% PROJECT IMPACT PERCENTAGE 7ATRCONSULTANTS, TRANSPORTATION 2025 REMAINING CAPACITY ON INC SIGNIFICANTLY IMPACTED LINKS CARMEN DRIVE 15 GMPA & PUDZ Figure 3 7 TRANSPORTATION TRCONSULTANTS, INC Turn lane improvements at the site access drive intersections will be evaluated at the time the project seeks site development plan approval application. VI. CONCLUSION The proposed Land Use Amendment and Rezoning request is to allow the approximate 15 acre subject site to be developed with up to 212 single-family residential dwelling units. The proposed development meets Collier County Consistency and Concurrency requirements. The surrounding roadway network was analyzed based on the 2020 Collier County Annual Update Inventory Report (AUIR) and future 2025 buildout traffic conditions. As a result, sufficient capacity is indicated along surrounding roadways in 2025 both with and without the proposed development. K:\2021\03 Mamh\09 Carmen Drive 15 Acres Comp Plan Rezoning\5-4-2021 Report.doc Page 9 APPENDIX METHODOLOGY MEETING NOTES APPENDIX A INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply. Location: via e-mail People Attending: Name, Organization, and Telephone Numbers 1) Yury Bykau, TR Transportation Consultants, Inc., (239) 278-3090 2) Michael Sawyer, Transportation Planning (239) 252-2926 Study Preparer: Preparer's Name and Title: YuryBykau Organization: TR Transportation Consultants, Inc. Address & Telephone Number: 2726 Oak Ridge Court, Suite 503 Fort Myers, FL 33901 (239) 278-3090 Reviewer(s): Reviewer's Name & Title: Michael Sawyer, Transportation Collier County Transportation Planning Department Organization & Telephone Number: (239) 252-2613 Applicant: Applicant's Name: Address: Telephone Number: Proposed Development: Name: Carman Drive 15 - PL20210000624 (PUDZ) PL20_210000623 (GMPA) Location: 8496 Rattlesnake Hammock Rd Land Use Type: Single -Family Residential ITE Code #: LUC 210 — Single -Family Detached Housing Proposed number of development units: 212 Dwelling Units Other: N/A Description: Residential Existing: Currently the site is vacant. Requested: GMPA and PUDZ K 12021W]t MarchM Carmen Drive 15 Acres Comp Plan RezoningMelhodologyWefhodology f leefing Notes 5-1-2021 doc Findings of the Preliminary Study: Project is anticipated to generate less approximatelyqpproximately 209 net new PM peak hour trips. See the attached trip generation table. Study Type: Small Scale TIS ❑ Minor TIS ❑ Major TIS Study Area: Boundaries: Collier Boulevard (Links #34.0 and 35.0) and Rattlesnake Hammock Road (Link #75.0) based upon the Collier County 2%-2%-3% Significant Impact Criteria. Additional intersections to be analyzed: Horizon Year(s): 2025 Analysis Time Period(s): AM & PM peak hours Future Off -Site Developments: None Source of Trip Generation Rates: ITE_ Trip Generation, 10"' Edition Reductions in Trip Generation Rates: None: Pass -by trips: None Internal trips (PUD): None Transmit use: n/a Other: n/a Horizon Year Roadway Network Improvements: None 14'Ietliodolaa &Assumptions: Non -site traffic estimates: 2020 AUIR Site -trip generation: ITE Trip Generation I & Edition — LUC 210 ( Single -Family Detached Housing). Trip distribution method: By Hand — 35% to/from the north on Collier Boulevard, 35% to/from the south on Collier Boulevard and 30% to/from the west on Rattlesnake Hammock Road. Traffic assignment method: By Hand Traffic growth rate: From comparison of the 2011 & 2020 AUIR's Special Features: (from preliminary study or prior experience) Accidents locations: Sight distance: Queuing: RI2021103 March109 Carmen Drive 15 Acres Como Plan RezoningVIelhodologylMethodology PIeeling Notes 5-1-2021.doc Access location & configuration: Two site access connections to Carman Drive. Traffic control: Signal system location & progression needs: On -site parking needs: Data Sources: ITE Trip Generation Report, 101h Edition Base maps: Prior study reports: Access policy and jurisdiction: Review process: Requirements: _ Miscellaneous: SIGNATURES Study Preparer Reviewers Applicant C2021103 MarchO Carmen Drive 15 Acres Comp Plan RezoninglMethodologylMelhodology Meeting Notes 5-1-2021 doc \ 2 2 2 $ k g a u , f o � (� )0 ■ � N G ) 2 § K § * g $ § Lu 2 _ CM ¥ @ @ a # q $ o § o B ( k 0 r m a m ) 2 K ■ K S 2 3 0 ■ F-Lu z o R IL / § § o ( S 2 G 2 LU 2 z § _Uo LLJ � L) § k d IL§ § k K cn jL 2 F-§ 0 o § 0 0 /$ (( w LL k K_ K 0 o o IL k§ 2& K L o U) 8 8 8 7 2 2 � ° m 2 k $ u $ 2 } � z i + ) - k 2 2 LU § � 7 _ % _ % U) § z § cm® ® § § J $ I E 3 3 - £ \ \ j ) In b b z m ) ■ 2 £ k ) § 2 w k k k _ = E ¥ ¥ E LU IL } § I \ k k 2 > ■ 0 0 2 8 2 TRIP GENERATION GMPA/PUDZ CARMAN DRIVE 15 Trip Generation Based on Proposed Land Use Amendment and Rezoning Carman Drive 15 GMPA & PUDZ Land Use Weekday AM Peak Hour Weekday PM P:2L- Daily (2-way) In Out Total In Out Single -Family Detached Housing 39 116 155 132 77 209 2,076 (212 Dwelling Units) TABLES 1A, 2A & 3A m zN o S \a � _Uo _j mCLw zZ «Z U� L� � $ � ■ \ [ k� a J Q .0 § W ■ § § § ) \ � 02 \ » ; m F § § § a ■ aR § F 8 2 A 0 s o LL « , w § z § _ _ G ) ) (2 2 # LL § z A§ G z y $ z g ® M K K / LU ) § § ° § \ w 0 ( ( \ ■ ■ § � ° 0 0 k § 3 m k ) § ( \ 8 � w o \ m 2 2 ) 2 § u z , 9 0 i i § a 2 § z , � 2 ■ � , Ix % % z § § I % ] $ 3 3 ■ 7 f) k k � � _ ■ b b Z 2 k ; ( ) § j j ) E _ = « « E ƒ ƒ f j } 3 k § } e e « a R R 2 j £ N 0 N D Na J � as aa� C N C7 J V Lo T- m W W u n O O D0 V Z Z a 0 V a L) O N co V a a Lo m N W W ZLLJ H W J W v v a w w w a LL a a J Q r } y U 'a F K U a co u4 N 'cl- o rn U W a a U a. a QI N N M cco C o w C7 Z N U n Z_cD Q U M o O5- N a a. C.) (N (D at W N a' Z z U LL r O c F N Q n N IBIScli N U- m J j = 3 W o 0 0 Z ZQ 0 a OO' N Lq Z ZLLI _ � Z_ _F U N o 0 O5- U U 7 O J a ~ W n Ifs N Cl) Q N 0 ,=j p N N Q N � Q V (14 M m [.) W 7 Np a N LL D 0 M N O CD V N F � 0 a N V co N w a L 'p < w 6 a [ v M W Q `1 O O p a z z �ol3j� 0 0O O N OS a M M N H Z W # O O O �I V Lo Lo w CL' Y U O E a m m N 2 Y Y J C m F N m m m W O U CD O O O W (n Z (n v Y O E E m x Q Y CCI m C O In a a`7 m O o m w U W 5 N j O N 5 E - o v 1 C i5 cq 1 Z O n m 3 r m 5 O 5 � 7 � 5 C .N W TABLE M ANNUAL GROWTH RATE CALCULATIONS BASED UPON HISTORICAL AUIR DATA 2011 2020 ANNUAL ACTUAL CURRENT AUIR AUIR YRS OF GROWTH GROWTH ROADWAY SEGMENT ID# VOLUME VOLUME GROWTH RATE RATE Collier Blvd N. of Rattlesnake Hammock Rd 34.0 1,374 2,130 9 4.99% 4.99% S. of Rattlesnake Hammock Rd 35.0 1,413 2,060 9 4.28% 4.28% Rattlesnake Hammock Rd W. of Collier Blvd 75.0 494 740 9 4.59% 4.59% ^ All traffic volumes were obtained from the 2011 & 2020 Annual Update Inventory Reports (AUIR) In instances where the historical data indicates a reduction in traffic or insufficient data was available to calculate a growth rate due to construction, a minimum annual growth rate of 2 0% was assumed. GROWTH RATE CALCULATION Annual Growth Rate (AGR) = AGR (Collier Blvd) = 2020 AUIR ^(1Nrs of Growth) -1 2011 AUIR 2,130 ^(1/9) -1 1,374 AGR (Collier Blvd) = 4.99% AUIR REPORT .2 E H �=1,r M, i HH-K "I "IL. V.IxI �8 s 7, =1 2 i �e A 1. 1. - - j r� F, 8 4 2 P, N 2 TIE! 1 04, n T TIT-! z z X -4 7 L9 z z z 7 1 7 7-1 7 7 Z Z 7 z -11 z J. . . . . . . . E s 'S Z rvlir-- 1. . . G - - - - - - - - z- D Z) g An n a ni D D Z Z : SF -7 -E p U. 7- S3 w 5 7i B �j RE -4 M m T Z -6 -5 _5 's -s 7 L 7 L. = E ;7 7 - - - - - - - a U Lj u UL, L� U u L, L, u I 1. .1 u t u Page 11 of 128 8. �� _ r = =- ;7. _Q F - _71 "d ". IT 2 "1 R rz 2. 7 .21 i 1: 7 1 a 22 !E 1 z 2 2 2 z t� C9 T g = p g g 22- 7. z Z I Z Z 7 Z 1'J I 1 4+1+: d 2 21 1 < p all 1. E ✓ 5 t x u < w —9 El f 1 0 f Z, 3 - Di t3 —.2 7 2 A :3 7, z z 7 Z. A 2 2 2 2 c, -a j4 �f, 13181, J J IWA-MI1,11,131im 41 I 13 1.of - > > il T 1. 