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Agenda 09/24/2024 Item # 9B (JLM Living East Residential multi-family dwelling)9/24/2024 Item # 9.B. ID#: 2024-762 Executive Summary This item requires that Commission members provide ex-parte disclosure. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve a rezoning of real property from a Rural Agricultural (A) zoning district within the Rural Fringe Mixed-Use Overlay-Receiving District and within the Special Treatment Overlay (ST) for the project to be known as JLM Living East RPUD to allow construction of up to 305 multi- family dwelling units with affordable housing on property located on the south side of Immokalee Road, east of Woodcrest Drive, in Section 25, Township 48 South, Range 26 East, consisting of 37.2± acres. (PL20220003805) (Companion to items 9A & 17A (PL20220003804 and Vacation PL20230007642)) OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced petition and render a decision regarding the petition and ensure the project is in harmony with all the applicable codes and regulations to ensure that the County's interests are maintained. CONSIDERATIONS: The subject property is ±37.2 acres of undeveloped, agriculturally (A) zoned land within the Rural Fringe Mixed-Use Overlay-Receiving (RFMUO-Receiving) district located on the south side of Immokalee Road, east of Woodcrest Drive, and toward the leading edge of new development heading east on Immokalee Road into the RFMUO. The applicant is requesting to change the current zoning to a Planned Unit Development known as JLM Living East RPUD to allow the construction of up to 305 residential, rental-only dwelling units. Units may be single-family, attached, detached, or duplexes. Units may be either one- or two-story except for two areas noted on the master plan, where units will be restricted to one-story to provide additional privacy to neighboring developments to the east and west. The units will be constructed on a single parcel under unified ownership and have a common recreational amenity. Fifteen percent (15%) of the units will be rented to households whose incomes are up to and including 80 percent (80%) of the Area Median Income (AMI) for Collier County and corresponding rent limits. Another 15 percent (15%) of the units will be rented to households whose incomes are up to and including 100 percent (100%) of the AMI for Collier County and corresponding rent limits. Primary access to the property will be via Immokalee Road at the property's northern end. A second, emergency-only access point will be via Sundance Street at the property’s southern edge. There is a possible second primary access point for pedestrians and vehicles through the charter school, which abuts to the west, to a signalized intersection at Immokalee Road. FISCAL IMPACT: The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities. Other fees collected prior to the issuance of a building permit include building permit review 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 property has a future land use designation of Agricultural/Rural, Rural Fringe Mixed Use Overlay - Receiving (RFMUO-Receiving). Significant portions of the RFMUO, which consists of 77,000 acres, are adjacent to either urban areas or the semi-rural, large-lot North Golden Gate Estates. The RFMUO provides a transition between the county’s urban and Estates lands and provides a balanced approach to development to protect natural resources and private property rights while allowing, in designated areas, appropriate density and intensity of development. After analysis, Comprehensive Planning staff concluded that the proposed Growth Management Plan Amendment (GMPA) is consistent with the FLUE and Florida Statutes §163.3177 and recommends approval of the GMPA. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project Page 628 of 4908 reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommend approval of the proposed petition. COLLIER COUNTY PLANNING COMMISSIONRecommendation: The CCPC heard Petition PUDZ- PL20220003805, JLM Living East RPUD, on January 4, 2024, and voted unanimously 7--0 to forward this petition to the Board with a recommendation of approval provided staff and the applicant work out five conditions of approval which were discussed during the meeting. Following the hearing, staff and the applicant agreed on language for each of these conditions, which is reflected in the attached ordinance. The five conditions were: • Modification to language describing housing types (Exhibit A, Permitted Uses, A1) • Minimum driveway length of 23 feet between back of curb and the garage (Exhibit B, Table 1, Footnote 5), • Modified definition of essential Service Personnel (Exhibit F, Affordable Housing B1), • Homes abutting adjacent residential developments shall be one-story as shown on Exhibit C (Exhibit F, General, E) and • Reduction in maximum daily trip generation shall not exceed 295 two-way PM peak hour trips (Exhibit F, Transportation, A) Staff put this item on the regular agenda due to nine public speakers at the CCPC meeting. All nine mentioned traffic as being an issue. Other comments included concern over school capacity and safety of the children (2 comments), support of affordable housing (2 comments), and one comment concerning wildlife safety. LEGAL CONSIDERATIONS: This is a site-specific rezone from five Rural Agricultural parcels within the Rural Fringe Mixed-Use Overlay-Receiving Lands to a Residential Planned Unit Development (RPUD) Zoning District for a project to be known as JLM Living East RPUD. 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. 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 PUD with the Growth Management Plan's goals, objectives, and policies. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 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 PUD regulations, or as to desirable modifications of such regulations in the particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at least equivalent to the literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, policies, future land use map, and the elements of the Growth Management Plan? 10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested PUD 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 Page 629 of 4908 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 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 that 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 PUD 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 PUD rezone request that the Board of County Commissioners shall deem important in protecting 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. This item is approved as to form and legality and requires an affirmative vote of four for Board approval. (HFAC) RECOMMENDATIONS: To approve the request for Petition PUDZ-PL20220003805, with agreed-upon conditions, JLM Living East Residential Planned Unit Development (RPUD) is subject to the approval of the companion GMPA. PREPARED BY: Eric Ortman, Planner III, Zoning Division, Growth Management Development Department ATTACHMENTS: 1. Staff Report JLM Living East Final 1.3.24 2. Ordinance 012324 JLM 3. Applicants Backup Material 4. Applicant's Exterior Wall Fire Resistance 5. Legal Ad and Sign Posting 6. Additional Public Correspondence 7. Affidavit of Sign Posting 2024 8. legal ads - agenda IDs 27668 & 27810 (24-76 & 24-762) - JLM Living East GMPA & PUDZ PL20220003804-PL20220003805 Page 630 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 1 of 16 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: JANUARY 4, 2024 SUBJECT: PUDZ-PL20220003805; JLM LIVING EAST RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD); COMPANION TO GMPA-PL20220003804 OWNER/APPLICANT/AGENTS: Owner: Please see Attachment 2 There are five different owners. Applicant: D.Wayne Arnold Q.Grady Minor & Assoc. 3800 Via Del Rey Bonita Springs, FL. 34134 Applicant: JLM Living, LLC 3839 Bee Caves Road #205 Austin, TX 78746 Agent: Richard Yovanovich Coleman, Yovanovich, Koester 4001 Tamiami Trail N. Ste 300 Naples, FL. 34103 REQUESTED ACTION: To have the Collier County Planning Commission (CCPC) consider an application to rezone five vacant parcels currently zoned Agricultural (A) with a Rural Fringe Mixed-Use Overlay Receiving (RFMUO- Receiving) to a Residential Planned Unit Development (RPUD) to be known as the JLM Living East RPUD. The petitioner requests a maximum of 305 units; units may be attached or detached. All units will be rental units. The RPUD also will have an affordable housing component to it. GEOGRAPHIC LOCATION: The ±37.2-acre subject property is located on the south side of Immokalee Road, approximately 670 feet west of the intersection of Immokalee Road and Richards Street in Section 25, Township 48 South, Range 26 East, Collier County, Florida. Page 2 contains a site location map; pages 3 and 4 contain the most recent proposed master plan. Page 631 of 4908 Krape RDC al us a Pines DR Ventana CT RidgeRD Si e s t aBayDRHeritageBayBLVDDragonL NCannon BLVD Somerset P L Immokalee RD Curlew DR Sundance ST An ti g ua L N Richards STGrenadines WAYWildwood BLVDBis cayne BayLN Ventana LNSmokehouse Bay DR X1.9 X10 X32 X29 X23 X35 X12 X1 X11 X9 X30 X31 À1 À1À2 À74 À11 À10 À9 À8 À7 À6 À5 À4 À3 À2 À1 À12 À17 À13 À14 À18 À19 À20 À21 À22 À23 À24 À16 À15 À41 À40 À42À43À44 À101 À102 À103 À104 À105 À32 À33 À34 À35 À36 À37 À38 À39 À31 À30 À29 À28 À27 À26 À25 À1 À1 À1 À1 À1 À1 À1 À1 TRACT L-28 TRACT L-29TRACT K TRACT R-2TRACT LB-2 SMOKEHOUSE BAY DRIVE COACH HOMES III AT HERITAGE BAY CONDO BLDG 82 BLDG 80 BLDG 79 BLDG 78BLDG 81(PH 1) (PH 2)(PH 3) (PH 4)(PH 5)BLDG 77(PH 6) BLDG 75 (PH 8)BLDG 76(PH 7) BLDG 74 BLDG 73 (PH 9) (PH 10) BLDG 72 (PH 11) TRACT K BLDG 71 (PH 12) BLDG 70(PH 13)BLDG 69(PH 14)BLDG 68(PH 15) TRACT LK-2 TRACT C-1 TRACT FD-4 TRACT LK-5 TRACT P-2 TRACT P-3A TRACT LK-2 TRACT LK-2 TRACT GC-2 TRACT FD-3 TRA C T R D - 1 OR 3302 PG 3251 OR 1504 PG 2213 OR 1463 PG 540OR 1129 PG 2148OR 112 PG 534 OR 675 PG 553 CU,SV CU DRI, PDI A-MHOA PUD A-MHO RPUD HERITAGE BAY VENTANAPOINTE RPUD Antigua LN Cannon BLVDSomersetPLImmokalee RD RichardsSTSundance S T Grenadines WAYCalusa P i n e s D R Smokehouse Bay DR Location Map Zoning Map Petition Number: PL20220003805 PROJECTLOCATION ¹ SITELOCATION Page 5 of 16Page 5 of 16Page 5 of 16Page 5 of 16Page 5 of 16Page 5 of 16Page 5 of 16 Page 2 of 16 Page 632 of 4908 15' WIDE TYPE 'B' LANDSCAPE BUFFERZONED: VENTANA POINTE RPUD (PB70, PG 5-9) USE: PRESERVE ZONED: A (RFMUO-RECEIVING LANDS) USE: CHARTER SCHOOL ZONED: VENTANA POINTE RPUD (PB70, PG 5-9) USE: RESIDENTIAL15' WIDE TYPE 'B' LANDSCAPE BUFFERZONED: A (RFMUO-RECEIVING LANDS) LAMORADA (PB 59, PG 1-15) USE: RESIDENTIAL ZONED: A (RFMUO-RECEIVING LANDS) LAMORADA (PB 59, PG 1-15) USE: GOLF COURSE IMMOKALEE ROAD 25' VENTANA POINTE LBE 30' PUBLIC ROAD ROW (OR2116 PG2240) E1 E210' WIDE TYPE 'D' LANDSCAPE BUFFER 20' WIDE TYPE 'D' LANDSCAPE BUFFER MINIMUM 6-FOOT WIDE LANDSCAPE BUFFER RESERVATION (SEE NOTE #2) POTENTIAL VEHICULAR/PEDESTRIAN INTERCONNECTION SUNDANCE STREET R R R R R R R AA R R R R R R R LAKE R LAKE LAKE EMERGENCY ACCESS ONLY PRESERVE FUTURE CAT BUS STOP SHELTER EASEMENT (APPROXIMATE LOCATION) GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 0 300'150' SCALE: 1" = 300' LEGEND: R RESIDENTIAL AA AMENITY AREA E# EASEMENT (SEE NOTE SHEET) Page 3 of 16 Page 633 of 4908 GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 NOTES 1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS. 2. PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE BUFFER REQUIREMENTS AFTER EXOTIC VEGETATION REMOVAL IN ACCORDANCE WITH 4.06.02 AND 4.06.05.E.1. SUPPLEMENTAL PLANTINGS WITH NATIVE PLANT MATERIALS SHALL BE IN ACCORDANCE WITH LDC SECTION 3.05.07. IN ORDER TO MEET THE REQUIREMENTS OF A TYPE 'B' BUFFER, A 6-FOOT-WIDE LANDSCAPE BUFFER RESERVATION LOCATED OUTSIDE OF THE PRESERVE WILL BE CONVEYED BY OWNER TO A HOMEOWNER'S ASSOCIATION OR CONDOMINIUM ASSOCIATION AT TIME OF SDP OR PLAT APPROVAL. THE 6' WIDE LANDSCAPE BUFFER RESERVATION HAS BEEN IDENTIFIED ON THE MASTER PLAN. IN THE EVENT THAT THE PRESERVE DOES NOT MEET BUFFER REQUIREMENTS AFTER REMOVAL OF EXOTICS AND SUPPLEMENTAL PLANTING WITHIN THE PRESERVE, PLANTINGS WILL BE PROVIDED IN THE 6' WIDE RESERVATION TO MEET THE BUFFER REQUIREMENTS. THE TYPE, SIZE AND NUMBER OF SUCH PLANTINGS, IF NECESSARY, WILL BE DETERMINED AT TIME OF INITIAL SDP OR PLAT AND INCLUDED ON THE LANDSCAPE PLANS FOR THE SDP OR PLAT. DEVIATIONS (SEE EXHIBIT E) NO DEVIATIONS REQUESTED EASEMENT INDEX: E1 - 10' PUBLIC ROAD ROW EASEMENT (OR5239, PG767), (OR 1476, PG 242) AND (OR 5305, PG 3751) - TO BE VACATED E2 - 30' PUBLIC ROAD ROW EASEMENT (OR129, PG513) (OR5239, PG767), (OR 1476, PG 242), (OR736, PG516) AND (OR 5305, PG 3751) SITE SUMMARY TOTAL SITE AREA: 37.2± ACRES RESIDENTIAL: 23.57± ACRES (63%) AMENITY AREA: 0.66± ACRES (2%) LAKE:1.92± ACRES (5%) PRESERVE: 9.3± ACRES (25%) BUFFERS: 1.3± ACRES (4%) SUNDANCE ST: 0.45± ACRES (1%) RESIDENTIAL: MAXIMUM 305 MULTI-FAMILY RENTAL DWELLING UNITS OPEN SPACE: REQUIRED:50% (CONSISTENT WITH THE JLM LIVING EAST RESIDENTIAL OVERLAY) PROVIDED: 50% (WITHIN THE OVERALL PUD) PRESERVE: REQUIRED: 9.3± ACRES (37.2± ACRES NATIVE VEGETATION X 25%) PROVIDED: 9.3± ACRES Page 4 of 16Page 634 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 5 of 16 PURPOSE/DESCRIPTION OF PROJECT: The RPUD rezone will convert five undeveloped parcels (see graphic to the right) from A/RFMUO-Receiving to RPUD. The petitioner is requesting a maximum of 305 rental-only dwelling units, which will be on a single parcel. The RPUD will have a clubhouse, administrative and recreational facilities for residents and guests, and construction and leasing offices only during the active construction phase. Attachment 1 contains the proposed PUD ordinance. 30% of the units will be affordable housing, with 15% being for households whose incomes are up to and including 100% of the area median income (AMI) and 15% for households whose incomes are up to and including 80% of Collier County’s AMI. Primary access will be via Immokalee Road. The applicant is willing to provide an emergency access point via Sundance St. at the property’s southern boundary. A potential secondary access could be through the Naples Academy Charter School, which has a signalized intersection at Immokalee Road. Staff has not received any additional details or commitments of this potential secondary access point. SURROUNDING LAND USE AND ZONING: All land shown is also in RFMUO GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The subject ±37.2-acre site is designated Agricultural/Rural/Rural Fringe Mixed-Use Overlay – Receiving on the Future Land Use Map (FLUM) and is zoned Agricultural (A)with a RFMUO-Receiving Overlay. The RFMUO replaces the underlying zoning district where that underlying zoning district is A. The RFMUO consists of approximately 77,200 acres (6% of Collier’s total land area) and provides a transition between the Urban and Estates Designated lands and the Urban and Naples Academy Charter School Subject Property Golf Course North: Immokalee Rd ROW South: Golf Course (A) East: Ventana Pointe RPUD West: Agricultural (A): current uses include a school, golf course, residential development, parcels pursuing a separate PUD rezoning (R) Page 635 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 6 of 16 Agricultural/Rural/Conservation designated lands farther to the east. The RFMUO employs a balanced approach, using both regulations and incentives, to protect natural resources and private property rights. The RFMUO-Receiving lands are those within the RFMUO that have been identified as the most appropriate for development. Various incentives are used to direct development into Receiving Lands and away from Sending Lands. These incentives include but are not limited to, the Transfer of Development Rights (TDR) Program, clustered development, density bonuses, and provisions for central water and sewer. According to the subject properties' FLUE designation, the Density Rating System would permit a base density of 0.2 dwelling units per acre (DU/ac) and a maximum allowed density of 1 DU/ac with TDR credits. An Affordable Housing Density Bonus (AHDB), if submitted based on LDC 2.06.03, would add 7.5 DU/ac to bring the total potential number of units to 316, which is 11 more than the applicant is requesting. Due to the fact that LDC 2.06.03 only allows income-restricted units to be owner-occupied at the income levels proposed, the applicant has submitted a companion GMPA to establish a new overlay subdistrict to allow the development of up to 305 detached and attached rental dwelling units over ±37.2 acres with a proposed density of 8.2 DU/ac. The applicant is committing to 30% of the units (91.5 units) being income-restricted for affordable rental housing. Half of these 91.5 units will be income-restricted for those making up to 80% of the AMI and half for those making up to 100% of the AMI. The need for affordable housing in Collier County has been documented in the 2017 ULI study and the 2017 Collier County Housing Plan, private sector developers, and members of the public. The applicant provided a general reference to these two studies to support the plan amendment. However, no specifics were provided, such as an analysis of employment opportunities within a five-mile radius. Comprehensive Planning staff used LDC 2.06.03 to calculate allowable density. The table below shows the total units allowed based on units permitted by right, TDR credits, and affordable housing density bonus per LDC 2.06.03; the result is a density of 8.5 DU/ac or a total of 316.4 dwelling units. DU/ac Total Units Allowed Allowable Base Density in RFMUO 0.2 7.4 30 TDR Credits 0.8 29.8 15.0 % of total units at AMI ≤80% 4.5 167.4 15.0% of total units at AMI ≤100% 3.0 111.6 Totals 8.5 316.4 FLUE Policy 7.3 states, “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.” Staff and the applicant have been working on a secondary access point. The applicant has indicated that they have been talking with the Naples Academy Charter School to provide secondary access through school property; however, nothing definitive has been decided. The Naples Academy Charter School would need to redo its conditional use, which would involve time and money costs. The applicant has committed to providing an emergency access point to/from Sundance Street. It is, therefore, the determination of comprehensive planning staff that the proposed GMPA is consistent with the goals/policies of the FLUE and the Florida Statue Section 163.3177. Transportation Element: In evaluating this project, staff reviewed the applicant’s revised April 21, 2023 Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the 2022 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states; “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) Page 636 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 7 of 16 affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a.For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b.For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c.For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff finding: According to the TIS provided with this petition, the proposed development will generate a projected total of +/- 314 PM peak hour and 2-way trips on the adjacent roadway segments of Immokalee Road and Collier Boulevard. The trips generated by this development will occur on the following adjacent roadway link: Link/Roadway Link Current Peak Hour Peak Direction Volume/P eak Direction Projected P.M. Peak Hour/Peak Direction Project Trips (1) 2021 AUIR LOS/ Remaining Capacity 2022 AUIR LOS/ Remaining Capacity 43.1/Immokale e Road I-75 to Logan Blvd 3,500/East 59/East D/ 645 D/ 480 43.2/Immokale e Road Logan Blvd to Collier Blvd 3,200/East 69/East E/ 1 (2) F/ (399)(2) 44.0/Immokale e Road Collier Blvd to Wilson Blvd 3,300/East 158/East F/ (403)(2) F/ (426)(2) 30.1/Collier Boulevard (CR-951) Immokalee Rd to Vanderbilt Beach Rd 3,000/Nor th 69/North D/ 555 (2) D/ 445 (2) 30.2. Collier Boulevard (CR-951) Vanderbilt Beach Rd to Golden Gate Blvd 3,000/Sou th 40/North B/ 1,502 B/ 1,412 •(1) Source for P.M. Peak Hour/Peak Direction Project Traffic is from the petitioner's November 11, 2022 Traffic Impact Statement. •(2) Expected or existing deficient by trip bank, see State Statute 169.3180. Page 637 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 8 of 16 Provisions of Florida Statute 163.3180 Must allow an applicant to enter into a binding agreement to pay or construct their proportionatefair share. Facilities determined to be deficient with existing, committed, and vested trips plus projectedbackground traffic from any source other than the development shall be removed from theproportionate share calculation. The improvement necessary to correct this type of deficiency is the funding responsibility of themaintaining entity. Applicant must receive a credit for the anticipated road impact fees. This proposed development does not cause the expected and existing deficiencies. Based on the Traffic Impact Statement (TIS), the 2021 and 2022 AUIR, and the provisions of State Statute 169.3180, the subject PUD is consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. The TIS indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period, as noted above. Conservation and Coastal Management Element (CCME): Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). The project site consists of 37.2 acres of native vegetation. A minimum of 9.3 acres (25%) of native vegetation is required to be preserved. GMP Conclusion: The Planned Unit Development Rezone petition may only be deemed consistent with the Growth Management Plan's Future Land Use Element (FLUE) if the companion GMPA is approved and is in effect. Comprehensive Planning finds the petition is consistent with the GMPA at 8.2 DU/ac density. STAFF ANALYSIS: Applications to rezone to a RPUD shall include a Master Site Plan for development, a list of permitted and accessory uses, development standards, any requested deviations, justifications, and developer commitments. Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning Commission Recommendations (commonly referred to as the “PUD Findings”), and Section 10.02.08.F. Nature of Requirements of Planning Commission Reports (commonly referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. The Planning Commission uses these criteria as the basis for its recommendation to the Board of County Commissioners, who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below under the heading “Zoning Services Analysis.” In addition, staff offers the following analyses: Environmental Review: Environmental Planning staff has reviewed the petition to address environmental concerns. The required preserve is 9.3 acres (25% of 37.2 acres). The environmental data indicates that the proposed project is in an area with the potential to contain a variety of protected animal species. The proposed project is located within the U.S. Fish and Wildlife Service (USFWS) consultation area for Bonneted Bats (Eumops floridanus). Several trees with cavities were observed; however, no evidence indicated that Bonneted Bats was utilizing the trees. The Florida Fish and Wildlife Conservation Commission (FWC) wildlife data suggests the presence of Black bear (Ursus americanus floridanus) in the area. A black bear management plan will need to be included at PPL or SDP review. The Environmental Data indicates that the subject property falls within the USFWS Secondary Florida Panther (Felis concolor coryi) habitat. Although there were no observations of panthers onsite, the project may require panther mitigation. Finally, Northern needleleaf (Tillandsia balbisiana), Stiff-leafed wild-pine (Tillandsia fasciculata), and (Tillandsia setacea), listed as ‘Less Rare Plants,’ have been observed on the property and will be protected in accordance with LDC 3.04.03. Page 638 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 9 of 16 Transportation Review: The Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC. Transportation Planning Staff recommends approval of the proposed JLM Living RPUD with the following Conditions of Approval: Condition of Approval: The Owner shall convey to Collier County at the time of the first Site Development Plan (SDP) or Plat for this project a Collier Area Transit (CAT) Bus Stop Easement adjacent to the Immokalee Road Right-Of-Way (ROW) with a minimum 6-foot-wide sidewalk connection to the LDC required sidewalk. The easement shall, at a minimum, be 25 feet x 12.5 feet in size. The easement conveyance and sidewalk will be at no cost to the County and free and clear of all liens and encumbrances. Utility Review: The project lies within the regional potable water service area and the North County Water Reclamation Facility’s wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and wastewater services are available via existing infrastructure within the adjacent right-of-way. 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. Landscape Review: Staff has reviewed the petition for compliance with the LDC and recommends approval of this project. The buffer types labeled on the Master Plan are consistent with the Land Development Code. Stormwater Review: Stormwater staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval of this project. Zoning Services Review: The RFMUO standards replace those of the underlying district when that district is agriculturally zoned. The base density in the RMFUO-Receiving Lands is 0.2 dwelling units per acre (DU/ac); this equates to 7.4 units for the subject property (37.2 * 0.2 = 7.4). TDR credits may be used to bring the maximum allowable density up to 1 DU/ac. Thirty (30) TDR credits are committed to bringing the density up to 1 DU/ac, which adds 29.8 units to bring the total to 37.2 units. The applicant is committing to renting 15% of the total units constructed to households whose incomes are up to and including 100% (“moderate”) of the Collier County AMI and committing to renting 15% of the total units constructed to households whose incomes are up to and including 80% (“low”) of the Collier County AMI. Using LDC 2.06.03 (see excerpt to the right), this equates to an AHDB of 3 units per acre at the moderate-income level and 4.5 units per acre at the low-income level. The maximum density using the underlying zoning, TDR credits, and the AHDB is 8.5 DU/ac, equating to a total of up to 316.4 dwelling units, 11 more than the applicant requested. Note that footnote #4 of the AHDB table requires owner-occupied units at a moderate-income level. Maximum Potential Units Using Base Zoning, TDR Credits, and AHDB AMI Moderate Income 37.2 * 3 = 111.6 AMI Low Income 37.2 * 4.5 = 167.4 Base Zoning and TDR Credits = 7.4 TDR Credits 30.0 Total Units 316.4 Page 639 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 10 of 16 The applicant is requesting a reduction in the overall usable open space requirement to 50%, page 86 of the FLUE notes that affordable housing projects developed in accordance with Section 2.06.00 of the LDC shall provide a minimum of 50% usable open space equal to what is being requested. Usable open space includes active or passive recreation areas such as parks, playgrounds, golf courses, waterways, lakes, nature trails, conservation and preserve areas, lawns, gardens, and landscape areas. Off-street parking and loading areas do not count as usable open space. The project will be developed as a multi-family project on a single parcel. Principal structure setbacks from the PUD boundary will vary between 15 and 20 feet. Maximum building height will be 30 feet zoned and 35 feet actual. Front yard setbacks will be 20 feet, and preserve setbacks will be 25 feet. The minimum floor area for each unit will be 650 square feet. The applicant requests an eight-foot building separation, which is two feet less than what is normally required. The reduced separation requirement is being utilized to lower the vertical profile of the units to fit the existing development profile of the surrounding area better. Staff supports the eight-foot separation provided the applicant provides Florida Building Code or other justification for the reduced setback and Fire Review Services permits the reduction. This may be done at SDP. PUD FINDINGS: LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the Planning Commission 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 subject property abuts the six-lane Immokalee Road at its northern border. The TIS indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period, as noted above. Water and wastewater mains are available along Immokalee Road. There are adequate water and wastewater treatment capacities to serve the project. . 