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CCPC Agenda 07/17/2025COLLIER COUNTY Planning Commission AGENDA Board of County Commission Chambers Collier County Government Center 3299 Tamiami Trail East, 3rd Floor Naples, FL 34112 July 17, 2025 9:00 AM Joseph Schmitt, Environmental - Chairman Chuck Schumacher - Vice-Chair Paul Shea, Environmental - Secretary Randy Sparrazza Charles (Chap) Colucci Michelle L. McLeod Mike Petscher Amy Lockhart, Collier County School Board Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected to speak on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on an item if so recognized by the chairman. Persons wishing to have written or graphic materials included in the CCPC agenda packets must submit said material a minimum of 10 days prior to the respective public hearing. In any case, written materials intended to be considered by the CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the public hearing. All material used in presentations before the CCPC will become a permanent part of the record and will be available for presentation to the Board of County Commissioners if applicable. Any person who decides to appeal a decision of the CCPC will need a record of the proceedings pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. 1. Pledge of Allegiance 2. Roll Call 3. Addenda to the Agenda 4. Planning Commission Absences 5. Approval of Minutes 5.A. May 15, 2025, CCPC Meeting Minutes (2025-2239) 6. BCC Report - Recaps 7. Chairman's Report Page 1 of 1249 8. Consent Agenda 9. Advertised Public Hearing 9.A. PL20240011790 - Costco Wholesale (ASW) - Intersection of Collier Boulevard and Rattlesnake Hammock Road - A resolution of the Board of Zoning Appeals of Collier County, Florida, granting a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to section 5.05.05.B of the Land Development Code for the development of a Costco Wholesale, with a resulting separation distance of 132 feet from the property line of the existing 7-Eleven. The subject property is located in the Commercial Tract of the Hacienda Lakes MPUD at the southeast corner of the intersection of Collier Boulevard and Rattlesnake Hammock Road in Section 23, Township 50 South, Range 26 East, Collier County, Florida, consisting of ±25.86 acres of the ±2,262-acre MPUD. [Ray Bellows, AICP, Zoning Manager] [Companion Item PL20240011559 - Costco Wholesale (PDI)] (2025-2227) 9.B. PL20240011559 - Costco Wholesale (PDI) - Intersection of Collier Boulevard and Rattlesnake Hammock Road - An ordinance amending Ordinance No. 11-41, as amended, titled Hacienda Lakes Mixed-Use Planned Unit Development, to approve an Insubstantial Change to the PUD, to add deviations for relief from the Collier County Land Development Code relating to architectural glazing standards, building facade massing, light fixture heights, loading spaces, landscape standards for interior vehicular use areas, and signage, to revise a transportation commitment, and providing for an effective date. The subject parcel is in the commercial tract of the MPUD and is located at the southeast corner of the intersection of Collier Boulevard and Rattlesnake Hammock Road in Section 23, Township 50 South, Range 26 East, Collier County, Florida, consisting of ±25.86 acres of the ± 2,262 acre MPUD [Ray Bellows, AICP, Zoning Manager] [Companion Item PL20240011790 - Costco Wholesale (ASW)] (2025-2229) 9.C. PL20240010278 - Forest Glen of Naples PUD Amendment (PUDA) - 3864 Beck Boulevard - An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance No. 99-69, as amended, the Forest Glen of Naples Planned Unit Development (PUD), by adding up to 36,720 square feet of membership sports and recreation clubs, (Group 7997, except no gun clubs or shooting clubs); indoor only use, subject to the limitation of 100,000 square feet for all uses on the Commercial Tract, and modifying the Commercial Tract access to allow connection to the existing easterly frontage drive that connects to Beck Boulevard and removes access from Collier Boulevard, on the +/-9.6-acre Commercial Tract located at the southeast corner of the intersection of Collier Boulevard and Beck Boulevard, which is part of the +/-635-acre PUD located in Section 2, Township South, Range 26 East, Collier County, Florida. [Ray Bellows, AICP, Zoning Manager] (2025-2119) 9.D. PL20240007926 - Brightshore Village SRAA - North side of Immokalee Road, northeast of the intersection of Immokalee Road and Red Hawk Lane - A Resolution of the Collier County Board of County Commissioners amending Resolution No. 2022-209, which established the Brightshore Village Stewardship Receiving Area (SRA), to change the size of the SRA from 681.5± acres to 671.4± acres; to move the southern SRA boundary to accommodate the expansion of Immokalee Road; to change the stewardship credits needed from 5198.4 to 5103.2 credits; to revise the SRA Development Document and SRA Master Plan, and to revise the Stewardship Receiving Area Credit Agreement for Brightshore Village SRA. The subject property is located on the north side of Immokalee Road, northeast of the intersection of Immokalee Road and Red Hawk Lane, in Sections 18 and 19, Township 47 Page 2 of 1249 South, Range 28 East, Collier County, Florida. [Coordinator: Nancy Gundlach, AICP, PLA, Planner III] (2025-2182) 9.E. PL20240003946 - 3001 Bailey Lane RZ - 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 area herein described real property from the Estates (E) zoning district to the Residential Single-family-3 (RSF-3) zoning district to allow up to three single-family dwelling units with a maximum density of up to one dwelling unit per .85± acres on 2.56± acres of property located west of Airport-Pulling Road on the north side of Bailey Lane, at 3001 Bailey Lane, in Section 23, Township 49 South, Range 25 East, Collier County, Florida.[Coordinator: Nancy Gundlach, AICP, PLA, Planner III] (2025-2191) 9.F. PL20240001079 - GMPA- Premier Vehicle Storage Commercial Subdistrict – Southeast corner of the intersection of Santa Barbara Boulevard and Polly Avenue - An ordinance of the Board of County Commissioners amending Ordinance No. 89-0S, as amended, the Collier County Growth Management Plan, specifically amending the Future Land Use Element and Map Series by changing the land use designation of property from Urban, Urban Mixed Use District, Urban Residential Subdistrict, to Urban, Urban Commercial District, Premier Vehicle Storage Commercial Subdistrict, to allow 60,000 square feet of gross floor area of indoor air- conditioned warehousing and self-storage for vehicles, including automobiles, recreational vehicles, boats, and other vehicles, and furthermore directing transmittal of the adopted amendment to the Florida Department of Commerce. The subject property is situated on the southeast corner of the intersection of Santa Barbara Boulevard and Polly Avenue, in Section 16, Township SO South, Range 26 East, Collier County, Florida, and comprises 3.7± acres. This document provides for severability and an effective date. [Jessica Constantinescu, Planner II] [Companion Item PL20240001081- PUDZ- Premier Vehicle Storage] (2025-2178) 9.G. PL20240001081- PUDZ - Premier Vehicle Storage - Intersection of Santa Barbara Boulevard and Polly Avenue - 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 to a Commercial Planned Unit Development (CPUD) zoning district for the project to be known as Premier Vehicle Storage CPUD, to allow the development of 60,000 square feet of gross floor area of indoor air-conditioned warehousing and self-storage for vehicles, including automobiles, recreational vehicles, boats, and other vehicles on property located on the southeast corner of the intersection of Santa Barbara Boulevard and Polly Avenue, in Section 16, Township 50 South, Range 26 East, consisting of ±3.7 acres, and by providing an effective date. [Nancy Gundlach, Planner III] [Companion Item to PL20240001079 - GMPA - Premier Vehicle Storage Commercial Subdistrict] (2025-2234) 10. Old Business 11. New Business Page 3 of 1249 12. Public Comments 13. Adjourn Page 4 of 1249 7/17/2025 Item # 5.A ID# 2025-2239 May 15, 2025, CCPC Meeting Minutes ATTACHMENTS: 1. 05-15-2025 CCPC Meeting Minutes Page 5 of 1249 May 15, 2025 Page 1 of 43 TRANSCRIPT OF THE MEETING OF THE COLLIER COUNTY PLANNING COMMISSION Naples, Florida May 15, 2025 LET IT BE REMEMBERED that the Collier County Planning Commission, in and for the County of Collier, having conducted business herein, met on this date at 3:00 p.m., in REGULAR SESSION in Building "F" of the Government Complex, East Naples, Florida, with the following members present: Joe Schmitt, Chairman Chuck Schumacher, Vice Chairman Paul Shea, Secretary Randy Sparrazza Michelle L. McLeod Charles "Chap" Colucci Amy Lockhart, Collier County School Board Representative ABSENT: Michael Petscher ALSO PRESENT: Mike Bosi, Planning and Zoning Director Heidi Ashton-Cicko, Managing Assistant County Attorney Ailyn Padron, Management Analyst I James Sabo, Principal Planner Eric Johnson, LDC Planning Manager Page 6 of 1249 May 15, 2025 Page 2 of 43 P R O C E E D I N G S MR. BOSI: Chair, you have a live mic. CHAIRMAN SCHMITT: All right. Well, welcome to the May 15th, 2025, Collier County Planning Commission. I would ask we all please stand for the Pledge of Allegiance. (The Pledge of Allegiance was recited in unison.) Commissioner Shea, could you please take the roll. COMMISSIONER SHEA: Chairman Schmitt? CHAIRMAN SCHMITT: Here. COMMISSIONER SHEA: Vice Chair Schumacher? CHAIRMAN SCHMITT: Here. Secretary Shea is here. Commissioner Sparrazza? COMMISSIONER SPARRAZZA: Here. COMMISSIONER SHEA: Commissioner Colucci? COMMISIONER COLUCCI: Here. COMMISSIONER SHEA: Commissioner McLeod? COMMISSIONER McLEOD: Here. COMMISSIONER SHEA: Commissioner Petscher is not here. Ms. Lockhart. MS. LOCKHART: Here. COMMISSIONER SHEA: We have a quorum, sir. CHAIRMAN SCHMITT: Excellent. And I'm assuming, Mike, I didn't hear anything but -- COMMISSIONER SHEA: He sent us -- CHAIRMAN SCHMITT: He sent an email, okay. COMMISSIONER SHEA: Yeah. CHAIRMAN SCHMITT: Okay. COMMISSIONER SHEA: Do we need to excuse him? CHAIRMAN SCHMITT: Yeah, we would -- no, we just -- it's a -- we don't have to make it official. It's an official absence. COMMISSIONER SHEA: He had an emergency, which is fine. MR. BOSI: It was a family emergency from a medical standpoint. CHAIRMAN SCHMITT: Yeah. Mike, do you have any addenda to the agenda? MR. BOSI: None -- none at this time. CHAIRMAN SCHMITT: We note that Ray is not here because we have no land-use petitions. This is all legislative in nature. So I note that the next meeting is June 5th, 2025. Are there any projected absences for June 5th? (No response.) CHAIRMAN SCHMITT: And, again, following that is July 5th. MR. BOSI: July 3rd. CHAIRMAN SCHMITT: July 3rd. I had July 5th. COMMISSIONER SHEA: So the 19th is still canceled? CHAIRMAN SCHMITT: 19th is canceled. MR. BOSI: Yes. CHAIRMAN SCHMITT: July 3rd, which we all believed we were going to at least attempt to be here, there was -- MR. BOSI: As of right now, there are no petitions -- CHAIRMAN SCHMITT: No petitions. Page 7 of 1249 May 15, 2025 Page 3 of 43 MR. BOSI: -- for July 3rd, but there's still time before the advertising deadline, so there may be something that gets added. I'll send that in a week. Once we hit the advertising deadline, if nothing else gets on, I will send out a notice so you guys will be freed if you want to -- CHAIRMAN SCHMITT: Yeah, we'll just -- let me know, and then we'll make -- you know, make -- certainly make a decision if there's no petitions, so we'll just -- MR. BOSI: Sure. CHAIRMAN SCHMITT: -- cancel the meeting unless there's something that we have to meet for. But I would -- unless there's no petitions. And then following that, you said July 17th is the possible -- our meeting with Costco, so I would have to state that it was -- most likely that will be the only item on the -- on the agenda? MR. BOSI: There are other -- there are two other items that are currently scheduled for the 17th that I'm aware of. So that one is going to have to be put -- the Costco one would have to be put last on the agenda. CHAIRMAN SCHMITT: Okay. MR. BOSI: Just because we know it's going to take that much time. CHAIRMAN SCHMITT: All right. Okay. Anybody project that they're not going to be here on the 17th? You could probably find a good reason not to be here. COMMISIONER COLUCCI: I probably will not be here on the 17th. CHAIRMAN SCHMITT: There you go. COMMISIONER COLUCCI: I'm going to go watch my great granddaughter take her first steps. CHAIRMAN SCHMITT: You're going to watch the grass grow out in front, or -- no. It's going to be an interesting -- but, again, for those who are listening, this is a PDI, and it's focused strictly on the amendments that they're asking. It is not a rezoning, and we need to make that perfectly clear. We're not here to debate the rezoning. It's an activity center. It's already zoned commercial. It's the fact that the petitioner is asking for some -- I believe, four deviations? MR. BOSI: Yes. CHAIRMAN SCHMITT: So we will address that, and that will be clearly stated in the staff report. Approval of minutes. I have three sets of minutes. Do we need to approve those separately, or we just state them? And then, for the record, it's the March 20th, 2025; April 3rd, 2025; and April 17th, 2025. Are there any objections or notes for any of those three sets of minutes? COMMISSIONER SPARRAZZA: I make a motion to approve. COMMISSIONER SHEA: Second. CHAIRMAN SCHMITT: All in favor, say aye. COMMISSIONER COLUCCI: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN SCHMITT: Aye. COMMISSIONER SCHUMACHER: (No verbal response.) COMMISSIONER SPARRAZZA: Aye. COMMISSIONER McLEOD: Aye. CHAIRMAN SCHMITT: Any opposed, by like sign. (No response.) CHAIRMAN SCHMITT: Okay. It passes unanimously. So, Mike, anything from the BCC report that you want to share with us? MR. BOSI: On the summary agenda, the Sainvil -- the Immokalee 29-unit, I believe, Sainvilus subdivision PUD was approved under the summary as well as the Armantrout, which was the ag for three individual Estates lots. That was approved as well. CHAIRMAN SCHMITT: Okay. And NC Square was continued. Page 8 of 1249 May 15, 2025 Page 4 of 43 MR. BOSI: NC Square has been continued now. It was originally going to be heard the second meeting in April and then the first meeting in May, and now it's been continued even further. It was going to be back to the May 27th. We're just looking for modifications from the applicant. When they're comfortable, they're going to submit that in, and we'll schedule it, and we'll report back to the Board. CHAIRMAN SCHMITT: Okay. For public hearings, this public hearing is legislative in nature, so there's no swearing in required for that, but we can go through disclosures. ***But the first public petition, I'll just announce it before we go through disclosures. This is the Greenway Fritchey Residential Overlay GMPA, northeastern intersection of Greenway Road and Fritchey Road. So that is a GMP amendment. Starting, Amy, any disclosures? MS. LOCKHART: Text materials only. CHAIRMAN SCHMITT: Chap? COMMISIONER COLUCCI: I spoke to Mr. Yovanovich. CHAIRMAN SCHMITT: Paul? COMMISSIONER SHEA: Staff materials and site visit. CHAIRMAN SCHMITT: I spoke with Mr. Yovanovich and with Bob Mulhere as well just before the meeting on the subject. COMMISSIONER SCHUMAKER: Staff materials and a conversation with Mr. Yovanovich. COMMISSIONER SPARRAZZA: Staff materials only. COMMISSIONER McLEOD: Staff materials, spoke with Rich Yovanovich, met with staff, visited the site. CHAIRMAN SCHMITT: All right. So with that, Rich, I will turn it over to you for your presentation. MR. YOVANOVICH: Thank you, and good afternoon. For the record, Rich Yovanovich on behalf of the petitioner. We have a large project team that's here to answer any questions you may have. The applicant is the Greenway Fritchey, LLC, and Habitat for -- I'm sorry -- Habitat for Humanity of Collier County, Inc. So this is -- this is -- and we're going to talk about the Growth Management Plan amendment that we're proposing, but we're also going to show you the PUD. So you'll see that there's -- I'm going to use the term "partnership" loosely as this is moving forward, because there are two developers working together for this Growth Management Plan amendment. So David Torres is here for Greenway Fritchey Land, LLC, and we have Mike. Mike is to Solar -- I can't say his last name -- from Habitat. Taylor Whitcomb is also here with Mr. Torres' firm. Myself, Mr. Mulhere. Norm Trebilcock is our -- our traffic consultant; Matthew DeFrancesco is with Bowman, and Emilio Robau are our engineers, and Jeremie Chastain, also with Bowman, is one of the planners. And then Ramsey Fisher from Passarella is our environmental consultant, if you have questions from -- for any of them that either I can't answer or Bob can't answer. But you'll hear from me and Bob as part of this presentation. As the Chairman mentioned, we're here for a Growth Management Plan amendment. It's a large-scale Growth Management Plan amendment on the property that's on the visualizer. We are asking to establish a subdistrict, and I'll get into the details of that in a minute. But this property is off of Greenway Road. You have seen other petitions recently in this area on Greenway. There's a Live Local project on that corner of Greenway, and then this was a previously approved 7-Eleven at Greenway. So this is -- this is an area on the East Tamiami Trail that is seeing development occur as we're going through this process because pretty much the urban area is built out, so the corridors in the Rural Fringe Mixed-Use District and then also up on Immokalee Road in the Rural Fringe Mixed-Use District are where we're starting to see development. Page 9 of 1249 May 15, 2025 Page 5 of 43 Our request is to create a subdistrict consisting of 227.09 acres. The subdistrict will allow for up to 1,299 residential dwelling units which is an overall project density of 5.72 units per acre. Of those units, 20 percent, 260 dwelling units, will be reserved for individuals with a median income below 80 percent. It's a for-sale product. That's going to be the Habitat portion of this project. And we're also seeking to modify the littoral zone planting requirements for the project under the conservation element. Assuming the Board of County Commissioners transmits us to the state for review, we'll come back at the second round and come back for the adoption portion of the Growth Management Plan amendment and the actual rezone of the property to PUD. But we're going to take you through the PUD in a little bit of detail just to let you know and the public know what will result from this Growth Management Plan amendment should it get approved. We're in the Rural Fringe Mixed-Use District. We're within the receiving lands portion of the Rural Fringe Mixed-Use District. So this is where development is supposed to occur under the Growth Management Plan. So that is consistent with what's being requested. A couple of things. You all know about the history of the Rural Fringe Mixed-Use District and it being established in 2002. As I mentioned, we're receiving lands, so this is where development's supposed to occur, and the Growth Management Plan was recently amended -- I guess it was a couple years ago now -- to allow for affordable housing projects to come forward to increase density on lands within the receiving lands. The LDC table that exists today would allow us to ask for a bonus of up to six units per acre, so we're consistent with the LDC table that exists today. But the county is going through the process of implementing the Growth Management plan provisions -- the general Growth Management plan provisions, so we're moving forward with our own subdistrict because we're a little ahead of schedule than the county is on adopting their implementation regulations for the LDC. And our request is less than what we could ask for under the existing table in the Land Development Code. I think we could be a total of 6.2, and we're slightly under that number under the existing table. I'm going to turn it over to Bob in a second to kind of go through the site plan or the master plan for the PUD. But again, this is -- our request is consistent with really what the Board of County Commissioners has recently, from a policy standpoint, directed; they'd like to see affordable housing come forward on the Tamiami Trail segment of the Rural Fringe Mixed-Use District. We're consistent with that. Our requested density is consistent with both the Growth Management Plan and the existing LDC table. It is -- I know there's some stuff in the staff report talking about, really, the PUD, but the allowing for the affordable housing to be built on one segment of the PUD and not mixed in with the market-rate segment of the PUD. These are two separate, basically, projects within one Growth Management Plan area and within one PUD. This is not unusual. You've seen this before. I've done two projects where there were apartment projects where they were basically a partnership with Habitat where Habitat took care of all of the affordable housing on its parcel and the market-rate development was on a separate parcel. So this is not anything that you haven't seen before, and we're carrying that theme forward. So from a -- that's a brief overview of what we're proposing. Bob will take you through some of the finer details of the PUD. COMMISSIONER SHEA: Just a quick question. MR. YOVANOVICH: Sure. COMMISSIONER SHEA: While you're on that slide, where's the current Habitat project that's under -- it's on the west side of the road, but I'm not sure if it's on this map or not -- how far north it is. It is right there. COMMISSIONER SPARRAZZA: Regal Acres. Page 10 of 1249 May 15, 2025 Page 6 of 43 COMMISSIONER SHEA: Regal Lakes, okay. CHAIRMAN SCHMITT: Regal Acres. MR. YOVANOVICH: So it's there. Oops, I don't know how to make that go away. CHAIRMAN SCHMITT: Rich -- MR. YOVANOVICH: Sir. CHAIRMAN SCHMITT: -- between you and Bob, in the staff report -- and I'll quote the statement, "However the GMPA does not provide for integrating affordable housing units with market-rate units in conformance with the RMFUD and the LDC." Well, that's not required, so I want to make that clear, and if it's required, staff needs to let me know. But I couldn't find anything where it required. It's encouraged. So I'd ask that you clarify on the site plan so we have a clear understanding of the Habitat development versus the at-rate market housing and the ingress/egress so we fully understand that, because I was somewhat remiss that staff didn't bring it up that this is basically two different developments that are integrated into one request for a GMPA. And in fact, you said it in the past, this has been done in the past. And I -- and I -- to say to integrate, it would be a wonderful idea, but frankly -- and we can have people from Habitat talk about this, but they have a whole different development pattern and a whole different marketing strategy than -- than the at-rate housing. So would you just make it clear for my colleagues up here so we can clearly understand where the Habitat is versus -- and the reason why, quote, we're not integrating into -- as one development. It's, frankly, two separate developments. MR. YOVANOVICH: And Bob will point out on the master plan where this is occurring. But if you remember a couple weeks back or a couple meetings back, we came forward with the -- on Sabal Palm Road -- CHAIRMAN SCHMITT: Yes. MR. YOVANOVICH: -- a similar concept. We were doing a subdistrict to create affordable housing, and we had market rate on one parcel and we had the affordable on a separate parcel, and that one we did actually have a mixture of both market rate and affordable. But we were doing townhomes on that one and the single-family on another one, and they were separated. But, you know -- and I understand, and usually what you see is apartment buildings in which you have rental housing, and in those you do have the units within the same building. So that -- this is different, but it's not -- there are also circumstances where we do integrate them all into the same project. But this is totally separate. Not unusual that we've done that. And, Bob, I'm going to let you come up and take that question since the master plan is up for you. MR. MULHERE: Sure. Thank you. For the record, Bob Mulhere with Bowman. Still not used to saying that. And Emilio Robau, who also works with Bowman now, and Matthew DeFrancesco prepared this master plan that's on the visualizer. Let me see if I can -- so basically, the tract boundary -- you have two tracts -- excuse me -- two tracts, R1 and R2, and the boundary is right here. And you can see in red Tract 2 is 92.34 acres. That, of course, includes the lakes and the internal rights-of-way. And Tract R1 is 121.6 acres. We do have a planned bicycle and pedestrian interconnection between the projects and a future connection, bicycle and pedestrian, to the east. We see no value in having a vehicular connection here. And as Commissioner Schmitt said, that's not required but encouraged. You'd just be running -- all of the traffic is going to be using Fritchey Road and Greenway, so it doesn't really help. We are making improvements to Fritchey Road, as requested -- MR. YOVANOVICH: Bob, tell them which one's Habitat. MR. MULHERE: Oh, I'm sorry. I didn't say that. Okay. Page 11 of 1249 May 15, 2025 Page 7 of 43 This is the Habitat tract, Tract R2. This is the market-rate tract. We are making improvements to Fritchey Road as well as Greenway as requested by county staff, and we've agreed to those. CHAIRMAN SCHMITT: Bob, when you say "improvements," are we talking about a full -- okay. I got it. MR. MULHERE: So I apologize. This is the cross-section for Fritchey Road, which for the most part there's an existing 60-foot right-of-way. I think we had some easements that we had to, you know, transfer or will transfer to make up in a few locations the 60-foot right-of-way, and you can see that this has basically a 16-foot right -- 16 feet for compensating right-of-way and then a five-foot sidewalk and a landscape buffer along it. So it will be a nice and attractive cross-section on Fritchey Road for traffic to use. The PUD -- and again, this hearing is for the transmittal to the State of Florida for the GMP when we do come back for adoption, assuming that this gets approved for transmittal, and we'll have the PUD as a companion item. Norm Trebilcock did our transportation assessment. There is a -- these projects, collectively, the total PUD, will -- will generate 861 p.m. peak-hour trips. So that will be included in the PUD as a condition as an overriding limit on development. As you know, depending on what kind of product you build, there's a slightly different analysis for trip generation, so you have to be sure that you don't exceed that trip cap. We do have a staff recommendation of approval for transmittal to the Department of Commerce. They've changed that name a lot, but they get to take a review, and they send it out to the various state agencies, and if they have any comments, they have 30 days to provide those back to the county, after which the county will schedule this and the PUD for the next set of public hearings. So if you have any other questions, we have a whole team here to assist in responding. COMMISIONER COLUCCI: Yeah. I had a -- I don't know if they're questions or just my understandings. We've got two projects going on here. One is the Habitat project, and the other is the non-Habitat project. My understanding is on the multifamily units, they're all condo. That's the way you're looking at it, right, as opposed to apartments? MR. YOVANOVICH: No. We have the -- we have the ability to either do apartments or condos as multifamily. I think we're -- we're not really sure, but our guess it's probably condos right now is the thought, but maybe apartments. Who knows? But, yes, it could be -- MR. TORRES: Townhomes also -- MR. YOVANOVICH: I'm sorry. MR. TORRES: -- are considered multifamily. MR. YOVANOVICH: You're right. You're right. Town -- I'm sorry. That was David Torres, if you needed that, Terri, for your -- Townhomes are also multifamily so they could be side by side. COMMISIONER COLUCCI: Oh, sure. MR. YOVANOVICH: Or, you know, basically flats. One on top of the other. But yes, those are -- that's an option as well as multifamily goes. COMMISIONER COLUCCI: Okay. So we're really in the early stage here. MR. YOVANOVICH: Yeah. COMMISIONER COLUCCI: I mean, what you're asking for, essentially, is approval of this GMPA with the first step being you take it to the Florida Department of Commerce, correct? MR. YOVANOVICH: Correct. COMMISIONER COLUCCI: You know, get their input, and whatever you get from that, you'll incorporate into your eventual full-blown idea, and then we'll deal with it at that time, correct? MR. YOVANOVICH: What we'll -- yeah. Essentially, right now we're just asking for permission to create the subdistrict. If the subdistrict gets approved by the county, then the rezone, Page 12 of 1249 May 15, 2025 Page 8 of 43 which is the master plan you see right here, that basically tells you what we might put on this property; multifamily, single-family. And multifamily could be apartments. It could be condos. It could be townhomes. Those are all multifamily types of uses. That will get also approved. But the real detail as to what use goes where on this master plan occurs at the site development plan stage. So that's when you get -- that's when you make the decision, is it apartments? Is it condominiums? Is it townhomes? COMMISIONER COLUCCI: That's what I thought. MR. YOVANOVICH: Yes. So that's the process. CHAIRMAN SCHMITT: Yeah. This is the first stage of it. COMMISIONER COLUCCI: Right. CHAIRMAN SCHMITT: This is a comp plan amendment. It has to go through transmittal. It will come back for adoption. It's unusual because sometimes -- in your short experience, sometimes we -- on a small-scale, we don't go through transmittal and adoption. We do adoption and the PUD. But this is a large project, so it goes to the state for comment. It will come back to us again for a second review, and it goes through, of course, to the Board of County Commissioners. And when we look at that second review, we'll get the -- the PUD that -- COMMISIONER COLUCCI: Well, I'm learning as I go. I think I understand. MR. YOVANOVICH: You got it down. CHAIRMAN SCHMITT: You got it now. COMMISIONER COLUCCI: I got it now. CHAIRMAN SCHMITT: Is it -- Michelle? COMMISSIONER McLEOD: Lisa, can I ask you to come up and I can ask you some questions? MS. LEFKOW: For the record, Lisa Lefkow, CEO, Habitat for Humanity. COMMISSIONER McLEOD: Thank you. I was not aware that this has happened before in the past where Habitat partners with a developer. When I first saw it, I thought, "Wow, this is a great idea." Now, can you tell me a little bit about the background of this? You have other Habitat properties around there. Why are you partnering up this time? Let's just start there first. MS. LEFKOW: Sure. All kinds of reasons. And yes, we have -- we have built on the other side, on the west side of Greenway Road, inside the urban core, right, inside the rural fringe, and successfully. It's a nice area for us. We actually bought this property long ago. We've been partners with David Torres for many years, as David's had a heart for housing affordability in our community, has done a lot of that work himself. So there was just a natural alliance there, as he began to buy property in the same area, and this just was a strategic partnership. COMMISSIONER McLEOD: And I don't know if you know this or if Bob, but what separates these two developments? Is it a landscape buffer? MR. MULHERE: Landscape buffer. COMMISSIONER McLEOD: Okay. MR. MULHERE: Yeah, there will be -- there will be a buffer right along that property line, right there (indicating). COMMISSIONER McLEOD: Okay. MR. MULHERE: In here. COMMISSIONER McLEOD: And so -- and for Lisa, back to Lisa, so you don't know yet if it's going to be single-family stand-alone houses. MS. LEFKOW: Correct. In reality, what we're actually hoping for is the opportunity, because it's a large parcel and it does provide some opportunities that we haven't had before, that we may be able to do some mixed product. So there may be some areas that we can do single-family and others multifamily. COMMISSIONER McLEOD: Okay. And is that why in the documents it says -- it's on Page 13 of 1249 May 15, 2025 Page 9 of 43 Page 285 of I think it was 312 pages, that Habitat for Humanity could build 500 units based on the final site plans, so more than just the 20 percent? Is that because -- MS. LEFKOW: Maximizing. COMMISSIONER McLEOD: -- you would change -- MS. LEFKOW: Certainly maximizing the opportunities there. We don't -- it's -- that's not our -- we've never built at maximum density. So that's -- that's not our intention is to max it out. But yes, the potential is there. COMMISSIONER McLEOD: Okay. And then how do you feel about what the Chair had mentioned with regards to the requirement of not having to integrate the two? MS. LEFKOW: Yeah. We actually support the non-integration of two developments, because, yeah, as you know, our model is very different. And our follow-up, the way our homeowners associations are created, our involvement in the support of the homeowners association all makes way more sense to have segregated developments. COMMISSIONER McLEOD: I like, though, that the sidewalk goes through. MS. LEFKOW: A little interconnect. COMMISSIONER McLEOD: That's good. You mentioned the model, which brings me to my next question. And maybe this is for Heidi. But what -- so Habitat has its model. This has a different model on monitoring affordability. What model supersedes the other? MS. LEFKOW: So we are providing the affordable housing. So this -- our model is the one that supersedes. COMMISSIONER McLEOD: Okay. But it doesn't really spell out exactly how you guys do the affordable housing monitoring and things like that. MS. LEFKOW: Sure. So that's fairly simple. Our process is a homeownership process, so all of our income qualification prior to application, even application approval, and then certainly prior to closing identifies income level, low or very-low. Our program is specifically focused to low- and very-low income homeownership. Once the families are in their homes, because it's homeownership, they're signing a 30-year mortgage interest free. And following -- following closing on the house, they can earn more money. We don't have to -- they don't have to stay low income once they're in the house. If there's a turnover, right, if there's a sale, we have a different process for that. We use deed restrictions. Primarily, houses come back to us. We income qualify for subsequent sales. So we are -- we're continuing to monitor for subsequent sales. COMMISSIONER McLEOD: Okay. And so, Mike and Heidi, you don't have to put that in here, right? It's just -- MR. YOVANOVICH: In the PUD, when you get the PUD, we'll be bound by the county's minimum process. We could have a more stringent process, which obviously Habitat does. But we will follow the county's minimum process, like a 30-year requirement, that they have to be income-qualified before they close on the unit. The difference is if someone goes to sell under the county's process, they could sell it for -- they get a certain amount of appreciation each year, and then if they sell it for more than that amount, then they have to split the profits with the county, but that's a different -- so we will meet the minimum county's process. COMMISSIONER McLEOD: Okay. But I guess my -- MS. ASHTON-CICKO: Commissioner, so if you were to remove the monitoring and restrictive covenant requirements that's currently in the GMPA then -- which will be carried over to the PUD, the county would lose an ability to enforce it. So if it were solely Habitat that was controlling it, we wouldn't be able to control it without language in our ordinance. COMMISSIONER McLEOD: I guess my point is, though, I like the Habitat model better for controlling certain things than the county's. MS. LEFKOW: There's no conflict. So they -- there truly is no conflict between the county's requirements and our requirements. Page 14 of 1249 May 15, 2025 Page 10 of 43 COMMISSIONER McLEOD: Well, you have a different model. MS. LEFKOW: If the property has to be affordable for 30 years, our model supports that. COMMISSIONER McLEOD: Right. But the way -- if somebody were to sell to a non-qualifying person, yours is different than -- or Habitat's is different than the county. MS. LEFKOW: It echoes the county. It supports the county. It's still -- the deed restriction requires that it stays as affordable at whatever percentage rate the requirement is for 30 years. So our mortgage and deed restrictions echo what's in the PUD. COMMISSIONER McLEOD: Okay. Thank you. CHAIRMAN SCHMITT: Yeah. Lisa -- and I would have to say Lisa provides an extra layer of oversight. Their board and their program provides an extra layer. It's not in the GMP, but it's their business model and their management practice. And you also hold a second, don't you, on most of the homes? MS. LEFKOW: If it takes a second to provide affordability for the first mortgage payment, then yes, there's a second mortgage taken back. There's shared appreciation involved. There's deed restrictions involved. So, again, all incentive for if a unit was to be subsequently sold, generally it's going to come back to us. CHAIRMAN SCHMITT: But the requirement -- as Mr. Yovanovich stated, the GMP has to state the county's requirement as was stated by the County Attorney. Whatever Habitat does above and beyond that, I mean, it certainly provides an extra layer of oversight in regards to finding home -- or home -- people who are looking for homeownership. MS. LEFKOW: Income-qualified homebuyers. CHAIRMAN SCHMITT: Income-qualified. COMMISSIONER McLEOD: And for the record, I love Habitat for Humanity. I just love how -- how it all works together, and I'm really excited about this project. MS. LEFKOW: Thank you. We are, too. CHAIRMAN SCHMITT: And as typical of the Habitat, these require sweat equity as well -- MS. LEFKOW: That's correct. CHAIRMAN SCHMITT: -- in regards to this. COMMISSIONER McLEOD: All that it requires. CHAIRMAN SCHMITT: All the requirements. Paul, do you have any questions? Go ahead, Paul. COMMISSIONER SHEA: Yes. Whenever Lisa's up here, we always have to call her up to the microphone. So a lot of people can answer, but since you're here, just right now that land, the entire property, is owned by the applicant, right? The property. MS. LEFKOW: Applicants, yes. COMMISSIONER SHEA: Who -- if I went to the county record, who owns the land? MR. YOVANOVICH: That's Habitat. COMMISSIONER SHEA: So right now that parcel is owned by Habitat? MR. YOVANOVICH: Correct. You have the landowners. This is not contingent upon zoning. COMMISSIONER SHEA: Okay. So actually, you could come through with a Habitat proposal for Tract 1 without -- MR. MULHERE: Two. COMMISSIONER SHEA: -- without Tract 2, right? MS. LEFKOW: We are Tract 2. COMMISSIONER SHEA: You're Tract 2, then. But you could come in by yourself for an application? CHAIRMAN SCHMITT: Technically. MR. MULHERE: They could. They could. The one thing that wasn't mentioned, I think, Page 15 of 1249 May 15, 2025 Page 11 of 43 somewhat in response to Michelle's question -- excuse me -- was, "What's the benefit of this kind of a model?" There are some other benefits. I'm not prepared to quantify them, but there are some costs that Habitat will not -- MS. LEFKOW: Absolutely. MR. MULHERE: -- will not have to add to this, such as mitigation, which are not insubstantial, which are being borne by the market-rate developer and other things. COMMISSIONER SHEA: So it's a good marriage. It allows a higher density on the other tract as well. So I'm not being critical of it. I just want to make sure I understand it. MS. LEFKOW: Yeah. If I can just respond and maybe speak to that. Bob brings up the critical point, which is the cost savings for shared infrastructure work, which is exactly what we've experienced in our other JV partnership. CHAIRMAN SCHMITT: Yeah. And that's a good thing, Bob, you pointed out about mitigation and others, certainly, that David's picking up. I mean -- and I could tell you my experience. In probably panther habitat mitigation alone, the PHUs, I would have to guess were probably somewhere in the million dollar range, if not higher, for PHUs for this and all the other type of mitigations that are required. So it is a true benefit to Habitat. They get to piggyback off of the developer's, basically, piggy bank. MS. LEFKOW: Yep. CHAIRMAN SCHMITT: So that's a -- it's a great marriage from that standpoint. MR. MULHERE: Initial design costs, all that stuff. CHAIRMAN SCHMITT: All that stuff: Petition, design, all the other -- all the other issues associated with going through the process. Okay. Paul. COMMISSIONER SHEA: Just -- I know this isn't the place to ask this, but when you look at the site and you look at everything, stormwater flow's going to be a big issue, and I don't -- there's nothing in terms of where the water's going. And I realize it's premature, but you have to have some thoughts on it. MR. MULHERE: Yeah. I mean, I'm not a -- let me clarify. I'm not a civil engineer, and we don't -- because this was a -- oh, Matthew's here. I didn't see him before, but he's here now, so I will let him -- he knows where the water's going. CHAIRMAN SCHMITT: Well, Matthew will certainly -- I don't know if he's done any preliminary, but I am assuming you've already looked at -- MR. MULHERE: He knows it. CHAIRMAN SCHMITT: -- your water management from going through your state process. But go ahead. MR. DeFRANCESCO: Sure. Matt DeFrancesco, for the record. Also of Bowman, which is new for me to say that as well, with Bob. So, yeah, this project, we actually just got our South Florida Water Management District permit yesterday. CHAIRMAN SCHMITT: Oh, you're that far along? MR. DeFRANCESCO: Just got it yesterday, yep. CHAIRMAN SCHMITT: Wow. MR. DeFRANCESCO: And this specific basin is Belle Meade South. So the project is required to comply with the discharge rate of 0.04 CFS per acre which is generally lower than the total requirement for -- well, not the requirement. It's the lowest discharge rate in the entire county. So compare that to basically -- as the site exists today, the discharge rate is about .1 to .15 CFS per acre. And the way you -- the way you basically compensate for that rainfall, that storage, is you have all the lakes on site. So -- and to summarize numerically, like I said, the discharge rate for this site is .04 CFS per acre. As the site exists today, it's about .1 to .5 CFS per acre. COMMISSIONER SHEA: Where does it discharge? Page 16 of 1249 May 15, 2025 Page 12 of 43 MR. DeFRANCESCO: Was that the question? COMMISSIONER SHEA: Where does it discharge? MR. YOVANOVICH: Where does it go? MR. MULHERE: That's okay. What you said was good. MR. YOVANOVICH: So which way -- where does it go? MR. DeFRANCESCO: South. COMMISSIONER SHEA: It looks like it goes to the swale on Fritchey Road. MR. DeFRANCESCO: Yeah, exactly. There are two separate basins. It's R1 basin and R2 basin. They both discharge to Fritchey Road through two separate control structures. MR. MULHERE: And then down. MR. DeFRANCESCO: And that's also consistent with how the site drains today. MR. YOVANOVICH: Because it did go to Greenway and then Greenway south. MR. DeFRANCESCO: Yeah, exactly. Yeah, it goes to Fritchey Road, very similar to how it exists today. It goes to Fritchey Road. Fritchey Road takes it to Greenway Road, then it heads south to the canal. CHAIRMAN SCHMITT: And that will go along the canal that runs along 41. MR. DeFRANCESCO: Exactly, yep. CHAIRMAN SCHMITT: I can give you great detail on where that goes. But that's far beyond what we need to talk about. Are there any jurisdictional wetlands on this site? It was all former -- formerly used croplands. It's all -- but I would have to assume they're minor. MR. DeFRANCESCO: I'd have to defer to someone else for -- CHAIRMAN SCHMITT: Oh, you have to -- Passarella. Put them on the -- we might as well talk about it, Rich. We've got till 5 o'clock. COMMISSIONER SHEA: We've got time. MR. YOVANOVICH: I was actually hoping to get some of my day back. But we'll stay, you know. MR. FISHER: Ramsey Fisher from Passarella & Associates, for the record. We -- as they had mentioned, we do have our South Florida Water Management District ERP. We are also coordinating with the U.S. Army Corps of Engineers for our federal permit. We do have some, you know, limited jurisdictional waters on the property. The majority of the property was significantly, you know, farmland and so on -- CHAIRMAN SCHMITT: Right. MR. FISHER: -- but their natural lands is primarily being preserved. CHAIRMAN SCHMITT: Yeah. And then you'll be dealing with the bonneted bat, which already is covered by the State of Florida. You'll be dealing with that as well as panther mitigation. MR. FISHER: We are coordinating with the U.S. Fish and Wildlife Service regarding, you know, species of concern. CHAIRMAN SCHMITT: And we will probably cover that in more detail during the PUD, but... MR. FISHER: Correct. CHAIRMAN SCHMITT: So everything is going through the permitting process; state permits, federal permits? MR. FISHER: Yes, yes. Everything is being permitted. CHAIRMAN SCHMITT: Okay. All right. Good. MR. FISHER: Okay. Thank you. CHAIRMAN SCHMITT: I don't see anybody else with any other questions. COMMISSIONER SCHUMAKER: I've got one. CHAIRMAN SCHMITT: Go ahead. COMMISSIONER SCHUMAKER: Didn't we approve another project off this road a while back in December? Page 17 of 1249 May 15, 2025 Page 13 of 43 CHAIRMAN SCHMITT: Yeah. COMMISSIONER SCHUMAKER: How many units was that? CHAIRMAN SCHMITT: That was the one -- MR. YOVANOVICH: Greenway. COMMISSIONER SCHUMAKER: No, the one off of Greenway. CHAIRMAN SCHMITT: The one off of Greenway. We had -- MR. YOVANOVICH: Three hundred units. CHAIRMAN SCHMITT: We had one at Greenway, and we had one just up on the Trail just to the -- to the west of the, I guess -- what do you want to call it? The -- MR. YOVANOVICH: If you're looking, Mr. Schumacher, just for Greenway, that's the project. COMMISSIONER SCHUMAKER: Fiddler's Creek didn't ask you to pay for more of the stoplight with this one? CHAIRMAN SCHMITT: Oh, that will be part of the -- (Simultaneous crosstalk.) MR. YOVANOVICH: We pay our proportionate share for intersection improvements. COMMISSIONER SCHUMAKER: Just checking. Just checking. I just want to make sure I ask that question now -- MR. YOVANOVICH: Let's just all be friends until we come back for the PUD. CHAIRMAN SCHMITT: It's not Fiddler's Creek. It's the county asking for fair-share contribution to all of the -- MR. YOVANOVICH: How the county -- CHAIRMAN SCHMITT: -- intersection improvements. MR. YOVANOVICH: -- allocates the money, we don't care. COMMISSIONER SCHUMAKER: I just had to ask the question. Do my due diligence. MR. YOVANOVICH: Thank you. I appreciate that. COMMISSIONER SCHUMAKER: That's all I've got, Chair. CHAIRMAN SCHMITT: But yes, to answer your question, that will become -- that will be clear in the -- in the PUD from the standpoint of what will be stated. And, Chuck, you're done? COMMISSIONER SCHUMAKER: Yes, sir. COMMISIONER COLUCCI: No, I want to -- CHAIRMAN SCHMITT: Charles, go ahead. COMMISIONER COLUCCI: I'd like to ask Lisa a question. I've never met you. CHAIRMAN SCHMITT: Oh, Charles, Lisa is going to have to give you a tour. COMMISIONER COLUCCI: My name's Charles Colucci. You can call me Chap, C-h-a-p. MS. LEFKOW: Can't wait to give you a tour. COMMISIONER COLUCCI: Okay. Thank you. I'm just curious. I'm not trying to tell you how to run your business, that's for sure, but would your project be financially viable without the partnership? And the reason I say "financially viable" is I understand the benefit. All the improvements are going to be -- you're going to get a lot of help with the infrastructure improvements. My question is simply, would your project be viable without the partnership? MS. LEFKOW: It would be more challenging. COMMISIONER COLUCCI: Okay. Okay. Well, I like your part of it. I don't know much about the other part of it. CHAIRMAN SCHMITT: Well, it would be more challenging -- MS. LEFKOW: I know a lot about the other part, and I can testify to the benefit of all of this. And again, let me reiterate that David has long been involved in the affordable housing arena. This is not new to him. He has a heart for this. It's just hard to do in Collier County. And as a testament to that, there is actually nobody else doing that. There is no other developer providing Page 18 of 1249 May 15, 2025 Page 14 of 43 access to affordable homeownership in Collier County outside of Habitat for Humanity. Margins are very thin, and it is more and more difficult. And a model that's not based on the generosity of the community and our philanthropic benefit has a really hard time penciling. But the benefits are manifold here. Not only do we have the strength of a united partnership here, we have a united voice. We have shared costs, and I believe we're going to build a better development that has both market-rate and housing available for our low-wage workforce. So I think all in all, this is what the county looks for is an opportunity to bring both online in a common area. COMMISIONER COLUCCI: Well, thank you very much, and it was nice seeing who you are. MS. LEFKOW: My pleasure. CHAIRMAN SCHMITT: Bob, I have a question, and it may go to Rich as well, but I don't want to go into detail. But you did include -- the staff did include in this Exhibit E, the Greenway Fritchey RPUD, and there's a list of deviations. Of course, all of this will be discussed when they come back for the PUD. Just as an overview, I mean, these are all pretty standard -- MR. MULHERE: Yeah. CHAIRMAN SCHMITT: -- deviations. There's nothing that is dramatic here. I think the only one that may cause some further discussion is the cluster development. Is this deemed to be a cluster development, but I'm not going to get into that, but -- MR. YOVANOVICH: We've had this philosophical debate with -- CHAIRMAN SCHMITT: Yeah, I know. MR. YOVANOVICH: -- with county staff in the past. We think we meet the cluster development standards, but they've asked us to include a request for the deviation, so we've included a request for the deviation. Is that a fair summary, Mike? MR. BOSI: Yes, I would agree that's a fair summary. CHAIRMAN SCHMITT: Yeah, it's -- I mean, it's -- to me it's sort of philosophical. I mean, is it -- a cluster development be if you were going to provide some kind of infrastructure or some kind of whatever inside -- internal to the community, but there's no stores, barbershops, or anything like that. This is not a mixed-use development. It's strictly residential. And Habitat will have its own, I'll call it -- I don't even know if they will have their community center, but this site -- this development will have its own community center, which is fine. Okay. We'll get into deviations at the PUD. But for now, I don't think it's -- it's not part of the transmittal, so -- MR. YOVANOVICH: That's fine with us. CHAIRMAN SCHMITT: Any other questions? Go ahead, Paul. COMMISSIONER SHEA: Since we have an hour left... CHAIRMAN SCHMITT: Well, no. We've got more. We have another petition, but go ahead. COMMISSIONER SHEA: So this is more informational, so -- is Regal Acres a similar relationship with the developer there? CHAIRMAN SCHMITT: No. MR. YOVANOVICH: No. COMMISSIONER SHEA: Because I notice it's isolated in the middle of a development. MS. LEFKOW: No. Regal Acres is completely stand-alone. COMMISSIONER SHEA: Okay. CHAIRMAN SCHMITT: But you had a development there, plus a development just north of Regal Acres, correct? MS. LEFKOW: Actually, just west of Regal Acres. CHAIRMAN SCHMITT: Just west of -- okay. MS. LEFKOW: Yes. So there are two subdivisions underway. They share a master Page 19 of 1249 May 15, 2025 Page 15 of 43 association because of water flow, water management, but they're two unique developments, two unique products, separate HOAs. CHAIRMAN SCHMITT: Okay. MS. LEFKOW: The second one is yet under construction. So that's where we're currently building. COMMISSIONER McLEOD: What's the name of that, Lisa? MS. LEFKOW: Majestic Place. CHAIRMAN SCHMITT: Yeah. One was -- I would call it a townhome. When we -- when it came in, it was a townhome type design when we saw it a year, year and a half, two years ago. MS. LEFKOW: Yeah. So Regal Acres is twin villa. CHAIRMAN SCHMITT: Twin villa, yeah. MS. LEFKOW: And that was built 2011 to '14, and then Majestic Place is a single-family home. CHAIRMAN SCHMITT: All right. Any other questions or concerns? COMMISSIONER McLEOD: Just one. With regards to all of these new developments, are we concerned at all about traffic? CHAIRMAN SCHMITT: Well, it -- MR. YOVANOVICH: Yes. CHAIRMAN SCHMITT: We could have Mike chat about that, but it -- this area was the last area to be developed in Collier County, and I would say, frankly, that intersection at Greenway right now without the traffic signal is a very dangerous intersection. And the latest projection is the traffic signal may be up by June. MR. YOVANOVICH: Of this year. CHAIRMAN SCHMITT: This year. MR. YOVANOVICH: June's vague. CHAIRMAN SCHMITT: Yeah. MR. YOVANOVICH: But it's worked out lately. CHAIRMAN SCHMITT: June is vague. The sad news is when they started work back in November, they hit a fiber-optic cable. And probably Norm can probably talk about it. But it was fiber-optic cable that was in a place that nobody knew was there because it was supposed to be located five feet further from the roadway, and then everything stopped, and it was another 40,000, $50,000 to relocate that. So I don't know -- Bowman is doing the work for CDD2. I'm pointing at Bob. Terry -- Terry's not here. We could have Terry come in and -- the engineer -- and talk about it. But this traffic signal has been in the works for over two years. It started out to be, Norm, if I remember, about one -- a little over a million. We're up to about $2 million on this traffic signal. You probably know. But that is -- and that work, plus the mitigation at the signal and at the interchange, will mitigate some of the traffic. MR. TREBILCOCK: Yes, sir. For the record, Norm Trebilcock. I worked on that traffic study for this project. I also worked on that signal. Now, what's going to happen, though, what we've committed to -- and Rich had mentioned there's a development DCA where what we'll do is we'll analyze and look at the cumulative impacts of everything going on here at the intersection. So you have these improvements -- you know, the signal that's being put in right now, but what's really going to be needed is there's going to be additional improvements that are needed. That signal's going to need to be modified by this project, and that's what we're looking at. So that's why they're really kind of separate things there. So that signal's going forward. It's sort of in the rearview mirror somewhat. Other people did have commitments to pay for that, and so they're getting them to do that. Page 20 of 1249 May 15, 2025 Page 16 of 43 But for this project, the development will take another look at the whole intersection and look at more of a buildout condition, you know, including all the other developments coming on line that have been mentioned and see what the impacts are, because there are going to be some additional turn lane improvements, some, you know, paving of the intersection, and then the signals themselves will need to be -- have another modification. So that will be coming up as well. So -- COMMISSIONER McLEOD: Norm, the signalization is just one thing. Greenway Road is only a two-lane road, and already there's -- MR. TREBILCOCK: Right. So that main thing -- the main problem with Greenway is really going to be at the intersection itself at 41. That's where it is, because there really is sufficient capacity of the link, what we'd say, the two-lane roadway itself, but where it runs into issues is right at the intersection, and that's where -- they've even been working with the adjacent development, the by-right housing project there on the corner has worked to look at some reservation of right-of-way and working with -- you know, to be able to make the overall improvements that will be needed. But the intersection really is key on the Greenway side, to your point. Because right now there's only what we call a single-lane approach coming to that intersection, and that's really insufficient. We need to have, you know, a left-turn lane, right-turn lane, and a through lane so everybody can, you know, go over to the Publix there at Fiddler's Creek and enjoy it, so, you know. Okay? CHAIRMAN SCHMITT: Okay. I don't see -- thanks, Norm. I don't see any other questions. Do we have any registered speakers? MR. MORALES: I would like to speak, but I didn't know -- CHAIRMAN SCHMITT: Did you fill out a form? MR. MORALES: I didn't know there was a form to fill out. CHAIRMAN SCHMITT: You don't have to -- you're welcome to speak. It's legislative in nature, so you don't have to be sworn in, but if you would like, state your name, please. MR. MORALES: Yes. My name is Neil Morales, and I live in 14830 Fritchey Road, so I'm literally the south end of this project. CHAIRMAN SCHMITT: Okay. MR. MORALES: Is there a timer here I have to worry about? CHAIRMAN SCHMITT: No, just go ahead. MR. MORALES: Okay. So basically, I have several concerns. The first concern is that I don't believe that you're being properly represented here as far as what's going on. I mean, Fritchey Road is a very small road. It's very thin in nature. Two cars can barely pass. And I am an owner of half of that road where my property begins and ends, so no one has negotiated with me any rights to my right on that property. And we've owned that property since 1980. That's been my family home. That's been my family place that -- we've been there since 1980. So again -- and it's not just me who owns that portion. My cousin who lives next door who owns his five acres or 10 acres of the front, he also owns his half there, too. So I don't know how they're going to widen Fritchey Road. Plus, Greenway Road is already a mess. I mean, Habitat for Humanity has flooded us out, and Greenway. There's barely any space to pass other cars, especially when there's lots of cars going back and forth. And if you need to widen Greenway Road, you're not going to have enough public easement access in order to widen it large enough, because the canals on both sides are pretty much framing that entire road. So you would have to cut into other people's properties. And from what I understand from people I've spoken to, there's been -- you know, there's been a requirement that you need at least four lanes out there, and then you're going to need a -- Page 21 of 1249 May 15, 2025 Page 17 of 43 you're going to also need a traffic stop at Fritchey and Greenway Road. So they're not even discussing what the future's going to look like. They're saying to you, "Hey, approve this, and hopefully it's all going to work out," but there is -- it's a lot of obtuseness going on here. And so the people that are going to suffer are us who actually live out there. And the issue is is that when you look at the way the property's set up, I'm literally -- and where Fritchey Road is, that's my property right there, and all that water's going to drain onto my land. When it rains out there -- and I'm telling you I've been there since 1980 -- it floods. It's a lake. So they're not telling you the truth that it's not wetlands. It's all pretty much wetlands. And when I used to talk -- I used to represent -- I'm also an attorney. I used to represent Mr. Bob Bean when he was trying to sell the property prior to Mr. Torres buying. We were in discussions with D.R. Horton, and we went over all the different, you know, schematics or whatever. And one of the things that we talked about was that there's an underground water flow that comes up from Lake Okeechobee that runs across this land that you're going to try to develop, and it cuts into almost 90 percent of the abutting land. So you're dealing with not just affecting the top layer, but you're also affecting the ground layer. And also, like I said, I've lived out there. My parents, they used to have cattle, and I can tell you that we would lose cows on Mr. Bean's property, which is now Mr. Torres's property, because the sand there is very quick-sandy. I don't know if it's exactly quicksand, but it's definitely that kind of sand. So you're going to be swallowing up a bunch of concrete building anything out there. We've lost cows out there because of the quicksand. So I don't see that their sand tests that were done or soil tests that were done in that 312-page document that was placed online. I mean, maybe I missed it. But how are you going to build these many homes out there in this portion of the area? I mean, if you look at this, their project should be abutting 41 or some large intersection or road. Where they're asking to build, they're just going to go create a nightmare in that area with all the people that you're going to stick in there, especially if you increase density at six homes per acre. That's just insane. You're not going to be able to get 1,200 people up and down that road that easily. And I understand that there's a lot of good will here. Everyone wants to help out with affordable housing, but you want to do it right. You don't want to do it haphazardly just so you can check off a box and say, "Well, now we have some affordable housing." So there's a lot of property down there in U.S. 41 south. I mean, you can see all that before Majestic Lake, all that -- I mean, there's all kinds of lake places you can develop something like this. But to develop what they're trying to develop there in the middle of that neighborhood, that is just creating a time bomb not just for all the residents that are involved, but for all the logistical issues involved. You're not going to have enough space for everybody in there, and you're going to have to tear up all that land, which is a lot of preserve. I don't see why the county hasn't bought that land, because it's such a beautiful land for preserve. I mean, I live out there. We've got bears. We've got panthers. We've got all kinds of wildlife that's protected by not just the state but federal government, and they have nowhere else to go. Collier County is just eating up all that natural resource, and eventually we're going to turn into the East Coast. We're going to become Boca Raton. You're going to look at the satellite image of Florida, and you're just going to see concrete to concrete from coast to coast. You're destroying this county this way. There is a certain aspect about living on this coast where we have, you know, some sort of, I don't know -- it feels good to live out here because you have that -- you don't have that congestion that you have on the other coast. You have the ability to -- you know, to have horses and animals if you go far out enough. You're able to -- I mean, it's got a nice mixture. I mean, you have your downtown area, which is more touristy, you've got your -- you know, you have your lands out in Page 22 of 1249 May 15, 2025 Page 18 of 43 the county where you can have horses and cattle. You're going to destroy all that and just create one big Boca Raton residential center, and then you're going to suffer because those people that you're going to bring in there, over 1,200 people, there's not an economy that's going to be able to maintain those people. You don't have enough businesses or work or jobs to maintain those people. You're going to find yourself with increased crime because they're not going to have the money to pay for things. You're going to find yourself seeing foreclosures, destroying the market value for all the homes in this area. And you're not just impacting me. You're impacting Fiddler's Creek and Naples Lake. I think it's pretty interesting how we're having this meeting today, which is after season's over, because I can tell you one thing, when I went to some of the hearings that Mr. Torres was having for some of this information, it was packed. Packed with people from Naples Lakes, the little community that's up there somewhere. And I can tell you they were all upset. They were going to talk to their commissioners and congressmen. Everyone. I mean, they were upset. I don't see any of those people here today. So you're not getting the full feeling. Everything sounds nice, and they're telling you all these things, but I live out there, and I can tell you it is not going to work. It is not feasible. It's going to destroy a quality of life that we have here in this county, and at the same time, it is not going to help the situation for the people that need this. It's going to make it worse, because if you stack all these people in there and you expect them to take this little narrow road every day to work and you expect them to live out there in the woods somewhere where it's full of bears, I mean, I don't see the logic in all of this. Now again, if we're talking about U.S. 41 south, you would have more access. You would have more abilities, but you're going to have to create another city within a city. You're going to have to tear up so much land to build your sewage system, to build your electrical grid. And I don't even think the electrical grid can handle what's going on out there. CHAIRMAN SCHMITT: Okay. Can I ask you to -- we got the gist of it. Can we ask you to wrap up, please? MR. MORALES: Okay. I do apologize. But this does affect me personally, Mr. Schmitt. I don't know what it's like where you live, but where I live it's been nice and peaceful until lately. And so nothing's been done on Fritchey, okay. There's been no work done on Fritchey. So what they told you, that they were fixing things, they're not doing anything. It's just all still just open range. And I would ask the -- to not approve this or at least allow it to go through some more studies, because it will create a problem, a mess that you're going to have to address later. Thank you. COMMISIONER COLUCCI: Sir? CHAIRMAN SCHMITT: And what's your -- Chap, wait a minute. And your name again, please. MR. MORALES: My name is Neil Morales. I'm an attorney here in Naples, Florida. CHAIRMAN SCHMITT: Neil Morales. Mr. Morales -- MR. MORALES: I'm also a farmer. CHAIRMAN SCHMITT: -- just regarding -- just -- I don't know if you're that familiar with the whole Rural Fringe Mixed-Use District designation. We've had this discussion 15, 18 years ago in regards to receiving lands and sending lands. The whole issue of the zoning and where we want to concentrate zoning for the future, that argument has passed. We've had the -- we've had the study, we've had the restudy, and we had a third analysis of the Rural Fringe Mixed-Use District. These lands were identified as RM -- RFMUC [sic], which is mixed-use -- mixed-use -- Rural Fringe Mixed-Use District, which was where we want to move the development. So this area's been identified for development for over 20 years. So this is not -- it's Page 23 of 1249 May 15, 2025 Page 19 of 43 not something that we're not -- MR. MORALES: You're discussing theory. You're saying what it's been identified as theory. I'm saying practice. I'm telling you this is not going to work. CHAIRMAN SCHMITT: Okay. But I -- we're not here to debate theory. That's the developer. He takes the risk. He and his partners take the risk financially. MR. MORALES: Well, we all take the risk because we live there. CHAIRMAN SCHMITT: I understand. I'm not debating. I'm just pointing out that you stated soil studies and other types of things. We don't deal with that here. We deal with the zoning. We do deal with the -- you mentioned flow of water. And this developer cannot legally trespass any water onto your property. MR. MORALES: He will because the canal -- CHAIRMAN SCHMITT: I'm not going to discuss whether he will or not. If he does, it's illegal. You're an attorney. (Simultaneous crosstalk.) THE COURT REPORTER: Hold on. Hold on. CHAIRMAN SCHMITT: Sir, sir, thank you for your time. You can sit down now. I'm not going to debate now. I'm just going to point out the issue. Thank you. I'm just going to point out, they go through -- they go through the study. They've already talked about that they have their state permit. They go through what is called the state resource permit for the development in which studies all the use of water. You're welcome to review all that. I'm not going to get up here and try and defend it. They're presenting us the facts. I just want you to understand that they've gone through all of the permitting process. And from what I've just heard, they've stated that they're going to deal with the water. Now, if they put water on your property, that's trespassing, and you're an attorney. You know how to deal with that. MR. MORALES: Right. CHAIRMAN SCHMITT: So, Chap, what do you have, please? COMMISIONER COLUCCI: Well, I want to try to put this gentleman's mind at ease. MR. MORALES: Can I -- can I -- COMMISIONER COLUCCI: No, hold on. Let me assure you the timing of this meeting is not a conspiracy, okay. You seemed to intimate that at the beginning of your soliloquy. This is just the first time we've heard about this. And the timing is the timing, and there's no conspiracy involved. The second thing I want to tell you is if this is a bad idea, there's ample time in the process that everyone's going to go through to stop it in its tracks. And I just want to tell you that this commission is here to help -- to advise the county board of commissioners of how we think they should proceed. And it's the county commissioners, not us, that makes the final determination about whether or not this project goes forward. I don't know if you understood that, but that's the way things work, so that's all I have to say. CHAIRMAN SCHMITT: Paul. COMMISSIONER SHEA: I just want to jump on what Joe said. I mean, you're -- 20 years ago the county decided where the growth was going to be. Even though it was rural in your area for the last 20 years, it was decided that that is the less environmentally sensitive in the area to put the growth. So it's always been planned that this type of development would happen. Now, having it technically done proper is something we have to make sure happens. But they're just following what the county determined was where they wanted the growth to be versus in more environmentally sensitive areas. CHAIRMAN SCHMITT: And then to clarify, this -- they've already gone through the Environmental Resource Permit. And, Rich, you can have your engineer study this or state this. Sir, just so you understand, this is the first process. It will be, I'm guessing, eight to 10 months before we see this again when it comes back for adoption, and at that time we'll get -- also Page 24 of 1249 May 15, 2025 Page 20 of 43 to accompany this will be the PUD, the planned use -- the Planned Unit Development that is associated with that. That's the zoning. That gives the specificity on what's going to be developed. I would ask Mr. Yovanovich and his client if he could address the issue about the ownership of the road. I know nothing about the ownership of the road, whether -- Mr. Morales stated that he owns to the center line of the road or he owns portions of the road. I mean, that's a legal matter. I have no idea who owns the road other than we know who owns the property. MR. YOVANOVICH: Whenever it is my turn to go, I'm happy to go. I've got a lot of notes. CHAIRMAN SCHMITT: Yes. MR. YOVANOVICH: Could we finish all the public comment, if there's other people besides Mr. Morales? CHAIRMAN SCHMITT: I would ask -- Mr. Morales, do you have any other comments if you -- other than what you stated? If you would come up to the podium again. Because I know I shut you off but I -- so that -- lastly, you clearly understand the process? MR. MORALES: No, I understand your advising, but this is still an important meeting. I mean, this is not -- CHAIRMAN SCHMITT: Yes. MR. MORALES: -- just something -- I mean, we're not just rubber-stamping here, correct? I mean -- CHAIRMAN SCHMITT: No, we're forwarding it to the Board of County Commissioners for approval or -- MR. MORALES: Exactly. CHAIRMAN SCHMITT: -- or disapproval depending on -- MR. MORALES: So your mind's already made up. I mean, I'm here to tell you that your decision -- and I understand things have been zoned, but that doesn't mean that this is the project for that zoning. You're putting these conclusions together saying that somehow it's inevitable that this is the project that Collier County needs, and I'm telling you this is not the project that Collier County needs. You can have other projects. There's other ways of doing that out there that make sense, but what I'm saying to you is, the way this is going to happen is haphazard. It's not well thought out. If you advise this county commission to go ahead with that and all this becomes a problem -- and I can tell you right now that water doesn't come down the way you think it does. It floods my property every time, and that's just the way it is now. Imagine when you soak up all that land, and all that water's going to flood me out. And I understand I'm an attorney. I can file inverse condemnation and lawsuits and injunctions, but I have to live underwater while I'm doing that? That's the problem that I'm seeing here is that we're not looking at the impacts for all the people around. CHAIRMAN SCHMITT: You haven't done any studies on this? You haven't done any analysis -- MR. MORALES: I live out there. I know what's going on out there. CHAIRMAN SCHMITT: But this is all your personal assessment. MR. MORALES: No, no. This is reality. What they're telling you is an assessment. They're telling you numbers. Oh, it's 0.56 or 01.7 water. Yeah, anybody can give you numbers, but when you live out there, you know what's real, and you can see that when that water -- when it rains -- we're getting into rainy season. Why don't you take a nice little trip out there when we have a nice rain season coming through, and then you tell me what you think when you see my property underwater, you see all that land underwater, and you expect that all these houses that you're going to have to raise the elevation for -- I don't know where you're going to get the fill -- but you're going to raise the elevation for, you don't think that's going to come onto my land even worse? Page 25 of 1249 May 15, 2025 Page 21 of 43 Just go out there. I mean, it's nice to sit here and look at numbers and pictures and graphs and listen to people here with nice suits and ties, but that doesn't tell you the facts. The facts are you have to go out there and look at that place. CHAIRMAN SCHMITT: Okay. (Simultaneous crosstalk.) MR. MORALES: Don't make up your mind until you take a look; otherwise, what you doing here? I mean, you're supposed to be representing the county, right? This is your job. Go out there and look. It's just a nice little drive. It's beautiful out there. Go check it out. (Simultaneous crosstalk.) THE COURT REPORTER: I can only get one at a time. (Simultaneous crosstalk.) COMMISSIONER SHEA: The lakes aren't built yet. All of the water control mitigation devices aren't there. So the idea behind this is you actually have less of a flooding problem when they follow -- when they comply with all of the South Florida Water Management requirements for water retention on the site. You don't have that requirement now. That's why it's moving off the site. MR. MORALES: That used to be a fishery. On the back part, right there, of the property, there's fisheries. There's a ton of little lakes. There were a bunch of fish. Bob used to engage in that sort of business. He was a -- he was a guy who bought and sold tropical fish. All that was fisheries, so you have a bunch of lakes back there, and yet it still floods. The basin, the Florida basin's like this (indicating). When you hit 41 and you go to the other side of Fiddler's Creek, it drops, like, five feet. We're like this in the State of Florida right now, and the people that don't believe that -- well, ask the people in Sarasota when the last hurricane came in how they all flooded inland. The people in Fiddler's Creek, it's just a matter of time before they get flooded when we get a direct hit. Where we're at, we always get hit. But I'll tell you one thing, if you fill all that up with people and property and cement, all of this area's here going to flood out. I'm going to flood out. All these farmlands are going to flood out. And I understand, again, zoning, but there's right ways of doing things, and there's wrong ways, and we can't just simply say, "Well, somebody's going to do this, and that's it." I can tell you I was representing Mr. Bean when we were dealing with the D.R. Horton -- it's a bigger company and more powerful, more involved -- they brought out their people out here. I sat down with them. We went over their graphic satellite maps, and I can tell you, the only way that made sense for them was to cut through from 41 all the way straight up to Bob Bean's property. So they'd have to buy all the land, including my own, and I wasn't going to sell. So they decided to just back out. But they knew that they weren't going to be able to build out there any other way. They knew that they had to create a whole infrastructure going up and down that area. You're just going to basically make a pocket and just fill it up with people and say, "Well, at least we've got affordable housing in Collier County." But is that the kind of affordable housing you want? Think about it. CHAIRMAN SCHMITT: Okay. Thank you for your -- for your input. Mr. Yovanovich, can you highlight the issue of what -- who owns what in the road and the proposal for the road improvements? MR. YOVANOVICH: Are there any other public speakers? CHAIRMAN SCHMITT: Well, are there any other public speakers? Sorry. Yes. MR. SABO: Mr. Chairman, there are no other public speakers. CHAIRMAN SCHMITT: All right. Thank you. MR. YOVANOVICH: Okay. Let me start with -- I pulled up Mr. Morales's website and all of his expertise, and let me point out some things that he's not an expert in. He's not an expert in engineering. He's not an expert in transportation. He's not an expert in environmental permitting. Page 26 of 1249 May 15, 2025 Page 22 of 43 He has none of those qualifications. Everybody on my team has professional qualifications, and everybody on the county's team has professional qualifications. You heard a lot of innuendo. And I don't normally get up here and take on members of the public, but when they talk about us obfuscating the facts and not giving you the true story and misrepresenting who owns what -- well, you know who owns Fritchey Road? He owns half; we own half. If he read the materials, he'd realize that we were going to build on our property the county level roadway that is required to serve this project. So when you want to talk about representing the facts, the facts are: He owns half; we own half; we're building the road on our half. CHAIRMAN SCHMITT: Okay. MR. YOVANOVICH: And we're adding some of the land that we own to come up with an appropriate road for Fritchey. If he read the materials, he would have known that. So Fact 1. Fact No. 2, you heard from our professional engineer. You're a professional engineer. Mr. Shea's a professional engineer. The facts are: We will improve the water flow out there because right now more water is coming off the site today than will come off in our scenario. How does that happen? I've learned a little bit of engineering in 35 years of being up here. There'll be berms around the property to make sure the water stays on our property, and it gets discharged at a much lower rate. I'm not an expert engineer. I just have watched several of my professional engineers do that. And guess what? The real regulatory agency that does this, the South Florida Water Management District, issued their permit. And what do they do? Water management. So let's talk about facts and not scare tactics from a resident. Now, I don't know whose cows got sucked up by quicksand then somehow they're gone now. The reality is is when the developer goes out there, they are going to do soil borings, and they're going to figure out where they can build and where they can't build. They're not just going to build and let the house sink into the ground. Not going to happen. So let's talk about that fact. The Army Corps of Engineers will deal with listed species and take care of all of that. We'll get the right permits, and we'll do the right mitigation. Fact is, this property was identified 23 years ago; 23 years ago as where development was supposed to occur. Twenty-three years ago. That's a long time ago. This is where development's supposed to go. This is where affordable housing's supposed to go under the Growth Management Plan. We could ask for up to 12.2 units per acre and be consistent with the Growth Management Plan. Now, I can't do that math in my head, but that's over 2,000 units. Am I close to right, 2,200 units plus -- 2,500 units, I think I'm pretty close to that. We're not asking for every unit we could put out there. We're asking for 5.72 units per acre. That's not a high density. You heard from Norm Trebilcock, a transportation expert. Greenway Fritchey -- Greenway can handle the traffic. We will have to improve the intersection, but the two-lane road that's out there today can handle the traffic. That's a fact verified by your staff who are independent from us. Now, I will tell you my consultants are professional consultants. They don't just come up here and give you an answer that we want you to hear. They analyze it, and if it doesn't work, they'll say it doesn't work, and we would not be here. If anything he said was true, we would not be here. We don't bring petitions and do hocus-pocus. This is a professional staff. You have a professional staff. I have professional consultants that look at this. And believe it or not, they've told me things -- and I want them to tell me when things don't work because I expect -- and maybe he will hire somebody to get up there and give an actual opinion from a qualified person. And I would expect that that person will -- maybe they'll cross-examine my expert, and I will cross-examine theirs, and we will see who's right. But every expert you've heard from so far has said this petition should be approved. And your staff is recommending approval. We're asking you to recommend approval to the Board of County Page 27 of 1249 May 15, 2025 Page 23 of 43 Commissioners. I hope I've answered your questions. I know I'm a little bit more animated than I normally am, but I thought -- I thought the comments and the way the comments were made were not appropriate and, thus, we are asking for your recommendation of approval. CHAIRMAN SCHMITT: Okay. Thank you. Thank you. Any -- no other questions from the commissioners up here. Thank you, Mr. Yovanovich. Staff presentation? MR. BOSI: Mike Bosi, Planning and Zoning director. As contained within the staff report, staff is recommending approval -- or recommending approval from the Planning Commission to the Board of County Commissioners for the project. And we do note this is a large-scale amendment, Growth Management Plan amendment, so it does require four separate hearings. This is the first of the required hearings. We'll go to the -- make a recommendation from the Planning Commission which will go to the Board of County Commissioners, it will be sent to the State of Florida, they'll analyze it for consistency related to the state systems and impacts upon those state systems, and then we'll be back with the -- for the adoption hearing, and at that adoption hearing, the PUD and the specificity of that PUD will be contained. We gave you the PUD, the draft PUD just so you have a comfort level with some of those components. But the specificity within that PUD will be the main focus of the adoption hearings, and then it will have to go to the Board of County Commissioners as well. As part of this -- this is in the Coastal High Hazard Area -- the applicant has agreed to two portable generators to -- for the use for sheltering within the emergency management system or for the shelters as well. Overall, what we would say is, at the -- even the GMP and at the PUD zoning level, a lot of the improvements are not identified from a transportation standpoint. It's when they come in for the -- the Site Development Plan and the plats, that's when the -- that's when our Concurrency Management System would be applied. Operational analysis is applied as well. So whatever improvements that are required for the road -- or for the impacts for the roads from the water management standpoint, from a utilities standpoint will be addressed to make sure there's capacity within the system. We have -- we have provided that -- the general premise and the impacts of this proposal and the number of units being proposed, and we haven't had any of our reviewing departments provide any concerns to be able to handle the load. What I will say, and I will say to Mr. Morales and the Planning Commission, this is in the Rural Fringe Mixed-Use District receiving area. Within a year to a year and a half, you will have 6,000 acres above and around in close proximity that will be submitted as the first and only village within the Rural Fringe Mixed-Use District receiving area. And with that you're going to have a development the size -- the size of -- a little bit bigger than Ave Maria, the Town of Ave Maria. So you're going to have with -- a variety of economic development uses, commercial uses, institutional uses, civic uses as well. So this area has been long slated for development and residential development. In the 20 -- the 2019 Rural Fringe Mixed-Use District amendments and the 2023 GMP amendments, we adopted a provision that allows for 12.2 units per acre in the receiving areas if you're providing for affordable housing. The total that they could possibly have if they were taking advantage of it was 2,784 units. They're asking for 1,299, much -- at a density just below six units an acre. So they are leaving a lot of density on the -- on the table in that regard. But one of the things that I would say is this area is -- is changing, is starting to change from a very low-density rural/semirural type of environment to a more urban type of environment with urban services. And because of that, we know that there's going to be a lot of infrastructure improvements, a lot of water management improvements as well. Overall, staff is recommending approval at the GMP level. And we do know that when we come back for adoption, the PUD will have a lot more specificity, and I think there will be a lot Page 28 of 1249 May 15, 2025 Page 24 of 43 more robust discussions in terms of some of the deviations and some of the proposals that are being pertained [sic]. We do recognize it has the component for 20 percent of affordable housing dedicated to 80 percent of AMI. We know that this is going to be another -- another step forward in trying to address the affordable housing project. We have had a number of affordable housing projects in close proximity, and within those studies they have shown that the location of economic employment opportunities are within a 5- and a 10-mile radius of this area. So there are jobs, and there are needs for workforce housing within this location. For all those reasons, staff is recommending approval to transmit this GMP to the state, and then it's at adoption before any final decisions will be made and the recommendations will be carried forward from the Planning Commission to the Board of County Commissioners. So any other questions that staff may be able to answer? CHAIRMAN SCHMITT: Paul. COMMISSIONER SHEA: Just a little more education for me. In the staff materials, you mentioned proportionate share of $600,000. Is that number just a number right now, or is it -- is it an actual number that if the cost of the work doubles, that cost doesn't -- the proportionate share doesn't double with it? MR. BOSI: It is -- and I should probably allow Mr. Sawyer to be able -- but it depends on how the specific commitment is going to be stated within the Development Services contribution agreement, a DCA. And this will have a DCA, and that DCA will be brought to you as part of your adoption hearing. I don't have that DCA. It's still being factored out what the specifics are. There may be an escalator that's agreed to. That's between our Transportation Department and the applicant. But those specifics will be contained as part of the PUD review that you get during the adoption hearing. And we do note that, in the staff report, that this will have a DCA, but that DCA has not been finalized, and that will have the final price tag and any escalators that would be put in terms of that to recognize any inflationary aspects of work. COMMISSIONER SHEA: Well, it seems like -- I mean, they're responsible for a proportionate share of the work, and it should be based on the actual cost of the work, not on what you think it is five years before you actually calculate the number. MR. BOSI: And I would agree with that. COMMISSIONER SHEA: I know it's difficult for the applicant because then he doesn't know what it is either, although he has technical people that are probably pretty good at projecting what cost will be in the future. MR. BOSI: Agreed. CHAIRMAN SCHMITT: Okay. Any other questions? (No response.) CHAIRMAN SCHMITT: No other questions. I'm going to close the public hearing. I open up to my colleagues for any discussion. Seeing none -- I just want to point out to Mr. Morales -- Mr. Morales, I don't discredit what you say. I fully understand. Just so you know, I'm a retired army engineer, former commander, army engineer district, Savannah District, U.S. Army Corps of Engineer and an engineer, educated. So is Paul. We fully -- I fully understand the Environmental Resource Permit process as well as the U.S. Army Corps of Engineers' federal permitting process. In fact, I've done consulting work. I live in Fiddler's Creek. I'm well aware of the flow of water in that area. I know it like the back of my hand because I helped the owner of that property with the last permit they received in what is called Estancia. So I know it well. I'm not discrediting what you say, but a lot of what you stated, frankly, is your opinion, and I understand that. But if you feel that strongly about it, I would encourage you to obtain some expert advice or have experts at the next hearing who can testify to the fact and support your Page 29 of 1249 May 15, 2025 Page 25 of 43 allegations, because what I heard from you was a lot of your personal input, but there is no professional criteria behind that. We've heard from the staff, and we also heard from the petitioner's consultants. They've already received the Environmental Resource Permit, and I know what that takes to go through the South Florida Water Management District. So in that regard -- and I stated very clearly on the record that they cannot trespass any water on your property. And, in fact, that's clear. And I'm sure when they go through the ERP -- and you're welcome to look at that permit. It's online, or you can ask the consultant for a copy of what was submitted, and it will clearly describe how they did the calculations, the water calculations, the rainfall, the flow. All those kind of things are clearly stated in the Environmental Resource Permit how much they're going to retain on site, how much will be discharged. And even if it comes down Greenway Road, it's going to go to 41, and that actually flows through the -- through Fiddler's Creek, the main canal that goes through Fiddler's Creek, and into what is called -- well, they call it Fiddler's Creek, but it's actually a marsh buffer system that displaces the water south into Henderson Creek. I could go into great detail of how the water flows through that, but not for this. And if you care to talk to me after the meeting, I'll talk to you about it. But I would recommend if you feel that strongly, you're really going to need some consultants who can support your, I guess, premise -- your assessments or your -- I'll call them allegations or your beliefs. But clearly, this has gone through the rezoning. It's been identified, as staff said, as a receiving area, and just as staff said, there's another 6,000 units coming in out there. MR. BOSI: Six thousand acres. CHAIRMAN SCHMITT: Six thousand acres, which is going to be zoned as more development. All of the tomato fields and the farmlands, whatever that is, 6L Farms, that whole area is all going to be pretty much -- it's been identified as receiving area. So with that, do I hear any motions for recommendation on how to move forward? MR. MORALES: Sir, you say you live in Fiddler's Creek? CHAIRMAN SCHMITT: Sir, you can talk to me after the meeting. I'll talk to you about it. COMMISSIONER SCHUMAKER: Motion to approve. CHAIRMAN SCHMITT: I heard a motion to approve. Do I hear a second? COMMISSIONER SPARRAZZA: Second. CHAIRMAN SCHMITT: All in favor, please, by like sign. COMMISSIONER COLUCCI: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN SCHMITT: Aye. COMMISSIONER SCHUMACHER: Aye. COMMISSIONER SPARRAZZA: Aye. COMMISSIONER McLEOD: Aye. CHAIRMAN SCHMITT: Any opposed, by like sign. (No response.) CHAIRMAN SCHMITT: None. That's approved unanimously. Thank you. MR. YOVANOVICH: Thank you. MR. MORALES: You're destroying Collier County. You're destroying -- you're destroying Collier County, too. No, no, seriously. This is what happens to nice cities when people like you show up and destroy everything. You buy everything. You build out. And then when people can't get jobs and they can't afford to live, they start suffering because then they end up losing their houses, losing their jobs, and then we have ghettos, thanks to people like you. CHAIRMAN SCHMITT: There you go. I appreciate that. Thank you. COMMISSIONER SHEA: Boy, that's a hell of an extrapolation. Page 30 of 1249 May 15, 2025 Page 26 of 43 CHAIRMAN SCHMITT: Yeah, it was. Well, with that, we'll take a 10 -- 15-minute break. (A recess was had from 4:25 p.m. to 4:41 p.m.) MR. BOSI: Chair, you have a live mic. CHAIRMAN SCHMITT: We have a live mic. And I'm not sure if -- Tray [sic] has actually gone back -- yes. All right. We have a live mic. If I could get the commissioners to come up here, and we're going to address the next one here. And I'm sure we can get about another 3- or 400 questions on the next one. ***All right. I'll get my commissioners up here. And for the record, this is PL20250000524 [sic]. This is a modification of the publication of legal notices for neighborhood information meetings. So with that, I turn it over to staff. MS. GALIANO: Good afternoon, Commissioners. My name is Angela Galiano, planner with GM/CD zoning division. Staff is submitting PL2025000524, publication of legal notices. This amendment would amend LDC Section 10.03.05, required methods for providing public notice and also our Administrative Code. The purpose of this amendment is to allow our applicants of land-use petitions that require a neighborhood information meeting to advertise their meeting on the county clerk's official website instead of a newspaper. Some key points and advantages of this amendment are the cost savings for our applicant, convenience, its consistency that aligns with how the county is consistent with advertising our ordinances, and efficiency. So with that being said, for PL2025000524, staff is seeking recommendation of approval. Thank you. CHAIRMAN SCHMITT: I have one question. I have one question, then I'll turn it over. MS. GALIANO: Yeah. CHAIRMAN SCHMITT: Will this be on a -- it's going to be on a county website? MS. GALIANO: The county clerk's website is our official website -- CHAIRMAN SCHMITT: Will this -- MS. GALIANO: -- to advertise. CHAIRMAN SCHMITT: -- now be able -- will there be a consolidation of all the NIMs so that I don't have to go search everywhere? Will there be a list of NIMs? Go ahead, please. MR. BOSI: Mike Bosi, Zoning Director. It will be -- for each individual NIM -- CHAIRMAN SCHMITT: Yes. MR. BOSI: -- it will be posted for the required 15 days prior to that -- prior to that NIM. It will be just -- it will be on the county legal notice website hosted by the Clerk's Office saying of where the -- where the project is located, what time the NIM's going to be but only until -- for that 15-day period, and then it will get taken down. So it won't be a -- it won't be a recurring list of NIMs. It's -- in lieu of advertising in the Naples Daily News, this is where we're proposing to modify the LDC to allow for the NIMs to be advertised at. CHAIRMAN SCHMITT: Here's my question. I see a sign posted. And I go, "Oh, that's interesting. What's coming up?" And I'll try and go look where there -- the NIM was advertised, but there's no central repository of some sort on the website -- and even in the Collier County Growth Management website -- that says, "Here are the upcoming NIMs" or "Here are the upcoming petitions." Am I wrong? Unless I know the number or the other, there's -- it seems to me that there would be a -- I love the idea of this, and it's a great proposal, but I also would like to go one step further and have some kind of a central I'll call it a hot link or whatever, like, if I'm driving down the road. Page 31 of 1249 May 15, 2025 Page 27 of 43 And, you know -- I'll give you an example, though. The most recent zoning we did for the car storage area on 951. I mean, you're traveling 45, 50 miles an hour. I've got two options. I see the sign, and I go, "Well, I'll go figure it out and go on the website," or I slam on the brakes and stop. And, of course, everybody's traveling behind me at 50 and 70 and 90 miles an hour on 951. Then I have to deal with that. So I'm looking for somewhere that if I see a sign, I can go and find out what we have coming. Does that make sense? COMMISSIONER McLEOD: Yeah. CHAIRMAN SCHMITT: Go ahead. COMMISSIONER SPARRAZZA: A point of clarification. Maybe I'm not understanding this correctly. On Page 454, the blue, it states, "Advertisements for NIMs may be published on the official website of Collier County or in a newspaper." I thought I heard you say in lieu of a newspaper. MS. GALIANO: It is in lieu of a newspaper, but they still have the option. If they still want to advertise in a newspaper, they could. But to save in the cost, the cost difference would be a lower cost for applicants -- COMMISSIONER SPARRAZZA: Correct. MS. GALIANO: -- if they choose to do it on the county clerk's official website. COMMISSIONER SPARRAZZA: But they can do -- MS. GALIANO: The Naples Daily News still. They're -- yep, still can. COMMISSIONER SPARRAZZA: So this line is correct, "or in a newspaper." MS. GALIANO: That's correct, yeah. COMMISSIONER SPARRAZZA: Great. Thank you very much. MS. GALIANO: You're welcome. COMMISIONER COLUCCI: How do the Ns in NIM currently find out about upcoming information meetings? COMMISSIONER SPARRAZZA: Mailings. MS. GALIANO: How do, like, families find out about information meetings? COMMISIONER COLUCCI: I assume NIM means neighborhood information meeting. COMMISSIONER SPARRAZZA: Correct. COMMISIONER COLUCCI: So how do the neighbors currently find when an information meeting's going to be held? CHAIRMAN SCHMITT: Chap, there's two ways. COMMISIONER COLUCCI: Yeah. I don't know. CHAIRMAN SCHMITT: And typically, they're required -- and we won't get into it, but the NIM, if there's a development, everybody within a certain distance of the rezoning receives a letter. COMMISIONER COLUCCI: Oh, good. That's good. CHAIRMAN SCHMITT: And I can't recall. Is it one mile? MR. BOSI: It depends. If you're in the -- CHAIRMAN SCHMITT: It depends on where we are. MR. BOSI: If you're in the Estates, it's a mile. If you're in the urbanized area, it's 500 feet. If you're in the rural agricultural, currently it's a thousand feet, but we have been directed by the Board of Commissioners to extend that to a mile. CHAIRMAN SCHMITT: You'll typically see in your packet, at the end of your petition packet will be a list of addresses. The petitioner goes to the county, they pull up all the addresses, and they have to send out an individual letter to every one of the addressees notifying them of the rezoning. But the question is, again, if you didn't get the letter but you see the sign, unless you go up to the sign and take the number down and then research, there seems to be no hot link or anything in the county website, zoning -- Page 32 of 1249 May 15, 2025 Page 28 of 43 MR. BOSI: Yes. CHAIRMAN SCHMITT: -- that says "upcoming petitions." COMMISIONER COLUCCI: Well, I'm not objecting to any of this. I don't understand what's changing here. CHAIRMAN SCHMITT: The only thing that's changing is they're going to be allowed -- the requirement was originally to have to be in a local newspaper. COMMISIONER COLUCCI: Yep. CHAIRMAN SCHMITT: Now they're saying the county clerk has an official website where petitions are posted. So now the petitioner has an option of either posting it on the county clerk's -- COMMISSIONER SHEA: That's it. CHAIRMAN SCHMITT: -- website or publishing in the paper. That's all this is. MR. JOHNSON: And also, the applicant could advertise on both if they so desire. CHAIRMAN SCHMITT: Yeah. COMMISSIONER SPARRAZZA: It says "or." MR. JOHNSON: "Or" means either or, but -- COMMISSIONER SPARRAZZA: Correct, or both. MR. JOHNSON: Or both, correct. MR. BOSI: To answer your question, no, we do not have a hot -- zoning hot link on our zoning web page that maintains a running list of upcoming NIMs. For this purposes, what we were trying to do is just make the consistency with -- we require all of our -- all of our petitions to -- to post their advertisements of their public hearings on the clerk's website, and we were making the NIM -- because currently in the LDC, it says "newspaper," and we're proposing modification to be consistent with how we advertise our -- all of the legal notices on the Clerk's website. So that's the only change. Now, if you want us to research and try to develop a component on our website of, say, a list of all upcoming NIMs on our zoning website, that's something I could look into separately from this request if that's -- you know, you think just in terms of providing more transparency. CHAIRMAN SCHMITT: Yeah. I would like something like that that the public would have -- be able to access without slamming on the brakes in front of a sign and trying to read it. COMMISIONER COLUCCI: That sounds like the best idea I've heard. CHAIRMAN SCHMITT: Anyways, with that, I see no commissioners raising any issues. Michelle, sorry. Go ahead. COMMISSIONER McLEOD: I do support that idea of posting -- having a general location on the website so that you know where to go. So I support that movement. And then, with regards to what Randy had said, do we have to say something about the newspaper? Like, they're not required to do it on the newspaper if we -- if this passes. Why even mention it? COMMISSIONER SPARRAZZA: Well, no. That's -- CHAIRMAN SCHMITT: I believe it's required by state statute. You have to do it in a -- state statute said that it had to be within a widely distributed -- COMMISSIONER SPARRAZZA: Format. CHAIRMAN SCHMITT: -- format or publication. It didn't say newspaper. It just said -- I can't remember the language. COMMISSIONER McLEOD: Well, can we say that, then, instead? CHAIRMAN SCHMITT: Say again. COMMISSIONER McLEOD: Can we say that, then, instead? MR. BOSI: The fact is it's not -- it's no longer -- it used to only be -- the requirement was the only place you could do it was that general circulation newspaper. The statute has changed and says a county can host legal notices on their own website and not have to use the newspaper. COMMISSIONER McLEOD: That's my point. Leave it at that. Don't -- we don't need to say "or the newspaper." Page 33 of 1249 May 15, 2025 Page 29 of 43 MR. BOSI: We want to give them the option if they want to do it in the newspaper to know that they can do the newspaper. COMMISSIONER McLEOD: But don't they -- won't they already know they can -- they can put it wherever they want. MR. BOSI: No, they can't. MS. ASHTON-CICKO: But if you remove the language of putting it in the newspaper, then they have to do it on the Clerk's website, and they don't have that option. If you remove that language about placing the advertisement for the NIM in the newspaper and just have "the Clerk's website," they will not have an option. COMMISSIONER McLEOD: Oh, and you have to give them an option? MS. ASHTON-CICKO: I mean, you can put -- no. This is giving them an option now. It's giving them a second option. And the newspaper is about a thousand dollars to run an ad, and the Clerk's website is about 50, so -- and it's easier for everybody, from an administrative perspective, to process it through the Clerk. She's made it really easy to do, so... COMMISSIONER McLEOD: Okay. CHAIRMAN SCHMITT: All right. I see no other -- is there any public speakers? MS. PADRON: We have no speakers. CHAIRMAN SCHMITT: No speakers. All right. With that -- COMMISSIONER McLEOD: I'll make a motion to approve. CHAIRMAN SCHMITT: -- we close the public hearing, and I hear a motion to approve. Is there a second? COMMISSIONER SHEA: Second. COMMISSIONER SCHUMAKER: Second. COMMISSIONER SPARRAZZA: Second. CHAIRMAN SCHMITT: And we have some seconds. All those in favor, say aye. COMMISSIONER COLUCCI: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN SCHMITT: Aye. COMMISSIONER SCHUMACHER: Aye. COMMISSIONER SPARRAZZA: Aye. COMMISSIONER McLEOD: Aye. CHAIRMAN SCHMITT: All opposed, like sign. (No response.) CHAIRMAN SCHMITT: It passes unanimously. Well done. All right. We will take another pause until 5:05. Thank you. (A recess was had from 4:52 p.m. to 5:05 p.m.) MR. BOSI: Chair, you have a live mic. CHAIRMAN SCHMITT: All right. Thank you. We reconvene. This is a requirement of an evening meeting to reconvene at 5:05. We have two LDC amendments that we have to discuss on the agenda. And the first one has to do -- I'm going to read it. ***This one has to do with a -- the Rural Lands Stewardship Area's overlay updates, so I turn it over to staff. MR. JOHNSON: Thank you, Mr. Chair. For the record, Eric Johnson, LDC planning manager. Let me just bring up my PowerPoint presentation real quick. COMMISSIONER SHEA: One slide, right? MR. JOHNSON: Oh... CHAIRMAN SCHMITT: And, Eric, these are all changes that we have addressed over the last several years that you've now consolidated into an amendment? MR. BOSI: The Board of County Commissioners -- Mike Bosi, Planning and Zoning Page 34 of 1249 May 15, 2025 Page 30 of 43 director. The Board of County Commissioners, in July of 2021, adopted the Growth Management Plan amendments for the RLSA, which was a culmination of the last 20 years of improvements that we were -- we've adopted. Over the last three years, our LDC and our GMP have not aligned. CHAIRMAN SCHMITT: Right. MR. BOSI: This is to bring the LDC level language to the LDC so it aligns with the current GMPs as to what can and can't go forward within the RLSA district. So this is simply -- this is simply to take the policies that are adopted in the GMP and right-size the regulations that are contained in our LDC to support those policies. CHAIRMAN SCHMITT: So putting in the LDC language is the implementation -- MR. BOSI: Yes, correct. CHAIRMAN SCHMITT: -- of the -- MR. JOHNSON: Of the GMP. CHAIRMAN SCHMITT: Of the GMP. So, Eric, we stole all your slides. So go ahead. MR. JOHNSON: All right. So do you want a presentation? CHAIRMAN SCHMITT: Go ahead. Just briefly, if you'd go through it. MR. JOHNSON: Sure. This is -- this is just the RLSA overview. You can see on your screen what happened back in 1999 to, you know, start the RLSA program, how the State of Florida imposed a final order on Collier County. The RLSA overlay was adopted into the GMP in 2002. Simply put, landowners in the RLSA voluntarily protect environmentally sensitive land enabling public benefits to be achieved with little public funding. And the stewardship credits from an SSA -- that's a Stewardship Sending Area -- are used to entitle development of a SRA; that's a Stewardship Receiving Area. And it could be either a CRD, a compact rural development, a village, or a town. If you look on the overhead, you can see the sheer size of this overlay as it compares to Collier County. It's pretty large. The overlay is outlined in red. So the RLSA today is 185,935 acres, and you'll see that it's comprised of a lot of different colors. I elected to put up the acreage for the SRA, the FSA, the HSA, and the WRA, and those are all in the legend, if you could -- if you could see that. But the Growth Management Plan restricts the RSA development -- those are the receiving areas -- to 45,000 acres. On the books right now, we have RLSA developments, we have two towns. We have the Town of Ave Maria, Town of Big Cypress, we have four villages, and then we have one compact rural development that was approved in 2023. And you can see where they are with that map that I have on the overhead. All right. So the RLSA was adopted into the LDC in 2003, and through the years there have been different amendments made to the LDC. In 2015, the Board of County Commissioners directed staff to initiate restudies of four GMP master plans, including the RLSA, and then in 2019, the Board directed staff to draft LDC amendments to address the SRA. And like Mike said before, they -- they approved Ordinance 2021-28, and that's really what we're simply here tonight doing is trying to implement that GMP amendment. The GMP amendment that was approved in 2021, it had these -- more or less, these associated with it. It's also on the overhead. I'm not going to read them; you can see them. So we have a lot of pages before us. I tried to summarize it all in one page so as to not bore you to death. The first bullet point is to update the definition of compact rural development to include certain industries. We're going to define micro mobility, park and ride sites, walkability, change the comprehensive review of stewardship credits from five years to seven years, and establish a credit cap of 404,000 acres and no more than 45,000 acres of SRA, and that's -- that was specific language that was in the GMP. We're updating the wildlife management plans to minimize human/wildlife interactions; establishing provisions for outdoor lighting; updating SSA credit generation by including ASA, Page 35 of 1249 May 15, 2025 Page 31 of 43 Agricultural Stewardship Area; updating restoration stewardship credits by awarding up to 10 credits per acre including panther corridor and wetland wading bird habitat. I think before 2021, for every acre it was a -- it was eight credits per acre, and now it's being changed to 10 credits per acre. Is that correct, Jaime? MR. BOSI: Correct. MS. COOK: Yes. MR. JOHNSON: Correct. Okay. Good. We're also -- COMMISSIONER SHEA: Can we ask questions as you go through this? MR. JOHNSON: Say again. COMMISSIONER SHEA: Can we ask questions as you go through or -- MR. JOHNSON: You can. This is my last slide, though. COMMISSIONER SHEA: Well, I know, but each different topic. MR. JOHNSON: Okay. If you want to ask questions -- COMMISSIONER SHEA: It's easier to do it on each bullet. MR. JOHNSON: -- that's fine. Go ahead. COMMISSIONER SHEA: So how do you control -- if you go on the Growth Management Plan, there's all these pink acreage that is supposedly receiving lands. And I think it's a lot more than 45,000 acres, right? So how do you control the 45- -- that number that you say, no more than 45,000 if there's more pink on the growth management map than 45,000? MR. BOSI: There -- and the pink area is the non-environmentally sensitive areas. COMMISSIONER SHEA: Yes. MR. BOSI: The NRI score is relatively low. That's where we want to promote development, and that's where the SRAs are most likely to -- COMMISSIONER SHEA: How many of those are there and how many acres? MR. BOSI: Right now in terms of overall development for the SRAs were -- I believe we are close to 18,000. So we keep a running track. And -- COMMISSIONER SHEA: But how many -- if I -- how many acres are the pink, which are areas that can be developed? MR. BOSI: Oh -- COMMISSIONER SHEA: So when you get to 45-, do all the other pink areas not get allowed to build other than one to five? MR. BOSI: They'll be able to develop at one to five or any of the