11 7 .j L; u L) L, u L, 1;:., I L, tn D Z, Z) U L, . I'm Page 12 of 128 TRIP GENERATION EQUATIONS Single -Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: Number of Studies: Avg. Num. of Dwelling Units: Directional Distribution: General Urban/Suburban 159 264 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates 9A4 4.81 - 19.39 Data Plot and Equation Standard Deviation 2.10 2 Trip Generation Manual 10th Edition • Volume 2: Data • Residential (Land Uses 200-299) WF Single -Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Setting/Location: General Urban/Suburban Number of Studies: 173 Avg. Num. of Dwelling Units: 219 Directional Distribution: 25% entering, 75% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.74 0.33 - 2.27 0.27 Data Plot and Equation 2,000 r r' X 1,500 X X W n x H 1.000 X X 500 Xc X X 0 5nn 1,Uo' 1,500 2,000 2,500 X= Number of Dwelling Units X Study Site Fitted Curve - - - - Average Rate Fitted Curve Equation: T = 0.71(X) + 4.80 R'= 0.89 rues Trip Generation Manual 10th Edition - Volume 2: Data • Residential (Land Uses 200-299) 3 Single -Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 190 Avg. Num. of Dwelling Units: 242 Directional Distribution: 63% entering, 37% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0,99 0.44 - 2.98 0.31 Data Plot and Equation 2,500 2.000 C w a F 1,500 u F 1,000 500 n X X X XX X, 'X X q` X U 500 1.001) 1.500 2,000 2,500 3.000 X= Number of Dwelling Units X Study Site Fitted Curve - - - - Average Rate Fitted Curve Equation: Ln(T) = 0.96 Ln(X) + 0.20 RI= 0.92 4 Trip Generation Manual 10th Edition • Volume 2: Data • Residential (Land Uses 200-299)�` Master Site File Letter This record search is for informational purposes only and does NOT constitute a project review. This search only identifies resources recorded at the Florida Master Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at CompliancePermits@dos.MyFlorida.com for project review information. April 29, 2021 Patrick Murray Project Planner / GIS Analyst _W11t 1 11, 1 1 ENGINEERING PLANNING CV1L EMGi,11RING LANDE'3AP[ ARC-+1TFCTL,4C In response to your request on April 29, 2021, the Florida Master Site File lists no cultural resources recorded in the designated area located at 8496 Rattlesnake Hammock Rd. East of Collier Blvd and North of Rattlesnake Hammock Rd and sits within Section 14 / Township 50 / Range 26, Collier County, Florida. When interpreting the results of our search, please consider the following information: • This search area may contain unrecorded archaeological sites, historical structures or other resources even if previously surveyed for cultural resources. • Because vandalism and looting are common at Florida sites, we ask that you limit the distribution of location information on archaeological sites. • While many of our records document historically significant resources, the documentation of a resource at the Florida Master Site File does not necessarily mean the resource is historically significant. • Federal, state and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review. If your project falls under these laws, you should contact the Compliance and Review Section of the Division of Historical Resources at CompliancePermitskdos.MyFlorida.com Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, Eman M. Vovsi, Ph.D. Florida Master Site File Eman.VovsikDOS.MyFlorida.com 500 South Bronough Street • Tallahassee, FL 32399-0250 • www.flheritage.com/preservation/sitefile 850.245.6440 ph 1 850.245.6439 fax I SiteFile@dos. state.fl.us 1; ..' fy� ` - � 1I,.;� �. '.�-��i4� - '. �l. --..►� 'SIC ab 1 � �. 2 It ZT � w. •:.�►.. - —mot". - ► � 1 �'.' :: � ��' ;� ='`�� . ��: � � h ► Vf r. Y �i7i•Af ` tj .s 1 v r ...:.6_ •0 r U A%lt s r , oison Iv'� ource. sri, DigitalGlobe, G�eoEye, Earthstar Geograph;os, CNE�S/Airbus S. �U'SYD�A, t GS.-AeroGRID, IGN, and the!G„S User Community School Impact Analysis strict School � o � sy tCollier Cou'§� Collier County School District School Impact Analysis Application Instructions: Submit one copy of completed application and location map for each new residential project requiring a determination of school impact to the Planning Department of the applicable local government. This application will not be deemed complete until all applicable submittal requirements have been submitted. Please be advised that additional documentation/information may be requested during the review process. For information regarding this application process, please contact the Facilities Management Department at 239-377-0267. Please check [�] type of application request (one only): School Capacity Review ❑ Exemption Letter F—IConcurrency Determination 0 Concurrency Determination Amendment For descriptions of the types of review please see page 3, Project Name: Carman Drive 15 PUDZ I. Project Information: Municipality: collier county Parcel ID#: (attach separate sheet for multiple parcels): 00417000004 Location/Address of subject property: 8496 Rattlesnake Hammock Road Closest Major Intersection: Rattlesnake Hammock Drive and Carman Drive II. Ownership/Agent Information: Owner/Contract Purchaser Name(s): Carman Drive 15, LLC Aaent/Contact Person: Alexis Crespo, AICP (Attach location map) (Please note that if agent or contact information is completed the District will forward all information to that person) Mailing address: 28100 Bonita Grand Dr. #305, Bonita Springs, FL 34135 Telephone#: 239-405-7777 Fax: 239-405-7899 alexis.crespo@waldropengineering.com I hereby certify the statements and/or information contained in this application with any attachments submitted herewithAmetrye and correct to the best of my knowledge. Owner or Signature ITT. ❑evelonment Information S 12,5 Date Project Data (Unit Types defined on page 2 of application Current Land Use Designation: Proposed Land Use Designation: Urban Residential Fringe Subdistrict Carman Drive Subdistrict Current Zoning:Agriculture Proposed Zoning.RPU D Project Acreage: 15 u _ Unit Type: SF MF MH j C G Total Units Currently Allowed by Type: 23 0 0 0 0 Total Units Proposed by Type: 212 0 0 0 0 Is this a phased project: Yes or No If yes, please complete page 2 of this application. Date/time stamp: M � @ q CL ¢ -0 2 .@ 2 @ 'o CL @ � 0 2 ■ .g a- CL « @ IS � � 2 � � E 0 U @ � R � @ .% � .§ 2 @ � 0 B cn � � / � k � ƒ CD . ( § ? ° u.- 2 § k; K 0 ƒ % Q@ 2 2 U U § + q � � 0 � � 0 W � � kn n t � W) tn o * ¥ ©/ / / � u � w � 2 Types of Reviews: School Impact Analysis: This review should be divided into two categories: - School Capacity Review (land use and rezonings), and; - Concurrency Determinations (site plans and subdivisions). School Capacity Review is the review of a project in the land use and rezoning stage of development. It is a review of the impact of the development on school capacity and is considered long range planning. This may be a review resulting in mitigation being required. In situations where the applicant may be required to mitigate, capacity may be reserved dependent on the type of mitigation. Concurrency Determination is the review of residential site plans and subdivisions to determine whether there is available capacity. When capacity is determined to be available a School Capacity Determination Letter (SCADL) will be issued verifying available capacity to the applicant and the local government. If a project exceeds the adopted level of service standards, the applicant is afforded the option of a negotiation period that may or may not result in an executed/recorded mitigation agreement Mitigation at this stage is expressed as a Proportionate Share Mitigation Agreement. For those residential developments that may have an impact but are otherwise exempt from concurrency, an exemption letter will be prepared for the applicant upon request. For those residential developments that are determined to not have an impact, a letter of no impact will be prepared for the applicant upon request. Exemption Letter: An applicant may request an Exemption Letter as documentation for the local government. These are projects that would be exempt from school concurrency review or projects that do not impact the public schools. Exemptions from school concurrency are limited to existing single family or mobile home lots of record; amendments to previously approved site plans or plats that do not increase the number of dwelling units or change the dwelling unit type; age restricted communities with no permanent residents under the age of 18; or residential site plans or plats or amendments to site plans or plats that generate less than one student; or are authorized as a Development of Regional Impact (Chapter 380, F.S.) as of July 1, 2005. Concurrency Determination Amendment: An applicant may request an amendment to a previously issued School Concurrency Determination or to an application being processed. This review may require additional staff time beyond the initial concurrency determination review and results in a modified determination being issued. An amendment could result in a negotiation period and/or a mitigation agreement being issued or a previously approved determination being modified and reissued. 