1 4 3 2 5 The graphic to the right and table below represent a lands square that is approximately 11,000 feet east-west and 11,000 feet north- south with existing PUDs and the proposed PUD shown. Densities are shown in the table below. Most of the rest of the land is zoned Agricultural and is within the RFMUO. There are several large land developments on land zoned Agricultural that consist of golf courses and residential dwellings with lower densities. Development continues to spread to the east in Collier County with the proposed project being at the inflection point between urban and rural designated #Zoning Density (DU/ac.) Subject Property 8.2 Proposed 1 Ventana Pointe PUD 2.0 2 Golf Club Everglades PUD 1.1 3 Bent Creek PUD 3.3 4 Abaco Club PUD 6.5 5 Heritage Bay PUD 1.3 Page 640 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 11 of 16 2.Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. The County Attorney’s Office reviewed documents submitted with the application and demonstrated unified control of the property. 3.Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). The Future Land Use Designation of the subject property is Agricultural/Rural Designation/Rural Fringe Mixed- Use Overlay – Receiving on the FLUM and is zoned Agricultural (A). The GMP for these two designations states, “the Agricultural/Rural Designation is for those areas that are remote from the existing development pattern, lack public facilities and services, are environmentally sensitive, or are in agricultural production. Urbanization is not promoted; therefore, most allowable land uses are of low intensity in an effort to maintain and promote the rural character of these lands.” “The Rural Fringe, Mixed Use District, provides a transition between the Urban and Estates Designated lands and between the Urban and Agricultural/Rural and Conservation designated lands farther to the east. The Rural Fringe, Mixed Use District, employs a balanced approach, including both regulations and incentives, to protect natural resources and private property rights, providing for large areas of open space and allowing, in designated areas, appropriate types, density, and intensity of development.” Ongoing rapid development of the County, particularly east of Collier Boulevard, has changed the surrounding area so that it is no longer remote from the current development pattern and is transitioning to be less rural in character. There is no commercial agriculture within several miles of the subject property. The Board of County Commissioners has recently increased density in the RFMUO. Given these factors, if the companion GMPA is approved, the subject property may be considered to conform to the GMP. 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. Based on the landscape review, staff is of the opinion that, from a landscaping perspective, the proposed project will be compatible with the surrounding area. The buffers proposed in the Master Plan are consistent with LDC requirements. 5.The adequacy of usable open space areas in existence and as proposed to serve the development. The development proposes providing 50% open space within the overall PUD, which is more than now required by the GMP, which requires a minimum of 50% with affordable housing. 6.The timing or sequence of development to ensure the adequacy of available improvements and facilities, both public and private. The roadway infrastructure has sufficient to serve the proposed project, as noted in the Transportation Element consistency review. Operational impacts will be addressed at the first development order (SDP or Plat) when a new TIS will be required to demonstrate turning movements for all site access points. Finally, the project’s development must comply with all other applicable concurrency management regulations when development approvals, including but not limited to any plats and or site development plans, are sought. Page 641 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 12 of 16 Water and wastewater mains are available along Immokalee Road. 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. 7. The ability of the subject property and surrounding areas to accommodate expansion. Water and wastewater mains are available along Immokalee Road. 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. It is not feasible for the PUD to expand its boundaries; however, an amendment to the PUD could be applied for, which could increase the project’s density. 8.Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at least equivalent to the literal application of such regulations. The development will conform to the adopted ordinance. No deviations are proposed. Rezone Findings: LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08.E shall show that the planning commission has studied and considered the proposed change in relation to the following findings 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 Growth Management Plan. The Planned Unit Development Rezone petition may only be deemed consistent with the FLUE of the Growth Management Plan if the companion GMPA is approved and is in effect. 2.The existing land use pattern. The existing land use pattern (of the abutting properties) is shown in this staff report's Surrounding Land Use and Zoning section. 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 proposed petition is surrounded by residential development and is of sufficient size that it will not result in an isolated district unrelated to adjacent and nearby districts. Page 642 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 13 of 16 4. Whether existing district boundaries are illogically drawn in relation to existing conditionson the property proposed for change. As shown on the graphic on page five of this report, the property boundaries are logically drawn. Combining the five parcels into a single parcel will maximize the usability of the subject property. 5.Whether changed or changing conditions make the passage of the proposed rezoning necessary. Favorable housing market conditions make housing development projects more financially attractive for a developer. Land and construction costs have risen significantly in the last several years. Per the applicant, the proposed project, including 91.5 units of affordable housing, is only financially feasible with the requested bonus density increase. A GMPA is also required for the project to be consistent with the Growth Management Plan. 6.Whether the proposed change will adversely influence living conditions in the neighborhood. Development standards for the proposed PUD are comparable with development standards of nearby properties. The units will all be Class A units. Immokalee Road has sufficient capacity to accommodate traffic generated by the development. The proposed change would shift the area to a slightly more urban environment but should not have a negative impact on 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. The roadway infrastructure has adequate capacity to serve the proposed project at this time and as outlined above, i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. Operational impacts will be addressed at the time of the first development order (SDP or Plat). The project’s development must also comply with all other applicable concurrency management regulations when development approvals are sought. 8.Whether the proposed change will create a drainage problem. The proposed PUD will not cause a drainage problem. 9.Whether the proposed change will seriously reduce light and air to adjacent areas. Principal structures in the proposed PUD have a maximum zoned height of 30-feet and a maximum actual height of 35-feet. Ventana Point PUD, which abuts to the east, has a maximum zoned height of 35-feet and a maximum actual height of 42-feet. Immokalee Road abuts to the north; a golf course abuts to the south. To the west is a residential development that is a mixture of single and two-story dwellings. Given the proposed setbacks and height limitations, the proposed project will not seriously reduce light and air to the neighboring properties. 10.Whether the proposed change will adversely affect property values in the adjacent areas. Location is a major component of house valuations. Currently, the Naples area is highly desirable as a place to live. The dwelling units will be built to current development standards, creating an attractive overall development. Property values are affected by many factors, including subjective criteria and other factors that may be external to the subject property. Given these factors, it seems reasonable to conclude that the Page 643 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 14 of 16 project will not have a negative impact on the value of surrounding properties. 11.Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The basic premise underlying the development standards in the LDC is that sound application, when combined with the site development plan approval process and/or subdivision process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of the adjacent property. Therefore, the proposed zoning change should not be a deterrent to the improvement of neighboring properties. However, as the project is currently proposed, a GMPA is required to make the project compatible with the Growth Management Plan. With one exception, the development standards are comparable to other PUDs. The applicant desires an eight-foot separation. The reduced separation requirement is being utilized to lower the vertical profile of the units to fit the existing development profile of the surrounding area better. Staff supports the eight-foot separation provided the applicant provides Florida Building Code or other justification for the reduced setback and Fire Review Services permits the reduction. This may be done at SDP. 12.Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Should the companion GMPA be approved, the proposed project would be consistent with the Growth Management Plan, which is the guiding land use document for the County. The proposed development standards are comparable with the development standards for surrounding properties. The project will provide 91.5 units of affordable housing (equally divided into the 80% and 100% AMI categories. In return for this provision, the developer is asking for an increase in the density of the overall project. This “affordable housing density bonus” is available to all developments. Given these factors, the proposed development does not grant any special privileges to the project that are not available for any similar projects. 13.Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The property could be developed in accordance with the current zoning. However, there are legitimate reasons for developing the property as proposed. The County needs more apartment/rental housing and more affordable housing. This project will provide 305 units of rental housing, of which 91.5 will be affordable housing. 14.Whether the change suggested is out of scale with the neighborhood's or the County's needs. Assuming the adoption of the companion GMPA, the project will be consistent with the GMP and, therefore, be in the public’s interest. While on the upper end of the range of densities in the immediate surrounding area, the property is on the cusp of higher densities to the immediate west and lower densities to the east, and as the development of the County continues, it should not be considered to be out of scale. 15.Whether it is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. Other adequate sites within the County could fit the needs of the developer. However, a rezone and a GMPA are likely also needed to achieve the sought density. This property abuts Immokalee Road and has both water and wastewater services to the property. Page 644 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 15 of 16 16.The physical characteristics of the property and the degree of site alteration would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Since all the land contained in this petition is undeveloped, any development that occurs will require typical site alteration, including land clearing, vegetation removal, additional fill, and development of a stormwater management system. The project will undergo extensive evaluation relative to all federal, state, and local development regulations during the SDP and/or platting processes and 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. There is sufficient capacity in the roadway system and public utility systems (water and wastewater) to accommodate the proposed project. The project needs an approved GMPA to be consistent with the GMP. A companion petition (PL20220003804) has been submitted with the rezoning petition. 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 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 protecting public health, safety, and welfare. To be determined by the Board of County Commissioners during the advertised public hearing. DEVIATION DISCUSSION: The petitioner is not seeking any deviation requests. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM at 5:30 p.m. on May 30, 2023, at the Collier County Government Services Sector located at 15450 Collier Boulevard. The NIM included the companion GMPA, PL20220003804. Eighteen members of the public signed in in person. Mr. Arnold, with assistance from other applicant team members, provided an overview of the project. Concerns from the public were over traffic and the amount of buffering between the proposed project and the abutting community to the east (Ventana Pointe RPUD). Many of the people in attendance stated that they live in Ventana Pointe. In response to the houses being too close to Ventana, the applicant extended the 25-foot enhanced landscape buffer to the southern terminus of the property. The graphic to the right is the master plan used at the NIM. The green line denotes the extended buffer. Overall, there was moderate opposition to the proposed project. ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW: This project does not require EAC review, as it did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommend approval of the proposed petition. Ventana Point Page 645 of 4908 PUDZ-PL20220003805 JLM Living East RPUD Page 16 of 16 COUNTY ATTORNEY OFFICE REVIEW: The Applicant is requesting 305 dwelling units on 37.2 acres, or 8.2 dwelling units an acre. The applicant also requests a building separation of 8 feet, a reduction of the Board’s policy of a 10-foot building separation for single-family homes in Planned Unit Development Zoning Districts. In considering this policy change, the Planning Commission should consider the appearance of 305 single-family homes with an eight-foot building separation on a single parcel of land, the health and safety welfare of the public for emergency access, and the placement of generators and AC units. For comparison, the building separation required for single-family RSF-1 platted lots is 40 feet [20-foot side yard setbacks], and the required building separation for RMF-6 is “50% of the sum of the heights of the buildings but not less than 15 feet.” The County Attorney’s office reviewed the staff report on October 20, 2023, and December 4, 2023. RECOMMENDATION: Staff recommends approval of Petition PL20220003805 at the requested density of 8.2 DU/ac) and the proposed 30% of affordable housing with the following conditions. 1.The applicant shall provide a Florida Building Code or similar justification for the reduced eight- foot separation. Fire Review must approve of the reduced separation. This condition can be handled at the time of SDP. 2.The Owner shall convey to Collier County at the time of the first SDP or Plat for this project a CAT Bus Stop Easement adjacent to the Immokalee Road Right-Of-Way (ROW) with a minimum 6- foot-wide sidewalk connection to the LDC required sidewalk. The easement shall, at a minimum, be 25 feet x 12.5 feet in size. The easement conveyance and sidewalk will be at no cost to the County and free and clear of all liens and encumbrances. Attachments: 1.Proposed Ordinance 2.Property Owner List 3.Applicant’s Exterior Wall Fire Resistance 4.Applicant Backup Documentation 5.Public Notice and Sign Postings Page 646 of 4908 [23-CPS-02323/1841073/1]127 JLM Living East /PL20220003805 1/23/24 1 of 2 ORDINANCE NO. 2024 -_____ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT WITHIN THE RURAL FRINGE MIXED USE DISTRICT OVERLAY-RECEIVING LANDS AND WITHIN THE SPECIAL TREATMENT OVERLAY TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT WITHIN THE RURAL FRINGE MIXED USE DISTRICT OVERLAY-RECEIVING LANDS AND WITHIN THE SPECIAL TREATMENT OVERLAY FOR THE PROJECT TO BE KNOWN AS JLM LIVING EAST RPUD, TO ALLOW CONSTRUCTION OF UP TO 305 MULTI-FAMILY DWELLING UNITS WITH AFFORDABLE HOUSING ON PROPERTY LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD, EAST OF WOODCREST DRIVE, IN SECTION 25, TOWNSHIP 48 SOUTH, RANGE 26 EAST, CONSISTING OF 37.2± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20220003805] WHEREAS, D. Wayne Arnold, AICP, of Grady Minor and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., representing JLM Living, LLC, petitioned the Board of County Commissioners of Collier County, Florida, to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 25, Township 48 South, Range 26 East, Collier County, Florida, is changed from Rural Agricultural (A) Zoning District within the Rural Fringe Mixed Use Overlay-Receiving Lands and within the Special Treatment Overlay to a Residential Planned Unit Development (RPUD) within the Rural Fringe Mixed Use Overlay-Receiving Lands and within the Special Treatment Overlay for a Page 647 of 4908 [23-CPS-02323/1841073/1]127 JLM Living East /PL20220003805 1/23/24 2 of 2 37.2± acre project to be known as JLM Living East RPUD, to allow construction of a maximum of 350 multi-family dwelling units, in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No. 2024-______ becomes effective. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this _______ day of ________________ 2024. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: _____________________________ By: ___________________________________ , Deputy Clerk CHRIS HALL, Chairman Approved as to form and legality: Heidi F. Ashton-Cicko Managing Assistant County Attorney Exhibit A: List of Permitted Uses Exhibit B: Development and Design Standards Exhibit C: Master Concept Plan Exhibit D: Legal Description Exhibit E: Deviations Exhibit F: Development Commitments Page 648 of 4908 (JLM Living East RPUD PL20220003805) (January 22, 2024) Page 1 of 12 JLM EAST LIVING RPUD EXHIBIT A LIST OF PERMITTED USES Regulations for development of this PUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMP), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply. PERMITTED USES: A maximum of 305 multi-family rental dwelling units shall be permitted within the PUD. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: RESIDENTIAL: A. Principal Uses: 1. Multi-family rental dwelling Units: Rental units limited to single family detached and attached and duplex type structures. For purposes of this PUD, the rental units will consist of detached houses or attached houses constructed on a single parcel under unified ownership and having a common recreational amenity. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Carports and garages; and 2. Open space uses and structures such as, but not limited to, boardwalks, nature trails, gazebos and picnic areas; and 3. Screen enclosures; and 4. Swimming pools and spas; and 5. Water management facilities to serve the project such as lakes. AMENITY AREA: A. Principal Uses: 1. Clubhouses, community administrative facilities and recreational facilities intended to serve residents and guests, including leasing and construction offices (during active construction only). Page 649 of 4908 (JLM Living East RPUD PL20220003805) (January 22, 2024) Page 2 of 12 Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. B. Accessory Uses: 1. Accessory uses and structures customarily associated with the principal uses permitted in this RPUD, including but not limited to swimming pools and spas. 2. Water management facilities to serve the project such as lakes. 3. Open space uses and structures such as, but not limited to, boardwalks, nature trails, gazebos and picnic areas. PRESERVE: A. Allowable Uses: 1. Nature trails and boardwalks that do not reduce the amount of required preserve area to be retained. 2. Mitigation for environmental permitting, as per LDC requirements. 3. Passive Recreation areas, as per LDC requirements. 4. Water management and water management structures, as per LDC requirements. Page 650 of 4908 (JLM Living East RPUD PL20220003805) (January 22, 2024) Page 3 of 12 EXHIBIT B LIST OF DEVELOPMENT STANDARDS The standards for land uses within the development shall be as stated in these development standard tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I PRINCIPAL STRUCTURES *2 MULTI-FAMILY AMENITY AREA Minimum Floor Area per unit 650 SF N/A Minimum Lot Area N/A 5,000 SF Minimum Lot Width N/A N/A Minimum Lot Depth N/A N/A Minimum Setbacks Front Yard 20 feet *5 N/A Preserve 25 feet 25 feet PUD Boundary North South (Sundance ROW) East and West 20 feet 20 feet 15 feet 20 feet *1 20 feet *1 15 feet Minimum Distance Between Buildings *3 0/8 feet 10 feet Maximum Building Height Zoned Actual 1 or 2 story 30 feet 35 feet 25 feet 40 feet ACCESSORY STRUCTURES *1 Minimum Setbacks Front Yard SPS 20 feet Preserve 10 feet 10 feet PUD Boundary SPS SPS Minimum Distance Between Buildings *4 0/5 feet 10 feet Maximum Building Height Zoned Actual 25 feet 30 feet 25 feet 30 feet Page 651 of 4908 (JLM Living East RPUD PL20220003805) (January 22, 2024) Page 4 of 12 SPS – Same as Principal Structure *1 – Does not apply to passive recreational uses such as trails/pathways. *2 – Community structures such as guardhouses, gatehouses, fences, walls, columns, decorative architectural features, streetscape, passive parks, and access control structures shall have no required internal setback, except as listed below, and are permitted throughout the PUD; however, such structures shall be located such that they do not cause vehicular stacking into the road right-of-way or create site distance issues for motorists and pedestrians. *3 – Zero feet if attached, 8 feet if detached. The reduced separation (0/8) is subject to approval by the Fire District staff at time of SDP. *4 – Zero feet if attached, 5 feet if detached. *5 - Driveways must be at least 23 feet in length, measured from the back of the sidewalk to the garage, to allow room to park a vehicle on the driveway without parking over the sidewalk. Should the garage be side-loaded there must be at least a 23-foot paved area on a perpendicular line to the garage door or plans must ensure that parked vehicles will not interfere with pedestrian traffic by providing equivalent space. Maximum Height for Guardhouses/Gatehouses: Zoned: 25’ Actual: 30’ Note: nothing in this RPUD Document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. Page 652 of 4908 15' WIDE TYPE 'B' LANDSCAPE BUFFERZONED: VENTANA POINTE RPUD (PB70, PG 5-9) USE: PRESERVE ZONED: A (RFMUO-RECEIVING LANDS) USE: CHARTER SCHOOL ZONED: VENTANA POINTE RPUD (PB70, PG 5-9) USE: RESIDENTIAL15' WIDE TYPE 'B' LANDSCAPE BUFFERZONED: A (RFMUO-RECEIVING LANDS) LAMORADA (PB 59, PG 1-15) USE:RESIDENTIAL ZONED: A (RFMUO-RECEIVING LANDS) LAMORADA (PB 59, PG 1-15) USE:GOLF COURSE IMMOKALEE ROAD 25' VENTANA POINTE LBE 30' PUBLIC ROAD ROW (OR2116 PG2240) E1 E210' WIDE TYPE 'D' LANDSCAPE BUFFER 20' WIDE TYPE 'D' LANDSCAPE BUFFER MINIMUM 6-FOOT WIDE LANDSCAPE BUFFER RESERVATION (SEE NOTE #2) POTENTIAL VEHICULAR/PEDESTRIAN INTERCONNECTION SUNDANCE STREET R R R R R R R AA R R R R R R LAKE LAKE LAKE EMERGENCY ACCESS ONLY PRESERVE FUTURE CAT BUS STOP SHELTER EASEMENT (APPROXIMATE LOCATION) SINGLE STORY RESIDENTIAL, PER EXHIBIT F; GENERAL, PARAGRAPH E. R SINGLE STORY RESIDENTIAL, PER EXHIBIT F; GENERAL, PARAGRAPH E. R 54' GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 0 300'150' SCALE: 1" = 300' LEGEND: R RESIDENTIAL AA AMENITY AREA E#EASEMENT (SEE NOTE SHEET) Page 653 of 4908 GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 NOTES 1.THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS. 2.PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE BUFFER REQUIREMENTS AFTER EXOTIC VEGETATION REMOVAL IN ACCORDANCE WITH 4.06.02 AND 4.06.05.E.1. SUPPLEMENTAL PLANTINGS WITH NATIVE PLANT MATERIALS SHALL BE IN ACCORDANCE WITH LDC SECTION 3.05.07. IN ORDER TO MEET THE REQUIREMENTS OF A TYPE 'B' BUFFER, A 6-FOOT-WIDE LANDSCAPE BUFFER RESERVATION LOCATED OUTSIDE OF THE PRESERVE WILL BE CONVEYED BY OWNER TO A HOMEOWNER'S ASSOCIATION OR CONDOMINIUM ASSOCIATION AT TIME OF SDP OR PLAT APPROVAL. THE 6' WIDE LANDSCAPE BUFFER RESERVATION HAS BEEN IDENTIFIED ON THE MASTER PLAN. IN THE EVENT THAT THE PRESERVE DOES NOT MEET BUFFER REQUIREMENTS AFTER REMOVAL OF EXOTICS AND SUPPLEMENTAL PLANTING WITHIN THE PRESERVE, PLANTINGS WILL BE PROVIDED IN THE 6' WIDE RESERVATION TO MEET THE BUFFER REQUIREMENTS. THE TYPE, SIZE AND NUMBER OF SUCH PLANTINGS, IF NECESSARY, WILL BE DETERMINED AT TIME OF INITIAL SDP OR PLAT AND INCLUDED ON THE LANDSCAPE PLANS FOR THE SDP OR PLAT. DEVIATIONS (SEE EXHIBIT E) NO DEVIATIONS REQUESTED EASEMENT INDEX: E1 - 10' PUBLIC ROAD ROW EASEMENT (OR5239, PG767), (OR 1476, PG 242) AND (OR 5305, PG 3751) - TO BE VACATED (PL20230007642) E2 - 30' PUBLIC ROAD ROW EASEMENT (OR129, PG513) (OR5239, PG767), (OR 1476, PG 242), (OR736, PG516) AND (OR 5305, PG 3751) SITE SUMMARY TOTAL SITE AREA: 37.2± ACRES RESIDENTIAL:23.57± ACRES (63%) AMENITY AREA:0.66± ACRES (2%) LAKE:1.92± ACRES (5%) PRESERVE:9.3± ACRES (25%) BUFFERS:1.3± ACRES (4%) SUNDANCE ST:0.45± ACRES (1%) RESIDENTIAL:MAXIMUM 305 MULTI-FAMILY RENTAL DWELLING UNITS OPEN SPACE: REQUIRED:50% (CONSISTENT WITH THE JLM LIVING EAST RESIDENTIAL OVERLAY) PROVIDED:50% (WITHIN THE PUD) PRESERVE: REQUIRED: 9.3± ACRES (37.2± ACRES NATIVE VEGETATION X 25%) PROVIDED: 9.3± ACRES Page 654 of 4908 (JLM Living East RPUD PL20220003805) (January 22, 2024) Page 7 of 12 EXHIBIT D LEGAL DESCRIPTION A PARCEL OF LAND LYING IN SECTION 25, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF VENTANA POINTE, AS RECORDED IN PLAT BOOK 70, PAGES 5 THROUGH 9, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID VENTANA POINTE SOUTH 01°51'09" EAST, A DISTANCE OF 1,158.18 FEET TO AN INTERSECTION WITH THE SOUTH LINE OF THE NORTHEAST QUARTER (1/4) OF THE NORTHEAST QUARTER (1/4) OF SAID SECTION 25; THENCE ALONG SAID SOUTH LINE NORTH 89°58'46" WEST, A DISTANCE OF 30.02 FEET; THENCE DEPARTING SAID SOUTH LINE SOUTH 01°51'09" EAST, A DISTANCE OF 668.70 FEET; THENCE SOUTH 89°58'42" EAST, A DISTANCE OF 30.02 FEET; THENCE SOUTH 01°51'09" EAST, A DISTANCE OF 668.71 FEET TO THE SOUTHWEST CORNER OF SAID VENTANA POINTE; THENCE ALONG THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 NORTH 89°58'38" WEST, A DISTANCE OF 655.85 FEET TO THE SOUTHEAST CORNER OF TRACT C-4, LAMORADA, AS RECORDED IN PLAT BOOK 59, PAGES 1 THROUGH 15, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE EAST LINE OF SAID TRACT C-4 NORTH 01°56'51" WEST, A DISTANCE OF 1,337.46 FEET TO THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER (1/4) OF THE NORTHEAST QUARTER (1/4) OF SAID SECTION 25; THENCE ALONG THE WEST LINE OF THE NORTHEAST QUARTER (1/4) OF THE NORTHEAST QUARTER (1/4) OF SAID SECTION 25 NORTH 01°54'39" WEST, A DISTANCE OF 1,158.29 FEET TO AN INTERSECTION WITH THE SOUTH RIGHT-OF-WAY OF IMMOKALEE ROAD; THENCE ALONG SAID SOUTH RIGHT-OF-WAY SOUTH 89°58'22" EAST, A DISTANCE OF 659.25 FEET TO THE POINT OF BEGINNING. CONTAINING 37.2 ACRES, MORE OR LESS Page 655 of 4908 (JLM Living East RPUD PL20220003805) (January 22, 2024) Page 8 of 12 EXHIBIT E LIST OF DEVIATIONS No deviations requested. Page 656 of 4908 (JLM Living East RPUD PL20220003805) (January 22, 2024) Page 9 of 12 EXHIBIT F LIST OF DEVELOPMENT COMMITMENTS PURPOSE: The purposed of this Section is to set forth the development commitments for the development of this project. GENERAL: A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is JLM Living, LLC, 3839 Bee Caves Road, Suite 205, Austin, Texas 78746. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. B. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law.” (Section 125.022, FS) C. All other applicable state or federal permits must be obtained before commencement of the development. D. 50% usable open space will be provided within the PUD consistent with the Future Land Use Overlay (JLM Living East Residential Overlay). E. Homes abutting adjacent residential developments shall be one story, as shown on Exhibit C, Master Plan. TRANSPORTATION: A. The maximum total daily trip generation shall not exceed 295 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. B. At time of first Site Development plan or plat, the owner will convey to Collier County a Collier Area Transit (CAT) bus stop easement outside of the required landscape buffers and adjacent to Page 657 of 4908 (JLM Living East RPUD PL20220003805) (January 22, 2024) Page 10 of 12 Immokalee Road right-of-way, including any right-of-way for the PUD’s turn lanes, with a minimum 6 foot wide sidewalk connection to the sidewalk on Immokalee Road. The bus stop easement will be a minimum of 25-foot x 12.5-foot in size. The bus stop easement conveyance will be at no cost to County, free and clear of all liens and encumbrances and the location will be approved by the Collier County Transportation Department. C. Owner will allow school buses to load and unload within the development, at the determination of the Collier County School District. ENVIRONMENTAL: A. The RPUD Shall be required to preserve 25% of native vegetation. 37.2± acres of native vegetation exist on-site requiring a minimum preservation of 9.3± acres (37.2 X .25 = 9.3). A minimum of 9.3± acres of native vegetation shall be retained on-site. AFFORDABLE HOUSING: A. Set Aside Units. Of the total units constructed, the project shall comply with the following: 1. Fifteen (15%) of the units will be rented to households whose incomes are up to and including 80% of the Area Median Income (AMI) for Collier County and the corresponding rent limits; and 2. Fifteen (15%) of the units will be rented to households whose incomes are up to and including 100% of the AMI for Collier County and the corresponding rent limits. 3. By way of example, the 2023 Florida Housing Finance Corporation Income and Rent Limits are: 4. At time of each Site Development Plan (SDP), no less than 30% of the dwelling units will be identified as affordable and shown on the SDP with the required AMI ranges, and fractional numbers will be rounded up to the nearest whole unit (cumulatively, “Set Aside Units”). 5. At time of SDP, Owner will specify the total number of rental unit types to be constructed, such as one-bedroom, two-bedroom, and three-bedroom, and at least 30% of each unit type will be a Set Aside Unit as specified herein. For example, if Owner builds 60 one- bedroom, 75 two-bedroom, 90 three-bedroom, then 18 one-bedroom, 23 two-bedroom, and 27 three-bedroom shall be Set Aside Units. Page 658 of 4908 (JLM Living East RPUD PL20220003805) (January 22, 2024) Page 11 of 12 6. These Set Aside Units will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the corresponding SDP’s first Set Aside Unit. 7. Income and rent limits may be adjusted annually based on combined income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided by Collier County. B. Initial preference to Set Aside Units shall be given to Essential Service Personnel (ESP). 1. Essential Service Personnel (ESP) means as follows: Those individuals employed in the community as teachers, educators, other school employees, higher education employees, community college and university employees, police and fire personnel, healthcare personnel, skilled building trades personnel, active-duty military, and government employees. 2. Initially, each Set Aside Unit will be held vacant and advertised for ESP for a minimum of 90 days prior to the issuance of a certificate of occupancy, and at least 90 days immediately prior and leading up to the leasing of the first non-Set Aside Unit. 3. In the event that no ESP rents the available Set Aside Unit, then the Set Aside Unit may also be offered to the general public (non-ESP) but shall remain a Set Aside Unit and be rent and income restricted accordingly. 4. After the initial offering of a Set Aside Unit, no preference will be given to ESP. However, when a Set Aside Unit becomes available advertising as set forth in paragraph B.5 below shall be provided. 5. At a minimum, advertising will consist of providing written notice to the Collier County Community and Human Services Division, the Collier County Affordable Housing Advisory Committee, and the human resource departments for local hospitals, the Collier County Public School District, Collier County Government, other municipalities within Collier County, all fire districts, and the Collier County Sheriff’s Office. C. As part of the annual PUD monitoring report, the owner will include an annual report that provides the progress and monitoring of occupancy of the income restricted units (including Set Aside Units), including rent data for rented units, in a format approved by Collier County Community and Human Services Division. Owner agrees to annual on-site monitoring by the County. TDR: A. To achieve the maximum allowable density of 305 units: The first 30 units above the base density of a total of 7.5 units requires redemption of TDR Credits from Sending Lands. B. A density calculation and TDR Credit tracking sheet shall be submitted with each Site Development Plan (SDP) and/ or plat for the redemption of TDR Credits needed for the project. Page 659 of 4908 (JLM Living East RPUD PL20220003805) (January 22, 2024) Page 12 of 12 LANDSCAPING: A. Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with 4.06.02 and 4.06.05.E.1. Supplemental plantings with native plant materials shall be in accordance with LDC section 3.05.07. In order to meet the requirements of a Type ‘B’ buffer, a 6-foot-wide landscape buffer reservation located outside of the preserve will be conveyed by owner to a homeowner’s association or condominium association at time of SDP or plat approval. The 6’ wide landscape buffer reservation has been identified on the master plan. In the event that the preserve does not meet buffer requirements after removal of exotics and supplemental planting within the preserve, plantings will be provided in the 6’ wide reservation to meet the buffer requirements. The type, size and number of such plantings, if necessary, will be determined at time of initial SDP or plat and included on the landscape plans for the SDP or plat. WILDFIRE PREVENTION AND MITIGATION: A. At the time of SDP or Plat approval, the applicant shall have coordinated with the Florida Forest Service and provide Collier County a Wildfire Prevention and Mitigation Plan that includes standards which address the following: structural design and building materials; location of defensible space; plant selection within defensible space; and commitment to provide a copy of the homeowner(s) with of copy of the Wildfire Prevention and Mitigation Plan. Page 660 of 4908 Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com March 7, 2023 Mr. Timothy Finn, AICP Collier County Growth Management Department Zoning Division, Zoning Services Section 2800 North Horseshoe Drive Naples, FL 34104 RE: JLM Living East RPUD Rezone (PL20220003805), Submittal 1 Dear Mr. Finn: A Collier County application for Public Hearing for a Planned Unit Development (PUD) rezone for property located on the south side of Immokalee Road east of Woodcrest Drive. The PUD rezone proposes to rezone the 37.2± acre property from the A (RFMUO) and A-ST (RFMUO) Zoning Districts to the JLM Living East Residential PUD to allow a maximum of 350 multi-family residential dwelling units with an affordable housing component. A companion Growth Management Plan amendment (JLM Living East Residential Overlay, PL20220003804) has been filed to authorize the proposed multi-family dwelling units. Documents filed with submittal 1 include the following: 1. Cover Letter 2. AH Expedited Review Certificate 3. Application for PUD Rezone 4. Property Owner List 5. Evaluation Criteria 6. Pre-Application meeting notes 7. Affidavit of Authorization 8. Property Ownership Disclosure Form 9. Covenant of Unified Control 10. Addressing Checklist 11. Warranty Deed(s) 12. Boundary Survey 13. Environmental Data Page 661 of 4908 Mr. Timothy Finn, AICP RE: JLM Living West RPUD Rezone (PL20220003807), Submittal 1 DRAFT Page 2 of 2 14. Traffic Impact Study 15. School Concurrency 16. PUD Exhibits A-F 17. Proposed FLU Language Please feel free to contact Rich Yovanovich at 435-3535 or me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: JLM Living, LLC Richard D. Yovanovich GradyMinor File (JLMLEP-22) Page 662 of 4908 Page 663 of 4908 Page 664 of 4908 Page 665 of 4908 Page 666 of 4908 Page 667 of 4908 Page 668 of 4908 Page 669 of 4908 Page 670 of 4908 Page 671 of 4908 Page 672 of 4908 Page 673 of 4908 Page 674 of 4908 Page 675 of 4908 June 29, 2022 Page 1 of 1 Property Owner List.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com JLM Living East RPUD (PL20220003805) Property Owner List Parcel I.D. Owner Address 00190520005 H & B Family Trust PO Box 10375, Naples, FL 34101 00191360002 Virginia M Landis Dwight E Landis 2661 Sundance Street, Naples, FL 34120 00191400001 Edward Arthur Dinova Agnes Brown Dinova 2691 Sundance Street, Naples, FL 34120 00191440003 Gerald William House Justin House 2914 Randall Circle, Naples, FL 34104 00191600005 Little Pepper Ranch, LLC 2655 Sundance Street, Naples, FL 34120 Page 676 of 4908 JLM Living East RPUD (PL20220003805) Evaluation Criteria October 4, 2023 Evaluation Criteria-r3.docx Page 1 of 10 Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com 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. 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. The applicant is proposing to rezone the 37.2+/- acre property from A, Agriculture with the ST Overlay to a Residential PUD to permit up to 350 detached and attached rental units. This form of rental community is commonly referred to as horizontal rentals in that no dwelling units are constructed above one another. Each one or two-story unit is either free standing or attached side by side with another unit. The property is located within the Agricultural/Rural Designation, Rural Fringe Mixed Use District on the Future Land Use Map. A companion small- scale growth management plan amendment has been filed which proposes to create a new overlay to establish the JLM Living West Overlay. This Overlay proposes to provide for development of up to 350 rental apartments, of which 25% of those units constructed will be income restricted to persons having income levels consistent with the moderate- and low- income categories as established in the Collier County Land Development Code. The proposed PUD is for 350 dwelling units. The 37.2+/- acre property is located in the Rural Fringe Receiving area and permits a base density of 1 du/5 acre or 7 dwelling units without the use of TDRs. With TDRs the project would qualify for 37 dwelling units. The applicant has proposed to acquire 30 TDRs to achieve 37 dwelling units. The balance of the units (313) will be achieved by committing that 25% of the total units constructed will be income restricted to occupants earning less than 100% of the Collier County AMI. The specific commitment is: AFFORDABLE HOUSING: A. Of the total units constructed, the project shall comply with the following: 12.5 percent of the units will be rented to households whose incomes are up to and including 80% of the Area Median Income (AMI) for Collier County and 12.5% of the units will be rented to households whose incomes are up to and including 100% of the AMI for Collier County and the corresponding rent limits. At each SDP, the SDP shall identify and quantify the 12.5% of the units that will be rented to households whose incomes are up to and including 80% of AMI for Collier County and the 12.5% of the units that will be rented to households whose incomes are up to and including 100% of AMI for Collier County. These units will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Income and rent limits may be adjusted annually based on combined income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided by Collier County. B. 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. Of the income restricted units, including rent data for rented units, and homestead data for Page 677 of 4908 October 4, 2023 Evaluation Criteria-r3.docx Page 2 of 10 owner-occupied units, in a format approved by Collier County Community and Human Services Division. Developer agrees to annual on-site monitoring by the County. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The area is suitable for the proposed development. The site is in an area where Collier County Water Sewer District has both potable and wastewater facilities located in the Immokalee Road ROW. A charter school (Naples Classical Academy) and a portion of the LaMorada residential community has been constructed just west of the subject site, and a gated residential community known as Ventana Pointe has been constructed to the east. A portion of the Calusa Pines Golf Club is constructed to the south. Access to the project will be on Immokalee Road. A vegetation preservation area is provided to along the eastern property boundary. The project will have a surface water management system designed in accordance with the criteria of the South Florida Water Management District. 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. The applicant is the contract purchaser of the RPUD. All other properties surrounding the site are developed. 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.) As noted earlier, a companion small-scale growth management plan amendment has been filed which establishes an overlay district which is tailored to this specific property and establishes the proposed intensity of a maximum of 350 rental dwelling units, of which 25% of the units constructed will be income restricted. Future Land Use Element Policy 5.4 requires that all applications must be consistent with the Growth Management Plan as determined by the Board of County Commissioners. A companion small-scale growth management plan amendment has been filed which creates a new overlay providing for development of the proposed 350 rental units. Upon approval of the Overlay, the project may be deemed consistent with the Growth Management Plan. Page 678 of 4908 October 4, 2023 Evaluation Criteria-r3.docx Page 3 of 10 Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas for development before redesignating new property for urban intensity. The proposed development, while presently outside the Urban designated area is in an area of the County that has urban type development located north of Immokalee Road which is the Heritage Bay DRI, which authorized construction of 3,450 homes and 230,000 square feet of commercial development. The site has a charter school and residential (LaMorada) located immediately to the west, the Ventana Pointe residential project is located to the east and the Calusa Pines Golf Club is located to the south. Immokalee Road at this location is a six-lane arterial roadway, and there are water and wastewater facilities located at the property. Approval of this project is not urban sprawl and development at urban intensities is a good utilization of the existing infrastructure from a planning perspective. Policy 5.6 requires that new projects will be compatible with and complementary to the surrounding land uses. The proposed project will consist of attached and detached one and two-story rental units, of which 25% of the units constructed will be income restricted. The conceptual PUD master plan demonstrates appropriate project buffers consistent with that required in the LDC, and the proposed development standards will ensure that the units are setback from the adjacent roadway and nearby residences to insure the compatibility. This newer form of rental units known in the industry as “horizontal rentals, will offer a variation in the much in demand rental market and will complement the more conventional options in the market by offering a variation for rental choices. Policy 5.8 encourages clustered development and the use of PUD techniques to conserve open space and environmentally sensitive areas. The proposed conceptual PUD master plan identifies a preservation area on site which represents 25% of the 37.2+/- acre site or 9.3+/- acres. Some of the vegetation within the preserve is identified as wetland vegetation and meets the highest priority for preservation in the Conservation and Coastal Management Element. Policy 5.9: Encourage recognition of identifiable communities within the urbanized area of western Collier County. Presentation of economic and demographic data shall be based on Planning Communities and commonly recognized neighborhoods. Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce greenhouse gas emissions and to adhere to the development character of the County. The project is adjacent to Immokalee Road, a six-lane arterial road. The single point of access to the site will be from Immokalee Road and will feature a loop roadway consistent with Policies 7.1 and 7.2. The project does not have an opportunity to provide an interconnection to adjacent properties as is encouraged in Policy 7.3. The land to the west is a charter school and the land to the east is developed gated residential community. To the south is a private golf course. The proposed rental community will provide for indoor and outdoor recreational amenities for the residents which will be walkable and accessible via pedestrian walkways consistent with Policy 7.4. Page 679 of 4908 October 4, 2023 Evaluation Criteria-r3.docx Page 4 of 10 Transportation Element Please see the Traffic Impact Analysis prepared which demonstrates compliance with the Level of Service Standards for arterial roadways. Conservation and Coastal Management Element Policy 6.1.2 provides for the protection of native vegetation in the areas designated Rural Fringe Mixed Use on the FLU map. This policy requires preservation of 40% of the on-site native vegetation, not to exceed 25% of the total site area. The site has native vegetation on nearly 100% of the site; therefore, 25% of the site or 9.3 acres has been set aside as a preserve of the conceptual PUD master plan consistent with this policy. Policy 6.2.5 is directed at reducing impacts to wetlands. The conceptual PUD master plan has identified a 9.3-acre preservation area that does contain wetlands and is contiguous to off-site preserves consistent with this policy. Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. Please refer to the listed species management and indigenous preservation plans prepared by Synecological Analysts, Inc. Housing Element Objective 1 of this element requires Collier County to provide affordable housing to meet the needs of the community. The proposed project has committed to provide 25% of the rental units constructed as income restricted housing consistent with this objective. The need for additional affordable housing is well documented in the ULI study from 2017 and the updated Housing Plan prepared by Collier County. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The project as proposed is compatible both internally and externally. The site is adjacent to a charter school and the LaMorada community to the west, the Ventana Pointe residential project to the east and the Calusa Pines Golf Club to the south. The PUD master plan identifies a 15-foot wide type ‘B’ buffer in addition to the 15 foot wide type ‘B’ landscape buffer installed for the school, the 15 foot wide type ‘B’ landscape buffer installed for the LaMorada community and the 25 foot wide type ‘A’ landscape buffer installed for the Ventana Pointe community. The proposed rental community will consist of detached and attached dwelling units with an actual height not to exceed a zoned height of 30 feet and an actual height of 35 feet. The height is typical for the nearby homes in the adjacent communities. e. The adequacy of usable open space areas in existence and as proposed to serve the development. Page 680 of 4908 October 4, 2023 Evaluation Criteria-r3.docx Page 5 of 10 The project has designated 25% of the native vegetation area as preserve and in combination of buffers, amenity area and miscellaneous green space will have 50% open space, consistent with that required in the Rural Fringe area. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Adequate infrastructure must be in place to support future development on the site. There are no known capacity issues that will impact this project. g. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure, including Collier County Water-Sewer District potable water and wastewater mains, to accommodate this project. Furthermore, adequate public facilities requirements will be addressed when development approvals are sought. 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. The project as proposed is consistent with the LDC. No deviations from the LDC have been requested. 10.02.08 - Requirements for Amendments to the Official Zoning Atlas F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable: 1. 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. Future Land Use Element Policy 5.4 requires that all applications must be consistent with the Growth Management Plan as determined by the Board of County Commissioners. A companion small-scale growth management plan amendment has been filed which creates a new overlay providing for development of the proposed 350 rental units. Upon approval of the Overlay, the project may be deemed consistent with the Growth Management Plan. Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas for development before redesignating new property for urban intensity. The proposed development, while presently outside the Urban designated area is in an area of the County Page 681 of 4908 October 4, 2023 Evaluation Criteria-r3.docx Page 6 of 10 that has urban type development located north of Immokalee Road which is the Heritage Bay DRI, which authorized construction of 3,450 homes and 230,000 square feet of commercial development. The site has a charter school and residential (LaMorada) located immediately to the west, the Ventana Pointe residential project is located to the east and the Calusa Pines Golf Club is located to the south. Immokalee Road at this location is a six-lane arterial roadway, and there are water and wastewater facilities located at the property. Approval of this project is not urban sprawl and development at urban intensities is a good utilization of the existing infrastructure from a planning perspective. Policy 5.6 requires that new projects will be compatible with and complementary to the surrounding land uses. The proposed project will consist of attached and detached one and two-story rental units, of which 25% of the units constructed will be income restricted. The conceptual PUD master plan demonstrates appropriate project buffers consistent with that required in the LDC, and the proposed development standards will ensure that the units are setback from the adjacent roadway and nearby residences to insure the compatibility. This newer form of rental units known in the industry as “horizontal rentals, will offer a variation in the much in demand rental market and will complement the more conventional options in the market by offering a variation for rental choices. Policy 5.8 encourages clustered development and the use of PUD techniques to conserve open space and environmentally sensitive areas. The proposed conceptual PUD master plan identifies a preservation area on site which represents 25% of the 37.2+/- acre site or 9.3+/- acres. Some of the vegetation within the preserve is identified as wetland vegetation and meets the highest priority for preservation in the Conservation and Coastal Management Element. Policy 5.9: Encourage recognition of identifiable communities within the urbanized area of western Collier County. Presentation of economic and demographic data shall be based on Planning Communities and commonly recognized neighborhoods. Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce greenhouse gas emissions and to adhere to the development character of the County. The project is adjacent to Immokalee Road, a six-lane arterial road. The single point of access to the site will be from Immokalee Road and will feature a loop roadway consistent with Policies 7.1 and 7.2. The project does not have an opportunity to provide an interconnection to adjacent properties as is encouraged in Policy 7.3. The land to the west is a charter school and the land to the east is developed gated residential community. To the south is a private golf course. The proposed rental community will provide for indoor and outdoor recreational amenities for the residents, which will be walkable and accessible via pedestrian walkways consistent with Policy 7.4. Transportation Element Please see the Traffic Impact Analysis prepared which demonstrates compliance with the Level of Service Standards for arterial roadways. Page 682 of 4908 October 4, 2023 Evaluation Criteria-r3.docx Page 7 of 10 Conservation and Coastal Management Element Policy 6.1.2 provides for the protection of native vegetation in the areas designated Rural Fringe Mixed Use on the FLU map. This policy requires preservation of 40% of the on-site native vegetation, not to exceed 25% of the total site area. The site has native vegetation on nearly 100% of the site; therefore, 25% of the site or 9.3 acres has been set aside as a preserve of the conceptual PUD master plan consistent with this policy. Policy 6.2.5 is directed at reducing impacts to wetlands. The conceptual PUD master plan has identified a 9.3-acre preservation area that does contain wetlands and is contiguous to off-site preserves consistent with this policy. Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. Please refer to the listed species management and indigenous preservation plans prepared by Synecological Analysts, Inc. Housing Element Objective 1 of this element requires Collier County to provide affordable housing to meet the needs of the community. The proposed project has committed to provide 25% of the rental units constructed as income restricted housing consistent with this objective. The need for additional affordable housing is well documented in the ULI study from 2017 and the updated Housing Plan prepared by Collier County. The PUD includes the following commitment to provide income restricted housing: AFFORDABLE HOUSING: A. Of the total units constructed, the project shall comply with the following: 12.5 percent of the units will be rented to households whose incomes are up to and including 80% of the Area Median Income (AMI) for Collier County and 12.5% of the units will be rented to households whose incomes are up to and including 100% of the AMI for Collier County and the corresponding rent limits. At each SDP, the SDP shall identify and quantify the 12.5% of the units that will be rented to households whose incomes are up to and including 80% of AMI for Collier County and the 12.5% of the units that will be rented to households whose incomes are up to and including 100% of AMI for Collier County. These units will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Income and rent limits may be adjusted annually based on combined income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided by Collier County. B. 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. Of the income restricted units, including rent data for rented units, and homestead data for owner-occupied units, in a format approved by Collier County Community and Human Services Division. Developer agrees to annual on-site monitoring by the County. 2. The existing land use pattern. Page 683 of 4908 October 4, 2023 Evaluation Criteria-r3.docx Page 8 of 10 The existing land use patterns are residential to the west and east, charter school to the west, golf course to the south and Immokalee Road to the north. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. Rezoning to a PUD does not create an isolated district. The proposed PUD meets all design criteria in the LDC for a PUD rezoning. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The PUD boundary represents a logical boundary. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The proposed rental community has made a commitment to provide 25% of the constructed units at rental rates that meet affordable housing guidelines. The density is not achievable on the agriculturally zoned property; thereby, necessitating the rezoning and companion small- scale amendment. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed rezone will not adversely influence living conditions in the neighborhood. The proposed master plan and development standards will assure compatibility. 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. The proposed 350-unit rental community will not create or excessively increase traffic congestion. The TIS prepared for the PUD rezoning application concludes that the project will not adversely impact the surrounding road network or cause any roadways to operate below their adopted level of service. 8. Whether the proposed change will create a drainage problem. The project will obtain a SFWMD permit for the surface water management system and will have no impact on surrounding development. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Page 684 of 4908 October 4, 2023 Evaluation Criteria-r3.docx Page 9 of 10 The proposed rezone will have no impact on light and air to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed rezone should have no impact on property values in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed rezone should enhance surrounding properties and will not deter improvement or development of nearby properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Any property owner may propose zoning changes subject to the requirements of the LDC. No special privilege results from the PUD Amendment. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The proposed PUD provides for an increase in the number of dwelling units above that authorized by the current zoning. In order to provide affordable housing, the applicant requires additional density. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The scale of the project is in scale with the needs of the community. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. It is not impossible to find other site in the County; however, this infill property has development surrounding it and it is served by a 6-lane arterial roadway and has water and wastewater services available to it. 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. Page 685 of 4908 October 4, 2023 Evaluation Criteria-r3.docx Page 10 of 10 The site will require the typical site alteration of 2’ to 3’ of fill consistent with surrounding development. Vegetation removal will be required as for other vegetated sites to support development of the rental units. 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. There are adequate roadways and utilities available at the site. There are no public facilities deficiencies at the present time, and none will occur as a result of this project. 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 project is consistent with the proposed Growth Management Plan amendment, and it is compatible with surrounding development. Page 686 of 4908 Page 687 of 4908 Page 688 of 4908 Page 689 of 4908 Page 690 of 4908 Page 691 of 4908 Page 692 of 4908 Page 693 of 4908 Page 694 of 4908 Page 695 of 4908 Page 696 of 4908 Page 697 of 4908 Page 698 of 4908 Page 699 of 4908 Page 700 of 4908 Page 701 of 4908 Page 702 of 4908 Page 703 of 4908 Page 704 of 4908 Page 705 of 4908 Page 706 of 4908 Page 707 of 4908 Page 708 of 4908 Page 709 of 4908 Page 710 of 4908 Page 711 of 4908 Page 712 of 4908 Page 713 of 4908 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov www.colliercountyfl.gov 01/2023 Page 1 of 3 This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership Dwight E. Landis (deceased) Virginia M. Landis, 2661 Sundance St, Naples 34120 (as tenants by the entirety) 100 Edward Arthur Dinova and Agnes Brown Dinova, 2691 Sundance St, Naples 34120 (as tenants by the entirety) 100 Gerald William House and Justin House, 2914 Randall Circle, Naples, 34104 (as tenants by the entirety) 100 b. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address % of Ownership N.A. c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address % of Ownership H & B Family Trust, PO Box 10375 Naples 34101 Michele J. Bender as Successor Trustee – 100% 100 PROPERTY OWNERSHIP DISCLOSURE FORM Page 714 of 4908 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov www.colliercountyfl.gov 01/2023 Page 2 of 3 d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Name and Address % of Ownership Little Pepper Ranch, LLC, a Florida limited liability company, 2655 Sundance Street, Naples 34120 Jon Pertchik as Manager (Ownership Interest) Shannon Pertchik, as Manager (Ownership Interest) 100 e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership JLM Living, LLC a Texas limited liability company, 3839 Bee Caves Road, Suite 205, Austin, TX 78746 (see attached) Larry Meyer, Manager - Ownership Interest Josh Meyer, Manager - Ownership Interest Chris Votaw, Manager - Ownership Interest 100 Date of Contract: 2021 and 2022 f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address N.A. g. Date subject property acquired 1990, 2009, 2012, 2016 and 2022 Page 715 of 4908 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov www.colliercountyfl.gov 01/2023 Page 3 of 3 Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Date of option: N.A. Date option terminates: N.A. , or Anticipated closing date: N.A. 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 Community Development Department | GMD Portal: https://cvportal.colliercountyfl.gov/cityviewweb Questions? Email: GMDclientservices@colliercountyfl.gov February 24, 2023 Agent/Owner Signature Date D. Wayne Arnold, AICP Agent/Owner Name (please print) AFFIRM PROPERTY OWNERSHIP INFORMATION Page 716 of 4908 Page 717 of 4908 Page 718 of 4908 Page 719 of 4908 Page 720 of 4908 Page 721 of 4908 Page 722 of 4908 Page 723 of 4908 Page 724 of 4908 Page 725 of 4908 Page 726 of 4908 Page 727 of 4908 Page 728 of 4908 Addressing Checklist (Rev 9/2022)Page 1 of 1 Operations & Regulatory Management Division Ɣ1RUWK+RUVHVKRH'ULYHƔ1DSOHV)/Ɣ-- www.colliercountyfl.gov ADDRESSING CHECKLIST Please complete the following and upload via the CityView Portal with your submittal. Items ŵĂƌŬĞĚǁŝƚŚ;ΎͿare required for every application, other items are optional and may not apply to every project. Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe and any time the properties within the project boundary are modified. Additional documents may be attached to this form and can include: -ΎLOCATION MAP and/or SURVEY showing the proposed project boundary. - List of additional folio numbers and associated legal descriptions. - E-mail from Addressing Official for any pre-approved project and/or street names. LOCATION INFORMATION ΎFOLIO (Property ID) Number(s)of subject property or properties. [Attach list if necessary] ΎLEGAL DESCRIPTION of subject property or properties. [Attach list if necessary] STREET ADDRESS(ES)where applicable, if already assigned. PROJECT INFORMATION Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing Official. Pre-Approval may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your submittal. ΎPETITION TYPE (choose from the drop-down list below). A unique checklist must be created for each application. CURRENT PROJECT NAME PROPOSED PROJECT NAME PROPOSED STREET NAME(s) LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####] 00190520005, 00191360002, 00191400001, 00191440003 and 00191600005 S25/T48/R26 2661, 2691 and 2655 Sundance St PUDZ (Planned Unit Development Rezone) JLM Living East RPUD Page 729 of 4908 Collier County Property AppraiserProperty Aerial Parcel No 00190520005 SiteAddress*Disclaimer Site City NAPLES Site Zone*Note 34120 Open GIS in a New Window with More Features. Page 730 of 4908 Collier County Property AppraiserProperty Aerial Parcel No 00191360002 SiteAddress*Disclaimer 2661SUNDANCEST Site City NAPLES Site Zone*Note 34120 Open GIS in a New Window with More Features. Page 731 of 4908 Collier County Property AppraiserProperty Aerial Parcel No 00191400001 SiteAddress*Disclaimer 2691SUNDANCEST Site City NAPLES Site Zone*Note 34120 Open GIS in a New Window with More Features. Page 732 of 4908 Collier County Property AppraiserProperty Aerial Parcel No 00191440003 SiteAddress*Disclaimer Site City NAPLES Site Zone*Note 34120 Open GIS in a New Window with More Features. Page 733 of 4908 Collier County Property AppraiserProperty Aerial Parcel No 00191600005 SiteAddress*Disclaimer 2655SUNDANCEST Site City NAPLES Site Zone*Note 34120 Open GIS in a New Window with More Features. Page 734 of 4908 Page 735 of 4908 Page 736 of 4908 Page 737 of 4908 Page 738 of 4908 Page 739 of 4908 Page 740 of 4908 Page 741 of 4908 Page 742 of 4908 Page 743 of 4908 Page 744 of 4908 Page 745 of 4908 Page 746 of 4908 Page 747 of 4908 Page 748 of 4908 Page 749 of 4908 Page 750 of 4908 Page 751 of 4908 Page 752 of 4908 Page 753 of 4908 Page 754 of 4908 Page 755 of 4908 Page 756 of 4908 Page 757 of 4908 Page 758 of 4908 Page 759 of 4908 Page 760 of 4908 Page 761 of 4908 Page 762 of 4908 Page 763 of 4908 Page 764 of 4908 Page 765 of 4908 Page 766 of 4908 Page 767 of 4908 Page 768 of 4908 Page 769 of 4908 Page 770 of 4908 Page 771 of 4908 Page 772 of 4908 Page 773 of 4908 Page 774 of 4908 Page 775 of 4908 Page 776 of 4908 Page 777 of 4908 Page 778 of 4908 Page 779 of 4908 Environmental Impact Statement JLM Living East Residential Planned Unit Development Prepared for JLM Living C/O Dan Deichert CEO 3839 Bee Caves Road # 205 Austin, TX 78746 1 Feb 2023 Page 780 of 4908 Table of Contents 1.0 INTRODUCTION ................................ Page 3 2.0 EXISTING SITE CONDITIONS ................................ Page 4 2.1 Soils .............................Page 4 2.2 Vegetation and Habitat Potential ........................... Page 5 2.2.1 Uplands ............................ Page 5 2.2.2 Wetlands ............................ Page 5 2.2.3 Habitat Potential ............................ Page 6 3.0 PROTECTED/LISTED SPECIES ............................. Page 6 3.1 Wildlife ............................ Page 6 3.2 Vegetation ............................ Page 7 4.0 NATIVE VEGETATION PRESERVATION ............................ Page 7 5.0 SUMMARY ............................ Page 7 Page 781 of 4908 1.0 INTRODUCTION The JLM Living East Residential Planned Unit Development is located in Section 25, Township 48 Range 26 in Collier County, FL. This site is approximately six miles east of the SR 951/Immokalee Rd intersection on the south side of the road. This assemblage consists of five parcels, Folio 00191600005,00191600005,00191360002,00191400001 and 00191440003.The site is bounded by Immokalee Rd. To the north, Naples Classical Academy to the west, Sundance St. on the south and Ventana Point development on the east. The latitude/longitude information for the center of this site is 26 degrees, 16 minutes, 11.99 seconds North and 81 degrees 39 minutes, 34.52 seconds West. , The developer of this project is: JLM Financial Partners Dan Deichert CEO # 205 3839 Bee Caves Road Austin, TX 78746 The project planner is: Wayne Arnold, Planning Director Grady Minor and Associates 3800 Via Del Rey Bonita Springs, FL 34134 Warnold@gradyminor.com The project engineer is: Grady Minor P.E. Grady Minor and Associates 3800 Via Del Rey Bonita Springs, FL 34134 Gminor@gradyminor.com The project ecologist is: Brown Collins Synecological Analysts® Inc. 2159 Morning Sun Lane Naples, FL 34119 brown@synecol.com The proposed project is to develop a multifamily residential development. Page 782 of 4908 Synecological Analysts® (SAI) conducted an Environmental Assessment on this site. This document responds to the Collier County requirement of an Environmental Assessment Report. SAI evaluated this property to determine distribution, extend and character of vegetational communities. Habitat types, jurisdictional wetland status, potential or presence of listed species and suitability of the on site habitat for listed species habitat were also evaluated. Soil types, distribution and extent were determined to assist in the other evaluations. Findings and conclusions are presented in subsequent portions of this document. We also include a Phase One Environmental Assessment done by RMA GeoLogic Consultants, Inc. 2.0 EXISTING SITE CONDITIONS The proposed development consists is an assemblage consisting of five parcels. The northern half of this parcel is relatively undisturbed, with a few depressional trails that may well have their origin as fire lanes during wildfire control efforts years ago. The southern portion of this assemblage is cleared in large part by activities decades ago. The four residences and associated outbuildings occur near the center of this site. This is not a pristine site that approximates the pre-development character of this general area. Plant communities and habitat have been impacted over time. A variety of exotic vegetation are present but do not dominate any significant portion of the site. Regional and area drainage has been massively disrupted, by regional and local drainage projects decades ago. Plant communities and land uses were identified according to the Florida Department of Transportation (FDOT1991) Florida Land Use, cover and Forms Classification system (FLUCCS as modified for SFWMD,2002) protocol. The FLUCCS Exhibit on the following page identifies and delineates extant communities and land use. These are presented as Habitat Types and a description of their character on this site is presented in the following sections. 2.1 Soils This site is not edaphically complex. Rivera fine sand, limestone substratum comprising approximately half of the site while the Cypress Lake, limestone substratum comprises the remainder. A general description of the character of these soils is presented in Appendix A. The combination of regional drainage impacts, a primary canal bordering the site to the north and nearby on the west, road drainage and development, and agricultural drainage networks for this portion of Collier Co. have drastically altered the original hydrologic character of these soils by fracturing the cap rock that perched the shallow water table for much of the dry season historically.. Originally these soils occurred on drainage ways on marine terraces in dip landform position on hydric or mesic lowlands. Rock is usually found within 36" of the surface of the Cypress Lake series and 50" for the Riviera soils. Page 783 of 4908 Soil Map—Collier County Area, Florida (JLM East soils) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/19/2022 Page 1 of 3290530029054002905500290560029057002905800290590029060002906100290530029054002905500290560029057002905800290590029060002906100433800433900434000434100434200434300434400 433800 433900 434000 434100 434200 434300 434400 26° 16' 26'' N 81° 39' 48'' W26° 16' 26'' N81° 39' 22'' W26° 15' 55'' N 81° 39' 48'' W26° 15' 55'' N 81° 39' 22'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 17N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,600 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. Page 784 of 4908 Map Unit Legend Map Unit Symbol Map Unit Name Percent of AOI 102 Cypress Lake fine sand-Urban land complex, 0 to 2 percent slopes 55.1% 121 Matlacha-Cypress lake-Urban land complex, 0 to 2 percent slopes 0.2% 131 Riviera fine sand, limestone substratum-Urban land complex, 0 to 2 percent slopes 44.7% Totals for Area of Interest 100.0% Soil Map—Collier County Area, Florida JLM East soils Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/19/2022 Page 3 of 3 Disturbed No No No NONE Page 785 of 4908 3.0 VEGETATION AND HABITAT POTENTIAL 2.1 Uplands There are approximately 22.1 ac of likely upland communities in this assemblage There are six land use types identified on these parcels. Some are discrete and some are in combination with another upland FLUCCS type. They are shown on the FLUCCS map that follows this page. They are discussed in numerical order. 1100 - Low Density Residential - There are four houses on this assemblage that all appear to constructed in the 1980's. They and the out buildings associated with these residences cover approximately 0.67 ac. 2110 - Tame Pasture - This 0.50 ac area is just north of the houses running N-S near the center of the property. During the wet season, it is frequently inundated but displays it tame pasture characteristics with increased vigor in the dry season. 4110 - Slash Pine Flatwoods - This community type does not occur as a stand alone dominant on this site. It is found at the Southeast corner of the assemblage in conjunction with tame pasture. These Slash pine are mature and created a Pine Savanna viewscape when combined with the Tame Pasture community component in this FLUCCS combination. There are approximately 9.06 of this type in this assemblage. 4280 - Cabbage Palm - This FLUCCS type does not occur individually on this site, but as it is often found, in conjunction with either wetlands that are trending more xeric or naturally occurring mixed with Slash pine and Cypress in the 624 FLUCCS. This species occurs in both instances on this site. 6240 - Cypress - Pine - Cabbage Palm - This is dominated by Slash pine, there is a codominant undercanopy comprised of Cypress and Cabbage palm. Although not strictly a wetlands community, this FLUCCS type represents a transition between mesic upland and hydric sites. It is the most pristine of the on site communities which is surprising given its upland status on a site with significant wetlands communities. Historically it is often easier to access upland areas so they are the first impacted by human activity. 2.2 Wetlands 2.2.1 There are approximately acres 15.1 of wetlands FLUCCS categories on this site. The community composition and structure is discussed below. FLUCCS 6210 - 4280 - E2 The canopy in this community is characterized by Pond cypress of varying sizes and degrees of vigor. Most mature tree of this species are in decline as manifested by near total heart rot infestation throughout the mature tree component of this community. The Cabbage palm are consistent throughout, but not as Page 786 of 4908 SiteLocation JLMEast-FluccsMapPROJECT: Oct25,2022DATE: DRAWNBY: 6240 11.89ac NW Total:37.20 Fluccs Description Area(ac) 1100 Lowdensityresidential 0.67 2110 TamePasture 0.50 4110-2110 PineFlatwoods-Tamepasture 9.06 6210-4280 Cypress-CabbagePalm 11.59 6240 Cypress-Pine-CabbagePalm 11.89 6240-WET Cypress-Pine-CabbagePalm 3.49 6210-4280 11.59ac 4110-2110 9.06ac ImmokaleeRd 6240-Wet 3.49ac 2110 0.50ac 1100 0.19ac RichardSt1100 0.48ac Page 787 of 4908 tall as many of the Cypress. The younger Cypress are more vigorous than the more mature ones, perhaps because they were recruited after the historic water levels were significantly altered and adapted their growth habits based on site conditions. The shrub stata is primarily Brazilian pepper that occurs throughout one third or so of the shrub strata in this area. Because the controlling strata is the 100% native species canopy the entire FLUCCS is not designate an “E” status 6240 Wet - Cypress - Pine - Cabbage Palm - The composition of this wetland community is different from the upland areas of this FLUCCS designation. Mature cypress dominate the area along with a less dominant Slash pine community of veteran trees. Cabbage palm are present, but primarily in the shrub and undercanopy. 2.3 Habitat Potential This site is dominated by mature trees in the canopy, exotics in the shrub canopy and a parsimonious herbaceous strata because of the dense tree canopy. Listed species evolved under native/natural conditions and strongly prefer these area. It is highly likely that Listed species that might frequent this site would be associated in one way or another with the canopy. Synecological Analysts® Inc. conducted a listed species survey of the referenced parcel. No sightings, sign or other evidence of any listed species was observed. Several Black bear scratch trees were observed. 4.0 PROTECTED/LISTED SPECIES SAI conducted Listed Species surveys in both August and September, 2022. A complete listing of potential species can be found at the following link on the Collier County website https://www.colliergov.net/index.aspx?page=352. The habitat quality of vegetation on this site is of limited suitability for potential listed species because of the combination of small size, major roadway boundary, adjacent developed area and exotic components in the understory. 4.1 Wildlife No nest, sign, calls, tracks or other indication of Federal or State listed species were encountered on this site. Special interest were given to the fill area boundaries along Immokalee Rd because these area are sometimes frequented by Gopher tortoise or the Eastern indigo snake. Nothing relating to these species was encountered on or adjacent to this site. The absence of a viable herbaceous strata of desirable forage combined with almost complete canopy coverage and near surface rock make the non slope portions of this site degrade its Gopher tortoise habitat value. Because of the large number of Pond cypress root rot cavities there is a potential for their use by tortoise and awareness of their potential presence, especially at the site margins to the north and south where the burrow to forage distance is potentially manageable for them. The closed canopy combined with the exotic shrub canopy make it unlikely the Big Cypress of fox squirrel has adequate habitat to utilize this site. This site is located in the Page 788 of 4908 Secondary Florida Panther Zone is bounded surrounded by development on two sides and a major roadway on a third.. Panther use would involve traveling through commercial and/or residential areas and across Immokalee Rd, making utilization of this site very unlikely. The absence of mature pine forests within miles of this site, exotic dominance of much of the site vegetation combined with surrounding development preclude this site as Red-cockaded woodpecker habitat. A visual survey of potential cavities suitable for use by Eumops floridanus (Florida bonneted bat) found none suitable above the shrub canopy. There are numerous root rot cavities at the base of Pond cypress tress but the dense Brazilian pepper shrub structure make use of these somewhat limited. These cavities were examined visually for FBB sign such as guano. None was found. This site is not located in or near the USWSW Proposed Critical Habitat area for this species. The are no American bald eagle nest within miles of this site. Protected wildlife species lists are included in Appendix A for reference along with consultation areas for bonneted bat, panther consultation areas and zone map and black bear nuisance call , including two apparently from residents of this assemblage. Management plans for select listed species and a map showing the proposed bonneted bat Critical Habitat Areas are also included. 