uses that are allowed within the -- within the agricultural zone. COMMISSIONER SHEA: So you're in a "first come, first serve" on the pink areas? MR. BOSI: Correct. COMMISSIONER SHEA: Because when you get to 45-, you're going to cap it somehow. MR. BOSI: It's already capped. COMMISSIONER SHEA: Yeah, but I don't know how you do that with an individual. MR. BOSI: The current regulations are we have a -- and it's being brought in. But the GMP says, we have a 45,000-acre cap and a four -- or 404,000 credit cap as well. So we've capped the credits and capped the number -- capped the number of acres. COMMISSIONER SHEA: Wow. MR. BOSI: And I think Ms. Cook was going to probably offer an assessment as to what the pink area is. MS. COOK: Thank you, Mike. Jaime Cook, your director of Development Review. So the pink is all of the lands that are open lands. It's about 90,000 acres and could be developed either as an SRA, up to that 40,000-acre limit. Once we've hit that 40,000 -- 45,000-acre limit, it could be developed under either the baseline standards of the RLSA program or, as Mike said, the one to five under the base zoning of agriculture. Page 36 of 1249 May 15, 2025 Page 32 of 43 COMMISSIONER SHEA: Wow. So there's a big -- we're almost incentivizing people to get their butts in gear and bring in projects out there because it's -- half of it -- half the people aren't going to get -- half the acreage isn't going to get the ability to get beyond one to five. MR. BOSI: The program was developed in 2002. It was implemented by the LDC in 2003. That's 22 years ago. We have close to 17,000 acres. We're in entitle [sic], on average, less than -- less than 1,000 acres a year. We've probably got another 20 years of entitlement before we start bumping up the cap. But I agree with you that what's going to be taking place in a future Board discussion, a future Planning Commission discussion, is do we maintain that 45,000 acres based upon what's going on on the ground. I don't know what those environmental conditions are. I don't know what the land-use situation will -- I don't know a lot of different factors that could influence a different direction. But as of now, it's -- you are -- it is first come, first serve, so there is some incentivization to get in while there is still open land to be able to develop those towns and villages. COMMISSIONER SHEA: Is there any science to that 45,000 number, or is that something that somebody could make it 50- if they wanted without violating any science? CHAIRMAN SCHMITT: Wait a minute. No, there was a lot of science done on the receiving lands. COMMISSIONER SHEA: Yeah, but -- CHAIRMAN SCHMITT: As far as -- and the sending lands. I mean, there were overlays. There was an extremely detailed analysis of the lands out there. COMMISSIONER SHEA: But you have 90,000 acres of receiving lands, and you're saying only 45- of it can actually develop as receiving lands. CHAIRMAN SCHMITT: Okay. MR. BOSI: A lot of the acreage caps were -- were arrived upon based upon the total acreage area, how much was being -- how much was being developed, how much needed to be -- how much is being conserved. And what we thought and what we said was a three-to-one aspect would seem appropriate to be able to -- to be able to honor the -- because the RLSA is based upon three premises: Protection of the environment, protection of agricultural activities, and the protection of property rights, and both -- all three of those things don't complement each other. Sometimes they're adversarial. And what -- the arrangement with -- because the Conservancy was involved in a lot of these early discussions, and the League of Woman Voters, the Defenders of Wildlife. A lot of environmental groups were in there. And that three-to-one aspect -- and you've got 196 acres. And when it translates out, that three-to-one, the one for develop -- one acre of development for three acres of preservation, that translates to, basically, three acres are going to be set aside from development -- from intense urbanized development, and the three times is close to 200,000; you get right around 45,000 acres. That's really -- that was the equation. But there was many studies, panther studies, reports in terms of impacts upon the -- our protected species. So there has been a lot of science applied to it. But really, that was the ratio that shook it out, a three-to-one -- three-to-one preservation to entitlement, and you multiple that three-to-one or utilize that ratio against the 96,000, and it comes to about 45-. CHAIRMAN SCHMITT: But the other piece of this as well is most of the receiving lands were lands that were farmed or other type of agriculture issues. The fact of the matter was is the intent was not to displace all of those farms, orange groves, and other activities. So yeah, there was -- the program was designed for people to come in early so we could identify where the development would take place, but second was to preserve -- the other way of life out there in those areas was farming, ranching, and other things that would stay and would no longer be lands that would be future -- would allow for future development. MR. BOSI: And, Chair, thank you for bringing that point up, because as I said, there's three provisions. CHAIRMAN SCHMITT: Yes. Page 37 of 1249 May 15, 2025 Page 33 of 43 MR. BOSI: It was property rights, it's agricultural protection, environmental protection. And the way that it was viewed was during the amendment process, we recognized that property rights and ag -- or environmental protection maybe got a little bit more attention than the ag protection. CHAIRMAN SCHMITT: Right. MR. BOSI: So one of the outcomes that you're approving here is the identification of ag credits. You can get credits if you maintain -- if you adjust that you're -- or commit that you're going to farm for a period of time, waive those rights and -- waive, for that period of time, commit it to agricultural. So some of that 90,000 acres of open land, as Joe said, most of that open land is farm field. So some of -- a lot of that leftover that maybe doesn't get developed by the 45,000 acres of SRA, some of those will be -- be preserved as agricultural activities that they've lifted the credits to be able to utilize within the other side of the equation. So some will be dedicated to long-term ag preservation. CHAIRMAN SCHMITT: Yeah. All right, Michelle. COMMISSIONER McLEOD: You mention that there were three premises for putting this plan together. Was this also -- was one of the other reasons to avoid urban sprawl? CHAIRMAN SCHMITT: Yes. COMMISSIONER McLEOD: Was that -- that's this one where -- wasn't it that Golden Gate sued the county, the county lost, and then the state required us to put some sort of plan like this in place and -- is it -- CHAIRMAN SCHMITT: It actually resulted from the development of Twin Eagles. COMMISSIONER McLEOD: Okay. CHAIRMAN SCHMITT: Twin Eagles was selling 5-acre ranchettes, and then the owner was turning around and subdividing and giving a portion back, which became part of the golf course. It was a slight of hand, so you got a -- it resulted in the first development, which was -- then started the whole, "Wait a minute, this is getting out of hand. This is not one unit per five acres. This was a slight of hand." That was the one development, and yes, there were others. And then the state said, cease and desist, and that was the final order, so... COMMISSIONER McLEOD: So it's just interesting that if -- one of the reasons why this program was put into place was to avoid urban sprawl. CHAIRMAN SCHMITT: Correct. COMMISSIONER McLEOD: After the 45,000 acres are used, then you go back to one per five, which is the urban sprawl. CHAIRMAN SCHMITT: But only -- COMMISSIONER McLEOD: Right? CHAIRMAN SCHMITT: Only urban sprawl in areas that were allowed for development, the receiving lands, and then villages, hamlets -- whatever we call them now, villages and townships. MR. BOSI: CRDs. CHAIRMAN SCHMITT: Yeah. So -- and that's to force concentrated development. That was part of the program. MR. BOSI: And so the 45,000 acres will be SRAs. The other 45,000, hopefully 10- to 15- to 20,000's going to be set aside for long-term agricultural production because you're going to be able to generate credits. You're not only going to be able to have a useful farm, but you're able to participate in the development process by selling your credits to a landowner that has opened -- that is looking for an SRA. So that will take up some of the remainder of the land. But, you know, some of the others, there may be some -- there may be some one-to-five development that comes through. But what I would -- I would probably suggest to you that as we start getting close to 40,000 Page 38 of 1249 May 15, 2025 Page 34 of 43 or 45,000 acres, that Planning staff is going to look at that and have a discussion with the Planning Commission and the Board of County Commissioners to say, that's an outcome that way back in the early -- at the turn of the millennial, they did not want to promote one-to-five. Well, we've got maybe 30,000 acres that are leftover that haven't been enrolled in this program. How would you better suggest to build upon the premise of compact, sustainable urban development? We could suggest a different arrangement for that one-to-five. Because you're right, that premise is never going to go. One-to-five is inefficient. If you're not utilizing it for agricultural, just utilize it for one house; that's an inefficiency that we don't want to see spread out over 50- and 60,000 acres, you know. We want that -- we want that confined much more. COMMISSIONER McLEOD: Got it. COMMISSIONER SHEA: And at the rate that you're really burning the land out there, you've got plenty of time to see how it -- where everybody's moving. MR. BOSI: Without a doubt. Like I said, we're close to 17-, 18,000 acres entitled. We're 23 years into the -- 22, 23 years into the program. And what I'm -- what we're really finding is it's not just a generational perspective. It's a multigenerational perspective before you get to buildout. Ave Maria was entitled in 2004, 2005. It is only at half of its development capacity, and that's over 20 years. Another 10 years, that's two full -- that's two full generations of time that's passed while this -- while the development is still -- and that development is showing that the end goal of the self-sustaining economic activity and self-sustaining residential community can grow out of the old farm fields with the right amount -- with the right infrastructure investment and attention to land uses. Because one of the things -- we have two manufacturing facilities of Arthrex out there. The Chilean glass manufacturer's going to develop another. That starts to change some of our commuting patterns by having job opportunities created there. And as that town grows, it has a better offering of commercial goods and services. You don't have to come to the -- you don't have to come to the west all the time to get your goods and services, and sometimes you're going to find you're going to have economic opportunities and jobs for those folks that live in the Estates, that live in the middle. It's not always going to be dictated in the sun -- in the morning time you have head west and at nighttime you head back home. Sometimes some of that traffic is now being diverted to those manufacturing jobs that are in Ave, that are planned for the Town of Big Cypress and some of the other villages. So you can start to see that that program -- this program works, and the more time we give it, the more final adjustments I think we're going to be able to arrive upon. So I think this won't be the end of the -- and one of the other things that we have in there, I believe on an every-seven-year schedule, we will review the RLSA to make sure that there's no further -- that there's -- what tweaks are needed, what modifications may be needed to make the program more efficient. So we will continue and be obligated to do that to bring that report to you. I believe -- in four years from now the time's ticking that my -- our Comp Planning is going to have to provide an assessment, provide it to the Planning Commission, go out and talk to the public, and then bring something back for you guy's consideration for potential modifications. CHAIRMAN SCHMITT: Okay. Amy? MS. LOCKHART: Yes. I just wanted to make a comment that yesterday at our school board meeting, we named our school that will open in '26 Ave Maria Elementary School, and it is the first public school that will be in an SRA. Our first -- yeah. And that one is going to be, what, 22 years from the time it started. MR. BOSI: And that's one of -- another of the greatest advantages of the RLSA program, schools, transportation, public utilities, all of our infrastructure provided, the EMS, fire, they all sit at the table while they're preplanning this community, and if they identify this as a need, they'll set aside the acreage, and they'll set aside a pre-entitlement price tag associated with that acreage so Page 39 of 1249 May 15, 2025 Page 35 of 43 the acquisition isn't at your full entitlement price tag, but agricultural. So you get a -- like, the Town of Big Cypress, the commitment from the Town of Big Cypress for government acquisition of land is $22,500 for a fully entitled property. So that -- we get a -- we get a pretty good bargain when we are in those arrangements so we can make sure that the infrastructure needs of our future towns are always going to be provided for because they all sit at the table as they're doing their preplanning. CHAIRMAN SCHMITT: Okay. Eric, you have your last slide up, and you're making a recommendation of approval. MR. JOHNSON: Well, I was helping you guys. COMMISSIONER SHEA: Can I ask him one question? CHAIRMAN SCHMITT: One more question. COMMISSIONER SHEA: This was an easy one. When I was reading in there, I thought I read that towns were capped at 5,000 acres. MR. JOHNSON: Five thousand acres. COMMISSIONER SHEA: We just lifted that for Ave Maria. Is that just a one-off for Ave Maria? MR. BOSI: I appreciate that, because I should have picked that up. The Board of County Commissioners two -- a month ago adopted a modification that was proposed by Barron Collier Companies to lift the 5,000 acres. So yes, you are correct, that will have to be -- that will need to be modified in what goes -- COMMISSIONER SHEA: It will apply to all towns, not just Ave Maria? MR. BOSI: All towns. All towns. That 5,000 limitation on towns has -- COMMISSIONER SHEA: So I get my paycheck this week? MR. BOSI: Yes, you did. CHAIRMAN SCHMITT: All right. So, Paul -- okay. I see no other questions. Do I hear a motion subject to the change that we just discussed, that Eric will make sure that the -- we note that change of greater than 5,000 acres, whatever the limit will be? MR. BOSI: No cap. COMMISSIONER SCHUMAKER: I'll make a motion. CHAIRMAN SCHMITT: I hear a motion. Do I hear a second? COMMISSIONER SPARRAZZA: Second. CHAIRMAN SCHMITT: Okay. All in favor, say aye. COMMISSIONER COLUCCI: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN SCHMITT: Aye. COMMISSIONER SCHUMACHER: Aye. COMMISSIONER SPARRAZZA: Aye. COMMISSIONER McLEOD: Aye. CHAIRMAN SCHMITT: All opposed, like sign. (No response.) CHAIRMAN SCHMITT: It passes unanimous. Good job, Eric -- MR. JOHNSON: Thank you. COMMISSIONER SHEA: -- and staff on that. That -- the one thing I did note in there, though, was a lot of detail about the lighting. So, I mean, was that a result of different discussions during the Ave Maria and others? MR. BOSI: Yes. There was a lot of discussion about incorporating Dark Skies principles into the lighting standards out there just because of the concern for, you know -- of the setting. COMMISSIONER SHEA: Well, we learned a lot from Ave Maria, too. MR. BOSI: Yes. Yes, we have. Page 40 of 1249 May 15, 2025 Page 36 of 43 CHAIRMAN SCHMITT: ***Okay. We're going to proceed to the second item. And stand by a minute. This item is -- this is floating solar facilities. And this was extremely interesting from the standpoint of it's going to comply with state statute, as I understand. So I'll turn it over to staff, and I think, Richard, you've got the -- you've got the microphone for this one. I found this to be interesting. But I have to assume there's been a lot of studies that this does not impact aquatic life or other -- I'm just thinking about abnormal heating of the waters with the solar panels. I -- it's just bizarre to me, but if somebody finds it to be useful and environmental -- COMMISSIONER SHEA: Sunlight? CHAIRMAN SCHMITT: Lack of sunlight. MR. HENDERLONG: All right. Let me -- CHAIRMAN SCHMITT: Go ahead. But go ahead. COMMISSIONER SHEA: We read it. MR. HENDERLONG: Rockin' and rollin' with you on this. Rich Henderlong, for the record, Planning and Zoning Department, Planner III in the LDC section. This is a statutory required amendment. And let me move that down. The purpose of this amendment before you is to comply with the statutory law, Florida state -- or Florida Statute 163.32051, floating solar facilities and best practices for energy conservation, which established these facilities as a permitted use and appropriate land uses. This is new legislation that had been passed in 2022, and the amendment before you is in compliance with it. It's also intended to support active participation in energy efficiency practices and promote infill development that -- by saving energy and using existing urban infrastructure, i.e., an existing lake, rock mines, et cetera. Also, the county's energy policies are required that we shall reduce and eliminate undesirable effects on human health and environmental stability by reducing heavy reliance on energy fuel consumption. So what does this statute do? It not only created the floating solar facilities, which is a highly technical area of expertise -- and we'll get into some of that later in the presentation -- it defines what a -- floating solar facility as a production facility for electrical power, which is located on, specifically, wastewater treatment ponds, abandoned lime rock mine areas, stormwater treatment ponds, reclaimed water ponds, or other water storage reserves -- reservoirs. Secondly, it requires local governments to amend our Land Development Code regulations to promote the expanded use of floating solar facilities. (Commissioner McLeod left the boardroom for the remainder of the meeting.) MR. HENDERLONG: Thirdly, as an appropriate use for water and land, the legislature determined that it will -- that it has -- and they had this as a finding -- a cooling effect on solar panels which boosts the power production up to anywhere from 15 to 20 percent or higher based upon ground-mounted solar systems, and to help decrease water loss due to the evaporation rates besides the formation of harmful algae blooms. Fourthly, the statute allows the county to specify also buffer and landscape requirements but they cannot exceed the requirements of similar uses involving the construction of other solar facilities permitted in agricultural land uses and zoning districts. A few more slides. So what does the amendment do? In terms of trying to identify where -- besides defining what a floating solar facility is, it allows it as a use. We did a comprehensive study through the State of Florida and other Florida counties and found that the majority of them are consistently staying with rural agricultural districts. We've included the Estates, a public use, and a community facility designation by right with the exception that conservation/preservation designated areas is not an appropriate use form [sic] at this time until additional research is done, which the State of Florida is undertaking some pilot programs on that Page 41 of 1249 May 15, 2025 Page 37 of 43 on a limited basis. As an accessory use, they will be allowed and -- as a structure or an accessory use in the C-1 through C-5 commercial zoning districts, the travel trailer/recreational vehicle district, campground, industrial and business park. They are not allowed currently as -- in residential zoned conventional districts or PUD residential districts. The reason primarily being -- and this was discussed at DSAC and the subcommittee -- is that there was a thought, maybe a conditional use, but the practices are -- of the communities we've studied is the majority of them are staying within these institutional uses. City of Naples is allowing them as an institutional use and a recreational only and that it's -- the cost of constructing these facilities is much higher, and it hasn't been fully proven yet to be an appropriate use for residential; however, staff is in concurrence with DSAC's recommendation that when new projects come through, they can always request that as an option as opposed to a ground-mounted solar facility. So that's for the awareness of the Planning Commission. CHAIRMAN SCHMITT: Well, Richard, my only question on this is, if it's going to be in a PUD, I would -- would the applicant have to go back through the Water Management District to get their approval? Because all of the lakes that typically are put -- are constructed within a PUD are controlled -- controlled through the Water Management District. It's part of the whole water management process. MR. HENDERLONG: Yep. This -- CHAIRMAN SCHMITT: And they'd have to amend their ERP. MR. HENDERLONG: They have to prove to the state that they're not going to interfere with the current stormwater requirements and the flow. It varies on water body to water body. Most of these are ending up in a low, shallow, 7- to 8-foot pond, if you will. The largest one, Orlando Utilities, has got an excellent water/sewer -- water supply system where they set it up. They're saving $400,000 a year on their system, and then, actually, our Public Utilities department is analyzing this application for the 41-acre up there at Goodlette Road. CHAIRMAN SCHMITT: Goodlette Road. MR. HENDERLONG: At Goodlette Road on the 41 acres to save -- get some energy cost savings. The interesting thing about floating solar facilities are -- and I'll get into that and some of the details about the decommissioning plans and the preventative maintenance. They do require more maintenance than a ground-mounted facility. And it depends upon the manufacturer. There's a tremendous amount of research on it. It basically says that the manufacturing materials themselves have to be run through the University of Central Florida. It's a clearinghouse -- depository house, if you will, for getting all the solar panels approved, and then the panels themselves -- the advantage of floating facilities is that they can be phased, and they're easier to interchange because of their linkages. We've -- in our studies, we've concluded that it would be best -- and you'll see those recommendations as to why we came to the conclusions as I go to the next slide. CHAIRMAN SCHMITT: I don't know if we want to get into a debate of the science behind it. MR. HENDERLONG: Okay. CHAIRMAN SCHMITT: It's required by the state statute. I mean, we could probably sit here and discuss the science and the pros and cons and the benefits and questions, but -- MR. HENDERLONG: They're going to have to go through that -- CHAIRMAN SCHMITT: It's a nice academic discussion. (Simultaneous crosstalk.) CHAIRMAN SCHMITT: Say again. COMMISSIONER SHEA: We don't have an extra hour like we did -- CHAIRMAN SCHMITT: We don't have an extra hour left to discuss that. Page 42 of 1249 May 15, 2025 Page 38 of 43 COMMISSIONER SHEA: You notice how our attitude changes. MR. HENDERLONG: Okay. CHAIRMAN SCHMITT: So I have no other questions. I don't know if anybody up here has any questions. I mean, it's going to comply with the statute. But go ahead, Chuck. COMMISSIONER SCHUMAKER: I -- so the statute states local government to site these facilities as appropriate uses of water and land areas in their local planning process, correct? MR. HENDERLONG: Correct. COMMISSIONER SCHUMAKER: So that's -- I don't have a problem with using it on county property, like you just stated for the water treatment plant would be a great example. My concern is is that if you have bad architects come in and tell a community, "Oh, we can put these panels into retention ponds, and we can save you X amount of dollars," and then that doesn't come to fruition because they're going through a third party who's capping whatever would be going back to them. You have an issue where you're putting these into community lakes which takes away from their own microenvironment that they actually are between the littorals, the fish, and everything else. That's my concern is I don't want to see these going somewhere where they shouldn't, whereas they should be restricted, as you had stated, into commercial applications such as C-1 to 5 or even like your mining areas. MR. HENDERLONG: We agree with you. The burden of proof for them to come back for a PUD amendment is to demonstrate that they're going to have to show that there's no environmental impact, there's no loss to the littoral shelves, the limnetic zone, all of that requires intensive water-quality studies. Most of the solar floating facilities have weather radars and have different anchoring systems. There's a whole list of issues that come along through the SDP process that they would go. But the first step -- and that's how the committee came up with a recommendation. We're going to take baby steps with this. And we felt it was appropriate for commercial use and that that consumption would be on site and that the rest would have to come back for further permitting purposes. Mike? CHAIRMAN SCHMITT: Okay. COMMISSIONER SCHUMAKER: Mike. CHAIRMAN SCHMITT: Staff. MR. BOSI: I would point out the only residential district -- and it's substantive to ag -- that we are permitting that you may want to make a recommendation is you may want to -- based upon that -- because you can't go within a residential community. We're not allowing that. Estates, we've debated, and we've included it, but if you feel it's appropriate to remove that -- and then it would just be the agricultural zoning district, the commercial zoning districts, as well as the community facilities or where they would be permitted as right as a permitted use. So that might be a suggestion that -- COMMISSIONER SCHUMAKER: I think baby steps might be the best way to go with this instead of -- COMMISSIONER SHEA: Yes, I agree. MR. BOSI: So what it sounds -- because when I heard that, I -- when I heard your comment, I think it was directed, you don't think from a -- from a residential standpoint or an Estates standpoint that utilizing those lakes for foil [sic] and soil is appropriate at this time until we've got a little more refinement to it. COMMISSIONER SHEA: I don't think we know enough technically -- COMMISSIONER SCHUMAKER: Exactly. COMMISSIONER SHEA: -- what's going on to open it up widespread. MR. BOSI: Agreed. CHAIRMAN SCHMITT: A comment on the Estates -- Page 43 of 1249 May 15, 2025 Page 39 of 43 MR. HENDERLONG: Agreed. CHAIRMAN SCHMITT: -- is in order to do it in Estates, you'd have to amass several -- MR. HENDERLONG: Properties. CHAIRMAN SCHMITT: -- lots or -- lots to have a lake sufficient size for this. MR. HENDERLONG: Well, you'll remember there's other problems with it. For example, the one that we presented to the subcommittee was off of Pine Ridge, Trail Boulevard, up there behind the shopping centers. Pine Ridge is zoned RSF-1 or 3, I forget; maybe RSF-3. But all those lot owners -- you have commercial here on the front, C-4, and then you have the residential, the large lots. They're very large residential lots. But each one of those lots go into the center of the lake. They own the bottom of the lake, and they come across. So how are those people -- if they're landlocked, how are they going to come up with a homeowners association, a maintenance plan, a preventative maintenance plan? Just not going to happen. COMMISSIONER SPARRAZZA: I tend to agree that the technology behind this is still pretty magical when a salesperson comes to discuss it with someone. I mean, the carcinogenics that are built into these solar panels are just mind blowing. The efficiency rate is terrible. Anything that sits in water for a long period of time we know is going to have electromechanical breakdown a lot quicker than if it's on land. Infant steps, maybe not even baby steps, is the right approach to this. MR. HENDERLONG: Okay. COMMISSIONER SPARRAZZA: Just a personal observation. COMMISSIONER SHEA: We like being on the leading edge, not the bleeding edge. CHAIRMAN SCHMITT: My recommendation is to take out the Estates. MR. HENDERLONG: Yep, okay. COMMISSIONER SHEA: Yes, I agree. CHAIRMAN SCHMITT: And then we do it -- the rural agricultural public use, and then C-1 through C-5 is on an accessory structure, but we'll see what happens. MR. HENDERLONG: Okay. CHAIRMAN SCHMITT: And that's my recommendation. Do we have any public -- public speakers? MS. PADRON: We do not. CHAIRMAN SCHMITT: We have no public speakers, okay. COMMISSIONER SPARRAZZA: Are we bound by the state statutory [sic] on this for what we can change in this? CHAIRMAN SCHMITT: That's a good question. COMMISSIONER SCHUMAKER: I would kick that over to the legal guru. COMMISSIONER SPARRAZZA: I'd hate to think that we can only rubber stamp this, but it could be, correct? MS. ASHTON-CICKO: There are limitations relating to buffers and landscaping. We can specify the buffers and landscaping, and then the requirements have to be similar to other similar uses. So we are -- what other things are you thinking of changing? COMMISSIONER SCHUMAKER: Not allowing it in a PUD or in a residential community. CHAIRMAN SCHMITT: Oh, it isn't allowed in a PUD. COMMISSIONER SCHUMAKER: It isn't? CHAIRMAN SCHMITT: No. MR. HENDERLONG: Right now it is not. CHAIRMAN SCHMITT: Put up the chart. MR. HENDERLONG: It's a prohibited use because we don't have it. CHAIRMAN SCHMITT: The chart on there, it's only going to be allowed in -- COMMISSIONER SPARRAZZA: C-1 through 5. CHAIRMAN SCHMITT: No. It's only allowed in rural agriculture, public use, and CF, Page 44 of 1249 May 15, 2025 Page 40 of 43 community facilities. We're taking out the Estates, and then it would come in as an accessory use. MR. HENDERLONG: Correct. MR. JOHNSON: Mr. Chair? COMMISSIONER SPARRAZZA: Right. And my question is, are we allowed to even modify that because it's a state statute? MS. ASHTON-CICKO: Well, the state statute allows you to develop the land development regulations where you're going to allow it, so... COMMISSIONER SPARRAZZA: Okay. Thank you. MR. JOHNSON: Mr. Chair? CHAIRMAN SCHMITT: Yeah. MR. JOHNSON: I have a question, to you. I heard you mention the commercial districts. Just for clarification, are you suggesting to exclude the TTRVC, the industrial, and the BP? I'm only asking because I didn't hear you include them. MR. HENDERLONG: Those are accessory uses. MR. JOHNSON: As accessory uses. CHAIRMAN SCHMITT: I mean, TTRVC, we're talking about almost residential. MR. JOHNSON: Well, the reason why we selected that -- and just let me explain for a minute. The accessory use -- so far most of the communities we've seen, they're small. They're, like, 20 panels, 25 panels, and it has to deal with the megawatts that are associated with that. A good example is an accessory use that DOT is doing in the right-of-ways where they're using solar rather than a ground-mounted panel to fuel some of their lighting facilities on their poles or their lights or whatever, so they're very small. So we agree -- we thought that a travel trailer/recreational vehicle park, campground in particular, because they're remote, they're more rural and generally in nature; that that would be an appropriate use for them to come up accessory. But the difference being they've got to consume on site. They're not necessarily going to be connected to a transformer and a grid that's going to supply offsite energy. COMMISSIONER SCHUMAKER: Do we need to specify that in this, that it cannot be off site; it has to be consumed onsite for travel trailers? COMMISSIONER SPARRAZZA: Wouldn't that come up in the review of the proposal? MS. ASHTON-CICKO: Yes, I think we can. Currently, these are allowed for both a large facility and also for personal use in the zoning district, so there's no limitation. So if you want to limit it, then we can do that. COMMISSIONER SCHUMAKER: I would limit it, the LDC amendment, to consumption on site. CHAIRMAN SCHMITT: Yes. COMMISSIONER SPARRAZZA: For all of those. COMMISSIONER SCHUMAKER: For all of those. COMMISSIONER SPARRAZZA: Everything up there? COMMISSIONER SCHUMAKER: Correct. COMMISSIONER SPARRAZZA: So they can't try to sell it back to Utilities. COMMISSIONER SCHUMAKER: Anybody else. CHAIRMAN SCHMITT: Well, not for all of them. Not for commercial and not for public use. Some of those -- if they put one up in the -- as we said off of -- at the water -- COMMISSIONER SPARRAZZA: Treatment. CHAIRMAN SCHMITT: -- treatment facility, the power that is not used, they're going to sell back to the -- MR. HENDERLONG: They can get credit -- CHAIRMAN SCHMITT: They'll get credit. MR. HENDERLONG: -- if they sell it back. That's how it works. They get a credit back, reimbursement credit. CHAIRMAN SCHMITT: They can sell it back to the grid. Page 45 of 1249 May 15, 2025 Page 41 of 43 MR. HENDERLONG: Right. CHAIRMAN SCHMITT: I don't think we can prohibit that. COMMISSIONER SPARRAZZA: All right. So we're saying on use -- on use only for the TTRVC -- CHAIRMAN SCHMITT: TTRV [sic] is -- that's for on use on site. COMMISSIONER SHEA: Why can't we eliminate -- I don't understand why we're picking travel trailers and not -- to me, it's residential, and it's even going to be more concerning to me than residential. CHAIRMAN SCHMITT: As Rich said, these might be self-contained. MR. HENDERLONG: If you want to eliminate it, that's fine. COMMISSIONER SCHUMAKER: A little bit more rural. CHAIRMAN SCHMITT: More of a -- what do you want to call it -- survival type of self-contained units where they put them out. MR. HENDERLONG: If there's no reasonable alternative energy use. That's another way to -- CHAIRMAN SCHMITT: And they allow for -- to generate -- MR. HENDERLONG: Another alternative energy use. And if they want to come in and petition that, they'll have to prove to us that -- CHAIRMAN SCHMITT: I'm okay with that. COMMISSIONER SCHUMAKER: Yeah, I'm okay with that. CHAIRMAN SCHMITT: All right. Any other comments or recommendations? (No response.) CHAIRMAN SCHMITT: Do I hear a motion to approve subject to the changes? One was to remove the Estates; and two, the subject, the TTRVC, that the -- it would be consumed on site. COMMISSIONER SCHUMAKER: Motion. CHAIRMAN SCHMITT: Motion -- made a motion. Do I hear a second? COMMISSIONER SHEA: Second. CHAIRMAN SCHMITT: All in favor, say aye. COMMISSIONER COLUCCI: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN SCHMITT: Aye. COMMISSIONER SCHUMACHER: Aye. COMMISSIONER SPARRAZZA: Aye. CHAIRMAN SCHMITT: Anybody opposed, like sign. (No response.) CHAIRMAN SCHMITT: There is none. It approves -- it passes 5-0. MR. HENDERLONG: Thank you. CHAIRMAN SCHMITT: And I do have a -- I just saw an email from Ray. There's no petitions -- MR. BOSI: Yes. I was going to say to the Planning Commission, I was just informed that we had a petition that was going to be scheduled for June 5th. That has been reassigned. We have no petitions on June 5th, and your June 19th meeting is canceled. You have a month off. CHAIRMAN SCHMITT: Wow. COMMISSIONER SPARRAZZA: Officially, June 5th is gone? MR. BOSI: June 5th is gone. June 19th is already stepped on. The Board of County Commissioners is having a budget workshop. CHAIRMAN SCHMITT: And then the next meeting will be July 3rd. MR. BOSI: But as of now, we have no petitions scheduled for July 3rd. CHAIRMAN SCHMITT: As of now we have no petitions. You said you will let us know. MR. BOSI: But that may change. CHAIRMAN SCHMITT: And then be prepared for July 17th. Page 46 of 1249 May 15, 2025 Page 42 of 43 MR. BOSI: And then you're going to have an all-day meeting on the 17th of July. COMMISSIONER SPARRAZZA: Jam is required. COMMISIONER COLUCCI: I'd like to take the time off to determine how long it's going to be before we run out of acronyms. MR. BOSI: You're going to need a lot of time. COMMISSIONER SPARRAZZA: There is a cheat sheet available, honest to God. I have it. There's a cheat sheet. CHAIRMAN SCHMITT: I make a motion to adjourn. Anybody object? (No response.) CHAIRMAN SCHMITT: Comments from staff? MR. BOSI: None, thank you. CHAIRMAN SCHMITT: None from the Chair. Thank you very much. We're adjourned. ******* There being no further business for the good of the County, the meeting was adjourned by order of the Chair at 5:48 p.m. COLLIER COUNTY PLANNING COMMISSION __________________________________________ JOE SCHMITT, CHAIRMAN These minutes approved by the Board on____________, as presented ________ or as corrected ________. TRANSCRIPT PREPARED ON BEHALF OF FORT MYERS COURT REPORTING BY TERRI L. LEWIS, RPR, FPR-C, COURT REPORTER AND NOTARY PUBLIC. Page 47 of 1249 May 15, 2025 Page 43 of 43 Page 48 of 1249 7/17/2025 Item # 9.A ID# 2025-2227 PL20240011790 - Costco Wholesale (ASW) - Intersection of Collier Boulevard and Rattlesnake Hammock Road - A resolution of the Board of Zoning Appeals of Collier County, Florida, granting a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to section 5.05.05.B of the Land Development Code for the development of a Costco Wholesale, with a resulting separation distance of 132 feet from the property line of the existing 7-Eleven. The subject property is located in the Commercial Tract of the Hacienda Lakes MPUD at the southeast corner of the intersection of Collier Boulevard and Rattlesnake Hammock Road in Section 23, Township 50 South, Range 26 East, Collier County, Florida, consisting of ±25.86 acres of the ±2,262-acre MPUD. [Ray Bellows, AICP, Zoning Manager] [Companion Item PL20240011559 - Costco Wholesale (PDI)] ATTACHMENTS: 1. PL20240011790 - Costco Wholesale (ASW) - Staff Report 2. Attachment A - Backup Package 3. Attachment B - Separation Distance Exhibit 4. Attachment C - Draft Resolution ASW 6-12-25 5. Attachment D - Legal Ad and Sign Posting 6. Attachment E - 7-10-25- from MSpokojny - Costco traffic document for CCPC July 2025 Page 49 of 1249 ASW-PL20240011790-Costco Wholesale Page 1 of 7 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: JULY 17, 2025 SUBJECT: ASW – PL20240011790, COSTCO WHOLESALE APPLICANT/AGENT: Owner: Applicant and Agent: Hacienda Lakes of Naples, LLC Brad C. Wester 7742 Alico Road Costco Wholesale c/o Driver, McAfee, Ft. Myers, FL 33912 Hawthorne & Diebenow, PLLC 1 Independent Drive, Ste 1200 Jacksonville, FL REQUESTED ACTION: A resolution of the Board of Zoning Appeals of Collier County, Florida, granting a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to section 5.05.05.B of the Land Development Code, for development of a Costco Wholesale, with a resulting separation distance of 132 feet from the property line of the existing 7-Eleven. GEOGRAPHIC LOCATION: The approximately ±25.86 acres subject parcel is in the Commercial Tract of the ±2,262 acre Hacienda Lakes Mixed-Use Planned Unit Development (MPUD) and is located at the southeast corner of the intersection of Collier Boulevard and Rattlesnake Hammock Road in Section 23, Township 50 South, Range 26 East, Collier County, Florida. (See location map on page 2). Page 50 of 1249 ASW-PL20240011790-Costco Wholesale Page 2 of 7 Page 51 of 1249 ASW-PL20240011790-Costco Wholesale Page 3 of 7 PURPOSE/DESCRIPTION OF PROJECT: The governing document for the Hacienda Lakes Mixed-Use Planned Unit Development (MPUD), Ordinance 22-18, approved the subject property as the Commercial Tract in the MPUD, approximately ±25.86 acres. The subject property is identified by the Collier County Parcel ID Number 48586002021 in the Hacienda Lakes MPUD. The MPUD was most recently amended in 2022 by way of Ordinance 22-18. The applicant is requesting to situate an automobile service station as an accessory use for the proposed Costco Wholesale on the subject property. The applicant seeks relief from the LDC Section 5.05.05.B.1 for a relief from the minimum 500-foot separation between facilities with fuel pumps to allow a maximum 132-foot separation between the Costco Wholesale property and the adjacent 7-Eleven property to the north. The gas facilities are separated by the Rattlesnake Hammock Road (CR-864) right-of-way, a 4-lane divided collector. This Automobile Service Station Waiver (ASW) request is a companion petition to Costco Wholesale PDI-PL20240011559. There is only one other Costco Wholesale store with a members-only gas station located in Collier County, and it is approximately 12.7 miles, or an approximate 23-minute drive, away from the proposed Costco Wholesale on the subject property. The next closest Costco Wholesale store with a members-only gas station outside of Collier County is located in Fort Myers, in Lee County, to the north, and is approximately 31.5 miles, or a 31-minute drive, away from the subject property. This ASW is required in order to include a member-based Costco Wholesale gas facility accessory for the proposed primary Costco Wholesale use. The 7-Eleven, located 132 feet to the north, across a 4-lane divided arterial, is a conventional gas station/convenience store, as opposed to the Costco Wholesale member-based store and gas station. SURROUNDING LAND USE & ZONING: This section of the staff report identifies the land uses and zoning classifications for properties near the portion of the PUD affected by the request. North: Rattlesnake Hammock Road R.O.W. and developed mixed-use commercial and residential, zoned Hammock Park Commerce Center Mixed-Use Planned Unit Development (MPUD) East: Vacant, zoned “Residential/Medical Use” tract in the Hacienda Lakes MPUD South: Developed commercial, zoned Collier Regional Medical Center Planned Unit Development (PUD) West: Collier Boulevard R.O.W. and developed commercial, zoned Sierra Meadows PUD Subject Property Zoning Map; Source: Collier County GIS, ESRI SUBJECT PROPERTY Page 52 of 1249 ASW-PL20240011790-Costco Wholesale Page 4 of 7 Base Zoning Map; Source: Collier County GIS, ESRI STAFF ANALYSIS: In summary, the waiver request is from the adjacent property to the north, located at 8004 Rattlesnake Hammock Road, folio number 00416720107, which currently houses an existing 7-Eleven gas station. That gas station has an existing zoning exception of an ASW, HEX No. 21-13, which approved their separation from the existing RaceTrac gas station to the west. Costco only needs a waiver from the gas station to the north, since the separation from property lines is within 500 feet, as shown below. Distance separation exhibit for proposed Costco from existing 7-Eleven; Source: Colliers Engineering & Design SUBJECT PROPERTY Page 53 of 1249 ASW-PL20240011790-Costco Wholesale Page 5 of 7 The subject property is zoned as a Commercial Tract within the existing Hacienda Lakes MPUD. This is also located within Activity Center 7, at the intersection of Rattlesnake Hammock Road and Collier Boulevard, as outlined in the Comprehensive Plan's Future Land Use Element. Accordingly, “The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant…”. The proposed gas station is an accessory use to the proposed commercial retail use, which is permitted by right on the subject property. The Costco gas station is a members-only gas station, meaning that only Costco members can purchase fuel, whereas RaceTrac and 7-Eleven can both be used by the public. Consequently, since it’s a members- only club, Costco’s gas station may not generate as much traffic, as it will be the second Costco with a gas station in the county. In comparison to other public gas stations, the queueing of traffic at Costco will remain internal to the subject property. The proposed Costco Wholesale and gas facility is adjacent to an outparcel to the west that may be developed for more future commercial activity. Since its members only, the Costco gas facility will only generate the traffic of Costco members, either coming to and from the proposed Costco Wholesale or other Costco members in general. No other public may use the Costco gas facility. Attachment B is the Separation Distance Exhibit included with the ASW Petition. Therefore, Zoning Staff recommends APPROVAL. STAFF ANALYSIS OF WAIVER FROM SEPARATION REQUIREMENTS FOR AUTOMOBILE SERVICE STATIONS (ASW) CRITERIA The decision to grant the ASW is based on criteria in LDC Section 5.05.05.B.2.a.i - iv, in bold font below. Staff have analyzed this petition relative to these provisions and offers the following responses: i. Whether the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing facility with fuel pumps is determined by the BZA to lessen the impact of the proposed facility with fuel pumps. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals, and a minimum of a 4-lane arterial or collector right-of-way. Applicant’s Response: The proposed establishment and the existing Automobile Service Station to the north are separated by Rattlesnake Hammock Road (CR-864) right-of-way, a minimum 4-lane collector. A feature significant to this separation request that should be considered is that the proposed establishment is a Costco Wholesale member-based gas facility associated with the Costco Wholesale store. Furthermore, unlike the existing Automobile Service Station to the north, the proposed establishment is not a conventional automobile service station with gas, a car wash, and a convenience store. Staff Analysis and Recommendation: The boundary to the north of the subject property is a man- made boundary that is a minimum 4-lane collector right-of-way known as Rattlesnake-Hammock Road. This will lessen any impact the proposed gas service at Costco will have, coupled with the fact that it is a members-only gas station. Therefore, Zoning Staff approves this criterion. ii. Whether the facility with fuel pumps is only engaged in the servicing of automobiles during regular, daytime business hours, or, if in addition to or in lieu of servicing, the facility with fuel pumps sells food, gasoline, and other convenience items during daytime, nighttime, or on a 24-hour basis. Applicant’s Response: The proposed Automobile Service Station will be engaged in providing fuel for vehicles for members of Costco Wholesale, commensurate with the wholesale store’s hours of operation. The fuel facility will not include a convenience store or car wash. Page 54 of 1249 ASW-PL20240011790-Costco Wholesale Page 6 of 7 Staff Analysis and Recommendation: At the Neighborhood Information Meeting, the applicant committed that the hours of the gas station will coincide with the store hours. The gas station will not be a 24-hour operation. The gas service is only available to Costco members. Therefore, Zoning Staff approves this criterion. iii. Whether the facility with fuel pumps is located within a shopping center primarily accessed by a driveway, or if it fronts on and is accessed directly from a platted road right-of-way. Applicant’s Response: The proposed Automobile Service Station is located within a commercially designated parcel in a commercial area in the Hacienda Lakes MPUD, which will be primarily be accessed directly from two ingress/egress driveway locations on Rattlesnake Hammock Road (CR- 864) and one ingress/egress driveway connection to the south to a shared circulation road with Physicians Regional Medical Center that provides several access connections to Collier Boulevard (CR- 951). Staff Analysis and Recommendation: Costco's access is primarily serviced from Rattlesnake Hammock Road (CR 864), a county right-of-way classified as a collector road. Therefore, Zoning Staff approves this criterion. iv. Whether the granting of the distance waiver will have an adverse impact on adjacent land uses, especially residential land uses. Applicant’s Response: Granting a distance waiver will not have an adverse impact on adjacent uses. The proposed Automobile Service Station is located within a commercially designated parcel in a developing commercial node in the Hacienda Lakes MPUD, a mixed-use PUD. The commercial parcels and the adjacent medical parcels are well planned to provide adequate separation and transition between various intensities and densities of uses. The vertical improvements, such as the Costco Wholesale building and gas canopy, will be located on the western portion of the parcel to be further separated from adjacent residential uses and the existing FPL powerline easement along the eastern edge of the parcel, which provides more separation and transition. Staff Analysis and Recommendation: The applicant is seeking a distance waiver for the development of a Costco gas station, which would serve as an accessory use for the Costco Wholesale store on site. The gas station is a members-only one that will serve the customers either coming to or leaving from the Costco store, or any other Costco member in transit. The subject property is zoned as a Commercial Tract within the existing Hacienda Lakes MPUD and is located within Activity Center 7, Rattlesnake Hammock Road, and Collier Boulevard, in the Comprehensive Plan Future Land Use Element. Accordingly, “The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant,…”. The proposed development is permitted to be developed by right on the subject property since it is a commercial retail use. The gas station will serve as an accessory to the commercial retail. According to the distance separation exhibit on page 5 of the Staff Analysis section, the proposed location of the pumps on site will be in the northwest corner of the subject parcel. This location is closer to the adjacent commercial uses to the north and as close as possible to the intersection of Rattlesnake Hammock and Collier Boulevard. For the development of the site, it is preferable to locate the gas service station as far away as possible from nearby residences. The queueing of automobiles will be internal to the Costco site and won’t be a nuisance to adjacent properties or nearby residences. The subject property will include a parking lot that exceeds the minimum code requirements and will also comply with the landscape and buffering requirements outlined in the code. If granted, the auto-service station waiver, along with the requested deviations in the companion PDI application, PL20240011559, won’t cause any adverse impacts to adjacent land uses, especially residential land uses. Therefore, Zoning Staff approves this criterion. Page 55 of 1249 ASW-PL20240011790-Costco Wholesale Page 7 of 7 STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition ASW- PL20240011790, Costco Wholesale, to the Board of Zoning Appeals (BZA) with a recommendation of APPROVAL, subject to include the following attachments: Attachments: Attachment A – Backup Package Attachment B – Separation Distance Exhibit Attachment C – Draft Resolution ASW 6-12-15 Attachment D – Legal Ad and Sign Posting Attachment E - 7-10-25- from MSpokojny - Costco traffic document for CCPC July 2025 Page 56 of 1249 Revised 5/18/2018 Provide to Agents G:\CDES Planning Services\Current\Zoning Staff Information\Job Aides or Help Guides HEARING PACKAGE CHECKLIST Return this form with printed materials A. Backup provided by the County Planner The Planner is responsible for all required data included in the printed packets of information for the Hearing Examiner (Hex) or the Collier County Planning Commission (CCPC). DO NOT ACCEPT DUPLICATES OF ANY DOCUMENTS. MAKE SURE ONLY THE LATEST, ACCEPTED/APPROVED COPY OF THE BELOW DOCUMENTATION. PLEASE CONFIRM THE DOCUMENTS ARE IN THE ORDER DESCRIBED IN “BACKUP PROVIDED BY APPLICANT.” Planner responsible for providing the County Attorney-drafted Ordinance for PUDs and placing in backup materials. AGENTS DO NOT INCLUDE THE PUD DOCUMENT – STAFF PROVIDES THIS TO THE COUNTY ATTORNEY WHEN THE ORDINANCE IS DRAFTED FOR A PUD. THE FINAL PUD ORDINANCE/RESOLUTION IS THE FIRST ITEM AFTER THE STAFF REPORT. [FOR HEX, THE REQUESTED LANGUAGE/ PROPOSED PLAN IS THE FIRST ITEM AFTER THE STAFF REPORT] B. Backup provided by Applicant: PLEASE PROVIDE THE DOCUMENTS IN THE ORDER DESCRIBED BELOW. DO NOT PROVIDE DUPLICATES OF ANY DOCUMENTS. PROVIDE ONLY THE LATEST, ACCEPTED/APPROVED COPY OF THE BELOW DOCUMENTATION. IF THE BACKUP PROVIDED BY APPLICANT IS IN DISARRAY-MEANING IT IS NOT IN THE PROPER ORDER AND/OR THE APPLICANT PROVIDES MULTIPLE DUPLICATES-THE APPLICANT COULD LOSE ITS HEARING DATE. ____ Application, to include but not limited to the following: ____ Narrative of request ____ Property Information ____ Property Ownership Disclosure Form ____ Any other documents required by the specific petition type; such as a variance, a boat dock extension; PUD amendment, rezone request, etc. ____ Disclosure of Property Ownership Interest (if there is additional documentation aside from disclosure form) ____ Affidavit of Unified Control ____ Affidavit of Representation ____ Drawings (may include Cross-Section (for BDEs generally), proposed Boat Dock(s) with Water depth, location maps etc.) ____ NIM Information (Sign in sheet, notes, minutes and transcript/or summary) ✓ Include 3 thumbnail drives of video and/or audio ____ Traffic Impact Study (TIS) ____ Environmental Data ____ Historical/Archeological Survey or Waiver ____ Utility Letter ____ Deviation Justifications X X X X N/A X N/A X X X N/A N/A N/A X N/A PL20240011790 (ASW Application) Page 57 of 1249 Revised 5/18/2018 Provide to Agents G:\CDES Planning Services\Current\Zoning Staff Information\Job Aides or Help Guides ____ Boundary Survey ____ Other documents, as needed, on a case-by-case basis such as relevant prior Ordinances, Conditional Uses, historical documents, any “private or legal” agreements affecting the PUD etc. ___ Submerged Resource Surveys may be included here if required. ____ CD with only one pdf file for all documents in the same order as the packets are put together. They must be in the same order. I understand that by submitting the above materials, it is the agent ’s/applicant’s responsibility to ensure all materials are in the same order for all copies of backup materials to provide to the Hex/CCPC and the CD must contain the documents in one pdf file (not multiple files) in the same order as the printed materials. It is the agent’s responsibility to ensure no documentation is left out. ________________________________________ ____________________ Signature of Agent Representative Date ________________________________________ Printed Name of Signing Agent Representative N/A X N/A N/A JUNE 17, 2025 BRAD WESTER (Electronic PDF file provided in lieu of CD). Page 58 of 1249 State: Name of Property Owner;sͿ: Name of Applicant if different than owner: Address: Telephone: E-Mail Address: Name of Agent: Firm: Address: Telephone: E-Mail Address: City:City: State:State: ZIP:ZIP: Cell:Cell: City:City: ZIP:ZIP: Cell:Cell: Automobile Service Station Petition for Waiver from Separation Application ;ASWͿ APPLICANT CONTACT INFORMATION PROPERTY INFORMATION ͬ ͬ Subdivision: Property I.D. Number: Addressͬ General Location of Subũect Property: SectionͬTownshipͬRange: Lot: BlocŬ: Metes & Bounds Description: Page #: WƌŽǀŝĚĞ Ă ĚĞƚĂŝůĞĚ ůĞŐĂů ĚĞƐĐƌŝƉƚŝŽŶ ŽĨ ƚŚĞ ƉƌŽƉĞƌƚǇ ĐŽǀĞƌĞĚ ďǇ ƚŚĞ ĂƉƉůŝĐĂƚŝŽŶ͗ ;/Ĩ ƐƉĂĐĞ ŝƐ ŝŶĂĚĞƋƵĂƚĞ͕ ĂƚƚĂĐŚ ŽŶ ƐĞƉĂƌĂƚĞ ƉĂŐĞͿ LDC subsection ϱ.0ϱ.0ϱ B.2 & Code of Laws section 2-83 – 2-90 Admintrative Code Chapter 6.G Page 59 of 1249 tZ d,d K>>/Z KhEdz ,^ >Kz/^d Z'h>d/KE^͘ 'h/ zKhZ^>& KZ/E'>z E E^hZ d,d zKh Z /E KDW>/E t/d, d,^ Z'h>d/KE^͘ ZONING INFORMATION Current Zoning of subject property: Adjacent property information: WAIVER REQUEST DETAIL Zoning Land Use N S E W Please address the following waiver request details on an attached separate sheet: ϭ͘What is the extent of the waiver being requested (in linear feet) from the required 500 foot separation?(NOTE: This measurement is the shortest distance between the nearest points of any two lots occupied by an Automobile Service Station, or for which a building permit has been issued.) Ϯ͘The Office of the Hearing Examiner may grant a waiver for part or all of the minimum separation requirements set forth in LDC subsection 5.05.05 B, if it is demonstrated by the applicant and determined by the Office of the Hearing Examiner that the site proposed for development of an Automobile Service Station is separated from another Automobile Service Station by natural or man-made boundaries, structures or other features which offset oƌ limit the necessity for such minimum distance requirements. Staff’s analysis and subsequent recommendation, and the Office of the Hearing Examiner’s determination, are based on the following criteria as provided by LDC section 5.05.05 B. Please provide a narrative, on a separate sheet attached to this application, describing how the waiver complies with the criteria listed below to the extent you wish as it pertains to the proposed use. Ă͘Describe the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing Automobile Service Station which may, as determined by the reviewing body, lessen the impact of the proposed service station. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals, and a minimum of a four-lane arterial or collector right-of-way. ď͘Whether or not the Automobile Service Station is only engaged in the servicing of automobiles during regular, daytime business hours, or if in addition to or in lieu of servicing, the station sells food, gasoline and other convenience items during daytime, nighttime, or on a 24-hour basis. Đ͘Whether the Automobile Service Station is located within a shopping center primarily accessed by a driveway or if it fronts on and is accessed directly from a platted road right-of-way. Ě͘Whether or not the granting of the distance wavier will have an adverse impact on adjacent land uses especially residential land uses. * ROW then Hammock Park Commerce Center MPUD; **ROW then Sierra Meadows PUD Page 60 of 1249 SUBMITTAL REQUIREMENTS CHECKLIST REQUIREMENTS FOR REVIEW REQUIRED NOT REQUIRED Completed Application Completed Addressing Checklist Pre-Application meeting notes Conceptual Site Plan 24 in. x 36 in., along with one reduced copy 8 ½ in. x 11in. Warranty Deed Affidavit of Authorization, signed and notarized Environmental Data Requirements, if required Aerial photographs Electronic copy of all documents and plans *Please advise: The Office of the Hearing Examiner requires all materials to be submitted electronically in PDF format. Letter of no objection from the United States Postal Service. Contact Robert M. Skebe at (239) 435-2122. Written Market Study Analysis ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS: •Following the completion of the review process by County review staff, the applicant shall submit all materials electronically to the designated project manager. •Please contact the project manager to confirm the number of additional copies required. W>EEZ^ ʹ /E/d /& d, Wd/d/KE E^ dK ZKhd dK d, &K>>Kt/E' Zs/tZ^͗ Bayshore/Gateway Triangle Redevelopment: Executive Director͗ Environmental Review: See Pre-Application Meeting Sign-In Sheet͗ Addressing:Graphics: City of Naples Planning Dir͗͘Historical Review͗ Comprehensive Planning: See Pre-Application Meeting Sign-In Sheet͗ Immokalee Water/Sewer District: Conservancy of SWFL: Parks and Recreation: County Attorney’s Office: Transportation Pathways: Emergency Management: School District (Residential Components): Engineering: Transportation Planning: Other: Utilities Engineering: Page 61 of 1249 Pre-Application fee ΨϱϬϬ͘ϬϬ Automobile Service Station Separation ReƋuirement Waiver: Ψϭ͕ϬϬϬ͘ϬϬ Estimated Legal Advertising Fee: Ψϭ͕ϭϮϱ͘ϬϬ If applicable, an additional fee for Property Owner Notifications will be billed to the applicant after Hearing Examiner hearing date. (Variable) FEE REQUIREMENTS ASSOCIATIONS ŽŵƉůĞƚĞ ƚŚĞ ĨŽůůŽǁŝŶŐ ĨŽƌ Ăůů ƌĞŐŝƐƚĞƌĞĚ ,ŽŵĞ KǁŶĞƌ ͬ ŝǀŝĐ ƐƐŽĐŝĂƚŝŽŶ;ƐͿ ƚŚĂƚ ĐŽƵůĚ ďĞ ĂĨĨĞĐƚĞĚ ďǇ ƚŚŝƐ ƉĞƚŝƚŝŽŶ ĂŶĚ ůŽĐĂƚĞĚ ǁŝƚŚŝŶ ϭ͕ϬϬϬ ĨĞĞƚ ŽĨ ƚŚĞ ƐƵďũĞĐƚ ƉƌŽƉĞƌƚǇ͘ WƌŽǀŝĚĞ ĂĚĚŝƚŝŽŶĂů ƐŚĞĞƚƐ ŝĨ ŶĞĐĞƐƐĂƌǇ͘ /ŶĨŽƌŵĂƚŝŽŶ ĐĂŶ ďĞ ĨŽƵŶĚ ŽŶ ƚŚĞ Civic Associations and Communities page ŽŶ ƚŚĞ ŽĂƌĚ ŽĨ ŽƵŶƚǇ ŽŵŵŝƐƐŝŽŶĞƌ͛Ɛ ǁĞďƐŝƚĞ͘ ƉƉůŝĐĂŶƚ ŝƐ ƌĞƐƉŽŶƐŝďůĞ ĨŽƌ ĂŶĚ ƐŚĂůů ĐŽŶĨŝƌŵ ƚŚĞ ĐƵƌƌĞŶƚ ŵĂŝůŝŶŐ ĂĚĚƌĞƐƐĞƐ ĨŽƌ ĞĂĐŚ ĂƐƐŽĐŝĂƚŝŽŶ ĂƐ ƌĞŐŝƐƚĞƌĞĚ ďǇ ƚŚĞ &ůŽƌŝĚĂ ĞƉĂƌƚŵĞŶƚ ŽĨ ^ƚĂƚĞ͕ ŝǀŝƐŝŽŶ ŽĨ ŽƌƉŽƌĂƚŝŽŶƐ City: State: ZIP: City: State: ZIP: City: State: ZIP: City:State: ZIP: Name of Homeowner ͬ Civic Association: Mailing Address: Name of Homeowner ͬ Civic Association: Mailing Address: Name of Homeowner ͬ Civic Association: Mailing Address: Name of Homeowner ͬ Civic Association: Mailing Address: Name of Homeowner ͬ Civic Association: Mailing Address: City:State: ZIP: Page 62 of 1249 ĂƚĞ ƉƉůŝĐĂŶƚ ^ŝŐŶĂƚƵƌĞ WƌŝŶƚĞĚ EĂŵĞ All fees are ĐŽlleĐƚeĚ aƚ ƚŚe ƚiŵe ŽĨ aƉƉliĐaƚiŽŶ. Property Notification Letters, if required by dŚe >aŶĚ eǀelŽƉŵeŶƚ ŽĚe, will be invoiced after the petition is heard by the Board of County Commissioners͘ Ɛ ƚŚĞ ĂƵƚŚŽƌŝǌĞĚ ĂŐĞŶƚͬĂƉƉůŝĐĂŶƚ ĨŽƌ ƚŚŝƐ ƉĞƚŝƚŝŽŶ͕ / ĂƚƚĞƐƚ ƚŚĂƚ Ăůů ŽĨ ƚŚĞ ŝŶĨŽƌŵĂƚŝŽŶ ŝŶĚŝĐĂƚĞĚ ŽŶ ƚŚŝƐ ĐŚĞĐŬůŝƐƚ ŝƐ ŝŶĐůƵĚĞĚ ŝŶ ƚŚŝƐ ƐƵďŵŝƚƚĂů ƉĂĐŬĂŐĞ͘ / ƵŶĚĞƌƐƚĂŶĚ ƚŚĂƚ ĨĂŝůƵƌĞ ƚŽ ŝŶĐůƵĚĞ Ăůů ŶĞĐĞƐƐĂƌǇ ƐƵďŵŝƚƚĂů ŝŶĨŽƌŵĂƚŝŽŶ ŵĂǇ ƌĞƐƵůƚ ŝŶ ƚŚĞ ĚĞůĂǇ ŽĨ ƉƌŽĐĞƐƐŝŶŐ ƚŚŝƐ ƉĞƚŝƚŝŽŶ͘ ΎĚĚŝƚŝŽŶĂů ĨĞĞ ĨŽƌ ƚŚĞ ϱƚŚ ĂŶĚ ƐƵďƐĞƋƵĞŶƚ ƌĞͲƐƵďŵŝƚƚĂů ǁŝůů ďĞ ĂĐĐĞƐƐĞĚ Ăƚ ϮϬй ŽĨ ƚŚĞ ŽƌŝŐŝŶĂů ĨĞĞ͘ ΎThe completed application, all reƋuired submittal materials, and fees shall be submitted to: 'ƌŽǁƚŚ DĂŶĂŐĞŵĞŶƚ ŽŵŵƵŶŝƚǇ ĞǀĞůŽƉŵĞŶƚ ĞƉĂƌƚŵĞŶƚ ͮ 'D WŽƌƚĂů͗ https:ͬͬcvportal.colliercountyfl.govͬcityviewweb Questions͍ Email: 'DĐůŝĞŶƚƐĞƌǀŝĐĞƐΛĐŽůůŝĞƌĐŽƵŶƚǇĨů͘ŐŽǀ Revised Dec. 13, 2024 Page 63 of 1249 1 of 3 Monday, October 14, 2024 at 15:53:56 Eastern Daylight TimeMonday, October 14, 2024 at 15:53:56 Eastern Daylight Time Subject:Subject:RE: Pre-Application Meeting PL20240011559 Costco Wholesale (SDP) Date:Date:Friday, October 11, 2024 at 4:51:20 PM Eastern Daylight Time From:From:Ray Bellows To:To:Brad Wester, Sean Sammon CC:CC:Maria Martinez, Lisa Blacklidge, Christine Willoughby Attachments:Attachments:image001.png, image002.png, image003.png, image004.png, image005.png, image006.png, CountyLogo-FullColor_948165c4-9665-41b4- 9162-fbb16abW557.png, Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png, Instagram_a8da4774-4b5b-4ad1-8d23- 20e69b3b605d.png, X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png, Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png, 311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png Good afternoon, Please be advised that the requested waiver from holding a preapplication meeting has been approved. Respectfully, Ray Zoning Division - Zoning Services Section Growth Management Department 2800 North Horseshoe Drive Telephone: 239.252.2463 Ray Bellows Manager - Planning Zoning Ray.Bellows@colliercountyfl.gov From:From: Brad Wester <BWester@drivermcafee.com> Sent:Sent: Friday, October 11, 2024 11:28 AM To:To: Ray Bellows <Ray.Bellows@colliercountyfl.gov>; Sean Sammon <Sean.Sammon@colliercountyfl.gov> Cc:Cc: Maria MarLnez <Maria.MarLnez@colliercountyfl.gov>; Lisa Blacklidge <Lisa.Blacklidge@colliercountyfl.gov>; ChrisLne Willoughby <ChrisLne.Willoughby@colliercountyfl.gov> Subject:Subject: FW: Pre-ApplicaLon MeeLng PL20240011559 Costco Wholesale (SDP) EXTERNAL EMAIL: This email is from an external source. Conﬁrm this is a trusted sender and use extreme caution when opening attachments or clicking links. Ray, Good morning and hope all is well after the storm. Per below, I am seeking a waiver for our PDI pre-application review for the Costco Wholesale project. As you know we’ve had an oWicial pre-app in Jan and then another meeting with you and Sean late August on these matters related to the PDI and the ASW. There was some initial confusion on how to upload these into the portal. We’d like to commence with the oWicial submittals for review to start the process. Please let me know if we are authorized to proceed without a pre-app submittal. I’ve copied Maria on this per our original email this morning. Thanks. Brad Page 64 of 1249 2 of 3 From: From: Maria Martinez <Maria.Martinez@colliercountyfl.gov> Date: Date: Friday, October 11, 2024 at 11:21 AM To: To: Brad Wester <BWester@drivermcafee.com> Subject: Subject: RE: Pre-Application Meeting PL20240011559 Costco Wholesale (SDP) Hello Brad, I’m sorry for the confusion; the waiver request will be for the new SDP Pre-Application PL20240011559 (since the one you initially had was for the SDP as well ) and for the PDI. The original SDP Pre-Application was changed to ASW. ! Let me know if you have any questions. Respectfully, Maria Martinez Program Coordinator Operations & Regulatory Management Office:239-252-2906 Maria.Martinez@colliercountyfl.gov From:From: Brad Wester <BWester@drivermcafee.com> Sent:Sent: Friday, October 11, 2024 11:16 AM To:To: Lisa Blacklidge <Lisa.Blacklidge@colliercountyfl.gov> Cc:Cc: Sean Sammon <Sean.Sammon@colliercountyfl.gov>; Maria MarLnez <Maria.MarLnez@colliercountyfl.gov>; ChrisLne Willoughby <ChrisLne.Willoughby@colliercountyfl.gov> Subject:Subject: Re: Pre-ApplicaLon MeeLng PL20240011559 Costco Wholesale (SDP) EXTERNAL EMAIL: This email is from an external source. Conﬁrm this is a trusted sender and use extreme caution when opening attachments or clicking links. Lisa and Ray, Good morning. Per the email below from Maria and my recent portal upload, I would like to request a waiver for the ASW pre-app review of this ASW for Costco Wholesale gas distance matter. We originally met in January to discuss the full scope of the project and required approval processes, which included a PDI and ASW. My team also met with Ray and Sean in late August to discuss further. Since then, my team has prepared each app, the PDI and ASW, and uploaded for review. Please let me know. Thank you. Brad From: From: Maria Martinez <Maria.Martinez@colliercountyfl.gov> Date: Date: Friday, October 11, 2024 at 10:34 AM To: To: Brad Wester <BWester@drivermcafee.com> Subject: Subject: Pre-Application Meeting PL20240011559 Costco Wholesale (SDP) Good morning, I am reviewing your request for a Pre-ApplicaLon meeLng for Costco Wholesale (SDP). We have noLced that a previous Pre-ApplicaLon meeLng was held for the same project type under PL20240000445, but the applicaLon type selected was Auto Service StaLon Waiver. Would you like to request a waiver from the Planning Manager for the meeLng, or do you want to proceed with the Pre-ApplicaLon meeLng for the SDP? Respec_ully, Page 65 of 1249 3 of 3 Maria Martinez Program Coordinator Operations & Regulatory Management Office:239-252-2906 Maria.Martinez@colliercountyfl.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Page 66 of 1249 Costco Wholesale ASW Summary December 2024 ASW REQUEST DETAILS 1. What is the extent of the waiver being requested (in linear feet) from the required 500-foot separation? (NOTE: This measurement is the shortest distance between the nearest points of any two lots occupied by an Automobile Service Station, or for which a building permit has been issued.) Response: The nearest Automobile Service Station to the subject property is located to the north at 8570 Collier Boulevard (CR-951), separated by Rattlesnake Hammock Road (CR- 864) approximately 132’ from the nearest points of each property line. 2. The Office of the Hearing Examiner may grant a waiver for part or all of the minimum separation requirements set forth in LDC subsection 5.05.05 B, if it is demonstrated by the applicant and determined by the Office of the Hearing Examiner that the site proposed for development of an Automobile Service Station is separated from another Automobile Service Station by natural or man-made boundaries, structures or other features which offset or limit the necessity for such minimum distance requirements. Staff’s analysis and subsequent recommendation, and the Office of the Hearing Examiner’s determination, are based on the following criteria as provided by LDC section 5.05.05 B. Please provide a narrative, on a separate sheet attached to this application, describing how the waiver complies with the criteria listed below to the extent you wish as it pertains to the proposed use. a. Describe the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing Automobile Service Station which may, as determined by the reviewing body, lessen the impact of the proposed service station. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals, and a minimum of a four-lane arterial or collector right-of-way. Response: The proposed establishment and the existing Automobile Service Station to the north are separated by Rattlesnake Hammock Road (CR-864) right-of-way, a minimum 4-lane arterial. A feature significant to this separation request that should be considered is the proposed establishment is a Costco Wholesale member-based gas facility associated with the Costco Wholesale store. Furthermore, unlike the existing Automobile Service Station to the north, the proposed establishment is not a conventional automobile service station with gas, car wash and convenience store. b. Whether or not the Automobile Service Station is only engaged in the servicing of automobiles during regular, daytime business hours, or if in addition to or in lieu of servicing, the station sells food, gasoline and other convenience items during daytime, nighttime, or on a 24-hour basis. Response: The proposed Automobile Service Station will be engaged in providing fuel for vehicles for members of Costco Wholesale commensurate with the wholesale store’s hours of operations. The fuel facility will not include a convenience store or car wash. c. Whether the Automobile Service Station is located within a shopping center primarily accessed by a driveway or if it fronts on and is accessed directly from a platted road right-of-way. Response: The proposed Automobile Service Station is located within a commercially designated parcel in a commercial area in the Hacienda Lakes MPUD, Page 67 of 1249 Costco Wholesale ASW Summary December 2024 which will be primarily accessed directly from two ingress/egress driveway locations on Rattlesnake Hammock Road (CR-864) and one ingress/egress driveway connection to the south to a shared circulation road with Physicians Regional Medical Center that provides several access connections to Collier Boulevard (CR- 951). d. Whether or not the granting of the distance wavier will have an adverse impact on adjacent land uses especially residential land uses. Response: Granting a distance waiver will not have an adverse impact on adjacent uses. The proposed Automobile Service Station is located within a commercially designated parcel in a developing commercial node in the Hacienda Lakes MPUD, a mixed-use PUD. The commercial parcels and the adjacent medical parcels are well planned to provide adequate separation and transition between various intensities and densities of uses. The vertical improvements, such as the Costco Wholesale building and gas canopy, will be located on the western portion of the parcel to be further separated from adjacent residential uses and the existing FPL powerline easement along the eastern edge of the parcel, which provides more separation and transition. Page 68 of 1249 PL20240011790Page 69 of 1249 Addressing Checklist 6/14/2024 Page 1 of 2 Growth Management Community Development • Operations & Regulatory Management 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ Addressing Checklist GMCD Public Portal Land Development Code Administrative Code Please complete the following and upload via the CityView Portal with your submittal. Items marked with a * are 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. *Name of Owner/Agent: Firm [if agent]: *Address:*City:*State:*ZIP: *Telephone:Cell:Fax: *E-Mail Address: *Folio (Property ID) Number(s) of the subject property or properties [Attach list if necessary]: *Legal Description of subject property or properties [Attach list if necessary]: Street Address(es) where applicable, if already assigned: Applicant Contact Information Location Information Page 70 of 1249 Collier County Addressing Checklist 6/14/2024 Page 2 of 2 Growth Management Community Development • Operations & Regulatory Management 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ 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 of project name and/or street name may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your submittal. Current Project Name: Proposed Project Name: Proposed Street Name: Latest Approved Project Number [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####] Additional documents may be attached to this form and can include. Checkmark the items included with this application: Requirements for Review: Required: LOCATION 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.☐ Project Information Submittal Requirement Checklist The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Community Development Department | GMCD Portal: https://cvportal.colliercountyfl.gov/cityviewweb Questions? Email: Front.Desk@colliercountyfl.gov Page 71 of 1249 V VVVV V V V V V V V CARTCARTCARTCARTCARTCARTCARTCARTCARTCOLLIER BOULEVARDRATTLESNAKE HAMMOCK ROAD581' FROMRACETRAC132' FROM 7/11OUTPARCEL±4.1 ACRESPROPERTY GAS EXHIBIT1 REV DATE DRAWN BY DESCRIPTIONSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for use only by the party forwhom the services were contracted or to whom it is certified. This drawing may notbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC-EXBT-PROP-EASE2024\24000317A\Engineering\Exhibits\C-EXBT-PROP-EASE.dwg\C-01-PROP GAS EXBT By: TATE.MILLER Know what'sbelow.before you dig.CallRREVIEWED B Y :NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.CITY OF PITTSBURGH DEPARTMENT OF CITY P L A N N I N G APPROVED: __________ _ _ _ _ _ _ _ _ _ _ _ _ _ CITY PLANNI N G C O M M I S S I ON ____________ _ _ _ _ _ _ _ _ _ _ _ CHAIRMAN ATTEST: ___________ _ _ _ _ _ _ _ _ _ _ _ _ ____________ _ _ _ _ _ _ _ _ _ _ _SECRETARYPhone:Engineering& Designwww.colliersengineering.comC O N S U L T I N GEngineering& DesignREV DATE DRAWN BY DESCRIPTION PROPERTY EASEMENTEXHIBITCITY OF NAPLESCOLLIER COUNTYFLORIDAAS SHOWN09/06/24TCMRTM24000317A1.... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... ....___________________________ofFORPTH EXTON410 Eagleview Boulevard,Suite 104Exton, PA 19341610.254.9140COLLIERS ENGINEERING & DESIGN, INC.DOING BUSINESS AS MASER CONSULTINGDoing Business asNSEWNORTH08080160SCALE : 1" = 80'IMAGE SOURCE: GOOGLE EARTH PRO 2019Page 72 of 1249 Page 73 of 1249 Page 74 of 1249 Page 75 of 1249 Page 76 of 1249 Page 77 of 1249 Page 78 of 1249 Page 79 of 1249 Page 80 of 1249 Page 81 of 1249 OR 4870 PG 267 Page 82 of 1249 AERIAL MAP & PICTURES MAY 2024 | CW20-0503 | STONE MTN, GASEPTEMBER 2024 | CW23-0757 | COLLIER COUNTY FL (SOUTH NAPLES) 4 1 1 2 3 4 32 RATTLESNAKE HAMMOCK RD COLLIER BVLDPage 83 of 1249 BOUNDARY AND TOPOGRAPHIC SURVEY FIELD BOOK:PAGE: 01 XXXX UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION.REVDATEDRAWN BYDESCRIPTIONSHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM V-SURV 2021\21007015A\Survey\Plans\V-SURV.dwg\SURVEY NOTES PG 1 By: DFERRAROR REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: Engineering & Design www.colliersengineering.com C O N S U L T I N G Engineering & Design ENGINEERS + SURVEYING ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY TRACT G PLAT BOOK 55, PAGES 10 THROUGH 21 SEC. 23, TWS 50 SOUTH, RANGE 26 EAST CITY OF NAPLES COLLIER COUNTY FLORIDA AS SHOWN 01/03/2024 KE 21007015A 02........................................__________________________ of FOR PTH TAMPA 7284 West Palmetto Park Rd Suite 201-S Boca Raton, FL 33433 561.717.6496 COLLIERS ENGINEERING & DESIGN, INC. DOING BUSINESS AS MASER CONSULTING Doing Business as I N F O R M A T I O N O F F A C T 1.THIS SURVEY AND PLAN IS BASED UPON THE FOLLOWING DATA AND/OR EXCEPTIONS: CERTIFIED TO : COSTCO WHOLESALE CORPORATION FIRST AMERICAN TITLE INSURANCE COMPANY HACIENDA LAKES OF NAPLES, LLC, A FLORIDA LIMITED LIABILITY COMPANY. 2.AREAS: TRACT G = 1,125,715.44 SQ. FT.± / 25.84 ACRES±. 3.THIS IS TO CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THIS MAP OR PLAN IS THE RESULT OF A FIELD SURVEY PERFORMED ON 12/19/23, BY ME OR UNDER MY DIRECT SUPERVISION, IN ACCORDANCE WITH THE RULES AND REGULATIONS PROMULGATED BY THE "FLORIDA BOARD OF SURVEYORS AND MAPPERS." THE INFORMATION DEPICTED HEREON, CORRECTLY REPRESENTS THE CONDITIONS FOUND AT, AND AS OF THE DATE OF THE FIELD SURVEY, EXCEPT SUCH IMPROVEMENTS OR EASEMENTS, IF ANY BELOW THE SURFACE AND NOT VISIBLE. ACCORDINGLY THE UNDERSIGNED PROFESSIONAL IS NOT RESPONSIBLE FOR THE PRESENCE OF UNDERGROUND UTILITIES OR STRUCTURES, IF SAME ARE NOT VISIBLE OR OTHERWISE DISCLOSED BY ANY AFOREMENTIONED DATA LISTED ABOVE. 4.THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IS BASED WERE MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 5, 8, 11, 13, 14, OF TABLE A THEREOF, THE FIELDWORK WAS COMPLETED ON DECEMBER 19, 2023. 5.THE USE OF THE WORD "CERTIFY" OR "CERTIFICATION" CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE UNDERSIGNED PROFESSIONAL'S KNOWLEDGE, INFORMATION, AND BELIEF, AND IN ACCORDANCE WITH THE COMMONLY ACCEPTED PROCEDURE CONSISTENT WITH THE APPLICABLE STANDARDS OF PRACTICE, AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE EITHER EXPRESSED OR IMPLIED. 6.THE LOCATION OF ALL UNDERGROUND UTILITIES AS SHOWN HEREON ARE APPROXIMATE AND ARE BASED ON VISIBLE ABOVE GROUND STRUCTURES. NO EXCAVATIONS WERE MADE DURING THE PROGRESS OF THIS SURVEY TO LOCATE BURIED UTILITIES/STRUCTURES, ADDITIONAL BURIED UTILITIES/STRUCTURES MAY BE ENCOUNTERED, THE CONTRACTOR SHALL HAVE ALL UNDERGROUND UTILITIES FIELD VERIFIED BY THE PROPER UTILITY COMPANIES BEFORE ANY CONSTRUCTION BEGINS. 7.HORIZONTAL DATUM = FLORIDA STATE PLANE COORDINATE SYSTEM (FL S.P.C.S.) NAD 1983 EAST(2011 ADJUSTMENT) WAS ESTABLISHED AT THE PROJECT SITE BASED ON REAL TIME KINEMATIC (RTK) GPS OBSERVATIONS. 8.VERTICAL DATUM = NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) WAS ESTABLISHED AT THE PROJECT SITE BASED ON A NGS BENCHMARK STAMP Y 526 WITH AN ELEVATION OF 11.42' (NAVD88). 9.THE UNDERSIGNED PROFESSIONAL IS NOT QUALIFIED TO DETERMINE THE EXISTENCE OR NONEXISTENCE OF WETLANDS AND/OR TOXIC WASTES. THEREFORE IT SHOULD NOT BE ASSUMED OR CONSTRUED THAT ANY STATEMENT IS BEING MADE BY THE FACT THAT NO EVIDENCE OF WETLANDS OR TOXIC WASTES IS PORTRAYED HEREON. IT IS IN THE BEST INTEREST OF THE CLIENT TO PURSUE THESE MATTERS AS SEPARATE CONCERNS APART FROM THIS SURVEY. 10.THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY THE SURVEYOR. ALL INFORMATION REGARDING RECORD EASEMENTS, ADJOINERS, AND OTHER DOCUMENTS THAT MIGHT AFFECT THE QUALITY OF TITLE TO TRACT SHOWN HEREON WAS GAINED FROM A TITLE REPORT LISTED IN NOTE 1E ABOVE. 11.THE PARCEL SHOWN HEREON LIES IN FLOOD ZONE "A, AE & X" PER THE FLOOD RATE MAP FOR COLLIER COUNTY, FLORIDA MAP NUMBER 12021C0606J, WITH A REVISION DATE OF FEBRUARY 8, 2024 AS ESTABLISHED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA). ALL FLOOD ZONE LINES SHOWN HEREON WERE DIGITIZED FROM FLOOD ZONE MAP. COLLIERS ENGINEERING & DESIGN MAKES NO GUARANTIES OR WARRANTIES ON LOCATION ACCURACY. 12.THIS PLAN IS MADE FOR AND CERTIFIED TO THE PARTIES NAMED HEREON FOR THE PURPOSE(S) STATED. NO OTHER PURPOSE IS INTENDED NOR IMPLIED. THE UNDERSIGNED PROFESSIONAL IS NEITHER RESPONSIBLE NOR LIABLE FOR THE USE OF THIS PLAN BEYOND ITS INTENDED PURPOSE. 14.BASIS OF BEARING: THE SOUTHERLY RIGHT OF WAY LINE OF RATTLESNAKE HAMMOCK RD. ALSO BEING THE NORTHERLY BOUNDARY LINE OF TRACT G HAVING A BEARING OF : N00°51'39" E (RTK) 15.WETLAND LINE SHOWN HEREON WERE PREPARED BY COLLIERS ENGINEERING & DESIGN ON DECEMBER 8, 2023. WETLAND LINE ARE PRELIMINARY AND WAITING FOR FINAL APPROVAL. 16.SUBJECT PROPERTY ACCESS RIGHT OF WAY: "RATTLESNAKE HAMMOCK ROAD/CR 864" 17.THE PROPERTY HEREON DESCRIBED IS THE SAME AS THE PERTINENT PROPERTY AS DESCRIBED IN FIRST AMERICAN TITLE INSURANCE COMPANY'S, COMMITMENT NO. NCS-119939-ATL, WITH AN EFFECTIVE DATE OF NOVEMBER 6, 2023. C.) FIELD SURVEY B.) DEED OF RECORD E.) TITLE REPORT D.) PLAT F.) OTHER (SEE REFERENCES) A.) OWNER YES NO FIELD LOCATED ON 12/19/2023 ITEM X PLAT BOOK 55, PAGES 10 THROUGH 21, "HACIENDA LAKES OF NAPLES" FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENTS NUMBER: NCS-1199393-ATL EFFECTIVE DATE: MAY 20, 2024 AT 7:30 AM X X X X X MAP OF SURVEY ALTA/NSPS LAND TITLE BOUNDARY AND TOPOGRAPHIC SURVEY ATION THEREOF TO THE BEST OF MY KNOWLEDGE AND BELIEF, SUBJECT TO NOTES STATUES, AND THAT THE SKETCH HEREON IS A TRUE AND ACCURATE REPRESENT- 5J-17, FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA FORTH BY THE FLORIDA BOARD OF PROFESSIONAL LAND SURVEYORS CHAPTER THIS CERTIFIES THAT THE SURVEY REPRESENTED HEREON WAS PERFORMED UNDER MY DIRECT SUPERVISION AND MEETS THE STANDARDS OF PRACTICE SET OF A FLORIDA LICENSED SURVEYOR AND MAPPER FIELD SURVEY: 02/14/2024 DATE OF AND NOTATIONS SHOWN HEREON. S U R V E Y O R ' S C E R T I F I C A T E NOT VALID WITHOUT THE SIGNATURE AND THE ORIGINAL RAISED SEAL CHARLES D. FERRARO - REGISTERED LAND SURVEYOR FLORIDA CERTIFICATION NO. 4768 HACIENDA LAKES OF NAPLES, LLC. FO CABX FL HY DN S EW NORTHDETAIL 18" REBAR WITH PLASTIC CAP - INDICATES REBAR W/ CAP FOUND, UNLESS OTHERWISE NOTED - INDICATES CONCRETE MONUMENT FOUND L E G E N D - INDICATES REBAR W/ CAP OR MAG NAIL SET, UNLESS OTHERWISE NOTED LOCATION MAP (NOT TO SCALE) - INDICATES MAG NAIL & DISK FOUND, UNLESS OTHERWISE NOTED THIS SURVEY WAS PREPARED WITH THE BENEFIT OF AMERICAN LAND TITLE ASSOCIATION COMMITMENT PREPARED BY "FIRST AMERICAN TITLE INSURANCE COMPANY", UNDER COMMITMENT NUMBER NCS-1199393-ATL, WITH A COMMITMENT DATE OF MAY 20, 2024 AT 07:30 AM. THE BELOW REFERENCED ITEMS ARE NUMBERED AS THEY APPEAR IN SCHEDULE B SECTION II OF THE TITLE COMMITMENT AS FOLLOWS: SCHEDULE B-II EXCEPTIONS: 10.Matters shown on the Plat of Hacienda Lakes of Naples, recorded in Plat Book 55, Page 10; as affected by Scrivener's Affidavit recorded in Book 5154, Page 316 of Official Records; as affected by Scrivener's Affidavit recorded in Book 5154, Page 318 of Official Records; as affected by Clerks Reference Sheet recorded in Book 5024, Page 2448 of Official Records.(DOES AFFECT, PLOTTED) 11.The terms, provisions, and conditions contained in that certain Ordinance 75-20, by the board of County commissioners of Collier county, Florida, recorded in Book 619, Page 1177 of Official Records; as affected by Ordinance 75-21, by the board of County commissioners of Collier county, Florida recorded in Book 619, Page 1182 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 12.Easement granted to Florida Power & Light Company by instrument recorded in Book 692, Page 774 of Official Records; as affected by Memorandum of Right-of-Way Consent Agreement recorded in Book 3857, Page 1047 of Official Records. (DOES AFFECT, PLOTTED) 13.Easement granted to Florida Power & Light Company by instrument recorded in Book 870, Page 343 of Official Records; as affected by Memorandum of Right-of-Way Consent Agreement recorded in Book 3857, Page 1047 of Official Records. (DOES AFFECT, PLOTTED) 14.Easement, granted from William Henry Martin and Inez L. Martin, his wife to Peter P. Hawryluk and Ann M. Hawryluk, recorded in Book 882, Page 1867 of Official Records. (DOES NOT AFFECT) 15.Covenants, Conditions and Restrictions as set forth in Warranty Deed recorded on September 10, 1999 as Book 2590, Page 2071, of Official Records, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status or national origin to the extent such covenants, conditions or restrictions violate 42 USC 3604(c). (DOES NOT AFFECT) 16.Covenants, Conditions and Restrictions as set forth in Warranty Deed recorded on March 18, 2003 as Book 3241, Page 3460, of Official Records, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status or national origin to the extent such covenants, conditions or restrictions violate 42 USC 3604(c). (DOES NOT AFFECT) 17.Terms and conditions of the Joint Access Easement Agreement between Vision & Faith, Inc., a Florida corporation and Collier HMA, Inc., a Florida corporation recorded in Book 3241, Page 3464 of Official Records; as affected by Amendment to Joint Access Easement Agreement recorded in Book 4045, Page 2151 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 18.The terms, provisions, and conditions contained in that certain Environmental Resource Permit Notice by South Florida Water Management District, recorded in Book 3845, Page 2681 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 19.The terms, provisions, and conditions contained in that certain Order of Taking, recorded in Book 3910, Page 3745 of Official Records; as affected by Stipulated Final Judgment recorded in Book 4631, Page 1163 of Official Records. (DOES AFFECT, PLOTTED) 20.The terms, provisions, and conditions contained in that certain Notice of Environmental Resource or Surface Water Management Permit by the South Florida Water Management District, recorded in Book 4765, Page 504 of Official Records. (DOES AFFECT, PLOTTED) 21.Terms and conditions of the Assignment of Residential Development Rights between Swamp Buggy, Inc., a Florida not-for-profit corporation and Hacienda Lakes of Naples, LLC, a Florida limited liability company recorded in Book 4845, Page 1286 of Official Records. (DOES NOT AFFECT) 22.Terms and conditions of the Assignment of Residential Development Rights between Collier County Junior Deputies League, Inc., a Florida not-for-profit corporation and Hacienda Lakes of Naples, LLC, a Florida limited liability company recorded in Book 4845, Page 1290 of Official Records. (DOES NOT AFFECT) 23.The terms, provisions, and conditions contained in that certain Notice of Department of the Army Permit, recorded in Book 4845, Page 2209 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 24.The terms, provisions, and conditions contained in that certain Notice of Establishment of Hacienda Lakes Community Development District, recorded in Book 4852, Page 1137 of Official Records; as affected by Amended and Restated Notice of Establishment of the Hacienda Lakes Community Development District recorded in Book 5500, Page 3229 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 25.The terms, provisions, and conditions contained in that certain Declaration of Consent to Jurisdiction of Hacienda Lakes Community Development District and to Imposition of Special Assessments, recorded in Book 4928, Page 3894 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 26.Temporary easement granted to Taylor Morrison of Florida Inc., a Florida corporation, according to instrument recorded in Book 4938 page 2470 of Official Records. (DOES NOT AFFECT, PLOTTED) 27.The terms, provisions, and conditions contained in that certain Notice of Adoption of a Development Order, recorded in Book 4968, Page 860 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 28.Easement, granted from Hacienda Lakes of Naples, LLC to Embarq Florida, Inc., d/b/a CenturyLink, recorded in Book 5009, Page 1293 of Official Records. (DOES AFFECT, PLOTTED) 29.Easement granted to Florida Power & Light Company by instrument recorded in Book 5010, Page 833 of Official Records. (DOES NOT AFFECT, PLOTTED) 30.Easement granted to Florida Power Corporation by instrument recorded in Book 5103, Page 569 of Official Records. (DOES NOT AFFECT) 31.The terms, provisions, and conditions contained in that certain Vacation of Dedicated Easement, recorded in Book 5154, Page 313 of Official Records. (DOES AFFECT, PLOTTED) 32.Easement, granted from Hacienda Lakes of Naples, LLC, a Florida limited liability company to Hacienda Lakes Community Development District, a Community Development district formed and existing pursuant to chapter 190, Florida Statues, its successors and assigns, recorded in Book 5154, Page 320 of Official Records; as affected by Amendment to Sign Easement recorded in Book 5363, Page 382 of Official Records. (DOES AFFECT, PLOTTED) 33.The terms, provisions, and conditions contained in that certain Notice of Hurricane Vulnerability Zone, recorded in Book 5451, Page 531 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 34.The terms, provisions, and conditions contained in that certain Recorded Notice of Environmental Resource Permit, recorded in Book 5942, Page 2406 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 35.Easement, granted from Dr. Charles V. Gnau and Elizabeth K. Gnau, et. ux. to Collier County, Florida, Recorded in 981,Ppage 296. (Does not affect) 36. Matters shown on the Plat of Cadenza at Hacienda Lakes of Naples, recorded in Plat Book 74, Page 16. (Does not affect) 37. Easement, granted from Collier HMA Inc. to Collier County, Florida, recorded in Book 3958, Page 2205 of Official Records. (Does not affect) 38. Easement, granted from Sembler Family Partnership #42, ltd. to Collier HMA Inc., recorded in Book 4045, Page 2113 of Official Records. (Did affect at one time, however, expired November 30, 2006) 39. Riparian rights are not guaranteed or insured. Title to no portion of the herein described land lying below ordinary high water mark is hereby insured. 40. Riparian and/or littoral rights are not insured. 41. ALTA/NSPS Land Title Survey prepared by Colliers Engineering & Design under certification and seal of Charles D. Ferraro, Florida Registered Land Surveyor No. 4768, dated February 14, 2024, last revised _______, 2024, designated as Project Jo. 21007015A, discloses the following matters: none NOTE: ALL OF THE RECORDING INFORMATION CONTAINED HEREIN REFERS TO THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, UNLESS OTHERWISE INDICATED. ANY REFERENCE HEREIN TO A BOOK AND PAGE IS A REFERENCE TO THE OFFICIAL RECORD BOOK OF SAID COUNTY, UNLESS INDICATED TO THE CONTRARY. PURSUANT TO SECTION 6(C)(ii) OF THE MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS (EFFECTIVE DATE 2021) COLLIERS ENGINEERING & DESIGN HAS PLOTTED ANY RIGHTS OF WAY, EASEMENTS AND SERVITUDE'S BURDENING THE SURVEYED PROPERTY AS IDENTIFIED IN THE TITLE INSURANCE COMMITMENT PROVIDED BY THE CLIENT OR OBTAINED BY THE SURVEYOR AND STATED IF EACH IS “SHOWN” OR “NOT SHOWN” ON THE SURVEY. THIS CLIENT HAS REQUESTED THAT THE SURVEYOR STATE IF, AS AN OPINION, THE RIGHTS OF WAY, EASEMENTS AND SERVITUDE “AFFECT” OR “DO NOT AFFECT” THE SUBJECT PROPERTY. THESE OPINIONS ARE NOT TO BE CONSIDERED TO BE MADE WITH ANY LEGAL EXPRISE AND SHOULD BE REVIEWED BY CLIENT'S LEGAL REPRESENTATIVE TO VERIFY VALIDITY PRIOR TO RELYING ON THOSE STATEMENTS. TRACT G, HACIENDA LAKES OF NAPLES, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 55, PAGES 10 THROUGH 21, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. LESS AND EXCEPT ANY PORTION THEREOF, CONVEYED TO MHP FL VII, LLLP, A FLORIDA LIMITED LIABILITY LIMITED PARTNERSHIP BY VIRTUE OF THAT CERTAIN SPECIAL WARRANTY DEED, RECORDED IN BOOK 6170, PAGE 301 OF OFFICIAL RECORDS, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PARCEL 2: EASEMENTS AND OTHER INTERESTS IN REAL PROPERTY AS SET FORTH IN THAT CERTAIN JOINT ACCESS EASEMENT AGREEMENT BETWEEN VISION & FAITH, INC., A FLORIDA CORPORATION AND COLLIER HMA, INC., A FLORIDA CORPORATION RECORDED IN BOOK 3241, PAGE 3464 OF OFFICIAL RECORDS; AS AFFECTED BY AMENDMENT TO JOINT ACCESS EASEMENT AGREEMENT RECORDED IN BOOK 4045, PAGE 2151 OF OFFICIAL RECORDS. DEED BOOK 6170, PAGE 301 PRELIMI N A R Y Page 84 of 1249 RATTLESNAKE HAMMOCK ROAD/CR 864 FO TEPED TEPED E FO E E COLLIER BOULEVARD (COUNTY ROAD 951)HY DG TEPED G G G HY D HY DHY D TEPED FO WHYDTEPED TEPED TEPED TEPED E TEPED G HY DTEPEDTEPED CURVE DATA 60 60 120 SCALE : 1" = 60' 0 Linear unit of measure: US Survey Foot (1 ft = 1200/3937 m) ALTA/NSPS LAND TITLE SURVEY FIELD BOOK:PAGE: 02 XXXX N S EW NORTHUNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION.REVDATEDRAWN BYDESCRIPTIONSHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM V-SURV 2021\21007015A\Survey\Plans\V-SURV.dwg\V-02-SURVEY By: DFERRAROR REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: Engineering & Design www.colliersengineering.com C O N S U L T I N G Engineering & Design ENGINEERS + SURVEYING ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY PORTION TRACT G PLAT BOOK 55, PAGEs 10 THROUGH 21 SEC. 23, TWS 50 SOUTH, RANGE 26 EAST CITY OF NAPLES COLLIER COUNTY FLORIDA AS SHOWN 01/03/2024 KE XXX 21007015A 02........................................__________________________ of FOR PTH HOLMDEL (Headquarters) 101 Crawfords Corner Road, Suite 3400 Holmdel, NJ 07733 732.383.1950 COLLIERS ENGINEERING & DESIGN, INC. DOING BUSINESS AS MASER CONSULTING Doing Business as FO CABX FL HY D PRELIMI N A R Y Page 85 of 1249 APRIL 2024 | CW23-0567 | ALLEN, TEXAS PG 1 of 11 JULY 2024 | CW23-0757 | SOUTH NAPLES, FL PROXIMITY MAP PROPOSED NAPLES COSTCO EXISTING NAPLES COSTCO 12.7 MI. / 23 MIN FROM PROPOSED EXISTING FORT MYERS COSTCO 31.5 MI. FROM PROPOSED EXISTING MIAMI COSTCO 96.9 MI. FROM PROPOSED EXISTING SARASTOA COSTCO 108 MI. FROM PROPOSED EXISTING PALM BEACH COSTCO 149 MI. FROM PROPOSED COSTCO WAREHOUSES IN NAPLES FLORIDA COSTCO WAREHOUSES IN SOUTH FLORIDA12.7 M I . / 23 M IN Page 86 of 1249 1 IN ATTENDANCE • John Alvarado & Jim Ostrowski- Costco Wholesale representatives • Brad Wester – Driver McAfee Hawthorne & Diebenow (Agent) • David Torres – Hacienda Lakes of Naples, LLC (subject property owner) • Chris Riggle, PE - Colliers Engineering & Design (Civil Engineering) • Ryan Cunningham, PE – Kittleson & Associates (Traffic Engineering) • Juan Zapata – Ware Malcomb (Architectural) • Collier County planning department staff members • Laura Layden (attended virtually on the Microsoft ‘Teams’ video/audio link) • General public, news media, local residents & other community participants • Security personnel and owners of the Swamp Buggy Race/Rec Park facility MEETING MINUTES* Introduction by Brad Wester setting the tone as a recorded public meeting workshop (not a public hearing, but a Neighborhood Information Meeting) as part of the requirement to the group in attendance. Explanation of format of the meeting and timeframe. Identify the six graphic display boards showing project maps and details in the room. Frank Cipolla, the local opposition organizer spoke and thanked the crowd for the turnout and generally echoed what Brad said. Explanation that the facility is for a new Costco Wholesale store with gas on a site that is already commercially zoned for the use. The reason for NIM meeting is explain and present: 1. slight waivers/modifications to PUD Hacienda Lakes Development 2. gas facility within 500 feet of another gas facility (7-eleven) – requires waiver and public notice. This one is a member-only gas facility for Costco, unlike the 7-eleven. COSTCO WHOLESALE NEIGHBORHOOD INFORMATION MEETING Date: February 18th, 2025 Time: 6:00 PM – 7:00 PM Meeting called to order by: Brad Wester, DMH&D Page 87 of 1249 2 QUESTIONS & ANSWERS Community member question (Q)– if you do not get the variance for gas use, will it kill the project? Team Answer (A) – right now it’s early in the process, going though comments Q – 135/140 feet from 7-eleven how will you get that waiver granted? A – Local law requires a 500ft separation, but the process allows the application/request to the county to review of all elements for a waiver. The difference is that this is a member-based service. Q - # of people/patrons getting fuel? Staffing A – that has been programmed into the design for maximum efficiency regarding cars using the facility – traffic and civil engineer in attendance to answer if needed. Q – how many lanes will it be? A – 12 fuel pumps double sided, to avoid line issues and maximize flow of vehicles. Q – where will queuing cars go? A – designed to hold 70 vehicles on site in the queuing lanes. Q – concern RE environmental impact of fueling/ gas facility, doesn’t matter how many cars there are. A – we are adhering to all the federal and local requirements. Q – concern of single entrance and exit and concerns of accidents A – there will be multiple access points to the main roadways. Q – seems like too much in one place A – it’s a commercially zoned site for this type of use already, inherently it comes with need for multiple access points, currently we have 3 – pointed to on physical maps. Q – elementary school nearby? A – cannot comment because not family with the specifics of the school– but it is a factor to the accepted traffic methodology current in review by the county. Q – why Costco has to go here? Is your reward predicted on Costco building in the Hacienda development? It seems ludicrous to take a facility like that with a service station and large building into this small property with 3,000 apartments being built with larger homes, there is larger property on Rt 41 South on way to Goodland where there is public complex. Recommended 2nd site on Collier Blvd as perfect place. Your 3rd entrance has been denied so there are only 2, the hospital should be against this for emergency vehicle access. A - this site is already commercially zoned, that’s one factor, Costco puts a lot of resources into research of the best locations for growth to provide best services and access to members. This is an ideal location for Costco Q – gas facility in proximity to another gas facility Page 88 of 1249 3 A – this gas facility comes with the Costco store, its not abutting the other gas facility, its across the street and it is member based and not public open. Q – when was the last traffic impact study done regarding this and will there be another study be done? How will you address the amount of traffic that is coming? A – last traffic study was submitted in January. is currently in review and going back and forth with county comments. This site is already zoned commercial, its already programmed for a retail store like this. Q – how many people go through Costco in a day? A – traffic wise we anticipate 4500. Q – if you don’t get the waiver? A – its too early to say regarding the waiver, it still has to go through the full process Q – have you taken into account that there are 2 story apartments, nursing homes, etc. in the driving study? A – yes Q – Will there be another community meeting related to the waiver? A – going through the waiver process now, comments and responses, requesting this use specifically, there will be public hearings and there will be more information and detail on landscape, traffic, lighting, etc presented as part of the application details and hearing stage. Q – is there a way to get the gas station without the waiver? A – only if over 500 ft away per code. Q – is there a way to get that distance? A – may be a way to flip the plans, orientation and wayfinding is key to the site for Costco for the consumer, they’re going through the best plan possible now with the current orientation. Q – 500ft regulation is that for a safety concern? A – don’t have an answer but will find out Q – if you can get a waiver on safety. A – safety is # 1 for Costco too. Q – amount of traffic and trips on roadway A – traffic study is in the county’s hands and is public record, going back and forth on comments and responses Q – who do we go to for due process to provide their comments? A – staff, local elected officials and boards. Q – traffic concern, is a county comment – events in area create traffic that blocks the residents, and the road needs to be widened with a light there, she doesn’t have a problem with Costco but big concern for traffic Page 89 of 1249 4 A – going through the process now with county staff for facility Q – traffic – how come study is at specific seasonal time? A – we have a methodology for studies, they followed that process. Q – traffic study – a lot of the new growth was not built yet A – factors of traffic study account for all uses, which started last May (2024) and submitted in Jan (2025). Q – traffic – appreciate studies done but don’t believe it to be accurate since the growth A – traffic methodology is agreed upon from the state level, not by us and going through comments and responses Q – about square footage A – it’s already approved in the PUD, as well as the access points, we are not increasing what is already allowed as square footage, or the use, its already defined as a specific commercial activity center, turn lanes and deceleration lanes are also included Q – 1 – are you looking for any other locations in SE Naples? Q – wouldn’t it be better south of that on E 41? Q – 2 – never seen stand alone Costco, usually in midst of other residential community like this. A – this is the site we are here to talk about tonight Q – why does Costco want to build there? A – Costco has a lot of resources in selecting a site, density, permissibility, and many other factors, this was an optimal site based on emerging growth and existing Costco in the area. They assess many factors. The biggest element is that it is already zoned for commercial use activity. Q – what is the effect of Costco for property values? A – don’t have an answer to property valuation that based on commercial use going into commercial property Q – about the study of environmental aspects, has Costco studied that? A – yes not only in the beginning, but Costco is always in compliance with all regulations federal, and state, unlike other facilities – its tied to operation of store so gas facility closes when the store closes. Q – gas facility on map A – infrastructure looks bigger but its built on whats there. Idk what hes saying less pumps for gas, not typical gas station, latest technology Q – construction vehicles entering and exiting site? A – dedicated loading facility and loading vehicles with products at night not during operating hours, they have it down to a science, its not in street, showed on map, regarding construction. Q – descriptions on delivery times? Page 90 of 1249 5 A – only at night, during closed hours, not operating hours, you won’t see it from residential areas. Regarding construction – there is an element to the construction plan for maintenance of MOT – maintenance of traffic. I don’t have an answer of where it is but there is a specific plan. Q – children, grandchildren – how would you like 4500 cars daily – did you study the height of the traffic and emissions? A – study of cars emissions are not part of the study, different regulations for Naples than California. ANNOUNCEMENT TO WRAP UP MEETING DUE TO TIME EXPIRATION IN RESERVED ROOM *Meeting minutes are generalized and paraphrased. An audio recording of this meeting is also provided. Page 91 of 1249 Page 92 of 1249 Page | 1 The public is invited to attend a Neighborhood Information Meeting to discuss the proposed Costco Wholesale store and gas facility on: February 18, 2025, beginning at 6:00pm, at The Florida Sports Park Reception Hall, located at 8520 Rattlesnake Hammock Road, Naples, FL 34114, (the location of the World Famous Swamp Buggy Races). Formal applications have been submitted to Collier County seeking approval for the following: Insubstantial Change to Planned Unit Development (PDI- PL#20240011559) and Auto Service Station Waiver (ASW- PL#20240011790). The request is for a PDI (PL#20240011559) for relief from certain standards and an ASW (PL#20240011790) for a gas distance separation waiver for the development of a new Costco Wholesale store and gas facility located generally at the southeast corner of Rattlesnake Hammock Drive and Collier Boulevard on approximately 25-acres (County Parcel ID# 48586002021) in the Hacienda Lakes Mixed Use Planned Unit Development (MPUD). Project Location Map On-line participation in the meeting will be made available by request. If you have questions related to the project or would like to participate virtually, please contact the agent for the Costco Wholesale matters listed below. Bradley C. Wester Driver McAfee Hawthorne & Diebenow, PLLC. One Independent Drive, Suite 1200 Jacksonville, Florida 32202 904-301-1269 bcw@drivermcafee.com Page 93 of 1249 Page 94 of 1249 Page 95 of 1249 Page 96 of 1249 Page 97 of 1249 Page 98 of 1249 Page 99 of 1249 Page 100 of 1249 Page 101 of 1249 Page 102 of 1249 Page 103 of 1249 Page 104 of 1249 Page 105 of 1249 Page 106 of 1249 Page 107 of 1249 GIS PROCESSING REQUEST (Property Notification Address Listing) Lists do not include Civic or Homeowner Associations. Submit completed form to DL-GMDNorthGIS@colliercountyfl.gov Please allow 3-5 business days for your request to be completed. NOTE: Incomplete or altered forms will not be accepted. Request Date: NIM Date (if scheduled): Name of Agent/Applicant: Business: Telephone #: E-Mail: PL Number (required): Folio Number(s) of Property: and/or PUD Name (required) Buffer Distance Around Site Location (select one): [ ] 150 ft [ ] 500 ft [ ] 1,000 ft [ ] 1 Mile Properties Included (select all applicable): [ ] Internal [ ] External [ ] Names, Addresses, and Property Descriptions Results: [ ] Names and Addresses Only Product(s) and Processing Fees [ ] Spreadsheet (MS Excel, Electronic) [ ] Mailing Labels (Printed) [ ] Spreadsheet and Mailing Labels $70.00 $80.00 + $0.06 for every record over 1,500 $85.00 + $0.11 for every record over 1,500 Disclaimer: The data used in this request belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided. As such, Collier County and its employees make no guarantees, implied or otherwise as to the accuracy or completeness. Collier County therefore do not accept any responsibilities as to its use. AGENT/APPLICANT INFORMATION SITE LOCATION INFORMATION REQUESTED PRODUCTS ADDITIONAL INFORMATION Page 108 of 1249 8360 SIERRA MEADOWS MOB LLC 841 PRUDENTIAL DR #200 JACKSONVILLE, FL 32207---0 CCMR RESPONSIVE LLC RLC RESPONSIVE LLC RLC RESPONSIVE PARTNERS LLC ATTN: BARRY J HASKELL 9777 VITRAIL LN DELRAY BEACH, FL 33446---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COLLIER HMA INC % ALTUS GROUP PO BOX 92129 SOUTHLAKE, TX 76092---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HAMMOCK PARK DEVELOPMENT LLC 7742 ALICO ROAD FT MYERS, FL 33912---0 HAMMOCK PARK RESIDENTIAL LLC 7742 ALICO ROAD FT MYERS, FL 33912---0 HAMMOCK WOODS LLC 12580 UNIVERSITY DR STE 102 FORT MYERS, FL 33907---5686 HAMMOCK WOODS LLC 42 BARKLEY CIR STE 3 FORT MYERS, FL 33907---4543 MHP FL VII LLLP 601 BRICKELL KEY DR # 700 MIAMI, FL 33131---0 MHP FL VII LLLP 601 BRICKELL KEY DR #700 MIAMI, FL 3313---0 PX REALTY LLC 5355 TOWN CENTER RD #430 BOCA RATON, FL 33486---0 RACETRAC INC ATTN PROPERTY TAX DEPT 200 GALLERIA PARKWAY SE STE 900 ATLANTA, GA 30339---0 RACETRAC INC ATTN PROPERTY TAX DEPT 200 GALLERIA PARKWAY SE STE 900 ATLANTA, GA 30339---0 S-H NAPLES DEVELOPMENT PROPCO LLC % DISCOVERY MANAGEMENT GROUP 27599 RIVERVIEW CENTER BLVD STE 201 BONITA SPRINGS, FL 34134---0 SIERRA MEADOWS PROPERTY OWNERS ASSN INC 24600 S TAMIAMI TRL # 212 BONITA SPRINGS, FL 34134---0 SIERRA MEADOWS PROPERTY INC 12580 UNIVERSITY DR STE 102 FORT MYERS, FL 33907---5686 SIERRA MEADOWS PROPERTY INC 12580 UNIVERSITY DR STE 102 FORT MYERS, FL 33907---5686 TCW 2082 LLC 2082 TRADE CENTER WAY NAPLES, FL 34109---0 TRACT L DEVELOPMENT LLC 7742 ALICO ROAD FORT MYERS, FL 33912---0 Page 109 of 1249 LAST REVISION: ZONING ___________________ OTHER ___________________SUBDIVISON INDEX ATTEST___________________________CLERK COLLIER COUNTY, FLORIDA TWP 50S RNG 26E SEC(S) 23 NO 1/2 MAP NUMBER: BY___________________________CHAIRMAN COMMUNITY DEVELOPMENT DIVISION 23 EASEMENTJOHN'S ROAD TTRVC 1 23 170' F.P.& L.PUD 3 COLLIER REGIONAL MEDICAL CENTER SV 4 MPUD HACIENDA LAKES 5,6,7,8,10,11,12,13 COLLIER BOULEVARD (C.R. 951)CANAL19 18 17 1615141312 10 11 PALACIO TERRACE NORTH 63 86 85 84 95949392 60 61 62 36373839 VIALE CIRCLE VIA L E W A Y 83 82 81 80 79 78 77 76 75 74 73 10610510410310210110099989796 64 65 66 67 68 69 70 71 72 29 303132333435 9 8 7 6 5 4 3 2 1 27 26 25 24 23 22 21 20 137PALACIO TERRACE WEST9190898887 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 404142 130131132133134135136VIALE CIRCLELUCELLO TERRACE NORTH 138139140141142143144152TRACT 151150149147146145148TRACT O1TRACT "L4" TRACT L5 TRACT O2 TRACT O3129128127126125124123122121120119118117 116115114113112110109108107111VIALE WAYTRACT AMAGGIORE COURTPALACIO TERRACE SOUTH L1 TRACTL2 TRACTL3 MPUD HACIENDA LAKES 5,6,7,8,10,11,12,13 1 1 1 1 11 TRACT G TRACT R1 1 14 14 2 2 2 2 2 DRI DRI 3 3 3 3 PDI 9 TRACT R TRACTFD-1TRACT L-1 2 4 4 4 44 2 RAT TL ES NA KE H AM M O CK RO A D 169 168 167 166 165 164 163 162 161 160 159 158 157 156 155 154 153 191 190 189 188 187 186 185 184 183 182 181 180 179 178 177 176 175 174 173 172 171 170 TRACT L6 TRACT O5SEVILLA COURT5 5 5 5 431432433434435436437438 439 440 441 442 443 422 423 424 425 426427428429430 Tra ct O 4 Tract L7VOLAROWAY 6 6 6 6 1 2 3 4 5 103 102 101 100 83 82 81 TRACT L23 TRACT OS1T R A C T O S 3 TRACT OS 2 TRACT L2 3A TRACT A TRACT L24A TRACT C1 TRACT L22 T R A C T O S3 TRACT L24 7 7 7 12 7 RATTLESNAK E H A M M OCKROADAZURE WAY SAIN T LUC IA D RIVE SAINTLUCIADRIVE REDONDA DRIVE297 298 299 300 301 302 303 304 305 88 8 8 9 9 9 9 9 9 9 11 1 11 88 8 8 10 10 1010 1 11 11 1 11 12 12 7 712 7 12 13 13 13 13 2 2 14 14 14 114 227 225 217 224 216 223 215 222 214 221 213 220 219 226 218 212 243326 327 323 324 325 309310311312314209201193208200192207199206198205197204196211203195210202194321 322 320 319 318 317 306 296 313232241242245244247246238236237240239229231234233235228230315316308307TRACT O5TRACT O8 TRACT O9 TRACT L19 LUCELLO TERRACE SOUTHLUCELLO TERRACE WESTVIALE CIRCLE VIALE CIRCLETRACT O7TRACT O7TRACT O6375374373380372379371378370377369376368381382383 384 385 387 386 3903 8 9 3 8 8 3923913983973963953943933673573653583663593523603533613543623553633563643453443513 5 0 3 4 9 3 4 8 3 4 7346343341 342 3363 3 7 3 3 8 3 3 9 3 4 0 334335328329330331332333412 411 413 414 4174 1 6 415 421420419418410 4 0 5 4 0 6 4 0 7 408 409 403404402399400401TRACT L21A TRACT O14 TRACT AP TRACT O15 TRACT O15TRACT O16TRACT O17TRACT O18 PROMOSO COURT PROMOSO COURT R O S A C O U R TTRACT L21 104105106107108109110111 112113 114 115 1 1 6 1301311321331341351361371381391401411421431441451461471 1 7 1241251 1 8 126119127120128121129122123TRACT L1TRACT A TRACT B TRACT C TRACT E TRACT D ALLEGRO WAYCADENZA ROADTRACT OS1$NO. NAME P.B Pg. 1 ESPLANADE AT HACIENDA LAKES PHASE ONE 55 1-92 HACIENDA LAKES OF NAPLES 55 10-213 ESPLANADE AT HACIENDA LAKES AMENITY CENTER 58 14 HACIENDA LAKES OF NAPLES - PHASE II 61 16-175 ESPLANADE AT HACIENDA LAKES PHASE 2A 61 96-976 ESPLANADE AT HACIENDA LAKES PHASE 2B 61 39-407 AZURE AT HACIENDA LAKES 62 13-218 ESPLANADE AT HACIENDA LAKES PHASE 1A 62 989 ESPLANADE AT HACIENDA LAKES PHASE 3 64 20-2310 ESPLANADE AT HACIENDA LAKES PHASE 1B 64 49 NO. NAME P.B. Pg. 11 ESPLANADE AT HACIENDA LAKES PHASE 4 64 81-8612 AZURE AT HACIENDA LAKES - PHASE 1 REPLAT 65 52-5613 ESPLANADE AT HACIENDA LAKES PHASE 4 66 27-27- LOTS 343-34714 CADENZA AT HACIENDA LAKES OF NAPLES 74 16-201516171819 0623N 0623S0622N0614S ZONING NOTES1 7-27-82 R-82-9C 82-632 DELETED3 5-11-04 PUDZ-03-AR-4674 04-284 9-12-06 SV-06-AR-9662 06-2295 10-25-11 PUDZ-06-AR-10146 11-416 10-25-11 DRI-06-AR-10147 11-2017 7-10-14 PDI-PL-14-973 HEX-14-188 2-26-15 PDI-PL-14-2801 HEX-15-069 5-31-16 PDI-PL-15-2870 HEX-16-2010 8-20-21 PDI-PL-20-1294 HEX 21-3311 5-24-22 PUDA-PL-21-1791 22-1812 5-24-22 DOA-PL-21-2454 22-09113 7-12-24 PDI-PL-23-16103 HEX 24-34The Historic/Archaeological Probability Maps are the officialCounty source designating historic or archaeologic resources.THIS IS TO CERTIFY THAT THIS IS A PAGE OF THE OFFICIAL ZONING ATLAS REFERRED TO AND ADOPTED BY REFERENCE BY ORDINANCE NO. 04-41 OF THE COUNTY OF COLLIER, FLORIDA, ADOPTED JUNE 22, 2004, AS AMENDED BY THE ZONING NOTES AND SUBDIVISION INDEX REFERENCED HEREON. 0 400 SCALE 0624N7/23/2024Page 110 of 1249 V VVVV V V V V V V V CARTCARTCARTCARTCARTCARTCARTCARTCARTCOLLIER BOULEVARDRATTLESNAKE HAMMOCK ROAD581' FROMRACETRAC132' FROM 7/11OUTPARCEL±4.1 ACRESPROPERTY GAS EXHIBIT1 REV DATE DRAWN BY DESCRIPTIONSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for use only by the party forwhom the services were contracted or to whom it is certified. This drawing may notbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC-EXBT-PROP-EASE2024\24000317A\Engineering\Exhibits\C-EXBT-PROP-EASE.dwg\C-01-PROP GAS EXBT By: TATE.MILLER Know what'sbelow.before you dig.CallRREVIEWED B Y :NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.CITY OF PITTSBURGH DEPARTMENT OF CITY P L A N N I N G APPROVED: __________ _ _ _ _ _ _ _ _ _ _ _ _ _ CITY PLANNI N G C O M M I S S I ON ____________ _ _ _ _ _ _ _ _ _ _ _ CHAIRMAN ATTEST: ___________ _ _ _ _ _ _ _ _ _ _ _ _ ____________ _ _ _ _ _ _ _ _ _ _ _SECRETARYPhone:Engineering& Designwww.colliersengineering.comC O N S U L T I N GEngineering& DesignREV DATE DRAWN BY DESCRIPTION PROPERTY EASEMENTEXHIBITCITY OF NAPLESCOLLIER COUNTYFLORIDAAS SHOWN09/06/24TCMRTM24000317A1.... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... ....