3 PUD Document EXHIBIT "A" LIST OF PERMITTED USES Carman Drive 15 RPUD Regulations for development of this PUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMD), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the first Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply. PERMITTED USES: A maximum of 212 dwelling units shall be permitted in this PUD. 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: RESIDENTIAL TRACTS A. Principal Uses: 1. Single-family detached dwelling units. 2. Two-family dwelling units. 3. Townhouses. 4. Multi -family dwelling units. 5. Recreational uses and facilities for residents and guests, including but not limited to: swimming pools, tennis courts, volleyball courts, walking paths, picnic areas, recreation buildings, and basketball/shuffle board courts. B. Accessory Uses: Accessory uses customarily associated with Permitted Principal Uses, including but not limited to: 1. Customary accessory uses and structures including carports, garages, and utility buildings. 2. Temporary sales trailers and model units. 3. Essential services, including interim and permanent utility and maintenance facilities. 4. Water management facilities. 5. Walls, berms and signs. 6. Passive open space uses and structures, including, but not limited to landscaped areas, gazebos, park benches, and walking trails. Any other principal use that is determined to be comparable to the foregoing by the Board of Zoning Appeals, or Hearing Examiner, pursuant to the process outlined in the Land Development Code (LDC). Carman Drive 15 RPUD Last Revised: April 22, 2022 Page 1 of 9 EXHIBIT "B" DEVELOPMENT STANDARDS Carman Drive 15 RPUD The standards for land uses within the development shall be as stated in these development standard tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. Guardhouses, gatehouses, access control structures, clock towers, columns, decorative hardscaping or architectural embellishments associated with the project's entrance are permitted and shall have no required internal setbacks; however, such structures cannot be located where they create sight distance issues for motorists and pedestrians and cannot exceed 35 feet in actual height. TABLE RESIDENTIAL DEVELOPMENT STANDARDS PERMITTED Single -Family Two -Family Townhouse Multi -Family Clubhouse/ USES AND Detached Recreation STANDARDS Buildings Min. Lot Area 3,600 SF 2,430 SF 1,620 SF 10,000 SF N/A Min. Lot Width 40' 27' 18' 100, N/A Min. Lot Depth 90, 90, 90, 100, N/A SETBACKS Front Yard(') 15'(2)(3) 15'(2)(3) 15'(2) 15' 15' Side Yard(5) 5' 0'/5' 0'/5' 10, 10, Rear Yard 7.5' 7.5' 7.5' 101(4) 10, (Principal)("') Rear Yard 5' 5' 5' 5' 5' (Accessory)(41,5) Min. Distance 10' for 1 & 2- Between story buildings Principal Structures 10, 10, 10, '/2 Building 10, Height for 3- story buildings or higher Maximum Height(6) 45' 45' 45' 55' 45' Actual Zoned 40' 1 40' 1 40' 45' 1 40' (1) Front setback is measured from building to right-of-way, road easement line or in the case of multi -family dwelling types the edge of pavement of the drive aisle. Front setback for multi -family dwelling types shall be a minimum of 10 feet where measured from parking stall. (2) Front-loading/front-entry garages shall be setback a minimum of 23' from the back of sidewalk. Units with side -loaded garages shall have a minimum 10' setback from the private right-of-way or road easement line. (3) Corner lots shall provide one (1) front yard setback within the yard that contains the driveway/vehicular access to the dwelling unit. The secondary front yard that does not contain the driveway/vehicular access to the dwelling unit shall provide a minimum 10-foot setback Carman Drive 15 RPUD Last Revised: April 22, 2022 Page 2 of 9 measured from the right-of-way, and will have no overhang into the utility easement if there are any buildings adjacent to that secondary front yard setback. (4) 0' principal and accessory setbacks are permitted from lake maintenance easements and landscape buffer easements, which will be separate platted tracts or tracts on the PPL/SDP. (5) There shall be no setback restrictions to the installation of fencing to create private yards between principal structures. (6) Buildings in the residential development tract abutting the northern property line are limited to 35/2 stories for maximum zoned height and 40' for actual height. GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Condominium, and/or homeowners' association boundaries shall not be utilized for determining development standards. Landscape buffers and lake maintenance easements shall be platted as separate tracts at time of subdivision plat approval, or labeled as separate tracks on the SDP. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. Carman Drive 15 RPUD Last Revised: April 22, 2022 Page 3 of 9 B:\Projects\1248-100 (Carman Drive 15) Planning & Zoning\Drawings-Exhibits\1248-100-01 MCP\Current Plans\12481000106.dwg A W N Izo m T�TzDDKR) mm00�r0x r rrG02D0(n K05zmnTm zyo�—mDZ Dj mKD�— <5TTM 5 n DZXM-nCn z0rcnT>00 ��nxmmmm -<mm�T OTO-j mzWXvAOD Dm0Dozr 0mcp�—OZ m m D ;0 c: T D D OG Z m �v v���Z o' � czv mm mvi 00G) mo � cmjmcn m HOC D Z G) c 00 Dy Oxm 0 O Km1 v� z OK X X � v z O D O n � D� co n�n r U) m 65 O z rD O A 7 G m M n m O v Z D O m y m i m O m Z Z 12/13/2021 01 /24/2022 04/20/2022 _ m Z G) I n z m v 1 z c\A m r A m IW Li PLAN REVISIONS REVISED PER COUNTY COMMENTS REVISED PER COUNTY COMMENTS REVISED PER COUNTY COMMENTS COLLIER BOULEVARD (CR 951) — — T(nWI m 0 c Z-m m X0 X �m �To r �v xn 0� a CN 03 R1z Dm G m r m0 n D� I Z O I r m m z m m C v r�s � 0 m z <m vc nG7 rm DO �m 10 =m 0c �A 3z Z0 mn nz r-m -n m nm v mmp > v m cn K v m m z O 1 A 4- - — — — X (n0 mz v =m m �> vc O� y c0 rm m Om rn C =T cn z m m m I 00 Z 0 m A r I m „� z3 ai0 Im c)m �m m z L7v m I COA Z .. m Iv �x 0 mr A >z �v m� m -u c I A I D r mmDO = m 2 W N CARMAN DRIVE ZmmDycq (PRIVATE) -n Omxz cIII m�v O,o. v02D00�m m 0 -u -n xvon D�Wz m D z z A n D v� CARMAN DRIVE 15 RPUDIft ENGINEERING RPUD MASTER PLAN RE ERPRER PRRREE.. EXHIBITC z3,RRBONI.4RR4RRE HRE-SPARE3R3RRR�.43PRIRG3.EE34135 opeogW—u,g... B:\Projects\1248-100 (Carman Drive 15) Planning & Zoning\Drawings-Exhibits\1248-100-01 MCP\Current Plans\12481000106.dwg D m r M. r A D m l J \T' U) O V ) �o 'A v, Zmmy� Co G 0ZX m °o 0� m m C:2aom z > ;u mZ Z �D 00 m 2 m X O AO X z m 1 D A T11 cn PLAN REVISIONS i 1 12/13/2021 REVISED PER COUNTY COMMENTS y CARMAN DRIVE 15 RPUD ENGINEERING 2 01/24/2022 REVISED PER COUNTY COMMENTS 3 04/20/2022 REVISED PER COUNTY COMMENTS w RPUD MASTER PLAN o b EXHIBIT C openginee.ift— EXHIBIT "C" RPUD Master Plan Carman Drive 15 RPUD Carman Drive 15 RPUD Last Revised: April 22, 2022 Page 4 of 9 Carman Drive 15 RPUD Last Revised: April 22, 2022 Page 5 of 9 EXHIBIT "D" LEGAL DESCRIPTION Carman Drive 15 RPUD Parcel One: The East '/2 of the North'/2 of the Southeast'/4 of the Southwest'/4 of Section 14, Township 50 South, Range 26, Collier County, Florida Parcel Two: The South'/2 of the West'/2 of the North'/2 of the Southeast'/4 of the Southwest'/4 of Section 14, Township 50 South, Range 26 East, Collier County, Florida Parcels contains 15.41 acres, more or less. Carman Drive 15 RPUD Last Revised: April 22, 2022 Page 6 of 9 EXHIBIT "E" LIST OF REQUESTED DEVIATIONS FROM LDC Carman Drive 15 RPUD Deviation 1: Deviation from LDC Section 4.06.02.C.2, which requires a 15-foot-wide Type "B" buffer between single-family and multi -family dwelling units and amenity centers, to instead allow for a 7.5-foot-wide Type "B" buffer between internal dwelling units and on -site recreation/amenity uses. The buffer will contain 3-gallon muhly grass, planted 3-feet off center on the residential side of the Type "B" plant materials. Deviation 2: Deviation from LDC Section 5.03.02.C.2, which permits a maximum fence/wall height of 6 feet in residential zoning districts, to instead allow for a maximum fence/wall/berm height of 10 feet along Carman Drive. Carman Drive 15 RPUD Last Revised: April 22, 2022 Page 7 of 9 EXHIBIT "F" DEVELOPMENT COMMITMENTS Carman Drive 15 RPUD 1. GENERAL A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Carman Drive 15, LLC. 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. B. The RPUD shall demonstrate consistency with affordable housing goals and objectives of the Housing Element by providing the following: 1. 20% of the total units (42 units) will be rented to moderate -income households. Moderate income means those households earning between 81 %-120% Area Median Income (AMI). Any time that a unit becomes vacant, assuming less than 42 units are occupied by moderate income households, the next available unit will be offered to a qualifying moderate -income household. 