4.2 Vegetation Beyond the already mentioned Federal regulatory agencies, three additional agencies with primary purview over listing or tracking plant species are the Florida Fish and Wildlife conservation Commission (FWC), the Florida Department of Agriculture and consumer Services (DFDACS), Division of Plant Industries (DPI). Relevant list were used for SAI’s surveys of this site. No listed plant species have been observed on this site during our recent survey. The previous site impacts along with enormous exotic shrub component on this site make listed plant species occurrence very unlikely. 5.0 NATIVE VEGETATION PRESERVATION Collier County LDC requires the preservation of native vegetation on projects such as the one proposed here. Using the criteria put forth in the LDC, it appears that approximately 9.3 acres of this site meet the criteria. This area is proposed as Native Retention. The proposed retention are abuts the adjoining preserved area to the east, provides N-S mobility for animals and offers a complementary mix of habitat diversity. The combination of with the adjacent natural area has a multiplier effect of our proposed Native Retention area. In other words, adjacent they increase the habitat quality of both areas. There is a significant Brazilian pepper component of the proposed preserve area. Controlling these and other exotics along with the improved hydration resulting from this development will increase the UMAM/WRAP values of this area. 7.0 SUMMARY The JLM Living West Residential Planned Unit Development is located in Section 25, Page 789 of 4908 Site Location Folio 00190520005 - Indigenous Preserve mapPROJECT: Jan 27, 2023DATE: Indigenous preserve area 9.3 ac DRAWN BY: NW Total site area 37.20 ac Immokalee Rd Richards StPage 790 of 4908 Township 48 Range 26 in Collier County, FL. This site is two miles east of the SR 951/Immokalee Rd intersection on the south side of the road and is approximately 7.5 miles E from US 75 and 0.4 mile E from CR 951. This assemblage consists of five parcels, Folio#’s 00191600005, 00191360002, 00191400001,0019144000 and 190520005. The site is bounded by Immokalee Rd. To the north, Naples Classical Academy to the west, Ventana Development to the east and forested land on the south. No wetlands jurisdictional efforts have been conducted on this site. If wetlands are encountered during the Federal and State agency review of these two parcels, they will be evaluated and mitigated consistent with State and Federal permitting protocols. No animal species were observed and no suitable habitat exists for them on this parcel because of exotic vegetation dominance resulting from impacts to this land over the years as well as adjacent development on three sides. Approximately 9.3 ac of native habitat are proposed for preservation. The location and extent of this preserve area makes optimal use of site characteristcs as well as those of the development adjacent to the east. Page 791 of 4908 APPENDIX A Page 792 of 4908 Listed species Survey JLM Living East Residential Planned Unit Development Prepared for JLM Living C/O Dan Deichert CEO 3839 Bee Caves Road # 205 Austin, TX 78746 27 Jan 2013 Page 793 of 4908 Table of Contents 1.0 INTRODUCTION ................................ Page 3 2.0 EXISTING SITE CONDITIONS ................................ Page 4 2.1 Soils .............................Page 4 2.2 Vegetation and Habitat Potential ........................... Page 4 2.2.1 Uplands ............................ Page 4 2.2.2 Wetlands ............................ Page 5 2.2.3 Habitat Potential ............................ Page 5 3.0 PROTECTED/LISTED SPECIES ............................. Page 7 3.1 Wildlife ............................ Page 8 3.2 Vegetation ............................ Page 9 4.0 NATIVE VEGETATION PRESERVATION ............................ Page 9 5.0 SUMMARY ............................ Page 9 6.0 APPENDIX A M Resume Page 794 of 4908 1.0 INTRODUCTION The JLM Living East Residential Planned Unit Development is located in Section 25, Township 48 Range 26 in Collier County, FL. This site is approximately six miles east of the SR 951/Immokalee Rd intersection on the south side of the road. This assemblage consists of five parcels, Folio 00191600005,00191600005,00191360002,00191400001 and 00191440003.The site is bounded by Immokalee Rd. To the north, Naples Classical Academy to the west, Sundance St. on the south and Ventana Point development on the east. The latitude/longitude information for the center of this site is 26 degrees, 16 minutes, 11.99 seconds North and 81 degrees 39 minutes, 34.52 seconds West. The developer of this project is: JLM Financial Partners Dan Deichert CEO # 205 3839 Bee Caves Road Austin, TX 78746 The project planner is: Wayne Arnold, Planning Director Grady Minor and Associates 3800 Via Del Rey Bonita Springs, FL 34134 Warnold@gradyminor.com The project engineer is: Grady Minor P.E. Grady Minor and Associates 3800 Via Del Rey Bonita Springs, FL 34134 Gminor@gradyminor.com The project ecologist is: Brown Collins Synecological Analysts® Inc. 2159 Morning Sun Lane Naples, FL 34119 brown@synecol.com The proposed project is to develop a multifamily residential development. Synecological Analysts® (SAI) conducted a Listed Species Survey on this site. Page 795 of 4908 This document responds to the Collier County requirement of an Protected/Listed Species Survey. We evaluated species characteristics, habitat and forage requirements along and travel/migration overlaid on the distribution, extend and character of vegetational communities on this site. Habitat types, jurisdictional wetland status, potential or presence of listed species and suitability of the on site habitat for listed species habitat were also evaluated. Soil types, distribution and extent were determined to assist in the other evaluations. 2.0 EXISTING SITE CONDITIONS The proposed development consists of five parcels as presented earlier in this report. Regional, area and local drainage characteristics has been massively disrupted over time. Cycles of fire and renewal have been absent from this site for decades. Because of these and other related factors, the vegetation on this site is not a reflection of historic conditions. Plant communities and land uses were identified according to the Florida Department of Transportation (FDOT1991) Florida Land Use, cover and Forms Classification system (FLUCCS as modified for SFWMD,2002) protocol. The Exhibit on the following page identifies and delineates extant communities and land use. These are presented as Habitat Types and a description of their character on this site is presented in the following sections. 2.1 Soils This site is not edaphically complex. Rivera fine sand, limestone substratum comprises approximately half of the site while the Cypress Lake, limestone substratum composes the remainder. A general description of the character of these soils is presented in Appendix A. The combination of regional drainage impacts, a primary canal bordering the site to the north and nearby on the west, road drainage and development, and agricultural drainage networks for this portion of Collier Co. have drastically altered the original hydrologic character of these soils by fracturing the cap rock that perched the shallow water table for much of the dry season historically.. Originally these soils occurred on drainage ways on marine terraces in dip landform position on hydric or mesic lowlands. Rock is usually found within 36" of the surface of the Cypress Lake series and 50" for the Riviera soils. 2.2 Vegetation and Habitat Potential 2.2.1 Uplands There are approximately 21.6 ac of likely upland communities in this assemblage There are six land use types identified on these parcels. Some are discrete and some are in combination with another upland FLUCCS type. They are shown on the FLUCCS map that follows this page. They are discussed in numerical order.. 1100 - Low Density Residential - There are four houses on this assemblage that all Page 796 of 4908 Soil Map—Collier County Area, Florida (JLM East soils) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/19/2022 Page 1 of 3290530029054002905500290560029057002905800290590029060002906100290530029054002905500290560029057002905800290590029060002906100433800433900434000434100434200434300434400 433800 433900 434000 434100 434200 434300 434400 26° 16' 26'' N 81° 39' 48'' W26° 16' 26'' N81° 39' 22'' W26° 15' 55'' N 81° 39' 48'' W26° 15' 55'' N 81° 39' 22'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 17N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,600 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. Page 797 of 4908 Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 102 Cypress Lake fine sand-Urban land complex, 0 to 2 percent slopes 25.5 55.1% 121 Matlacha-Cypress lake-Urban land complex, 0 to 2 percent slopes 0.1 0.2% 131 Riviera fine sand, limestone substratum-Urban land complex, 0 to 2 percent slopes 20.7 44.7% Totals for Area of Interest 46.3 100.0% Soil Map—Collier County Area, Florida JLM East soils Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/19/2022 Page 3 of 3 Page 798 of 4908 appear to constructed in the 1980's. They and the out buildings associated with these residences cover approximately 0.67 ac. 2110 - Tame Pasture - This 0.50 ac area is just north of the houses running N-S near the center of the property. During the wet season, it is frequently inundated but displays it tame pasture characteristics with increased vigor in the dry season. 4110 - Slash Pine Flatwoods - This community type does not occur as a stand alone dominant on this site. It is found at the Southeast corner of the assemblage in conjunction with tame pasture. These Slash pine are mature and created a Pine Savanna viewscape when combined with the Tame Pasture community component in this FLUCCS combination. There are approximately 9.06 of this type in this assemblage. 4280 - Cabbage Palm - This FLUCCS type does not occur individually on this site, but as it is often found, in conjunction with either wetlands that are trending more xeric or naturally occurring mixed with Slash pine and Cypress in the 624 FLUCCS. This species occurs in both instances on this site. 6240 - Cypress - Pine - Cabbage Palm - This is dominated by Slash pine, there is a codominant undercanopy comprised of Cypress and Cabbage palm. Although not strictly a wetlands community, this FLUCCS type represents a transition between mesic upland and hydric sites. It is the most pristine of the on site communities which is surprising given its upland status on a site with significant wetlands communities. Historically it is often easier to access upland areas so they are the first impacted by human activity. 2.2.2 Wetlands 2.2.1 There are approximately acres 36.7 of wetlands FLUCCS categories on this site. The community composition and structure is discussed below. FLUCCS 6210 - 4280 - E2 The canopy in this community is characterized by Pond cypress of varying sizes and degrees of vigor. Most mature tree of this species are in decline as manifested by near total heart rot infestation throughout the mature tree component of this community. The Cabbage palm are consistent throughout, but not as tall as many of the Cypress. The younger Cypress are more vigorous than the more mature ones, perhaps because they were recruited after the historic water levels were significantly altered and adapted their growth habits based on site conditions. The shrub stata is primarily Brazilian pepper that occurs throughout one third or so of this area. Exotics, primarily Brazilian pepper cover between 26% but less than 51% of this FLUCCS type . Page 799 of 4908 2.2.3 Habitat Potential This site is dominated by mature trees in the canopy, exotics in the shrub canopy and a parsimonious herbaceous strata because of the dense tree canopy. Listed species evolved under native/natural conditions and strongly prefer these area. It is highly likely that Listed species that might frequent this site would be associated in one way or another with the canopy. Synecological Analysts® Inc. conducted a listed species survey of the referenced parcel. No sightings, sign or other evidence of any listed species was observed. Several Black bear scratch trees were observed. 3.0 PROTECTED/LISTED SPECIES SAI conducted Listed Species surveys in both May and June, 2022. Methodology The entire project site was field surveyed for protected species in using the FWC approved transect method. Transect spacing of 50' was employed throught. This survey covered 100% of this site. In addition to the transect observations, unvegetated sandy areas near the fence lines were checked for sign early in the morning. The site was observed aerially at low altitude using drone technology to check for additional indicators. Because the entire site was surveyed completely concerns regarding small linear communities and ecotonal areas were addressed thoroughly. The Transect Location Map shows surveyed transects. The survey was conducted by Mr. Brown Collins and Mr. Derry Stockbridge. Mr. Collins has a B.S. in Range Science (69) and a MS in Range Science with a specialty in Plant Ecology (72). His curriculum included 24 hours of wildlife science courses and 30 hours of plant ecology. Another 12 hours included taxonomy in these areas. He was employed by the US Soil Conservation Service from 1972-74 as a Range Conservationist. He was a staff ecologist for Dames & Moore from 74-76. Most of his work assignments were out of Boca Raton and Bartow. From 1976 to 1986 he worked as a staff ecologist for Espey, Huston & Associates. He has been self employed as a consulting ecologist since 1986. During that time, he has conducted field surveys throughout Florida for both vegetation and faunal components for many projects, ranging from small commercial tracts to phosphate mines and power plants. His first southwest Florida project was the permitting of an Exxon drilling pad in the Big Cypress National Preserve in 1975. Other regional projects of interest include ecological surveys in conjunction with Stat 4/5 of the Everglades Restoration Project and the wetland impacts and mitigation for expansion of the Florida Gas pipeline, a number of local mining and development projects. Derry Stockbridge has a B.S. (70) and MS (73) in Wildlife Biology from the University of Georgia (Athens). He has been employed as a wildlife biologist by the Southeastern Cooperative Wildlife Disease Study Unit (72-73). He was a staff ecologist for Law Engineering (73-74), Woodward-Envicon (74), Dames & Moore (74-79). During that time he was a wildlife project manager for such projects as the Turkey Point Nuclear Power Plant and the Miami Jetport. Mr. Stockbridge formed and worked for Wildlife Page 800 of 4908 SiteLocation JLMEast-FluccsMapPROJECT: Oct25,2022DATE: DRAWNBY: 6240 11.89ac NW Total:37.20 Fluccs Description Area(ac) 1100 Lowdensityresidential 0.67 2110 TamePasture 0.50 4110-2110 PineFlatwoods-Tamepasture 9.06 6210-4280 Cypress-CabbagePalm 11.59 6240 Cypress-Pine-CabbagePalm 11.89 6240-WET Cypress-Pine-CabbagePalm 3.49 6210-4280 11.59ac 4110-2110 9.06ac ImmokaleeRd 6240-Wet 3.49ac 2110 0.50ac 1100 0.19ac RichardSt1100 0.48ac Page 801 of 4908 Specialists, Inc. from 1979 through 2017. He has conducted dozens of species studies relative to Collier County projects as well as throughout south Florida from 1988 through 2022. He has been with Synecological Analysts® since 2017. A complete listing of potential species can be found at the following link on the Collier County website https://www.colliergov.net/index.aspx?page=352. As discussed previously the habitat quality of vegetation on this site is not suitable for potential listed species. 3.1 Wildlife No nest, sign, calls, tracks or other indication of Federal or State listed species were encountered on this site. Special interest were given to the fill area boundaries along Immokalee Rd because these area are sometimes frequented by Gopher tortoise or the Eastern indigo snake. Nothing relating to these species was encountered on or adjacent to this site. The absence of a viable herbaceous strata of desirable forage combined with almost complete canopy coverage and near surface rock make the non slope portions of this site degrade its Gopher tortoise habitat value. Because of the large number of Pond cypress root rot cavities there is a potential for their use by tortoise and awareness of their potential presence, especially at the site margins to the north and south where the burrow to forage distance is potentially manageable for them. The closed canopy combined with the exotic shrub canopy make it unlikely the Big Cypress of fox squirrel has adequate habitat to utilize this site. This site is located in the Secondary Florida Panther Zone is bounded surrounded by development on two sides and a major roadway on a third.. Panther use would involve traveling through commercial and/or residential areas and across Immokalee Rd, making utilization of this site very unlikely. The absence of mature pine forests within miles of this site, exotic dominance of much of the site vegetation combined with surrounding development preclude this site as Red-cockaded woodpecker habitat. A visual survey of potential cavities suitable for use by Eumops floridanus (Florida bonneted bat) found none suitable above the shrub canopy. There are numerous root rot cavities at the base of Pond cypress tress but the dense Brazilian pepper shrub structure make use of these somewhat limited. These cavities were examined visually for FBB sign such as guano. None was found. This site is not located in or near the USWSW Proposed Critical Habitat area for this species. The are no American bald eagle nest within miles of this site. Protected wildlife species lists are included in Appendix A for reference along with consultation areas for bonneted bat, panther consultation areas and zone map and black bear nuisance call , including two apparently from residents of this assemblage. Management plans for select listed species and a map showing the proposed bonneted bat Critical Habitat Areas are also included. 3.2 Vegetation Beyond the already mentioned Federal regulatory agencies, three additional agencies with primary purview over listing or tracking plant species are the Florida Fish and Wildlife conservation Commission (FWC), the Florida Department of Agriculture and Page 802 of 4908 consumer Services (DFDACS), Division of Plant Industries (DPI). Relevant list were used for SAI’s surveys of this site. No listed plant species have been observed on this site during our recent survey. The previous site impacts along with enormous exotic shrub component on this site make listed plant species occurrence very unlikely. 4.0 NATIVE VEGETATION PRESERVATION Collier County LDC requires the preservation of native vegetation on projects such as the one proposed here. Using the criteria put forth in the LDC, it appears that approximately 9.3 acres of this site meet the criteria. This area is proposed as Native Retention. The proposed retention are abuts the adjoining preserved area to the east, provides N-S mobility for animals and offers a complementary mix of habitat diversity. The combination of with the adjacent natural area has a multiplier effect of our proposed Native Retention area. In other words, adjacent they increase the habitat quality of both areas. 5.0 SUMMARY The JLM Living West Residential Planned Unit Development is located in Section 25, Township 48 Range 26 in Collier County, FL. This site is two miles east of the SR 951/Immokalee Rd intersection on the south side of the road and is approximately 7.5 miles E from US 75 and 0.4 mile E from CR 951. This assemblage consists of five parcels, Folio#’s 00191600005, 00191360002, 00191400001,0019144000 and 190520005. The site is bounded by Immokalee Rd. To the north, Naples Classical Academy to the west, Ventana Development to the east and forested land on the south. No wetlands jurisdictional efforts have been conducted on this site. If wetlands are encountered during the Federal and State agency review of these two parcels, they will be evaluated and mitigated consistent with State and Federal permitting protocols. No animal species were observed and no suitable habitat exists for them on this parcel because of exotic vegetation dominance resulting from impacts to this land over the years as well as adjacent development on three sides. Page 803 of 4908 SiteLocation JLMEast-SpeciesTransectMapPROJECT: Oct25,2022DATE: 6240 11.89ac DRAWNBY: NW Total:37.20 Fluccs Description Area(ac) 1100 Lowdensityresidential 0.67 2110 TamePasture 0.50 4110-2110 PineFlatwoods-Tamepasture 9.06 6210-4280 Cypress-CabbagePalm 11.59 6240 Cypress-Pine-CabbagePalm 11.89 6240-WET Cypress-Pine-CabbagePalm 3.49 Propertyboundary 50'speciestransect Fluccsarea 6210 -4280 11.59ac 4110-2110 9.06ac ImmokaleeRd 6240-Wet 3.49ac 2110 0.50ac 1100 0.19ac RichardSt1100 0.48ac Page 804 of 4908 Listed Species Management Plan PUDZ-PL20220003807; JLM Living East RPUD Collier County, FL Synecological Analysts® Inc. Is pleased to present this plan to support of the referenced submittal. 1.0 Purpose -This Listed Species Management Plan is generated in part to comply with CCME Objective 7.1 including how these species will be protected or accommodated, and how appropriate on site habitat will be provided in perpetuity. Nuisance species such as Black Bear will be included in this discussion because they are an operational fact in both pre and post development conditions. 2.0 - Florida Panther Management Plan - This site is within the Federal Consultation Zone for this species and the appropriate consultation will occur during the Federal and State permitting processes. The site conditions in their current and proposed post construction condition are not high quality Florida panther habitat. They prefer more open area such as Slash pine - Cabbage palm savannah. The relatively closed canopy, dense exotic shrub component in all the wooded areas limit forage or residence of this species in the current status of this site. Post development there will be the native preservation along the eastern margin of the project area. This preservation area will have limited exotic composition, is adjacent to the preserve area of the parcel adjacent to the east. Any required impact offset for this species will be accommodated during the Federal and State permitting processes. The net result is there will be a higher quality native preservation area in the post condition status of this site than currently exists. Any negative impacts to this species will be handled during permitting with the relevant Federal and State agencies. During construction, the applicant will provide informative material regarding the potential presence of this species, typical photographs of both mature panther and cubs, along with guidance of how to respond if either are sighted or sign observed. This information will be posted on break room and construction site bulletin boards. Contractors will be briefed using these materials prior to construction activities. Post construction the applicant will provide preserve area listed species annual monitoring for three years. Items relative to this species will compose a dedicated section of these monitoring reports. These monitoring reports will be submitted to appropriate County staff on the anniversary month of issuance of the Federal approval for construction of this project. 3.0 Florida Bonneted Bat Management Plan - This site is within the Federal Consultation area for this species but is not included in the proposed Federal Critical Habitat Area designation for this species. Federal and State permitting processes may require more in depth surveys regarding this species. This management plan is designed to prevent adverse outcomes for individuals of this species or their habitat. Page 805 of 4908 During construction, the applicant will provide informative material regarding the potential presence of this species, typical photographs along with guidance of how to respond if sighted or sign observed. This information will be posted on break room and construction site bulletin boards. Contractors will be briefed using these materials prior to construction activities. Post construction the applicant will provide preserve area listed species annual monitoring for three years. Items relative to this species will compose a dedicated section of these monitoring reports. These monitoring reports will be submitted to appropriate County staff on the anniversary month of issuance of the Federal approval for construction of this project. 4.0 Florida Black Bear Management Plan - This species is Nuisance rather than listed, but because of it site use currently and likely presence post construction it is included in this presentation. During construction, the applicant will provide informative material regarding the potential presence of this species, typical photographs along with guidance of how to respond if sighted or sign observed. This information will be posted on break room and construction site bulletin boards. Contractors will be briefed using these materials prior to construction activities. Special emphasis will be given to food storage and organic wastes disposal. Post construction the applicant will provide preserve area listed species annual monitoring for three years. Items relative to this species will compose a dedicated section of these monitoring reports. These monitoring reports will be submitted to appropriate County staff on the anniversary month of issuance of the Federal approval for construction of this project. 5.0 Preserve Area Native Habitat Will Be Preserved in Perpetuity - The proposed Preserve Area shown in the Figure on the following page will be managed to control exotics. This will result in higher quality habitat for all species, including those listed earlier in this plan. Quality of this habitat along with exotic presence and species survey will be monitored annually for three years post construction and the results presented to appropriate Collier County staff. 