Agenda 06/27/2023 Item # 9A (Ordinance - Tree Farm Mixed-Use MPUD)9.A
06/27/2023
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
amending the Tree Farm Mixed -Use Planned Unit Development (MPUD) to add 120 dwelling units for a
total of 580 dwelling units (including 58 Low- and Income Units), subject to an Affordable Housing Density
Bonus Agreement, on 58.84f acres located at the northwest corner of Collier Boulevard and Immokalee
Road, in Section 22, Township 38, Range 26, Collier County, Florida. [PL20220004279]
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, render a decision regarding this rezoning 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 subject property is 58.84+/- acres and located on the northwest corner of Collier
Boulevard and Immokalee Road in Section 22, Township 38 South, Range 26 East, Collier County, Florida. This
petitioner is requesting to increase the maximum number of residential dwelling units from 460 to 580 in the Tree
Farm Mixed -Use Planned Unit Development (MPUD), by amending Ordinance Number 07-54, as amended,
subject to an Affordable Housing Density Bonus Agreement.
Originally approved in 2007, the Tree Farm MPUD was approved for 425 residential units, of which 15% (64 units)
were required to be Gap (up to 140% of Area Median Income or AMI) Housing.
The MPUD was then amended in 2020 to increase the residential units from 425 to 460 units and replace the 64
Gap Housing units with instead a 30% (128 units) Essential Service Personnel (ESP) Housing priority advertising
for a period 30-days.
This MPUD amendment proposes to increase the residential units from 460 to 580 units, retains the previous ESP
Housing priority advertising period, and includes an Affordable Housing Density Bonus Agreement that will
restrict 10% (58 units) to Low -Income Affordable Housing.
FISCAL IMPACT: Although there is no guarantee that development of this site will occur, impacts on public
facilities will be present upon the commencement and completion of any development. 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 (GMP) as needed to maintain the adopted Level of Service (LOS) for public facilities.
Other fees collected prior to the issuance of a building permit include permit review and inspection fees. 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: The subject site is identified as Urban Designation, Urban Mixed -Use
District, and Urban Residential Subdistrict on the Future Land Use Map (FLUM) of the Growth Management Plan
(GMP) as well as is located within a Residential Density Band of Activity Center #3. According to the FLUE,
within the Urban designated areas residential development at a base density of four residential dwelling units per
gross acre and up to sixteen may be allowed in compliance with the density bonuses available through the Density
Rating System such as an affordable housing density bonus. The f58.84-acre PUD is approved for 460 residential
units for a density of 7.82 dwelling units per acre (DU/A) (460 DUs - 58.84 Acres = 7.82 DU/A). This amendment
proposes to increase the total DUs from 460 to 580 or 9.86 DU/A subject to the trip cap of 580 PM peak hour two-
way external trips that was laid out in the transportation section. The amendment includes 58 Low -Income housing
units (10% of the total 580 units proposed in the MPUD). Through the density rating system, the property is eligible
for a maximum density of 741 units. The AHDB allows projects that provide a minimum of 10% of the total units
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for Low -Income earners a bonus density of 3 DU/A as well as being located near the intersection of Immokalee
Road and Collier Boulevard which affords a Roadway Access Bonus (+1 du/ac). See table below. Since the project
is eligible for more but limits itself to the requested 580 due to trip caps. Staff concludes the proposed project
density of 9.86 DU/A (580 DUs) is consistent with the current Growth Management Plan.
FLUE DesIgnstion
Acres
1 Eligible Base
Eligible
Total Eligible
Eligible
+!-
UnitslAcrt
Boners
Density
Total UUs
Density
Units/Acre
kajWAcre
Mixed Use Activiri Center
18.69
16
NIA
16
299
Subdistrict
Urban Residential Subdistricl;
�d
_40-1
4
37
_7l 1
29+442
Activity Center Density
3
Ban
Affordable H usin a
3
Roadwi1y Access
1
Total i
59.84
N/A
NIA
9-,ML 59
389:9974I
--- ------- . _J
Fable [A. FLUE Eligible Density(* Rounded)
FLUE Designation
Acres
MPLT)d
ale
(iPt;U Total
Units/Acre Base
De�44eF
DL
plus boners)
Mixed Use Activity Center
18.69
9.55 7
4-6
171)
Subdistrict**
Urban Residential Subdistrict}
glensky Band
40.15
99=99
-7
24 401
Total
58_84
74P9.66
9-5
4£ HH580*
Table IB: MPUD Density (* Rounded)
** Per the Future Land Use Element, C_ Urban Commercial District, Mixed Use Activity
Center Subdistrict: A minimum of30% of the Activity Center -accumulated density shall be
constructed within the Activity Center. The remaining 70% of the Activity Center -
accumulated density shall be constructed within 1/3 mile of the Activity Center. The
maximum number of the Activity Center -accumulated density mast not exceed 179 dwell ing
units,
Transportation Element: In evaluating this project, staff reviewed the applicant's August 3, 2023, TIS and the
revised SRA Document for consistency with Policy 5.1 of the Transportation Element of the Growth Management
Plan (GMP)
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 ofpermissible 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
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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.
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 and revised PUD document the proposed change is to increase the number of
single-family residential units using a development scenario that indicates fewer trips than the current PUD Trip
Cap of +/- 580 PM peak hour two-day trips on the adjacent roadway network. The new development scenario
demonstrates that there will be a projected +/- 569 PM peak hour two-way trips which represents a potential
reduction of +/- 11 PM peak hour two-way trips. Staff agrees that the proposed development scenario is
reasonable and consistent with the current PUD. This petition, therefore, is not proposing any change to the current
Trip Cap for the development which will remain at +/- 580 PM Peak Hour two-way trips.
Based on the TIS, the development scenario, the current ITE IIth edition standards, and the revised PUD, the
subject amendment can be found consistent with Policy 5.1 of the Transportation Element of the Growth
Management Plan because there are no additional traffic impacts resulting from the proposed change.
Conservation and Coastal Management Element (CCME): Environmental Planning staff found this project to
be consistent with the Conservation & Coastal Management Element (CCME). The proposed changes do not affect
any of the environmental requirements of the GMP.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC, heard
Petition PUDA-PL20220004279, Tree Farm PUDA on May 18, 2023, and voted 4-1 to forward this petition to the
Board with a recommendation of approval subject to the following staff condition of approval:
1. The attached AHDB Agreement shall be adopted concurrently with the Tree Farm PUDA.
No letters of objection have been received; however, there was opposition from a public attendee representing the
Quarry with concerns regarding lighting into the Quarry, traffic impacts at the intersection of Collier Boulevard and
Broken Back Road/Weathered Stone Drive, and landscape buffering. The dissenting vote was from Commissioner
Schumacher for the same concerns by the Quarry. As such, this petition will be placed on Regular Agenda and not
the Summary Agenda.
LEGAL CONSIDERATIONS: This is an amendment to an existing Mixed Use Planned Unit Development
(MPUD). The burden falls upon the applicant to prove that the proposed rezoning 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 or not.
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1. 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 adequacy of evidence of unified control and suitability of 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? Findings and recommendations of this type shall be made
only after consultation with the County Attorney.
3. Consider: Conformity of the proposed MPUD 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 the location of improvements, restrictions on design, and buffering and screening
requirements.
5. 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) to assure the adequacy of available
improvements and facilities, both public and private.
7. Consider: The ability of the subject property and surrounding areas to accommodate expansion.
8. Consider: Conformity with MPUD regulations, or as to desirable modifications of such regulations in the
particular case, based on a determination that such modifications are justified as meeting public purposes to
a degree at least equivalent to the literal application of such regulations.
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 MPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested MPUD 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 in adjacent areas?
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
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9.A
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 MPUD 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 MPUD rezone request that the Board of County
Commissioners shall deem important in the protection of 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 Board hearing as these items relate to these criteria.
Should this item be denied, Florida Statutes section 125.022(3) requires the County to provide written notice to the
applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial.
As to the Affordable Housing Density Bonus Agreement: The Agreement has been reviewed and approved as to
form and legality, and it requires a majority vote for Board approval. If the rezoning amendment does not have
enough votes for Board approval, the agreement will be withdrawn.
This item has been approved as to form and legality, and it requires an affirmative vote of four for Board approval.
-DDP
RECOMMENDATION: To approve the request for Petition PUDA-PL20220004279, amending the Tree Farm
MPUD, subject to the following condition of approval:
The attached Affordable Housing Density Bonus Agreement shall be adopted concurrently with the
amendment to the Tree Farm MPUD.
Prepared by: Timothy Finn, AICP, Planner III, Zoning Division
ATTACHMENT(S)
1. Staff Report - Tree Farm PUDA (PDF)
2. Attachment A - Revised Ordinance 5-25-23 (PDF)
3. Attachment B - AHDB Agreement (PDF)
4. [Linked] Attachment C - Backup Materials (PDF)
5. Attachment D - Advertising Hearing Signs (PDF)
6. Attachment E - Letter of Support (PDF)
7. legal ad - agenda ID 24895 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.A
Doe ID: 24895
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
amending the Tree Farm Mixed -Use Planned Unit Development (MPUD) to add 120 dwelling units for a total of
580 dwelling units (including 58 Low -Income Units), subject to an Affordable Housing Density Bonus Agreement,
on 58.84f acres located at the northwest corner of Collier Boulevard and Immokalee Road, in Section 22,
Township 38, Range 26, Collier County, Florida. [PL20220004279]
Meeting Date: 06/27/2023
Prepared by:
Title: — Zoning
Name: Tim Finn
05/24/2023 8:01 AM
Submitted by:
Title: Zoning Director — Zoning
Name: Mike Bosi
05/24/2023 8:01 AM
Approved By:
Review:
Growth Management and Community Development Department Diane Lynch Growth Management DepartmentCompleted
Zoning
Ray Bellows
Additional Reviewer
Zoning
Mike Bosi
Division Director
Development Review
Cormac Giblin
Additional Reviewer
Development Review
Sarah Harrington
Additional Reviewer
Growth Management and Community
Development Department James C French
County Attorney's Office
Derek D. Perry
Level 2 Attorney Review
Office of Management and Budget
Debra Windsor
Level 3 OMB Gatekeeper Review
Office of Management and Budget
Laura Zautcke
Additional Reviewer
County Attorney's Office
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
County Manager's Office
Amy Patterson
Level 4 County Manager Review
Board of County Commissioners
Geoffrey Willig
Meeting Pending
05/25/2023 2:58 PM
Completed
05/30/2023 8:52 AM
Completed
05/30/2023 11:39 AM
Completed
06/08/2023 1:32 PM
Completed
06/09/2023 4:46 PM
Growth Management
Completed
06/09/2023 4:59 PM
Completed
06/19/2023 9:10 AM
Completed
06/19/2023 9:33 AM
Completed
06/19/2023 9:47 AM
Completed
06/19/2023 10:43 AM
Completed
06/21/2023 11:50 AM
06/27/2023 9:00 AM
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9.A.a
CDffie7r County
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION — ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: MAY 18, 2023
SUBJECT: PUDA-PL20220004279 TREE FARM
OWNER/AGENTS:
Owner:
Habitat for Humanity
of Collier County, Inc.
11145 Tamiami Trail E
Naples, FL 34113
Agents:
Christopher Scott
Peninsula Development
Corporation d/b/a Peninsula
Engineering
2600 Golden Gate Parkway
Naples, FL 34105
REQUESTED ACTION:
Richard D. Yovanovich, Esq.
Coleman, Yovanovich & Koester, P.A.
4001 Tamiami Trail N, Suite 300
Naples, FL 34103
The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an
application to amend Ordinance Number 07-54, as amended, the Tree Farm Planned Unit
Development (PUD).
GEOGRAPHIC LOCATION:
The subject property is 58.84+/- acres and is located on the northwest corner of Collier Boulevard
and Immokalee Road in Section 22, Township 38 South, Range 26 East, Collier County, Florida.
(see location map, page 2).
PURPOSE/DESCRIPTION OF PROJECT:
This petitioner is requesting to increase the maximum residential dwelling units from 460 to 580
in the Tree Farm MPUD, by amending Ordinance Number 07-54, as amended, the Tree Farm
Mixed -Use Planned Unit Development (MPUD), by adding 120 dwelling units for a total of 580
dwelling units, subject to an Affordable Housing Density Bonus Agreement: by amending the
master plan and adding deviations.
[22-CPS-02265/1785902/1 ]
PUDA-PL20220004279; Tree Farm
Revised: April 20, 2023
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[22-CPS-02265/1785902/1 ]
PUDA-PL20220004279; Tree Farm
Revised: April 20, 2023
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9.A.a
SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses, zoning classifications, and maximum
approved densities for properties surrounding boundaries of Tree Farm MPUD:
North: Developed residential, with a current zoning designation of Esplanade Golf and
Country Club RPUD (0.74 Dwelling Units per Acre [DU/AC]), which is approved
for single-family detached and multi -family residential units
South: Immokalee Road, a six -lane arterial roadway, and then developed residential and
commercial, with a current zoning designation of Richland PUD (3.10 DU/AC),
which is approved for single and multi -family residential units and commercial
development.
East: Collier Blvd, a two-lane arterial roadway, and then developed residential and
commercial, with a current zoning designation of Heritage Bay RPUD (1.30
DU/AC), which is approved for single-family attached and multi -family residential
units and commercial development.
West: Developed single-family residential with a current zoning designation of Esplanade
Golf and Country Club RPUD, then to the south is developed with agricultural uses
with a current zoning designation of Agricultural (A) zoning district (0.20 DU/AC),
then Broken Back Rd (local road), to the south is developed single family residential
with a current zoning designation of Esplanade Golf and Country Club RPUD then
to the south is developed with multi -family residential units with a zoning
designation of Addie's Corner MPUD (15.98 DU/AC) which is approved for multi-
family residential units, commercial development, and group/retirement housing.
Source: Peninsula Engineering
[22-CPS-02265/1785902/1 ]
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9.A.a
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
The GMP is the prevailing document to support land -use decisions, such as this proposed
amendment. 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 amendment petition. This petition is consistent with the GMP.
Future Land Use Element (FLUE): The subject site is identified as Urban Designation, Urban
Mixed -Use District, Urban Residential Subdistrict on the Future Land Use Map (FLUM) of the
Growth Management Plan (GMP) as well as being located within a Residential Density Band of
Activity Center #3. According to the FLUE, within the Urban designated areas residential
development at a base density of four residential dwelling units per gross acre and up to sixteen
may be allowed in compliance with the density bonuses available through the Density Rating
System such as an affordable housing density bonus. The +58.84-acre PUD is approved for 460
residential units for a density of 7.82 dwelling units per acre (DU/A) (460 DUs - 58.84 Acres =
7.82 DU/A). This amendment proposes to increase the total DUs from 460 to 580 or 9.86 DU/A
subject to the trip cap of 580 PM peak hour two-way external trips that was laid out in the
transportation section. The amendment includes 58 Low -Income housing units (10% of the total
580 units proposed in the MPUD). The AHDB allows projects that provide a minimum of 10% of
the total units for Low -Income earners a bonus density of 3 DU/A. The MPUD is also located at
the intersection of Immokalee Road and Collier Boulevard and is therefore eligible for the
Roadway Access Bonus (+1 du/ac) per the Density Rating System. Therefore, the Tree Farm PUD
is eligible for a total of 580 DUs (58.84 Acres X 9.86 DU/A = 580.2 DUs = 580DUs). Staff
concludes the proposed project density of 9.86 DU/A (580 DUs) is consistent with the current
Growth Management Plan.
Transportation Element: In evaluating this project, staff reviewed the applicant's August 3,
2023, TIS and the revised SRA Document for consistency with Policy 5.1 of the Transportation
Element of the Growth Management Plan (GMP.
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:
[22-CPS-02265/1785902/1 ]
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a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal
to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where
it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project's
significant impacts on all roadways. "
Staff finding: According to the TIS and revised PUD document the proposed change is to increase
the number of single-family residential units using a development scenario that indicates fewer
trips than the current PUD Trip Cap of +/- 580 PM peak hour two-day trips on the adjacent roadway
network. The new development scenario demonstrates that there will be a projected +/- 569 PM
peak hour two-way trips which represents a potential reduction of +/- 11 PM peak hour two-way
trips. Staff agrees that the proposed development scenario is reasonable and consistent with the
current PUD. This petition, therefore, is not proposing any change to the current Trip Cap for the
development which will remain at +/- 580 PM Peak Hour two-way trips.
Based on the TIS, the development scenario, the current ITE 11t' edition standards, and the revised
PUD, the subject amendment can be found consistent with Policy 5.1 of the Transportation
Element of the Growth Management Plan because there are no additional traffic impacts resulting
from the proposed change.
Conservation and Coastal Management Element (CCME): Environmental Planning staff
found this project to be consistent with the Conservation & Coastal Management Element
(CCME). The proposed changes do not affect any of the environmental requirements of the GMP.
STAFF ANALYSIS:
Staff has completed a comprehensive evaluation of this land use petition, including the criteria c
upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5,
Planning Commission Recommendation (commonly referred to as the "PUD Findings"), and
Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as
"Rezone Findings"), which establish the legal basis to support the CCPC's recommendation. An
evaluation relative to these subsections is discussed below, under the heading "Zoning Services
Analysis."
Drainage: The proposed PUD Amendment request is not anticipated to create drainage problems Q
in the area. Any modifications to the stormwater management system as a result of this PUDA will
be addressed through an Environmental Resource Permitting (ERP) process with the South Florida
Water Management District (SFWMD). County staff will also evaluate the project's stormwater
management system, calculations, and design criteria at the time of the site development plan
(SDP) and/or platting (PPL).
Environmental Review: Environmental Planning staff has reviewed the PUD petition to address
[22-CPS-02265/1785902/1 ]
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9.A.a
environmental concerns. The proposed PUD changes will not affect any of the environmental
requirements of the PUD document (Ordinance 20-03). A minimum of 0.51 acres of native
vegetation will be placed under preservation.
Landscape Review: The buffer types labeled on the Master Plan are consistent with the LDC
requirements.
Transportation Review: The Transportation Planning staff has reviewed the petition for
compliance with the GMP and the LDC and recommends approval.
Utility Review: The project lies within the regional potable water service area and the North Collier
wastewater service area of the Collier County Water -Sewer District (CCWSD). The project
already receives CCWSD water and wastewater services. Sufficient water and wastewater
treatment capacities are available. Any improvements to the CCWSD's water or wastewater
systems necessary to provide sufficient capacity to serve the project will be the responsibility of
the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of
utility acceptance.
Zoninz Services Review: The application proposes to amend the Tree Farm MPUD to increase the
permitted number of dwelling units from 460 to 580 dwelling units, subject to the trip cap of 580
PM peak hour two-way external trips that were previously established. The additional 120
dwelling units are achieved utilizing the existing density bonuses established by the Collier County
Growth Management Plan's Density Rating System, including the Affordable Housing bonus. The
PUDA proposes two new deviations and a new developer commitment related to affordable
housing in Sections VI of the PUD. The PUDA also updates Exhibit "A", the MPUD Master
Concept Plan to reflect the increased density and proposed deviations and makes minor changes
to the PUD document to correct numbering and to reflect an Insubstantial Change to the PUD,
approved by HEX No. 2021 -49.
The Tree Farm MPUD, originally approved by Ordinance 2007-54, is located at the northwest
intersection of Immokalee Road and Collier Boulevard. The MPUD Master Plan includes 18.69-
o
acres of Commercial/Mixed Use (C/MU) on the southern third of the project, which coincides with
Activity Center #3, 39.64-acres of Residential (R) on the northern two-thirds and a 0.51-acre
Preserve (P) tract north of Broken Back Road. Approximately 7.42 acres were conveyed to Collier
N
County for public road and canal improvements. The MPUD has had several revisions to revise
development intensity, update development standards, and allow for a unified plan of development
with projects located in the adjacent Addie's Corner MPUD. The Tree Farm MPUD is currently
permitted for 460 residential units, 80,000 square feet of commercial uses, 105,000 square feet of
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indoor self -storage, 140 hotel units, and 150 assisted living units, subject to a traffic generation
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cap. Currently, the MPUD has been approved Development Orders for 22,000 square feet of
medical office (Tract C), 102,805 square feet of indoor self -storage (Tract D), and a total of 340
multifamily dwelling units.
The Tree Farm MPUD includes 18.69-acres of land designated as a Mixed -Use Activity Center
Subdistrict on the Future Land Use Map (FLUM) and the remaining 40.15-acres is designated as
Urban Residential Subdistrict and is entirely within the Activity Center Density Band. The
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maximum allowable density in the Activity Center is 16 dwelling units per acre (du/ac). The base
density in the Urban Residential subdistrict is 4 du/ac with a density bonus of 3 du/ac for being
within the Density Band. The MPUD (Ord. 2020-003) outlines the maximum eligible and
approved density in the Tables IA and IB of the Statement of Compliance and as shown below.
FLUE Designation
Acres
Eligible Base
Eligible
Total Eligible
Eligible
+/-
Units/Acre
Bonus
Density/Acre
Total DUs
Units/Acre
Mixed Use Activity Center
18.69
16
N/A
16
299
Subdistrict
Urban Residential Subdistrict,
40.15
4
3
7
281
Density Band
Total
58.84
N/A
N/A
9.86
580*
Table IA: FLUE Eligible Density (*Rounded)
FLUE Designation
Acres
MPUD Units/Acre
Eligible
MPUD Total DU
Density/Acre
Mixed Use Activity Center
18.69
9.58
16
179
Subdistrict**
Urban Residential Subdistrict,
40.15
7.00
7
281
Density Band
Total
1 58.84
17.82
1 9.86
1 460*
Table IB: MPUD Density (*Rounded)
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** Per the Future Land Use Element, C. Urban Commercial District, Mixed Use Activity Center a
Subdistrict: A minimum of 30% of the Activity Center -accumulated density shall be constructed
within the Activity Center. The remaining 70% of the Activity Center -accumulated density shall �i
be constructed within 1/3 mile of the Activity Center. The maximum number of Activity Center- 4)
accumulated densities must not exceed 179 dwelling units. 2
The Tree Farm MPUD generated a total of 179 units (9.58 du/ac) from the Activity Center and a
281 units from the Urban Residential District and Density Band Bonus. As noted in the "**"
footnote, the Future Land Use Element requires that a minimum of 30% of density achieved from
the Mixed -Use Activity Center (54 units) be constructed within the Activity Center, with the cn
remaining 70% (125 units) being constructed within one-half mile of the Activity Center. The
existing development is consistent with this requirement:
• Addison Place Apartments (SDP, PL20160003553) was approved for 54 multifamily
units in the C/MU (Activity Center) portion of the MPUD.
• Tree Farm Apartments (SDP, PL20190002847) Q
The Tree Farm MPUD is proposing to utilize existing Density Bonus Provisions, including those
for Affordable Housing, to increase the total number of permitted residential units from 460 to
580. Habitat for Humanity of Collier County, Inc. ("Habitat") proposes to provide 58 owner -
occupied dwelling units for Low -Income households, those earning up to 80 percent of the Collier
County annual median income. The increase in total units is consistent with the Collier County
Growth Management Plan's Density Rating System and the Affordable Housing Density Bonus
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(AHDB) provisions of the Land Development Code Section 2.06.03. The AHDB allows projects
that provide a minimum of 10% of the total units for Low -Income earners a bonus density of 3
du/ac. This amendment proposes 58 Low -Income housing units (10% of the total 580 units
proposed in the MPUD). The MPUD is located at the intersection of Immokalee Road and Collier
Boulevard and is therefore eligible for the Roadway Access Bonus (+1 du/ac) per the Density
Rating System. This application proposes to update Tables IA and IB to the following:
FLUE Designation
Acres
Eligible Base
Eligible
Total Eligible
Eligible Total
i }.
UnWAcre
Bons
Density
DUN
Density
UnitslAere
U aWYA.cre
Mixed Use Activity Center
1&0
16
N/A
16
299
Subdistrict
Urban Rcsi&mtial
40,15
4
37
+ j,1_
-142
Subdistrict
Activity Crater Density
3
Band
AffOrdWe Housin
3
Koadway Access
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Total
58.94
N/A
N/A
9-9612.59
4849A741.000
Table [k FLUE Eligible Density (* Rounded)
FLUE Designation
Acres
MPUD
Migible
MPUD Total
Vnits/Acre i3asc
Dens r
DU
plus bonus)
Mixed Use Activity Center
1 &69
9J8
179
Subdistrict*
Urban Residential Subdistrict,
40m l 5
{ '99
4
281 401
Density $and
Total
58,94
9.86
9r6
460-90580a*
Table 113, MP1JD Density {' Kounclecl)
** Per the Future Land Use Element, C. Urban Commercial District, Mixed Use Activity Center
Subdistrict: A minimum of 30% of the Activity Center -accumulated density shall be constructed
within the Activity Center. The remaining 70% of the Activity Center -accumulated density shall
be constructed within 1/3 mile of the Activity Center. The maximum number of Activity Center -
accumulated densities must not exceed 179 dwelling units.
It is anticipated that the Affordable Housing dwelling units will be owner -occupied units within
multifamily buildings and the remaining units will all be rental units in traditional apartment
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buildings. The additional rental units included with this amendment will be subject to Essential
Service Personnel Housing developer commitment as outlined in Section 6.9 of the MPUD. This
commitment requires that 30% of rental housing units constructed within the MPUD be available
for essential service personnel, including teachers, educators, school district employees, police and
fire personnel, health care personnel, and government employees. An Affordable Housing Density
Bonus Agreement has been submitted for this petition. (See Attachment B)
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that "In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan's compliance with the following criteria in addition to the
findings in LDC Section 10.02.08":
1. The suitability of the area for the type and pattern of development proposed in
relation to the physical characteristics of the land, surrounding areas, traffic and
access, drainage, sewer, water, and other utilities.
The project already receives CCWSD water and wastewater services. There are adequate
water and wastewater treatment capacities to serve the project. Any improvements to the
CCWSD's water or wastewater systems necessary to provide sufficient capacity to serve
the project will be the responsibility of the owner/developer and will be conveyed to the
CCWSD at no cost to the County at the time of utility acceptance.
Water and wastewater mains are available within the areas surrounding the project. There a
are adequate water and wastewater treatment capacities to serve the project. Developer
commitments are listed in "SECTION V" of the PUD document under the "5.7 a
UTILITIES" section. Any improvements to the CCWSD's water or wastewater systems E
necessary to provide sufficient capacity to serve the project will be the responsibility of the U-
owner/developer and will be conveyed to the CCWSD at no cost to the County at the time 2
of utility acceptance. ,
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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 N
operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense.
Documents submitted with the application, which were reviewed by the County Attorney's
Office, demonstrate unified control of the property. Q
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
County staff has reviewed this petition and has offered an analysis of conformity with the
relevant goals, objectives, and policies of the GMP within the GMP Consistency portion
of this staff report on page 4.
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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.
As described in the Staff Analysis section of this staff report, the buffers labeled on the
Master Plan are consistent with the LDC.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
No deviation from the required usable open space is being requested, and compliance
would be demonstrated at the time of SDP or PPL.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
The project already receives CCWSD water and wastewater services. There are adequate
water and wastewater treatment capacities to serve the project. Any improvements to the
CCWSD's water or wastewater systems necessary to provide sufficient capacity to serve
the project will be the responsibility of the owner/developer and will be conveyed to the
CCWSD at no cost to the County at the time of utility acceptance.
There are no additional transportation impacts proposed with this petition. Operational
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impacts will be addressed at the time of each development order (SDP or Plat). Several
road network improvements will positively impact the roadways adjacent to this
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development within the 5-year planning window. Additionally, the project's development
must comply with all other applicable concurrency management regulations when
.
development approvals are sought.
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7. The ability of the subject property and surrounding areas to accommodate expansion.
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The project already receives CCWSD water and wastewater services. There are adequate
water and wastewater treatment capacities to serve the project. Any improvements to the
CCWSD's water or wastewater systems necessary to provide sufficient capacity to serve
the project will be the responsibility of the owner/developer and will be conveyed to the
CCWSD at no cost to the County at the time of utility acceptance.
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8. Conformity with PUD regulations, or as to desirable modifications of such regulations
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in the particular case, based on a determination that such modifications are justified
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as meeting public purposes to a degree at least equivalent to the literal application of
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such regulations.
The petitioner is requesting two new deviations to the LDC.
Rezone Findings:
LDC Subsection 10.02.081 states, "When pertaining to the rezoning of land, the report and
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recommendations to the planning commission to the Board of County Commissioners... shall show
that the planning commission has studied and considered a proposed change in relation to the
following when applicable":
1. Whether the proposed change will be consistent with the goals, objectives, and policies
of the Future Land Use Map and the elements of the GMP.
Comprehensive Planning staff determined the subject petition is consistent with the goals,
objectives, and policies of the (FLUM) and other elements of the GMP.
2. The existing land use pattern.
The existing land use pattern (of the abutting properties) is described in the Surrounding
Land Use and Zoning section of this staff report. The proposed use would not change the
existing land use patterns of the surrounding properties.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The property is currently zoned MPUD and would remain as such.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
This petition does not propose any change to the boundaries of the MPUD.
5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed change is not necessary; however, it is being requested in compliance with
the LDC provisions to seek such changes because the petitioner wishes to include the
proposed use that is specific to the subject parcel.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed MPUD Amendment is not anticipated to adversely influence living
conditions in the neighborhood.
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.
There are no additional transportation impacts proposed with this petition. Operational
impacts will be addressed at the time of each development order (SDP or Plat). Several
road network improvements will positively impact the roadways adjacent to this
development within the 5-year planning window. Additionally, the project's development
must comply with all other applicable concurrency management regulations when
development approvals are sought.
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8. Whether the proposed change will create a drainage problem.
The proposed MPUD Amendment request is not anticipated to create adverse drainage
impacts in the area; provided any modifications to the stormwater management systems
are addressed through an ERP with the SFWMD. County staff will also evaluate any
modifications to the project's stormwater management system, calculations, and design
criteria at the time of SDP and/or PPL.
9. Whether the proposed change will seriously reduce light and air in adjacent areas.
It is not anticipated the changes proposed to this MPUD Amendment would seriously
reduce light or air to the adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
areas.
This is a subjective determination based upon anticipated results, which may be internal or
external to the subject property. Property valuation is affected by a host of factors including
zoning; however, zoning by itself may or may not affect values, since value determination
is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
The increase in the maximum residential dwelling units from 460 to 580 is not anticipated
to serve as a deterrent to the improvement of the adjacent property.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with the public welfare.
If the proposed development complies with the GMP through the proposed amendment,
then that constitutes a public policy statement supporting zoning actions when they are
consistent with said Comprehensive Plan. In light of this fact, the proposed change does
not constitute a grant of special privilege. Consistency with the FLUE is further determined
to be a public welfare relationship because actions consistent with plans are in the public
interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The subject property can be used in accordance with existing zoning; however, the
proposed uses cannot be achieved without amending the MPUD.
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 proposed uses, associated development standards, and
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developer commitments will ensure that the project is not out of scale with the needs of the
community.
15. Whether is it impossible to find other adequate sites in the County for the proposed
use in districts already permitting such use.
The petition was reviewed for compliance with the GMP and the LDC, and staff does not
specifically review other sites in conjunction with a 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.
Any development anticipated by the MPUD Document would require considerable site
alteration, and this project will undergo extensive evaluation relative to all federal, state,
and local development regulations during the SDP and/or platting processes, and again
later as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and
services is 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 development will have to meet all applicable criteria set forth in the LDC regarding
Adequate Public Facilities. The project must also be consistent with all applicable goals
and objectives of the GMP regarding adequate public facilities. This petition has been
reviewed by county staff that is responsible for jurisdictional elements of the GMP as part
of the rezoning process, and staff has concluded that the developer has provided
appropriate commitments so that the impacts to the Level of Service (LOS) will be
minimized.
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection of public health, safety, and welfare.
It is to be determined at the public hearings
DEVIATION DISCUSSION:
The PUD was approved via Ordinance 07-54 with four deviations. The MPUD added a fifth
deviation approved via HEX No. 2021-49. The petitioner is now seeking to add two deviations.
The petitioner's justification and staff analysis/recommendation for two deviations are listed
below.
Deviation #1: (Right -of -Way width) - No modifications proposed, was previously approved by
Ordinance 07-54.
Deviation #2: (Maximum Wall Height) — No modifications proposed, was previously approved
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9.A.a
by Ordinance 07-54.
Deviation # 3: (Boundary Marker Monuments) — No modifications proposed, was previously
approved by Ordinance 07-54.
Deviation #4: (Off -Premises Signs) — No modifications proposed, was previously approved by
Ordinance 07-54.
Deviation #5: (Off -Premises Sign) — No modifications proposed, was previously approved by
HEX No. 2021-49.
Deviation #6: (Affordable Housing Units)
"Deviation #6 seeks relief from LDC Section 2.06.04 A.14. and A.16. which requires that
affordable housing units be the same square footage, construction, and design as the market rate
dwelling units in the development and that the affordable housing units be intermixed with, and
not segregated from, the market rate dwelling units in the development to instead allow for an
affordable housing product to be permitted and constructed separately from the market rate
apartment buildings, consistent with Exhibit "C", Tract A Conceptual Site Plan. The affordable
housing units will be owner -occupied, and all of the market rate dwelling units will be rental
apartments."
Petitioners Justification: The Tree Farm MPUD consists of separate tracts that are controlled by
separate developers and will be permitted as separate Site Development Plan (SDP) applications.
The MPUD will consist of owner -occupied multifamily affordable housing dwelling units and
market -rate renter -occupied apartment buildings. Due to the difference in property ownership and
occupancy type (i.e., market -rate rental versus owner occupied affordable units), it is not practical
to be able to integrate the units into a common plan or to provide identical unit types.
The attached Exhibit provides a conceptual site plan on how affordable units may be provided. It
is anticipated that the affordable housing units will be two-story buildings located on the north
and west side of the tract. This will provide a transition between the existing residential uses in
the adjacent Esplanade PUD and the taller multifamily apartment buildings which are located on
the east side of the development adjacent to Collier Boulevard. The intent of the code will be
maintained as the affordable housing multifamily project and the market rate rental apartment
project will be interconnected by roads and sidewalks.
The LDCprovision requiring affordable housing units to be the same square footage, construction,
and design as the market rate dwelling is not practical in larger developments with multiple
developers and product types. It should also be noted that recent amendments to the Rural Land
Stewardship Area (RLSA) provisions of the Collier County GMP create situations where
affordable housing will not be integrated into the larger development. FLUE Policy 4.7.5 requires
new Villages and Towns to set aside 3% of the SRA Acreage for affordable housing. This area is
to be shown on the SRA Master Plan and is not required to be distributed throughout the entire
SRA development.
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Staff Analysis and Recommendation: 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 LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation
is "justified as meeting public purposes to a degree at least equivalent to the literal application of
such regulations."
Intentionally left blank
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Deviation #7: (Boundary Marker Sign)
"Deviation #7 seeks relief from LDC Section 5.06.02.B.14.b. which limits the sign face area of a
boundary marker sign in a residential district to not exceed 24 square feet in area in order to allow a
boundary marker sign with a sign face area of 36 square feet at the northwest corner of the Collier
Boulevard and Broken Back Road intersection."
Petitioner's Justification: The Tree Farm MPUD includes a multifamily apartment development
to be located on a portion of existing Tract A. Although the development fronts on Collier
Boulevard, it does not have direct access onto Collier Boulevard and is accessed from Broken
Back Road on the south and a cross -access easement on the north. The LDC allows residential
developments two ground signs with a maximum height of 8 feet and a maximum sign area of 64
square feet to be located at each entrance (LDC Section 5.06.02 B. 6). The development wishes to
include the project signage at the intersection of Collier Boulevard and Broken Back Road as
opposed to the project entrance. Since the intersection of Collier Boulevard and Broken Back Road
is not an entrance to the apartment development, a sign at this location is considered a boundary
marker sign which is limited to 24 square feet of sign face area. The deviation allows the
multifamily apartment development to have a sign that complies with size, height, and sign area
requirements for a project entrance to be located adjacent to Collier Boulevard.
Staff Analysis and Recommendation: 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 LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation
is "justified as meeting public purposes to a degree at least equivalent to the literal application of
such regulations."
NOVEMBER 17, 2022 NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on November 17, 2022, at Cornerstone United Methodist Church,
located at 8200 Immokalee Rd, Naples, FL. The meeting commenced at approximately 5:36 p.m.
and ended at 7:12 p.m. Chris Scott, the agent, introduced the consultant team, Rich Yovanovich,
White Peterman Properties, and Habitat for Humanity, and gave a PowerPoint presentation with
an overview and history of the subject property. The agent then opened the meeting to the public
that had the following concerns: number of units, trip cap, traffic, affordable housing, the back
gate of the Quarry, school district review, CDD requirement, Esplanade line of sight, conceptual
layout of PUD, potential traffic signals at Broken Back Rd and the entrance to Esplanade, the
possibility of moving apartments away from Esplanade, building obstructing views, Collier
County traffic policies, rent amounts, the application process for Habitat for Humanity, and
volunteers building homes for Habitat for Humanity. The consulting team, Rich Yovanovich,
White Peterman Properties, and Habitat for Humanity answered all questions and concerns. No
commitments were discussed at this NIM meeting. A copy of the NIM materials, sign -in sheet,
and PowerPoint presentation is included in Attachment C.
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ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
This project does not 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. Environmental Services staff recommends
approval of the proposed petition.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney's Office reviewed this staff report on April 20, 2023.