2. This restriction shall remain in place for thirty (30) years from the date of issuance of the first Certificate of Occupancy. AMI rent limit adjustments will be made on an annual basis according to the most recent Collier County approved Table of Rental Rates. As part of the annual PUD monitoring report the developer will include an annual report that provides the progress and monitoring of occupancy of income restricted units. C. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. D. All other applicable state or federal permits must be obtained before commencement of the development. E. The developer, its successor or assignee, shall provide to any potential resident a disclosure statement with respect to the noise that is associated with the Swamp Buggy Races located at 8250 Collier Boulevard, Naples, Florida within the Florida Sports Park (within the Hacienda Lakes RPUD) as it relates to the location of this RPUD. The statement shall disclose that the Florida Sports Park and Swamp Buggy operations regularly generate noise which may be heard on the Carman Drive 15 Carman Drive 15 RPUD Last Revised: April 22, 2022 Page 8 of 9 RPUD property, both during the day and into the evening, including but not limited to, noise from swamp buggy racing, tractor pulls, festivals and music concerts. This statement must be presented to the tenant as part of the lease contract. Within 120 days of approval of this PUD, Owner shall record in the public records of Collier County a notice of proximity to the Florida Sports Park and Swamp Buggy grounds. This notice shall disclose that the Florida Sports Park and Swamp Buggy operations regularly generate noise which can be heard on the PUD property, both during the day and into the evening, including but not limited to noise from swamp buggy racing, tractor pulls, festivals, and music concerts. The legal description of the PUD shall be attached to the notice. F. The first 15 units above the base density of 23 units must be through the acquisition of TDR credits. G. All dwelling units within the PUD are limited to rental units. 2. TRANSPORTATION A. The maximum total daily trip generation for the PUD shall not exceed 209 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. 3. ENVIRONMENTAL A. The subject site contained approximately 0.96 acres of native vegetation, of which 25% (0.24 acres) is required to be preserved. The native vegetation preservation requirement will be satisfied off -site in accordance with the Land Development Code through the preservation of a 25.95± acre Off -Site Mitigation Parcel. 4. UTILITIES A. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP) approval, as the case may be, offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to adequately handle the total estimated peak hour flow from the project. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades. Carman Drive 15 RPUD Last Revised: April 22, 2022 Page 9 of 9 PUD Master Plan NORTH SCALE: 1" = 350' ZONED: GOOD TURN CENTER MPUD USE: VACANT COMMERCIAL BUFFER PER LDC AT TIME OF SDP OR4 PPL WITH OPTIONAL FENCE 1 170'FPLEASEMENT+ — ----—----------- — ZONED: HAMMOCK PARK MPUD USE: COMMERCIAL / MULTI -FAMILY RESIDENTIAL ZONED: THE LORD'S WAY RPUD III (j -.- USE: SINGLE FAMILY RESIDENTIAL / I BUFFER PERLDCAT TIME OF SDP OR _ i I PPL WITH ZONAL FENCE- — III) ^ w IIII z ¢ ze 661= d OPII I v L--PRESERVE U Z _ I p II W ZONED: AGRICULTURE USE: FPL UTILITY SITE III 20' WIDE TYPE "C" BUFFER sy R 10' WIDE TYPE "A" BUFFER (MAX. COMBINED sm WITH OPTIONAL FENCE FENCE/WALUBERM US R R R R IIII HEIGHT OF 10' AND II MIN. OF 6')Q ^ u ZONED: HACIENDA I-�I LAKES MPUD a USE: FLORIDA SPORTS PARK F� J' l IpII PRESERVE I I�IIII BUFFER PER LDC AT TIME OF I " SDP OR PPL WITH OPTIONAL FENCE ZONED: MCMULLEN MPUD USE: VACANT MIXED USE � 1 I I ---lam ---J ----- — — — — — — RATTLESNAKE HAMMOCK ROAD — — — fn cf) co w w w MAXIMUM PERMITTED UNITS / DENSITY CALCULATION: 15.41± ACRES X 13.8 UNITS / ACRE = 212 UNITS NOTES: 1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS. 2. ALL ACREAGES ARE APPROXIMATE AND SUBJECT TO MODIFICATION AT THE TIME OF SDP OR PLAT APPROVAL. 3. NO ONSITE PRESERVE PROVIDED. OFF -SITE MITIGATION TO BE PROVIDED PER LDC SEC 3.05.07 4. THE LOCATION OF THE ONSITE LAKE AND RESIDENTIAL TRACTS IS PRELIMINARY AND MAY BE ADJUSTED AT SITE PLAN APPROVAL. O O 0 LEGEND zz U U U z z 0 0 0 INGRESS/ EGRESS w p w a w w a a R RESIDENTIAL N N N N N N ®N N DEVIATION LOCATION LAKE V] PROPOSED PAVEMENT ms Z _ 661z P Z s W U� 84 1� V / yyy r� pry 2.0 CARMAN TYP. W a VARIES VARIES DRIVE PROPERTY ^ BOUNDARY MAX. COMBINED MATCH EXISTING PERIMETER BERM FENCE/WALUBERM GRADE HEIGHT OF 10' AND (n cf) co MIN. OF 6' w w w 0 0 0 Q WALL CROSS SECTION (TYP.) r r r zZ Z Z N.T.S. 0 0 0 w w w w p a a a w a Lu w w w w N N th N N N V N O N N O N V O N h SET #: 1248-10M1 SHEET : 2 OF 2 Deviation Justification Narrative EWF_ BONITA SPRINGS Tampa Orlando Sarasota IENGINEERING 28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135 PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE p. (239) 405-7777 f. (239) 405-7899 Carman Drive 15 RPUD LIST OF REQUESTED DEVIATIONS FROM LDC REVISED APRIL 2022 Deviation 1: Deviation from LDC Section 4.06.02.C, which requires a 15-foot-wide Type "B" buffer between single-family and multi -family dwelling units and amenity centers, to instead allow for a 7.5-foot-wide Type "B" buffer between internal dwelling units and on -site recreation/amenity uses. The buffer will contain 3-gallon muhly grass, planted 3-feet off center on the single-family residential side of the 7.5' buffer, in addition to all required Type "B' plant materials. JUSTIFICATION: The recreation area is intended to serve residents of the community and uphold a common architectural theme consistent with the development. The facility will be an extension of the residential uses within development and will not require extensive buffers that will segregate residents from these amenities. The Applicant will provide the code minimum number of required plantings within the 7.5-foot-wide buffer strip to ensure the deviation does not result in a net loss of vegetation within the project and provide appropriate screening between uses. The Applicant will provide a buffer that will contain 3 gallon muhly grass spaced 3' on center on the residential side of the Type B buffer plantings in the buffer. This proposed planting will provide additional coverage and screening, as well as visual interest in the buffer area. Deviation 2: Deviation from LDC Section 5.03.02.C.2, which permits a maximum fence/wall height of 6 feet in residential zoning districts, to instead allow for a maximum fence/wall/berm height of 10 feet along the PUD perimeter boundary. JUSTIFICATION: The proposed wall height will mitigate the noise impact and appropriately screen the site from the surrounding attraction and residential uses. The proposed deviation will allow for additional visual screening between the proposed uses, utility sites, and adjacent roadways, while ensuring a quality design aesthetic via screening of the wall by required perimeter plantings. The design will serve to enhance public health, safety and welfare. In no case shall the fence/wall/berm be less than 6 feet in height. Carman Drive 15 RPUD Deviation Justification Narrative Page 1 of 2 }. rA R IFS' 2.0' I CARMAN ram, VARIES DRIVE PROPERTY BOUNDARY MATCH EXISTING PEWALLLL HEIGHT PERIMETER BERM i0 GRADE WALL CROSS SECTION TYP. N.T.S. Carman Drive 15 RPUD Deviation Justification Narrative Page 2 of 2 Neighborhood Information Meeting IAIENGINEERING PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE Memorandum BONITA SPRINGS Tampa Orlando Sarasota 28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135 P. (239) 405-7777 f. (239) 405-7899 To: Laura DeJohn, AICP, Collier County Zoning Division Michele Mosca, AICP, Collier County Zoning Division From: Alexis Crespo, Waldrop Engineering, P.A. Date: November 8, 2021 Subject: Carman Drive 15 RPUD (PL20210000624) Carman Drive Subdistrict GMPA (PL2021000623) Neighborhood Information Meeting Summary Waldrop Engineering, P.A., and Coleman, Yovanovich & Koester, P.A. conducted a neighborhood informational meeting (NIM) for the Carman Drive Subdistrict Growth Management Plan Amendment and Carman Drive 15 Planned Unit Development (RPUD) rezone. The meeting was held on Monday, October 25, 2021, at 5:00 p.m. at the Fairway Bible Church, 