6.0 Summary - The species included in this Plan will be accommodated and protected during and after construction of this proposed project. Native habitat will be preserved in perpetuity, managed to control exotics and monitored annually for three years post construction. The combination of these activities and efforts will minimize negative impacts to the species included in this plan. Page 806 of 4908 Page 807 of 4908 JLM West - Florida Panther Focus AreaPROJECT: Sept 15, 2022DATE: DRAWN BY: NW Site Location Florida Panther Focus Area JLM East- Florida Panther Focus Area Oct 20, 2022 Page 808 of 4908 JLM West - Florida Bonneted Bat Consultation AreaPROJECT: Sept 15, 2022DATE: DRAWN BY: NW Site Location Florida Bonneted Bat Consultation Area JLM East - Florida Bonneted Bat Consultation Area Oct 20, 2022 Page 809 of 4908 Page 810 of 4908 Site Location JLM East - Nuisance Bear CallsPROJECT: Oct 20, 2022DATE: DRAWN BY: NW Nuisance Bear Calls Property Boundary Immokalee Rd Page 811 of 4908 IMMOKALEE ROAD 411-E2 (2.83 AC.) 624-E2 (9.97 AC.) 621-E1 (11.56 AC.) 110 (12.51 AC.) 211H (0.33 AC.) Collier Environmental Consultants Inc. 3211 68th Street S.W.239.263.2687 Naples, Florida 34105 marcoe@prodigy.net TOTAL SITE (37.20 AC.) WETLAND 211H HYDRIC IMPROVED PASTURES 0.33 621-E1 CYPRESS (0-25%)11.56 624-E2 CYPRESS, PINE, CABBAGE PALM (26-50%)9.97 TOTAL 21.86 AC. UPLAND 110 RESIDENTIAL - LOW DENSITY 12.51 411-E2 PINE FLATWOODS (26-50% EXOTICS)2.83 TOTAL 15.34 AC. 0 300'150'SCALE: 1" = 300' Page 812 of 4908 Page 813 of 4908 Page 814 of 4908 Page 815 of 4908 Page 816 of 4908 Page 817 of 4908 Page 818 of 4908 Page 819 of 4908 Page 820 of 4908 Page 821 of 4908 Page 822 of 4908 Page 823 of 4908 15' WIDE TYPE 'B' LANDSCAPE BUFFERZONED: VENTANA POINTE RPUD (PB70, PG 5-9) USE: PRESERVE ZONED: A (RFMUO-RECEIVING LANDS) USE: CHARTER SCHOOL ZONED: VENTANA POINTE RPUD (PB70, PG 5-9) USE: RESIDENTIAL15' WIDE TYPE 'B' LANDSCAPE BUFFERZONED: A (RFMUO-RECEIVING LANDS) LAMORADA (PB 59, PG 1-15) USE: RESIDENTIAL ZONED: A (RFMUO-RECEIVING LANDS) LAMORADA (PB 59, PG 1-15) USE: GOLF COURSE IMMOKALEE ROAD 25' VENTANA POINTE LBE 30' PUBLIC ROAD ROW (OR2116 PG2240) E1 E210' WIDE TYPE 'D' LANDSCAPE BUFFER 20' WIDE TYPE 'D' LANDSCAPE BUFFER R R R R R R R AA R MINIMUM 6-FOOT WIDE LANDSCAPE BUFFER RESERVATION (SEE NOTE #2) POTENTIAL VEHICULAR/PEDESTRIAN INTERCONNECTION SUNDANCE STREET R R R PRESERVE R R R PRESERVE LAKE R LAKE LAKE PRESERVEGradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 0 300'150'SCALE: 1" = 300' LEGEND: R RESIDENTIAL AA AMENITY AREA E# EASEMENT (SEE NOTE SHEET) Page 824 of 4908 Page 825 of 4908 Page 826 of 4908 Page 827 of 4908 Page 828 of 4908 Page 829 of 4908 Page 830 of 4908 Page 831 of 4908 Page 832 of 4908 Page 833 of 4908 Page 834 of 4908 Page 835 of 4908 Page 836 of 4908 Page 837 of 4908 Page 838 of 4908 Page 839 of 4908 Page 840 of 4908 Page 841 of 4908 Page 842 of 4908 Page 843 of 4908 Page 844 of 4908 Collier County School District School Impact Analysis Application Instructions: Submit one copy of completed application and location map for each new residential project requiring a determination of school impact to the Planning Department of the applicable local government. This application will not be deemed complete until all applicable submittal requirements have been submitted. Please be advised that additional documentation/information may be requested during the review process. For information regarding this application process, please contact the Facilities Management Department at 239-377-0267. Please check [¥] type of application request (one only): [ ] School Capacity Review [ ] Exemption Letter [ ] Concurrency Determination [ ] Concurrency Determination Amendment For descriptions of the types of review please see page 3, _________________________________________________________________________________________________________________________ I. Project Information: Project Name:___________________________________________ Municipality:_________________________________ Parcel ID#: (attach separate sheet for multiple parcels): _______________________________________________________ Location/Address of subject property: ____________________________________________________ (Attach location map) Closest Major Intersection: _______________________________________________________________________________ II. Ownership/Agent Information: Owner/Contract Purchaser Name(s): _____________________________________________________________________ Agent/Contact Person: ________________________________________________________________________________ (Please note that if agent or contact information is completed the District will forward all information to that person) Mailing address: _____________________________________________________________________________________ Telephone#: _____________________________ Fax: _________________________Email_________________________ I hereby certify the statements and/or information contained in this application with any attachments submitted herewith are true and correct to the best of my knowledge. _____________________________________________________ _____________________________ Owner or Authorized Agent Signature Date _________________________________________________________________________________________ III.Development Information Project Data (Unit Types defined on page 2 of application) Current Land Use Designation:Proposed Land Use Designation: Current Zoning:Proposed Zoning: Project Acreage: Unit Type:SF MF MH C G Total Units Currently Allowed by Type: Total Units Proposed by Type: Is this a phased project: Yes or No If yes, please complete page 2 of this application. Date/time stamp:___________________________ orrect to the best of my y y y yyyyy yyy yyyyyyyyyyy yyyyyyyyy yyyyyyyyyyyyyyyyyyyyyy knowledge. __________________________________________________________________________________________________________________ gent Signature No JLM Living East RPUD Collier County 00190520005, 00191360002, 00191400001, 00191440003 and 00191600005 Immokalee Road east of Collier Boulevard Immokalee Road and Woodcrest Drive JLM Living, LLC D. Wayne Arnold, AICP Q. Grady Minor & Associates, P.A., 3800 Via Del Rey, Bonita Springs, FL 34134 239.947.1144 warnold@gradyminor.com October 5, 2022 Rural Fringe Mixed Use (Receiving Lands)Residential Overlay A and A-ST (RFMUO) Mixed Use Planned Unit Development 37.2+/- 0 350 ✔ Page 845 of 4908 Worksheet is required to be completed by the Applicant only if the project is to be phased:Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ YearsSFMFMHCGTotals by YrGrand TotalGrand TotalInsert totals by unit type by years.Unit Types:SF = Single FamilyMF = Multi-Family/Apartments MH = Mobile HomesC = Condo/Co-OpG = GovernmentEXAMPLE:Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ YearsSF25 25 25 25 -- -- -- -- -- -- -- --MF50 0 0 0 -- -- -- -- -- -- -- --MHN/ACN/AGN/ATotals by Yr75 25 25 25 -- -- -- -- -- -- -- --Grand Total 150.2Page 846 of 4908 Types of Reviews: School Impact Analysis: This review should be divided into two categories: -School Capacity Review (land use and rezonings), and; -Concurrency Determinations (site plans and subdivisions). School Capacity Review is the review of a project in the land use and rezoning stage of development. It is a review of the impact of the development on school capacity and is considered long range planning. This may be a review resulting in mitigation being required. In situations where the applicant may be required to mitigate, capacity may be reserved dependent on the type of mitigation. Concurrency Determination is the review of residential site plans and subdivisions to determine whether there is available capacity. When capacity is determined to be available a School Capacity Determination Letter (SCADL) will be issued verifying available capacity to the applicant and the local government. If a project exceeds the adopted level of service standards, the applicant is afforded the option of a negotiation period that may or may not result in an executed/recorded mitigation agreement Mitigation at this stage is expressed as a Proportionate Share Mitigation Agreement. For those residential developments that may have an impact but are otherwise exempt from concurrency, an exemption letter will be prepared for the applicant upon request. For those residential developments that are determined to not have an impact, a letter of no impact will be prepared for the applicant upon request. Exemption Letter: An applicant may request an Exemption Letter as documentation for the local government. These are projects that would be exempt from school concurrency review or projects that do not impact the public schools. Exemptions from school concurrency are limited to existing single family or mobile home lots of record; amendments to previously approved site plans or plats that do not increase the number of dwelling units or change the dwelling unit type; age restricted communities with no permanent residents under the age of 18; or residential site plans or plats or amendments to site plans or plats that generate less than one student; or are authorized as a Development of Regional Impact (Chapter 380, F.S.) as of July 1, 2005. Concurrency Determination Amendment: An applicant may request an amendment to a previously issued School Concurrency Determination or to an application being processed. This review may require additional staff time beyond the initial concurrency determination review and results in a modified determination being issued. An amendment could result in a negotiation period and/or a mitigation agreement being issued or a previously approved determination being modified and reissued. 3 Page 847 of 4908 Collier County Property AppraiserProperty Aerial Parcel No 00190520005 SiteAddress*Disclaimer Site City NAPLES Site Zone*Note 34120 Open GIS in a New Window with More Features. Page 848 of 4908 Collier County Property AppraiserProperty Aerial Parcel No 00191360002 SiteAddress*Disclaimer 2661SUNDANCEST Site City NAPLES Site Zone*Note 34120 Open GIS in a New Window with More Features. Page 849 of 4908 Collier County Property AppraiserProperty Aerial Parcel No 00191400001 SiteAddress*Disclaimer 2691SUNDANCEST Site City NAPLES Site Zone*Note 34120 Open GIS in a New Window with More Features. Page 850 of 4908 Collier County Property AppraiserProperty Aerial Parcel No 00191440003 SiteAddress*Disclaimer Site City NAPLES Site Zone*Note 34120 Open GIS in a New Window with More Features. Page 851 of 4908 Collier County Property AppraiserProperty Aerial Parcel No 00191600005 SiteAddress*Disclaimer 2655SUNDANCEST Site City NAPLES Site Zone*Note 34120 Open GIS in a New Window with More Features. Page 852 of 4908 JLM Living East Residential Overlay (PL20220003804) September 26, 2023 Page 1 of 2 Exhibit IVB Proposed Language-r3.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com EXHIBIT IV.B FUTURE LAND USE ELEMENT AMENDMENT LANGUAGE Proposed amendment to the Collier County Future Land Use Element (FLUE) and Future Land Use Map (FLUM) to establish the 37.2± Acre JLM Living East Residential Overlay within the RFMU District located on the south side of Immokalee Road, approximately 1.6 miles east of Collier Boulevard. Words underlined are additions; words struck through are deletions. SECTION I: Amend Future Land Use Map Series, beginning on page v as follows: * FUTURE LAND USE MAP SERIES 140 *** *** *** *** *** Text break *** *** *** *** *** * JLM Living East Residential Overlay SECTION II: Amend “II. IMPLEMENTATION STRATEGY”, Policy 1.9 beginning on page 11 as follows: *** *** *** *** *** Text break *** *** *** *** *** Policy 1.9: Overlays and Special Features shall include: A. Area of Critical State Concern Overlay B. North Belle Meade Overlay C. NC Square Mixed-Use Overlay D. Natural Resource Protection Area Overlays E. Rural Lands Stewardship Area Overlay F. Airport Noise Area Overlay G. Bayshore/Gateway Triangle Redevelopment Overlay H. Urban-Rural Fringe Transition Zone Overlay I. Coastal High Hazard Area Boundary J. Ventana Pointe Residential Overlay K. Incorporated Areas L. JLM Living East Residential Overlay SECTION III: Amend “V. OVERLAYS AND SPECIAL FEATURES”, beginning on page 104 as follows: Page 853 of 4908 September 20, 2023 Page 2 of 2 Exhibit IVB Proposed Language-r3.docx *** *** *** *** *** Text break *** *** *** *** *** L. JLM Living East Residential Overlay [beginning Page 159] a. The JLM Living East Residential Overlay is located on the south side of Immokalee Road, approximately 1.6 miles east of Collier Boulevard (approximately 0.2 miles east of the Urban Boundary) and consists of 37.2± acres. The Overlay is within the Rural Fringe Mixed Use District (RFMUD) and is designated as Receiving Lands. b. Development within the Overlay shall adhere to applicable RFMUD Receiving Lands standards and regulations, except where otherwise stated in this Overlay and subject to the following: (1) Primary access shall be via Immokalee Road. (2) Dwelling units shall be limited to multi-family rental units, which may include horizontal rentals consisting of single-family attached, detached and duplex buildings on one lot. c. The maximum density shall be 350 dwelling units. To achieve the maximum allowable density of 350 units, the first 30 units above the base density of a total of 7.5 units requires redemption of TDR Credits from Sending Lands. d. Of the total units constructed, the project shall comply with the following: 12.5 percent of the units will be rented to households whose incomes are up to and including 80% of the Area Median Income (AMI) for Collier County and 12.5% of the units will be rented to households whose incomes are up to and including 100% of the AMI for Collier County and the corresponding rent limits. At each SDP, the SDP shall identify and quantify the 12.5% of the units that will be rented to households whose incomes are up to and including 80% of AMI for Collier County and the 12.5% of the units that will be rented to households whose incomes are up to and including 100% of AMI for Collier County. These units will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Income and rent limits may be adjusted annually based on combined income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided by Collier County. * Within this Overlay, for the purpose of calculating the final total number of dwelling units, a fractional unit shall be converted upward if one-half or more of a whole unit, or downward if less than one-half of a whole unit, to the nearest whole unit value. e. Twenty-five percent of the project area shall be set aside as native vegetation preservation. 37.2± acres of native vegetation exist on-site requiring a minimum preservation of 9.3± acres (37.2 X .25 = 9.3). SECTION IV: Amend “FUTURE LAND USE MAP SERIES”, beginning page 159 as follows: *** *** *** *** *** Text break *** *** *** *** *** JLM Living East Residential Overlay [page 160] Page 854 of 4908 Page 855 of 4908 Q. Grady Minor & Associates, P.A. Ph. 239-947-1144  Fax. 239-947-0375 3800 Via Del Rey EB 0005151  LB 0005151  LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com Project Location Map NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITIONS: PL20220003804 – JLM Living East Residential Overlay; and PL20220003805 – JLM Living East Residential Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing JLM Living, LLC (Applicant) will be held May 30, 2023, 5:30 pm at Collier County Government Services Center at Heritage Bay, 15450 Collier Blvd, Naples, FL 34120. JLM Living, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment (GMPA) establishing the JLM Living East Residential Overlay and a Planned Unit Development (PUD) Rezone from the A (RFMUO) and A-ST (RFMUO) Zoning Districts to the JLM Living East Residential PUD to allow a maximum of 350 residential dwelling units with a percentage required to be designated for affordable housing. The subject property is comprised of 37.2± acres and is located on the south side of Immokalee Road east of Woodcrest Drive in Section 25, Township 48 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information go to, gradyminor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The NIM is an informational meeting, not a public hearing. 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Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. 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LLCC/O LENNAR HOMES10481 BEN C PRATTSIX MILE CYPRESS PKWY FORT MYERS, FL 33966---0 LAMORADATRACT RD-1, LESS THAT PORTION AS DESC IN OR 5315 PG 1054 EXHIBIT B AND LESS THAT 54465001548 UWILLIAM C BERRY IRREV TRUST JUDITH M BERRY IRREV TRUST 64 CONSTANTINE WAYMT SINAI, NY 11766---0COACH HOMES III AT HERITAGEBAY A PHASE CONDOMINIUM BLDG 75-10126145003580 UWOODHOUSE, LORRAINE4001 SANTA BARBARA BLVDNAPLES, FL 34104---0VENTANA POINTE LOT 3379904800803 UWSA LAND DEVELOPMENT INC 280 HENLEY DRNAPLES, FL 34104---030 48 27 W 335FT OF NW1/4,LESS N 100FT FOR HWY, LESS W1/2 OF SW1/4 OF SW1/4 OF NW1/4, LESS W1/2 OF NW1/4 OF 00214720008 UWSA LAND DEVELOPMENT INC 280 HENLEY DRNAPLES, FL 34104---030 48 27 E 325FT OF W 660FTOF NW1/4, LESS N 100FT FOR HWY, LESS E 10FT, LESS ORDER OF TAKING DESC IN OR 3292 PG 00215200006 UWSA LAND DEVELOPMENT INC 280 HENLEY DRNAPLES, FL 34104---030 48 27 W1/2 OF SW1/4 OFSW1/4 OF NW1/4 LESS W + S 10FT 4.78 AC OR 1129 PG 214800216040003 UWSA LAND DEVELOPMENT INC 280 HENLEY DRNAPLES, FL 34109---030 48 27 W1/2 OF NW1/4 OFSW1/4 OF NW1/4, LESS W 10FT00216640005 UBRIAN & LOIS DICKSON REV TRUST 2196 DONALD RDBURLINGTON L7M 3R9 CANADA COACH HOMES III AT HERITAGEBAY A PHASE CONDOMINIUM BLDG 79-10126145003904 FLEVASSEUR, NICOLE3025 MICHELINE BEAUCHEMINLONGUEUIL JAN 0G6 CANADA COACH HOMES III AT HERITAGEBAY A PHASE CONDOMINIUM BLDG 78-10226145003849 FSTAFFORD, BARRY J & ELIZABETH BRADLEY J STAFFORD7 PARK MEADOW DRCALEDON L7E 0B7 CANADA LAMORADALOT 2154465002000 FWES WILSON FAMILY TRUST29 MICHAEL CUMMINGS CTUXBRIDGE L9P 0E6 CANADA COACH HOMES III AT HERITAGEBAY A PHASE CONDOMINIUM BLDG 75-10226145003603 FCOACH HOMES III AT HERITAGE BAY A PHASE CONDOMINI UMCOACH HOMES III AT HERITAGE BAY A PHASE CONDOMINI UMhrd_parcel_id: 26145003001 49660074806POList_1000.xlsPage 858 of 4908 Page 859 of 4908 Nap[rs il aily Nrws PARTOFTHEUSA TODAY NETWORK Published Daily Naples, FL 34110 Q GRADY MINOR ASSOCIATES PA 3800 VIA DEL REY BONITA SPRINGS, FL 34134 ATTN SHARON UMPENHOUR 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. 5/12/2023 Subscribed and sworn to before on May 12th, 2023 PUBLICATION COST: $1,008.00 AD NO: GCl1058596 CUSTOMER NO: 531419 PO#: PUBLIC NOTICE AD SIZE: DISPLAY AD - 3X10 NANCY HEYRMAN Notary Public State of Wisconsin .. -r-,.,...,.......1~.,...-..- 11.-r .. i:r~-~~T.""'"_,_,n,,!t Page 860 of 4908 NOTICE OF NEIG HBORHOOD INFORM ATION MEETING PETITIONS: PL20220003804 - JLM Living East Residential Overlay; and PL20220003805 - JLM Living East Residential Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing JLM Living, LLC (Applicant) will be held May 30, 2023, 5:30 pm at Collier County Government Services Center at Heritage Bay,15450 Collier Blvd, Naples, FL 34120. JLM Living, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment (GMPA) establishing the JLM Living East Residential Overlay and a Planned Unit Development (PUD) Rezone from the A (RFMUO) and A-ST (RFMUO) Zoning Districts to the JLM Living East Residential PUD to allow a maximum of 350 residential dwelling units with a percentage required to be designated for affordable housing. The subject property is comprised of 37.2± acres and is located on the south side of lmmokalee Road east of Woodcrest Drive in Section 25, Township 48 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information go to gradyminor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The NIM is an informational meeting, not a public hearing. ND-GCt 1058596-01 Page 861 of 4908 10A I FR IDAY, MAY 12, 2023 I NAPLES DAILY NEW S Senators push for overhaul of classification rules Nom aan Merchant ASSOC IATED PRESS WASHINGTON - Responding to a series of intelli- gence breaches over the last year, senators on Wednesday introduced legislation that would require the National Archives to screen documents leaving the White House for classified material. Classified material was found at the homes of President Joe Biden, former President Donald Trump, and former Vice President Mike Pence. And a 21-year- old Air National Guard member is accused of leaklng hundreds of Pentagon assessments in an on line cha- t room. Under two bills unveiled Wednesday, anytime a president seeks to classify a mix of official and un- official papers as personal records, the archivist would first have to conduct a security review to en- sure nothing is classified. In the cases of Biden, Trump, and Pence, classiHed material was found commingled with personal records. "The notion that there was no checking process by the archivist so that that becomes a formal step rath- er than a 'nice to do,' I think, is terribly important," said Sen. Mark Warner, D-Va., the chairman of the Senate Intelligence Committee. The legislation would require all 18 agencies in the U.S. intelligence community to develop an insider threat program and monitor user activity on all classi- fied networks for possible signs of a breach. The per- son accused of leaking Pentagon assessments is al- leged to have printed out some of the documents and folded them to smuggle them out of authorized areas. Also included are several requirements to push U.S. intelligence to declassify more information and restrict how secrets are widely shared. They include an effective "tax" on agencies based on how many records they generate and boosting funding for the U.S. Public Interest Declassification Board, a group of experts that advises the White House on classifica- tion issues. Long a priority of many on the intelligence com- mittee, overhauling declassification was raised by some senators who spoke Wednesday as a long-term way to limit breaches and protect the most important U.S. secrets. An estimated 4 million people hold security clear- ances. And many U.S. officials have long acknowl- edged spy agencies classify too much information and declassify too little, using outdated systems and far too few people to review what can be released. "It's an expensive system that we have. It's outdat- ed," said Sen. Jerry Moran, R-Kan. "we're a better country than what the system allows us to be." Sen. Ron Wyden, D-Orc., noted that Avril Haines, the U.S. director of national intelligence, wrote in a January 2022 letter that "deficiencies in the current classification system undermine our national securi- ty, as well as critical democratic objectives." "My view is the protection of sources and methods and declassification reform go hand in hand," Wyden said. "That's because it's a lot easier to protect impor- tant secrets when you're not acting like everything is a secret.'' NOTICE OF PUBLIC HEARING A b ip a rt is an g roup o f se na t o rs h a s in t rodu c ed le g is la t io n th a t w ou ld requ ire the N a tio na l A rc h iv e s to sc ree n do c um e n t s le a v ing th e W h it e H o u s e fo r cl a ss ifi e d m a te ria l. It 's the firs t m a jo r p ro po s a l to re s p on d to a s e rie s o f in te lli g e n c e b rea c h e s o v e r th e la s t y e a r, In cl ud ing th e c a s e o f M a s s a c hu s e tt s A lr N a t io n a l G u a rd s m a n J a c k Te ix e ira , righ t . M A R GA R E T S M A LL V IA AP, FILE Notir.!I ~ heu,hy pi ven tha1 a pub lic hea,in g w ill be hel d hy lh!! C o lli er C oun ty P la nn in g Com m in ion (CC P C ) 11:00 A.M. OIi Jun e 1, 20 23 , iu th e B oard or C ou nty Co nvniss ion ct s M eel ing Ro om , T hird Fl oo r, Golti&r Go v11m ~t Ceril•. 3.1911 TarTiami Tr11il East, N11f)ls, Ft lo co n 1id llf : A N O R D IN A NC E O F T H E B O A RD O F C O UN T Y C O M M IS S ION E RS O F C O L LI E R C O U N TY , FL O R ID A , A M E ND IN G O R D IN A N C E N U M • BE R 04-4 1, AS A M E ND E D , TH E C O LLI E R C O UN T Y LA N D D E VE L • O P M E N T C O D E A N O Z O N IN G A T L AS , W H IC H ES T AB LI SH E D T H E C O M P R E H E N SI VE LAN D R E G U LA T IO N S F O R T H E U N IN C O R P O •R A T E D A R E A O F C O L LI E R C O U N TY , FL O R ID A , B Y A M E N DI N G T H E A P P R O PR IA T E Z O N IN G A T L AS M A P O R M A P S B Y C H A N G ·IN G TH E Z O N IN G C L ASS IF IC A TIO N O F T H E H E R E IN D ES CR IB E D R E A L P R O PE R T Y FR O M A N E S T A T E S (E) Z O N IN G D IS T R IC T T O A C O MM E RC IA L P L A NN E D U N IT D EVE L O P M E N T (C P UD ) Z O N -IN G D ISTR IC T T O BE K N O WN AS TH E D U N K IN D O NU T S C O LLI E R B O U L E V A R D C P UD ; AL L O WI N G U P T O 10 ,00 0 S Q U A R E FE E T O F c-t. C ·2, A N D C ·3 uses O N 1.118 ct. A CR ES O F P R O PE R T Y LO C A T E D O N T H E W E S T SI D E O F C O LL IE R B LVD 35 0 1 FEE T N O R T H O F P IN E R ID G E R O A D IN SE C T IO N 15 , T O W N S H IP 411 S O U T H , R A N G E 26 E A S T , C O L LI E R C O U N TY, FL O R ID A ; AN D O Y P R O VI D IN G lo.N E F ,F E C TI V E D A T E , [P L 20 220 004 S-4 6 ] AJ I intt1 es ted pani ~ af e invi ted to appe ar an d be he ard. C opi e; of 1he prop ostd Ordinance win be ma de a\'~la.bl e for insp tc l.ion at ee Cc:lier Co unty Clerk 's c~ee, loo rt h lloo 1, Coll it, Col.I nly G :ve rnmen t Ce ntt1 , 32S9 Eas t Tam iam 1 Trail, Str ite 40 1, Napl e$, FL 3~112, on e (1) we;: pri c, to the sched uled hearing. Y,'ri !t efl com m ~ts m u s'. be Ii led v.ith the Zcr,•ing or.won, priorto J u~1 ,20 23. As pal'. o! ..-i on ;oi ng in1tia :iw to efl cou r.lg e pu bl ic invdo.·~,ni t, 1he publ c wi llh a\'e the cppotl unity to pr o vi de p ubl ic cormnenb ie m l'J'.ely,u w ell as in pmo11, during this pr oettd ing. ln diV.dual s wh o W O"Jld ~~e to pa rti cip ate rtfT\Otel y ~h ould reg i5ter !hrough the lnk l)f O'lided wi thin lhe sp ec ,fic e-.-enV mttt ing entry on !he Cal end.u cf Eveots on the Cou nty w eti ~e al w«N .coll ier cou nt}11 ,go v/ou 1-c0'Jn!yM ~torsl cal em !a1"-ol -ewn ts aft er the ag¥i d a is pos ted on the Co untyw eb!.i te. R egi s!1ation r.h ou ld ~ done in ad va11 ;e of the publi<; rneel ing, Cl any ~e•di~e sp eci ·lied wi thin the publ ic lllffl ing r,ot.ce.lndivi d uah w ho r~!er w ill re-t e\·e a11 email in ad v!n ceo f the publi c heai ing detaiin; how th e1 can par tic ip ate 1em otefy in this mfft ing. Remot e part ic ipation ($ pr o vi ded as a cou rtes y an d is a1 the use's ~.T he Cou nty is n ot 1 espon i.i cl e l cr t e,;hni ca.l iss ue:s.F or a ddil onal inlor m a'.ion abcut 1he rr,tt !ing, please cal l G eo ff rey \~"ig at 252-63 69 or em ll l to G eo f1 rey .W 1ni g0col ken ou n-lyft .gcv Ni y pen on wh o dec id es to 3jlpeol any dec.'s on of the C oli« C ou n ty PI.I IVl ing C ommiu lon (C C P C ) wi M need a 1e,;or d at the proc ffll ings pertai ning ther eto a11 d th er e!o 1e, may need to ensure !ha ! a l'e rb al.im reeor d o !!he pm ;ffil ings is ma de,w hi ch re(;()f d inclu des th e tes timon y an d tvi defl ceu pon w tr ch th e ~pe al is t aR d. 11 ~'OU are a person w ith a dW1ily llfflo net ds an y ~mod a'.ion in on:er to p.trt ic ip ate in th's p roc.eed ing,you ar e en !illed ,a tno eo stto yc u,to th e pr ov .S:on o !cett ai n au stan ce.Pleas e con tacttr,e Co!