RECOMMENDATION:
Staff recommends that the CCPC forward this petition to the Board with a recommendation of
approval of the PUDA and the Affordable Housing Density Bonus Agreement.
Attachments:
A) Proposed Ordinance
B) Affordable Housing Density Bonus Agreement
C) Application/Backup Materials
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ORDINANCE NO.2023-
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
INCREASING THE MAXIMUM RESIDENTIAL
DWELLING UNITS FROM 460 TO 580 IN THE TREE
FARM MPUD, BY AMENDING ORDINANCE NUMBER
07-54, AS AMENDED, THE TREE FARM MIXED -USE
PLANNED UNIT DEVELOPMENT (MPUD), BY ADDING
AN ADDITIONAL 120 DWELLING UNITS FOR A TOTAL
OF 580 DWELLING UNITS, SUBJECT TO AN
AFFORDABLE HOUSING DENSITY BONUS
AGREEMENT; BY AMENDING THE MASTER PLAN AND
ADDING DEVIATIONS; ON 58.84f ACRES LOCATED AT
THE NORTHWEST CORNER OF COLLIER BOULEVARD
AND IMMOKALEE ROAD, IN SECTION 22, TOWNSHIP
38, RANGE 26, COLLIER COUNTY, FLORIDA; AND BY
PROVIDING AN EFFECTIVE DATE. [PL20220004279]
WHEREAS, on June 26, 2007, the Board of County Commissioners approved Ordinance
No. 07-54, which created the Tree Farm Mixed Use Planned Unit Development (MPUD), which
was subsequently amended on January 14, 2020 by Ordinance No. 20-03; as well as by Hearing
Examiner (HEX) Decision Nos. 15-42, 18-12, and 21-49; and
WHEREAS, Christopher O. Scott, AICP, of Peninsula Improvement Corporation d/b/a
Peninsula Engineering, and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester,
P.A., representing Habitat for Humanity of Collier County, Inc., petitioned the Board of County
Commissioners to further amend the Tree Farm MPUD; and
WHEREAS, Habitat for Humanity of Collier County, Inc. entered into an Affordable
Housing Density Bonus Agreement with Collier County to achieve eligibility for the requested
density under the Growth Management Plan, recorded at Official Records Book , Page
as amended from time to time, in the Public Records of Collier County, Florida,
incorporated herein by reference.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUN"1-Y
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
[22-CPS-02265/ 1774260/ 11 51
Tree Farm MPUD (PUDA) PL20220004279 Page 1 of 2
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SECTION ONE: Zoning Classification.
The PUD Document attached to Ordinance No. 07-54, as amended, is hereby amended in
accordance with the attached Tree Farm MPUD Amendment, attached hereto as Exhibit "A" and
incorporated by reference herein.
SECTION TWO: Effective Date.
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by super -majority vote of the Board of County
Commissioners of Collier County, Florida, this day of
ATTEST:
CRYSTAL K. KINZEL, CLERK
IN
Deputy Clerk
Approved as to form and legality:
Derek D. Perry
Assistant County Attorney ZS l
Film]
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
M.
Attachments:
Exhibit "A" — Tree Farm MPUD Amendment
[22-CPS-02265/1774260/1] 51
Tree Farm MPUD (PUDA) PL20220004279 Page 2 of 2
5/19/2023
Rick LoCastro, Chairman
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LIST OF EXHIBIT AND TABLES
EXHIBIT "A" MPUD MASTER PLAN
EXHIBIT "B" DEVIATION #1 CROSS SECTION
EXHIBIT "C" DEVIATION #6 TRACT A CONCEPTUAL SITE PLAN
EXHIBIT "D" COMPLIANCE AGREEMENT
TABLE IA FLUE ELIGIBLE DENSITY
TABLE IB MPUD DENSITY
TABLE II PROJECT LAND USE DISTRICTS
TABLE III DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT
TABLE IV DEVELOPMENT STANDARDS FOR RESIDENTIALDISTRICT
TABLE V DEVELOPMENT STANDARDS FOR RECREATIONAL AREA
Words underlined are additions; words struck M eugh are deletions
Tree Farm MPUD, PL20220004279 Last Revised 0511712023
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STATEMENT OF COMPLIANCE
The development of f58.84 acres of property in Collier County, Florida, as a Mixed Use Planned
Unit Development (MPUD) to be known as the Tree Farm MPUD, shall be in compliance with
the goals, objectives, and policies of the Collier County Growth Management Plan (GMP), Land
Development Code (LDC) and other applicable codes and ordinances. The commercial and
residential uses and recreational facilities of the Tree Farm MPUD will be consistent with the
growth policies, land development regulations, and applicable comprehensive planning objectives
of each of the GMP elements for the following reasons:
1. The subject property is 58.84+/- acres in size and is designated Urban on the Future Land
Use Map, with 40.15 acres located within a residential density band of the Urban Mixed
Use District, Urban Residential Subdistrict, and 18.69 acres located within Commercial
District, Mixed Use Activity Center Subdistrict, as identified on FLUM. Consistent with
the provisions of Objective 1 of the Future Land Use Element (FLUE), all uses
contemplated are consistent with these respective designations.
2. Approximately 18.69 acres of the subject property is located within an area identified as
Activity Center #3 in the FLUE of the GMP for Collier County.
3. Activity Centers are the preferred locations for concentration of commercial and mixed use
development activities. The subject property is located on the northwest corner of the
intersection of Immokalee Road and Collier Boulevard (C.R. 951). This strategic location
will allow superior access to the site, and provide an ideal location for commercial
activities. The project is a mixed use development located within, and less than one mile
from, an Activity Center. Therefore, the proposed commercial uses and residential
densities are consistent with the FLUE of the Collier County GMP.
4. The development will be compatible and complimentary to existing and planned
surrounding land uses (Policy 5.6).
5. The project must comply with the provisions of Division 6.02.01, adequate public facilities
requirements of the LDC. Therefore, it will implement, and further Objective 2 of the
FLUE, Objective 8 of the Transportation Element, Objective 1.2 of the Sanity Sewer Sub -
Element.
6. The maximum allowable density as set forth under the FLUE Density Rating System and
Mixed Use Activity Center is as follows:
Words underlined are additions; words struelc-tfx-eugh are deletions
"free Farm MPUD, PL20220004279 Last Revised 0511712023 Page 2 of 7
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FLUE Designation
Acres
+/-
Eligible Base
Units/Acre
Eligible
Bonus
Density
Units/Acre
Total Eligible
Density
Units/Acre
Eligible
Total DUs
Mixed Use Activity Center
Subdistrict
18.69
16
N/A
16
299
Urban Residential Subdistrict;
Dew
40.15
4
37
-71 1
2284 442
Activity Center Density
3
Band
Affordable Housine
3
Roadway Access
1
Total
58.84
N/A
N/A
9.9612.59
580.00741*
Table IA: FLUE Eligible Density (* Rounded)
FLUE Designation
Acres
MPUD
Eligible
MPUD Total
Units/Acre Base
Densi"ere
DU
plus bonus)
Mixed Use Activity Center
18.69
9.58
4-6
179
Subdistrict**
Urban Residential Subdistrict.
Density Band
40.15
-7-.899.99
-7
48-1- 401
—
Total
58.84
�-829.86
946
460.00580*
Table IB: MPUD Density (* Rounded)
** Per the Future Land Use Element, C. Urban Commercial District, Mixed Use Activity
Center Subdistrict: A minimum of 30% of the Activity Center -accumulated density shall be
constructed within the Activity Center. The remaining 70% of the Activity Center -
accumulated density shall be constructed within 1/3 mile of the Activity Center. The
maximum number of the Activity Center -accumulated density must not exceed 179 dwelling
units.
7. The MPUD sets forth a maximum density of 4-W 580 dwelling units or 7-.K 9.86 dwelling
units per gross acre, dispersed throughout the project site in accordance with the Future Land
Use Element, subject to the vehicular trip cap in Section 6.3.J. of this PUD. The Activity
Center shall be: developed at a human scale; pedestrian -oriented; and, interconnected with
the remaining portions of the project with pedestrian and bicycle facilities.
8. The MPUD has been designed to provide for future vehicular interconnectivity to the west,
and has been designed to provide vehicular, pedestrian and bicycle interconnectivity
throughout the project, including between the commercial and residential components.
Words underlined are additions; words suite-k-tkreugh are deletions
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* * * * * * * * * * * * *
SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.3 MAXIMUM PROJECT DENSITY AND INTENSITY
A. The Commercial Mixed -Use District will be limited to ±18.69 acres within the
designated Activity Center. The Residential District will be limited to ±39.64 acres.
B. Intensity: A maximum of 80,000 square feet of commercial uses and 105,000 square
feet of indoor self -storage uses may be constructed within the Commercial Mixed -
Use District.
C. Approved Density:
A maximum of 469 580 multi-family/single-family attached/townhouse units and
single-family detached residential dwelling units may be constructed in the total
project area subject to the trip cap in Section 6.3.J of this PUD. The gross project area
is 58.84f acres. The gross project density, therefore, will be a maximum of 7.-Q 9.86
dwelling units per acre. The Activity Center shall be developed at a human scale, be
pedestrian- oriented, and be interconnected with the remaining portion of the project
with pedestrian and bicycle facilities.
SECTION IV
RESIDENTIAL DISTRICT (R)
4.1 PURPOSE t
The purpose of this section is to identify specific development standards for areas designated as Q
"R" on the MPUD Master Plan, Exhibit " A". Residential uses, infrastructure, perimeter land use c
d
buffers, and signage will occur within this District. E
4.2 MAXIMUM DWELLING UNITS r
Q
The maximum number of residential dwelling units allowed within the MPUD shall be established
at the time of development plan review, but shall not exceed 460580 multi-family/single-family
attached/townhouse and single family detached residential dwelling units or any combination
thereof. Subject to the trip cap in Section 6.3.J of this PUD. For the purpose of calculating the
project density, 4 assisted living facilities (ALF) units shall constitute 1 residential dwelling unit
and the maximum number of ALF units shall not exceed 150 units. Subject to the trip cap in Section
6.3.J of this PUD.
Words underlined are additions; words shuck thFeugh are deletions
Tree Farm MPUD, PL20220004279 Last Revised 0511712023 Page 4 of 7
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a. All dwelling units above 281 shall be located within the C/MU district or within 1/3 mile of
the Activity Center boundary.
* * * * * * * * * * * * *
SECTION VI
DEVELOPMENT COMMITMENTS
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6.3 TRANSPORTATION o
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The development of this MPUD Master Development Plan shall be subject to and governed by the 2
following conditions: E
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J. The Tree Farm MPUD TIS was based on a development scenario that assumed a variety of ,n
commercial uses and a maximum of 460580 multi -family units. The total trip generation coo
Iq
was estimated in the TIS to be 580 PM peak hour two-way external trips to adjacent streets N.
based on ITE trip generation rates. The development scenario analyzed in the TIS may M
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change. The maximum total daily trip generation for the PUD shall not exceed 580 two- u;
way PM peak hour net trips based on the use codes in the ITE Manual on trip generation
Ln
rates in effect at the time of application for SDP/ SDPA or subdivision plat approval.
L
0
6.8 DEVIATIONS
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2
A. Deviation # 1
At the discretion of the developer, the minimum right-of-way width to be utilized for all
Q
internal project streets may be fifty feet (50'). Deviation # 1 from section 6.06.01(0) of the
=
LDC. Utilization of lands within all project right-of-way for landscaping. Decorative
entranceway and signage may be allowed subject to review and administrative approval by
s
the community development and environmental services administrator, or his designee, for
engineering and safety considerations prior to installation. [Approved in Ord. 07-54]
Q
B. Deviation# 2
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E
Relief from LDC Section 5.03.02. C, which permits a maximum wall height of 6' in
residential zoning districts and residential components of a PUD, to allow a maximum wall
M
;°
height of 8' along the perimeter of the PUD, and allow a 12' wall/berm combination within
Q
residential portions of the PUD along Collier Boulevard. The berm portion of the 12' wall/
berm shall be minimum of 3' in height. [Approved in Ord. 07- 54]
C. Deviation #3
Boundary marker monuments containing project identification signs designed to identify
the project, or any major use within the project, shall be permitted in location depicted on
the MPUD master plan (Exhibit "A"). Said boundary marker monument shall not exceed 6
Words underlined are additions; words struek 4wough are deletions
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6.9
feet in height as measured from finished grade at the location of the boundary marker
monument. The sign face area for such boundary markers shall not exceed 64 square feet in
area and shall not exceed the height or length of the monument, which it is located. If the
sign is two-sided, each sigh shall not exceed 64 square feet in area. Each sign shall only
contain the main proiect name, insignia or motto of the entire development, and the
developer's name and logo. Boundary marker monuments shall be setback a minimum of 10
feet from any MPUD perimeter property line. [Approved in Ord. 07- 54]
D. Deviation# 4
One off -premises sign may be located to west of the tree farm MPUD generally located near
the access to collier boulevard from the property immediately adjacent to the west of Tree
Farm MPUD. The off -premise sign may deviate from the maximum 12 square foot size set
forth in section 5.06.04.G.2.a., but may not exceed 16 square feet in size, and may also
deviate from section 5.06.04.G.2. e., which requires such off -site signs to be located within
1,000 feet of the intersection of the arterial roadway serving the building, structure or use.
[Approved in Ord. 07- 54]
E. Deviation #5
One off -premise sign may be located within the existing access and sign easement (OR
5771, PG 1841) on the northern boundary of the C/MU tract (Tree Farm Tract C) adjacent
to Collier Boulevard to provide project signage for the Residential Tract to the north (Tree
Farm Tract B) as depicted on Exhibit C. The off -premise sign may deviate from section
5.06.04.G.2.a. which limits off -premise directional signs to 12 square feet in sign area to
instead allow a maximum of 50 square feet in sign area. The off -premise sign may deviate
from section 5.06.04.G.2.c. and section 5.06.04.G.3. which require the sign to be a minimum
of 10 feet to a property line and a minimum 50 feet to adjacent residential zoning district,
respectfully, to instead allow the sign to have no minimum (zero feet) distance to the
residential tract to the north. [Approved in HEX No. 2021-491
F. Deviation #6
Relief from LDC Section 2.06.04 A.14. and A.16. which requires that affordable housing
units be the same square footage, construction and design as the market rate dwelling units
in the development and that the affordable housing units be intermixed with, and not
segregated from, the market rate dwelling; units in the development to instead allow for an
affordable housing product to be permitted and constructed separately from the market rate
apartment buildings, consistent with Exhibit "C", Tract A Conceptual Site Plan. The
affordable housing units will be owner occupied and all of the market rate dwelling units
will be rental apartments.
G. Deviation #7
Deviation from LDC Section 5 06 02 B. 14 b which limits the sign face area of a boundary
marker sign in a residential district to not exceed 24 square feet in area in order to allow a
boundary marker sign with a sign face area of 36 square feet at the northwest corner of
Collier Boulevard and Broken Back Road.
ESSENTIAL SERVICE PERSONNEL HOUSING
4-A. The Developer agrees that thirty percent of the rental housing units constructed within the
project will as they become available be offered for rent first to Essential Service Personnel
(ESP) persons involved in providing essential services in Collier County, as defined as
Words underlined are additions; words strxek Mi-eugh are deletions
Tree Farm MPUD, PL20220004279 Last Revised 0511712023 Page 6 of 7
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follows: natural persons or families at least one of whom is employed as police or fire
ersonnel, a childcare worker, a teacher or other educational Dersonnel, health care
personnel, or public employee. 'These ifidividtWs o ..leyea in the teaeher-s
,
.
-2B. In an effort to attract ESP renters, the Developer will provide written notification at a
minimum to Collier County and its Constitutional Officers, the Collier County School
District, all local hospitals, City of Naples, City of Marco Island, Everglades City, and all
independent fire districts that ESP units are available to be rented and will be set aside for
the applicable period described below. Any printed advertising for the development shall
identify the project prioritizes units for ESP.
3C. The period of time that the rental unit will be reserved and advertised first for ESP persons
will be a minimum of 60 days from the date the unit is first advertised for rent and 30 days
thereafter when a unit is offered for rent due to a projected or actual vacancy. If an ESP
renter is not committed to a lease within the initial 60 day, or subsequent 30- day period, the
unit may be offered for rent to a non ESP renter. The Developer will notify the Community
and Human Services Division 60 days prior to the initial availability of the units in order for
Community and Human Services to also contact the entities named in 2. above.
4D. The restriction to provide units first to ESP renters shall remain in effect for 15 years.
6.10 AFFORDABLE HOUSING
A. As documented in the Affordable Housing Density Bonus Agreement, the Developer has
agreed to construct 58 affordable housing units for households whose initial certified
incomes are in or below the low- and very -low income categ-ry (below 80 percent of the
Area Median Income) for Collier County.
Words underlined are additions; words sH-uelug# are deletions
Tree Farm MPUD, PL20220004279 Last Revised 0511712023 Page 7 of 7
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q
15' TYPE WELL SITE
"B" BUFFER I50'x80') -
w 7� RIGHT IN/ RIGHT OUT (314 MILE)
rJ APPROXIMATE LOCATION SUBJECT TO
�';•' '"' ' ".e I COLLIER COUNTY TRANSPORTATION
'A"BUFFER I DIVISION APPROVAL.
R
BOUNDARY OF tYJ
MILE TO MUAC 20' TYPE'
• `� s� . ` �i "D' BUFFER'S
/ f
1 0. : AC. NATIV GETATION PRESERVE TO /I
« BE RE-CREA IN ACCORDANCE WITH / /� APPROXIMA OCATION SUBJECT TO COLLIER
"x= COMPLIANCE AG ENT (EXHIBIT D) AND I COUNTY T SPORTATION DIVISION APPROVAL. .- M
IN ACCORDANC TH THE STANDARDS / THIS DR AY SHALL BE DESIGNED TO ALIGN a'ti d
SET FORTH IN THE L ECTION 3.05.07.H WITH EXISTING HERITAGE BAY DRIVEWAY
4.., `• • „ ,,; R E,FA `„ EXISTING 60'
° LL
p e6U D CCESS EASEMENT 4)
(O.R 100, PG 80,85) y
TREE FARM MPUD
BOUNDARY
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ESPLANADE G(�I_ — "� / I z,
AND COUNTY CLUL
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APPROXIMATE LOCATION O
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TRANSPORTATION DIVISION ' 4 0)
APPROVAL a . W
Q
C/Mu ' APPROXIMATE LOCATION
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�, •% _ _ � VEHICULAR AND PEDESTRIAN
TERCONNECTION FROM
IE'S CORNER U AND R TRACTS
PUD 10' TYPE I ° - E
/I
APP ]MATE LOCATION SUBJECT TO
INTERCONNECT WITH COLLI OUNTY TRANSPORTATION
>.' ADDIE'S CORNER PUD - - DIVISIO PROVAL wc.. a , Q
+ vtelf` _ __
A, ` r O . .
, 10' TYPE J >W C
° "D" BUFFER ] 50 FU R.O.W. / ACCESS '"
4)
EASEMEN .R 5422, PG 1498) ,�.»✓+-� E
—�-_-- 3 •. C1
- ...,.,.. ,. 20 TYPE
12' ASPHALT GREENWAY "D" BUFFER .�!• w " (APPROXIMATE LOCATION MAY
MEANDER) COMMON PROPERTY LINE BETWEEN TREE FARM AND
r ADDIE'S CORNER PUD NO SETBACK OR LANDSCAPE BUFFER
REOUIRED IF DEVELOPED UNDER UNIFIED CONTROL.
. IF NOT DEVELOPED UNDER UNIFIED CONTROL. REQUIRED
1'
r4" ..LANDSCAPE BUFFERS PER LDC.
TITLE. OWNER/CLIENT!CONSULTANT SEC'22 P:48 RGE 26
' E N 1 S U L A �519n+a by LEJANDRO AVILA
G MPUD MASTER Dawn by JANDRO AVILA
ZN EERING TREE FARM TBC TREE FARM 1, Date JUNE2018
"''R `�" CONCEPT PLAN LLC & TBC TREE Draw scale N.T.S.
q1t r.rav,.,1M RL4.. i,wvra.mn�. MPU� Project Number. P K-001
utL Nrnt, <,mti trnun.nn ,c.vu i FARM 2, LLC
<»N+tR RceR(5FN1,rNE (EXHIBIT "A")
.drw,.,,xr, v+^•w+t Fib Number. P$ROK-001 -X17
,. R«xi. rhos
,wl ,nl.Mlurner.R.rwn WeMiW'. wvw yan..nx nyx
,v:da ('.riin..ro N..xrxxuem YlN'' Sheet Number
Packet Pg. 60
9.A.b
HEDULE OF PREVIOUSLY APPROVED DEVIATIONS
A OVED DEVIATION 1:
AT DISCRETION OF THE DEVELOPER, THE MINIMUM RIGHT-OF-WAY WIDTH TO BE
UTILI FOR ALL INTERNAL PROJECT STREETS MAY BE FIFTY FEET (50').
DEVIAT #1 FROM SECTION 6.06.01(0) OF THE LDC. UTILIZATION OF LANDS WITHIN
ALL PRO T RIGHT-OF-WAY FOR LANDSCAPING.
DECORATI NTRANCEWAY. AND SIGNAGE MAY BE ALLOWED SUBJECT TO REVIEW
AND ADMINI TIVE APPROVAL BY THE COMMUNITY DEVELOPMENT AND
ENVIRONMEN ERVICES ADMINISTRATOR, OR HIS DESIGNEE, FOR ENGINEERING
AND SAFETY CO ERATIONS PRIOR TO INSTALLATION.
APPROVED DEVIATI
DEVIATION #2 SEEKS EF FROM LDC SECTION 5.03.02.C, WHICH PERMITS A
MAXIMUM WALL HEIGHT 6' IN RESIDENTIAL ZONING DISTRICTS AND RESIDENTIAL
COMPONENTS OF A PUD, LLOW A MAXIMUM WALL HEIGHT OF 8' ALONG THE
PERIMETER OF THE PUD, A LLOW A 12' WALL.'BERM COMBINATION WITHIN
RESIDENTIAL PORTIONS OF T LID ALONG COLLIER BOULEVARD. THE BERM
PORTION OF THE 12' WALL/BER ALL BE MINIMUM OF TIN HEIGHT.
APPROVED DEVIATION 3:
BOUNDARY MARKER MONUMENTS C AINING PROJECT IDENTIFICATION SIGNS
DESIGNED TO IDENTIFY THE PROJECT, ANY MAJOR USE WITHIN THE PROJECT,
SHALL BE PERMITTED IN LOCATION DEP D ON THE MPUD MASTER PLAN (EXHIBIT
"A-). SAID BOUNDARY MARKER MONUMEN ALL NOT EXCEED 6 FEET IN HEIGHT AS
MEASURED FROM FINISHED GRADE AT THE ATION OF THE BOUNDARY MARKER
MONUMENT. THE SIGN FACE AREA FOR SUCH NDARY MARKERS SHALL NOT
EXCEED 64 SQUARE FEET IN AREA AND SHALL EXCEED THE HEIGHT OR LENGTH
OF THE MONUMENT WHICH IT IS LOCATED. IF THE N IS TWO-SIDED EACH SIGH
SHALL NOT EXCEED 64 SQUARE FEET IN AREA. EAC GN SHALL ONLY CONTAIN THE
MAIN PROJECT NAME, INSIGNIA OR MOTTO OF THEE E DEVELOPMENT, AND THE
DEVELOPER'S NAME AND LOGO. BOUNDARY MARKER UMENTS SHALL BE
SETBACK A MINIMUM OF 10 FEET FROM ANY MPUD PERI R PROPERTY LINE.
APPROVED DEVIATION 4:
ONE OFF -PREMISES SIGN MAY BE LOCATED TO WEST OF THE E FARM MPUD
GENERALLY LOCATED NEAR THE ACCESS TO COLLIER BOULEVA FROM THE
PROPERTY IMMEDIATELY ADJACENT TO THE WEST OF TREE FAR LID. THE
OFF -PREMISE SIGN MAY DEVIATE FROM THE MAXIMUM 12 SQUARE T SIZE SET
FORTH IN SECTION 5.06.04.E-46:9cIG,2.A., BUT MAY NOT EXCEED 16 SO E FEET IN
SIZE, AND MAY ALSO DEVIATE FROM SECTION 5.06,04,E-46,&VG2.E., WHI EQUIRES
SUCH OFF -SITE SIGNS TO BE LOCATED WITHIN 1,000 FEET OF THE INTER TION OF
THE ARTERIAL ROADWAY SERVING THE BUILDING. STRUCTURE OR USE.
LEGEND
R/NVEYANCE
TIAL
C/MURCIAL / MIXED USE
P VE
RESS/EGRES
O# ONS
MAN ENT LAKE
V REA
®NVEYANCE TO COLLIER COUNTY AS TRACTS A. B AND C.TION6.3.C)RY MARKER MONUMENTS
PEN SUL-A
EN EERING
CI�YI t' kk Yl•.f. �.A�II�( nl't Ax(Llllh(IL'x!
IVvll: o�lulun•uolnr. Invr. o�nANm;
•.il NIrvG C.UN)IkII(IIUA h•ANACF ntthl
tLNNL1: ItLYNISLN �.\II'�L
1 ii,kn (:.ne Y"rkwey
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PROJECT
TREE FARM
MPUD
MPUD MASTER PLAN NOTES
1. THE AMOUNT OF REQUIRED OPEN SPACE IS 30%.
2. WITHIN THE MPUD BOUNDARIES THERE WILL BE A MINIMUM OF 1 AC OPEN
SPACE (30 % OF 51.43 (58.84 - 7.42 ROW CONVEYANCE.)]
3. THE FACILITIES AND IMPROVEMENTS SHOWN ON THIS PUD TER PLAN
SHALL BE CONSIDERED CONCEPTUAL IN NATURE.
4. THE DESIGN, LOCATION, AND CONFIGURATION OF TH ND IMPROVEMENTS
SHALL BE DEFINED AT EITHER SITE DEVELOPMENT APPROVAL. OR
CONSTRUCTION PLANS AND PLAT APPROVAL.
5. THE PROJECT SHALL BE DESIGNED TO PROVI EHICULAR, PEDESTRIAN AND
BICYCLE CONNECTIVITY BETWEEN RESIDEN AND MIXED
USEWCOMMERCIAL AND TO ADJACENT PR RTY TO THE WEST,
6. BOUNDARY MARKER MONUMENTS SH E SETBACK A MINIMUM OF 10 FEET
FROM ANY PERIMETER MPUD PROPE LINE.
SE SUMMARY
TRACT
PF LAND USE
ACREAGE
TRACT " RESIDENTIAL
39.64 t ACRES
T "P" PRESERVE
0.51 t ACRES
CT "C/MU" COMMERCIAL / MIXED USE
*18.69 3 ACRES
TOTAL
58.84 t ACRES
'INCLUDES ROW CONVEYANCE
PRESERVE
INIMUM OF 0.51 ACRES (25% OF THE 2.02 ACRES OF NATIVE
/EG TION ON SITE) IS REQUIRED TO BE RETAINED OR REPLANTED.
THE CTS IDENTIFIED AS "P"CONTAINS 0.51 x ACRES, AND FULLY
ISFIES THE NATIVE VEGETATION REQUIREMENTS.
460 MULTI -FAMILY / SlkLE FAMILY ATTACHED / TOWNHOUSE AND / OR
SINGLE FAMILY MWCHED RESIDENTIAL DWELLING UNITS.
PLUS 250 HOTEL UNITS'WO ALF UNITS, 105,000 SF OF INDOOR SELF
STORAGE AND 80.000 SWOMMERCIAL USES. ALL SUBJECT TO
TION 6.3.K
rITLE.
MPUD MASTER
CONCEPT PLAN
NOTES
OWNERICLIENT/f,ONSULTANT.
SEC:'
Designed by:
TBC TREE FARM 1,
Drawn by.
LLC & TBC TREE
Dale.
Drawing Swlo:
FARM 2, LLC
Project Numbe
Sheet Numbe Packet Pg. 61
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9.A.b
1.
"
15 TYPE
"B
ESITE
WLLi
(50'x80')
BUFFER'`
RIGHT IN/ RIGHT OUT (3/4 MILE)
APPROXIMATE LOCATION SUBJECT TO
COLLIER COUNTY TRANSPORTATION
"A" BUFFER
I
DIVISION APPROVAL.
4
R
�" ••-. ->,:., _ •BOUNDARY OF 1/3
MILE TO MU AC R 20' TYPE
I
"D" BUFFER
- I
0.51 AC. NATIVE VEGETATION PRESERVE TOPROXIMATE LOCATION SUBJECT TO COLLIER
BE RE-CREATED IN ACCORDANCE WITH / I COUNTY TRANSPORTATION DIVISION APPROVAL.
COMPLIANCE AGREEMENT (EXHIBIT D) AND THIS DRIVEWAY SHALL BE DESIGNED TO ALIGN
IN ACCORDANCE WITH THE STANDARDS 7 WITH THE EXISTING HERITAGE BAY DRIVEWAY
` SET FORTH IN THE LDC SECTION 3.05.07 H - - -
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,C.R 100, PG 80, 85)
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MPUD)
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"D BUFFER
COMMON PROPERTY LINE BETWEEN TREE FARM AND
ADDIE'S CORNER PUD NO SETBACK OR LANDSCAPE BUFFER
REQUIRED IF DEVELOPED UNDER UNIFIED CONTROL.
IF NOT DEVELOPED UNDER UNIFIED CONTROL, REQUIRED
LANDSCAPE BUFFERS PER LDC.
InIi i
PENINSULA
PRGJECT
TREE FARM
-IT_E
MPUD MASTER
ENGINEERING
CIVILENOINFERINO.0ARCHINcfhi
fNVIRON CONSULTING 1UNyPUNNN.
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MPUD
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CONCEPT PT PLAN
OWNER REPRESENTATIVE
"A")
�4An GaParkwy
(EXHIBIT
111 .F 4105
1'l—239A0361W Fax: 239.]61.174)
tmaiI in,rrvenRcam Wetnile: www.l__g.cam
EIwiM CenifkateMAutlnnzaL N26215
OWNER/CLIENT/CONSULTANT
TBC TREE FARM 1,
LLC & TBC TREE
FARM 2, LLC
SEC: 22
TWP:48 RGE: 26
Designed by:
ALEJANDRO AVILA
Drawn by:
ALEJANDRO AVILA
Date:
JULY 2022
Dra-ng Scale:
N.T.S.
Project Number:
P-BROK-001
Pile Number:
P-BROK-001-001-X17
Sheet Number:
C-X17
01 of 02
Packet Pg. 62
9.A.b
DEVIATION 1:
AT THE DISCRETION OF THE DEVELOPER, THE MINIMUM RIGHT-OF-WAY WIDTH TO BE UTILIZED FOR ALL INTERNAL
PROJECT STREETS MAY BE FIFTY FEET (50').
DEVIATION #1 FROM SECTION 6.06.01(0) OF THE LOC. UTILIZATION OF LANDS WITHIN ALL PROJECT RIGHT-OF-WAY
FOR LANDSCAPING.
DECORATIVE ENTRANCEWAY, AND SIGNAGE MAY BE ALLOWED SUBJECT TO REVIEW AND ADMINISTRATIVE
APPROVAL BY THE COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES ADMINISTRATOR, OR HIS
DESIGNEE, FOR ENGINEERING AND SAFETY CONSIDERATIONS PRIOR TO INSTALLATION.
DEVIATION 2:
DEVIATION #2 SEEKS RELIEF FROM LDC SECTION 5.03.02.C, WHICH PERMITS A MAXIMUM WALL HEIGHT OF V IN
RESIDENTIAL ZONING DISTRICTS AND RESIDENTIAL COMPONENTS OF A PUD, TO ALLOW A MAXIMUM WALL HEIGHT
OF V ALONG THE PERIMETER OF THE PUD, AND ALLOW A 12' WALL/BERM COMBINATION WITHIN RESIDENTIAL
PORTIONS OF THE PUD ALONG COLLIER BOULEVARD. THE BERM PORTION OF THE 12' WALLBERM SHALL BE
MINIMUM OF T IN HEIGHT.
DEVIATION 3:
BOUNDARY MARKER MONUMENTS CONTAINING PROJECT IDENTIFICATION SIGNS DESIGNED TO IDENTIFY THE
PROJECT, OR ANY MAJOR USE WITHIN THE PROJECT, SHALL BE PERMITTED IN LOCATION DEPICTED ON THE MPUD
MASTER PLAN (EXHIBIT "A"). SAID BOUNDARY MARKER MONUMENT SHALL NOT EXCEED 6 FEET IN HEIGHT AS
MEASURED FROM FINISHED GRADE AT THE LOCATION OF THE BOUNDARY MARKER MONUMENT. THE SIGN FACE
AREA FOR SUCH BOUNDARY MARKERS SHALL NOT EXCEED 64 SQUARE FEET IN AREA AND SHALL NOT EXCEED THE
HEIGHT OR LENGTH OF THE MONUMENT WHICH IT IS LOCATED. IF THE SIGN IS TWO-SIDED, EACH SIGH SHALL NOT
EXCEED 64 SQUARE FEET IN AREA. EACH SIGN SHALL ONLY CONTAIN THE MAIN PROJECT NAME, INSIGNIA OR MOTTO
OF THE ENTIRE DEVELOPMENT, AND THE DEVELOPER'S NAME AND LOGO. BOUNDARY MARKER MONUMENTS SHALL
BE SETBACKA MINIMUM OF 10 FEET FROM ANY MPUD PERIMETER PROPERTY LINE.
DEVIATION 4:
ONE OFF -PREMISES SIGN MAY BE LOCATED TO WEST OF THE TREE FARM MPUD GENERALLY LOCATED NEAR THE
ACCESS TO COLDER BOULEVARD FROM THE PROPERTY IMMEDIATELY ADJACENT TO THE WEST OF TREE FARM
MPUD. THE OFF -PREMISE SIGN MAY DEVIATE FROM THE MAXIMUM 12 SQUARE FOOT SIZE SET FORTH IN SECTION
5.06.04.C.15.B.I.G.2.A., BUT MAY NOT EXCEED 16 SQUARE FEET IN SIZE, AND MAY ALSO DEVIATE FROM SECTION
5.06.04.C.15.B.VG2.E., WHICH REQUIRES SUCH OFF -SITE SIGNS TO BE LOCATED WITH IN 1,000 FEET OF THE
INTERSECTION OF THE ARTERIAL ROADWAY SERVING THE BUILDING, STRUCTURE OR USE.
DEVIATION 5:
ONE OFF -PREMISE SIGN MAY BE LOCATED WITHIN THE EXISTING ACCESS AND SIGN EASEMENT (OR 5771, PG 1841)
ON THE NORTHERN BOUNDARY OF THE C/MU TRACT (TREE FARM TRACT C) ADJACENT TO COLLIER BOULEVARD TO
PROVIDE PROJECT SIGNAGE FOR THE RESIDENTIAL TRACT TO THE NORTH (TREE FARM TRACT B) AS DEPICTED ON
EXHIBIT C. THE OFF -PREMISE SIGN MAY DEVIATE FROM SECTION 5,06.04 G.2.A. WHICH LIMITS OFF -PREMISE
DIRECTIONAL SIGNS TO 12 SQUARE FEET IN SIGN AREA TO ALLOW A MAXIMUM OF 50 SQUARE FEET IN SIGN AREA.
THE OFF -PREMISE SIGN MAY DEVIATE FROM SECTION 5.06.04 G.2.C. AND SECTION 5.06.04 G.3 WHICH REQUIRE THE
SIGN TO BE A MINIMUM OF 10 FEET TO A PROPERTY LINE AND A MINIMUM 50 FEET TO ADJACENT RESIDENTIAL
ZONING DISTRICT, RESPECTFULLY, TO INSTEAD ALLOW THE SIGN TO HAVE NO MINIMUM (ZERO) DISTANCE TO THE
RESIDENTIAL TRACT TO THE NORTH.
DEVIATION 6:
LEGEND
R RESIDENTIAL
C/MU COMMERCIAL/MIXED USE
P PRESERVE
PUDINGRESS/EGRESS
ODEVIATIONS
AREA WITHIN 1/3 MILE OF
ACTIVITY CENTER BOUNDARY
® WATER MANAGEMENT LAKE
PRESERVE AREA
PENINSULA
ENGINEERING
CIVIL ENGINEERING . LANDSCAPF ARCHITECTURE
E NVIRONMENTAL CONSULTING - LAND PLANNING
SITFPLANNING CONSTRUCTION MANAGEMENT
OWNER REPRESENTATIVE
2600 C•old,•n Cam Parkway
-ple,, Flwide 34105
Plane: 239,403.67N Fax: 239.261.1797
F„ 1 I—"-....n"n W.W.: www,peneng.<wn
ROW CONVEYANCE TO COLLIER COUNTY
LABELED AS TRACTS A, B AND C.
(SEE SECTION 6.3.C)
BOUNDARY MARKER MONUMENTS
PROJECT: I TITLE:
TREE FARM
MPUD
MPUD MASTER
CONCEPT PLAN
NOTES
MPUD MASTER PLAN NOTES _
1. THE AMOUNT OF REQUIRED OPEN SPACE IS 30%.
2. WITHIN THE MPUD BOUNDARIES THERE WILL BE A MINIMUM
OF 15.43 AC OPEN SPACE [30 % OF 51.43 (58.84 - 7.42 ROW
CONVEYANCE.)]
3. THE FACILITIES AND IMPROVEMENTS SHOWN ON THIS PUD
MASTER PLAN SHALL BE CONSIDERED CONCEPTUAL IN
NATURE.