___________________________ofFORPTH EXTON410 Eagleview Boulevard,Suite 104Exton, PA 19341610.254.9140COLLIERS ENGINEERING & DESIGN, INC.DOING BUSINESS AS MASER CONSULTINGDoing Business asNSEWNORTH08080160SCALE : 1" = 80'IMAGE SOURCE: GOOGLE EARTH PRO 2019Page 111 of 1249 [24-CPS-02558/1951766/1]14 ASW-PL20240011790/Costco 6-12-2025 Page 1 of 2 RESOLUTION NO. 2025 -_____ A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, GRANTING A WAIVER FROM THE MINIMUM REQUIRED SEPARATION OF 500 FEET BETWEEN FACILITIES WITH FUEL PUMPS PURSUANT TO SECTION 5.05.05.B OF THE LAND DEVELOPMENT CODE, FOR DEVELOPMENT OF A COSTCO WHOLESALE, WITH A RESULTING SEPARATION DISTANCE OF 132 FEET FROM THE PROPERTY LINE OF THE EXISTING 7-ELEVEN. THE SUBJECT PROPERTY IS LOCATED IN THE COMMERCIAL TRACT OF THE HACIENDA LAKES MIXED- USE PLANNED UNIT DEVELOPMENT (MPUD) LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD (PL20240011790) WHEREAS, the Legislature of the State of Florida in Chapter 125, Florida Statutes, has conferred on all counties in Florida the power to establish, coordinate and enforce zoning and such business regulations as are necessary for the protection of the public; and WHEREAS, the County pursuant thereto has adopted a Land Development Code (LDC) (Ordinance No. 04-41, as amended) which establishes regulations for the zoning of particular geographic divisions of the County, among which is the granting of waivers pursuant to Land Development Code section 5.05.05.B; and WHEREAS, Costco Wholesale Corporation desires to establish an automobile service station on the property described herein that would be located within 500 feet of an existing automobile service station; and WHEREAS, Costco Wholesale Corporation seeks a waiver to allow a separation distance of 132 feet between two facilities with fuel pumps; and WHEREAS, the Board of Zoning Appeals has held a public hearing with due notice made, and all interested parties have been given opportunity to be heard by this Board in public meeting assembled, and the Board has found as a matter of fact that satisfactory provision and arrangement have been made concerning all applicable matters required by the Land Development Code, and the Board having considered the advisability of granting the instant waiver and all matters presented. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, that: Petition PL20240011790, filed by Brad C. Wester, of Driver McAfee Hawthorne & Diebenow, PLLC on behalf of the Petitioner, Costco Wholesale Corporation, with respect to the subject property located on the southeast corner of Collier Boulevard and Rattlesnake Hammock Page 112 of 1249 [24-CPS-02558/1951766/1]14 ASW-PL20240011790/Costco 6-12-2025 Page 2 of 2 Road side and further described in Exhibit A, attached hereto and incorporated herein by reference, is hereby approved for a waiver from the 500 foot minimum separation requirement between facilities with fuel pumps pursuant to LDC Section 5.05.05.B.2., with a resulting minimum separation distance of 132 feet from the nearest automobile service station, as depicted in Exhibit B. BE IT FURTHER RESOLVED that this Resolution relating to Petition PL20240011790 be recorded in the minutes of this Board. This Resolution adopted after motion, second and majority vote, this ________ day of _________________, 2025. ATTEST: BOARD OF ZONING APPEALS CRYSTAL K. KINZEL, Clerk COLLIER COUNTY, FLORIDA By: ___________________________ By: ___________________________ Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: Heidi F. Ashton-Cicko Managing Assistant County Attorney EXHIBIT A – Legal Description EXHIBIT B – Separation Exhibit Page 113 of 1249 LEGAL DESCRIPTION Page 114 of 1249 V VVVV V V V V V V V CARTCARTCARTCARTCARTCARTCARTCARTCARTCOLLIER BOULEVARDRATTLESNAKE HAMMOCK ROAD581' FROMRACETRAC132' FROM 7/11OUTPARCEL±4.1 ACRESPROPERTY GAS EXHIBIT1 REV DATE DRAWN BY DESCRIPTIONSHEET NUMBER:SCALE:PROJECT NUMBER:DRAWN BY:DATE:DRAWING NAME:CHECKED BY:SHEET TITLE:PROTECT YOURSELFCopyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawingand all the information contained herein is authorized for use only by the party forwhom the services were contracted or to whom it is certified. This drawing may notbe copied, reused, disclosed, distributed or relied upon for any other purposewithout the express written consent of Colliers Engineering & Design.ALL STATES REQUIRE NOTIFICATION OFEXCAVATORS, DESIGNERS, OR ANY PERSONPREPARING TO DISTURB THE EARTH'SSURFACE ANYWHERE IN ANY STATEFOR STATE SPECIFIC DIRECT PHONE NUMBERSVISIT: WWW.CALL811.COMC-EXBT-PROP-EASE2024\24000317A\Engineering\Exhibits\C-EXBT-PROP-EASE.dwg\C-01-PROP GAS EXBT By: TATE.MILLER Know what'sbelow.before you dig.CallRREVIEWED B Y :NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION.CITY OF PITTSBURGH DEPARTMENT OF CITY P L A N N I N G APPROVED: __________ _ _ _ _ _ _ _ _ _ _ _ _ _ CITY PLANNI N G C O M M I S S I ON ____________ _ _ _ _ _ _ _ _ _ _ _ CHAIRMAN ATTEST: ___________ _ _ _ _ _ _ _ _ _ _ _ _ ____________ _ _ _ _ _ _ _ _ _ _ _SECRETARYPhone:Engineering& Designwww.colliersengineering.comC O N S U L T I N GEngineering& DesignREV DATE DRAWN BY DESCRIPTION PROPERTY EASEMENTEXHIBITCITY OF NAPLESCOLLIER COUNTYFLORIDAAS SHOWN09/06/24TCMRTM24000317A1.... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... ....___________________________ofFORPTH EXTON410 Eagleview Boulevard,Suite 104Exton, PA 19341610.254.9140COLLIERS ENGINEERING & DESIGN, INC.DOING BUSINESS AS MASER CONSULTINGDoing Business asNSEWNORTH08080160SCALE : 1" = 80'IMAGE SOURCE: GOOGLE EARTH PRO 2019Page 115 of 1249 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC) at 9:00 A.M. on July 17, 2025, in the Board of County Commissioners meeting room, third floor, Collier Government Center, 3299 East Tamiami Trail, Naples, FL to consider: AN ORDINANCE AMENDING ORDINANCE NO. 11-41, AS AMENDED, THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT, TO APPROVE AN INSUBSTANTIAL CHANGE TO THE PUD, TO ADD DEVIATIONS FOR RELIEF FROM THE COLLIER COUNTY LAND DEVELOPMENT CODE RELATING TO ARCHITECTURAL GLAZING STANDARDS, BUILDING FAÇADE MASSING, LIGHT FIXTURE HEIGHTS, LOADING SPACES, LANDSCAPE STANDARDS FOR INTERIOR VEHICULAR USE AREAS, AND SIGNAGE, TO REVISE A TRANSPORTATION COMMITMENT, AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PARCEL IS IN THE COMMERCIAL TRACT OF THE MPUD AND IS LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD. [PL20240011559] AND A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, GRANTING A WAIVER FROM THE MINIMUM REQUIRED SEPARATION OF 500 FEET BETWEEN FACILITIES WITH FUEL PUMPS PURSUANT TO SECTION 5.05.05.B OF THE LAND DEVELOPMENT CODE, FOR DEVELOPMENT OF A COSTCO WHOLESALE, WITH A RESULTING SEPARATION DISTANCE OF 132 FEET FROM THE PROPERTY LINE OF THE EXISTING 7-ELEVEN. THE SUBJECT PROPERTY IS LOCATED IN THE COMMERCIAL TRACT OF THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT (MPUD) LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD. [PL20240011790] Page 116 of 1249 All interested parties are invited to appear and be heard. Copies of the proposed Ordinance will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center, 3299 East Tamiami Trail, Suite 401, Naples, FL 34112, one (1) week prior to the scheduled hearing. Written comments must be filed with the Zoning Division, prior to July 17, 2025. 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 i n 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 Ray Bellows at 252-2463 or email to Ray.Bellows@colliercountyfl.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) 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. Page 117 of 1249 Collier County Planning Commission Joseph K. Schmitt, Chairman Page 118 of 1249 SOUTH FRONTAGE Page 119 of 1249 NORTH FRONTAGE Page 120 of 1249 WEST FRONTAGE Page 121 of 1249 1 LauraDeJohnVEN From:LauraDeJohnVEN Sent:Thursday, July 10, 2025 1:31 PM To:'mspokojny@aol.com' Cc:Ailyn Padron; Ray Bellows; Michael Sawyer; Michael Bosi Subject:RE: Planning Commission Meeting July 17, 2025 Milt, Thank you for providing input for the 7/17 CCPC meeting. I will include your email and attachment in the backup documentation for the meeting. Please be aware that the Traffic Study referenced in your correspondence (the applicant’s January 2025 Traffic Study) is associated with the pending Site Development Plan application (County application # PL20240000445). The Planning Commission and Board do not consider or review Site Development Plan petitions. Site Development Plans do not go to public hearing. The Planning Commission and Board will be considering these two items:  Auto Service Station Waiver of Distance (for facility with fuel pumps) - (ASW-PL20240011790)  Insubstantial Change to the PUD (PDI-PL20240011559) These two items considered by the Planning Commission and Board relate to the distance of the proposed fuel pumps from existing fuel pumps at 7-Eleven, and the deviations from design standards that are being sought related to: architectural glazing, building façade massing, light fixture heights, loading spaces, landscape standards, signage, and timing of a future transit stop/shelter at time of future development of the commercial outparcel at the SE corner of Collier Blvd/Rattlesnake Hammock. During the public hearing process, the Planning Commission and Board will be deliberating these items only. They will not be evaluating the Traffic Study that is associated with the Site Development Plan in their decision making. If you have questions on this, feel free to contact me or Ray. Thanks, Laura From: mspokojny@aol.com <mspokojny@aol.com> Sent: Thursday, July 10, 2025 10:50 AM To: LauraDeJohnVEN <Laura.DeJohn@colliercountyfl.gov>; Ray Bellows <Ray.Bellows@colliercountyfl.gov> Cc: Sean Sammon <Sean.Sammon@colliercountyfl.gov>; Ailyn Padron <Ailyn.Padron@colliercountyfl.gov>; MILTON SPOKOJNY <mspokojny@aol.com> Subject: Re: Planning Commission Meeting July 17, 2025 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Ray Bellows Attached please find a cover and traffic analysis that I request that you include for in your packet the CCPC to review regarding the July 17, 2025 meeting before the CCPC. Thanks, Milt Spokojny Page 122 of 1249 2 On Thursday, July 10, 2025 at 09:29:43 AM EDT, Ray Bellows <ray.bellows@colliercountyfl.gov> wrote: Hi Laura, Please provide Milt Spokojny with the applicable information requested below. Thank you for your assistance. Ray Bellows Manager - Planning Zoning Office:239-252-2463 2800 North Horseshoe Drive Naples, Florida 34104 Ray.Bellows@colliercountyfl.gov From: mspokojny@aol.com <mspokojny@aol.com> Sent: Thursday, July 10, 2025 8:25 AM To: Ray Bellows <Ray.Bellows@colliercountyfl.gov> Cc: Sean Sammon <Sean.Sammon@colliercountyfl.gov>; Ailyn Padron <Ailyn.Padron@colliercountyfl.gov>; MILTON SPOKOJNY <mspokojny@aol.com> Subject: Fw: Planning Commission Meeting July 17, 2025 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Ailyn Padron suggested that I reach out to you in order to receive the following information: The Collier County Planning Department's written recommendations on Costco's request for incidental changes and the their request for a 500 foot waiver in order to construct a gas station. These are the recommendations that would be sent to the CCPC for their July 17th meeting on Costco's proposals. As always, thanks for your assistance. Page 123 of 1249 3 Milt Spokojny Sent from AOL on Android ----- Forwarded Message ----- From: "mspokojny@aol.com" <mspokojny@aol.com> To: "Ailyn Padron" <ailyn.padron@colliercountyfl.gov> Cc: "Ray Bellows" <ray.bellows@colliercountyfl.gov>, "Sean Sammon" <sean.sammon@colliercountyfl.gov>, "MILTON SPOKOJNY" <mspokojny@aol.com> Sent: Thu, Jul 10, 2025 at 12:02 AM Subject: RE: Planning Commission Meeting July 17, 2025 Good morning Ailyn, I was just wondering if the agenda for the CCPC meeting on July 17th has been prepared yet. Also, has the Planning Department made their written recommendations yet on Costco's request for incidental changes and the the 500 foot waiver request to construct a gas station. Please send me these documents at your earliest convenience. Thanks, Milt Spokojny Sent from AOL on Android On Mon, Jun 30, 2025 at 10:08 AM, Ailyn Padron <Ailyn.Padron@colliercountyfl.gov> wrote: You’re very welcome,, Milt. Have a great day! Page 124 of 1249 4 Ailyn Padron Management Analyst I Zoning Office:239-252-5187 2800 Horseshoe Dr. Naples, Florida 34104 Ailyn.Padron@colliercountyfl.gov From: mspokojny@aol.com <mspokojny@aol.com> Sent: Monday, June 30, 2025 9:38 AM To: Ailyn Padron <Ailyn.Padron@colliercountyfl.gov> Cc: Ray Bellows <Ray.Bellows@colliercountyfl.gov>; Sean Sammon <Sean.Sammon@colliercountyfl.gov>; MILTON SPOKOJNY <mspokojny@aol.com> Subject: RE: Planning Commission Meeting July 17, 2025 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Thank you Ailyn Sent from AOL on Android On Mon, Jun 30, 2025 at 9:26 AM, Ailyn Padron <Ailyn.Padron@colliercountyfl.gov> wrote: Good morning, Milt, Thank you for your email. Please see my responses in blue. Thank you. Page 125 of 1249 5 Ailyn Padron Management Analyst I Zoning Office:239-252-5187 2800 Horseshoe Dr. Naples, Florida 34104 Ailyn.Padron@colliercountyfl.gov From: mspokojny@aol.com <mspokojny@aol.com> Sent: Sunday, June 29, 2025 11:54 AM To: Ailyn Padron <Ailyn.Padron@colliercountyfl.gov> Cc: Ray Bellows <Ray.Bellows@colliercountyfl.gov>; Sean Sammon <Sean.Sammon@colliercountyfl.gov>; MILTON SPOKOJNY <mspokojny@aol.com> Subject: Planning Commission Meeting July 17, 2025 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Ailyn Padron Hi Ailyn, Sean Sammon suggested that I contact you regarding the upcoming Planning Commission meeting scheduled for July 17th, 2025 regarding Costco's proposal to construct a Costco facility on the corner of Collier and Rattlesnake Roads. In this regard, I am a homeowner at Hacienda Lakes and have several questions. 1. When will homeowners receive official notification of the Planning Commission meeting that is scheduled for July 17, 2025.  The property owner letters were mailed out on 6/27/25 and the advertisement was published on the Clerk’s website on 6/27/25. Also, the signs have been posted on the property. Please use the link below: Search Results: – Collier Legal Notices 2. What is the mechanism for a person to speak at the Planning Commission meeting? Is there a sign in sheet and how long can a speaker speak?  The public may participate in person or virtually at the Planning Commissioner’s hearing. If the public chooses to speak in person, a speaker form will need to be filled out. The speaker forms along with the agenda will be provided at the hearing. The agenda is published a week prior to the hearing; it will include the registration link. Page 126 of 1249 6 3. What is the Zoom link for property owners to sign into to watch the meeting?; Can a homeowner address the Planning Commission via the Zoom link and what is the mechanism for doing this?  The public may watch the hearing on Collier TV. Please see below. Homepage - Collier Television  The public may participate and/ or observe through Zoom. The registration link will be included in the agenda, which is published a week prior to the hearing. If you prefer, I can add you as an attendee, however, you will still need to register virtually. Please be advised that the county is not responsible for any technical difficulties that may arise with virtual participation. 4. If a homeowner wants to send a written document to the Planning Commission for their review prior to the meeting, what is the mechanism for doing this?  I will defer this question to Ray. Respectfully submitted, Milt Spokojny 248-821-7184 Sent from AOL on Android Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Page 127 of 1249 July 10, 2025 Collier County Planning Commission Collier County Government Center 3303 Tamiami Trail East Naples, Florida 34112-4961 Subject: Traffic Impact Analysis for Proposed Costco at SR-951 and SR-863 Dear Collier County Planning Commissioners: A Traffic Impact Study (TIS) has been prepared for Costco by Kittelson and Associates in support of constructing a Costco warehouse at the southeast corner of Collier Blvd (SR- 951) and Rattlesnake Hammock Road (SR-864). We understand that the Collier County Planning Commission (CCPC) and associated departments have been in the process of reviewing the study. In support of this effort, residents of Hacienda Lakes are hereby providing additional input to the review process for your consideration. In light of the large volume of new residential and commercial construction underway in the immediate area, a number of concerns have been raised by residents of Hacienda Lakes communities regarding traffic and related safety impacts that a large volume commercial enterprise (such as Costco) may create if the traffic design and controls are not optimized. We believe the CCTDR will conduct a thorough analysis, and in support of this effort we have reviewed the TIS from our own, non-professional perspective. To this end, attached is a brief review of the January 2025 Traffic Impact Study for your consideration. We hope this is constructive and helpful as you work through analysis and important decisions. A few brief observations: The TIS seems to be limited in scope with respect to areas of analysis that are of interest to the CCPC and Collier County Transportation Operations Development Review Department (CCTDR), especially Safety, Access Management and Neighborhood Impacts. For example, bicycle and pedestrian traffic and historical accidents at the intersection were not considered. Also, most of the residents in Hacienda Lakes are constricted to ingress/egress via Rattlesnake Hammock without alternative means of access to the nearest artery. Secondly, Capacity analysis appears to be somewhat fiawed in that it utilizes baseline data not refiective of true peak traffic and does not consider the rapid rate of construction in the immediate area. Also, many new communities in the area were not included in the analysis, especially those without direct access to Rattlesnake Hammock, but that do have convenient indirect access and will add to the traffic. Finally, the overall traffic fiow design is not well justifled in the TIS. The locations of access points, ineffectiveness of the access to the hospital road, number of Page 128 of 1249 entrances on Rattlesnake Hammock, pedestrian and bicycle traffic and access to Publix (requiring delays for pedestrians) should also be considered in a thoughtful design. We encourage the CCPC to request a more comprehensive traffic fiow design from Costco (or any large-scale retail or commercial enterprise considering this location), or possibly even contracting an independent professional traffic consultant to address some of these concerns. Our goal is simply to support the Collier County Planning Commission (CCPC) and the CCTDR so that the end result is not simply a code-compliant construction project, but an integrated design that attempts to optimize access, traffic fiow, safety and quality of life for residents and visitors to the Hacienda Lakes area, as well as users of these key roads. Thank you for your consideration and please let us know if further clariflcation is needed. We appreciate your willingness to listen. Sincerely, Submitted on Behalf of Residents of Esplanade and Azure at Hacienda Lakes Page 129 of 1249 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 1 Overview This document summarizes observations regarding the Traffic Impact Analysis commissioned by Costco in support of potentially locating a new warehouse facility on the southeast corner of CR-951 (Collier Blvd) and Rattlesnake Hammock Road in Collier County. The Analysis was prepared by Kittelson and Associates (Orlando FL office) and issued in January 2025. The purpose of this summary is to provide constructive input to the Collier County Planning Commission as they consider traffic and safety concerns of the proposed project on the surrounding businesses and residents of the area, and particularly those that are not fully addressed in the Analysis. This is not an exhaustive review but hopefully it serves to highlight speciflc areas where further analysis should be considered. This summary was not prepared by professional engineers, but by residents of adjacent communities, and therefore may include inaccurate assumptions or naïve questions, so we ask the CCPC for their understanding as they consider these inputs. The Analysis appears to be thorough in its methodology, but it should be noted that: 1) There are important safety and traffic concerns that may have been outside the scope of the Analysis which should be considered, 2) It may be advisable to reflne several underlying assumptions 3) There may be changes or additions to the overall design that the CCPC could consider to result in improved safety and convenience for residents and visitors of the area. These topics are briefiy described below and speciflc cross-references to the Analysis are shown in the attached table. Traffic and Safety Concerns Outside the Scope of the Analysis • Pedestrian and bicycle traffic. Many already use the existing bike lanes and walking paths in the area and this traffic will only continue to grow with new residential construction underway. Of special concern are: crossing Collier to/from new residential buildings to/from Publix and added delays to car traffic fiow at all controlled intersections. This was not considered in the Analysis. • Impact of residential and commercial construction currently underway that is not directly on Rattlesnake Hammock. There will be signiflcant additional traffic related to developments not directly on Rattlesnake Hammock (e.g. Seven Shores, Sapphire Page 130 of 1249 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 2 Cove, proposed school), a number of large residential buildings north of 7/11, Florida Sports Park, all of which will produce some traffic on Rattlesnake Hammock and to/from Costco. Also, there is a new road under construction from Rattlesnake Hammock to Seven Shores near the entrance to Azure. This was not considered in the Analysis. • Emergency access to/from Physicians Regional and the CC EMS Station. The concern is that emergency vehicle movement could be impeded by additional traffic and controlled intersections. Also, the Costco proposal includes an entrance on a hospital emergency room access road that directs exiting traffic onto the hospital property, rather than towards Collier Blvd. There would be no direct access for flre equipment to the proposed fueling area or other structures in the Costco area. This was not considered in the Analysis. • Recent accidents and fatalities at the intersection of Collier and Rattlesnake Hammock. There have been at least two fatalities in recent years at this intersection. Design and/or improvements should consider reducing such incidents. This was not considered in the Analysis. • Proximity of Costco fueling location to other adjacent fueling locations vs. County Policy. A waiver is under consideration; however, the existing policy was created out of interest in safety. Strong justiflcation should be required and made public. There are already two gasoline stations at the intersection and Costco’s additional fueling station would beneflt less than one third of the area residents (membership required). Some Assumptions and Baseline Data May Be Inaccurate • Assumed traffic growth rate of 5%/year is not based on construction plans in the whole area or real estate data. See comments below regarding pages 80-81 of the Analysis. • Baseline roadway Level of Service (LOS) does not include peak months of February and March. • Baseline traffic data was collected in May 2024 (used to deflne seasonable adjustment); actual peak season analysis not shown. Why not use actual data instead of a formula for adjustment? • Costco trip data and fueling queueing is based on national averages. North Naples store may be a better comparison due to seasonality. Additional Thoughts for Improvement • There is no rationale for the decision to install a second traffic light on Rattlesnake Hammock. The Analysis claims that other options (like a traffic circle) were analyzed, but such analysis is not provided. Perhaps there is a more effective design. Page 131 of 1249 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 3 • In general, traffic fiow in the area was not optimized, only analysis of proposed changes (e.g. adding turn lanes and lights) to keep traffic within Level of Service parameters was considered. Two examples of possible improvement: a) Costco customers making U-turns on Rattlesnake Hammock or in the Hospital parking lot to get back to Collier does not make sense for good fiow. One solution would be to make the Hospital entrance road into the main Costco entrance. This could work if the Hospital would agree to share the access. b) The northbound right turn lane on Collier is often blocked today by northbound traffic at the light; this will only become worse unless the turn lane is extended or the Costco entrance on the Hospital road is changed. • The Analysis does not address Collier County Access Management Policy clause 5.02.9 or 5.02.10. A number of communities (e.g. Azure and Esplanade) rely on Rattlesnake Hammock as the only access to a main artery; residents are otherwise captive in a cul- de-sac situation. The proposed additional traffic lights and traffic on Rattlesnake Hammock signiflcantly impedes access for residents, which is important for a number of reasons. Perhaps the Hospital Road could be converted to a main entrance to Costco. This would facilitate fiow for Costco customers and may be acceptable for the Hospital since they have another existing main entrance. Page 132 of 1249 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 4 Notes on Specific Pages of the Document Page Content Comment 9 The Study is based on 2023 Collier County Annual Update and Inventory (AUIR). This does NOT include data on Rattlesnake Hammock (RSH) east of Collier. This determines existing baseline assumptions regarding traffic capacity and usage at the intersection. Later in the study they simply assumed that 4% of the trips entering the intersection come from RSH east of Collier. 9 Baseline data was acquired on May 22, 2024. This obviously avoids peak season which is shown to be Week 3 – Week 15 (page 53). Therefore baseline data is not representative of peak requirements and uses a questionable seasonable adjustment factor (SF) of 1.04. Clariflcation from Collier County would be helpful as to how this factor is to be applied and to which roads (e.g. feeders vs arteries). 15 Project will generate an estimated 7,319 new net daily trips through the intersection. At the public meeting Costco told the residents it would be 4500. 18 Background traffic was assumed to grow at 4.59% per year. This is a general average, not based on speciflc analysis of known growth in the area which is not changing linearly over many years but with a number of steps up as new residence facilities open in the next 1-2 years. 20 Planned development analysis only considers projects on RSH. Analysis does not consider traffic generated by new developments with access to RSH (e.g. Seven Shores with new access road being built, properties north of 7/11, Sapphire Cove, potential school). 22 The plan proposes a right in / left out access on the hospital “driveway”. It is currently an Emergency Entrance road to the hospital emergency room. The proposal only allows traffic to enter Costco from the hospital property (westbound) and only allows traffic to exit eastbound onto the hospital property. There is not direct access to Collier Blvd. for regular traffic or flre equipment access to Costco fueling area. This right in / left out design is not practical except for construction traffic or ambulance trips to Costco. Page 133 of 1249 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 5 Page Content Comment 26, 131 Turn lanes are to be constructed to the County standard which is based on speed limit. The north bound ramp from Collier to RSH is currently too short due to long wait lines at the light. This will only become worse unless the access ramp is lengthened. 28 Fueling area capacity is calculated based on national averages for Costco stores. Perhaps an analysis of the existing North Naples store at peak season would give a more accurate capacity analysis. 32 “The proposed full access driveway is projected to have inadequate capacity as a stop-controlled intersection. A traffic signal and a roundabout were evaluated as potential intersection control alternatives in an Intersection Control Evaluation (ICE) and Signal Warrant Analysis report under a separate cover. A traffic signal is the recommended traffic control alternative at the full access intersection.” This second traffic light and the anticipated u- turning customers from Costo will add signiflcant delays on westbound RSH. There is no analysis of this delay or associated safety considerations. The “separate cover” analysis of traffic circle vs. traffic light should be provided to local residents. 36 Planned build out year is 2026. Just an item to note. 42 “Data contained within the 2023 AUIR will be used to analyze the proposed study roadway segments.” This should be updated with 2024 or even 2025 data. This is the baseline data set used to model all assumptions. It should be as current as possible before approval. The County could require a rerun of the data tables with most recent data available (including the segment of RSH east of Collier). Page 134 of 1249 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 6 Page Content Comment 47 “Level of service calculations for road facilities means calculations for peak hour traffic on a roadway segment for maximum service volumes at the adopted LOS. Peak hour is calculated as the 100th highest hour based on a 10 month period (omitting February and March), which is generally equivalent to the 250th highest hour for a twelve (12) month period. For design of roadway capacity projects, the 30th highest hour for a 12-month period at LOS "D" will be utilized.” Their method of determining traffic Level of Service (LOS) omits data from February and March. Therefore, it is reasonable to assume that traffic will be actually worse than the analysis during those months. 53 Seasonable adjustment factor for May (1.04) was applied for the analysis. This avoids peak season which is shown to be Week 3 – Week 15. Therefore baseline data is not representative of peak requirements and uses a seasonable adjustment factor (SF) of 1.04 instead of 0.88 (end of Feb or early March). Why not use actual data from peak season? 67- 69 Trip generation for Supermarket exceeds assumed additional allowed traffic for out parcels. Appears to preclude a supermarket in the out parcel area. Current Publix cannot handle the anticipated volume of new residents in the immediate area. This is an unaddressed need. 70- 72 Trip generation for a Drive-in Bank is within assumed additional allowed traffic for out parcels. Nore: a bank could go in the out parcel area. 73- 75 Trip generation for a small General Office Building is within assumed additional allowed traffic for out parcels. Allows only a very small office building in the out parcel area Page 135 of 1249 Costco South Naples January 2025 Traffic Impact Analysis Review 6/24/2025 7 Page Content Comment 80- 81 Traffic growth trend analysis starts in 2018 and assumes linear growth of about 5%. Trend assumptions may not be accurate. The following are not considered in the model: Growth was typical in 2018-2019. Heavily impacted by Covid in 2020-2021. Prices and construction in South Naples peak 2022-2023. Residence inventory in South Naples continues to grow very quickly 2024-2026. Traffic load probably follows the number of residents. 84- 108 Traffic impact of new developments that are included in the analysis. Includes: Cadenza, Allegro, 7/11 & shops, Hammock Park, Watercrest (assisted living facility). Analysis does not consider traffic due to properties that are not directly on east RSH but with access roads to RSH: Sapphire Cove, Seven Shores (new road under construction), large complexes directly north of 7/11. 128 Collier County Access Management Policy Collier County will determine if clause 5.02.9 is being followed. Residents of Azure and Esplanade do not have a reasonable alternative route to a main artery except through Costo traffic and control lights. 128 Collier County Access Management Policy Collier County will determine if clause 5.02.10 is being followed. Residents of Azure and Esplanade could take the position that emergency services from Collier EMS Station at Hacienda Lakes Parkway and Caimen Dr or Physicians Regional Hospital are hampered in their access to the communities. Page 136 of 1249 7/17/2025 Item # 9.B ID# 2025-2229 PL20240011559 - Costco Wholesale (PDI) - Intersection of Collier Boulevard and Rattlesnake Hammock Road - An ordinance amending Ordinance No. 11-41, as amended, titled Hacienda Lakes Mixed-Use Planned Unit Development, to approve an Insubstantial Change to the PUD, to add deviations for relief from the Collier County Land Development Code relating to architectural glazing standards, building facade massing, light fixture heights, loading spaces, landscape standards for interior vehicular use areas, and signage, to revise a transportation commitment, and providing for an effective date. The subject parcel is in the commercial tract of the MPUD and is located at the southeast corner of the intersection of Collier Boulevard and Rattlesnake Hammock Road in Section 23, Township 50 South, Range 26 East, Collier County, Florida, consisting of ±25.86 acres of the ± 2,262 acre MPUD [Ray Bellows, AICP, Zoning Manager] [Companion Item PL20240011790 - Costco Wholesale (ASW)] ATTACHMENTS: 1. PL20240011559 - Costco Wholesale (PDI) - Staff Report 2. Attachment A - Backup Package 3. Attachment B - Conceptual Site Plan 4. Attachment C- Legal Ad and Sign Posting 5. Attachment D- Revised Ordinance 6. Attachment E - Public Opposition Correspondences 7. Attachment F - Public Support Correspondences 8. Attachment G – Ord. 11-41 & Original Hacienda Lakes MPUD Rezone Findings 9. Attachment H - 7-10-25- from MSpokojny - Costco traffic document for CCPC July 2025 Page 137 of 1249 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: JULY 17, 2025 SUBJECT: PDI-PL20240011559, COSTCO WHOLESALE APPLICANT/AGENT: Owner: Applicant and Agent: Hacienda Lakes of Naples, LLC Brad C. Wester 7742 Alico Road Costco Wholesale c/o Driver, McAfee, Ft. Myers, FL 33912 Hawthorne & Diebenow, PLLC 1 Independent Drive, Ste 1200 Jacksonville, FL REQUESTED ACTION: The petitioner requests for an insubstantial change to the to add deviations for relief from the Collier County Land Development Code relating to architectural glazing standards, building façade massing, light fixture heights, loading spaces, landscape standards for interior vehicular use areas, and signage, to revise a transportation commitment, and providing for an effective date. GEOGRAPHIC LOCATION: The approximately ±25.86 acres subject parcel is in the Commercial Tract of the ±2,262 acre MPUD and is located at the southeast corner of the intersection of Collier Boulevard and Rattlesnake Hammock Road in Section 23, Township 50 South, Range 26 East, Collier County, Florida. (See location map on page 2). Page 138 of 1249 PDI-PL20240011559, Costco Wholesale Page 2 of 14 June 17, 2025 Page 139 of 1249 PDI-PL20240011559, Costco Wholesale Page 3 of 14 June 17, 2025 PURPOSE/DESCRIPTION OF PROJECT: The governing document for the Hacienda Lakes Mixed-Use Planned Unit Development (MPUD), Ordinance 22-18, approved the subject property as the Commercial Tract in the MPUD, approximately 25.86 acres. The request is for an Insubstantial Change to a PUD (PDI) for the development of a new Costco Wholesale store located generally at the southeast corner of Rattlesnake Hammock Drive and Collier Boulevard. More specifically, the subject property is identified by the Collier County Parcel ID Number 48586002021 (the “Property”) in the Hacienda Lakes MPUD. The MPUD was most recently amended in 2022 by way of Ordinance 22-18. The PDI is a request specific to the commercially designated property within the MPUD, as further described below. The PDI is required for the proposed Costco Wholesale development, specifically for relief from architectural glazing standards, massing, and light fixture heights per LDC 5.05.08, as well as loading spaces and landscape standards for additional parking per LDC 4.05.04.C, and signage per Land Development Code (LDC) 5.06.04. This Insubstantial Change to a PUD request is based on the six (6) deviations that are being requested, which are: 1. From LDC Section 4.02.08 for relief from the maximum light pole height of 25 feet. 2. From LDC Section 4.05.04.C for relief from the additional requirement to obtain a variance and provide double the interior landscaping if the commercial project includes more than 120% of the required parking. 3. From LDC Section 4.05.06.B for relief from the minimum loading spaces required. 4. From LDC Section 5.05.08.D.2.b.i for relief from the façade requirement for 15% of glazing (‘glass’) on primary facades for a reduction from the total 45% for all facades. 5. From LDC Section 5.05.08.D.4 for relief from the required variations in building facades greater than 150 feet in length for a break in massing. 6. From LDC Section 5.06.04.F.4 for relief from the maximum signage square footage requirement in nonresidential districts These deviations will be explained more in the Staff Analysis section of this Staff Report. LAND USE AND ZONING: This section of the staff report identifies the land uses and zoning classifications for properties near the portion of the PUD affected by the request. North: Rattlesnake Hammock Road R.O.W. and developed mixed-use commercial and residential, zoned Hammock Park Commerce Center Mixed-Use Planned Unit Development (MPUD) East: Vacant, zoned “Residential/Medical Use” tract in the Hacienda Lakes MPUD South: Developed commercial, zoned Collier Regional Medical Center Planned Unit Development (PUD) West: Collier Boulevard R.O.W. and developed commercial, zoned Sierra Meadows PUD Page 140 of 1249 PDI-PL20240011559, Costco Wholesale Page 4 of 14 June 17, 2025 Subject Property Zoning Map; Source: Collier County GIS, ESRI Base Zoning Map; Source: Collier County GIS, ESRI SUBJECT PROPERTY SUBJECT PROPERTY Page 141 of 1249 PDI-PL20240011559, Costco Wholesale Page 5 of 14 June 17, 2025 STAFF ANALYSIS: Comprehensive Planning: The site is situated within Mixed-Use Activity Center Subdistrict 7. The Mixed-Use Activity Center concept is designed to concentrate all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. The proposed Insubstantial amendments do not affect the applicability of the GMP language; therefore, the proposed PDI is consistent with the Future Land Use Designation. The policies of the Future Land Use Element of the GMP have been reviewed and applied to this proposal. Staff finds that the changes are insubstantial, and the project continues to be consistent with the GMP and the Subdistrict. Architectural Review: In accordance with LDC Section 5.05.08, the Architectural and Site Design Standards shall apply unless additional or different design standards that deviate from 5.05.08, in whole or in part, are submitted to the County. The proposed Costco Wholesale PDI will allow for the deviation process in Section 5.05.08 G of the LDC. The applicant intends to propose an alternative design and justification at the time of SDP application to accomplish the purpose and intent of the architectural and site design standards of LDC Section 5.05.08. Architectural review staff can support the Costco Wholesale PDI Development Document and recommends approval. Transportation Element: Transportation Planning staff has evaluated the proposed changes. The changes present no transportation related issue with consistency. There are no additional uses proposed, no changes to the PUD trip impacts, and no additional impacts on the adjacent roadways. Therefore, Transportation Planning staff finds the petition consistent with the GMP. Transportation Review: Transportation Planning staff has reviewed the petition and recommends approval of this request. Zoning Review: Zoning staff reviewed the Insubstantial Change to the PUD request based on the six (6) deviations for the development of a Costco Wholesale at the subject property. Based on the nature of the request, petition, and the responses provided by the applicant to the criteria for an Insubstantial Change to a PUD, LDC Sec. 10.02.13.E.1. a through k, this petition is sufficient for an insubstantial change request. The subject property is zoned as a Commercial Tract within the existing Hacienda Lakes MPUD. This is also located within Activity Center 7, at the intersection of Rattlesnake Hammock Road and Collier Boulevard, as outlined in the Comprehensive Plan's Future Land Use Element. Accordingly, “The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant,…”. The proposed development is permitted on the subject property because it is a commercial retail use. The PDI requests are for specific development deviations in order for a Costco Wholesale to be developed on site. Page 142 of 1249 PDI-PL20240011559, Costco Wholesale Page 6 of 14 June 17, 2025 Activity Center 7 Map displaying subject property location of Hacienda Lakes MPUD/DRI in Tract G Hacienda Lakes MPUD/DRI – Master Plan, Commercial Tract Identification SUBJECT PROPERTY Page 143 of 1249 PDI-PL20240011559, Costco Wholesale Page 7 of 14 June 17, 2025 Regarding the requested deviations, zoning staff has provided a thorough review and analysis of each request in the Deviation Discussion. Since the beginning of the application process, the applicant has submitted nine deviations. Two deviations were removed by the applicant per staff recommendation, and one other deviation was removed per the applicant’s preference. One was for the foundation planting bed requirement, and the other was for the light poles not being located in the landscape islands with trees. The last deviation removed was to retain the Auto- Service Station Waiver as a separate petition, as preferred by the applicant, due to separate application fees being paid. Staff determined the PDI request more sufficient with a reduction in deviations requested. The remaining six deviations pertain specifically to light pole height, interior landscaping, loading spaces, glazing façade requirements, variations in building façades for massing, and, lastly, building signage requirements. The justification for each deviation has been deemed sufficient, and more analysis is provided in the Deviation Discussion section below. A specific deviation that relates directly to adjustments to signs is Deviation 7. This deviation is from maximum sign area requirements, and the applicant was considerate in removing signs facing the residences to the east, due to possible nuisance issues with the residences. This reduced the overall request for this deviation request, gaining staff’s support for the necessity and execution of signs for the proposed wholesale store. Zoning Staff determined that the final six (6) proposed deviations are sufficient in order for the development of the proposed Costco Wholesale. Staff concurs that the deviations provided by the applicant are sufficient for the PDI request and will help maintain the general health, safety, and welfare of the public. Therefore, zoning staff is recommending APPROVAL. Landscape Review: Landscape review, analysis, and recommendation is included in the analysis and recommendation below in the Deviation Discussion section below, in Deviation #2, Staff Analysis and Recommendation, and Zoning Staff recommends APPROVAL. Conservation Coastal Management Element (CCME): Environmental review staff has determined that this project is consistent with the Conservation and Coastal Management Element (CCME). No revisions to the environmental portions of the PUD are being requested. Environmental Review: Environmental Planning staff have reviewed this petition. The request is to amend (Ordinance 22-18) to modify the PUD to obtain relief from architectural standards and landscape standards. This project does not require Environmental Advisory Council (EAC) review, as it falls outside the scope of land development project reviews identified in Section 2- 1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. PLANNED UNIT DEVELOPMENT INSUBSTANTIAL CHANGE CRITERIA: There are three types of changes to a PUD Ordinance: Substantial, Insubstantial, and Minor. An insubstantial change includes any change that is not considered a substantial or minor change. An insubstantial change to an approved PUD Ordinance shall be based upon an evaluation of LDC subsection 10.02.13 E.1. The LDC Sections 10.02.13.E.1 and 10.02.13.E.2 set forth the Page 144 of 1249 PDI-PL20240011559, Costco Wholesale Page 8 of 14 June 17, 2025 criteria by which insubstantial amendments to a PUD Master Plan and/or minor text changes to a PUD document are to be reviewed before they can be approved. The criteria and a response to each have been listed as follows: LDC Section 10.02.13.E.1: a. Is there a proposed change in the boundary of the Planned Unit Development (PUD)? No, there is no proposed change in the boundary of the MPUD. b. Is there a proposed increase in the total number of dwelling units, the intensity of land use, or the height of buildings within the development? No, there is no proposed increase in the total number of dwelling units or intensity of commercial uses or height of buildings within the MPUD development. c. Is there a proposed decrease in preservation, conservation, recreation, or open space areas within the development greater than 5% of the total acreage previously designated as such, or five acres in area? No, there is no proposed decrease in preservation, conservation, recreation, or open space areas within the MPUD development. d. Is there a proposed increase in the size of areas used for non-residential uses to include institutional, commercial, and industrial land uses (excluding preservation, conservation, or open space), or a proposed relocation of non-residential land uses? No, there is no proposed increase in the size of commercial areas, or a proposed relocation of nonresidential land uses in the MPUD. e. Is there a substantial increase in the impact of the development, which may include, but are not limited to, increases in traffic generation, changes in traffic circulation, or impacts on other public facilities? No, there is no proposed substantial increase in the impacts of the MPUD based on existing approved commercial land uses. f. Will the change result in land use activities that generate a higher level of vehicular traffic based upon the Trip Generation Manual published by the Institute of Transportation Engineers? No, there is no proposed change in existing approved commercial land use allowances that generate a higher level of traffic. Page 145 of 1249 PDI-PL20240011559, Costco Wholesale Page 9 of 14 June 17, 2025 g. Will the change result in a requirement for increased stormwater retention or otherwise increase stormwater discharge? No, there is no proposed change that will result in increased stormwater retention or discharge. h. Will the proposed change bring about a relationship to an abutting land use that would be incompatible with an adjacent land use? No, there is no proposed change to the subject property’s existing commercial land use within the MPUD that will bring about any adjacent incompatibility. i. Are there any modifications to the PUD Master Plan, PUD Document, or amendment to a PUD ordinance which is inconsistent with the Future Land Use Element or other elements of the Growth Management Plan, or which modification would increase the density of intensity of the permitted land uses? No, there is no proposed change in the existing approved commercial land use in the MPUD that results in any inconsistency with the FLUE or GMP. j. The proposed change is to a PUD district designated as a development of regional impact (DRI) and approved pursuant to F.S. § 380.06, where such change requires a determination and public hearing by Collier County pursuant to F.S. § 380.06(19). Any change that meets the criterion of F.S. §380.06(19)(e)2, and any changes to a DRI/PUD master plan that clearly does not create a substantial deviation shall be reviewed and approved by Collier County under this LDC section 10.02.13. No, there is no proposed change in the existing approved commercial land use in the MPUD that results in any requirement to amend the DRI. k. Any modification in the PUD master plan or PUD document or amendment to a PUD ordinance which impact(s) any consideration deemed to be a substantial modification as described under this LDC section 10.02.13. No, the request is not considered a substantial modification. LDC Section 10.02.13.E.2: Insubstantial change determination. An insubstantial change includes any change that is not considered a substantial or minor change. An insubstantial change to an approved PUD Ordinance shall be based upon an evaluation of LDC subsection 10.02.13 E.1. The Planning Commission approval shall be based on the findings and criteria used for the original application, attached as Attachment G to the staff report, and be an action taken at a regularly scheduled meeting: The petition proposes site-specific modifications in order to develop and construct a Costco Wholesale on the Commercial Tract within the Hacienda Lakes MPUD. As such, it is an insubstantial change and successfully meets the criteria of LDC 10.02.13 E.1, and the proposed Page 146 of 1249 PDI-PL20240011559, Costco Wholesale Page 10 of 14 June 17, 2025 changes do not change the original analysis, rezone findings, or PUD findings for the original application and staff report included as Attachment G. DEVIATION DISCUSSION: The petitioner is seeking six (6) deviations from the requirements of the Land Development Code (LDC). The deviations are listed below with staff analysis and recommendations. Proposed Deviation #1 seeks relief from the LDC Section 4.02.08 for the maximum light pole height of 25 feet to a new maximum height of 36.5 feet. Petitioner’s Justification: This deviation is required since the 25-foot height standard will add up to 13 more poles to the overall site. The requested 36.5-foot height allows for a reduced amount of poles overall reducing visual clutter and will still adhere to the photometric standard at the property edge. Staff Analysis and Recommendation: To meet the code requirement of 25-foot light poles, the subject property would require 62 light poles and 88 fixtures. This deviation seeks an increase of 11.5 feet to an overall height of 36.5 feet; however, this will reduce the overall number of light poles by 13 and result in a reduction of 19 fixtures, thereby reducing the clutter of light poles. The applicant will still adhere to the photometric standard at the property edge, reducing spillover and light pollution onto adjacent residential properties. The applicant also provided an exhibit comparing the light poles with royal palms, which reach full growth in 25 years, and the light poles are nearly 10 feet shorter, providing evidence for less clutter on site. This exhibit is included in the backup package, which is found in Attachment A. Therefore, Zoning Staff recommends APPROVAL. Proposed Deviation #2 seeks relief from the LDC Section 4.05.04.C for the additional requirement to obtain a variance and provide double the interior landscaping if the commercial project includes more than 120% of the required parking. The relief will not require a variance and allow the normal landscape requirements to apply to this commercial project. Petitioner’s Justification: This deviation is required per the enclosed parking exhibit, 149 spaces are depicted as overflow and provided in an existing FPL utility easement. 670 spaces are proposed outside the FPL easement on the main development area and is approximately 103% of the parking standard maximum, which is below the 120% threshold on-site. Staff Analysis and Recommendation: Staff findings indicate that approximately 217 trees will be required to meet the tree requirement of LDC 4.06.03. This will include two trees in each island in double rows of parking and one tree in each island in single rows of parking (with the possible exception of some of the islands that are located in the FPL transmission easement, where the FPL criteria for trees in transmission easements cannot be met). This is in addition to the required buffer trees and foundation trees for the building. Staff findings indicate that approximately 54,416 square feet of landscape area in and around the parking area will be required to meet the requirements of LDC 4.06.03. Given the amount of trees and landscape area that will be required in and around the parking area to meet LDC 4.06.03, Zoning Staff Page 147 of 1249 PDI-PL20240011559, Costco Wholesale Page 11 of 14 June 17, 2025 recommends APPROVAL of this deviation, finding that in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that “the element may be waived without a detrimental effect on the health, safety and welfare of the community,” and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” Proposed Deviation #3 seeks relief from the LDC Section 4.05.06.B for the minimum loading spaces required (3 plus 1 for each 25,000 square feet over 50,000 square feet) for a total amount of 5 loading spaces, which is the standard for this type of Costco Wholesale store. Petitioner’s Justification: This deviation is required for the requested 5 loading spaces is the required amount for Costco Wholesale (4 at the store building and 1 at the gas facility). The required Code amount is excessive and not warranted for this Costco Wholesale use as customarily used. Current Costco standard is 4 loading spaces attached to the building and 1 at the fuel facility. This number of spaces is standard for Costco operations. There is no need for additional loading spaces. Staff Analysis and Recommendation: According to current code standards, the minimum number of loading spaces required equals a total of 8 loading spaces. The justification provided is that the current Costco standard requires 4 loading spaces attached to the building and 1 at the gas facility. This Costco Wholesale will include a members-only gas station pending the approval of the companion Auto-Service Station Waiver (ASW), project number PL20240011790. The total of 5 loading spaces is the standard for Costco operations nationwide. Additional loading spaces are not required for this specific Costco use and would not be utilized if the required Code standard amount is adhered to. Therefore, Zoning Staff recommends APPROVAL. Proposed Deviation #4 seeks relief from the LDC Section 5.05.08.D.2.b.i for relief from the façade requirement for 15% of glazing (‘glass’) on primary facades for a reduction from the total 45% for all facades to a total of 23% (12% glazing and 11% planted trellis) per the architectural exhibit and descriptive chart included with this request. Petitioner’s Justification: This deviation is required because the building will incorporate planted metal trellises structurally attached to the building façade as an alternative to glazing in certain areas. This approach aims to mitigate the absence of glazing as much as possible, in alignment with the project’s program, while also contributing to the architectural aesthetics and functionality. Please see below calculations per elevation, totals provided by type and location, and overall totals compared to the overall provided. Page 148 of 1249 PDI-PL20240011559, Costco Wholesale Page 12 of 14 June 17, 2025 Staff Analysis and Recommendation: The applicant intends to propose alternative design and justification at the time of SDP application to accomplish the purpose and intent of the architectural and site design standards of LDC Section 5.05.08. After several adjustments to the deviation request, the applicant decided to include trellises that are attached to the building. Trellises that look free-standing away from the building are connected up high to the building. There are two types of trellises: Type A and Type B. Type A is designed to be directly anchored to the CMU wall, with a minimal separation between the building wall and the planted trellis wall. Type B is also connected to the CMU wall, has overhead beams that connect the detached planted trellis wall to the building. The planted trellis wall is 10 feet away from the building to generate the elevation break-up needed. These trellis types are being incorporated into the building as an alternative to glazing requirements. Where the trellises are located will help improve the building aesthetics rather than just removing the glazing altogether with no alternative. The required glazing is 5,462.2 SF, and the deviation request will reduce this to 3,072 SF in total for each side, which equates to a total of 23% for all sides, 12% glazing, and 11% trellises. Architectural review staff can support the Costco Wholesale PDI Development Document and recommends approval. Therefore, Zoning Staff recommends APPROVAL. Proposed Deviation #5 seeks relief from the LDC Section 5.05.08.D.4 for the required variations in building facades greater than 150 feet in length for a break in massing. Petitioner’s Justification: This deviation is required for the variation on the massing, the structurally attached planted trellis is providing an elevation break out for visual interest variations along the façade length. They are also strategically placed to work with the project’s program while contributing to the architectural aesthetics and meeting the spirit and intent of the requirement. Staff Analysis and Recommendation: The applicant intends to propose alternative design and justification at the time of SDP application to accomplish the purpose and intent of the architectural and site design standards of LDC Section 5.05.08. After several adjustments to the deviation request, the applicant decided to include trellises that are attached to the building. Trellises that look free-standing away from the building are connected up high to the building. As mentioned in Deviation #5, these trellis types are being incorporated into the building as an alternative to glazing requirements where the trellises are located which will improve on the building aesthetics rather than just removing the glazing altogether with no alternative. Architectural review staff can support the Costco Wholesale PDI Development Document and recommends approval. Therefore, Zoning Staff recommends APPROVAL. Page 149 of 1249 PDI-PL20240011559, Costco Wholesale Page 13 of 14 June 17, 2025 Proposed Deviation #6 seeks relief from the LDC Section 5.06.04.F.4 for relief from the maximum signage square footage requirement in nonresidential districts for a proposed total of 367 square feet over the maximum combined of 750 square feet. The proposed signage total is 1,117 square feet. Elevations 1 & 3 are the North facing elevations and are 264 square feet over the maximum required amount for the ‘Costco Wholesale’ signage and ‘Liquor Sales’ directional/way-finding signage combined. Elevation 2 is the East-facing elevation, and it's not permitted to have a ‘Costco Wholesale’ advertisement wall sign, so it does not include one, but it will include a small, non-illuminated, 31 square foot directional/wayfinding ‘Tire Center’ sign over the tire center entrance. Elevation 4 is the South elevation and is 36 square feet over the required amount for the ‘Costco Wholesale’ signage. Likewise, Elevation 5 is the West elevation and is 36 square feet over the required amount for the ‘Costco Wholesale’ signage. Petitioner’s Justification: This deviation is required based on the signage exhibit enclosed, which provides the relief request for a total of 367 square feet over the required standard, respectively, for the combined amount. This signage square footage increase is commensurate with the size of the building face for increased visibility for promotion, orientation, and wayfinding. Additionally, no other signage, including pole signs, ground signs, projecting signs, or other per LDC Section 5.06.04, is proposed for this site except for the requested signage on the face of the building. Staff Analysis and Recommendation: Staff reviewed this deviation request in a similar manner to how sign variances are reviewed. Staff suggested that the applicant respond to the LDC Sec. 5.06.08.B.1.a. through f. The applicant provided an elevation exhibit, which is included in Attachment A, Backup Package. However, the applicant stated that they will provide additional justification with the presentation at the scheduled hearings. Through a thorough staff review, the applicant reduced what was originally requested as an additional 903 square feet over the maximum down to 367 square feet, which included removing the one-store sign on the east façade of the building since this would be permanently facing residences. Staff determined that the east sign was unnecessary, and the applicant abided by removing it and reducing their extension request. The applicant’s request is based on a national standard signage program for Costco. Staff determined that all other signs show sufficiency, as they are all oriented towards the traveling public and visiting patrons. Therefore, Zoning Staff recommends APPROVAL. All six (6) deviations have been determined to be sufficient by staff reviewers; therefore, staff are supportive of all requested deviations. NEIGHBORHOOD INFORMATION MEETING (NIM): The NIM was advertised and held at 6:00 p.m. on Tuesday, February 18, 2025, at the Florida Sports Park Reception Hall, located at 8520 Rattlesnake Hammock Rd, Naples, FL 34114. There is a copy of the transcript drafted by the applicant that includes the applicant’s presentation and the concerns of the attending public. Page 150 of 1249 PDI-PL20240011559, Costco Wholesale Page 14 of 14 June 17, 2025 The public expressed their concerns about the petition request, in no specific order: • More traffic along Rattlesnake Hammock Road • The gas station waiver application and its relation to the project • The decision to develop at the subject property • Impact on surrounding property values • Environmental impacts from the gas station • How the construction of the site will be managed • When will the delivery times be for supplies and products • Safety issues and emergency services There were 5 commitments made outside the request for the insubstantial change: • The gas station closes when the store closes, gas will not be a “24/7” operation • Number of fuel pumps is less than other stations, but will service up to 70 vehicles in queue • Loading for vehicles and trucks will be at night • Times for delivery will only be at night, away from the residences • Store is designed to serve 4,500 customers per day The applicant presented both the PDI and the ASW petitions at the NIM even though the NIM was only required for the PDI petition. A copy of the NIM advertising, summary, and the prepared presentation are included in the Backup Package, Attachment A. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition PDI- PL20240011559, Costco Wholesale, to the Board of County Commissioners (BCC) with a recommendation of APPROVAL, subject to include the following attachments: Attachments: Attachment A – Backup Package Attachment B – Conceptual Site Plan Attachment C – Legal Ad and Sign Posting Attachment D – Revised Ordinance 22-18 Attachment E – Public Opposition Correspondences Attachment F – Public Support Correspondences Attachment G – Ord. 11-41 & Original Hacienda Lakes MPUD Rezone Findings Page 151 of 1249 Revised 5/18/2018 Provide to Agents G:\CDES Planning Services\Current\Zoning Staff Information\Job Aides or Help Guides HEARING PACKAGE CHECKLIST Return this form with printed materials A. Backup provided by the County Planner The Planner is responsible for all required data included in the printed packets of information for the Hearing Examiner (Hex) or the Collier County Planning Commission (CCPC). DO NOT ACCEPT DUPLICATES OF ANY DOCUMENTS. MAKE SURE ONLY THE LATEST, ACCEPTED/APPROVED COPY OF THE BELOW DOCUMENTATION. PLEASE CONFIRM THE DOCUMENTS ARE IN THE ORDER DESCRIBED IN “BACKUP PROVIDED BY APPLICANT.” Planner responsible for providing the County Attorney-drafted Ordinance for PUDs and placing in backup materials. AGENTS DO NOT INCLUDE THE PUD DOCUMENT – STAFF PROVIDES THIS TO THE COUNTY ATTORNEY WHEN THE ORDINANCE IS DRAFTED FOR A PUD. THE FINAL PUD ORDINANCE/RESOLUTION IS THE FIRST ITEM AFTER THE STAFF REPORT. [FOR HEX, THE REQUESTED LANGUAGE/ PROPOSED PLAN IS THE FIRST ITEM AFTER THE STAFF REPORT] B. Backup provided by Applicant: PLEASE PROVIDE THE DOCUMENTS IN THE ORDER DESCRIBED BELOW. DO NOT PROVIDE DUPLICATES OF ANY DOCUMENTS. PROVIDE ONLY THE LATEST, ACCEPTED/APPROVED COPY OF THE BELOW DOCUMENTATION. IF THE BACKUP PROVIDED BY APPLICANT IS IN DISARRAY-MEANING IT IS NOT IN THE PROPER ORDER AND/OR THE APPLICANT PROVIDES MULTIPLE DUPLICATES-THE APPLICANT COULD LOSE ITS HEARING DATE. ____ Application, to include but not limited to the following: ____ Narrative of request ____ Property Information ____ Property Ownership Disclosure Form ____ Any other documents required by the specific petition type; such as a variance, a boat dock extension; PUD amendment, rezone request, etc. ____ Disclosure of Property Ownership Interest (if there is additional documentation aside from disclosure form) ____ Affidavit of Unified Control ____ Affidavit of Representation ____ Drawings (may include Cross-Section (for BDEs generally), proposed Boat Dock(s) with Water depth, location maps etc.) ____ NIM Information (Sign in sheet, notes, minutes and transcript/or summary) ✓ Include 3 thumbnail drives of video and/or audio ____ Traffic Impact Study (TIS) ____ Environmental Data ____ Historical/Archeological Survey or Waiver ____ Utility Letter ____ Deviation Justifications X X X X X X X X X X X X X X PL20240011559 (PDI Application) Page 152 of 1249 Revised 5/18/2018 Provide to Agents G:\CDES Planning Services\Current\Zoning Staff Information\Job Aides or Help Guides ____ Boundary Survey ____ Other documents, as needed, on a case-by-case basis such as relevant prior Ordinances, Conditional Uses, historical documents, any “private or legal” agreements affecting the PUD etc. ___ Submerged Resource Surveys may be included here if required. ____ CD with only one pdf file for all documents in the same order as the packets are put together. They must be in the same order. I understand that by submitting the above materials, it is the agent ’s/applicant’s responsibility to ensure all materials are in the same order for all copies of backup materials to provide to the Hex/CCPC and the CD must contain the documents in one pdf file (not multiple files) in the same order as the printed materials. It is the agent’s responsibility to ensure no documentation is left out. ________________________________________ ____________________ Signature of Agent Representative Date ________________________________________ Printed Name of Signing Agent Representative X X Brad Wester June 17, 2025 N/A N/A (Electronic PDF file provided in lieu of CD). Page 153 of 1249 Insubstantial Change to PUD (PDI) 4/12/24 Page 1 of 4 Planning and Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountyfl.gov APPLICANT CONTACT INFORMATION DETAIL OF REQUEST Pursuant to LDC subsection 10.02.13, a PUD insubstantial change includes any change that is not considered a substantial or a minor change. A PUD insubstantial change to an approved PUD ordinance shall be based upon an evaluation of LDC subsection 10.02.13 E.2 and shall require the review and approval of the Hearing Examiner or Planning Commission. The approval shall be based on the findings and criteria used for the original application. Name of Property Owner(s): Name of Applicant if different than owner: Address: City: State: ZIP: Telephone: Cell: E-Mail Address: Name of Agent: Firm: Address: City: State: ZIP: Telephone: Cell: E-Mail Address: On a separate sheet, attached to the application, describe the insubstantial change request. Identify how the request does not meet the PUD substantial change criteria established in LDC subsection 10.02.13 E. INSUBSTANTIAL CHANGE to PUD (PDI) LDC Section 10.02.13 Chapter 3.E of the Administrative Code Need Help? GMCD Public Portal Online Payment Guide E-Permitting Guides Page 154 of 1249 Insubstantial Change to PUD (PDI) 4/12/24 Page 2 of 4 PUD NAME: ORDINANCE NUMBER: FOLIO NUMBER(S): Provide a legal (if PUD is recorded) or graphic description of area of amendment (this may be graphically illustrated on Amended PUD Master Plan). If applying for a portion of the PUD, provide a legal description for subject portion. Yes No Yes No Attach on a separate sheet, a written description of the map or text change. Does amendment comply with the G rowth Management Plan? If no, pl ease explain: Has a public hearing been held on this property within the last year? If yes, in whose n ame? Has any portion of the PUD been SOLD and/or DEVELOPED? Are any changes proposed for the area sold and/or developed? Yes No If yes, please describe on an attached separate sheet. Page 155 of 1249 Insubstantial Change to PUD (PDI) 4/12/24 Page 3 of 4 SUBMITTAL REQUIREMENTS The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. REQUIREMENTS FOR REVIEW REQUIRED NOT REQUIRED Completed Application (download current form from County website) Pre-Application Meeting notes Project Narrative, including a detailed description of proposed changes and why amendment is necessary Current Master Plan & 1 Reduced Copy Revised Master Plan & 1 Reduced Copy Revised Text and any exhibits PUD document with changes crossed through & underlined PUD document as revised with amended Title Page with Ordinance # Warranty Deed Legal Description of area of amendment Boundary survey, no older than 6 months, if boundary of original PUD is amended If PUD is platted, include plat book pages Affidavit of Authorization, signed & notarized Completed Addressing Checklist , no older than 6 months Property Ownership Disclosure Form Copy of 8 ½ in. x 11 in. graphic location map of site Electronic copy of all documents and plans *Please advise: The Office of the Hearing Examiner requires all materials to be submitted electronically in PDF format. If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement. ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS: •Following the completion of the review process by County Review staff, the applicant shall submit all materials electronically to the designated project manager. •Please contact the project manager to confirm the number of additional copies required. Page 156 of 1249 Insubstantial Change to PUD (PDI) 4/12/24 Page 4 of 4 FEE REQUIREMENTS PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: School District (Residential Components): Bayshore/Gateway Triangle Redevelopment: Executive Director Utilities Engineering: Parks and Recreation: Emergency Management: Naples Airport Authority Conservancy of SWFL: Immokalee Water/Sewer District: City of Naples: Other: PUD Amendment Insubstantial (PDI): $1,500.00 Pre-Application Meeting: $500.00 Estimated Legal Advertising fee for the Office of the Hearing Examiner: $1,125.00 Same fee applies if the petition is referred to the Collier County Planning Commission, where the CCPC serves as the deciding authority instead of the HEX. Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. Please submit the completed application online via GMCD Public Portal. If you need assistance submitting the application or help with payment online, please review the E-Permitting Guides and Online Payment Guide. 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. Agent/Owner Signature Date Applicant/Owner Name (please print) Page 157 of 1249 1 of 3 Monday, October 14, 2024 at 15:53:56 Eastern Daylight TimeMonday, October 14, 2024 at 15:53:56 Eastern Daylight Time Subject:Subject:RE: Pre-Application Meeting PL20240011559 Costco Wholesale (SDP) Date:Date:Friday, October 11, 2024 at 4:51:20 PM Eastern Daylight Time From:From:Ray Bellows To:To:Brad Wester, Sean Sammon CC:CC:Maria Martinez, Lisa Blacklidge, Christine Willoughby Attachments:Attachments:image001.png, image002.png, image003.png, image004.png, image005.png, image006.png, CountyLogo-FullColor_948165c4-9665-41b4- 9162-fbb16abW557.png, Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png, Instagram_a8da4774-4b5b-4ad1-8d23- 20e69b3b605d.png, X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png, Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png, 311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png Good afternoon, Please be advised that the requested waiver from holding a preapplication meeting has been approved. Respectfully, Ray Zoning Division - Zoning Services Section Growth Management Department 2800 North Horseshoe Drive Telephone: 239.252.2463 Ray Bellows Manager - Planning Zoning Ray.Bellows@colliercountyfl.gov From:From: Brad Wester <BWester@drivermcafee.com> Sent:Sent: Friday, October 11, 2024 11:28 AM To:To: Ray Bellows <Ray.Bellows@colliercountyfl.gov>; Sean Sammon <Sean.Sammon@colliercountyfl.gov> Cc:Cc: Maria MarLnez <Maria.MarLnez@colliercountyfl.gov>; Lisa Blacklidge <Lisa.Blacklidge@colliercountyfl.gov>; ChrisLne Willoughby <ChrisLne.Willoughby@colliercountyfl.gov> Subject:Subject: FW: Pre-ApplicaLon MeeLng PL20240011559 Costco Wholesale (SDP) EXTERNAL EMAIL: This email is from an external source. Conﬁrm this is a trusted sender and use extreme caution when opening attachments or clicking links. Ray, Good morning and hope all is well after the storm. Per below, I am seeking a waiver for our PDI pre-application review for the Costco Wholesale project. As you know we’ve had an oWicial pre-app in Jan and then another meeting with you and Sean late August on these matters related to the PDI and the ASW. There was some initial confusion on how to upload these into the portal. We’d like to commence with the oWicial submittals for review to start the process. Please let me know if we are authorized to proceed without a pre-app submittal. I’ve copied Maria on this per our original email this morning. Thanks. Brad Page 158 of 1249 2 of 3 From: From: Maria Martinez <Maria.Martinez@colliercountyfl.gov> Date: Date: Friday, October 11, 2024 at 11:21 AM To: To: Brad Wester <BWester@drivermcafee.com> Subject: Subject: RE: Pre-Application Meeting PL20240011559 Costco Wholesale (SDP) Hello Brad, I’m sorry for the confusion; the waiver request will be for the new SDP Pre-Application PL20240011559 (since the one you initially had was for the SDP as well ) and for the PDI. The original SDP Pre-Application was changed to ASW. ! Let me know if you have any questions. Respectfully, Maria Martinez Program Coordinator Operations & Regulatory Management Office:239-252-2906 Maria.Martinez@colliercountyfl.gov From:From: Brad Wester <BWester@drivermcafee.com> Sent:Sent: Friday, October 11, 2024 11:16 AM To:To: Lisa Blacklidge <Lisa.Blacklidge@colliercountyfl.gov> Cc:Cc: Sean Sammon <Sean.Sammon@colliercountyfl.gov>; Maria MarLnez <Maria.MarLnez@colliercountyfl.gov>; ChrisLne Willoughby <ChrisLne.Willoughby@colliercountyfl.gov> Subject:Subject: Re: Pre-ApplicaLon MeeLng PL20240011559 Costco Wholesale (SDP) EXTERNAL EMAIL: This email is from an external source. Conﬁrm this is a trusted sender and use extreme caution when opening attachments or clicking links. Lisa and Ray, Good morning. Per the email below from Maria and my recent portal upload, I would like to request a waiver for the ASW pre-app review of this ASW for Costco Wholesale gas distance matter. We originally met in January to discuss the full scope of the project and required approval processes, which included a PDI and ASW. My team also met with Ray and Sean in late August to discuss further. Since then, my team has prepared each app, the PDI and ASW, and uploaded for review. Please let me know. Thank you. Brad From: From: Maria Martinez <Maria.Martinez@colliercountyfl.gov> Date: Date: Friday, October 11, 2024 at 10:34 AM To: To: Brad Wester <BWester@drivermcafee.com> Subject: Subject: Pre-Application Meeting PL20240011559 Costco Wholesale (SDP) Good morning, I am reviewing your request for a Pre-ApplicaLon meeLng for Costco Wholesale (SDP). We have noLced that a previous Pre-ApplicaLon meeLng was held for the same project type under PL20240000445, but the applicaLon type selected was Auto Service StaLon Waiver. Would you like to request a waiver from the Planning Manager for the meeLng, or do you want to proceed with the Pre-ApplicaLon meeLng for the SDP? Respec_ully, Page 159 of 1249 3 of 3 Maria Martinez Program Coordinator Operations & Regulatory Management Office:239-252-2906 Maria.Martinez@colliercountyfl.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Page 160 of 1249 Costco Wholesale PDI NARRATIVE SUMMARY OF REQUEST The request is for an Insubstantial Change to a PUD (PDI) for relief from certain standards for the development of a new Costco Wholesale store and gas facility located generally at the southeast corner of Rattlesnake Hammock Drive and Collier Boulevard on approximately 25- acres, more specifically, Collier County Parcel ID Number 48586002021 (the “Property”) in the Hacienda Lakes Mixed Use Planned Unit Development (MPUD). The MPUD was most recently amended in 2022 by way of Ordinance 22-18. The PDI is a request specific to the existing commercially designated Property within the MPUD. Page 161 of 1249 ORDINANCE NO. 2022- 18 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 11-41, THE HACIENDA LAKES MIXED USE PLANNED UNIT DEVELOPMENT, TO CHANGE THE BUSINESS PARK AND RESIDENTIAL TRACT LINES, REMOVE THE RV TRACT AND ADD ACCESS POINTS ALONG THE NORTHERN MPUD BOUNDARY; BY REVISING DEVELOPMENT STANDARDS; AND BY ADDING DEVIATIONS. THE SUBJECT PROPERTY, CONSISTING OF 2,262+/- ACRES IS LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951) AT THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE-HAMMOCK ROAD AND NORTH AND SOUTH OF SABAL PALM ROAD IN SECTIONS 11, 12, 13, 14, 23, 24 AND 25, TOWNSHIP 50 SOUTH, RANGE 26 EAST, AND SECTIONS 19 AND 30, TOWNSHIP 50 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA; AND BY PROVIDING AN EFFECTIVE DATE. [PL20210001791] WHEREAS, on October 25, 2011, the Board of County Commissioners approved Ordinance No. 11-41, which created the Hacienda Lakes Mixed Use Planned Unit Development MPUD"); and WHEREAS, Alexis Crespo, AICP of RVI Planning + Landscape Architecture, Inc. and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A. representing Toll FL XIII Limited Partnership, petitioned the Board of County Commissioners to amend the MPUD. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The MPUD Document attached as Exhibits "A" through "G" to Ordinance No. 11-41 is hereby amended in accordance with the revised PUD Document, attached hereto as Exhibits "A" through"G" and incorporated by reference herein. 21-CPS-02163/1715485/1]152 Isles of Naples-Hacienda PUDA 1 of 2 4/22/22 Page 162 of 1249 SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this aay of Al Gc i 2022. J ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTA - .eMlJ,,., CLERK COLLIER CO DA By: Ar, * • By: r bep Clerk Wil f.m L. McDaniel, Jr., Chairman Atte0.to Ct . ^1 signatt004,too Approved as to form and legality: V f lied with the 1/ This ordMortce 4f f e' 011 L' b otof fiate 5L Ahton-Cicko lY °f that Managing Assistant County Attorney and ackn°wted 7E daY 411tCAm4" received thisfiling of Attachments: Exhibit A —Permitted Uses Exhibit B —Development Standards Exhibit B-1—Esplanade at Hacienda Lakes Project Location Map [Hex 2015-06] Exhibit B-2—Azure at Hacienda Lakes Project Location Map [Hex 2016-20] Exhibit B-3—Hacienda Lakes North Area Project Location Map Exhibit C —Master Plan Exhibit C-1—R/MU Access to Rattlesnake Hammock Rd. and Southern Buffer Exhibit Project [Hex 2021-33] Exhibit C-2—Hacienda Lakes North Area-Enlargement of Master Plan Exhibit D —Legal Description Exhibit D-1—Hacienda Lakes of Naples Legal Description [Hex 2014-18 & 2015-06] Exhibit E —List of Requested Deviations Exhibit E-1—Esplanade at Hacienda Lakes Project Location Map [Hex 2014-18] Exhibit E-2—Esplanade at Hacienda Lakes Entry Sign Location Map [Hex 2014-18] Exhibit E-3—Azure at Hacienda Lakes Primary Entry Sign Plan and Elevation Hex 2016-20] Exhibit E-4—Hacienda Lakes North Area Sign Deviation Exhibit Exhibit F —List of Owner Commitments includes Master Mobility Plan Exhibit G —Master Use and Conversion List 21-CPS-02163/1715485/1 J 152 Isles of Naples-Hacienda PUDA 2 of 2 4/22/22 Page 163 of 1249 EXHIBIT A PERMITTED USES PROJECT LAND USE TRACTS TRACT TYPE UNITS. ACREAGE± TRACT"R" RESIDENTIAL 1,714 447.86 TRACT "R/MU" RESIDENTIAL/MEDICAL USE 25 min.* 38.82 TRACT"BP" BUSINESS PARK 1 35.38 TRACT"C" COMMERCIAL 17 min.* 34.16 TRACT"A" ATTRACTION 1 47.27 TRACT"P" PRESERVE 0 1,544.14 TRACT"PF"PUBLIC FACILITY 0 1.33 TRACT"JD" JUNIOR DEPUTY 2 21.62 TRACT"ROW"PUBLIC RIGHT-OF-WAY 0 72.01 TRACT"S"SCHOOL 0 19.55 Total 1,760 2262.14 Denotes the minimum number of dwelling units that must be constructed in the associated land use tract. Given that Tract C may generate up to 55 residential dwelling units, thirty (30%) percent of those residential units (17 units)must be constructed in Tract C. Tract R/MU is required by this document to have no less than 25 residential dwelling units constructed within that Tract. The balance of the residential dwelling units generated from Tract C (13 units) must be constructed in either the R/MU Tract, or on a portion of Tract R, within one-third of one mile of the boundary of Tract C. GENERAL PERMITTED LAND USES Streets, alleys, water management facilities and structures, utilities and other infrastructure improvements are generally permitted anywhere within this MPUD except for in the P, Preserve Tract. II TRACT"R",RESIDENTIAL PERMITTED USES: Up to 1,760 residential units consisting of single family units and multi-family units are permitted in the entire PUD.No more than 1,232 units in the entire PUD shall be multi-family, as defined in the LDC. Residential units may be converted to senior housing units or recreational vehicle(RV) units, where permitted, in accordance with the Land Use Conversion Factors in Exhibit B. Upon conversion,the residential units shall be reduced according to the Land Use Conversion Factors in Exhibit B.Developer and County shall each maintain a master list of converted uses for this PUD. No building or structure,or part thereof,shall be erected,altered or used,or land used,in whole or in part,for other than the following: A. Principal Uses: 1. Single family detached dwellings; 2. Zero lot line,detached dwellings; 3. Two-family and duplex dwellings; Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 1 of 79 Page 164 of 1249 4. Single family attached dwellings, (including townhouses intended for fee simple conveyance including the platted lot associated with the residence); 5. Multi-family dwellings; 6. Senior housing for persons over age 55, limited to independent living facilities, assisted living facilities, skilled nursing facilities, and continuing care retirement communities.Senior housing facilities shall not be considered residential land uses for the purposes of density, but shall be derived from conversion from residential units in accordance with the Land Use Conversion Factors in Exhibit B.These land uses shall be developed in accordance the development standards set forth in Table II of Exhibit B. In no instance shall greater than 450 senior housing units be developed in the entire MPUD; 7. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses,as determined by the BZA,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. Accessory uses and structures customarily associated with principal uses permitted in this land use tract, including swimming pools, spas, docks, boat houses, and screen enclosures,recreational facilities designed to serve the development; 2. Model homes and model home centers including offices for project administration, construction, sales and marketing, apartment rental,as well as resale and rental of units within the MPUD in perpetuity(group 6531); 3. Recreational facilities and structures to serve the PUD, including clubhouses, health and fitness facilities, pools, meeting rooms, community buildings, boardwalks, playgrounds, playfields, tennis courts, and similar uses intended to exclusively serve the residents of the PUD and their guests; 4. Horse stables and related equestrian facilities to serve the PUD that complement the MPUD's proximity to the Picayune Strand State Forest may be allowed on residential lands lying east of the proposed north/south public roadway,subject to applicable permitting.This private,non-commercial,accessory use is intended for stabling for residents of the PUD.Horse racing,dressage, or horse jumping events open to the public are prohibited; 5. Private stables on single-family lots greater than 43,560 square feet in lot area,on residential lands lying east of the proposed north/south public roadway are permitted to allow one horse for each 21,780 square feet of lot area; 6. Horse trails. Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 2 of 79 Page 165 of 1249 III Tract"RV": the Land Use Conversion Factors in Exhibit B. No building or structure, or part thereof, shall be ected altered o sed r land , ed i ..hele a part other then,the following• A. Principal Uses: 1. Recreational vehicle parks(Group 7033, recreational vehicle parks only), subject to the criteria co.,tai e.d i Exhibit D n d only in the loc tion .depicted "" Exhibit the entire MPl D Except., ,ifled herein, the All District shell .. ..1y with the Land Development Code(LDC)including Sections 2.03.03.F and 5.5.10. B. Accessory Uses: 1. Accessory uses and structures customarily associated with principal uses permitted in-this4and-use-tr-ast--ineludifig-swimming-peets—spas—deeks—lseat-heuses—aft€1 sereen-en,.l„ .. ire e atie al fa ilities de ed to a the de elopment; 2. Recreational facilities and structures to serve the PUD, including clubhouses, health and fitness facilities, pools, meeting rooms, community buildings, bo r.dw lks playgro„n d playf:el,d ter, is courts n d r miler ten de.d to exclusively serve the residents of the PUD and their guests; IV III TRACT"R/MU",RESIDENTIAL/MEDICAL USE PERMITTED USES: Up to I,760 residential units consisting of single family units and multi-family units are permitted in the entire PUD.No more than 1,232 units in the entire PUD shall be multi-family as defined in the LDC. The residential units may be converted to senior housing units, where permitted, in accordance with the Land Use Conversion Factors in Exhibit B. Upon conversion,the residential units shall be reduced according to the Land Use Conversion Factors in Exhibit B. Up to 50,000 square feet of gross floor area of medical office related land uses are also allowed in this tract,less up to 50,000 square feet of gross floor area of medical related office land uses approved by plat or SDP in Tract C. Developer and County shall each maintain a master list of converted uses for this PUD. No building or structure,or part thereof, shall be erected, altered or uses,or and used, in whole or in part,for other than the following: A. Principal Uses: 1. Single family detached dwellings; 2. Zero lot line,detached dwellings; 3. Two-family and duplex dwellings; 4. Single family attached dwellings, (including townhouses intended for fee simple conveyance including the platted lot associated with the residence); 5. Multi-family dwellings; Hacienda Lakes MPUD Words struck thro„gh--are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 3 of 79 Page 166 of 1249 6. Senior housing for persons over age 55, limited to independent living facilities, assisted living facilities, skilled nursing facilities, and continuing care retirement communities.Senior housing facilities shall not be considered residential land uses for the purposes of density,but shall be derived from conversion from residential units in accordance with the Land Use Conversion Factors in Exhibit B.These land uses shall be developed in accordance the development standards set forth in Table II of Exhibit B In no instance shall greater than 450 senior housing units be developed in the entire MPUD. 7. Drug Stores and Proprietary Stores(Group 5912). If this retail use is developed in the Ft/MU Tract then the square footage of gross floor area of this retail use shall reduce the square footage of gross floor area of retail uses permitted in Tract C.; 8. Health Services,(Groups 8011-8049, 8071-8072, 8082,and 8092- 8099); 9. 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") by the process outlined in the LDC. B. Accessory Uses: I.Accessory uses and structures customarily associated with principal uses permitted in this land use tract, including swimming pools, spas, docks, boat houses, and screen enclosures,recreational facilities designed to serve the development; 2. Model homes and model home centers including offices for project administration, construction, sales and marketing; 3. Recreational facilities and structures to serve the PUD including clubhouses,health and fitness facilities, pools, meeting rooms, community buildings, boardwalks, playgrounds, playfields, tennis courts, and similar uses intended to exclusively serve the residents of the PUD and their guests. IV TRACT"BP"BUSINESS PARK PERMITTED USES: Up to 140,000 square feet of gross floor area of business park land uses, and a hotel of up to 135 rooms capped at 92,000 square feet of gross floor area if a hotel is not developed in Tract C. However, if owner elects not to build a hotel on Tract C or BP,then the square footage limitation of business park land uses could be exceeded if a hotel conversion to business park of up to 60,000 square feet of gross floor area is used based on the land use conversions in Exhibit B. In place of the business park and hotel land uses,a school may be developed.If a hotel is constructed on Tract C or BP,based on an approved plat or SDP,then the hotel conversion shall terminate. Tract"BP"is located directly north of the Attraction Tract that accommodates the Swamp Buggy land uses and facilities. This acreage is meant to provide for a transition from the Attraction land uses to the Residential Tract and intended land uses further north. This Tract shall be permitted to be developed for either a business park or a school.If the Tract is developed as a school,only those uses permitted in Section XI shall be allowed. Should the 35.38 acre tract be proposed for development as a business park,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: Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 4 of 79 Page 167 of 1249 A. Principal Uses: 1. Apparel and other finished products(groups 2311-2399); 2. Building construction(groups 1521-1542); 3. Business services(group 7311); 4. Communications(groups 4812-4899, including communication towers limited in height to 100 feet); 5. Construction: Special trade contractors(groups 1711-1799); 6. Depository and non-depository institutions(groups 6081,6082); 7. Drugs and medicines(groups 2833-2836); 8. Eating places (group 5812,not including fast foods, walk-up windows and drive- thru restaurants); 9. Educational services(groups 8221-8299); 10. Electronics and other electrical equipment manufacturing, indoor only (groups 3612-3699); 11. Engineering, accounting, research, management, and related services (groups 8711- 8748); 12. Food manufacturing (groups 2034, 2038, 2053, 2064, 2066, 2068, 2096, 2098, 2099); 13. Furniture and fixtures manufacturing(groups 2511-2599); 14. Government offices/buildings (groups 9111-9222, 9224-9229, 9311, 9411-9451, 9511-9532, 9611-9661 ); 15. Health services(groups 8011-8049); 16. Industrial and commercial machinery and computer equipment (groups 3524, 3546, 3571 -3579); 17. Industrial inorganic chemicals(groups 2833,and 2844); 18. Job training and vocational rehabilitation services(group 8331); 19. Leather and leather products(groups 3131-3199); 20. Measuring, analyzing, and controlling instruments; photographic, medical and optical goods; watches and clocks manufacturing(groups 3812-3873); Hacienda Lakes MPUD Words strusk4hfeugh-are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 5 of 79 Page 168 of 1249 21. Medical laboratories and research and rehabilitative centers (groups 8071, 8072, 8092, 8093); 22. Miscellaneous manufacturing industries(groups 3911-3999); 23. Motion picture production(groups 7812-7819); 24. Motor freight transportation and warehousing(group 4225,mini-and self-storage warehousing only),subject to the following criteria: i. The use of metal roll-up garage doors located on the exterior of the perimeter buildings and walls of buildings which are visible from a public right-of-way is prohibited; and ii. Access to individual units whether direct or non-direct must be from the side of the building that is oriented internally; iii. No building shall exceed 100 feet in length when adjacent to a residential tract within the MPUD; iv. No outdoor storage of any kind is permitted, and v. Storage units shall be utilized for storage purposes only. 25. Printing,publishing and allied industries(groups 2711-2796); 26. Rubber and miscellaneous plastic products(groups 3021, 3052, 3053); 27. Security/commodity brokers(group 6211); 28. Transportation equipment(groups 3714,3716, 3732, 3751, 3792,3799); 29. U.S. Postal Service(group 4311); 30. Wholesale trade durable goods(groups 5021, 5031,5043-5049, 5063- 5078,5091, 5092, 5094- 5099); 31. Wholesale trade non durable goods (5111-5153, 5181, 5182, 5191, except that wholesale distribution of chemicals,fertilizers,insecticides,and pesticides shall be a minimum of 500 feet from a residential tract within or abutting the MPUD,5192- 5193); 32. Any other use which is comparable in nature with the foregoing list of permitted principal uses,as determined by the Board of Zoning Appeals. B. Limited Principal Uses: The following uses shall be limited to a maximum of 30 percent of the total acreage of the Business Park tract: 1.Business services (7312, 7313, 7319, 7331, 7334- 7336, 7342, 7349, 7352, 7361, no labor pools,7371-7384,7389); 2. Child day care services(group 8351); Hacienda Lakes MPUD Words struclE-thr-eugli-are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 6 of 79 Page 169 of 1249 3. Depository and non-depository institutions(groups 6021-6062,6091,6099,6111- 6163); 4. Drug stores (group 5912, limited to drug stores and pharmacies) in conjunction with health service groups and medical laboratories/research/rehabilitative groups; 5. Hotels(group 7011) up to 135 rooms, capped at 92,000 square feet of gross floor area if a hotel is not developed in Tract C. Hotel square footage does not reduce the business park square footage cap. If the hotel conversion is applied to Tract BP,then a hotel is not permitted; 6. Membership organizations (group 8611); business associations (group 8621); professional organizations(8631); labor unions and similar labor organizations; 7. Personal services(groups 7215-7231, 7241); 8. Physical fitness facilities and bowling centers(groups 7991, 7933); 9. Professional offices; insurance agencies(group 6411); insurance carriers (groups 6311-6399); real estate (6531, 6541, 6552, 6553); holding and other investment offices(groups 6712-6799); attorneys(group 8111 ); 10. Travel agencies(group 4724). C. Uses Accessory to Principal and Limited Uses: 1. Uses and structures that are accessory and incidental to uses permitted as of right; 2. One(1)caretaker's residence within Tract BP,Business Park Tract, subject to the following: i. The residence shall be constructed as an integral part of the principal structure and shall be entered from within the principal structure. Exits required to comply with fire code shall be permitted; ii. The caretaker's residence shall be an accessory use and shall be for the exclusive use of the property owner,tenant,or designated employee operating or maintaining the principal structure; iii. Off-street parking shall be as required for a single-family residence. 3. For primary business park uses,retail sales and/or display areas as accessory to the principal uses shall not exceed an area greater than 20 percent of the gross floor area of the permitted principal use and is further subject to retail standards for landscaping, parking and open space. VI TRACT"C",COMMERCIAL PERMITTED USES: Up to 327,500 square feet of gross floor area of retail land uses and up to 70,000 square feet of gross floor area of professional and medical office uses reduced by medical-related retail use square footages approved by SDP in Tract R/MU and reduced by up to 50,000 square feet of gross floor area of professional and medical office land use square footages approved by plat or SDP in Tract R/MU.The 70,000 square feet of professional and medical office may be exceeded if the retail land uses are converted to office thereby reducing the retail square footage, not to exceed 25% of the Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 7 of 79 Page 170 of 1249 retail land use allocation.Additionally, a hotel of up to 135 rooms and up to 92,000 square feet of gross floor area shall be allowed in Tract C unless a hotel is developed within Tract BP or if the hotel use is converted to BP uses in Tract BP based on an approved plat or SDP. No building or structure,or part thereof,shall be erected, altered or used,or land used, in whole or in part,for other than the following: A. Principal Uses: 1. Single family attached dwellings, (including townhouses intended for fee simple conveyance including the platted lot associated with the residence); 2. Multi-family dwellings; 3. Residential land uses integrated into commercial buildings with residential units located above commercial land uses to create a mixed-use building; 4. Accounting,auditing and bookkeeping services(group 8721); 5. Adjustment and collection services(group 7322); 6. Advertising agencies(group 7311); 7. Advertising-miscellaneous(group 7319); 8. Amusements and recreation services, indoor (groups 7911-7922, 7991, 7993, 7999,only billiard parlors,bingo parlors,martial arts and yoga instruction,bicycle and golf cart rentals); 9. Apparel and accessory stores with(groups 5611-5699); 10. Auto and home supply stores(groups 5211-5261,and 5531); 11. Automotive dealers,not elsewhere classified(group 5599); 12. Automobile parking(group 7521),including garages-automobile parking,parking structures,no towing yards; 13. Automotive repair,services and parking(groups 7513 -7533, 7536-7549); 14. Barber shops(group 7241),except barber schools; 15. Beauty shops(7231), except beauty schools; 16. Boat dealers(5551); 17. Bookkeeping services(8721); 18. Bowling centers, indoor(7933); 19. Building construction-General contractors(groups 1521 - 1542); 20. Building materials,hardware and garden supplies(groups 5211-5261); Hacienda Lakes MPUD Words struck thro gl-are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 8 of 79 Page 171 of 1249 21. Business associations(group 8611); 22. Business consulting services(group 8748); 23. Business credit institutions(groups 6153-6159); 24. Business services(groups 7311-7353, 7359, except labor contractors, 7371-7379, 7381 except armored car and dog rental, 7382-7389 except auctioneering service, automobile recovery, automobile repossession, batik work, bottle exchanges, bronzing, cloth cutting, cosmetic kits, cotton inspection, cotton sampler, drive- away automobile,exhibits-building,filling pressure containers,field warehousing, fire extinguisher, floats-decoration, folding and refolding, gas systems, bottle labeling, liquidation services,metal slitting and shearing, packaging and labeling, patrol of electric transmission or gas lines, press clipping service, repossession service, rug binding, salvaging of damaged merchandise, scrap steel cutting and slitting,shrinking textiles,solvent recovery,sponging textiles,tape slitting,texture designers,textile folding,tobacco sheeting and window trimming service); 25. Cable and other pay television services(group 4841); 26. Senior housing for persons over age 55,limited to independent and assisted living facilities, continuing care retirement communities, and nursing homes. This housing is included in the retail square foot limitation and no greater than 450 senior housing units shall be developed in this entire MPUD; 27. Child day care services(8351); 28. Commercial printing(2752,excluding newspapers); 29. Civic,social and fraternal associations(group 8641); 30. Coin operated amusement devices,indoor(group 7993); 31. Communications (groups 4812-4841) including communications towers up to specified height,subject to LDC Section 5.05.09; 32. Construction-special trade contractors(groups 1711 - 1793, 1796, 1799); 33. Dance studios,schools and halls(group 7911); 34. Drug stores(group 5912); 35. Depository institutions(groups 6011-6099); 36. Eating and drinking establishments(group 5812,and group 5813)excluding bottle clubs. Outdoor amplified sound is prohibited; 37. Educational services(groups 8221, 8222, 8243 - 8249); Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 9 of 79 Page 172 of 1249 38. Engineering, accounting, research, management and related services (groups 8711-8748); 39. Food stores(groups 5411-5499); 40. Gasoline service stations(group 5541 subject to LDC requirements); 41. General merchandise stores(groups 5311,5331-5399); 42. Glass and glazing work(1793); 43. Health services(groups 8011-8049,8051-8059,8071-8072,8082 and 8092-8099); 44. Home furniture,furnishing, and equipment(groups 5712- 5736); 45. Hotels and motels (groups 7011, 7021, and 7041) only if a hotel is not built in Tract BP and the hotel conversion is not applied to Tract BP; 46. Insurance carriers,agents and brokers(groups 6311-6399,6411); 47. Landscape architects,consulting and planning(group 0781); 48. Legal services(group 8111); 49. Libraries(group 8231); 50. Management and public relations services(groups 8741-8743, 8748); 51. Membership organizations(8611-8699); 52. Membership sports and recreation clubs,indoor(group 7997); 53. Miscellaneous personal services(7291, 7299,debt counseling only); 54. Miscellaneous repair services(groups 7622- 7699); 55. Miscellaneous retail(groups 5912-5963, 5992-5999); 56. Motion picture theaters(group 7832); 57. Motorcycle dealers(group 5571); 58. Motor freight transportation and warehousing(group 4225 mini- and self-storage warehousing only); 59. Museums and art galleries(group 8412); 60. Non-depository credit institutions,and loan brokers(groups 6111-6163 ); 61. Offices for engineering,architectural,and surveying services(groups 0781, 8711- 8713); Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 10 of 79 Page 173 of 1249 62. Paint,glass and wallpaper stores(5231); 63. Passenger car leasing(group 7515); 64. Passenger car rental(group 7514); 65. Personal services(groups 7211,7212, 7215,7216 nonindustrial dry cleaning only, 7217, 7219, 7221-7251, no beauty or barber schools, 7261 except crematories, 7291,7299,excluding massage parlors,escort services,steam baths,Turkish baths and tattoo parlors); 66. Photographic studios(7221); 67. Physical fitness facilities(7991); 68. Political organizations(group 8651); 69. Printing,publishing, and allied industries(groups 2711,2721); 70. Professional membership organizations(group 8621); 71. Public Administration (groups 9111-9199, 9229, 9311, 9411- 9451, 9511-9532, 9611-9661); 72. Public or private parks and playgrounds; 73. Public relations services(group 8743); 74. Radio,television, and consumer electronics stores(group 5731); 75. Radio and television broadcasting stations(groups 4832,and 4833); 76. Real estate(group 6512, 6531-6552); 77. Record and prerecorded tape stores(group 5735),excluding adult oriented rentals and sales; 78. Recreational vehicle dealers(group 5561); 79. Religious organizations(group 8661); 80. Research,development,and testing services(group 8731-8734); 81. Retail nurseries,lawn and garden supply stores(group 5261); 82. Security and commodity brokers, dealer, exchanges and services (groups 6211- 6289); 83. Theatrical producers and miscellaneous theatrical services, indoor (groups 7922- 7929); Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 11 of 79 Page 174 of 1249 84. Tour operators(group 4725); 85. Travel agencies(group 4724); 86. United States Postal Service(4311 except major distribution center); 87. Veterinary services(groups 0742, 0752 excluding outside kenneling); 88. Videotape rental (7841),excluding adult oriented rental and sales; 89. Vocational schools(groups 8243-8299); 90. Any other commercial use which is comparable in nature with the foregoing list of permitted uses and consistent with the purpose and intent statement of the district as determined by the Board of Zoning Appeals. A. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including,but not limited to: 1. Parking facilities and signage; 2. Eating/Picnic Area; 3. One(1)caretaker's residence within the C,Commercial Tract; 4. Child care, outdoor play areas. Where play areas are constructed as an accessory use to a permitted use,the following conditions shall apply: a. A minimum five-foot, six-inch high reinforced fence shall be installed on all sides of the play area which are not open to the principal structure; b. Ingress to and egress from the play area shall be made only from the principal structure,however an emergency exit from the play area shall be provided which does not empty into the principal structure; c. The play equipment shall be set back a minimum distance of five feet from the required fence and from the principal structure. 5. Kiosks,that are small separate structures,often movable and open on one or more sides,used as a newsstand,vending stall,or other conveniences,Individual kiosks shall not to exceed 200 square feet.; VII TRACT"A"ATTRACTION PERMITTED USES: No building or structure,or part thereof,shall be erected, altered or used,or land used,in whole or in part,for other than the following: Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 12 of 79 Page 175 of 1249 A. Principal Uses: 1. "Swamp Buggy"race track(group 7948, swamp buggy track only); 2. County fair and similar expositions, including circuses, carnivals, and other recreation/entertainment activities; 3. Exhibition hall/community center; 4. Amateur soccer, softball, lacrosse, volleyball, football, and similar outdoor recreational sports and activities and shall not be limited in the number of occurrences; 5. Indoor target ranges,including archery; 6. Stock car, monster trucks, and motorized vehicle race track (group 7948, motorized vehicle race track only); 7. Motocross(including bicycle and motorcycle)race course(group 7948,motocross race course only); 8. Stadium, training, and practice facilities for professional baseball (group 7941). This use is allowed only if a Notice of Proposed Change or Substantial Deviation Application for Development Approval is processed in accordance with Section 380.06,F.S.,or any successor statute,and the Hacienda Lakes DRI is amended.If state law changes such that DRI review or other state review is no longer required then this provision shall terminate; 9. Administrative offices and supportive service facilities; 10. Any other use or structure that is comparable in nature to the foregoing and that is approved by the Board of Zoning Appeals. B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including,but not limited to: 1. Any accessory uses and structures that are incidental to and customarily associated with those uses permitted herein; 2. Onsite water management,utility, and service facilities; 3. Signs as permitted or required by the applicable Collier County Land Development Code at the time of application for construction permits; 4. Residential facilities (one (1) residential unit within the A, Attraction Tract) for housing of security personnel or caretakers whose work requires residence on the property; 5. Concessions,ticketing,bleachers,and other spectator-related facilities; Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 13 of 79 Page 176 of 1249 6. Picnicking and playground areas,as well as areas for camping that may be utilized only three days prior to,during, and three days after a major event weekend. C. Conditional Uses: 1. Fuel storage and related facilities. VIII TRACT"P"PRESERVE PERMITTED USES: No building or structure, or part thereof,shall be erected,altered or used, or land used,in whole or in part,for other than the following: A. Principal Uses 1. Upland preserves; 2. Wetland preserves; B Accessory Uses and Structures Accessory uses and structures customarily associated with the permitted principal uses and structures, including,but not limited to: 1. Boardwalks, nature trails, horse trails, shelters, viewing platforms, educational signs,and information kiosks; 2. Water management structures; 3. Archaeological sites and associated research of said sites. VIIIX TRACT"PF"PUBLIC FACILITY PERMITTED USES: No building or structure, or part thereof,shall be erected,altered or used,or land used,in whole or in part,for other than the following: A. Principal Uses 1. Public safety facilities intended to provide emergency medical, ground transportation services. B. Accessory Uses Accessory uses and structures customarily associated with the permitted principal uses and structures,including,but not limited to: 1. Parking facilities and signage; 2. Administrative offices and support service facilities; 3. Lighting or storm water management facilities and structures. Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 14 of 79 Page 177 of 1249 IX TRACT"JD"JUNIOR DEPUTY PERMITTED USES: No building or structure, or part thereof,shall be erected,altered or used,or land used, in whole or in part,for other than the following: A. Principal Uses: 1. Open space and outdoor recreational uses, including, but not limited to hiking, biking,fishing,boating,camping,picnicking and nature trails; 2. Sporting and recreational camps; 3. Caretaker's residence, limited to two for the JD,Junior Deputy Tract. B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including,but not limited to: 1. Boardwalks, nature trails, shelters, pavilions, viewing piers, viewing platforms, educational signs, kiosks, and docks or platforms for launching and mooring or storage of non-motorized vessels utilizing movable storage racks; 2. Covered camping pavilion(s)(i.e.:concrete,or similar hard surface,that is roofed, and may, or may not be enclosed with screen/plastic sheeting, or walls), which may include kitchen/cooking facilities, office and restroom facilities; 3. Passive parks and passive recreational uses; 4. Pervious roads, driveways,and pervious and/or impervious parking facilities; 5. Project identification and directional signage; 6. Water management structures; 7. Restrooms/bath houses; 8. Roofed or unroofed storage for maintenance and recreational equipment; 9. Fencing and security gates,which may include barbed wire; 10. Archery and air rifle range(s). XI TRACT"S" SCHOOLS PERMITTED USES: No building or structure,or part thereof,shall be erected,altered or used,or land used, in whole or in part,for other than the following: A. Principal Uses: Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 15 of 79 Page 178 of 1249 1. Schools,public or private, including Educational Services(Group 82). B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including,but not limited to: 1. Educational facilities; 2. Parking facilities and signage; 3. Administrative offices and support service facilities; 4. Lighting or storm water management facilities and structures; 5. Recreational facilities. XII SIGNS: A. Seven on-premise,ground signs shall be permitted on property corners fronting on existing, proposed,or future public roadways as depicted and labeled"Boundary Marker"on Sheets 3 and 4 of the MPUD Master Plan Set. These ground signs shall be allowed in addition to other signage allowed by Section 5.06.00 of the LDC. Each of these permitted signs shall only contain the name of the project or any major use, insignia or motto of the entire development(See Exhibit E, Deviation#3). B. One real estate sign shall be permitted in the Commercial Tract for the purposes of marketing residential products within the MPUD. This additional real estate signage may be utilized by any of the developers of the residential communities within the MPUD(See Exhibit E,Deviation#6). C. The existing Swamp Buggy sign located in the southeast corner of Rattlesnake Hammock road and Collier Boulevard shall be allowed to remain until new signage can be permitted in Tract C.