•er eov nty F aciities Man agffll ent D ivisio n, tac..ated at 33:\5 Tam iam 1 Trail Easl , Su te 101, N ap le5, FL ~4112·535 6. r,:3 9) 252-SJ S0. a! lm1 ty,·o t,1) d~ pric1 to the meet inQ , Au s'.ed lis tening d~ices lor the he aring im pai red are av~Hab le in the Board of Co unty Convn lssion t1 ; Off ,n . C o lli<l 1 Co unty Pl an ning Co mmi ssio n E dw in F 1y e1 ,C tw 1m;r,n NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITIONS: PL20220003804 - JLM Living East Residential Overlay; and PL20220003805 - JLM Living East Residential Planned Unit Development In compliance with the Comer County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, PA. (Grady Minor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing JLM Living, LLC (Applicant) will be held May 30, 2023, 5:30 pm at Collier County Government Services Center at Heritage Bay,15450 Collier Blvd, Naples, FL 34120. JLM Living, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment (GMPA) establishing the JLM Living East Residential Overlay and a Planned Unit Development (PUD) Rezone from the A (RFMUO) and A-ST (RFMUO) Zoning Districts to the JLM Living East Residential PUD to allow a maximum of 350 residential dwelling units with a percentage required to be designated for affordable housing. The subject property is comprised of 37.2± acres and is located on the south side of lmmokalee Road east of Woodcrest Drive in Section 25, Township 48 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information go to gradyminor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The NIM is an informational meeting, not a public~:~.~.; NOTICE OF PUBLIC HEARING N ot ice Is hero by g lVen tha t a pu b lic he arf ng w lH be held by the C o lllei' co un ty P la nn ing C o m m iss ion (C C PC I at 11 :00 A .M . on Jun e 1, 2023, In the Board ol Cou nty Commissioners Meeting Roo m , Third Floor . Co llief Gover n - men t Cen ter . 329'9 Tamlam l Tral l E as t, N aples . FL to co nsider. A N O R D IN AN C E O F T H E B O A R D O F C O U NT Y C O MM IS SI O N E R S O F C O L LI E R C O UN TY , F LO R ID A A M E ND IN G O RD IN A N C E N O . 89·05, AS AM E N D E D , T H E C O L LI E R C O U NT Y G R OWT H MA N A G E M E N T P LA N FO R T H E U N INC O R P O R AT E D A R E A O F C O L LI E R C O U N T Y , FL O R ID A, S P E C IF IC A LLY A M E ND IN G T H E FU TU R E LA N O U S E E L E M ENT AN O FUT U R E LA N O U SE M A P A N O M A P S E R IES BY AM E ND IN G T H E O R A N G E B L O SS O M /AI R P O RT C R O SS R O A D S C O MM E RC IA L S U B D IS T RI C T T O IN C R E AS E T H E C O MM E R C IA L S Q U A R E FO O T A G E A LL O W E D O N PA R C E L 2 FR O M 40 ,000 S Q U A R E FE ET O F G R O SS LE AS AB L E A R E A T O 7S,OOO SO U AR E FEE T O F G R O SS L E ASA B L E A R EA O F C O M M E RC IA L U S E S A N O U P T O 104,000 S Q U A R E FEE T O F G ROS S LEAS AB L E A R EA O F IND OO R SE L F -S T O RA G E IN C L UD IN G A U T O M O B IL E S T O R A G E . TH E S U BJ E C T P R O PE R T Y IS LO C AT E D O N T H E W E S T S ID E O F A IR P O RT R O AD N O RT H AP P R O X IMA TE LY 320 FE ET SO UT H O F O R A N G E B L O S SO M D RIV E lN S E CT IO N 2, T O W N • S H IP 49 SO U TH , R A N G E 25 E A ST , C O N S IS T IN G O F 511: A CR ES O F T H E 10ct. A CR E S U B D IST R IC T ; A N O FUR TH E R M O R E , D IR E C T IN G T RAN SM ITT A L O F T H E A D O P T E D A M E N D M ENT T O T H E FL O R ID A D E- P A R T M E N T O F E C O N O M IC O P P O R T U N IT Y ; P R O V ID IN G FO R S EV E RA B ILI TY A ND P R O V ID IN G FO R A N E FF E C TI V E D AT E . (P L 2022 0 00 3"'&4 J A N O R D IN A N C E O F T H E B O A R D O F C O U N TY CO M M ISS IO N E R S O F C O L LI E R C O UN T Y, FL O R ID A , A M E N D IN G O RD IN AN C E NU M B E R 04-41, A S A M E N D E D , T H E C O L LI E R C O U NTY LAN D D EV E L O P M E N T C O D E , W H IC H IN C L U D E S T H E C O M P R E H E N S IV E Z O N IN G R E G U LA T IO N S FO R T H E U N INC O R P O R AT- E D A R E A O F C O L LI E R C O UN TY , FL O R ID A , BY A M E N D IN G TH E AP P R O P R IAT E Z O N IN G AT LA S M AP O R M AP S B Y CH AN GIN G T H E Z O N IN G C LA SS IF IC A T IO N O F T H E H E R E IN D E SC R IB E D R EA L P R O PE R T Y FR O M T H E R UR A L A G R IC U LT UR A L (A l Z O N IN G D IS T R IC T T O T H E C O MM E R C IA L P LAN N E D U N IT D E - V E L O P M E NT jC P UD ) Z O N IN G DIS T R IC T FO R A P R O J E C T T O B E K N O W N AS LUT G E R T A IR PO R T R O A D C P U D , T O A LL O W U P T O 75,000 SQ U A R E FEET O F G R O SS L E A SA B LE A R EA O F CO M M E RC IA L U SE S A N O U P T O 104 .000 SQ U A R E FEET O F G R O S S LE A SA B L E A R EA O F IND O O R S EL F •S T O R A G E IN C L UD • IN G A UT O M O B IL E S T O RA G E . TH E P R O P ERTY IS LO C A TE D O N T H E W ES T S ID E O F A IR PO R T R O A D N O R T H , A P P R O X IM AT E LY 320 FE E T SO UT H O F O R A N G E B L O S SO M DR IV E IN SE C T IO N :Z, TO W N S H IP 49 SO UT H , R AN G E 25 E AS T , C O LL IE R CO U N TY , FLO R ID A, C O N S IST IN G O F 51 A CR E S ; A ND B Y P R O V ID - IN G A N E FF E C T IV E D AT E . {P L 20220000533 ] A n In teres ted pa rties are invlled to appe ar and be heard. Coples ol the propo sed OR D IN AN C E w ill be ma de aV11i1Jblc lo, in spoc \ion at tho C o llie,, C ou nty C lct k 's o11 ioo , fou rth lloo r, C ol lier Co un ty G ovu n mcn \ C cn 11)1 , Jl99 E as t Tam lam l Trai l. Su i!e 40 1. N aples . fl. o ne (1) wee k priof to the sc hed ule d hearing. W rttt en com men ts mu s1 b,, t~ed wi lh the Zon ing ni visi on , prio, to J un o 1, 2023. A.s part ol an ongo ing ln tt ia tN e to enc ou rag e pu bl k:; Invo lve men t. the pu bl ic w ill ha ve the oppoml nity to provide pu b lic commetrts remotely. as we!! as In person, d uring this proc eed ing . Individuals who would Wke 10 pa rt lc l• pi!(e rem<.>lol y 1hou ld 1egi sler lhrou 11 h \ht, link pro vi<J eJ v.-it h ih lh e spec if ic even V mee tlng o,n t,y on lh e C alen d ar of E ven ls on the C ou nty websi lo at www .col lier co untyf l.g,o v/o u r-co u nty M$ito rsl ca lern fa r-c r--1s ah er the ag enda Is post ed on the Coo nty web5'1 e. Re gts 1,a1 1o n should be done In adv anoe of !ho pu b lic mee ting , or an y deildt ine 5f)8C ified 'M lh ITT th e puul lc meel in g no 1ice . lnd ivi du .ils wh o rog is tei will recei ve an em a ~ iri advan ce of the pub lic hear ing oot arn ng ho w they can part ic ipa te remot ely In th is meeting. Re rno to part icipa tio n Is pt O'<kled as a cou rt es y and Is at the use r·• risk . The Cou nty Is no1 responsible lor lechnlcal Issue$. Fo r ackf hior\al lr1lor ma - linn ahou ! lhe rneti lin g , pl e-e call G f!<>tt ri,y Wi llig ~I 7.5 ?•8.169 or em:i i1 to G eo ff rey.W iHi[l@ coff ier co u nty1 l.9n v Any pet$0 n who decides to appea l an y dec;is io n al th e COilier co un ty Pl ann ing Co mm is sio n (C C PC I w lU need a recor d of th e pt oceed lng s pe rtain ing thef et o and 1h ere l0<e , ma y ne ed to ens.u re that a ver b.l tlm 1eco rd of Iha proceed ing s Is made, w hic h reco n::l lncllKles th e tes timo ny an d ev idence upo n w h ic h Iha appeal Is based. If yo u a,e a per son w ith a dlsab i1ily who need s an y acc om moda tion In on::le r to partic ipa te In this procee d ing . )'Oll ar e en trtled , at no cos t to yo u , to the pr ovtslo n ol ce rta in assis tance . P le a se con tac t the c o m er Co u nty Facilities M anage men t Di vis io n , loc ated al 3335 Tam larn l Tra ij East. Su he 10 1. Naples. fl 34 112 -5356 . (239) 252 -838 0 , at le ;is t two (2) days pri o r to the mee ting . As sis ted llsten lng dev ice s for the 111:!ari ng Im paired ar e avall- ahle in th o B oa rd cl C c un !y C o rnmis li nn ct s Ott iee . Col lier Co unt y P lan n irlg C o m miss io n E d w in Frye r, C hai rman Page 862 of 4908 Page 863 of 4908 Page 864 of 4908 Page 865 of 4908 Page 866 of 4908 Page 867 of 4908 PETITIONS:PL20220003804 | JLM LIVING EAST RESIDENTIAL OVERLAY AND PL20220003805 | JLM LIVING EAST RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) REZONE May 30, 2023, Neighborhood Information Meeting (NIM) Project information and a copy of this presentation can be found on our website: GRADYMINOR.COM/PLANNING/ Page 868 of 4908 PROJECT TEAM: •JLM Living, LLC – Applicant •Richard D. Yovanovich, Esq., Land Use Attorney –Coleman, Yovanovich & Koester, P.A. •D. Wayne Arnold, AICP, Professional Planner –Q. Grady Minor & Associates, P.A. •Michael Delate, P.E., Civil Engineer –Q. Grady Minor & Associates, P.A. •James M. Banks, PE, Traffic Engineer –JMB Transportation Engineering, Inc •Marco A. Espinar, Environmental Planning/Biologist –Collier Environmental Consultants, Inc. *Please note, all information provided is subject to change until final approval by the governing authority. 2 INTRODUCTION Page 869 of 4908 3 LOCATION MAP 3Page 870 of 4908 Overall Project Acreage:37.2±Acres Future Land Use (FLU)Designation: Current:Agricultural/Rural Designation, Rural Fringe Mixed Use District, Receiving Lands Proposed:JLM Living East Residential Overlay Zoning District: Current:A, Agriculture (RFMUO) and A-ST,Agriculture with ST Overlay (RFMUO) Proposed:JLM Living East Residential Planned Unit Development (RPUD) PROJECT INFORMATION 4Page 871 of 4908 •Small-Scale Growth Management Plan Amendment (GMPA)to create a new overlay to establish the JLM Living East Residential Overlay. •Rezone to allow a maximum of 350 multi-family residential dwelling units with an affordable housing component. •This proposed rental community will be a horizontal rental community •No dwelling units are constructed above one another. Each one-or two-story unit is either free standing or attached side by side with another unit. PROPOSED REQUEST 5Page 872 of 4908 PROPOSED OVERLAY LANGUAGE 6Page 873 of 4908 FUTURE LAND USE DESIGNATION 7Page 874 of 4908 8 PROPOSED MASTER PLAN Sundance Street Immokalee Road Page 875 of 4908 9 PROPOSED MASTER PLAN AERIAL OVERLAY Page 876 of 4908 10 PROPOSED PERMITTED USES A.Principal Uses: 1.Dwelling Uni ts:Multi-family rental units which may include detached,attached and multi -family structures.For purposes of this PUD,the multi-family rental units will consist of three or more detached houses,attached houses or multi-family units constructed on a single parcel under unified ownership and having a common recreational amenity. B.Accessory Uses: 1.Accessory uses and structures customarily associated with the principal uses permitted in this RPUD,including but not limited to garages,carports,swimming pools,spas and screen enclosures. 2.Clubhouses,community administrative facilities and recreational facilities intended to serve residents and guests, including leasing and construction offices. 3.Water management facilities to serve the project such as lakes. 4.Open space uses and structures such as,but not limited to,boardwalks,nature trails,gazebos and picnic areas Page 877 of 4908 11 PROPOSED DEVELOPMENT STANDARDS SPS –Same as Principal Structure *1 –Does not apply to passive recreational uses such as trails/pathways. *2 –Community structures such as guardhouses, gatehouses, fences, walls, columns, decorative architectural features, streetscape, passive parks and access control structures shall have no required internal setback, except as listed below, and are permitted throughout the PUD; however such structures shall be located such that they do not cause vehicular stacking into the road right-of-way or create site distance issues for motorists and pedestrians. *3 –Zero feet if attached, 10 feet if detached. Maximum Height for Guardhouses/Gatehouses: Zoned: 25’ Actual: 30’ Note: nothing in this MPUD Document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. Page 878 of 4908 12 PROPOSEDEASEMENT VACATION EXISTING EASEMENT PROPOSED TO BE VACATED 10' PUBLIC ROAD ROW EASEMENT (OR5239, PG767), (OR 1476, PG 242) AND (OR 5305, PG 3751)EXISTING EASEMENT PROPOSED TO BE VACATED 10' PUBLIC ROAD ROW EASEMENT (OR5239, PG767), (OR 1476, PG 242) AND (OR 5305, PG 3751) Page 879 of 4908 CONCEPTUAL 1-STORY RENDERINGS 13Page 880 of 4908 CONCEPTUAL 2-STORY RENDERINGS 14Page 881 of 4908 CONCEPTUAL AMENITY RENDERINGS 15Page 882 of 4908 CONCEPTUAL STREETSCAPE RENDERINGS 16Page 883 of 4908 NEXT STEPS •File Resubmittal •Hearing sign(s) posted on property advertising Planning Commission (CCPC) and Board of County Commissioner (BCC) hearing dates. •HEARING DATES: •CCPC –TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 •BCC –TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 *Please note, all information provided is subject to change until final approval by the governing authority.17Page 884 of 4908 Project information and a copy of this presentation can be found online: HTTPS://GRADYMINOR.COM/PLANNING/ Collier County Growth Management Department (GMD) Public Portal: CVPORTAL.COLLIERCOUNTYFL.GOV/CITYVIEWWEB/PLANNING/LOCATOR Planning Application #PL20220003804 AND PL20220003805 CONTACTS: •Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144 •Collier County Staff: PUDZ:Eric Ortman; Eric.Ortman@colliercountyfl.gov or (239) 252-1032 GMPA:Parker Klopf; Parker.Klopf@colliercountyfl.gov or (239) 252-2471 PROJECT DOCUMENTS AND INFORMATION 18Page 885 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 1 of 16 Wayne Arnold: 00:00 Can you hear me at this level okay? I think we're going to go ahead and get started. Sharon will be recording the meeting. We'll have her get set up with the recorder and we'll get started in just a minute. Sharon Umpenhour: 00:07 It's on. Wayne Arnold: 00:07 Oh, okay. All right, we're ready to roll. So good evening, everybody. I'm Wayne Arnold. I'm a planner with Grady Minor & Associates here representing the applicant. Sharon Umpenhour is from our office. She's in charge with the audiovisual tonight and we're required by the county ordinance to make a transcript of this meeting. So it is being recorded and we'll go through a short presentation and then we'll have Q&A. But the only request we have is one question at a time when we get to the Q&A, and we'll try to capture everybody on the microphone so we can have a legible copy for planning commission and board county commissioners as they move ahead. So we're here for two applications. We have a small scale comprehensive plan amendment and we have a companion duty rezoning. And these are the two application numbers, if you all are interested. 01:00 This presentation, by the way, will be available on our Grady Minor & Associates webpage. We'll also make a copy available to the county should you want to contact them. So the company we're representing is JLM Living, they're large developer of rental apartment communities around the country. This is a little bit unique for our area because it's not a large scale rental building. These are horizontal rentals in the industry. So they're a series of one and two family attached units that will be for rent. So our project team consists of, obviously, the applicant, Richard Yovanovich, who many of you probably know as our attorney for the project. Mike Delate, who's in the back room with Grady Minor, he's our civil engineer for the project. Marco Espinar is our biologist on the project, who's here in the audience. And Jim Banks, who is our traffic engineer, couldn't be with us tonight. He had a medical issue and couldn't be here tonight. But we'll do our best to answer any questions you may have on traffic. 02:02 The project is about 37 acres. It's located just east of the charter school on the south side of Immokalee Road, located just west of the Pulte community. I'm assuming that many of you all reside in the Pulte project that's located just to our east. But we're in the review process right now with both applications. Page 886 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 2 of 16 We've received preliminary comments from Collier County staff and we're in the process of responding to those comments. Marco is fairly new joining us as the biologist and took over from the prior biologist. So we've been reworking part of the application and we'll be resubmitting to the county soon. Right now, the lands are designated ag rural, they're part of the rural fringe mixed use district zoned agriculture. There's a ST sensitive treatment overlay that we would be removing. We're proposing to create a new overlay for the comp plan designation and the zoning, which would allow us to build up to 350 residences on the 37-acre project. 03:05 So we have the small scale amendment. We're asking for the rezone for 350 units. We're calling it horizontal rental and we've made commitments in the application to provide a portion of these units as affordable rental community. I think Rich may help me, but I think we're at the 100% or less range for 22.6% of the units that are actually constructed here. That seems to be the number that the county commission has landed on right now. At least that's the current thought for when we are asking for plan amendments and things beyond what the current code allows. And we're providing some affordability to ease with the situation we have throughout the county. The overlay language is part of the actual application. I'm not going to go through every word of that, but it sets out the maximums in this area and identifies the percentages of units out of the 22.6. Half of those have to be at thresholds meeting the county guidelines and half with a different ratio. 04:10 The property is highlighted in red and that's the 37.2 acres. There's your project. If you live next door is located in this area and you access from Immokalee Road, and I think there's a team for the access with Richard's. Our only access point will be Immokalee Road. If we have a right-in/right-out access. We have had early communications with the charter school to the west to allow interconnection with them, so we could gain access to their traffic signal. 04:42 This is our proposed master plan and just about to point out the highlights here. So here's our access point. Right-in/right-out on Immokalee Road, a potential interconnection with the charter school in this approximate location. All of this area along our eastern boundary, probably for more than three quarters of that length is part of our preservation area that'll be retained as native vegetation preserve. And then, everything in R, are designed to be recreation... Excuse me. Residential tracts, Page 887 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 3 of 16 where the home sites would be located. And then, our amenity area and leasing offices would be up near Immokalee Road. So those are the features of the project. This is it on an aerial that shows the relationship with charter school connecting with their driveway potentially here. And then, you can see our preservation area, how it extends along adjacent to the property, the Ventana Pointe to the east of us. This is considered the better quality of wetland area and the county staff has asked us to make this the widest part of our preserve. So it connects to the preserve in your community if that's where you reside. 05:53 Again, we're asking, this has been a challenge because it's not really a traditional multifamily project, but we're calling it multifamily, and it will consist of probably only one and two attached units. So there'll be freestanding units, there'll be duplex type units that will be for rent. No units where there are more than two stories in the project. Heights of the buildings, 30 feet, zone height, 35 feet, actual height, probably comparable to almost any other residential project you find in the community. So that gets us up to a two-story product. And, again, there's an easement vacation that's a companion to the project and that's the internal easement area that services, four lots down here, where there's a couple of home sites back in here. But we're proposing to vacate that but with no access to Sundance to the south. 06:56 These are some one-story renderings to show you what these rentals look like. So you can see that's the freestanding version where we have no other unit attached to it. So you would as a renter rent this entire space, rather than platting these as individual lots, there'll be for rentals for up to 350 units. Here's an example of a two-story version of that. So you can see the scale is probably on the smaller side of single family residential, but still nonetheless, it's the freestanding model. And then, these began to show you an example of the attach type product in this area as well as the amenity. They, obviously, provide a very nice amenity for the residents. These communities tend to be on the little bit higher rental price point than other communities and that's because they provide the freestanding product. They also provide high-end amenities for the community. 07:56 You get a sense for sort of the streetscape that starts to occur here. You can see that's a combination of attached units in this particular area, and then there's some freestanding units shown Page 888 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 4 of 16 back in this area. But that's typical streetscape. It's not a platted street, but it's a driveway with sidewalks and easy access to the amenities in the community. So that's a brief presentation. But as I mentioned, we're in the review process right now. We do not have hearing dates established, but we will go to the Collier County Planning Commission. And when that meeting date is scheduled, if you receive notice for this meeting, you would receive notice for the planning commission hearing and ultimately the Board of County Commissioners, who will make the final decision on this. 08:42 All this information is available on our website. We've also provided information. Eric Ortman and Parker Klopf both with Collier County Government are here in the audience taking notes and listening to this. You can contact them. We've got their contact information on the bottom of the page. So if you want to maybe take a photo of that with your phone or feel free to contact Sharon Umpenhour in our office. We'll make sure you get a copy of the presentation and any contact information that you may want to have. But so that's it in a nutshell, I'm happy to try to answer any questions that we may not have answered. But as I said one at a time and we'll try to get the microphone in your hand so we can make sure it's legible in our transcript. Yes, sir. Speaker 3: 09:24 Thank you. So I understand there's two separate sites in east and the west. Are you saying there's 350 homes in the east site alone? Wayne Arnold: 09:37 Yes. The proposal is on this site. It's same applicant but they're two separate sites, east and west. This is the east site as we're calling it, just to distinguish the two. And yes, we're requesting 350 units in this project. Speaker 3: 09:51 Wow. Speaker 4: 09:53 Can you go back a couple slides to where it shows both reserves backing up between our community and the next community? So I can ask a question. All right there. You have a 30-foot public road right of way. It's just... Yeah. Down right there. Yeah. What's the reason? What's that for? Wayne Arnold: 10:16 Okay. That easement is an existing easement that's granted in favor of Collier County. We don't think they've ever accepted it, but it is an easement that shows up in the title work. We talked about, it's off our site. There's a notch there that is not part of Page 889 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 5 of 16 our property. We tried to go out early on to reach out to the prior owner to see if they would quitclaim it back to us. We weren't successful in finding the chain of title for that and as it turns out, it would've been in our preserve anyway. So we didn't really need it. So we abandoned the vacation process. So there, we couldn't really vacate it. It wasn't on our property. It happens to be, I think, just a strip of land that's independently owned. Rich, you may know, but I thought it was like a third party that owns that. Is it right? Richard Yovanovich: 11:04 Through the conveyance history. And I don't know why this happened. One of the deeds lessed out that 30-foot-wide area. We tried to track down the owners of that 30-foot-wide area. They have passed away. So going through and trying to track down all the errors that require times of that 30 foot area, no man's land just wasn't worth it. So whoever owns that property really can't do anything with it. So it'll [inaudible 00:11:36] state. Speaker 4: 11:38 So is that something that's going to stay on the map like that for either run out, it's always going to be labeled like that on the map? It can be removed. Richard Yovanovich: 11:43 Yeah. We can't remove it because we don't own it. But the odds of anybody coming in and wanting to develop that area are slimmer than us. Speaker 4: 11:52 Is there any access to it? Richard Yovanovich: 11:53 No. Wayne Arnold: 11:55 The question was, is there access to it and there really is no access to it. It doesn't extend all the way to Immokalee Road, and it doesn't extend all the way south down to Sundance. It's just a remnant piece of land. And as Rich said, it probably will never be developed 'cause there is no access and there's no utility to the 30-foot easement that's encumbered with public right of way benefit. The county, could they improve it to put in some drainage benefit or something in the future? They may, but I think that they're the only people that I know they have public rights to it. Any other questions? Speaker 6: 12:30 Okay, so just a few questions. No access point is going to intersect with Ventana Pointe. It's just going to be off of your own access point off of Immokalee or the school? Page 890 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 6 of 16 Wayne Arnold: 12:45 Correct. There's no access point into Ventana Pointe. The only access we're proposing is either to Immokalee Road and/or through this potential interconnection location- Speaker 6: 12:53 How about you to share our access point at all? Wayne Arnold: 12:56 We are not looking to share your access. Speaker 6: 12:57 And the homes that are up against your development towards the back, what's between them? Wayne Arnold: 13:05 That will be the area to the southeast in this area that will be a landscape buffer per Collier County land development code for, not sure if that's going to be... Sharon, do you know if that's 10- foot buffer in that area? Speaker 6: 13:18 Is there going to be a wall? Wayne Arnold: 13:20 I don't think we're that far along to know if there's going to be a wall in that location unless it's required for water management purposes. Speaker 6: 13:29 What is the approximate rent? Wayne Arnold: 13:30 The question was what is the approximate rent? And I don't think we have that number to date. Just looking at the affordable guidelines that we do have access to for those units. Those are going to be, potentially, I think two bedroom units are kind of the thing that we've based those on. Rich, I don't have the table with me but the- Richard Yovanovich: 13:50 The rents are all market rate with rents, so they'll probably be a little bit higher than we were seeing the Pearl and other places since there. Speaker 6: 14:00 Can you give us an example of what's a little higher? Richard Yovanovich: 14:03 I don't know the exact number [inaudible 00:14:04]. Wayne Arnold: 14:03 Guys, one at a time, please. Speaker 7: 14:04 Okay. I'm sorry. Richard Yovanovich: 14:07 I can tell you that