4. THE DESIGN, LOCATION, AND CONFIGURATION OF THE LAND
IMPROVEMENTS SHALL BE DEFINED AT EITHER SITE
DEVELOPMENT PLAN APPROVAL, OR CONSTRUCTION PLANS
AND PLAT APPROVAL.
S. THE PROJECT SHALL BE DESIGNED TO PROVIDE VEHICULAR,
PEDESTRIAN AND BICYCLE CONNECTIVITY BETWEEN
RESIDENTIAL AND MIXED USED/COMMERCIAL AND TO
ADJACENT PROPERTY TO THE WEST.
6. BOUNDARY MARKER MONUMENTS SHALL BE SETBACK A
MINIMUM OF 10 FEET FROM ANY PERIMETER MPUD
PROPERTY LINE.
LAND USE SUMMARY
TRACT
LAND USE
ACREAGE
TRACT "R"
RESIDENTIAL
*39.64 t ACRES
TRACT"P"
PRESERVE
0.51 ACRES
TRACT "C/MU"
COMMERCIAL / MIXED USE
`18.69 t ACRES
TOTAL
58.84 t ACRES
INCLUDES ROW CONVEYANCE
PRESERVE
A MINIMUM OF 0.51 ACRES (25% OF THE 2.02 ACRES OF
NATIVE VEGETATION ON SITE) IS REQUIRED TO BE RETAINED
OR REPLANTED. THE TRACTS IDENTIFIED AS "P" CONTAINS
0.51 t ACRES, AND FULLY SATISFIES THE NATIVE VEGETATION
REQUIREMENTS.
MAXIMUM DENSITY AND INTENSITY
468.580 MULTI -FAMILY / SINGLE FAMILY ATTACHED /
TOWNHOUSE AND / OR SINGLE FAMILY DETACHED
RESIDENTIAL DWELLING UNITS.
PLUS 250 HOTEL UNITS. 150 ALF UNITS, 105,000 SF OF INDOOR
SELF STORAGE AND 80,000 SF COMMERCIAL USES. ALL
SUBJECT TO SECTION 6.3.K
OWNER/CLIENT/CONSULTANT I SEC 22 TWP:48 RGE: 26
TBC TREE FARM 1,
LLC & TBC TREE
FARM 2, LLC
Designed by.
ALEJANDRO AVILA
Drawn by:
ALEJANDRO AVILA
Date:
JULY 2022
Drawing Soak:
N.T.S.
Project Number.
P-BROK-001
File Number:
P-BROK-001-001-X17
C-X17
Sheet Number:
02 of 02
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' •' 1 i i 1 : i.�
IMPOSING COVENANTS AND RESTRICTIONS ON
REALPROPERTY
THIS AGREEMENT is made as of this day of
2023 by
and between Habitat for Humanity of Collier County, Inc. (the "Developer") and the Collier
County Board of County Commissioners (the "Commission"), collectively, the "Parties".
RECITALS
A. The Developer owns a tract of real property within the Tree Farm Mixed Use Planned
Unit Development (MPUD) legally described in Exhibit A and depicted on Exhibit A-
1, both of which are attached hereto and incorporated herein (the "Property"). The
MPUD intends to construct a maximum of 580 residential Units (the "Units") at a
density of9.86 Units per gross acre on the Property. The gross acreage of the MPUD is
58.84 acres. The minimum number of affordable Units constructed by Developer shall
be 58, representing 10% percent of the total number of residential Units approved in
the MPUD development.
B. In order to construct the Units, the Developer must obtain a density bonus from the
Commission for the MPUD as provided for as Land Development Code (LDC)
§ 2.06.00 et seq., which density bonus can only be granted by the Commission and
utilized by the Developer in accordance with the strict limitations and applicability of
said provisions.
C. The Commission is willing to grant a density bonus to the Developer authorizing the
construction of 3 bonus Units per acre in the MPUD, if the Developer agrees to
construct affordable housing Units as specified in this Agreement and in accordance
with LDC Section 2.06.00 et seq.
NOW, THEREFORE, in consideration of the approval and grant of the density
bonus of 3 Units per acre requested by the Developer and the benefits conferred thereby to the
[22-CPS-02265/1774083/1] Page I of 22
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9.A.c
MPUD, and for other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the Developer and the Commission hereby covenant and
agree as follows:
1. Recitals. The above Recitals are true and correct and are incorporated herein by
reference.
2. Developer Agreements,, The Developer hereby agrees to the provide following affordable
housing Units in accordance with this Agreement and as specified in Exhibits B through
G attached hereto and incorporated herein:
a. Fifty-eight (58) of the 580 Units will be sold to households earning below 80% percent
of Collier County's area median income (AMI).
b. All affordable housing Units will be owner -occupied.
c. The Units will include multi -family units with a variety of bedroom types.
d. No affordable housing unit in the development shall be sold to a household whose
household income has not been verified and certified in accordance with this division as a
low- or very -low income household. Such verification and certification shall be the
responsibility of the developer and shall be submitted to the County Manager or designee
for approval.
e. The following provisions shall be applicable to the affordable Units:
i. Defined terms: For purposes of this Agreement, "Phasing" shall mean: (a) the
phased construction of buildings or structures in separate and distinct stages as
shown on a PUD master plan, subdivision master plan or site development plan; or
(b) in developments where phased construction is not depicted on a PUD master
plan, subdivision master plan or site development plan, the construction of
buildings or structures in a clearly defined series of starts and finishes that are
separate and distinct within the development.
ii. Median Income. For the purposes of this Agreement, the median income of the area
as defined by the U.S. Department of Housing and Urban Development (HUD)
shall be the then current median income for the Naples Metropolitan Statistical
Area, established periodically by HUD and published in the Federal Register, as
adjusted for family size as shown on the tables attached hereto as Exhibit C , which
Exhibit shall be adjusted from time to time in accordance with any adjustments that
[22-CPS-02265/1774083/1] Page 2 of 22
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9.A.c
are authorized by HUD or any successor agency. In the event that HUD ceases to
publish an established median income as aforesaid, the Parties hereto shall
mutually agree to another reasonable and comparable method of computing
adjustments in median income.
iii. Eligibility and Qualification of Buyer. Family income eligibility is a three -step
process: 1) submittal of an application by a prospective Buyer; 2) verification of
family housing unit provided under the affordable housing density bonus program
prior to being qualified at the appropriate level of income (very low, tow, moderate
or gap income) in accordance with this Section; 3) certification of eligible Owner
by the Community and Human Services Division.
The Developer shall be responsible for qualifying Buyers by accepting
applications, verifying income, and obtaining income certification for all affordable
Units in the subject development. All applications, forms and other documentation
required by this Agreement shall be provided to Community and Human Services
Division. Qualification by the Developer of any persons as an eligible Buyer family
shall be subject to review and approval in accordance with the monitoring and
enforcement programs in LDC §§ 2.06.05 and 2.06.06, respectively.
(1) Application. A potential homebuyer shall apply to the developer, owner,
manager, or agent to qualify as a low-income family for the purpose of
purchasing and occupying an affordable housing unit pursuant to the affordable
housing density bonus program. The Preliminary Application for an affordable
housing unit shall be provided to Collier County Community and Human
Services Division as shown in Exhibit D, attached to this Agreement and
incorporated by reference herein.
(2) Income Verification and Certification. No affordable housing unit in the
development shall be rented whose household income has not been verified and
certified in accordance with this Agreement and LDC§ 2.06.05.
(3) Income Verification. The Developer shall obtain written verification from the
potential occupant (including the entire household) to verify all regular sources
of income (including the entire household). The most recent year's federal
income tax return for the potential occupants (including the entire household)
[22-CPS-02265/1774083/11 Page 3 of 22
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9.A.c
may be used for the purpose of income verification, attached to the affordable
housing applicant Income Verification form, including a statement to release
information, occupant verification of the return, and a signature block with the
date of application. The verification shall be valid for up to one hundred eighty
(180) days prior to occupancy. Upon expiration of the 180-day period, the
information may be verbally updated from the original sources for an additional
30 days, provided it has been documented by the person preparing the original
verification. After this time, a new verification form must be completed. The
affordable housing Applicant Income Verification form shall be provided to the
Community and Human Services Division as shown in Exhibit E, attached to
this Agreement and incorporated by reference herein.
(4) Income Certification. Upon receipt of the Preliminary Application for an
affordable housing unit and Applicant Income Verification form, the Developer
shall require that an income certification form be executed by the potential
occupant (including the entire household) prior to occupancy of the affordable
housing unit by the occupant. Income certification shall assure that the potential
occupant has an appropriate household income which qualifies the potential
occupant as eligible to occupy an affordable housing unit under the affordable
housing density bonus program. The Affordable Housing Applicant Income
Certification form shall be provided by the Community and Human Services
Division as shown in Exhibit F, is attached to this Agreement and is
incorporated by reference herein.
iv. Random Inspections. Random inspection of files containing required
documentation to verify occupancy in accordance with this Agreement and LDC §
2.06.00, may be conducted by the Community and Human Services Division upon
reasonable notice.
v. Annual Progress and Monitoring Report. The Developer shall provide the
Community and Human Services Division an annual progress and monitoring
report regarding the delivery of affordable housing Units throughout the period of
their construction and occupancy. The annual progress and monitoring report shall,
at a minimum, provide any information reasonably required to ensure compliance
122-CPS-02265/1774083/11 Page 4 of 22
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with LDC § 2.06.00, or subsequent amendments thereto. The report shall be filed
on or before September 30 of each year and the report shall be submitted by the
Developer to the Community and Human Services Division. Failure to complete
and submit the monitoring report to the Community and Human Services Division
within sixty (60) days from the due date shall result in a penalty of up to fifty dollars
($50.00) per day unless a written extension not to exceed thirty (30) days is
requested prior to expiration of the sixty (60) day submission deadline. No more
than one such extension may be granted in a single year.
vi. Occupancy Restrictions. No affordable unit in any building or structure on the
Property shall be occupied by the Developer, any person related to or affiliated
with the Developer, or by a resident manager.
3. Density Bonus. The Commission hereby acknowledges that the Developer has met all
required conditions to qualify for an affordable housing density bonus, in addition to the
base residential density of 16 Units per acre within the Mixed Use Activity Center
Subdistrict, the base residential density of 4 Units per acre within the Urban Residential
Subdistrict, the 3 bonus units per acre for the Activity Center Band and the 1 bonus unit
per acre for roadway access, and is therefore granted a density bonus of 3 density bonus
Units per acre for affordable housing, for a total density of 9.86 Units/ac, pursuant to LDC
§ 2.06.00 The Commission further agrees that the Developer may construct thereon, in the
aggregate a maximum number of 580 Units on the MPUD provided the Developer is able
to secure building permit(s) from Collier County.
4. Commission Agreement. During the term of this Agreement, the Commission acting
through the Community and Human Services Division or its successor(s) covenants and
agrees to prepare and make available to the Developer any general information that it
possesses regarding income limitations and restrictions which are applicable to the
affordable Unit.
5. Violations and Enforcement.
a. Violations. It shall be a violation of this Agreement and LDC
§ 2.06.00 to sell or occupy, or attempt to sell or occupy, an affordable housing unit
provided under the affordable housing density bonus program except as specifically
permitted by the terms of this Agreement; or to knowingly give false or misleading
[22-CPS-02265/1774083/11
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9.A.c
information with respect to any information required or requested by the Community
and Human Services Division or by any other persons pursuant to the authority which
is delegated to them by LDC § 2.06.00. Collier County or its designee shall have full
power to enforce the terms of this Agreement. The method of enforcement for a breach
or violation of this Agreement shall be at the option of the Commission by criminal
enforcement pursuant to the provisions of Section 125.69, Florida Statutes, or by civil
enforcement as allowed by law.
b. Certificate of Occupancy. In the event that the Developer fails to maintain the affordable
Units in accordance with this Agreement or LDC § 2.06.00, as amended, at the option of
the Commission, building permits or certificates of occupancy, as applicable, may be
withheld for any future planned or otherwise approved unit located or to be located upon
the Property until the entire project is in full compliance with this Agreement and with
LDC § 2.06.00, as amended.
6. Assignment by Commission. The Commission may assign all or part of its obligations under
this Agreement to any other public agency having jurisdiction over the Property provided that
it gives the Developer thirty (30) days advance written notice thereof. The Developer may not
assign, delegate or otherwise transfer all or part of its duties, obligations, or promises under
this Agreement to any successor in interest to the Property without the express written consent
of the Commission, which consent may be withheld for any reason whatsoever. Any attempt
to assign the duties, obligations, or promises under this Agreement to any successor in interest
to the Property without the express written consent of the Commission as required by this
Section shall be void ab initio.
7. Severability. If any section, phrase, sentence or portion of this Agreement is for any reason
held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be
deemed a separate, distinct, and independent provision, and all other provisions shall remain
effective and binding on the Parties
8. Notice, Any notices desired or required to be given under this Agreement shall be in writing
and shall either be personally delivered or shall be sent by mail, postage prepaid, to the Parties
at the following addresses:
[22-CPS-02265/1774083/1] Page 6 of 22
Ord x
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9.A.c
To the Commission: Collier County Community and Human Services
3339 E Tamiami Trail
Building H, Suite 211 Naples, Florida 34112
To the Developer: Habitat for Humanity of Collier County, Inc.
11145 Tamiami Trail East
Naples, FL 34113
Any Party may change the address to which notices are to be sent by notifying the
other Party of such new address in the manner set forth above.
9. Authority to Monitor. The Parties hereto acknowledge that the Collier County Community
and Human Services Division or its designee, shall have the authority to monitor and enforce
the Developer's obligations hereunder.
10. Indemnify. The Developer hereby agrees to protect, defend, indemnify and hold Collier County
and its officers, employees, and agents harmless from and against any and all claims, penalties,
damages, losses and expenses, professional fees, including, without limitation, reasonable
attorney's fees and all costs of litigation and judgments arising out of any claim, willful
misconduct or negligent act, error or omission, or liability of any kind made by Developer, its
agents or employees, arising out of or incidental to the performance of this Agreement.
11. Covenants, The Developer agrees that all of its obligations hereunder shall constitute
covenants, restrictions, and conditions which shall run with the land and shall be binding upon
the Property and against every person then having any ownership interest at any time and from
time to time until this Agreement is terminated in accordance with Section 18 below. However,
the Parties agree that if Developer transfers or conveys the Property to another person or entity,
Developer shall have no further obligation hereunder and any person seeking to enforce the
terms hereof shall look solely to Developer's successor in interest for the performance of said
obligations.
12. Recording, This Agreement shall be recorded at County's expense in the official records of
Collier County, Florida.
13. Entire Agreement. The Parties hereto agree that this Agreement constitutes the entire
Agreement between the Parties hereto and shall inure to and be binding upon their respective
heirs, successors, and assigns.
[22-CPS-02265/1774083/1] Page 7 of 22
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9.A.c
14. Termination. Each affordable housing unit shall be restricted to remain and be maintained as
the required affordable housing as provided in the LDC § 2.06.04.
15. Modification. This Agreement shall be modified or amended only by the written agreement
of both Parties.
16. Discrimination.
a. The Developer agrees that neither it nor its agents shall discriminate against any
owner/Buyers or potential owner/Buyers because of said owners/Buyers race, color,
religion, sex, national origin, familial status, or handicap.
b. When the Developer advertises, sells or maintains the affordable housing unit, it must
advertise sell, and maintain the same in a non-discriminatory manner and shall make
available any relevant information to any person who is interested in purchasing such
affordable housing unit.
c. The Developer agrees to be responsible for payment of any real estate commissions and
fees for which it is liable in the purchase and sale of affordable Units.
d. The affordable housing Units shall be arranged consistent with the "Tract A Conceptual
Site Plan," as depicted in Exhibit "C" of the Tree Farm MPUD, Ordinance No. 23-
17. Disclosure. The developer shall not disclose to persons, other than the potential buyer, Buyer,
or lender of the particular affordable housing unit or Units, which Units in the development
are designated as affordable housing Units.
18. Consistency. This Agreement and authorized development shall be consistent with the Growth
Management Plan and land development regulations of Collier County that are in effect at the
time of development. Subsequently adopted laws and policies shall apply to this Agreement
and to the development to the extent that they are not in conflict with the number, type of
affordable housing Units and the amount of affordable housing density bonus approved for the
development.
19. Affordable HousingDensity Bonus Development Agreement. This Agreement is a distinct and
separate agreement from "development agreements" as defined by Section 163.3220, Fla. Stat.,
as amended.
20. Preagplication. Developer has executed and submitted to the Development Services
Department the Developer Application for Affordable Housing Density Bonus, a copy of
which is attached to this Agreement as Exhibit G and incorporated by reference herein.
[22-CPS-02265/1774083/11 Page 8 of 22
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21. Governinp- Law. This Agreement shall be governed by and construed in accordance with the
laws of the State of Florida.
22. Further Assurances, The Parties hereto shall execute and deliver, in recordable form if
necessary, any and all documents, certificates, instruments, and agreements which may be
reasonably required in order to effectuate the intent of the Agreement. Such documents shall
include but not be limited to any document requested by the Developer to exhibit that this
Agreement has terminated in accordance with the provisions of paragraph 14 above.
IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be executed
as of the day and year first above written.
ATTEST:
CRYSTAL K. KINZEL, CLERK
Deputy Clerk
Wi
z
Wi ess #I Printed Nanfie
fitness #2 Signature
Witness #2 Printed Name
AS TO COMMISSION:
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
Rick LoCastro, Chairman
AS TO DEVELOPER:
Habitat for Humanity of Collier County, Inc.,
a Florida of for -profit corporation
r
y�
Rev. LliiB. Lefkow, CE 1
Approved as to form and legality
Derek D. Perry
Assistant County Attorney
Attachments:
Exhibit A - Legal Description
Exhibit A -I Depiction of the Property
Exhibit B - Affordable Housing Units/Base Monthly Rents
Exhibit C - Income and Rent Level
Exhibit D - Preliminary Application for Affordable Housing Unit
Exhibit E - Applicant Income Verification
Exhibit F - Applicant Income Certification
Exhibit G - Developer Application for Affordable Housing Density Bonus
[22-CPS-02265/1774083/1]
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EXHIBIT A
LEGAL DESCRIPTION
THAT PORTION of Tract "A" of the plat of Tree Farm as recorded in Plat Book 68, pages 90
through 94, in the public records of Collier County, Florida described as follows:
BEGINNING at the Northwest Corner of said Tract "A";
Thence along the north line of said Tract "A" North 89'55'18" East 603.04 feet to
the Northeast corner of said Tract "A"
Thence along the east line of said Tract "A" South 00°51'41 " East 155.94 feet;
Thence leaving said line South 89°54'59" West 153.28 feet;
Thence South 00°05'01 " East 21.00 feet;
Thence South 89°54'59" West 180.20 feet;
Thence South 45°28'21" West 16.64 feet;
Thence South 00°05'01 " East 76.12 feet;
Thence 24.26 feet along the arc of a non -tangential circular curve concave South
having a radius of 50.00 feet through a central angle of 27°48'13" and being
subtended by a chord which bears North 76° 10'55" West 24.03 feet;
Thence South 89°54'59" West 34.16 feet;
Thence 79.07 feet along the arc of a circular curve concave Southeast having a
radius of 50.00 feet through a central angle of 90°36'25" and being subtended by a
chord which bears South 44°36'46" West 71.08 feet;
Thence South 00°41'26" East 459.34 feet;
Thence 15.70 feet along the are of a circular curve concave Northwest having a
radius of 10.00 feet through a central angle of 89°55'47" and being subtended by a
chord which bears South 44'16'27" West 14.13 feet;
Thence South 89'14'20" West 21.08 feet;
Thence 78.54 feet along the arc of a circular curve concave Southeast having a
radius of 50.00 feet through a central angle of 90°00'00" and being subtended by a
chord which bears South 44°14'20" West 70.71 feet;
Thence South 00°45'40" East 89.47 feet;
Thence South 89°14'23" West 67.01 feet to a point on the west line of said Tract
"A"
Thence along said west line North 00°45'37" West 920.09 feet to the POINT OF
BEGINNING.
Containing 4.88 acres more or less.
Subject to easements and restrictions of record.
Bearings are based on the north line of said Tract "A" being North 89'55' 18" East.
[22-CPS-02265/1774083/1] Page 10 of22
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NUMBER OF UNITS BASE RENT
Single Multi Single Multi
Family Family Family Family
LOW INCOME
(50%-80% MI)
Efficiency
1 Bedroom
2 Bedroom
3 Bedroom 58
4 Bedroom
TOTAL 58
(1) Base residential density allowed in this development t4 Units/acre in Urban Residential
subdistrict and 16 Units/acre in Mixed Use Activity Center.
(2) Gross acreage 58.84
(3) Maximum number of affordable housing density bonus Units allowed in this
development pursuant to LDC Section 2.06.00. 3 du/ac.
(4) Gross residential density of this development (including affordable housing density bonus
Units) 9.86 Units/acre.
(5) Percentage of affordable housing Units pledged by the developer (as a percent of the
total number Units in the development) 10%
[22-CPS-02265/1774083/11 Page 12 of 22
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9.A.c
EXHIBIT C
INCOME AND RENT LEVELS FOR THE LOW AND MODERATE INCOME
Pursuant LDC Section 1.08.02, moderate income is 80% to 120% of the median income, low
income is 50% to 80% of the median income and very low income is less than 50% of the median
income.
Collier County 2022 Median Income - $98,600
Number of Members in Household
1
2
3
4
5
6
7
8
50% 33,050
37,750
42,450
47,150
50,950
54,700
58,500
62,250
80% 52,850
60,400
67,950
75,450
81,500
57,550
93,600
99,600
120% 79,320
90,600
101,800
113,160
122,280
131,280
140,400
149,400
140% 92,540
105,700
118,860
132,020
142,660
153,160
163,800
174,300
Rental Rates based on 4 Bedrooms
ONE
BEDROOM
UNIT
TWO
BEDROOM
UNIT
THREE
BEDROOM
UNIT
FOUR BEDROOM
UNIT
50%
$885
$1,061
$1,226
$1,367
80%
$1,415
$1,698
$1,961
$2,188
120%
$2,124
$2,547
$2,943
$3,282
140%
$2,478
$2,971
$3,433
$3,829
[22-CPS-02265/1774083/1]
Page 13 of 22
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EXHIBIT D
PRELIMINARY APPLICATION FOR AFFORDABLE- HOUSING UNIT
Date Occupancy Desired:
Your Name:
Co -Tenant Name
Present Address:
Name of Landlord _
Landlord's Address:
Date of Application: _ Amt. Of Sec. Deposit:
Race/National Origin: Handicap: Yes _ No _
Race/National Origin: Handicap: Yes _ No _
Street City
State Zip Telephone No
How Long at this Address:
Street City State Zip Telephone No.
If you have resided at your present address less than 3 years, please state previous address:
Street City State Zip Telephone No.
Name of Previous Landlord:
Street City
APPLICANT:
Present Employers Name
Address and Telephone No.
How long with Present Employer:
Gross Salary: Hourly $ Weekly $
Social Security Number
Previous Employers Name
Address and Telephone No.
How long with Previous Employer
CO -TENANT:
Present Employers Name
Address and Telephone No.
How long with Present Employer:
Gross Salary: Hourly $ Weekly $
Social Security Number
[22-CPS-02265/1774083/11
State Zip Telephone No.
Job Title
Every 2 Weeks $
Birth Date
Job Title
Job Title
Every 2 Weeks $
Birth Date
Page 14 of 22
Monthly $
Monthly $
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Previous Employers Name
Address and Telephone No.
How long with Previous Employer _ Job Title
NAMES OF ALL WHO WILL OCCUPY APARTMENT BIRTH DATE SEX AGE
SOCIAL SECURITY
2.
3.
PERSONAL REFERENCES (Not Relatives
1. Name: Address: How Long
Known:
2. Name: Address: How Long
Known:
[22-CPS-02265/1774083/1] Page 15 of 22
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9.A.c
EXHIBIT E
AFFORDABLE- HOUSING APPLICANT INCOME VERIFICATION
Date:
Applicant's Name:
Co -Tenant's Name: _
Present Address:
Street City State Zip Telephone No.
I hereby make application for a single family unit at
I hereby declare and reveal all of my sources of income.
Social Security Number
Social Security Number_
I am aware that to leave out, omit or fail to report my assets or forms of income from pensions,
stocks, bonds, real property rent, sale or ownership is a fraudulent act punishable by law.
Knowingly falsifying information on this form is cause for refusal of occupancy.
I hereby certify that this will be my permanent residence and that l have no other assisted housing.
I understand that this information is for the purpose of computing my annual income to determine
my qualification to buy an affordable housing unit. I understand that I am not required to surrender
my ownership or rights or claimed property, pensions or capital gains, etc.
Applicant
Co -Occupant
Amount
Frequency
Amount
Frequency
Received
of Pay
Received
of Pay
Wages/Salary
$
$
$
$
Bonuses
$
$
$
$
Tips
$
$
$
$
Commissions
$
$
$
$
Interest Income
$
$
$
$
Trust Fund Income
$
$
$
$
Unemployment
$
$
$
$
Workman's Compensation
$
$
$
$
Welfare
$
$
$
$
Food Stamps
$
$
$
$
Social Security
$
$
$
$ _
L22-CPS-02265/1774083/11
Page 16 of 22
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Social Security Disability
$
$
$
$
Supplemental SSI
$
$
$
$_
Family Assistance
$
$
$
$
Child Support
$
$
$
$
Veterans Benefits
$
$
$
$
Widows Benefits
$
$
$
$
Union Pension
$
$
$
$
Self -Employment Business,
Silent Partner, etc.
$
$
$
$
Private Insurance Pension
$
$
$
$
TOTAL ANNUAL INCOME
$
$
THE VERIFICATION HERE
REQUESTED MAY
TAKE THE FORM
OF THE MOST
RECENT YEAR'S INCOME TAX RETURN FOR EACH OCCUPANT WHO HAS FILED
AND WILL OCCUPY THE AFFORDABLE UNIT.
THE SAME MUST BE EXECUTED FOR EACH OCCUPANT OF THE HOUSEHOLD WHO
CONTRIBUTED TO THE ANNUAL HOUSEHOLD INCOME.
FAILURE
TO REPORT ALL
SOURCES OF HOUSEHOLD
INCOME WILL RESULT IN
DISQUALIFICATION
FOR
TENANCY IN AFFORDABLE
HOUSING UNIT.
[22-CPS-02265/1 774083/1 ] Page 17 of 22
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EXHIBIT F
AFFORDABLE HOUSING APPLICANT INCOME CERTIFICATION
APPLICANT:
Present Employer: Job Title:
Address:
Street
(Applicant)
on this certification form.
STATE OF FLORIDA )
) ss
COUNTY OF COLLIER)
City State Zip
hereby authorize the release of information requested
Signature of Applicant
The foregoing was acknowledged by physical presence before me by
, who is personally known to me or has produced
as identification.
Witness my hand and official seal this day of , 20_
u)"", E , ,
Notary Public
My Commission Expires:
[22-CPS-02265/1774083/1I Pad=,e 18 of 22
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EMPLOYER CERTIFICATION
Applicant's Gross Annual Income or Rate or Pay: $
Number of Hours Worked (Weekly): . Frequency of Pay:
Amount of Bonuses, Tips, or other Compensation Received: $ $_
Monthly
Supervisor
STATE OF FLORIDA )
) ss
COUNTY OF COLLIER)
Annually
The foregoing was acknowledged by physical presence before me by
, who is personally known to me or has produced
as identification.
Witness my hand and official seal this day of , 20_
Notary Public
My Commission Expires:
THE CERTIFICATION HERE REQUESTED MAY TAKE THE FORM OF THE MOST
RECENT YEAR'S INCOME TAX RETURN FOR EACH OCCUPANT WHO HAS FILED
AND WILL OCCUPY THE AFFORDABLE UNIT.
[22-CPS-02265/1774083/11 Page 19 of 22
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9.A.c
Exhibit G
DEVELOPER APPLICATION FOR AFFORDABLE
HOUSING DENSITY BONUS
Pursuant to LDC § 2.06.01 please complete this form and submit it with any accompanying
documentation to the Community Development & Environmental Services Division, 2800 North
Horseshoe Drive, Naples, Florida 34104. A copy must also be provided to the Collier County
Community and Human Services Division.
All items requested must be provided.
l . Please state what zoning districts are proposed by the applicant, if any, on the property and
the acreage of each; Tree Farm MPUD
2. Has an application for rezoning been requested in conjunction with the affordable housing
Density bonus?
_X_ Yes No
PUDA TPL20220004279) was submitted to Collier County GMP on8/5/2022 and has not been
approved to date.
3. Gross density of the proposed development. 9.86 du/ac
Gross acreage of the proposed development. 58.84 acres
4. Are affordable housing density bonus Units sought in conjunction with an application for
a planned unit development (PUD)? X Yes No.
If yes, please state name and location of the PUD and any other identifying information.
Tree Farm MPUD northeast intersection of Immokalee Road and Collier Boulevard.
5. Name of applicant: Habitat for Humanity of Collier County, Inc.
Name of land developer if not the same as Applicant:
6. Please complete the following tables as they apply to the proposed development.
TABLE I Total. Number of Units in Development
Type of
Unit
Efficiency
One Bedroom
Two Bedroom
Three Bedroom
Other Bedroom
TOTAL
[22-CPS-02265/ 1774083/1)
Rental
Page 20 of 22
Owner
Occupied
58
58
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TABLE II Number of Affordable Housing
Units
Total Number of
Proposed Use for
Affordable -Work-
Density Bonus Units
force Units
in Development
Owner
Owner
Rental Occupied
Rental Occupied
GAP INCOME
120-140% MI
Efficiency
1 Bedroom
2 Bedroom
3 Bedroom
Other
TOTAL In accordance with LDC Section 2.06.03.D. — All owner
occupied
MODERATE INCOME
80-120% MI
Efficiency
1 Bedroom
2 Bedroom
3 Bedroom
Other
TOTAL In accordance with LDC Section 2.06.03.D. — All owner -
occupied
LOW INCOME
50-80% MI
Efficiency
I Bedroom
2 Bedroom
3 Bedroom 58 58
Other
TOTAL 58 58
[22-CPS-02265/1774083/11 Page 21 of 22
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VERY LOW INCOME
50% OR LESS AMI
Efficiency
1 Bedroom
2 Bedroom
3 Bedroom
Other
TOTAL
7. The Habitat for Humanity property will be designed and developed with multi -family
homes. The homes will be owner occupied and will have approximately 1,200 square feet of living
area. All of the units will have at least 3 bedrooms and 1 bath. The homes will be designed for
low- and very -low-income families. The dwelling units will be designed with vinyl tile flooring
and have window blinds, a washer and dryer, kitchen range with oven, refrigerator; bathroom
exhaust fans, and central air conditioning.
8. Please supply any other information which would reasonably be needed to address this request
for an affordable housing density bonus for this development. Attach additional pages if needed.
[22-CPS-02265/1774083/11 Page 22 of 22
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9.A.e
(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 POSTINGNOTICE
STATE OF FLORIDA
COUNTY OF COLLIER
BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED Christopher O. Scott 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
§IGIKATURE OF APPLIC NT OR AGENT
Christopher O. Scott
NAME (TYPED OR PRINTED)
STATE OF FLORIDA
COUNTY OF COLLIER
2600 Golden Gate Parkway
STREET OR P.O. BOX
Naples, FL 34105
CITY, STATE ZIP
The foregoing instrument was sworn to and subscribed before me this 5� day I Y , act 1 -0 Z�
of by Christopher O. Scott who is personally known to me and who did take an oath.
a�;nr Po;G; KIM D. DAVIDSON Si ature of Nota Public
:? Notary Public - State of Florida g ry
=v Hof Commission # HH 2O1826
~'`oFrti°` My Comm. Expires Feb 19, 2026
Bonded through National Notary Assn. 1 � ��
G -V
Printed Name of Notary Public
My Commission Expires:
(Stamp with serialnumber)
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ESPLANADE.
Golf& Country Clod
NAPLES
May 16, 2023
Via Regular US Mail and
Electronic Mail: timoth .finn .colliercountytl,gov
Collier County Growth Management Department
Attn: Timothy Finn, Planner III
2800 Horseshoe Drive N.
Naples, Florida 34104
Re: PL2022004279 I Tree Farm MPUD
Esplanade Golf & Country Club of Naples, Inc.
Dear Mr. Finn:
The purpose of this letter is to inform you that Esplanade Golf & Country Club of Naples, Inc.
(the "Club") is in support of the above -referenced application to amend the Tree Farm MPUD
under PL20220004279. Esplanade Golf & Country Club is a private residential community with
over 1,100 homes, first class amenities, golf course, and over 1,000 acres of dedicated natural
preserves and walking trails, and immediately adjacent to the proposed project. As part of our
due diligence, the Club had initial concerns with respect to density and buffering. As part of that
due diligence, the developer has presented a project design and buffering improvements that
satisfy our concerns.
In short, Esplanade Golf & Country Club of Naples, Inc. supports the proposed amendments to
the Tree Farm MPUD and the proposed Master Plan submitted by TBC Tree Farm 1, LLC and
TBC Tree Farm 2, LLC.
Thank you for your consideration in this matter and please contact me should you have any
questions or request any additional materials from the Club.
Very truly,
Esplanade Golf & Country Club of Naples, Inc.
Kathleen Sharpe,
Board Director
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9.A.g
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ANVAINANCE
Notice is hereby given thata public hearing willr be held by the Collier County, Board of County
Commissioners (BCC) at 9:00 A.M. on June 27, 2023,� fn the Board of County Commissioners Meeting
Room, Third Floor, Collier Government Center, 3299 Tamiaml Trail. East, Naples FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
INCREASING THE MAXIMUM RESIDENTIAL DWELLING UNITS FROM 460 TO 580 IN THE TREE FARM
MPUD, BY AMENDING ORDINANCE NUMBER 07-54, AS AMENDED, THE TREE FARM MIXED -USE
PLANNED UNIT DEVELOPMENT (MPUD), BY ADDING AN ADDITIONAL 120 -DWELLING UNITS FOR A
TOTAL OF 580 DWELLING UNITS, SUBJECT TO AN AFFORDABLE HOUSING DENSITY BONUS
AGREEMENT; BY AMENDING THE MASTER PLAN AND ADDING DEVIATIONS; ON 58.84m ACRES
LOCATED AT THE NORTHWEST CORNER OF COLLIER BOULEVARD AND IMMOKALEE ROAD, IN SECTION
22, TOWNSHIP 38, RANGE 26, COLLIER COUNTY, FLORIDA; AND BY PROVIDING AN EFFECTIVE DATE.
[PL20220004279)
Project
Location
A copy of the proposed Ordinance is on file with the Clerk to the Board and is available for inspection. All
Interested parties are invited to attend and be heard.
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. Written materials intended to be considered by the Board shall be submitted to the
appropriate County staff a minimum of seven (7) 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 like
to participate remotely should register through the link provided within the specific event/meeting 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.Willig@colliercountyfl.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 Tamiaml Trail East, Suite 101, Naples, FL
34112-5356, (239) 252-8380, at feast 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
RICK LOCASTRO,
CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By: Merline Forgue, Deputy Clerk
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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
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
Habitat for Humanity of Collier County Inc.
Name of Applicant if different than owner: _
Address: 11145 Tamiami Trail East City: Naples
Telephone:
Cell:
E-Mail Address: LLekfow@habitatcollier.org
State: FL ZIP: 34113
Name of Agent: Richard Yovanovich / Christopher Scott
Firm: Coleman Yovanovich Koester / Peninsula Engineering
Address: 4001 Tamiami Trail N, Suite 300 City: Naples
Telephone: 239-435-3535
Cell:
Fax:
State: FL ZIP: 34103
Fax:
E-Mail Address: ryovanovich@cyklawfirm.com / cscott@pen-eng.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
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
REZONE REQUEST
This application is requesting a rezone from: MPUD Zoning district(s) to the
MPUD zoning district(s).
Present Use of the Property:
Vacant/Undeveloped
Proposed Use (or range of uses) of the property: Residential
Original PUD Name: Tree Farm MPUD
Ordinance No.: Ord. 07-54; HEX 18-12; Ord. 20-03; HEX 21-49
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: 22 / 48S / 26E
Lot: A Block: Subdivision: Tree Farm
Metes & Bounds Description:
Plat Book: 68 Page #: 90 94 Property I.D. Number:
77459000024
Size of Property: 603+/ ft. X 1295 +/ ft. = 806,296 +/- Total Sq. Ft. Acres:
Address/ General Location of Subject Property: 4170 Broken Back Road
NW intersection of Broken Back Rd and Collier Blvd (CR 951)
PUD District (refer to LDC subsection 2.03.06 Q
❑ Commercial ❑ Residential ❑ Community Facilities
❑■ Mixed Use ❑ Other:
18.51
❑ Industrial
March 4, 2020 Page 2 of 11
Coder 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
Esplanade RPUD
Residential
S
Immokalee Road, then Richland PUD
Commercial
E
Collier Blvd, then Heritage Bay PUD
Residential/Golf
W
Agriculutral (A) and Esplanade RPUD
Ag Nursery and Residential
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: NA / NA / NA
Lot: NA Block: NA Subdivision: NA
Plat Book: NA Page #: NA
Property I.D. Number: NA
Metes & Bounds Description: NA
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: Esplanade Golf and Country Club
Mailing Address: 8910 Torre Vista Lane City: Naples State: FL Zip; 34119
Name of Homeowner Association: The Quarry
Mailing Address: 8975 Kayak Dr City: Naples State: FL
Name of Homeowner Association:
Zip: 34120
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
Co*er Count
y
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.col I iercou nty.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?