(See Exhibit E,Deviation#7) D. Two entry signs along Collier Boulevard associated with the Hacienda Lakes-North Area shall be permitted to include multiple residential communities on a single sign to accommodate developments which share access to Collier Boulevard as depicted on Exhibit E-4, Hacienda Lakes—North Area Signage Deviation Exhibit, Sheet 2 of 2 (See Exhibit E,Deviations#14, 15, and 16). Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 16 of 79 Page 179 of 1249 EXHIBIT B DEVELOPMENT STANDARDS GENERAL: Development of the Hacienda Lakes MPUD shall be in accordance with the contents of this Ordinance and applicable sections of the Collier County Land Development Code(LDC) and Growth Management Plan GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district in the LDC shall apply. Conversion of residential land use types are provided for below which may be utilized to apportion units to senior housing or recreational vehicle units relative to the mix of residential land uses within this MPUD and their relation to public facility impacts. Table I below, sets forth the development standards for residential land uses within the MPUD, including residential land uses that are required to be developed in Tracts C and R/MU. 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. Figures 1 thru 7 generally depict typical development standards for the various residential products. Table II below, sets forth the development standards for commercial land uses, senior housing units, and public facility land uses within the MPUD, however these standards do not apply to the Collier County School District public schools. 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 III below, sets forth the development standards for the business park land uses and school land uses within the MPUD, however these standards do not apply to the Collier County School District public schools. 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 IV below,sets forth the development standards for the Attraction land uses and Junior Deputy passive recreation land uses within the MPUD. 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. The facilities and improvements that are depicted on Exhibit C,the MPUD Master Plan shall be considered conceptual in nature. The design, location, and configuration of land improvements shall be defined at either site development plan,or construction plans and plat approval(s). Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Condominium, and/or homeowners' association boundaries shall not be utilized for determining development standards. MAXIMUM DENSITY AND INTENSITY: Residential Density: This MPUD shall be limited to 1,760 residential dwelling units(du)that equates to a density of 0.78 dwelling units per gross acre. The 1,760 residential units are either single- or multi-family units as defined in the LDC.No more than 1,232 multi-family units may be constructed in the entire PUD. Caretakers residences shall be deducted from the 1,760 unit allocation.A minimum of 25 residential units shall be constructed in the R/MU Tract,and a minimum of 17 residential units shall be constructed in Tract Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 17 of 79 Page 180 of 1249 C. The balance of the residential dwelling units generated from Tract C (13 units)must be constructed in either the R/MU Tract, or on a portion of Tract R,within one-third of one mile of the boundary of Tract C. LAND USE CONVERSION FACTORS Residential Density: 1.0 residential unit equates to 290 RV units in the cntirc PUD),or 4 Senior Housing Units(not to exceed 450 Senior Housing Units in the entire PUD). Up to 1,232 of the total 1,760 residential units may be multi-family as defined in the Land Development Code. Commercial Intensity: Hacienda Lakes is intended to be developed with a mixture of commercial land uses that include 327,500 square feet of gross floor area of retail uses,50,000 square feet of gross floor area of medical office uses, 20,000 square feet of gross floor area of general office uses, 140,000 square feet of gross floor area of business park land uses, and 135 hotel rooms. In no event shall the project exceed 3,328 PM Peak Hour Trips. Such maximum trip generation cap was developed based on 327,500 gross square feet of retail land uses,50,000 gross square feet of medical office land uses, 20,000 gross square feet of general office land uses, 140,000 gross square feet of business park land uses,a primary school with a contemplated enrollment of 919 students, 135 hotel rooms,not to exceed 92,000 gross square feet, 704 single-family units, and 1,056 multi-family units. However, the hotel shall not count against the 140,000 square foot cap associated with the business park. Should the BP Tract not be developed as a business park but be developed as a school facility (excluding Collier County School District public schools), such facility shall not exceed the maximum 140,000 gross square feet allowed in that Tract. The developer shall be allowed to convert retail land uses to office land uses at a one to one(1: 1)ratio,not to exceed 25%of the retail land use allocation,provided only if the converted use is an allowed use in the tract. The developer shall also be allowed to wholly convert the hotel development opportunity of 135 rooms not to exceed 92,000 square feet to 60,000 square feet of gross floor area of business park land uses. All existing land uses and facilities in the Attraction and Junior Deputy Tracts shall not count against the overall trip and land use cap. Senior Housing Intensity: The intensity of any senior housing project shall have a maximum Floor Area Ratio(FAR)of 0.60. The 1,760 dwelling unit cap is only intended to limit the number of single family and multi-family residential units, as those units are defined in the Land Development Code. The development may include in excess of 1,760 residential units if some are developed as senior housing units. With the exception of senior housing development in the C, Commercial Tract, senior housing units shall be developed through the conversion of residential land uses.Residential units shall be allowed for conversion to senior housing units based on the Land Use Conversion Factors, above. However, 1 single-family dwelling unit equates to 1 single-family style independent living units. In no instance shall greater than 450 senior housing units be developed in the entire MPUD. Total Project Intensity: In no event shall the project exceed 3,328 pm Peak Hour Trips. Operational Characteristics for Senior Housing Senior housing may be composed of one or more types of care/housing facilities.These care/housing types are limited to independent living,assisted living,and skilled nursing units,each of which can have varying operational characteristics.The following characteristics of senior housing care units distinguish them from Hacienda Lakes MPUD Words struckough are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 18 of 79 Page 181 of 1249 residential land uses, and all of the characteristics must be provided for and maintained to be considered a senior housing care unit: a. The facility shall be for residents 55 years of age and older; b. There shall be on-site dining facilities to the residents,with food service being on-site,or catered; c. Group transportation services shall be provided for the residents for the purposes of grocery and other types of shopping. Individual transportation services shall be coordinated for the residents needs, including but not limited to medical office visits; d. There shall be an onsite manager/activities coordinator to assist residents,who shall be responsible for planning and coordinating stimulating activities for the residents; e. An on-site wellness facility shall provide exercise and general fitness opportunities for the residents. f. Each unit shall be equipped with devices provided to notify emergency service providers in the event of a medical or other emergency; g. Independent living units shall be designed so that a resident is able to age in place. For example, kitchens may be easily retrofitted by lowering the sink to accommodate a wheelchair bound resident or bathrooms may be retrofitted by adding grab bars. h. Lands described as Hacienda Lakes Tracts G and I and designated as R/MU on the Master Plan are subject to the following: One Hundred Percent(100%)of the units will be restricted to households with 80%Annual Median Income (AMI)or less. This restriction shall remain in place for no less than thirty (30)years from the date issuance of the first Certificate of Occupancy. In combination with the commitment to affordability,the following operational characteristics apply to this project: a. The facility shall be for residents 62 years of age or older; b. There shall be an onsite manger/ activities coordinator to assist residents, who shall be responsible for planning and coordinating stimulating activities for the residents; c. An on-site wellness facility shall provide exercise and general fitness opportunities for the residents; d. Independent living units shall be designed so that a resident is able to age in place. For example, kitchens may be easily retrofitted by lowering the sink to accommodate a wheelchair bound resident or bathrooms may be retrofitted by adding grab bars. e. The TIS shall use ITE use code 252 Senior Living Attached due to the limited on-site services to better reflect projected trip generation. [HEX 2021-331 In addition to the above operational characteristics,the following site design characteristics apply to the Allegro at Hacienda Lakes project(lands described in PL20200001717): a. All principal structures on Tract I will be set back a minimum of 80 feet from the parcel boundary.[HEX2021-33.1 b. The one(1)dumpster external to the building on Tract I will be located on the east side of the principal structure and a minimum of 350 feet from the southern property line. The dumpster will be concrete block enclosure with gates and used for disposal of bulk household items only, such as furniture. Household refuse, such as food products, will be housed in trash compactors internal to the principal structure. IHEX2021-331 c. An enhanced 10-foot Type"A"buffer will be provided on Tract I along the portion of the southern property line adjacent to Esplanade at Hacienda Lakes meeting the following minimum specifications: 1. Total of 44 trees comprised of 11 canopy trees and 33 sabal palms. Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 19 of 79 Page 182 of 1249 2. Canopy trees shall be a minimum of 10 feet tall at the time of planting. 3. Sabal palm trees shall be a minimum of 15'-30' staggered height at time of planting grouped in clusters with a minimum of three (3) palms per cluster, 10 feet on center. HEX2021-331 d. Temporary construction fencing with a minimum height of five (5) feet shall be installed along the southern and eastern property lines throughout the duration of construction activities and shall include screen mesh fabric. JHEX2021-331 e. A 6-foot-tall earthtone (brown or beige) PVC fence shall be installed along the southern portion of the eastern property line as shown on Exhibit C-1. [HEX2021-331 f. All light fixtures/poles will be limited to a maximum height of 25 feet and will be "Dark Skies" compliant. Exterior wall lighting, on the buildings shall not be located above the second story.JHEX2021-331 g. On-site security measures shall include a recorded license plate reader at the entrance to the Allegro at Hacienda Lakes. All recorded data is private and confidential and will be provided to law enforcement upon their request.JHEX2021-331 h. The developer/operator agrees to provide a Resident Assurance Check-In Program materially consistent Florida Housing Finance Corporation requirements as referenced below: The developer will provide and use an established system of checking in with each resident on a pre-determined basis not less than once per day, at no cost to the resident. Residents may opt out of this program with a written certificate that they choose not to participate. HEX2021-33] Recreational Vehicle Park Criteria Any RV Park may be located in one location as generally depicted on Exhibit C, MPUD Master Plan. This area shall be developed either with an RV Park or residential land uses, and not be a bination of'both The RV Park shall be limited to Clac A motorcoachcs only. In no instance shall greater than 290 Recreational Vehicle units be developed in the entire MPUD. The density of the RV Park shall not exceed 12 RV units for each acre of the development parcel not less than 20 acres]. The Lord's way shall be the principal access to Collier Boulevard(CR 951). A 25 foot Type C landscape buffer shall be located between any RV land use and adjoining residentially zoned or developed parcel. Sign Development Standards Boundary Markers shall be no greater than 15 feet in height,and shall not exceed 64 square feet of sign content area(See Exhibit E, Deviation#3). Each of these permitted signs shall only contain the name of the project or any major use, insignia or motto of the entire development. Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 20 of 79 Page 183 of 1249 Any signage proposed for identifying the on-site Swamp Buggy Attraction land use in the Commercial Tract may be illuminated and manually changeable so the traveling public may learn of upcoming events in the Attraction Tract. Any land uses permitted within the boundaries of the MPUD shall be considered on-site for the purposes of providing for signage within the Commercial Tract. Site Development,or Plat Approval At the time of each development order application subsequent to rezone approval,the developer or its successors and assigns shall submit a list of previously approved land uses (approved via site development plan,or plat),and the trips,commercial square footage and residential units consumed to date. Developer shall also provide to County a copy of its master list of land uses and converted uses for this PUD with each SDP or plat application in the form attached as Exhibit G. Hacienda Lakes MPUD Words struck hrough are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 21 of 79 Page 184 of 1249 TABLE I RESIDENTIAL DEVELOPMENT STANDARDS CLUB FSINGLETWOHOUSE/ SETBACK FAMILY ZERO LOT FAMILY/ TOWNHOUSE MULTI-FAMILY REC t9NAL DETACHED LINE DUPLEX DWELLINGS REATION aiE141Eb6 PARKS BLDGS Principal Structures Minimum Lot Area 4,800 SF 4,000 SF 3,500 SF 1,800 SF per lot 1 acre 10,000 SF 800 SF per per lot spaee/unit Minimum Lot Width 40' 35' 35'per lot 18'per lot or 150' N/A 3-51 unit 15'or1/4 15'or1/4 15'or1/4 15'or%z Minimum Distance From BH,BH, BH, 15'or%z BH, 15'or'A BH, BH, MPUD Boundary**whichever whichever whichever whichever is whichever is whichever a 3 greater.is greater. is greater. is greater. greater. is greater. 20',or 15' 20',or 15' 20',or 15' 20'or%z BH, Front Yard Setback with side with side with side 20' whichever is N/A 4424loadloadload garages garages garages greater. Side Yard 6'5'0'or 10' 0'or 6' 0'or 6' z BH N/A 3a 15'or%z BH, Rear Yard 15' 15' 15' 15' whichever is N/A S' greater From Preserve 25' 25' 25' 25' 25' 25' 251 Maximum Zoned Height 35' 35' 35' 45' 75' 40' 3441 Maximum Actual Height 42' 42' 42' 50' 85' 50' 3-5 Floor Area Minimum(SF) 1200 SF 1000 SF 1000 SF 900 SF 750 SF N/A N/A Minimum Distance IS'or''/z Between Principal 12' 10' 12' 12' 1/4SBH SBH, Structures whichever is greater Accessory Structures Front SPS SPS SPS SPS SPS SPS SPS Side SPS SPS SPS SPS SPS SPS SPS Rear 5' 5' 5' 5' 5' 10' SPS From Preserve 10' 10' 10' 10' 10' 10' 4-02- Minimum Distance Between Accessory 0'or 10' 0'or 10' 0'or 10' 0'or 10' 0'or 10'0'or 10' 4W Structures on same lot Minimum Distance Between Accessory and 0'or 10' 0'or 10' 0'or 10' 0'or 10' 0'or 10'0'or 10' 0'or 10' Principle Principal Structures on same lot Maximum Zoned Height SPS SPS SPS SPS 35' SPS SPS Maximum Actual Height SPS SPS SPS SPS 35' SPS SPS 15'or/ 15'or/ 15'or1/4 15'or1/4 15'or'/z BH 15'or%z BH 15'or BH Minimum Distance From BH BH BH BH whichever is whichever is whi MPUD Boundary**whichever whichever whichever greater greater whichever greaterisgreaterisgreaterisgreaterisgreater SPS: Same as Principal Structure LL: Lot Line BOC: Back of Curb Paseo: A pedestrian only access way to and from residences. N/A:Not Applicable BH: Zoned Building Height SBH: Sum of Building Heights Principal and Accessory Uses shall not protrude or encroach into any required landscape buffer Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 22 of 79 Page 185 of 1249 General application of setbacks: Front yard setbacks shall comply with the following: i.If the parcel is served by a public or private road right-of-way, the setback is measured from the adjacent right-of-way line. ii. If the parcel is served by a non-platted private drive,the setback is measured from the back of curb or edge of pavement. iii. For corner lots, only one (1) front yard setback shall be required. The yard that does not contain the driveway/vehicular access to the residence shall provide 10' setback. This setback applies only to single family detached, zero lot line, and two family/duplex dwelling types with a maximum zoned building height of 35' within-the-Esplanade-at Hacienda Lalies-property, a lepicted on Exhibit B ,, and theAzur t a T , property,as depicted on Exhibit B 2, attached hereto.At the time of platting,intersections subject to the secondary front yard setback shall demonstrate compliance with sight distance triangles as set forth in LDC Section 6.06.05.f HEX 2015-06&HEX 2016-201 Notes: 1) Structures adjacent to a lake may have no setback from the lake maintenance easement. 2) Entrance features(i.e.:guard house,clock towers and colonnades)are limited in height to no greater than 35 feet in actual height. 3) Two or three story multi-family structures may have terraced setbacks. Terraced setbacks shall be measured from the ground floor exterior wall,as long as a minimum 15-foot building wall setback is provided as depicted in Figure 1 below. 4) For all residential units,garages shall be located a minimum of 23 feet from the back of the sidewalk closest to the garage, except for side loaded garages, wherein a parking area 23 feet in depth must be provided perpendicular to the sidewalk to prevent vehicles being parked across a portion,or all of the referenced sidewalk. 5) No residential buildings greater than 50 feet in actual height shall be permitted west of the Florida Power and Light easement. 6) Minimum distance between principal structures for multi-family dwellings shall be 20 feet for multi-family buildings where both buildings have a zoned height less than 35 feet, or 'h SBH for multi-family buildings exceeding 35 feet in zoned height, only for multi-family buildings within Azure at Hacienda Lakes,as depicted on Exhibit B-2,attached hereto.f HEX 2016-201 7) In the event the property is developed as a unified development with the San Marino PUD in the area west of the FPL easement, a zero-foot setback shall be allowed along the common property PUD boundary and no landscape buffer shall be required(See deviation#18). 8) Where the property owner in the San Marino PUD agrees to the elimination of a buffer east of the FPL Easement,a ten-foot setback shall be allowed along the common property PUD boundary and no landscape buffer shall be required(See deviation#18). Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 23 of 79 Page 186 of 1249 PROPERTY I WRACK H ja IL r r• "1 i n 0---T Figure 1 Terraced Setbacks PRESERVE S' MIN. REAR YARD ACCESSORY i STRUCTURE SETBACK 10 FOOT MINIMUM ACCESSORY STRUCTURE SETBACK FROM PRESERVE 1 1 iS' MIN. REAR YARD PRINCIPAL 1 25 FOOT MINIMUM PRMgPA1 I I STRUCTURE SETBACK STRUCTURE SETBACK ACC. SIR.' FROM PRESERVE 1 1 1 1 6' I 12' MIN. B' MIN. -.4^B' MIN. SIDE YARD PRINCIPAL I 1 STRUCTURE SETBACK I PRINCIPAL I 23' MIN. STRUCTURE 1 1 1 1 FROM YARD PRINCIPAL I 1 FRONT YARD PRINCIPALNT STRUCTURE sETBACK ROW I 18'L. 2IINN.- 3 pN i STRUCTURE SETBACK S' SIDEWALK- L BACK OF CURB - 10' MIN. CENTERLINE_ - ACC. STR. - ACCESSORY STRUCTURE NOT TO SCALE NOT DRAWN PROPORTIONALLY Figure 2 Detached Single-Family Units Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 24 of 79 Page 187 of 1249 PRESERVE 3 5' MIN. REAR YARD ACCESSORY STRUCTURE SETBACK 10 FOOT MINIMUM ACCESSORY I(' 1 i 7 STRUCTURE SETBACK I 1 ------ 1---^__ 18' MM. REAR YARD PRINCIPALFROMPRESERVEIT17STRUCTURESETBACK25FOOTMINIMUMEPSICKSTRUCTUSETELAC \ ( SIR.I FROM PRESERVE I I I I I I I 10' MIN. J ___I0' MIN. I- 10' MIN. I.-0' MIN. SIDE YARD PRINCIPAL 1 I STRUCTURE SETBACK I I PRINCIPAL I 23' MIN. I11 1 FRONT YARD PRINCIPAL I r- I — ITT FRONT YARD PRINCIPAL STRUCTURE SETBACK I II STRUCTURE SETBACK 1 1_ 1N. IROW mr 5' SIDEWALK— BACK OF CURD 10' MIN. CENTERLINE--.-1— - ACC. STR. .. ACCESSORY STRUCTURE NOT TO SCALE NOT DRAWN PROPORTIONALLY Figure 3 Detached Single-Family/Zero Lot Line Units PRESER4E B'U .REAR YARD ACCESSORY I_..r 1._,n ..s_ --_- --- S11 NCIURE SRTBACK TO FOOT WINYUM ACCESSORY 7- I--_ 1 STRUCFFTURE SMACK PRESERVE i I 1I II I 15'MN.REM YARD PRINCIPAL 25 FOOT PR1 ASTRUCTUREL- 1 f STNVCTURE SETBACK ACC. STR ACC. STR. FR7M PRESEAVE I I I I I 1 1 1 I 1T NO SIDE YND RWURED FOR I 6'N AN. I 4--12' YM1. I t VT PRNICFAL UNITS I I I I I I -23' YIN. I I STRUCRE r W.j S NiRl1C a TAROSflTiMCKPMNCIPK I I I I I I 1 I I I FAINT YARD PRoc,AL^L-.1_,j_t1 I 4_j J--IRONf YMD PRINCIPAL S1RUC1tIRE SETBACK 1 1 12y1s t 1 STRUCTURE SETBACKi 5' _ I ` IS _ _ I 1 .". _ _ _.-J BACK of CURB N. CENTERLINE ACC. STR. -ACCESSORY STRUCTURE NOT TO SCALE Nor DRANN PROPORTONMLY Figure 4 Duplex and Two-Family Units Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 25 of 79 Page 188 of 1249 PRESERVE a MIN. REAR YARD ACCESSORY STRUCTURE SETBACK 1 O FOOT P I I 1,/ 15ST' NIA.RREAR YARD E SETBACK PINPALFRONIf1 II25FOOTMINIMUMPRIKPAL— I I I 1 A...." SIDE YARD PRINCIPAL ED FOR DTS STR FRO&PRESERVE DIN I I I 1 srR 12' I MIN. RE SETBACK rPEALSTRUCTURE 5' MIN. SIDE YARD PRINCIPAL STRl1CTURE SETBACK I II FRONT YARD PRINCIPAL STRUCTURE SETBACK I I I 1 1 I I ROW 5' SIDEWALK-- BACK OF CURB I 1 I < I 10' MIN. CENTERLINE ACC.STR. - ACCESSORY STRUCTURE NOT TO SCALE NOT DRAWN PROPORTIONALLY Figure 5 Attached Single-Family and Townhouse Units PP6OR( r W.RUN! CSl) rs12INTP4 1ccC11NAtmoRI atTatat TEXT UN 10 FOOT WY 1 IIM t^' `/../s%J,/-Gti/` SORICIAMSTICAMY 1 1 RU11 YMO 26 FOOT IAIAIANI ACC.STIL ACC.a,- I I AL WWI TNON 1 019 2c__ I 1K=AI[R211110 1/2 XI°NOWT WPM SOS YAM PROICIPA, PRINCIPAL IIMNCRAK SCIINCK SRRICTUK S[1SAOt TRACT LINC- RI TAN)PIS#AI.K \\\RIM I STPNCRAK SMACK tt 1' ACCCSS TAW NT/NOT* S'SA701WA— Mbt Or w A. .w._ .i _., CO/RIRINE E NCO.RN..ACCESSORY STRUCTURE NOT 10 SCALE NOT MANE MICeornO$ULY Figure 6 Multi-Family Units Hacienda Lakes MPUD Words struck through are deleted; PL2O21OOO1791 Words underlined are added Last Revised: April 21, 2022 Page 26 of 79 Page 189 of 1249 TABLE II COMMERCIAL,INCLUDING MIXED USE BUILDINGS,PUBLIC FACILITY,AND SENIOR HOUSING DEVELOPMENT STANDARDS DEVELOPMENT STANDARD PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 SQUARE FEET N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM YARDS (MEASURED FROM LOT 25 FEET OR 'A THE 10 FEET BOUNDARY) BUILDING HEIGHT, WHICHEVER IS GREATER*** MINIMUM YARDS (MEASURED FROM MPUD 25 FEET 10 FEET BOUNDARIES **** PRESERVE SETBACK 25 FEET 10 FEET MIN.DISTANCE BETWEEN STRUCTURES 15 FT. OR'h THE SUM OF 10 FEET BUILDING HEIGHTS* MAXIMUM ZONED HEIGHT 50 FEET***** 25 FEET MAXIMUM ACTUAL HEIGHT 60 FEET***** 30 FEET MINIMUM FLOOR AREA—COMMERCIAL 600 SQUARE FEET**N/A MINIMUM FLOOR AREA-SENIOR HOUSING 350 SQUARE FEET N/A MINIMUM FLOOR AREA-PUBLIC FACILITY 1,500 SQUARE FEET N/A MIN. GROSS FLOOR AREA PER UNIT 600 SQUARE FEET** 80 SQUARE FEET** Whichever is greater Not applicable to kiosks General application for setbacks:Front yard setbacks shall comply with the following: i. If the parcel is served by a public or private road right-of-way,the setback is measured from the adjacent right-of-way line. ii. If the parcel is served by a non-platted private drive,the setback is measured from the back of curb or edge of pavement. Principal and Accessory Structures shall not protrude or encroach into any required landscape buffer. except that a hotel,destination resort,senior housing or mixed use building may be up to 75 feet in zoned height and 85 feet in actual height. Note:Any independent living unit proposed for development in a single-family type of configuration shall comply with the development standards for single-family land uses set forth in Table I. Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 27 of 79 Page 190 of 1249 TABLE III BUSINESS PARK AND SCHOOL DEVELOPMENT STANDARDS EXCLUDES COLLIER COUNTY SCHOOL DISTRICT PUBLIC SCHOOLS) DEVELOPMENT STANDARD PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 8,000 SQUARE FEET N/A MINIMUM LOT WIDTH 80 FEET N/A MINIMUM YARDS(MEASURED FROM TRACT 50 FEET*** 10 FEET BOUNDARY)-BUSINESS PARK MINIMUM YARDS(MEASURED FROM TRACT 50 FEET*** 25 FEET BOUNDARY)-SCHOOL MINIMUM YARDS(MEASURED FROM MPUD N/A N/A BOUNDARIES)-BUSINES PARK 50 FEET 10 FEET MINIMUM YARDS(MEASURED FROM MPUD 50 FEET 25 FEET BOUNDARIES)-SCHOO L PRESERVE SETBACK 25 FEET 10 FEET MIN.DISTANCE BETWEEN 15 FT.ORY2 THE SUM OF 10 FEET STRUCTURES-BUSINESS PARK BUILDING HEIGHTS * MIN.DISTANCE BETWEEN OR 18 FEET 10 FEET STRUCTURES-SCHOOL MAXIMUM ZONED HEIGHT-BUSINESS PARK 35 FEET 35 FEET MAXIMUM ZONED HEIGHT-SCHOOL 50 FEET 50 FEET MAXIMUM ACTUAL HEIGHT-BUSINESS PARK 50 FEET 35 FEET MAXIMUM ACTUAL HEIGHT-SCHOOL 60 FEET 60 FEET MINIMUM FLOOR AREA-BUSINESS PARK 1000 SQUARE FEET N/A MINIMUM FLOOR AREA-SCHOOL OR 350 SQUARE FEET 35 SQUARE FEET MIN.GROSS FLOOR AREA PER UNIT BUSINESS PARK 500 SQUARE FEET 80 SQUARE FEET SCHOOL N/A N/A Whichever is greater General application for setbacks:Front yard setbacks shall comply with the following: i.If the parcel is served by a public or private road right-of-way, the setback is measured from the adjacent right-of-way line. ii. If the parcel is served by a non-platted private drive,the setback is measured from the back of curb or edge of pavement. The Lord's Way Access Improvements: In the event that Tract BP is developed as a business park, the Lord's Way shall be improved by the Developer with roadway facilities as depicted by LDC Appendix B-4, a Commercial/Industrial typical Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 28 of 79 Page 191 of 1249 roadway section, prior to the issuance of the first certificate of occupancy for a business park land use. In the event that Tract BP is developed as an educational facility, the Lord's Way shall be improved by the Developer as depicted by LDC Appendix 8- 3, a Local Street typical roadway section. TABLE IV ATTRACTION AND JUNIOR DEPUTY DEVELOPMENT STANDARDS DEVELOPMENT STANDARD PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 1 ACRE N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM YARDS(MEASURED FROM 20 FEET,PLUS 1 FOOT FOR 20 FEET TRACT BOUNDARY) EACH 2 FEET OF BLDG.HT. OVER50 FEET MINIMUM YARDS(MEASURED FROM 25 FEET 20 FEET MPUD BOUNDARIES PRESERVE SETBACK 25 FEET 10 FEET MIN.DISTANCE BETWEEN 15 FT.ORY2 THE SUM OF 10 FEET STRUCTURES BUILDING HEIGHTS* MAXIMUM ZONED HEIGHT 50 FEET 50 FEET MAXIMUM ACTUAL HEIGHT 75 FEET 75 FEET MINIMUM FLOOR AREA 1000 SQUARE FEET** N/A Whichever is greater Not applicable to modular units,trailers,towers,camping pavilion,and similar structures to support the utilization of the attraction facilities,which have no minimum floor area limitations Parking for Junior Deputy:Required parking for the JD designated areas of the MPUD shall be calculated at the rate of one parking space for each 1000 square feet of covered camping pavilion. Junior Deputy Target Orientation: Archery and air rifle ranges shall be oriented for a line of fire only to the east, or north, and shall have a back stop that shall be comprised of absorbing materials such as an earthen berm, hay bales, or similar treatments, each installed according to industry standards, to prohibit projectiles from exiting the range area. Hacienda Lakes MPUD Words struckeugh-are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 29 of 79 Page 192 of 1249 Approved by HEX Decision 2015-06 B_I Exhibit B ESPLANADE AT HACIENDA LAKES Page 3 of 3 PROJECT LOCATION MAP F NORTH APhhiN kiv 11 7 e 1111111 t L_s_ r\i__,_______ 4 PROJECT, to DRI SITE __,BOUNDARY) 22 it 20C p C__....- n 1___ 24 II . 1"Lia 0 1,..)4 1-7- illk r" Page 193 of 1249 i I Exhibit "1" Approved by HEX Decision 2016-20 Page 3 of 7 EXHIBIT B-2 AZURE AT HACIENDA LAKES PROJECT LOCATION MAP i N_— 1 ! NORTH 3t -, a 7in y f 1 a p a L.. PROJECT LOCATION i RATTL U xoc DRI r. y CR-8S4 a— ' i zGfir BOUNDARYglgr4 • I U R SABAL PAL RJ J 1I 1 i k1 Y Page 194 of 1249 EXHIBIT B-3 HACIENDA LAKES NORTH PROJECT LOCATION MAP I NORTH PROJECT 14, SITE 11 DR!/PUD jBOUNDARY C lip r/ y, ryLi a: p 13 18 THE LORDS WAY j/ a U o w• RATTLESNAKE HAMMOCK ROAD j/ 100-/ jopoInUi, /jj % . / w i.-1,' 4'::\1):_, 0.„„,,,,„„ f., 3„,„,„kl,01-1,„,,,,,;.„..,,,;,,/j JOHNS ROAD I 112 k U CS o z \rz._ 10 W 2; 2 701. 30/ r x ITj A ...t/1/ i ii,ip,,,,, a , 34 dAb , Z0 itI 36 31 32 U PREPARED FOR: FLORIDA CERTIFICATE OF AUTHROIZATION#8636 hI WALDROP0oSECTION: 14 TOWNSHIP:50 RANGE:e Brothers ENGINEERING cocv CIVIL ENGINEERING I PLANNING I LANDSCAPE ARCHITECTUREAMERICA'S LUXURY HOME BUILDER' COLLIER COUNTY,FLORIDA 24201 WALDEN CENTER DRIVE,SUITE 204 1-3 BONITA SPRINGS,FLORIDA 34134 FILE NAME: 1284100E I5 28100 BONITA GRANDE DRIVE•SUITE 305 O BONITA SPRINGS,FL34135 P:239-405-7777 F:239405-7 899 g PHONE:(239)596-6600 m SHEET: 1 OF 1 EMAIL InfoBwaldropenglnnnCing.com Page 195 of 1249 i - w t Exhibit C2t. if= RtcooR w,arw.rb r.> 2 *A " ; ---- - NQ g v:I o o Rz i1Ao g P. 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A.; CUF184Ra iq TkR,' { a."I:, ...,. ax gxggi!t - R s gl 1.0Ag! 2Ri rro e-.`_rs; A "r+ I =9! !Y INC HACIE;VDALAKES OF'APLES,LLC HACIENDA LAKES 1?\ATA c vr eadm r, OVERALL MPL'D/DRI NSUL N :1+{t ; MPUD/DR/i VV a,twat p MASTER PLANPage 196 of 1249 LAND USE SUMMARY W 1{ 'J Z I DESIGNATOR LAND USE ACREAGE W 6! COMMERCIAL 34.160 ACRES I COMMERCIAL LANDS ENCUMBERED BY PUBLIC ROW TRACT"2.51S ACRES N - Z 11 A' ATTRACTION 447.BA ACRERESIDENTIAL147.BBt ACRES BUSINESS PARK 35.38s ACRES P PRESERVE 1546.11S ACRES qq PUBLIC FACIUTY 1.33O ACRES 1 JD" JUNIOR DEPUTY 2162U ACRES t P' S" SCHOOL 19.55*ACRES PRESERVE R/MU' RESIDENTIAL/MEDICAL USE 38.82U ACRES TRACT ROW PUBLIC ROW/EASEMENTS 70,04s ACRES TOTAL 2262.14m ACRES V) THE COMBINED TOTAL OF THESE TWO ACREAGES EQUALS THE ACTIVITY CENTER ACREAGE OF 3S.BT EXCLUDE THIS ACREAGE WHEN TOTALING PROJECT AREA AS IT IS INCLUDED IN THE A AGRICULTURE y A. -'- ROW'TRACT UNDEVELOPED WILLOW RUN SPUD YL a LEGEND 1 A - ATTRACTION TRACT IL BP - BUSINESS PARK I R ^ IICC.yy Il ,1 R G - COMMERCIAL WM L R / Ra R LRLLUWRUN RPuo P - PRESERVE TRACT O R /1 VOTF re ,. PF - PUBUC FACILITIES TRACT(EMS) 4 R P JD 5j PRESERVE JUNIOR DEPUTY FIRST/ ANNIST IES PUD 3e i:AC. R O TRACT s - SCHOOLS MIrvISnIFS PGD R RESIDENTIAL TRACT L -'..-•RAW - RESIDENTIAL I MEDICAL USE ROW PUBLIC ROW/EASEMENTSumu.J OTw P; , AceEwAr o r PROPOSED PUBIC R.0 W. 1 PW AENST O PB SERVE.- OEVEI OPED RESERVATION I 1 3-.1.,iERELOCATED OR EXISTINGACCESSEASEMENTSNOT V/DEVEOPES TP r " PROPOSED FOR VACATION 1 e300 M N AAORCA URE MMEAaunR MUNP['vi oa UNCEVElOPED AAORICULi-E 3NAmmocs 1.11,10 JD M1 NOEVELOPED CODER 6.11109,111. RUTTLESNA c xT S. L 1211M RNTAI RFB' i o 11. Riip PRESERVE r O D 0RAW fL/fr4 1 L j J ) MAST urnioeiEi o y = _ km.. MATCH LINE-SEE SHEET] FT"^ 11' Page 197 of 1249 L s r MATCH LINE-8EE SHEET 1 COLLIER REGIONAL R r r r _, z 1 SMEDICALCENTERPUDAAAC= U r r 11 L I L / uN RIcuLTUREDRR R R I Y^ r_ DEVELOPED A W3r RAAU l I Z G SOLE-FFAMILY yJ 5 HOMES AND PRIVATE A rel ei I. r - •Pi NURSERY uses —AMAOR..TWE p H p DLEfAMILY I. eRESERVB 3-RPUO ROLNEOOE I HOMES AND PRIVATENURSERYUSES - _ r YT _ AaORICULTURE 4UNDEVELOPED wwu r jjgg PRE P S RYE- r g G' TRACT.•• r _. __ _ _ DABAL PALM ROAD t r r r A AGRICULTURE CYPRESS(DRS DEVELOPED D P LAND USE SUMMARY r UNDEVELOPEDOPEDED L1 eDESIGNATORLANDUSEACREAGEr COMMERCIAL 51.tSa ACRES Q O. COMMERCIAL LANDS ENCUMBERED BY PUBLIC ROW TRACT"2.51a ACRES N ATTRACTION 42211 ACRES r r UFO RESIDENTIAL 441BBa ACRES BP BUSINESS PARS 3.ba ACRES FI r •••' r AADRIg1lTWE AAGRICULTURE fTlPRESERVE15M.1.ACRES naY r UNDEVELOPED UNDEVELOPED F PUBLIC FACILITY 1.ACRES 1 LAD'JUNIOR DEPUTY 2182a ACRES q.ittat:4110.* r I 1 SCHOOL 1a55a ACRES W.U. RESIDENTIAL/MEDICAL USE 3B.824 ACRES WOW PUBLIC ROW/EASEMENTS 20011 ACRES r Tar TOTAL net.11:ACRES P ARCpEL PEAEA S RRESERVE r UNDEVELOPEDE dRE...•.L AT" L OF THESE TWO ACREAGES EQUALS THE ACTIVRYCENTER j r Tdr — T TH i t ROW TRACT ACREAGE OF 36 67 EXCLUDE THIS ACREAGEWHENTo NGPROJECTAREAAS T SINCLUDEG N E 1_ _ _ a - - D A • ATTRAGOrNON TRACT , r r r r r _ PRESERVE', TRACT 9 o • BUSINESS PARR r ma R • PREeERVETM AGRICULTURECT JI AAORIC1URE AAGRCULTURE jy RP • PUBLIC FACILITIES TRACT(EMS1 UNDEVELOPED UNDEVELOPED{ Sa • SCNHOOLSEPUTY IOR TUL RACT ROW PUBLIC PIL ITEA9 EL E IIIIStir EASEMENTS r I I REeERYATAN ROW 11 I J PROPOSED FOR VACATaN 1 Page 198 of 1249 5 fil %!HACIENDA LAKES NATIVE PRESERVE SUMMARY Z k ' yyDESCRIPTIONTOTALURBAN(AC) RURAL(AC) IL Si 81 PROJECT AREA 2262.14 625.07 1637.07 MAXIMUM DENSITY AND INTENSITY Z ` 4ON-SITE NATIVE VEGETATION 1721.97 29538 1426.59 RESIDENTIAL DENSITY:THIS MPUD SHALL BE UMITED TO 1,780 RESIDENTIAL DWELLING GZ L4I LEES THE NATIVE WO WITH.RATTLESNAKE HAMMOCK MI 2.02 2.02 0.00 UNITS(DU)THAT EQUATES TO A DENSITY OF 0.78 DWELLING UNITS PER GROSS ACRE.THE 2 ' I1,760 RESIDENTIAL UNITS ARE EITHER SINGLE ORLESSTHENATIVEVEGWITH. LORDSTHE WAY EXT. 0.42 0.42 000 MULTI-FAMILY UNITS AS DEFINED IN THE 4!J iiLOC.NO MORE THAN 1.232 MULTI-FAMILY UNITS MAY BE CONSTRUCTED IN THE ENTIRE PUD. 1LESSTHENATIVEMIWITH.04 THE 8ENf1ELO ROADCORRIOOR 11.00 5.01 5.93 CARETAKERS RESIDENCES SHALL BE DEDUCTED FROM THE 1,780 UNIT ALLOCATION.A 1. LESS THE NATIVE V60 WITH.ARCHAEOLOGICAL PRESERVES 6.07 1.06 5.02 MINIMUM OF 25 RESIDENTIAL UNITS SHALL BE CONSTRUCTED IN THE R/MU TRACT,AND A NATIVE VEGETATION FOR REQUIREMENT CALCULATIONS 1702./6 286.87 14IS 64 MINIMUM OF 17 RESIDENTIAL UNITS SHALL BE CONSTRUCTED IN TRACT C.THE BALANCE OF THE RESIDENTIAL DWELLING UNITS GENERATED FROM TRACT C(13 UNITS)MUST BE PERCENTAGE FOR REQUIRED NATIVE PRESERVE 25%CONSTRUCTED IN EITHER THE RAIL/TRACT,OR ON A PORTION OF TRACT R.WITHIN 8• REQUIRED NATIVE VEGETATION 921.09 71. 71 949.38 ONE-THIRD OF ONE MILE OF THE BOUNDARY OF TRACT C PRESERVED NATIVE VEGETATION•• 1395.35 40.81 1354. 54 LAND USE CONVERSION FACTORS COMPENSATING NATIVE PRESERVEI'+.MT DEPlaT1•• 61.80 RESIDENTIAL DENSITY:1.0 RESIDENTIAL UNIT EQUATES TO 4 SENIOR HOUSING UNITS(NOTTOTALPRESERVEAREA1546.11 53.06 1493.05 TO EXCEED 450 SENIOR HOUSING UNITS IN THE ENTIRE PUD).UP TO 1,232 OF THE TOTAL 1,760 RESIDENTIAL UNITS MAY BE MULTI-FAMILY AS DEFINED IN THE LAND DEVELOPMENT CODE. NATIVE PRESERVE REQUIREMENT(LDC SUBSECTION 2.05.02 B.2.G.II.)OF SO%WITHIN COMMERCIAL INTENSITY: HACIENDA LAKES IS INTENDED TO BE DEVELOPED WITH A THE RFMUD SENDING LANDS EXCEEDS 60%OF THE TOTAL PROJECT RFMUD MIXTURE OF COMMERCIAL LAND USES THAT INCLUDE 327,500 SQUARE FEET OF GROSS SENDING LANDS.THEREFORE,OVER 80%OF THE TOTAL PROJECT RFMUD SENDING FLOOR AREA OF RETAIL USES,50,000 SQUARE FEET OF GROSS FLOOR AREA OF MEDICAL 0...1 LANDS SHALL BE THE REQUIRED RURAL NATIVE VEGETATION AREA OFFICE USES,20, 000 SQUARE FEET OF GROSS FLOOR AREA OF GENERAL OFFICE USES, X COMPLIANCE WITH LDC SUBSECTION 3.05. 07 H.1.A.,REQUIRES NATIVE VEGETATION 140,000 SQUARE FEET OF GROSS FLOOR AREA OF BUSINESS PARK LAND USES,AND 135 Q PLANTING ENHANCEMENT OF A MINIMUM OF 12.24 ACRES OF THE PROJECTS URF HOTEL ROOMS. SUBDISTRICT PRESERVE TRACT.COMPLIANCE WITH 100%OF THE NATIVE IN NO EVENT SHALL THE PROJECT EXCEED 3,328 PM PEAK HOUR TRIPS.SUCH MAXIMUM PIFCjy iVEGETATIONPRESERVATIONREQUIREMENTSHALLBEACHIEVEDTHROUGHTRIPTLLANDGENNDAUSE CAP WAS DEVELOPED BASED OFO 327,500DICA OFFICEROSS SQUARE S.25ET OFPRESERVINGRFMUDPROJECTNATIVEVEGETATIONINANAMOUNTTWOTIMESTHE RETAIL USES,50,000 GENERAL SQUARE FEET MEDICAL LAND USES,20,000 DEFICIENT NATIVE VEGETATION PRESERVE ACREAGE IN THE URF SUBDISTRICT GROSS SQUARE FEET OF OFFICE LAND USES,140,000 GROSS SQUARE FEET OF BUSINESS PARK LAND USES,A PRIMARY SCHOOL WITH A CONTEMPLATED ENROLLMENT OF F M PROJECT LANDS AS IS PROVIDED FOR THROUGH THE ADOPTED GMP AMENDMENT. 919 STUDENTS,135 HOTEL ROOMS,NOT TO EXCEED 92,000 GROSS SQUARE FEET,704 USINGLE-FAMILY UNITS,AND 1,058 MULTI-FAMILY UNITS.HOWEVER,THE HOTEL SHALL NOT MPUD MASTER PLAN NOTES: COUNT AGAINST THE 140,000 SQUARE FOOT CAP ASSOCIATED WITH THE BUSINESS PARK. SHOULD THE BP TRACT NOT BE DEVELOPED AS A BUSINESS PARK BUT BE DEVELOPED AS A SCHOOL (EXCLUDING COLLIER COUNTY SCHOOL DISTRICT PUBLIC SCHOOLS), SUCH 1. VMTHIN THE MPUD BOUNDARIES THERE WILL BE A MINMUM OF 60%USEABLE FACILITY SHALL NOT EXCEED THE MAXIMUM 140,000 GROSS SQUARE FEET ALLOWED IN OPEN SPACE. THAT TRACT. 2. THE FACILITIES AND IMPROVEMENTS SHOWN ON THE PUD MASTER PLAN SHALL THE DEVELOPER SHALL BE ALLOWED TO CONVERT RETAIL LAND USES TO OFFICE LAND 7 BE CONSIDERED CONCEPTUAL IN NATURE. USES AT A ONE TO ONE(1: 1)RATIO,NOT TO EXCEED 25%OF THE RETAIL LAND USE 3. THE DESIGN,LOCATION,AND CONFIGURATION OF THE LAND IMPROVEMENTS, ALLOCATION PROVIDED ONLY IF THE CONVERTED USE IS AN ALLOWED USE IN THE TRACT. LAKES,AND/OR ENTRY POINTS SHALL BE DEFINED AT EITHER SDP OR THE DEVELOPER SHALL BE ALLOWED TO WHOLLY CONVERT THE HOTEL DEVELOPMENT CONSTRUCTION PLANS AND PLAT APPROVAL. OPPORTUNITY OF 135 ROOMS NOT TO EXCEED 92,000 SQUARE FEET TO 80,000 SQUARE I 4. IF THE ROAD EASEMENTS IN THE PETITION PL20210002887 ARE VACATED BY THE FEET OF BUSINESS USE LAND USES. BOARD OF COUNTY COMMISSIONERS,THEN THESE ACCESS CONNECTIONS ARE ALL EXISTING LAND USES AND FACILITIES IN THE ATTRACTION AND JUNIOR DEPUTY TRACTS ALLOWED.IF THE PETITION FOR VACATION IS NOT APPROVED,THEN THESE SHALL NOT COUNT AGAINST THE OVERALL TRIP AND LAND USE CAP. SENIOR HOUSING INTENSITY:THE INTENSITY OF ANY SENIOR HOUSING PROJECT SHALL ACCESS CONNECTIONS ARE NOT ALLOWED. HAVE A MAXIMUM FLOOR AREA RATIO(FAR)OF 0.80.THE DWELLING UNIT CAP IS ONLY I 5. SEE EXHIBIT C-2 FOR NORTH AREA DEVIATION LOCATIONS. INTENDED TO UMIT THE NUMBER OF SINGLE-FAMILY AND MULTI-FAMILY RESIDENTIAL UNITS IAS THOSE UNITS ARE DEFINED IN THE LAND DEVELOPMENT CODE.THE DEVELOPMENT MAYINCLUDEINEXCESSOF1,780 RESIDENTIAL UNITS IF SOME ARE DEVELOPED AS SENIOR HOUSING UNITS.MATH THE EXCEPTION OF SENIOR HOUSING DEVELOPMENT IN THE C COMMERCIAL TRACT, SENIOR HOUSING UNITS SHALL BE DEVELOPED THROUGH THEY CONVERSION OF RESIDENTIAL LAND USES.RESIDENTIAL UNITS SHALL BE ALLOWED FOR 11110." IeormemnrmmemmrICONVERSIONTOSENIORHOUSINGUNITSBASEDONTHELANDUSECONVERSIONFACTORS ABOVE HOWEVER,1 SINGLE-FAMILY DWELLING UNIT EQUATES TO 1 SINGLE-FAMILY STYLE I INDEPENDENT LAVING UNITS.IN NO INSTANCE SHALL GREATER THAN 450 SENIOR HOUSING 1 UNITS BE DEVELOPED IN THE MPUD. TOTAL PROJECT INTENSITY IN NO EVENT SHALL THE PROJECT EXCEED 3,328 PM PEAT( f HOUR TRIPS. 4 Page 199 of 1249 te*LEGEND 41-III. INGRESS/EGRESS Approved by HEX Decision 2021-33 NORTH 9 LAKE r . ' PROJECT AREA=6.71±ACRES TRACT"C"=COMMERCIAL NOT TO SCAI F TRACT"R/MU"=RESIDENTIAL/MEDICAL USE 14.. TRACT"R"=RESIDENTIAL RATTLESNAKE HAMMOCK ROAD l'i.' /'''—---:"------ --__ /- ''; lb Mr_ A I ,„:„ Y,, 1 TRACT 1 R/MU" I 1 i TRACT rc,,7 A Ar C " '1,7/-7 r'-i' v WAY j 1 TRACT iffs0/0011° c- COLLIER REGIONAL PALACIO MEDICAL CENTER TERRACE PALACIO NORTH TERRACE WEST I I I HACIENDA LAKES MPUD EXHIBIT C-1: R/MU ACCESS TO I/\I A AlumMRATTLESNAKEHAMOCKROADI/\I ENGINEERING PREPARED FOR:SECTION: TOWNSHIP: RANGE: COLLIER COUNTY ovAENGINEE.NG I PLANNING I LANDSCAPE ARCHITECTURE HACIENDA LAKES OF NAPLES, LLC 23 50 26 FLORIDA 213100 BONITA GRANDE DRIVE•SUITE 305 7742 ALICO ROAD REVISION DATE: 11/11/2020 P:2 BONITA SPRINGS.FL 3413539-405-7777 F:239405-7899 FORT MYERS,FLORIDA 33912 SHEET:I OF 1 EhlAIL:191:20waJdropengineering.com Page 200 of 1249 Approved by HEX Decision 2021-33 cI'm - oo.u 3 v c i'a,L o 3uu< „ min1.1 'v a=III1 r Ir IL E s` a illiw 172 o iti o Idit 1bsmti Tooom0 1--1- 1--.11-11) ' k-A i i I A. o Lu E.1 o i i/ 4" r D c i r 3 v W r 1 E. Z i'''\ t •' , NV 1'V_ ' F... v 3 9 1 a13 o'o o 1 'o p•oooa Q 8 Q - 3.0 Sr v v _ m o5„ c.Z 3"zWmai 4C Page 201 of 1249 LEGEND 1 Z /id ' A • ATTRACTION TRACT ROW • PUBLIC ROW/EASEMENTS I 61• W Cy iMP • BUSINESS PARK Q • DEVIATION LOCATION I 1 I A - PRESERVE TRACT PROPOSED PUBIC RO W IY I N ? XRESERVATION I PP PUBLCFACILRIEB TRACT(EMS) I 1 D X ' Z gy RELOCATED OR E%ISTIND w W yRR • RESIDENTIAL TRACT 1 ACCESSEASEMENTSNOT 0I LL EPROPOSEDFORVACATION Z' a W IF THE ROAD EASEMENTS IN THE PETITION PI.ECTI00028B)ARE VACATED BY THE BOARD OF COUNTY 12 10 UCOMMISSIONERSTHENTHESEACCESSCONNECTIONSAREALLOWED.IF THE PETITION FOR VACATION U.IZ U A,AGRICULTURE S NOT APPROVED.THEN THESE ACCESS CONFECTIONS ARE NOT ALLOWED I 1— 0 re B 1 j UNDEVELOPED J F;LL WILLOW RUN RPUD A'—Wi, InWICIn 1 z; o wCN z; X O W A R A co' m H WU1F1 mi 11116 Rii R L QQRWWILLOWRUNRPUD LZccj® R 1 C : 1 ILI R I Ai P 7 : PRESERVE BP L ; /: TRACT W I FIRST ASSEMBLY 35.38 AC. R L 1 I MINISTRIES PUD j' ,i ROW 120' i OU 1 I7 RESERVATION - I I f PF I q HAG1Fr1PAJ AKE PKW II , EXISTING SWAMP a 0 IBUGGYBUILDINGSZ'Q o12 '60'HA¢ENDA I I [ ; P 1 Z A,AGRICULTUREjceIo• Igt IAKES;PKWr PRESERVE UNDEVELOPEDiWIUZ:w 1 EXTENSION A +, ..,','1I j IY W f2ESERVATION I 1, ,/ // W iCC I J i j I EXISTING 'ItRACT U W'd SWAMP \,;`.jsjIGu-- A;-AGRfeCftTti 2E I I BUGGv1RjIUIDEVELOPEPHHTRACK 1 Page 202 of 1249 EXHIBIT D LEGAL DESCRIPTION A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY OF COLLIER, LYING IN SECTION 11 THROUGH 14 AND 23 THROUGH 25, TOWNSHIP 50 SOUTH,RANGE 26 EAST AND SECTION 19 AND 30, TOWNSHIP 50 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA, BEING FURTHER BOUND AND DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID SECTION 30; THENCE S.89°10'42"W. ALONG THE SOUTH LINE OF SAID SECTION FOR 2835.68 FEET TO THE SOUTH QUARTER CORNER OF SAID SECTION; THENCE S.89°I I'14"W. ALONG SAID SOUTH LINE FOR 2906.24 FEET TO THE SOUTHEAST CORNER OF SAID SECTION 25;THENCE S.89°09'39"W. ALONG THE SOUTH LINE OF SAID SECTION FOR 2693.18 FEET TO THE SOUTH QUARTER CORNER OF SAID SECTION; THENCE S.89°I I'01"W. ALONG SAID SOUTH LINE FOR 2693.80 FEET TO THE SOUTHWEST CORNER OF SAID SECTION;THENCE N.00°13'35"W. ALONG THE WEST LINE OF SAID SECTION FOR 2636.34 FEET TO THE WEST QUARTER CORNER OF SAID SECTION; THENCE N.00°14'15"W. ALONG SAID WEST LINE FOR 2637.01 FEET TO THE NORTHWEST CORNER OF SAID SECTION;THENCE N.87°07'13"E.ALONG A LINE COMMON TO SAID SECTION 24 AND 25 FOR 1704.07 FEET TO THE SOUTHWEST CORNER OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 24; THENCE N.01°08'02"E.ALONG THE EAST LINE OF SAID FRACTION FOR 684.58 FEET TO THE NORTHWEST CORNER OF SAID FRACTION; THENCE N.87°12'28"E. ALONG THE NORTH LINE OF SAID FRACTION FOR 340.01 FEET TO AN INTERSECTION WITH THE WEST LINE OF THE EAST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION; THENCE N.01°04'11"E. ALONG THE WEST LINE OF SAID FRACTION FOR 2052.01 FEET TO THE NORTHWEST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION; THENCE S.87° 28'21"W. ALONG SAID NORTH LINE FOR 2025.64 FEET TO THE QUARTER CORNER COMMON TO SAID SECTIONS 23 AND 24;THENCE S.89°0I'58"W. ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 23 FOR 1328.51 FEET TO THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION; THENCE S.01°18'52"W. ALONG THE WEST LINE OF SAID FRACTION FOR 679.65 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER; THENCE S.89°22'00"W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 663.28 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.01°14'38"E. ALONG THE WEST LINE OF SAID FRACTION FOR 675.75 FEET TO THE NORTHWEST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 23; THENCE S.89°01'58"W. ALONG SAID NORTH LINE FOR 664.25 FEET; THENCE CONTINUE S.89°01'58"W. ALONG SAID LINE FOR 627.16 FEET; THENCE N.01°01'15"E. FOR 1699.99 FEET; THENCE S.89°01'58"W. FOR 701.42 FEET TO AN INTERSECTION WITH THE EAST LINE OF A 170 FOOT WIDE FLORIDA POWER AND LIGHT COMPANY EASEMENT; THENCE S.01°0I'15"W. ALONG SAID EAST LINE FOR 68.31 FEET; THENCE S.89°0I'58"W. FOR 1232.97 FEET TO AN INTERSECTION WITH THE EAST LINE OF LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 21, AT PAGE 183 OF THE PUBLIC RECORDS OF SAID COLLIER COUNTY; THENCE N.00°51'54"E. ALONG SAID EAST LINE FOR 956.27 FEET TO AN INTERSECTION WITH A LINE 30. 00 FEET SOUTH OF AND PARALLEL WITH (AS MEASURED ON A PERPENDICULAR) THE SOUTH LINE OF SAID SECTION 14; THENCE N.87°37'31"E. ALONG SAID PARALLEL LINE FOR 1237.00 FEET TO AN INTERSECTION WITH THE EAST LINE OF SAID FLORIDA POWER AND LIGHT COMPANY EASEMENT; THENCE N.OI°0I'15"E. ALONG SAID EAST LINE FOR 30.05 FEET TO THE SOUTHWEST CORNER OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 14; THENCE N.87°37'31"E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 1337.24 FEET TO THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 14; THENCE N.00°48'00"E. ALONG THE EAST LINE OF SAID FRACTION FOR 2683.32 TO THE SOUTHEAST CORNER OF THE EAST HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE S.87°31'38"W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 334.19 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.00°48'11"E. ALONG THE WEST LINE OF SAID FRACTION FOR 1341.38 FEET TO THE NORTHWEST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE SOUTH LINE OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION;THENCE S.87°28'42"W. ALONG SAID SOUTH LINE FOR 1002.41 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE EAST LINE OF SAID FLORIDA POWER AND LIGHT COMPANY EASEMENT; THENCE N.00°48'45"E. ALONG SAID WEST Hacienda Lakes, PUDZ-2006-AR-10146 Page 40 of 79BCCApproved10/25/1 1 Page 203 of 1249 AND EAST LINE FOR 335.13 FEET TO THE NORTHEAST CORNER OF THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER;THENCE S.87°27'58"W.ALONG THE NORTH LINE OF SAID FRACTION FOR 1236.32 FEET TO AN INTERSECTION WITH THE EAST LINE OF SAID LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 21, AT PAGE 183; THENCE N.00°49'30"E. ALONG SAID EAST LINE FOR 1004.62 FEET TO AN INTERSECTION WITH THE SOUTH LINE OF SAID SECTION 11; THENCE N.00°50'27"E. ALONG SAID EAST LINE FOR 344.07 FEET TO AN INTERSECTION WITH THE NORTH LINE OF THE SOUTH HALF OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE N.87° 28'56"E. ALONG SAID NORTH LINE FOR 1235.95 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE S.00° 49'13"W. ALONG THE EAST LINE OF SAID FRACTION FOR 342.92 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE NORTH LINE OF SAID SECTION 14; THENCE N.87°25'45"E. ALONG SAID NORTH LINE FOR 1336.32 FEET TO THE NORTH QUARTER CORNER OF SAID SECTION; THENCE CONTINUE N.87° 25'45"E. ALONG SAID NORTH LINE FOR 668.16 FEET TO THE NORTHEAST CORNER OF THE WEST HALF OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION; THENCE S.00°47'37"W.ALONG THE EAST LINE OF SAID FRACTION FOR 671.11 FEET TO THE NORTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 14; THENCE N.87°27'14"E. ALONG THE NORTH LINE OF SAID FRACTION FOR 668.22 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE S.00°47'14"W. ALONG THE EAST LINE OF SAID FRACTION FOR 671.39 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE N.87°28'42"E. ALONG THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 14 1336.55 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION AND THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 13; THENCE N.87°30' 06"E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 1328.72 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE N.00°38'50"E. ALONG THE EAST LINE OF SAID FRACTION FOR 1345.26 FEET TO THE NORTHEAST CORNER OF SAID FRACTION AND THE SOUTHWEST CORNER OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 12;THENCE N.00°41'44"E.ALONG THE WEST LINE OF SAID FRACTION FOR 2707.07 FEET TO THE NORTHWEST CORNER OF SAID FRACTION; THENCE N.87°40'34"E. ALONG THE NORTH LINE OF SAID FRACTION FOR 1321.29 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE S.00°36'23"W.ALONG THE EAST LINE OF SAID FRACTION FOR 2701. 30 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION SAID POINT BEING THE NORTH QUARTER CORNER OF SAID SECTION 13; THENCE S,87°26'11"W. ALONG THE NORTH LINE OF SAID SECTION FOR 662.90 FEET TO THE NORTHEAST CORNER OF THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION; THENCE S.00°35'02"W. ALONG THE EAST LINE OF SAID FRACTION FOR 1345. 93 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE S.87° 30'06"W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 664.36 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION AND SAID SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER; THENCE S.00°38'S0"W. ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER FOR 672.63 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.87°32'03"E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 665.09 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE S.00°35'02"W. ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER FOR 672.97 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION;THENCE S.87°33'59"W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 665.81 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE S.00°38'51"W. ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER FOR 1345.10 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE S.87°37'27"W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 667.27 FEET TO THE NORTHWEST CORNER OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE S.00°42'40"W. ALONG THE WEST LINE OF SAID FRACTION FOR 1344.51 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE NORTH LINE OF SAID SECTION 24; THENCE N.87°40'54"E. ALONG SAID NORTH LINE FOR 2006.20 FEET TO THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE S.00°56'29"W. ALONG THE WEST LINE OF SAID FRACTION FOR 1368.25 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.87° 34'58"E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 1343. 68 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE N.00°41'32"E. ALONG THE EAST LINE OF SAID FRACTION FOR 1365.31 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE N.87°41'38"E. ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER FOR 1337.58 FEET TO THE NORTHEAST CORNER OF SAID SECTION; THENCE S.00°26'32"W. ALONG THE EAST LINE OF SAID SECTION FOR 1703.00 FEET TO THE SOUTHEAST CORNER OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE Hacienda Lakes,PUDZ-2006-AR-10146 BCC Approved 10/25/1 l Page 41 of79 Page 204 of 1249 NORTHEAST QUARTER; THENCE S.87°33'18"W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 672.60 FEET TO AN INTERSECTION WITH THE WEST LINE OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER; THENCE S.00°34' 02"W. ALONG SAID WEST LINE FOR 1022.89 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.87°28'21"E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 674.89 FEET TO THE WEST QUARTER CORNER OF SAID SECTION 19;THENCE S.88°12'42"E. ALONG THE NORTH LINE OF THE SOUTHWEST QUARTER FOR 3093.52 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE S.03°39'20"W. ALONG THE EAST LINE OF SAID FRACTION FOR 2676.74 FEET TO THE SOUTH QUARTER CORNER OF SAID SECTION;THENCE N.88°56'I0"W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 2940.59 FEET TO THE SOUTHWEST CORNER OF SAID SECTION; THENCE S.87°07' 20"W. ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 FOR 2726.50 FEET TO THE NORTH QUARTER CORNER OF SAID SECTION; THENCE S.87°07'I3"W. ALONG THE NORTH LINE OF THE NORTHWEST QUARTER FOR 807.16 FEET; THENCE S.03°18'31"E. FOR 1451.00 FEET; THENCE N.88°56'54"E. FOR 1582.00 FEET; THENCE S.00°31'35"E. FOR 1130.61 FEET; THENCE S.89°I5'59"E. FOR 1823.18 FEET TO THE EAST QUARTER CORNER OF SAID SECTION; THENCE N.89° 57'58"E. ALONG THE NORTH LINE OF THE SOUTH HALF OF SAID SECTION 30 FOR 2200.53 FEET TO THE NORTHWEST CORNER OF THE EAST HALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE S.00°37'14"W. ALONG THE WEST LINE OF SAID FRACTION FOR 1344.51 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.89° 34'43"E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 365.01 FEET TO THE NORTHWEST CORNER OF THE EAST HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE WEST HALF OF THE SOUTH HALF; THENCE S.00°41'48"W. ALONG THE WEST LINE OF SAID FRACTION FOR 671.03 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.89°23'00"E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 364.14 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE N.89°22'35"E. FOR 710.09 FEET TO THE SOUTHEAST CORNER OF THE EAST HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF; THENCE N.00°52'45"E. FOR 1334. 78 FEET TO THE NORTHEAST CORNER OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF; THENCE S.89°46'12"W. ALONG THE NORTH LINE OF SAID FRACTION FOR 356.23 FEET TO THE NORTHWEST CORNER OF SAID FRACTION; THENCE N.00°49'34"E. ALONG THE EAST LINE OF THE WEST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF FOR 668.60 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE N.89° 57'58"E. ALONG THE NORTH LINE OF THE SOUTH HALF OF SAID SECTION 30 FOR 2497.82 FEET TO THE EAST QUARTER CORNER OF SAID SECTION;THENCE S.01°12'08"W.ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION FOR 2640.60 FEET TO THE POINT OF BEGINNING. 101,084,043 SQUARE FEET OR 2,320.6 ACRES+/- LESS AND EXCEPT THE FOLLOWING DESCRIBED PARCELS: PARCEL"A" BEGINNING AT THE NORTHEAST CORNER OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF OF SAID SECTION 30; THENCE S.00°59'IO"W. FOR 1329.95 FEET TO THE SOUTHEAST CORNER OF THE EAST HALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF; THENCE S.89°22' 35"W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 355.05 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.00°55' 57"E. FOR 1332.36 FEET TO THE NORTHWEST CORNER OF SAID EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF;THENCE N.89°46'12"E. ALONG THE NORTH LINE OF SAID FRACTION FOR 356.23 FEET TO THE POINT OF BEGINNING. 473,270 SQUARE FEET OR 10.9 ACRES+/- PARCEL"B" BEGINNING AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTEROF SAID SECTION 24; THENCE N.87°28'21"E. ALONG THE NORTH LINE OF SAID FRACTION FOR 1349. 77 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE S.00°40'10"W. ALONG THE EAST LINE OF SAID FRACTION FOR 1361.17 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE S.87°I7'48"W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 1356.51 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.00°56'29"E. ALONG THE WEST LINE OF SAID FRACTION FOR Hacienda Lakes,PUDZ-2006-AR-10146 BCC Approved 10/25/I1 Page 42 of 79 Page 205 of 1249 682.86 FEET TO THE SOUTHEAST CORNER OF THE EAST HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE S.87°23' 02"W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 338.41 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.OI°00'20"E. ALONG THE WEST LINE OF SAID FRACTION FOR 683.43 FEET TO THE NORTHWEST CORNER OF SAID FRACTION; THENCE N.87°28'21"E. ALONG THE NORTH LINE OF SAID FRACTION FOR 337.61 FEET TO THE POINT OF BEGINNING. 2,072,100 SQUARE FEET OR 47.6 ACRES+/- Hacienda Lakes,PUDZ-2006-AR-10146 Page 43 of 79 BCC Approved 10/25/I 1 Page 206 of 1249 OR 4938 PG 2435 Exhibit D-1 Esplanade at Hacienda Lakes Legal Description Approved by HEX Decision 2014-18 Exhibit"A" HACIENDA LAKES OF NAPLES TRACT A A TRACT OR PARCEL OF LAND SITUATED IN SECTION 23,TOWNSHIP 50 SOUTH, RANGE 26 EAST,COLLIER COUNTY,FLORIDA,BEING BOUNDED AND DESCRIBED AS FOLLOWS: COMMENCING AT THE 4 INCH SQUARE CONCRETE MONUMENT REFERENCED IN FLORIDA DEPARTMENT OF ENVIRONMENTAL PROTECTION CERTIFIED CORNER RECORD NUMBER 84343 MARKING THE EAST ONE QUARTER CORNER OF SECTION 23,TOWNSHIP 50 SOUTH,RANGE 26 EAST; THENCE ALONG THE EAST-WEST ONE QUARTER SECTION LINE OF SAID SECTION 23,SAID LINE BEING THE BASIS: de' s ,' f + )rlL IS DESCRIPTION, S.89°0I'58"W.,FOR 30.03 FEET • s ` ON -;'4; l' : WESTERLY RIGHT OF WAY LINE OF BENFIELD RO CM- THE POINT OF : .:.'NING OF THE HEREIN DESCRIBED PARCEL; THENCE CONTINUING • s I. s/'ii '` %)" • 0 T i ;;' SECTION LINE, S.89°01'58"W.,FOR 1,298.4: :.1 i j' % ! ;" .,. At. '' . CAP LB 6990 MARKING THE NORTHEA !o RNER OF THE~!; ` t- ! .NE QUARTER OF THE SOUTHEAST ONE QUARTEb.AID SECTION ,*+` ''i,:l,M ALONG THE EAST, SOUTH AND WEST LINES 0 441,11%,ORMEAST 0A TER OF THE i. -NORTHWEST ONE QUARTER 0 0 !,t rar 1., •. QUARTER THE FOLLOWING THREE(3)COURSES: CO'''- 1. THENCE S.01°18'52"W.,FOR 679.65 FEET TO A 5/8"IRON ROD WITH CAP LB 6990 MARKING THE SOUTHEAST CORNER OF SAID NORTHWEST ONE QUARTER; 2. THENCE S.89°22'00"W.,FOR 663.28 FEET TO A 5/ 8"IRON ROD WITH CAP LB 6990 MARKING THE SOUTHWEST CORNER OF SAID NORTHWEST ONE QUARTER; 3. THENCE N.01°14'3 8"E.,FOR 675.75 FEET TO A 5/ 8" IRON ROD WITH CAP LB 6990 MARKING THE NORTHWEST CORNER OF SAID NORTHWEST ONE QUARTER AND A POINT ON SAID EAST-WEST ONE QUARTER SECTION LINE; THENCE ALONG SAID EAST-WEST ONE QUARTER SECTION LINE S.89°01'58"W., FOR 664.251;TI TO A 5/8"IRON ROD WITH CAP LB 6990 MARKING THE CENTER OF SAID SECTION 23; THENCE CONTINUING ALONG SAID EAST-WEST ONE QUARTER SECTION LINE S.89°01'58"W.,FOR 627.16 FEET TO A 5/8"IRON ROD MARKING THE SOUTHWEST CORNER OF THE EAST ONE HALF OF THE EAST ONE HALF OF THE NORTHWEST ONE QUARTER OF SAID SECTION 23; THENCE ALONG THE WEST LINE OF SAID EAST HALF N.01°01'15"E.,FOR 1,699.99 FEET TO A 5/8"IRON ROD; THENCE S.88°58'45"E.,FOR 445.48 FEET; Page 44 of 79 Page 207 of 1249 OR 4938 PG 2436411 THENCE N.01° 01' 15"E.,FOR 400.00 FEET; THENCE S.88°58'45"E.,FOR 151.77 FEET; THENCE N.01°01' 15"E.,FOR 457.04 FEET TO A POINT ON THE FUTURE SOUTHERLY RIGHT OF WAY LINE FOR RATTLESNAKE HAMMOCK ROAD EXTENSION AND A POINT ON A CURVE; THENCE ALONG SAID FUTURE SOUTHERLY RIGHT OF WAY LINE THE FOLLOWING SIX(6)COURSES: 1. THENCE EASTERLY 268.58 FEET ALONG THE ARC OF A NON-TANGENTIAL CURVE TO THE LEFT HAVING A RADIUS OF 949.00 FEET THROUGH A CENTRAL ANGLE OF 16°12'55"AND BEING SUBTENDED BY A CHORD WHICH BEARS N.82° 44'27"E.FOR 267.68 FEET TO A POINT OF REVERSE CURVATURE; 2. THENCE EASTERLY 297.08 FEET ALONG THE ARC OF A REVERSE CURVE TO THE RIGHT HAVING A RADIUS OF 600.00 FEET THROUGH A CENTRAL ANGLE OF 28°22'07"AND BEING SUBTENDED BY A CHORD WHICH BEARS N.88°49'03"E.FOR 294.05 FEET TO A POINT OF COMP!': T ' II, t:laf; 3. THENCE EASTERLY 211.21 •$ :c • 10 't V" A COMPOUND CURVE TO THE RIGHT HAVING A RAD la ' o 1,040.00 FEET ' *I • A CENTRAL ANGLE OF 11°38'09"AND BEING SUB r.i n a ;_ A ' : ' i 1 t ER - ' S.71°10'49"E.FOR Nk 210.84 FEET TO A POINT • ' ' '' -'' 6 t 4. 4. THENCE EASTERLY 54•.8, air iu` • c N.E CURVE TO THE LEFT HAVING A ' . ' •t R; .a- ' t'i c ! :I ANGLE OF 27°00'44"AND BEING SUB :44"ED BY A CHO' , ' t tt ' S.78°52'07"E.FOR 541.84 FEET; 1' Q 5. THENCE N.87°3731"E.,FO' FEET TO A PO 1 • • ' 'VATURE; 6. THENCE SOUTHEASTERLY '# + * • • C OF A TANGENTIAL CURVE TO THE RIGHT HAVING A '11t-L. al i+ :e EET THROUGH A CEN t KAL ANGLE OF 90°5T22"AND BEING SUBTENDED BY A CHORD WHICH BEARS S.46°53'48"E.FOR 71.30 FEET TO A POINT ON THE FUTURE WESTERLY RIGHT OF WAY LINE OF BENFIELD ROAD AND A POINT OF REVERSE CURVATURE; THENCE ALONG SAID FUTURE WESTERLY RIGHT OF WAY LINE THE FOLLOWING FOUR(4)COURSES: 1. THENCE SOUTHEASTERLY 955.48 FEET ALONG THE ARC OF A REVERSE CURVE TO THE LEFT HAVING A RADIUS OF 1,160.00 FEET THROUGH A CENTRAL ANGLE OF 47°11'39"AND BEING SUBTENDED BY A CHORD WHICH BEARS S.25°00'56"E. FOR 928.70 FEET; 2. THENCE S.48° 36'46"E.,FOR 641.57 FEET TO A POINT OF CURVATURE; 3. THENCE SOUTHEASTERLY 909.05 FEET ALONG THE ARC OF A TANGENTIAL CURVE TO THE RIGHT HAVING A RADIUS OF 1,040.00 FEET THROUGH A CENTRAL ANGLE OF 50°04'53"AND BEING SUBTENDED BY A CHORD WHICH BEARS S.23° 34'19"E.FOR 880.38 FEET; 4. THENCE S.01°28'07"W.,FOR 239.01 FEET TO THE POINT OF BEGINNING OF THE PARCEL DESCRIBED HEREIN. Page 45 of 79 Page 208 of 1249 EXHIBIT E LIST OF REQUESTED DEVIATIONS FROM LDC Deviation#1 seeks relief from LDC Subsection 6.06.01.B, related to streets in subdivisions,that requires subdivisions to have platted road rights-of-way for streets,to allow private streets to be provided by separate access easements rather than platted road rights-of way. Deviation#2 seeks relief from LDC Section 5.04.04.B.5.c that limits the number of model homes,to allow one model home for each variant of the residential product proposed in the various phases or communities within the project. The number of model homes may exceed five for each phase or community within the project,but shall not exceed a total of 60 models for the entire MPUD development. Deviation #3 seeks relief from LDC Section 5.06.02 to allow "boundary marker" signage on property corners fronting on existing, proposed, or future public roadways that provide access to the MPUD. The sign content area for"boundary markers"to be located in the Residential Tract R may be 15 feet in height rather than 8 feet in height as limited in LDC Subsection 5.06.02B.6.b. Deviation#4 seeks relief from LDC Section 5.03.02.C.2. that limits fence or wall heights to six (6') feet, to allow fences or walls to be no greater than eight(8')feet throughout the development. Where associated with existing or future public roadways, or Tract A, a 20 foot tall visual screen may be installed as a wall, berm, or wall/berm combination. Deviation #5 seeks relief from LDC Sections 4.02.13 G., and 4.06.02 CS., that requires a six foot tall opaque architecturally finished masonry wall, or berm, or combination thereof be provided around the boundaries of a business park. Buffering around the proposed Business Park Tract would be as required by the entirety of the referenced sections of the LDC, but the six foot wall, or berm, or combination thereof will not be required on the Business Park Tract along the frontage of Lord's Way. Deviation #6 seeks to allow one real estate sign in addition to the real estate signage permitted in LDC Section 5.06.02 B.2.,that would be erected off-site from the Residential Tract, in the Commercial Tract. Deviation #7 The existing Swamp Buggy sign located in the southeast corner of Rattlesnake Hammock road and Collier Boulevard shall be allowed to remain in the present location until: the sign is relocated to allow the construction of the bridge to extend Rattlesnake Hammock Road, and/or a new sign can be permitted in Tract C. Deviation#8 seeks relief from LDC Section 5.05.04 D.1. that limits care unit Floor Area Ratio(FAR)to 0.45,to allow a care unit FAR of 0.60. Deviation #9 seeks relief from LDC Section 5.06.02.B.6, which allows two (2) ground or wall signs per entrance to a residential development with a maximum height of 8 feet, to allow for one (1) ground sign with a maximum height of 13 feet at the entrance to Esplanade at Hacienda Lakes as shown on Attachment E-2, Esplanade at Hacienda Lakes Entry Sign Location Map.fHEX 2014-181 Deviation #10 seeks relief from LDC Section 5.06. 02.B.6, which allows for a maximum height of 8 feet for residential entry signs, to allow for a maximum sign height of 10 feet for residential entry signage at Azure at Hacienda Lakes as depicted on Exhibit E-3,Azure at Hacienda Lakes Primary Sign Plan Elevation Exhibit, Sheet 1 of 3, attached hereto.IHEX 2016-201 Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 46 of 79 Page 209 of 1249 Deviation #11 seeks relief from LDC Section 5.06.02.B.6. b, which permits two (2) ground or wall signs per entrance to the development with a combined sign area of 64 square feet, to allow for one (1) total ground or wall sign with a maximum sign area of 80 square feet at the entrance to the Azure at Hacienda Lakes as depicted on Exhibit E-3, Azure at Hacienda Lakes Primary Sign Plan Elevation Exhibit, Sheet 1 of 3, attached hereto. [HEX 2016-201 Deviation#12 seeks relief from LDC Section 6.06.01.J, which prohibits dead-end streets,to allow one(1) dead-end street at the terminus of a local street within the Azure at Hacienda Lakes residential development, as depicted on Exhibit E-3, Sign Location Map, Sheet 3 of 3,attached hereto.[HEX 2016-201 Deviation #13 seeks relief from LDC Section 4.05.02.F, which requires that off-street parking must be arranged so that no motor vehicles have to back onto any street, excluding single-family and two-family residential dwellings and churches, to allow for back out parking from the proposed off-street parking for multi-family dwellings within the Azure at Hacienda Lakes residential development,as depicted on Exhibit B-2, attached hereto. [HEX 2016-20] Deviation #14 seeks relief from LDC Section 5.06.02.B.6, which allows for a maximum height of 8 feet for residential entry signs, to allow for a maximum sign height of 12 feet for residential entry signage at Hacienda Lakes—North Area as depicted on Exhibit E-4, Hacienda Lakes —North Area Sign Deviation Exhibit, Sheet 2 of 2, attached hereto. Deviation #15 seeks relief from LDC Section 5.06.02.B.6.b, which permits two (2)ground or wall signs per entrance to the development with a combined sign area of 64 square feet,to allow for two (2) ground or wall signs that are 64 square feet each. which include signage for each of the residential developments which share access to Collier Boulevard at the entrance to the Hacienda Lakes —North Area, as depicted on Exhibit E-4, Hacienda Lakes—North Area Sign Deviation Exhibit, Sheet 1 of 2, attached hereto. This deviation is subject to conditions that secondary signage is specifically for the two "R" Tract properties labeled "Future Development" that are immediately fronting and adjacent to the intersection of the entry road with Collier Boulevard, and no other signage for these two "R" Tract properties is permitted facing Collier Boulevard. Deviation #16 seeks relief from LDC Section 5.06.02.B.14, which allows boundary marker signs to be a maximum of 24 square feet to allow for two boundary marker signs with a maximum of 32 square feet at the Hacienda Lakes—North Area,as depicted on Ex hibit E-4,Hacienda Lakes—North Area Sign Deviation Exhibit, Sheet 1 of 2, attached hereto. Deviation #17 seeks relief from LDC Section 6.06.01.J, which prohibits dead-end streets except when designed as a cul-de-sac, to allow one (1) dead-end street at the terminus of a local street within the Hacienda Lakes—North Area residential development,as depicted on Exhibit E-4,Hacienda Lakes—North Area Sign Deviation Exhibit, Sheet 1 of 2,attached hereto. Deviation #18 seeks relief from LDC Section 4.06.02, which requires landscape buffers to separate developments, to allow for no buffer along the northern PUD boundary in either or both of the following circumstances: 1) West of the FPL easement if the abutting properties are rezoned or amended to provide for a unified development plan of the northern property (currently Agriculture-zoned property) and the Hacienda Lakes -North Area properties prior to approval of an SDP or PPL; 2)East of the FPL easement if the abutting property to the north (currently Willow Run RPUD) is rezoned to provide for no adjacent buffer, as depicted on Exhibit C-2, attached hereto. Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 47 of 79 Page 210 of 1249 Deviation#19 seeks relief from LDC Section 5.03.02.C.2,which permits a maximum fence/wall height of 6 feet in residential zoning districts,to instead allow for a decorative wall with maximum height of 14 feet in the location shown on Exhibit C-2, attached hereto. Hacienda Lakes MPUD Words strrek—threugh are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 48 of 79 Page 211 of 1249 Approved by HEX Decision 2014-18 ATTACHMENT E-1 ESPLANADE AT HACIENDA LAKES PROJECT LOCATION MAP PDI-PL2014-0000973 r f { NORTH t f\7, it 7 e 11 ENTRY SIGN f PROJECTS ' 111 ' DRI c SITE ,, BOUNDARYr MI/USN 4. I 1 44/ 7/ 1. I I— ET: I P > 1r ol {:,.___ s L i 1 I 1_1;5"-' f— Exhibit B Page 3 of 4 Page 212 of 1249 Approved by HEX Decision 2014-18 ATTACHMENT E.2 ESPLANADE AT HACIENDA LAKES ENTRY SIGN LOCATION MAP PDI-PL2014-0000973 ENTRY SIGN RATTLESNAKE HAMMOCK RD r-~ : C il ilfro. 4".d` r----r— ____:_•.......---\\) , _ I : K."' flk Yu In•....., — t-"'- :JUG - `` r "..."" .._ fr I f- a 1 1 1 7- Exhibit B cage. 4 ,f 4 k Page 213 of 1249 Approved by HEX Decision 2016-20 Exhibit "1"Page 5of7nIIV.i a AO 1.1331.19M.C.O IVEt t../1901141E1 LwP ICarBSYCMORN J1IVII1.II 7s..s tu+.. c 7 tiSOWUM•Nm. AMC VIDAR e.1e J a 1Cl.LQ VQ RU•1•IO.I.I 19N11133N19N31 lI d xOd aa8VVdaxdw.my.aaravn..iv an uvx+uw,vanm+i 1 4 1 V/Si I I NOLtVA313'V NV-Id NOIS AIII.N3 AVVWfad-E 30 1133HS'E-3118I1-1X3-S3AV'1 VQN3IDVH IN 3Nf1ZV911,131011.400 A1Nf103 ONV 1N3l3lI3d Q331A311 BItCVC61N311W00ALN/100(INV 1N3f10)213d 0360.9t1 BLitt 12 V_9II1121«CRI HAMS, 00A3L1 SNOISIATA N 1J 1 I} i E.—, 0 a V- 4. 4\, 111 w M I w I x 4 w 4.) E i iS'i 7 c9 a. 1. ii' L _ g'E 6 Ia i x U8 01 1 19hgruBIS-eseBSI-EO l09 meu.ld A+eirt0111g14x3 9011e1Ae0 AS Nita I03-00.9 LS;39914'9-9BulMai0119reue.,7(eae 901—.e)1el BPtepeH)00.919%;r Page 214 of 1249 no ..,. Os* Approved by HEX Decision 2016-20 Exhibit "1" Page6of7 NORTH ESPLANADE AT 3 HACIENDA LAKES s T - 4_, PROJECT LOCATION RATTL HAMMOC I DR ICR- r---b4 BOUNDARY, 1 PROPOSED I BEhFIELD ROWi iilt`.a.,:" r, SidAL PAL;I RD 1 t 8 L , 9 i UeH I 7. EXHIBIT E-3, SHEET 2 OF 3 3 AZURE AT HACIENDA LAKES EXHIBIT LOCATION MAP WALDROP SECTION:TOWNSHIP.RANGE: 'cm"CI"MCan[a"vnsauwnww"w I: I_ENGINEERINGPREPAREDFOR: 14,23 24 SOS 26E cna EN 0°' 0 I M»0I lvwc aori" urtauv TOLL BROTHERS. AMERICAS LUXURY HOME BUILDER COLLIER COUNTY, FLORIDA WOOA a a ws•t aee IOWA VIM'.R SI 1 28 FILE NAME: SI801 EOSOi.dwg g1yµ0y7m FyMoy h SHEET: 3 OF 4 nun, Page 215 of 1249 1- ,,,, WA ',e Ai ' 4 s.Approved by HEX Decision 2016-20 Exhibit"1"1 4o, tFill 41"11111111r Z"' 11111h 1117 °UitOs1 .il ill 1041L m0.,CL w 10Ot eni...1 aJ g e > .,,,- os2 \ itt III 11111." in _ At•4 S ik urn Mtirt > I - <A.. N N c,33 1 ki 5 ' 7 .4s.)::,%:.,..,-(0 .., -,„, .. . 0, .. .:. *i . , 1, r.: < ,.. p ,,,, ;.0. ., g as et t e' f,:.i.' ,(...‘‘,.: ei ,, .9t , , 0--, .4/ rm ,....:,-,4. / • .ii w >-z-,4!kiitiiik, co < o 1... o m f - '''-., •X ° Ll• E2 yz W R rrei. 2 Z 1.14 E 0 ' a. U) fr-3 WV ESL 9111MAI Mir tOiriCOLOWAdl...7611.41.0..1 all mormiromwriwomoomno(.041P1 917vr Page 216 of 1249 n A I,i N 1 r I iI BOUNDARY PROPERTY BOUNDARY.TYPICAL EVELO j MARKER i (32 SF) FUTURE i ENTRY , PMENT L_--, . 1.oc. - ., \\ i t , SIGN d PROPOSED I ENTRY ACCESS E' SIGN S tt IARE3 ' F 84 SF) I 6i ''' EASEMENT1pLAKE LAKE 1 \_ (AMENITY I FUTURE r i CENTER PROPOSED DEVELOPMENT_II pI DEAD-END t l I. BOUNDA(( yy l 1 -- --_ I _ S(MAX?150') MARKER SF) 1 LAKE. LAKEi LAKE. TT lM J_ _WALUROP ENGINEERING HACIgLTA LAKES FUTURE NORTH AREA ROAD CONECTION ....,.. PREPARED FOR: EXHIBIT E-4,HACIENDA LAKES-NORTH AREA SIGN DEVIATION EXHIBIT,SHEET I OF 2 Page 217 of 1249 38' ACCENT WALL(SUM•&ONE) 20' TOTAL SIGN AREA 8/SF ACCENT- PRiMARv: : A:4. 2)SECONOMYNNAE1]!F) WALL AIL////ORPLANTER 10• 1HACIENDA1 L NORTH J SECONDARY NAME 12' SECONDARY NAME L J 22 12' SIGN ACCENT WALL SIGN AREA 32 SF r 1 HACIENDAi- WALL OR I NORTH IA1PUNTERL_ J 1r WALDROP t ENGINEERING HACIENDA LAKES NORTH AREA ermakiegimmmag I 15'PREPARED FOR: t It Brothers 1! EXHIBIT E-4,HACIENDA LAKES-NORTH AREA SIGN DEVIATION EXHIBIT,SHEET 2 OF 2 =,t, ---: Page 218 of 1249 EXHIBIT F LIST OF OWNER COMMITMENTS For the purposes of this PUD, the owner commitments set forth below are applicable to Hacienda Lakes of Naples,LLC, its successors, and/or assigns. The owner commitments below shall not be enforceable upon Swamp Buggy Days, Inc., nor Collier County Junior Deputies League, Inc. I LEGAL A. Access to Parcel"A",as described in Exhibit D of this document and is not a part of this MPUD shall be accessible via a new roadway easement from Owner that shall be recorded in the public records of Collier County, and shall run in a north-south direction from the existing thirty-foot roadway easement recorded in O.R. Book 857, Page 1800. This easement shall be recorded within 90-days of approval of this PUD. B. Access to Parcel "B",as described in Exhibit D of this document and is not a part of this MPUD shall be accessible via the existing roadway and ingress/egress easements recorded in O.R. Book 271, Page 505, O.R. Book 622, Page 1609, O.R. Book 245, Page 124, and O.R. Book 287, Page 18. C. No existing public access/roadway easements shall be vacated to preclude access to off-site private and public lands without providing replacement access easements. This new roadway easement shall be equivalent to the existing easement and shall be recorded concurrently with the vacation. II ENVIRONMENTAL A. Native vegetation shall be preserved in this MPUD in accordance with the table below: Hacienda Lakes Native Preserve Summary Description Total Urban(ac) Rural(ac) Project Area 2262.14 625.07 1637.07 On-Site Native Vegetation 1721.97 295.38 1426.59 Less the Native Veg Within Rattlesnake Hammock Ext. 2.02 2.02 0.00 Less the Native Veg Within The Lords Way Ext. 0.42 0.42 0.00 Less the Native Veg Within the Benfield Road Corridor 12.91 5.01 7.90 Less the Native Veg Within Archaeological Preserves 6.07 1.06 5.02 Native Vegetation For Requirement Calculations 1700.54 286.87 1413.67 Percentage for required Native Preserve 25% Required Native Vegetation* 921.09 71. 71 849.38 Preserved Native Vegetation ** 1395.35 40.81 1352.57 Compensating Native Preserve(2x URF Deficit)"61.80 Total Preserve Area 1544.14 53.06 1491.08 Hacienda Lakes,PUDZ-2006-AR-10146 BCC Approved 10/25/11 Page 56 of 79 Page 219 of 1249 Native Preserve Requirement (LOC Subsection 2.05.02.B.2.g.ii.) of 90% within the RFMUD Sending Lands exceeds 60% of the total project RFMUD Sending Lands. Therefore, over 60% of the total project RFMUD Sending Lands shall be the required Rural native vegetation area. Compliance with LOC Subsection 3.05.07 H.1.a., requires native vegetation planting enhancement of a minimum of 12.24 acres of the project's URF Subdistrict Preserve Tract. Compliance with 100% of the native vegetation preservation requirement shall be achieved through preserving RFMUD project native vegetation in an amount two times the deficient native vegetation preserve acreage in the URF Subdistrict project lands as is provided for through the adopted GMP amendment. B. A Wetland Mitigation/Monitoring plan is to be submitted once approved from SFWMD, for County review. C. The MPUD shall be developed in accordance with the Wildlife Habitat Management Plan accepted by Collier County as contained in the Environmental Impact Statement. D. An updated listed species survey for the future development areas shall be submitted prior to the next development order approval. E. Installation of the Sabal Palm Road culvert crossings and spreader swales shall occur prior to the first preliminary acceptance. III ENGINEERING A. A SFWMD ROW permit will be required for widening the bridge at Rattlesnake Hammock/951 over the Henderson Creek Canal. IV ARCHAEOLOGICAL and HISTORIC RESOURCES A. The five archaeological sites identified within the Hacienda Lakes parcel are denoted AP, Archaeological Preserve on Sheets 3 -12 in the MPUD Master Plan Set. These sites must remain undeveloped. A public access easement around the archaeological sites for potential digs and further study has been provided. Disturbance to these five protected archaeological sites may only occur with County approval and approval of the State Division of Historical Resources,and any disturbance shall only be permitted under the direct supervision of a qualified archaeologist. B. Historical/archeological areas are not used to meet preserve requirements because if an archaeological dig is required,then native vegetation would have to be removed. V EMERGENCY MEDICAL SERVICES A. In order to mitigate for the project impacts and demand on Emergency Medical Services EMS), the developer shall provide a one acre parcel to Collier County. This public facility site is identified as "PF"on the MPUD Master Plan (Exhibit C). The dedication of the one acre site shall be by deed to Collier County and is subject to an Emergency Medical Services Impact Fee credit based on the fair market value of the donated property. The valuation of the one acre site dedication has been determined to be $30,000 per acre, for the purposes of the Emergency Medical Services Impact Fee credit,and the conveyance shall occur no later than at the time the 500th residential unit is included in a development order request (site development plan, or plat), subsequent to the adoption of the DRI Development Order. If Owner conveys to County mitigated land for the real property conveyances described in this paragraph, then Owner shall be entitled to an EMS impact fee credit for the value of the Hacienda Lakes,PUDZ-2006-AR-10146 Page 57 of 79 BCC Approved 10/25/I 1 Page 220 of 1249 mitigation, as a cost of construction for public facilities. The value of the mitigation shall be a per acre value calculated at the total cost of state and federal mitigation of the environmental impacts including wetland and wildlife impacts divided by the impacted acreage of 718 acres. Developer shall provide documentation acceptable to the County to verify this cost. The total cost of State and Federal mitigation includes land costs for onsite preserves used for mitigation, environmental permitting costs, exotic removal, enhancement of preservation lands, creation of wildlife habitat, hydrological improvements and any mitigation activity required in the Army Corps of Engineers permit and South Florida Water Management District permit for the project in order to address the project's mitigation. State and Federal mitigation does not include County required mitigation. In lieu of EMS impact fee credits for environmental mitigation, the County reserves the right to transfer to Developer or Owner County-owned State or Federal panther and wetlands credits equal to the value of the EMS impact fee credits calculated pursuant to this paragraph. VI TRANSPORTATION For the purposes of the following commitments, it must be understood that the property was divided into three main areas: North area being north of The Lord's Way extension; South area being south of Rattlesnake Hammock Road plus School; Benfield Road Improvements. The South area commitments shall be constructed in a sequential manner. However, the rest of the commitments are not sequential and can be accomplished in no specific order. Similarly, the three areas identified above are not required to be developed in a sequential manner. SOUTH AREA The Owner shall construct (here forward to mean "constructed to meet minimum County requirements for acceptance"), at its sole expense without road impact fee credits, the initial two lanes (south side) of Rattlesnake Hammock Road Extension from C. R.951 to Florida Power Line Easement(approximately 0.25 miles). In addition,the Owner shall construct the Collier Boulevard/Rattlesnake Hammock Road intersection interim geometry as shown in Figure 1, below and to improve the bridge on Rattlesnake Hammock Road Extension over the canal to the interim geometry as shown in Figure 1, below. Upon completion (here forward to mean "completed construction to County minimum requirements, and reserved for future conveyance to the County at the County's request.") of all of such improvements, the Owner shall be allowed to develop up to 327,500 square feet of Retail Land Uses, or Residential Pod A, or some combination of the two land uses. However, the total number of gross trips to be generated by this portion of development shall not exceed 1,409 PM peak hour trips. In the event that Residential Pod A is developed, access to Pod A will be either an internal private roadway or via an extension of Rattlesnake Hammock Road to the entrance of Pod A. These improvements and the areas allowed to develop upon completion of these improvements are depicted in Figure 1, below. All of these improvements are site related improvements. Hacienda Lakes,PUDZ-2006-AR-10146 Page 58 of 79 BCC Approved 10/25/11 Page 221 of 1249 Figure 1-Hacienda lakes DRI-Commitment I Wand v Existing Lanes/Turn Lanes t Lanes/Turn Lanes tote Constructed/Reconstructed Roadway Segment to be Constructed i Potential Areas to be Developed y***.' T, h p i it at 7 11tttr 1 Rattlesnake Hammock Road tension I r, ' . it Residenwl y .`,.. ii illb \ j 4 1 t Florida Power Line Easement II. The Owner shall construct, at its own expense and without road impact fee credits, Rattlesnake Hammock Road Extension from Florida Power Line Easement to the road leading into Swamp Buggy grounds (approximately 0.25 miles) and improve the bridge on Rattlesnake Hammock Road Extension over the canal to the final geometry as shown is Figure 2, below. These improvements are site related improvements. Upon completion of Such itttp'oventcnt,the-Owner-shall be allowed to--develop-the-following additional land uses: 20,000 Square Feet of General Office,and; 50,000 Square Feet of Medical Office,and; 135 Room Hotel,and; Remaining portion of the 327, 500 Square Feet of Retail (if applicable pursuant to Commitment 1),and; Remaining portion of Residential Pod A (if applicable pursuant to Commitment I), and; Required residential uses within Activity Center land use; Hacienda Lakes,PUDZ-2006-AR-10146 Page 59 of 79 Approved CCPC Consent-Rev.09/15/I 1 Page 222 of 1249 These improvements and the area allowed to develop upon completion of these improvements are depicted in Figure 2,below. Figure 2—Hacienda Lakes DIG•Commitment II lettag 11. 12111ExistingLanes/Turn ii 1 t lanes/Turn Lanesto be Constructed/Reconstructed l' wax.. Roadway Segment Previously Constructed Roadway Segment to be Constructed r---1 Area Previously Developed Area to be Developed 3 Potential Area to be Developed i it 4. ,__ .Nt,,,.. I* r Y 1 41'1ttte r i Rattlesnake Hammock R• . ension Residential ; .' J t • Pod 111 se 1 Florida Power line Easement HI. The Owner shall construct, at its sole expense, Rattlesnake Hammock Road Extension from the road leading into Swamp Buggy grounds to the future Benfield Road as a two lane road, including construction of the Rattlesnake Hammock Road Extension at Benfield Road intersection. Upon completion of such improvement,the Owner shall be allowed to develop the following additional land uses: 919 Student Elementary School,and; Residential Pod B. Since only a portion of the capacity to be provided by this two lane section will be consumed by the Hacienda Lakes PUD, the Owner shall receive road impact fee credits equal to 50% of the cost of this improvement. The cost of this improvement will be determined at the time Hacienda Lakes,PUDZ-2006-AR-1 0 1 46 Approved CCPC Consent—Rev.09/15/11 Page 60 of 79 Page 223 of 1249 of construction, and shall include the fair market value of the land or easement when the Owner conveys the road right of way to the County, free and clear of liens and encumbrances. Fair market value has been determined to be $30,000 per acre. This improvement and the area allowed to develop upon completion of this improvement are depicted in Figure 3, below. Fifty percent(50%)of the cost of this improvement is deemed a site-related improvement. Figure 3—Hacienda Lakes DRI-Commitment NI 6. 1Wand Existing Lanes/Turn Lanes to Lanes/Turn Lanes to be Constructed/Reconstructed Roadway Segment Previously Constructed y 1 Roadway Segment to be Constructed r' Area Previously Developedl_ Area to be Developed 0 ILtsiR7?lf r AU i STOP ! L' 11r s' Rattlesnake Hammock Ro • ension i y j' 2 u ` Residential i• y l 4 I Residential Pod B P PodA Florida Power Line Easement NORTH AREA IV. With no improvement other than a bridge to be constructed by the Owner,at its sole cost and without road impact fee credit, over the water canal that runs parallel to C.R.951 at the northern project site access,the Owner shall be allowed to develop Residential Pod C (not to exceed 300 PM peak hour trips at the connection to C.R.951). This improvement and the area allowed to develop upon completion of this improvement are depicted in Figure 4, below. At no time will the County accept ownership of this bridge. This improvement is a site related improvement. Hacienda Lakes,PUDZ-2006-A R-1 0 146 Page 61 of 79 Approved CCPC Consent—Rev.09/15/11 Page 224 of 1249 Figure 4—Hacienda Lakes DRI-Commitment IV P Residential PodC int" . r :2"":1 77s t Florida r : Power Line Easement Rattlesnake Hammock R• erasion N. ti Residential '. Residential - Pod B i pod A .. Imand Existing Lanes/Turn Lanes t lanes/Turn Lanes to be Constructed/Reconstructed Roadway Segment Previously Constructed Roadway Segment to be Constructed jJ Area Previously Developed Area to be Developed V. The Owner shall, at its sole expense and without road impact fee credits, complete the reconstruction of The Lord's Way from C.R.951 to Florida Power Line Easement and construct the extension of The Lord's Way from Florida Power Line Easement to the west entrance to the Business Park with a two lane undivided cross section. In addition,when the Collier Boulevard at The Lord's Way intersection is signalized upon meeting warrants, the cost of the signalization of this intersection will be shared proportionately among the Owner and other developments located in the area (east and west of C.R.951) and at no cost to Collier County and without road impact fee credits. These improvements are site-related improvements. Upon completion of such road improvement, the Owner shall be allowed to develop the following additional land uses: Business Park,and; Residential Pod D. Hacienda Lakes,PUDZ-2006-AR-10146 Page 62 of 79 Approved CCPC Consent—Rev.09/15/11 Page 225 of 1249 These improvements and the area allowed to develop upon completion of these improvements are depicted in Figure 5, below. I Figure S-Madenda Lakes DRI-Commitment V I Florida Power line Easement ip..044. ential dC a \v i Residential Ia Pod 0 l Thelord's Wa _ 011ie* li:1' 1 r '"•• l Rattlesnake ;mockR i ,, f- -' c' ti y1 P. i.ti t \ Residential \ '; 1 Residential Pod B 1 PodA ,. I *r 111, Existing Lanes/Turn Lanes t lanes/Tum lanes to be Constructed/Reconstructed s. Roadway Segment Previously Constructed Roadway Segment to be Constructed Area Previously Developed 0 Area to be Developed a" When the DRI has received certificates of occupancy for 66 percent of the total commercial and residential development authorized by the DRI, Collier County will perform an evaluation and inform the Owner if it is necessary to convey road right of way to the County for the section of The Lord's Way Extension from the west entrance to the Business Park/School to Benfield Road. If Collier County requests the road right of way, the Owner shall convey by road easement to the County the needed road right of way up to a width of 60 feet, free and clear of all liens and encumbrances, and shall receive impact fee credits equal to 100 percent of the fair market value of the road easement conveyed to the County which has been determined to be $30,000 per acre. No further certificates of occupancy shall be issued until the road easement conveyance is recorded in the public records of Collier County. If this segment of The Lord's Way is not deemed necessary (through documentation, or lack thereof, in the LRTP or the CIE) by the time the development achieves 66 percent of the total approved development quantities, this commitment shall be considered expired.___. Hacienda Lakes,PUDZ-2006-AR-10146 Page 63 of 79 Approved CCPC Consent—Rev.09/15/1 l Page 226 of 1249 BENFIELD ROAD IMPROVEMENTS VI. The Owner shall construct, at its sole expense Benfield Road from Rattlesnake Hammock Road Extension to the entrance of Residential Pod E with a two lane undivided cross section and reserve the right of way necessary for the final 4 lane divided cross section. Residential Pod E shall be connected in a consistent manner with the County's right of way reservation plans or construction plans for future Benfield Road sections. Upon completion of such improvement and acceptance by Collier County of the improvements, the Owner shall convey to the County a road easement for the road right of way needed for this section of Benfield Road up to a width of 120 feet, free and clear of all liens and encumbrances. Upon recordation of the road easement in the public records of Collier County, the Owner shall receive road impact fee credits for 50% of the fair market value of the road easement necessary for this section of Benfield Road and for 100% of the increase in cost resulting from the construction of the road according to County Standards (arterial) instead of as a local subdivision road. The fair market value of 50%of the conveyance of the road right of way easement to the County has been determined to be $30,000 per acre. Fifty percent 50%) of the fair market value of the road right of way easement and the total cost of the improvements are site-related improvements. The Cost of this improvement will be determined at the time of construction. Upon completion of such improvement, the Owner shall be allowed to develop the following additional land uses: Residential Pod E. These improvements and the area allowed to develop upon completion of this improvement are depicted in Figure 6, below. Hacienda Lakes,PUDZ-2006-AR-10146 Page 64 of 79 BCC Approved 10/25/I 1 Page 227 of 1249 F —Hacienda DRI•Commitment VI Florida Power Line Easement Resldendal Pod y'. k. .-,,,4 Rnidetkial h ,a Pod 0 ift rResidenial Pod E Mt lord's W s T.. Rattlesnake Hammock Ito • a tO r s & + N Residential Resldentlai z .+'* Pod d 'Ai Pad A ` e Existing Lanes/rum Lanes unes/Twn Lanes to be Comtructed/Raconstrutted Roadway Sepnent Prevwusly Constructed Roadway Sett/twin to be Constructed Al ea Previously oeveeoped 4ea to be Developed VII. Benfield Road South of Rattlesnake Hammock Extension and north of Residential Pod E connection to Benfield Road: the Owner will convey right of way to Collier County by road easement for Benfield Road on areas not to be built by Owner up to a width of 120 feet, free and clear of all liens and encumbrances. Upon such conveyance, Collier County will provide road impact fees credits for 100% of the fair market value of the road easement. The value of the right of way has been determined to be $30,000 per acre. The area to be conveyed is depicted in Figure 7, below, Hacienda Lakes,PUDZ-2006-AR-10146 Page 65 of 79 Approved CCPC Consent—Rev.09/15/I 1 Page 228 of 1249 Hews 7-Madenda Lairs ORR-Commitment VW Florida Power Line Easement ReltidaRtisl Pod C s iar•9:40.;) um.. Pod oittiy• Jews, sessionalsesionalPodE Thettxd's Way I Ratdesnalir Hxnmock anetcts t 4 L r•_ .. Air rJE3a•' Apo.: y y S+S ` Reside/SW Retadenttaly ti.. Pod tl p, Pod A c a ter.,,Nu- le FsntirgLanes/TumLanes L Lanes/Turn Lanes to be Camtnxted/Reconstructe0 Roadway Segment liveaousty Constructed Rat d Way to be P Tr,e.ved Area.tessousty lkaMoPed r .Area to be Uevetapd VIII. Benfield Road South of Sabal Palm Road: the Owner shall convey by road easement to the County the right of way needed for the future construction of Benfield Road south of Saba! Palm Road (approximately 1.00 mile) up to a width of 120 feet free and clear of all liens and encumbrances and at no expense to the County. In addition, the Owner shall receive no impact fee credits for such right of way conveyance. This is a site-related improvement.The area to be dedicated is depicted in Figure 8,below. Hacienda Lakes,PUDZ-2006-AR-10146 Page 66 of 79 Approved CCPC Consent—Rev.09/15/11 Page 229 of 1249 Figure 8-Hacienda Lakes DRI•Commitment VIII Florida Power Line I Easement i is'+ ' - i 25+a Y M J wand Right of Way to be Dedicated IX. As a part of its State and Federal permits, the Owner shall pay for mitigation required for State and or Federal environmental impacts arising from the permitting for portions of Benfield Road described in Commitments VI and VII. In addition to this commitment,the Owner shall at no cost to County either: (1)Convey drainage easement(s) to the County for their stormwater management facility needs free and clear of all liens and encumbrances, or 2) agree to accept stormwater from Benfield Road into the Project's stormwater management system. These are site-related contributions. X. At two thresholds during construction of this DRI,the Owner shall provide to Collier County a transportation analysis which compares the value of the Owner's contribution to the County's public road network against the DRI's proportionate share, (as defined in the State of Florida's HB 7207) of which this DRI impacts County and State road segments. If Owner's contribution is less than its impact based on the transportation analysis,then Owner shall pay to County the difference in three installments starting 90 days after the transportation analysis is agreed to by both parties, and then each 90 days thereafter until paid in full. The transportation contribution by the Developer shall be defined as the sum of all road impact fees paid to date, the costs of the non site-related transportation Hacienda Lakes,PUDZ-2006-AR-1 0 146 Page 67 of 79 Approved CCPC Consent—Rev.09/15/11 Page 230 of 1249 improvements (those receiving road impact fee credits) on Rattlesnake Hammock Road, Benfield Road and the Lords Way, plus the value of any road right-of-way conveyance by donation to the County unless otherwise calculated as an impact fee credit. The first transportation analysis shall be submitted to the County when 33%of approved development trips (1,109 total gross trips) have been permitted based on building permit issuance, without projecting forward growth. The second transportation analysis will be submitted when 66% of the approved development trips (2,219 total gross trips) have been permitted based on building permit issuance, with a projection toward build out. The second analysis and reconciliation will finalize any transportation related assessments owed by the Developer for the build out of the Project.With the annual PUD monitoring report,Developer shall provide an annual trip generation analysis of trips approved by Site Development Plan approval and building permit issuance compared to total trips approved within the DRI. Upon triggering 33% or 66% as described above, Developer shall submit the transportation analysis described in this paragraph within six months. No certificates of occupancy shall be issued until the traffic analysis and annual trip generation analysis required by this paragraph and any payments due have been delivered to County,unless the BCC grants an extension. XI. Prior to the issuance of a certificate of occupancy for the first 75,000 square feet of retail land uses, the Owner shall construct, at its sole expense, a Collier Area Transit (CAT) stop/shelter fronting the Commercial Tract C that shall include a 10'x 20' pavilion shelter with benches and protection from the elements, and include a minimum of three (3) bike racks. Owner shall be responsible for maintenance of the bus stop/shelter unless Owner elects to convey to County at no cost to County an easement for the bus shelter. The location of the CAT shelter is generally depicted below on the Master Mobility Plan. This is a site-related contribution. XII. Prior to the issuance of a certificate of occupancy for the first 70,000 square feet of business park land uses, or prior to the issuance of a certificate of occupancy for a school or educational facility in the Business Park Tract, the Owner shall construct, at its sole expense, a Collier Area Transit (CAT) stop/shelter fronting the Business Park Tract BP that shall include a 10'x 20' pavilion shelter with benches and protection from the elements, and include a minimum of three (3) bike racks. Owner shall be responsible for maintenance of the bus stop/shelter unless Owner elects to convey to County at no cost to County an easement for the bus shelter. The location of the CAT shelter is generally depicted below on the Master Mobility Plan. This is a site-related contribution. XIII. DRI traffic studies identified an off-site impact at the interchange of I-75 and S.R. 951 Ramps Intersection, specifically in the left-turn movement serving the northbound S.R. 951 to westbound(northbound) I-75 turning movement. Assessments of this operation in 2011 indicate that changes to lane usage and signage could augment the acceptable operation of the intersection and delay the impacts of the DRI. Hacienda Lakes traffic becomes significant (exceeds five percent of service volume) at this location at 46.2 percent of site traffic generation. When the first transportation analysis required under subsection X above is undertaken(e.g. at 33 percent of site traffic generation),the existing traffic flow and level of service at this location will be reviewed and projected to the build-out of the DRI. If the 2011 operational assessment is confirmed and the intersection is, or will be, operating at an unacceptable level of service as determined by County or FDOT, then the Developer will identify a solution to offset its impacts and/or restore acceptable operating conditions, and contribute its proportionate share, per subsection X above, of the cost of the improvement to the appropriate government agency. If a proportionate share payment is identified as needed,the owner shall receive road impact fee credits for 100 percent of this contribution. Hacienda Lakes,PUDZ-2006-AR-10146 Page 68 of 79 BCC Approved 10/25/1 t Page 231 of 1249 XIV. If Owner conveys to County mitigated land for the real property conveyances that are eligible for impact fee credits described in Subsections III, V, VI and VII of this Article VI, Transportation, then Owner shall be entitled to a transportation impact fee credit for the value of the State and Federal environmental mitigation, as a cost of construction for public facilities. The value of the mitigation shall be a per acre value calculated at the total cost of state and federal mitigation of the environmental impacts including wetland and wildlife impacts divided by the impacted acreage of 718 acres. The total cost of State and Federal mitigation includes land costs for onsite preserves used for mitigation, environmental permitting costs, exotic removal, enhancement of preservation lands, creation of wildlife habitat, hydrological improvements and any mitigation activity required in the Army Corps of Engineers permit and South Florida Water Management District permit for the project in order to address the project's mitigation. State and Federal mitigation does not include County required mitigation. Developer shall provide documentation acceptable to the County to verify this cost. In lieu of transportation impact fee credits for environmental mitigation, the County reserves the right to transfer to Developer or Owner County-owned State or Federal panther and wetlands credits equal to the value of the transportation impact fee credits calculated pursuant to this Subsection XIV. Hacienda Lakes, PUDZ-2006-AR-10146 Page 69 of 79 BCC Approved 10/25/11 Page 232 of 1249 1l Legend Land Use aCAT STOP/SHELTER Attraction Tract Proposed CAT Route 4A&4B Extension Business Park or School Existing CAT Route 4A 6 48 Commercial 0 o Existing CAT Facility 4A EN Preserve Tract ci W Existing CAT Facility 48 Public Facilities Tract(EMS) Existing CAT Route 7 Junior Deputy 2777 Proposed Pedestrian Facilities School 3 Existing Shared Use Path Residential Traci Project Boundary 7',;i Residential 1 Medical Use I Development Boundary Public ROW Reservation CC XISTING CAT iii ROUTE 7 TO "CO ISLAND) Proposed IAccess II 111111.1111b- ilk A . . Pedestrian Facilities Wilt DEVELOPER Be Extended Along All PROPOSED CAT Internal Roads Even if Not Show STOP/SHELTER THE LORIYS WAY POTENTIAL CAT STOP/SHELTER PROPOSED 4A&46CAT ROUTE EXTENSION DEVELOPER Proposed PROPOSED Access CAT STOP/SHELTER RATTLESNAKE PROP.RATTLESNAKE HAMMOCK r•HAMMOCK RD.EXT. V POTE AL 111 Mr I I I _ CAT STOP/S LTER rEXISTING 1 CAT i ROUTE 4A i 1 W Q Pedestrl. acilltles Will RA Be ExtenQ• Along All Internal Roads E en If Not Shown EXISTIN' EXISTING I 1 EXISTING CAT CAT I ' CAT FAC TY FACILITY ROUTE 4A 4 VP) 4B(TYP) STATE 4B LANDS t I_ c SOO 1000 T Hacienda :kes Fne, j I, r !i i. Master r.bility Plan 1 Prced 6Y:nrymee N perPrint.;bale:Odd.e.20I0 Frio:T.%Pro l4U00A05 0150.02, 03 NetlendrnMeltGulnuexcTTr.n10MP and 19 ipdated 08/27/20 lb Page 70 of 79 Page 233 of 1249 IIII Legend Land Use elCAT STOP/SHELTER Attraction Tract Proposed CAT Route 4A&4B Extension Business Park or School 4--Existing CAT Route 4A&40 Commercial m a Existing CAT Facility 4A Preserve Tract K II Existing CAT Facility 4B Public Facilities Tract(EMS) Existing CAT Route 7 Junior Deputy K Proposed Pedestrian Facilities II.School j Existing Shared Use Path Residential Tract W nProject Boundary Residential/Medical Use O n Development Boundary Public ROW ReservationCO wW J EXISTING CAT Proposed 1\ 1 ROUTE 7 Access (TO MARCO ISLAND)41.Pedestrian Facilities Will Proposed14.1..........t........164144 Be Extended Along All Access Internal Roads Even if Not Shown Access IDEVELOPER PROPOSED CAT STOP/SHELTER HACIENDA LAKES PKWY t - l es e. POTENTIAL 4 CAT STOP/SHELTER/ PROPOSED e 4A&4B CAT ROUTE EXTENSION DEVELOPER Proposed PROPOSED Access CAT STOP/SHELTER RATTLESNAKE PROP.RATTLESNAKE HAMMOCK-•HAMMOCK RD.EXT. 7; I I POTENTIAL li IF CAT STOP/SHELTER EXISTING IV EAUCAT ROUTE 4A i A , RQ I Pedestri ecilltles Will I*Q Be Exten ,Along All i*Internal Roads en If Not Shown EXISTING\EXISTIN 1 EXISTING CAT CAT CAT FACILITY FACILITY ROUTE 4A 4A(TYP) 4B(TYP) STATE 4B LANDS 000 i.(100 ATA Hacienda Lakes noel y ,rA Master Mobility Plan REVISED(07120I2022) Prepared By:nReeee PrIMYq only ocbtn s.2010 N Ode:FiPrel:412005`as 0150.02.00 HarlmmrLxkxnA0ao0r.0ZZ ira.IPAP.mad Page 71 of 79 Page 234 of 1249 VII PUBLIC UTILITIES A. Per the current 2008 Water and Sewer Master Plan Update, the majority area of this project is located within the Collier County Water-Sewer District Boundary; there are some areas of this project that currently are outside of the Collier County Water & Sewer District Boundary. The areas that are not part of Collier County Water-Sewer District also do not belong to any other Water-Sewer District. Since Public Utilities can provide service as requested by this project, Impact Fees will be applied to the entire area to be developed. B. The project shall connect to the CCWSD potable water system at a location to be determined by the CCWSD when capacity is available. C. The project shall connect to the CCWSD wastewater collection and conveyance system at a location determined by CCWSD, when capacity is available. D. This future development is located on the zone of the existing South Hawthorn Wellfield for the wellfield-SCRWTP expansion to 20 MGD. The Rules and Regulations for protection of well fields shall be followed. All well sites and pipeline easements located on and close to this development needs to be shown on all future site development plans, PPL or any other site plans applications. VIII PLANNING A. Prior to the issuance of the first residential Development Order in the Hacienda Lakes MPUD, the Base TDR Credits and Early Entry TDR Bonus Credits shall be severed and redeemed from all Sending Lands to be preserved within one mile of the Urban Residential Fringe and the filing of executed Limitation of Development Rights Agreement(s)shall occur for these same lands. B. A permanent conservation mechanism, including Limitation of Development Rights Agreement(s), [shall] be attached/applied to all Sending Lands to be preserved beyond one mile of the Urban Residential Fringe prior to final approval of the first Site Development Plan (SDP) for the Hacienda Lakes project. IX SWAMP BUGGY DAYS RECREATION AND SPORTS PARK PUD GENERAL DEVELOPMENT COMMITMENTS The following commitments shall only apply to the Attraction and Junior Deputy Tracts: General Provisions A. All motor racing shall normally be limited to weekends and holidays. No motor racing or practice will commence earlier than 9:00 a.m. and all racing shall be completed no later than 1 1:00 p.m. B. The shooting and archery ranges shall meet accepted design standards regarding safety and shall be operated and maintained in accordance with accepted safe practices. For security and safety, access to the shooting and archery range areas shall be limited by fencing or other suitable barriers. Hacienda Lakes, PUDZ-2006-AR-10146 Page 72 of 79 BCC Approved 10/25/I 1 Page 235 of 1249 C. Fencing and/or other suitable barriers will be provided on the site by the Owner for security, safety,and traffic control. Roadways and Traffic A. Roadways within the subject property shall be private roadways and shall be maintained by the Owner. Therefore, said roadways shall be constructed and surfaced in accordance with accepted practices and as permitted by the County Engineer. B. For special events such as the Swamp Buggy races, and as deemed necessary by the County Sheriff, the Owner will arrange for special traffic control at the intersection of the main entrance road with CR 951 and Rattlesnake Hammock Road. Utilities and Service Facilities A. The potable water supply source for the project shall be the County regional water system (now known as the Collier County Water Sewer District). B. Permanent sanitary facilities shall be provided for everyday use by administrative and other personnel. Treatment and disposal of wastewater from said facilities shall be by septic tank/drainfield, or as otherwise permitted by Florida Administrative Code and approved by the appropriate local and/or State regulatory agencies. C. Sanitary facilities for spectators and participants at scheduled events shall consist of portable toilets (provided by a licensed commercial service), or permanent restroom facilities, or both. Wastewater from any permanent facilities provided for spectator use shall be stored in a buried holding tank of suitable capacity and subsequently removed and disposed of offsite by a licensed commercial service; or as otherwise permitted by Florida Administrative Code and approved by the appropriate local and/or State regulatory agencies. D. Onsite water well or wells may be constructed (as permitted) for flooding of the Swamp Buggy track and other non-potable uses. X DEVELOPMENT OF REGIONAL IMPACT A. One entity (hereinafter the Managing Entity) shall be responsible for PUD and DRI monitoring until close-out of the PUD and DRI, and this entity shall also be responsible for satisfying all PUD/DRI commitments until close-out of the PUD and DRI. At the time of this PUD approval, the Managing Entity is Hacienda Lakes of Naples LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD and DRI by the new owner and the new owner's agreement to comply with the Commitments through the Managing Hacienda Lakes,PUDZ-2006-AR-I0146 Page 73 of 79 BCC Approved 10/25/11 Page 236 of 1249 Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD and DRI are closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD and DRI commitments. CP\I 0-CPS-01024\119 Hacienda Lakes, PUDZ-2006-AR-10146 Page 74 of 79 BCC Approved 10/25/11 Page 237 of 1249 EXHIBIT HACIENDA LAKES PUD IMASTERUSEANDCONVERSIONLIST FOR SDP/PLAT/BUILDING PERMITS APPROVED USES including square footages) APPROVED RESIDENTIAL USES(SDP&PLAT&BUILDING PERMIT) TOTAL RESIDENTIAL MULTI-FAMILY SINGLE FAMILY MANDATED OR PROJECT DATE PERMIT# DISTRICT UNITS RESIDENTIAL RESIDENTIAL NON-MANDATED TOTAL NOTE: IF BUILDING DUPLEX ON ONE LOT,ADD SECOND UNIT AT BUILDING PERMIT APPROVED COMMERCIAL USES IN GROSS FLOOR AREA(SDPs) TOTAL TOTAL PROJECT DATE PERMIT# DISTRICT RETAIL OFFICE TOTAL BP HOTEL TOTAL I of 5 Page 75 of 79 Page 238 of 1249 APPROVED CONVERSIONS(SDPs&PLAT) FROM USE TO USE DATE PERMIT# QUANTITY) QUANTITY) FROM DISTRICT TO DISTRICT ATTACHMENTS: RESIDENTIAL WORKSHEET FOR EACH SDP/PLAT/BUILDING PERMIT COMMERCIAL WORKSHEET FOR EACH SDP 2of5 Page76of79 Page 239 of 1249 HACIENDA LAKES PUD RESIDENTIAL WORKSHEET FOR EACH SDP/PLAT/BUILDING PERMIT TOTAL PROJECT RESIDENTIAL UNITS: 1,760 [UP TO 1,232 MAY BE MULTI-FAMILY] MANDATED UNITS BY GMP 17 IN C DISTRICT 13 IN R/MU FROM C 25 IN RMU 55 MANDATED RES UNITS NON-MANDATED UNITS: 1,705 UNITS [UP TO 1,232 MAY BE MULTI-FAMILY IN ENTIRE PUD] REDUCED BY: 1. CARETAKER'S RESIDENCES IN ENTIRE PUD 2. UNITS USED FOR CONVERSION TO RV [UP TO 106 RES UNITS IF 290 RV UNITS ARE DEVELOPED] 1 RES UNIT—2.73 RV UNITS 37 2. UNITS USED FOR CONVERSION TO SENIOR HOUSING [UP TO 112.50 RES UNITS FOR 450 SENIOR HOUSING UNITS IF DERIVED FROM RESIDENTIAL] 1 RES UNIT=4 SENIOR HOUSING EXCEPT INDEPENDENT LIVING SINGLE FAMILY STYLE UNITS ARE 1 TO 1. AT SDP, DETERMINE WHICH MANDATED RES UNITS OR NON-MANDATED UNITS ARE MULTI-FAMILY AND WHICH ARE SINGLE FAMILY DISTRICTS THAT ALLOW RES: C DISTRICT: 17 RES UNITS (MANDATED) R DISTRICT: RMU DISTRICT: 38 UNITS (MANDATED) CONVERSIONS: TO RV IN RV DISTRICT: DEDUCT:UP TO 106 RES UNITS IF 290 RV UNITS ARE DEVELOPED] TO SENIOR HOUSING: DEDUCT UP TO 112.50 IF RES UNITS ARE DERIVED FROM RESIDENTIAL.] TOTAL: 1,760 Hacienda Lakes MPUD Words struck through are deleted; PL20210001791 Words underlined are added Last Revised: April 21, 2022 Page 77 of 79 Page 240 of 1249 HACIENDA LAKES PUD COMMERCIAL WORKSHEET FOR EACH SDP TOTAL PROJECT COMMERCIAL INTENSITY 327,500 RETAIL IN GROSS FLOOR AREA: 70,000 OFFICE 140,000 BP 92,000 HOTEL OF 135 ROOMS BP DISTRICT: A) _ 140,000 SF OF GROSS FLOOR AREA OF BP USES; AND IF HOTEL BUILT HERE AND NOT IN C DISTRICT, ADD 92,000 SF OF GROSS FLOOR AREA FOR HOTEL UP TO 135 ROOMS (HOTEL CONVERSION DISAPPEARS) OR IF NO HOTEL IN BP &NO HOTEL IN C, ADD 60,000 SF OF GROSS FLOOR AREA OF BP USES (THIS IS HOTEL CONVERSION) OR B) PRIVATE OR PUBLIC SCHOOL UP TO 140,000 SF OF GROSS FLOOR AREA EXCLUDES COLLIER COUNTY SCHOOL DISTRICT PUBLIC SCHOOLS) R/MU DISTRICT: UP TO 50,000 SF OF GROSS FLOOR AREA OF MEDICAL-RELATED USES ALL USES ARE OFFICE USES EXCEPT FOR DRUG STORES AND PROPRIETORY STORES (GROUP 5912) WHICH IS RETAIL] CHECK APPROVED RETAIL IN TRACT C —CAN'T GO OVER 327, 500 SF OF GROSS FLOOR AREA OF RETAIL IN THE ENTIRE PUD] CHECK OFFICE IN TRACT C —CAN'T GO OVER 70,000 SF OF GROSS FLOOR AREA IN ENTIRE PUD] TRACT C: 327, 500 SF OF GROSS FLOOR AREA OF RETAIL; 1. DEDUCT MEDICAL RETAIL APPROVED IN RMU 2. DEDUCT SF OF GROSS FLOOR AREA OF SENIOR HOUSING NOT DERIVED FROM RESIDENTIAL UNITS [MAX 450 SENIOR HOUSING UNITS IN ENTIRE PUD] 4 of 5 Page 78 of 79 Page 241 of 1249 3. UP TO 81,875 SF OF GROSS FLOOR AREA OF RETAIL CAN BE CONVERTED TO OFFICE [= 25% OF TOTAL]; AND IF NO HOTEL IN BP& HOTEL CONVERSION NOT USED IN BP, ADD 92,000 SF OF GROSS FLOOR AREA OF HOTEL UP TO 135 ROOMS; AND 70,000 SF OF GROSS FLOOR AREA OF PROFESSIONAL AND GENERAL OFFICE USES 1. DEDUCT UP TO 50,000 SF OF GROSS FLOOR AREA OF PROFESSIONAL AND GENERAL OFFICE IF APPROVED IN RMU DISTRICT CONVERSIONS IN TRACT C: UP TO 25%OF RETAIL CAN BE CONVERTED TO OFFICE [UP TO 81,875 SF] RETAIL TO OFFICE ON A ONE-TO-ONE BASIS [UP TO 81,875 SF] RETAIL TO SF SENIOR HOUSING ON A ONE-TO-ONE BASIS [MAY HAVE 450 SENIOR HOUSING UNITS IN ENTIRE PUD] 5of5 Page 79 of 79 Page 242 of 1249 r v 4 ham-F r 40 FLORIDA DEPARTMENT Of STATE RON DESANTIS LAUREL M.LEE Governor Secretary of State May 31, 2022 Martha S. Vergara, BMR &VAB Senior Deputy Clerk Office of the Clerk of the Circuit Court Comptroller of Collier County 3329 Tamiami Trail E, Suite#401 Naples, Florida 34112 Attention: Ann Jennejohn Dear Martha Vergara: Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your electronic copy of Collier County Ordinance No. 2022-18, which was filed in this office on May 27, 2022. Sincerely, Anya Owens Program Administrator ACO/mas R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250 Telephone: (850) 245-6270 Page 243 of 1249 June 11, 2025 PL20240011559 Page 1 of 3 EXHIBIT E LIST OF REQUESTED DEVIATIONS FROM LDC Deviation #1 seeks relief from LDC Subsection 6.06.01.B, related to streets in subdivisions, that requires subdivisions to have platted road rights- of-way for streets, to allow private streets to be provided by separate access easements rather than platted road rights-of-way. Deviation #2 seeks relief from LDC Section 5.04.04.B.5.c that limits the number of model homes, to allow one model home for each variant of the residential product proposed in the various phases or communities within the project. The number of model homes may exceed five for each phase or community within the project but shall not exceed a total of 60 models for the entire MPUD development. Deviation #3 seeks relief from LDC Section 5.06.02 to allow " boundary marker" signage on property corners fronting on existing, proposed, or future public roadways that provide access to the MPUD. The sign content area for " boundary markers" to be in the Residential Tract R may be 15 feet in height rather than 8 feet in height as limited in LDC Subsection 5.06.02B.6.b. Deviation #4 seeks relief from LDC Section 5.03.02.C.2. that limits fence or wall heights to six (6') feet, to allow fences or walls to be no greater than eight (8') feet throughout the development. Where associated greater with existing or future public roadways, or Tract A, a 20 foot tall visual screen may be installed as a wall, berm, or wall/ berm combination. Deviation #5 seeks relief from LDC Sections 4.02.13.G., and 4.06.02.C.5., that requires a six-foot tall opaque architecturally finished masonry wall, or berm, or combination thereof be provided around the boundaries of a business park. Buffering around the proposed Business Park Tract would be as required by the entirety of the referenced sections of the LDC, but the six-foot wall, or berm, or combination thereof will not be required on the Business Park Tract along the frontage of Lord' s Way. Deviation #6 seeks to allow one real estate sign in addition to the real estate signage permitted in LDC Section5.06.02.B.2., that would be erected off-site from the Residential Tract, in the Commercial Tract. Deviation #7 The existing Swamp Buggy sign located in the southeast corner of Rattlesnake Hammock Road and Collier Boulevard shall be allowed to remain in the present location until: the sign is relocated to allow the construction of the bridge to extend Rattlesnake Hammock Road, and/or a new sign can be permitted in Tract C. Deviation #8 seeks relief from LDC Section 5.05.04.D.1. that limits care unit Floor Area Ratio (FAR) to 0.45, to allow a care unit FAR of 0.60. Deviation #9 seeks relief from LDC Section 5.06.02.B.6, which allows two (2) ground or wall signs per entrance to a residential development with a maximum height of 8 feet, to allow for one (1) ground sign with a maximum height of 13 feet at the entrance to Esplanade at Hacienda Lakes as shown on Attachment E- 2, Esplanade at Hacienda Lakes Entry Sign Location Map. Deviation #10 seeks relief from LDC Section 5.06.02.B.6, which allows for a maximum height of 8 feet for residential entry signs, to allow for a maximum sign height of 10 feet for residential entry signage at Azure at Hacienda Lakes as depicted on Exhibit E- 3, Azure at Hacienda Lakes Primary Sign Plan Elevation Exhibit, Sheet 1 of 3, attached hereto. Page 244 of 1249 June 11, 2025 PL20240011559 Page 2 of 3 Deviation #11 seeks relief from LDC Section 5.06.02.B.6.b, which permits two ( 2) ground or wall signs per entrance to the development with a combined sign area of 64 square feet, to allow for one ( 1) total ground or wall sign with a maximum sign area of 80 square feet at the entrance to the Azure at Hacienda Lakes as depicted on Exhibit E- 3, Azure at Hacienda Lakes Primary Sign Plan Elevation Exhibit, Sheet 1 of 3, attached hereto. Deviation #12 seeks relief from LDC Section 6.06.01.J, which prohibits dead-end streets, to allow one (1) dead-end street at the terminus of a local street within the Azure at Hacienda Lakes residential development, as depicted on Exhibit E-3, Sign Location Map, Sheet 3 of 3, attached hereto. Deviation #13 seeks relief from LDC Section 4.05.02.F, which requires that off-street parking must be arranged so that no motor vehicles have to back onto any street, excluding single- family and two- family residential dwellings and churches, to allow for back out parking from the proposed off-street parking for multi-family dwellings within the Azure at Hacienda Lakes residential development, as depicted on Exhibit B-2, attached hereto. Deviation #14 seeks relief from LDC Section 5.06.02.B.6, which allows for a maximum height of 8 feet for residential entry signs, to allow for a maximum sign height of 12 feet for residential entry signage at Hacienda Lakes - North Area as depicted on Exhibit E- 4, Hacienda Lakes - North Area Sign Deviation Exhibit, Sheet 2 of 2, attached hereto. Deviation #15 seeks relief from LDC Section 5.06.02.B.6.b, which permits two (2) ground or wall signs per entrance to the development with a combined sign area of 64 square feet, to allow for two (2) ground or wall signs that are 64 square feet each. which include signage for each of the residential developments which share access to Collier Boulevard at the entrance to the Hacienda Lakes - North Area, as depicted on Exhibit E-4, Hacienda Lakes – North Area Sign Deviation Exhibit, Sheet 1of 2, attached hereto. This deviation is subject to conditions that secondary signage is specifically for the two "R" Tract properties labeled "Future Development" that are immediately fronting and adjacent to the intersection of the entry road with Collier Boulevard, and no other signage for these two "R" Tract properties is permitted facing Collier Boulevard. Deviation #16 seeks relief from LDC Section 5.06.02.B.14, which allows boundary marker signs to be a maximum of 24 square feet to allow for two boundary marker signs with a maximum of 32 square feet at the Hacienda Lakes – North Area, as depicted on Exhibit B -4, Hacienda Lakes – North Area Sign Deviation Exhibit, Sheet 1 of 2, attached hereto. Deviation #17 seeks relief from LDC Section 6.06.01.J, which prohibits dead-end streets except when designed as a cul-de-sac, to allow one (1) dead-end street at the terminus of a local street within the Hacienda Lakes - North Area residential development, as depicted on Exhibit E-4, Hacienda Lakes - North Area Sign Deviation Exhibit, Sheet 1 of 2, attached hereto. Deviation #18 seeks relief from LDC Section 4.06.02, which requires landscape buffers to separate developments, to allow for no buffer along the northern PUD boundary in either or both of the following circumstances: 1) West of the FPL easement if the abutting properties are rezoned or amended to provide for a unified development plan of the northern property (currently Agriculture- zoned property) and the Hacienda Lakes - North Area properties prior to approval of an SDP or PPL; 2) East of the FPL easement if the abutting property to the north (currently Willow Run RPUD) is rezoned to provide for no adjacent buffer, as depicted on Exhibit C-2, attached hereto. Deviation #19 seeks relief from LDC Section 5.03.02.C.2, which permits a maximum fence/ wall height of 6 feet in residential zoning districts, to instead allow for a decorative wall with maximum height of 14 feet in the location shown on Exhibit C-2, attached hereto. Page 245 of 1249 June 11, 2025 PL20240011559 Page 3 of 3 DEVIATIONS #20 THROUGH #25 APPLY TO THE WESTERN 25.86 (+/-) ACRES OF TRACT G OF THE HACIENDA LAKES OF NAPLES PLAT RECORDED IN PB 55 PAGE 19, LOCATED AT THE CORNER OF RATTLESNAKE HAMMOCK ROAD AND COLLIER BOULEVARD (THE “COSTCO PARCEL”) Deviation #20 seeks relief from LDC Section 4.02.08, which requires a maximum light pole height of 25 feet, to instead allow a new maximum height of 36.5 feet. Deviation #21 seeks relief from LDC Section 4.05.04.C, which requires commercial projects with a minimum 80 parking spaces and off-street parking in excess of 120% to obtain a variance and provide double the landscaping required in interior vehicular use areas, to instead not require a variance and only provide the landscaping required in interior vehicular use areas as required in LDC Section 4.06.03 without doubling the required landscaping. Deviation #22 seeks relief from LDC Section 4.05.06.B, which requires minimum loading spaces of 3, plus 1 for each 25,000 square feet over 50,000 square feet, to instead allow for a total amount of 5 loading spaces. Deviation #23 seeks relief from LDC Section 05.05.08.D.2.b.i, which requires a total of 45% glazing (‘glass’) on the total three combined primary façades of the building, to instead allow a combination of glazing and planted trellis features for a total of 23% (12% glazing and 11% planted trellis). Deviation #24 seeks relief from LDC Section 05.05.08.D.4, which requires variations in building façade massing greater than 150 linear feet for buildings 40,000 square feet or larger, to include a break in the façade massing, to instead allow structurally attached planted trellis features as an alternative to provide an elevation break out for visual interest along the building façade length. Deviation #25 seeks relief from LDC Section 05.06.04.F.4, which requires a maximum signage square footage in nonresidential districts of 750 square feet, to instead allow for an increase of 367 square feet over the maximum for a total of 1,117 square feet as shown on Exhibit E-6, Costco Warehouse Signage Elevation Exhibit. Page 246 of 1249 EXHIBIT F LIST OF OWNER COMMITMENTS Revised text to Section VI (Transportation), XI in Ordinance 22-18: XI. Prior to the issuance of a certificate of occupancy for the first 75,000 square feet of retail land uses, the Owner shall construct, at its sole expense, a Collier Area Transit (CAT) stop/ shelter fronting the Commercial Tract C that shall include a 10' x 20' pavilion shelter with benches and protection from the elements and include a minimum of three (3) bike racks. Owner shall be responsible for maintenance of the bus stop/ shelter unless Owner elects to convey to County at no cost to County an easement for the bus shelter. The location of the CAT shelter is generally depicted below on the Master Mobility Plan. This is a site-related contribution with the exception for the Costco Wholesale development (PL20240011790 and PL20240011559) that defers the requirement to the future retail commercial outparcel at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road to better serve the public that utilize public transportation for a variety of retail uses. Page 247 of 1249 Docusign Envelope ID: 4346C63D-0709-4094-8A70-D1FCFEB4B14B AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) Costco Wholesale POI and ASW Applications I, Rainey L. Astin (print name), as Assistant Secretary (title, if applicable} of Costco Wholesale Corporatjon (company, If applicable}, swear or affirm under oath, that I am the (choose one} ownerc=J applicantOcontract purchaser0and that: ;,Notes: 1 _ I have full authority to secure the approval(s} requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2.All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3.I have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4.The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5.We/I authorizeDriver McAfee Hawthorne & Diebenow, PLLC to act as our/my representative in any matters regarding this petition including 1 through 2 above. •If the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres. •If the applicant is a Limited Liability Company (L.L. C.) or Limited Company (L. C.), then the do cuments sho uld typically be signed by the Company's uManaging Member." •If the applicant is a partnership, then typically a partner can sign on behalf of the partnersh ip_ •If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named partnership. •If the applicant is a trust, then they must include the trustee's name and the words "as trustee n. •In each instance, first determine the applicant's status, e_g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under penalties of perjury, I declare that I have read the foregoing Affidavit of Au thorization and that the facti111�11J�d in it are true. c�� Signature � N\a(l� ' ' � OF FLORIDA-'lf L'itlr\cD.., 2/24/2025 Date COUNTY OF-G8�u,.