3855 the Lords Way, Naples, FL. The sign -in sheets are attached as Exhibit "A" and demonstrate approximately 4 attendees came to the meeting, including Collier County Staff. Additionally, one (1) attendee participated via Zoom. A copy of the legal notice, affidavit of publication, a copy of the letter sent to surrounding property owners, and a list of the surrounding property owners are attached as Exhibit "D". Alexis Crespo started the meeting by introducing the project team Waldrop Engineering, the property owner David Torres and Florida Star Development, and Rich Yovanovich with Coleman, Yovanovich & Koester, P.A. She introduced Collier County staff Laura DeJohn and Michele Mosca. Exhibit boards were provided for the audience depicting Carman Drive Property location and proposed RPUD Master Plan. A handout summarizing the requested changes was distributed as Exhibit "B" and handout identifying the uses that are allowed under the current Agricultural Land Use as Exhibit "C". She reviewed the proposed RPUD development standards inlcuding 45' maximum zoned height and 55' actual height. Following the presentation questions were asked by attendees and responses were provided as outlined below. Public Comment Summary: 1. Could this be up to four stories? RESPONSE: Yes. Could be up to four -stories. 2. Can give more of an explanation on how offsite preserve works. RESPONSE: Off -site mitigation will be provided with land that has more environmental value. This is not simply cutting a check to the County this is negotiated with an environmental agency whether it be the Water Management District, Army Core of Engineers or Department of Environmental Protection. The on -site preserve requirement is 0.25 acres and are committing to 25.95 acre mitigation parcel. This is exponentially more than what would be required on site. 3. Are the buffers 130' from Sapphire Cove to this development? Is that wall to wall? Page 1 of 3 RESPONSE: Let me clarify that. The preserve area tract that exists within Sapphire Cove is 120' wide. Would be about 150' from wall to wall. 4. Steps to protect the existing eagles nest on the south east corner of Sapphire Cove. What about the new eagles nest? RESPONSE: Mr. Torres identified the current location the environmental agencies have of an active eagles nest. For development within 660 feet of an eagles nest you have to go through what is called an eagle take permit which is done through the Fish and Wildlife Service. To get this permit there is a bunch of criteria. The environmental agencies don't automatically put restrictions on the nest, I don't know the code but I believe it has to be used for at least 2 or 3 seasons before it gets monitored. We used a company called Passarella & Associates and they are familiar with what is happening. We are not requesting any variance to skirt around the permit obligations. The county gets involved but not to heavily on listed species this is more a federal issue and something we deal directly with the Fish and Wildlife Service on. For the county we do a Environmental Impact Statement where we discuss what is in the area. 5. Can you provide me a resource to look at the eagles nest regulations? RESPONSE: If you look under Fish and Wildlife Service website its called an eagle take permit. I think it is a section 10 permit if I am not mistaken. 6. How many stories will Watercrest and this development be? Okay with single family or townhouses but I am not okay with 3,4,5 stories. RESPONSE: Watercrest will be 4-stories, and this development will be 4-stories. 7. Is the 212 units will that be the maximum? For me that eliminates single family homes. So 212 is not physically possible? RESPONSE: Yes, 212 is the maximum. You can always do less than the maximum density. It is physically possible just not at the same size lots as Sapphire Cove. 8. Are you looking for townhomes? RESPONSE: We are looking for a number of different scenarios townhomes is one of them. 9. What is the timeframe? What about Carman Drive the road. RESPONSE: Expect to start beginning of 2024. The road has been permitted. Fine with having a commitment in the PUD by the time of Site Development Plan we will have Carman Drive completed. 10. What about the Swamp Buggy do you own that land? RESPONSE: We do not. Page 2of3 11. Emergency access is it coming from Rattlesnake or Lords Way or both? RESPONSE: I think both there is a couple of other roads coming in that area so there will be other interconnections. We under Hacienda Lakes, LLC have to build it from Rattlesnake to the Lord's way it's a commitment we negotiated with the County years ago. There was general discussion about other developments in the area. Contacting the project team and County staff was offered for any further questions about the surrounding developments. There were no further comments and the meeting concluded at approximately 5:50 p.m. Page 3 of 3 W CD Z z O� N W W W O� 75 C) Z Z)O a. �-- 0. Q W 75 0-O � Z WD >O O�O Z � QO 5m Q� UW Z r O N LO N W m O U O W V J V � v Z a G a W W 0 d { a 0 (� V7 d S v a � f W � p r � V L � 4 < S r 002 M Z � i BONITA SPRINGS Tampa Orlando Sarasota IAIENGINEERING 28100 Bonita Grande Dr., Suite 305, Banlla Springs, FL 34135 PLANNING I CML ENGINEERING LANVSCAPE ARCH17ECTVRE p, {239) 405-7777 f, (239) 405-7899 CARMAN DRIVE SUBDISTRICT GMPA CARMAN DRIVE 15 RPUD PL20210000623 & PL20210000624 Neighborhood Information Meeting Monday, October 25, 2021 5:00 p.m. PROJECT INFORMATION SHEET Project Size: 15.4+/- Acres Current Future Land Use: Urban Residential Fringe Subdistrict Proposed Future Land Use: Carman Drive Subdistrict Current Zoning: Rural Agricultural (A) Proposed Zoning: Residential Planned Unit Development (RPUD) Approved Density/Intensity/Uses: 23 single-family dwelling units (1.5 du/acre) and agricultural uses Proposed Density/Intensity/Uses: 212 dwelling units (13.8 du/acre), to include single-family, two-family, townhouses and/or multi -family dwelling types Project Requests: 1) (PL20210000623) a Growth Management Plan Amendment (GMPA) for a site -specific Future Land Use text and map amendment to change the property from Urban Residential Fringe Subdistrict to the Carman Drive Subdistrict to allow up to 212 dwelling units, of which 42 units will be affordable housing units for "Moderate Income" persons or households earning between 80% -120% of the Area Median Income (AMI). 2) (PL20210000623) PUD Rezone to the Carman Drive 15 Residential Planned Unit Development (RPUD) to allow for a maximum of 212 dwelling units, including single- family, two-family, townhouses, and multi -family dwelling types; allow for deviations; and include commitments relating to on -site affordable housing units consistent with the companion GMPA. B TrojedsU24B -100 (Carman Drive 15) Planning&ZoninglDrawing s-Exhlbltsl1248-100-01 MCMCurrent Pis nr02481000102.cWg Z Jll y M 2 0 O y r p 2 m m 0 g856M � y ❑.jm3 y mMDy— �Ormn�mG7pcn yyz XQomz0 Z Q r U T❑ O ❑ m e m o C Z M,O;uommmmm m 0 0 S7 � W Omr umou-'xzz C m o a am�Y -< z mmmm o>n >z TY❑ y o r C Z �m m mLZ10 mu, m0 �❑�m(D �m yCJC Z l C y� p Ohm m Q rmc, Tm7 Z omy Oc O T 4 7 m y v, p Z COLLIER BOULEVARD (CR 9B1) — I r� m> m ;u z m r y❑ _ O TO m I m � o rim m i M D> 14 rrl o M z 0 M m� cmn m Z Znm G C T m m mQ - �m m yO �� �m �C7 �IM ❑mm. I ram. 4°m r- I =a I LT�TI mmn °i1 w�mM y I Ty 4 O 4m � nm m- 0: mmTI m �mQ �Q �I mm �� vZ m C 00 z � co m Z . — Gm7 O m LJJ L� A z 4 m CARMAN DRIVE jj m 0 N I„ r. tCA O OR1 z rm (PRNA7E) r p m�v a� =2m L7 �1>0 m a Ra - p D C 's - - PLAN REVISIONS ++ T 0&2d121 REVISED PER COUNTY COMIAEYTS - = CARMAN DRIVE 15 RFUD FN61NEERING RPM MASTER PLAN wwdriitaenirre g EXIMBIT C 2.03.01 Agricultural Districts. A. Rural Agricultural District (A). The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County, are permissible as conditional uses in the A district. The A district corresponds to and implements the Agricultural/Rural land use designation on the future land use map of the Collier County GMP, and in some instances, may occur in the designated urban area. The maximum density permissible in the rural agricultural district within the urban mixed use district shall be guided, in part, by the density rating system contained in the future land use element of the GMP. The maximum density permissible or permitted in A district shall not exceed the density permissible under the density rating system. The maximum density permissible in the A district within the agricultural/rural district of the future land use element of the Collier County GMP shall be consistent with and not exceed the density permissible or permitted under the agricultural/rural district of the future land use element. 