PL20210000868 (HEX 21-049): PDI approved 11/11/21 for a deviation to allow an off -premise sign for the Tree Farm Apts
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.
rttLtiRDING 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
COAT 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
❑
❑
Completed Application with required attachments (download latest version)
1
Pre -application meeting notes
1
0
❑
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
❑
❑
List Identifying Owner and all parties of corporation
1
❑
❑
Signed and sealed Boundary Survey
1
❑
❑
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
0
❑
Historical Survey
1
❑
❑
School Impact Analysis Application, if applicable
1
❑
❑
Electronic copy of all required documents
1
❑
❑
Completed Exhibits A-F (see below for additional information)'
❑
❑
❑
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
❑
❑
❑
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 %" x 11" copy
❑
0
❑
Original PUD document/ordinance, and Master Plan 24" x 36" — Only if
Amending the PUD
❑
❑
❑
Revised PUD document with changes crossed thru & underlined
1
❑
❑
Copy of Official Interpretation and/or Zoning Verification
1
❑
❑
*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:
❑
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
Co*er Count
y
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.
Digitally signed by Christopher Scott
Christopher DN cn=Christopher Scott, c=US,
o=Peninsula Engineering, 8/5/2022
S^Ott email=CScott@pen-eng.com
l� Date: 2022.08.05 11:17:12-04'00'
Signature of Petitioner or Agent
Christopher O. Scott
Printed named of signing party
Date
March 4, 2020 Page 11 of 11
PENINSULAjv.,SL
ENGINEERING
August 22, 2022
Collier County Growth Management Department
Planning & Zoning
2800 North Horseshoe Drive
Naples, FL 34104
RE: Tree Farm MPUD
PUD Amendment — PL20220004279
1' Review
To Whom It May Concern,
The below have been included for your review and approval:
1. Cover Letter
2. PUDA Application
3. Pre -Application Meeting Notes
4. Affidavit of Authorization
5. Property Ownership Disclosure Forms
6. Covenant of Unified Control
7. Recorded Warranty Deed
8. List and Map of Property Owners
9. Tree Farm Subdivision Plat (PB 68; PGs 90-94)
10. Completed Addressing Checklist
11. Current Aerial/Location Map
12. Statement of Utility Provisions
13. Traffic Impact Statement
14. School Impact Analysis
15. Narrative and Evaluation Criteria
16. Completed Exhibits A-F (Revised PUD Document)
17. Revised MCP (B&W and Color)
18. List of Deviations & Justifications
19. Current PUD (Ord 2020-003 and HEX 2021-049)
Please feel free to contact me at (239) 403-6727 or by email at cscott@pen-eng.com should you have any
questions or require additional information.
Sincer ly,
Ch istopher O. Scott, AICP
Planning Manager
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Alk
PENINSULAti
ENGINEERING 4
TREE FARM MPUD, PLANNED UNIT DEVELOPMENT AMENDMENT
PROJECT NARRATIVE AND EVALUATION CRITERIA
PROJECT OVERVIEW:
The application proposes to amend the Tree Farm MPUD to increase the permitted number of dwelling units
from 460 to 580 dwelling units, subject to the trip cap of 580 PM peak hour two-way external trips that was
previously established. The additional 120 dwelling units are achieved utilizing the existing density bonuses
established by the Collier County Growth Management Plan's Density Rating System, including the Affordable
Housing bonus. The PUDA proposes a new deviation and a new developer commitment related to the
affordable housing in Sections VI of the PUD.
The PUDA also updates Exhibit "A", the MPUD Master Concept Plan to reflect the increased density and
proposed deviation and makes minor changes to the PUD document to correct numbering and to reflect an
Insubstantial Change to the PUD, approved by HEX No. 2021 -49.
BACKGROUND:
The Tree Farm MPUD, originally approved by Ordinance
2007-54, is located at the northwest intersection of
Immokalee Road and Collier Boulevard. The MPUD
Master Plan includes 18.69-acres of Commercial/Mixed
Use (C/MU) on the southern third of the project, which
coincides with Activity Center #3, 39.64-acres of
Residential (R) on the northern two-thirds and a 0.51-acre
Preserve (P) tract north of Broken Back Road.
Approximately, 7.42-acres were conveyed to Collier
County for public road and canal improvements.
The MPUD has had several revisions to revise
development intensity, update development standards
and to allow for unified plan of development with projects
located in the adjacent Addie's Corner MPUD. The Tree
Farm MPUD is currently permitted for 460 residential
units, 80,000 square feet of commercial uses, 105,000
square feet of indoor self-storage,140 hotel units and 150
assisted living units, subject to a traffic generation cap.
Currently, the PUD has been approved Development
Orders for 22,000 square feet of medical office (Tract C)
102,805 square feet indoor self -storage (Tract D), and a
total of 340 multifamily dwelling units.
P1_20220004279, Tree Farm MPUDA
Revised July 21, 2022
Page 1
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
PENINSULA~
ENGINEERING
DETAILS OF REQUEST
The Tree Farm MPUD includes 18.69-acres of land designated as Mixed Use Activity Center Subdistrict on the
Future Land Use Map (FLUM) and the remaining 40.15-acres is designated as Urban Residential Subdistrict and
is entirely within the Activity Center Density Band. The maximum allowable density in the Activity Center is 16
dwelling units per acre (du/ac). The base density in the Urban Residential subdistrict is 4 du/ac with a density
bonus of 3 du/ac for being within the Density Band.
The MPUD (Ord. 2020-003) outlines the maximum eligible and approved density in the Tables IA and IB of the
Statement of Compliance and as shown below.
FLUE Designation
Acres
Eligible Base
Eligible
Total Eligible
Eligible
+/-
Units/Acre
Bonus
Density/Acre
Total DUs
Units/Acre
Mixed Use Activity Center
18.69
16
N/A
16
299
Subdistrict
Urban Residential Subdistrict,
40.15
4
3
7
281
Density Band
Total
1 58.84
1 N/A
I N/A
1 9.86
1 580*
Table IA: FLUE Eligible Density (*Rounded)
FLUE Designation
Acres
MPUD Units/Acre
Eligible
MPUD Total DU
Density/Acre
Mixed Use Activity Center
18.69
9.58
16
179
Subdistrict**
Urban Residential Subdistrict,
40.15
7.00
7
281
Density Band
Total
1 58.84
17.82
1 9.86
1 460*
Table IB: MPUD Density (*Rounded)
** Per the Future Land Use Element, C. Urban Commercial District, Mixed Use Activity Center
Subdistrict: A minimum of 30% of the Activity Center -accumulated density shall be constructed within
the Activity Center. The remaining 70% of the Activity Center -accumulated density shall be constructed
within 1/3 mile of the Activity Center. The maximum number of the Activity Center -accumulated
density must not exceed 179 dwelling units.
The Tree Farm MPUD generated a total of 179 units (9.58 du/ac) from the Activity Center and 281 units from
the Urban Residential District and Density Band Bonus. As noted in the "**" footnote, the Future Land Use
Element requires that a minimum of 30% of density achieved from the Mixed Use Activity Center (54 units) be
constructed within the Activity Center, with the remaining 70% (125 units) being constructed within one-half
mile of the Activity Center. The existing development is consistent with this requirement:
• Addison Place Apartments (SDP, PL20160003553) was approved for 54 multifamily units in the C/MU
(Activity Center) portion of the MPUD.
• Tree Farm Apartments (SDP, PL20190002847) was approved for 286 multifamily units on Tract B, which
is within 1/3 mile of the Activity Center.
PL20220004279, Tree Farm MPUDA
Revised August 5, 2022 Page 2
PENINSULA~r
ENGINEERING
The Tree Farm MPUD is proposing to utilize existing Density Bonus Provisions, including those for Affordable
Housing, to increase the total number of permitted residential units from 460 to 580. Habitat for Humanity of
Collier County (Habitat) proposes to provide 58 owner -occupied dwelling units for Low Income households,
those earning up to 80 percent of the Collier County annual median income. The increase in total units is
consistent with the Collier County Growth Management Plan's Density Rating System and the Affordable
Housing Density Bonus (AHDB) provisions of the Land Development Code Section 2.06.03.
The AHDB allows projects that provide a minimum of 10% of the total units for Low Income earners a bonus
density of 3 du/ac. This amendment proposes 58 Low Income housing units (10% of the total 580 units
proposed in the MPUD).
The MPUD is located at the intersection of Immokalee Road and Collier Boulevard and is therefore eligible for
the Roadway Access Bonus (+1 du/ac) per the Density Rating System.
This application proposes to update Tables IA and IB to the following:
FLUE Designation
Acres
+/-
Eligible
Base
Units/Acre
Eligible Bonus
Density
Units Acre
Total Eligible
Density
Units Acre
Eligible
Total DUs
Mixed Use Activity Center
Subdistrict
18.69
16
N/A
16
299
Urban Residential Subdistrict
40.15
4
7
11
442
Activity Center Density Band
3
Affordable Housing
3
Roadway Access
1
Total
58.84
N/A
N/A
12.59
741*
Table IA: FLUE Eligible Density (*Rounded)
FLUE Designation
Acres
MPUD
Units/Acre
Eligible Density
Units/Acre
MPUD Total DU
Mixed Use Activity Center
Subdistrict**
18.69
9.58
16
179
Urban Residential Subdistrict
40.15
9.99
711
401
Total
58.84
9.86
12.59
580*
Table IB: MPUD Density (*Rounded)
** Per the Future Land Use Element, C. Urban Commercial District, Mixed Use Activity Center
Subdistrict: A minimum of 30% of the Activity Center -accumulated density shall be constructed within
the Activity Center. The remaining 70% of the Activity Center -accumulated density shall be constructed
within 1/3 mile of the Activity Center. The maximum number of the Activity Center -accumulated
density must not exceed 179 dwelling units.
PL20220004279, Tree Farm MPUDA
Revised August 5, 2022 Page 3
PENINSULA~X
ENGINEERING
It is anticipated that the Affordable Housing dwelling units will be owner occupied units within multifamily
buildings and the remaining units will all be rental units in traditional apartment buildings. The additional rental
units included with this amendment will be subject to Essential Service Personnel Housing developer
commitment as outlined in Section 6.9 of the MPUD. This commitment requires that 30% of rental housing
units constructed within the MPUD be available for essential service personnel, including teachers, educators,
school district employees, police and fire personnel, health care personnel and government employees.
This application also includes a new deviation associated with the affordable housing. Please see Deviations
and Justifications.
EVALUATION CRITERIA
The PUDA meets the rezoning and PUD criteria established in the LDC and is consistent with the Goals,
Objectives, and Policies of the Growth Management Plan. LDC and GMP references are provided below with
responses in bold italics.
LDC Section 10.02.13 B.5.:
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 MPUD is located at the intersection of Collier Boulevard and Immokalee Road. Approximately
18.69 acres of the site is within Mixed Use Activity Center #3 and the entire MPUD boundary is within
the residential density band. Utilities are available to the site. The MPUD has been previously found
to be consistent with the GMP as a suitable location for mixed use development with higher densities.
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.
The property that is subject to this PUDA is owned by Habitat for Humanity of Collier County, Inc.
Conformity of the proposed PUD with the goals, objectives, policies, and the Future Land Use Element
of the Growth Management Plan.
The Tree Farm MPUD has previously been found to be consistent with the goals, objectives and
policies of the Future Land Use Element of the GMP. The proposed amendment to increase the
residential units is consistent with the Density Rating System of the Future Land Use Element as
outlined in the Details of Request. The property is eligible for up to 741 dwelling units (12.59 du/ac);
the PUDA proposes to increase the total number of residential dwelling units to 580 (9.86 du/ac). See
also Consistency with GMP Section below.
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.
PL20220004279, Tree Farm MPUDA
Revised August 5, 2022 Page 4
PEN INSULA~i
ENGINEERING
The MPUD provides a mix of commercial and residential uses that are compatible internally and with
external uses. The PUDA does not proposed changes to any development standards that would affect
compatibility with internal or external uses. The additional density proposed by this amendment is
intended to include a mix of owner occupied housing and multifamily apartment buildings. The
owner occupied housing is anticipated to be 2-stories and will be located along the west and northern
boundary of the PUD and will serve as a transition to the taller multifamily apartment complexes
that are oriented toward Collier Boulevard and the Commercial Mixed Use portion of the
development. The development is and will continue to be internally connected for vehicular,
pedestrian and bicycle traffic and will maintain a frontage road interconnection with the Adjacent
Addie's Corner MPUD. The development will provide landscape buffers as required by the LDC.
e. The adequacy of usable open space areas in existence and as proposed to serve the development.
The PUDA will continue to meet the 30% open space requirement.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
There is adequate infrastructure to support the proposed development.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
The MPUD is of sufficient size to accommodate the additional density proposed by this amendment.
There is no request to expand the boundaries of the MPUD.
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.
The Tree Farm MPUD is currently approved with five deviations. This Amendment proposes an
additional deviation related to requirements for housing that is affordable that are justified as
meeting a public purpose. Please see Deviations and Justifications.
LDC Section 10.02.08 F.:
Whether the proposed change will be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan.
The proposed amendment to increase the residential units is consistent with the Density Rating
System of the Future Land Use Element as outlined in the Details of Request. The property is eligible
for up to 741 dwelling units (12.59 du/ac); the PUDA proposed to increase the total number of
residential dwelling units to 580 (9.86 du/ac). See also Consistency with GMP Section below.
PL20220004279, Tree Farm MPUDA
Revised August 5, 2022 Page 5
PEN INSULA~i
ENGINEERING
The existing land use pattern.
The Tree Farm MPUD is consistent with the land use patterns of the area. The property includes
portions of Activity Center #3 and is a suitable location for a mix of commercial and residential uses
at higher intensity and density.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The amendment does not include changes to the MPUD boundary, and therefore does not create an
isolated district that is 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 MPUD boundaries were established in 2007 by Ordinance 2007-54 and are logically drawn in
relation to existing conditions. The amendment does not propose changes to the MPUD boundary.
5. Whether changed or changing conditions make the passage of the proposed amendment necessary.
The additional density requested by this PUDA is consistent with the GMP and will allow the
development to provide a variety of housing to meet the needs of Collier County residents.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
The proposed change will not negatively influence living conditions in the area. Landscape buffers
established in accordance with the LDC will provide appropriate screening between adjacent uses.
The existing development standards contained in the PUD contains development standards including
building setback and, building heights are not being revised by this amendment. The increased
density proposed will not increase the maximum trip count established by the MPUD.
Whether the proposed change will create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types
of vehicular traffic, including activity during construction phases of the development, or otherwise
affect public safety.
The Tree Farm MPUD is subject to a maximum total trip generation of 580 two-way PM peak hour
net trips per Section 6.3 J. The proposed increase in density does not create or excessively increase
traffic congestion or create traffic that is incompatible with surrounding land uses.
Whether the proposed change will create a drainage problem.
The proposed amendment will not create a drainage problem. The development is designed to meet
stormwater requirements of Collier County and South Florida Water Management District.
PL20220004279, Tree Farm MPUDA
Revised August 5, 2022 Page 6
PEN INSULA~i
ENGINEERING
Whether the proposed change will seriously reduce light and air to adjacent areas.
The development of the Tree Farm MPUD will not reduce light and air to adjacent properties.
10. Whether the proposed change will adversely affect property values in the adjacent area.
The proposed change will not have an adverse impact on property values in the adjacent areas.
Development within the MPUD includes appropriate development standards and buffers to ensure
compatibility with surrounding land uses.
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 developed. The proposed amendment will not create a deterrent to
the improvement or redevelopment of adjacent property.
12. Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
The PUDA is consistent with the requirements of the LDC and the GMP and does not constitute a
grant of special privilege.
13. Whether there are substantial reasons why the property cannot be used in accordance with existing
zoning.
The property is currently zoned as a mixed use PUD. The request to increase the density is consistent
with the GMP and does not change the zoning of the property, which will remain Tree Farm MPUD.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the county.
The proposed amendment will not result in a development that is out of scale with the needs of the
neighborhood and county. Activity Centers are intended for a mix of commercial and residential uses
at higher densities and intensities. The development is consistent and compatible with other projects
developed in an Activity Center.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts
already permitting such use.
The property is already zoned for a mix of commercial and residential uses at a density and intensity
consistent with the Activity Center requirements. The proposed increase in density is consistent with
the GMP.
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.
PL20220004279, Tree Farm MPUDA
Revised August 5, 2022 Page 7
PEN INSULA~i
ENGINEERING
The majority of the Tree Farm MPUD is developed or is under construction. The portion of the project
located north of Broken Back Road and identified as Tract is currently undeveloped and will require
the construction of lakes and extension of other infrastructure to accommodate the uses permitted
by the MPUD.
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 [Code ch. 106, art. II], as
amended.
Public facilities are available to meet the requirements of the development. All levels of service will
be maintained.
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.
The proposed amendment is consistent with the GMP. The project is located within an Activity Center
and is a suitable location for a mixed use development with higher densities and intensities. The site
has been designed to meet the requirements of the LDC and will not negatively impact surrounding
land uses.
Goals. Obiectives and Policies of the Growth Management Plan:
FLUE Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding
land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June
22, 2004 and effective October 18, 2004, as amended).
The Tree Farm MPUD is compatible with, and complimentary to, the surrounding land uses. The
mixed use development provides suitable setbacks and development standards to ensure
compatibility with adjacent developments. Access is provided by Collier Boulevard; interconnection
from the Commercial Mixed Use area to the adjacent Addie's Corner MPUD provides a secondary
access onto Immokalee Road.
FLUE Policy 5.7: Encourage the use of land presently designated for urban intensity uses before
designating other areas for urban intensity uses. This shall occur by planning for the
expansion of County owned and operated public facilities and services to existing lands
designated for urban intensity uses, the Rural Settlement District (formerly I<nown as
North Golden Gate), and the Rural Fringe Mixed Use District, before servicing new
areas.
The Tree Farm MPUD is located in an existing high intensity urban area and mixed use activity center
where pubic facilities and services are readily available. The MPUD has been found consistent with
the GMP since its initial approval in 2007.
PL20220004279, Tree Farm MPUDA
Revised August 5, 2022 Page 8
PENINSULA~�
ENGINEERING
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 Tree Farm MPUD has direct access Collier Boulevard.
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 residential portions of the development within the Tree Farm MPUD are connected with
commercial mixed use activity center via internal access roads and sidewalks for vehicular,
pedestrian and bicycle traffic.
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.
The Tree Farm MPUD provides an interconnecting frontage road that connects the Commercial Mixed
Use area to the adjacent Addie's Corner MPUD to the east. This interconnection provides access onto
Immokalee Road. The project also maintains the existing Broken Back Road access to the adjacent
agriculturally zoned property to the east.
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.
The Tree Farm MPUD provides a mix of commercial and residential uses that area interconnected
and walkable. This amendment proposes to create additional housing units which will allow for a
wider range of housing prices and types, including units reserved for housing affordability.
FLUE Policy 7.5: The County shall encourage mixed -use development within the same buildings by
allowing residential dwelling units over and/or abutting commercial development. This
Policy shall be implemented through provisions in specific Subdistricts in this Growth
Management Plan.
Tree Farm is a mixed use planned development that provides a mix of commercial and residential
uses. The residential uses are interconnected to commercial mixed use/activity center. The majority
of the residential units permitted in the MPUD are within 113 mile from the Activity Center, and 54
multifamily apartment units are within the Activity Center.
PL20220004279, Tree Farm MPUDA
Revised August 5, 2022 Page 9
PENINSULA~�
ENGINEERING
Housing Objective 1: Provide new affordable housing units in order to meet the current and future housing
needs of legal residents with very -low, low, moderate and affordable workforce
incomes, including households with special needs such as rural and farmworker
housing in rural Collier County.
The amendment proposes to provide a variety additional housing to meet the needs of Collier County
residents of different economic backgrounds. The PUDA proposes 58 units to be reserved for Low
Income residents. The MPUD also requires that 30% of the rental housing units be reserved for
essential service personnel.
PL20220004279, Tree Farm MPUDA
Revised August 5, 2022 Page 10
PENINSULA
Pr\1(--i1NEERING
LIST AND MAP OF PROPERTY OWNERS
t1
PARCEL ID
OWNER NAME
SITE ADDRESS
LEGAL
00190041403
Collier County Transportation Right -of -Way
N/A
OR 4413; PG 3834
00190041607
CC Addison Place, LLC
8677 Addison Place Cir.
OR 5555; PG 1965
77459000024
Habitat for Humanity of Collier County, Inc.
4170 Broken Back Rd.
Tree Farm Tract A
77459000121
WPPI Naples TF, LLC
15500 Mark Ln.
Tree Farm Tract B
77459000228
LAM Properties of FL, LLC
15457 Collier Blvd
Tree Farm Tract C
77459000325
Stor-All Immokalee Blvd, LLC
8705 Addison Place Dr.
Tree Farm Tract D
77459000422
TBC Tree Farm 1, LLC
N/A
Tree Farm Tract E
77459000529
LNMTTree Farm, LLC
N/A
Tree Farm Tract F
77459000626
LNMTTree Farm, LLC
N/A
Tree Farm Tract G
77459000723
LNMTTree Farm, LLC
N/A
Tree Farm Tract H
77459000820
WPPI Naples TF, LLC
N/A
Tree Farm Tract L-1
77459000846
Tree Farm Commercial Association, Inc.
N/A
Tree Farm Tract R
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
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Cother County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
'ROPFRTY n%AiKirRc41ia nISCLOc-1 iRF FnRnn
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
C
Name and Address I % of Ownership
If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address
% of Ownership
Habitat for Humanity of Collier County, Inc.
100.00
(a non-profit corporation)
1145 Tamiami Trail East
Naples, FL 34113
(see attached list of officers)
If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address I % of Ownership
Created 9/28/2017 Page 1 of 3
Cother County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
e
f
f.
Name and Address I % of Ownership
If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
'I I IL.CI J, a L U L.RI IUIUIn J, UCI ICI luau ICJ, UI f CII LI ICI J.
Name and Address % of Ownership
Date of Contract:
If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Date subject property acquired
❑ Leased: Term of lease
Name and Address
years /months
If, Petitioner has option to buy, indicate the following:
Created 9/28/2017 Page 2 of 3
Cother County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Date of option:
Date option terminates: , or
Anticipated closing date:
AFFIRM PROPERTY OWNERSHIP INFORMATION
Any petition required to have Property Ownership Disclosure, will not be accepted without this form.
Requirements for petition types are located on the associated application form. Any change in ownership whether
individually or with a Trustee, Company or other interest -holding party, must be disclosed to Collier County
immediately if such change occurs prior to the petition's final public hearing.
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.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
Agent/Owner Signature
Christopher O. Scott
Agent/Owner Name (please print)
10/20/2022
Date
Created 9/28/2017 Page 3 of 3
10/20/22, 3:39 PM Detail by Entity Name
DIVISION OF CORPORATIONS
org
I% !111 UjIl ial ' lIwr of llur &I web3 to
Department of State / Division of Corporations / Search Records / Search by Entity Name /
Detail by Entity Name
Florida Not For Profit Corporation
HABITAT FOR HUMANITY OF COLLIER COUNTY, INC.
Filing Information
Document Number
742136
FEI/EIN Number
59-1834379
Date Filed
03/20/1978
State
FL
Status
ACTIVE
Last Event
AMENDMENT
Event Date Filed
11/05/1999
Event Effective Date
NONE
Principal Address
11145 TAM IAMI TRAL EAST
NAPLES, FL 34113
Changed: 03/09/2005
Mailing Address
11145 TAM IAMI TRAL EAST
NAPLES, FL 34113
Changed: 03/09/2005
Registered Agent Name & Address
Cunningham, John
1070 S Collier Blvd
#401
MARCO ISLAND, FL 34145
Name Changed: 02/03/2017
Address Changed: 02/25/2022
Officer/Director Detail
Name & Address
Title Chair Person
Flynn -Fox, Kathleen
search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=HABITATFORHU... 1 /3
10/20/,
2, 3:39 PM Detail by Entity Name
4851 Bonita Bay Blvd
#603
Bonita Springs„ FL 34134
Title CEO
LEFKOW, LISA REV.
1490 NOTTINGHAM DR
NAPLES, FL 34109
Title Vice President & CFO
KACOS, DEAN
11145 TAM IAMI TRL E
NAPLES, FL 34113
Annual Reports
Report Year
Filed Date
2022
02/25/2022
2022
07/22/2022
2022
08/17/2022
Document Images
08/17/2022 -- AMENDED ANNUAL REPORT
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07/22/2022 -- AMENDED ANNUAL REPORT
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02/25/2022 -- ANNUAL REPORT
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01/26/2021 --ANNUAL REPORT
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04/27/2020 -- ANNUAL REPORT
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04/01/2019 -- ANNUAL REPORT
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03/29/2018 -- ANNUAL REPORT
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08/29/2017 -- AMENDED ANNUAL REPORT
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02/03/2017 -- ANNUAL REPORT
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02/01/2016 -- ANNUAL REPORT
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01/12/2015 --ANNUAL REPORT
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03/25/2014 -- ANNUAL REPORT
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04/22/2013 -- ANNUAL REPORT
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01/25/2012 -- ANNUAL REPORT
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02/25/2011 --ANNUAL REPORT
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01/05/2010 --ANNUAL REPORT
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01/23/2009 -- ANNUAL REPORT
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search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=HABITATFORHU... 2/3
Coder County
COLLIER COUNTY GOVERNMENT
2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliercounty.gov (239) 252-2400 FAX: (239) 252-6359
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 4170 Broken Back Road (Tree Farm Tract Al
Naples, FL 34119
(Street address and City, State and Zip Code)
and legally described in ExhibitA attached hereto.
The property described herein is the subject of an application for mixed use planned unit development (MPUD) zoning.
We hereby designate Peninsula Engineering and Coleman, Yovanovich & Koester. PA, 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 the County may stop ongoing construction activity until the project is brought into compliance with
terms, (conditions and safeguards of the planned unit development.
l�
O ner Owner
_ I S l Lc' {1(o W r df .V_ qM 4A U 6,1 _� �,
Printed Name Ot ulh-eru- Printed Name
STATE OF FLORIDA
COUNTY OF COLLIER
The foregoin instrument was apknowleged before me by means of [physical presence or❑online notarization this
day of ! 20Z_�-by (printed name of owner or qualifier) ,o1 LL;; LUG
Such person(s) NotaIn
Public must check applicable box;
nAre personally kn to me
❑Has produced a current drivers license .My;'u4• iUORMALALIBERTE
❑Has produced s identification. ";, MY COMMISSI0N #GG 212836
EXPIRES: August 29, 2022
Notary Signature: % `°""° ' 6ordedThruNotary PublicUnderwrite
rs
March 4, 2020 Page 8 of 11
AFFIDAVIT OF AUTHORIZATION
FOR PETITION NUMBERS(S) PL20220004279
1, Lisa Lefkow (print name), as CEO (title, if
applicable) of Habitat for Humanity of Collier County, Inc. (company, If a plicable), swear or affirm
under oath, that I am the (choose one) owner=applicant ❑contract purchaserand 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. ~/hell authorize Peninsula Engineering and Coleman. Yovanovich & Koester_. PAto 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. Ares. 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 foregoing Affidavit of Authorization and that
the facts stated in it are true.
712212022
( Sig�jture
STATE OF FLORIDA
COUNTY OF COLLIER
Date
The foregoing instrument was acknowleged before me by means of 0physical presence or ❑online notarization this
22nd day of July 2022 , by (printed name of owner or qualifier) Lisa Lefkow
Such person(s) Notary Public must check applicable box:
❑x Are personally known to me
❑ Has produced a current driversitce(rse
❑ Has produced as identification.
Notary Signature:
r
CP108-COA-00115A 55
REV 3/412420
:.*" °tom.: NORMA LALIBERTE
MY COMMISSION 0 GG 212836
} EXPIRES: August 29, 2022
fin• i�6r' 9ond�d Thru Notary Public Underwriters '
- ,
PENINSULAJ,,,,�L
ENGINEERING
Memorandum
Date: November 23, 2022
To: Timothy Finn
From: Christopher Scott, AICP
RE: Tree Farm PUDA (PL20220004279) NIM
A Neighborhood Information Meeting (NIM) was conducted for the above referenced project on Thursday,
November 17, 2022 at 5:30 pm at Cornerstone United Methodist Church, located at 8200 Immokalee Road.
Approximately 50 individuals from the public attended the meeting (see attached sign -in sheet). The meeting was
simultaneously conducted through Zoom.
Individuals associated with the project team that were in attendance included the following:
• Christopher Scott, Peninsula Engineering
• Jessica Harrelson, Peninsula Engineering
• Dan Waters, Peninsula Engineering
• Norm Trebilcock, Trebilcock Consulting Solutions
• Richard Yovanovich, Coleman Yovanovich Koester
• Lisa Lefkow, Habitat for Humanity of Collier County
• Mara Foley, Habitat for Humanity of Collier County
• Tim Connelly, White Peterman Properties
• Jeff Fus, White Peterman Properties
Chris Scott opened the meeting at 5:36 pm and provided a PowerPoint presentation outlining the details of the
proposed Planned Unit Development Amendment.
Following the presentation, the meeting was opened to attendees for comments and questions. The following is
a summary of the questions asked, and comments made, by the attendees and responses given by the project
team.
Question/Comment 1: (Tim Sheely, 8693 Dilillo Ct). Did you say 460 units that are built now result in a trip
number of 517? And the maximum trip cap is 580?
Response: (Chris Scott) No —the 460 dwelling units is the total number of dwelling units permitted
in the PUD. The 517 trips is the number of trips from the PUD as currently approved.
The maximum trip cap established in the adopted PUD is 580 PM Peak Hour Trips. With
the proposed scenario of 580 dwelling units, the PM Peak Hour trips increases to 569
trips.
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2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
PENINSULA~�
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Does that include Habitat?
Currently there are 340 multifamily units approved to be constructed — they have site
development plan approval and are either built or under construction. The PUD is
approved for 460 units currently built or under construction, which includes the 340
built or under construction. Therefore, the PUD has 120 units that could still be built
and the amendment is to add an additional 120 dwelling units.
Question/Comment 2: (Brad, Dilillo Court) Are you counting the buildings that are already built in the 580 or is
this an additional 580?
Response: (Chris Scott) The PUD is approved for 460 units which includes the 340 units already
built or under construction. The PUDA has an additional 120 units that could be built
and is asking for an additional 120 units which would allow 240 more units to be
constructed.
What is the definition of that 120? What type of housing?
All of the remaining units are proposed to be multifamily units. Sixty (60) are proposed
to be owner -occupied condominium units and the remaining would be rental
apartments.
Question/Comment 3: You mentioned 140 hotel rooms. Is that part of the proposal and is there room for a hotel?
Response: (Chris Scott) The PUD currently allows for hotel within the Commercial Mixed Use
District. There are no current plans to construct a hotel, but there is vacant commercial
land within the CMU district near Immokalee Road that could accommodate a hotel.
Question/Comment 4: The 580 trips trips you referenced does not include the hotel that I imagine is going to get
developed, nor does it include the medical office being constructed, correct?
Response: (Norm Trebilcock) No, that is indeed total number. The TIS that was prepared results in
569 net trips and is based on the total allowable uses within the PUD, including the
potential hotel, the 80,000 sf of commercial uses, the mini warehouse and the 580
residential units.
My concern is I'm in the back gates of Quarry and Esplanade is that 580 cars per hour
equates to about 10 cars per minute and it takes about a minute to get around the traffic
circle, and that doesn't include the existing traffic coming out of the Quarry or Esplanade
and there are going to be backed -up traffic similar to the Strand next to WalMart.
Question/Comment 5: (Cheryl 011ila, 9351 Copper Canyon Ct) I have 2 questions, question 1: The increase from
the 120 Habitat for Humanity units and the request for an additional 120 units and now
Habitat is reducing their units to 60 and giving units to White Peterman. You say they are
using the affordable housing bonus for the additional units but they are going to White
Peterman apartments — are they going to be affordable?
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Response: (Chris Scott) The current PUD does not require the construction of any affordable
housing units so there is no requirement to provide low income housing. With this
amendment, we are stating that we will provide a minimum of 60 affordable housing
units in order to receive the affordable housing density bonus. The 120 units that can
be constructed today, without the amendment, are not required to be affordable
housing units. The Collier County LDC includes provisions for Affordable Housing. This
development is committing to providing 10 percent of the total number of residential
units (58 out of 580 units) as affordable housing units which would equate to a density
bonus of 3 dwelling units per acre.
Question 2 is that when we come out of the back gate of the Quarry onto Collier
Boulevard, it is currently a 2-way stop — the people at the Quarry stop and there is a stop
on Broken Back Road, but there is no stop for people on Collier Boulevard. Cars coming
from the north are just flying down the road and it's a free for all until you get to the
round -about. This will make it worse. Question about what the County is going to do and
what is in the Transportation study. I'm not recommending a 4-way stop, but maybe a
round -about at this intersection. Can you address what traffic controls will be there?
(Norm Trebilcock) That particular intersection would be analyzed and addressed at time
of Site Development Plan. We would look at turn lanes and level of service and existing
traffic at time of Site Development Plan.
Question/Comment: (Gary Soloman, Quarry) Can you give us a Trip Cap 101 please? What does a trip cap of
580 mean?
Response: (Norm Trebilcock) When we develop a land plan for zoning we identify total trip
generation based on the uses that are proposed. There are provisions for internal
capture and pass by traffic. The County establishes a trip cap so as development occurs
they can make sure we are staying within that. At time of Site Development, they
analyze how those trips are distributed and affect the overall network. At that phase,
the study looks at how the trips from the development get added to the existing
background traffic in the roadway to ensure roadways don't exceed capacity. The TIS at
the development phase, we add those trips onto the various road segments and their
background traffic to make sure there is capacity. This development did a number of
things many years ago. As Chris mentioned, it provided a lot of right-of-way for road
improvements, expanding the roads. It is even set up for a grade separated overpass
improvement down the road in the future.
That is not going to happen in my lifetime. We've already heard in other meetings that
we are approaching capacity on Immokalee Road. So, if we are approaching capacity how
can we add more trip counts to a road that is a total bottleneck? Also, when you exit
Culvers and you want to go north into Esplanade or the Quarry, people go to the
Immokalee light and make a u-turn. And that is going to get worse.
In regards to Immokalee Road, the County is undertaking Vanderbilt Beach Road
extension. Once complete, county staff is estimating a 20% reduction in traffic on
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Immokalee Road. I hope that helps your understanding. There is a procedure that we
follow with County staff who reviews everything as these petitions are submitted.
(Rich Yovanovich) I want to take stab at Traffic 101 from my perspective and I hope this
helps. The Collier County Growth Management Plan adopts level of service standards
for every road in Collier County. The County also does an Annual Update and Inventory
Report. So when roads are approaching capacity or the adopted level of standard, the
County plans for, designs and constructs road improvements to address those issues.
That's where the Vanderbilt Beach Road extension comes in because clearly Immokalee
Road is approaching the point where we exceed the level of service standard. If you
exceed the level of service, then development is stopped until there is reliever to create
more capacity. Just because zoning gets approved, does not guarantee something gets
built. A new TIS is done prior to development to see if there are too many trips on the
road. That's the concurrency part, to make sure we don't exceed the adopted level of
service.
Questions/Comment: (Kevin O'Shaugnessy, 9433 Livorno Ct) If I have the numbers correct ... 340 are originally
approved, correct?
Response: (Chris Scott) 480 are originally approved; 340 are currently constructed.
What I was trying to come up with was the number of trips per unit under what was
approved and the number of trips per unit of what is being asked for.
(Norm Trebilcock) The total number of trips under the current PUD is 517 trips is based
on the entire PUD, so it adds all of the components in there including the commercial
and residential uses.
Question/Comment: (Lisa 8869) 1 did the math and have figured it out. With the 460 units it was 1.12 trips to
get to the 517 and if you increase that by 120 (units) it only went up by 33 to 550 and if
you use the same math with the same calculations it came out to 649.6.
Response: (Norm Trebilcock) The 517 trips is for the 460 residential units currently permitted in
the PUD as well as all of the permitted commercial uses.
The current approved 460 residential units account for 218 trips. So of the 517 trips, 218
are from the residential units. When you go to the proposed condition with 580
dwelling units it increases that number to 270 trips. So if you go to Page 6 and Page 7 of
the Traffic Impact Statement you will see the different categories and you can see the
math.
So a couple questions, when was the traffic study done? In what year? Who did the study?
This traffic study was done in August of 2022. 1 (Norm Trebilcock) did the study; I'm a
traffic engineer with over 30 years of local experience here in Collier County.
Did it include the restaurants, CVS, the hospital, etc.?
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This was for the Trip Generation Study. When you do the TIS for concurrency, at time
of development, you would also look at those external and existing uses as well as
background traffic. So that study would look at traffic from the AUIR, plus any approved
developments that have not been built, and we would add in the trips generated from
our project. That is part of the concurrency analysis that is required prior to site
development plan.
Do you work for the County?
No; I'm a consulting engineer and work for the developer to prepare the TIS. The County
has a transportation reviewer and they have their own consultants who assist in
reviewing everything that is submitted and even has a pre -meeting before anything is
submitted to make sure that the applicant's study meets their requirements.
This will change since the study was done in August?
No, the County requires us to use peak season numbers.
Question/Comment: Other than traffic, has anyone looked at the impact on schools with the increased units?
Are the schools going to have to be expanded?