basically a two-bedroom unit, I think in The Pearl's rent and yours is 3,000 a month. So, unless there's a Page 891 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 7 of 16 dramatic decrease in rents, there's going to be higher than that is my estimate. Yeah. Speaker 6: 14:21 Is this a gated community? Wayne Arnold: 14:25 Yes. It's intended to be gated community. Richard Yovanovich: 14:28 Yes, it's intended to be gated. Speaker 7: 14:29 And what kind of amenities are you giving your residence? Wayne Arnold: 14:32 The question is what type of amenities will the residents be given? Right now, what I've seen on their preliminary plans has a small clubhouse area with recreation, exercise room, et cetera. And it will have swimming pool and as I pointed out, that amenity area is in this location up here among the road. Yes, ma'am? Let me get this to you. Speaker 8: 14:58 Why is it that they didn't put any additional buffer towards that back end of the community? And also, for the rentals, are they going to be monthly? Are they going to be six months? Are they going to be three months? Are they going to be annual? What's the plan for that? Wayne Arnold: 15:16 So what we're showing on the master plan is the preserve area. It's called out as a separate tract, and we have to label our preserve areas. So all of this crosshatched area is the preserve. There will still be landscape buffers in this area along our south and all along our western boundary as well. So there will be a landscape buffer, just as you all have a landscape buffer on your project. And from the standpoint of the rental, I don't think we know, but it's very likely that it's going to be a series of monthly, annual, et cetera. Speaker 8: 15:48 Thank you. Richard Yovanovich: 15:51 These are not going to be short-term rentals. I don't know if they're going to be six months and above or a year and a month. But they're not intended to be monthly short-term rentals. Speaker 8: 16:02 Pet friendly? Wayne Arnold: 16:03 Pet friendly? Richard Yovanovich: 16:04 Yeah. Page 892 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 8 of 16 Wayne Arnold: 16:05 That's the question. I assume it will be. Yes, ma'am? Hang on. Speaker 9: 16:08 Yeah, just a quick question for you. So, essentially if you live in the back of Ventana Pointe, you're going to be able to see the house. You're saying a 10-foot buffer, that consists of probably no full tree. So the people who live in the back will essentially see right into the houses of the people who are in the other neighborhood. So that's my question. And you're comparing the rent to The Pearl. Is there a way that we can know the demographic information of typically who is renting in that bracket so that we can have an idea of who's going to be living right next door to us? Wayne Arnold: 16:39 Well, I think the answer is all of the units are going to be market rate rentals, whatever that market bears for these and it's traditionally higher than a conventional apartment building. And then, we've made the commitment that 22 and a half percent of the units constructed would meet the affordable guidelines. So it is not a direct fair comparison to The Pearl, et cetera because the affordability component will have some of the units at lesser price points. And with regard to your question about the buffer, it is going to be buffer comparable to what you have. I can't promise you that those handful of units have a view of our units, but they're restricted to no more than two stories. Speaker 9: 17:17 In the front of the neighborhood, in the middle, the preserved situation will remain intact, or what's happening there? I see it's wide, but I look in the middle. So I'm trying to understand how that affects, a lot of us bought our houses because of that? Speaker 8: 17:32 Because we were told it would never be touched, all of it. So how does that change for the people in the middle? Wayne Arnold: 17:37 So the area that is in the middle, if the middle is... The pointer is not working. In this area. So our widest preserve area abuts the widest preserve area of your community as well. That's what the agencies ask us to do. That's what one of the Collier County requirements is that we have preserves that connect to other preserves. So that's what we've tried to do. Where you have preserved, we're connecting to all of that preserve as well. So what we'll do, if there's any exotic vegetation there, we have to go in and remove it. We may have to do some restoration. There probably will be partly used for a water management system, but if we plant vegetation, it will have to be native vegetation. Page 893 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 9 of 16 Speaker 4: 18:20 What are you guys going to do about the current wildlife that's there? The bears and the deer, bobcats, turkey, all the animals that we see. What do you guys think about that? Wayne Arnold: 18:31 We're required for listed species to provide management plans as we go through the process. So, for instance, there'll probably be requirements as you have for black bear management plans and there'll be bear proof containers for trash and things like that. But the county has standards for those. The other agencies look at those as well. But for the deer and other wildlife that are native but not necessarily protected, they'll have our preserved area to live in as well as parts of the golf course and other open spaces in the area. Speaker 10: 19:00 [Inaudible 00:19:00], sir? Speaker 7: 19:00 Is the community going to have access on Sundance Street? Richard Yovanovich: 19:04 No. Wayne Arnold: 19:06 No, there's no access on Sundance. Speaker 7: 19:08 So what happens with that road? That's a private road right now. Richard Yovanovich: 19:11 Can you say that- Speaker 7: 19:12 What happens with Sundance Street, since it's a private road to our home right now? Wayne Arnold: 19:17 Sundance Street was made provisions in your community to provide for the right of way and keep that access open. We have no provisions to connect to it. There's a right of way easement that exists there. We're not proposing to utilize it at all. Yes, ma'am? Speaker 8: 19:37 This may be more of a suggestion than a question, but regarding that back portion. Most of those homes were single story. So if you put two stories there, they're just going to be looking right into the back of our homes. And I'm hoping that the developer takes that into consideration and maybe the 10-foot buffer is enough for Collier County, but perhaps if the developer's going to be doing this, maybe they might consider putting something a little bit thicker. Speaker 7: 20:05 Or redo the wall. Page 894 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 10 of 16 Speaker 8: 20:05 More wall. Wayne Arnold: 20:05 So, certainly, talk to our client about the provision, whether or not we can restrict that to single story or put in a commitment for a stronger buffer for you. Yes, sir? Speaker 11: 20:13 Just to follow up on her comment. My house isn't facing that direction. I don't necessarily have life or death emergency here, but a lot of people bought their dream homes on that side promised preserve. And yes, the reality is there's going to be a very thin, thin buffer there. And I'd like to just suggest that perhaps we don't look at the preserve up north and we don't look at that tract of land where you can't find the owner as some sort of act of good faith. Maybe the county requires it. It's just there because it has to be done by the developer, not because they want to. They love to jam chock-full of houses. They might be able to create some goodwill if they were to listen to the lady's suggestions and actually put a true buffer because you can see right through there. I can see that little shack that's in the middle of the woods there. 21:10 So I'd just like to say for the record, there's 70 some homes over in Ventana Pointe. We're saying that there's going to be 350 there. I mean you can see the maps, they're mirrored. You've got 70 there. It's almost somewhat disingenuous. Number one, 350, it's like, "Let's ask for 10 times more than what we actually want." I think that's what's happening here. Unless you have hobbit homes, I don't know how you fit number one, 350 on there. And then, also for the record, let's not pretend that the preserve is somehow a contribution to the neighbors. It's not. It's there because you have to, and maybe they could get some goodwill if they actually did something. Not because they're made to do it, but because it's what you would expect, or I would expect. It's what you would do if you wanted to be courteous to your neighbors and recognize that some of these people, this is their dream home and they're about to be looking into rental apartments, not condominiums, not places that you'd be selling for 500 or 600 a piece. But a cash grab, a monthly, annual cash grab. Wayne Arnold: 22:16 Thanks for your comments. Yes, ma'am? Speaker 8: 22:21 One more question. So essentially... Wayne Arnold: 22:22 Maybe use the other one. Page 895 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 11 of 16 Speaker 8: 22:23 Sorry. So, essentially, where are we now with all this? What can we do? Because you just said, many of us just spent a crap ton of money on our homes without being told that this was even going to happen. I mean, Pulte did not, maybe they didn't know. But this was not disclosed to us. And here we are. Many of us just have lived there for several months. Some people have not moved in yet. So I guess what stage are you in? Is there any way that this won't happen or just what can we... Can you inform us of what we can do? Wayne Arnold: 22:51 Sure. We are in the sufficiency review process for both applications and the county is still reviewing it and our application will be looking at it for the next few months. No hearings have been scheduled. You're provided the contact information. I'll put it up again. Parker's contact information. He's with comprehensive planning staff. Eric Ortman is with the zoning staff and together they'll be reviewing our application and all of the information we give in the county to determine whether or not they're going to support it. We're going to support it with changes, make a recommendation for approval, we hope. Speaker 8: 23:24 Your [inaudible 00:23:25]. Wayne Arnold: 23:27 Yes, ma'am? Let me get the Comment from you. Speaker 8: 23:27 Sorry guys. Speaker 11: 23:27 That's okay. Speaker 9: 23:37 So just a quick question on the affordable housing piece. What was the decision behind that, including that you said 26%? Wayne Arnold: 23:45 It's 22 and half percent. That seems to be the number, Rich and I have handled a handful of these projects, where we were asking for a comprehensive plan amendment to increase density or change the unit types, which this is an example of that. And that seems to be the figure that county commission and staff have accepted as an appropriate mitigation for those increases to at least give back something to the affordable housing crisis that we have in the community. Anything else from anybody? Speaker 3: 24:18 How do you propose to handle the traffic that needs to go westbound? Page 896 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 12 of 16 Wayne Arnold: 24:24 So the traffic that would go westbound, we would really enjoy the opportunity to connect through the charter school to their light. We've had some initial discussions with them. There's been no commitment that they would do that. So if that's not the case, we'll have a Right-in/right-out only, so our traffic would go eastbound and then find a U-turn movement to go back to the west. Speaker 6: 24:45 Oh, boy. Speaker 8: 24:45 I think that's going to be worth [inaudible 00:24:48]. Wayne Arnold: 24:49 Please. I can only have one person speak at a time. It's really disruptive to the audio, okay? Thank you. Speaker 6: 24:55 So to stay consistent with my neighbor's behind me, this plan is already proposed and there's still chances to make some changes. That right rear corner down there, that seems to be the problem for all the residents. Is there a way to eliminate those dwellings on that bottom right R, keep the bottom one and just leave that as a buffer zone to leave the neighbors from seeing the homes? Wayne Arnold: 25:19 I can't make that commitment tonight that we would leave that as an undeveloped portion of the site. But I can tell you, we'll be speaking to our client about whether or not he can do something with regard to the height of structures or buffering. Can you get the gentleman right behind you? Speaker 11: 25:42 Just more or less as a statement for the county people and for the people on the record. I just moved here from Colorado, from Broomfield. I moved out there about 12 years ago. And when you moved to a suburb of Denver, at the time, you could see the mountains, you could see the fields, and there was a true buffer between communities. 12 years later, it's gone. Every field, every piece of land that could be developed is being developed. And you know what's happening to Colorado? Eventually, you're going to have number one concrete and pavement and development stretching from Fort Collins to Colorado Springs. And number two, you make a city unlivable. Broomfield went from having fields and buffers between neighborhoods to being a nonstop urban jungle. 26:30 And so, my only statement would be that Naples is what it is because it has good urban management, it has good planning. You start wiping out every patch of forest you can and turning it Page 897 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 13 of 16 into, even though I believe 350 is a fictional number and that is impossible. Once you start doing that, you remove the charm of the area, you crowd the streets, you build up more traffic lights, more pollution, light pollution, and you suddenly have no green space. You're just any old American city. Speaker 8: 27:09 What happens if you can't get the 350 units? What happens if it gets cut down at two or 250 or 190 or something like that? Are they not going to continue with the project if they can't get enough units? Wayne Arnold: 27:21 I think that's going to be an evaluation that our client would have to do, whether it's financially feasible. If you get down to a number that isn't acceptable, there's a lot of costs associated with development and the numbers have to work in their favor, obviously they're not going to develop the project. Sharon, [inaudible 00:27:37]? Speaker 6: 27:40 What will be the projection completion date on this project? Wayne Arnold: 27:46 So we're currently in the zoning process and we're going through the South Florida Water Management District permitting process. We hope to have this wrapped up, hopefully zoning wise by the end of the year, it's feasible. Permitting wise, probably won't be wrapped up until later into the first quarter, second quarter of 2024. So construction probably occurring. Mike, I'll defer to you, mid-2024 at the earliest. Mike Delate: 28:11 Right. Speaker 3: 28:15 You mentioned something about traffic study. Has there been a study on what's going to happen when potentially 900 new motor vehicles coming out of this residence, that during rush hour, have to go up and turn around at the nearest U-turn? Wayne Arnold: 28:29 Yes. We have a professional traffic analysis that's been completed by our consultant. Staff has reviewed it, they've made some initial comments on it. There's not a capacity issue per se on Immokalee Road. So that's all being evaluated by the county at this time. Speaker 6: 28:43 So why did they force you to put it in the claim? Wayne Arnold: 28:45 Hang on, sir. I have to have it on you. Page 898 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 14 of 16 Speaker 3: 28:48 So is that study available on the website by click of the code that they have in the beginning. Wayne Arnold: 28:54 Yes, sir. Everything that's in our application packet that the county has is available for you all to review on our website. Speaker 3: 29:01 Thank you. Speaker 9: 29:01 [inaudible 00:29:02]. Wayne Arnold: 29:01 [inaudible 00:29:05]. Speaker 6: 29:06 Thank you. Yeah. Has this land been purchased or is this all contingent upon the approval? Wayne Arnold: 29:13 I'm not sure what the finer points of the contract are, but they're under contract for purchase and it has not been acquired. Speaker 9: 29:18 [inaudible 00:29:20]. Speaker 7: 29:23 Stay with the traffic situation, the Collier County is not forcing you to put a traffic light in if you can't adjoin with the school? Wayne Arnold: 29:30 The county has some pretty hard requirements to qualify for traffic signal and you have to meet certain warrants and that's partly volume, but partly accident data. The school has one that you can see in this location probably too close to qualify for another signal anyway. So us having our own signals probably not a realistic thought. Yes, ma'am? Speaker 8: 30:00 So I'm not sure if you all realize this, but for us that have kids in school, they just redistricted half of the schools, the middle school and the high school. The elementary school's already over capacity. So, if you're 350 houses, I'm sure a lot of them will have children. How does that impact us and our kids going to school if they were already overcrowded in the first place, and you were lucky enough to just get in? Wayne Arnold: 30:21 So, with regard to our application review, the Collier County School District actually reviews every zoning application, and we fill out a form with the estimated number of units. They calculate how many students that we equate to and then they distribute it amongst whether it's high school, middle, or elementary school students. And they will... Rich, I don't know. And as far as I know, they haven't made any comments yet on Page 899 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 15 of 16 our application. They rarely do make comments early on in the process if there are capacity issues, we do hear from them. But so far, we've not heard anything from the school district. Speaker 8: 30:53 So it wouldn't impact us- Wayne Arnold: 30:55 Hang on. Hang on. Speaker 8: 30:55 Sorry. So it wouldn't impact us getting redistricted again or it could is what you're saying? Wayne Arnold: 31:03 No, I don't have an opinion either way. Whether or not it would be redistricted, that's not something that we have anything to do with. The criteria is developed by the school district, not us. And so, I don't know what that may or may not do to you. Speaker 8: 31:21 Right. So the more people you're putting in, it could do something to us. When we just, again, bought our new houses and now we can get redistricted again if there's more kids coming in. And we're further back towards this, we're further east than that neighborhood. Wayne Arnold: 31:36 Well, that's only one factor. Because, keep in mind, the school district's always looking at redistricting and numbers of students in each geographic area and they're looking at new school sites. So it is not something that directly correlates to this piece of property. It's something that's a little bit larger than just our project. But they're continuously looking at the districts and the size of those district capacities. I see another hand up. Speaker 10: 31:59 Here, sir. Yes, sir. Speaker 3: 32:01 Just wondering, how many square feet the buildings are going to be? Wayne Arnold: 32:05 They vary in size, whether or not they're going to be an individual unit or the duplex. We have a minimum size that's in our application for those. So here we've proposed our development standards table, and this lists the minimum floor area per unit of 650 square feet. That's pretty standard for apartments these days in Collier County. Speaker 6: 32:37 What's the max? Is there a maximum up there for two? Wayne Arnold: 32:39 There's a minimum. Minimum floor area per unit is the first row, 650 square feet. Page 900 of 4908 PL20220003804 – JLM Living East Residential Overlay and PL20220003805 – JLM Living East Residential Planned Unit Development May 30, 2023 NIM Transcript JLMLEP-22 JLM Living East May 30 2023 NIM Page 16 of 16 Speaker 6: 32:44 That's how you get so many units in there. The closets. Wayne Arnold: 32:48 Well, 650 square feet. That's pretty standard for a one-bedroom apartment in Collier County right now. Speaker 8: 32:52 Everything that we [inaudible 00:32:54]. Wayne Arnold: 32:56 Any other questions, comments? If not, we'll adjourn and want you to stay posted on the project. You're obviously interested. We appreciate you coming out. I'm going to put back up the slide that had our contact information on it. So, again, if you have any comments or questions, Sharon has cards. If you'd like them and if not, you can contact the county staff. Thank you all for coming out today. Appreciate your time. Page 901 of 4908 Attachment 3 Applicant’s Info on Exterior Wall Fire Resistance Page 902 of 4908 111 S. Kentucky Street, Suite 210 McKinney, Texas 75069 Page 903 of 4908 WET WELL VALVE VAU LT GENERATOR / ELECTRICAL PANELPUMPBench Mark No. 1124"x4" concrete monument,with Disc "HLA LB6969 BM"ELEVATION = 28.03 96.94STA. 208+19.1, 71.0' LT.Bench Mark No. 1134"x4" concrete monument,with Disc "HLA LB6969 BM"ELEVATION = 25.69 94.60STA. 216+83.65, 75.5' LT.STRICKLAND RANGE ROAD9'± dirt trail 9'± dirt trail dirt roadasphalt pavementWILLIAMSON BOULEVARDWILLIAMSON BOULEVARDWILLIAMSON BOULEVARDMERGE DO NOTENTERVotranBUS STOP761-7700 48 " 1,2 2M 96"2,44M 72"1,83M 24 " 0,6 1M 84" 2,1 3M A4B1B3B3B3Xref ..\..\CD - Plans\Daytona Beach, FL\Amenities\Daytona Club & Leasing Foundation Plan.dwgXref ..\..\cd - plans\daytona beach, fl\Amenities\Daytona Fitness & Game Room Plan.dwgC1C1B4B4B4B4B4 B4B4B4B4B4B4B4 B4B4B4 B4 B4B4B4B4B4B4B4B4 B4B4 B4 B4 B4 B4 B4B4B4 B4 A4A4A4A4A4 A4A4A4 A4A 4 A5A5A5A5A5A 5 A 5 A 5 A 5 A5A5A5 A5A5B1B1B1 B1 B1 B1B1 B1 B1B1B1B1B1B 1 B 1 B 1 B 1 B 1 B3 B3B3 B3 B3 B3 B3 B3B3 B3B3B3B3B4B4B4B4B4A5A5B4 C1 C1C1C1C1 C1C1C1 C1 C1 C 1 C1C1C1C1C1C1C1 C1 C 1 C 1 C 1 C1C 1C1 C1C1B 1 A5 A5A 5 A 5 A5A5A5B4A5B4B4B4B4 B4B4B4 B4B4B4 A5A5A5A5A5A5A5B4A5B4B4 B4B4B4B4 B4 B4B4 B4A5 B4A5B4B4 B1B3C1B4B4A5B4A5B4 B4B4 A5A5A5B4B4B 4 B4B4B4B4A5A5A5 A5A5A5A5A5A5A5A5A 5 B4B4 B4B4B4B4 B4 B4 A5A5 A5 A5 A5B4 A5A5B4A4A4B4 A4A4A4 A4A4 A4A4 A4A4 A4A4A4A4A4 A 4 A 4A4 C1C1C1C 1 C 1 C 1 C 1 C 1 C1 C1C1C1 C1 C1C1 C1 C1 C1C1C1 C1NORTHSCALE: 1:60ARCHITECTURAL SITE PLAN1CLUBHOUSEVILLAGE GREENFITNESSPOOLENTRY/EXITGATESPRE-MANUF. COVERED PARK ING (SHOWNDASHED), REF . SPECSMAINTENANCEBUILDINGProject No.Checked by:Drawn By:Issue Dates:SheetC 2022 by DBAArchitects.All rights reserved.The arrangementsdepicted herein are thesole property of DBAarchitects and may not bereproduced in any formwithout its writtenpermission.MPBMA201JLM LIVING KYLE, TEXAS Page 904 of 4908 Page 905 of 4908 1 Eric Ortman From:Thomas Mastroberto Sent:Tuesday, September 26, 2023 6:01 AM To:Michael Delate; Eric Ortman Cc:Ray Bellows; Wayne Arnold; Michael Bosi; Parker Klopf; Sharon Umpenhour Subject:RE: JLM East (PL20220003805) Good morning We spoke about this site for fire access and water supply only as related to the JLM Living East RPUD (PUDZ). I do not review setbacks, or any PUD documents or collier LDC requirements. 1. Listed below Building separation – Staff has not been able to get confirmation that a deviation from the 10-foot separation requirement would be allowed for this project. I did not approved any separation requirements (So please stop using my name in the content of fire approved). 2. Secondary Access Staff is concerned that the traffic associated with this proposed 350-unit residential development will be more significant than the 77-unit Ventana Pointe project thus requiring an additional way in and out for safety and traffic distribution. The Ventana Point project to the east has an emergency access point to Richardson Rd, and a street that could easily connect to the proposed JLM East Project. Sundance Street, which currently is not up to minimum roadway standards, could provide an emergency access point now and stubbed access for when Sundance is brough up to standard. There is no documentation that the school to the west is willing to allow access to their signalized intersection as well as a plan to amend the site plan for the school. 3. The fire codes NFPA 1-18 will require a second emergency fire dept. access. (this will be reviewed at time of the SDP Submittal. Thank you Thomas Mastroberto Thomas Mastroberto, Sr. Fire Plans Reviewer / Fire Code Administrator Growth Management Department Building Plan Review & Inspection Division 2800 N. Horseshoe Drive Naples, FL 34104 239.252.7348 Fax 239.252.2334 Thomas.Mastroberto@colliercountyfl.gov How are we doing? The Building Plan Review and Inspection Division wants to hear from you! Please take our online SURVEY. We appreciate your feedback! Page 906 of 4908 Attachment 5 Legal Ad and Sign Posting Page 907 of 4908 Page 908 of 4908 Page 909 of 4908 Page 910 of 4908 Page 911 of 4908 Page 912 of 4908 Page 913 of 4908 Page 914 of 4908 Page 915 of 4908 Page 916 of 4908 Page 917 of 4908 Page 918 of 4908 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCES Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners (BCC) at 9:00 A.M. on September 24, 2024, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami Trail, Naples FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES TO ADD THE JLM LIVING EAST RESIDENTIAL OVERLAY, TO ALLOW A MAXIMUM DENSITY OF 305 MULTIFAMILY DWELLING UNITS WITH AFFORDABLE HOUSING, FOR PROPERTY WITHIN THE RURAL FRINGE MIXED USE DISTRICT-RECEIVING LANDS, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD, EAST OF WOODCREST DRIVE, IN SECTION 25, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 37.2± ACRES. [PL20220003804] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT WITHIN THE RURAL FRINGE MIXED USE DISTRICT OVERLAY-RECEIVING LANDS AND WITHIN THE SPECIAL TREATMENT OVERLAY TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT WITHIN THE RURAL FRINGE MIXED USE DISTRICT OVERLAY- RECEIVING LANDS AND WITHIN THE SPECIAL TREATMENT OVERLAY FOR THE PROJECT TO BE KNOWN AS JLM LIVING EAST RPUD, TO ALLOW CONSTRUCTION OF UP TO 305 MULTI-FAMILY DWELLING UNITS WITH AFFORDABLE HOUSING ON PROPERTY LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD, EAST OF WOODCREST DRIVE, IN SECTION 25, TOWNSHIP 48 SOUTH, RANGE 26 EAST, CONSISTING OF 37.2± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20220003805] (See Map Below) A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection. All interested parties are invited to attend and be heard. Page 919 of 4908 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 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA CHRIS HALL, CHAIRMAN CRYSTAL K. KINZEL, CLERK By: Yani Fernandez, Deputy Clerk (SEAL) Page 920 of 4908 ImmokaleeRDAntiguaLNMontserratLNKrape RDHeritageBayBLVDRichards STImmokaleeRDSomersetP L Moulder DRRive r s RD Sundance STCannonBLVDW il d w o o d BLV D CalusaPinesDR!IProjectLocationPage 921 of 4908 Page 922 of 4908