1. The following subsections identify the uses that are permissible by right and the uses that are allowable as accessory or conditional uses in the rural agricultural district (A). a. Permitted uses. 1.Single-family dwelling. 2.Agricultural activities, including, but not limited to: Crop raising; horticulture; fruit and nut production; forestry; groves; nurseries; ranching; beekeeping; poultry and egg production; milk production; livestock raising, and aquaculture for native species subject to Florida Fish and Wildlife Conservation Commission permits. i. The following permitted uses shall only be allowed on parcels 20 acres in size or greater: a) dairying; b) ranching; c) poultry and egg production; d) milk production; e) livestock raising; and f) animal breeding, raising, training, stabling or kenneling. ii. On parcels less than 20 acres in size, individual property owners are not precluded from the keeping of the following for personal use and not in association with a commercial agricultural activity provided there are no open feed lots: a) Fowl or poultry, not to exceed 25 in total number; and b) Horses and livestock (except for hogs) not to exceed two such animals for each acre. i. Notwithstanding the above, hog(s) may be kept for a 16 week period in preparation for showing and sale at the annual Collier County Fair and/or the Immokalee Livestock show. The following standards shall apply: a) One hog per child enrolled in a 4-H Youth Development Program, Collier County Fair Program or similar program is Page 1 of 7 permitted. In no case shall there be more than 2 hogs per acre. b) Premises shall be fenced and maintained in a clean, healthful, and sanitary condition. c) Premises or roofed structure used for the sheltering, feeding, or confinement of such animals shall be setback a minimum of 30 feet from lot lines and a minimum of 100 feet from any dwelling unit on an adjacent parcel of land. d) Hog(s) shall not be returned to the property once removed for showing and/or sale. 3-Wholesale reptile breeding and raising (non -venomous), subject to the following standards: i. Minimum 20 acre parcel size; ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located a minimum of 100 feet from any lot line. 4.Wildlife management, plant and wildlife conservancies, wildlife refuges and sanctuaries. 5.Conservation uses. 6.Oil and gas exploration subject to state drilling permits and Collier County site development plan review procedures. 7.Family care facilities, subject to section 5.05.04. 8.Communications towers up to specified height, subject to section 5.05.09. 9.Essential services, as set forth in section 2.01.03. 10.Schools, public, including "Educational plants." Accessory uses. 1. Uses and structures that are accessory and incidental to the uses permitted as of right in the A district. 2. Farm labor housing, subject to section 5.05.03. 3. Retail sale of fresh, unprocessed agricultural products, grown primarily on the property and subject to a review of traffic circulation, parking, and safety concerns pursuant to the submission of a site improvement plan as provided for in section 10.02.03. 4. Packinghouse or similar agricultural processing of farm products produced on the property subject to the following restrictions: i. Agricultural packing, processing or similar facilities shall be located on a major or minor arterial street, or shall have access to an arterial street by a public street that does not abut properties zoned RSF-1 thru RSF-6, RMF-6, RMF-12, RMF-16, RT, VR, MH, TTRVC and PUD or are residentially used. ii. A buffer yard of not less than 150 feet in width shall be provided along each boundary of the site which abuts any residentially zoned or used property, and shall contain an Alternative B type buffer as defined within section 4.06.00. Such buffer and buffer yard shall be in lieu of front, side, or rear yards on that portion of the lot which abuts those districts and uses identified in subsection 2.03.01 A.1.b.4.i. above. Page 2 of 7 iii. The facility shall emit no noxious, toxic, or corrosive dust, dirt, fumes, vapors, or gases which can cause damage to human health, to animals or vegetation, or to other forms of property beyond the lot line of the use creating the emission. iv. A site development plan shall be provided in accordance with section 10.02.03. 5. Excavation and related processing and production subject to the following criteria: The activity is clearly incidental to the agricultural development of the property. The affected area is within a surface water management system for agricultural use as permitted by the South Florida Water Management District (SFWMD). iii. The amount of excavated material removed from the site cannot exceed 4,000 cubic yards. Amounts in excess of 4,000 cubic yards shall require conditional use approval for earthmining, pursuant to the procedures and conditions set forth in LDC section 10.08.00 and the Administrative Code. 6. Guesthouses, subject to section S.03.03. 7. Private boathouses and docks on lake, canal or waterway lots, subject to section 5.03.06. B. Use of a mobile home as a temporary residence while a permanent single-family dwelling is being constructed, subject to the following: i. Receipt of a temporary use permit from the Development Services Director, pursuant to section 5.04.04, that allows for use of a mobile home while a permanent single-family dwelling is being built; ii. Assurance that the temporary use permit for the mobile home will expire at the same time of the building permit for the single-family dwelling, or upon the completion of the single-family dwelling, whichever comes first; iii. Proof that prior to the issuance of a final certificate of occupancy for the single- family dwelling, the mobile home is removed from the premises; and iv. The mobile home must be removed at the termination of the permitted period. 9. Use of a mobile home as a residence in conjunction with bona fide agricultural activities subject to the following: The applicant shall submit a completed application to the site development review director, or his designee, for approval of a temporary use permit to utilize a mobile home as a residence in conjunction with a bona fide commercial agricultural activity as described in subsection 2.03.01 A.1.2. Included with this application shall be a conceptual plot plan of the subject property depicting the location of the proposed mobile home; the distance of the proposed mobile home to all property lines and existing or proposed structures; and, the location, acreage breakdown, type and any intended phasing plan for the bona fide agricultural activity. The receipt of any and all local, state, and federal permits required for the agricultural use and/or to place the mobile home on the subject site including, but not limited to, an agricultural clearing permit, building permit(s), ST permits, and the like. iii. The use of the mobile home shall be permitted on a temporary basis only, not to exceed the duration of the bona fide commercial agricultural activity for which the mobile home is an accessory use. The initial temporary use permit Page 3 of 7 may be issued for a maximum of three years, and may, upon submission of a written request accompanied by the applicable fee, be renewed annually thereafter provided that there is continuing operation of the bona fide commercial agricultural activities. iv. The applicant utilizing, for the bona fide commercial agricultural activity, a tract of land a minimum of five acres in size. Any property lying within public road rights -of -way shall not be included in the minimum acreage calculations. V. A mobile home, for which a temporary use permit in conjunction with a bona fide commercial agricultural activity is requested, shall not be located closer than 100 feet from any county highway right-of-way line, 200 feet from any state highway right-of-way, or 500 feet from any federal highway right-of-way line. 10. Recreational facilities that serve as an integral part of a residential development and have been designated, reviewed and approved on a site development plan or subdivision master plan for that development. Recreational facilities may include but are not limited to golf course, clubhouse, community center building and tennis facilities, parks, playgrounds and playfields. C. Conditional uses. The following uses are permitted as conditional uses in the rural agricultural district (A), subject to the standards and procedures established in LDC section 10.08.00 and the Administrative Code. 1. Extraction or earthmining, and related processing and production not incidental to the agricultural development of the property. NOTE: "Extraction related processing and production" is not related to "Oil extraction and related processing" as defined in this Code. 2. Sawmills. 