Response: (Chris Scott) Yes; any application that goes to Collier County that increases residential
densities gets forwarded to the school district who reviews the increase in anticipated
students based on the types and size of the proposed units. There were no comments
received from the School Board review and no schools need to be expanded to
accommodate the additional density proposed with this amendment.
Question/Comment: Is this going to be subject to a CDD (Community Development District)?
Response: (Chris Scott) No.
Question/Comment: The CDD dues for Esplanade went up for each resident this past year. Will the additional
development affect the CDD.
Response: (Chris Scott) No, the Esplanade CDD is a separate development so this amendment to
the Tree Farm PUD would not affect their CDD. Your CDD deals with running Esplanade
and has nothing to do with things outside of it. All improvements associated with this
amendment will be made by the Developer of this project.
Question/Comment: There was a line of sight exhibit showing projected view. Is it fair to say the second story
of your development will be visible from that section of Esplanade?
Response: (Chris Scott) Here is the line of sight exhibit. Esplanade includes a six foot wall and there
are buffer plantings there so you will have intermittent views where there are gaps in
the landscaping.
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I would expect that will affect property values for those people.
(Rich Yovanovich) I'm not an appraiser, but I've been working in Collier County for many
years. I've not seen property values go down based on apartments or multifamily close
by. There's a lot of factors that go into property values. The value of property have
steadily increased over time because of supply and demand as people from the north
leave the north and look for property here.
I'll say it a different way ... those of us that do not have this view may have property values
go up 35% or more where those that have this view's property values may only go up
15%. Do you know what I'm saying?
We would need to get the property appraiser to answer that. I don't believe view from
a property matters to the property's value to the extent you are stating.\
Question/Comment: (Annette) I'm next to the tot lot. Who votes on the amendment?
Response: (Chris Scott) There is an application that has been submitted to Collier County. Tim Finn
is the Planner from the County who is reviewing the application and is here as an
observer. Staff reviews the application. We are required to have this Neighborhood
Meeting. Once staff has found the application sufficient, it will be scheduled for a public
hearing before the Planning Commission. If you got a notice for this meeting then you
will get a notice for that public hearing. The Planning Commission will hold a public
hearing and will make a recommendation to approve, deny or approve with conditions.
Then it will go before the Board of County Commissioners at another public hearing who
will have the final vote.
Has there been any thought to revising the site plan to move the lake adjacent to
Esplanade homes and the two-story buildings adjacent to the agricultural nursery? Can it
be flip flopped?
This is a conceptual layout that fits the units. There is a preserve requirement that is
shown on the existing PUD. This layout allows the developer to get the mix of product
types that they are seeking.
Question/Comment: (Mark, Maple Ridge) There is a line of sight for the Esplanade side, have you done one for
the opposite side from Maple Ridge and the Quarry to the 4-story apartments? Am I going
to see the 4-story apartments instead of the sunset? We would like a line of sight exhibit
to be prepared for this side as well.
Response: (Chris Scott) I don't have a line of sight exhibit from that side. The apartments are
approximately 700 feet from the closest residential lot. On the Quarry side, you've got
a 20' Type D Buffer and there will be a matching on front of this side.
Question/Comment: (John Kuwalski, 9516 Montelanic Loop) What's concerning to me is if you live in Esplanade
and you want to go east on Immokalee, you have to use the back gates (onto Collier Blvd).
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My idea is that why doesn't Collier County put a light at the front entrance so you can go
east or west.
Response: (Norm Trebilcock) If your community would like a signal on Immokalee at your main
entrance then you would need to reach out to the County. At time of site development,
we would look at level of service analysis for trips going onto Collier Boulevard and the
intersections.
Question/Comment: (Donald, Esplanade) I just moved into Esplanade and live five doors down from that wall
which is disheartening because I don't know if I would have bought if I knew all this. This
is urban sprawl. I'm wondering if you could move those two buildings away from our back
wall and have that be lake? If it the buildings were moved further away it would be
advantageous to us. Secondly, for Norm, does your instincts tell you Collier will eventually
be a 4-lane road?
Response: (Norm Trebilcock) I believe the County's plan is to retain that as a 2-lane roadway. The
original footprint of the area is set up for a four lane condition. 2 lane is sufficient at
this time.
Final question is that people have complained the existing apartments are being built
outside timeframes that construction can occur. Who holds the contractors responsible?
(Chris Scott) Those are county standards as it relates to time that construction can
occur. If there are issues then a complaint should be made to Code Enforcement.
Question/Comment: (Mike, Quarry) The original concept shows 48' tall buildings. We hope there is something
to ameliorate that.
Response: (Chris Scott) The PUD and County Land Development Code have buffer requirements
along the perimeters of the development that will need to be met. In regards to the
building height, I will note that the amendment does not propose to change the existing
development standards. That residential tract already has the right to construct 48' tall
buildings.
Question/Comment: For Norm, I think a 1-lane traffic circle will help at this intersection, don't you think.
Response: (Norm Trebilcock) Yes.
Question/Comment: (Carol Lundgren, 9700 Cobalt Cove Circle) We use the back gate from the Quarry. Right
now there is one stop sign across from us and trucks come out. We have a hard time
getting out now, before you add in new apartments. I would like to hear from you about
what would help make that work. And if there is a roundabout and it gets backed up, we
won't be able to make a left turn out of the Quarry. Also, did you say a study has been
done or not done that 2 lanes is sufficient?
Response: (Norm Trebilcock) The county is proposing it stay a two-lane roadway. There is a two-
step process. Right now we are in the zoning part, which we would identify how much
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traffic would be generated from this development. That is the study that was done with
this submittal. When you are ready to build, then there is a concurrency analysis done
that would look at whether intersection improvements need to be made and those
kinds of things. For example, the roundabout that currently exists wasn't in the original
zoning, but was identified by the County as an intersection improvement when
development was occurring. When development happens, they will look at what
improvements are needed ... is it signalization, or a roundabout, or something else.
Question/Comment: (John, President of Esplanade) We have a lot of anxiety. We paid extra for a preserve lot.
We knew it wasn't going to stay like that forever. On the plan, are you open on changing
that at all?
Response: (Chris Scott) This was the design that fit the number of units.
(Lisa Lefkow) We've been working together for a long time and looked at many
variations of the site plan. No matter what we do, someone is going to be unhappy.
We've done the best we can do to fit both of our projects to come up with something
that is amenable. But its not done and we will still need to go to the Site Development
Plan. So we can certainly look at the potential to move things around, but I can't
promise you that we can.
Question/Comment: (Dave Bolen, 20737 Decatur St) It's clear to me that the Collier County regulations aren't
working and the traffic issues we have in the area on Immokalee Road weren't adequately
planned for. What is your experience working with the County; do they have the
resources to go look at this kind of thing.
Response: (Norm Trebilcock) That is why the County monitors traffic every year and they have a
long-range transportation plan. When this project was approved many years ago, the
County requested additional right-of-way to make some major intersection
improvements at Immokalee and Collier Blvd and this development is required to
provide for its fair share of improvements. The county is now building the parallel
facility of Vanderbilt Beach Road, which will also improve capacity issues.
Zoom Question: Will there be a traffic light on the back road?
Response: (Norm Trebilcock) Would not anticipate that but it would be looked at during Site
Development Plan application. Its based on warrant studies.
Zoom Question: Do estimated trips include Esplanade, the Quarry orjust the new units? Does it include all
the people who use the roundabout for turn arounds from the shopping center in front
of the Quarry and from Collier?
Response: (Norm Trebilcock) The estimated trips are the trips generated from the Tree Farm
MPUD, so it doesn't include trips from Esplanade or the Quarry.
Zoom Question: If Peterman does not get approval to develop their part (180 units), what would happen
to the property? Would Habitat develop the whole site?
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Response: (Chris Scott) The property is currently entitled to develop 120 units, so those could
proceed.
Zoom Question: Does anyone know what the project rents would be?
Response: (Tim Connely) There would be a mix of 1, 2 and 3 bedroom units. Rents would be
consistent with the market. I anticipate $2500 to $3700 per month.
Question: Question for Habitat. Can you explain selection process for tenants/participants?
(1:34:38)
Response: (Lisa Lefkow) The application process is comprehensive. We review between 20 and 22
applications for every home that we build. Competition is very fierce which gives us the
opportunity to choose the highest graded applicants. Applicants are graded on three
very broad qualifications: need, ability to repay (this is not a handout, but a hand up),
and willingness to partner with us through investment of sweat equity, whether it is
helping to construct their home and neighbors homes, participating in their HOA and
also participating as a good citizen of the community. We stay very engaged with all of
our applicants. We currently have 13 active subdivisions in Collier County as well as the
individual homes we've built. Those are the broad qualifications. In regards to income
qualifications, those typically make less than 80 percent of median income and need to
have minimum $30,000 of qualified income per year. All applicants must be US Citizens
or permanent residents. All applicants must have a clean criminal background and a
solid credit history.
Will volunteers be building these homes like they do with the single family homes?
Yes, that is part of our model.
Question/Comment: (Kevin O'Shaughnessy, 9433 Livorno Court) Are we allowed to know how much the
developer is getting for the property?
Response: (Lisa Lefkow) At this time the deal is not closed. I can tell you the contract is for $9
million dollars.
Question/Comment: (Fred Weber, 8948 Cappelo Court) So this project does not include the land the
landscaping company is on? How many acres is that? That is something that will
eventually be developed also?
Response: (Chris Scott) Correct; the nursery is not part of this development. I believe it is around
10-acres. That property is currently zoned Agricultural so it can currently be developed
for agricultural uses. If they wanted to do something other than the property would
need to be rezoned.
Question/Comment: (Tom, Esplanade) Is Habitat being included in this application so the County will give more
density?
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Response: (Chris Scott) The application is utilizing the existing Affordable Housing Density Bonus
allowed by Collier County. Habitat is a partner in this development and will be building
units. The County has density bonuses for affordable housing projects.
(Lisa Lefkow) This partnership is a wonderful partnership. It is providing resources for
Habitat to buy more land to build more houses, serve more families who will be able to
reside closer to their employment that provides all of the services that we depend upon
in this community. Rather than having to live in Fort Myers or Lehigh Acres or Labelle.
It also provides the opportunity for us to build homes in partnership with this joint
venture. It is a truly remarkable win -win. We know that a mixed income neighborhood
is the right thing to do to provide an opportunity for market rate housing as well as
housing for those of modest means.
I don't think most of the people here would agree with that and I certainly don't. I don't
think that most of those who bought in Esplanade or the Quarry did not anticipate that
Habitat coming in their backdoor. In my mind, there is no doubt that White Peterman
wants these additional units so they are agreeing to let Habitat come in.
Habitat for Humanity is the property owner.
Regardless, Habitat's owned the property — I didn't know that. I don't think anyone that
bought in Esplanade expected Habitat to be out their back door.
Question/Comment: (Norm Idelson 9286 Quarry Dr) This is my first exposure to this development. Traffic is
already bad and to say you are going to expand even more units with Habitat is, to me,
just ludicrous. I get the synergy and mix of incomes, but the issue is the density on that
road. All you have to do is drive up and down the road and you can see the density. Even
without all of the restaurants and businesses open there is too much traffic. So I'm against
this. So where does a homeowner like myself go and what are the chances of me stopping
you.
Response: (Chris Scott) Again, the process is a PUD Amendment, which is a zoning application. This
will go to Planning Commission for a recommendation and Board of County
Commissioners in public hearing format. You will have opportunities to speak at those
hearings. This is not a public hearing; this is a notification meeting to advise the
neighborhood of what is being proposed.
Question/Comment: I don't want to talk about density and traffic. I just want to talk about Habitat. I also
happen to volunteer for Habitat. I couldn't just sit there and listen to what you had to say
about Habitat for Humanity. The people that reside at Habitat communities are the
people that work at the hospital and stock shelves and during the pandemic they came to
work. This is an opportunity to give them a nice place that is close to their work.
Question/Comment: Regarding the traffic, we know what we are experiencing, and you can say that the math
says it is fine, but we feel there is disconnect from what is actually out there.
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End of the Neighborhood Information Meeting.
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on
Final Publication Date
11 /2/2022
Ad Number
GC10968205
Publication
daily news
Special Requests
none
Market
Naples
Delivery Method
Email
Number of Affidavits Needed
1
Customer Name
Peninsula Engineering
Customer Phone Number
(239) 252-5333
Customer Address
2600 Golden Gate Pkwy, Naples, FL 34105
Account Number (if Known)
AP-585101
Customer Email
KDavidson@pen-eng.com
Your Name
Irish Price
Email Address
PPrice@localiq.com
Napt]CS 43FIi11J NtWS
PART Of THE USA TODAY NETWORK
Published Daily
Naples, FL 34110
PENINSULA ENGINEERING
2600 GOLDEN GATE PKWY
NAPLES, FL 34105
ATTN
Affidavit of Publication
STATE OF WISCONSIN
COUNTY OF BROWN
Before the undersigned they serve as the authority,
personally appeared who on oath says that they serve
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
the said newspaper.
11 /2/2022
Subscribed and sworn to before on NOVEMBER 2ND, 2022
Notary, State a WI, County of Brown
My commission expires: 1 -, 7
PUBLICATION COST: $302.40
AD No: GC10968205
CUSTOMER NO: 585101
PO#: PUBLIC NOTICE
AD SIZE: DISPLAY AD W/ MAP 2X4.5
=KATHLEEN
NEIGHBORHOOD INFORMATION
MEETING ADVERTISEMENT
NEIGHBORHOOD INFORMATION MEETING
The public is invited to attend a neighborhood meeting held by Chris
Scott of Peninsula Engineering on November 17, 2022 at 5:30 pm at
Cornerstone United Methodist Church, 8200 Immokalee Road, Naples,
FL 34119.
Z
-_
Proj ect
m
Location
m
0.
i
Immokalee RD
0
03
Request for an amendment to Ordinance No. 20-03, as amended, the
Tree Farm Mixed Use Planned Unit Development (MPUD) to increase the
total number of permitted residential units from 460 to 580. The subject
property consists of 58.84 acres, in the northwest quadrant of Immokalee
Road (CR 846) and Collier Boulevard (CR 951) in Section 22, Township
48 South, Range 26 East, Collier County, Florida. [PL20220004279].
Business and property owners, residents and visitors are welcome to
attend the presentation and discuss the project. If you are Unable to
attend this meeting in person, but have questions or comments or wish
to attend simultaneously through Zoom, please contact: Chris Scott,
Planning Manager, Peninsula Engineering, 2600 Golden Gate Parkway,
Naples, FL 34105 cscott@pen-eng.com (239) 403-6727.
ND-GC1096820541
Alk
PENINSULAti
ENGINEERING 4
November 2, 2022
Dear Property Owner:
The public is invited to attend a Neighborhood Information Meeting to discuss a proposed amendment to the Tree Farm
Mixed Use Planned Unit Development:
Thursday, November 17, 2022 at 5:30 pm
Cornerstone United Methodist Church
8200 Immokalee Road
Naples, FL 34119
TITLE
Request for an amendment to Ordinance No. 20-03, as amended, the Tree Farm Mixed Use Planned Unit
Development (MPUD) to increase the total number of permitted residential units from 460 to 580. The subject
property consists of 58.84 acres, in the northwest quadrant of Immokalee Road (CR 846) and Collier Boulevard (CR
951) in Section 22, Township 48 South, Range 26 East, Collier County, Florida. [PL20220004279].
z
0
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Location
M
m
0
J
Immokalee RD
n
0
75
W
G
d
On-line participation in the meeting will be available via Zoom. If you have questions related to the project or would
like to participate virtually, please contact the individual listed below.
Christopher Scott, AICP
Peninsula Engineering
Phone: 239.403.6727
Email: cscott@pen-eng.com
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
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TREBILCOCK
CONSULTING SOLUTIONS
Traffic Impact Analysis
Tree Farm
Mixed -Use Planned Unit Development (MPUD) Amendment
Prepared for:
Peninsula Engineering
2600 Golden Gate Parkway
Naples, FL 34105
Collier County, FL
08/03/2022
Prepared by:
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Collier County Transportation Methodology Fee* — $500.00 Fee
Collier County Transportation Review Fee* — Small Scale Study — No Fee
Note — *to be collected at time of first submittal
Tree Farm MPUD Amendment — TIA — August 2022
Statement of Certification
I certify that this Traffic Impact Analysis has been prepared by me or under my immediate
supervision and that I have experience and training in the field of Traffic and Transportation
Engineering.
This item has been electronically signed and sealed
by Norman J. Trebilcock, P.E., State of Florida
license 47116, using a SHA-1 authentication code.
Printed copies of this document are not considered
signed and sealed, and the SHA-1 authentication
code must be verified on any electronic copies.
Norman J. Trebilcock, AICP, PTOE, PE
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
Trebilcock Consulting Solutions, PA 1 2
Tree Form MPUD Amendment — TIA — August 2022
Table of Contents
ProjectDescription......................................................................................................................... 4
TripGeneration............................................................................................................................... 5
Conclusion....................................................................................................................................... 7
Appendices
Appendix A Master Concept Plan.................................................................................................. 8
Appendix B Initial Meeting Checklist (Methodology Meeting) ................................................... 10
Appendix C Trip Generation Calculations ITE 111h Edition........................................................... 16
Trebilcock Consulting Solutions, PA P a g e 13
Tree Farm MPUD Amendment — TIA — August 2022
Project Description
The Tree Farm project is an existing approved Mixed -Use Planned Unit Development (MPUD) — Collier
County Ordinance No. 20-003, as may be amended, and has a total site gross area of approximately
58.85 acres.
The project site is located in north Naples, on the north-west quadrant of Immokalee Road (CR 846) and
Collier Boulevard (CR 951) intersection, in Section 22, Township 48 South, Range 26 East, in Collier
County, Florida.
Refer to Figure 1— Project Location Map, which follows and Appendix A: Master Concept Plan.
Figure 1— Project Location Map
PondApplr�rN •
-4
ti
Project
Location*
71 I # A
■ %
E
■ i
gob ImmokAlnp Rd g45 ## 9A5
I.
L' +:
rt 93
7 -
4- cr
Project boundary is
approximate. Forx
nth Ave NW
details see site plan.
i411 AYY F4W 4M1
Trebilcock Consulting Solutions, PA P a g e 14
Tree Farm MPUD Amendment — TIA — August 2022
The Collier County approved ordinance currently allows the site to be developed with up to 460
residential dwelling units and a maximum of 80,000 square feet (sf) of commercial/office uses, 105,000
sf mini -warehouse and 140 hotel rooms.
The existing approved mixed -use development scenario and various proposed scenarios under this
MPUD amendment are illustrated in Table 1— Proposed Development Program, below.
Table 1
Existing/Potential Development Program
Development
Land Use [SIC Code in Brackets]
ITE Land Use Code
Total Size
Mini -Warehouse [4225]
151— Mini -Warehouse
105,000 square
feet
Residential [N/A]
220— Multifamily
460 dwelling
MPUD Existing
Housing (Low -Rise) 111
units
Approved Trip
140 occupied
Cap IZI
Hotel [7011]
310 —Hotel
rooms
Retail [all PUD principal uses possible —typical for a
821—Shopping Plaza
80,000 square
shopping center —as an inline/outparcel use —refer to
(40-150ksf)
feet
PUD permitted commercial uses for applicable SIC Codes]
Mini -Warehouse [4225]
151— Mini -Warehouse
105,000 square
feet
Residential [N/A]
220— Multifamily
580 dwelling
PUD
Housing (Low -Rise) ill
units
Amendment
Hotel [7011]
310—Hotel
140 occupied
Proposed
rooms
Retail [all PUD principal uses possible —typical for a
821—Shopping Plaza
80,000 square
shopping center —as an inline/outparcel use —refer to
(40-150ksf)
feet
PUD permitted commercial uses for applicable SIC Codes]
Note(s): 1) Includes apartments, townhouses and condominiums.
2) Per Ordinance 2020-003, the maximum total daily trip generation for the PUD shall not exceed 580 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 of subdivision plat approval.
As illustrated in Table 1, proposed Tree Farm MPUD amendment will continue to be developed as a
mixed -use project.
A methodology meeting was held with the Collier County Transportation Planning staff, via email, on
June 24, 2022 — refer to Appendix B: Initial Meeting Checklist (Methodology Meeting).
Trip Generation
The project provides the highest and best use scenario with respect to the project's trip generation.
The project's site trip generation is based on the Institute of Transportation Engineers (ITE) Tr�i
Generation Manual, 11th Edition and the software program OTISS — Online Traffic Impact Study
Trebilcock Consulting Solutions, PA P a g e 15
Tree Farm MPUD Amendment — TIA — August 2022
Software (most current version). The ITE rates and equations are used for the trip generation
calculations, as applicable. The ITE — OTISS trip generation calculation worksheets are provided in
Appendix C: Trip Generation Calculations ITE 11th Edition.
The internal capture accounts for a reduction in external traffic because of the interaction between the
multiple land uses in a site. Per Collier County TIS Guidelines and Procedures, the internal capture trips
should be reasonable and should not exceed 20% of the total project trips.
For this project, the software program OTISS is used to generate the internal capture trips. The OTISS
process follows the trip balancing approach as recommended in the ITE Trip Generation Handbook, 3rd
Edition. The resulting internal capture rates are below the county limits.
The pass -by trips account for traffic that is already on the external roadway network and stops at the
project on the way to a primary trip destination.
Per Collier County TIS Guidelines and Procedures, the pass -by capture rate for peak hour should not
exceed 25% for shopping centers (LUC 820) and 50% for gas stations (LUC 945). The daily pass -by rate is
assumed to be 10% lower than the peak hour rate.
The existing approved Tree Farm MPUD trip generation is illustrated in Table 2A. The proposed Tree
Farm PUD amendment development trip generation is illustrated in Table 2B.
Table 2A
Trip Generation (MPUD Existing Approved per Land Use Limits) —Average Weekday
24 Hour Two-
PM Peak Hour
Way Volume
ITE Land Use
Size
Enter
Exit
Total
105,000 square
Mini -Warehouse
152
8
8
16
feet
Multifamily Housing (Low -Rise)
460 dwelling
3,024
137
81
218
units
140 occupied
Hotel
1,712
50
52
102
rooms
80,000 square
Shopping Plaza (40-150k)
5,402
203
212
415
feet
Total Traffic
10,290
398
353
751
Internal Capture
306
74
74
148
Total External
9,984
324
279
603
Pass -By Trips
787
45
41
86
Total to Adjacent Streets
9,197
279
238
517
Note(s): 1) Includes apartments, townhouses and condominiums.
Trebilcock Consulting Solutions, PA P a g e 16
Tree Form MPUD Amendment — TIA — August 2022
Table 2B
Trip Generation (PUD Amendment — Proposed) —Average Weekday
24 Hour Two-
PM Peak Hour
Way Volume
ITE Land Use
Size
Enter
Exit
Total
Mini -Warehouse
105,000 square
152
8
8
16
feet
580 dwelling
3,793
170
100
270
Multifamily Housing (Low -Rise) Ili
units
140 occupied
Hotel
1,712
50
52
102
rooms
Shopping Plaza (40-150k)
80,000 square
5,402
203
212
415
feet
Total Traffic
11,059
431
372
803
Internal Capture
330
74
74
148
Total External
10,729
357
298
655
Pass -By Trips
786
45
41
86
Total to Adjacent Streets
9,943
312
257
569
Note(s): 1) Includes apartments, townhouses and condominiums.
The project estimated net new volume traffic shown in Table 2C reflects the highest impact PM peak
hour traffic under proposed PUD amendment conditions (Table 213), versus the existing approved MPUD
Land Use conditions — Table 2A.
Table 2C
Trip Generation (Proposed Net New Traffic) — Average Weekday
Land Use
Proposed PUD Amendment
(Total to Adjacent Streets)
MPUD Existing Approved
(Total to Adjacent Streets)
Net Increase (Net Decrease)
Conclusion
24 Hour Two- PM Peak Hour
Way Volume
Enter Exit
9,943 1 312 I 257
9,197 1 279 I 238
746 1 33 I 19
Total
569
517
52
As illustrated in Table 2C, from a traffic standpoint, the proposed Tree Farm PUD amendment is more
intensive compared to the land use scenario that what was most recently approved. The proposed
PUDA produces 569 two-way PM peak hour net new trips, which is under the established trip cap for
the PUD.
The PUD approved maximum total daily trip generation for the proposed development shall not
exceed 580 two-way PM peak hour net new trips based on the land use codes in the ITE Trip
Generation Manual in effect at the time of application for SDP/SDPA or subdivision plat approval.
Based on the PUD criteria, the proposal is under the approved trip cap.
Trebilcock Consulting Solutions, PA P a g e 17
Tree Farm MPUD Amendment — TIA — August 2022
Appendix A
Master Concept Plan
Trebilcock Consulting Solutions, PA 1 8
Tree Farm MPUD Amendment — TIA — August 2022
f�l• =�. I.I w
MILE TO M
41
' ❑51 AC. NATIVE VEGETATION PRESE Yi
BE RECREATED IN ACCORDANCE %Ni I
COMPLIANCE AGREEMENT (EXHIBIT D) AN
IN ACCORDANCE V ATH THE STAN DAR Dr.
SEf FORTH IN THE LOC SECTION 3 05.07
�ccol enlenL r;n1 c
'e0' Tvi'c � I
6—
12' ASPHALT GREENWAY 'O' BUFFER
. (APPROXIMATE LOCATION MAY '
^^• IMMOI(RLEE RQ.AA -
MEANDER] - CC).1,1Oti PROPERTY U N E BETWEEN TREE FARM AND
-
__
AODI PS CORNER PUO NO SETBACK OR LANDSCAPE BUFFER
y� _ -
'
REQUIRES] IF DEVELOPED UNDER UNIFIED CONTROL.
IF NOT DEVELOPED UNDER UNIFIED CONTROL. REQUIRED
{ ��,LANDSfAPE
�'1; " �r'
BUFFERS PER LOC.
PROJECT
TREE FARM
MPUD
MLE
MPUD MASTER
CONCEPT PLAN
{EXHIBIT „A''}
ONNER/CLIEffrKONSULTANT
TBC TREE FARM 1,
LLC & TBC TREE
FARM 2, LLC
SEC'22 TVVP:48 ROE: 79
D.-v.d cx ALEJANDRO AVILA
ALEJMMOA"IIA
Dale uLrzon
aA "fib H.T"5.
AOedr mpar. P-BROK-W7
FieN—n - P1BROK•001-001-X17
C-X17
Shw Hoops 01 a OO'
Trebilcock Consulting Solutions, PA P a g e 19
Tree Farm MPUD Amendment — TIA — August 2022
Appendix B
Initial Meeting Checklist (Methodology Meeting)
Trebilcock Consulting Solutions, PA P a g e 1 10
Tree Form MPUD Amendment — TIA — August 2022
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, or N/A (not applicable).
Date: June 24, 2022 Time: NIA
Location: NIA — Via Email
People Attendnna:
Name, Organization, and Telephone Numbers
1) Nolson (ialcano, Collier County Growth Management Division
2) Michael Sawyer, Collier County Groivth Management Division
3) Norman Trebilcock, TCS
4) Daniel Doyle, TCS
Study Preparer:
Preparer's Name surd Title: Norman Trebilcock, AICP, PTO E, PE
Organisation '['rebilcock Consullim_, Solutions, PA
Address & Telephone Number: 2800 Davis Boulevard, Suite 200, Naples, FL 34104: ph
239-566-9551
Reviewer(s)-
Reviewer's Name &Title: Michael Sawyer. Project Manager
Collier County Transportation Planning Department
Organization & Telephone Number: 239-252-2926
Applicant:
Applicant's Name: Peninsula Engineering
Address: 2600 Golden Gate Parkway, Naples Fl 34105
Telephone Number: 239-262-2600
Proposed Development:
Name: Trot farm MPliD Amendment
Location: North-west uuadrant of Immokaice Rd (CR 846) and Collier Blvd OCR 951)
intersection, in Collier County (refer to P'iaure I ]
Land Use Type: Residential and Commercial
ITE Code #: LUC 151, LUC 220, LL1C 310, LUC 921
Description: The Tree Farm project is an existing approved Mixed -Use Planned Unit
Development (MPUD) — Collier County Ordinance No. 20-003. The site is currently
allowed to be developed with up to 460 residential dwelling units, 105,000 square feet
(sf) of indoor self -storage, up to 140 hotel units and a maumum of 80,000 sf of
commerciallofficc uses. '[7nc proposed amendment would allow for a revised residential
development scenario to consist of 580 multifamily dwelling units.
Page x of 5
Trebilcock Consulting Solutions, PA P a g e 1 11
Tree Form MPUD Amendment — TIA — August 2022
Based on the information contained within the approved Collier County Ordinance 2020-
003, the Tree Farm development trip generation will not exceed a maximum of 580 PM
peak hour two-way net external trips.
Figure 1—Project Location Map
Project
Location*
J Imio4alee ktl 805 1yiJt,_
951
Project boundary is a
approximate. Far M
vx �Yi
details see site plan.
951
Zoning
Existing: Approved MPLTD Ordinance 2020-003
Comprehensive plan recommendation: NIA
Requested: approval for new development
Findings of the Preliminary Study:
Studv tvpe: Since proiected net new external AM or PM proiect traffic is eaual to or
greater than 50 and less than 100 two-waypeak hour trips, this study qualifies for a
Minor US — no significant operational impacts with minimal roadway impacts and work
within the County ri t-of-wU.
US will provide a trio veneration comparison between the proposed development
scenario and the allowed trip ca
Page 2 of 5
Trebilcock Consulting Solutions, PA P a g e 1 12
Tree Form MPUD Amendment — TIA — August 2022
Study Type: (if not net increase, operational study)
Small Scale TIS ❑ Minor TIS
Major 'I'1S ❑
Study Area:
Boundaries: Adjacent streets — Immokalce Road, Collier Boulevard
Additional intersections to he analyzed: NIA
Build Out Year: NIA
Planning Horizon Year: NIA
Analysis Time Period(s): PM Peak Hour
Future Off -Site Developments: NIA
Source of Trip Generation Rates: ITE Trip Generation Manual, I I �' Hdilion
Reductions in Trip Generation Rates:
None: NIA
Pass -by trips: per ITT and CC TIS Guidelines
Internal trips: per ITE and CC TIS Guidelines
Transit use: NIA
Other: NIA
Ilmizon Year Roadway Netirorl: Improvements: NIA
Methodoloey & Assumptions -
Non -site traffic estimates: Collier County traffic counts and 2021 AL 1R
Site -trip generation: ()'PISS TTE 10 Edition
Trip distribution method: NIA
Traffic assiLTment method_ NIA
Traffic growth rate: NIA
Turning movements: NIA
Special Features. (from preliminary study or prior experience)
Accident locations: NIA
Sight distance: NIA
Queuing: NIA
Acccss location & configuration: NIA
Traffic control: MUTCD
Signal system location & progression needs: NIA
On -site parking needs: NIA
Data Sources: CC 2021 ALIIR, CC 'Traffic Counts
B&,;c maps: NIA
Prior study reports: NIA
Access policy and jurisdiction: NIA
Review process: NIA
Requirements: NIA
Miscellaneous: NIA
Page 3 of S
Trebilcock Consulting Solutions, PA P a g e 1 13
Tree Form MPUD Amendment — TIA — August 2022
Small Scale Study — No Pee
Minor Study - $750.00 X
Major Study - $1,500.00
Methodology Fee $500-01) Y
Includes 0 intmectiom
Additional Intemections - $500 00 each
Afl fees will he agreed to during tdre hfeikoddo[ohy "reefing and "rust be paid to Trans7Hirtntion prior to
our sign -Off On the application,
SIGNATURES
N0YVARw Trt?UoC
Study Proparer—Norman Trehilcock
Reviewer(s)
Applicant
Page 4 of 5
Trebilcock Consulting Solutions, PA P a g e 1 14
Tree Form MPUD Amendment — TIA — August 2022
Collier County
Traffic Impact Study Review Fee Schedule
Fees will be paid incrementally as the development proceeds: Methodology Review, Analysis
Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are
also provided below.
Methodology Review - $500 Fee
Methodology Review includes review of a submitted methodology statement, including review of
submitted trip generation cstimate[s} distribution, assignment, and review of a "Small Scale
Study" detenniiiation, written approval/comments on a proposed methodology statement, and
written confirmation of a re -submitted, amended methodology statement, and one meeting in
Collier County, if needed.
"Small Scale Study" Review - No Additional Fee [Includes one sufficiency review]
Upon approval of the methodology review, the applicant may submit the study. The review
includes: a concurrency determination, site access inspection and confirmation of the study
compliance with trip generation, distribution and maximum threshold compliance.
"Minor Study Review" - $750 Fee (Includes one sufficiency review)
Review of the submitted traffic analysis includes: optional field visit to site, confirmation of trip
generation, distribution, and assignment, concurrency determination, confirmation of committed
improvements, review of traffic volume data collectedlassembled, review of off-sitc
improvements within the right-of-way, review of site access and circulation, and preparation and
review of "sufficiency" conuncnls/questions.
"Major Stud Review" - $1.500 Fee ffncIudes two intersection ana]vsis and two sufficiency
reviews
Review of the submitted traffic analysis includes- field visit to site, cAndirmation of trip
generation, special trip generation and/or trip length study, distribution and assignment,
concurrency determination, confirmation of committed improvements, review of traffic volume
data coil ectcd/ass emble d, review of traffic growth analysis, review of off site roadway operations
and capacity analysis, review of site access and circulation, neighborhood traffic intrusion issues,
any necessary improvement proposals and associated cost estimates, and preparation and review
of up to two rounds of "sufficiency" comments/questions and/or recommended conditions of
approval-
" A d d i tio n a] intersection Review" - $500 Fee
The review of additional intersections shall include the same parameters as outlined in the "Major
Study Review" and shall apply to each intersection above the first two intersections included in
the "Major Study Review"
"Additional Sufficiency Reviews" - $500 Fee
Additional sufficiency reviews beyond those initially included in the appropriate study shall
require the additional Fee prior to the completion of the review.
Page 5 of 5
Trebilcock Consulting Solutions, PA P a g e 1 15
Tree Farm MPUD Amendment — TIA — August 2022
Appendix C
Trip Generation Calculations ITE 11th Edition
Trebilcock Consulting Solutions, PA P a g e 1 16
Tree Form MPUD Amendment - TIA - August 2022
ITE Trip Generation Manual 11th Edition — LUC Descriptions
Land Use: 151
Mini -Warehouse
Description
A mini -warehouse is a building in which a number of storage units or vaults are rented for the
storage of goods. They are typically referred to as'self-storage' facilities. Each unit is physically
separated from other units, and access is usually provided through an overhead door or other
common access point.
Additional Data
The technical appendices provide supporting informatlan an Hme-af-day distributions for this
land use. The appendices can be accessed through either the ITETripGen web app a the trlp
generation resource page on the ITE website (https:llwww.ite_ar$Jtechnice1-resources/topiWtrip-
and- arkin eneretion
The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in Califomia, CcIaredo.
Massachusetts, Minnesota, Nevada, New Jersey, Texas, and Utah.
Source Numbers
212, 403, 551, 568, 642, 708, 724, 450, 08, 876, 7024, 1035
Ceneral Urban/Sutwrban and Rural (Land Uses 000—R99) 10%
Trebilcock Consulting Solutions, PA P a g e 1 17
Tree Farm MPUD Amendment — TIA — August 2022
Land Use: 220
Multifamily Housing (Low -Rise)
Description
Law -rise multifamily housing includes apartments, townhouses, and condominiums located within
the same building with at least three other dwelling units and that have two or three floors (levels)
Various configurations fit this description, including walkup apartment, marts ian apartment, and
stacked townhouse.
A walkup apartment typically is two or three floors in height with dwelling units that are accessed
by a single or multiple entrances with stairways and hallways.
• A mansion apartment is a single structure that contains several apartments within what appears
to be a single-family dwelling unit.
A fourplex 1s a single two-story structure with two matching dwelling units an the ground and
second floors. Access to the individual units is typically internal to the structure and provided
through a central entry and stairway.
• A stacked townhouse is designed to mat& the extemal appearance of a townhouse. But, unlike
a townhouse dweiling unit that only shares walls with an adjoining unit, the stacked townhouse
units share both floors and walls. Access to the individuai units is typically internal to the
structure and provided through a central entry and stairway.
Mu It! family housing (mid -rise) (Land Use 221), multifamily housing (high-rise) (Land Use 222),
affordable housing (Land Use 223), and off -campus student apartment. (low-rise) (Land Use 225)
are related land uses.
Land Use Subcategory
Cate are presented for two subcategories far this land use: (1) not close to nail transit and (2)
close to rail transit. A site is considered close to rail transit If the walking distance between the
residential site entrance and the closest rail transit station entrance is % mile or less_
Additional Onto
For the three sites for which both the number of residents and the number of occupied dwelling
units were available, there were an average of 2.72 residents per occupied dwelling unit.
For the two sites for which the numbers of both total dwelling units and occupied dwelling units
were available, an average of 96.2 percent of the total dwelling units were occupied.
The technical appendices provide supporting information on time -of -day distributions for this
land use. The appendices can be accessed through either the ITrripGen web app or the trip
232 Trip Generatkm Upmjsl 1 t th Edition • Volume 3
Trebilcock Consulting Solutions, PA P a g e 1 18
Tree Form MPUD Amendment - TIA - August 2022
generation resource page on the ITE website [httpa_IIWww.ite.oroitechnical-resources/topicaltriI
and-parking-g en era t i e nl}.
For the three sites for which data were provided for both occupied dwelling units and residents,
there was an average of 2.72 residents per occupied dwelling unit.
it is expected that the number of bedrooms and number of residents are 11koly correlated to the
trips generated by a residential site. To assist in future analysis, trip generation studies of all
multifamily housing should attempt to obtain information on occupancy rate and on the mix of
residential unit sixes (i.e., number of units by number of bedrooms at tho sire complex].
The sites were surveyed in the 1980s, the 1990s, the 2000s, the 2010s, and the 2020s in British
Columbia (CAN), Califofnia, Delaware, Florida, Georgia, Illinois, Indlena, Maine, Maryland,
Massachusetts, Minnesota, New Jersey, Ontario (CAN), Oregon, Pennsylvania, South Carolina,
South dakola, Tennessee, Texas, Utah, and Washington,
Source Numbers
198, 204, 237, 300, 305. 306, 320, 321, 357, 390, 412. 525, 530, 579, 583. 638, 864, 866, 896, 901,
903, 904, 936, 939, 94A, 946. 947, 948, 963, 964, 960. 967, 1012, 1013, 1014, 1036, 1047, 1056,
1071,1076
General UrbsnlSuburban and Rural (Land Uses QGa- 399) M
Trebilcock Consulting Solutions, PA P a g e 1 19
Tree Farm MPUD Amendment — TIA — August 2022
Land Use: 310
Hotel
Description
A hotel is a place of lodging that provides sleeping accommodations and supporting facilities
such as a full -service restaurant, cocktail lounge, meeting rooms, banquet room, and convention
facilides. A hotel typically provldes a swimming pool or another recreational Facility such as a
fitness room. Ali suites hotek (Land Ilse 311), business hotel (Land Use 312), motel (Land Use
320), and resort hotel (Land Use 330) are related uses_
Additional Data
Twenty-five studies provided information an accupancy rates at the time the studies were
conducted. The average occupancy rate for these studies was approximately 82 percent.
Some properties in this land use provide guest transportation services (e.g., airport shuttle,
limousine service, golf course shuttle service) which may have an impact an the overall trip
generation rates.
The technical appendices provide supporting information on time -of -day distributions for this
land use_ The appendices can be accessed through either the ITETripGen web app or the trip
generation resource page an the fTE website (hops.11www,ite,ark/technicalteeourcesltop csltri�-
an d; pa rici n q� eneratia nl�.
The sites were surveyed in the 1980s, the 1990s, the 20009, and the 2010s in California, District
of Columbia, Florida, Georgia, Indiana, Minnesota, New York, Ontario (CAN), Pennsylvania, South
Dakota, Texas, Vermont, Virginia, and Washington.
Fbr oil lodging uses, it is Important to collect data on occupied moms as well as total moms in
order to eacumtely predlet trip generation characteristics for the site,
7Wp generation of a hate] may he related to the presence of supporting facifftles such as
convention facilities, restaurants, meeting/bonquer space, and retail facilities. Future data
submissions should specify the presence of these amenities. Reporting the level of activity
at the supporting facilities suelp as full, empty, partially activa, number of people attending a
meeting/banquet during observation may also be useful in further analysis of this land use.
Source Numbers
170, 260, 262, 277, 280, 301, 306, 357, 422, 507, 577, 728, 807, 872, 925, 951,1009, 1021, 1026,
1046
General UrbaNguhurban and Rural (Land Uses oon—mg) dog
Trebilcock Consulting Solutions, PA P a g e 120
Tree Form MPUD Amendment — TIA — August 2022
Land Use: 821
Shopping Plaza (40-150k)
Description
A shopping plaza is an integrated group of commercial establishments that is planned, developed.
owned, and managed as a unit. Each study site in this Land use has between 40,000 and 150,000
square feet of gross leasable area (GLA). The term plaza" in the land use name rather than
'center" is simply a means of distinction between the different shopping center size ranges.
Varlous other names are commonly used to categorize a shopping plaza within this size renge,
depending on its specific size and tenants, such as neighborhaad center, community center, and
fashion center.
Its mej0r tenant is often a supermarket but many sites are anchored by home improvement,
discount, or other stores- A shopping plaza typically ccntains more than retail merchandising
facilities. Office space, a movie theater, restaurants, a past office, banks, a health club, and
recreational facilities are common tenants. A shopping plaza is almost always open-air and the
GLA is the same as the gross floor area of the building.
The 150,000 square feet GLA threshold value between shopping plaza and shopping center
(Land Use 820) is based an an examination of trip generation data. For a shopping plaza that is
smaller than the threshold value, the presence or absence of a supermarket within the plaza has
a measurable effect on site trip generation. For a shopping center that is larger than the threshold
value, the trips generated by its other major tenants mask any effects of the presence or absence
of an on -site supermarket.
The 40,000 square feet GFA threshold between shopping plaza and strip retail plaza (Land Use
822) was selected based on an examination of the overall shopping center/plaza database. No
shopping plaza with a supermarket as its anchor is smaller than 40,000 square feet GLA.
Shopping center (:-t 50k) (Land Use 820), strip retail plaza (<40k) (Land Use 822), and factory
outlet center (Land Use 823) are related uses.
Land Use Subcategory
The presence or absence or a supermarket in a shopping plaza bas been determined to have a
measurable effect an site trip generation. Therefare, data are presented for two subcategariea for
this land use: sites with a supermarket anchor and sites without a supermarket.
Additional Data
The technical appendices provide supporting information on IIm"f-day distributions for this
land use. The appendices can be accessed through either the ITFTripGen web app or the trip
generation resource page on the IT website(https_Ilwww.ite.arglteonieal-resourcesltopics/trii-
and, parking-genera�ianl�.
W_ General Urban/Suburban and Rural (Land Usas ROD-999) 107
Trebilcock Consulting Solutions, PA P a g e 121
Tree Form MPUD Amendment - TIA - August 2022
The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010a in Alberta (CAN),
British Columbia (CAN), California, Connecticut, District of Columbia, Florida, Georgia, Illinois,
Indians, Iowa, Kansas, Kentucky, Maine, Maryland, Massachusetts. Minnesota, Nevads, New
Jersey, New York, Ontario (CAN), Oregon, Penn sylvan is. South Dakota, Texas, Vermont, Virginia,
Washington, and Wisconsin.
Source Numbers
105, 110, 1 56, 159, 186, 198, 204, 211, 213, 239, 259, 260, 295, 301, 304, 305, 307, 317, 319, 358,
376, 390, 400, 404, 437, 444, 446, 507, 580, 598, 658, 728, 908, 926, 944, 946, 960, 973, 974,1004,
1009,1025,1069
lift Trip Generation ktar,utal 11th Fdition • Wit ume 5
RIF
Trebilcock Consulting Solutions, PA P a g e 1 22
Tree Farm MPUD Amendment — TIA — August 2022
MPUD Approved per Ordinance #2020-003 — ITE Site Trip Generation
Project Information
Project Name:
Tree Farm - Approved Scenario 2022
No:
Date:
6/23/2022
City:
State/Province:
Zip/Postal Code:
Country:
Client Name:
Analyst's Name:
D 1 D
Edition:
Trip Generation Manual, 11th Ed
Land Use
Size
Weekday
AM Peak Hour
PM Peak Hour
Entry
Exit
Entry
Exit
Entry
Exit
821- Shopping Plaza (40-150k) -
Supermarket- No (General
Urban/Suburban)
90'100OSq. Ft. GLA
2701
2701
86
52
203
212
Reduction
0
0
0
0
0
0
Internal
123
30
4
1
22
51
Pass -by
387
400
20
13
45
41
Non -pass -by
2191
2271
62
38
136
120
151 - Mini -Warehouse (General
Urban/Suburban)
105 1000 Sq. Ft. GFA
76
76
5
4
8
8
Reduction
0
0
0
0
0
0
Internal
0
0
0
0
0
0
Pass -by
0
0
0
0
0
0
Non -pass -by
76
76
5
4
8
8
220 - Multifamily Housing (Low -Rise) - Not
Close to Rail Transit (General
Urban/Suburban)
460 Dwelling Units
1512
1512
40
125
137
81
Reduction
0
0
0
0
0
0
Internal
30
15
1
1
43
18
Pass -by
0
0
0
0
0
0
Non -pass -by
1482
1497
39
124
94
63
310 - Hotel (General Urban/Suburban)
140 Occupied Rooms
856
856
49
38
50
52
Reduction
0
0
0
0
0
0
Internal
0
108
0
3
9
5
Pass -by
0
0
0
0
0
0
Non -pass -by
856
748
49
35
41
47
Total
5145
5145
180
219
398
353
Total Reduction
0
0
0
0
0
0
Totallnternal
153
153
5
5
74
74
Total Pass -by
387
400
20
13
45
41
,Total Non -pass -by
4605
4592
155
201
279
238
Trebilcock Consulting Solutions, PA P a g e 1 23
Tree Farm MPUD Amendment — TIA — August 2022
PERIOD SEMI iG
Anaiysis Name :
Weekday
Project Name:
Tree Farm
- Approved No:
Scenario 2022
Date:
612312022
City:
StatelProvince:
ZiplPostal Code:
Country:
Client Name:
Anaiyst's Name:
DTD
Edition:
Land Use Independent Size rime Period Method
Variable
821 -Shopping Plaza 1000 Sq. Ft. GLA = • '' Weekday Average
(40-150k) - 67.52
Supermarket - No
(General
Urban/Suburban)
Trip Generation Manual. 11th
Ed
Entry Exit Total
2701 2701 5402
50% 50%
151 - Mini -Warehouse 1000 Sq. Ft. GFA Weekday
Average
76
76 152
(General
1.45
50%
50%
UrbanlSuburban)
220 - Multifamily Dwelling Units 460 Weekday
Best Fit (LIN)
1512
1512 3024
Housing (Low -Rise) -
T = 6,41 (X)+75.31
50%
50%
Not Close to Rail
Transit (General
Urban/Suburban)
310 - Hotel (General Occupied Rooms 1400) Weekday Average
UrbanlSuburban) 12,23
(0) indicates size out of range.
(1, indicates small a3rnple site, use carnfully.
Land Use
821 - Shopping Plaza (40-150k)
151 - Mini -Warehouse
220 - Multifamily Housing (Low -Rise)
310 - Hotel
821 -Shopping Plaza (40.150k)
Exit 2701 Demand Exit: 0 % (0)
Entry 2701 Demand Entry: 0 % (0)
TRAFFIC REDUCTIONS
d56 1 ] 8i 1-120 ?
50% 50%
Entry
Adjusted Entry
Exit Reduction
Adjusted Exit
Reduction
0 %
2701
❑ %
2701
0 %
76
0 %
76
0 %
1512
❑ %
1512
0 %
856
0 %
856
INTERNAL TRIPS
151 - Mini -Warehouse
Balanced: Demand Entry: 0 % (0) Entry 76
0
Balanced: Demand Exit: 0 % (0) Exit 76
0
Trebilcock Consulting Solutions, PA P a g e 1 24
Tree Farm MPUD Amendment — TIA — August 2022
Exit 2701 Demand Exit: 14 % (378)
Entry 2701 Demand Entry: 17 % (459)
821 - Shopping Plaza (40450k)
Exit 2701 Demand Exit: 0 % (0)
Entry 2701 Demand Entry: 4 % (108)
151 - Mini -Warehouse
Exit 76 Demand Exit: 0 % (0)
Entry 76 Demand Entry: 0 °% (0)
151 - Mini -Warehouse
Exit 76 Demand Exit: 0 % (0)
Entry 76 Demand Entry: 0 % (0)
Balanced: Demand Entry: 2 % (30) Entry 1512
30
Balanced: Demand Exit: 1 % (15) Exit 1512
15
310 - Hotel
Balanced: Demand Entry: 0 % (0) Entry 856
0
Balanced: Demand Exit: 14 % (120) Exit 856
108
220 - Multifamily Housing (Low -Rise)
Balanced: Demand Entry: 0 % (0) Entry 1512
0
Balanced: Demand Exit: 0 % (0) Exit 1512
0
310 - Hotel
Balanced: Demand Entry: 0 % (0) Entry 856
0
Balanced: Demand Exit: 0 % (0) Exit 856
0
220 - Multifamily Housing (Low -Rise) 310 - Hotel
Exit 1512 Demand Exit: 0 % (0) 0 Balanced: Demand Entry: 0 % (0) Entry 856
Entry 1512 Demand Entry: 0 °% (0) 0 Balanced: Demand Exit: 0 °% (0) Exit 856
821 -Shopping Plaza (40.1501k)
Internal Trips
151 - Mink 220- 310 -Hotel Total
Tote! Trips Warehouse Multifamily External Trips
Housing (Low -
Rise)
Entry 2701 (100%) 0 (0%) 15 (1%) 108 (4%) 123 (5%) 2578 (95%)
Exit 2701 (100%) 0 (0%) 1 30 (1 %) 0 (0%) 30 (1 %) 2671 (99°%)
Total 5402 (100°%) 0 (0%) 45 (1%) 108 (2%) 153 (3%) 5249 (97°%)
151 - Mini Warehouse
Internal Trips
821 -Shopping 220- 310 - Hotel Total
Total Trips Plaza (40-150k) Multifamily External Trips
Housing (Low -
Rise)
Entry 76 (100%) 0 (0%) 0 (0%) 0 (0%) 0 (0%) 76 (100%)
Exit 76(100%) 0 (0°%) 0 (0%) 0 (0%) 0 (0%) 76(100%)
Total 152 (100%) 0 (0%) 0 (0°%) 0 (0%) 0 (0%) 152 (100°%)
220 - Multifamily Housing (Low-Riiso)
1 Internal Trips
Total Trips 821 -Shopping
1151 - Mini- 310 -Hotel
Total External Trips
Plaza (40450k)
Warehouse
Entry 1512 (100%) 30 (2%)
0 (0%) 0 (0%)
30 (2%) 1482 (98%)
Exit 1512 (100%) 15 (1 °%)
0 (0%) 0 (0%)
15 (1 %) 1497 (99%)
Trebilcock Consulting Solutions, PA P a g e 1 25
Tree Form MPUD Amendment — TIA — August 2022
Total 3024 (100%)
45 (1 %) 0 (0%)
0 (0%)
45 0 %)
2979 (99%)
310 -Motel
Internal Trips
821 - Shopping 151 Mlr i-
220 -
Total
Total Trips
Plaza (40-150k) Warehouse
Multifamily
External Trips
Housing (Low -
Rise)
Entry 856 (100%)
0 (0%) 0 (0%)
0 (0%)
0 (0%)
856 (100%)
Exit 856 (100%)
108 (13%) 0 (0%)
0 (0%)
108 (13%)
748 (87%)
Total 1712 (100%) 108 (6%) 0 (0%) 0 (0%) 108 (6%) 1604 (94%)
Land Use
821 - Shopping Plaza (40-150k)
151 - Mini -Warehouse
220 - Multifamily Housing (Low -Rise)
310 - Hotel
EXTERNAL TIMPS
External Trips Pass -by%
5249 15
152 0
2979 0
1604 0
Pass -by Trips
Non -pass -by
Trips
787
4462
0
152
0
2979
0
1604
Trebilcock Consulting Solutions, PA P a g e 1 26
Tree Form MPUD Amendment — TIA — August 2022
PERIOD SETTING
Analysis Name:
AM Peak Hour
Project Name :
Tree Farm - Approved
No
Scenario 2022
Cate:
6/23/2022
City:
State/Province:
Zip/Postal Code:
Country:
Client Name:
Analyst's Name:
DTD
Edition:
Land Use
Independent Size
Time Period
Method
Variable
821 - Shopping Plaza
1000 Sq. Ft. GLA 80
Weekday, Peak
Average
(40-150k) -
Hour of Adjacent
1.73
Supermarket - No
Street Traffic,
(General
One Hour
Urban/Suburban)
Between 7 and 9
a.m.
151 - Mini -Warehouse
1000 Sq. Ft. GFA 105
Weekday, Peak
Average
(General
Hour of Adjacent
0.09
Urban/Suburban)
Street Traffic,
One Hour
Between 7 and 9
a.m.
220 - Multifamily
Dwelling Units 460
Weekday, Peak
Best Fit (LIN)
Housing (Low -Rise) -
Hour of Adjacent
T = 0.31 (X)+22.85
Not Close to Rail
Street Traffic,
Transit (General
One Hour
Urban/Suburban)
Between 7 and 9
a.m.
310 - Hotel (General
Occupied Rooms 140
Weekday, Peak
Average
Urban/Suburban)
Hour of Adjacent
0.62
Street Traffic,
One Hour
Between 7 and 9
a.m,
Land Use
821 - Shopping Plaza (40-150k i
151 - Mini -Warehouse
220 - Multifamily Housing (Low -Rise)
310-Hotel
TRAFFIC REDUCTIONS
Trip Generation Manual, 11th
Ed
Entry Exit Total
86 52 138
62°% 38°%
5 4 9
56°% 44%
40 125 165
24°% 76°%
49 38 87
56°% 44°%
Entry
Reduction
Adjusted Entry
Exit Reduction
Adjusted Exit
0 %
86
0 °%
52
0%
5
0 %
4
0%
40
0°%
125
0 %
49
0 °%
38
INTERNAL TRIPS
Trebilcock Consulting Solutions, PA P a g e 1 27
Tree Farm MPUD Amendment — TIA — August 2022
Exit 52 Demand Exit: 0 % (0) Balanced: Demand Entry: 0 % (0) Entry 5
Entry 86 Demand Entry: 0 % (0) Balanced: Demand Exit: 0 % (0) Exit 4
821 -Shopping Plaza (40450k) 220 - Multifamily Housing (Low -Rise)
Exit 52 Demand Exit: 14 % (7) Balanced: Demand Entry: 2 % (1) Entry 40
Entry 86 Demand Entry: 17 % (15) Balanced: Demand Exit: 1 % (1) Exit 125
821 -Shopping Plaza (40-150k) 310 - Hotel
Exit 52 Demand Exit 0 % (0) BalanOced- Demand Entry: 0 % (0) Entry 49
Entry 86 Demand Entry: 4 % (3) Balan3ced: Demand Exit: 14 % (5) Exit 38
151 - Mini -Warehouse 220 - Multifamily Housing (Low -Rise)
Exit 4 Demand Exit: 0 % (0) Balanced: Demand Entry: 0 % (0) Entry 40
Entry 5 Demand Entry: 0 % (0) Balanced: Demand Exit: 0 % (0) Exit 125
151 - Mini -Warehouse 310 - Hotel
Exit 4 Demand Exit: 0 °% (0) BalanOced: Demand Entry: 0 % (0) Entry 49
Entry 5 Demand Entry: 0 °% (0) Balanced: Demand Exit: 0 % (0) Exit 38
220 - Multifamily Housing (Low -Rise) 310 - Hotel
Exit 125 Demand Exit: 0 % (0) Balanced- Demand Entry: 0 % (0) Entry 49
Entry 40 Demand Entry: 0 % (0) Balanced- Demand Exit: 0 % (0) Exit 38
821 -Shopping Plaza (40450k)
Intemal Trips
Total Trips 151 -Mini- 220 - Multifamily 310 - Hotel Total External Trips
Warehouse Housing (Low -
Rise)
Entry 86 (100%) 0 (0%) 1 (1 %) 3 (3°%) 4 (5%) 82 (95°%)
Exit 52 (100%) 0 (0%) 1 (2%) 0 (0%) 1 (2%) 51 (98%)
Total 138 (100°%) 0 (0%) 2 (1 %) 3 (2°%) 5 (4°%) 133 (96 %)
151 - Mini -Warehouse
Internal Trips
Total Trips
821 -Shopping
220 - Multifamily
310 - Hotel
Total
External Trips
Plaza (40450k)
Housing (Low-
I Rlse)
Entry 5 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
5 (100%)
Exit 4 (100%)
0 (0°%)
0 (0%)
0 (0%)
0 (0%)
4 (100%)
Total 9 (100%)
0 (0%)
0 (0°%)
0 (0%)
0 (0%)
9 (100%)
220 - Multifamily Housing (Low -Rise)
Total Trips Intemal Trips
External Trips
Trebilcock Consulting Solutions, PA P a g e 1 28
Tree Form MPUD Amendment - TIA - August 2022
l P18za (40.150k)
Warehouse
-- -- - - -
Entry 40 (100%) I 1 (3%)
0 (0%) 4 (0%) 1 (3%y
39 (97%)
Exit 125 (100%) 1 (1%)
0 (0%) 0 (0%) 1 (1%)
124 (99%)
Total 165 (100%) 2 (1%)
0 (0°%) 0 (0%) 2 (1%) 163 (99%)
310 - Hotel
Internal Trips
Total Trips
821 -Shopping
151 - Mini-
220 - Multifamily
Total
External Trips
Plaza (40-150k)
Warehouse
Housing (Low -
Rise)
Entry 49 (100°%)
10 look)
0 (0%)
0 (0%)
0 (0%)
49 (100°%)
Exit 38 (100°%)
3 (8%)
0 (0%)
0 (0%)
3 (8%)
35 (92%)
Total 87 (100%)
3 (3%)
0 (0%)
0 (0%)
3 (3%I
84 (97%)
Land Use
821 -Shopping Plaza (40-150k)
151 - Mini -Warehouse
220 - Multifamily Housing (Low -Rise)
310 - Hotel
EXTERNAL TRIPS
External Trips Pass -by%
133 25
9 0
163 0
84 0
Pass -by Trips Non -pass -by
Trips
33 100
0 9
0 163
0 84
Trebilcock Consulting Solutions, PA P a g e 1 29
Tree Farm MPUD Amendment — TIA — August 2022
PERIOD SETTING
Analysis Name;
PM Peak Hour
Project Name :
Tree Farm - Approved
No:
Scenario 2022
Date:
6/23/2022
City-
State/Province;
ZiplPostal Code:
Country:
Client Name:
Analysts Name:
DTD
Edition:
Trip Generation Manual, 11th
Ed
Land Use
Independent Size
Variable
Time Period
Method
Entry
Exit
Total
821 - Shopping Plaza
1000 Sq. Ft. GLA BO
Weekday, Peak
Average
203
212
415
(40-150k) -
Hour of Adjacent
5.19
49%
51 %
Supermarket - No
Street Traffic,
(General
One Hour
Urban/Suburban)
Between 4 and 6
p.m.
151 - Mini -Warehouse
1000 Sq. Ft. GFA 105
Weekday, Peak
Average
8
8
16
(General
Hour of Adjacent
0.15
50°%
50°%
Urban/Suburban)
Street Traffic,
One Hour
Between 4 and 6
p.m.
220 - Multifamily
Dwelling Units 460
Weekday, Peak
Best Fit (LIN)
137
81
218
Housing (Low -Rise) -
Hour of Adjacent
T = 0.43 (X)+20.55
63%
37%
Not Close to Rail
Street Traffic,
Transit (General
One Hour
Urban/Suburban)
Between 4 and 6
p.m.
310 - Hotel (General
Occupied Rooms 140
Weekday, Peak
Average
50
52
102
Urban/Suburban)
Hour of Adjacent
0.73
49°%
51 %
Street Traffic,
One Hour
Between 4 and 6
p.m.
TRAFFIC REDUCTIONS
Land Use
Entry Reduction
Adjusted Entry
Exit Reduction
Adjusted Exit
821 - Shopping Plaza (40-150k)
0 %
203
0 °%
212
151 - Mini -Warehouse
0 %
8
0 %
8
220 - Multifamily Housing (Low -Rise)
0 %
137
0 %
81
310 - Hotel
0 %
50
0 %
52
INTERNAL TRIPS
Trebilcock Consulting Solutions, PA P a g e 130
Tree Farm MPUD Amendment — TIA — August 2022
Exit 212 Demand Exit: 0 % (0) Balanced: d: Demand Entry: 0 % (0) Entry 8
Entry 203 Demand Entry: 0 % (0) Balanced: Demand Exit: 0 % (0) Exit 8
821 - Shopping Plaza (40-150k) 220 - Multifamily Housing (Low -Rise)
Exit 212 Demand Exit: 20 % (42) Balanced: Demand Entry: 46 % (63) Entry 137
Entry 203 Demand Entry: 9 % (18) Balancced: Demand Exit: 42 % (34) Exit 81
821 -Shopping Plaza (40-150k) 310 -Hotel
Exit 212 Demand Exit: 5 % (11) Balanced: Demand Entry: 17 % (9) Entry 50
Entry 203 Demand Entry: 2 % (4) Balanced: Demand Exit: 16 % (8) Exit 52
151 - Mini -Warehouse 220 - Multifamily Housing (Low -Rise)
Exit 8 Demand Exit: 0 % (0) Balanced: Demand Entry: 0 % (0) Entry 137
Entry 8 Demand Entry: 0 % (0) Balanced: Demand Exit: 0 % (0) Exit 81
151 - Mini -Warehouse 310 -Hotel
Exit 8 Demand Exit: 0 % (0) BalanOced: Demand Entry: 0 % (0) Entry 50
Entry 8 Demand Entry: 0 % (0) Balanced: Demand Exit: 0 % (0) Exit 52
220 - Multifamily Housing (Low -Rise)
310 -Hotel
Exit 81 Demand Exit: 3 % (2)
Balanced:
Demand Entry:
0 % (0)
Entry 50
Entry 137 Demand Entry: 12 % (16)
Balanced:
Demand Exit:
2 % (1)
Exit 52
821 -Shopping Plaza (40450k)
Internal Trips
ToW Trips 151 - Mini-
220-Multifamily
310-Hotel
Total
External Trips
Warehouse
Housing (Low -
Rise)
Entry 203 (100%) 0 (0%)
18 (9%)
4 (2%)
22 (11 %)
181 (89%)
Exit 212 (100%) 0 (0%)
42 (20%)
9 (4%)
51 (24%)
161 (76%)
Total 415 (100%) 0 (0%)
60 (14%)
13 (3%)
73 (18%)
342 (82%)
151 - Mini -Warehouse
Internal Trips
Total Trips
821 - Shopping
220 - Multifamily
310 - Hotel
Total
Extemal Trips
Plaza (40-150k)
Housing (Low -
Rise)
Entry
8 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
8 (100%)
Exit 8 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
8 (100%)
Total 16 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
16 (100°%)
220 - Multifamily Housing (Low -Rise)
Total Trips Internal Trips
External Trips
Trebilcock Consulting Solutions, PA P a g e 131
Tree Farm MPUD Amendment — TIA — August 2022
Plaza (40-150k)
Warehouse
Entry
137 (100%)
42 (31 °%)
0 (0°%)
1 (1 I
143 (31 °%)
94 (69%)
Exit
81 (100%)
18 (22%)
0 (0%)
0 (0°%)
18 (22%)
63 (78%)
Total
218 (100%)
60 (28%)
0 (0%)
1 (0°%)
61 (28°Io)
157 (72%)
310 - Hotel
Internal Trips
Total Trips
821-Shopping
151-Mini-
Jmouslng
228-Multifamily
Total
ExtemalTrips
Plaza (40-150k)
Warehouse
(Lorca
Rise)
Entry
1 50 (100°%)
9 (18%)
0 (0%)
0 (0`) -
9 (18%)
41 (82%)
Exit
52 (100%)
4 (8%)
0 (0%)
.1 (2%)
5 (10%)
47 (90%)
Total 102 (100%) 13 (13%) 0 (0%) 1 (1°%) 114 (14%) 58 (86%)
Land Use
821 -Shopping Plaza (40-150k)
151 -Mini-Warehouse
220 - Multifamily Housing (Low -Rise)
310 - Hotel
EXTERNAL TRIPS
External Trips Pass -by%
342 25
16 0
157 0
88 0
Pass -by Trips Non -pass -by
Trips
86 256
0 16
0 157
0 88
Trebilcock Consulting Solutions, PA P a g e 132
Tree Farm MPUD Amendment — TIA — August 2022
PUDA Proposed Scenario — ITE Site Trip Generation
Project Information
Project Name:
Tree Farm - 2022 PUDA
No,
Date:
6/23/2022
City:
State/Province:
Zip/Postal Code:
Country:
Client Name:
Analyst's Name:
DTD
Edition:
JTrip Generation Manual, 11th Ed
Land Use
Size
Weekday
AM Peak Hour
PM Peak Hour
Entry
Exit
Entry
Exit
Entry
Exit
821 - Shopping Plaza (40-150k) -
Supermarket - No (General
Urban/Suburban)
80 1000 Sq. Ft. GLA
2701
2701
86
52
203
212
Reduction
0
0
0
0
0
0
Internal
127
38
5
1
22
51
Pass -by
386
400
20
13
45
41
Non -pass -by
2188
2263
61
38
136
120
151 - Mini -Warehouse (General
Urban/Suburban)
105 1000 Sq. Ft. GFA
76
76
5
4
8
8
Reduction
0
0
0
0
0
0
Internal
0
0
0
0
0
0
Pass -by
0
0
0
0
0
0
Non -pass -by
76
76
5
4
8
8
220 - Multifamily Housing (Low -Rise) - Not
Close to Rail Transit (General
Urban/Suburban)
580 Dwelling Units
1897
1896
49
154
170
100
Reduction
0
0
0
0
0
0
Internal
38
19
1
2
43
18
Pass -by
0
0
0
0
0
0
Non -pass -by
1859
1877
48
152
127
82
310 - Hotel (General Urban/Suburban)
140 Occupied Rooms
856
856
49
38
50
52
Reduction
0
0
0
0
0
0
Internal
0
108
0
3
9
5
Pass -by
0
0
0
0
0
0
Non -pass -by
856
748
49
35
41
47
Total
5530
5529
189
248
431
372
Total Reduction
0
0
0
0
0
0
Totallnternal
165
165
6
6
7 4
74
Total Pass -by
386
400
20
13
45
41
TotalNon-pass-by
4979
4964
163
229
312
257
Trebilcock Consulting Solutions, PA P a g e 133
Tree Form MPUD Amendment — TIA — August 2022
PERIOD SETTING
Analysis Name :
Weekday
Project Name:
Tree Farm - 2022 PUDA
No
Date:
6/23/2022
City:
StalelProvince:
ZiplPostal Code:
Country:
Client Name:
Analyst's Name:
DTD
Edition:
Land Use
Independent
Variable
Size
Time Period
Method
821 - Shopping Plaza
1000 Sq. Ff. GLA
; ,-Y .
Weekday
Average
(40-150k) -
67.52
Supermarket - No
(General
UrbanlSuburbar:)
151 - Mini -Warehouse
1000 Sq. Ft. GFA
1080)
Weekday
Average
(General
1.46
Urbanl5uburban)
220 - Multifamily
Dwelling Units
580(o)
Weekday
Best Fit (LIN)
Housing (Low -Rise) -
T = 6.41 (X)+75.31
Not Close to Rail
Transit (General
Urban/Suburban)
310 - Hotel (General
Occupied Rooms
1400)
Weekday
Average
UrbantSuburban}
12.23
(0) indpcates sjze out of
range.
(1) indicates small sample size, use CarefuI[y
Land Use
821 - Shopping Plaza (40-150k)
161 -Mini-Warehouse
220 - Multifamily Housing (Low -Rise)
310 - Hotel
III if <RTti 3ailT44ttTaT�i
Trip Generation Manual, 11th
Ed
Entry Exit Total
2701 2701 5402
50% 50%
76 76 152
50% 50%
1897 1896 3793
50% 50%
50% 50%
Entry
Adjusted Entry
Exit Reduction
Adjusted Exit
Reduction
0 %
2701
0 %
2701
0 %
76
r] 1
76
0 %
1897
0 %
1896
0 %
856
0 %
856
INTERNAL TRIPS
821 - Shopping Plaza (40-150k) 151 - Mini -Warehouse
Exit 2701 Demand Exit: 0 % (0) Balanced: ed: Demand Entry: 0 % (0) Entry 76
Entry 2701 Demand Entry: 0 % (0) BalanOced: ❑errand Exit: 0 % (0) Exit 76
821 - Shopping Plaza (40-150k) 220 - Multifamily Housing (Low -Rise)
Trebilcock Consulting Solutions, PA P a g e 134
Tree Farm MPUD Amendment — TIA — August 2022
Exit 2701 Demand Exit: 14 % (378) Balanncced: Demand Entry: 2 % (38) Entry 1897
Entry 2701 Demand Entry: 17 % (459) Balanced-. Demand Exit: 1 % (19) Exit 1896
821 -Shopping Plaza (40-150k) 310 -Hotel
Exit 2701 Demand Exit: 0 % (0) Balanced: Demand Entry: 0 % (0) Entry 856
Entry 2701 Demand Entry: 4 % (108) Balanced: 9 Demand Exit: 14 % (120) Exit 856
151 - Mini -Warehouse 220 - Multifamily Housing (Low -Rise)
Exit 76 Demand Exit: 0 % (0) Balanced: Demand Entry: 0 % (0) Entry 1897
Entry 76 Demand Entry: 0 % (0) Balanced: Demand Exit: 0 % (0) Exit 1896
151 - Mini -Warehouse 310 -Hotel
Exit 76 Demand Exit: 0 % (0) Balanced: Demand Entry: 0 % (0) Entry 856
Entry 76 Demand Entry: 0 % (0) Balanced: Demand Exit: 0 % (0) Exit 856
220 - Multifamily Housing (Low -Rise)
310 -Hotel
Exit 1896 Demand Exit: 0 % (0)
Balanced:
Demand Entry:
0 % (0)
Entry 856
Entry 1897 Demand Entry: 0 % (0)
Balanced:
Demand Exit:
0 % (0)
Exit 856
821 - Shopping Plaza (40-150k)
Internal Trips
151 - Mini-
22D - 310 - Hotet Total
Total Trips
Warehouse
Multifamily
Housing (Low -
External Trips
Rise)
Entry 2701 (100%)
0 (0%)
19 (1%)
108 (4%)
127 (5%)
2574 (95%)
Exit 2701 (100%)
0 (0%)
38 (1%)
0 (G%)
38 (1 %)
2663 (99%)
Total 5402 (100%)
0 (0%)
57 (1 %)
108 (2%)
165 (3%)
5237 (97%)
151 - Mini -Warehouse
Internal Trips
821 - Shopping
220-
310 - Hotel
Total
Total Trips
Plaza (40450k)
Multifamily
External Trips
Housing (Low -
Rise)
Entry 76 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
76 (100%)
Exit 76 (100%)
0 (0%)
0 (0°/.)
0 (0%)
0 (0%)
76 (100%)
Total 152 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
152 (100%)
220 - Multifamily Housing (Low -Rise)
Internal Trips
Total Trips
821-Shopping
Plaza (40450k)
151-Mini-
Warehouse
310 - Hotel
Total
External Trips
Entry 1897 (100%)
38 (2%)
0 (0%)
0 (0%)
38 (2%)
1859 (98%)
Exit 1896 (100%)
19 0 %}
0 (0%)
0 (0%)
19 (1 %)
1877 (99%)
Total 3793 (100%)
57 (2%)
D (0%)
0 (0%)
57 (2%)
3736 (913%)
Trebilcock Consulting Solutions, PA P a g e 135
Tree Form MPUD Amendment — TIA — August 2022
310 - Hotel
Internal Trips
821 -Shopping 151-Wllni- 220 - Total
Total Trips Plaza (40-150k) Warehouse Multifamily External Tripe
Housing (Low -
Rise)
Entry 18M (100°%) 0 p%) 0 (0°%) 0 (0%) 0 (0%) 856 (100%)
Exit 856 (100%) 108 (13%) l 0 (0%) 0 (0%) 108 (13%) 748 (87%)
Total 1712 (1GO%) 108 (6%) 0 (0%) 0 (0%) 108 (6%) 1604 (94%)
EMRNAL TRIPS
Land Use
External Trips Pass -W/o
Pass -by Trips
Non -pass -by
Trips
821 -Shopping Plaza (417-150k)
5237 15
786
4451
151 - Mini -Warehouse
152 p
0
152
220 - Multifamily Housing (Low -Rise)
3736 0
0
3736
310 - Hotel
1604 9
0
1604
Trebilcock Consulting Solutions, PA P a g e 136
Tree Farm MPUD Amendment — TIA — August 2022
PERIOD SETTING
Analysis Nome:
AM Peak Hour
Project Name:
Tree Farm - 2022 PUDA No:
Date:
6123/2022
City-
State/Province-
ZiplPostal Cade:
Country:
Client Name:
Analyst's Name:
DTD
Edition:
Trip Generation Manual,
11th
Ed
Land Use
Independent
Size
Time Period
Method
Entry
Exit
Total
Variable
821 - Shopping Plaza
1000 Sq. Ft. GLA
80
Weekday, Peak
Average
86
52
138
(40-150k) -
Hour of Adjacent
1.73
fit%
38%
Supermarket - No
Street Traffic,
(General
One Hour
Urban/Suburban)
Between 7 and 9
a.m.
151-Mini-Warehouse
1000 Sq. Ft. GFA
105
Weekday, Peak
Average
5
4
9
(General
Hour of Adjacent
0,09
56%
44%
Urban/Suburban)
Street Traffic,
One Hour
Between 7 and 9
a.m.
220 - Multifamily
Dwelling Units
580
Weekday, Peak
Best Fit (LIN)
49
154
203
Housing (Low -Rise) -
Hour of Adjacent
T = 0.31 (X)+22,85
24°%
76°%
Not Close to Rail
Street Traffic,
Transit (General
One Hour
Urban/Suburban)
Between 7 and 9
a.m.
310 - Hotel (General
Occupied Rooms
140
Weekday, Peak
Average
49
38
87
Urban/Suburban)
Hour of Adjacent
0.62
56°%
44°%
Street Traffic,
One Hour
Between 7 and 9
a.m.