3 .Zoo, aquarium, aviary, botanical garden, or other similar uses. 4. Hunting cabins. 5. Aquaculture for nonnative or exotic species, subject to Florida Fish and Wildlife Conservation Commission permits. 6. Wholesale reptile breeding or raising (venomous) subject to the following standards; i. Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such reptiles shall be located at a minimum of 100 feet away from any lot line. 7. Churches. 8. Private landing strips for general aviation, subject to any relevant state and federal regulations. 9. Cemeteries. 10. Schools, private. 11. Child care centers and adult day care centers. 12. Collection and transfer sites for resource recovery. 13. Communication towers above specified height, subject to section 5.05.09. 14. Social and fraternal organizations. 15. Veterinary clinic. Page 4 of 7 16. Group care facilities (category I and 11); care units; nursing homes; assisted living facilities pursuant to § 429.02 F.S. and 58A-5 F.A.C.; and continuing care retirement communities pursuant to ch. 651 F.S. and ch. 690-193 F.A.C., all subject to LDC section 5.05.04 when located within the Urban Designated Area on the Future Land Use Map to the Collier County Growth Management Plan. 17. Golf courses and/or golf driving ranges. 18. Oil and gas field development and production subject to state field development permits. 19. Sports instructional schools and camps. 20. Sporting and recreational camps. 21. Retail plant nurseries subject to the following conditions: i. Retail sales shall be limited primarily to the sale of plants, decorative products such as mulch or stone, fertilizers, pesticides, and other products and tools accessory to or required for the planting or maintenance of said plants. ii. Additionally, the sale of fresh produce is permissible at retail plant nurseries as an incidental use of the property as a retail plant nursery. iii. The sale of large power equipment such as lawn mowers, tractors, and the like shall not be permitted in association with a retail plant nursery in the rural agricultural district. 22. Asphaltic and concrete batch making plants subject to the following conditions: i. Asphaltic or concrete batch making plants may be permitted within the area designated agricultural on the future land use map of the future land use element of the growth management plan. ii. The minimum site area shall not be less than ten acres. iii. Principal access shall be from a street designated collector or higher classification. iv. Raw materials storage, plant location and general operations around the plant shall not be located or conducted within 100 feet of any exterior boundary. V. The height of raw material storage facilities shall not exceed a height of fifty (50) feet. vi. Hours of operation shall be limited to two (2) hours before sunrise to sunset. vii. The minimum setback from the principal road frontage shall be 150 feet for operational facilities and seventy-five (75) feet for supporting administrative offices and associated parking. viii. An earthen berm achieving a vertical height of eight feet or equivalent vegetative screen with eighty (80) percent opacity one (1) year after issuance of certificate of occupancy shall be constructed or created around the entire perimeter of the property. ix. The plant should not be located within the Greenline Area of Concern for the Florida State Park System as established by the Department of Environmental Protection (DEP): within the Area of Critical State Concern as depicted on the Future Land Use Map GMP; within 1,000 feet of a natural reservation; or within any County, State or federal jurisdictional wetland area. Page 5 of 7 23. Cultural, ecological, or recreational facilities that provide opportunities for educational experience, eco-tourism or agri-tourism and their related modes of transporting participants, viewers or patrons where applicable, subject to all applicable federal, state and local permits. Tour operations, such as, but not limited to airboats, swamp buggies, horses and similar modes of transportation, shall be subject to the following criteria: i. Permits or letters of exemption from the U.S. Army Corps of Engineers, the Florida Department of Environmental Protection, and the South Florida Water Management District shall be presented to the planning services director prior to site development plan approval. ii. The petitioner shall post the property along the entire property line with no trespassing signs approximately every 300 yards. iii. The petitioner shall utilize only trails identified and approved on the site development plan. Any existing trails shall be utilized before the establishment of new trails. iv. Motor vehicles shall be equipped with engines which include spark arrestors and mufflers designed to reduce noise. V. The maximum size of any vehicle, the number of vehicles, and the passenger capacity of any vehicle shall be determined by the board of zoning appeals during the conditional use process. vi. Motor vehicles shall be permitted to operate during daylight hours which means, one hour after sunrise to one hour before sunset. vii. Molestation of wildlife, including feeding, shall be prohibited. viii. Vehicles shall comply with state and United States Coast Guard regulations, if applicable. ix. The board of zoning appeals shall review such a conditional use for tour operations, annually. If during the review, at an advertised public hearing, it is determined by the board of zoning appeals that the tour operation is detrimental to the environment, and no adequate corrective action has been taken by the petitioner, the board of zoning appeals may rescind the conditional use. 24. Agricultural activities on parcels less than 20 acres in size: i. animal breeding, raising, training, stabling, or kenneling. ii. dairying; iii. livestock raising; iv. milk production; V. poultry and egg production; and vi. ranching. 25. The commercial production, raising or breeding of exotic animals, other than animals typically used for agricultural purposes or production, subject to the following standards: i. Minimum 20 acre parcel size. ii. Any roofed structure used for the shelter and/or feeding of such animals shall be located a minimum of 100 feet from any lot line. Page 6 of 7 26. Essential services, as set forth in subsection 2.01.03 G. 27. Model homes and model sales centers, subject to compliance with all other LDC requirements, to include but not limited to section 5.04.04. 28. Ancillary plants. d. Prohibited uses. 1. Owning, maintaining or operating any facility or part thereof for the following purposes is prohibited: a) Fighting or baiting any animal by the owner of such facility or any other person or entity. b) Raising any animal or animals intended to be ultimately used or used for fighting or baiting purposes. c) For purposes of this subsection, the term baiting is defined as set forth in § 828.122(2)(a), F.S., as it may be amended from time to time. Rural Agriculture Development Standards: • Minimum Lot Size: 5 acres • Minimum Lot Width: 165 feet • Maximum Building Height: 35' • Minimum Floor Area: 550 SF • Minimum Front & Rear Yard Setback: 50' • Minimum Side Yard Setback: 30' Page 7 of 7 ��}11PS �F[t11j �Yllt+� PART OF THE. USA TODAY NETWORK Published Daily Naples, FL 34110 WALDROP ENGINEERING PA 28100 BONITA GRANDE DR BONITA SPRINGS, FL 34135-6221 Affidavit of Publication STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned they serve as the authority, personally appeared said legal clerk who on oath says that he/she serves as Legal Clerk of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in said newspaper issue(s) dated: Issue(s) dated: 10/10/2021 Subscribed and sworn to before on October 10, 2021: 61 4.11-0 f Notary, ate of W C my of town �136 0 -� My commissi expires Publication Cost: $476.00 Ad No: 0004946029 NEIGHBORHOOD INFORMATION MEETING The public is invited to attend a neighborhood information meeting held by Waldrop Enee ginring, P.A. on behalf of Car- man Drive 15, LLC at the following time and bocation: Monday, October 25. 