TRAFFIC REDUCTIONS
Land Use
Reduction
Adjusted Entry
Exit Reduction
Adjusted Exit
821 - Shopping Plaza (40-150k)
0 %
86
0 %
52
151 - Mini -Warehouse
0 %
5
0 %
4
220 - Multifamily Housing (Low -Rise)
0 °%
49
0 %
154
310 - Hotel
0 %
49
0 %
38
INTERNAL TRIPS
$21 - Shopping Plaza (40.150k) 151 - Min] -Warehouse
Trebilcock Consulting Solutions, PA P a g e 137
Tree Farm MPUD Amendment — TIA — August 2022
Exit 52 Demand Exit: 0 °% (0)
Entry 86 Demand Entry: 0 °% (0)
821 -Shopping Plaza (40-150k)
Exit 52 Demand Exit: 14 % (7)
Entry 86 Demand Entry: 17 % (15)
821 - Shopping Plaza (40.150k)
Exit 52 Demand Exit: 0 °% (0)
Entry 86 Demand Entry: 4 % (3)
151 - Mini -Warehouse
Exit 4 Demand Exit: 0 °% (0)
Entry 5 Demand Entry: 0 % (0)
151 - Mini -Warehouse
Exit 4 Demand Exit: 0 °% (0)
Entry 5 Demand Entry: 0 % (0)
220 - Multifamily Housing (Low -Rise)
Exit 154 Demand Exit: 0 % (0)
Entry 49 Demand Entry: 0 °% (0)
821 - Shopping Plaza (40-150k)
Internal Trips
Total Trips 151 - Mini -
Warehouse
Entry 86 (100%) 0 (0%)
Exit 52 (100°%) 0 (0°%)
Balanced:
Demand Entry:
0 °%
(0)
Entry
5
0
Balanced:
Demand Exit:
0 °%
(0)
Exit
4
0
220 - Multifamily
Housing
(Low -Rise)
Balanced:
Demand Entry:
2 %
(1)
Entry
49
1
Balanced:
Demand Exit:
1 %
(2)
Exit
154
2
310 - Hotel
Balanced:
Demand Entry:
0 °%
(0)
Entry
49
0
Balanced:
Demand Exit:
14 %
(5)
Exit
38
3
220 - Multifamily
Housing
(Low -Rise)
Balanced:
Demand Entry:
0 °%
(0)
Entry
49
0
Balanced:
Demand Exit:
0 %
(0)
Exit
154
0
310 - Hotel
Balanced:
Demand Entry:
0 °%
(0)
Entry
49
0
Balanced:
Demand Exit:
0 %
(0)
Exit
38
0
310 - Hotel
Balanced:
Demand Entry:
0 %
(0)
Entry
49
0
Balanced:
Demand Exit:
0 °%
(0)
Exit
38
0
220-Multifamily 310 - Hotel
Housing (Low -
Rise)
2 (2%) 3 (3°%)
1 (2°%) 0 (0°%)
Total External Trips
5 (6%) 81 (94%)
1 (2%) 51 (98%)
Total 138 (100%) 0 (0%) 3 (2%) 3 (2°%) 6 (4%) 132 (96%)
151 - Mini
-Warehouse
Internal Trips
Total Trips
B21 -Shopping
220-Multifamily
310-Hotel
Total External Trips
Plaza (40-150k)
Housing (Low -
�
Rise)
Entry
5 (100°%)
0 (0%)
0 (0%)
0 (0°%)
0 (0%) 5 (100%)
Exit
4 (100°%)
0 (0%)
0 (m)
0 (0°%)
0 (0%) 4 (100°%)
Total 9 (100°%)
10 (0%)
10 (0%)
0 (0°%)
0 (0%) 9 (100%)
220 - Multifamily Housing (Low -Rise)
Internal Trips
Total Trips 821 -Shopping 151 - Mini- 310 - Hotel Total
Plaza (40-150k) Warehouse
External Trips
Trebilcock Consulting Solutions, PA P a g e 138
Tree Farm MPUD Amendment — TIA — August 2022
Entry
Exit
49 (100%)
154 (100%)
1 (2%)
2 (1 %)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
1 (2%)
2 (1 %)
48 (98%)
152 (99%)
Total
203 (100%)
3 (1%)
0 (0%n)
0 (0%)
3 (1 %)
200 (99%)
310 - Hotel
Internal Trips
Total Tripe
821 -Shopping
151 - Mini-
220 - Multifamily
Total
External Trips
Plaza (40-150k)
Warehouse
housing (Low -
Rise)
Entry 49 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
49 (100%)
Exit 38 (100%)
3 (8%)
0 (0%)
0 (0%)
3 (8%)
35 (92%)
Total 87 (100%)
3 (3%)
0 (0%)
0 (0%u)
3 (3%)
84 (97%)
EXTERNAL TRIPS
Land Use
External Trips
Pass -by%
Pass -by Trips
HO6-pass-hy
Trips
821 -Shopping Plaza (40-150k)
132
25
33
99
151 - Mini -Warehouse
9
0
0
9
220 - Multifamily Housing (Low -Rise)
200
0
0
200
310 - Hotel
84
0
0
84
Trebilcock Consulting Solutions, PA P a g e 139
Tree Form MPUD Amendment — TIA — August 2022
PERIOD SETTING
Analysis Name:
PM Peak Hour
Project Name:
Tree Farm - 2022 PUDA
No
Dale:
6/23/2022
City:
SlatelProvince:
ZiPlPostal Code:
Country:
Client Name:
Analyst's Name:
DTD
Edition:
Land Use
Independent Size
Variable
Time Period
Method
821 - Shopping Plaza
1000 Sq. Ft. GLA 80
Weekday, Peak
Average
(40-150k) -
Hour of Adjacent
5.19
Supermarket - No
Street Traffic,
(General
One Hour
Urban/Suburban)
Between 4 and 6
p.m.
151 - Mini -Warehouse
1000 Sq, Ft. GFA 105
Weekday, Peak
Average
(General
Hour of Adjacent
0.15
Urban/Suburban)
Street Traffic,
One Hour
Between 4 and 6
p.m.
220 - Multifamily
Dwelling Units 580
Weekday, Peak
Best Fit (LIN)
Housing (Low -Rise) -
Hour of Adjacent
T = 0.43 (X)+20.55
Not Close to Rail
Street Traffic,
Transit (General
One Hour
Urban/Suburban)
Between 4 and 6
p.m.
310 - Hotel (General
Occupied Rooms 140
Weekday, Peak
Average
Urban/Suburban)
Hour of Adjacent
0.73
Street Traffic,
One Hour
Between 4 and 6
p.m,
Trip Generation Manual, 11th
Ed
Entry Exit Total
203 212 415
49% 51%
8 8 16
50% 50%
170 100 270
63% 37%
50 52 102
49% 51 %u
TRAFFIC REDl MOMS
Land Use
Entry Reduction Adjusted Entry
Exit Reduction Adjusted Exit
821 - Shopping Plaza (40-150k)
0 % 203
0 %
212
151 - Mini -Warehouse
❑ % 8
0 %
8
220 - Multifamily Housing (Low -Rise)
0 % 170
0 %
100
310 - Hotel
0 % 50
0 %
52
FINTERNAL
TRIPS
821 - Shopping Plaza (40-150k)
151 - Mini -Warehouse
Trebilcock Consulting Solutions, PA P a g e 140
Tree Farm MPUD Amendment — TIA — August 2022
Exit 212 Demand Exit: 0 % (0) Hate o: Demand Entry: 0 % (0) Entry 8
Entry 203 Demand Entry: 0 % (0) Balanced- Demand Exit: 0 % (0) Exit 8
821 -Shopping Plaza (40450k) 220 - Multifamily Housing (Low -Rise)
Exit 212 Demand Exit: 20 % (42) Balanced- Demand Entry: 46 % (78) Entry 170
Entry 203 Demand Entry: 9 % (18) Balancced: Demand Exit: 42 % (42) Exit 100
821 -Shopping Plaza (40450k) 310 - Hotel
Exit 212 Demand Exit: 5 % (11) 9 Balanced: Demand Entry: 17 % (9) Entry 50
Entry 203 Demand Entry: 2 % (4) Balanced: Demand Exit: 16 % (8) Exit 52
151 - Mini -Warehouse 220 - Multifamily Housing (Low -Rise)
Exit 8 Demand Exit: 0 °% (0) Balanced: Demand Entry: 0 % (0) Entry 170
Entry 8 Demand Entry: 0 % (0) Balanced: Demand Exit: 0 % (0) Exit 100
151 - Mini -Warehouse 310 - Hotel
Exit 8 Demand Exit: 0 % (0) BalanOced: Demand Entry: 0 % (0) Entry 50
Entry 8 Demand Entry: 0 °% (0) Balanced: Demand Exit: 0 % (0) Exit 52
220 - Multifamily Housing (Low -Rise) 310 - Hotel
Exit 100 Demand Exit: 3 % (3) Balanced: Demand Entry: 0 % (0) Entry 50
Entry 170 Demand Entry: 12 % (20) Balanced: Demand Exit: 2 % (1) Exit 52
821 - Shopping Plaza (40454k)
Internal Trips
Total Trips 151 - Mini- 220 - Multifamily 310 - Hotel Tds1 Ezb W fps
Warehouse Housing (Low -
Rise)
Entry 203 (100%) 0 (0%) 18 (9%) 4 (2%) 22 (11 %) 181 (89%)
Exit 212 (100%) 0 (0%) 42 (20%) 9 (4%) 51 (24%) 161 (76%)
Total 415 (100%) 0 (0°%) 60 (14%) 13 (3%) 73 (18%) 342 (82°%)
151 - Mini -Warehouse
Internal Trips
Total Trips 821 - Shopping 220 - Multifamily 310 - Hotel TOW External Trips
Plaza (40450k) Housing (Low -
Rise)
Entry 8 (100%) 0 (0%) 0 (0%) 0 (0%) 0 (0%) 8 (100%)
Exit 8 (100°%) 0 (0%) 0 (0%) 0 (0°%) 0 (0%) 8 (100°%)
Total 16 (100%) 0 (0%) 0 (0%) 0 (0%) 0 (0%) 16 (100%)
220 - Multifamily Housing (Low -Rise)
Internal Trips
Total Trips 821 - Shopping 151 - Mini -
Plaza (40450k) Warehouse
External Trips
Trebilcock Consulting Solutions, PA P a g e 141
Tree Form MPUD Amendment — TIA — August 2022
Entry
170 (100%)
42 (25%)
o (0%)
1 (1%)
43 (25%)
127 (75%)
Exit
100 (100%e)
18 (18%)
0 (0%)
0 (0%)
18 (18%)
82 (82%)
Total
270 (100%)
60 (22%)
o (0%)
1 (0%)
61 (23%)
209 (77%)
310 - Hotel
Internal Trips
Total Trips
1 821 - Shopping
i 151 -Mini.
220 - Multifamily
Total External Trips
Plan (40150k)
Warehouse
Housing (Low -
Rise)
Entry 50 (100%)
9 (18%)
0 (0%y
0 (0%)
9 (181 (82% )
Exit 52 (100%)
4 (8%)
0 (0%)
1 (2%)
5 (10%) 47 (90%)
Total 102 (100%)
13 (13%)
0 (0%)
1 (1%)
14 (14%) 88 (86%)
EXTERNAL TRIPS
Land Use
External Trips
Pass -by%
Pass -by Trips
Nan -pass -by
Trips
821 - Shopping Plaza (40-150k)
342
25
85
256
151 - Mini -Warehouse
16
0
0
16
220 - Multifamily Housing (Low -Rise)
209
0
0
209
310 - Hotel
88
0
0
88
Trebilcock Consulting Solutions, PA P a g e 142
CO*er County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
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): Habitat for Humanity of Collier County, Inc.
Address: 11145 Tamiami Trail East
Telephone: 239-775-0036
Cell:
E-Mail Address: Ilefkow@habitatcollier.org
City: Naples State: FL
Fax:
ZIP: 34113
Address of Subject Property (If available): northwest corner of Collier Blvd. and Immokalee Road
city: Naples
State: FL ZIP: 34120
PROPERTY INFORMATION
Section/Township/Range:22 /48 /26
Lot: N.A. Block: N.A. Subdivision: Tree Farm
Metes & Bounds Description: Please see "legal description" document
Plat Book: N.A. Page #: N.A. Property I.D. Number: 00188040005, 00187240000 and 00187400002
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:
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
Q
b. City Utility System
❑
C. Franchised Utility System
❑ Provide Name:
d. Private System (Well)
❑
Total Population to be Served: 300 persons (per 120 additional multifamily units proposed in PUDA)
Peak and Average Daily Demands:
A. Water -Peak: 54,600 GPD Average Daily: 42,000 GPD
B. Sewer -Peak: 85.0 gpm Average Daily: 30,000 GPD
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: Portions of project under construction in 2022; area in this PUDA in 2024
July 30, 2018 Page 6 of 11
Co*er County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
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. - project will connect to Collier County wastewater system
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.
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.
July 30, 2018 Page 7 of 11
PENINSULA
ENGINEERING
TREE FARM MPUD, PLANNED UNIT DEVELOPMENT AMENDMENT
DEVIATIONS & JUSTIFICATION
Deviation #6
Relief from LDC Section 2.06.04 A.14. and A.16. which requires that affordable housing units be the same
square footage, construction and design as the market rate dwelling units in the development and that
the affordable housing units be intermixed with, and not segregated from, the market rate dwelling units
in the development to instead allow for an affordable housing product to be permitted and constructed
separately from the market rate apartment buildings, consistent with Exhibit "C", Tract A Conceptual
Site Plan. The affordable housing units will be owner occupied and all of the market rate dwelling units
will be rental apartments.
Justification: The Tree Farm MPUD consists of separate tracts that are controlled by separate
developers and will be permitted as separate Site Development Plan (SDP) applications.
The MPUD will consist of owner -occupied multifamily affordable housing dwelling units
and market rate renter -occupied apartment buildings. Due to the difference in property
ownership and occupancy type (i.e., market rate rental versus owner occupied
affordable units), it is not practical to be able to integrate the units into a common plan
or to provide identical unit types.
The attached Exhibit provides a conceptual site plan on how affordable units may be
provided. It is anticipated that the affordable housing units will be two-story buildings
located on the north and west side of the tract. This will provide a transition between
the existing residential uses in the adjacent Esplanade PUD and the taller multifamily
apartment buildings which are located on the east side of the development adjacent to
Collier Boulevard. The intent of the code will be maintained as the affordable housing
multifamily project and the market rate rental apartment project will be interconnected
by roads and sidewalks.
The LDC provision requiring affordable housing units to be the same square footage,
construction and design as the market rate dwelling is not practical in larger
developments with multiple developers and product types. It should also be noted that
recent amendments to the Rural Land Stewardship Area (RLSA) provisions of the Collier
County GMP create situations where affordable housing will not be integrated into the
larger development. FLUE Policy 4.7.S requires new Villages and Towns to set aside 3%
of the SRA Acreage for affordable housing. This area is to be shown on the SRA Master
Plan and is not required to be distributed throughout the entire SRA development.
PL20220004279, Tree Farm MPUDA
Revised January 24, 2023
Page 1
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
PENINSULA~�
ENGINEERING 4
Deviation #7
Deviation from LDC Section 5.06.02 B.14.b. which limits the sign face area of a boundary marker sign in a
residential district to not exceed 24 square feet in area in order to allow a boundary marker sign with a
sign face area of 36 square feet at the northwest corner of the Collier Boulevard and Broken Back Road
intersection.
Justification: The Tree Farm MPUD includes a multifamily apartment development to be located on a
portion of existing Tract A. Although the development fronts on Collier Boulevard, it
does not have direct access onto Collier Boulevard and is accessed from Broken Back
Road on the south and a cross access easement on the north. The LDC allows residential
developments two ground signs with a maximum height of 8 feet and a maximum sign
area of 64 square feet to be located at each entrance (LDC Section 5.06.02 B.6). The
development wishes to include the project signage at the intersection of Collier
Boulevard and Broken Back Road as opposed to the project entrance. Since the
intersection of Collier Boulevard and Broken Back Road is not an entrance to the
apartment development, a sign at this location is considered a boundary marker sign
which is limited to 24 square feet of sign face area. The deviation allows the multifamily
apartment development to have a sign that complies with size, height and sign area
requirements for a project entrance to be located adjacent to Collier Boulevard.
PL20220004279, Tree Farm MPUDA
Revised January 24, 2023 Page 2
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LIST OF EXHIBIT AND TABLES
1:0:4:11:311W ., I UV12,8111UI:V91Yg1.149W:\0I
EXHIBIT "B" DEVIATION #1 CROSS SECTION
EXHIBIT "C" DEVIATION #6 TRACT A CONCEPTUAL SITE PLAN
EXHIBIT "D" COMPLIANCE AGREEMENT
TABLE IA FLUE ELIGIBLE DENSITY
TABLE IB MPUD DENSITY
TABLE II PROJECT LAND USE DISTRICTS
TABLE III DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT
TABLE IV DEVELOPMENT STANDARDS FOR RESIDENTIALDISTRICT
M1►:\:��1��� 7:l�LIrIL�]�u1�1►111i.911I_\►17\ 7 7.y�C�] 7 7�L�17�k\I11[�7�/:\rf1�\ 7:1.\
Words underlined are additions; words true'�gh are deletions
Tree Farm MPUD, PL20220004279 Last Revised 212812023 Page 1 of 8
STATEMENT OF COMPLIANCE
The development of ±58.84 acres of property in Collier County, Florida, as a Mixed Use Planned
Unit Development (MPUD) to be known as the Tree Farm MPUD, shall be in compliance with
the goals, objectives, and policies of the Collier County Growth Management Plan (GMP), Land
Development Code (LDC) and other applicable codes and ordinances. The commercial and
residential uses and recreational facilities of the Tree Farm MPUD will be consistent with the
growth policies, land development regulations, and applicable comprehensive planning objectives
of each of the GMP elements for the following reasons:
1. The subject property is 58.84+/- acres in size and is designated Urban on the Future Land
Use Map, with 40.15 acres located within a residential density band of the Urban Mixed
Use District, Urban Residential Subdistrict, and 18.69 acres located within Commercial
District, Mixed Use Activity Center Subdistrict, as identified on FLUM. Consistent with
the provisions of Objective 1 of the Future Land Use Element (FLUE), all uses
contemplated are consistent with these respective designations.
2. Approximately 18.69 acres of the subject property is located within an area identified as
Activity Center #3 in the FLUE of the GMP for Collier County.
3. Activity Centers are the preferred locations for concentration of commercial and mixed use
development activities. The subject property is located on the northwest corner of the
intersection of Immokalee Road and Collier Boulevard (C.R. 951). This strategic location
will allow superior access to the site, and provide an ideal location for commercial
activities. The project is a mixed use development located within, and less than one mile
from, an Activity Center. Therefore, the proposed commercial uses and residential
densities are consistent with the FLUE of the Collier County GMP.
4. The development will be compatible and complimentary to existing and planned
surrounding land uses (Policy 5.6).
5. The project must comply with the provisions of Division 6.02.01, adequate public facilities
requirements of the LDC. Therefore, it will implement, and further Objective 2 of the
FLUE, Objective 8 of the Transportation Element, Objective 1.2 of the Sanity Sewer Sub -
Element.
6. The maximum allowable density as set forth under the FLUE Density Rating System and
Mixed Use Activity Center is as follows:
Words underlined are additions; words true'�gh are deletions
Tree Farm MPUD, PL20220004279 Last Revised 212812023 Page 2 of 8
FLUE Designation
Acres
+/-
Eligible Base
Units/Acre
Eligible
Bonus
Density
Units/Acre
Total Eligible
Density
Units/Acre
Eligible Total
DUs
Mixed Use Activity Center
Subdistrict
18.69
16
N/A
16
299
Urban Residential
Subdistrict,
40.15
4
37
-711
2-91 442
Activity Center Density
3
Band
Affordable Housing
3
Roadway Access
1
Total
58.84
N/A
N/A
9-A-612.59
380.00741.00*
Table IA: FLUE Eligible Density (* Rounded)
FLUE Designation
Acres
MPUD
Eligible
MPUD Total
Units/Acre Base
DU
plus bonus)
Mixed Use Activity Center
18.69
9.58
4-6
179
Subdistrict*
Urban Residential Subdistrict,
40.15
7-.009.99
-7
281 401
Density Band
Total
58.84
7-.929.86
�L"
460.00580.00*
Table IB: MPUD Density (* Rounded)
* * Per the Future Land Use Element, C. Urban Commercial District, Mixed Use Activity
Center Subdistrict: A minimum of 30% of the Activity Center -accumulated density shall be
constructed within the Activity Center. The remaining 70% of the Activity Center -
accumulated density shall be constructed within 1/3 mile of the Activity Center. The
maximum number of the Activity Center -accumulated density must not exceed 179 dwelling
units.
7. The MPUD sets forth a maximum density of 460 580 dwelling units or 7-.K 9.86 dwelling
units per gross acre, dispersed throughout the project site in accordance with the Future Land
Use Element, subject to the vehicular trip cap in Section 6.3.J. of this PUD. The Activity
Center shall be: developed at a human scale; pedestrian -oriented; and, interconnected with
the remaining portions of the project with pedestrian and bicycle facilities.
8. The MPUD has been designed to provide for future vehicular interconnectivity to the west,
and has been designed to provide vehicular, pedestrian and bicycle interconnectivity
throughout the project, including between the commercial and residential components.
Words underlined are additions; words true'�gh are deletions
Tree Farm MPUD, PL20220004279 Last Revised 212812023 Page 3 of 8
* * * * * * * * * * * * *
SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.3 MAXIMUM PROJECT DENSITY AND INTENSITY
A. The Commercial Mixed -Use District will be limited to ± 18.69 acres within the
designated Activity Center. The Residential District will be limited to ±39.64 acres.
B. Intensity: A maximum of 80,000 square feet of commercial uses and 105,000 square
feet of indoor self -storage uses may be constructed within the Commercial Mixed -
Use District.
C. Approved Density:
A maximum of 460 580 multi-family/single-family attached/townhouse units and
single-family detached residential dwelling units may be constructed in the total
project area subject to the trip cap in Section 6.3.J of this PUD. The gross project area
is 58.84± acres. The gross project density, therefore, will be a maximum of 742 9.86
dwelling units per acre. The Activity Center shall be developed at a human scale, be
pedestrian- oriented, and be interconnected with the remaining portion of the project
with pedestrian and bicycle facilities.
* * * * * * * * * * * * *
SECTION IV
RESIDENTIAL DISTRICT (R)
4.1 PURPOSE
The purpose of this section is to identify specific development standards for areas designated as
"R" on the MPUD Master Plan, Exhibit " A". Residential uses, infrastructure, perimeter land use
buffers, and signage will occur within this District.
4.2 MAXIMUM DWELLING UNITS
The maximum number of residential dwelling units allowed within the MPUD shall be established
at the time of development plan review, but shall not exceed 460580 multi-family/single-family
attached/townhouse and single family detached residential dwelling units or any combination
thereof. Subject to the trip cap in Section 6.3.J of this PUD. For the purpose of calculating the
project density, 4 assisted living facilities (ALF) units shall constitute 1 residential dwelling unit
and the maximum number of ALF units shall not exceed 150 units. Subject to the trip cap in Section
6.3.J of this PUD.
Words underlined are additions; words true'�gh are deletions
Tree Farm MPUD, PL20220004279 Last Revised 212812023 Page 4 of 8
a. All dwelling units above 281 shall be located within the C/MU district or within 1/3 mile of
the Activity Center boundary.
SECTION VI
DEVELOPMENT COMMITMENTS
* * * * * * * * * * * * *
6.3 TRANSPORTATION
The development of this MPUD Master Development Plan shall be subject to and governed by the
following conditions:
* * * * * * * * * * * * *
J. The Tree Farm MPUD TIS was based on a development scenario that assumed a variety of
commercial uses and a maximum of 460580 multi -family units. The total trip generation
was estimated in the TIS to be 580 PM peak hour two-way external trips to adjacent streets
based on ITE trip generation rates. The development scenario analyzed in the TIS may
change. The maximum total daily trip generation for the PUD shall not exceed 580 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.
* * * * * * * * * * * * *
6.8 DEVIATIONS
A. Deviation # 1
At the discretion of the developer, the minimum right-of-way width to be utilized for all
internal project streets may be fifty feet (50'). Deviation # 1 from section 6.06.01(0) of the
LDC. Utilization of lands within all project right-of-way for landscaping. Decorative
entranceway and signage may be allowed subject to review and administrative approval by
the community development and environmental services administrator, or his designee, for
engineering and safety considerations prior to installation. [Approved in Ord. 07-54]
B. Deviation# 2
Relief from LDC Section 5.03.02. C, which permits a maximum wall height of 6' in
residential zoning districts and residential components of a PUD, to allow a maximum wall
height of 8' along the perimeter of the PUD, and allow a 12' wall/berm combination within
residential portions of the PUD along Collier Boulevard. The berm portion of the 12' wall/
berm shall be minimum of 3' in height. [Approved in Ord. 07- 54]
C. Deviation #3
Boundary marker monuments containing project identification signs designed to identify
the project, or any major use within the project, shall be permitted in location depicted on
the MPUD master plan (Exhibit "A"). Said boundary marker monument shall not exceed 6
Words underlined are additions; words true'�gh are deletions
Tree Farm MPUD, PL20220004279 Last Revised 212812023 Page 5 of 8
feet in height as measured from finished grade at the location of the boundary marker
monument. The sign face area for such boundary markers shall not exceed 64 square feet in
area and shall not exceed the height or length of the monument, which it is located. If the
sign is two-sided, each sigh shall not exceed 64 square feet in area. Each sign shall only
contain the main proiect name, insignia or motto of the entire development, and the
developer's name and logo. Boundary marker monuments shall be setback a minimum of 10
feet from any MPUD perimeter property line. [Approved in Ord. 07- 54]
D. Deviation# 4
One off -premises sign may be located to west of the tree farm MPUD generally located near
the access to collier boulevard from the property immediately adjacent to the west of Tree
Farm MPUD. The off -premise sign may deviate from the maximum 12 square foot size set
forth in section 5.06.04.G.2.a., but may not exceed 16 square feet in size, and may also
deviate from section 5.06.04.G.2. e., which requires such off -site signs to be located within
1,000 feet of the intersection of the arterial roadway serving the building, structure or use.
[Approved in Ord. 07- 54]
E. Deviation #5
One off -premise sign may be located within the existing access and sign easement (OR
5771, PG 1841) on the northern boundary of the C/MU tract (Tree Farm Tract C) adjacent
to Collier Boulevard to provide project signage for the Residential Tract to the north (Tree
Farm Tract B) as depicted on Exhibit C. The off -premise sign may deviate from section
5.06.04.G.2.a. which limits off -premise directional signs to 12 square feet in sign area to
instead allow a maximum of 50 square feet in sign area. The off -premise sign may deviate
from section 5.06.04.G.2.c. and section 5.06.04.G.3. which require the sign to be a minimum
of 10 feet to a property line and a minimum 50 feet to adjacent residential zoning district,
respectfully, to instead allow the sign to have no minimum (zero feet) distance to the
residential tract to the north. [Approved in HEX No. 2021-491
F. Deviation #6
Relief from LDC Section 2.06.04 A.14. and A.16. which requires that affordable housing
units be the same square footage, construction and design as the market rate dwelling units
in the development and that the affordable housing units be intermixed with, and not
segregated from, the market rate dwelling units in the development to instead allow for an
affordable housing product to be permitted and constructed separately from the market rate
apartment buildings, consistent with Exhibit "C", Tract A Conceptual Site Plan. The
affordable housing units will be owner occupied and all of the market rate dwelling units
will be rental apartments.
G. Deviation #7
Deviation from LDC Section 5.06.02 B.14.b. which limits the sign face area of a boundary
marker sign in a residential district to not exceed 24 square feet in area in order to allow a
boundary marker sign with a sign face area of 36 square feet at the northwest corner of
Collier Boulevard and Broken Back Road.
6.9 ESSENTIAL SERVICE PERSONNEL HOUSING
4-A. The Developer agrees that thirty percent of the rental housing units constructed within the
project will as they become available be offered for rent first to Essential Service Personnel
(ESP) persons involved in providing essential services in Collier County, as defined as
Words underlined are additions; words true'�gh are deletions
Tree Farm MPUD, PL20220004279 Last Revised 212812023 Page 6 of 8
follows: natural persons or families at least one of whom is employedpolice or fire
personnel. a childcare worker, a teacher or other educational Dersonnel. health care
personnel, or public employ These a adivi als employed in the ^ ait-y as teae efs
,
personnel,pokee and fire ear-0 0 a-agov0 0
2B. In an effort to attract ESP renters, the Developer will provide written notification at a
minimum to Collier County and its Constitutional Officers, the Collier County School
District, all local hospitals, City of Naples, City of Marco Island, Everglades City, and all
independent fire districts that ESP units are available to be rented and will be set aside for
the applicable period described below. Any printed advertising for the development shall
identify the project prioritizes units for ESP.
3C. The period of time that the rental unit will be reserved and advertised first for ESP persons
will be a minimum of 60 days from the date the unit is first advertised for rent and 30 days
thereafter when a unit is offered for rent due to a projected or actual vacancy. If an ESP
renter is not committed to a lease within the initial 60 day, or subsequent 30- day period, the
unit may be offered for rent to a non ESP renter. The Developer will notify the Community
and Human Services Division 60 days prior to the initial availability of the units in order for
Community and Human Services to also contact the entities named in 2. above.
4D. The restriction to provide units first to ESP renters shall remain in effect for 15 years.
6.10 AFFORDABLE HOUSING
A. As documented in the Affordable Housing Day Bonus Agreement, the Developer has
agreed to construct 58 affordable housing units for households whose initial certified
incomes are in or below the low- and very -low income category (below 80 percent of the
Area Median Income) for Collier County.
B. Fifty-eight (58) units will be sold to households whose initial certified incomes are up to
80% of the Area Median Income (AMI) for Collier County. These units will be committed
for a period of 30 years from the date of the issuance of the certificate of occupancy and
sold to households that qualify for the designated income thresholds. Prior to sale of any of
the 58 units, the owner and developer will record a restrictive covenant in the public records
of Collier County identifying ing the affordable units and the income threshold pertaining to
each unit. The covenant will state that each unit will be initially sold and subsequently sold
to qualifying households for a period of 30 years of the issuance of the Certificate of
Occupancy for each unit. It will also state that at least 30 days prior to the sale of any unit,
the County' s Community and Human Services Division will be notified in writing and
provided documents for income verification and certification on forms acceptable to Collier
County. The closing on the sale may occur after the County confirms that the household
qualifies for the designated income thresholds.
B. All deeds for the 58 affordable units will reference the restrictive covenant, identify the
official record book and page number of the recorded restrictive covenant, and contain the
following statement:
This property is to be conveyed and occupied in accordance with Section 6.10, Affordable
Housing Paragraph 2) of Ord. No. the Tree Farm MPUD, and the
Words underlined are additions; words �'u°•e'�gn are deletions
Tree Farm MPUD, PL20220004279 Last Revised 212812023 Page 7 of 8
Declaration of Restrictive Covenant recorded in Official Records Book Page of the
Public Records of Collier County, Florida. Notice of any subsequent conveyance or other
transfer of rights of this propejU is required to be ,given to the Collier County CommunitX
and Human Services Division, its successors or assigns, 3339 Tamiami Trail East, Suite
211, Naples, FL 34112. This requirement shall run with the land and be contained within all
future conveyance documents for a period of thirty (30) years form the date of issuance of
the first certificate of occupancy for this property."
C. As part of the annual PUD monitoring report, the developer will include an annual report
that provides the progress and monitoring of occupancy of the income restricted units.
Words underlined are additions; words true'�gh are deletions
Tree Farm MPUD, PL20220004279 Last Revised 212812023 Page 8 of 8
WELr -
15' TYPE SITE
"- L f L
w "B" BUFFER, (50'x80')
3 I RIGHT IN/ RIGHT OUT (3/4 MILE)
- O ` t i APPROXIMATE LOCATION SUBJECT TO Z
• 10' TYPE COLLIER COUNTY TRANSPORTATION
ui
! DIVISION APPROVAL.
F"A" BUFFER
1
R
• ' _ L.
_ BOUNDARY OF 1/3
• MILE TO MUAC R I 20' TYPE
"D'BUFFER
'+ip r---y- r--I
0 51 AC. NATIVE VEGETATION PRESERVE TO yy /I
'�• XIMATE LOCATION SUBJECT TO COLLIER
BE RE-CREATED IN ACCORDANCE WITH :s9: / APPRO
I COUNTY TRANSPORTATION DIVISION APPROVAL.
COMPLIANCE AGREEMENT (EXHIBIT D) AND THIS DRIVEWAY SHALL BE DESIGNED TO ALIGN
IN ACCORDANCE WITH THE STANDARDS 7 i WITH THE EXISTING HERITAGE BAY DRIVEWAY
SET FORTH IN THE LDC SECTION 3.05.07.H -
— — 1
I
Y
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pl I o wSp�pgA
I EXISTING 60'
�` - ACCESS EASEMENT
/ 7
(O.R 100, PG 80,85)
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TREE FARM MPUD
BOUNDARY .
ESPLANADE GOLF
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AND COUNTY CLUB .'
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10' TYPE
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APPROXIMATE LOCATION
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SUBJECT COLLIER COUNTY
�TRANSPORTATION
5
DIVISION
APPROVAL
C+/MU
APPROXIMATE LOCATION OF
i
VEHICULAR AND PEDESTRIAN
INTERCONNECTION FROM
ADDIE'S CORNER
10'TYPE
I
C/MU AND R TRACTS
PUD
D" BUFFER
I
'i.� .717
INTERCONNECT WITH
., APPROXIMATE LOCATION SUBJECT TO
COLLIER COUNTY TRANSPORTATION
ADDIE'S CORNER PUD
_
--
_
DIVISION APPROVAL
10' TYPE
"D" BUFFER
j
50' F_ ... •
�iUTURE R.O.W. /ACCESS"''
I
EASEMENT (O.R 5422, PG 1498)
4
-- - 20' TYPE
L
_ 12' ASPHALT GREENWAY "D" BUFFER
_ (APPROXIMATE LOCATION MAY-
_` IWOK LEE ROAD MEANDER) COMMON PROPERTY LINE BETWEEN TREE FARM AND
ADDIE'S CORNER PUD NO SETBACK OR LANDSCAPE BUFFER
_
r2 REQUIRED IF DEVELOPED UNDER UNIFIED CONTROL.
I,�,� - •��' I. IF NOT DEVELOPED UNDER UNIFIED CONTROL, RE( IRED
¢• !?� F��� LANDSCAPE BUFFERS PER LDC.
•-.M _
PROJECT:
TITLES
OWNER/CLIENT/CONSULTANT:
SEC:22 TWPA8 RGE: 26
PE N I N S U L A
Designed by: ALEJANDRO AVILA
ENGINEERING7%
TREE FARM
MPUD MASTER
TBC TREE FARM 1,
Drawn by: ALEJANDRO AVILA
Date: DULY 2022
_ CIVIL ENGINEERING LANDSCAPE-
AND
CONCEPT PLAN
LLC & TBC TREE
Drawing Scale: N.T.S.
PLANNING
ENVI NMEPLANNING
CONSULTING LAND ENT
SITE PLANNING W CONSTRUCTION ESENTAMANAGEMENT
OWNER REPRESENTATIVE
M � � D
(EXHIBIT "A")
FARM 2, LLC
Project Number: P-BROK-009
File Number: P-BROK-001-001-X17
2600 Golden Gate Parkway
Naples, Florida 34105
/� �/
Phone: 239.401,6700 Fax: 239.261.1797
C—X 17
Email: info®pen-,rg.c Website: www.pen-eng.c
Florida Co'ifi__fAuthorix ion R28275
Sheet Number: 01 of 02
SCHEDULE OF DEVIATIONS
DEVIATION 1:
AT THE DISCRETION OF THE DEVELOPER, THE MINIMUM RIGHT-OF-WAY WIDTH TO BE UTILIZED FOR ALL
INTERNAL PROJECT STREETS MAY BE FIFTY FEET (50').
DEVIATION #1 FROM SECTION 6.06.01(0) OF THE LDC. UTILIZATION OF LANDS WITHIN ALL PROJECT
RIGHT-OF-WAY FOR LANDSCAPING.
DECORATIVE ENTRANCEWAY, AND SIGNAGE MAY BE ALLOWED SUBJECT TO REVIEW AND ADMINISTRATIVE
APPROVAL BY THE COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES ADMINISTRATOR, OR HIS
DESIGNEE, FOR ENGINEERING AND SAFETY CONSIDERATIONS PRIOR TO INSTALLATION.
DEVIATION 2:
DEVIATION #2 SEEKS RELIEF FROM LDC SECTION 5.03.02.C, WHICH PERMITS A MAXIMUM WALL HEIGHT OF 6' IN
RESIDENTIAL ZONING DISTRICTS AND RESIDENTIAL COMPONENTS OF A PUD, TO ALLOW A MAXIMUM WALL
HEIGHT OF 8' ALONG THE PERIMETER OF THE PUD, AND ALLOW A 12' WALUBERM COMBINATION WITHIN
RESIDENTIAL PORTIONS OF THE PUD ALONG COLLIER BOULEVARD. THE BERM PORTION OF THE 12' WALUBERM
SHALL BE MINIMUM OF TIN HEIGHT.
DEVIATION 3:
BOUNDARY MARKER MONUMENTS CONTAINING PROJECT IDENTIFICATION SIGNS DESIGNED TO IDENTIFY THE
PROJECT, OR ANY MAJOR USE WITHIN THE PROJECT, SHALL BE PERMITTED IN LOCATION DEPICTED ON THE
MPUD MASTER PLAN (EXHIBIT "A"). SAID BOUNDARY MARKER MONUMENT SHALL NOT EXCEED 6 FEET IN HEIGHT
AS MEASURED FROM FINISHED GRADE AT THE LOCATION OF THE BOUNDARY MARKER MONUMENT. THE SIGN
FACE AREA FOR SUCH BOUNDARY MARKERS SHALL NOT EXCEED 64 SQUARE FEET IN AREA AND SHALL NOT
EXCEED THE HEIGHT OR LENGTH OF THE MONUMENT WHICH IT IS LOCATED. IF THE SIGN IS TWO-SIDED, EACH
SIGH SHALL NOT EXCEED 64 SQUARE FEET IN AREA. EACH SIGN SHALL ONLY CONTAIN THE MAIN PROJECT NAME,
INSIGNIA OR MOTTO OF THE ENTIRE DEVELOPMENT, AND THE DEVELOPER'S NAME AND LOGO. BOUNDARY
MARKER MONUMENTS SHALL BE SETBACK A MINIMUM OF 10 FEET FROM ANY MPUD PERIMETER PROPERTY LINE.
DEVIATION 4:
ONE OFF -PREMISES SIGN MAY BE LOCATED TO WEST OF THE TREE FARM MPUD GENERALLY LOCATED NEAR THE
ACCESS TO COLLIER BOULEVARD FROM THE PROPERTY IMMEDIATELY ADJACENT TO THE WEST OF TREE FARM
MPUD. THE OFF -PREMISE SIGN MAY DEVIATE FROM THE MAXIMUM 12 SQUARE FOOT SIZE SET FORTH IN SECTION
5.06.04.C.15.B.I.G.2.A., BUT MAY NOT EXCEED 16 SQUARE FEET IN SIZE, AND MAY ALSO DEVIATE FROM SECTION
5.06.04.C.15.B.VG.2.E., WHICH REQUIRES SUCH OFF -SITE SIGNS TO BE LOCATED WITH IN 1,000 FEET OF THE
INTERSECTION OF THE ARTERIAL ROADWAY SERVING THE BUILDING, STRUCTURE OR USE.
DEVIATION 5:
ONE OFF -PREMISE SIGN MAY BE LOCATED WITHIN THE EXISTING ACCESS AND SIGN EASEMENT (OR 5771, PG
1841) ON THE NORTHERN BOUNDARY OF THE C/MU TRACT (TREE FARM TRACT C) ADJACENT TO COLLIER
BOULEVARD TO PROVIDE PROJECT SIGNAGE FOR THE RESIDENTIAL TRACT TO THE NORTH (TREE FARM TRACT
B) AS DEPICTED ON EXHIBIT C. THE OFF -PREMISE SIGN MAY DEVIATE FROM SECTION 5.06.04 G.2.A. WHICH LIMITS
OFF -PREMISE DIRECTIONAL SIGNS TO 12 SQUARE FEET IN SIGN AREA TO ALLOW A MAXIMUM OF 50 SQUARE FEET
IN SIGN AREA. THE OFF -PREMISE SIGN MAY DEVIATE FROM SECTION 5.06.04 G.2.C. AND SECTION 5.06.04 G.3
WHICH REQUIRE THE SIGN TO BE A MINIMUM OF 10 FEET TO A PROPERTY LINE AND A MINIMUM 50 FEET TO
ADJACENT RESIDENTIAL ZONING DISTRICT, RESPECTFULLY, TO INSTEAD ALLOW THE SIGN TO HAVE NO MINIMUM
(ZERO) DISTANCE TO THE RESIDENTIAL TRACT TO THE NORTH.
DEVIATION 6:
RELIEF FROM LDC SECTION 2.06.04 A.14. AND A.16. WHICH REQUIRES THAT AFFORDABLE HOUSING UNITS BE THE
SAME SQUARE FOOTAGE, CONSTRUCTION AND DESIGN AS THE MARKET RATE DWELLING UNITS IN THE
DEVELOPMENT AND THAT THE AFFORDABLE HOUSING UNITS BE INTERMIXED WITH, AND NOT SEGREGATED
FROM, THE MARKET RATE DWELLING UNITS IN THE DEVELOPMENT TO INSTEAD ALLOW FOR AN AFFORDABLE
HOUSING PRODUCT TO BE PERMITTED AND CONSTRUCTED SEPARATELY FROM THE MARKET RATE APARTMENT
BUILDINGS, CONSISTENT WITH EXHIBIT "C", TRACT A CONCEPTUAL SITE PLAN. THE AFFORDABLE HOUSING UNITS
WILL BE OWNER OCCUPIED AND ALL OF THE MARKET RATE DWELLING UNITS WILL BE RENTAL APARTMENTS.
DEVIATION 7:
DEVIATION FROM LDC SECTION 5.06.02 B.14.b. WHICH LIMITS THE SIGN FACE AREA OF A BOUNDARY MARKER
SIGN IN A RESIDENTIAL DISTRICT TO NOT EXCEED 24 SQUARE FEET IN AREA IN ORDER TO ALLOW A BOUNDARY
MARKER SIGN WITH A SIGN FACE AREA OF 36 SQUARE FEET AT THE NORTHWEST CORNER OF COLLIER
BOULEVARD AND BROKEN BACK ROAD.
LEGEND
R RESIDENTIAL
C/MU COMMERCIAL / MIXED USE
P
PRESERVE
PUD INGRESS / EGRESS
ODEVIATIONS
WATER MANAGEMENT LAKE
PRESERVE AREA
®
ROW CONVEYANCE TO COLLIER COUNTY
LABELED AS TRACTS A, B AND C.
(SEE SECTION 6.3.C)
BOUNDARY MARKER MONUMENTS
ENGINEERING1
CIVILENGINEERING LANDSCAPE ARCHITECTURE
ENVIRONMENTALCONSULTING LANDPLANNING
SITE PLANNING - CONSTRUCTION MANAGEMENT
OWNER REPRESENTATIVE
2600 Golden Gate Parkway
Naples, Florida 34105
Ph one: 239,401,6700 Fax: 239,261.1797
Email: info@pen-e gg , Web,ire:—pen-mg.—
PROJECT:
TREE FARM
MPUD
TITLE'
MPUD MASTER
CONCEPT PLAN
NOTES
MPUD MASTER PLAN NOTES
1. THE AMOUNT OF REQUIRED OPEN SPACE IS 30%.
2. WITHIN THE MPUD BOUNDARIES THERE WILL BE A MINIMUM
OF 15.43 AC OPEN SPACE [30 % OF 51.43 (58.84 - 7.42 ROW
CONVEYANCE.)]
3. THE FACILITIES AND IMPROVEMENTS SHOWN ON THIS PUD
MASTER PLAN SHALL BE CONSIDERED CONCEPTUAL IN
NATURE.
4. THE DESIGN, LOCATION, AND CONFIGURATION OF THE LAND
IMPROVEMENTS SHALL BE DEFINED AT EITHER SITE
DEVELOPMENT PLAN APPROVAL, OR CONSTRUCTION PLANS
AND PLAT APPROVAL.
5. THE PROJECT SHALL BE DESIGNED TO PROVIDE VEHICULAR,
PEDESTRIAN AND BICYCLE CONNECTIVITY BETWEEN
RESIDENTIAL AND MIXED USED/COMMERCIAL AND TO
ADJACENT PROPERTY TO THE WEST.
6. BOUNDARY MARKER MONUMENTS SHALL BE SETBACK A
MINIMUM OF 10 FEET FROM ANY PERIMETER MPUD
PROPERTY LINE.
LAND USE SUMMARY
TRACT
LAND USE
ACREAGE
TRACT "R"
RESIDENTIAL
*39.64 t ACRES
TRACT "P"
PRESERVE
0.51 t ACRES
TRACT "C/MU"
COMMERCIAL / MIXED USE
*18.69 t ACRES
TOTAL
58.84 t ACRES
* INCLUDES ROW CONVEYANCE
PRESERVE
A MINIMUM OF 0.51 ACRES (25 % OF THE 2.02 ACRES OF
NATIVE VEGETATION ON SITE) IS REQUIRED TO BE RETAINED
OR REPLANTED. THE TRACTS IDENTIFIED AS "P" CONTAINS
0.51 t ACRES, AND FULLY SATISFIES THE NATIVE VEGETATION
REQUIREMENTS.
MAXIMUM DENSITY AND INTENSITY
460580 MULTI -FAMILY / SINGLE FAMILY ATTACHED /
TOWNHOUSE AND / OR SINGLE FAMILY DETACHED
RESIDENTIAL DWELLING UNITS.
PLUS 250 HOTEL UNITS, 150 ALF UNITS, 105,000 SF OF INDOOR
SELF STORAGE AND 80,000 SF COMMERCIAL USES. ALL
SUBJECT TO SECTION 6.3.K
O W N E R/CLI ENT/CONSULTANT:
TBC TREE FARM 1,
LLC & TBC TREE
FARM 2, LLC
SEC: 22
TWPA8 RGE: 26
Designed by:
ALEJANDRO AVILA
Drawn by:
ALEJANDRO AVILA
Date:
JULY 2022
Drawing Scale:
N.T.S.
Project Number:
P-BROK-001
File Number:
P-BROK-001-001-X17
Sheet Number:
C-X17
02 of 02
i�.
►1
1
This space for recording
AGREEMENT AUTHORIZING AFFORDABLE HOUSING DENSITY BONUS
AND IMPOSING COVENANTSI
REAL PROPERTY
THIS AGREEMENT is made as of this day of
2023 by
and between Habitat for Humanity of Collier County, Inc. (the "Developer") and the Collier
County Board of County Commissioners (the "Commission"), collectively, the "Parties".
RECITALS
A. The Developer owns a tract of real property within the Tree Farm Mixed Use Planned
Unit Development (MPUD) legally described in Exhibit A and depicted on Exhibit A-
1, both of which are attached hereto and incorporated herein (the "Property"). The
MPUD intends to construct a maximum of 580 residential Units (the "Units") at a
density of 9.86 Units per gross acre on the Property. The gross acreage of the MPUD is
58.84 acres. The minimum number of affordable Units constructed by Developer shall
be 58, representing 10% percent of the total number of residential Units approved in
the MPUD development.
B. In order to construct the Units, the Developer must obtain a density bonus from the
Commission for the MPUD as provided for as Land Development Code (LDC)
§ 2.06.00 et seq., which density bonus can only be granted by the Commission and
utilized by the Developer in accordance with the strict limitations and applicability of
said provisions.
C. The Commission is willing to grant a density bonus to the Developer authorizing the
construction of 3 bonus Units per acre in the MPUD, if the Developer agrees to
construct affordable housing Units as specified in this Agreement and in accordance
with LDC Section 2.06.00 et seq.
NOW, THEREFORE, in consideration of the approval and grant of the density
bonus of 3 Units per acre requested by the Developer and the benefits conferred thereby to the
[22-CPS-02265/1774083/1 ] Page 1 of 22
MPUD, and for other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the Developer and the Commission hereby covenant and
agree as follows:
1. Recitals. The above Recitals are true and correct and are incorporated herein by
reference.
2. Developer Agreements. The Developer hereby agrees to the provide following affordable
housing Units in accordance with this Agreement and as specified in Exhibits B through
G attached hereto and incorporated herein:
a. Fifty-eight (58) of the 580 Units will be sold to households earning below 80% percent
of Collier County's area median income (AMI).
b. All affordable housing Units will be owner -occupied.
c. The Units will include multi -family units with a variety of bedroom types.
d. No affordable housing unit in the development shall be sold to a household whose
household income has not been verified and certified in accordance with this division as a
low- or very -low income household. Such verification and certification shall be the
responsibility of the developer and shall be submitted to the County Manager or designee
for approval.
e. The following provisions shall be applicable to the affordable Units:
i. Defined terms: For purposes of this Agreement, "Phasing" shall mean: (a) the
phased construction of buildings or structures in separate and distinct stages as
shown on a PUD master plan, subdivision master plan or site development plan; or
(b) in developments where phased construction is not depicted on a PUD master
plan, subdivision master plan or site development plan, the construction of
buildings or structures in a clearly defined series of starts and finishes that are
separate and distinct within the development.
ii. Median Income. For the purposes of this Agreement, the median income of the area
as defined by the U.S. Department of Housing and Urban Development (HUD)
shall be the then current median income for the Naples Metropolitan Statistical
Area, established periodically by HUD and published in the Federal Register, as
adjusted for family size as shown on the tables attached hereto as Exhibit C , which
Exhibit shall be adjusted from time to time in accordance with any adjustments that
[22-CPS-0226511774083/11 Page 2 of 22
are authorized by HUD or any successor agency. In the event that HUD ceases to
publish an established median income as aforesaid, the Parties hereto shall
mutually agree to another reasonable and comparable method of computing
adjustments in median income.
iii. Eli ig'bility and Qualification of Buyer. Family income eligibility is a three -step
process: 1) submittal of an application by a prospective Buyer; 2) verification of
family housing unit provided under the affordable housing density bonus program
prior to being qualified at the appropriate level of income (very Iow, low, moderate
or gap income) in accordance with this Section; 3) certification of eligible Owner
by the Community and Human Services Division.
The Developer shall be responsible for qualifying Buyers by accepting
applications, verifying income, and obtaining income certification for all affordable
Units in the subject development. All applications, forms and other documentation
required by this Agreement shall be provided to Community and Human Services
Division. Qualification by the Developer of any persons as an eligible Buyer family
shall be subject to review and approval in accordance with the monitoring and
enforcement programs in LDC §§ 2.06.05 and 2.06.06, respectively.
(1) Application. A potential homebuyer shall apply to the developer, owner,
manager, or agent to qualify as a low-income family for the purpose of
purchasing and occupying an affordable housing unit pursuant to the affordable
housing density bonus program. The Preliminary Application for an affordable
housing unit shall be provided to Collier County Community and Human
Services Division as shown in Exhibit D, attached to this Agreement and
incorporated by reference herein.
(2) lncome Verification and Certification. No affordable housing unit in the
development shall be rented whose household income has not been verified and
certified in accordance with this Agreement and LDC§ 2.06.05.
(3) Income Verification. The Developer shall obtain written verification from the
potential occupant (including the entire household) to verify all regular sources
of income (including the entire household). The most recent year's federal
income tax return for the potential occupants (including the entire household)
[22-CPS-0226511774083111 Page 3 of 22
may be used for the purpose of income verification, attached to the affordable
housing applicant Income Verification form, including a statement to release
information, occupant verification of the return, and a signature block with the
date of application. The verification shall be valid for up to one hundred eighty
(180) days prior to occupancy. Upon expiration of the I80-day period, the
information may be verbally updated from the original sources for an additional
30 days, provided it has been documented by the person preparing the original
verification. After this time, a new verification form must be completed. The
affordable housing Applicant Income Verification form shall be provided to the
Community and Human Services Division as shown in Exhibit E, attached to
this Agreement and incorporated by reference herein.
(4) Income Certification. Upon receipt of the Preliminary Application for an
affordable housing unit and Applicant Income Verification form, the Developer
shall require that an income certification form be executed by the potential
occupant (including the entire household) prior to occupancy of the affordable
housing unit by the occupant. Income certification shall assure that the potential
occupant has an appropriate household income which qualifies the potential
occupant as eligible to occupy an affordable housing unit under the affordable
housing density bonus program. The Affordable Housing Applicant Income
Certification form shall be provided by the Community and Human Services
Division as shown in Exhibit F, is attached to this Agreement and is
incorporated by reference herein.
iv. Random Inspections. Random inspection of files containing required
documentation to verify occupancy in accordance with this Agreement and LDC §
2.06.00, may be conducted by the Community and Human Services Division upon
reasonable notice.
v. Annual Progress and Monitoring Report. The Developer shall provide the
Community and Human Services Division an annual progress and monitoring
report regarding the delivery of affordable housing Units throughout the period of
their construction and occupancy. The annual progress and monitoring report shall,
at a minimum, provide any information reasonably required to ensure compliance
[22-CPS-02265/1774083/11 Page 4 of 22
with LDC § 2.06.00, or subsequent amendments thereto. The report shall be filed
on or before September 30 of each year and the report shall be submitted by the
Developer to the Community and Human Services Division. Failure to complete
and submit the monitoring report to the Community and Human Services Division
within sixty (60) days from the due date shall result in a penalty of up to fifty dollars
($50.00) per day unless a written extension not to exceed thirty (30) days is
requested prior to expiration of the sixty (60) day submission deadline. No more
than one such extension may be granted in a single year.
vi. Occunancy__Restrictions. No affordable unit in any building or structure on the
Property shall be occupied by the Developer, any person related to or affiliated
with the Developer, or by a resident manager.
3. Density Bonus. The Commission hereby acknowledges that the Developer has met all
required conditions to qualify for an affordable housing density bonus, in addition to the
base residential density of 16 Units per acre within the Mixed Use Activity Center
Subdistrict, the base residential density of 4 Units per acre within the Urban Residential
Subdistrict, the 3 bonus units per acre for the Activity Center Band and the I bonus unit
per acre for roadway access, and is therefore granted a density bonus of 3 density bonus
Units per acre for affordable housing, for a total density of 9.86 Units/ac, pursuant to LDC
§ 2.06.00 The Commission further agrees that the Developer may construct thereon, in the
aggregate a maximum number of 580 Units on the MPUD provided the Developer is able
to secure building permit(s) from Collier County.
4. Commission Aizrcement. During the term of this Agreement, the Commission acting
through the Community and Human Services Division or its successor(s) covenants and
agrees to prepare and make available to the Developer any general information that it
possesses regarding income limitations and restrictions which are applicable to the
affordable Unit.
5. Violations and Enforcement.
a. Violations. It shall be a violation of this Agreement and LDC
§ 2.06.00 to sell or occupy, or attempt to sell or occupy, an affordable housing unit
provided under the affordable housing density bonus program except as specifically
permitted by the terms of this Agreement; or to knowingly give false or misleading
122-CPS-02265/1774083/11 Page 5 of 22
information with respect to any information required or requested by the Community
and Human Services Division or by any other persons pursuant to the authority which
is delegated to them by LDC § 2.06.00. Collier County or its designee shall have full
power to enforce the terms of this Agreement. The method of enforcement for a breach
or violation of this Agreement shall be at the option of the Commission by criminal
enforcement pursuant to the provisions of Section 125.69, Florida Statutes, or by civil
enforcement as allowed by law.
b. Certificate of Occunancy. In the event that the Developer fails to maintain the affordable
Units in accordance with this Agreement or LDC § 2.06.00, as amended, at the option of
the Commission, building permits or certificates of occupancy, as applicable, may be
withheld for any future planned or otherwise approved unit located or to be located upon
the Property until the entire project is in full compliance with this Agreement and with
LDC § 2.06.00, as amended.
6. Assignment by Commission. The Commission may assign all or part of its obligations under
this Agreement to any other public agency having jurisdiction over the Property provided that
it gives the Developer thirty (30) days advance written notice thereof. The Developer may not
assign, delegate or otherwise transfer all or part of its duties, obligations, or promises under
this Agreement to any successor in interest to the Property without the express written consent
of the Commission, which consent may be withheld for any reason whatsoever. Any attempt
to assign the duties, obligations, or promises under this Agreement to any successor in interest
to the Property without the express written consent of the Commission as required by this
Section shall be void ab initio.
7. Severabilit:�.' If any section, phrase, sentence or portion of this Agreement is for any reason
held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be
deemed a separate, distinct, and independent provision, and all other provisions shall remain
effective and binding on the Parties.
8. Notice. Any notices desired or required to be given under this Agreement shall be in writing
and shall either be personally delivered or shall be sent by mail, postage prepaid, to the Parties
at the following addresses:
[22-CP5-02265/1774083/11 Page 6 of 22
To the Commission: Collier County Community and Human Services
3339 E Tamiami Trail
Building H, Suite 211 Naples, Florida 34112
To the Developer: Habitat for Humanity of Collier County, Inc.
11145 Tamiami Trail East
Naples, FL 34113
Any Party may change the address to which notices are to be sent by notifying the
other Party of such new address in the manner set forth above.
9. Authority to Monitor. The Parties hereto acknowledge that the Collier County Community
and Human Services Division or its designee, shall have the authority to monitor and enforce
the Developer's obligations hereunder.
10. Indemnify. The Developer hereby agrees to protect, defend, indemnify and hold Collier County
and its officers, employees, and agents harmless from and against any and all claims, penalties,
damages, losses and expenses, professional fees, including, without limitation, reasonable
attorney's fees and all costs of litigation and judgments arising out of any claim, willful
misconduct or negligent act, error or omission, or liability of any kind made by Developer, its
agents or employees, arising out of or incidental to the performance of this Agreement.
11. Covenants. The Developer agrees that all of its obligations hereunder shall constitute
covenants, restrictions, and conditions which shall run with the land and shall be binding upon
the Property and against every person then having any ownership interest at any time and from
time to time until this Agreement is terminated in accordance with Section 18 below. However,
the Parties agree that if Developer transfers or conveys the Property to another person or entity,
Developer shall have no further obligation hereunder and any person seeking to enforce the
terms hereof shall look solely to Developer's successor in interest for the performance of said
obligations.
12. RecordinE. This Agreement shall be recorded at County's expense in the official records of
Collier County, Florida.
13. Entire Agreement. The Parties hereto agree that this Agreement constitutes the entire
Agreement between the Parties hereto and shall inure to and be binding upon their respective
heirs, successors, and assigns.
[22-CPS-02265/1774083/1] Page 7 of 22
14. Termination. Each affordable housing unit shall be restricted to remain and be maintained as
the required affordable housing as provided in the LDC § 2.06.04.
15. Modification. This Agreement shall be modified or amended only by the written agreement
of both Parties.
16. Discrimination.
a. The Developer agrees that neither it nor its agents shall discriminate against any
owner/Buyers or potential owner/Buyers because of said owners/Buyers race, color,
religion, sex, national origin, familial status, or handicap.
b. When the Developer advertises, sells or maintains the affordable housing unit, it must
advertise sell, and maintain the same in a non-discriminatory manner and shall make
available any relevant information to any person who is interested in purchasing such
affordable housing unit.
c. The Developer agrees to be responsible for payment of any real estate commissions and
fees for which it is liable in the purchase and sale of affordable Units.
d. The affordable housing Units shall be arranged consistent with the "Tract A Conceptual
Site Plan," as depicted in Exhibit "C" of the Tree Farm MPUD, Ordinance No. 23-
17. Disclosure. The developer shall not disclose to persons, other than the potential buyer, Buyer,
or lender of the particular affordable housing unit or Units, which Units in the development
are designated as affordable housing Units.
18. Consistency. This Agreement and authorized development shall be consistent with the Growth
Management Plan and land development regulations of Collier County that are in effect at the
time of development. Subsequently adopted laws and policies shall apply to this Agreement
and to the development to the extent that they are not in conflict with the number, type of
affordable housing Units and the amount of affordable housing density bonus approved for the
development.
19. Affordable Housing Density Bonus Development Agreement. This Agreement is a distinct and
separate agreement from "development agreements" as defined by Section 163.3220, Fla. Stat.,
as amended.
20. PreaI212lication. Developer has executed and submitted to the Development Services
Department the Developer Application for Affordable Housing Density Bonus, a copy of
which is attached to this Agreement as Exhibit G and incorporated by reference herein.
[22-CPS-02265/1774083/11 Page 8 of 22
21. Governing Law. This Agreement shall be governed by and construed in accordance with the
laws of the State of Florida.
22, Further Assurances. The Parties hereto shall execute and deliver, in recordable form if
necessary, any and all documents, certificates, instruments, and agreements which may be
reasonably required in order to effectuate the intent of the Agreement. Such documents shall
include but not be limited to any document requested by the Developer to exhibit that this
Agreement has terminated in accordance with the provisions of paragraph 14 above.
IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be executed
as of the day and year first above written.
AS TO COMMISSION:
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
Deputy Clerk
Wk
3itLness
' Printed Na e
#2 ASignature
PEoE" �_
Witness #2 Printed Name
IIn
Rick LoCastro, Chairman
AS TO DEVELOPER:
Habitat for Humanity of Collier County, Inc.,
a Florida�aot for -profit corporation
isa B. Lefkow,
Approved as to form and legality:
Derek D. Perry
Assistant County Attorney
Attachments:
Exhibit A - Legal Description
Exhibit A-1 Depiction of the Property
Exhibit B - Affordable Housing Units/Base Monthly Rents
Exhibit C - Income and Rent Level
Exhibit D - Preliminary Application for Affordable Housing Unit
Exhibit E - Applicant Income Verification
Exhibit F - Applicant Income Certification
Exhibit G - Developer Application for Affordable Housing Density Bonus
[22-CPS-02265/1774083/11 Page 9 of 22
EXHIBIT A
LEGAL DESCRIPTION
THAT PORTION of Tract "A" of the plat of Tree Farm as recorded in Plat Book 68, pages 90
through 94, in the public records of Collier County, Florida described as follows:
BEGINNING at the Northwest Corner of said Tract "A";
Thence along the north line of said Tract "A" North 89'55' 18" East 603.04 feet to
the Northeast corner of said Tract "A"
Thence along the east line of said Tract "A" South 00°51'41" East 155.94 feet;
Thence leaving said line South 89°54'59" West 153.28 feet;
Thence South 00°05'01" East 2 1. 00 feet;
Thence South 89154'59" West 180.20 feet;
Thence South 45°28'21" West 16.64 feet;
Thence South 00'05'01 " East 76.12 feet;
Thence 24.26 feet along the arc of a non -tangential circular curve concave South
having a radius of 50.00 feet through a central angle of 27°48'13" and being
subtended by a chord which bears North 76°10'55" West 24.03 feet;
Thence South 89°54'59" West 34.16 feet;
Thence 79.07 feet along the are of a circular curve concave Southeast having a
radius of 50.00 feet through a central angle of 90°3625" and being subtended by a
chord which bears South 44036'46" West 71.08 feet;
Thence South 00°41'26" East 459.34 feet;
Thence 15.70 feet along the are of a circular curve concave Northwest having a
radius of 10.00 feet through a central angle of 89°55'47" and being subtended by a
chord which bears South 44'16'27" West 14.13 feet;
Thence South 89°14'20" West 21.08 feet;
Thence 78.54 feet along the arc of a circular curve concave Southeast having a
radius of 50.00 feet through a central angle of 90°00'00" and being subtended by a
chord which bears South 44°14'20" West 70.71 feet;
Thence South 00°45'40" East 89.47 feet;
Thence South 89° 14'23" West 67.01 feet to a point on the west line of said Tract
«A„
Thence along said west line North 00°45'37" West 920.09 feet to the POINT OF
BEGINNING.
Containing 4.88 acres more or less.
Subject to easements and restrictions of record.
Bearings are based on the north line of said Tract "A" being North 89'55' 18" East.
[22-CPS-02265/177408311 ] Page 10 of 22
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EXHIBIT B
NUMBER OF AFFORDABLEHOUSING ► ►. U I► . BASE RENTS
LOW INCOME
(50%-80% MI)
Efficiency
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
TOTAL
NUMBER OF UNITS
Single Multi
Family Family
58
58
BASE RENT
Single Multi
Family Family
(1) Base residential density allowed in this development f4 Units/acre in Urban Residential
subdistrict and 16 Units/acre in Mixed Use Activity Center.
(2) Gross acreage 58.84
(3) Maximum number of affordable housing density bonus Units allowed in this
development pursuant to LDC Section 2.06.00. 3 du/ac.
(4) Gross residential density of this development (including affordable housing density bonus
Units) 9.86 Units/acre.
(5) Percentage of affordable housing Units pledged by the developer (as a percent of the
total number Units in the development) 10%
[22-CPS-02265/1774083/11 Page 12 of 22
EXHIBIT C
INCOME AND RENT LEVELS FOR THE LOW AND MODERATE INCOME
Pursuant LDC Section 1.08.02, moderate income is 80% to 120% of the median income, low
income is 50% to 80% of the median income and very low income is less than 50% of the median
income.
Collier County 2022 Median Income - $98,600
Number of Members in Household
1
2
3
4
5
6
7
8
50% 33,050
37,750
42,450
47,150
50,950
54,700
58,500
62,250
80% 52,850
60,400
67,950
75,450
81,500
57,550
93,600
99,600
120% 79,320
90,600
101,800
113,160
122,280
131,280
140,400
149,400
140% 92,540
105,700
118,860
132,020
142,660
153,160
163,800
174,300
Rental Rates based on 9 Bedrooms
ONE
BEDROOM
UNIT
TWO
BEDROOM
UNIT
THREE
BEDROOM
UNIT
FOUR BEDROOM
UNIT
50%
$885
$1,061
$1,226
$1,367
80%
$1,415
$1,698
$1,961
$2,188
120%
$2,124
$2,547
$2,943
$3,282
140%
$2,478
$2,971
$3,433
$3,829
[22-CPS-02265/1774083/1] Page 13 of22
EXHIBIT D
PRELIMINARY APPLICATION FOR AFFORDABLE- HOUSING UNIT
Date Occupancy Desired
Your Name:
Co -Tenant Name
Present Address:
Name of Landlord _
Landlord's Address:
Date of Application: Amt. Of Sec. Deposit:
Race/National Origin: Handicap: Yes ` No ,
Race/National Origin: Handicap: Yes No
Street City
State Zip Telephone No.
How Long at this Address:
Street City State Zip Telephone No.
If you have resided at your present address less than 3 years, please state previous address:
Street City State Zip Telephone No.
Name of Previous Landlord:
Street City
APPLICANT:
Present Employers Name
Address and Telephone No.
How long with Present Employer:
Gross Salary: Hourly $ Weekly $
Social Security Number
Previous Employers Name
Address and Telephone No.
How long with Previous Employer
CO -TENANT:
Present Employers Name
Address and Telephone No.
How long with Present Employer:
Gross Salary: Hourly $ Weekly $
Social Security Number
State Zip Telephone No.
Job Title
Every 2 Weeks $
Birth Date
Job Title
Job Title
Every 2 Weeks $
Birth Date
[22-CPS-02265/1774083/11 Page 14 of 22
Monthly $
Monthly $
Previous Employers Name _
Address and Telephone No.
How long with Previous Employer Job Title
NAMES OF ALL WHO WILL OCCUPY APARTMENT BIRTH DATE
SOCIAL SECURITY
1.
2.
3.
PERSONAL REFERENCES (Not Relatives
1. Name: Address:
Known:
2. Name:
Known:
Address:
[22-CPS-0226511774083/1] Page 15 of 22
SEX AGE
How Long
How Long
EXHIBIT E
AFFORDABLE- HOUSING APPLICANT INCOME VERIFICATION
Date:
Applicant's Name:
Co -Tenant's Name:
Present Address:
Street C ity State
I hereby make application for a single family unit at
I hereby declare and reveal all of my sources of income.
Social Security Number
Social Security Number_
Zip Telephone No.
I am aware that to leave out, omit or fail to report my assets or forms of income from pensions,
stocks, bonds, real property rent, sale or ownership is a fraudulent act punishable by law.
Knowingly falsifying information on this form is cause for refusal of occupancy.
I hereby certify that this will be my permanent residence and that I have no other assisted housing.
I understand that this information is for the purpose of computing my annual income to determine
my qualification to buy an affordable housing unit. I understand that I am not required to surrender
my ownership or rights or claimed property, pensions or capital gains, etc.
Applicant
Co -Occupant
Amount
Frequency
Amount
Frequency
Received
of Pay
Received
of Pay
Wages/Salary
$
$
$
$
Bonuses
$
$
$
$
Tips
$
$
$
$
Commissions
$
$
$
$
Interest Income
$
$
$
$
Trust Fund Income
$
$
$
$
Unemployment
$
$
$
$
Workman's Compensation
$
$
$
$
Welfare
$
$
$
$
Food Stamps
$
$
$
$
Social Security
$
$
$
$
[22-CPS-42265/1774083/11 Page 16 of 22
Social Security Disability
$
$
$
$
Supplemental SSI
$
$
$
$
Family Assistance
$
$
$
$
Child Support
$
$
$
$
Veterans Benefits
$
$
$
$
Widows Benefits
$
$
$
$
Union Pension
$
$
$
$
Self -Employment Business.
Silent Partner, etc.
$
$
$
$
Private Insurance Pension
$
$
$
$
TOTAL ANNUAL INCOME
$
$
THE VERIFICATION HERE
REQUESTED MAY
TAKE THE FORM
OF THE MOST
RECENT YEAR'S INCOME TAX RETURN FOR EACH OCCUPANT WHO HAS FILED
AND WILL OCCUPY THE AFFORDABLE UNIT.
THE SAME MUST BE EXECUTED FOR EACH OCCUPANT OF THE HOUSEHOLD WHO
CONTRIBUTED TO THE ANNUAL HOUSEHOLD INCOME.
FAILURE TO REPORT ALL
SOURCES OF HOUSEHOLD
INCOME WILL RESULT IN
DISQUALIFICATION
FOR
TENANCY IN AFFORDABLE
HOUSING UNIT.
[22-CPS-02265/1774083/1] Page 17 of 22
EXHIBIT F
AFFORDABLE HOUSING APPLICANT INCOME CERTIFICATION
APPLICANT:
Present Employer: Job Title:
Address:
Street City State Zip
I, , hereby authorize the release of information requested
(Applicant)
on this certification form.
Signature of Applicant
STATE OF FLORIDA )
) ss
COUNTY OF COLLIER)
The foregoing was acknowledged by physical presence before me by
, who is personally known to me or has produced
as identification.
Witness my hand and official seal this day of , 20_.
01olary real)
Notary Public
My Commission Expires:
[22-CPS-02265/1774083/11 Page 18 of 22
EMPLOYER CERTIFICATION
Applicant's Gross Annual Income or Rate or Pay: $
Number of Hours Worked (Weekly): . Frequency of Pay:
Amount of Bonuses, Tips, or other Compensation Received: $_
Monthly Annually
Supervisor
STATE OF FLORIDA )
) ss
COUNTY OF COLLIER)
The foregoing was acknowledged by physical presence before me by
, who is personally known to me or has produced
as identification.
Witness my hand and official seal this day of 120,
{1701c11.1- se(,d)
Notary Public
My Commission Expires:
THE CERTIFICATION HERE REQUESTED MAY TAKE THE FORM OF THE MOST
RECENT YEAR'S INCOME TAX RETURN FOR EACH OCCUPANT WHO HAS FILED
AND WILL OCCUPY THE AFFORDABLE UNIT.
[22-CPS-02265/1774083/I] Page 19 of 22
Exhibit G
DEVELOPER APPLICATION FOR AFFORDABLE
HOUSING DENSITY BONUS
Pursuant to LDC § 2.06.01 please complete this form and submit it with any accompanying
documentation to the Community Development & Environmental Services Division, 2800 North
Horseshoe Drive, Naples, Florida 34104. A copy must also be provided to the Collier County
Community and Human Services Division.
All items requested must be provided.
l . Please state what zoning districts are proposed by the applicant, if any, on the property and
the acreage of each; Tree Farm MPUD
2. Has an application for rezoning been requested in conjunction with the affordable housing
Density bonus?
X Yes No
PUDA PL20220004279 was submitted to Collier County GMP on8/5/2022 and has not been
approved to date.
3. Gross density of the proposed development. 9.86 dulac
Gross acreage of the proposed development. 58.84 acres
4. Are affordable housing density bonus Units sought in conjunction with an application for
a planned unit development (PUD)? X Yes No.
If yes, please state name and location of the PUD and any other identifying information.
Tree Farm MPUD northeast intersection of Immokalee Road and Collier Boulevard.
5. Name of applicant: Habitat for Humanity of Collier Coun1y, Inc.
Name of land developer if not the same as Applicant:
6. Please complete the following tables as they apply to the proposed development.
TABLE I Total Number of Units in Development
Type of
Unit
Efficiency
One Bedroom
Two Bedroom
Three Bedroom
Other Bedroom
TOTAL
Rental
[22-CP5-42265/1774083/11 Page 20 of 22
Owner
Occupied
58
58
TABLE 11
GAP INCOME
120-140% MI
Efficiency
1 Bedroom
2 Bedroom
3 Bedroom
Other
Number of Affordable Housing Units
Total Number of
Affordable -Work-
force Units
in Development
Owner
Rental Occupied
Proposed Use for
Density Bonus Units
Owner
Rental Occupied
TOTAL In accordance with LDC Section 2.06.03.D. — All owner
occupied
MODERATE INCOME
80-120% MI
Efficiency
i Bedroom
2 Bedroom
3 Bedroom
Other
TOTAL In accordance with LDC Section 2.06.03,D. — All owner -
occupied
LOW INCOME
50-80% MI
Efficiency
1 Bedroom
2 Bedroom
3 Bedroom 58 58
Other
TOTAL 58 58
[22-CPS-02265/1774083/1] Page 21 of 22
VERY LOW )INCOME
50% OR LESS AMI
Efficiency
1 Bedroom
2 Bedroom
3 Bedroom
Other
TOTAL
7. The Habitat for Humanity property will be designed and developed with multi -family
homes. The homes will be owner occupied and will have approximately 1,200 square feet of living
area. All of the units will have at least 3 bedrooms and 1 bath. The homes will be designed for
low- and very -low-income families. The dwelling units will be designed with vinyl the flooring
and have window blinds, a washer and dryer, kitchen range with oven, refrigerator, bathroom
exhaust fans, and central air conditioning.
8. Please supply any other information which would reasonably be needed to address this request
for an affordable housing density bonus for this development. Attach additional pages if needed.
[22-CPS-0226511774083111 Page 22 of 22