2021, at 5:00 p.m. Fairwa Sible Church 3855 The Lords Way, Naples, FL 34113 Attending Virtually is also available using Zoom Meeting ID: 82816811801 Please be advised that Carman Drive 15, LLC has filed two con- current applications (PL20210000623 & PL20210000624) with Collier County. These applications are seeking approval of: (1) a Growth Management Pi an Amendment (GMPA) for a site -spe- cific amendment to the Future Land Use Element and Map to create the Carman Drive Subdistrict; and (2) a Planned Unit De- velopment Rezone (PUDZ). The Applications will allow for the development of up 212 dwelling units on the ,.uh"ect property, of which 42 dwelling units will be affordabie " sing units priced for households earning between 91.120% of the Area Median Income. The Carman Drive 15 Property totals 15+/- acres and is generally located northeast of the Collier Boulevard/Rattlesnake Ham- mock Road intersection in unincorporated Collier County, Flori- da, approximately 'A mile east of Collier Boulevard and immedi- ately west of Carman Drive. r ra �_�r• _ wnw�...v�_ei. rp �� I-e�r�sx��seua:r�aee I A WE VALUE YOUR INPUT Business and property owners and residents are welcome to at- tend the presentation and discuss the pro j'ect with the owners' representatives and Collier County staff. If you are unable to at- tend this meeting, but have questions or comments, they can be directed to: Waldrop Engineering, P.A. Jo Alexis Crespo 28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135 (239) 850.8525 OR alexis.crespo*waidropengineering.com oct 10. 2021 4946029 Customer No:1308418 AMY KOKOTT PO #: 10/25 Meeting Notary Public it of Affidavits State of Wisconsin This is not an invoice AFFIDAVIT OF COMPLIANCE I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the county to be notified. The said notice contained the laymen's description of the site property of proposed change and the date, time, and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a part of this Affidavit of Compliance State of Florida County of Collier The foregoing Affidavit of compliance was acknowledged before me this day of fin 1 .tom , ' by -f U\c ) S C� =� who is personally known to me or who has produced. nTL(A� (Sig a of Notary Public) 2SSiCG 1C . (., i o h Printed Name of Notary G:\NIM Procedures/Affidavit Of Compliance - NIM Oct2010.13loc as identification. >aY'�•,,, JESSICA K LINN ra° °A -State of Florida-Motary Public �SV*mission # GIG 170813 �''`'°' �0'''4Rr My CommiApril ssion 2022Pires BONITA SPRINGS Fort Myers Tampa Orlando Sarasota ENGINEERING PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE October 8, 2021 RE: Carman Drive Subdistrict GMPA & Carman Drive 15 PUD Rezone PL20210000623 & PL20210000624 Dear Property Owner: 28100 Bonita Grande Dc, Suite 305, Bonita Springs, FL 34135 p. 1239I 405-7777 I. (239) 405-7899 Please be advised that Carman Drive 15, LLC has filed two concurrent applications (PL20210000623 & PL20210000624) with Collier County. These applications are seeking approval of: (1) a Growth Management Plan Amendment (GMPA) for a site -specific amendment to the Future Land Use Element and Map to create the Carman Drive Subdistrict; and (2) a Planned Unit Development Rezone (PUDZ). The Applications will allow for the development of up 212 dwelling units on the subject property, of which 42 dwelling units will be affordable housing units priced for households earning between 81-120% of the Area Median Income. The Carman Drive 15 Property totals 15+/- acres and is generally located northeast of the Collier Boulevard/Rattlesnake Hammock Road intersection in unincorporated Collier County, Florida, approximately '/4 mile east of Collier Boulevard and immediately west of Carman Drive (see attached location map). In compliance with the Land Development Code requirements, 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, October 25, 2021, at 5:00 p.m. at Fairway Bible Church, 3855 The Lords Way, Naples, FL 34113. 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: 828 168 11801 Should you have questions prior to the meeting, please contact me directly at (239) 850-8525, or alexis.crespo(a)waldropengineerinq.com. Sincerely, WALDROP ENGINEERING, P.A. XN70 Alexis V. Crespo, AICP Senior Vice President — Planning Cerramar Dr The Lands Way m C] ////7//rA tt Rattlesnake Hamm k Rd Rattlesnake Hamm k Eo PROJECT LOCATION MAP HACIENDA LAKES OF NAPLES LLC COLLIER RATTLESNAKE LLC CARMAN DRIVE 15 LLC 7742 ALICO RD 801 ANCHOR RODE DR #206 7742 ALICO RD FORT MYERS FL 33912 NAPLES FL 34103 FORT MYERS FL 33912 AMERISITE LLC 3295 FORT CHARLES DR NAPLES FL 34102 FLORIDA POWER & LIGHT CO 700 UNIVERSE BLVD JUNO BEACH FL 33408 TRACT L DEVELOPMENT LLC 7742 ALICO ROAD FORT MYERS FL 33912 HAMMOCK PARK APARTMENTS 7742 ALICO ROAD FT MYERS FL 33912 COLLIER CNTY JUNIOR DEPUTIES 3200 BAILEY LN STE 199 NAPLES FL 34105 MAROLT, JACQUELINE 3706 SAPPHIRE COVE CIR NAPLES FL 34114 SWAMP BUGGY INC PO BOX 10528 NAPLES FL 34101 MATSON III, DUFFIELD W=& SARAH 4960 SUNSET DR MIAMI FL 33143 LOUGHERY, STEPHEN J 3710 SAPHIRE COVE CIR NAPLES FL 34114 LORDS WAY 30 LLC ROSONE, EVA HACIENDA LAKES CMNTY DEV DIST 7742 ALICO ROAD 3671 SAPPHIRE COVE CIR 707 ORCHID DR STE 100 FT MYERS FL 33192 NAPLES FL 34114 NAPLES FL 34102 FOLIO Name 48586001048 HACIENDA LAKES OF NAPLES LLC 417400002 COLLIER RATTLESNAKE LLC 417000004 CARMAN DRIVE 15 LLC 416800001 AMERISITE LLC 416720000 HAMMOCK PARK APARTMENTS 418400807 SWAMP BUGGY INC 418400603 FLORIDA POWER & LIGHT CO 418400409 COLLIER CNTY JUNIOR DEPUTIES 418400001 MATSON III, DUFFIELD W=& SARAH 417760001 TRACT L DEVELOPMENT LLC 31374001681 MAROLT, JACQUELINE 31374001665 LOUGHERY, STEPHEN J 31374001649 LORDS WAY 30 LLC 31374000828 ROSONE, EVA 31374000129 HACIENDA LAKES CMNTY DEV DIST Address City 7742 ALICO RD FORT MYERS 801 ANCHOR RODE DR #206 NAPLES 7742 ALICO RD FORT MYERS 3295 FORT CHARLES DR NAPLES 7742 ALICO ROAD FT MYERS PO BOX 10528 NAPLES 700 UNIVERSE BLVD JUNO BEACH 3200 BAILEY LN STE 199 NAPLES 4960 SUNSET DR MIAMI 7742 ALICO ROAD FORT MYERS 3706 SAPPHIRE COVE CIR NAPLES 3710 SAPHIRE COVE CIR NAPLES 7742 ALICO ROAD FT MYERS 3671 SAPPHIRE COVE CIR NAPLES 707 ORCHID DR STE 100 NAPLES State FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL WE 33912 34103 33912 34102 33912 34101 33408 34105 33143 33912 34114 34114 33192 34114 34102 Sign Post Photo & Affidavit SIGN POSTING INSTRUCTIONS (CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning sign(s) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen (15) calendar days in advance of the first public hearing and said sign(s) must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code, Chapter 8 E. 1. The sign(s) must be erected in full view of the public, not more than five (5) feet from the nearest street right-of-way or easement. 2. The sign(s) must be securely affixed by nails, staples, or other means to a wood frame or to a wood panel and then fastened securely to a post, or other structure. The sign may not be affixed to a tree or other foliage. 3. The petitioner or the petitioner's agent must maintain the sign(s) in place, and readable condition until the requested action has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the petitioner's agent must replace the sign(s NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER. AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED Alexis Crespo WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER PL20210000006jj233&& PL20210000624 : `I 28100 Bonita Grande Drive, Suite 305 SIGNATURE OF APPLICANT OR AGENT STREET OR P.O. BOX Alexis Crespo Bonita Springs, FL 34135 NAME (TYPED OR PRINTED) CITY, STATE ZIP STATE OF FLORIDA COUNTY OFJ X1MXXXXX PINELLAS The foregoing instrument was sworn to and subscribed before me this 21nd day of April , 2022 , by Alexis Crespo , personally known to me or who produced FL Driver's License as identification and who did/OjAW takc an oath. Signature of Notary Public 'i*j;".. SANDRA NAY rAIllan Notary Public - xGState67of 08Flor7"itla anmission orng My Cann. Eapin. Mar S, 2023 Banded through National Notary Assn. My Commission Expires: March 5, 2023 (Stamp with serial number) Sandra K. Fabrizio Printed Name of Notary Public Rev. 3/4/2015 ftQqi3uVDjWlA1J� 7. r gyp. SIGN LOCATION r. 5D5b0(aa ga(a WALDROP