("\ The foregoing instrument was acknowleged before me by means of D physi ca_l...eresence or m'6nliqe notarization thisa day of 1i?J,z(\A� , 20.z5, by (printed name of owner or qualifier) �1 '1':J �f7 r1 Su�erson(s) Notary Public must check app licable box: CB'Are personally known to me D Has produced a current drivers license _____ _ D Has produced ________ as identification. Notary Signature: __ Ce:.::::.1..��:i..-.._..,...i.C�:vJ;....z.::::;0 ..)o,_, ... d�----- Caroline Amlreh Commonwealth of Virginia · ", ... , Notary Public' ,:>< •• 'Coim,isston No. 00341120 My ComnuslOn E.lpies 10/31f202II PL20240011559 & PL20240011790 Page 248 of 1249 COSTCO WHOLESALE CORPORATION EXECUTIVE VICE PRESIDENT/SECRETARY'S CERTIFICATE The undersigned, John Sullivan, hereby certifies as follows: 1)I am the duly elected Executive Vice President and Secretary of Costco Wholesale Corporation, a Washington corporation (the "Corporation"). 2)Rainey Astin has been duly elected to and holds the office of Assistant Secretary. 3)I certify that the following resolution was adopted by the Board of Directors of the Corporation on January 27, 2011: RESOLVED, that any one of the Chairman, the Chief Executive Officer, the President, the Chief Financial Officer, any Executive or Senior Vice President, the Secretary, the Treasurer, or any Assistant Secretary of the Corporation is hereby authorized to execute any and all documents regarding the acquisition, leasing, sale or development of real property, including, without limitation, the execution of purchase agreements, deeds, escrow instructions, leases, closing statements, easements, deeds of dedication, restrictive covenants and construction agreements. I further certify that said Resolution remains in full force and effect as of the date hereof. Dated this __ day of January, 2025. John Sullivan Executive Vice President/Secretary Page 249 of 1249 Page 250 of 1249 Addressing Checklist 6/14/2024 Page 1 of 2 Growth Management Community Development • Operations & Regulatory Management 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ Addressing Checklist GMCD Public Portal Land Development Code Administrative Code Please complete the following and upload via the CityView Portal with your submittal. Items marked with a * are 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. *Name of Owner/Agent: Firm [if agent]: *Address:*City:*State:*ZIP: *Telephone:Cell:Fax: *E-Mail Address: *Folio (Property ID) Number(s) of the subject property or properties [Attach list if necessary]: *Legal Description of subject property or properties [Attach list if necessary]: Street Address(es) where applicable, if already assigned: Applicant Contact Information Location Information Page 251 of 1249 Collier County Addressing Checklist 6/14/2024 Page 2 of 2 Growth Management Community Development • Operations & Regulatory Management 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ 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 of project name and/or street name may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your submittal. Current Project Name: Proposed Project Name: Proposed Street Name: Latest Approved Project Number [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####] Additional documents may be attached to this form and can include. Checkmark the items included with this application: Requirements for Review: Required: LOCATION 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.☐ Project Information Submittal Requirement Checklist The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Community Development Department | GMCD Portal: https://cvportal.colliercountyfl.gov/cityviewweb Questions? Email: Front.Desk@colliercountyfl.gov Page 252 of 1249 rCounty � - Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 I Email: GMDClientServices@colliercountyfl.gov www.colliercountyfl.gov PROPERTY OWNERSHIP DISCLOSURE FORM This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a.If the property is owned fee simple by an INDIVIDUAL. tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership b.If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address % of Ownership �c.. (Y")l\-r. �-r "--•l�.(')r \ l ll 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 01/2023 Page 1 of3 Page 253 of 1249 N/A Page 254 of 1249 r�unty ..... - Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239} 252-1036 I Email: GMDClientServices@colliercountyfl.gov www.colliercountyfl.gov Date of option: f�-12- ZQZ4 Date option terminates: N/A. . or Anticipated closing date: AIJt,. 20 2D25 AFFIRM PROPERTY OWNERSHIP INFORMATION Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements for petition types are located on the associated application form. Any change in ownership whether individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County immediately if such change occurs prior to the petition's final public hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Community Development Department I GMO Portal: https:// cvportal.colliercountyfl.gov / cityviewweb Questions? Email: GMDclientservices@colliercountyfl.gov �$ Who/ts�Ctv� fti,��,�ki �d � �Ut- Agent/0 01/2023 Page 3 of 3 Revised Dec. 13, 2024 Page 255 of 1249 Page 256 of 1249 Page 257 of 1249 Page 258 of 1249 AERIAL MAP & PICTURES MAY 2024 | CW20-0503 | STONE MTN, GASEPTEMBER 2024 | CW23-0757 | COLLIER COUNTY FL (SOUTH NAPLES) 4 1 1 2 3 4 32 RATTLESNAKE HAMMOCK RD COLLIER BVLDPage 259 of 1249 RATTLESNAKE HAMMOCK ROAD/CR 864 COLLIER BOULEVARD (COUNTY ROAD 951)PROPOSED TRAFFIC SIGNAL LAKE 13 ±0.50 ACRES FUTURE OUTPARCEL ±4.1 ACRES V V VV V V V V V V V V 20'20'20' 45' 126' 20' 60' 30'61'50'327.7'30'30'20' 20' 20' 20' 30' 30'20'10'10'10' 10'R55'7'12.5'52.5'61'43.9'24'10' 10' 10' 10' 10'63.5'96.5' 10.98' 111.9'204'33.4'112.6'162,671 SF 20'2 0 ' 49' 18' 18' 18' 20' 37'20'12' 15' 4'50'50'11'7.8'6'5.9'7.4'11'15'15'5.9'15'15' 20'20'30'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'7'20'30'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'7'20'24'20'20'24'20'20'24'20'20'24'20'24'20'20'24'20'11.5'24' 10'30'11.5' 8' 18.5' 495.5'20'24' 24' 24' 24'24'15'9.3'7' 24' 10' 28'92.5' 11.5' COSTCO DEMISED AREA BUILDING SETBACK LINE PROPOSED FULL ACCESS DRIVEWAY PROPOSED RIGHT-IN/RIGHT-OUT DRIVEWAY PROPOSED RIGHT-IN / LEFT-OUT ACCESS DRIVEWAY RELOCATED STONE FPL SERVICE ROAD FUTURE FUEL FACILITY EXPANSION PROPOSED VERTICAL CURB (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.)PROPOSED PAINTED WHITE STRIPPING, 4" WIDE (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.) PROPOSED FLUSH PAVEMENT JOINT PROPOSED FLUSH PAVEMENT JOINT PROPOSED PAINTED WHITE STRIPPING, 4" WIDE (TYP.) PROPOSED PAINTED WHITE STRIPPING, 4" WIDE (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.) PROPOSED VERTICAL CURB (TYP.) THREE (3) - 40,000 GALLON FUEL STORAGE TANKS PROPOSED TRASH COMPACTOR FUEL FACILITY KIOSK (197 SF) PROPOSED MASONRY COMPACTOR SCREENING WITH METAL GATE PROPOSED STRUCTURALLY ATTACHED AND PLANTED TRELLIS (TYP) PROPOSED STRUCTURALLY ATTACHED AND PLANTED TRELLIS (TYP) PROPOSED GENERATORS BUILDING SETBACK LINE BUILDING SETBACK LINE BUILDING SETBACK LINE 20' 210' DECELERATION RIGHT TURN LANE 210' DECELERATION RIGHT TURN LANE OUTPARCEL ACCESS DRIVE OUTPARCEL ACCESS DRIVE WHEEL STOP (TYP) LIGHT POLE BASE (TYP) FOUR (4) LOADING SPACES ONE (1) LOADING SPACE PROPOSED SAWCUT LINE (TYP) PROPOSED SAWCUT LINE (TYP) FUEL FACILITY GENERATOR FUEL FACILITY ELECTRIC TRANSFORMER WITH BOLLARDS R25' R65' R56' R56' R56' R56' R25' R25' R25' R25' R45' R45' R74' R74' R74' R74' R85' R50' 12'12' 5' R25' R50'R35' R35' R50' R50'R35' R50' R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R35'R10' R20' R20' R35' R15' R25' R35' R25' R15' R20' R25' R10' R25'R2' R43' R65' R26' R30' R47.5' R10' R50' R60' R43' R50' R70' R100' R40' R15' R50' R65' R25' PROPOSED STRUCTURALLY ATTACHED AND PLANTED TRELLIS (TYP) R35' R3' 'LEFT ONLY' SIGN R25' R5' R20' Engineering & Design Architecture, Landscape Architecture,Surveying, CT P.C.Engineering& Design, Engineering & Design Architecture, Landscape Architecture,Surveying, CT P.C.Engineering& Design, UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION.REVDATEDRAWN BYDESCRIPTIONSHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2025. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM C-LAYT 2024\24000317A\Engineering\Site Plans\C-LAYT.dwg\C-03-Dimension Plan By: SDONLEVIER REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: www.colliersengineering.com C O N S U L T I N G ENGINEERS + SURVEYING REVDATEDRAWN BYDESCRIPTIONSITE DEVELOPMENT PLANS COLLIER COUNTY FLORIDA AS SHOWN 01/17/25 SVD RTM 24000317A 18101/31/25SVDREVISED PER FPL COMMENTS202/27/25JEHREVISED PER PDI REVIEW DATED 02/12/25303/18/25SVDREVISED PER COUNTY SUFFICIENCY REVIEW COMMENTS DATED 01/27/25....................................................................___________________________ of FOR PTH EXTON 410 Eagleview Boulevard, Suite 104 Exton, PA 19341 610.254.9140 COLLIERS ENGINEERING & DESIGN, INC. DOING BUSINESS AS MASER CONSULTING Doing Business as Russell T. McFall II FLORIDA PROFESSIONAL ENGINEER LICENSE NUMBER: PE75738 COLLIERS ENGINEERING & DESIGN, INC. N S EW NORTH50 50 100 SCALE : 1" = 50' 0 Linear unit of measure: US Survey Foot (1 ft = 1200/3937 m) DIMENSION PLAN 3 LEGENDEXISTING PROPOSED TRAVERSE LINE, CENTER LINE OR BASELINE (LABEL AS SUCH) RIGHT OF WAY LINE PROPERTY LINE EDGE OF PAVEMENT CURB DEPRESSED CURB SIDEWALK FENCES TREELINE ROADWAY SIGNS WETLAND LINE MUNICIPAL BOUNDARY LINE X X X X 13+0012+00 BACK FACE 10 VHC STALL COUNT ADA ACCESSIBLE STALL DEPRESSED CURB AND ADA RAMP DIRECTION OF TRAFFIC FLOW 1.THE SUBJECT PROPERTY IS KNOWN AS PORTION OF TRACT 'G' OF HACIENDA LAKES OF NAPLES, TRACT G REPLAT, PLAT BOOK 55, PAGES 10 THROUGH 21. 2.THE PROPERTY IS LOCATED IN THE HACIENDA LAKES MIXED USE PLANNED UNIT DEVELOPMENT ZONE DISTRICT AND CONTAINS A TOTAL TRACT AREA OF ±1,125,715 SF, ±25.84 ACRES. OWNER:HACIENDA LAKES OF NAPLES, LLC APPLICANT:COSTCO WHOLESALE CORPORATION 7742 ALICO ROAD 45940 HORSESHOE DRIVE, SUITE 150 FORT MYERS, FL 33912 STERLING, VA 20166 904-762-4454 703-885-4002 3.THE SUBJECT PROPERTY IS PRESENTLY UNDEVELOPED, HEAVILY WOODED LAND WITH A CLEARED UTILITY EASEMENT ALONG THE EASTERN PROPERTY BOUNDARY. THE APPLICANT PROPOSES TO CLEAR THE REMAINDER OF THE PROPERTY AND FILL IT IN TO CONSTRUCT A COSTCO WHOLESALE WAREHOUSE WITH A FUEL FACILITY, PARKING LOTS, AND OTHER ASSOCIATED INFRASTRUCTURE. 4.ZONE DATA: MPUD - MIXED USE PLANNED UNIT DEVELOPMENT (E) = PRE-EXISTING NON-CONFORMING CONDITION (V) = VARIANCE REQUIRED * = VALUES ARE ALLOTMENTS FOR THE FUTURE AND ARE NOT A PART OF THIS SITE DEVELOPMENT PLAN 5.THE FOLLOWING DEVIATIONS (PER AMENDED EXHIBIT E LIST OF DEVIATIONS TO ORD. 22-18) ARE BEING REQUESTED AS A PART OF AUTO SERVICE STATION WAIVER (ASW) PL20240011790 AND PLANNED UNIT DEVELOPMENT INSUBSTANTIAL CHANGE (PDI) PL20240011559: 5.1.DEVIATION #20 SEEKS RELIEF FROM LDC SECTION 4.02.08, WHICH REQUIRES A MAXIMUM LIGHT POLE HEIGHT OF 25 FT, TO INSTEAD ALLOW A NEW MAXIMUM HEIGHT OF 36.5 FT. 5.2.DEVIATION #21 SEEKS RELIEF FROM LDC SECTION 4.05.04.C, WHICH REQUIRES COMMERCIAL PROJECTS WITH A MINIMUM 80 PARKING SPACES AND OFF-STREET PARKING IN EXCESS OF 120% TO OBTAIN A VARIANCE AND PROVIDE DOUBLE THE LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS, TO INSTEAD NOT REQUIRE A VARIANCE AND ONLY PROVIDE THE NORMAL LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS AS REQUIRED IN LDC SECTION 4.06.03. 5.3.DEVIATION #22 SEEKS RELIEF FROM LDC SECTION 4.05.06.B, WHICH REQUIRES MINIMUM LOADING SPACES OF 3, PLUS 1 FOR EACH 25,000 SF OVER 50,000 SF, TO INSTEAD ALLOW FOR A TOTAL OF 5 LOADING SPACES. 5.4.DEVIATION #23 SEEKS RELIEF FROM LDC SECTION 5.05.05.B.1, WHICH REQUIRES A MINIMUM 500 FT SEPARATION BETWEEN FACILITIES WITH FUEL PUMPS, TO INSTEAD ALLOW A MAXIMUM 132 FT SEPARATION BETWEEN THE COSTCO PARCEL AND THE 7-ELEVEN PARCEL LOCATED TO THE NORTH, SEPARATED BY RATTLESNAKE HAMMOCK ROAD, A 4-LANE ARTERIAL. 5.5.DEVIATION #24 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.2.b.i, WHICH REQUIRES A TOTAL OF 45% GLAZING (GLASS) ON THE TOTAL COMBINED PRIMARY FACADES OF THE BUILDING, TO INSTEAD ALLOW A COMBINATION OF GLAZING AND PLANTED TRELLIS FEATURES TO ACCOUNT FOR A TOTAL OF 23% (12% GLAZING & 11% PLANTED TRELLIS). 5.6.DEVIATION #25 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.4, WHICH REQUIRES VARIATIONS IN BUILDING FACADE MASSING GREATER THAN 150 LINEAR FEET TO INCLUDE A BREAK IN THE FACADE MASSING, TO INSTEAD ALLOW STRUCTURALLY ATTACHED PLANTED TRELLIS FEATURES AS AN ALTERNATIVE TO PROVIDE AN ELEVATION BREAK OUT FOR VISUAL INTEREST ALONG THE BUILDING FACADE LENGTH. 5.7.DEVIATION #26 SEEKS RELIEF FROM LDC SECTION 05.06.04.F.4, WHICH REQUIRES A MAXIMUM SIGNAGE SQUARE FOOTAGE IN NONRESIDENTIAL DISTRICTS OF 750 SF, TO INSTEAD ALLOW FOR AN INCREASE OF 367 SF OVER THE MAXIMUM FOR A TOTAL OF 1,117 SF. 6.BOUNDARY SURVEY AND TOPOGRAPHIC INFORMATION SHOWN HEREON IS TAKEN FROM A PLAN ENTITLED “ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY FOR COSTCO WHOLESALE”, DATED JANUARY 3, 2024, PREPARED BY COLLIERS ENGINEERING & DESIGN. 7.THE HORIZONTAL DATUM IS RELATIVE TO THE FLORIDA STATE PLANE COORDINATE SYSTEM NAD1983 EAST (2011 ADJUSTMENT). THE VERTICAL DATUM IS RELATIVE TO NAVD 1988. 8.BENCHMARK REFERENCE: NGS BENCHMARK STAMP Y 526, ELEVATION: 11.42' (NAVD 1988). 9.THE LIMITS OF FRESHWATER WETLANDS SHOWN HEREON ARE BASED ON A PLAN ENTITLED “ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY FOR COSTCO WHOLESALE”, DATED JANUARY 3, 2024, PREPARED BY COLLIERS ENGINEERING & DESIGN AND IS PRELIMINARY AND WAITING FOR FINAL APPROVAL. 10.THE FLOOD ZONES DEPICTED HERON ARE BASED ON A PLAN ENTITLED “ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY FOR COSTCO WHOLESALE”, DATED JANUARY 3, 2024, PREPARED BY COLLIERS ENGINEERING & DESIGN WHICH WAS PLOTTED BASED ON FEMA FLOOD INSURANCE RATE MAP NUMBER 12021C0606J, LAST REVISED FEBRUARY 8, 2024. 11.GEOTECHNICAL INFORMATION AND SOIL TEST PIT LOCATIONS SHOWN HEREON ARE AS PRESENTED IN A REPORT ENTITLED “COSTCO WHOLESALE WAREHOUSE: NAPLES, FL - CW23-1027 - GEOTECHNICAL ENGINEERING REPORT”, DATED MARCH 27, 2024, PREPARED BY TERRACON. 12.THIS SET OF PLANS IS NOT DEPICTING ENVIRONMENTAL CONDITIONS OR A CERTIFICATION/WARRANTY REGARDING THE PRESENCE OR ABSENCE OF ENVIRONMENTALLY IMPACTED SITE CONDITIONS. 13.THIS IS A SITE DEVELOPMENT PLAN AND UNLESS SPECIFICALLY NOTED ELSEWHERE HEREON, IS NOT A SURVEY. 14.DO NOT SCALE DRAWINGS AS THEY PERTAIN TO ADJACENT AND SURROUNDING PHYSICAL CONDITIONS, BUILDINGS, STRUCTURES, ETC. THEY ARE SCHEMATIC ONLY, EXCEPT WHERE DIMENSIONS ARE SHOWN THERETO. 15.THIS SET OF PLANS HAS BEEN PREPARED FOR THE PURPOSES OF MUNICIPAL AND AGENCY REVIEW AND APPROVAL. THIS SET OF PLANS SHALL NOT BE UTILIZED AS CONSTRUCTION DOCUMENTS UNTIL ALL APPROVALS REQUIRED HAVE BEEN OBTAINED, ALL CONDITIONS OF APPROVAL HAVE BEEN SATISFIED AND THE DRAWINGS HAVE BEEN STAMPED “ISSUED FOR CONSTRUCTION”. THIS SHALL INCLUDE APPROVAL OF ALL CATALOG CUTS, SHOP DRAWINGS AND/OR DESIGN CALCULATIONS AS REQUIRED BY THE PROJECT OWNER AND/OR MUNICIPAL ENGINEER. 16.THE CONTRACTOR IS RESPONSIBLE FOR PROJECT SAFETY, INCLUDING PROVISION OF ALL APPROPRIATE SAFETY DEVICES AND TRAINING REQUIRED. 17.PRIOR TO ANY EXCAVATION, THE CONTRACTOR SHALL CALL 811 TO REQUEST A UTILITY MARKOUT. 18.THE COSTCO WAREHOUSE BUILDING WILL BE OF TYPE V-B CONSTRUCTION AND THE COSTCO FUEL FACILITY WILL BE OF TYPE II-B CONSTRUCTION. SITE NOTES 1.BUILDING FOOTPRINT DIMENSIONS SHOWN HEREON ARE APPROXIMATE. FINAL BUILDING FOOTPRINT DIMENSIONS FOR EACH BUILDING SHALL BE FURNISHED ON THE ARCHITECTURAL PLANS WHEN APPLYING FOR A BUILDING PERMIT. ALL STRUCTURES SHALL CONFORM TO THE APPROVED BULK ZONING REQUIREMENTS. 2.CURB RAMPS ARE TO BE CONSTRUCTED FLUSH WITH THE FINISHED PAVEMENT SURFACE. ACCESSIBLE CURB RAMPS INSTALLED WITHIN THE PUBLIC RIGHT OF WAY ARE TO HAVE DETECTABLE WARNING SURFACES COMPLIANT WITH FEDERAL ACCESSIBILITY GUIDELINES FOR PEDESTRIAN FACILITIES IN THE PUBLIC ROW. 3.TRAFFIC SIGNAGE/STRIPING SHALL CORRESPOND TO THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. 4.REFUSE AND RECYCLABLES SHALL BE STORED WITHIN OUTSIDE SCREENED COMPACTORS AS NOTED ON THE PLANS AND PICKED UP BY PRIVATE WASTE DISPOSAL HAULER. 5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROPER DISPOSAL OF ALL WASTE MATERIALS IN ACCORDANCE WITH GOVERNING REGULATIONS AND AGENCIES. 6.THERE SHALL BE NO ON-SITE BURIAL OF CONSTRUCTION MATERIALS, TREE BRANCHES, STUMPS, OR OTHER DELETERIOUS MATERIALS. 7.MATERIALS, WORKMANSHIP, AND CONSTRUCTION FOR THE SITE IMPROVEMENTS SHOWN HEREON SHALL BE IN ACCORDANCE WITH: A.THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, LATEST VERSION. B.FLORIDA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION," LATEST VERSION. C.CURRENT PREVAILING MUNICIPAL, COUNTY, AND/OR STATE AGENCY SPECIFICATIONS, STANDARDS, CONDITIONS, AND REQUIREMENTS. D.CURRENT PREVAILING UTILITY COMPANY/AUTHORITY SPECIFICATIONS, STANDARDS, AND REQUIREMENTS. E.CURRENT MANUFACTURER SPECIFICATIONS, STANDARDS, AND REQUIREMENTS. REQUIRED EXISTING COSTCO FUTURE OUTPARCEL MINIMUM LOT AREA 10,000 SF ±1,125,715 SF ±25.84 ACRES 949,044 SF 21.79 ACRES 176,677 SF 4.06 ACRES MINIMUM LOT WIDTH 100 FT 1,235 FT 1,114 FT 253 FT PRINCIPAL BUILDING MINIMUM YARD (FROM LOT BOUNDARY)25 FT N/A 52.5 FT T.B.D. MINIMUM YARD (FROM MPUD BOUNDARY)25 FT N/A 61 FT T.B.D. MAXIMUM ZONED BUILDING HEIGHT 50 FT N/A 34 FT T.B.D. MAXIMUM ACTUAL HEIGHT 60 FT N/A 34 FT T.B.D. MINIMUM FLOOR AREA 600 SF N/A 162,671 SF T.B.D. MINIMUM GROSS FLOOR AREA PER UNIT 600 SF N/A 162,671 SF T.B.D. ACCESSORY BUILDING MINIMUM YARD (FROM LOT BOUNDARY)10 FT N/A 111.9 FT T.B.D. MINIMUM YARD (FROM MPUD BOUNDARY)10 FT N/A 204 FT T.B.D. MINIMUM DISTANCE BETWEEN STRUCTURES 10 FT N/A N/A T.B.D. MAXIMUM ZONED BUILDING HEIGHT 25 FT N/A 8.92 FT T.B.D. MAXIMUM ACTUAL HEIGHT 30 FT N/A 8.92 FT T.B.D. MINIMUM GROSS FLOOR AREA PER UNIT 80 SF N/A 197 SF T.B.D. MAXIMUM BUILDING (LOT) COVERAGE N/A 0.00%17.2%25.5% * MAXIMUM IMPERVIOUS COVERAGE N/A 1.48%71.4%51.0% * BUFFER 10 FT 10.98 FT 11 FT T.B.D. PARKING USE: 1 SPACE/250 SF RETAIL/OFFICE AREAS 652 SPACES 0 SPACES 819 SPACES T.B.D. LOADING PER TABLE 18 IN COLLIER COUNTY LD CODE SECTION 4.05.06.B 8 SPACES 0 SPACES 5 SPACES (V)T.B.D. ADA SPACES 2% TOTAL 0 SPACES 17 SPACES T.B.D. BUILDING AREA N/A 107 SF 162,868 SF 45,061 SF* NON-BUILDING IMPERVIOUS AREA N/A 16,541 SF 514,612 SF 45,028 SF* LAKE/WETLAND AREA N/A 848,716 SF 18,515 SF 3,265 SF* GREEN AREA N/A 260,352 SF 253,049 SF 83,323 SF* GENERAL NOTES 09/01/22MCNJ-CVER-NOTE-1000 MOD: 09/10/24 5.THE FOLLOWING DEVIATIONS (PER AMENDED EXHIBIT E LIST OF DEVIATIONS TO ORD. 22-18) ARE BEING REQUESTED AS A PART OF AUTO SERVICE STATION WAIVER (ASW) PL20240011790 AND PLANNED UNIT DEVELOPMENT INSUBSTANTIAL CHANGE (PDI) PL20240011559: 5.1.DEVIATION #20 SEEKS RELIEF FROM LDC SECTION 4.02.08, WHICH REQUIRES A MAXIMUM LIGHT POLE HEIGHT OF 25 FT, TO INSTEAD ALLOW A NEW MAXIMUM HEIGHT OF 36.5 FT. 5.2.DEVIATION #21 SEEKS RELIEF FROM LDC SECTION 4.05.04.C, WHICH REQUIRES COMMERCIAL PROJECTS WITH A MINIMUM 80 PARKING SPACES AND OFF-STREET PARKING IN EXCESS OF 120% TO OBTAIN A VARIANCE AND PROVIDE DOUBLE THE LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS, TO INSTEAD NOT REQUIRE A VARIANCE AND ONLY PROVIDE THE NORMAL LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS AS REQUIRED IN LDC SECTION 4.06.03. 5.3.DEVIATION #22 SEEKS RELIEF FROM LDC SECTION 4.05.06.B, WHICH REQUIRES MINIMUM LOADING SPACES OF 3, PLUS 1 FOR EACH 25,000 SF OVER 50,000 SF, TO INSTEAD ALLOW FOR A TOTAL OF 5 LOADING SPACES. 5.4.DEVIATION #23 SEEKS RELIEF FROM LDC SECTION 5.05.05.B.1, WHICH REQUIRES A MINIMUM 500 FT SEPARATION BETWEEN FACILITIES WITH FUEL PUMPS, TO INSTEAD ALLOW A MAXIMUM 132 FT SEPARATION BETWEEN THE COSTCO PARCEL AND THE 7-ELEVEN PARCEL LOCATED TO THE NORTH, SEPARATED BY RATTLESNAKE HAMMOCK ROAD, A 4-LANE ARTERIAL. 5.5.DEVIATION #24 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.2.b.i, WHICH REQUIRES A TOTAL OF 45% GLAZING ('GLASS') ON THE TOTAL COMBINED PRIMARY FACADES OF THE BUILDING, TO INSTEAD ALLOW A COMBINATION OF GLAZING AND PLANTED TRELLIS FEATURES TO ACCOUNT FOR A TOTAL OF 23% (12% GLAZING & 11% PLANTED TRELLIS). 5.6.DEVIATION #25 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.4, WHICH REQUIRES VARIATIONS IN BUILDING FACADE MASSING GREATER THAN 150 LINEAR FEET TO INCLUDE A BREAK IN THE FACADE MASSING, TO INSTEAD ALLOW STRUCTURALLY ATTACHED PLANTED TRELLIS FEATURES AS AN ALTERNATIVE TO PROVIDE AN ELEVATION BREAK OUT FOR VISUAL INTEREST ALONG THE BUILDING FACADE LENGTH. 5.7.DEVIATION #26 SEEKS RELIEF FROM LDC SECTION 05.06.04.F.4, WHICH REQUIRES A MAXIMUM SIGNAGE SQUARE FOOTAGE IN NONRESIDENTIAL DISTRICTS OF 750 SF, TO INSTEAD ALLOW FOR AN INCREASE OF 367 SF OVER THE MAXIMUM FOR A TOTAL OF 1,117 SF. BUFFER PER LDC BUFFER PER LDC BUFFER PER LDC BUFFER PER LDC (PENDING FPL APPROVAL) BUFFER PER LDC Page 260 of 1249 RATTLESNAKE HAMMOCK ROAD/CR 864 COLLIER BOULEVARD (COUNTY ROAD 951)PROPOSED TRAFFIC SIGNAL LAKE 13 ±0.50 ACRES FUTURE OUTPARCEL ±4.1 ACRES V V VV V V V V V V V V 20'20'20' 45' 126' 20' 60' 30'61'50'327.7'30'30'20' 20' 20' 20' 30' 30'20'10'10'10' 10'R55'7'12.5'52.5'61'43.9'24'10' 10' 10' 10' 10'63.5'96.5' 10.98' 111.9'204'33.4'112.6'162,671 SF 20'2 0 ' 49' 18' 18' 18' 20' 37'20'12' 15' 4'50'50'11'7.8'6'5.9'7.4'11'15'15'5.9'15'15' 20'20'30'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'7'20'30'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'7'20'24'20'20'24'20'20'24'20'20'24'20'24'20'20'24'20'11.5'24' 10'30'11.5' 8' 18.5' 495.5'20'24' 24' 24' 24'24'15'9.3'7' 24' 10' 28'92.5' 11.5' COSTCO DEMISED AREA BUILDING SETBACK LINE PROPOSED FULL ACCESS DRIVEWAY PROPOSED RIGHT-IN/RIGHT-OUT DRIVEWAY PROPOSED RIGHT-IN / LEFT-OUT ACCESS DRIVEWAY RELOCATED STONE FPL SERVICE ROAD FUTURE FUEL FACILITY EXPANSION PROPOSED VERTICAL CURB (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.)PROPOSED PAINTED WHITE STRIPPING, 4" WIDE (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.) PROPOSED FLUSH PAVEMENT JOINT PROPOSED FLUSH PAVEMENT JOINT PROPOSED PAINTED WHITE STRIPPING, 4" WIDE (TYP.) PROPOSED PAINTED WHITE STRIPPING, 4" WIDE (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.) PROPOSED VERTICAL CURB (TYP.) THREE (3) - 40,000 GALLON FUEL STORAGE TANKS PROPOSED TRASH COMPACTOR FUEL FACILITY KIOSK (197 SF) PROPOSED MASONRY COMPACTOR SCREENING WITH METAL GATE PROPOSED STRUCTURALLY ATTACHED AND PLANTED TRELLIS (TYP) PROPOSED STRUCTURALLY ATTACHED AND PLANTED TRELLIS (TYP) PROPOSED GENERATORS BUILDING SETBACK LINE BUILDING SETBACK LINE BUILDING SETBACK LINE 20' 210' DECELERATION RIGHT TURN LANE 210' DECELERATION RIGHT TURN LANE OUTPARCEL ACCESS DRIVE OUTPARCEL ACCESS DRIVE WHEEL STOP (TYP) LIGHT POLE BASE (TYP) FOUR (4) LOADING SPACES ONE (1) LOADING SPACE PROPOSED SAWCUT LINE (TYP) PROPOSED SAWCUT LINE (TYP) FUEL FACILITY GENERATOR FUEL FACILITY ELECTRIC TRANSFORMER WITH BOLLARDS R25' R65' R56' R56' R56' R56' R25' R25' R25' R25' R45' R45' R74' R74' R74' R74' R85' R50' 12'12' 5' R25' R50'R35' R35' R50' R50'R35' R50' R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R35'R10' R20' R20' R35' R15' R25' R35' R25' R15' R20' R25' R10' R25'R2' R43' R65' R26' R30' R47.5' R10' R50' R60' R43' R50' R70' R100' R40' R15' R50' R65' R25' PROPOSED STRUCTURALLY ATTACHED AND PLANTED TRELLIS (TYP) R35' R3' 'LEFT ONLY' SIGN R25' R5' R20' Engineering & Design Architecture, Landscape Architecture,Surveying, CT P.C.Engineering& Design, Engineering & Design Architecture, Landscape Architecture,Surveying, CT P.C.Engineering& Design, UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION.REVDATEDRAWN BYDESCRIPTIONSHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2025. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM C-LAYT 2024\24000317A\Engineering\Site Plans\C-LAYT.dwg\C-03-Dimension Plan By: SDONLEVIER REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: www.colliersengineering.com C O N S U L T I N G ENGINEERS + SURVEYING REVDATEDRAWN BYDESCRIPTIONSITE DEVELOPMENT PLANS COLLIER COUNTY FLORIDA AS SHOWN 01/17/25 SVD RTM 24000317A 18101/31/25SVDREVISED PER FPL COMMENTS202/27/25JEHREVISED PER PDI REVIEW DATED 02/12/25303/18/25SVDREVISED PER COUNTY SUFFICIENCY REVIEW COMMENTS DATED 01/27/25....................................................................___________________________ of FOR PTH EXTON 410 Eagleview Boulevard, Suite 104 Exton, PA 19341 610.254.9140 COLLIERS ENGINEERING & DESIGN, INC. DOING BUSINESS AS MASER CONSULTING Doing Business as Russell T. McFall II FLORIDA PROFESSIONAL ENGINEER LICENSE NUMBER: PE75738 COLLIERS ENGINEERING & DESIGN, INC. N S EW NORTH50 50 100 SCALE : 1" = 50' 0 Linear unit of measure: US Survey Foot (1 ft = 1200/3937 m) DIMENSION PLAN 3 LEGENDEXISTING PROPOSED TRAVERSE LINE, CENTER LINE OR BASELINE (LABEL AS SUCH) RIGHT OF WAY LINE PROPERTY LINE EDGE OF PAVEMENT CURB DEPRESSED CURB SIDEWALK FENCES TREELINE ROADWAY SIGNS WETLAND LINE MUNICIPAL BOUNDARY LINE X X X X 13+0012+00 BACK FACE 10 VHC STALL COUNT ADA ACCESSIBLE STALL DEPRESSED CURB AND ADA RAMP DIRECTION OF TRAFFIC FLOW 1.THE SUBJECT PROPERTY IS KNOWN AS PORTION OF TRACT 'G' OF HACIENDA LAKES OF NAPLES, TRACT G REPLAT, PLAT BOOK 55, PAGES 10 THROUGH 21. 2.THE PROPERTY IS LOCATED IN THE HACIENDA LAKES MIXED USE PLANNED UNIT DEVELOPMENT ZONE DISTRICT AND CONTAINS A TOTAL TRACT AREA OF ±1,125,715 SF, ±25.84 ACRES. OWNER:HACIENDA LAKES OF NAPLES, LLC APPLICANT:COSTCO WHOLESALE CORPORATION 7742 ALICO ROAD 45940 HORSESHOE DRIVE, SUITE 150 FORT MYERS, FL 33912 STERLING, VA 20166 904-762-4454 703-885-4002 3.THE SUBJECT PROPERTY IS PRESENTLY UNDEVELOPED, HEAVILY WOODED LAND WITH A CLEARED UTILITY EASEMENT ALONG THE EASTERN PROPERTY BOUNDARY. THE APPLICANT PROPOSES TO CLEAR THE REMAINDER OF THE PROPERTY AND FILL IT IN TO CONSTRUCT A COSTCO WHOLESALE WAREHOUSE WITH A FUEL FACILITY, PARKING LOTS, AND OTHER ASSOCIATED INFRASTRUCTURE. 4.ZONE DATA: MPUD - MIXED USE PLANNED UNIT DEVELOPMENT (E) = PRE-EXISTING NON-CONFORMING CONDITION (V) = VARIANCE REQUIRED * = VALUES ARE ALLOTMENTS FOR THE FUTURE AND ARE NOT A PART OF THIS SITE DEVELOPMENT PLAN 5.THE FOLLOWING DEVIATIONS (PER AMENDED EXHIBIT E LIST OF DEVIATIONS TO ORD. 22-18) ARE BEING REQUESTED AS A PART OF AUTO SERVICE STATION WAIVER (ASW) PL20240011790 AND PLANNED UNIT DEVELOPMENT INSUBSTANTIAL CHANGE (PDI) PL20240011559: 5.1.DEVIATION #20 SEEKS RELIEF FROM LDC SECTION 4.02.08, WHICH REQUIRES A MAXIMUM LIGHT POLE HEIGHT OF 25 FT, TO INSTEAD ALLOW A NEW MAXIMUM HEIGHT OF 36.5 FT. 5.2.DEVIATION #21 SEEKS RELIEF FROM LDC SECTION 4.05.04.C, WHICH REQUIRES COMMERCIAL PROJECTS WITH A MINIMUM 80 PARKING SPACES AND OFF-STREET PARKING IN EXCESS OF 120% TO OBTAIN A VARIANCE AND PROVIDE DOUBLE THE LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS, TO INSTEAD NOT REQUIRE A VARIANCE AND ONLY PROVIDE THE NORMAL LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS AS REQUIRED IN LDC SECTION 4.06.03. 5.3.DEVIATION #22 SEEKS RELIEF FROM LDC SECTION 4.05.06.B, WHICH REQUIRES MINIMUM LOADING SPACES OF 3, PLUS 1 FOR EACH 25,000 SF OVER 50,000 SF, TO INSTEAD ALLOW FOR A TOTAL OF 5 LOADING SPACES. 5.4.DEVIATION #23 SEEKS RELIEF FROM LDC SECTION 5.05.05.B.1, WHICH REQUIRES A MINIMUM 500 FT SEPARATION BETWEEN FACILITIES WITH FUEL PUMPS, TO INSTEAD ALLOW A MAXIMUM 132 FT SEPARATION BETWEEN THE COSTCO PARCEL AND THE 7-ELEVEN PARCEL LOCATED TO THE NORTH, SEPARATED BY RATTLESNAKE HAMMOCK ROAD, A 4-LANE ARTERIAL. 5.5.DEVIATION #24 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.2.b.i, WHICH REQUIRES A TOTAL OF 45% GLAZING (GLASS) ON THE TOTAL COMBINED PRIMARY FACADES OF THE BUILDING, TO INSTEAD ALLOW A COMBINATION OF GLAZING AND PLANTED TRELLIS FEATURES TO ACCOUNT FOR A TOTAL OF 23% (12% GLAZING & 11% PLANTED TRELLIS). 5.6.DEVIATION #25 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.4, WHICH REQUIRES VARIATIONS IN BUILDING FACADE MASSING GREATER THAN 150 LINEAR FEET TO INCLUDE A BREAK IN THE FACADE MASSING, TO INSTEAD ALLOW STRUCTURALLY ATTACHED PLANTED TRELLIS FEATURES AS AN ALTERNATIVE TO PROVIDE AN ELEVATION BREAK OUT FOR VISUAL INTEREST ALONG THE BUILDING FACADE LENGTH. 5.7.DEVIATION #26 SEEKS RELIEF FROM LDC SECTION 05.06.04.F.4, WHICH REQUIRES A MAXIMUM SIGNAGE SQUARE FOOTAGE IN NONRESIDENTIAL DISTRICTS OF 750 SF, TO INSTEAD ALLOW FOR AN INCREASE OF 367 SF OVER THE MAXIMUM FOR A TOTAL OF 1,117 SF. 6.BOUNDARY SURVEY AND TOPOGRAPHIC INFORMATION SHOWN HEREON IS TAKEN FROM A PLAN ENTITLED “ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY FOR COSTCO WHOLESALE”, DATED JANUARY 3, 2024, PREPARED BY COLLIERS ENGINEERING & DESIGN. 7.THE HORIZONTAL DATUM IS RELATIVE TO THE FLORIDA STATE PLANE COORDINATE SYSTEM NAD1983 EAST (2011 ADJUSTMENT). THE VERTICAL DATUM IS RELATIVE TO NAVD 1988. 8.BENCHMARK REFERENCE: NGS BENCHMARK STAMP Y 526, ELEVATION: 11.42' (NAVD 1988). 9.THE LIMITS OF FRESHWATER WETLANDS SHOWN HEREON ARE BASED ON A PLAN ENTITLED “ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY FOR COSTCO WHOLESALE”, DATED JANUARY 3, 2024, PREPARED BY COLLIERS ENGINEERING & DESIGN AND IS PRELIMINARY AND WAITING FOR FINAL APPROVAL. 10.THE FLOOD ZONES DEPICTED HERON ARE BASED ON A PLAN ENTITLED “ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY FOR COSTCO WHOLESALE”, DATED JANUARY 3, 2024, PREPARED BY COLLIERS ENGINEERING & DESIGN WHICH WAS PLOTTED BASED ON FEMA FLOOD INSURANCE RATE MAP NUMBER 12021C0606J, LAST REVISED FEBRUARY 8, 2024. 11.GEOTECHNICAL INFORMATION AND SOIL TEST PIT LOCATIONS SHOWN HEREON ARE AS PRESENTED IN A REPORT ENTITLED “COSTCO WHOLESALE WAREHOUSE: NAPLES, FL - CW23-1027 - GEOTECHNICAL ENGINEERING REPORT”, DATED MARCH 27, 2024, PREPARED BY TERRACON. 12.THIS SET OF PLANS IS NOT DEPICTING ENVIRONMENTAL CONDITIONS OR A CERTIFICATION/WARRANTY REGARDING THE PRESENCE OR ABSENCE OF ENVIRONMENTALLY IMPACTED SITE CONDITIONS. 13.THIS IS A SITE DEVELOPMENT PLAN AND UNLESS SPECIFICALLY NOTED ELSEWHERE HEREON, IS NOT A SURVEY. 14.DO NOT SCALE DRAWINGS AS THEY PERTAIN TO ADJACENT AND SURROUNDING PHYSICAL CONDITIONS, BUILDINGS, STRUCTURES, ETC. THEY ARE SCHEMATIC ONLY, EXCEPT WHERE DIMENSIONS ARE SHOWN THERETO. 15.THIS SET OF PLANS HAS BEEN PREPARED FOR THE PURPOSES OF MUNICIPAL AND AGENCY REVIEW AND APPROVAL. THIS SET OF PLANS SHALL NOT BE UTILIZED AS CONSTRUCTION DOCUMENTS UNTIL ALL APPROVALS REQUIRED HAVE BEEN OBTAINED, ALL CONDITIONS OF APPROVAL HAVE BEEN SATISFIED AND THE DRAWINGS HAVE BEEN STAMPED “ISSUED FOR CONSTRUCTION”. THIS SHALL INCLUDE APPROVAL OF ALL CATALOG CUTS, SHOP DRAWINGS AND/OR DESIGN CALCULATIONS AS REQUIRED BY THE PROJECT OWNER AND/OR MUNICIPAL ENGINEER. 16.THE CONTRACTOR IS RESPONSIBLE FOR PROJECT SAFETY, INCLUDING PROVISION OF ALL APPROPRIATE SAFETY DEVICES AND TRAINING REQUIRED. 17.PRIOR TO ANY EXCAVATION, THE CONTRACTOR SHALL CALL 811 TO REQUEST A UTILITY MARKOUT. 18.THE COSTCO WAREHOUSE BUILDING WILL BE OF TYPE V-B CONSTRUCTION AND THE COSTCO FUEL FACILITY WILL BE OF TYPE II-B CONSTRUCTION. SITE NOTES 1.BUILDING FOOTPRINT DIMENSIONS SHOWN HEREON ARE APPROXIMATE. FINAL BUILDING FOOTPRINT DIMENSIONS FOR EACH BUILDING SHALL BE FURNISHED ON THE ARCHITECTURAL PLANS WHEN APPLYING FOR A BUILDING PERMIT. ALL STRUCTURES SHALL CONFORM TO THE APPROVED BULK ZONING REQUIREMENTS. 2.CURB RAMPS ARE TO BE CONSTRUCTED FLUSH WITH THE FINISHED PAVEMENT SURFACE. ACCESSIBLE CURB RAMPS INSTALLED WITHIN THE PUBLIC RIGHT OF WAY ARE TO HAVE DETECTABLE WARNING SURFACES COMPLIANT WITH FEDERAL ACCESSIBILITY GUIDELINES FOR PEDESTRIAN FACILITIES IN THE PUBLIC ROW. 3.TRAFFIC SIGNAGE/STRIPING SHALL CORRESPOND TO THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. 4.REFUSE AND RECYCLABLES SHALL BE STORED WITHIN OUTSIDE SCREENED COMPACTORS AS NOTED ON THE PLANS AND PICKED UP BY PRIVATE WASTE DISPOSAL HAULER. 5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROPER DISPOSAL OF ALL WASTE MATERIALS IN ACCORDANCE WITH GOVERNING REGULATIONS AND AGENCIES. 6.THERE SHALL BE NO ON-SITE BURIAL OF CONSTRUCTION MATERIALS, TREE BRANCHES, STUMPS, OR OTHER DELETERIOUS MATERIALS. 7.MATERIALS, WORKMANSHIP, AND CONSTRUCTION FOR THE SITE IMPROVEMENTS SHOWN HEREON SHALL BE IN ACCORDANCE WITH: A.THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, LATEST VERSION. B.FLORIDA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION," LATEST VERSION. C.CURRENT PREVAILING MUNICIPAL, COUNTY, AND/OR STATE AGENCY SPECIFICATIONS, STANDARDS, CONDITIONS, AND REQUIREMENTS. D.CURRENT PREVAILING UTILITY COMPANY/AUTHORITY SPECIFICATIONS, STANDARDS, AND REQUIREMENTS. E.CURRENT MANUFACTURER SPECIFICATIONS, STANDARDS, AND REQUIREMENTS. REQUIRED EXISTING COSTCO FUTURE OUTPARCEL MINIMUM LOT AREA 10,000 SF ±1,125,715 SF ±25.84 ACRES 949,044 SF 21.79 ACRES 176,677 SF 4.06 ACRES MINIMUM LOT WIDTH 100 FT 1,235 FT 1,114 FT 253 FT PRINCIPAL BUILDING MINIMUM YARD (FROM LOT BOUNDARY)25 FT N/A 52.5 FT T.B.D. MINIMUM YARD (FROM MPUD BOUNDARY)25 FT N/A 61 FT T.B.D. MAXIMUM ZONED BUILDING HEIGHT 50 FT N/A 34 FT T.B.D. MAXIMUM ACTUAL HEIGHT 60 FT N/A 34 FT T.B.D. MINIMUM FLOOR AREA 600 SF N/A 162,671 SF T.B.D. MINIMUM GROSS FLOOR AREA PER UNIT 600 SF N/A 162,671 SF T.B.D. ACCESSORY BUILDING MINIMUM YARD (FROM LOT BOUNDARY)10 FT N/A 111.9 FT T.B.D. MINIMUM YARD (FROM MPUD BOUNDARY)10 FT N/A 204 FT T.B.D. MINIMUM DISTANCE BETWEEN STRUCTURES 10 FT N/A N/A T.B.D. MAXIMUM ZONED BUILDING HEIGHT 25 FT N/A 8.92 FT T.B.D. MAXIMUM ACTUAL HEIGHT 30 FT N/A 8.92 FT T.B.D. MINIMUM GROSS FLOOR AREA PER UNIT 80 SF N/A 197 SF T.B.D. MAXIMUM BUILDING (LOT) COVERAGE N/A 0.00%17.2%25.5% * MAXIMUM IMPERVIOUS COVERAGE N/A 1.48%71.4%51.0% * BUFFER 10 FT 10.98 FT 11 FT T.B.D. PARKING USE: 1 SPACE/250 SF RETAIL/OFFICE AREAS 652 SPACES 0 SPACES 819 SPACES T.B.D. LOADING PER TABLE 18 IN COLLIER COUNTY LD CODE SECTION 4.05.06.B 8 SPACES 0 SPACES 5 SPACES (V)T.B.D. ADA SPACES 2% TOTAL 0 SPACES 17 SPACES T.B.D. BUILDING AREA N/A 107 SF 162,868 SF 45,061 SF* NON-BUILDING IMPERVIOUS AREA N/A 16,541 SF 514,612 SF 45,028 SF* LAKE/WETLAND AREA N/A 848,716 SF 18,515 SF 3,265 SF* GREEN AREA N/A 260,352 SF 253,049 SF 83,323 SF* GENERAL NOTES 09/01/22MCNJ-CVER-NOTE-1000 MOD: 09/10/24 5.THE FOLLOWING DEVIATIONS (PER AMENDED EXHIBIT E LIST OF DEVIATIONS TO ORD. 22-18) ARE BEING REQUESTED AS A PART OF AUTO SERVICE STATION WAIVER (ASW) PL20240011790 AND PLANNED UNIT DEVELOPMENT INSUBSTANTIAL CHANGE (PDI) PL20240011559: 5.1.DEVIATION #20 SEEKS RELIEF FROM LDC SECTION 4.02.08, WHICH REQUIRES A MAXIMUM LIGHT POLE HEIGHT OF 25 FT, TO INSTEAD ALLOW A NEW MAXIMUM HEIGHT OF 36.5 FT. 5.2.DEVIATION #21 SEEKS RELIEF FROM LDC SECTION 4.05.04.C, WHICH REQUIRES COMMERCIAL PROJECTS WITH A MINIMUM 80 PARKING SPACES AND OFF-STREET PARKING IN EXCESS OF 120% TO OBTAIN A VARIANCE AND PROVIDE DOUBLE THE LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS, TO INSTEAD NOT REQUIRE A VARIANCE AND ONLY PROVIDE THE NORMAL LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS AS REQUIRED IN LDC SECTION 4.06.03. 5.3.DEVIATION #22 SEEKS RELIEF FROM LDC SECTION 4.05.06.B, WHICH REQUIRES MINIMUM LOADING SPACES OF 3, PLUS 1 FOR EACH 25,000 SF OVER 50,000 SF, TO INSTEAD ALLOW FOR A TOTAL OF 5 LOADING SPACES. 5.4.DEVIATION #23 SEEKS RELIEF FROM LDC SECTION 5.05.05.B.1, WHICH REQUIRES A MINIMUM 500 FT SEPARATION BETWEEN FACILITIES WITH FUEL PUMPS, TO INSTEAD ALLOW A MAXIMUM 132 FT SEPARATION BETWEEN THE COSTCO PARCEL AND THE 7-ELEVEN PARCEL LOCATED TO THE NORTH, SEPARATED BY RATTLESNAKE HAMMOCK ROAD, A 4-LANE ARTERIAL. 5.5.DEVIATION #24 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.2.b.i, WHICH REQUIRES A TOTAL OF 45% GLAZING ('GLASS') ON THE TOTAL COMBINED PRIMARY FACADES OF THE BUILDING, TO INSTEAD ALLOW A COMBINATION OF GLAZING AND PLANTED TRELLIS FEATURES TO ACCOUNT FOR A TOTAL OF 23% (12% GLAZING & 11% PLANTED TRELLIS). 5.6.DEVIATION #25 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.4, WHICH REQUIRES VARIATIONS IN BUILDING FACADE MASSING GREATER THAN 150 LINEAR FEET TO INCLUDE A BREAK IN THE FACADE MASSING, TO INSTEAD ALLOW STRUCTURALLY ATTACHED PLANTED TRELLIS FEATURES AS AN ALTERNATIVE TO PROVIDE AN ELEVATION BREAK OUT FOR VISUAL INTEREST ALONG THE BUILDING FACADE LENGTH. 5.7.DEVIATION #26 SEEKS RELIEF FROM LDC SECTION 05.06.04.F.4, WHICH REQUIRES A MAXIMUM SIGNAGE SQUARE FOOTAGE IN NONRESIDENTIAL DISTRICTS OF 750 SF, TO INSTEAD ALLOW FOR AN INCREASE OF 367 SF OVER THE MAXIMUM FOR A TOTAL OF 1,117 SF. BUFFER PER LDC BUFFER PER LDC BUFFER PER LDC BUFFER PER LDC (PENDING FPL APPROVAL) BUFFER PER LDC 170' WIDE FPL EASEMENT OVERFLOW FPL EASEMENT PARKING 149 STALLS 103% OF CODE REQUIRED PARKING 670 STALLS PARKING EXHIBITREVISED PARKING EXHIBIT BASED ON CURRENT DIMENSION PLAN405/12/25SVDPage 261 of 1249 APRIL 2024 | CW23-0567 | ALLEN, TEXAS 331'-0"331'-0"334'-0" WAREHOUSE SIGNAGE ELEVATIONS PL20240011559 NORTH ELEVATION (NTS)1 EAST ELEVATION - NO SIGN (NTS)2 SOUTH ELEVATION - HOSPITAL (NTS) 4 WEST ELEVATION (NTS)5 NE ENTRY ELEVATION (NTS)3 SIGN PACKAGE6 - A -- B -- C - 329'-6"331'-0"334'-0" SEE VIEW 3 332'-6"332'-6" 331'-0"334'-0"331'-0" 334'-0" 32'-0" 6'-0"5'-0" 26'-8"17'-4" 1'-9" SMOOTH FACE CMU "GRAY" STRIPE "COSTCO RED" KINGSPAN INSULATED METAL PANEL "METALLIC CHAMPAGNE" COPING "MEDIUM DARK BRONZE"316'-0" SMOOTH FACE CMU "GRAY"COPING "MEDIUM DARK BRONZE" SMOOTH FACE CMU "BUFF" STRIPE "COSTCO RED"VERTICAL RIBBED PANEL "SANDSTONE" KINGSPAN INSULATED METAL PANEL "SURREY BEIGE" COPING "MEDIUM DARK BRONZE" COPING "MEDIUM DARK BRONZE" VERTICAL RIBBED PANEL "SURREY BEIGE" SCREEN METAL TRELLIS "PLANTED" ATTACHED TO THE BUILDING SPANDREL GLAZING COPING "MEDIUM DARK BRONZE" VERTICAL RIBBED PANEL "SURREY BEIGE" A A BCB A 334'-0"334'-0" SPANDREL GLAZING METAL CHANNEL "MEDIUM DARK BRONZE" KINGSPAN INSULATED METAL PANEL "SANDSTONE" SCREEN METAL TRELLIS "PLANTED" SCREEN METAL TRELLIS "PLANTED" ATTACHED TO THE BUILDING METAL CHANNEL "MEDIUM DARK BRONZE" VERTICAL RIBBED PANEL "SURREY BEIGE" 334'-0"330'-0"331'-0" VERTICAL RIBBED PANEL "SURREY BEIGE" 330'-0" 330'-0"331'-0"334'-0"331'-0" JANUARY 2025 COLLIER COUNTY, FL (SOUTH NAPLES) 18'-0"1'-9" LIQUOR SALES - D - RONZE" GREEN SIGNS DETERMINES SIZES PER CODE TOTAL 250 SF / CODE 250 SF / CODE 250 SF / CODE PART OF THE 250 SF @ NORTH ELEVATION2 3 24 22 A-286 sf (36 sf over) C-31 sf (31 sf over) Requires variance for 31 sf of sign-age B-198 sf (angled to rattlesnake) Elevation 1 & 3 combined exceed allowable display area by 36 sf +30 sf + 198 sf. Requires waiver for 264 sf of signage.25 21 A-286 sf (36 sf over) A B C D QTY 4 1 1 1 SIGNAGE AREA TABULATION - WALL SIGNS SIGN COSTCO WHOLESALE COSTCO WHOLESALE TIRE CENTER LIQUOR SALES SIZE 6'-0" "C" 5'-2" "C" 17'-4" X 1'-9" 18'-0" X 1'-9" AREA (SF) EA 286 SF 198 SF 31 SF 30 SF TOTAL SF 1,144 198 31 30 1,403TOTAL SIGNAGE AREA 286 SF 198 SF 31 SF 30 SF SPANDREL GLAZING SMOOTH FACE CMU "SAHARA BROWN" TYPE TRELLIS TYPE TRELLIS B B A A BB A A B B A B B TRELLIS CONNECTION TO THE BUILDING TRELLIS OVERHEAD TRELLIS CONNECTION TO THE BUILDING PERMITTED SEPARATELY FROM THE MAIN BUILDING 30 SF DIRECTIONAL / WAY-FINDING SIGNAGE 31 SF DIRECTIONAL /WAY-FINDING SIGNANGE Page 262 of 1249 1 IN ATTENDANCE • John Alvarado & Jim Ostrowski- Costco Wholesale representatives • Brad Wester – Driver McAfee Hawthorne & Diebenow (Agent) • David Torres – Hacienda Lakes of Naples, LLC (subject property owner) • Chris Riggle, PE - Colliers Engineering & Design (Civil Engineering) • Ryan Cunningham, PE – Kittleson & Associates (Traffic Engineering) • Juan Zapata – Ware Malcomb (Architectural) • Collier County planning department staff members • Laura Layden (attended virtually on the Microsoft ‘Teams’ video/audio link) • General public, news media, local residents & other community participants • Security personnel and owners of the Swamp Buggy Race/Rec Park facility MEETING MINUTES* Introduction by Brad Wester setting the tone as a recorded public meeting workshop (not a public hearing, but a Neighborhood Information Meeting) as part of the requirement to the group in attendance. Explanation of format of the meeting and timeframe. Identify the six graphic display boards showing project maps and details in the room. Frank Cipolla, the local opposition organizer spoke and thanked the crowd for the turnout and generally echoed what Brad said. Explanation that the facility is for a new Costco Wholesale store with gas on a site that is already commercially zoned for the use. The reason for NIM meeting is explain and present: 1. slight waivers/modifications to PUD Hacienda Lakes Development 2. gas facility within 500 feet of another gas facility (7-eleven) – requires waiver and public notice. This one is a member-only gas facility for Costco, unlike the 7-eleven. COSTCO WHOLESALE NEIGHBORHOOD INFORMATION MEETING Date: February 18th, 2025 Time: 6:00 PM – 7:00 PM Meeting called to order by: Brad Wester, DMH&D Page 263 of 1249 2 QUESTIONS & ANSWERS Community member question (Q)– if you do not get the variance for gas use, will it kill the project? Team Answer (A) – right now it’s early in the process, going though comments Q – 135/140 feet from 7-eleven how will you get that waiver granted? A – Local law requires a 500ft separation, but the process allows the application/request to the county to review of all elements for a waiver. The difference is that this is a member-based service. Q - # of people/patrons getting fuel? Staffing A – that has been programmed into the design for maximum efficiency regarding cars using the facility – traffic and civil engineer in attendance to answer if needed. Q – how many lanes will it be? A – 12 fuel pumps double sided, to avoid line issues and maximize flow of vehicles. Q – where will queuing cars go? A – designed to hold 70 vehicles on site in the queuing lanes. Q – concern RE environmental impact of fueling/ gas facility, doesn’t matter how many cars there are. A – we are adhering to all the federal and local requirements. Q – concern of single entrance and exit and concerns of accidents A – there will be multiple access points to the main roadways. Q – seems like too much in one place A – it’s a commercially zoned site for this type of use already, inherently it comes with need for multiple access points, currently we have 3 – pointed to on physical maps. Q – elementary school nearby? A – cannot comment because not family with the specifics of the school– but it is a factor to the accepted traffic methodology current in review by the county. Q – why Costco has to go here? Is your reward predicted on Costco building in the Hacienda development? It seems ludicrous to take a facility like that with a service station and large building into this small property with 3,000 apartments being built with larger homes, there is larger property on Rt 41 South on way to Goodland where there is public complex. Recommended 2nd site on Collier Blvd as perfect place. Your 3rd entrance has been denied so there are only 2, the hospital should be against this for emergency vehicle access. A - this site is already commercially zoned, that’s one factor, Costco puts a lot of resources into research of the best locations for growth to provide best services and access to members. This is an ideal location for Costco Q – gas facility in proximity to another gas facility Page 264 of 1249 3 A – this gas facility comes with the Costco store, its not abutting the other gas facility, its across the street and it is member based and not public open. Q – when was the last traffic impact study done regarding this and will there be another study be done? How will you address the amount of traffic that is coming? A – last traffic study was submitted in January. is currently in review and going back and forth with county comments. This site is already zoned commercial, its already programmed for a retail store like this. Q – how many people go through Costco in a day? A – traffic wise we anticipate 4500. Q – if you don’t get the waiver? A – its too early to say regarding the waiver, it still has to go through the full process Q – have you taken into account that there are 2 story apartments, nursing homes, etc. in the driving study? A – yes Q – Will there be another community meeting related to the waiver? A – going through the waiver process now, comments and responses, requesting this use specifically, there will be public hearings and there will be more information and detail on landscape, traffic, lighting, etc presented as part of the application details and hearing stage. Q – is there a way to get the gas station without the waiver? A – only if over 500 ft away per code. Q – is there a way to get that distance? A – may be a way to flip the plans, orientation and wayfinding is key to the site for Costco for the consumer, they’re going through the best plan possible now with the current orientation. Q – 500ft regulation is that for a safety concern? A – don’t have an answer but will find out Q – if you can get a waiver on safety. A – safety is # 1 for Costco too. Q – amount of traffic and trips on roadway A – traffic study is in the county’s hands and is public record, going back and forth on comments and responses Q – who do we go to for due process to provide their comments? A – staff, local elected officials and boards. Q – traffic concern, is a county comment – events in area create traffic that blocks the residents, and the road needs to be widened with a light there, she doesn’t have a problem with Costco but big concern for traffic Page 265 of 1249 4 A – going through the process now with county staff for facility Q – traffic – how come study is at specific seasonal time? A – we have a methodology for studies, they followed that process. Q – traffic study – a lot of the new growth was not built yet A – factors of traffic study account for all uses, which started last May (2024) and submitted in Jan (2025). Q – traffic – appreciate studies done but don’t believe it to be accurate since the growth A – traffic methodology is agreed upon from the state level, not by us and going through comments and responses Q – about square footage A – it’s already approved in the PUD, as well as the access points, we are not increasing what is already allowed as square footage, or the use, its already defined as a specific commercial activity center, turn lanes and deceleration lanes are also included Q – 1 – are you looking for any other locations in SE Naples? Q – wouldn’t it be better south of that on E 41? Q – 2 – never seen stand alone Costco, usually in midst of other residential community like this. A – this is the site we are here to talk about tonight Q – why does Costco want to build there? A – Costco has a lot of resources in selecting a site, density, permissibility, and many other factors, this was an optimal site based on emerging growth and existing Costco in the area. They assess many factors. The biggest element is that it is already zoned for commercial use activity. Q – what is the effect of Costco for property values? A – don’t have an answer to property valuation that based on commercial use going into commercial property Q – about the study of environmental aspects, has Costco studied that? A – yes not only in the beginning, but Costco is always in compliance with all regulations federal, and state, unlike other facilities – its tied to operation of store so gas facility closes when the store closes. Q – gas facility on map A – infrastructure looks bigger but its built on whats there. Idk what hes saying less pumps for gas, not typical gas station, latest technology Q – construction vehicles entering and exiting site? A – dedicated loading facility and loading vehicles with products at night not during operating hours, they have it down to a science, its not in street, showed on map, regarding construction. Q – descriptions on delivery times? Page 266 of 1249 5 A – only at night, during closed hours, not operating hours, you won’t see it from residential areas. Regarding construction – there is an element to the construction plan for maintenance of MOT – maintenance of traffic. I don’t have an answer of where it is but there is a specific plan. Q – children, grandchildren – how would you like 4500 cars daily – did you study the height of the traffic and emissions? A – study of cars emissions are not part of the study, different regulations for Naples than California. ANNOUNCEMENT TO WRAP UP MEETING DUE TO TIME EXPIRATION IN RESERVED ROOM *Meeting minutes are generalized and paraphrased. An audio recording of this meeting is also provided. Page 267 of 1249 Page 268 of 1249 Page | 1 The public is invited to attend a Neighborhood Information Meeting to discuss the proposed Costco Wholesale store and gas facility on: February 18, 2025, beginning at 6:00pm, at The Florida Sports Park Reception Hall, located at 8520 Rattlesnake Hammock Road, Naples, FL 34114, (the location of the World Famous Swamp Buggy Races). Formal applications have been submitted to Collier County seeking approval for the following: Insubstantial Change to Planned Unit Development (PDI- PL#20240011559) and Auto Service Station Waiver (ASW- PL#20240011790). The request is for a PDI (PL#20240011559) for relief from certain standards and an ASW (PL#20240011790) for a gas distance separation waiver for the development of a new Costco Wholesale store and gas facility located generally at the southeast corner of Rattlesnake Hammock Drive and Collier Boulevard on approximately 25-acres (County Parcel ID# 48586002021) in the Hacienda Lakes Mixed Use Planned Unit Development (MPUD). Project Location Map On-line participation in the meeting will be made available by request. If you have questions related to the project or would like to participate virtually, please contact the agent for the Costco Wholesale matters listed below. Bradley C. Wester Driver McAfee Hawthorne & Diebenow, PLLC. One Independent Drive, Suite 1200 Jacksonville, Florida 32202 904-301-1269 bcw@drivermcafee.com Page 269 of 1249 Page 270 of 1249 Page 271 of 1249 Page 272 of 1249 Page 273 of 1249 Page 274 of 1249 Page 275 of 1249 Page 276 of 1249 Page 277 of 1249 Page 278 of 1249 Page 279 of 1249 Page 280 of 1249 Page 281 of 1249 Page 282 of 1249 Page 283 of 1249 GIS PROCESSING REQUEST (Property Notification Address Listing) Lists do not include Civic or Homeowner Associations. Submit completed form to DL-GMDNorthGIS@colliercountyfl.gov Please allow 3-5 business days for your request to be completed. NOTE: Incomplete or altered forms will not be accepted. Request Date: NIM Date (if scheduled): Name of Agent/Applicant: Business: Telephone #: E-Mail: PL Number (required): Folio Number(s) of Property: and/or PUD Name (required) Buffer Distance Around Site Location (select one): [ ] 150 ft [ ] 500 ft [ ] 1,000 ft [ ] 1 Mile Properties Included (select all applicable): [ ] Internal [ ] External [ ] Names, Addresses, and Property Descriptions Results: [ ] Names and Addresses Only Product(s) and Processing Fees [ ] Spreadsheet (MS Excel, Electronic) [ ] Mailing Labels (Printed) [ ] Spreadsheet and Mailing Labels $70.00 $80.00 + $0.06 for every record over 1,500 $85.00 + $0.11 for every record over 1,500 Disclaimer: The data used in this request belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided. As such, Collier County and its employees make no guarantees, implied or otherwise as to the accuracy or completeness. Collier County therefore do not accept any responsibilities as to its use. AGENT/APPLICANT INFORMATION SITE LOCATION INFORMATION REQUESTED PRODUCTS ADDITIONAL INFORMATION Page 284 of 1249 8360 SIERRA MEADOWS MOB LLC 841 PRUDENTIAL DR #200 JACKSONVILLE, FL 32207---0 CCMR RESPONSIVE LLC RLC RESPONSIVE LLC RLC RESPONSIVE PARTNERS LLC ATTN: BARRY J HASKELL 9777 VITRAIL LN DELRAY BEACH, FL 33446---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COLLIER HMA INC % ALTUS GROUP PO BOX 92129 SOUTHLAKE, TX 76092---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS, FL 33912---0 HAMMOCK PARK DEVELOPMENT LLC 7742 ALICO ROAD FT MYERS, FL 33912---0 HAMMOCK PARK RESIDENTIAL LLC 7742 ALICO ROAD FT MYERS, FL 33912---0 HAMMOCK WOODS LLC 12580 UNIVERSITY DR STE 102 FORT MYERS, FL 33907---5686 HAMMOCK WOODS LLC 42 BARKLEY CIR STE 3 FORT MYERS, FL 33907---4543 MHP FL VII LLLP 601 BRICKELL KEY DR # 700 MIAMI, FL 33131---0 MHP FL VII LLLP 601 BRICKELL KEY DR #700 MIAMI, FL 3313---0 PX REALTY LLC 5355 TOWN CENTER RD #430 BOCA RATON, FL 33486---0 RACETRAC INC ATTN PROPERTY TAX DEPT 200 GALLERIA PARKWAY SE STE 900 ATLANTA, GA 30339---0 RACETRAC INC ATTN PROPERTY TAX DEPT 200 GALLERIA PARKWAY SE STE 900 ATLANTA, GA 30339---0 S-H NAPLES DEVELOPMENT PROPCO LLC % DISCOVERY MANAGEMENT GROUP 27599 RIVERVIEW CENTER BLVD STE 201 BONITA SPRINGS, FL 34134---0 SIERRA MEADOWS PROPERTY OWNERS ASSN INC 24600 S TAMIAMI TRL # 212 BONITA SPRINGS, FL 34134---0 SIERRA MEADOWS PROPERTY INC 12580 UNIVERSITY DR STE 102 FORT MYERS, FL 33907---5686 SIERRA MEADOWS PROPERTY INC 12580 UNIVERSITY DR STE 102 FORT MYERS, FL 33907---5686 TCW 2082 LLC 2082 TRADE CENTER WAY NAPLES, FL 34109---0 TRACT L DEVELOPMENT LLC 7742 ALICO ROAD FORT MYERS, FL 33912---0 Page 285 of 1249 Costco Wholesale Deviation & Justification List June 11, 2025 Deviations Descriptions & Justifications 1. A deviation from LDC Section 4.02.08 for relief from the maximum light pole height of 25 feet to a new maximum height of 36.5 feet. Justification: The 25 foot height standard will add up to 13 more poles to the overall site. The requested 36.5 foot height allows for a reduced amount of poles overall reducing visual clutter and will still adhere to the photometric standard at the property edge. 2. A deviation from LDC Section 4.05.04.C for relief from the additional requirement to obtain a variance and provide double the interior landscaping if the commercial project includes more than 120% of the required parking. The relief will not require a variance and allow the normal landscape requirements to apply to this commercial project. Justification: Per the enclosed parking exhibit, 149 spaces are depicted as overflow and provided in an existing FPL utility easement. 670 spaces are proposed outside the FPL easement on the main development area and is approximately 103% of the parking standard maximum, which is below the 120% threshold on-site. 3. A deviation from LDC Section 4.05.06.B for relief from the minimum loading spaces required (3 plus 1 for each 25,000 square feet over 50,000 square feet) for a total amount of 5 loading spaces, which is the standard for this type of Costco Wholesale store. Justification: The requested 5 loading spaces are the required amount for Costco Wholesale (4 at the store building and 1 at the gas facility). The required Code amount is excessive and not warranted for this Costco Wholesale use as customarily used. Current Costco standard is 4 loading spaces attached to the building and 1 at the fuel facility. This number of spaces is standard for Costco operations. There is no need for additional loading spaces. 4. A deviation from LDC Section 05.05.08.D.2.b.i for relief from the façade requirement for 15% of glazing (‘glass’) on primary facades for a reduction from the total 45% for all facades to a total of 23% (12% glazing and 11% planted trellis) per the architectural exhibit and descriptive chart included with this request. Justification: The building will incorporate planted metal trellises structurally attached to the building façade as an alternative to glazing in certain areas. This approach aims to mitigate the absence of glazing as much as possible, in alignment with the project program, while also contributing to the architectural aesthetics and functionality. Please see below calculations per elevation, totals provided by type and location, and overall totals compared to the overall provided. Page 286 of 1249 Costco Wholesale Deviation & Justification List June 11, 2025 5. A deviation from LDC Section 05.05.08.D.4 for relief from the required variations in building facades greater than 150 feet in length for a break in massing. Justification: For the variation on the massing, the structurally attached planted trellis is providing an elevation break out for visual interest variations along the façade length. They are also strategically placed to work with the project’s program while contributing to the architectural aesthetics and meeting the spirit and intent of the requirement. 6. A deviation from LDC Section 05.06.04.F.4 for relief from the maximum signage square footage requirement in nonresidential districts for a proposed total of 367 square feet over the maximum combined of 750 square feet. The proposed signage total is 1,117 square feet. Elevations 1 & 3 are the North facing elevations and are 264 square feet over the maximum required amount for the ‘Costco Wholesale’ signage and ‘Liquor Sales’ directional/way-finding signage combined. Elevation 2 is the East facing elevation and it's not permitted to have a ‘Costco Wholesale’ advertisement wall sign so it does not include one, but it will include a small non-illuminated 31 square foot directional/way-finding ‘Tire Center’ sign over the tire center entrance. Elevation 4 is the South elevation and is 36 square feet over the required amount for the ‘Costco Wholesale’ signage. Likewise, elevation 5 is the West elevation and is 36 square feet over the required amount for the ‘Costco Wholesale’ signage. Justification: The signage exhibit enclosed provides the required and relief request for a total of 367 square feet over the standard respectively, for the combined amount. This signage square footage increase is commensurate with the size of the building face for increased visibility for promotion, orientation and way-finding. Additionally, no other signage, including pole signs, ground signs, projecting signs and or other per LDC Section 5.06.04 is proposed for this site except for the requested signage on the face of the building. Page 287 of 1249 BOUNDARY AND TOPOGRAPHIC SURVEY FIELD BOOK:PAGE: 01 XXXX UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION.REVDATEDRAWN BYDESCRIPTIONSHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM V-SURV 2021\21007015A\Survey\Plans\V-SURV.dwg\SURVEY NOTES PG 1 By: DFERRAROR REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: Engineering & Design www.colliersengineering.com C O N S U L T I N G Engineering & Design ENGINEERS + SURVEYING ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY TRACT G PLAT BOOK 55, PAGES 10 THROUGH 21 SEC. 23, TWS 50 SOUTH, RANGE 26 EAST CITY OF NAPLES COLLIER COUNTY FLORIDA AS SHOWN 01/03/2024 KE 21007015A 02........................................__________________________ of FOR PTH TAMPA 7284 West Palmetto Park Rd Suite 201-S Boca Raton, FL 33433 561.717.6496 COLLIERS ENGINEERING & DESIGN, INC. DOING BUSINESS AS MASER CONSULTING Doing Business as I N F O R M A T I O N O F F A C T 1.THIS SURVEY AND PLAN IS BASED UPON THE FOLLOWING DATA AND/OR EXCEPTIONS: CERTIFIED TO : COSTCO WHOLESALE CORPORATION FIRST AMERICAN TITLE INSURANCE COMPANY HACIENDA LAKES OF NAPLES, LLC, A FLORIDA LIMITED LIABILITY COMPANY. 2.AREAS: TRACT G = 1,125,715.44 SQ. FT.± / 25.84 ACRES±. 3.THIS IS TO CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THIS MAP OR PLAN IS THE RESULT OF A FIELD SURVEY PERFORMED ON 12/19/23, BY ME OR UNDER MY DIRECT SUPERVISION, IN ACCORDANCE WITH THE RULES AND REGULATIONS PROMULGATED BY THE "FLORIDA BOARD OF SURVEYORS AND MAPPERS." THE INFORMATION DEPICTED HEREON, CORRECTLY REPRESENTS THE CONDITIONS FOUND AT, AND AS OF THE DATE OF THE FIELD SURVEY, EXCEPT SUCH IMPROVEMENTS OR EASEMENTS, IF ANY BELOW THE SURFACE AND NOT VISIBLE. ACCORDINGLY THE UNDERSIGNED PROFESSIONAL IS NOT RESPONSIBLE FOR THE PRESENCE OF UNDERGROUND UTILITIES OR STRUCTURES, IF SAME ARE NOT VISIBLE OR OTHERWISE DISCLOSED BY ANY AFOREMENTIONED DATA LISTED ABOVE. 4.THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IS BASED WERE MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 5, 8, 11, 13, 14, OF TABLE A THEREOF, THE FIELDWORK WAS COMPLETED ON DECEMBER 19, 2023. 5.THE USE OF THE WORD "CERTIFY" OR "CERTIFICATION" CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE UNDERSIGNED PROFESSIONAL'S KNOWLEDGE, INFORMATION, AND BELIEF, AND IN ACCORDANCE WITH THE COMMONLY ACCEPTED PROCEDURE CONSISTENT WITH THE APPLICABLE STANDARDS OF PRACTICE, AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE EITHER EXPRESSED OR IMPLIED. 6.THE LOCATION OF ALL UNDERGROUND UTILITIES AS SHOWN HEREON ARE APPROXIMATE AND ARE BASED ON VISIBLE ABOVE GROUND STRUCTURES. NO EXCAVATIONS WERE MADE DURING THE PROGRESS OF THIS SURVEY TO LOCATE BURIED UTILITIES/STRUCTURES, ADDITIONAL BURIED UTILITIES/STRUCTURES MAY BE ENCOUNTERED, THE CONTRACTOR SHALL HAVE ALL UNDERGROUND UTILITIES FIELD VERIFIED BY THE PROPER UTILITY COMPANIES BEFORE ANY CONSTRUCTION BEGINS. 7.HORIZONTAL DATUM = FLORIDA STATE PLANE COORDINATE SYSTEM (FL S.P.C.S.) NAD 1983 EAST(2011 ADJUSTMENT) WAS ESTABLISHED AT THE PROJECT SITE BASED ON REAL TIME KINEMATIC (RTK) GPS OBSERVATIONS. 8.VERTICAL DATUM = NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) WAS ESTABLISHED AT THE PROJECT SITE BASED ON A NGS BENCHMARK STAMP Y 526 WITH AN ELEVATION OF 11.42' (NAVD88). 9.THE UNDERSIGNED PROFESSIONAL IS NOT QUALIFIED TO DETERMINE THE EXISTENCE OR NONEXISTENCE OF WETLANDS AND/OR TOXIC WASTES. THEREFORE IT SHOULD NOT BE ASSUMED OR CONSTRUED THAT ANY STATEMENT IS BEING MADE BY THE FACT THAT NO EVIDENCE OF WETLANDS OR TOXIC WASTES IS PORTRAYED HEREON. IT IS IN THE BEST INTEREST OF THE CLIENT TO PURSUE THESE MATTERS AS SEPARATE CONCERNS APART FROM THIS SURVEY. 10.THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY THE SURVEYOR. ALL INFORMATION REGARDING RECORD EASEMENTS, ADJOINERS, AND OTHER DOCUMENTS THAT MIGHT AFFECT THE QUALITY OF TITLE TO TRACT SHOWN HEREON WAS GAINED FROM A TITLE REPORT LISTED IN NOTE 1E ABOVE. 11.THE PARCEL SHOWN HEREON LIES IN FLOOD ZONE "A, AE & X" PER THE FLOOD RATE MAP FOR COLLIER COUNTY, FLORIDA MAP NUMBER 12021C0606J, WITH A REVISION DATE OF FEBRUARY 8, 2024 AS ESTABLISHED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA). ALL FLOOD ZONE LINES SHOWN HEREON WERE DIGITIZED FROM FLOOD ZONE MAP. COLLIERS ENGINEERING & DESIGN MAKES NO GUARANTIES OR WARRANTIES ON LOCATION ACCURACY. 12.THIS PLAN IS MADE FOR AND CERTIFIED TO THE PARTIES NAMED HEREON FOR THE PURPOSE(S) STATED. NO OTHER PURPOSE IS INTENDED NOR IMPLIED. THE UNDERSIGNED PROFESSIONAL IS NEITHER RESPONSIBLE NOR LIABLE FOR THE USE OF THIS PLAN BEYOND ITS INTENDED PURPOSE. 14.BASIS OF BEARING: THE SOUTHERLY RIGHT OF WAY LINE OF RATTLESNAKE HAMMOCK RD. ALSO BEING THE NORTHERLY BOUNDARY LINE OF TRACT G HAVING A BEARING OF : N00°51'39" E (RTK) 15.WETLAND LINE SHOWN HEREON WERE PREPARED BY COLLIERS ENGINEERING & DESIGN ON DECEMBER 8, 2023. WETLAND LINE ARE PRELIMINARY AND WAITING FOR FINAL APPROVAL. 16.SUBJECT PROPERTY ACCESS RIGHT OF WAY: "RATTLESNAKE HAMMOCK ROAD/CR 864" 17.THE PROPERTY HEREON DESCRIBED IS THE SAME AS THE PERTINENT PROPERTY AS DESCRIBED IN FIRST AMERICAN TITLE INSURANCE COMPANY'S, COMMITMENT NO. NCS-119939-ATL, WITH AN EFFECTIVE DATE OF NOVEMBER 6, 2023. C.) FIELD SURVEY B.) DEED OF RECORD E.) TITLE REPORT D.) PLAT F.) OTHER (SEE REFERENCES) A.) OWNER YES NO FIELD LOCATED ON 12/19/2023 ITEM X PLAT BOOK 55, PAGES 10 THROUGH 21, "HACIENDA LAKES OF NAPLES" FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENTS NUMBER: NCS-1199393-ATL EFFECTIVE DATE: MAY 20, 2024 AT 7:30 AM X X X X X MAP OF SURVEY ALTA/NSPS LAND TITLE BOUNDARY AND TOPOGRAPHIC SURVEY ATION THEREOF TO THE BEST OF MY KNOWLEDGE AND BELIEF, SUBJECT TO NOTES STATUES, AND THAT THE SKETCH HEREON IS A TRUE AND ACCURATE REPRESENT- 5J-17, FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA FORTH BY THE FLORIDA BOARD OF PROFESSIONAL LAND SURVEYORS CHAPTER THIS CERTIFIES THAT THE SURVEY REPRESENTED HEREON WAS PERFORMED UNDER MY DIRECT SUPERVISION AND MEETS THE STANDARDS OF PRACTICE SET OF A FLORIDA LICENSED SURVEYOR AND MAPPER FIELD SURVEY: 02/14/2024 DATE OF AND NOTATIONS SHOWN HEREON. S U R V E Y O R ' S C E R T I F I C A T E NOT VALID WITHOUT THE SIGNATURE AND THE ORIGINAL RAISED SEAL CHARLES D. FERRARO - REGISTERED LAND SURVEYOR FLORIDA CERTIFICATION NO. 4768 HACIENDA LAKES OF NAPLES, LLC. FO CABX FL HY DN S EW NORTHDETAIL 18" REBAR WITH PLASTIC CAP - INDICATES REBAR W/ CAP FOUND, UNLESS OTHERWISE NOTED - INDICATES CONCRETE MONUMENT FOUND L E G E N D - INDICATES REBAR W/ CAP OR MAG NAIL SET, UNLESS OTHERWISE NOTED LOCATION MAP (NOT TO SCALE) - INDICATES MAG NAIL & DISK FOUND, UNLESS OTHERWISE NOTED THIS SURVEY WAS PREPARED WITH THE BENEFIT OF AMERICAN LAND TITLE ASSOCIATION COMMITMENT PREPARED BY "FIRST AMERICAN TITLE INSURANCE COMPANY", UNDER COMMITMENT NUMBER NCS-1199393-ATL, WITH A COMMITMENT DATE OF MAY 20, 2024 AT 07:30 AM. THE BELOW REFERENCED ITEMS ARE NUMBERED AS THEY APPEAR IN SCHEDULE B SECTION II OF THE TITLE COMMITMENT AS FOLLOWS: SCHEDULE B-II EXCEPTIONS: 10.Matters shown on the Plat of Hacienda Lakes of Naples, recorded in Plat Book 55, Page 10; as affected by Scrivener's Affidavit recorded in Book 5154, Page 316 of Official Records; as affected by Scrivener's Affidavit recorded in Book 5154, Page 318 of Official Records; as affected by Clerks Reference Sheet recorded in Book 5024, Page 2448 of Official Records.(DOES AFFECT, PLOTTED) 11.The terms, provisions, and conditions contained in that certain Ordinance 75-20, by the board of County commissioners of Collier county, Florida, recorded in Book 619, Page 1177 of Official Records; as affected by Ordinance 75-21, by the board of County commissioners of Collier county, Florida recorded in Book 619, Page 1182 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 12.Easement granted to Florida Power & Light Company by instrument recorded in Book 692, Page 774 of Official Records; as affected by Memorandum of Right-of-Way Consent Agreement recorded in Book 3857, Page 1047 of Official Records. (DOES AFFECT, PLOTTED) 13.Easement granted to Florida Power & Light Company by instrument recorded in Book 870, Page 343 of Official Records; as affected by Memorandum of Right-of-Way Consent Agreement recorded in Book 3857, Page 1047 of Official Records. (DOES AFFECT, PLOTTED) 14.Easement, granted from William Henry Martin and Inez L. Martin, his wife to Peter P. Hawryluk and Ann M. Hawryluk, recorded in Book 882, Page 1867 of Official Records. (DOES NOT AFFECT) 15.Covenants, Conditions and Restrictions as set forth in Warranty Deed recorded on September 10, 1999 as Book 2590, Page 2071, of Official Records, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status or national origin to the extent such covenants, conditions or restrictions violate 42 USC 3604(c). (DOES NOT AFFECT) 16.Covenants, Conditions and Restrictions as set forth in Warranty Deed recorded on March 18, 2003 as Book 3241, Page 3460, of Official Records, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status or national origin to the extent such covenants, conditions or restrictions violate 42 USC 3604(c). (DOES NOT AFFECT) 17.Terms and conditions of the Joint Access Easement Agreement between Vision & Faith, Inc., a Florida corporation and Collier HMA, Inc., a Florida corporation recorded in Book 3241, Page 3464 of Official Records; as affected by Amendment to Joint Access Easement Agreement recorded in Book 4045, Page 2151 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 18.The terms, provisions, and conditions contained in that certain Environmental Resource Permit Notice by South Florida Water Management District, recorded in Book 3845, Page 2681 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 19.The terms, provisions, and conditions contained in that certain Order of Taking, recorded in Book 3910, Page 3745 of Official Records; as affected by Stipulated Final Judgment recorded in Book 4631, Page 1163 of Official Records. (DOES AFFECT, PLOTTED) 20.The terms, provisions, and conditions contained in that certain Notice of Environmental Resource or Surface Water Management Permit by the South Florida Water Management District, recorded in Book 4765, Page 504 of Official Records. (DOES AFFECT, PLOTTED) 21.Terms and conditions of the Assignment of Residential Development Rights between Swamp Buggy, Inc., a Florida not-for-profit corporation and Hacienda Lakes of Naples, LLC, a Florida limited liability company recorded in Book 4845, Page 1286 of Official Records. (DOES NOT AFFECT) 22.Terms and conditions of the Assignment of Residential Development Rights between Collier County Junior Deputies League, Inc., a Florida not-for-profit corporation and Hacienda Lakes of Naples, LLC, a Florida limited liability company recorded in Book 4845, Page 1290 of Official Records. (DOES NOT AFFECT) 23.The terms, provisions, and conditions contained in that certain Notice of Department of the Army Permit, recorded in Book 4845, Page 2209 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 24.The terms, provisions, and conditions contained in that certain Notice of Establishment of Hacienda Lakes Community Development District, recorded in Book 4852, Page 1137 of Official Records; as affected by Amended and Restated Notice of Establishment of the Hacienda Lakes Community Development District recorded in Book 5500, Page 3229 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 25.The terms, provisions, and conditions contained in that certain Declaration of Consent to Jurisdiction of Hacienda Lakes Community Development District and to Imposition of Special Assessments, recorded in Book 4928, Page 3894 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 26.Temporary easement granted to Taylor Morrison of Florida Inc., a Florida corporation, according to instrument recorded in Book 4938 page 2470 of Official Records. (DOES NOT AFFECT, PLOTTED) 27.The terms, provisions, and conditions contained in that certain Notice of Adoption of a Development Order, recorded in Book 4968, Page 860 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 28.Easement, granted from Hacienda Lakes of Naples, LLC to Embarq Florida, Inc., d/b/a CenturyLink, recorded in Book 5009, Page 1293 of Official Records. (DOES AFFECT, PLOTTED) 29.Easement granted to Florida Power & Light Company by instrument recorded in Book 5010, Page 833 of Official Records. (DOES NOT AFFECT, PLOTTED) 30.Easement granted to Florida Power Corporation by instrument recorded in Book 5103, Page 569 of Official Records. (DOES NOT AFFECT) 31.The terms, provisions, and conditions contained in that certain Vacation of Dedicated Easement, recorded in Book 5154, Page 313 of Official Records. (DOES AFFECT, PLOTTED) 32.Easement, granted from Hacienda Lakes of Naples, LLC, a Florida limited liability company to Hacienda Lakes Community Development District, a Community Development district formed and existing pursuant to chapter 190, Florida Statues, its successors and assigns, recorded in Book 5154, Page 320 of Official Records; as affected by Amendment to Sign Easement recorded in Book 5363, Page 382 of Official Records. (DOES AFFECT, PLOTTED) 33.The terms, provisions, and conditions contained in that certain Notice of Hurricane Vulnerability Zone, recorded in Book 5451, Page 531 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 34.The terms, provisions, and conditions contained in that certain Recorded Notice of Environmental Resource Permit, recorded in Book 5942, Page 2406 of Official Records. (DOES AFFECT, BLANKET IN NATURE) 35.Easement, granted from Dr. Charles V. Gnau and Elizabeth K. Gnau, et. ux. to Collier County, Florida, Recorded in 981,Ppage 296. (Does not affect) 36. Matters shown on the Plat of Cadenza at Hacienda Lakes of Naples, recorded in Plat Book 74, Page 16. (Does not affect) 37. Easement, granted from Collier HMA Inc. to Collier County, Florida, recorded in Book 3958, Page 2205 of Official Records. (Does not affect) 38. Easement, granted from Sembler Family Partnership #42, ltd. to Collier HMA Inc., recorded in Book 4045, Page 2113 of Official Records. (Did affect at one time, however, expired November 30, 2006) 39. Riparian rights are not guaranteed or insured. Title to no portion of the herein described land lying below ordinary high water mark is hereby insured. 40. Riparian and/or littoral rights are not insured. 41. ALTA/NSPS Land Title Survey prepared by Colliers Engineering & Design under certification and seal of Charles D. Ferraro, Florida Registered Land Surveyor No. 4768, dated February 14, 2024, last revised _______, 2024, designated as Project Jo. 21007015A, discloses the following matters: none NOTE: ALL OF THE RECORDING INFORMATION CONTAINED HEREIN REFERS TO THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, UNLESS OTHERWISE INDICATED. ANY REFERENCE HEREIN TO A BOOK AND PAGE IS A REFERENCE TO THE OFFICIAL RECORD BOOK OF SAID COUNTY, UNLESS INDICATED TO THE CONTRARY. PURSUANT TO SECTION 6(C)(ii) OF THE MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS (EFFECTIVE DATE 2021) COLLIERS ENGINEERING & DESIGN HAS PLOTTED ANY RIGHTS OF WAY, EASEMENTS AND SERVITUDE'S BURDENING THE SURVEYED PROPERTY AS IDENTIFIED IN THE TITLE INSURANCE COMMITMENT PROVIDED BY THE CLIENT OR OBTAINED BY THE SURVEYOR AND STATED IF EACH IS “SHOWN” OR “NOT SHOWN” ON THE SURVEY. THIS CLIENT HAS REQUESTED THAT THE SURVEYOR STATE IF, AS AN OPINION, THE RIGHTS OF WAY, EASEMENTS AND SERVITUDE “AFFECT” OR “DO NOT AFFECT” THE SUBJECT PROPERTY. THESE OPINIONS ARE NOT TO BE CONSIDERED TO BE MADE WITH ANY LEGAL EXPRISE AND SHOULD BE REVIEWED BY CLIENT'S LEGAL REPRESENTATIVE TO VERIFY VALIDITY PRIOR TO RELYING ON THOSE STATEMENTS. TRACT G, HACIENDA LAKES OF NAPLES, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 55, PAGES 10 THROUGH 21, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. LESS AND EXCEPT ANY PORTION THEREOF, CONVEYED TO MHP FL VII, LLLP, A FLORIDA LIMITED LIABILITY LIMITED PARTNERSHIP BY VIRTUE OF THAT CERTAIN SPECIAL WARRANTY DEED, RECORDED IN BOOK 6170, PAGE 301 OF OFFICIAL RECORDS, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PARCEL 2: EASEMENTS AND OTHER INTERESTS IN REAL PROPERTY AS SET FORTH IN THAT CERTAIN JOINT ACCESS EASEMENT AGREEMENT BETWEEN VISION & FAITH, INC., A FLORIDA CORPORATION AND COLLIER HMA, INC., A FLORIDA CORPORATION RECORDED IN BOOK 3241, PAGE 3464 OF OFFICIAL RECORDS; AS AFFECTED BY AMENDMENT TO JOINT ACCESS EASEMENT AGREEMENT RECORDED IN BOOK 4045, PAGE 2151 OF OFFICIAL RECORDS. DEED BOOK 6170, PAGE 301 PRELIMI N A R Y Page 288 of 1249 RATTLESNAKE HAMMOCK ROAD/CR 864 FO TEPED TEPED E FO E E COLLIER BOULEVARD (COUNTY ROAD 951)HY DG TEPED G G G HY D HY DHY D TEPED FO WHYDTEPED TEPED TEPED TEPED E TEPED G HY DTEPEDTEPED CURVE DATA 60 60 120 SCALE : 1" = 60' 0 Linear unit of measure: US Survey Foot (1 ft = 1200/3937 m) ALTA/NSPS LAND TITLE SURVEY FIELD BOOK:PAGE: 02 XXXX N S EW NORTHUNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION.REVDATEDRAWN BYDESCRIPTIONSHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM V-SURV 2021\21007015A\Survey\Plans\V-SURV.dwg\V-02-SURVEY By: DFERRAROR REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: Engineering & Design www.colliersengineering.com C O N S U L T I N G Engineering & Design ENGINEERS + SURVEYING ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY PORTION TRACT G PLAT BOOK 55, PAGEs 10 THROUGH 21 SEC. 23, TWS 50 SOUTH, RANGE 26 EAST CITY OF NAPLES COLLIER COUNTY FLORIDA AS SHOWN 01/03/2024 KE XXX 21007015A 02........................................__________________________ of FOR PTH HOLMDEL (Headquarters) 101 Crawfords Corner Road, Suite 3400 Holmdel, NJ 07733 732.383.1950 COLLIERS ENGINEERING & DESIGN, INC. DOING BUSINESS AS MASER CONSULTING Doing Business as FO CABX FL HY D PRELIMI N A R Y Page 289 of 1249 RATTLESNAKE HAMMOCK ROAD/CR 864 COLLIER BOULEVARD (COUNTY ROAD 951)PROPOSED TRAFFIC SIGNAL LAKE 13 ±0.50 ACRES FUTURE OUTPARCEL ±4.1 ACRES V V VV V V V V V V V V 20'20'20' 45' 126' 20' 60' 30'61'50'327.7'30'30'20' 20' 20' 20' 30' 30'20'10'10'10' 10'R55'7'12.5'52.5'61'43.9'24'10' 10' 10' 10' 10'63.5'96.5' 10.98' 111.9'204'33.4'112.6'162,671 SF 20'2 0 ' 49' 18' 18' 18' 20' 37'20'12' 15' 4'50'50'11'7.8'6'5.9'7.4'11'15'15'5.9'15'15' 20'20'30'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'7'20'30'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'20'24'20'7'20'24'20'20'24'20'20'24'20'20'24'20'24'20'20'24'20'11.5'24' 10'30'11.5' 8' 18.5' 495.5'20'24' 24' 24' 24'24'15'9.3'7' 24' 10' 28'92.5' 11.5' COSTCO DEMISED AREA BUILDING SETBACK LINE PROPOSED FULL ACCESS DRIVEWAY PROPOSED RIGHT-IN/RIGHT-OUT DRIVEWAY PROPOSED RIGHT-IN / LEFT-OUT ACCESS DRIVEWAY RELOCATED STONE FPL SERVICE ROAD FUTURE FUEL FACILITY EXPANSION PROPOSED VERTICAL CURB (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.)PROPOSED PAINTED WHITE STRIPPING, 4" WIDE (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.) PROPOSED FLUSH PAVEMENT JOINT PROPOSED FLUSH PAVEMENT JOINT PROPOSED PAINTED WHITE STRIPPING, 4" WIDE (TYP.) PROPOSED PAINTED WHITE STRIPPING, 4" WIDE (TYP.) PROPOSED CONCRETE STEP OFF CURB (TYP.) PROPOSED VERTICAL CURB (TYP.) THREE (3) - 40,000 GALLON FUEL STORAGE TANKS PROPOSED TRASH COMPACTOR FUEL FACILITY KIOSK (197 SF) PROPOSED MASONRY COMPACTOR SCREENING WITH METAL GATE PROPOSED STRUCTURALLY ATTACHED AND PLANTED TRELLIS (TYP) PROPOSED STRUCTURALLY ATTACHED AND PLANTED TRELLIS (TYP) PROPOSED GENERATORS BUILDING SETBACK LINE BUILDING SETBACK LINE BUILDING SETBACK LINE 20' 210' DECELERATION RIGHT TURN LANE 210' DECELERATION RIGHT TURN LANE OUTPARCEL ACCESS DRIVE OUTPARCEL ACCESS DRIVE WHEEL STOP (TYP) LIGHT POLE BASE (TYP) FOUR (4) LOADING SPACES ONE (1) LOADING SPACE PROPOSED SAWCUT LINE (TYP) PROPOSED SAWCUT LINE (TYP) FUEL FACILITY GENERATOR FUEL FACILITY ELECTRIC TRANSFORMER WITH BOLLARDS R25' R65' R56' R56' R56' R56' R25' R25' R25' R25' R45' R45' R74' R74' R74' R74' R85' R50' 12'12' 5' R25' R50'R35' R35' R50' R50'R35' R50' R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R5' (U.N.O.) R35'R10' R20' R20' R35' R15' R25' R35' R25' R15' R20' R25' R10' R25'R2' R43' R65' R26' R30' R47.5' R10' R50' R60' R43' R50' R70' R100' R40' R15' R50' R65' R25' PROPOSED STRUCTURALLY ATTACHED AND PLANTED TRELLIS (TYP) R35' R3' 'LEFT ONLY' SIGN R25' R5' R20' Engineering & Design Architecture, Landscape Architecture,Surveying, CT P.C.Engineering& Design, Engineering & Design Architecture, Landscape Architecture,Surveying, CT P.C.Engineering& Design, UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION.REVDATEDRAWN BYDESCRIPTIONSHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2025. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM C-LAYT 2024\24000317A\Engineering\Site Plans\C-LAYT.dwg\C-03-Dimension Plan By: SDONLEVIER REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: www.colliersengineering.com C O N S U L T I N G ENGINEERS + SURVEYING REVDATEDRAWN BYDESCRIPTIONSITE DEVELOPMENT PLANS COLLIER COUNTY FLORIDA AS SHOWN 01/17/25 SVD RTM 24000317A 18101/31/25SVDREVISED PER FPL COMMENTS202/27/25JEHREVISED PER PDI REVIEW DATED 02/12/25303/18/25SVDREVISED PER COUNTY SUFFICIENCY REVIEW COMMENTS DATED 01/27/25....................................................................___________________________ of FOR PTH EXTON 410 Eagleview Boulevard, Suite 104 Exton, PA 19341 610.254.9140 COLLIERS ENGINEERING & DESIGN, INC. DOING BUSINESS AS MASER CONSULTING Doing Business as Russell T. McFall II FLORIDA PROFESSIONAL ENGINEER LICENSE NUMBER: PE75738 COLLIERS ENGINEERING & DESIGN, INC. N S EW NORTH50 50 100 SCALE : 1" = 50' 0 Linear unit of measure: US Survey Foot (1 ft = 1200/3937 m) DIMENSION PLAN 3 LEGENDEXISTING PROPOSED TRAVERSE LINE, CENTER LINE OR BASELINE (LABEL AS SUCH) RIGHT OF WAY LINE PROPERTY LINE EDGE OF PAVEMENT CURB DEPRESSED CURB SIDEWALK FENCES TREELINE ROADWAY SIGNS WETLAND LINE MUNICIPAL BOUNDARY LINE X X X X 13+0012+00 BACK FACE 10 VHC STALL COUNT ADA ACCESSIBLE STALL DEPRESSED CURB AND ADA RAMP DIRECTION OF TRAFFIC FLOW 1.THE SUBJECT PROPERTY IS KNOWN AS PORTION OF TRACT 'G' OF HACIENDA LAKES OF NAPLES, TRACT G REPLAT, PLAT BOOK 55, PAGES 10 THROUGH 21. 2.THE PROPERTY IS LOCATED IN THE HACIENDA LAKES MIXED USE PLANNED UNIT DEVELOPMENT ZONE DISTRICT AND CONTAINS A TOTAL TRACT AREA OF ±1,125,715 SF, ±25.84 ACRES. OWNER:HACIENDA LAKES OF NAPLES, LLC APPLICANT:COSTCO WHOLESALE CORPORATION 7742 ALICO ROAD 45940 HORSESHOE DRIVE, SUITE 150 FORT MYERS, FL 33912 STERLING, VA 20166 904-762-4454 703-885-4002 3.THE SUBJECT PROPERTY IS PRESENTLY UNDEVELOPED, HEAVILY WOODED LAND WITH A CLEARED UTILITY EASEMENT ALONG THE EASTERN PROPERTY BOUNDARY. THE APPLICANT PROPOSES TO CLEAR THE REMAINDER OF THE PROPERTY AND FILL IT IN TO CONSTRUCT A COSTCO WHOLESALE WAREHOUSE WITH A FUEL FACILITY, PARKING LOTS, AND OTHER ASSOCIATED INFRASTRUCTURE. 4.ZONE DATA: MPUD - MIXED USE PLANNED UNIT DEVELOPMENT (E) = PRE-EXISTING NON-CONFORMING CONDITION (V) = VARIANCE REQUIRED * = VALUES ARE ALLOTMENTS FOR THE FUTURE AND ARE NOT A PART OF THIS SITE DEVELOPMENT PLAN 5.THE FOLLOWING DEVIATIONS (PER AMENDED EXHIBIT E LIST OF DEVIATIONS TO ORD. 22-18) ARE BEING REQUESTED AS A PART OF AUTO SERVICE STATION WAIVER (ASW) PL20240011790 AND PLANNED UNIT DEVELOPMENT INSUBSTANTIAL CHANGE (PDI) PL20240011559: 5.1.DEVIATION #20 SEEKS RELIEF FROM LDC SECTION 4.02.08, WHICH REQUIRES A MAXIMUM LIGHT POLE HEIGHT OF 25 FT, TO INSTEAD ALLOW A NEW MAXIMUM HEIGHT OF 36.5 FT. 5.2.DEVIATION #21 SEEKS RELIEF FROM LDC SECTION 4.05.04.C, WHICH REQUIRES COMMERCIAL PROJECTS WITH A MINIMUM 80 PARKING SPACES AND OFF-STREET PARKING IN EXCESS OF 120% TO OBTAIN A VARIANCE AND PROVIDE DOUBLE THE LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS, TO INSTEAD NOT REQUIRE A VARIANCE AND ONLY PROVIDE THE NORMAL LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS AS REQUIRED IN LDC SECTION 4.06.03. 5.3.DEVIATION #22 SEEKS RELIEF FROM LDC SECTION 4.05.06.B, WHICH REQUIRES MINIMUM LOADING SPACES OF 3, PLUS 1 FOR EACH 25,000 SF OVER 50,000 SF, TO INSTEAD ALLOW FOR A TOTAL OF 5 LOADING SPACES. 5.4.DEVIATION #23 SEEKS RELIEF FROM LDC SECTION 5.05.05.B.1, WHICH REQUIRES A MINIMUM 500 FT SEPARATION BETWEEN FACILITIES WITH FUEL PUMPS, TO INSTEAD ALLOW A MAXIMUM 132 FT SEPARATION BETWEEN THE COSTCO PARCEL AND THE 7-ELEVEN PARCEL LOCATED TO THE NORTH, SEPARATED BY RATTLESNAKE HAMMOCK ROAD, A 4-LANE ARTERIAL. 5.5.DEVIATION #24 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.2.b.i, WHICH REQUIRES A TOTAL OF 45% GLAZING (GLASS) ON THE TOTAL COMBINED PRIMARY FACADES OF THE BUILDING, TO INSTEAD ALLOW A COMBINATION OF GLAZING AND PLANTED TRELLIS FEATURES TO ACCOUNT FOR A TOTAL OF 23% (12% GLAZING & 11% PLANTED TRELLIS). 5.6.DEVIATION #25 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.4, WHICH REQUIRES VARIATIONS IN BUILDING FACADE MASSING GREATER THAN 150 LINEAR FEET TO INCLUDE A BREAK IN THE FACADE MASSING, TO INSTEAD ALLOW STRUCTURALLY ATTACHED PLANTED TRELLIS FEATURES AS AN ALTERNATIVE TO PROVIDE AN ELEVATION BREAK OUT FOR VISUAL INTEREST ALONG THE BUILDING FACADE LENGTH. 5.7.DEVIATION #26 SEEKS RELIEF FROM LDC SECTION 05.06.04.F.4, WHICH REQUIRES A MAXIMUM SIGNAGE SQUARE FOOTAGE IN NONRESIDENTIAL DISTRICTS OF 750 SF, TO INSTEAD ALLOW FOR AN INCREASE OF 367 SF OVER THE MAXIMUM FOR A TOTAL OF 1,117 SF. 6.BOUNDARY SURVEY AND TOPOGRAPHIC INFORMATION SHOWN HEREON IS TAKEN FROM A PLAN ENTITLED “ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY FOR COSTCO WHOLESALE”, DATED JANUARY 3, 2024, PREPARED BY COLLIERS ENGINEERING & DESIGN. 7.THE HORIZONTAL DATUM IS RELATIVE TO THE FLORIDA STATE PLANE COORDINATE SYSTEM NAD1983 EAST (2011 ADJUSTMENT). THE VERTICAL DATUM IS RELATIVE TO NAVD 1988. 8.BENCHMARK REFERENCE: NGS BENCHMARK STAMP Y 526, ELEVATION: 11.42' (NAVD 1988). 9.THE LIMITS OF FRESHWATER WETLANDS SHOWN HEREON ARE BASED ON A PLAN ENTITLED “ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY FOR COSTCO WHOLESALE”, DATED JANUARY 3, 2024, PREPARED BY COLLIERS ENGINEERING & DESIGN AND IS PRELIMINARY AND WAITING FOR FINAL APPROVAL. 10.THE FLOOD ZONES DEPICTED HERON ARE BASED ON A PLAN ENTITLED “ALTA/NSPS LAND TITLE BOUNDARY & TOPOGRAPHIC SURVEY FOR COSTCO WHOLESALE”, DATED JANUARY 3, 2024, PREPARED BY COLLIERS ENGINEERING & DESIGN WHICH WAS PLOTTED BASED ON FEMA FLOOD INSURANCE RATE MAP NUMBER 12021C0606J, LAST REVISED FEBRUARY 8, 2024. 11.GEOTECHNICAL INFORMATION AND SOIL TEST PIT LOCATIONS SHOWN HEREON ARE AS PRESENTED IN A REPORT ENTITLED “COSTCO WHOLESALE WAREHOUSE: NAPLES, FL - CW23-1027 - GEOTECHNICAL ENGINEERING REPORT”, DATED MARCH 27, 2024, PREPARED BY TERRACON. 12.THIS SET OF PLANS IS NOT DEPICTING ENVIRONMENTAL CONDITIONS OR A CERTIFICATION/WARRANTY REGARDING THE PRESENCE OR ABSENCE OF ENVIRONMENTALLY IMPACTED SITE CONDITIONS. 13.THIS IS A SITE DEVELOPMENT PLAN AND UNLESS SPECIFICALLY NOTED ELSEWHERE HEREON, IS NOT A SURVEY. 14.DO NOT SCALE DRAWINGS AS THEY PERTAIN TO ADJACENT AND SURROUNDING PHYSICAL CONDITIONS, BUILDINGS, STRUCTURES, ETC. THEY ARE SCHEMATIC ONLY, EXCEPT WHERE DIMENSIONS ARE SHOWN THERETO. 15.THIS SET OF PLANS HAS BEEN PREPARED FOR THE PURPOSES OF MUNICIPAL AND AGENCY REVIEW AND APPROVAL. THIS SET OF PLANS SHALL NOT BE UTILIZED AS CONSTRUCTION DOCUMENTS UNTIL ALL APPROVALS REQUIRED HAVE BEEN OBTAINED, ALL CONDITIONS OF APPROVAL HAVE BEEN SATISFIED AND THE DRAWINGS HAVE BEEN STAMPED “ISSUED FOR CONSTRUCTION”. THIS SHALL INCLUDE APPROVAL OF ALL CATALOG CUTS, SHOP DRAWINGS AND/OR DESIGN CALCULATIONS AS REQUIRED BY THE PROJECT OWNER AND/OR MUNICIPAL ENGINEER. 16.THE CONTRACTOR IS RESPONSIBLE FOR PROJECT SAFETY, INCLUDING PROVISION OF ALL APPROPRIATE SAFETY DEVICES AND TRAINING REQUIRED. 17.PRIOR TO ANY EXCAVATION, THE CONTRACTOR SHALL CALL 811 TO REQUEST A UTILITY MARKOUT. 18.THE COSTCO WAREHOUSE BUILDING WILL BE OF TYPE V-B CONSTRUCTION AND THE COSTCO FUEL FACILITY WILL BE OF TYPE II-B CONSTRUCTION. SITE NOTES 1.BUILDING FOOTPRINT DIMENSIONS SHOWN HEREON ARE APPROXIMATE. FINAL BUILDING FOOTPRINT DIMENSIONS FOR EACH BUILDING SHALL BE FURNISHED ON THE ARCHITECTURAL PLANS WHEN APPLYING FOR A BUILDING PERMIT. ALL STRUCTURES SHALL CONFORM TO THE APPROVED BULK ZONING REQUIREMENTS. 2.CURB RAMPS ARE TO BE CONSTRUCTED FLUSH WITH THE FINISHED PAVEMENT SURFACE. ACCESSIBLE CURB RAMPS INSTALLED WITHIN THE PUBLIC RIGHT OF WAY ARE TO HAVE DETECTABLE WARNING SURFACES COMPLIANT WITH FEDERAL ACCESSIBILITY GUIDELINES FOR PEDESTRIAN FACILITIES IN THE PUBLIC ROW. 3.TRAFFIC SIGNAGE/STRIPING SHALL CORRESPOND TO THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. 4.REFUSE AND RECYCLABLES SHALL BE STORED WITHIN OUTSIDE SCREENED COMPACTORS AS NOTED ON THE PLANS AND PICKED UP BY PRIVATE WASTE DISPOSAL HAULER. 5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROPER DISPOSAL OF ALL WASTE MATERIALS IN ACCORDANCE WITH GOVERNING REGULATIONS AND AGENCIES. 6.THERE SHALL BE NO ON-SITE BURIAL OF CONSTRUCTION MATERIALS, TREE BRANCHES, STUMPS, OR OTHER DELETERIOUS MATERIALS. 7.MATERIALS, WORKMANSHIP, AND CONSTRUCTION FOR THE SITE IMPROVEMENTS SHOWN HEREON SHALL BE IN ACCORDANCE WITH: A.THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, LATEST VERSION. B.FLORIDA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION," LATEST VERSION. C.CURRENT PREVAILING MUNICIPAL, COUNTY, AND/OR STATE AGENCY SPECIFICATIONS, STANDARDS, CONDITIONS, AND REQUIREMENTS. D.CURRENT PREVAILING UTILITY COMPANY/AUTHORITY SPECIFICATIONS, STANDARDS, AND REQUIREMENTS. E.CURRENT MANUFACTURER SPECIFICATIONS, STANDARDS, AND REQUIREMENTS. REQUIRED EXISTING COSTCO FUTURE OUTPARCEL MINIMUM LOT AREA 10,000 SF ±1,125,715 SF ±25.84 ACRES 949,044 SF 21.79 ACRES 176,677 SF 4.06 ACRES MINIMUM LOT WIDTH 100 FT 1,235 FT 1,114 FT 253 FT PRINCIPAL BUILDING MINIMUM YARD (FROM LOT BOUNDARY)25 FT N/A 52.5 FT T.B.D. MINIMUM YARD (FROM MPUD BOUNDARY)25 FT N/A 61 FT T.B.D. MAXIMUM ZONED BUILDING HEIGHT 50 FT N/A 34 FT T.B.D. MAXIMUM ACTUAL HEIGHT 60 FT N/A 34 FT T.B.D. MINIMUM FLOOR AREA 600 SF N/A 162,671 SF T.B.D. MINIMUM GROSS FLOOR AREA PER UNIT 600 SF N/A 162,671 SF T.B.D. ACCESSORY BUILDING MINIMUM YARD (FROM LOT BOUNDARY)10 FT N/A 111.9 FT T.B.D. MINIMUM YARD (FROM MPUD BOUNDARY)10 FT N/A 204 FT T.B.D. MINIMUM DISTANCE BETWEEN STRUCTURES 10 FT N/A N/A T.B.D. MAXIMUM ZONED BUILDING HEIGHT 25 FT N/A 8.92 FT T.B.D. MAXIMUM ACTUAL HEIGHT 30 FT N/A 8.92 FT T.B.D. MINIMUM GROSS FLOOR AREA PER UNIT 80 SF N/A 197 SF T.B.D. MAXIMUM BUILDING (LOT) COVERAGE N/A 0.00%17.2%25.5% * MAXIMUM IMPERVIOUS COVERAGE N/A 1.48%71.4%51.0% * BUFFER 10 FT 10.98 FT 11 FT T.B.D. PARKING USE: 1 SPACE/250 SF RETAIL/OFFICE AREAS 652 SPACES 0 SPACES 819 SPACES T.B.D. LOADING PER TABLE 18 IN COLLIER COUNTY LD CODE SECTION 4.05.06.B 8 SPACES 0 SPACES 5 SPACES (V)T.B.D. ADA SPACES 2% TOTAL 0 SPACES 17 SPACES T.B.D. BUILDING AREA N/A 107 SF 162,868 SF 45,061 SF* NON-BUILDING IMPERVIOUS AREA N/A 16,541 SF 514,612 SF 45,028 SF* LAKE/WETLAND AREA N/A 848,716 SF 18,515 SF 3,265 SF* GREEN AREA N/A 260,352 SF 253,049 SF 83,323 SF* GENERAL NOTES 09/01/22MCNJ-CVER-NOTE-1000 MOD: 09/10/24 5.THE FOLLOWING DEVIATIONS (PER AMENDED EXHIBIT E LIST OF DEVIATIONS TO ORD. 22-18) ARE BEING REQUESTED AS A PART OF AUTO SERVICE STATION WAIVER (ASW) PL20240011790 AND PLANNED UNIT DEVELOPMENT INSUBSTANTIAL CHANGE (PDI) PL20240011559: 5.1.DEVIATION #20 SEEKS RELIEF FROM LDC SECTION 4.02.08, WHICH REQUIRES A MAXIMUM LIGHT POLE HEIGHT OF 25 FT, TO INSTEAD ALLOW A NEW MAXIMUM HEIGHT OF 36.5 FT. 5.2.DEVIATION #21 SEEKS RELIEF FROM LDC SECTION 4.05.04.C, WHICH REQUIRES COMMERCIAL PROJECTS WITH A MINIMUM 80 PARKING SPACES AND OFF-STREET PARKING IN EXCESS OF 120% TO OBTAIN A VARIANCE AND PROVIDE DOUBLE THE LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS, TO INSTEAD NOT REQUIRE A VARIANCE AND ONLY PROVIDE THE NORMAL LANDSCAPING REQUIRED IN INTERIOR VEHICULAR USE AREAS AS REQUIRED IN LDC SECTION 4.06.03. 5.3.DEVIATION #22 SEEKS RELIEF FROM LDC SECTION 4.05.06.B, WHICH REQUIRES MINIMUM LOADING SPACES OF 3, PLUS 1 FOR EACH 25,000 SF OVER 50,000 SF, TO INSTEAD ALLOW FOR A TOTAL OF 5 LOADING SPACES. 5.4.DEVIATION #23 SEEKS RELIEF FROM LDC SECTION 5.05.05.B.1, WHICH REQUIRES A MINIMUM 500 FT SEPARATION BETWEEN FACILITIES WITH FUEL PUMPS, TO INSTEAD ALLOW A MAXIMUM 132 FT SEPARATION BETWEEN THE COSTCO PARCEL AND THE 7-ELEVEN PARCEL LOCATED TO THE NORTH, SEPARATED BY RATTLESNAKE HAMMOCK ROAD, A 4-LANE ARTERIAL. 5.5.DEVIATION #24 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.2.b.i, WHICH REQUIRES A TOTAL OF 45% GLAZING ('GLASS') ON THE TOTAL COMBINED PRIMARY FACADES OF THE BUILDING, TO INSTEAD ALLOW A COMBINATION OF GLAZING AND PLANTED TRELLIS FEATURES TO ACCOUNT FOR A TOTAL OF 23% (12% GLAZING & 11% PLANTED TRELLIS). 5.6.DEVIATION #25 SEEKS RELIEF FROM LDC SECTION 05.05.08.D.4, WHICH REQUIRES VARIATIONS IN BUILDING FACADE MASSING GREATER THAN 150 LINEAR FEET TO INCLUDE A BREAK IN THE FACADE MASSING, TO INSTEAD ALLOW STRUCTURALLY ATTACHED PLANTED TRELLIS FEATURES AS AN ALTERNATIVE TO PROVIDE AN ELEVATION BREAK OUT FOR VISUAL INTEREST ALONG THE BUILDING FACADE LENGTH. 5.7.DEVIATION #26 SEEKS RELIEF FROM LDC SECTION 05.06.04.F.4, WHICH REQUIRES A MAXIMUM SIGNAGE SQUARE FOOTAGE IN NONRESIDENTIAL DISTRICTS OF 750 SF, TO INSTEAD ALLOW FOR AN INCREASE OF 367 SF OVER THE MAXIMUM FOR A TOTAL OF 1,117 SF. BUFFER PER LDC BUFFER PER LDC BUFFER PER LDC BUFFER PER LDC (PENDING FPL APPROVAL) BUFFER PER LDC Page 290 of 1249 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC) at 9:00 A.M. on July 17, 2025, in the Board of County Commissioners meeting room, third floor, Collier Government Center, 3299 East Tamiami Trail, Naples, FL to consider: AN ORDINANCE AMENDING ORDINANCE NO. 11-41, AS AMENDED, THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT, TO APPROVE AN INSUBSTANTIAL CHANGE TO THE PUD, TO ADD DEVIATIONS FOR RELIEF FROM THE COLLIER COUNTY LAND DEVELOPMENT CODE RELATING TO ARCHITECTURAL GLAZING STANDARDS, BUILDING FAÇADE MASSING, LIGHT FIXTURE HEIGHTS, LOADING SPACES, LANDSCAPE STANDARDS FOR INTERIOR VEHICULAR USE AREAS, AND SIGNAGE, TO REVISE A TRANSPORTATION COMMITMENT, AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PARCEL IS IN THE COMMERCIAL TRACT OF THE MPUD AND IS LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD. [PL20240011559] AND A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, GRANTING A WAIVER FROM THE MINIMUM REQUIRED SEPARATION OF 500 FEET BETWEEN FACILITIES WITH FUEL PUMPS PURSUANT TO SECTION 5.05.05.B OF THE LAND DEVELOPMENT CODE, FOR DEVELOPMENT OF A COSTCO WHOLESALE, WITH A RESULTING SEPARATION DISTANCE OF 132 FEET FROM THE PROPERTY LINE OF THE EXISTING 7-ELEVEN. THE SUBJECT PROPERTY IS LOCATED IN THE COMMERCIAL TRACT OF THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT (MPUD) LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD. [PL20240011790] Page 291 of 1249 All interested parties are invited to appear and be heard. Copies of the proposed Ordinance will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center, 3299 East Tamiami Trail, Suite 401, Naples, FL 34112, one (1) week prior to the scheduled hearing. Written comments must be filed with the Zoning Division, prior to July 17, 2025. 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 i n 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 Ray Bellows at 252-2463 or email to Ray.Bellows@colliercountyfl.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) 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. Page 292 of 1249 Collier County Planning Commission Joseph K. Schmitt, Chairman Page 293 of 1249 See reverse for more information PUBLIC HEARING NOTICE Costco Wholesale (PDI) & (ASW) Petition Type: Planned Unit Development Insubstantial Change & Auto Service Station Waiver Petition No.: PL20240011559 & PL20240011790 Planner Name: Sean Sammon Phone: (239) 252-8422 Collier County Planning Commission: Date: 7/17/2025 Time: 09:00 AM Location: 3299 Tamiami Trail East, Building F, Naples, FL 34112 This is to advise you of an upcoming public hearing because you may have interest in the proceedings, or you own property located near the vicinity of the following property. For more information, or to register to participate remotely: https://bit.ly/Public__Hearings *Remote participation is provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues. For difficulties registering please call Ailyn Padron at (239) 252-5187 or email to ailyn.padron@CollierCountyFL.Gov. Meeting information: Individual speakers may be limited to five (5) minutes on any item. Persons wishing to have written or graphic materials included in the agenda packets must submit materials a minimum of ten (10) days prior to the respective public hearing, to the county staff member noted above. All material used in presentations before the Collier County Planning Commission will become a permanent part of the record. Any person who decides to appeal a decision of the Collier County Planning Commission will need a record of the proceedings pertaining thereto and may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. 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 Department, 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. This petition and other pertinent information related to this petition is kept on file and may be reviewed at the Growth Management Community Development Department building located at 2800 North Horseshoe Drive, Naples, Florida 34104. Page 294 of 1249 Collier County Planning Commission to consider the following: AN ORDINANCE AMENDING ORDINANCE NO. 11-41, AS AMENDED, THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT, TO APPROVE AN INSUBSTANTIAL CHANGE TO THE PUD, TO ADD DEVIATIONS FOR RELIEF FROM THE COLLIER COUNTY LAND DEVELOPMENT CODE RELATING TO ARCHITECTURAL GLAZING STANDARDS, BUILDING FAÇADE MASSING, LIGHT FIXTURE HEIGHTS, LOADING SPACES, LANDSCAPE STANDARDS FOR INTERIOR VEHICULAR USE AREAS, AND SIGNAGE, TO REVISE A TRANSPORTATION COMMITMENT, AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PARCEL IS IN THE COMMERCIAL TRACT OF THE MPUD AND IS LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD. [PL20240011559] AND A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, GRANTING A WAIVER FROM THE MINIMUM REQUIRED SEPARATION OF 500 FEET BETWEEN FACILITIES WITH FUEL PUMPS PURSUANT TO SECTION 5.05.05.B OF THE LAND DEVELOPMENT CODE, FOR DEVELOPMENT OF A COSTCO WHOLESALE, WITH A RESULTING SEPARATION DISTANCE OF 132 FEET FROM THE PROPERTY LINE OF THE EXISTING 7-ELEVEN. THE SUBJECT PROPERTY IS LOCATED IN THE COMMERCIAL TRACT OF THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT (MPUD) LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD. [PL20240011790] Page 295 of 1249 SOUTH FRONTAGE Page 296 of 1249 NORTH FRONTAGE Page 297 of 1249 WEST FRONTAGE Page 298 of 1249 [24-CPS-02559/1951793/1]82 Hacienda Lakes/PL20240011559 6/12/25 Text underlined is added; text struck-through is deleted. 1 of 3 ORDINANCE NO. 2025-_____ AN ORDINANCE AMENDING ORDINANCE NO. 11-41, AS AMENDED, THE HACIENDA LAKES MIXED-USE PLANNED UNIT DEVELOPMENT, TO APPROVE AN INSUBSTANTIAL CHANGE TO THE PUD, TO ADD DEVIATIONS FOR RELIEF FROM THE COLLIER COUNTY LAND DEVELOPMENT CODE RELATING TO ARCHITECTURAL GLAZING STANDARDS, BUILDING FAÇADE MASSING, LIGHT FIXTURE HEIGHTS, LOADING SPACES, LANDSCAPE STANDARDS FOR INTERIOR VEHICULAR USE AREAS, AND SIGNAGE, TO REVISE A TRANSPORTATION COMMITMENT, AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PARCEL IS IN THE COMMERCIAL TRACT OF THE MPUD AND IS LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±25.86 ACRES OF THE ± 2,262 ACRE MPUD [PL20240011559] WHEREAS, on October 25, 2011, the Board of County Commissioners approved Ordinance No. 11-41, which established the Hacienda Lakes Mixed-Use Planned Unit Development (MPUD) zoning district; and WHEREAS, on May 22, 2022, the Board of County Commissioners approved Ordinance No. 2022-18, which amended the Hacienda Lakes MPUD; and WHEREAS, Costco Wholesale Corporation, a Washington corporation, represented by Brad C. Wester of Driver McAfee Hawthorne & Diebenow, PLLC, filed a petition to request approval of an insubstantial change to the Hacienda Lakes MPUD. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: AMENDMENT TO EXHIBIT E, LIST OF DEVIATIONS, ATTACHED TO ORDINANCE NO. 11-41, AS AMENDED, THE HACIENDA LAKES MPUD Exhibit “E” attached to Ordinance No. 11-41, as amended, the Hacienda Lakes MPUD, is hereby amended and replaced with Exhibit “E”, attached hereto and incorporated herein by reference. Page 299 of 1249 [24-CPS-02559/1951793/1]82 Hacienda Lakes/PL20240011559 6/12/25 Text underlined is added; text struck-through is deleted. 2 of 3 SECTION TWO: AMENDMENT TO TRANSPORTATION COMMITMENT IN EXHIBIT F, LIST OF OWNER COMMITMENTS, ATTACHED TO ORDINANCE NO. 11-41, AS AMENDED, THE HACIENDA LAKES MPUD Section VI. TRANSPORTATION Paragraph XI of BENFIELD ROAD IMPROVEMENTS in Exhibit “F” attached to Ordinance No. 11-41, as amended, the Hacienda Lakes MPUD, is hereby amended as follows: VI. TRANSPORTATION ********************** BENFIELD ROAD IMPROVEMENTS ********************** Section XI. Prior to the issuance of a certificate of occupancy for the first 75,000 square feet of retail land uses, the Owner shall construct, at its sole expense, a Collier Area Transit (CAT) stop/ shelter fronting the Commercial Tract C that shall include a 10' x 20' pavilion shelter with benches and protection from the elements and include a minimum of three (3) bike racks. Owner shall be responsible for maintenance of the bus stop/ shelter unless Owner elects to convey to County at no cost to County an easement for the bus shelter. The location of the CAT shelter is generally depicted below on the Master Mobility Plan. This is a site-related contribution with the exception for the Costco Wholesale development (PL20240011790 and PL20240011559) that defers the requirement to the future retail commercial outparcel at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road to better serve the public that utilize public transportation for a variety of retail uses. SECTION THREE: EFFECTIVE DATE. This Ordinance shall become effective upon filing with the Department of State. Page 300 of 1249 [24-CPS-02559/1951793/1]82 Hacienda Lakes/PL20240011559 6/12/25 Text underlined is added; text struck-through is deleted. 3 of 3 PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this ______ day of __________________, 2025. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: _______________________ By: ____________________________________ Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: _________________________________ Heidi F. Ashton-Cicko Managing Assistant County Attorney Exhibit E – Revised List of Requested Deviations Exhibit E-5 – Reserved Exhibit E-6 – Costco- Elevation and Signage Exhibit Page 301 of 1249 Page 302 of 1249 Page 303 of 1249 Page 304 of 1249 Page 305 of 1249 1 Sean Sammon From:Ray Bellows Sent:Friday, April 18, 2025 1:26 PM To:Sean Sammon Subject:FW: Proposal for Collier and Rattlesnake Hammock FYI Ray Bellows Manager - Planning Zoning Ray.Bellows@colliercountyfl.gov From: johnsweeney224560@gmail.com <johnsweeney224560@gmail.com> Sent: Friday, April 18, 2025 11:53 AM To: Ray Bellows <Ray.Bellows@colliercountyfl.gov> Subject: Proposal for Collier and Rattlesnake Hammock EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. To: Members of the Board of County Commissioners Members of the Collier County Planning Commission Thank you for taking a few minutes to read this message and I appreciate your consideration of this suggestion. The intersection of Collier and Rattlesnake Hammock is poised to be one of the most densely populated residential areas in Collier County. Besides the existing single family, condo and RV developments near that intersection, five very large multi-family buildings have been recently constructed and five more are currently under construction. There are more multi-family buildings planned just east of the existing five under construction. That is an enormous amount of people moving to the area within a short distance of the Collier-Rattlesnake Hammock intersection. The land at the Southeast corner of Collier and Rattlesnake Hammock was designated commercial many years ago when the Hacienda Lakes PUD was created. I am sure at that time the County had no idea there would be so much residential development at that corner. Currently there are no Collier County public park or recreational facilities anywhere east of Collier Blvd between Beck Blvd and Tamiami Trail – a distance of approximately 7 miles. Page 306 of 1249 2 Given the massive population growth expected over the next 2 years, it would be wonderful if Collier County would use the land at the SE corner of Collier and Rattlesnake Hammock to create some public park facilities. Of course I understand that it would have to be re-zoned, but I do hope the County put its residents first. Here are some thoughts: Plan 1 – Collier County to purchase the land to create a very nice park, with a nature walk, pickleball courts, dog park, playground, etc. The County would then sell of part of the land to a developer for a small strip mall that would serve the local residents. Plan 2 – Collier County to purchase the land and create a “downtown” for Hacienda Lakes. Some shops, some entertainment venues and a walkable “downtown” with parks and nature area. Maybe even add a library branch as well. I know this is a huge departure from the current plans and designs, but I ask you to please give it some thought. Sincerely, John Sweeney 9220 Cayman, Naples Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Page 307 of 1249 1 Sean Sammon From:Michael Bosi Sent:Monday, March 10, 2025 8:04 AM To:Sean Sammon; Ray Bellows Subject:FW: Proposed Costco on Collier Sean, For the file on the petitions. Thanks, mike Michael Bosi AICP Division Director - Planning & Zoning Zoning Office:239-252-1061 Mobile:239-877-0705 2800 North Horseshoe drive Naples, Florida 34104 Michael.Bosi@colliercountyfl.gov From: jschmitt@comcast.net <jschmitt@comcast.net> Sent: Sunday, March 9, 2025 3:55 PM To: Ray Bellows <Ray.Bellows@colliercountyfl.gov>; Michael Bosi <Michael.Bosi@colliercountyfl.gov> Subject: FW: Proposed Costco on Collier EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Forwarded for the petition record. Joe From: johnsweeney224560@gmail.com <johnsweeney224560@gmail.com> Sent: Sunday, March 9, 2025 11:09 AM To: jschmitt@comcast.net Subject: Proposed Costco on Collier Dear Mr. Schmitt, My wife and I are homeowners in the Azure subdivision of Hacienda Lakes. We were very happy to read that the proposed new Costco at Collier and Rattlesnake-Hammock will have to be reviewed by the Collier County Planning Commission rather than a hearing examiner. Page 308 of 1249 2 I did attend the recent “information” meeting with Costco, but to be honest, Costco was not very open, and they certainly gave a very different picture of the situation than what Rick LoCastro has written in his newsletter. The Collier-Rattlesnake Hammock area is primarily residential, but we do know that the parcel upon which they want to build is zoned Commercial. Most of us had been expecting smaller stores that would serve the neighborhood. The proposed Costco with a gas station with the entrance and exit on the Rattlesnake Hammock extension was quite a shock. I suggest that the County purchases that land and create a public park, with maybe a few smaller stores on out lots. There are no public parks on the East side of Collier from Davis to 41, yet there are an amazing number of new residential buildings and houses going up in the area. A park with a nature walk, dog park, etc., would so very welcome by the residents of the apartments, condos, senior living and houses in the area. I know this would be a very ambitious project to change the zoning, but please give some thought to creating a public park which is badly needed in the area. At the end of this letter are some thoughts from my wife and I on the Costco situation. Please read if you have a few more moments. Sincerely, John Sweeney, Celeste Sweeney 1. TRAFFIC At the recent meeting where Costo did a Q&A for local residents, the Costco representative said they expect a minimum 4500 vehicles a day to enter and exit their facility (before the extended hours announcement). The majority of those vehicles would have to enter and exit onto Rattlesnake Hammock. The Costco representative said that since Rattlesnake Hammock is a multi-lane divided highway, there should be no issue with the traffic. While Rattlesnake Hammock west of Collier is pretty much exactly that with 3 lanes in each direction and a 45mph speed limit, Rattlesnake Hammock east of Collier is more of a residential parkway that is a little less than a mile in length, 2 lanes in each direction and a 40mph speed limit. Clearly Rattlesnake Hammock is different east and west of Collier. There are no businesses east of Collier on Rattlesnake Hammock facing Rattlesnake Hammock. A number of new apartment and condos are being constructed – all residential. With less than 1,000 homes in Azure and Esplanade, there are no current traffic concerns east of Collier on Rattlesnake Hammock. At the time of the meeting, Costco hours were 10am to 8pm. 4500+ vehicles a day on Rattlesnake Hammock would mean an average of 560+ vehicles an hour, or 10 vehicles every minute. That is a huge increase in traffic for a residential parkway. Costco indicated that the volume of traffic would be so significant that they proposed a stoplight be constructed in the middle of the residential neighborhood on Rattlesnake Hammock to make sure their customers can exit. Costco has since decided to expand their gasoline sales hours, so the number of vehicles will likely increase. Rattlesnake Hammock east of Collier was not designed as a commercial road and is certainly not a “highway” as characterized by Costco. The best way to eliminate the traffic issues on Rattlesnake Hammock is to add an entrance and exit on Collier. I realize this has its own issues, including disruption of the multi-use path, bridges over the canal, negotiations with the hospital, etc., but it makes so much more sense than feeding all the traffic into a residential neighborhood. I believe it is unusual to have Costco store with a gas station and service bays built in the middle of a residential area. 2. Fuel Station Currently the intersection of Collier and Rattlesnake Hammock has two fueling stations in existence and both have access from Collier. Over the years, the County has developed many statutes, building codes, ordinances, etc. that allow our County to remain beautiful. The proposed Costco has indicated that they will apply for a variance to the 500 foot distance rule. We see no reason why the County should grant this variance. The county rules have been established for good reasons and Costco should not receive any special treatment. They have options – move the fuel operation so it is further away or build a Costco without a fuel station. Without a fuel station, the traffic would be less and alleviate some of the traffic concerns listed above. Page 309 of 1249 1 Sean Sammon From:Lauren Trethewey <ltretheweysunshinestate@gmail.com> Sent:Monday, February 24, 2025 12:36 PM To:Christine Willoughby Cc:Sean Sammon Subject:Re: Inquiry Regarding Costco Planning Project (PL20240000445) Follow Up Flag:Follow up Flag Status:Flagged EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Hello Christine, Thank you for your quick response, I really appreciate the information. I understand that Costco has not submitted any Site Development Plans for review yet, and I appreciate the clarification on the review process. Sean , I know both Communities have some concerns on this project, how do we go about a public petitions. Thank you in advance for your help, On Mon, Feb 24, 2025 at 12:27 PM Christine Willoughby <Christine.Willoughby@colliercountyfl.gov> wrote: Hello Lauren, Costco has not submitted any Site Development Plans for review, as of yet. I only review the SDP plans and do not review the public petitions. Site Development Plans are administratively approved and do not require public input. Sean Sammons is the reviewer for the public petitions, I have copied him on this email to make him aware of your concerns. I am not sure what road you are speaking about since I have not reviewed any site development plans. Page 310 of 1249 2 Christine Willoughby Planner III Development Review Office:239-252-5748 , Collier County Growth Management Division Christine.Willoughby@colliercountyfl.gov From: Lauren Trethewey <ltretheweysunshinestate@gmail.com> Sent: Monday, February 24, 2025 11:49 AM To: Christine Willoughby <Christine.Willoughby@colliercountyfl.gov> Subject: Inquiry Regarding Costco Planning Project (PL20240000445) EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Good Afternoon Christine, I hope you're doing well. I am reaching out regarding the Costco Planning Project Application Number PL20240000445. I was wondering if there have been any updates or new information available on this matter. I am particularly concerned about the zoning waiver discussed at the last meeting, where Costco seemed confident they would receive approval. My main concern is the proximity of the proposed gas station. The 500-foot distance requirement is clearly in place for environmental reasons, among others. However, the fact that the proposed distance is only 132 feet is troubling. While I understand the property is zoned commercial, the anticipated increase in traffic—especially with the addition of 4,500 more cars, including those from new apartments and the upcoming school—makes the gas station's proximity even more concerning. Additionally, I was hoping you could provide more information about the new road being constructed near the Azure Hacienda Lakes gate. Do you know where this road will lead, and whether it will provide Page 311 of 1249 3 another access point to the Rattlesnake Costco? Unfortunately, Costco was unable to provide clarification on this. I appreciate any insights you can provide and look forward to your response. Best regards, -- To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. May be an image of 1 person and text that says 'Lauren RE Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. -- To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. May be an image of 1 person and text that says 'Lauren RE Page 312 of 1249 1 Sean Sammon From:Linda Ann Ventura <venturalindaann@gmail.com> Sent:Sunday, March 2, 2025 7:37 AM To:Sean Sammon Subject:Yes to COSTCO near us!! EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Dear Sean: We would love for COSTCO to be built near or next to Rattlesnake Hammock ( not certain the exact location) in east Naples. We have much housing construction going on and many families will appreciate the proximity to a pretty amazing grocery/everything store. Not to mention the jobs that will be created! Hoping this happens, Linda Ann Ventura 307 Tamarindo Ln Naples, Fl 34114 239-777-4976 Page 313 of 1249 1 Sean Sammon From:Norma H <quakefriscofog@gmail.com> Sent:Wednesday, February 19, 2025 6:50 AM To:Sean Sammon Subject:Costco EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. I support the new costco to be located on the corner of Rattlesnake and Collier Blvd. Page 314 of 1249 1 Sean Sammon From:Frank E. LaPorta <felaporta@yahoo.com> Sent:Wednesday, February 19, 2025 1:56 PM To:Sean Sammon Subject:Costco EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. I am a full time resident of the Tamarindo Community just down the road from the proposed new Costco off Collier & Rattlesnake. Please know I am in full support of this project. Frank E. LaPorta 325 Spiaggio Court Naples, Florida 34114 Page 315 of 1249 1 Sean Sammon From:Tiffany Bray <tiffany.bray13@gmail.com> Sent:Wednesday, February 19, 2025 5:55 PM To:Sean Sammon Subject:Proposed Costco PL20240011559/PL20240011790 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Good Evening Sean, I wanted to reach out and express my support for the proposed Costco in Hacienda Lakes. I am a homeowner in a nearby community (Tamarindo) and I believe having a resource like Costco would be a good value to our area. I wasn't able to attend last night's NIM but I do work for a civil engineering firm and I understand the County's zoning process. I've been tracking this for some time and I hope they get to move dirt on this one. As a native to Naples my husband and I see the value of this new development being something that will support working class year round residents and not just the seasonal residents that appear to have been in abundance at the meeting yesterday. I've heard rumor that this will be scheduled for HEX, would you please let me know when the next hearing is scheduled for this site? Thank you, Tiffany Bray tiffany.bray13@gmail.com 239-776-9499 Page 316 of 1249 1 Sean Sammon From:Jessica Rodriguez <jesjoyrod@gmail.com> Sent:Tuesday, February 18, 2025 7:12 PM To:Sean Sammon Subject:Costco EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Good evening Mr. Sammon, I hope you are doing well. I wanted to reach out to let the County know that I am in full support of the proposed Costco and to ask that this email be made part of their application. I am a resident in Tamarindo HOA near Hacienda Lakes where the neighborhood informational meeting for the Costco was held tonight. I attended that meeting and am very much in support of the proposed Costco. I was born and raised here in Naples and in this area of town there’s a lot of housing but not enough other infrastructure to support the area. People who work full time like myself often can’t go to these types of meetings and so often our voices aren’t heard, but please know that there is community support for this type of project. I would much rather see a Costco or some other retailer that provides goods and services that benefit the community and generate employment opportunities than another self-storage or more housing. Thank you. -- Sincerely, Jessica Rodriguez Claro 239-293-6709 Page 317 of 1249 1 Sean Sammon From:John M. Ventura <jventur4@gmail.com> Sent:Sunday, March 2, 2025 7:36 AM To:Sean Sammon Subject:Costco in 34114 Naples EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Dear Sean, I fully support the addition of putting a Costco in the 34114 zip code of Naples FL (it is my understanding that it would be between Physicians Regional Hospital on Collier Blvd and the Hacienda Lakes development, on the east side of Collier). I'm sure you are investigating environmental and traffic impact and would trust the opinions of those experts. So, barring any significant detrimental effects of either of those two items, I fully support this addition of a new Costco. John John M Ventura 307 Tamarindo Lane Naples, FL 34114 585-943-7680 Page 318 of 1249 1 Sean Sammon From:John Bender <jrbender@comcast.net> Sent:Friday, February 21, 2025 9:26 AM To:Sean Sammon Subject:Costco on Rattlesnake Hammock EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme cauon when opening a#achments or clicking links. My wife and I live in Tamarindo located at Sabal Palm and Collier Blvd., very close to the proposed Costco. We are very excited about Costco coming to Ra#lesnake Hammock as are many of our neighbors. We just wanted to voice our support of the new locaon. Thank you, John Bender 419 Polihale Way, Naples Sent from my iPad Page 319 of 1249 g1Q117^ t9z4b° N l ORDINANCE NO. 11- 41pJ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE 9ZSZVS NUMBER 2004 -41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE AGRICULTURAL (A) AGRICULTURAL- SPECIAL TREATMENT OVERLAY (A -ST) AND PUD ZONING DISTRICT SWAMP BUGGY DAYS PUD) TO THE MIXED USE PLANNED UNIT DEVELOPMENT (MPUD) ZONING DISTRICT FOR A PROJECT KNOWN AS THE HACIENDA LAKES MPUD THAT WILL ALLOW A MAXIMUM OF 327,500 SQUARE FEET OF GROSS RETAIL COMMERCIAL FLOOR AREA; 70,000 GROSS SQUARE FEET OF PROFESSIONAL AND MEDICAL OFFICE SPACE INCLUDING A CONVERSION OF RETAIL USE TO PROFESSIONAL AND MEDICAL OFFICE; 135 HOTEL ROOMS INCLUDING A CONVERSION TO BUSINESS PARK; 140,000 GROSS SQUARE FEET OF BUSINESS PARK OR EDUCATION FACILITY; A PUBLIC SCHOOL; CONTINUATION OF EXISTING "SWAMP BUGGY” ATTRACTION AND "JUNIOR DEPUTY" PASSIVE RECREATION; AND A MAXIMUM OF 1,760 RESIDENTIAL DWELLING UNITS INCLUDING CONVERSIONS TO RECREATIONAL VEHICLE PARK AND SENIOR HOUSING FOR INDEPENDENT LIVING, ASSISTED LIVING AND NURSING CARE. THE SUBJECT PROPERTY, CONSISTING OF 2,262 +/- ACRES IS LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951) AT THE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE- HAMMOCK ROAD AND NORTH AND SOUTH OF SABAL PALM ROAD IN SECTIONS 11, 12, 13, 14, 23, 24 AND 25, TOWNSHIP 50 SOUTH, RANGE 26 EAST, AND SECTIONS 19 AND 30, TOWNSHIP 50 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA; PROVIDING FOR REPEAL OF ORDINANCE NUMBER 84 -26 FOR SWAMP BUGGY GROUNDS; AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS, Dwight Nadeau of RWA, Inc., Robert Mulhere of Mulhere and Associates and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., representing Hacienda Lakes of Naples, LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. Hacienda Lakes of Naples LLC PUDZ-2006-AR- 10 146 Page 1 of BCC Approved 10/25/11 Page 320 of 1249 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 Sections 11, 12, 13, 14, 23, 24 and 25, Township 50 South, Range 26 East, and Sections 19 and 30, Township 50 South, Range 27 East, Collier County, Florida, is changed from the Agricultural (A), Agricultural- Special Treatment Overlay (A -ST) and PUD zoning district (Swamp Buggy Days PUD) Zoning District to a Mixed Use Planned Unit Development (MPUD) Zoning District for the 2,262 +/- acre project to be known as the Hacienda Lakes MPUD, to allow a maximum of 327,500 square feet of gross retail commercial floor area; 70,000 gross square feet of professional and medical office space; 135 hotel rooms; 140,000 gross square feet of business park or education facility; continuation of existing "swamp buggy" attraction and "Junior Deputy" passive recreation; and a maximum of 1,760 residential dwelling units in accordance with the Hacienda Lakes MPUD Document, attached hereto as Exhibits "A" through "G" 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: Ordinance No. 84 -26, the Swamp Buggy PUD, is hereby repealed. SECTION THREE: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super- majority vote of the Board of County Commissioners of Collier County, Florida, this 25`h day of October, 2011. ATTEST: D WICcI (CLERK t. By: PU DZ- 2006 -Ak -16 i 4-6'-- BCC Approved 10/25/11 . BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA Page 2 of 3 FRED W. COYLE, Ch&rinan Page 321 of 1249 Approved as to form and legal sufficiency: i ', ,4- - - 0((2 Heidi Ashton -Cicko Assistant County Attorney Section Chief, Land Use /Transportation Attachments: Exhibit A – Permitted Uses Exhibit B – Development Standards Exhibit C – Master Plan Exhibit D – Legal Description Exhibit E - List of Requested Deviations Exhibit F - List of Owner Commitments Exhibit G – Master Use and Conversion List CP\ ] 0- CPS - 01024\ 118 This ordinance s! ,,' with Secretary of ., ll3i?t day of and acknowledgeme pf that filinga received ti,isi day of py- - Deputy lerlc Hacienda Lakes of Naples LLC PUDZ- 2006 -AR -10146 Page 3 of 3 BCC Approved 10/25/11 Page 322 of 1249 EXHIBIT A PERMITTED USES PROJECT LAND USE TRACTS TRACT TYPE UNITS. ACREAGE+ TRACT "R" RESIDENTIAL 1,714 447.86 TRACT "R/MU" RESIDENTIAL/MEDICAL USE 25 min.* 38.82 TRACT "BP" BUSINESS PARK 1 35.38 TRACT "C" COMMERCIAL 17 min.* 34.16 TRACT "A" ATTRACTION 1 47.27 TRACT "P" PRESERVE 0 1,544.14 TRACT "PF" PUBLIC FACILITY 0 1.33 TRACT "JD" JUNIOR DEPUTY 2 21.62 TRACT "ROW" PUBLIC RIGHT -OF -WAY 0 72.01 TRACT "S" SCHOOL 0 19.55 Total 1,760 2262.14 Denotes the minimum number of dwelling units that must be constructed in the associated land use tract. Given that Tract C may generate up to 55 residential dwelling units, thirty (30 %) percent of those residential units (17 units) must be constructed in Tract C. Tract R/MU is required by this document to have no less than 25 residential dwelling units constructed within that Tract. The balance of the residential dwelling units generated from Tract C (13 units) must be constructed in either the R/MU Tract, or on a portion of Tract R, within one -third of one mile of the boundary of Tract C. GENERAL PERMITTED LAND USES Streets, alleys, water management facilities and structures, utilities and other infrastructure improvements are generally permitted anywhere within this MPUD except for in the P, Preserve Tract. II TRACT "R ". RESIDENTIAL PERMITTED USES: Up to 1,760 residential units consisting of single family units and multi- family units are permitted in the entire PUD. No more than 1,232 units in the entire PUD shall be multi - family, as defined in the LDC. Residential units may be converted to senior housing units or recreational vehicle (RV) units, where permitted, in accordance with the Land Use Conversion Factors in Exhibit B. Upon conversion, the residential units shall be reduced according to the Land Use Conversion Factors in Exhibit B. Developer and County shall each maintain a master list of converted uses for this PUD. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: Single family detached dwellings; 2. Zero lot line, detached dwellings; Two - family and duplex dwellings; 4. Single family attached dwellings, (including townhouses intended for fee simple conveyance including the platted lot associated with the residence); Hacienda Lakes, PUDZ-2006-AR- 10 146 BCC Approved 10/25/11 Page 1 of 51 Page 323 of 1249 Multi- family dwellings; Senior housing for persons over age 55, limited to independent living facilities, assisted living facilities, skilled nursing facilities, and continuing care retirement communities. Senior housing facilities shall not be considered residential land uses for the purposes of density, but shall be derived from conversion from residential units in accordance with the Land Use Conversion Factors in Exhibit B. These land uses shall be developed in accordance the development standards set forth in Table II of Exhibit B. In no instance shall greater than 450 senior housing units be developed in the entire MPUD; 7. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the BZA, 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: I. Accessory uses and structures customarily associated with principal uses permitted in this land use tract, including swimming pools, spas, docks, boat houses, and screen enclosures, recreational facilities designed to serve the development; 2. Model homes and model home centers including offices for project administration, construction, sales and marketing, apartment rental, as well as resale and rental of units within the MPUD in perpetuity (group 6531); Recreational facilities and structures to serve the PUD, including clubhouses, health and fitness facilities, pools, meeting rooms, community buildings, boardwalks, playgrounds, playfields, tennis courts, and similar uses intended to exclusively serve the residents of the PUD and their guests; 4. Horse stables and related equestrian facilities to serve the PUD that complement the MPUD's proximity to the Picayune Strand State Forest may be allowed on residential lands lying east of the proposed north /south public roadway, subject to applicable permitting. This private, non - commercial, accessory use is intended for stabling for residents of the PUD. Horse racing, dressage, or horse jumping events open to the public are prohibited; Private stables on single - family lots greater than 43,560 square feet in lot area, on residential lands lying east of the proposed north/south public roadway are permitted to allow one horse for each 21,780 square feet of lot area; 6. Horse trails. III TRACT "RV ": Up to 290 RV units are allowed only if residential units are converted to RV in accordance with the Land Use Conversion Factors in Exhibit B. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or part, other than the following: Hacienda Lakes, PUDZ-2006-AR- 10 146 BCC Approved 10/25/11 Page 2 of 51 Page 324 of 1249 A. Principal Uses: Recreational vehicle parks (Group 7033, recreational vehicle parks only), subject to the criteria contained in Exhibit B, and only in the location depicted on Exhibit C. In no instance shall greater than 290 Recreational Vehicle units be developed in the entire MPUD. Except as provided herein, the RV District shall comply with the Land Development Code (LDC) including Sections 2.03.031 and 5. 5.10. B. Accessory Uses: Accessory uses and structures customarily associated with principal uses permitted in this land use tract, including swimming pools, spas, docks, boat houses, and screen enclosures, recreational facilities designed to serve the development; 2. Recreational facilities and structures to serve the PUD, including clubhouses, health and fitness facilities, pools, meeting rooms, community buildings, boardwalks, playgrounds, playfields, tennis courts, and similar uses intended to exclusively serve the residents of the PUD and their guests; IV TRACT "R/MU ", RESIDENTIAL/MEDICAL USE PERMITTED USES: Up to 1,760 residential units consisting of single family units and multi - family units are permitted in the entire PUD. No more than 1,232 units in the entire PUD shall be multi - family as defined in the LDC. The residential units may be converted to senior housing units, where permitted, in accordance with the Land Use Conversion Factors in Exhibit B. Upon conversion, the residential units shall be reduced according to the Land Use Conversion Factors in Exhibit B. Up to 50,000 square feet of gross floor area of medical office related land uses are also allowed in this tract, less up to 50,000 square feet of gross floor area of medical related office land uses approved by plat or SDP in Tract C. Developer and County shall each maintain a master list of converted uses for this PUD. No building or structure, or part thereof, shall be erected, altered or uses, or and used, in whole or in part, for other than the following: A. Principal Uses: Single family detached dwellings; Zero lot line, detached dwellings; Two - family and duplex dwellings; 4. Single family attached dwellings, (including townhouses intended for fee simple conveyance including the platted lot associated with the residence); Multi - family dwellings; Senior housing for persons over age 55, limited to independent living facilities, assisted living facilities, skilled nursing facilities, and continuing care retirement communities. Senior housing facilities shall not be considered residential land uses Hacienda Lakes, PUDZ-2006-AR- 10 146 BCC Approved 10/25/11 Page 3 of 51 Page 325 of 1249 for the purposes of density, but shall be derived from conversion from residential units in accordance with the Land Use Conversion Factors in Exhibit B. These land uses shall be developed in accordance the development standards set forth in Table II of Exhibit B In no instance shall greater than 450 senior housing units be developed in the entire MPUD. 7. Drug Stores and Proprietary Stores (Group 5912). If this retail use is developed in the R/MU Tract then the square footage of gross floor area of this retail use shall reduce the square footage of gross floor area of retail uses permitted in Tract C.; 8. Health Services, (Groups 8011 -8049, 8071 -8072, 8082, and 8092 - 8099); 9. 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 ") by the process outlined in the LDC. B. Accessory Uses: Accessory uses and structures customarily associated with principal uses permitted in this land use tract, including swimming pools, spas, docks, boat houses, and screen enclosures, recreational facilities designed to serve the development; Model homes and model home centers including offices for project administration, construction, sales and marketing; Recreational facilities and structures to serve the PUD including clubhouses, health and fitness facilities, pools, meeting rooms, community buildings, boardwalks, playgrounds, playfields, tennis courts, and similar uses intended to exclusively serve the residents of the PUD and their guests. V TRACT `BP" BUSINESS PARK PERMITTED USES: Up to 140,000 square feet of gross floor area of business park land uses, and a hotel of up to 135 rooms capped at 92,000 square feet of gross floor area if a hotel is not developed in Tract C. However, if owner elects not to build a hotel on Tract C or BP, then the square footage limitation of business park land uses could be exceeded if a hotel conversion to business park of up to 60,000 square feet of gross floor area is used based on the land use conversions in Exhibit B. In place of the business park and hotel land uses, a school may be developed. If a hotel is constructed on Tract C or BP, based on an approved plat or SDP, then the hotel conversion shall terminate. Tract "BP" is located directly north of the Attraction Tract that accommodates the Swamp Buggy land uses and facilities. This acreage is meant to provide for a transition from the Attraction land uses to the Residential Tract and intended land uses further north. This Tract shall be permitted to be developed for either a business park or a school. If the Tract is developed as a school, only those uses permitted in Section XI below shall be allowed. Should the 35.38 acre tract be proposed for development as a business park, no building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: Apparel and other finished products (groups 2311- 2399); Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 4 of 51 Page 326 of 1249 2. Building construction (groups 1521- 1542); 3. Business services (group 7311); 4. Communications (groups 4812 -4899, including communication towers limited in height to 100 feet); 5. Construction: Special trade contractors (groups 1711- 1799); 6. Depository and non - depository institutions (groups 6081, 6082); 7. Drugs and medicines (groups 2833 - 2836); 8. Eating places (group 5812, not including fast foods, walk -up windows and drive - thru restaurants); 9. Educational services (groups 8221- 8299); 10. Electronics and other electrical equipment manufacturing, indoor only (groups 3612- 3699); 11. Engineering, accounting, research, management, and related services (groups 8711- 8748); 12. Food manufacturing (groups 2034, 2038, 2053, 2064, 2066, 2068, 2096, 2098, 2099); 13. Furniture and fixtures manufacturing (groups 2511- 2599); 14. Government offices /buildings (groups 9111 -9222, 9224 -9229, 9311, 9411 -9451, 9511 -9532, 9611- 9661); 15. Health services (groups 8011- 8049); 16. Industrial and commercial machinery and computer equipment (groups 3524, 3546, 3571 - 3579); 17. Industrial inorganic chemicals (groups 2833, and 2844); 18. Job training and vocational rehabilitation services (group 8331); 19. Leather and leather products (groups 3131- 3199); 20. Measuring, analyzing, and controlling instruments; photographic, medical and optical goods; watches and clocks manufacturing (groups 3812- 3873); 21. Medical laboratories and research and rehabilitative centers (groups 8071, 8072, 8092,8093); 22. Miscellaneous manufacturing industries (groups 3911- 3999); 23. Motion picture production (groups 7812- 7819); Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 5 of 51 Page 327 of 1249 24. Motor freight transportation and warehousing ( group 4225, mini- and self- storage warehousing only), subject to the following criteria: i. The use of metal roll -up garage doors located on the exterior of the perimeter buildings and walls of buildings which are visible from a public right -of -way is prohibited; and ii. Access to individual units whether direct or non - direct must be from the side of the building that is oriented internally; iii. No building shall exceed 100 feet in length when adjacent to a residential tract within the MPUD; iv. No outdoor storage of any kind is permitted, and v. Storage units shall be utilized for storage purposes only. 25. Printing, publishing and allied industries (groups 2711- 2796); 26. Rubber and miscellaneous plastic products (groups 3021, 3052, 3053); 27. Security/commodity brokers (group 6211); 28. Transportation equipment (groups 3714, 3716, 3732, 3751, 3792, 3799); 29. U.S. Postal Service (group 4311); 30. Wholesale trade durable goods (groups 5021, 5031, 5043 -5049, 5063 -5078, 5091, 5092, 5094 - 5099); 31. Wholesale trade non durable goods (5111 -5153, 5181, 5182, 5191, except that wholesale distribution of chemicals, fertilizers, insecticides, and pesticides shall be a minimum of 500 feet from a residential tract within the MPUD, 5192 - 5193); 32. Any other use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals. B. Limited Principal Uses: The following uses shall be limited to a maximum of 30 percent of the total acreage of the Business Park tract: Business services (7312, 7313, 7319, 7331, 7334 -7336, 7342, 7349, 7352, 7361, no labor pools, 7371 -7384, 7389); 2. Child day care services (group 8351); 3. Depository and non - depository institutions (groups 6021 -6062, 6091, 6099, 6111- 6163); 4. Drug stores (group 5912, limited to drug stores and pharmacies) in conjunction with health service groups and medical laboratories /research /rehabilitative groups; Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 6 of 51 Page 328 of 1249 Hotels (group 7011) up to 135 rooms, capped at 92,000 square feet of gross floor area if a hotel is not developed in Tract C. Hotel square footage does not reduce the business park square footage cap. If the hotel conversion is applied to Tract BP, then a hotel is not permitted; 6. Membership organizations (group 8611); business associations (group 8621); professional organizations (8631); labor unions and similar labor organizations; 7. Personal services (groups 7215 -7231, 7241); 8. Physical fitness facilities and bowling centers (groups 7991, 7933); 9. Professional offices; insurance agencies (group 6411); insurance carriers (groups 6311 - 6399); real estate (6531, 6541, 6552, 6553); holding and other investment offices (groups 6712- 6799); attorneys (group 8111); 10. Travel agencies (group 4724). C. Uses Accessory to Principal and Limited Uses: 1. Uses and structures that are accessory and incidental to uses permitted as of right; 2. One (1) caretaker's residence within Tract BP, Business Park Tract, subject to the following: i. The residence shall be constructed as an integral part of the principal structure and shall be entered from within the principal structure. Exits required to comply with fire code shall be permitted; ii. The caretaker's residence shall be an accessory use and shall be for the exclusive use of the property owner, tenant, or designated employee operating or maintaining the principal structure; iii. Off - street parking shall be as required for a single - family residence. 3. For primary business park uses, retail sales and/or display areas as accessory to the principal uses shall not exceed an area greater than 20 percent of the gross floor area of the permitted principal use and is further subject to retail standards for landscaping, parking and open space. VI TRACT "C" COMMERCIAL PERMITTED USES: Up to 327,500 square feet of gross floor area of retail land uses and up to 70,000 square feet of gross floor area of professional and medical office uses reduced by medical- related retail use square footages approved by SDP in Tract R/MU and reduced by up to 50,000 square feet of gross floor area of professional and medical office land use square footages approved by plat or SDP in Tract R/MU. The 70,000 square feet of professional and medical office may be exceeded if the retail land uses are converted to office thereby reducing the retail square footage, not to exceed 25% of the retail land use allocation. Additionally, a hotel of up to 135 rooms and up to 92,000 square feet of gross floor area shall be allowed in Tract C unless a hotel is developed within Tract BP or if the hotel use is converted to BP uses in Tract BP based on an approved plat or SDP. 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: Hacienda Lakes, PUDZ-2006-AR- 10 146 BCC Approved 10/25/11 Page 7 of 51 Page 329 of 1249 A. Principal Uses: 1. Single family attached dwellings, (including townhouses intended for fee simple conveyance including the platted lot associated with the residence); 2. Multi - family dwellings; 3. Residential land uses integrated into commercial buildings with residential units located above commercial land uses to create a mixed -use building; 4. Accounting, auditing and bookkeeping services (group 8721); 5. Adjustment and collection services (group 7322); 6. Advertising agencies (group 7311); 7. Advertising — miscellaneous (group 7319); 8. Amusements and recreation services, indoor (groups 7911 -7922, 7991, 7993, 7999, only billiard parlors, bingo parlors, martial arts and yoga instruction, bicycle and golf cart rentals); 9. Apparel and accessory stores with (groups 5611- 5699); 10. Auto and home supply stores (groups 5211 -5261, and 5531); 11. Automotive dealers, not elsewhere classified (group 5599); 12. Automobile parking (group 7521), including garages - automobile parking, parking structures, no towing yards; 13. Automotive repair, services and parking (groups 7513 — 7533, 7536 - 7549); 14. Barber shops (group 7241), except barber schools; 15. Beauty shops (7231), except beauty schools; 16. Boat dealers (5551); 17. Bookkeeping services (8721); 18. Bowling centers, indoor (7933); 19. Building construction — General contractors (groups 1521 — 1542); 20. Building materials, hardware and garden supplies (groups 5211- 5261); 21. Business associations (group 8611); 22. Business consulting services (group 8748); 23. Business credit institutions (groups 6153- 6159); Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 8 of 51 Page 330 of 1249 24. Business services (groups 7311 -7353, 7359, except labor contractors, 7371 -7379, 7381 except armored car and dog rental, 7382 -7389 except auctioneering service, automobile recovery, automobile repossession, batik work, bottle exchanges, bronzing, cloth cutting, cosmetic kits, cotton inspection, cotton sampler, drive -away automobile, exhibits - building, filling pressure containers, field warehousing, fire extinguisher, floats- decoration, folding and refolding, gas systems, bottle labeling, liquidation services, metal slitting and shearing, packaging and labeling, patrol of electric transmission or gas lines, press clipping service, repossession service, rug binding, salvaging of damaged merchandise, scrap steel cutting and slitting, shrinking textiles, solvent recovery, sponging textiles, tape slitting, texture designers, textile folding, tobacco sheeting and window trimming service); 25. Cable and other pay television services (group 4841); 26. Senior housing for persons over age 55, limited to independent and assisted living facilities, continuing care retirement communities, and nursing homes. This housing is included in the retail square foot limitation and no greater than 450 senior housing units shall be developed in this entire MPUD; 27. Child day care services (8351); 28. Commercial printing (2752, excluding newspapers); 29. Civic, social and fraternal associations (group 8641); 30. Coin operated amusement devices, indoor (group 7993); 31. Communications (groups 4812 -4841) including communications towers up to specified height, subject to LDC Section 5.05.09; 32. Construction — special trade contractors (groups 1711 — 1793, 1796, 1799); 33. Dance studios, schools and halls (group 7911); 34. Drug stores (group 5912); 35. Depository institutions (groups 6011- 6099); 36. Eating and drinking establishments (group 5812, and group 5813) excluding bottle clubs. Outdoor amplified sound is prohibited; 37. Educational services (groups 8221, 8222, 8243 — 8249); 38. Engineering, accounting, research, management and related services (groups 8711- 8748); 39. Food stores (groups 5411 - 5499); 40. Gasoline service stations (group 5541 subject to LDC requirements); 41. General merchandise stores (groups 5311, 5331 - 5399); Hacienda Lakes, PUDZ-2006-AR- 10 146 BCC Approved 10/25/11 Page 9 of 51 Page 331 of 1249 42. Glass and glazing work (1793); 43. Health services (groups 8011 -8049, 8051 -8059, 8071 -8072, 8082 and 8092 - 8099); 44. Home furniture, furnishing, and equipment (groups 5712 - 5736); 45. Hotels and motels (groups 7011, 7021, and 7041) only if a hotel is not built in Tract BP and the hotel conversion is not applied to Tract BP; 46. Insurance carriers, agents and brokers (groups 6311 -6399, 6411); 47. Landscape architects, consulting and planning (group 0781); 48. Legal services (group 8111); 49. Libraries (group 8231); 50. Management and public relations services (groups 8741 -8743, 8748); 51. Membership organizations (8611- 8699); 52. Membership sports and recreation clubs, indoor (group 7997); 53. Miscellaneous personal services (7291, 7299, debt counseling only); 54. Miscellaneous repair services (groups 7622 — 7699); 55. Miscellaneous retail (groups 5912 -5963, 5992 - 5999); 56. Motion picture theaters (group 7832); 57. Motorcycle dealers (group 5571); 58. Motor freight transportation and warehousing (group 4225 mini- and self - storage warehousing only); 59. Museums and art galleries (group 8412); 60. Non - depository credit institutions, and loan brokers (groups 6111- 6163); 61. Offices for engineering, architectural, and surveying services (groups 0781, 8711- 8713); 62. Paint, glass and wallpaper stores (5231); 63. Passenger car leasing (group 7515); 64. Passenger car rental (group 7514); Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 10 of 51 Page 332 of 1249 65. Personal services (groups 7211, 7212, 7215, 7216 nonindustrial dry cleaning only, 7217, 7219, 7221 -7251, no beauty or barber schools, 7261 except crematories, 7291, 7299, excluding massage parlors, escort services, steam baths, Turkish baths and tattoo parlors); 66. Photographic studios (7221); 67. Physical fitness facilities (7991); 68. Political organizations ( group 8651); 69. Printing, publishing, and allied industries (groups 2711, 2721); 70. Professional membership organizations (group 8621); 71. Public Administration (groups 9111 -9199, 9229, 9311, 9411 -9451, 9511 -9532, 9611- 9661); 72. Public or private parks and playgrounds; 73. Public relations services (group 8743); 74. Radio, television, and consumer electronics stores (group 5731); 75. Radio and television broadcasting stations (groups 4832, and 4833); 76. Real estate (group 6512, 6531- 6552); 77. Record and prerecorded tape stores (group 5735), excluding adult oriented rentals and sales; 78. Recreational vehicle dealers (group 5561); 79. Religious organizations (group 8661); 80. Research, development, and testing services (group 8731- 8734); 81. Retail nurseries, lawn and garden supply stores (group 5261); 82. Security and commodity brokers, dealer, exchanges and services (groups 6211- 6289); 83. Theatrical producers and miscellaneous theatrical services, indoor (groups 7922- 7929); 84. Tour operators (group 4725); 85. Travel agencies (group 4724); 86. United States Postal Service (43 11 except major distribution center); Hacienda Lakes, PUDZ-2006-AR- 10 146 BCC Approved 10/25/11 Page 1 1 of 51 Page 333 of 1249 87. Veterinary services (groups 0742, 0752 excluding outside kenneling); 88. Videotape rental (7841), excluding adult oriented rental and sales; 89. Vocational schools ( groups 8243 - 8299); 90. Any other commercial use which is comparable in nature with the foregoing list of permitted uses and consistent with the purpose and intent statement of the district as determined by the Board of Zoning Appeals. A. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: Parking facilities and signage; 2. Eating/ Picnic Area; 3. One (1) caretaker's residence within the C, Commercial Tract; 4. Child care, outdoor play areas. Where play areas are constructed as an accessory use to a permitted use, the following conditions shall apply: a. A minimum five -foot, six -inch high reinforced fence shall be installed on all sides of the play area which are not open to the principal structure; b. Ingress to and egress from the play area shall be made only from the principal structure, however an emergency exit from the play area shall be provided which does not empty into the principal structure; c. The play equipment shall be set back a minimum distance of five feet from the required fence and from the principal structure. 5. Kiosks, that are small separate structures, often movable and open on one or more sides, used as a newsstand, vending stall, or other conveniences, Individual kiosks shall not to exceed 200 square feet.; VII TRACT "A" ATTRACTION PERMITTED USES: No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: Swamp Buggy" race track (group 7948, swamp buggy track only); 2. County fair and similar expositions, including circuses, carnivals, and other recreation/entertainment activities; Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 12 of 51 Page 334 of 1249 3. Exhibition hall /community center; 4. Amateur soccer, softball, lacrosse, volleyball, football, and similar outdoor recreational sports and activities and shall not be limited in the number of occurrences; 5. Indoor target ranges, including archery; 6. Stock car, monster trucks, and motorized vehicle race track (group 7948, motorized vehicle race track only); 7. Motocross (including bicycle and motorcycle) race course (group 7948, motocross race course only); 8. Stadium, training, and practice facilities for professional baseball (group 7941). This use is allowed only if a Notice of Proposed Change or Substantial Deviation Application for Development Approval is processed in accordance with Section 380.06, F.S., or any successor statute, and the Hacienda Lakes DRI is amended. If state law changes such that DRI review or other state review is no longer required then this provision shall terminate; 9. Administrative offices and supportive service facilities; 10. Any other use or structure that is comparable in nature to the foregoing and that is approved by the Board of Zoning Appeals. B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: Any accessory uses and structures that are incidental to and customarily associated with those uses permitted herein; 2. Onsite water management, utility, and service facilities; 3. Signs as permitted or required by the applicable Collier County Land Development Code at the time of application for construction permits; 4. Residential facilities (one (1) residential unit within the A, Attraction Tract) for housing of security personnel or caretakers whose work requires residence on the property; 5. Concessions, ticketing, bleachers, and other spectator- related facilities; 6. Picnicking and playground areas, as well as areas for camping that may be utilized only three days prior to, during, and three days after a major event weekend. C. Conditional Uses: 1. Fuel storage and related facilities. Hacienda Lakes, PUDZ-2006-AR- 10 146 BCC Approved 10/25/11 Page 13 of 51 Page 335 of 1249 VIII TRACT "P" PRESERVE PERMITTED USES: No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses 1. Upland preserves; 2. Wetland preserves; B Accessory Uses and Structures Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Boardwalks, nature trails, horse trails, shelters, viewing platforms, educational signs, and information kiosks; 2. Water management structures; 3. Archaeological sites and associated research of said sites. IX TRACT "PF" PUBLIC FACILITY PERMITTED USES: No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses 1. Public safety facilities intended to provide emergency medical, ground transportation services. B. Accessory Uses Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Parking facilities and signage; 2. Administrative offices and support service facilities; 3. Lighting or storm water management facilities and structures. X TRACT "JD" JUNIOR DEPUTY PERMITTED USES: No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 14 of 51 Page 336 of 1249 A. Principal Uses: 1. Open space and outdoor recreational uses, including, but not limited to hiking, biking, fishing, boating, camping, picnicking and nature trails; 2. Sporting and recreational camps; 3. Caretaker's residence, limited to two for the JD, Junior Deputy Tract. B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Boardwalks, nature trails, shelters, pavilions, viewing piers, viewing platforms, educational signs, kiosks, and docks or platforms for launching and mooring or storage of non- motorized vessels utilizing movable storage racks; 2. Covered camping pavilion(s) (i.e.: concrete, or similar hard surface, that is roofed, and may, or may not be enclosed with screen/plastic sheeting, or walls), which may include kitchen/cooking facilities, office and restroom facilities; 3. Passive parks and passive recreational uses; 4. Pervious roads, driveways, and pervious and /or impervious parking facilities; 5. Project identification and directional signage; 6. Water management structures; 7. Restrooms /bath houses; 8. Roofed or unroofed storage for maintenance and recreational equipment; 9. Fencing and security gates, which may include barbed wire; 10. Archery and air rifle range(s). XI TRACT "S" SCHOOLS PERMITTED USES: No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: 1. Schools, public or private, including Educational Services (Group 82). Hacienda Lakes, PUDZ-2006-AR- 10 146 BCC Approved 10/25/11 Page 15 of 51 Page 337 of 1249 B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: Educational facilities; 2. Parking facilities and signage; Administrative offices and support service facilities; Lighting or storm water management facilities and structures; Recreational facilities. XII SIGNS: A. Seven, on- premise, ground signs shall be permitted on property corners fronting on existing, proposed, or future public roadways as depicted and labeled "Boundary Marker" on Sheets 3 and 4 of the MPUD Master Plan Set. These ground signs shall be allowed in addition to other signage allowed by Section 5.06.00 of the LDC. Each of these permitted signs shall only contain the name of the project or any major use, insignia or motto of the entire development (See Exhibit E, Deviation #3). B. One real estate sign shall be permitted in the Commercial Tract for the purposes of marketing residential products within the MPUD. This additional real estate signage may be utilized by any of the developers of the residential communities within the MPUD (See Exhibit E, Deviation #6). C. The existing Swamp Buggy sign located in the southeast corner of Rattlesnake Hammock road and Collier Boulevard shall be allowed to remain until new signage can be permitted in Tract C. (See Exhibit E, Deviation #7) Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 16 of 51 Page 338 of 1249 EXHIBIT B DEVELOPMENT STANDARDS GENERAL: Development of the Hacienda Lakes MPUD shall be in accordance with the contents of this Ordinance and applicable sections of the Collier County Land Development Code (LDC) and Growth Management Plan GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district in the LDC shall apply. Conversion of residential land use types are provided for below which may be utilized to apportion units to senior housing or recreational vehicle units relative to the mix of residential land uses within this MPUD and their relation to public facility impacts. Table I below, sets forth the development standards for residential land uses within the MPUD, including residential land uses that are required to be developed in Tracts C and R/MU. 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. Figures 1 thru 7 generally depict typical development standards for the various residential products. Table II below, sets forth the development standards for commercial land uses, senior housing units, and public facility land uses within the MPUD, however these standards do not apply to the Collier County School District public schools. 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 III below, sets forth the development standards for the business park land uses and school land uses within the MPUD, however these standards do not apply to the Collier County School District public schools. 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 IV below, sets forth the development standards for the Attraction land uses and Junior Deputy passive recreation land uses within the MPUD. 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. The facilities and improvements that are depicted on Exhibit C, the MPUD Master Plan shall be considered conceptual in nature. The design, location, and configuration of land improvements shall be defined at either site development plan, or construction plans and plat approval(s). Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Condominium, and /or homeowners' association boundaries shall not be utilized for determining development standards. MAXIMUM DENSITY AND INTENSITY: Residential Density: This MPUD shall be limited to 1,760 residential dwelling units (du) that equates to a density of 0.78 dwelling units per gross acre. The 1,760 residential units are either single- or multi - family units as defined in the LDC. No more than 1,232 multi - family units may be constructed in the entire PUD. Caretakers residences shall be deducted from the 1,760 unit allocation. A minimum of 25 residential units shall be constructed in the R/MU Tract, and a minimum of 17 residential units shall be constructed in Tract C. The balance of the residential dwelling units generated from Tract C (13 units) must be constructed in either the R/MU Tract, or on a portion of Tract R, within one -third of one mile of the boundary of Tract C. Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 17 of 51 Page 339 of 1249 LAND USE CONVERSION FACTORS Residential Density: 1.0 residential unit equates to 2. 73 Recreational Vehicle units /spaces (not to exceed 290 RV units in the entire PUD), or 4 Senior Housing Units (not to exceed 450 Senior Housing Units in the entire PUD). Up to 1,232 of the total 1,760 residential units may be multi - family as defined in the Land Development Code. Commercial Intensity: Hacienda Lakes is intended to be developed with a mixture of commercial land uses that include 327,500 square feet of gross floor area of retail uses, 50,000 square feet of gross floor area of medical office uses, 20,000 square feet of gross floor area of general office uses, 140,000 square feet of gross floor area of business park land uses, and 135 hotel rooms. In no event shall the project exceed 3,328 PM Peak Hour Trips. Such maximum trip generation cap was developed based on 327,500 gross square feet of retail land uses, 50,000 gross square feet of medical office land uses, 20,000 gross square feet of general office land uses, 140,000 gross square feet of business park land uses, a primary school with a contemplated enrollment of 919 students, 135 hotel rooms, not to exceed 92,000 gross square feet, 704 single- family units, and 1,056 multi - family units. However, the hotel shall not count against the 140,000 square foot cap associated with the business park. Should the BP Tract not be developed as a business park but be developed as a school facility (excluding Collier County School District public schools), such facility shall not exceed the maximum 140,000 gross square feet allowed in that Tract. The developer shall be allowed to convert retail land uses to office land uses at a one to one (1:1) ratio, not to exceed 25% of the retail land use allocation, provided only if the converted use is an allowed use in the tract. The developer shall also be allowed to wholly convert the hotel development opportunity of 135 rooms not to exceed 92,000 square feet to 60,000 square feet of gross floor area of business park land uses. All existing land uses and facilities in the Attraction and Junior Deputy Tracts shall not count against the overall trip and land use cap. Senior Housing Intensity: The intensity of any senior housing project shall have a maximum Floor Area Ratio (FAR) of 0.60. The 1,760 dwelling unit cap is only intended to limit the number of single family and multi- family residential units, as those units are defined in the Land Development Code. The development may include in excess of 1,760 residential units if some are developed as senior housing units. With the exception of senior housing development in the C, Commercial Tract, senior housing units shall be developed through the conversion of residential land uses. Residential units shall be allowed for conversion to senior housing units based on the Land Use Conversion Factors, above. However, 1 single - family dwelling unit equates to 1 single - family style independent living units. In no instance shall greater than 450 senior housing units be developed in the entire MPUD. Total Project Intensity: In no event shall the project exceed 3,328 pm Peak Hour Trips. Operational Characteristics for Senior Housing Senior housing may be composed of one or more types of care/housing facilities. These care/housing types are limited to independent living, assisted living, and skilled nursing units, each of which can have varying operational characteristics. The following characteristics of senior housing care units distinguish them from residential land uses, and all of the characteristics must be provided for and maintained to be considered a senior housing care unit: Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 18 of 51 Page 340 of 1249 The facility shall be for residents 55 years of age and older; There shall be on -site dining facilities to the residents, with food service being on -site, or catered; Group transportation services shall be provided for the residents for the purposes of grocery and other types of shopping. Individual transportation services shall be coordinated for the residents needs, including but not limited to medical office visits; There shall be an onsite manager /activities coordinator to assist residents, who shall be responsible for planning and coordinating stimulating activities for the residents; An on -site wellness facility shall provide exercise and general fitness opportunities for the residents. Each unit shall be equipped with devices provided to notify emergency service providers in the event of a medical or other emergency; Independent living units shall be designed so that a resident is able to age in place. For example, kitchens may be easily retrofitted by lowering the sink to accommodate a wheelchair bound resident or bathrooms may be retrofitted by adding grab bars. Recreational Vehicle Park Criteria Any RV Park may be located in one location as generally depicted on Exhibit C, MPUD Master Plan. This area shall be developed either with an RV Park or residential land uses, and not be a combination of both. The RV Park shall be limited to Class A motorcoaches only. In no instance shall greater than 290 Recreational Vehicle units be developed in the entire MPUD. The density of the RV park shall not exceed 12 RV units for each acre of the development parcel [not less than 20 acres]. The Lord's way shall be the principal access to Collier Boulevard (CR -951). A 25 foot Type C landscape buffer shall be located between any RV land use and adjoining residentially zoned or developed parcel. Sign Development Standards Boundary Markers shall be no greater than 15 feet in height, and shall not exceed 64 square feet of sign content area (See Exhibit E, Deviation #3). Each of these permitted signs shall only contain the name of the project or any major use, insignia or motto of the entire development. Any signage proposed for identifying the on -site Swamp Buggy Attraction land use in the Commercial Tract may be illuminated and manually changeable so the traveling public may learn of upcoming events in the Attraction Tract. Any land uses permitted within the boundaries of the MPUD shall be considered on -site for the purposes of providing for signage within the Commercial Tract. Site Development, or Plat Approval At the time of each development order application subsequent to rezone approval, the developer or its successors and assigns shall submit a list of previously approved land uses (approved via site development plan, or plat), and the trips, commercial square footage and residential units consumed to date. Developer shall also provide to County a copy of its master list of land uses and converted uses for this PUD with each SDP or plat application in the form attached as Exhibit G. Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 19 of 51 Page 341 of 1249 TABLE I RESIDENTIAL DEVELOPMENT STANDARDS SETBACK SINGLE ZERO LOT TWO TOWNHOUSE MULTI- CLUB RECREAT- FAMILY LINE FAMILY/ FAMILY HOUSE/ IONAL DETACHED DUPLEX DWELLINGS REC- VEHICLE REATION PARKS BLDGS PRINCIPAL STRUCTURES Minimum Lot Area 4,800 SF 4,000 SF 3,500 SF per 1,800 SF per lot 1 acre 800 SF per lot 10,000 SF space/unit Minimum Lot Width 40' 35' 35' per lot 18'per lot or 150' 35' unit N/A 15' or '/2 BH, 15' or 1/2 BH, 15' or 1/2 BH, 15' or % BH, 15' or '/2 BH, 15' or 1/2 BH, 15' Minimum Distance From whichever is whichever is whichever is whichever is whichever is whichever is MPUD Boundary greater. greater. greater. greater. greater. greater. 20', or 15' 20', or 15' 20', or 15' 20' 20' or '/2 BH, 10' with side with side with side whichever is Front Yard Setback load garages load garages load garages greater. N/A Side Yard 6' 0' or 10' 0' or 6 0' or 6' 1/1 BH 5' N/A Rear Yard 15' 15' 15' 15' 15' or '/2 BH, 8' whichever is greater N/A From Preserve 25' 25' 25' 25' 25' 25' 25 Maximum Zoned Height 35' 35' 35' 45' 75' 40' 30' Maximum Actual Height 42' 42' 42' 50' 85' 50' 35' Floor Area Minimum SF 1200 SF 1000 SF 1000 SF 900 SF 750 SF N/A N/A Minimum Distance 15' or 1/2 10' Between 12' 10' 12' 12' Yz SBH SBH, Principal Structures whichever is greater ACCESSORY STRUCTURES Front SPS SPS SPS SPS SPS SPS SPS Side SPS SPS SPS SPS SPS SPS SPS Rear 5' 5' 5' 5' 5' 10' SPS From Preserve 10' 10' 10' 10' 10' 10' 10' Minimum Distance 10' Between Accessory Structures on same lot 0' or 10' 0' or 10' 0' or10' 0' or 10' 0' or 10' 0' or 10' Minimum Distance 0' OR 10' Between Accessory and Principle Structures on same lot 0' or 10' 0' or10' 0' or 10' 0' or 10' 0' or 10' Maximum Zoned Height SPS SPS SPS 35' SPS SPS Maximum Actual Height SPSLSPSSPSSPS35' SPS Minimum Distance From 15' or'' /2 BH 15' or' /2 BH 15' or'' /2 BH 15' or'' /] BH 15' or %: BH 15' or'' /2 BH MPUD Boundary" whichever is whichever is whichever is whichever is whichever is whichever is reater reater reater eater eater eater SPS: Same as Principal Structure LL: Lot Line BOC: Back Of Curb Paseo: A pedestrian only access way to and from residences. N /A: Not Applicable BH: Zoned Building Height SBH: Sum of Building Heights Principal and Accessory Uses shall not protrude or encroach into any required landscape buffer Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 20 of 51 Page 342 of 1249 General application of setbacks: Front yard setbacks shall comply with the following: i. If the parcel is served by a public or private road right -of -way, the setback is measured from the adjacent right -of -way line. ii. If the parcel is served by a non - platted private drive, the setback is measured from the back of curb or edge of pavement. Notes: 1) Structures adjacent to a lake may have no setback from the lake maintenance easement. 2) Entrance features (i.e.: guard house, clock towers and colonnades) are limited in height to no greater than 35 feet in actual height. 3) Two or three story multi - family structures may have terraced setbacks. Terraced setbacks shall be measured from the ground floor exterior wall, as long as a minimum 15 -foot building wall setback is provided as depicted in Figure 1 below. 4) For all residential units, garages shall be located a minimum of 23 feet from the back of the sidewalk closest to the garage, except for side loaded garages, wherein a parking area 23 feet in depth must be provided perpendicular to the sidewalk to prevent vehicles being parked across a portion, or all of the referenced sidewalk. 5) No residential buildings greater than 50 feet in actual height shall be permitted west of the Florida Power and Light easement. PPo Figure 1 Terraced Setbacks Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 21 of 51 Page 343 of 1249 PRESERVE ) 5' E STRUCTURE SETBACK 10 FOOT MINIMUM ACCESSORY - STRUCTURE SETBACK 1 1 FROM PRESERVE I 1 15' MIN. REAR YARD PRINCIPAL STRUCTURE SETBACK 25 FOOT MINIMUM PRINCIPAL STRUCTURE SETBACK ACC SM. . FROM PRESERVE 1 1 i 1 8' MIN. 12' MIN 6' MIN. 6' MIN. SIDE YARD PRINCIPAL 1 1 STRUCTURE SETBACK 1 PRINCIPAL 1 23' MIN. STRUCTURE 1 I TYP.) I I FRONT YARD PRINCIPAL I 15' i FRONT YARD PRINCIPAL STRUCTURE SETBACK 1 MIN. 20' MIN.- 23' MIN. I STRUCTURE SETBACK ROW L 5' SIDEWALK- - BACK OF CURB 10' MIN. CENTERLINE i - ACC. STR. - ACCESSORY STRUCTURE NOT TO SCALE NOT DRAWN PROPORTIONALLY Figure 2 Detached Single - Family Units i PRESERVE 5' MIN. REAR YARD ACCESSORY 01-1-1 STRUCTURE SETBACK 10 FOOT MINIMUM ACCESSORY - -- -- r--- ---- - - -- - STRUCTURE SETBACK 1 FROM PRESERVE I 1 I 1 1 I 1 15' MIN. REAR YARD PRINCIPAL STRUCTURE SETBACK 25 FOOT MINIMUM PRINCIPAL I ACC. STR. STRUCTURE SETBACK FROM PRESERVE I 1 1 I 1 I I 10' MIN. 10' MIN, 10' MIN. _O' MIN. SIDE YARD PRINCIPAL 1 1 1 1 STRUCTURE SETBACK 1 PRINCIPAL I 1 23' MIN. STRUCTURE 1 I I I 1 TYP-) 1 I 1 I FRONT YARD PRINCIPAL I I I I T AKSTRUCTURESETBACK1I120' 213' I IRPRI SETBAC 15, MIN. MI . IROW MIL 5' SIDEWALK BACK OF CURB 10' MIN. CENTERLINE i - ACC. STR. - ACCESSORY STRUCTURE NOT TO SCALE NOT DRAWN PROPORTIONALLY Figure 3 Detached Single- Family /Zero Lot Line Units Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 22 of 51 Page 344 of 1249 PRESERVE 1, 5' MIN. REAR YARD ACCESSORY i/`/ i!16C URE SMACK 10 FOOT MINIMUM ACCESSORY ---- -- --- - -I -- ---- --- STRUCTURE SETBACK I I I 1 1 FROM PRESERVE I I i I 1 15' MIN. REAR YARD PRINCIPAL 25 FOOT MINIMUM PRINCIPAL I I I STRUCTURE SETBACK STRUCTURE SETBACK I ACC. STR I ACC. STR FROM PRESERVE I I 1 I I I i I I 1 NO SIDE YARD REQUIRED FOR ATTACHED PRINCIPAL UNITS MIN. 12' MIN. i 1 1 PRINCIPAL I STRUCTURE 6' MIN. SIDE YARD PRINCIPAL 23' MIN. I I (TYP) STRUCTURE SETBACK FRONT YARD PRINCIPAL I I STRUCTURE SETBACK i I 15' MIN. ROW 5' SIDEWALK — BACK OF CURB 10' MIN. CENTERUNE — --" — ACC. STR. - ACCESSORY STRUCTURE I I1.77 N I I NOT TO SCALE NOT DRAWN PROPORTIONALLY Figure 4 Duplex and Two - Family Units MOW STIRUCTURE SETBACK 5' Sinn BACK OF CURB— CENTERLINE— I ACC. STIR. - ACCESSORY STRUCTURE NOT TO SCALE NOT DRAWN PROPORTIONALLY Figure 5 Attached Single- Family and Townhouse Units Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 23 of 51 PRESERVE 1 5' MIN. REAR YARD ACCESSORY i STRUCTURE SETBACK 10 FOOT MINIMUM ACCESSORY 15' MIN. REAR YARD PRINCIPAL STRUCTURE SETBACK I I I 1 STRUCTURE SETBACK FROM PRESERVE I I I I I I I I SIDE FOR 25 FOOT MINIMUM PRINCIPAL I I ATTACHEDYPRIINC PALI UNITS STRUCTURE SETBACK FROM PRESERVE 12' 1 1 MIN. PRI IPA ST; RE PRINCIPAL J. STRUCTURErEE i MOW STIRUCTURE SETBACK 5' Sinn BACK OF CURB— CENTERLINE— I ACC. STIR. - ACCESSORY STRUCTURE NOT TO SCALE NOT DRAWN PROPORTIONALLY Figure 5 Attached Single- Family and Townhouse Units Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 23 of 51 ACC. STIR. - ACCESSORY STRUCTURE NOT TO SCALE NOT DRAWN PROPORTIONALLY Figure 5 Attached Single- Family and Townhouse Units Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 23 of 51 Page 345 of 1249 PRESERVE TRACT UNE- 10 FOOT MINIMUM .../ J.J J _ _ — \_ _ ACCESSORY ( SE FROM PRESERVE — — — _ _ — _ _ -- — — 25 FOOT MINIMUM PRINCIPAL STRUCTURE SETBACK FROM PRESERVE 1/2 BUILDING HEIGHT MDU M—} SIDE YARD PRINCIPAL STRUCTURE SETBACK 7RACT LINEN 5' Sic BACK OF ACC. STR. - ACCESSORY STRUCTURE NOT TO SCALE NOT DRAWN PROPORTIONALLY Figure 6 Multi- Family Units Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 SETBACK 15' MIN. REAR YAM PRINCIPAL T7 STRUCTURESETBACK OF THE BUI DM Page 24 of 51 Page 346 of 1249 TABLE II COMMERCIAL, INCLUDING MIXED USE BUILDINGS, PUBLIC FACILITY, AND SENIOR HOUSING DEVELOPMENT STANDARDS DEVELOPMENT STANDARD PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 SQUARE FEET N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM YARDS (MEASURED FROM LOT BOUNDARY) 25 FEET OR %: THE BUILDING HEIGHT, WHICHEVER IS GREATER * ** 10 FEET MINIMUM YARDS (MEASURED FROM MPUD BOUNDARIES * * ** 25 FEET 10 FEET PRESERVE SETBACK 25 FEET 10 FEET MIN. DISTANCE BETWEEN STRUCTURES 15 FT. OR %: THE SUM OF BUILDING HEIGHTS* 10 FEET MAXIMUM ZONED HEIGHT 50 FEET * * * ** 25 FEET MAXIMUM ACTUAL HEIGHT 60 FEET * * * ** 30 FEET MINIMUM FLOOR AREA — COMMERCIAL MINIMUM FLOOR AREA — SENIOR HOUSING MINIMUM FLOOR AREA — PUBLIC FACILITY 600 SQUARE FEET ** 350 SQUARE FEET 1,500 SQUARE FEET N/A N/A N/A MIN. GROSS FLOOR AREA PER UNIT 600 SQUARE FEET ** 80 SQUARE FEET ** Whichever is greater Not applicable to kiosks General application for setbacks: Front yard setbacks shall comply with the following: i. If the parcel is served by a public or private road right -of -way, the setback is measured from the adjacent right -of -way line. ii. If the parcel is served by a non - platted private drive, the setback is measured from the back of curb or edge of pavement. Principal and Accessory Structures shall not protrude or encroach into any required landscape buffer. except that a hotel, destination resort, senior housing or mixed use building may be up to 75 feet in zoned height and 85 feet in actual height. Note: Any independent living unit proposed for development in a single - family type of configuration shall comply with the development standards for single- family land uses set forth in Table I. Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 25 of 51 Page 347 of 1249 TABLE III BUSINESS PARK AND SCHOOL DEVELOPMENT STANDARDS EXCLUDES COLLIER COUNTY SCHOOL DISTRICT PUBLIC SCHOOLS) DEVELOPMENT STANDARD PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 8,000 SQUARE FEET N/A MINIMUM LOT WIDTH 80 FEET N/A MINIMUM YARDS (MEASURED FROM TRACT 50 FEET * ** 10 FEET BOUNDARY) — BUSINESS PARK MINIMUM YARDS (MEASURED FROM TRACT BOUNDARY) — SCHOOL 50 FEET * ** 25 FEET MINIMUM YARDS (MEASURED FROM MPUD N/A N/A BOUNDARIES PRESERVE SETBACK 25 FEET 10 FEET MIN. DISTANCE BETWEEN 15 FT. OR %: THE SUM OF 10 FEET STRUCTURES - BUSINESS PARK BUILDING HEIGHTS MIN. DISTANCE BETWEEN or 18 FEET 10 FEET STRUCTURES- SCHOOL MAXIMUM ZONED HEIGHT - BUSINESS PARK 35 FEET 35 FEET MAXIMUM ZONED HEIGHT - SCHOOL 50 FEET 50 FEET MAXIMUM ACTUAL HEIGHT — BUSINESS PARK 50 FEET 35 FEET MAXIMUM ACTUAL HEIGHT - SCHOOL 60 FEET 60 FEET MINIMUM FLOOR AREA — BUSINESS PARK 1000 SQUARE FEET N/A MINIMUM FLOOR AREA — SCHOOL or 350 SQUARE FEET 35 SQUARE FEET MIN. GROSS FLOOR AREA PER UNIT BUSINESS PARK 500 SQUARE FEET 80 SQUARE FEET SCHOOL N/A N/A Whichever is greater General application for setbacks: Front yard setbacks shall comply with the following: i. If the parcel is served by a public or private road right -of -way, the setback is measured from the adjacent right -of -way line. ii. If the parcel is served by a non - platted private drive, the setback is measured from the back of curb or edge of pavement. The Lord's Way Access Improvements: In the event that Tract BP is developed as a business park, the Lord's Way shall be improved by the Developer with roadway facilities as depicted by LDC Appendix B -4, a Commercial/Industrial typical roadway section, prior to the issuance of the first certificate of occupancy for a business park land use. In the event that Tract BP is developed as an educational facility, the Lord's Way shall be improved by the Developer as depicted by LDC Appendix B -3, a Local Street typical roadway section. Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 26 of 51 Page 348 of 1249 TABLE IV ATTRACTION AND JUNIOR DEPUTY DEVELOPMENT STANDARDS DEVELOPMENT STANDARD PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 1 ACRE N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM YARDS (MEASURED FROM TRACT BOUNDARY) 20 FEET, PLUS 1 FOOT FOR EACH 2 FEET OF BLDG. HT. OVER 50 FEET 20 FEET MINIMUM YARDS (MEASURED FROM MPUD BOUNDARIES 25 FEET 20 FEET PRESERVE SETBACK 25 FEET 10 FEET MIN. DISTANCE BETWEEN STRUCTURES 15 FT. OR %Z THE SUM OF BUILDING HEIGHTS* 10 FEET MAXIMUM ZONED HEIGHT 50 FEET 50 FEET MAXIMUM ACTUAL HEIGHT 75 FEET 75 FEET MINIMUM FLOOR AREA 1000 SQUARE FEET ** N/A Whichever is greater Not applicable to modular units, trailers, towers, camping pavilion, and similar structures to support the utilization of the attraction facilities, which have no minimum floor area limitations Parking for Junior Deputy: Required parking for the JD designated areas of the MPUD shall be calculated at the rate of one parking space for each 1000 square feet of covered camping pavilion. Junior Deputy Target Orientation: Archery and air rifle ranges shall be oriented for a line of fire only to the east, or north, and shall have a back stop that shall be comprised of absorbing materials such as an earthen berm, hay bales, or similar treatments, each installed according to industry standards, to prohibit projectiles from exiting the range area. Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 27 of 51 Page 349 of 1249 og' r s9mmoDgZFZ. IT =m500Zf9iemso Exhibit C7F L 55 9 j s o fr lit i3 M N uM M N M n ev ° °sue ply lip S A,X a 54 sass o a I €€ InR(H 2flln Cf 4. 5r X1.11E HAciE rew[tT. CIENDA LAKES OFNAPLES, LLC. HACIENDA LAKES mc c OVERALL MPUD/DRI CONSUL IN QvdHo eaa r, MPUD/DRI i I& ..a sus" oM.v MASTER PLAN .,o ....°,....:m.,..>,. Page 350 of 1249 EXHIBIT D LEGAL DESCRIPTION A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY OF COLLIER, LYING IN SECTION 11 THROUGH 14 AND 23 THROUGH 25, TOWNSHIP 50 SOUTH, RANGE 26 EAST AND SECTION 19 AND 30, TOWNSHIP 50 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA, BEING FURTHER BOUND AND DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID SECTION 30; THENCE S.89 °10'42 "W. ALONG THE SOUTH LINE OF SAID SECTION FOR 2835.68 FEET TO THE SOUTH QUARTER CORNER OF SAID SECTION; THENCE S.89 01 I'14 "W. ALONG SAID SOUTH LINE FOR 2906.24 FEET TO THE SOUTHEAST CORNER OF SAID SECTION 25; THENCE S.89 009'39 "W. ALONG THE SOUTH LINE OF SAID SECTION FOR 2693.18 FEET TO THE SOUTH QUARTER CORNER OF SAID SECTION; THENCE S.89 °I 1'01 "W. ALONG SAID SOUTH LINE FOR 2693.80 FEET TO THE SOUTHWEST CORNER OF SAID SECTION; THENCE N.00 °13'35 "W. ALONG THE WEST LINE OF SAID SECTION FOR 2636.34 FEET TO THE WEST QUARTER CORNER OF SAID SECTION; THENCE N.00 014'15 "W. ALONG SAID WEST LINE FOR 2637.01 FEET TO THE NORTHWEST CORNER OF SAID SECTION; THENCE N.87 °07'13 "E. ALONG A LINE COMMON TO SAID SECTION 24 AND 25 FOR 1704.07 FEET TO THE SOUTHWEST CORNER OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 24; THENCE N.01 °08'02 "E. ALONG THE EAST LINE OF SAID FRACTION FOR 684.58 FEET TO THE NORTHWEST CORNER OF SAID FRACTION; THENCE N.87 012'28 "E. ALONG THE NORTH LINE OF SAID FRACTION FOR 340.01 FEET TO AN INTERSECTION WITH THE WEST LINE OF THE EAST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION; THENCE N.01 °04'11 "E. ALONG THE WEST LINE OF SAID FRACTION FOR 2052.01 FEET TO THE NORTHWEST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION; THENCE S.87 °28'21 "W. ALONG SAID NORTH LINE FOR 2025.64 FEET TO THE QUARTER CORNER COMMON TO SAID SECTIONS 23 AND 24; THENCE S.89 °01'58 "W. ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 23 FOR 1328.51 FEET TO THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION; THENCE S.01 0 18'52 "W. ALONG THE WEST LINE OF SAID FRACTION FOR 679.65 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER; THENCE S.89 022'00 "W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 663.28 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.01 ° 14'38 "E. ALONG THE WEST LINE OF SAID FRACTION FOR 675.75 FEET TO THE NORTHWEST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 23; THENCE S.89 °01'58 "W. ALONG SAID NORTH LINE FOR 664.25 FEET; THENCE CONTINUE S.89 °01'58 "W. ALONG SAID LINE FOR 627.16 FEET; THENCE N.01 °01'15 "E. FOR 1699.99 FEET; THENCE S.89 °01'58 "W. FOR 701.42 FEET TO AN INTERSECTION WITH THE EAST LINE OF A 170 FOOT WIDE FLORIDA POWER AND LIGHT COMPANY EASEMENT; THENCE S.01 °01'15 "W. ALONG SAID EAST LINE FOR 68.31 FEET; THENCE S.89 °01'58 "W. FOR 1232.97 FEET TO AN INTERSECTION WITH THE EAST LINE OF LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 21, AT PAGE 183 OF THE PUBLIC RECORDS OF SAID COLLIER COUNTY; THENCE N.00 °51'54 "E. ALONG SAID EAST LINE FOR 956.27 FEET TO AN INTERSECTION WITH A LINE 30.00 FEET SOUTH OF AND PARALLEL WITH (AS MEASURED ON A PERPENDICULAR) THE SOUTH LINE OF SAID SECTION 14; THENCE N.87 °37'31 "E. ALONG SAID PARALLEL LINE FOR 1237.00 FEET TO AN INTERSECTION WITH THE EAST LINE OF SAID FLORIDA POWER AND LIGHT COMPANY EASEMENT; THENCE N.01 °01'15 "E. ALONG SAID EAST LINE FOR 30.05 FEET TO THE SOUTHWEST CORNER OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 14; THENCE N.87 °37'31 "E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 1337.24 FEET TO THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 14; THENCE N.00 °48'00 "E. ALONG THE EAST LINE OF SAID FRACTION FOR 2683.32 TO THE SOUTHEAST CORNER OF THE EAST HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE S.87 °31'38 "W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 334.19 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.00 °48'11 "E. ALONG THE WEST LINE OF SAID FRACTION FOR 1341.38 FEET TO THE NORTHWEST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE SOUTH LINE OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION; THENCE S.87 °28'42 "W. ALONG SAID SOUTH LINE FOR 1002.41 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE EAST LINE OF SAID FLORIDA POWER AND LIGHT COMPANY EASEMENT; THENCE N.00 °48'45 "E. ALONG SAID WEST Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 29 of 51 Page 351 of 1249 AND EAST LINE FOR 335.13 FEET TO THE NORTHEAST CORNER OF THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER; THENCE 5. 87 °27'58 "W. ALONG THE NORTH LINE OF SAID FRACTION FOR 1236.32 FEET TO AN INTERSECTION WITH THE EAST LINE OF SAID LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 21, AT PAGE 183; THENCE N.00 °49'30 "E. ALONG SAID EAST LINE FOR 1004.62 FEET TO AN INTERSECTION WITH THE SOUTH LINE OF SAID SECTION 11; THENCE N.00 050'27 "E. ALONG SAID EAST LINE FOR 344.07 FEET TO AN INTERSECTION WITH THE NORTH LINE OF THE SOUTH HALF OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE N.87 °28'56 "E. ALONG SAID NORTH LINE FOR 1235. 95 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE 5.00 °49'13 "W. ALONG THE EAST LINE OF SAID FRACTION FOR 342.92 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE NORTH LINE OF SAID SECTION 14; THENCE N.87 °25'45 "E. ALONG SAID NORTH LINE FOR 1336.32 FEET TO THE NORTH QUARTER CORNER OF SAID SECTION; THENCE CONTINUE N.87 °25'45 "E. ALONG SAID NORTH LINE FOR 668.16 FEET TO THE NORTHEAST CORNER OF THE WEST HALF OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION; THENCE S.00 °47'37 "W. ALONG THE EAST LINE OF SAID FRACTION FOR 671.11 FEET TO THE NORTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 14; THENCE N.87 °27'14 "E. ALONG THE NORTH LINE OF SAID FRACTION FOR 668.22 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE S.00 047'14 "W. ALONG THE EAST LINE OF SAID FRACTION FOR 671.39 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE N.87 °28'42 "E. ALONG THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 14 1336.55 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION AND THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 13; THENCE N.87 °30'06 "E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 1328.72 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE N.00 °38'50 "E. ALONG THE EAST LINE OF SAID FRACTION FOR 1345.26 FEET TO THE NORTHEAST CORNER OF SAID FRACTION AND THE SOUTHWEST CORNER OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 12; THENCE N.00 °4 1'44 "E. ALONG THE WEST LINE OF SAID FRACTION FOR 2707.07 FEET TO THE NORTHWEST CORNER OF SAID FRACTION; THENCE N.87 °40'34 "E. ALONG THE NORTH LINE OF SAID FRACTION FOR 1321.29 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE S.00 °36'23 "W. ALONG THE EAST LINE OF SAID FRACTION FOR 2701.30 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION SAID POINT BEING THE NORTH QUARTER CORNER OF SAID SECTION 13; THENCE S.87 °26'11 "W. ALONG THE NORTH LINE OF SAID SECTION FOR 662.90 FEET TO THE NORTHEAST CORNER OF THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION; THENCE S.00 °35' 02 "W. ALONG THE EAST LINE OF SAID FRACTION FOR 1345. 93 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE S.87 030'06 "W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 664.36 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION AND SAID SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER; THENCE S.00 038'50 "W. ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER FOR 672.63 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.87 °32'03 "E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 665.09 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE S.00 °35'02 "W. ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER FOR 672.97 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE S.87 °33'59 "W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 665.81 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE S.00 038'51 "W. ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER FOR 1345.10 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE 5.87 °37'27 "W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 667.27 FEET TO THE NORTHWEST CORNER OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE S.00 °42'40 "W. ALONG THE WEST LINE OF SAID FRACTION FOR 1344.51 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION AND AN INTERSECTION WITH THE NORTH LINE OF SAID SECTION 24; THENCE N.87 °40'54 "E. ALONG SAID NORTH LINE FOR 2006.20 FEET TO THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE 5.00 °56'29 "W. ALONG THE WEST LINE OF SAID FRACTION FOR 1368.25 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.87 °34'58 "E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 1343.68 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE N.00 °4 1'32 "E. ALONG THE EAST LINE OF SAID FRACTION FOR 1365.31 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE N.87 °41'38 "E. ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER FOR 1337.58 FEET TO THE NORTHEAST CORNER OF SAID SECTION; THENCE S.00 026'32 "W. ALONG THE EAST LINE OF SAID SECTION FOR 1703.00 FEET TO THE SOUTHEAST CORNER OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 30 of 51 Page 352 of 1249 NORTHEAST QUARTER; THENCE 5.87 033'18 "W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 672.60 FEET TO AN INTERSECTION WITH THE WEST LINE OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER; THENCE S.00 °34'02 "W. ALONG SAID WEST LINE FOR 1022.89 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.87 °28'21 "E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 674.89 FEET TO THE WEST QUARTER CORNER OF SAID SECTION 19; THENCE S.88 °12'42 "E. ALONG THE NORTH LINE OF THE SOUTHWEST QUARTER FOR 3093.52 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE S.03 °39'20 "W. ALONG THE EAST LINE OF SAID FRACTION FOR 2676.74 FEET TO THE SOUTH QUARTER CORNER OF SAID SECTION; THENCE N.88 °56'10 "W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 2940.59 FEET TO THE SOUTHWEST CORNER OF SAID SECTION; THENCE 5.87 007'20 "W. ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 FOR 2726.50 FEET TO THE NORTH QUARTER CORNER OF SAID SECTION; THENCE S.87 °07'13 "W. ALONG THE NORTH LINE OF THE NORTHWEST QUARTER FOR 807.16 FEET; THENCE S.03 °18'31 "E. FOR 1451.00 FEET; THENCE N.88 056'54 "E. FOR 1582.00 FEET; THENCE 5.00 °31'35 "E. FOR 1130.61 FEET; THENCE S.89 °15'59 "E. FOR 1823.18 FEET TO THE EAST QUARTER CORNER OF SAID SECTION; THENCE N.89 °57'58 "E. ALONG THE NORTH LINE OF THE SOUTH HALF OF SAID SECTION 30 FOR 2200.53 FEET TO THE NORTHWEST CORNER OF THE EAST HALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE S.00 037'14 "W. ALONG THE WEST LINE OF SAID FRACTION FOR 1344.51 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.89 034'43 "E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 365.01 FEET TO THE NORTHWEST CORNER OF THE EAST HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE WEST HALF OF THE SOUTH HALF; THENCE S.00 041'48 "W. ALONG THE WEST LINE OF SAID FRACTION FOR 671.03 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.89 023'00 "E. ALONG THE SOUTH LINE OF SAID FRACTION FOR 364.14 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE N.89 °22'35 "E. FOR 710.09 FEET TO THE SOUTHEAST CORNER OF THE EAST HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF; THENCE N.00 °52'45 "E. FOR 1334.78 FEET TO THE NORTHEAST CORNER OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF; THENCE S.89 046'12 "W. ALONG THE NORTH LINE OF SAID FRACTION FOR 356.23 FEET TO THE NORTHWEST CORNER OF SAID FRACTION; THENCE N.00 049'34 "E. ALONG THE EAST LINE OF THE WEST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF FOR 668.60 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE N.89 °57'58 "E. ALONG THE NORTH LINE OF THE SOUTH HALF OF SAID SECTION 30 FOR 2497.82 FEET TO THE EAST QUARTER CORNER OF SAID SECTION; THENCE S.01 ° 12'08 "W. ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION FOR 2640.60 FEET TO THE POINT OF BEGINNING. 101,084,043 SQUARE FEET OR 2,320.6 ACRES +/- LESS AND EXCEPT THE FOLLOWING DESCRIBED PARCELS: PARCEL "A" BEGINNING AT THE NORTHEAST CORNER OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF OF SAID SECTION 30; THENCE S.00 °59' 10 "W. FOR 1329.95 FEET TO THE SOUTHEAST CORNER OF THE EAST HALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF; THENCE S.89 022'35 "W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 355.05 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.00 °55' 57 "E. FOR 1332.36 FEET TO THE NORTHWEST CORNER OF SAID EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE EAST HALF OF THE SOUTH HALF; THENCE N.89 °46'12 "E. ALONG THE NORTH LINE OF SAID FRACTION FOR 356.23 FEET TO THE POINT OF BEGINNING. 473,270 SQUARE FEET OR 10.9 ACRES +/- PARCEL "B" BEGINNING AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTEROF SAID SECTION 24; THENCE N.87 °28'21 "E. ALONG THE NORTH LINE OF SAID FRACTION FOR 1349.77 FEET TO THE NORTHEAST CORNER OF SAID FRACTION; THENCE S.00 °40'10 "W. ALONG THE EAST LINE OF SAID FRACTION FOR 1361.17 FEET TO THE SOUTHEAST CORNER OF SAID FRACTION; THENCE S.87 017'48 "W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 1356.51 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.00 056'29 "E. ALONG THE WEST LINE OF SAID FRACTION FOR Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 31 of 51 Page 353 of 1249 682.86 FEET TO THE SOUTHEAST CORNER OF THE EAST HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE S.87 °23'02 "W. ALONG THE SOUTH LINE OF SAID FRACTION FOR 338.41 FEET TO THE SOUTHWEST CORNER OF SAID FRACTION; THENCE N.01 000'20 "E. ALONG THE WEST LINE OF SAID FRACTION FOR 683.43 FEET TO THE NORTHWEST CORNER OF SAID FRACTION; THENCE N.87 °28'21 "E. ALONG THE NORTH LINE OF SAID FRACTION FOR 337.61 FEET TO THE POINT OF BEGINNING. 2,072,100 SQUARE FEET OR 47.6 ACRES +/- Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 32 of 51 Page 354 of 1249 EXHIBIT E LIST OF REQUESTED DEVIATIONS FROM LDC Deviation #1 seeks relief from LDC Subsection 6.06.0l.B, related to streets in subdivisions, that requires subdivisions to have platted road rights -of -way for streets, to allow private streets to be provided by separate access easements rather than platted road rights -of way. Deviation #2 seeks relief from LDC Section 5.04.04.B.5.c that limits the number of model homes, to allow one model home for each variant of the residential product proposed in the various phases or communities within the project. The number of model homes may exceed five for each phase or community within the project, but shall not exceed a total of 60 models for the entire MPUD development. Deviation #3 seeks relief from LDC Section 5.06.02 to allow "boundary marker" signage on property corners fronting on existing, proposed, or future public roadways that provide access to the MPUD. The sign content area for "boundary markers" to be located in the Residential Tract R may be 15 feet in height rather than 8 feet in height as limited in LDC Subsection 5.06.02B.6.b. Deviation #4 seeks relief from LDC Section 5.03.02.C.2. that limits fence or wall heights to six (6') feet, to allow fences or walls to be no greater than eight (8') feet throughout the development. Where associated with existing or future public roadways, or Tract A, a 20 foot tall visual screen may be installed as a wall, berm, or wall /berm combination. Deviation #5 seeks relief from LDC Sections 4.02.13 G., and 4.06.02 C.5., that requires a six foot tall opaque architecturally finished masonry wall, or berm, or combination thereof be provided around the boundaries of a business park. Buffering around the proposed Business Park Tract would be as required by the entirety of the referenced sections of the LDC, but the six foot wall, or berm, or combination thereof will not be required on the Business Park Tract along the frontage of Lord's Way. Deviation #6 seeks to allow one real estate sign in addition to the real estate signage permitted in LDC Section 5.06.02 B.2., that would be erected off -site from the Residential Tract, in the Commercial Tract. Deviation #7 The existing Swamp Buggy sign located in the southeast corner of Rattlesnake Hammock road and Collier Boulevard shall be allowed to remain in the present location until: the sign is relocated to allow the construction of the bridge to extend Rattlesnake Hammock Road, and /or a new sign can be permitted in Tract C. Deviation #8 seeks relief from LDC Section 5.05.04 D.1. that limits care unit Floor Area Ratio (FAR) to 0.45, to allow a care unit FAR of 0.60. Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 33 of 51 Page 355 of 1249 EXHIBIT F LIST OF OWNER COMMITMENTS For the purposes of this PUD, the owner commitments set forth below are applicable to Hacienda Lakes of Naples, LLC, its successors, and/or assigns. The owner commitments below shall not be enforceable upon Swamp Buggy Days, Inc., nor Collier County Junior Deputies League, Inc. LEGAL A. Access to Parcel "A ", as described in Exhibit D of this document and is not a part of this MPUD shall be accessible via a new roadway easement from Owner that shall be recorded in the public records of Collier County, and shall run in a north -south direction from the existing thirty-foot roadway easement recorded in O.R. Book 857, Page 1800. This easement shall be recorded within 90 -days of approval of this PUD. B. Access to Parcel "B ", as described in Exhibit D of this document and is not a part of this MPUD shall be accessible via the existing roadway and ingress /egress easements recorded in O.R. Book 271, Page 505, O.R. Book 622, Page 1609, O.R. Book 245, Page 124, and O.R. Book 287, Page 18. C. No existing public access /roadway easements shall be vacated to preclude access to off -site private and public lands without providing replacement access easements. This new roadway easement shall be equivalent to the existing easement and shall be recorded concurrently with the vacation. II ENVIRONMENTAL A. Native vegetation shall be preserved in this MPUD in accordance with the table below: Hacienda Lakes Native Preserve Summary Description Total Urban ac Rural ac Project Area 2262.14 625.07 1637.07 On -Site Native Vegetation 1721.97 295.38 1426.59 Less the Native Veg Within Rattlesnake Hammock Ext. 2.02 2.02 0.00 Less the Native Veg Within The Lords Way Ext. 0.42 0.42 0.00 Less the Native Veg Within the Benfield Road Corridor 12.91 5.01 7.90 Less the Native Veg Within Archaeological Preserves 6.07 1.06 5.02 Native Vegetation For Requirement Calculations 1700.54 286.87 1413.67 Percentage for required Native Preserve 25% Required Native Vegetation* 921.09 71. 71 849.38 Preserved Native Vegetation ** 1395.35 40.81 1352.57 Compensating Native Preserve 2x URF Deficit)" 61.80 Total Preserve Area 1544.14 53.06 1491.08 Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 34 of 51 Page 356 of 1249 Native Preserve Requirement (LDC Subsection 2.05.02.B.2.g.ii.) of 90% within the RFMUD Sending Lands exceeds 60% of the total project RFMUD Sending Lands. Therefore, over 60% of the total project RFMUD Sending Lands shall be the required Rural native vegetation area. Compliance with LDC Subsection 3.05.07 H.1.a., requires native vegetation planting enhancement of a minimum of 12.24 acres of the project's URF Subdistrict Preserve Tract. Compliance with 100% of the native vegetation preservation requirement shall be achieved through preserving RFMUD project native vegetation in an amount two times the deficient native vegetation preserve acreage in the URF Subdistrict project lands as is provided for through the adopted GMP amendment. B. A Wetland Mitigation/Monitoring plan is to be submitted once approved from SFWMD, for County review. C. The MPUD shall be developed in accordance with the Wildlife Habitat Management Plan accepted by Collier County as contained in the Environmental Impact Statement. D. An updated listed species survey for the future development areas shall be submitted prior to the next development order approval. E. Installation of the Sabal Palm Road culvert crossings and spreader swales shall occur prior to the first preliminary acceptance. III ENGINEERING A. A SFWMD ROW permit will be required for widening the bridge at Rattlesnake Hammock/951 over the Henderson Creek Canal. IV ARCHAEOLOGICAL and HISTORIC RESOURCES A. The five archaeological sites identified within the Hacienda Lakes parcel are denoted AP, Archaeological Preserve on Sheets 3 -12 in the MPUD Master Plan Set. These sites must remain undeveloped. A public access easement around the archaeological sites for potential digs and further study has been provided. Disturbance to these five protected archaeological sites may only occur with County approval and approval of the State Division of Historical Resources, and any disturbance shall only be permitted under the direct supervision of a qualified archaeologist. B. Historical /archeological areas are not used to meet preserve requirements because if an archaeological dig is required, then native vegetation would have to be removed. V EMERGENCY MEDICAL SERVICES A. In order to mitigate for the project impacts and demand on Emergency Medical Services EMS), the developer shall provide a one acre parcel to Collier County. This public facility site is identified as "PF" on the MPUD Master Plan (Exhibit Q. The dedication of the one acre site shall be by deed to Collier County and is subject to an Emergency Medical Services Impact Fee credit based on the fair market value of the donated property. The valuation of the one acre site dedication has been determined to be $30,000 per acre, for the purposes of the Emergency Medical Services Impact Fee credit, and the conveyance shall occur no later than at the time the 500`h residential unit is included in a development order request (site development plan, or plat), subsequent to the adoption of the DRI Development Order. If Owner conveys to County mitigated land for the real property conveyances described in this paragraph, then Owner shall be entitled to an EMS impact fee credit for the value of the Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 35 of 51 Page 357 of 1249 mitigation, as a cost of construction for public facilities. The value of the mitigation shall be a per acre value calculated at the total cost of state and federal mitigation of the environmental impacts including wetland and wildlife impacts divided by the impacted acreage of 718 acres. Developer shall provide documentation acceptable to the County to verify this cost. The total cost of State and Federal mitigation includes land costs for onsite preserves used for mitigation, environmental permitting costs, exotic removal, enhancement of preservation lands, creation of wildlife habitat, hydrological improvements and any mitigation activity required in the Army Corps of Engineers permit and South Florida Water Management District permit for the project in order to address the project's mitigation. State and Federal mitigation does not include County required mitigation. In lieu of EMS impact fee credits for environmental mitigation, the County reserves the right to transfer to Developer or Owner County-owned State or Federal panther and wetlands credits equal to the value of the EMS impact fee credits calculated pursuant to this paragraph. VI TRANSPORTATION For the purposes of the following commitments, it must be understood that the property was divided into three main areas: North area being north of The Lord's Way extension; South area being south of Rattlesnake Hammock Road plus School; Benfield Road Improvements. The South area commitments shall be constructed in a sequential manner. However, the rest of the commitments are not sequential and can be accomplished in no specific order. Similarly, the three areas identified above are not required to be developed in a sequential manner. SOUTH AREA I. The Owner shall construct (here forward to mean "constructed to meet minimum County requirements for acceptance "), at its sole expense without road impact fee credits, the initial two lanes (south side) of Rattlesnake Hammock Road Extension from C.R.951 to Florida Power Line Easement (approximately 0.25 miles). In addition, the Owner shall construct the Collier Boulevard/Rattlesnake Hammock Road intersection interim geometry as shown in Figure 1, below and to improve the bridge on Rattlesnake Hammock Road Extension over the canal to the interim geometry as shown in Figure 1, below. Upon completion (here forward to mean "completed construction to County minimum requirements, and reserved for future conveyance to the County at the County's request. ") of all of such improvements, the Owner shall be allowed to develop up to 327,500 square feet of Retail Land Uses, or Residential Pod A, or some combination of the two land uses. However, the total number of gross trips to be generated by this portion of development shall not exceed 1,409 PM peak hour trips. In the event that Residential Pod A is developed, access to Pod A will be either an internal private roadway or via an extension of Rattlesnake Hammock Road to the entrance of Pod A. These improvements and the areas allowed to develop upon completion of these improvements are depicted in Figure 1, below. All of these improvements are site related improvements. Hacienda Lakes, PUDZ-2006-AR- 10 146 BCC Approved 10/25/11 Page 36 of 51 Page 358 of 1249 Figure 1— Hacienda Lakes DRI - Commitment I II. The Owner shall construct, at its own expense and without road impact fee credits, Rattlesnake Hammock Road Extension from Florida Power Line Easement to the road leading into Swamp Buggy grounds (approximately 0.25 miles) and improve the bridge on Rattlesnake Hammock Road Extension over the canal to the final geometry as shown is Figure 2, below. These improvements are site related improvements. Upon completion of such improvement, the Owner shall be allowed to develop the following additional land uses: 20,000 Square Feet of General Office, and; 50,000 Square Feet of Medical Office, and; 135 Room Hotel, and; Remaining portion of the 327,500 Square Feet of Retail (if applicable pursuant to Commitment I), and; Remaining portion of Residential Pod A (if applicable pursuant to Commitment 1), and; Required residential uses within Activity Center land use; Hacienda Lakes, PUDZ- 2006 -AR -10146 Approved CCPC Consent — Rev. 09/15/11 Page 37 of 51 Page 359 of 1249 These improvements and the area allowed to develop upon completion of these improvements are depicted in Figure 2, below. Fiture 2 — Hacienda Lakes DRi - Commkment 11 III. The Owner shall construct, at its sole expense, Rattlesnake Hammock Road Extension from the road leading into Swamp Buggy grounds to the future Benfield Road as a two lane road, including construction of the Rattlesnake Hammock Road Extension at Benfield Road intersection. Upon completion of such improvement, the Owner shall be allowed to develop the following additional land uses: 919 Student Elementary School, and; Residential Pod B. Since only a portion of the capacity to be provided by this two lane section will be consumed by the Hacienda Lakes PUD, the Owner shall receive road impact fee credits equal to 50% of the cost of this improvement. The cost of this improvement will be determined at the time Hacienda Lakes, PUDZ-2006-AR- 10 146 Approved CCPC Consent — Rev. 09/15/11 Page 38 of 51 Page 360 of 1249 of construction, and shall include the fair market value of the land or easement when the Owner conveys the road right of way to the County, free and clear of liens and encumbrances. Fair market value has been determined to be $30,000 per acre. This improvement and the area allowed to develop upon completion of this improvement are depicted in Figure 3, below. Fifty percent (50 %) of the cost of this improvement is deemed a site - related improvement. Flaure 3 — Hacienda Lakes DRI - Commitment 111 NORTH AREA IV. With no improvement other than a bridge to be constructed by the Owner, at its sole cost and without road impact fee credit, over the water canal that runs parallel to C.R.951 at the northern project site access, the Owner shall be allowed to develop Residential Pod C (not to exceed 300 PM peak hour trips at the connection to C.R.951). This improvement and the area allowed to develop upon completion of this improvement are depicted in Figure 4, below. At no time will the County accept ownership of this bridge. This improvement is a site related improvement. Hacienda Lakes, PUDZ- 2006 -AR -10146 Approved CCPC Consent — Rev. 09/15/11 Page 39 of 51 Page 361 of 1249 Figure 4 — Hacienda lakes SRI - Commitment IV rl__„, Residential Pod C I 6 S 1%_1 Florida Power Line Easement Rattlesnake 7 Residential Residential Pod B 17, 14PodA \ I L Existing Lanes/Turn Lanes — — L Lanes/Turn Lanes to be Constructed /Reconstructed Roadway Segment Previously Constructed Roadway Segment to be Constructed j_ Area Previously Developed Area to be Developed V. The Owner shall, at its sole expense and without road impact fee credits, complete the reconstruction of The Lord's Way from C.R.951 to Florida Power Line Easement and construct the extension of The Lord's Way from Florida Power Line Easement to the west entrance to the Business Park with a two lane undivided cross section. In addition, when the Collier Boulevard at The Lord's Way intersection is signalized upon meeting warrants, the cost of the signalization of this intersection will be shared proportionately among the Owner and other developments located in the area (east and west of C.R.951) and at no cost to Collier County and without road impact fee credits. These improvements are site - related improvements. Upon completion of such road improvement, the Owner shall be allowed to develop the following additional land uses: Business Park, and; Residential Pod D. Hacienda Lakes, PUDZ-2006-AR- 10 146 Approved CCPC Consent — Rev. 09/15/11 Page 40 of 51 Page 362 of 1249 These improvements and the area allowed to develop upon completion of these improvements are depicted in Figure 5, below. Residential Pod C Florida Power Une Easement Residential" x; Pod r ttt ry Residential r. Pod A 1mid to Existing Lanes/Turn lanes Lanes/Turn Lanes to be Constructed /Reconstructed Roadway Segment Previously Constructed Roadway Segment to be Constructed Area Previously Developed Area to be Developed Residential Pod B k \ c When the DRI has received certificates of occupancy for 66 percent of the total commercial and residential development authorized by the DRI, Collier County will perform an evaluation and inform the Owner if it is necessary to convey road right of way to the County for the section of The Lord's Way Extension from the west entrance to the Business Park/School to Benfield Road. If Collier County requests the road right of way, the Owner shall convey by road easement to the County the needed road right of way up to a width of 60 feet, free and clear of all liens and encumbrances, and shall receive impact fee credits equal to 100 percent of the fair market value of the road easement conveyed to the County which has been determined to be $30,000 per acre. No further certificates of occupancy shall be issued until the road easement conveyance is recorded in the public records of Collier County. If this segment of The Lord's Way is not deemed necessary (through documentation, or lack thereof, in the LRTP or the CIE) by the time the development achieves 66 percent of the total approved development quantities, this commitment shall be considered expired. Hacienda Lakes, PUDZ- 2006 -AR -10146 Approved CCPC Consent — Rev. 09/15/11 Page 41 of 51 Page 363 of 1249 BENFIELD ROAD IMPROVEMENTS VI. The Owner shall construct, at its sole expense Benfield Road from Rattlesnake Hammock Road Extension to the entrance of Residential Pod E with a two lane undivided cross section and reserve the right of way necessary for the final 4 lane divided cross section. Residential Pod E shall be connected in a consistent manner with the County's right of way reservation plans or construction plans for future Benfield Road sections. Upon completion of such improvement and acceptance by Collier County of the improvements, the Owner shall convey to the County a road easement for the road right of way needed for this section of Benfield Road up to a width of 120 feet, free and clear of all liens and encumbrances. Upon recordation of the road easement in the public records of Collier County, the Owner shall receive road impact fee credits for 50% of the fair market value of the road easement necessary for this section of Benfield Road and for 100% of the increase in cost resulting from the construction of the road according to County Standards (arterial) instead of as a local subdivision road. The fair market value of 50% of the conveyance of the road right of way easement to the County has been determined to be $30,000 per acre. Fifty percent 50 %) of the fair market value of the road right of way easement and the total cost of the improvements are site - related improvements. The Cost of this improvement will be determined at the time of construction. Upon completion of such improvement, the Owner shall be allowed to develop the following additional land uses: Residential Pod E. These improvements and the area allowed to develop upon completion of this improvement are depicted in Figure 6, below. Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 42 of 51 Page 364 of 1249 Florida Power line Easement Resksendal`' Pod C v Resdential Pod ; Residential Pod E The lad' Rattlesnaft Hammock 1 i g ResldeMisl ` _ Pod B Pod A `k IV 'Xna g Lanes/Tum Lanes L ianrt/Twn Lanes to be Canuructed/Reconstructed Roadway Segment Previously Constructed Roadway Segment to be Constructed Area Prevlou* Dew4oped Area to be Developed VII. Benfield Road South of Rattlesnake Hammock Extension and north of Residential Pod E connection to Benfield Road: the Owner will convey right of way to Collier County by road easement for Benfield Road on areas not to be built by Owner up to a width of 120 feet, free and clear of all liens and encumbrances. Upon such conveyance, Collier County will provide road impact fees credits for 100% of the fair market value of the road easement. The value of the right of way has been determined to be $30,000 per acre. The area to be conveyed is depicted in Figure 7, below. Hacienda Lakes, PUDZ- 2006 -AR -10146 Approved CCPC Consent — Rev. 09/15/11 Page 43 of 51 Page 365 of 1249 Hacienda Lakes ON - Florida Power Line Easement to Residenttai ` ' I Residents Pod D Residential Pod E VIII. Benfield Road South of Sabal Palm Road: the Owner shall convey by road easement to the County the right of way needed for the future construction of Benfield Road south of Sabal Palm Road (approximately 1.00 mile) up to a width of 120 feet free and clear of all liens and encumbrances and at no expense to the County. In addition, the Owner shall receive no impact fee credits for such right of way conveyance. This is a site - related improvement. The area to be dedicated is depicted in Figure 8, below. Hacienda Lakes, PUDZ-2006-AR- 10 146 Approved CCPC Consent — Rev. 09/15/11 Page 44 of 51 Ratdemm Mammal; Rpa4wension Netider ttal Pod B Pod A Lti>i ti y E sLsueg Larvra/Tum Lanes L Lanes/Tum Lanes to be Constructed/Reconst..ted Roadway Segment Previously Corntrutud r_ Riet of Way to be Preserved Atea PteviocMy Developed Area to be Developed VIII. Benfield Road South of Sabal Palm Road: the Owner shall convey by road easement to the County the right of way needed for the future construction of Benfield Road south of Sabal Palm Road (approximately 1.00 mile) up to a width of 120 feet free and clear of all liens and encumbrances and at no expense to the County. In addition, the Owner shall receive no impact fee credits for such right of way conveyance. This is a site - related improvement. The area to be dedicated is depicted in Figure 8, below. Hacienda Lakes, PUDZ-2006-AR- 10 146 Approved CCPC Consent — Rev. 09/15/11 Page 44 of 51 Page 366 of 1249 IX. As a part of its State and Federal permits, the Owner shall pay for mitigation required for State and or Federal environmental impacts arising from the permitting for portions of Benfield Road described in Commitments VI and VII. In addition to this commitment, the Owner shall at no cost to County either: (1) Convey drainage easement(s) to the County for their stormwater management facility needs free and clear of all liens and encumbrances, or 2) agree to accept stormwater from Benfield Road into the Project's stormwater management system. These are site - related contributions. X. At two thresholds during construction of this DRI, the Owner shall provide to Collier County a transportation analysis which compares the value of the Owner's contribution to the County's public road network against the DRI's proportionate share, (as defined in the State of Florida's HB 7207) of which this DRI impacts County and State road segments. If Owner's contribution is less than its impact based on the transportation analysis, then Owner shall pay to County the difference in three installments starting 90 days after the transportation analysis is agreed to by both parties, and then each 90 days thereafter until paid in full. The transportation contribution by the Developer shall be defined as the sum of all road impact fees paid to date, the costs of the non site - related transportation Hacienda Lakes, PUDZ-2006-AR- 10 146 Approved CCPC Consent — Rev. 09/15/11 Page 45 of 51 Page 367 of 1249 improvements (those receiving road impact fee credits) on Rattlesnake Hammock Road, Benfield Road and the Lords Way, plus the value of any road right -of -way conveyance by donation to the County unless otherwise calculated as an impact fee credit. The first transportation analysis shall be submitted to the County when 33% of approved development trips (1,109 total gross trips) have been permitted based on building permit issuance, without projecting forward growth. The second transportation analysis will be submitted when 66% of the approved development trips (2,219 total gross trips) have been permitted based on building permit issuance, with a projection toward build out. The second analysis and reconciliation will finalize any transportation related assessments owed by the Developer for the build out of the Project. With the annual PUD monitoring report, Developer shall provide an annual trip generation analysis of trips approved by Site Development Plan approval and building permit issuance compared to total trips approved within the DRI. Upon triggering 33% or 66% as described above, Developer shall submit the transportation analysis described in this paragraph within six months. No certificates of occupancy shall be issued until the traffic analysis and annual trip generation analysis required by this paragraph and any payments due have been delivered to County, unless the BCC grants an extension. XI. Prior to the issuance of a certificate of occupancy for the first 75,000 square feet of retail land uses, the Owner shall construct, at its sole expense, a Collier Area Transit (CAT) stop /shelter fronting the Commercial Tract C that shall include a 10'x 20' pavilion shelter with benches and protection from the elements, and include a minimum of three (3) bike racks. Owner shall be responsible for maintenance of the bus stop /shelter unless Owner elects to convey to County at no cost to County an easement for the bus shelter. The location of the CAT shelter is generally depicted below on the Master Mobility Plan. This is a site - related contribution. XII. Prior to the issuance of a certificate of occupancy for the first 70,000 square feet of business park land uses, or prior to the issuance of a certificate of occupancy for a school or educational facility in the Business Park Tract, the Owner shall construct, at its sole expense, a Collier Area Transit (CAT) stop /shelter fronting the Business Park Tract BP that shall include a 10'x 20' pavilion shelter with benches and protection from the elements, and include a minimum of three (3) bike racks. Owner shall be responsible for maintenance of the bus stop /shelter unless Owner elects to convey to County at no cost to County an easement for the bus shelter. The location of the CAT shelter is generally depicted below on the Master Mobility Plan. This is a site - related contribution. XIII. DRI traffic studies identified an off -site impact at the interchange of I -75 and S.R. 951 Ramps Intersection, specifically in the left -turn movement serving the northbound S.R. 951 to westbound ( northbound) I -75 turning movement. Assessments of this operation in 2011 indicate that changes to lane usage and signage could augment the acceptable operation of the intersection and delay the impacts of the DRI. Hacienda Lakes traffic becomes significant (exceeds five percent of service volume) at this location at 46.2 percent of site traffic generation. When the first transportation analysis required under subsection X above is undertaken (e.g. at 33 percent of site traffic generation), the existing traffic flow and level of service at this location will be reviewed and projected to the build -out of the DRI. If the 2011 operational assessment is confirmed and the intersection is, or will be, operating at an unacceptable level of service as determined by County or FDOT, then the Developer will identify a solution to offset its impacts and/or restore acceptable operating conditions, and contribute its proportionate share, per subsection X above, of the cost of the improvement to the appropriate government agency. If a proportionate share payment is identified as needed, the owner shall receive road impact fee credits for 100 percent of this contribution. Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 46 of 51 Page 368 of 1249 XIV. If Owner conveys to County mitigated land for the real property conveyances that are eligible for impact fee credits described in Subsections III, V, VI and VII of this Article VI, Transportation, then Owner shall be entitled to a transportation impact fee credit for the value of the State and Federal environmental mitigation, as a cost of construction for public facilities. The value of the mitigation shall be a per acre value calculated at the total cost of state and federal mitigation of the environmental impacts including wetland and wildlife impacts divided by the impacted acreage of 718 acres. The total cost of State and Federal mitigation includes land costs for onsite preserves used for mitigation, environmental permitting costs, exotic removal, enhancement of preservation lands, creation of wildlife habitat, hydrological improvements and any mitigation activity required in the Army Corps of Engineers permit and South Florida Water Management District permit for the project in order to address the project's mitigation. State and Federal mitigation does not include County required mitigation. Developer shall provide documentation acceptable to the County to verify this cost. In lieu of transportation impact fee credits for environmental mitigation, the County reserves the right to transfer to Developer or Owner County-owned State or Federal panther and wetlands credits equal to the value of the transportation impact fee credits calculated pursuant to this Subsection XIV. Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 47 of 51 Page 369 of 1249 Proposed Acest" Proposed \ Acmes RATTLESNAKE HAMMOCK RQ, 1 1 1 Ch / U / W / J / O / M / d' W J J O LoWnd CAT STOPISHELTER Proposed CAT Routs 4A 8 48 Extension Existing CAT Rouse 4A 8 48 Q Exbung CAT Fadkty 4A 10 Exis" CAT Facility 48 Exi"CAT Routs 7 Proposed Pedestrian Facilities Exabrig Shared Use Pah pProject Boundary Development Boundary EXISTING CAT ROUTE 7 i (TO MARCO ISLAND) DEVELOPER 1 PROPOSED CAT STOP /SHELTER, THE LORD'S WAY POTENTIAL CAT STOP /SHELTER/ PROPOSED 4A 3 48 CAT ROUTE EXTENSION DEVELOPER PROPOSED CAT STOP/SHELTE 1 PROP. RATTLESNAK HAMMOCK RD. EX1 Land Use Attraction Tract Business Park or School Commercial Preserve Tract Public Fadities Trad (EMS) Junior Deputy School Residential Trad Residential i Medical Use Public ROW Reservation pedaWlan Fadlities VWU as Extended Along AN Internal Ras" Even it Not Shown POTENTIAL CAT STOP/SHELTER EXISTING CAT ROUTE 4A aeiStles WWI as Alerq AB Wornal Roads K Not shown EX13TING CAT ROUTE 4A 348\ evneTrun_ CAT CAT W FACILITY FACILITY 4A (TYP) 48 (TYP) I Hacienda Lakes d Fea Master Mobility Plan STATE LANDS 1?A '1IA " is i a- P—Or_, r+...o oe.: ear e. mro c,,. na Page 370 of 1249 VII PUBLIC UTILITIES A. Per the current 2008 Water and Sewer Master Plan Update, the majority area of this project is located within the Collier County Water -Sewer District Boundary; there are some areas of this project that currently are outside of the Collier County Water & Sewer District Boundary. The areas that are not part of Collier County Water -Sewer District also do not belong to any other Water -Sewer District. Since Public Utilities can provide service as requested by this project, Impact Fees will be applied to the entire area to be developed. B. The project shall connect to the CCWSD potable water system at a location to be determined by the CCWSD when capacity is available. C. The project shall connect to the CCWSD wastewater collection and conveyance system at a location determined by CCWSD, when capacity is available. D. This future development is located on the zone of the existing South Hawthorn Wellfield for the wellfield- SCRWTP expansion to 20 MGD. The Rules and Regulations for protection of well fields shall be followed. All well sites and pipeline easements located on and close to this development needs to be shown on all future site development plans, PPL or any other site plans applications. VIII PLANNING A. Prior to the issuance of the first residential Development Order in the Hacienda Lakes MPUD, the Base TDR Credits and Early Entry TDR Bonus Credits shall be severed and redeemed from all Sending Lands to be preserved within one mile of the Urban Residential Fringe and the filing of executed Limitation of Development Rights Agreement(s) shall occur for these same lands. B. A permanent conservation mechanism, including Limitation of Development Rights Agreement(s), [shall] be attached/applied to all Sending Lands to be preserved beyond one mile of the Urban Residential Fringe prior to final approval of the first Site Development Plan (SDP) for the Hacienda Lakes project. IX SWAMP BUGGY DAYS RECREATION AND SPORTS PARK PUD GENERAL DEVELOPMENT COMMITMENTS The following commitments shall only apply to the Attraction and Junior Deputy Tracts: General Provisions A. All motor racing shall normally be limited to weekends and holidays. No motor racing or practice will commence earlier than 9:00 a.m. and all racing shall be completed no later than 11:00 P.M. B. The shooting and archery ranges shall meet accepted design standards regarding safety and shall be operated and maintained in accordance with accepted safe practices. For security and safety, access to the shooting and archery range areas shall be limited by fencing or other suitable barriers. Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 49 of 51 Page 371 of 1249 C. Fencing and/or other suitable barriers will be provided on the site by the Owner for security, safety, and traffic control. Roadways and Traffic A. Roadways within the subject property shall be private roadways and shall be maintained by the Owner. Therefore, said roadways shall be constructed and surfaced in accordance with accepted practices and as permitted by the County Engineer. B. For special events such as the Swamp Buggy races, and as deemed necessary by the County Sheriff, the Owner will arrange for special traffic control at the intersection of the main entrance road with CR 951 and Rattlesnake Hammock Road. Utilities and Service Facilities A. The potable water supply source for the project shall be the County regional water system (now known as the Collier County Water Sewer District). B. Permanent sanitary facilities shall be provided for everyday use by administrative and other personnel. Treatment and disposal of wastewater from said facilities shall be by septic tank/drainfield, or as otherwise permitted by Florida Administrative Code and approved by the appropriate local and/or State regulatory agencies. C. Sanitary facilities for spectators and participants at scheduled events shall consist of portable toilets ( provided by a licensed commercial service), or permanent restroom facilities, or both. Wastewater from any permanent facilities provided for spectator use shall be stored in a buried holding tank of suitable capacity and subsequently removed and disposed of offsite by a licensed commercial service; or as otherwise permitted by Florida Administrative Code and approved by the appropriate local and/or State regulatory agencies. D. Onsite water well or wells may be constructed (as permitted) for flooding of the Swamp Buggy track and other non - potable uses. X DEVELOPMENT OF REGIONAL IMPACT A. One entity (hereinafter the Managing Entity) shall be responsible for PUD and DRI monitoring until close -out of the PUD and DRI, and this entity shall also be responsible for satisfying all PUD /DRI commitments until close -out of the PUD and DRI. At the time of this PUD approval, the Managing Entity is Hacienda Lakes of Naples LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD and DRI by the new owner and the new owner's agreement to comply with the Commitments through the Managing Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 50 of 51 Page 372 of 1249 Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD and DRI are closed -out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD and DRI commitments. CP \10- CPS - 01024 \119 Hacienda Lakes, PUDZ- 2006 -AR -10146 BCC Approved 10/25/11 Page 51 of 51 Page 373 of 1249 i w 0 UtiQOHti amaFQtxW Qz Z a WWd Wrn AWr>~ app Azd xwa W o oC) w H C) a U v w a Q D z w W a rs awl a w 0 Page 374 of 1249 O 4 a O w cn a w o w H x w a C7 Q a H H d w xx UU dd W w O z xx co 33 Q zW wo 5 C4 U v H z w x U d d 0 N Page 375 of 1249 HACIENDA LAKES PUD RESIDENTIAL WORKSHEET FOR EACH SDP / PLAT / BUILDING PERMIT TOTAL PROJECT RESIDENTIAL UNITS: 1,760 [ UP TO 1,232 MAY BE MULTI - FAMILY] MANDATED UNITS BY GMP: NON - MANDATED UNITS: REDUCED BY: 1. 17 IN C DISTRICT 13 IN R/MU FROM C 25 IN RMU 55 MANDATED RES UNITS 1,705 UNITS [UP TO 1,232 MAY BE MULTI - FAMILY IN ENTIRE PUD] CARETAKER'S RESIDENCES IN ENTIRE PUD 2. UNITS USED FOR CONVERSION TO RV [UP TO 106 RES UNITS IF 290 RV UNITS ARE DEVELOPED] 1 RES UNIT = 2.73 RV UNITS 3. UNITS USED FOR CONVERSION TO SENIOR HOUSING [UP TO 112.50 RES UNITS FOR 450 SENIOR HOUSING UNITS IF DERIVED FROM RESIDENTIAL] 1 RES UNIT = 4 SENIOR HOUSING EXCEPT INDEPENDENT LIVING SINGLE FAMILY STYLE UNITS ARE 1 TO 1. AT SDP, DETERMINE WHICH MANDATED RES UNITS OR NON - MANDATED UNITS ARE MULTI - FAMILY AND WHICH ARE SINGLE FAMILY DISTRICTS THAT ALLOW RES: C DISTRICT: 17 RES UNITS (MANDATED) R DISTRICT: RMU DISTRICT: 38 UNITS (MANDATED) TO RV IN RV DISTRICT: DEDUCT ARE DEVELOPED] TO SENIOR HOUSING: DEDUCT RESIDENTIAL] TOTAL: 1,760 CONVERSIONS: UP TO 106 RES UNITS IF 290 RV UNITS UP TO 112.50 IF RES UNITS ARE DERIVED FROM 3 of 5 Page 376 of 1249 HACIENDA LAKES PUD COMMERCIAL WORKSHEET FOR EACH SDP TOTAL PROJECT COMMERCIAL INTENSITY 327,500 IN GROSS FLOOR AREA: 70,000 140,000 92,000 BP DISTRICT: A) _ 140,000 SF OF GROSS FLOOR AREA OF BP USES RETAIL OFFICE BP HOTEL OF 135 ROOMS AND IF HOTEL BUILT HERE AND NOT IN C DISTRICT, ADD 92,000 SF OF GROSS FLOOR AREA FOR HOTEL UP TO 135 ROOMS (HOTEL CONVERSION DISAPPEARS) OR IF NO HOTEL IN BP & NO HOTEL IN C, ADD 60,000 SF OF GROSS FLOOR AREA OF BP USES (THIS IS HOTEL CONVERSION) OR B) PRIVATE OR PUBLIC SCHOOL UP TO 140,000 SF OF GROSS FLOOR AREA EXCLUDES COLLIER COUNTY SCHOOL DISTRICT PUBLIC SCHOOLS) R/MU DISTRICT: UP TO 50,000 SF OF GROSS FLOOR AREA OF MEDICAL - RELATED USES ALL USES ARE OFFICE USES EXCEPT FOR DRUG STORES AND PROPRIETORY STORES (GROUP 5912) WHICH IS RETAIL] CHECK APPROVED RETAIL IN TRACT C — CAN'T GO OVER 327,500 SF OF GROSS FLOOR AREA OF RETAIL IN THE ENTIRE PUD] CHECK OFFICE IN TRACT C — CAN'T GO OVER 70,000 SF OF GROSS FLOOR AREA IN ENTIRE PUD] TRACT C: 327,500 SF OF GROSS FLOOR AREA OF RETAIL; 1. DEDUCT MEDICAL RETAIL APPROVED IN RMU 2. DEDUCT SF OF GROSS FLOOR AREA OF SENIOR HOUSING NOT DERIVED FROM RESIDENTIAL UNITS [MAX 450 SENIOR HOUSING UNITS IN ENTIRE PUD] 4of5 Page 377 of 1249 3. UP TO 81,875 SF OF GROSS FLOOR AREA OF RETAIL CAN BE CONVERTED TO OFFICE [= 25% OF TOTAL]; AND IF NO HOTEL IN BP & HOTEL CONVERSION NOT USED IN BP, ADD 92,000 SF OF GROSS FLOOR AREA OF HOTEL UP TO 135 ROOMS; AND 70,000 SF OF GROSS FLOOR AREA OF PROFESSIONAL AND GENERAL OFFICE USES 1. DEDUCT UP TO 50,000 SF OF GROSS FLOOR AREA OF PROFESSIONAL AND GENERAL OFFICE IF APPROVED IN RMU DISTRICT CONVERSIONS IN TRACT C: UP TO 25% OF RETAIL CAN BE CONVERTED TO OFFICE [UP TO 81,875 SF] RETAIL TO OFFICE ON A ONE -TO -ONE BASIS [UP TO 81,875 SF] RETAIL TO SF SENIOR HOUSING ON A ONE -TO -ONE BASIS [MAY HAVE 450 SENIOR HOUSING UNITS IN ENTIRE PUD] 5of5 Page 378 of 1249 STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true and correct copy of: ORDINANCE 2011 -41 Which was adopted by the Board of County Commissioners on the 25th day of October, 2011, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 28th day of October, 2011. DWIGHT E. BROCK Clerk of Courts and Clerk Ex- officio to Board, of....._r ti• County Commissio7si ••,RS•, 3 ' r, r z By: Martha VercYa, Deputy Cle' k;8 ",L -` V • V lte' Page 379 of 1249 Hacienda Lakes MPUD: PUDZ-2006-AR-10146 Page 1 of 7 Revised: 9/21/11 BCC Hearing Date 10/11/11 EXECUTIVE SUMMARY PUDZ-2006-AR-10146: Hacienda Lakes MPUD -- 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 Collier County, Florida by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Agricultural (A), Agricultural-Special Treatment Overlay (A-ST) and PUD zoning district (Swamp Buggy Days PUD) to the Mixed Use Planned Unit Development (MPUD) zoning district for a project known as the Hacienda Lakes MPUD that will allow a maximum of 327,500 square feet of gross retail commercial floor area; 70,000 gross square feet of professional and medical office space including a conversion of retail use to professional and medical office; 135 hotel rooms including a conversion to business park; 140,000 gross square feet of business park or education facility; a public school; continuation of existing “swamp buggy” attraction and “Junior Deputy” passive recreation; and a maximum of 1,760 residential dwelling units including conversions to recreational vehicle park and senior housing for independent living, assisted living and nursing care. The subject property, consisting of 2,262 +/- acres is located on the east side of Collier Boulevard (C.R. 951) at the intersection of Collier Boulevard and Rattlesnake- Hammock Road and north and south of Sabal Palm Road in Sections 11, 12, 13, 14, 23, 24 and 25, Township 50 South, Range 26 East, and Sections 19 and 30, Township 50 South, Range 27 East, Collier County, Florida; providing for repeal of Ordinance Number 84-26, for swamp buggy grounds; and by providing an effective date (Companion to Petitions DRI-2006-AR-10147 and CP-2006-11). OBJECTIVE: To have the Board of County Commissioners (BCC) review staff’s findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above referenced petition and render a decision regarding this PUD rezone petition; and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: Approval of this project to allow for a mix of residential, commercial (retail and office), hotel, business park or education facility uses as well as the continuation of existing junior deputies passive recreation and existing swamp buggy attraction uses. The petitioner is requesting approval of this PUD for Hacienda Lakes to allow development as shown below. TRACT TYPE UNITS. ACREAGE± TRACT “R” RESIDENTIAL 1,714 447.86 TRACT “R/MU“ RESIDENTIAL/MEDICAL USE 25 min. 38.82 TRACT “BP” BUSINESS PARK 1 35.38 TRACT "C" COMMERCIAL 17 min 34.16 TRACT “A” ATTRACTION 1 47.27 TRACT “P” PRESERVE 0 1,544.14 Page 380 of 1249 Hacienda Lakes MPUD: PUDZ-2006-AR-10146 Page 2 of 7 Revised: 9/21/11 BCC Hearing Date 10/11/11 TRACT “PF” PUBLIC FACILITY 0 1.33 TRACT “JD” JUNIOR DEPUTY 2 21.62 TRACT “ROW” PUBLIC RIGHT-OF-WAY 0 72.01 TRACT “S” SCHOOL 0 19.55 Total 1,760 2262.14 (NOTE: If the developer decides to develop an RV use, it must consist of not less than 20 acres, and that acreage would be subtracted from the R designated area.) As proposed the project will be developed in one eight-year phase that is to be divided into two stages (2012-2016 and 2015-2019 as shown below as an excerpt from Master Plan), with development to begin in 2012. Buildout is projected to occur in 2019. These dates could be adjusted based upon approval date and appeal periods. This PUD application is one of three applications under consideration for the subject site. Companions to this application are a Comprehensive Plan Amendment (GMPA) and an Application for Development Approval (ADA) of a Development of Regional Impact (DRI). The Swamp Buggy Days lands are included within this project. The project incorporates the Swamp Buggy Days PUD (Ordinance #84-26) uses. That will allow the uses that were permitted in that project to continue, or be established if they have not been. Please refer to Section VI. Tract “A” Attraction Permitted Uses,” and IX. “Swamp Buggy Days Recreation and Sports Park PUD General Development Commitments.” FISCAL IMPACT: The County collects impact fees prior to the issuance of building permits 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 adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of concurrency management, the developer of every local development order approved by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by application of ad valorem tax rates, and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT PLAN (GMP) IMPACT: Future Land Use Element (FLUE): The County’s Future Land Use Map designates [approximately 1,637 acres] of the subject site as Rural Fringe Mixed Use District (RFMUD) Sending Lands, Belle Meade Natural Resource Protection Area (NRPA) Overlay. The balance of the site has the future land use designations of the Urban Residential Fringe (URF) Subdistrict, and Mixed Use Activity Center (MUAC) No. 7. Policies and Provisions for these designations are located in the FLUE and the CCME of the Growth Management Plan. The property owner submitted an application to amend the GMP (GMPA) in petition CP-2006- 11 seeking to amend the Future Land Use Element (FLUE) and Conservation and Coastal Page 381 of 1249 Hacienda Lakes MPUD: PUDZ-2006-AR-10146 Page 3 of 7 Revised: 9/21/11 BCC Hearing Date 10/11/11 Management Element (CCME). That petition is a companion to this petition and it must be approved in order for this petition to be consistent with the GMP. For more details, please refer to the Comprehensive Planning Staff memo, dated July 12, 2011. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition on September 1, 2011, and by a vote of 7 to 0 (Paul Midney was not present and there is one vacant position on the Commission), with Commissioner Schiffer making the motion and Commissioner Ahern seconding the motion, recommended forwarding this petition to the Board of County Commissioners (BCC) with a recommendation of approval subject to the following changes to be made to the PUD document: Exhibit A: 1) Project Land Use Tracts: Adjust Tract C to remove 2.51 acres because it is already included in Tract ROW; 2) Tract R/MU: Remove "units or RV" from introductory paragraph; 3) Tract BP Permitted Uses: Correct #16; 4) Tract C: Change "PB" to "BP" in the introductory paragraph; 5) Tract A Principal Uses: Revise Item 8 to address DRI substantial deviation requirements; 6) Tract S Accessory Uses: Add "Recreational Facilities"; 7) Signs: Renumber the deviation references to reflect the petitioner's withdrawal of the previous deviation #1; Exhibit B: 1. Revise Table II paragraph to address Collier County public schools; 2. Revise Table III paragraph to address Collier County public schools; 3. Maximum Density and Intensity – Residential Density: correct the number 1,332 to 1,232; 4. Land Use Conversion Factors – Residential Density: Refine the RV, Senior Housing Uses and total residential uses; 5. Land Use Conversion Factors: Clarify the BP tract school facilities use; 6. Land Use Conversion Factors – Senior Housing Intensity: add the word "project"; 7. Land Use Conversion Factors: Clarify the total project intensity; 8. Recreational Vehicle Park Criteria: Remove references to Tract R as the applicant has added a separate RV designation; 9. Recreational Vehicle Park Criteria: Clarify that the RV parcels cannot be less than 20 acres in size instead of 24.2 acres; 10. Sign Development Standards: Renumber the deviation reference to reflect the petitioner's withdrawal of the previous deviation #1; 11. Site Development or Plat Approval: add "with each SDP or plat application" to the end of the item. 12. Table I: Remove the column townhouse alley design; 13. Table I: Add "or ½ the building height whichever is greater" to Minimum Distance for MPUD; 14. Table I footnote: Add "zoned" to Building Height; 15. Table I notes – Remove Note #2 about Firewall protrusion; 16. Table I notes Note #3: Change 50 feet to 35 feet; 17. Figures 2-5: Revise each exhibit to correct the "Preserve Cloud" location; 18. Figure #6: Delete this figure; Page 382 of 1249 Hacienda Lakes MPUD: PUDZ-2006-AR-10146 Page 4 of 7 Revised: 9/21/11 BCC Hearing Date 10/11/11 19. Table II: Add "including mixed use buildings" to the title; 20. Table II -- Minimum yards: Replace "tract" with "lot" and add "or ½ the building height whichever is greater"; 21. Table II – Revise Maximum zoned height from 75 feet to 50 feet and 85 feet to 60 feet actual height, adding a footnote to exempt hotel, destination resort, senior housing or mixed use buildings that can be up to 75 feet in zoned height and 85 feet in actual height; 22. Table II Footnotes: remove the unused iii. 23. Table III – Add "Collier County School District" to the exclusion in the title; 24. Table III – Remove "SBR" and "including portable classrooms" from all locations in this table; 25. The Lord's Way Access Improvements: Remove two instances of the word "generally"; Exhibit C: Modify R/RV to R or RV; Exhibit E: 1. Deviation #1 was withdrawn by the applicant, therefore the deviations shall be re-numbered. 2. Deviation #5 (now #4) shall be revised to reflect a wall will not be required on the Business Park tract for the Lord's Way frontage only. Exhibit F: 1. I--Legal Item C: Add language to require a replacement easement for the Boness tract; 2. II--Environmental: Table footnote. Correct citation to read LDC Subsection 2.05.02.B.2.g.ii; 3. IV--Archaeological and Historic Resources: Add language to require approval from the State of Florida Division of Historical Resources; 4. V--Emergency Medical Services: Add language to address EMS impact fee credits for mitigation; 5. V--Emergency Medical Services: Add the number $30,000 for acreage valuation. 6. VI—Transportation – South Area III: Add the $30,000 per acre number for fair market value; 7. VI—Transportation – North Area V: Remove "140,000 square feet of" at the beginning of Business Park; 8. VI—Transportation – North Area V: Change width of 90 feet to width of 60 feet; 9. VI—Transportation – North Area V: Add the $30,000 per acre number for fair market value; 10. VI—Transportation – Benfield Road Improvements VI: Change width of 150 feet to 120 feet; 11. VI—Transportation – Benfield Road Improvements VI: Add "100% of" before "the increase in cost…;" 12. VI—Transportation – Benfield Road Improvements VI: Add the $30,000 per acre number for fair market value; 13. VI—Transportation – Benfield Road Improvements VII: Change width of 150 feet to 120 feet; 14. VI—Transportation – Benfield Road Improvements VI: Add the $30,000 per acre number for fair market value; Page 383 of 1249 Hacienda Lakes MPUD: PUDZ-2006-AR-10146 Page 5 of 7 Revised: 9/21/11 BCC Hearing Date 10/11/11 15. VI—Transportation – Benfield Road Improvements VIII: Change width of 150 feet to 120 feet; 16. VI—Transportation – Benfield Road Improvements XIII: Add language into the PUD document similar to what is in the DRI DO Transportation Item G; 17. VII—Public Utilities – Revise language to mirror the Utilities information from the DRI DO; The changes requested have been made to the draft Ordinance, and the petition was approved on the September 15, 2011 CCPC Consent agenda. Because the staff report recommended approval and CCPC approval recommendation was unanimous, and there is no correspondence in opposition, this petition can be placed on the Summary Agenda. LEGAL CONSIDERATIONS: [Quasi-judicial, Four-fifths vote for approval] This PUD gives the applicant multiple options for development by allowing conversions from one use to another, both within a proposed district and also from one district to another. These conversions make the PUD very complex and difficult to administer. The LDC does not expressly allow conversions. If the BCC elects to approve this PUD with the conversions, then the County Attorney’s Office recommends an LDC amendment to allow for conversions. This is a site specific rezone to a Mixed Use Planned Unit Development (MPUD) Zoning District for a project to be known as the Hacienda Lakes MPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent with all the criteria set forth below. The burden then shifts to the Board of County Commissioners (BCC), 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 MPUD 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 an adequacy of evidence of unified control and suitability of agreements, contract, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 3. Consider: Conformity of the proposed MPUD with the goals, objectives and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. Page 384 of 1249 Hacienda Lakes MPUD: PUDZ-2006-AR-10146 Page 6 of 7 Revised: 9/21/11 BCC Hearing Date 10/11/11 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) for the purpose of assuring the adequacy of available improvements and facilities, both public and private. 7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion. 8. Consider: Conformity with MPUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan? 10. Will the proposed MPUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested MPUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to 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. Page 385 of 1249 Hacienda Lakes MPUD: PUDZ-2006-AR-10146 Page 7 of 7 Revised: 9/21/11 BCC Hearing Date 10/11/11 21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing zoning? (a “core” question…) 22. Is the change suggested out of scale with the needs of the neighborhood or the county? 23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 24. Consider: The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 25. Consider: The impact of development resulting from the proposed MPUD rezone on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended. 26. Are there other factors, standards, or criteria relating to the MPUD rezone request that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare? The BCC must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons and the oral testimony presented at the BCC hearing as these items relate to these criteria. The proposed Ordinance was prepared by the County Attorney’s Office. This item has been reviewed for legal sufficiency and is legally sufficient for Board action. An affirmative vote of four is necessary for Board approval. (HFAC) RECOMMENDATION: Staff concurs with the recommendations of the CCPC and further recommends that the Board of County Commissioners approve the request subject to the attached PUD Ordinance that includes both the staff recommendation and the CCPC recommendation. PREPARED BY: Kay Deselem, AICP, Principal Planner, Zoning Services Section, Land Development Services Department, Growth Management Division, Planning and Regulation Attachments: 1) Staff Report 2) Comprehensive Planning Memo, dated July 12, 2011 3) Ordinance 4) Back up material information sheet Page 386 of 1249 Page 387 of 1249 Page 388 of 1249 Page 389 of 1249 Page 390 of 1249 Page 391 of 1249 Page 392 of 1249 Page 393 of 1249 Page 394 of 1249 Page 395 of 1249 Page 396 of 1249 Page 397 of 1249 Page 398 of 1249 Page 399 of 1249 Page 400 of 1249 Page 401 of 1249 Page 402 of 1249 Page 403 of 1249 Page 404 of 1249 Page 405 of 1249 Page 406 of 1249 Page 407 of 1249 Page 408 of 1249 Page 409 of 1249 Page 410 of 1249 Page 411 of 1249 Page 412 of 1249 Page 413 of 1249 Page 414 of 1249 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: JULY 17, 2025 SUBJECT: PDI-PL20240011559, COSTCO WHOLESALE APPLICANT/AGENT: Owner: Applicant and Agent: Hacienda Lakes of Naples, LLC Brad C. Wester 7742 Alico Road Costco Wholesale c/o Driver, McAfee, Ft. Myers, FL 33912 Hawthorne & Diebenow, PLLC 1 Independent Drive, Ste 1200 Jacksonville, FL REQUESTED ACTION: The petitioner requests for an insubstantial change to the to add deviations for relief from the Collier County Land Development Code relating to architectural glazing standards, building façade massing, light fixture heights, loading spaces, landscape standards for interior vehicular use areas, and signage, to revise a transportation commitment, and providing for an effective date. GEOGRAPHIC LOCATION: The approximately ±25.86 acres subject parcel is in the Commercial Tract of the ±2,262 acre MPUD and is located at the southeast corner of the intersection of Collier Boulevard and Rattlesnake Hammock Road in Section 23, Township 50 South, Range 26 East, Collier County, Florida. (See location map on page 2). Page 415 of 1249 PDI-PL20240011559, Costco Wholesale Page 2 of 14 June 17, 2025 Page 416 of 1249 PDI-PL20240011559, Costco Wholesale Page 3 of 14 June 17, 2025 PURPOSE/DESCRIPTION OF PROJECT: The governing document for the Hacienda Lakes Mixed-Use Planned Unit Development (MPUD), Ordinance 22-18, approved the subject property as the Commercial Tract in the MPUD, approximately 25.86 acres. The request is for an Insubstantial Change to a PUD (PDI) for the development of a new Costco Wholesale store located generally at the southeast corner of Rattlesnake Hammock Drive and Collier Boulevard. More specifically, the subject property is identified by the Collier County Parcel ID Number 48586002021 (the “Property”) in the Hacienda Lakes MPUD. The MPUD was most recently amended in 2022 by way of Ordinance 22-18. The PDI is a request specific to the commercially designated property within the MPUD, as further described below. The PDI is required for the proposed Costco Wholesale development, specifically for relief from architectural glazing standards, massing, and light fixture heights per LDC 5.05.08, as well as loading spaces and landscape standards for additional parking per LDC 4.05.04.C, and signage per Land Development Code (LDC) 5.06.04. This Insubstantial Change to a PUD request is based on the six (6) deviations that are being requested, which are: 1. From LDC Section 4.02.08 for relief from the maximum light pole height of 25 feet. 2. From LDC Section 4.05.04.C for relief from the additional requirement to obtain a variance and provide double the interior landscaping if the commercial project includes more than 120% of the required parking. 3. From LDC Section 4.05.06.B for relief from the minimum loading spaces required. 4. From LDC Section 5.05.08.D.2.b.i for relief from the façade requirement for 15% of glazing (‘glass’) on primary facades for a reduction from the total 45% for all facades. 5. From LDC Section 5.05.08.D.4 for relief from the required variations in building facades greater than 150 feet in length for a break in massing. 6. From LDC Section 5.06.04.F.4 for relief from the maximum signage square footage requirement in nonresidential districts These deviations will be explained more in the Staff Analysis section of this Staff Report. LAND USE AND ZONING: This section of the staff report identifies the land uses and zoning classifications for properties near the portion of the PUD affected by the request. North: Rattlesnake Hammock Road R.O.W. and developed mixed-use commercial and residential, zoned Hammock Park Commerce Center Mixed-Use Planned Unit Development (MPUD) East: Vacant, zoned “Residential/Medical Use” tract in the Hacienda Lakes MPUD South: Developed commercial, zoned Collier Regional Medical Center Planned Unit Development (PUD) West: Collier Boulevard R.O.W. and developed commercial, zoned Sierra Meadows PUD Page 417 of 1249 PDI-PL20240011559, Costco Wholesale Page 4 of 14 June 17, 2025 Subject Property Zoning Map; Source: Collier County GIS, ESRI Base Zoning Map; Source: Collier County GIS, ESRI SUBJECT PROPERTY SUBJECT PROPERTY Page 418 of 1249 PDI-PL20240011559, Costco Wholesale Page 5 of 14 June 17, 2025 STAFF ANALYSIS: Comprehensive Planning: The site is situated within Mixed-Use Activity Center Subdistrict 7. The Mixed-Use Activity Center concept is designed to concentrate all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. The proposed Insubstantial amendments do not affect the applicability of the GMP language; therefore, the proposed PDI is consistent with the Future Land Use Designation. The policies of the Future Land Use Element of the GMP have been reviewed and applied to this proposal. Staff finds that the changes are insubstantial, and the project continues to be consistent with the GMP and the Subdistrict. Architectural Review: In accordance with LDC Section 5.05.08, the Architectural and Site Design Standards shall apply unless additional or different design standards that deviate from 5.05.08, in whole or in part, are submitted to the County. The proposed Costco Wholesale PDI will allow for the deviation process in Section 5.05.08 G of the LDC. The applicant intends to propose an alternative design and justification at the time of SDP application to accomplish the purpose and intent of the architectural and site design standards of LDC Section 5.05.08. Architectural review staff can support the Costco Wholesale PDI Development Document and recommends approval. Transportation Element: Transportation Planning staff has evaluated the proposed changes. The changes present no transportation related issue with consistency. There are no additional uses proposed, no changes to the PUD trip impacts, and no additional impacts on the adjacent roadways. Therefore, Transportation Planning staff finds the petition consistent with the GMP. Transportation Review: Transportation Planning staff has reviewed the petition and recommends approval of this request. Zoning Review: Zoning staff reviewed the Insubstantial Change to the PUD request based on the six (6) deviations for the development of a Costco Wholesale at the subject property. Based on the nature of the request, petition, and the responses provided by the applicant to the criteria for an Insubstantial Change to a PUD, LDC Sec. 10.02.13.E.1. a through k, this petition is sufficient for an insubstantial change request. The subject property is zoned as a Commercial Tract within the existing Hacienda Lakes MPUD. This is also located within Activity Center 7, at the intersection of Rattlesnake Hammock Road and Collier Boulevard, as outlined in the Comprehensive Plan's Future Land Use Element. Accordingly, “The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant,…”. The proposed development is permitted on the subject property because it is a commercial retail use. The PDI requests are for specific development deviations in order for a Costco Wholesale to be developed on site. Page 419 of 1249 PDI-PL20240011559, Costco Wholesale Page 6 of 14 June 17, 2025 Activity Center 7 Map displaying subject property location of Hacienda Lakes MPUD/DRI in Tract G Hacienda Lakes MPUD/DRI – Master Plan, Commercial Tract Identification SUBJECT PROPERTY Page 420 of 1249 PDI-PL20240011559, Costco Wholesale Page 7 of 14 June 17, 2025 Regarding the requested deviations, zoning staff has provided a thorough review and analysis of each request in the Deviation Discussion. Since the beginning of the application process, the applicant has submitted nine deviations. Two deviations were removed by the applicant per staff recommendation, and one other deviation was removed per the applicant’s preference. One was for the foundation planting bed requirement, and the other was for the light poles not being located in the landscape islands with trees. The last deviation removed was to retain the Auto- Service Station Waiver as a separate petition, as preferred by the applicant, due to separate application fees being paid. Staff determined the PDI request more sufficient with a reduction in deviations requested. The remaining six deviations pertain specifically to light pole height, interior landscaping, loading spaces, glazing façade requirements, variations in building façades for massing, and, lastly, building signage requirements. The justification for each deviation has been deemed sufficient, and more analysis is provided in the Deviation Discussion section below. A specific deviation that relates directly to adjustments to signs is Deviation 7. This deviation is from maximum sign area requirements, and the applicant was considerate in removing signs facing the residences to the east, due to possible nuisance issues with the residences. This reduced the overall request for this deviation request, gaining staff’s support for the necessity and execution of signs for the proposed wholesale store. Zoning Staff determined that the final six (6) proposed deviations are sufficient in order for the development of the proposed Costco Wholesale. Staff concurs that the deviations provided by the applicant are sufficient for the PDI request and will help maintain the general health, safety, and welfare of the public. Therefore, zoning staff is recommending APPROVAL. Landscape Review: Landscape review, analysis, and recommendation is included in the analysis and recommendation below in the Deviation Discussion section below, in Deviation #2, Staff Analysis and Recommendation, and Zoning Staff recommends APPROVAL. Conservation Coastal Management Element (CCME): Environmental review staff has determined that this project is consistent with the Conservation and Coastal Management Element (CCME). No revisions to the environmental portions of the PUD are being requested. Environmental Review: Environmental Planning staff have reviewed this petition. The request is to amend (Ordinance 22-18) to modify the PUD to obtain relief from architectural standards and landscape standards. This project does not require Environmental Advisory Council (EAC) review, as it falls outside the scope of land development project reviews identified in Section 2- 1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. PLANNED UNIT DEVELOPMENT INSUBSTANTIAL CHANGE CRITERIA: There are three types of changes to a PUD Ordinance: Substantial, Insubstantial, and Minor. An insubstantial change includes any change that is not considered a substantial or minor change. An insubstantial change to an approved PUD Ordinance shall be based upon an evaluation of LDC subsection 10.02.13 E.1. The LDC Sections 10.02.13.E.1 and 10.02.13.E.2 set forth the Page 421 of 1249 PDI-PL20240011559, Costco Wholesale Page 8 of 14 June 17, 2025 criteria by which insubstantial amendments to a PUD Master Plan and/or minor text changes to a PUD document are to be reviewed before they can be approved. The criteria and a response to each have been listed as follows: LDC Section 10.02.13.E.1: a. Is there a proposed change in the boundary of the Planned Unit Development (PUD)? No, there is no proposed change in the boundary of the MPUD. b. Is there a proposed increase in the total number of dwelling units, the intensity of land use, or the height of buildings within the development? No, there is no proposed increase in the total number of dwelling units or intensity of commercial uses or height of buildings within the MPUD development. c. Is there a proposed decrease in preservation, conservation, recreation, or open space areas within the development greater than 5% of the total acreage previously designated as such, or five acres in area? No, there is no proposed decrease in preservation, conservation, recreation, or open space areas within the MPUD development. d. Is there a proposed increase in the size of areas used for non-residential uses to include institutional, commercial, and industrial land uses (excluding preservation, conservation, or open space), or a proposed relocation of non-residential land uses? No, there is no proposed increase in the size of commercial areas, or a proposed relocation of nonresidential land uses in the MPUD. e. Is there a substantial increase in the impact of the development, which may include, but are not limited to, increases in traffic generation, changes in traffic circulation, or impacts on other public facilities? No, there is no proposed substantial increase in the impacts of the MPUD based on existing approved commercial land uses. f. Will the change result in land use activities that generate a higher level of vehicular traffic based upon the Trip Generation Manual published by the Institute of Transportation Engineers? No, there is no proposed change in existing approved commercial land use allowances that generate a higher level of traffic. Page 422 of 1249 PDI-PL20240011559, Costco Wholesale Page 9 of 14 June 17, 2025 g. Will the change result in a requirement for increased stormwater retention or otherwise increase stormwater discharge? No, there is no proposed change that will result in increased stormwater retention or discharge. h. Will the proposed change bring about a relationship to an abutting land use that would be incompatible with an adjacent land use? No, there is no proposed change to the subject property’s existing commercial land use within the MPUD that will bring about any adjacent incompatibility. i. Are there any modifications to the PUD Master Plan, PUD Document, or amendment to a PUD ordinance which is inconsistent with the Future Land Use Element or other elements of the Growth Management Plan, or which modification would increase the density of intensity of the permitted land uses? No, there is no proposed change in the existing approved commercial land use in the MPUD that results in any inconsistency with the FLUE or GMP. j. The proposed change is to a PUD district designated as a development of regional impact (DRI) and approved pursuant to F.S. § 380.06, where such change requires a determination and public hearing by Collier County pursuant to F.S. § 380.06(19). Any change that meets the criterion of F.S. §380.06(19)(e)2, and any changes to a DRI/PUD master plan that clearly does not create a substantial deviation shall be reviewed and approved by Collier County under this LDC section 10.02.13. No, there is no proposed change in the existing approved commercial land use in the MPUD that results in any requirement to amend the DRI. k. Any modification in the PUD master plan or PUD document or amendment to a PUD ordinance which impact(s) any consideration deemed to be a substantial modification as described under this LDC section 10.02.13. No, the request is not considered a substantial modification. LDC Section 10.02.13.E.2: Insubstantial change determination. An insubstantial change includes any change that is not considered a substantial or minor change. An insubstantial change to an approved PUD Ordinance shall be based upon an evaluation of LDC subsection 10.02.13 E.1. The Planning Commission approval shall be based on the findings and criteria used for the original application, attached as Attachment G to the staff report, and be an action taken at a regularly scheduled meeting: The petition proposes site-specific modifications in order to develop and construct a Costco Wholesale on the Commercial Tract within the Hacienda Lakes MPUD. As such, it is an insubstantial change and successfully meets the criteria of LDC 10.02.13 E.1, and the proposed Page 423 of 1249 PDI-PL20240011559, Costco Wholesale Page 10 of 14 June 17, 2025 changes do not change the original analysis, rezone findings, or PUD findings for the original application and staff report included as Attachment G. DEVIATION DISCUSSION: The petitioner is seeking six (6) deviations from the requirements of the Land Development Code (LDC). The deviations are listed below with staff analysis and recommendations. Proposed Deviation #1 seeks relief from the LDC Section 4.02.08 for the maximum light pole height of 25 feet to a new maximum height of 36.5 feet. Petitioner’s Justification: This deviation is required since the 25-foot height standard will add up to 13 more poles to the overall site. The requested 36.5-foot height allows for a reduced amount of poles overall reducing visual clutter and will still adhere to the photometric standard at the property edge. Staff Analysis and Recommendation: To meet the code requirement of 25-foot light poles, the subject property would require 62 light poles and 88 fixtures. This deviation seeks an increase of 11.5 feet to an overall height of 36.5 feet; however, this will reduce the overall number of light poles by 13 and result in a reduction of 19 fixtures, thereby reducing the clutter of light poles. The applicant will still adhere to the photometric standard at the property edge, reducing spillover and light pollution onto adjacent residential properties. The applicant also provided an exhibit comparing the light poles with royal palms, which reach full growth in 25 years, and the light poles are nearly 10 feet shorter, providing evidence for less clutter on site. This exhibit is included in the backup package, which is found in Attachment A. Therefore, Zoning Staff recommends APPROVAL. Proposed Deviation #2 seeks relief from the LDC Section 4.05.04.C for the additional requirement to obtain a variance and provide double the interior landscaping if the commercial project includes more than 120% of the required parking. The relief will not require a variance and allow the normal landscape requirements to apply to this commercial project. Petitioner’s Justification: This deviation is required per the enclosed parking exhibit, 149 spaces are depicted as overflow and provided in an existing FPL utility easement. 670 spaces are proposed outside the FPL easement on the main development area and is approximately 103% of the parking standard maximum, which is below the 120% threshold on-site. Staff Analysis and Recommendation: Staff findings indicate that approximately 217 trees will be required to meet the tree requirement of LDC 4.06.03. This will include two trees in each island in double rows of parking and one tree in each island in single rows of parking (with the possible exception of some of the islands that are located in the FPL transmission easement, where the FPL criteria for trees in transmission easements cannot be met). This is in addition to the required buffer trees and foundation trees for the building. Staff findings indicate that approximately 54,416 square feet of landscape area in and around the parking area will be required to meet the requirements of LDC 4.06.03. Given the amount of trees and landscape area that will be required in and around the parking area to meet LDC 4.06.03, Zoning Staff Page 424 of 1249 PDI-PL20240011559, Costco Wholesale Page 11 of 14 June 17, 2025 recommends APPROVAL of this deviation, finding that in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that “the element may be waived without a detrimental effect on the health, safety and welfare of the community,” and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” Proposed Deviation #3 seeks relief from the LDC Section 4.05.06.B for the minimum loading spaces required (3 plus 1 for each 25,000 square feet over 50,000 square feet) for a total amount of 5 loading spaces, which is the standard for this type of Costco Wholesale store. Petitioner’s Justification: This deviation is required for the requested 5 loading spaces is the required amount for Costco Wholesale (4 at the store building and 1 at the gas facility). The required Code amount is excessive and not warranted for this Costco Wholesale use as customarily used. Current Costco standard is 4 loading spaces attached to the building and 1 at the fuel facility. This number of spaces is standard for Costco operations. There is no need for additional loading spaces. Staff Analysis and Recommendation: According to current code standards, the minimum number of loading spaces required equals a total of 8 loading spaces. The justification provided is that the current Costco standard requires 4 loading spaces attached to the building and 1 at the gas facility. This Costco Wholesale will include a members-only gas station pending the approval of the companion Auto-Service Station Waiver (ASW), project number PL20240011790. The total of 5 loading spaces is the standard for Costco operations nationwide. Additional loading spaces are not required for this specific Costco use and would not be utilized if the required Code standard amount is adhered to. Therefore, Zoning Staff recommends APPROVAL. Proposed Deviation #4 seeks relief from the LDC Section 5.05.08.D.2.b.i for relief from the façade requirement for 15% of glazing (‘glass’) on primary facades for a reduction from the total 45% for all facades to a total of 23% (12% glazing and 11% planted trellis) per the architectural exhibit and descriptive chart included with this request. Petitioner’s Justification: This deviation is required because the building will incorporate planted metal trellises structurally attached to the building façade as an alternative to glazing in certain areas. This approach aims to mitigate the absence of glazing as much as possible, in alignment with the project’s program, while also contributing to the architectural aesthetics and functionality. Please see below calculations per elevation, totals provided by type and location, and overall totals compared to the overall provided. Page 425 of 1249 PDI-PL20240011559, Costco Wholesale Page 12 of 14 June 17, 2025 Staff Analysis and Recommendation: The applicant intends to propose alternative design and justification at the time of SDP application to accomplish the purpose and intent of the architectural and site design standards of LDC Section 5.05.08. After several adjustments to the deviation request, the applicant decided to include trellises that are attached to the building. Trellises that look free-standing away from the building are connected up high to the building. There are two types of trellises: Type A and Type B. Type A is designed to be directly anchored to the CMU wall, with a minimal separation between the building wall and the planted trellis wall. Type B is also connected to the CMU wall, has overhead beams that connect the detached planted trellis wall to the building. The planted trellis wall is 10 feet away from the building to generate the elevation break-up needed. These trellis types are being incorporated into the building as an alternative to glazing requirements. Where the trellises are located will help improve the building aesthetics rather than just removing the glazing altogether with no alternative. The required glazing is 5,462.2 SF, and the deviation request will reduce this to 3,072 SF in total for each side, which equates to a total of 23% for all sides, 12% glazing, and 11% trellises. Architectural review staff can support the Costco Wholesale PDI Development Document and recommends approval. Therefore, Zoning Staff recommends APPROVAL. Proposed Deviation #5 seeks relief from the LDC Section 5.05.08.D.4 for the required variations in building facades greater than 150 feet in length for a break in massing. Petitioner’s Justification: This deviation is required for the variation on the massing, the structurally attached planted trellis is providing an elevation break out for visual interest variations along the façade length. They are also strategically placed to work with the project’s program while contributing to the architectural aesthetics and meeting the spirit and intent of the requirement. Staff Analysis and Recommendation: The applicant intends to propose alternative design and justification at the time of SDP application to accomplish the purpose and intent of the architectural and site design standards of LDC Section 5.05.08. After several adjustments to the deviation request, the applicant decided to include trellises that are attached to the building. Trellises that look free-standing away from the building are connected up high to the building. As mentioned in Deviation #5, these trellis types are being incorporated into the building as an alternative to glazing requirements where the trellises are located which will improve on the building aesthetics rather than just removing the glazing altogether with no alternative. Architectural review staff can support the Costco Wholesale PDI Development Document and recommends approval. Therefore, Zoning Staff recommends APPROVAL. Page 426 of 1249 PDI-PL20240011559, Costco Wholesale Page 13 of 14 June 17, 2025 Proposed Deviation #6 seeks relief from the LDC Section 5.06.04.F.4 for relief from the maximum signage square footage requirement in nonresidential districts for a proposed total of 367 square feet over the maximum combined of 750 square feet. The proposed signage total is 1,117 square feet. Elevations 1 & 3 are the North facing elevations and are 264 square feet over the maximum required amount for the ‘Costco Wholesale’ signage and ‘Liquor Sales’ directional/way-finding signage combined. Elevation 2 is the East-facing elevation, and it's not permitted to have a ‘Costco Wholesale’ advertisement wall sign, so it does not include one, but it will include a small, non-illuminated, 31 square foot directional/wayfinding ‘Tire Center’ sign over the tire center entrance. Elevation 4 is the South elevation and is 36 square feet over the required amount for the ‘Costco Wholesale’ signage. Likewise, Elevation 5 is the West elevation and is 36 square feet over the required amount for the ‘Costco Wholesale’ signage. Petitioner’s Justification: This deviation is required based on the signage exhibit enclosed, which provides the relief request for a total of 367 square feet over the required standard, respectively, for the combined amount. This signage square footage increase is commensurate with the size of the building face for increased visibility for promotion, orientation, and wayfinding. Additionally, no other signage, including pole signs, ground signs, projecting signs, or other per LDC Section 5.06.04, is proposed for this site except for the requested signage on the face of the building. Staff Analysis and Recommendation: Staff reviewed this deviation request in a similar manner to how sign variances are reviewed. Staff suggested that the applicant respond to the LDC Sec. 5.06.08.B.1.a. through f. The applicant provided an elevation exhibit, which is included in Attachment A, Backup Package. However, the applicant stated that they will provide additional justification with the presentation at the scheduled hearings. Through a thorough staff review, the applicant reduced what was originally requested as an additional 903 square feet over the maximum down to 367 square feet, which included removing the one-store sign on the east façade of the building since this would be permanently facing residences. Staff determined that the east sign was unnecessary, and the applicant abided by removing it and reducing their extension request. The applicant’s request is based on a national standard signage program for Costco. Staff determined that all other signs show sufficiency, as they are all oriented towards the traveling public and visiting patrons. Therefore, Zoning Staff recommends APPROVAL. All six (6) deviations have been determined to be sufficient by staff reviewers; therefore, staff are supportive of all requested deviations. NEIGHBORHOOD INFORMATION MEETING (NIM): The NIM was advertised and held at 6:00 p.m. on Tuesday, February 18, 2025, at the Florida Sports Park Reception Hall, located at 8520 Rattlesnake Hammock Rd, Naples, FL 34114. There is a copy of the transcript drafted by the applicant that includes the applicant’s presentation and the concerns of the attending public. Page 427 of 1249 PDI-PL20240011559, Costco Wholesale Page 14 of 14 June 17, 2025 The public expressed their concerns about the petition request, in no specific order: •More traffic along Rattlesnake Hammock Road •The gas station waiver application and its relation to the project •The decision to develop at the subject property •Impact on surrounding property values •Environmental impacts from the gas station •How the construction of the site will be managed •When will the delivery times be for supplies and products •Safety issues and emergency services There were 5 commitments made outside the request for the insubstantial change: •The gas station closes when the store closes, gas will not be a “24/7” operation •Number of fuel pumps is less than other stations, but will service up to 70 vehicles in queue •Loading for vehicles and trucks will be at night •Times for delivery will only be at night, away from the residences •Store is designed to serve 4,500 customers per day The applicant presented both the PDI and the ASW petitions at the NIM even though the NIM was only required for the PDI petition. A copy of the NIM advertising, summary, and the prepared presentation are included in the Backup Package, Attachment A. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition PDI- PL20240011559, Costco Wholesale, to the Board of County Commissioners (BCC) with a recommendation of APPROVAL, subject to include the following attachments: Attachments: Attachment A – Backup Package Attachment B – Conceptual Site Plan Attachment C – Legal Ad and Sign Posting Attachment D – Revised Ordinance 22-18 Attachment E – Public Opposition Correspondences Attachment F – Public Support Correspondences Attachment G – Ord. 11-41 & Original Hacienda Lakes MPUD Rezone Findings Attachment H - 7-10-25- from MSpokojny - Costco traffic document for CCPC July 2025 Page 428 of 1249 7/17/2025 Item # 9.C ID# 2025-2119 PL20240010278 - Forest Glen of Naples PUD Amendment (PUDA) - 3864 Beck Boulevard - An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance No. 99-69, as amended, the Forest Glen of Naples Planned Unit Development (PUD), by adding up to 36,720 square feet of membership sports and recreation clubs, (Group 7997, except no gun clubs or shooting clubs); indoor only use, subject to the limitation of 100,000 square feet for all uses on the Commercial Tract, and modifying the Commercial Tract access to allow connection to the existing easterly frontage drive that connects to Beck Boulevard and removes access from Collier Boulevard, on the +/-9.6-acre Commercial Tract located at the southeast corner of the intersection of Collier Boulevard and Beck Boulevard, which is part of the +/-635-acre PUD located in Section 2, Township South, Range 26 East, Collier County, Florida. [Ray Bellows, AICP, Zoning Manager] ATTACHMENTS: 1. Forest Glen PUDA - Staff Report 2. Att A - Draft Ordinance - 050725rfs 3. Att B - Consistency Memo - PL20240010278 Forest Glen PUDA 4. Att C - ZLTR-PL20240004932-Forest-Glen-5-9-2024 5. Att D - PL20240010278 Applicants Backup 6. Att E - NIM Documentation 7. Att F - 06-23-25 - TKragh Forest Glen GCC Input 8. Affidavit and Sign Posting-Executed Page 429 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 1 of 16 June 17, 2025 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: JULY 17, 2025 SUBJECT: PL20240010278 – FOREST GLEN OF NAPLES PUD (PUDA) ______________________________________________________________________________ Owner/Applicant: BBP Realty, LLC and Naples TLR, LLC 16611 Firenze Way Naples, FL 34110 Agents: D. Wayne Arnold, AICP Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Richard D. Yovanovich, Esq. Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail N., Suite 300 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider an application to amend Ordinance Number 99-69, as amended, the Forest Glen of Naples Planned Unit Development (PUD). The request is to add up to 36,720 square feet of membership sports and recreation clubs (Group 7997, except no gun clubs or shooting clubs), indoor only, subject to the limitation of 100,000 square feet for all uses on the Commercial Tract; modifying the Commercial Tract access to allow connection to the existing easterly frontage drive that connects to Beck Boulevard; and removing access from Collier Boulevard for the Commercial Tract. GEOGRAPHIC LOCATION: The subject parcel is a 9.6+ acre Commercial Tract located at the southeast corner of the intersection of Collier Boulevard and Beck Boulevard, which is part of the 635+ acre Forest Glen of Naples PUD located in Section 2, Township 50 South, Range 26 East, Collier County, Florida (see location map, page 2). Page 430 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 2 of 16 June 17, 2025 PURPOSE/DESCRIPTION OF PROJECT: The first zoning action for the Forest Glen of Naples Planned Unit Development (PUD) was approved by Ordinance No. 88-83 on October 25, 1988, for a project called Naples Golf Estates, which allowed 790 residential units and 9.9 acres of commercial area. This was repealed and replaced by Ordinance No. 98-39, which approved the Forest Glen of Naples PUD on May 26, 1998. The ordinance maintained the commercial area, allowing for a maximum of 100,000 square feet of development. This was repealed and replaced by Ordinance No. 99-69 approved on October 12, 1999, which maintained the same provisions for the commercial area. On September 7, 2001, insubstantial changes were approved to Forest Glen of Naples PUD by Petition No. PDI-2001-AR-949, which revised the master plan to reinstate access points from Beck Boulevard and Collier Boulevard for the Commercial Tract. On April 11, 2023, a PUD Amendment was approved (PUDA-PL20200002302) to change the Commercial District by adding warehousing and flex space uses including specialty trade contracting, minor fabrication and manufacturing as principal uses in addition to previously permitted commercial uses on the Commercial Tract, subject to the limitation of 100,000 square feet for all uses on the Commercial Tract. Page 431 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 3 of 16 June 17, 2025 This proposed Amendment to the Forest Glen of Naples Planned Unit Development (PUD) is to add membership sports and recreation clubs with the intent to allow indoor pickleball courts in the westernmost building that is approved for flex warehouse uses within the Commercial Tract, subject to the limitation of 100,000 square feet for all uses on the Commercial Tract. This Amendment also removes the access that was from Collier Boulevard into the Commercial Tract on Exhibit A Master Plan, and adds the option for connecting the site to the frontage road serving the Fire Station and Forest Glen Golf Maintenance building (east/west drive) to access Beck Boulevard in the attached Draft Ordinance, Exhibit B titled Master Plan Detail for Warehousing and Flex Space and Membership Organizations and Sports and Recreation Club Uses in Commercial District, shown below. Page 432 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 4 of 16 June 17, 2025 SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses and zoning classifications for properties surrounding the boundaries of the subject property, which is designated as a Commercial Tract within the Forest Glen of Naples PUD: North: Immediately north is a drainage canal and road within the Beck Boulevard right- of-way. Across Beck Boulevard are restaurants, a gas station, a hotel, and other commercial/light industrial uses, all zoned Toll Gate Commercial Center PUD/DRI with the Collier Boulevard Interchange Innovation Zone Overlay (CBIIZO). South: South of the property is a golf course and preserve areas of the Forest Glen of Naples PUD. East: To the east are two Tracts of the Forest Glen of Naples PUD, including Tract P-6 Preserve and Tract 1 Greater Naples Fire Rescue, Station #72. West: Immediately west is a drainage canal within the Collier Boulevard right-of-way. Across Collier Boulevard is the Amazon Delivery facility zoned I-75/Collier Boulevard Commercial Center PUD-CBIIZO, and a gas station zoned Industrial (I-CBIIZO), and the Westport Commerce Center MPUD-CBIIZO, including Super Walmart, and other commercial, restaurant, office, and light industrial uses. Page 433 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 5 of 16 June 17, 2025 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The GMP is the prevailing document to support land-use decisions, such as this proposed amendment. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any amendment petition. Future Land Use Element (FLUE): This subject site is designated in Interchange Activity Center #9 Subdistrict and the Mixed-Use Activity Center Subdistrict of the Urban Commercial District of the FLUE. An array of uses, including the proposed Membership Organizations and Sports and Recreation Club Uses, are allowable within the Activity Center. This petition, as presented, is found to be consistent with the FLUE of the GMP; see Attachment B for the Consistency Memorandum. Transportation Element: In evaluating this project, staff reviewed the applicant’s February 5, 2025, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP), using the 2024 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) 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 Forest Glen of Naples PUD Amendment will potentially generate (104)+/- fewer PM peak hour trips on the adjacent roadway, Collier Boulevard/SR-951, compared to what is currently allowed for this Page 434 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 6 of 16 June 17, 2025 PUD. The applicant is, however, retaining the current 389+/- PM peak-hour trip allowance. The trips generated will occur on the following adjacent roadway network links: Roadway/Link Link Current Peak Hour Peak Direction Volume/Peak Direction Projected P.M. Peak Hour/Peak Direction Project Traffic (1) 2024 Level of Service (LOS) 2024 Remaining Capacity Davis Boulevard/16.1 Santa Barbara Blvd to Radio Rd 3,300/EB 50/EB B 2,308 Davis Boulevard/16.2 Radio to Collier Boulevard 3,300/EB 70/EB B 1,845 Collier Boulevard/32.2 Golden Gate Pkwy to Golden Gate Canal 2,300/NB 57/NB D 322 Collier Boulevard/32.3 Golden Gate Canal to I- 75 3,600/NB 57/NB C 1,470 Collier Boulevard/33.0 I-75 to Davis Blvd 3,600/NB 66/NB E(2) 159 Collier Boulevard/34.0 Davis Blvd to Rattlesnake Hammock Rd 3,000/NB 57/NB F(3) (249) Collier Boulevard/35.0 Rattlesnake Hammock Rd to Tamiami Trail 3,200/NB 28/NB D 676 1. Source for P.M. Peak Hour/Peak Direction Project Traffic is February 5, 2025; Traffic Impact Statement provided by the petitioner. 2. Expected deficiency is by Trip Bank not caused by this development. Expected deficiency in 2027. The current interchange improvements are anticipated to address the deficiency. 3. Existing deficiency by Trip Bank no caused by this development. The current interchange improvements are anticipated to address the deficiency. Staff notes that the master plan has two potential access routes to Beck Boulevard. The first is directly north, which results in accessing Beck Boulevard closer to the intersection with Collier Boulevard. The second is gaining access to the east in front of the Fire/EMS station and then north to Beck at the Forest Glen golf maintenance facility. Both alternatives will be required to meet minimum requirements, including, but not limited to, road surfaces, markings, signage, Page 435 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 7 of 16 June 17, 2025 lighting, stormwater management, and sidewalks. Additionally, the applicant will be required to obtain all required permits, easements, and meet all associated regulations. Based on the TIS provided by the applicant, the 2024 AUIR, the subject PUD can be found consistent with Policy 5.1 of the Transportation Element of the GMP. Transportation Planning staff finds this petition consistent with the GMP. Conservation and Coastal Management Element (CCME): The Environmental Planning staff found this project to be consistent with the Conservation and Coastal Management Element (CCME). The proposed changes do not affect any of the GMP environmental requirements. Staff finds that the PUD Amendment is consistent with the overall GMP. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. An evaluation relative to these subsections is discussed below, under the heading “Zoning Services Review.” Environmental Review: Environmental Planning staff has reviewed the PUD Amendment petition to address environmental concerns. The proposed changes will not affect any of the environmental requirements of the PUD approved by Ordinance 2023-17, as amended. A minimum of 351.71 acres of native vegetation has been placed under preservation (PB 31, Pages 94-103). Landscape Review: The applicant is not seeking any new deviations regarding landscape requirements. The documentation submitted with the PUD Amendment indicates that landscape buffers will meet or exceed LDC requirements. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Utility Review: The project lies within the regional potable water service area and the South County Water Reclamation Facilities 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. Developer commitments are listed in “EXHIBIT F” of the PUD document under the “UTILITIES” section. 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 utilities acceptance. Page 436 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 8 of 16 June 17, 2025 Zoning Services Review: Zoning Division staff has evaluated the proposed uses, intensity, and development standards relative to compatibility. Revisions to the PUD materials are concentrated in three areas: Section VI-Commercial District Uses Permitted and Development Standards adding reference to the new proposed use; Exhibit A-PUD Master Plan removing the access point that was shown from Collier Boulevard to the Commercial Tract; and Exhibit B - Master Plan Detail adding the option for connecting the site to the east-west frontage road serving the Fire Station and Forest Glen Golf Maintenance building (east/west drive) to access Beck Boulevard. This Amendment is specific and limited to the 9.6-acre tract at the northwesternmost corner of the Forest Glen of Naples PUD. The PUD allows development in this location according to a list of 31 commercial, warehousing, and flex space uses, including all permitted uses of the C-2 Commercial Convenience District. Membership organizations (groups 8611-8699) are permitted in the PUD. A Zoning Verification Letter (ZTLR-PL20240004932) was issued on May 9, 2024, indicating that Standard Industrial Classification (SIC) code 8641-08 (six-digit) allows for Sports Clubs, which typically offer member access to exclusive facilities, events, and networking opportunities. The Zoning Verification Letter concluded that this use aligns with a member-only indoor pickleball facility, and therefore can be viewed as a permitted use within the Commercial tract of the Forest Glen PUD. See Attachment C for the Zoning Verification Letter. This PUD Amendment seeks to memorialize the use of the official 4-digit SIC code 7997, Membership Sports and Recreation Clubs, as a permitted use, which includes facilities such as membership racquetball clubs and membership tennis clubs restricted to use by members and their guests. Gun clubs and shooting clubs are proposed to be specifically excluded. To provide for compatibility with the Forest Glen golf course and preserve area to the south, the following standards remain unchanged for development of flex space, warehouse use, and membership organizations and sports clubs (indoor only): maximum of 100,000 square feet on the Commercial Tract, equal to a Floor Area Ratio (FAR) of 0.24; minimum 55-foot wide native vegetation preserve/buffer area along the south tract line; minimum 75 foot building setback along the south tract line; maximum building height of 30’-8”; no outdoor storage; and no garage door shall open toward the southern tract line. PUD Section 6.4.K. provides that all buildings, lighting, signage, landscaping, and visible architecture infrastructure shall be architecturally and aesthetically unified with a similar architectural design and use of similar materials and colors throughout all of the buildings, signs, and walls to be erected on the Commercial Tract. Removing the access point shown from Collier Boulevard to the Commercial Tract is a correction to Exhibit A, as the access point is not feasible given the major interchange improvement project underway by the FDOT. The added option for connecting the site to the east-west frontage road, which serves the Fire Station and Forest Glen Golf Maintenance building (east/west drive), allows for access to Beck Boulevard that conforms with access management standards. Page 437 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 9 of 16 June 17, 2025 PUD FINDINGS: LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08”: 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The subject site is within the C.R. 951 – Interstate 75 Interchange Activity Center #9. The site’s location is displayed below within the purple Activity Center boundary. The subject site has been approved for commercial uses since 1988. Future Land Use Element Activity Center #9 Map (Ordinance 2023-20) An Innovation Zone has been established as an economic development zone for tax increment financing, meant to encourage economic development within Activity Center #9. The subject site is not in the corresponding Collier Boulevard Interchange Innovation Zone Overlay (CBIIZO); the Collier Boulevard Interchange Innovation Zone Future Land Use and zoning overlay lies to the north and west of the site. Page 438 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 10 of 16 June 17, 2025 No changes are proposed to the currently approved maximum building square footage of 100,000 square feet or to the other preserve/buffer, setback, height, and architectural standards that provide for compatibility with the Forest Glen golf course and preserve area to the south. The project will be required to comply with County regulations regarding access, drainage, utilities, and preservation. Therefore, this location is suitable for the proposed development. Staff notes that the master plan has two potential access routes to Beck Boulevard. The first is directly north, which results in accessing Beck closer to the intersection with Collier Boulevard. The second is gaining access to the east in front of the Fire/EMS station and then north to Beck at the Forest Glen golf maintenance facility. Both alternatives will be required to meet minimum requirements, including, but not limited to, road surfaces, markings, signage, lighting, stormwater management, and sidewalks. Additionally, the applicant will be required to obtain all required permits, easements, and meet all associated regulations. A water main is available in the adjacent South Florida Water Management District right- of-way along Beck Blvd, and wastewater mains are available along Periwinkle Way. 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 utilities acceptance. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application, which were reviewed by the County Attorney’s Office, demonstrate unified control of the Commercial Tract that is the subject of this PUD Amendment. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). County staff has reviewed this petition and has found it consistent with the GMP as summarized on page 7 of this staff report. 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. The PUD Amendment includes the following restrictions on location of improvements, restrictions on design, and enhanced buffering and screening for development of flex space, warehouse use, and the proposed membership organizations and sports clubs (indoor only): Page 439 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 11 of 16 June 17, 2025 • The Master Plan Detail for Warehousing and Flex Space and Membership Organizations and Sports and Recreation Club Uses in Commercial District (Exhibit B included with the Draft Ordinance) depicts a minimum 55-foot wide native vegetation preserve/buffer area along the south tract line. • The Development Standards in Section VI of the PUD establish a minimum 75-foot building setback along the south tract line. • The current standard zoned building height of 50 feet for commercial uses is reduced to 30’-8”. • The maximum building area previously approved of 100,000 square feet will remain unchanged. • The PUD (Section VI) provides that no outdoor storage is permitted. • The PUD (Section VI) provides that warehousing, flex space, and the proposed membership organizations and sports club uses must be conducted entirely within an enclosed building, and garage doors or windows must remain closed except when entering or exiting the building. • PUD Section 6.4.K. provides that all buildings, lighting, signage, landscaping, and visible architecture infrastructure shall be architecturally and aesthetically unified with a similar architectural design and use of similar materials and colors throughout all of the buildings, signs, and walls to be erected on the Commercial Tract. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The PUD Master Plan indicates that the minimum 30% open space requirement for commercial developments will be met. 6. The timing or sequence of development for the purpose of ensuring the adequacy of available improvements and facilities, both public and private. Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at the time of development order (SDP or Plat), at which time 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 are sought, including but not limited to any plats and/or site development plans. The PUD (Section VII) includes a commitment that at the time of application for PPL and/or SDP approval, offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to handle the total estimated peak-hour flow from the project adequately. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer’s expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades. Page 440 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 12 of 16 June 17, 2025 A water main is available in the adjacent South Florida Water Management District right- of-way along Beck Blvd, and wastewater mains are available along Periwinkle Way. 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 utilities acceptance. Finally, the development must comply with all other applicable concurrency management regulations when development approvals are sought, including, but not limited to, any plats and/or site development plans. Impact fees are imposed to account for public facility impacts, and these will be required at the time of development permitting. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure to accommodate this project. The PUD boundary is not proposed to be modified, and expansion is unlikely due to existing preservation, existing development to the east and south, and existing public rights-of- way to the west and north. 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 literal application of such regulations. No new deviations are proposed in connection with this request to amend the PUD. Rezone Findings: LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners…shall show that the planning commission has studied and considered proposed changes in relation to the following when applicable”: 1. Whether the proposed change will be consistent with the goals, objectives, and policies of the Future Land Use Map and the elements of the GMP. Consistency with the goals, objectives, and policies of the (FLUM) and other elements of the GMP is summarized in the GMP Consistency portion of this staff report on page 7. 2. The existing land use pattern. The surrounding land use pattern is described in the Surrounding Land Use and Zoning section of this staff report. This property is within Activity Center #9. The subject site has been approved for commercial uses since 1988. The Amendment, as proposed, aligns with the existing land use patterns of the surrounding area. Page 441 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 13 of 16 June 17, 2025 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. This Amendment does not represent the creation of a district. The subject site is already zoned PUD and is allowed to develop with commercial uses; this Amendment is to allow additional uses on the property. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The existing district boundaries are logically drawn. This petition does not propose any change to the boundaries of the PUD. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not necessary; however, it is being requested in compliance with the LDC provisions to seek such changes, as the petitioner wishes to include the proposed uses and development standards specific to the subject property. Commercial uses have been approved for the subject site since 1988; however, it has not been developed. This PUD Amendment reflects the property owner’s interest in adjusting the array of uses to respond to the current marketplace and community interests. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The impacts of the development on the neighborhood are balanced by a reduced maximum height of 30’-8” feet, an enhanced minimum 55-foot wide native vegetation preserve/buffer area along the south tract line, and an increased minimum 75-foot building setback along the south tract line. No change is proposed to the currently approved maximum building square footage of 100,000 square feet. The PUD (Section VI) provides that no outdoor storage is permitted, and that warehousing, flex space, and the proposed membership organizations and sports club uses must be conducted entirely within an enclosed building, and garage doors or windows must remain closed except when entering or exiting the building. With these limitations, restrictions, and the design as shown on the Master Plan, the proposed PUD Amendment is not anticipated to adversely influence living conditions in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at the time of the development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. Page 442 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 14 of 16 June 17, 2025 8. Whether the proposed change will create a drainage problem. The PUD Amendment request is not anticipated to create adverse drainage impacts in the area provided stormwater best management practices, treatment, and storage are addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). Water Management and Dry Detention areas are generally depicted on Exhibit B, the Master Plan Detail for Warehousing and Flex Space, Membership Organizations, and Sports and Recreation Club Uses in the Commercial District. County staff will evaluate the project’s stormwater management system, calculations, and design criteria at the time of SDP and/or PPL. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. It is not anticipated that the proposed PUD Amendment would seriously reduce light or air to the adjacent areas, considering the maximum building height of 30’-8” feet, an enhanced minimum 55-foot wide native vegetation preserve/buffer area along the south tract line, and an increased minimum 75-foot building setback along the south tract line. 10. Whether the proposed change will adversely affect property values in the adjacent areas. Property valuation is affected by a host of factors, including zoning; however, zoning by itself may or may not affect values, since value determination is driven by market factors. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Adjacent properties are already developed or dedicated as preserve areas. This PUD Amendment does not constitute a deterrent to development of other properties in accordance with existing regulations. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. The proposed PUD Amendment is consistent with the policies of the Growth Management Plan; therefore, the proposed amendment can be deemed to be in alignment with public welfare and not a grant of special privilege. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property can be used in accordance with existing zoning; however, the proposed uses cannot be achieved without amending the Planned Unit Development (PUD) regulations. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. The proposed development standards and developer commitments help ensure that the Page 443 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 15 of 16 June 17, 2025 project is not out of scale with the needs of the community. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. Other sites in the County do accommodate the proposed uses. The petition was reviewed for compliance with the GMP and the LDC, and staff did not do comparisons or evaluations of other sites in the course of review of this petition. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by the PUD would require considerable site alteration, and this project will undergo evaluation relative to federal, state, and local development regulations during the SDP and/or platting processes, and again as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The 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 the jurisdictional elements of the GMP as part of the rezoning process, and staff have concluded that the impact of development on the availability of adequate public facilities and services is consistent with the adopted levels of service. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the Board during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted the NIM on March 18, 2025, at the South Regional Library, 8065 Lely Cultural Parkway, Naples. The meeting commenced at approximately 5:30 p.m. and concluded at approximately 5:55 p.m. Five members of the public signed in on the sign-in sheets (see Attachment E). Agent Wayne Arnold explained the request for the proposed PUD Amendment to add membership sports and recreation clubs, allowing pickleball courts in the westernmost building, which is approved for flex warehouse uses within the Commercial Tract. Page 444 of 1249 PUDA-PL20240010278; Forest Glen of Naples PUD Amendment Page 16 of 16 June 17, 2025 Questions were raised by attendees about the master plan and the vehicular connection to Beck Boulevard. The agent explained the arrows on the master plan are intended to show the option for connecting the site directly to Beck Boulevard (north/south over the canal) or connecting to the frontage road serving the Fire Station and Forest Glen Golf Maintenance building (east/west drive, also referred to as the “firehouse lane” during the meeting). Attendees expressed concern that the proposed option to use the east/west frontage road would compromise security, safety, and impede movement along that drive. An attendee asked if the previously executed Memorandum of Understanding between the Forest Glen Homeowners Association and the applicant would be made part of the PUD, and the applicant’s attorney, Rich Yovanovich, explained that the agreement is private and not part of the zoning documents. See Attachment E for NIM documentation. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project does not require Environmental Advisory Council (EAC) review, as this project does not meet the EAC scope of land development project reviews as identified in Section 2- 1193 of the Collier County Code of Laws and Ordinances. COUNTY ATTORNEY'S OFFICE REVIEW: The County Attorney’s Office reviewed this staff report on June 13, 2025. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward petition PUDA-PL20240010278 to the Board of County Commissioners (BCC) with a recommendation of approval. Attachments: A)Draft Ordinance B)Future Land Use Element Consistency Memorandum C)Zoning Verification Letter ZTLR-PL20240004932 D)Application/Backup Materials E)NIM Documentation F)6-23-25 TKragh Forest Glen Input Page 445 of 1249 ORDINANCE NO.2025- WHEREAS, on October 12, 1999, the Board of County Commissioners ("Board") approved Ordinance No. 99-69, which created the Forest Glen of Naples Planned Unit Development (PUD); and WHEREAS, the PUD master plan was subsequently amended by Collier County Planning Commission Resolution No. 01-21; and WHEREAS, on April 11,2023, the Board approved Ordinance No. 2023-17, amending the Forest Glen of Naples PUD to add warehousing and flex space uses to the Commercial Tract; and WHEREAS, BBP Realty LLC and Naples TLR, LLC, represented by D. Wayne Arnold, AICP of Q. Grady Minor and Associates, LLC, and Richard D. Yovanovich, Esq. of Coleman, Yovanovich & Koester, P.A., petitioned the Board to amend the PUD. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY' FLORIDA. thAl: 124-CPS-02'821 1942393 I l) 18 Forest Glen PL20240010?1 8 5t712025 (tAo Page 1 of2 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 99-69, AS AMENDED, THE FOREST GLEN OF NAPLES PLANNED UNIT DEVELOPMENT (PUD), BY ADDING UP TO 36,720 SQUARE FEET OF MEMBERSHIP SPORTS AND RECREATION CLUBS, (GROUP 7997, EXCEPT NO GUN CLUBS OR SHOOTING CLUBS); INDOOR ONLY USE SUBJECT TO THE LIMITATION OF IOO,OOO SQUARE FEET FOR ALL USES ON THE COMMERCIAL TRACT, AND MODIFYING THE COIIIMERCIAL TRACT ACCESS TO ALLOW CONNECTION TO THE EXISTING EASTERLY FRONTAGE DRIVE THAT CONNECTS TO BECK BOULEVARD AND REMOVE ACCESS FROM COLLIER BOULEVARD, ON THE 9.6+ ACRE COMMERCIAL TRACT LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND BECK BOULEVARD, WHICH IS PART OF THE 635+ ACRE PUD LOCATED, IN SECTION 2, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORJDA. 1PL202400102781 Page 446 of 1249 SECTION ONE: Zonin g Classification. The PUD document attached to Ordinance No. 99-69, as amended, is hereby amended in accordance with the revised PUD Document, attached hereto as Exhibit "A" and incorporated by reference herein. SECTION TWO: Effective Date. This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County CommissionersofCollierCounty,Florida,this-dayof-2025. ATTEST: CRYSTAL K. KINZEL, CLERK By: , Deputy Clerk Approved as to form and legality: Heidi F. Ashton-Cicko Managing Assistant County Attomey Attachments: Exhibit "A" - PUD Document 124-CPS-02' 82 / 1 9 42393 t t I I I Forest Glen I PL20240010218 5/712025 BOARD OF COLTNTY COMMISSIONERS COLLIER COUNTY, FLORIDA By: Burt L. Saunders. Chairman Page 2 of 2 CAO Page 447 of 1249 FOREST GLEN OF NAPLES A PLANNED UNIT DEVELOPMENT REGULATIONS AND SUPPORTING MASTER PLANS GOVERNING FOREST GLEN OF NAPLES A PLANNED LNIT DEVELOPMENT PURSUANT TO PROVISIONS OF TI{E COLLIER COUNTY LAND DEVELOPMENT CODE PREPARED FOR: Ronto Golf Estates. Inc. J 185 Horseshoe Drive S. Naples, FL 34104 PREPARED BY: PMS, INC. OF NAPLES 2335 TAMIAMI TRAIL NORTH SUITE 408 NAPLES, FL 34 I03 AMENDED BY: Q. GRADY MINOR & ASSOCIATES, P.A. 38OO VIA DEL REY, BONITA SPRINGS, FL34134 AND COLEMAN, YOVANOVICH & KOESTER, P.A. 4OOI TAMIAMI TRAIL NORTH, SUITE 3OO, NAPLES, FL 34I03 FOR: BBP REALTY, LLC AND NAPLES TLR, LLC I 66I I FIRENZE WAY, NAPLES, FL 34I I O DATE REVIEWED BY CCPC DATE APPROVED BY BCC October 12. 1999 ORDINANCE NUMBER I 999-69 AMENDNIENTS AND REPEAL Aoril 11.2023 Ordinance 202i-17 Wotds unde ined ore odditions; words ttrae*+hrosgh ore deletions (P120240010278) Forest Glen of Noples PtJDA2O24-t2.docx Moy 2, 2025 CAOPoge 7 of 30 Page 448 of 1249 INDEX SECTION I SECTION II SECTION III SECTION IV SECTION V SECTION VI SECTION VII PAGE List of Exhibits and Tables Statement of Compliance Property Ownership, Legal Description and Short Title Project Development Residential Development Areas Golf Course / Open Space Preserve District Commercial District General Development Commitments J 4 5 7 +1J2 16.11 +eJ7 2+19 x;2! Words !!!b!!i09!!ore odditions; wotds s+ra*+hreagh ore deletions (PL2O24OO7O278) Forest Glen ol Noples PlJDA2o24-r2.docx Moy 2, 2025 Page 2 oJ i0 cao Page 449 of 1249 EXI{IBIT ''A' LIST OF EXHIBITS AND TABLES Planned Unit Development Master Plan Master Plan Detail for Warehousing and Flex Space3lllL&Bbglghb Organizations and Sports and Recreation Club Uses in Commercial District EXHIBIT.'8" TABLE I Land Use Summary Development StandardsTABLE II Words A!!!9!!i09!!orc odditions; words s*rek+htosgh arc deletions (P120240010278) Forest Glen oJ Noples PUDA2024'r2.docx Moy 2, 202s Poge 3 of i0 c40 Page 450 of 1249 STATEMENT OF COMPLIANCE The development ofapproximately 635 acres of property in Collier County as a Planned Unit Development to be known as Forest Glen ofNaples PUD will be in compliance with the goals. objectives, and policies of Collier County as set forth in the Collier County Growth Management Plan. Forest Glen of Naples is a mixed commercial residential golfcourse community with associated recreational uses and will be consistent with the applicable elemenr of the Collier GroMh Management Plan for the following reasons: I . The property includes the entire southeast quadrant ofthe C.R. 951 and Davis Boulevard (S.R. 84) Interchange Activity Center, which accommodates the planned ten ( l0) acres of commercial and rvarehousing and flex space land uses. The remaining six hundred and twenty-five (625) acres of project area within Section 2, Township 50 South, Range 26 East, lies within the Urban Residential Fringe Subdistrict, which makes these lands eligible for a 1.5 unit per acre density, or 938 units. This residential development density eligibility is substantially greater than the planned 799 units or 1.26 units per acre. 2. The ten (10) acres ofproject area which lie within the lnterchange Activity Center are planned for mixed commercial, retail, transient lodging, warehousing and flex space and professional offices, as indicated to be appropriate by the Future Land Use Element. 3. The subject property's location in relation to existing or proposed community facilities and services permits the development's residential density as described in Objective 2 ofthe Future Land Use Element. 4. The project development is compatible and complementary to existing and future surrounding land uses as required in Policy 5.4 ofthe Future Land Use Element. 5. Improvements are planned to be in compliance with applicable sections ofthe Collier County Land Development Code as set forth in Objective 3 ofthe Future Land Use Element. 6. The project development will result in an efficient and economical allocation of community facilities and services as required in Policies 3.1.H and 3.1.L ofthe Future Land Use Element. 7. The project development is planned to protect the functioning of natural drainage features and natural groundwater aquifer recharge areas as described in Objective 1.5 of the Drainage Sub-Element of the Public Facilities Element. 8. All final local development orders for this project are subject to Division 3.15, Adequate Public Facilities, ofthe Collier County Land Development Code. Words underlined ote odditions; wotds 5+Fsek+hreagh ore deletions (P120240010278) Forcst Glen of Noples PUDA2024-t2.docx Moy 2, 2025 Poge 4 of i0 Lao Page 451 of 1249 SECTION I PROPI]RTY OWNERSHIP AND GENERAL DESCRIPl'ION I.I PURPOSE The purpose of this Section is to set forth the location and ownership of the property, and to describe the existing conditions ofthe property proposed to be developed under the project name of FOREST GLEN OF NAPLES. I.2 LEGAL DESCRIPI'ION All ofSection 2, Township 50 South, Range 26 East, less the property previously condemned or conveyed for right-of-way located in Collier County, Florida consisting of approximately 635 acres. 1.3 PROPERTY OWNERSHIP The subject property is owned by Ronto Golf Estates, Inc., 3 185 S. Horseshoe Drive, Naples, Florida 34104. A. The project site is bordered on the west by C.R. 95 l, on the north by S.R. 84, on the east by Toll Plaza RV Resort PUD and on the south by undeveloped agricultural land. B. The zoning classification ofthe project prior to approval ofthis PUD document was "Planned Unit Development". I.5 PHYSICALDESCRIPTION A. The project lies within South Florida Water Management District No. 6. Drainage from the property will discharge into Henderson Creek via the C.R. 951 Canal. B. Water Management for the project will be designed and constructed in order to introduce project stormwater runoffto wetland areas in an attempt to help restore historic water retention and preserve areas. C. Elevations within the project site range from 8.8 to 11.0 feet above mean sea level. Most ofthe area, however, falls within the 9.7 to 10.9 feet ofelevation category. The entirety ofthe site lies within Flood Zone "X" according to Firm Map #120067 0425 D dated June 3, 1986. D. Soil types within the project include Keri fine sand (approximately 50o/o), Cypress Swamp (approximately 48%) and Charlotte fine sand (approxim ately 2%o). Soil characteristics were derived from the Soil Survey of Collier County, Florida, issued by the U.S. Department ofAgriculture (Soil Conservation Service) in March 1954. ].6 PROJECTDESCRIPTION The Forest Glen of Naples PUD is a mixed use commercial, residential and golf course community with a ma.rimum of 799 dwelling units and l0 acres of commercial. Recreational facilities including a golf Words underlined ore odditions; wotds s+ra€k+kesgh ore deletions (P120240010278) Forest Glen of Noples PUDA2024-t2.docx Moy 2,2025 Poge 5 of 30 qo I.4 GENERAL DESCRIPTION OF PROPERTY AREA Page 452 of 1249 course and clubhouse u'ill be provided in conjunction with the dwelling units. Commercial, Residential and Recreational land uses are designed to be harmonious with one another in a natural setting by using common architectural themes, appropriate screening and buffering and open space. 1.7 SHORT TITLE This Ordinance shall be known and cited as the "FOREST GLEN OF NAPLES PLANNED UNIT DEVELOPMENT ORDINANCE", Words underlined ore odditions; wotds s+raek+hteagh ore deletions (P120240010278) Forest Glen of Noples PUDA2O24-r2.docx Moy 2, 2025 Poge 6 of 30 ,4o Page 453 of 1249 SECTION II STATEMENT OF INTENT AND PROJECT DESCRIPTION 2.1 PURPOSE It is the develop€r's intent to establish a commercial center to meet community wide shopping needs. It is the purpose of this document to set forth flexible guidelines for the future development of the project that meet accepted planning principles and practices and implement the Comprehensive Land Use Plan. 2.2 GENERAL Development ofForest Glen ofNaples shall be in accordance with the contents ofthe Planned Unit Development document and applicable sections ofthe Collier County Land Development Code and GroMh Management Plan in effect at the time of issuance of any development order, such as but not limited to Final Subdivision Plat, Final Site Development Plan, Excavation Permit, and Preliminary Work Authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions ofthe most similar district in the County Land Development Code shall apply. Unless otherwise noted. the definitions ofall terms shall be the same as the definitions set forth in the Collier County Land Development Code in effect at the time of building permit application. All conditions imposed and all graphic material presented depicting restrictions for the development ofthe Forest Glen of Naples PUD shall become part ofthe regulations which govem the manner in which the PUD site may be developed. Unless modified, waived or excepted by this PUD, the provisions ofthe LDC, where applicable, remain in full force and effect with respect to the dev€lopment ofthe land which comprises this PUD. Development permitted by the approval ofthis petition will be subject to concurrency review under the provisions of Division 3.15, Adequate Public Facilities, ofthe LDC at the earliest or next to occur ofeither final SOP approval, final plat approval, or building permit issuance applicable to this development. The project Master Plan, including layout of streets and use of land for the various tracts, is illustrated by Exnibit "A", the PUD Master Plan. The nature and extent ofland uses within the project are indicated on Table I. The specific location and size ofindividual tracts and the assignment of dwelling units thereto shall be determined at the time ofdetailed site development planning or platting. The final size ofthe recreation and open space lands will depend on the actual requirements for water management, golfcourse layout, roadway pattem, and dwelling unit size and configuration. Words underlined ore odditions; wotds stFaek+hi€agh orc deletions (P120240O10278) Forcst Glen of Noples PUDA2024-t2.docx Moy 2, 2025 B D B Poqe 7 of 30 ao E. 2,3 DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES C Page 454 of 1249 FOREST GLEN OF NAPLES LAND USE SUMMARY TABLE I MAXIMUM LAND USE INTENSITY SUMMARY USE MAX. D.U.'s / Souare Footaqe ACRES Commercial "C" 100,000 Residential "R" 799 Golf Course Open Space N/A (Lakes, Landscape Buffers, Preserve & Recreational areas) 10+ l7G1 70+ 385+ Total 635 acres 2.4 RELATED PROJECT PLAN APPROVAL REQUIREMENTS Prior to the recording ofa Record PIat, and/or Condominium Plat for all or part ofthe PUD, final plans ofall required improvements shall receive approval ofthe appropriate Collier County govemmental agency to insure compliance with the PUD Master Plan, the Collier County Subdivision Code, and the platting laws ofthe State ofFlorida. Exhibit "A", the PUD Master Plan, constitutes the required PUD Development Plan. Subsequent to or concurrent with PUD approval, a Preliminary Subdivision Plat, ifapplicable, shall be submitted for the entire area covered by the PUD Master Plan. Any division ofproperty and the development ofthe land shall be in compliance with Division 3.2 ofthe Collier County Land Development Code, and the platting laws ofthe State ofFlorida. The provisions of Division 3.3 ofthe Collier County and Development Code, when applicable, shall apply to the development ofall platted tracts or parcels ofland as provide in said Division prior to the issuance ofa building permit or other development order. The development ofany tract or parcel approved for residential development contemplating fee simple ownership of land for each dwelling unit shall be required to submit and receive approval of a Preliminary Subdivision Plat in conformance with requirements of Division 3.2 of the Collier County Land Development Code prior to the submittal ofconstruction plans and a final plat for any portion ofthe tract or parcel. Utility, road, public, private, easements shall be established as required during the SDP and/or plat approval process. Appropriate instruments will be provided at the time of infrastructure improvements regarding dedications and the method for providing perpetual maintenance ofcommon facilities. Wods underlined orc odditions; wotds s+rce*+htoqh orc deletions (P120240010278) Fotest 6len of Noples PUDA2O24-r2.docx Moy 2, 2025 I} C I) tl t' Poge I ol 30 oao Page 455 of 1249 2.5 MODEL HOMES / SALES OFFICES Model homes, sales centers and other uses and structures related to the promotion and sale of real estate such as, but not limited to, pavilions, viewing platforms, gazebos, parking areas, tents, and signs, shall be permitted principal uses throughout Forest Glen ofNaples PUD subject to the requirements of Section 2.6.33.4 ofthe Collier County Land Development Code. 2.6 AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN Amendments may be made to the PUD as provided in the Collier County Land Development Code, Section 2. 7 .3.5. 2.7 ASSOCIATION OF PROPERTY OWNERS FOR COMMON AREA MAINTENANCE Common area maintenance will be provided by the Master Property Owners' Association. The Association is a legitimate alternative for the timely and sustained provision ofquality common area infrastructure and maintenance under the terms and conditions ofa County developments approval. For those areas not maintained by the Master Association, the Developer has created Property Owners' association(s), or condominium association(s), whose functions shall include provision for the perpetual maintenance ofcommon facilities and open spaces. The Master or the Property Owners' association, as applicable, shall be responsible for the operation, maintenance, and management ofthe surface water and stormwater management systems, and reserves serving Forest Glen ofNaples PUD, together with any applicable permits from Florida Department of Environmental Protection, U.S. Army Corps of Engineers, and South Florida Water Management District. 2.8 DESIGN GUIDELINES AND STANDARDS The Collier County Planned Unit Development District is intended to encourage ingenuity, innovation and imagination in the planning, design and development or redevelopment of relatively large tracts of land under unified ownership or control, as set forth in the Collier County Land Development Code, Section 2.2.20.2.3 . Certain uses shall be considered general permitted uses throughout the Forest Glen ofNaples Community PUD except in the Preserve District. General permitted uses are those uses which generally serve the Developer and residents ofForest Glen ofNaples PUD and are typically part ofthe common infrastructure or are considered communiW facilities. A. General Permitted Uses Essential services as set forth under the Collier Counry Land Development Code, Section 2.6.9.1 . 2. Water management facilities and related structures Words underlined ore odditions; words s+tuek+h+esgh ore deletions (P120240010278) Forcst Glen oI Noples PlJDA2124-r2.docx Moy 2, 2025 oYo Poge 9 of 30 The applicant has not set "stages" for the development ofthe property. Since the property is to be developed over an estimated ten ( 10) year time period, any projection of project development can be no more that an estimate based on current marketing knowledge. The estimate may, ofcourse, change depending upon future economic factors. 2.9 GENERAL PERMITTED USES Page 456 of 1249 Temporary sewage treatment facilities. Lakes including lakes with bulkheads or other architectural or structural bank treatments Guardhouses, gatehouses, and access control structures Community and neighborhood parks, recreational facilities, communiry centers Temporary construction, sales, and administrative offices for the Developer and the Developer's authorized contractors and consultants, including necessary access ways! parking areas and related uses. Landscape features including, but not limited to, landscape buffers, berms, fences and walls shall be in accordance with the Collier County Land Development Code in effect at the time permits are requested unless otherwise specified herein. 9 Any other use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible. B. DevelopmentStandards: Unless otherwise set forth in this document, the following development standards shall apply to structures: Setback from back ofcurb or edge ofpavement ofany road - Fifteen feet (15 ') except for guardhouses, gatehouses, and access control structures which shall have no required setback. Setback from exterior property lines - One half(V2) the height ofthe structure, minimum of twenty feet (20'). Minimum distance between structures which are part of an architecturally unified grouping - Five feet (5 '). Minimum distance between unrelated structures -Ten feet ( l0') Minimum floor area - None required. Sidewalks, bikepaths, and cartpaths may be placed within County required buffers; however the width ofthe required buffer shall be increased proportionately to the width ofthe paved surface ofthe sidewalk, bikepath, or cartpath. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein, are to be in accordance with the Collier County Land Development Code in effect at the time of Site Development Plan Approval. 2.IO OPEN SPACES REQUIREMENTS Words underlined ore odditions; words s*a6k+hreagh ore deletions (P120240010278) Fotest Glen of Noptes ptJDA2l24-r2.docx Moy 2, 2025 o 70 J 4 5 6 7 8 1 3 4 5 6 7 8 Poge 10 of i0 Minimum lot or parcel area - None required. The PUD Master Plan identifies approxim ately 375 acres included in the Recreation, GolfCourse, I Page 457 of 1249 Landscape/Open Space, Lakes and Preserve District designations. These areas fully satisry the open space requirements ofSection 2.6.32 ofthe Collier County Land Development Code. 2.I I NATIVE VEGETATION RETENTION REQUIREMENTS Twenty Five Percent (25%) ofthe viable naturally functioning native vegetation on site shall be preserved. 2.12 LANDSCAPING REQUIREMENTS A. A perimeter berm shall be in conformance with Section 2.4.4 ofthe Land Development Code. l. Trees and shrubs shall be planted along the base ofthe berm so as to visually soften the appearance ofthe side ofthe berm. 2. Ground cover on the side ofbe berm shall form a dense attractive mat, and shall not require mowing. 3. Trees shall be a minimum of 75% native species. 4. Shrubs shall be a minimum of 35%o native species. (, 7o Words unde ined ote odditions; words s+Fs*+hteagh ore deletions (P120240010278) Forest Gten of Noptes puDA2o24-t2,docx Moy 2, 2O2S Poge 11ol30 Page 458 of 1249 SECTION III RESIDENTIAL'R" DEVELOPMENT AREAS 3.I PURPOSE The purpose of this section is to establish land use regulations and development standards for the residential development tracts designated on Exhibit "A", the PLrD Master Plan as "R". 3.2 MAXIMUMDWELLNGUNITS The maximum number of dwelling units permitted within the PUD is 799. The subject properry contains a gross acreage of 63 5 acres and base density of I .26 dwelling units per gross acre. 3.3 GENERALDESCRIPTION Areas designated as "R" on the PUD Master Plan are designed to accommodate a full range of residential dwelling unit types, compatible nonresidential uses, a full range of recreational facilities, essential services, and customary accessory uses. The approximate acreage ofthe "R" district is indicated on the PUD Master Plan. This acreage is based on conceptual designs and is approximate. Actual acreage ofall development tracts will be provided at the time of Site Development PIan or Preliminary Subdivision Plat approvals in accordance with Division 3.3 and Division 3.2, respectively, ofthe Collier County Land Development Code. Residential tracts are designed to accommodate intemal roadways, open spaces, parks and amenity areas, lakes and water management facilities, and other similar uses found in residential areas. 3.4 USES PERMITTED A. Principal Uses l. Single-family detached dwelling units. 2. Single-family patio and zero lot line dwellings. 3. Single-family attached and townhouse dwellings. 4. Two-family and duplex dwellings. 5. Multiple-family dwellings. 6. Any other principal use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible in the ',R', District. 7. Fire Station Front yard - minimum 20' Side yard - minimum 5' Front yard - minimum 20' ov Words underlined ote odditions; words s+Faek+hseugh ore deletions (P120240010278) forcst Glen of Noples puDA2124-r2.docx Moy 2, 2025 Poge 12 of j0 Page 459 of 1249 Accessory Uses I . Uses and structures customarily associated with principal uses permitted. 2. Guest houses, pursuant to Section 2.6.14 of the Collier County Land Development Code 3. Common area recreational and utilitarian facilities. 4. Any other accessory use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible in the "R" District. 3.5 DEVELOPMENTSTANDARDS A. Table II sets forth the development standards for land uses within the "R" Residential District Site development standards for categories l-5 apply to platted parcel boundaries. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein or within the Forest Glen of Naples PUD, are to be in accordance with Collier County Land Development Code in effect at the time of Site Development Plan Approval. Unless otherwise indicated, required yards, heights, and floor area standards apply to principal structures. Development standards for uses not specifically set forth in Table Il shall be established during the Site Development Plan Approval as set forth in Division 3.3 ofthe Land Development Code in accordance with those standards ofthe zoning district which is most similar to the proposed use. Off street parking required for multi-family uses shall be accessed by parking aisles or driveways which are separate from any roads which serve more than one development. A green space area of not less than ten feet ( I 0') in width as measured from pavement edge to pavement edge-shall separate any parking aisle or driveway from any abutting road. Single-family patio and zero lot line dwellings are identified separately from single-family detached dwellings with conventional side yard requirements to distinguish these types of residences for the purpose of applying the development standards under Table Il. Patio and zero lot line dwellings shall be defined as any type ofdetached single family structure employing a zero or reduced side yard as set forth herein. Housing structure types including lot orientation for single-family detached housing such as zero lot line versus non-zero lot line orientations mav not be mixed. L] B C I) E F G Words underlined ore odditions; words stFaek+h&agh ore deletions (P120240010278) Forest Gten of Noples plJDA2124-t2.docx Moy 2, 2O2S Poge 13 of 30 c oPage 460 of 1249 TABLE II FOREST GLEN OF NAPLES COMMUNITY DEVELOPMENT STANDARDS FOR "R'' RESIDENTIAL AREAS PERMITTED USES AND STANDARDS SIN(]I,E FAMILY DETACH ED PATIO & ZERO LOT I,INE TWO FANIIL}' AND DUPLEX SIN(; LE FA]\TILY ATTACHED AND TOWNHOUSE MU LTI. FAMI LY DWE LLINGS Category I 3 4 5 Minimum Lot Area 6,500 sF 5.000 sF 3,500 sF s,000 sF Minimum Lot Width *5 50'35'*4 40'r00' Minimum Lot Depth t 00'100'100'I00'100' Front Yard 20'13 20' 13 20'*3 20'r'3 20'*3 Side Yard 5 0or5'*6 0or5'0or5't5' Rear Yard l5'l5'l5't5' Rear Yard * I 5 5 5 Rear Yard Accessorv 10't0'l0'l0' Maximum Building Height *2 35 feet 3 5 feet 35 feet 35 feet 50 feet *7 Distance Between Principal Structures and Accessory Structures l0'l0'10'10'l0' Floor Area Min. (S.F.)1000 sF 1000 sF 750 SF All distances are in feet unless otherwise noted 1l Rear yards for principaland accessory structures on lots aod tracts which abut golfcourse, lake, open space, or preserve areas. Setback from lake for all principal and accessory uses may be 0' providing architectural bank reatment is incorporated into design and subject to wriften approval from Project Plan Review. Front ) ards shall be measured as follous: A. Ifthe parcel is served by a public right-of-way, setback is measured from the adjacent right-of-way line. B. Ifthe parcel is served by a private road, setback is measured from the back ofcurb (ifcurbed) or edge ofpavement (ifnot curbed) '2 - Building height shall be the venical distance measured from the first habitable finished floor elevation to the uppermost finished ceiling elevation ofthe structure. *3 - Single-family & Multi-family dwelling units which provide for 2 parking spaces within an enclosed garage per unit ard providc for guest pa*ing other tian in private driveways may reduce the front yard requircmgot to 15' for the garage. *4 - Each half ofa duplex unit requires a lot area allocation of3,500 SF for a total minimum lot area of 7,000 S.F. *5 - Minimum lot width may be reduced by 2070 for cul-de-sac lots provided the minimum lot area requirement is maintained. *6 - Zero feet (0') or a minimum offive feet (5') on either side except that where the zero feet (O') yard option is utilized the opposite side ofthe structu.e shallhave a ten foot (10') yard. ze.o feet (0') yads may be used on both sides ofa structure provided that the opposite ren foot (10')yard is provided, except that wherever a zero (0) sideyard is established an overall plan ofall the lots in the plat showing building invelopes for all oftle lots shall be submitted to the Customer Services Department to ensure that a spacing often feet (10') between structures is maintained. *7 - Building setbacks for structures over 35 feet in height shall be lO0 feet from any perimeter boundary. o o Words unde ined ore odditions; wotds stquek+h+eagh orc deletions (P120240010278) Forest Glen ol Noples plJDA2o24-t2.docx Moy 2, 2025 Poge 14 ol30 2 lAc 40' l5' 5',5', t0' I()OO SF 850 SF Page 461 of 1249 SECTION IV GOLF COURSE, OPEN SPACE 4.I PURPOSE The purpose of this Section is to set forth the uses permitted and development standards for the Golf Course Open Space tracts. The primary function and purpose ofthese tracts will be to provide aesthetically pleasing open areas, golfcourse and recreational facilities. Except in areas authorized for development, all good quality native trees and shrubs shall be protected and preserved wherever practicable. 4.2 PERMITTED USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land or water used, in whole or in part, for other than the following: A. Permitted Principal Uses and Structures l. Golfcourses and golfclub facilities, including temporary golfclubhouses. 2. Tennis clubs, health spas, equestrian clubs, and other recreational clubs. 3. Project information and sales centers. 5. Publicadministrativefacilities. .1 Open space uses and structures such as, but not limited to, boardwalks, nature trails, bikeways, landscape nurseries, gazebos, boat and canoe docks, fishing piers, picnic areas, fitness trails and shelters. Any other principal use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible. B. Permitted Accessory Uses and Structures Accessory uses and structures customarily associated with the principal uses permitted in this district. Pro-shops, practice areas and ranges, golfcart bams, rest rooms, shelters, snack bars and golf course maintenance yards. Retail establishments accessory to the permitted uses ofthe district such as, but not limited to, goll tennis, and recreational related sales. 6 1 J o Words unde ined ore odditions; words stqaektht€€gh ore deletions (P120240010278) Forest Gten of Noptes pt)DA2124-r2.docx Moy 2, 2025 Poge 15 oI j0 Community and golfcourse maintenance areas, maintenance buildings, essential services, irrigation water and effluent storage tanks and ponds, water and wastewater treatment plants, utility pumping facilties and pump buildings, utility and maintenance staff offices. 1 Page 462 of 1249 '1 Restaurants, cocktail lounges, and similar uses intended to serve club members and club guests. Shuffleboard courts, tennis courts, swimming pools, and all other types ofaccessory facilities intended for outdoor recreation. Any other accessory use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible. 4.3 DEVELOPMENTREGULATIONS Principal structures shall be set back a minimum oftwenty feet (20') from Golf Course / Open Space District boundaries and private roads, and twenty-five feet (25') from all PUD boundaries and residential tracts. Accessory structures shall be set back a minimum often feet ( I O') from Colf Course / Open Space District boundaries and private roads, and wenty feet (20') from all PUD boundaries and residential tracts. Lighting facilities shall be arranged in a manner which will protect roadways and residential properties from direct glare or unreasonable interference. D. Maximum height of structures l. Principal Structures - 2 stories or Thirry feet (30'). 2. Accessory Structures - I story or Fifteen feet (15') Minimum d;stance between principal structures - Ten feet ( l0'). Minimum floor area - None required. Minimum lot or parcel area - None required. Parking for the community center/clubhouse shall be three spaces per every one thousand (1,000) square feet ofgross floor area, which shall be considered inclusive ofthe required golfcourse parking. o 5 6 B C E. F. G H Words unde ined ore odditions; wotds s$Fsek+htesgh ore deletions(P120240010278) Fotest Glen of Noptes pu)A2o24-r2.docx Moy 2,2025 Poge 15 of i0 Standards for parking, landscape, signs and other land uses where such standards are not specified herein, are to be in accordance with Collier County Land Development Code in effect at the time of Site Development Plan Approval. Unless otherwise indicated, required yards, heights, and floor area standards apply to principal structures. I Page 463 of 1249 SECTION V PRESERVE DISTRICT 5.I PURPOSE The purpose ofthis Section is to identiry permitted uses and development standards for areas within Forest Glen of Naples Community designated on the Master Plan as Preserve District. 5.2 GENERALDESCRIPTION Areas designated as Preserve on the Master Plan are designed to accommodate a full range of conservation and limited water management uses and functions. The primary purpose ofthe Preserve District is to retain viable naturally functioning wetland and upland systems, to allow for restoration and enhancement of impacted or degraded wetland systems, and to provide an open space amenity for the enjoyment of Forest Glen of Naples Community residents. 5.3 USES PERMITTED No building or structure or part thereot shall be erected altered or used, or land used, in whole or in part, for other than the following, subject to Regional, State and Federal permits when required; A. Principal Uses l. Parks, passive recreational areas, boardwalks. 2. Biking, hiking, and nature trails. 3. Golfcart and Equestrian paths. 4. Wildlife sanctuary. 5. Pathways and or bridges, subject to appropriate approvals by permitting agencies. 6. Recreational shelters and restrooms, in Preserve upland areas. 7. Drainage, water management, and utilitarian facilities, subject to all needed permits. 8. Any other accessory use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible. 5.4 DEVELOPMENTSTANDARDS Setback requirements for all structures shall be in accordance with Section 3.2.8.4.7.3. ofthe Collier County Land Development Code. Rear yards for principal and accessory structures on lots and tracts which abut a golfcourse, lake, non-jurisdictional open space or native vegetation preservation areas may be zero feet (0') except that an architectural bank treatment shall be incorporated in to design. o Words underlined ote odditions; words:,t s6k-threagh ote deletions (P120240010278) Forest GIen oI Noptes puDA2o24-r2.docx Moy 2, 2025 Poge 17 of 30 Page 464 of 1249 Lighting facilities shall be ananged in a manner which will protect roadways and residential properties from direct glare or unreasonable interference. Maximum height of structures -Twenty five feet (25'). Minimum distance between principal structures - Ten feet ( J 0') Minimum distance between accessory structures - Five feet (5'). Minimum floor area - None required. Minimum lot or parcel area - None required. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein or within adopted Forest Glen of Naples Community Design Guidelines and Standards, are to be in accordance with Collier County Land Development Code in effect at the time of Site Development Plan Approval. Unless otherwise indicated, required yards, heights. and floor area standards apply to principal structures. 5.5 PRESERVE DISTRICT CONSERVATION EASEMENT A non-exclusive conservation easement or tract is required by Collier County Land Development Code Section 3.2.8.4.7.3 for lands included in the Preserve District. In addition to Collier County, a non-exclusive conservation easement may also be required by other regulatory agencies with jurisdiction over Preserve District lands. In addition to complying with provisions ofthe Collier County Land Development Code, said easement shall be provided in accordance with the terms set forth in any. applicable permit granted by other agencies. The developer, its successor(s) or assigns, the Master Properry Owners' Association shall be responsible for control and maintenance of lands within the Preserve District. I] C. D. E. F. G. H. A- wotds unde ined ore odditions; wotds stts€k+hreaqh ore deletions (P120240010278) Forest Gten of Noples puDA2o24-r2.docx Moy 2, 2O2S Poge 18 ol30 Page 465 of 1249 SECTION VI COMMERCIAL DISTRICT 6.I PURPOSE 6.2 USES PERMITTED Unless otherwise provided for in this Section, all permitted uses of the C-2 Commercial Convenience District, Section 2.2.13 ofthe Collier County Land Development Code. Apparel and Accessory Stores (groups 561 l-5699). Auto and Home Supply Stores (553 l) Business Services (groups 7311,7313,'7322-7338,7361-7379,73 84, 7389 except auctioneering service, field warehousing, bottle labeling, packaging and labeling, salvaging of damaged merchandise, scrap steel cutting and slitting). Eating Places (5812 only). All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to locational requirements ofSec. 2.6.10). Depository Institutions (groups 601 l-6099). Drinking Places (5813 excluding bottle clubs). Allestablishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to the locational requirements of Sec. 2.6.10). Depository Institutions [groups 6021 - 6062 (Commercial Banks, Savings Institutions, and Credit Unions)1. Casoline Service Stations (group 5541), as described in Section 2.6.28 of the Collier County Land Development Code. I I . General Merchandise Stores (groups 53 I I -5399). 12. Group Housing, excluding Family Care Facilities, subject to compliance with Section 5.05.04 of the LDC. 13. Home Fumiture, Fumishing, and Equipment Stores (groups 5712-5736). 1, 2 3 4 5 6 7 8 9 t0 o Words undedined ore odditions; words s+He*+hr€ugh ore deletions (PL20240010278) Forest Glen of Noptes plJDA2124-t2,docx Moy 2, 2O2S Poge 19 of 30 The purpose in this Section is to identift the commercial uses and development standards applicable to tracts designated on Exhibit "A" and Exhibit "B" as Commercial. A maximum of 100,000 square feet of uses may be constructed within this district. The following uses, as identified with a number from the Standard Industrial Classification Manual (1987), or as otherwise provided for within this section, are permitted as ofright, or as uses accessory to permitted uses. No outdoor storage shall be permitted for any business at any time. Food Stores (groups 541 I -5499 except no roadside sales). Page 466 of 1249 14. Health Services (groups 801l- 8049, 8082). 15. Hotels and Motels (group 701I ). 16. Insurance Agents, Brokers, and Services (group 641l). 17. Legal Services (group 8l I l). 1 8. Membership Organizations (goups E6l l -E699) and membership soot 1991 no clubs or shooti clubs indoor onl 19. Miscellaneous Repair Services (groups 7629-7631) 20 Miscellaneous Retail (groups 5912-5932 except pawnshops and all uses dealing with secondhand merchandise, 5941-5999). 21. Motion Picture Theaters, except drive-in (7832). 22. Paint, Glass, and Wallpaper Stores (523 I ) Personal Services (group 7212 Dry cleaning and laundry pickup stations only, 1215,1217,7219 - 7261 except crematories, 7291). 24 Professional Offices, Medical Offices, and Management Consulting Services (group 87ll - 8748). 25. Public Administration (groups 9l ll-9199,9229,93 I I , 94ll-945 l, 9511-9532,961 l-9661 ) 26. Real Estate Agents and Managers (group 6531) 27. Travel Agencies ( grotp 4724). 28. United States Postal Service (431I except major distribution centers) 29. Veterinary Services (groups 0742, excluding outside kenneling) 30. Video Tape Rental (7841). il Warehousing and Flex Space Uses: For purposes ofthis PUD, Flex Space is defined as a business that provides specialty trade contracting, including plumbing, heating, cooling, machine repair, electrical, mechanical, and similar uses, minor fabrication. warehousing and manufacturing may also occur in conjunction with the flex space uses. Should warehousing and flex space uses be developed, up to 10,000 square feet of permitted uses l-17 an l9-30 to3 0s uare feetoru of permitted use 18,may be permitted in conjunction with the warehouse and flex space area a. These uses are subject to Exhibit B, Master Plan Detail for Warehousing and Flex Space on Club Uses in Commercialand Memb ershio Orsanizations and Soorts and Rec Wotds unde ihed ore odditions; words slrs€*+heugh ore deletions (P120240010278) Forcst Glen of Noptes puDA2124r2.docx Moy 2, 2O2S District. If the Tract is developed in accordance with Exhibit B Master plan Detail, only the o Poge 20 ol 30 Page 467 of 1249 Warehousing and Flex Space uses below are permitted, and except as provided in use 31, commercial uses #l through #30 listed above are not permitted. b. Construction (Groups l52l - 1542, 171l-1799 including but not limited to the following): l. ii. iii. iv. vi. vii. General Contractors Building Contractors Residential Contractor Mechanical Contractor Roofing Contractor Sheet Metal Air Conditioning Contractor F-lectrical Contractor Plumbing Contractor Swimming Pool/Spa Contractor - repair and installation Aluminum/Screen Enclosure Alarm System & Burglar Alarm contractor Cabinet Installation Carpentry Decorative Metal Defense Dr)"rvall Electrical Sign Contractor Fence contractor Floor Covering Installation Garage Door Installation Glass and Glazing Hurricane Shutter/Awning Insulation Irrigation Sprinkler Landscaping Nonelectrical sign contractor Painting Paving blocks contractor Plastering and Stucco viii. ix. x. xi. xll. xiii. xiv. xv. xvi. xvii. xviii. xix. xx. xxi. xxii. xxiii. xxiv. xxv. xxvi. xxvii. xxviii. xxix. xxx. c. Automotive Repair (7532, 7533,7536-7539) All auto repair services must occur in a fully enclosed building and which garage bay doors may only be open during entering and existing the building. d. Warehousing (Grorys 4214,4222 and 4225, includes personal automotive storage known commonly as car condominiums). Wholesale trade (Groups 5013, 5014-except tires, used-wholesale, 5021, 5023, 5044-5049. 5063-5078, 5087, 509 t , 5092) e o ) Poge 21of 30 Words underlined ore odditions; tr,/ords strs€k+hrecgh ore deletions (P12024O010278) Fotest Glen of Noples puDA2124-r2.docx Moy 2, 2025 Page 468 of 1249 f. Manufacturing (Groups 2024, 205 I, 2086, 2431,2434,251I -2599,27 | | -2196,302 I -3089, 313 l-3 199, 3231,3444,3446,3451,3452,3484-no firearm assembly or test firing on-site, 3812-3873, 39 I l-3961, 3993) g. In addition to the development standards identified in Section 6.4, warehousing and flex space uses and membershio organizations and soorts and recreational clubs. indoor only. must be conducted entirely within an enclosed building, which garage doors or windows must remain closed except when entering or exiting the building. 32. Any other use which is comparable in nature with the foregoing uses, as determined by the Board ofZoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. 6.3 PERMITTED ACCESSORY USES IN STRUCTURES A. Accessory uses and structures customarily associated with the uses permitted in this District. B. Essential services and facilities. 6.4 DEVELOPMENTSTANDARDS Principal structures shall be setback a minimum offifty feet (50') from GolfCourse\ Open Space, Residential PUD boundaries, private and public roads. Flex space and warehouse uses and membershio organizations and sports and recreational clubs. indoor only. identified in Section 6.2 shall have a minimum building setback fiom the southern commercial tract boundary of 75 feet. Accessory structures shall set back a minimum often feet (10') from Colf Course\ Open Space boundaries and private roads, and twenty feet (20') from all PUD boundaries and residential tracts and public roads. Lighting facilities shall be arranged in a manner which will protect roadways and residential properties from direct glare and unreasonable interference. D. Maximum height of structures - Fifty feet (50') for commercial uses. 30'8" for flex space--er warehouse uses and membership organizations and sports and recreation clu b, indoor only. identified in Section 6.2. E. Minimum distance between principal or accessory structures which are a part ofan architecturally unified grouping - Ten feet (10'). F. Minimum distance between all other principal structures - None, or a minimum of ten feet (10') with unobstructed passage from front to rear yard. G. Minimum distance between all other accessory structures -Ten feet ( l0'), H. Minimum floor area - None required. I. Minimum lot or parcel area - None, required. Words underlined ore odditions; wotds s+rs€k+hresgb ore deletions (P120240010278) Forcst Glen of Noples puDA2124-r2.docx Moy 2,2025 B C o.{- Poge 22 of j0 Page 469 of 1249 J Standards for parking, landscaping, signs and other land uses where such standards are not specified herein are to be in accordance with the Collier County Land Development Code in effect at the time of Site Development Plan approval. Unless otherwise indicated required yards. heights, and floor area standards apply to principal structures. All buildings, lighting, signage, landscaping and visible architecture infrastructure shall be architecturally and aesthetically unified, and shall comply with the Architectural and Site Design Guidelines and Standards ofthe Land Development Code, Said unified architectural theme shall include: a similar architectural design and use of similar materials and colors throughout all of the buildings, signs, and walls to be erected on the site. Landscaping and streetscape materials shall also be similar in design throughout the site. All buildings shall be primarily finished in light colors excepl for decorative trim. All roofs musl be tile or metal and shall be lines on flat roofs, where tile or metal roofs are not feasible. A conceptual design master plan shall be submitted concunent with the first application for Site Development Plan approval demonstrating compliance with these standards. ln addition to the development standards identified in paragraphs A-K, warehousing and Flex Space uses and membershio ors identified in Section 6.2 uses must be conducted entirely within an enclosed building, +vhieh-44glgarage doors or windows must remain closed except when entering or exiting the building. No outdoor storage shall be permitted. No garage door shall open torvard the southem boundary of the commercial district boundary. lf flex space and warehousing uses identified in Section 6.2 are developed within the commercial portion of the PUD, a minimum 55 foot wide native vegetation preserve/buffer area must be identified on the Site Development Plan along the south tract line. The buffer shall meet the opacity standards of a type 'B' buffer. K i\l Words unde ined orc odditions; wotds s+ru€l<+hrocqh ore deletions (P120240010278) Forest Glen of Noples pUDA2O24-r2.docx Moy 2, 2025 Poge 23 of 30 o'{c L. Page 470 of 1249 SECTION VII GENERAL DEVELOPM ENT COMMITMENTS 7.1 PURPOSE The purpose ofthis Section is to set forth the development commitments for the development ofthe project. 1,2 GENERAL All facilities shall be constructed in strict accordance with Final Site Development Plans, Final Subdivision Plats, and all applicable State and local laws, codes, and regulation applicable to this PUD Except where specifically noted or stated otherwise, the standards and specifications ofthe Land Development Code, Division 3.2 shall apply to this project even if the land within the PUD is not to be platted. The developer, his successor and assigns, shall be responsible for the commitments outlined in this document. The Developer, his successor or assignee, shall agree to follow the Master Plan and the regulations ofthe PUD as adopted, and any other conditions or modifications as may be agreed to in the rezoning ofthe property. In addition, any successor or assignee in title, is bound by the commitments within this agreement. 7.3 PUD MASTER PLAN AII necessary easements, dedications, or other instruments shall be granted to insure the continued operation and maintenance ofall service utilities and all common areas in the project The following shall be considered minor changes and refinements, subject to the limitations of PUD Section 7.3A: Reconfiguration ofpreserve areas, j urisdictional wetland limits, and mitigation features as a result ofregulatory agency review. 2. Reconfiguration oflakes, ponds, canals, or other water management facilities where such changes are consistent with the criteria of the South Florida Water Management District and Collier County and where there is no further encroachment into preserve areas. 3. Reconfiguration ofgolfcourse envelopes and design features. 4. Intemal realignment ofrights-of-way other than a relocation ofaccess points to the pUD. 5. Reconfiguration ofresidential parcels when there is no encroachment into preserve areas. B C Words underlined ore odditions;words slru*+hrosgh are deletions (P120240010278) Forest Glen of Noples puDA2o24-r2.docx Moy 2, 2025 Poge 24 of j0 o^d' A. Exhibit "A", the PUD Master Plan, illustrates the proposed development and is conceptual in nature. Proposed tract, lot or land use boundaries or special land use boundaries, shall not be construed to be specific and may be adjusted during the platting or site development plan approval process. Subject to the provisions of Section 2-7 -3.5 of the Land Development Code, PUD amendments may be made from time to time. Page 471 of 1249 7.4 SCHEDULE OF DEVELOPMENT/MONITORING REPORT AND SUNSET PROVISION A Initiation ofconstruction on the Forest Glen of Naples project is contemplated in calendar year 1998 with completion ofthe golf course and project infrastructure anticipated to occur in calendar year 199811999. Marketing of commercial and residential sites and golfcourse memberships begin in calendar year 1998, and is expected to be concluded in calendar year 2008. Monitoring Report: An annual monitoring report shall be submitted pursuant to Section 2.7.3.6 ofthe Collier County Land Development Code. 7.5 POLLING PLACES Pursuant to Section 2.6.30 ofthe Land Development Code, provision shall be made for the future use of space within a common building for the purpose ofaccommodating the function ofan electoral polling place. An agreement shall be recorded in the official records ofthe Clerk ofthe Circuit Court of Collier County, which shall be binding upon any and all successors in interest that acquire ownership of such common areas including, but not limited to, condominium association, homeowners associations, or community recreation / public buildings / public rooms or similar common facilities to be used for a polling place if determined to be necessary by the Supervisor ofElections. 7 .6 SUBDIVISION REQUIREMENTS AND STANDARD DESIGN SUBSTITUTIONS A. Sidewalks / bike paths shall conform with Subsection 3.2.8.3.17 of the LDC. B Private streets shall conform with the right-of-way width requirements of Subsection 3.2.8.4.16.5 ofthe LDC except as follows: Cul-de-sacs and local streets less than one thousand feet ( 1,000') in length are required to have a minimum forty foot (40') right-of-way width and two ten foot ( l0') wide travel lanes as required by Subsection 3.2.8.4.16.5. All other cul-de-sacs are required to have a minimum of forty feet (40') right-of-way p'idth and two ten foot (10') wide travel lanes as required by Subsection 3.2.8.4.16.5. All other local streets are required to have a minimum forty feet (40') right-of-way and two ten foot (10')wide travel lanes as required by Subsection 3.2.8.4.16.5. Cul-de-sacs may exceed a length ofone thousand feet (1000,) per Subsection 3.2.8.4.16.6 ofthe Land Development Code. B 1 4 5 6 Tangents between reverse curves shall not be required under Subsection 3.2.8.4.16.10. Street grades may exceed four percent (4%) under Subsection 3.2.8.4.16.14 provided that applicable Florida Department of Transportation, Manual of Uniform Minimum Standards (FOOT MUMS) and AASHTO criteria are met. Words underlined ore odditions; wordsst s€*+htosgh ore deletions (P120240010278) Forest Glen olNoples puDA2124-r2.docx Moy 2,2025 o'{cPoge 25 of 30 I Page 472 of 1249 LDC Subsection 3.2.8.3.19: The standard that street name markers shall be approved by the Development Services Director and conformance with U.S.D.O.T.F.H.W.A.M.U.T.C.D. is waived. Street pavement painting, striping and reflective edging of main road system will be waived. Traffic circulation signage shall be in conformance with U.S.D.O.T.F.H.W.A.M.U.T.C.D. standards. LDC Subsection 3.2.8.4.16.8: The minimum back of curb radii for intemal roads shall be 30 ft. with the exception of both entrance road intersections which shall be 40 ft. .I .7 TRANSPORTATION The Developer shall provide, consistent with Ordinance 82-91, left and right tum lanes on C.R. 951 and S.R. 84 at all project entrances to residential only areas prior to the issuance ofany certificate ofoccupancy. The Developer shall provide tum lanes and a median opening at approximately one-half mile south ofthe intersection of C.R. 951 and S.R. 84 prior to the issuance ofany certificate ofoccupancy. Acc€ss to the commercial parcel via old S.R. 84 shall incorporate tum lanes ifwarranted for both eastbound and westbound movements along with collector road improvements to S.R. 84 between the access point and C.R. 95 l. The collector road improvements which may be necessary include road widening and application ofasphalt friction surface. The Developer shall bear the cost of needed C.R. 95 I intersection modifications on a fair share basis. All such improvements to old S.R. 84 shall be on a fair share basis with the Developer of the Toll Gate Commercial PUD. The Developer shall provide a fair share contribution toward the capital costs ofany traffic signals necessary at project accesses when deemed warranted by the County Engineer. The signals shall be owned, operated, and maintained by Collier County. The Developer shall provide arterial level street Iighting at all project accesses prior to the issuance of any certificate of occupancy for a building accessed from a project entrance. Since future six laning is projected for C.R. 951 , and since such road improvements may require relocation ofthe existing canal to the east, an additional drainage easement may be necessary to be dedicated to the County along C.R.95l with a maximum width of up to 50 feet (50') based on actual or conceptual road plans. The dedication ofeasement to the County will be ofno additional cost to the County. Use ofthe drainage easement can be shared for both on-site water management and future road drainage when deemed necessary by Collier County. This commitment has been satisfied. D The maximum total daily trip generation for the Commercial Tract within the PUD shall not exceed 389 new 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. 7.8 UTILITIES The development ofthis PUD Master Plan shall be subject to and governed by the following cond itions 1 u u C Wotds underlined orc odditions; words 5*a*threg,gh ore deletions (P120240010278) Forest Glen of Noples ptLDA2o24-t2.docx Moy 2, 2025 Poge 26 of 30 o'{c The development ofthis PUD Master Plan shall be subject to and govemed by the following conditions: Page 473 of 1249 t] C Ir [] G Water distribution, sewage collection and transmission lines to serve the project are to be designed, constructed. conveyed, and/or owned and maintained in accordance with Collier County Ordinance No. 04-31, as amended, and other applicable County rules and regulations. All customers connecting to the water distribution and sewage collection facilities to be constructed will be customers ofthe County and will be billed by the County in accordance with the County's established rates. The on-site water distribution system serving the project must be connected to the District's water main and must be consistent with the main sizing requirements specified in the County's Water Master Plan and extended throughout the project. During design ofthese facilities, the following features shall be incorporated into the distribution system: 1. Dead-end mains shall include dead-end flushing hydrants Stubs for future system interconnection with adjacent properties shall be provided to the property lines ofthe project at locations to be mutually agreed to by the County and the Developer during the design phase ofthe project. A water distribution system shall be constructed throughout the project development by the developer pursuant to all current requirements of Collier County and the State ofFlorida. Water facilities constructed within platted rights-of-way or within utility easements as set forth in Collier County Ordinance 04-3 l, as amended, shall be conveyed to the County Water/Sewer District for ownership, operation and maintenance. All water facilities constructed on private property and not required by the County to be located within utility easements shall be owned, operated and maintained by the developer, his assigns or successors. All construction plans and technical specifications and proposed plats, if applicable, for the proposed water system must be reviewed and approved prior to commencement ofconstruction The developer shall, at his cost, extend the 12" force main which presently terminates at Naples Heritage to a pointjust South of SR 84. Said main shall be capped. A sewer distribution system shall be constructed throughout the project development by the developer pursuant to all current requirements of Collier County and the State of Florida. Sewer facilities constructed within platted rights-of-way or within utility easements as set forth in Collier County Ordinance 04-3 l, as amended, shall be conveyed to the County Water/Sewer District for ownership, operation and maintenance. AII sewer facilities constructed on private property and not required by the County to be located within utility easements shall be owned. operated and maintained by the developer, his assigns or successors. t) All construction plans and technical specifications and proposed plats, ifapplicable, for the proposed sewer system must be reviewed and approved prior to commencement of construction. At the time ofapplication for subdivision PIans and Plat (PPL) and/or Site Development plan (SDP) approval, as the case may be, offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to adequately handle the total estimated peak hour flow from the project. whether or not such improvements are necessary, and ifso, the exact nature of such improvements and/or upgrades shall be determined during ppl or SDp review, as determined by the county manager or designee. Such improvement and,/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be II Wotds unde ined orc odditions; words st €*throsgh ore deletions (P12024O070278) Forest Glen ol Noples puDA2124-r2.docx Moy 2, 2O2S Poge 27 of 30 o'{f 2. Page 474 of 1249 in place prior to issuance ofa certificate of occupancy for any portion or phase ofthe development that triggers the need for such improvements and/or upgrades, as determined by the County manager or designee. ].9 ENVIRONMENTAL The development ofthis PUD Master Plan shall be subject to and govemed by the following conditions: Environmental permitting shall be in accordance with the State of Florida Environmental Resource Permit Rules and be subject to review and approval by Current Planning Environmental Review Staff. Removal ofexotic vegetation shall not be the sole means of mitigation for impacts to Collier County jurisdictional wetlands. All conservation areas shall be designated as conservation/preservation tracts or easements on all construction plans and shall be recorded on the plat with protective covenants per or similar to Section 704.06 ofthe Florida Statutes. Buffers and setbacks shall be in accordance with 3.2.8.4.7.3 of the Collier County Land Development Code. Buffers around preserved jurisdictional wetlands shall be in accordance with the State of Florida Environmental Resource Permit Rules. Preserved jurisdictional wetlands and surrounding buffers shall be incorporated in Conservation Areas which shall be platted. An exotic vegetation removal, monitoring, and maintenance (exotic-free) plan for the site, with emphasis on the conservation/preservations areas, shall be submifted to Current Planning Environmental Review Stafffor review and approval prior to final site plan/construction plan approval. Petitioner shall comply with the guidelines and recommendations of the U.S. Fish and Witdlife Service (USFWS) and Florida Game and Fresh Water Fish Commission (FCFWFC) regarding potential impacts to protected wildlife species. Where protected species are observed on site, a Habitat Management Plan for those protected species shall be submitted to Current Planning Environmental Staff for review and approval prior to final site plan/construction plan approval. 7. I O ENGINEERING Detailed paving, grading, site drainage and utility plans shall be submitted to the Planning Services Director for review. No construction permits shall be issued unless and until approval ofthe proposed construction in accordance with the submitted plans is granted by the Planning Services Director. Design and construction ofall improvements shall be subject to compliance with all applicable provisions ofthe Collier County Land Development Code, including those set forth in Division Three (3). The developer, and all successors in interest to the developer, are hereby placed on notice that they shall be required to satisfy the requirements ofall County development ordinances or codes in effect prior to or concurrent with any subsequent development order relating to this site, including Site Development Plans and any other application that will result in the issuance ofa final or local developmenl order. A B C D E B Words underlined ore odditions; words strs€k+haeugh ore deletions (P120240070278) Fotest Glen of Noples plJDA2o24-t2.docx Moy 2, 2025 Poge 28 of 30 ov3 C Page 475 of 1249 7.I I WATER MANAGEMENT Detailed paving, grading and site drainage plans shall be submitted to the Development Services Director for review. No construction permits shall be issued unless and until approval of the proposed construction in accordance with the submitted plans is granted, by Planning Services Director. Design and construction ofall improvements shall be subject to compliance with the appropriate provisions ofthe Collier County Land Development Code. Landscaping shall not be placed within the water management areas unless specifically permitted by the Collier County Land Development Code. An excavation permit shall be required for the proposed lake in accordance with Division 3.5 of the Land Development Code and South Florida Water Management District Rules. 7.I2 PLANNING Accessory structures shall be constructed simultaneously with or following the construction ofthe principal structure except that temporary sales buildings, trailers, marketing facilities, contractor's storage and office facilities and the like, may be erected and utilized during the period ofproject development and marketing. Such temporary buildings shall be removed upon completion ofthe marketing or construction activity which they are accessory to. 7.I4 SIGNS t] C D AII county sign regulations shall apply unless such regulations are in conflict with the conditions set forth in this section. For the purpose ofthis PUD Document/Ordinance, each platted parcel shall be considered a separate parcel of land and shall be entitled to any sign as permitted herein. Should any ofthe signs be requested to be placed within the public right-of-way, a right-of-way permit must be applied for and approved. D. All signs shall be located so as not to cause sight distance problems 2. Entran Siens Two (2) signs with a maximum area of 40 square feet each or one ( l) sign with a maximum area of 100 square feet shall be perm itted at each entrance ofthe development Wotds underlined ote odditions; words ,tft*+hresgh ote deletions (P120240010278) Forest Glen ol Noples ptJ)A2124-r2.docx Moy 2, 2025 A B C Poge 29 of i0 01{c Pursuant to Section 2.2.25.8. I of the Land Development Code, if during the course of site clearing, excavation or other construction activity a historic or archaeological artifact is found, all development within the minimum area necessary to protect the discovery shall be immediately stopped and the Collier County Code Enforcement Department contacted. 7.I3 ACCESSORY STRUCTURES l. General Page 476 of 1249 Entrance signs shall not exceed a height offifteen (15) feet above the finished ground level ofthe sign site. Entrance signs may be lighted provided all lights are shielded in a manner which prevents direct glare into the vision ofdrivers using the adjacent streets or going into adjacent residences. 3. Proiect Sisns A. Project signs, designed to promote Forest Glen ofNaples project, or any major use within the project shall be permitted along the east side of CR 95 l, the south side of SR 84 and on all land tracts within Forest Glen of Naples limits subject to the following conditions: l) Project signs shall not exceed a height of twenty (20) feet above the finished ground level ofthe sign site nor may the overall area ofthe sign face exceed one hundred ( 100) square feet. 2) A maximum offour (4) project signs shall be permitted. Two (2) signs shall be located along SR 84 frontage and two (2) shall be located along CR 951 frontage. The location ofsuch signs shall generally be limited to a one-half mile spacing requirement unless existing vegetation requires a somewhat closer spacing + l0%. 3) Project signs may be lighted provided all lights are shielded in a manner which prevents direct glare into the vision of drivers using the adjacent streets or going into adjacent residences. 7.I5 LANDSCAPING FOR OFF-STREET PARKING AREAS All landscaping for off-street parking areas shall be in accordance with the Division 2.4 ofthe Collier County Land Development Code in effect at the time ofbuilding permit application. 7. I6 PROVISION FOR OFF.SITE REMOVAL OF EARTTIEN MATERIAL Excavation activities shall comply with the definition ofa "development excavation" pursuant to Division 3.5 ofthe Land Development Code whereby off-site removal shall be limited to ten percent (to a maximum of 20,000 cubic yards) of the total volume excavated unless a commercial excavation permit is received. All other provisions ofsaid Division 3.5 are applicable. B C B Wotds underlined ore odditions; words strs€l+threagh ore deletions (P120240010278) Forest Glen of Noples puDA2124-r2.docx Moy 2, 2025 o..{? The excavation ofearthen material and its stockpiling in preparation ofwater management facilities or other water bodies is hereby permitted. If it is demonstrated that fill activities on those buildable portions ofthe project site are such that there is a surplus ofearthen material, then its off-site disposal is also hereby permitted subject to the following conditions: Poge 30 of j0 Page 477 of 1249 o(r)(\oC\oociuJU)UJ E.ITTEIIf,{sliiiE g:dH=tgi! a lrJJo-z z.d l!off fr4(9> he HEoll t- (ls6 u)) ow^tinos ultTtol z 5 a fr 'lrIIrtr ti ,[. F F I U) rdJ z 5B z, c ./)kts-> 9rta:r-F{l-rL^(Jrtruqlgdjca5e!iJ.c-Od .r: i Page 478 of 1249 PAVEMENT SIDEWALK SCALE: 1" = 120' -_,l ,I I I 6 -rrz.it=4 eP2IBcieirf,z=z+-oil -TI na 3el-l- " t.... :l ,; ; I ,1 I I I -noAma-ttPnmmz6^ TY<zm> r- ma llC(f LANDSCAPE PRESERVE/BUFFERS PER LDC (SEE NOTE #2 ON SHEET 2 OF 2)DRAINAGE CANAL AND ROW BECK BOULEVARD N oor-r mA E Ct- m no A DRAINAGE CANAL AND ROW - FnEsEnVeir-niroscipL auiren',- SEE SECTION 6.4.M. OF THE PUD -'- i'- -;: __ _ +++++ (o l.)+++++++++++++ FOREST GLEN OF NAPLES PUD (GOLF COURSE AND PRESERVE) -4:-)''++++ ++++ / 1 / l I / i I oF z om z r- zo 'Tl a m -tor- mz o-n z -orm t ! I t i + + + + / t 1 + +I LEGENDLl I ++++ DRY DETENTION -t mA z o m mz-i m gl mattF-OmoI lmz.\Nn>r-lm ^xa zo 1lon-la zo A mo,m -{ oz ror-C @ @ E nmIoCam -T1r-mx VEHICLE STORAGE UNITS FOREST CLEN OT NAPLES PUD Cl l L\eirc.r3 . tand Suneprs , Plane.s 3.d. srir5, ?3s 9{7 rrrr GradyNlinor@ 0 cdJr v.r' e.u \s[ua. n \ a.! B Slnnr, nork 3t3r MASTER PLAN DETAIL FOR WAREHOUSING AND FLEX SPACE AND uEvBERSrr" OnCetza-ols lt'rD soon-s anD RECnEatroll cLuB USES IN COMMTRCIAL O STRICT REVISED OCTOBER 2. 2024 EXHlBIT B ) - - - Page 479 of 1249 SITE SUMMARY TOTAL SITE AREA (C): 9.641 ACRE COMIUERCIAL: MAXIMUM 100,000 S.F. OPEN SPACE: REQUIRED: COMMERCIAL - 30% PROVIDED. COMIVERCIAL - 30% PRESERVE: NONE, REQUIREMENTS HAVE BEEN MEET IN THE OVERALL PUD AS SHO!ryN ON EXHIBIT "A", PUD MASTER PLAN. NOTES, FOREST GLEN OF NAPLES PUD @GrarlVNIinor 0 currvrDr.ur \!u ra P \ Latrd tunctoN . Planneir ExHtBlT I (NOTES) MASTER PLAN DETAIL FOR WAREHOUSING ANO FLEX SPACE AND MEMBERSH|P oRGANtzATIoNS AND spoRTS ANo REcREATtoN CLJB USES IN COMMERCIAL DISTRICT REVISED OCIOBER 2 2024 sHEEr 2 or 2(f 1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS. 2. ALL LANDSCAPE BUFFERS WLL MEET OR EXCEED LDC REQUIREMENTS. SEE SECTION 6.4.M. OF THE PUD. 3. OPEN SPACE FOR THE PUD IS PROVIDED THROUGHOUT THE OVERALL PUD AND IS NOT SEPARATELY CALCULATED FOR EACH TRACT. THE COMMERCIAL DEVELOPMENT SHALL PROVIDE A MINIMUM OF 3O%. Page 480 of 1249 Growth Management Community Development • Planning & Zoning 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ CONSISTENCY MEMORANDUM TO: Laura DeJohn, Planner II, Zoning Services FROM: Jessica Constantinescu, Planner II, Comprehensive Planning Growth Management Community Development Department DATE: June 16, 2025 SUBJECT: PL20240010278 Forest Glen of Naples (PUDA) _________________________________________________________________________________ REQUEST: To amend the Forest Glen of Naples Planned Unit Development (PUD) to add 36,720 square feet of indoor membership sports and recreation club uses (SIC 7997, no gun clubs or shooting clubs); within the 100,000 square foot limitation of the Commercial Tract. Modify the Commercial Tract access point by removing access from Collier Boulevard and adding access to Beck Boulevard on the ±9.6-acre Commercial Tract. LOCATION: The subject site comprises the southeast quadrant of the intersection of Collier Boulevard (C.R. 951) and Beck Boulevard. COMPREHENSIVE PLANNING COMMENTS: The subject property is part of Activity Center #9, a designated Interchange Activity Center that is identified in the Interchange Activity Center Subdistrict and the Mixed Use Activity Center Subdistrict (MUAC) of the Urban Commercial District of the Future Land Use Element (FLUE) and on the Future Land Use Map (FLUM) of the Growth Management Plan (GMP). The Future Land Use Element states, “Interchange Activity Centers have been designated on the Future Land Use Map at three of the County’s four Interstate 75 interchanges and include numbers 4, 9 and 10; there is no Activity Center at the new I-75/Golden Gate Parkway interchange. The boundaries of these Interchange Activity Centers have been specifically defined on the maps located at the end of this Section as part of the Future Land Use Map Series. Any changes to the boundaries of these Interchange Activity Centers shall require an amendment to the Future Land Use Map Series. All new projects within Activity Center #9 are encouraged to have a unified plan of development in the form of a Planned Unit Development. The mixture of uses allowed in Interchange Activity Center #9 shall include all land uses allowed in the Mixed Use Activity Centers; additionally, industrial uses shall be allowed in the northeast and southeast quadrants of I-75 and Collier Boulevard, and in the southwest quadrant of Collier and Davis Boulevards.” As the MUAC subdistrict allows for all commercial uses, it is concluded that an indoor sports facility is an allowed use in Activity Center #9. Page 481 of 1249 Growth Management Community Development • Planning & Zoning 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ The subdistrict text provides a series of factors to consider for projects within Activity Centers. Many of these factors are already addressed within the initial rezoning (from Agricultural lands) in 1999 (Ord. 99-69) and consequential insubstantial change to revise the master plan to reinstate access points (PDI Res. 01-21) and amended to include warehousing and light industrial uses within the Commercial Tract (23-17). An amendment to the zoning of the site presents a need to ensure that several of the factors will continue to be maintained, should the project be approved. The full list of factors can be found within the MUAC text of the FLUE. The applicable factors considered during review are factors j. and k., regarding access and site interconnections: j. Coordinated traffic flow on-site and off-site, as may be demonstrated by a Traffic Impact Analysis, and a site plan/master plan indicating on-site traffic movements, access point locations and type, median opening locations and type on the abutting roadway(s), location of traffic signals on the abutting roadway(s), and internal and external vehicular and pedestrian interconnections. k. Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and future abutting projects. Certain applicable Future Land Use Element (FLUE) policies are shown as follows in italics followed by staff analysis in bold text. FLUE Policy 5.6 (shown below in italics) followed by staff analysis in [bracketed bold text]. New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning staff as part of their review of the petition.] Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. [The petition is proposing to connect the primary point of access of the Commercial Tract to Beck Boulevard, a two-lane local collector roadway. Beck Boulevard abuts the subject site to the north.] Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. [The page titled ‘Exhibit B, Master Plan Detail for Warehousing and Flex Space and Membership Organizations and Sports and Recreation Club uses in Commercial District’ within the revised PUD Ordinance as proposed, depicts a loop-oriented parking area throughout the site, allowing for internal vehicular navigability within the parcel, but does not contain any designated roads.] Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. Page 482 of 1249 Growth Management Community Development • Planning & Zoning 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ [The Commercial Tract is is adjacent to two preserve tracts of Forest Glen to the east and south. Providing interconnection roads with these tracts may pose an adverse effect of the intent of a preserve tract. It may prove to be undesirable to interconnect these properties. Additionally abutting this parcel is Greater Naples Fire District Station #72, which connects to the Commercial tract through the right-of-way road easement on the north boundary. Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [The analysis of this policy is partially applicable to this petition’s request, as the Commercial Tract of the Forest Glen PUD does not include marketable residential units as a permitted use. The PUD must follow the open space requirements of the Land Development Code. In consideration of whether civic facilities are allowed, the site allows for Public Administration uses as listed in Section VI (6.2.25.)] CONCLUSION: Based on the above analysis, staff finds the subject petition consistent with the Future Land Use Element of the Growth Management Plan. PETITION ON CITYVIEW Page 483 of 1249 -252-www.colliercountyfl.gov May 9, 2024 Randy Johns Phoenix Associates of Florida, Inc. 13180 Livingston Rd., Unit 204 Naples, FL 34109 ZLTR-PL20240004932: Zoning Verification Letter for vacant commercial property 50 26 COM AT SE CNR OF SE1/4 OF SEC 2, S88DEG 17'50"W 5234. 70FT, N0DEG 50'28"E 3763.90FT, N04DEG 2'55"E 828.58FT TO POB S89DEG 9'31"E 572.21FT,N59DEG 24'46"E 31.38FT, S89DEG 9'31"E 136.39FT,N 704.63FT, S79DEG 25 '06"W 577.30FT, S37DEG 08'18"W 229.26FT, S04DEG 2'55"W 422.47 FT TO POB; LESS THAT PORTION DESC IN OR 5735 PG 2316; Section 2, Township 50, Range 26 of unincorporated Collier County, Florida. Property ID/Folio Number: 00398880204 comprised of ± 9.69 acres. Mr. Johns, This letter serves as a response to your Zoning Verification Letter (ZLTR) Application, on or about April 17th, 2024. The purpose of this response is to provide clarification on whether a proposed member-only indoor pickleball facility aligns with SIC 8641, an allowed use in Forest Glenn of Naples PUD. Zoning: The current official zoning atlas, an element of the Collier Land Development Code (LDC), Ordinance 04-41, as amended, shows that the subject property is within the Forest Glen of Naples PUD and according to the Future Land Use, the subject property is in Activity #9, North Collier Boulevard / Interstate 75 Innovation Zone Overlay. Determination: The Standard Industrial Classification (SIC) code 8641 is defined as a Civic, Social, and Fraternal Association, which is a membership organization that engages in civic, social, or fraternal activities, such as community membership clubs. SIC 8641-08 (six-digit) description includes organizations that bring together individuals with common interests or goals. These can range from social clubs, such as country clubs and yacht clubs, to professional clubs, such as trade associations, chambers of commerce, as well as Sports Clubs. Clubs typically offer members access to exclusive facilities, events, and networking opportunities. The club industry is focused on providing a sense of community and belonging to its members. This use would align with the proposed members-only indoor pickleball facility, therefore the use can be viewed as a permitted use within eh Commercial tract of the Forest Glen PUD. The information presented in this verification letter is based on the Collier County LDC and/or Growth Management Plan in effect as of this date. It is possible that subsequent amendment(s) to either of these documents could affect the validity of this verification letter. It is also possible that development of the subject property could be affected by other Page 484 of 1249 Zoning Division • 2800 North Horseshoe Drive •FL 34104 • 239-252-2400 • www.colliercountyfl.gov Zoning Verification Letter ZLTR-PL20240004932 Page 2 of 2 issues not addressed in this letter, such as, but not limited to, concurrency related to the provision of adequate public facilities, environmental impact, and other requirements of the Collier County LDC or related ordinances. This letter represents a determination of Zoning Services Section staff. Should you disagree with this determination, you may request an Official Interpretation by the Zoning Director of the provisions of the Land Development Code pursuant to Sections 1.06.01. and 10.03.06.P of that Code. The fee for an Official Interpretation is identified in the most recent GMD Fee Schedule Resolution as approved by the Board of County Commissioners. To obtain copies of any document referenced herein, please contact the GMD Records Section at (239)252-5730 or GMDPublicRecordRequest@CollierCountyFL.gov. The LDC may be viewed online at www.municode.com / MunicodeLibrary / Florida / Collier County. Validated Ordinances may be viewed online via the Clerk of Court’s website, www.collierclerk.com / Records Search / BMR Records / Boards, Minutes, Records / BMR Validated Ordinances. Disclaimer: Issuance of a development permit by the County does not 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. All other applicable state or federal permits must be obtained before commencement of the development. If you need more information, please do not hesitate to call my office at (239) 252-2408. Researched and prepared by:Reviewed by: ___________________________________________ Mike Bosi, Director Mike Bosi, Director Zoning Services Section Zoning Services Section Page 485 of 1249 Page 486 of 1249 Civil Engineers  Land Surveyors  Planners  Landscape Architects Q. Grady Minor and Associates, LLC 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 December 9, 2024 Ms. Laura DeJohn Collier County Growth Management Department 2800 North Horseshoe Drive Naples, FL 34104 RE: Forest Glen of Naples PUD Amendment (PL20240010278), Submittal 1 Dear Ms. DeJohn: An application for Public Hearing for a Planned Unit Development (PUD) Amendment for properties located at 3864 Beck Boulevard is being filed electronically for review. This application proposes to amend a 9.64+/- acre parcel currently labeled as Commercial “C” on Exhibit “A”, Master Plan to provide for indoor recreational facilities and an increase in the non-flex/warehouse uses but not increasing the overall 100,000 sf maximum floor area. Documents filed with submittal 1 include the following: 1. Cover Letter 2. Application 3. Evaluation Criteria 4. Preapplication Meeting Notes 5. Affidavit of Authorization 6. Property Ownership Disclosure Form 7. Covenant of Unified Control 8. Addressing Checklist 9. Warranty Deed(s) 10. Aerial Location Map 11. Traffic Impact Study 12. Ordinance 2023-17 13. Revised PUD document 14. ZLTR-PL20240004932-Forest-Glen-5-9-2024 Please feel free to contact Rich Yovanovich at 435-3535 or me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: BBP Realty, LLC Naples TLR, LLC Richard D. Yovanovich GradyMinor File (FGPUDA-24) Page 487 of 1249 Page 488 of 1249 Page 489 of 1249 Page 490 of 1249 Page 491 of 1249 Page 492 of 1249 Page 493 of 1249 Page 494 of 1249 Page 495 of 1249 Page 496 of 1249 Page 497 of 1249 Page 498 of 1249 Forest Glen of Naples PUD (PL20240010278) Evaluation Criteria September 25, 2024 Evaluation Criteria.docx Page 1 of 5 Q. Grady Minor and Associates, LLC 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 Forest Glen Planned Unit Development (PUD) is a 635± acre project located on the southeast corner of Beck Boulevard and Collier Boulevard. The PUD has been developed with 799 dwelling units and contains a 9.6+/- acre undeveloped commercial tract, which authorizes up to 100,000 square feet of miscellaneous general commercial land uses, as well as warehousing and flex space uses. The intent of the PUD amendment is to amend the uses authorized on the commercial tract to add uses that would permit up to 36,720 square feet of indoor recreational activities including pickleball, while retaining the overall maximum commercial square footage of 100,000 square feet. 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 commercial tract for the Forest Glen project is located within Activity Center #9 which authorizes a wide variety of commercial land uses. The proposed revision to include the opportunity to develop up to 36,720 square feet for an indoor pickleball club is consistent with the Growth Management Plan, and the accompanying traffic analysis demonstrates that the project will remain consistent with the trip cap previously established for the commercial tract. The site is served by water and sewer, and the site has been approved for development by 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 owns the 9.6± acre commercial tract within the PUD, which is labeled as Commercial “C” on the Master Plan. The tract is located in the northwest corner of the PUD. 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.) The proposed inclusion of the SIC Codes necessary to permit an indoor pickleball facility within the commercial tract is consistent with the wide variety of uses authorized in the Interchange Activity Center #9. The overall commercial intensity of 100,000 square feet of commercial uses is not increased. The amendment is only to add the indoor recreational use Page 499 of 1249 September 25, 2024 Evaluation Criteria.docx Page 2 of 5 as a development option for up to 36,720 square feet of the overall allocation of commercial development. 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 proposed indoor recreational use is both internally and externally compatible. The PUD has development standards appropriate for the uses, which include buffers adjacent to the Forest Glen golf course that were established when the PUD was last amended to include the warehouse and flex space uses. e. The adequacy of usable open space areas in existence and as proposed to serve the development. The PUD has provided over 60% open space, which exceeds the requirements of the LDC and includes native vegetation preserve areas, lakes, buffers and recreational areas. The commercial tract will also have a preserve/buffer area, and surface water management systems that will serve as open space for the project. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The project will be developed concurrent with the extension of water, sewer and driveway connections directly to the commercial tract of the PUD. g. The ability of the subject property and of surrounding areas to accommodate expansion. The CPUD boundary is not proposed to be modified and cannot be expanded due to existing development to the south and east and existing public roadways to the north and west. 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 CPUD includes development standards and conditions, which will assure compatible and complementary development. The proposed recreational facilities will be conducted entirely indoors. 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. Page 500 of 1249 September 25, 2024 Evaluation Criteria.docx Page 3 of 5 The project is located within a mixed use activity center and currently permits residential development. The pattern of development south of Beck Boulevard is residential and institutional in the vicinity of the property. The modification to permit residential dwellings on this parcel will be more consistent with the established land use pattern adjacent to the property. The proposed inclusion of the SIC Codes necessary to permit an indoor pickleball facility within the commercial tract is consistent with the wide variety of uses authorized in the Interchange Activity Center #9. The overall commercial intensity of 100,000 square feet of commercial uses is not increased. The amendment is only to add the indoor recreational use as a development option for up to 36,720 square feet of the overall allocation of commercial development. 2. The existing land use pattern. The pattern of development around this site is characterized by the I-75/Davis Boulevard interchange. The surrounding property immediately adjacent to the Forest Glen Commercial Tract includes a fire station, wetland preserve and 18- hole golf course. To the north across Beck Boulevard is the Tollgate Commercial Plaza which includes retail, service and industrial land uses. To the west is an elevated Collier Boulevard/I-75 entrance ramp (under construction) and across Collier Boulevard is existing commercial development. The site is suitable for the proposed indoor recreational use. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The PUD and commercial tract is existing and therefore no isolated district is being created. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The boundaries are not illogically drawn and comprise all of the property under the unified control of the applicant. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The property has been impacted by recently planned FDOT access improvements to the I-75/Collier Boulevard intersection. Access to the site will not be possible directly to Collier Boulevard. The applicant has been in discussions with a pickleball club who is interested in developing an indoor facility at this location due to its proximity to I-75, Davis Boulevard and Collier Boulevard. The use is not currently permitted within the PUD; therefore, a PUD amendment is necessary. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Page 501 of 1249 September 25, 2024 Evaluation Criteria.docx Page 4 of 5 The PUD document includes a master plan, schedule of uses, development standards, and developer commitments, which will ensure that the indoor recreational use is compatible with the immediately surrounding properties. The PUD master plan identifies the location of building in which the indoor recreational facility would be located. The previously committed buffers and open spaces are not proposed to change, which will further ensure that the development of the indoor recreational use on the commercial tract will have no adverse impact to surrounding properties. 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. A traffic impact analysis has been submitted in support of the proposed amendment, which concludes that the previously approved vehicular trip cap will be sufficient to accommodate the traffic associated with the proposed indoor pickleball facility. 8. Whether the proposed change will create a drainage problem. The project will be required to modify the Environmental Resource Permit (ERP) through the South Florida Water Management District. The ERP review evaluates historic surface water flows and controls the off-site discharge of stormwater from the site. The project will have internal water management facilities including detention areas to control the drainage for the project. No drainage issues will result from this project. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed change will have no impact to light or air to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area. The modification to permit the indoor recreational use within the commercial designated tract should have no impact on property values. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. All immediately adjacent properties are developed or are utilized for golf course or preserve, therefore there is no impact to adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. No. the property owner has the right to request zoning changes to their property. Page 502 of 1249 September 25, 2024 Evaluation Criteria.docx Page 5 of 5 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The proposed indoor recreational use is not currently a permitted use in the PUD; therefore, a PUD amendment is required. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed amendment is in scale with the needs of the neighborhood and Collier County. No additional commercial square footage is proposed within the PUD and the proposed use would be included in the list of permitted uses which presently include warehouse, flex space or retail/office uses. 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 adequate sites in the county for the proposed uses; however, this site was previously approved to permit commercial land uses and is a suitable location for the indoor recreational use. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The site is presently undeveloped. Typical site work involving land clearing and importation of fill will be required to bring the site up to the required finished floor elevation. The site alterations would be required whether the site is developed for the existing permitted uses or the proposed indoor recreational use. 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 to the site. Improvements have been funded by FDOT to correct the only roadway deficiency in the immediate area; therefore, the capacity is considered adequate. 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. Not applicable. Page 503 of 1249 Page 504 of 1249 Page 505 of 1249 Page 506 of 1249 Page 507 of 1249 Page 508 of 1249 Page 509 of 1249 Page 510 of 1249 Page 511 of 1249 Page 512 of 1249 Page 513 of 1249 Page 514 of 1249 Page 515 of 1249 Page 516 of 1249 Page 517 of 1249 Page 518 of 1249 Page 519 of 1249 Page 520 of 1249 Page 521 of 1249 AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S)PL20240010278 I Robert Linekin applicable)of BBP Realty,LLC (print name),as Manager (title,if (company,If applicable),swear or affirm under oath,that I am the (choose one)that: 2. 3. 4. 5. *Notes: I have full authority to secure the approval(s)requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; All answers to the questions in this application and any sketches,data or other supplementary matter attached hereto and made a part of this application are honest and true; I have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application;and that The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. VVe/l authorize Q.Grady Minor and Associates,LLC and Coleman. Yovanovich &Koester,P.A.to act as our/my representative in any matters regarding this petition including 1 through 2 above. •Ifthe applicant is a corporation,then it is usually executed by the corp. pres. or v.pres. •If the applicant is a Limited Liability Company (L.L.C.)or Limited Company (L.C.),then the documents should typically be signed by the Company's "Managing Member. •Ifthe applicant is a partnership,then typically a partner can sign on behalf of the partnership. •If the applicant is a limited partnership,then the general partner must sign and be identified as the "general partner"of the named partnership. •If the applicant is a trust,then they must include the trustee's name and the words "as trustee". •In each instance,first determine the applicant's status,e.g.,individual,corporate,trust,partnership,and then use the appropriate format for that ownership. Under penalties perjury,declare that I have read the foregoing Affidavit of Authorization and that the facts state in i ar true. Signature STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowleged before me by means of Date C]online notarization thisphysicalpresenceor of S-pknLvuL2024 by (printed name of owner or qu lifier)Robert Linekin Such person(s)Notary Public must check applicable box: Are personally known to me Has produced a current drivers license Ü Has produced Notary Signature: REV 3/4/2020 as identification. MARINDA J.BARTLEY -MYCOMMlSSiON#HH 126149 EXPIRES:August 13,2025 BoMed Thru Notary Public Undermiters Page 522 of 1249 Page 523 of 1249 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.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 N.A. 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 BBP Realty, LLC, 16611 Firenze Way, Naples, FL 34110 Robert Linekin as Manager (100%) Naples TLR, LLC, 16611 Firenze Way, Naples, FL 34110 Randy Johns as Manager (50%) Tyler Johns as Manager (50%) 50 50 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 N.A. 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 N.A. PROPERTY OWNERSHIP DISCLOSURE FORM Page 524 of 1249 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 2 of 3 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 N.A. Date of Contract: f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address N.A. g. Date subject property acquired 2022 Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Date of option: Date option terminates: , or Anticipated closing date: Page 525 of 1249 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 3 of 3 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. September 17, 2024 Agent/Owner Signature Date D. Wayne Arnold, AICP Agent/Owner Name (please print) AFFIRM PROPERTY OWNERSHIP INFORMATION Page 526 of 1249 Page 527 of 1249 Page 528 of 1249 16 December Rebecca Nielsen Page 529 of 1249 Page 530 of 1249 Page 531 of 1249 Page 532 of 1249 Page 533 of 1249 Page 534 of 1249 Page 535 of 1249 FOREST GLEN OF NAPLES SR 951I 75 DAVIS BLVD COLLIER BLVDEsri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community, Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community Forest Glen PUD AmendmentLocation Map SubjectProperty . 770 0 770385 Feet BECK BLVD Page 536 of 1249 Page 537 of 1249 Page 538 of 1249 Page 539 of 1249 Page 540 of 1249 Page 541 of 1249 Page 542 of 1249 Page 543 of 1249 Page 544 of 1249 Page 545 of 1249 Page 546 of 1249 Page 547 of 1249 Page 548 of 1249 Page 549 of 1249 Page 550 of 1249 Page 551 of 1249 Page 552 of 1249 Page 553 of 1249 Page 554 of 1249 Page 555 of 1249 Page 556 of 1249 Page 557 of 1249 Page 558 of 1249 Page 559 of 1249 Page 560 of 1249 Page 561 of 1249 Page 562 of 1249 Page 563 of 1249 Page 564 of 1249 Page 565 of 1249 ORDINANCE NO. 2023- 1 7 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 99-69, AS AMENDED, THE FOREST GLEN OF NAPLES PLANNED UNIT DEVELOPMENT PUD), BY ADDING WAREHOUSING AND FLEX SPACE USES INCLUDING SPECIALTY TRADE CONTRACTING, MINOR FABRICATION AND MANUFACTURING AS PRINCIPAL USES IN ADDITION TO PREVIOUSLY PERMITTED COMMERCIAL USES ON THE COMMERCIAL TRACT LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COLLIER BOULEVARD AND BECK BOULEVARD, SUBJECT TO THE LIMITATION OF 100,000 SQUARE FEET FOR ALL USES ON THE COMMERCIAL TRACT. THE SUBJECT COMMERCIAL TRACT CONSISTING OF 9.6± ACRES IS PART OF THE 635± ACRE PUD LOCATED, IN SECTION 2, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PL20200002302] WHEREAS, on October 12, 1999, the Board of County Commissioners approved Ordinance No. 99-69, which created the Forest Glen of Naples Planned Unit Development PUD"); and WHEREAS, the PUD master plan was subsequently amended by Collier County Planning Commission Resolution Number 01- 21; and WHEREAS, BBP Realty LLC and Naples TLR, LLC, represented by D. Wayne Arnold, AICP of Q. Grady Minor & Associates, P.A., and Richard D. Yovanovich, Esq. of Coleman, Yovanovich & Koester, P.A., petitioned the Board of County Commissioners to amend the PUD. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: Zoning Classification. The PUD Document attached to Ordinance No. 99-69, as amended, is hereby amended in accordance with the revised PUD Document, attached hereto as Exhibit A and incorporated by reference herein. 21-CPS-02071/1764617/1]145 Forest Glen\PL20200002302 1 of 2 3/7/23 Page 566 of 1249 SECTION TWO: Effective Date. This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this 1 / t'l` day of A pit 1 2023. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: IpA4 '114J 0 G. By: Ile utClerk Rick LoCastro, Chairman ttest as or innan's sionattinAtity. Approved as to.form and4legality: LiA,,`AC w"`` 3- 7-23 Heidi Ashton-Cicko Managing Assistant County Attorney Attachments: Exhibit A -PUD Document 21-CPS-02071/1764617/1]145 Forest Glen\PL20200002302 2 of 2 3/7/23 Page 567 of 1249 EXHIBIT A FOREST GLEN OF NAPLES A PLANNED UNIT DEVELOPMENT REGULATIONS AND SUPPORTING MASTER PLANS GOVERNING FOREST GLEN OF NAPLES A PLANNED UNIT DEVELOPMENT PURSUANT TO PROVISIONS OF THE COLLIER COUNTY LAND DEVELOPMENT CODE PREPARED FOR: Ronto Golf Estates, Inc. 3185 Horseshoe Drive S. Naples, FL 34104 PREPARED BY: PMS, INC. OF NAPLES 2335 TAMIAMI TRAIL NORTH SUITE 408 NAPLES, FL 34103 AMENDED BY: Q. GRADY MINOR&ASSOCIATES, P.A. 3800 VIA DEL REY, BONITA SPRINGS, FL 34134 AND COLEMAN,YOVANOVICH& KOESTER, P.A. 4001 TAMIAMI TRAIL NORTH, SUITE 300,NAPLES, FL 34103 FOR: BBP REALTY, LLC AND NAPLES TLR,LLC 16611 FIRENZE WAY,NAPLES, FL 34110 DATE REVIEWED BY CCPC DATE APPROVED BY BCC October 12, 1999 ORDINANCE NUMBER 1999-69 AMENDMENTS AND REPEAL Words underlined are additions;words struelf-threugh are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 1 of 33 Page 568 of 1249 INDEX PAGE List of Exhibits and Tables i4 3 Statement of Compliance i444 SECTION I Property Ownership, Legal Description and Short Title 44 5 SECTION II Project Development 24 7 SECTION III Residential Development Areas 34 13 SECTION IV Golf Course/Open Space 16 SECTION V Preserve District 34 19 SECTION VI Commercial District 64 21 SECTION VII General Development Commitments 74 26 Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 2 of 33 Page 569 of 1249 LIST OF EXHIBITS AND TABLES EXHIBIT"A" Planned Unit Development Master Plan EXHIBIT"B" Master Plan Detail for Warehousing and Flex Space Uses in Commercial District TABLE I Land Use Summary TABLE II Development Standards Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 3 of 33 Page 570 of 1249 STATEMENT OF COMPLIANCE The development of approximately 635 acres of property in Collier County as a Planned Unit Development to be known as Forest Glen of Naples PUD will be in compliance with the goals, objectives, and policies of Collier County as set forth in the Collier County Growth Management Plan. Forest Glen of Naples is a mixed commercial residential golf course community with associated recreational uses and will be consistent with the applicable elements of the Collier Growth Management Plan for the following reasons: 1. The property includes the entire southeast quadrant of the C.R. 951 and Davis Boulevard(S.R. 84) Interchange Activity Center,which accommodates the planned ten (10) acres of commercial and warehousing and flex space land uses. The remaining six hundred and twenty-five(625) acres of project area within Section 2,Township 50 South, Range 26 East,lies within the Urban Residential Fringe Subdistrict,which makes these lands eligible for a 1.5 unit per acre density, or 938 units. This residential development density eligibility is substantially greater than the planned 799 units or 1.26 units per acre. 2. The ten(10) acres of project area which lie within the Interchange Activity Center are planned for mixed commercial,retail,transient lodging,warehousing and flex space and professional offices, as indicated to be appropriate by the Future Land Use Element. 3. The subject property's location in relation to existing or proposed community facilities and services permits the development's residential density as described in Objective 2 of the Future Land Use Element. 4. The project development is compatible and complementary to existing and future surrounding land uses as required in Policy 5.4 of the Future Land Use Element. 5. Improvements are planned to be in compliance with applicable sections of the Collier County Land Development Code as set forth in Objective 3 of the Future Land Use Element. 6. The project development will result in an efficient and economical allocation of community facilities and services as required in Policies 3.1.H and 3.1.L of the Future Land Use Element. 7. The project development is planned to protect the functioning of natural drainage features and natural groundwater aquifer recharge areas as described in Objective 1.5 of the Drainage Sub-Element of the Public Facilities Element. 8. All final local development orders for this project are subject to Division 3.15, Adequate Public Facilities, of the Collier County Land Development Code. Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 4 of 33 Page 571 of 1249 SECTION I PROPERTY OWNERSHIP AND GENERAL DESCRIPTION 1.1 PURPOSE The purpose of this Section is to set forth the location and ownership of the property, and to describe the existing conditions of the property proposed to be developed under the project name of FOREST GLEN OF NAPLES. 1.2 LEGAL DESCRIPTION All of Section 2,Township 50 South,Range 26 East, less the property previously condemned or conveyed for right-of-way located in Collier County,Florida consisting of approximately 635 acres. 1.3 PROPERTY OWNERSHIP The subject property is owned by Ronto Golf Estates, Inc., 3185 S. Horseshoe Drive,Naples, Florida 34104. 1.4 GENERAL DESCRIPTION OF PROPERTY AREA A. The project site is bordered on the west by C.R. 951, on the north by S.R. 84, on the east by Toll Plaza RV Resort PUD and on the south by undeveloped agricultural land. B. The zoning classification of the project prior to approval of this PUD document was "Planned Unit Development". 1.5 PHYSICAL DESCRIPTION A. The project lies within South Florida Water Management District No. 6. Drainage from the property will discharge into Henderson Creek via the C.R. 951 Canal. B. Water Management for the project will be designed and constructed in order to introduce project stormwater runoff to wetland areas in an attempt to help restore historic water retention and preserve areas. C. Elevations within the project site range from 8.8 to 11.0 feet above mean sea level. Most of the area,however,falls within the 9.7 to 10.9 feet of elevation category. The entirety of the site lies within Flood Zone "X" according to Firm Map#120067 042S D dated June 3, 1986. D. Soil types within the project include Keri fine sand (approximately 50%), Cypress Swamp approximately 48%)and Charlotte fine sand(approximately 2%). Soil characteristics were derived from the Soil Survey of Collier County,Florida,issued by the U.S.Department of Agriculture(Soil Conservation Service) in March 1954. 4-4 Words underlined are additions;words struck through are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 5 of 33 Page 572 of 1249 1.6 PROJECT DESCRIPTION The Forest Glen of Naples PUD is a mixed use commercial,residential and golf course community with a maximum of 799 dwelling units and 10 acres of commercial. Recreational facilities including a golf course and clubhouse will be provided in conjunction with the dwelling units. Commercial,Residential and Recreational land uses are designed to be harmonious with one another in a natural setting by using common architectural themes, appropriate screening and buffering and open space. 1.7 SHORT TITLE This Ordinance shall be known and cited as the"FOREST GLEN OF NAPLES PLANNED UNIT DEVELOPMENT ORDINANCE". 42 Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 6 of 33 Page 573 of 1249 SECTION II STATEMENT OF INTENT AND PROJECT DESCRIPTION 2.1 PURPOSE It is the developer's intent to establish a commercial center to meet community wide shopping needs. It is the purpose of this document to set forth flexible guidelines for the future development of the project that meet accepted planning principles and practices and implement the Comprehensive Land Use Plan. 2.2 GENERAL A. Development of Forest Glen of Naples shall be in accordance with the contents of the Planned Unit Development document and applicable sections of the Collier County Land Development Code and Growth Management Plan in effect at the time of issuance of any development order, such as but not limited to Final Subdivision Plat, Final Site Development Plan, Excavation Permit, and Preliminary Work Authorization, to which such regulations relate. Where these regulations fail to provide developmental standards,then the provisions of the most similar district in the County Land Development Code shall apply. B. Unless otherwise noted,the definitions of all terms shall be the same as the definitions set forth in the Collier County Land Development Code in effect at the time of building permit application. C. All conditions imposed and all graphic material presented depicting restrictions for the development of the Forest Glen of Naples PUD shall become part of the regulations which govern the manner in which the PUD site may be developed. D. Unless modified, waived or excepted by this PUD,the provisions of the LDC, where applicable, remain in full force and effect with respect to the development of the land which comprises this PUD. E. Development permitted by the approval of this petition will be subject to concurrency review under the provisions of Division 3.15,Adequate Public Facilities, of the LDC at the earliest or next to occur of either final SOP approval,final plat approval, or building permit issuance applicable to this development. 2.+ Words underlined are additions;words struckh are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 7 of 33 Page 574 of 1249 2.3 DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES A. The project Master Plan, including layout of streets and use of land for the various tracts, is illustrated by Exhibit"A",the PUD Master Plan. The nature and extent of land uses within the project are indicated on Table I. The specific location and size of individual tracts and the assignment of dwelling units thereto shall be determined at the time of detailed site development planning or platting. B. The final size of the recreation and open space lands will depend on the actual requirements for water management, golf course layout,roadway pattern, and dwelling unit size and configuration. FOREST GLEN OF NAPLES LAND USE SUMMARY TABLE I MAXIMUM LAND USE INTENSITY SUMMARY USE MAX. D.U.'s/Square Foota_gg ACRES Commercial "C" 100,000 10± Residential "R"799 170± Golf Course 70± Open Space N/A 385± Lakes, Landscape Buffers, Preserve& Recreational areas) Total 635 acres 2.4 RELATED PROJECT PLAN APPROVAL REQUIREMENTS A. Prior to the recording of a Record Plat, and/or Condominium Plat for all or part of the PUD, final plans of all required improvements shall receive approval of the appropriate Collier County governmental agency to insure compliance with the PUD Master Plan, the Collier County Subdivision Code, and the platting laws of the State of Florida. B. Exhibit"A", the PUD Master Plan, constitutes the required PUD Development Plan. Subsequent to or concurrent with PUD approval, a Preliminary Subdivision Plat, if applicable, shall be submitted for the entire area covered by the PUD Master Plan. Any division of property and the development of the land shall be in compliance with Division 3. 2 of the Collier County Land Development Code, and the platting laws of the State of Florida. 2.2 Words underlined are additions;words 5tru o gh are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 8 of 33 Page 575 of 1249 C. The provisions of Division 3.3 of the Collier County and Development Code,when applicable, shall apply to the development of all platted tracts or parcels of land as provide in said Division prior to the issuance of a building permit or other development order. D. The development of any tract or parcel approved for residential development contemplating fee simple ownership of land for each dwelling unit shall be required to submit and receive approval of a Preliminary Subdivision Plat in conformance with requirements of Division 3.2 of the Collier County Land Development Code prior to the submittal of construction plans and a final plat for any portion of the tract or parcel. E. Utility,road,public,private, easements shall be established as required during the SDP and/or plat approval process. F. Appropriate instruments will be provided at the time of infrastructure improvements regarding dedications and the method for providing perpetual maintenance of common facilities. 2.5 MODEL HOMES/SALES OFFICES Model homes, sales centers and other uses and structures related to the promotion and sale of real estate such as,but not limited to,pavilions,viewing platforms, gazebos,parking areas, tents, and signs, shall be permitted principal uses throughout Forest Glen of Naples PUD subject to the requirements of Section 2.6.33.4 of the Collier County Land Development Code. 2.6 AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN Amendments may be made to the PUD as provided in the Collier County Land Development Code, Section 2. 7 .3.5. 2.7 ASSOCIATION OF PROPERTY OWNERS FOR COMMON AREA MAINTENANCE Common area maintenance will be provided by the Master Property Owners'Association. The Association is a legitimate alternative for the timely and sustained provision of quality common area infrastructure and maintenance under the terms and conditions of a County developments approval. For those areas not maintained by the Master Association,the Developer has created Property Owners' association(s),or condominium association(s),whose functions shall include provision for the perpetual maintenance of common facilities and open spaces. The Master or the Property Owners' association,as applicable, shall be responsible for the operation,maintenance, and management of the surface water and stormwater management systems, and reserves serving Forest Glen of Naples PUD,together with any applicable permits from Florida Department of Environmental Protection,U.S. Army Corps of Engineers, and South Florida Water Management District. 2.3 Words underlined are additions;words struck through are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 9 of 33 Page 576 of 1249 2.8 DESIGN GUIDELINES AND STANDARDS The Collier County Planned Unit Development District is intended to encourage ingenuity,innovation and imagination in the planning, design and development or redevelopment of relatively large tracts of land under unified ownership or control, as set forth in the Collier County Land Development Code, Section 2.2.20.2.3. The applicant has not set "stages" for the development of the property. Since the property is to be developed over an estimated ten(10)year time period, any projection of project development can be no more that an estimate based on current marketing knowledge. The estimate may, of course, change depending upon future economic factors. 2.9 GENERAL PERMITTED USES Certain uses shall be considered general permitted uses throughout the Forest Glen of Naples Community PUD except in the Preserve District. General permitted uses are those uses which generally serve the Developer and residents of Forest Glen of Naples PUD and are typically part of the common infrastructure or are considered community facilities. A. General Permitted Uses: 1. Essential services as set forth under the Collier County Land Development Code, Section 2.6. 9.1. 2. Water management facilities and related structures. 3. Temporary sewage treatment facilities. 4. Lakes including lakes with bulkheads or other architectural or structural bank treatments. 5. Guardhouses,gatehouses, and access control structures. 6. Community and neighborhood parks,recreational facilities, community centers. 7. Temporary construction, sales, and administrative offices for the Developer and the Developer's authorized contractors and consultants, including necessary access ways, parking areas and related uses. 8. Landscape features including, but not limited to, landscape buffers,berms, fences and walls shall be in accordance with the Collier County Land Development Code in effect at the time permits are requested unless otherwise specified herein. 9. Any other use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible. 2,4 Words underlined are additions;words strut' h are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 10 of 33 Page 577 of 1249 B. Development Standards: Unless otherwise set forth in this document, the following development standards shall apply to structures: 1. Setback from back of curb or edge of pavement of any road-Fifteen feet(15 ') except for guardhouses, gatehouses, and access control structures which shall have no required setback. 2. Setback from exterior property lines - One half(1/2)the height of the structure,minimum of twenty feet (20'). 3. Minimum distance between structures which are part of an architecturally unified grouping-Five feet(5 '). 4. Minimum distance between unrelated structures -Ten feet(10'). 5. Minimum floor area-None required. 6. Minimum lot or parcel area-None required. 7. Sidewalks,bikepaths, and cartpaths may be placed within County required buffers; however the width of the required buffer shall be increased proportionately to the width of the paved surface of the sidewalk,bikepath, or cartpath. 8. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein, are to be in accordance with the Collier County Land Development Code in effect at the time of Site Development Plan Approval. 2.10 OPEN SPACES REQUIREMENTS The PUD Master Plan identifies approximately 375 acres included in the Recreation, Golf Course, Landscape/Open Space, Lakes and Preserve District designations. These areas fully satisfy the open space requirements of Section 2.6.32 of the Collier County Land Development Code. 2.11 NATIVE VEGETATION RETENTION REQUIREMENTS Twenty Five Percent(25%) of the viable naturally functioning native vegetation on site shall be preserved. 2.12 LANDSCAPING REQUIREMENTS A. A perimeter berm shall be in conformance with Section 2.4.4 of the Land Development Code. 1. Trees and shrubs shall be planted along the base of the berm so as to visually soften the appearance of the side of the berm. 2.5 Words underlined are additions;words struck through are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 11 of 33 Page 578 of 1249 2. Ground cover on the side of be berm shall form a dense attractive mat, and shall not require mowing. 3. Trees shall be a minimum of 75%native species. 4. Shrubs shall be a minimum of 35%native species. 2.6 Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 12 of 33 Page 579 of 1249 SECTION III RESIDENTIAL"R"DEVELOPMENT AREAS 3.1 PURPOSE The purpose of this section is to establish land use regulations and development standards for the residential development tracts designated on Exhibit"A", the PUD Master Plan as "R". 3.2 MAXIMUM DWELLING UNITS The maximum number of dwelling units permitted within the PUD is 799. The subject property contains a gross acreage of 635 acres and base density of 1.26 dwelling units per gross acre. 3.3 GENERAL DESCRIPTION Areas designated as "R" on the PUD Master Plan are designed to accommodate a full range of residential dwelling unit types, compatible nonresidential uses, a full range of recreational facilities, essential services, and customary accessory uses. The approximate acreage of the "R" district is indicated on the PUD Master Plan. This acreage is based on conceptual designs and is approximate. Actual acreage of all development tracts will be provided at the time of Site Development Plan or Preliminary Subdivision Plat approvals in accordance with Division 3.3 and Division 3.2,respectively, of the Collier County Land Development Code. Residential tracts are designed to accommodate internal roadways, open spaces,parks and amenity areas, lakes and water management facilities, and other similar uses found in residential areas. 3.4 USES PERMITTED A. Principal Uses I. Single-family detached dwelling units. 2. Single-family patio and zero lot line dwellings. 3. Single-family attached and townhouse dwellings. 4. Two-family and duplex dwellings. 5. Multiple-family dwellings. 6. Any other principal use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible in the "R" District. 7. Fire Station Front yard-minimum 20' 34 Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 13 of 33 Page 580 of 1249 Side yard-minimum 5' Front yard-minimum 20' B. Accessory Uses 1. Uses and structures customarily associated with principal uses permitted. 2. Guest houses,pursuant to Section 2.6.14 of the Collier County Land Development Code. 3. Common area recreational and utilitarian facilities. 4. Any other accessory use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible in the "R" District. 3.5 DEVELOPMENT STANDARDS A. Table II sets forth the development standards for land uses within the "R" Residential District. B. Site development standards for categories 1-5 apply to platted parcel boundaries. C. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein or within the Forest Glen of Naples PUD, are to be in accordance with Collier County Land Development Code in effect at the time of Site Development Plan Approval. Unless otherwise indicated,required yards,heights, and floor area standards apply to principal structures. D. Development standards for uses not specifically set forth in Table Il shall be established during the Site Development Plan Approval as set forth in Division 3.3 of the Land Development Code in accordance with those standards of the zoning district which is most similar to the proposed use. E. Off street parking required for multi-family uses shall be accessed by parking aisles or driveways which are separate from any roads which serve more than one development. A green space area of not less than ten feet(10') in width as measured from pavement edge to pavement edge-shall separate any parking aisle or driveway from any abutting road. F. Single-family patio and zero lot line dwellings are identified separately from single-family detached dwellings with conventional side yard requirements to distinguish these types of residences for the purpose of applying the development standards under Table Il. Patio and zero lot line dwellings shall be defined as any type of detached single family structure employing a zero or reduced side yard as set forth herein. G. Housing structure types including lot orientation for single-family detached housing such as zero lot line versus non-zero lot line orientations may not be mixed. 3.2 Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 14 of 33 Page 581 of 1249 TABLE II FOREST GLEN OF NAPLES COMMUNITY DEVELOPMENT STANDARDS FOR R"RESIDENTIAL AREAS PERMITTED USES SINGLE PATIO& TWO FAMILY SINGLE FAMILY MULTI- AND STANDARDS FAMILY ZERO LOT AND DUPLEX ATTACHED AND FAMILY DETACHED LINE TOWNHOUSE DWELLINGS Category 1 2 3 4 5 Minimum Lot Area 6,500 SF 5,000 SF 3,500 SF 5,000 SF 1 Ac Minimum Lot Width*5 50' 40'35'*4 40' 100' Minimum Lot Depth 100' 100'100' 100' 100' Front Yard 20' *3 20' *3 20' *3 20' *3 20' *3 Side Yard 5 0 or 5' *6 0 or 5' 0 or 5' 15' Rear Yard 15' 15' 15' 15' 15' Rear Yard*1 5' 5' 5' 5' 5' Rear Yard Accessory 10' 10' 10' 10' 10' Maximum Building 35 feet 35 feet 35 feet 35 feet 50 feet*7 Height*2 Distance Between Principal Structures and 10' 10' 10' 10' 10' Accessory Structures Floor Area Min.(S.F.) 1000 SF 1000 SF 1000 SF 850 SF 750 SF All distances are in feet unless otherwise noted. 1—Rear yards for principal and accessory structures on lots and tracts which abut golf course,lake,open space,or preserve areas. Setback from lake for all principal and accessory uses may be 0'providing architectural bank treatment is incorporated into design and subject to written approval from Project Plan Review. Front yards shall be measured as follows: A. If the parcel is served by a public right-of-way,setback is measured from the adjacent right-of-way line. B. If the parcel is served by a private road,setback is measured from the back of curb(if curbed)or edge of pavement(if not curbed). 2—Building height shall be the vertical distance measured from the first habitable finished floor elevation to the uppermost finished ceiling elevation of the structure. 3—Single-family&Multi-family dwelling units which provide for 2 parking spaces within an enclosed garage per unit and provide for guest parking other than in private driveways may reduce the front yard requirement to 15'for the garage. 4—Each half of a duplex unit requires a lot area allocation of 3,500 SF for a total minimum lot area of 7,000 S.F. 5—Minimum lot width may be reduced by 20%for cul-de-sac lots provided the minimum lot area requirement is maintained. 6—Zero feet(0')or a minimum of five feet(5')on either side except that where the zero feet(0')yard option is utilized,the opposite side of the structure shall have a ten foot(10')yard. Zero feet(0')yards may be used on both sides of a structure provided that the opposite ten foot(10')yard is provided,except that wherever a zero(0)sideyard is established an overall plan of all the lots in the plat showing building envelopes for all of the lots shall be submitted to the Customer Services Department to ensure that a spacing of ten feet(10')between structures is maintained. 7—Building setbacks for structures over 35 feet in height shall be 100 feet from any perimeter boundary. 373 Words underlined are additions;words struck through are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 15 of 33 Page 582 of 1249 SECTION IV GOLF COURSE, OPEN SPACE 4.1 PURPOSE The purpose of this Section is to set forth the uses permitted and development standards for the Golf Course Open Space tracts. The primary function and purpose of these tracts will be to provide aesthetically pleasing open areas, golf course and recreational facilities. Except in areas authorized for development, all good quality native trees and shrubs shall be protected and preserved wherever practicable. 4.2 PERMITTED USES AND STRUCTURES No building or structure, or part thereof,shall be erected, altered or used, or land or water used, in whole or in part,for other than the following: A. Permitted Principal Uses and Structures 1. Golf courses and golf club facilities, including temporary golf clubhouses. 2. Tennis clubs,health spas, equestrian clubs, and other recreational clubs. 3. Project information and sales centers. 4. Community and golf course maintenance areas,maintenance buildings,essential services, irrigation water and effluent storage tanks and ponds,water and wastewater treatment plants,utility pumping facilties and pump buildings,utility and maintenance staff offices. 5. Public administrative facilities. 6. Open space uses and structures such as,but not limited to,boardwalks, nature trails, bikeways, landscape nurseries, gazebos,boat and canoe docks, fishing piers,picnic areas, fitness trails and shelters. 7. Any other principal use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible. 44 Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 16 of 33 Page 583 of 1249 B. Permitted Accessory Uses and Structures 1. Accessory uses and structures customarily associated with the principal uses permitted in this district. 2. Pro-shops,practice areas and ranges, golf cart barns, rest rooms, shelters, snack bars and golf course maintenance yards. 3. Retail establishments accessory to the permitted uses of the district such as,but not limited to, golf, tennis, and recreational related sales. 4. Restaurants, cocktail lounges, and similar uses intended to serve club members and club guests. 5. Shuffleboard courts, tennis courts, swimming pools, and all other types of accessory facilities intended for outdoor recreation. 6. Any other accessory use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible. 4.3 DEVELOPMENT REGULATIONS A. Principal structures shall be set back a minimum of twenty feet (20') from Golf Course/Open Space District boundaries and private roads, and twenty-five feet(25') from all PUD boundaries and residential tracts. B. Accessory structures shall be set back a minimum of ten feet(1 0') from Golf Course/Open Space District boundaries and private roads, and twenty feet (20') from all PUD boundaries and residential tracts. C. Lighting facilities shall be arranged in a manner which will protect roadways and residential properties from direct glare or unreasonable interference. D. Maximum height of structures 1. Principal Structures -2 stories or Thirty feet(30'). 2. Accessory Structures - 1 story or Fifteen feet(15'). E. Minimum distance between principal structures - Ten feet(10'). F. Minimum floor area-None required. G. Minimum lot or parcel area-None required. 472 Words underlined are additions;words struck through are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 17 of 33 Page 584 of 1249 H. Parking for the community center/clubhouse shall be three spaces per every one thousand(1,000) square feet of gross floor area,which shall be considered inclusive of the required golf course parking. 1. Standards for parking, landscape, signs and other land uses where such standards are not specified herein, are to be in accordance with Collier County Land Development Code in effect at the time of Site Development Plan Approval. Unless otherwise indicated,required yards, heights, and floor area standards apply to principal structures. 44 Words underlined are additions;words struck through are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 18 of 33 Page 585 of 1249 SECTION V PRESERVE DISTRICT 5.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for areas within Forest Glen of Naples Community designated on the Master Plan as Preserve District. 5.2 GENERAL DESCRIPTION Areas designated as Preserve on the Master Plan are designed to accommodate a full range of conservation and limited water management uses and functions. The primary purpose of the Preserve District is to retain viable naturally functioning wetland and upland systems, to allow for restoration and enhancement of impacted or degraded wetland systems, and to provide an open space amenity for the enjoyment of Forest Glen of Naples Community residents. 5.3 USES PERMITTED 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, subject to Regional, State and Federal permits when required; A. Principal Uses 1. Parks,passive recreational areas,boardwalks. 2. Biking,hiking,and nature trails. 3. Golf cart and Equestrian paths. 4. Wildlife sanctuary. 5. Pathways and or bridges, subject to appropriate approvals by permitting agencies. 6. Recreational shelters and restrooms, in Preserve upland areas. 7. Drainage,water management, and utilitarian facilities, subject to all needed permits. 8. Any other accessory use which is comparable in nature with the foregoing uses and which the Planning Services Department Director determines to be compatible. 3- Words underlined are additions;words ugh are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 19 of 33 Page 586 of 1249 5.4 DEVELOPMENT STANDARDS A. Setback requirements for all structures shall be in accordance with Section 3.2.8.4.7.3, of the Collier County Land Development Code. Rear yards for principal and accessory structures on lots and tracts which abut a golf course, lake,non jurisdictional open space or native vegetation preservation areas may be zero feet(0') except that an architectural bank treatment shall be incorporated in to design. B. Lighting facilities shall be arranged in a manner which will protect roadways and residential properties from direct glare or unreasonable interference. C. Maximum height of structures -Twenty five feet(25'). D. Minimum distance between principal structures -Ten feet(10'). E. Minimum distance between accessory structures -Five feet(5'). F. Minimum floor area-None required. G. Minimum lot or parcel area-None required. H. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein or within adopted Forest Glen of Naples Community Design Guidelines and Standards, are to be in accordance with Collier County Land Development Code in effect at the time of Site Development Plan Approval. Unless otherwise indicated,required yards,heights, and floor area standards apply to principal structures. 5.5 PRESERVE DISTRICT CONSERVATION EASEMENT A non-exclusive conservation easement or tract is required by Collier County Land Development Code Section 3.2.8.4.7.3 for lands included in the Preserve District. In addition to Collier County, a non-exclusive conservation easement may also be required by other regulatory agencies with jurisdiction over Preserve District lands. In addition to complying with provisions of the Collier County Land Development Code, said easement shall be provided in accordance with the terms set forth in any . applicable permit granted by other agencies. The developer, its successor(s) or assigns, the Master Property Owners'Association shall be responsible for control and maintenance of lands within the Preserve District. 372 Words underlined are additions;words Hough are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 20 of 33 Page 587 of 1249 SECTION VI COMMERCIAL DISTRICT 6.1 PURPOSE The purpose in this Section is to identify the commercial uses and development standards applicable to tracts designated on Exhibit "A" and Exhibit"B"as Commercial. A maximum of 100,000 square feet of uses may be constructed within this district. 6.2 USES PERMITTED The following uses, as identified with a number from the Standard Industrial Classification Manual 1987), or as otherwise provided for within this section, are permitted as of right, or as uses accessory to permitted uses.No outdoor storage shall be permitted for any business at any time. 1. Unless otherwise provided for in this Section, all permitted uses of the C-2 Commercial Convenience District, Section 2.2.13 of the Collier County Land Development Code. 2. Apparel and Accessory Stores (groups 5611-5699). 3. Auto and Home Supply Stores(5531). 4. Business Services (groups 7311, 7313, 7322-7338, 7361-7379, 7384, 7389 except auctioneering service, field warehousing,bottle labeling,packaging and labeling, salvaging of damaged merchandise, scrap steel cutting and slitting). 5. Eating Places (5812 only).All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to locational requirements of Sec. 2.6.10). 6. Depository Institutions (groups 6011-6099). 7. Drinking Places (5813 excluding bottle clubs). All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to the locational requirements of Sec. 2.6.10). 8. Food Stores (groups 5411-5499 except no roadside sales). 9. Depository Institutions [groups 6021 -6062 (Commercial Banks, Savings Institutions, and Credit Unions)]. 10. Gasoline Service Stations (group 5541), as described in Section 2.6.28 of the Collier County Land Development Code. 11. General Merchandise Stores (groups 5311-5399). Words underlined are additions;words struck-through are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 21 of 33 Page 588 of 1249 12. Group Housing, excluding Family Care Facilities, subject to Scc. 2.6.26 of the Collier County Land Development Codccompliance with Section 5.05.04 of the LDC. 13. Home Furniture, Furnishing, and Equipment Stores (groups 5712- 5736). 14. Health Services (groups 8011- 8049, 8082). 15. Hotels and Motels (group 7011). 16. Insurance Agents, Brokers, and Services (group 6411). 17. Legal Services (group 8111). 18. Membership Organizations(groups 8611-8699). 19. Miscellaneous Repair Services (groups 7629-7631). 20. Miscellaneous Retail (groups 5912-5932 except pawnshops and all uses dealing with secondhand merchandise, 5941-5999). 21. Motion Picture Theaters, except drive-in(7832). 22. Paint, Glass, and Wallpaper Stores (5231). 23. Personal Services (group 7212 Dry cleaning and laundry pickup stations only, 7215, 7217, 7219 - 7261 except crematories, 7291). 24. Professional Offices,Medical Offices, and Management Consulting Services (group 8711 - 8748). 25. Public Administration (groups 9111-9199, 9229, 9311, 9411-9451, 9511-9532, 9611-9661). 26. Real Estate Agents and Managers (group 6531). 27. Travel Agencies (group 4724). 28. United States Postal Service (4311 except major distribution centers) 29. Veterinary Services (groups 0742, excluding outside kenneling). 30. Video Tape Rental (7841). 31. Warehousing and Flex Space Uses: For purposes of this PUD, Flex Space is defined as a business that provides specialty trade contracting, including plumbing, heating, cooling,machine repair, electrical, mechanical, and similar uses, minor fabrication. Warehousing and manufacturing may also occur in conjunction with the flex space uses. Should warehousing and flex space uses be developed,up to 10,000 square feet of permitted uses 1-30 may be permitted in conjunction with the warehouse and flex space area. Words underlined are additions;words struck through are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 22 of 33 Page 589 of 1249 a. These uses are subject to Exhibit B,Master Plan Detail for Warehousing and Flex Space Uses in Commercial District. If the Tract is developed in accordance with Exhibit B Master Plan Detail, only the Warehousing and Flex Space uses below are permitted, and except as provided in use 31 commercial uses#1 through#30 listed above are not permitted. b. Construction(Groups 1521-1542, 1711-1799 including but not limited to the following): i. General Contractors ii. Building Contractors iii. Residential Contractor iv. Mechanical Contractor v. Roofing Contractor vi. Sheet Metal vii. Air Conditioning Contractor viii. Electrical Contractor ix. Plumbing Contractor x. Swimming Pool/Spa Contractor—repair and installation xi. Aluminum/Screen Enclosure xii. Alarm System&Burglar Alarm contractor xiii. Cabinet Installation xiv. Carpentry xv. Decorative Metal xvi. Defense xvii. Drywall xviii. Electrical Sign Contractor xix. Fence contractor xx. Floor Covering Installation xxi. Garage Door Installation xxii. Glass and Glazing xxiii. Hurricane Shutter/Awning xxiv. Insulation xxv. Irrigation Sprinkler xxvi. Landscaping xxvii. Nonelectrical sign contractor xxviii. Painting xxix. Paving blocks contractor xxx. Plastering and Stucco c. Automotive Repair(7532,7533, 7536-7539549) All auto repair services must occur in a fully enclosed building and which garage bay doors may only be open during entering and existing the building. d. Warehousing(Groups 4214,4222 and 4225,includes personal automotive storage known commonly as car condominiums). e. Wholesale trade(Groups 5013, 5014-except tires,used-wholesale, 5021, 5023, 5044-5049, 5063-5078. 5087, 5091, 5092) Words underlined are additions;words struek-t-hrough are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 23 of 33 Page 590 of 1249 f. Manufacturing(Groups 2024, 2051, 2086, 2431, 2434, 2511-2599, 2711-2796, 3021-3089, 3131-3199, 3231, 3444, 3446, 3451, 3452, 3484-no firearm assembly or test firing on-site, 3812-3873, 3911-3961, 3993) g. In addition to the development standards identified in Section 6.4, warehousing and flex space uses must be conducted entirely within an enclosed building,which garage doors or windows must remain closed except when entering or exiting the building. 34-:32. Any other general commercial use which is comparable in nature with the foregoing uses as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. 6.3 PERMITTED ACCESSORY USES IN STRUCTURES A. Accessory uses and structures customarily associated with the uses permitted in this District. 6.2 B. Essential services and facilities. 6.4 DEVELOPMENT STANDARDS A. Principal structures shall be set-back a minimum of fifty feet(50') from Golf Course\Open Space, Residential PUD boundaries,private and public roads. Flex space and warehouse uses identified in Section 6. 2 shall have a minimum building setback from the southern commercial tract boundary of 75 feet. B. Accessory structures shall set back a minimum of ten feet(10') from Golf Course\Open Space boundaries and private roads, and twenty feet(20') from all PUD boundaries and residential tracts and public roads. C. Lighting facilities shall be arranged in a manner which will protect roadways and residential properties from direct glare and unreasonable interference. D. Maximum height of structures -Fifty feet(50') for commercial uses. Twenty eight feet(28') 30'8"for flex space or warehouse uses identified in Section 6. 2. E. Minimum distance between principal or accessory structures which are a part of an architecturally unified grouping-Ten feet(10'). F. Minimum distance between all other principal structures -None, or a minimum of ten feet(10') with unobstructed passage from front to rear yard. G. Minimum distance between all other accessory structures -Ten feet(10'), H. Minimum floor area-None required. I. Minimum lot or parcel area-None,required. J. Standards for parking, landscaping, signs and other land uses where such standards are not specified herein are to be in accordance with the Collier County Land Development Code in Words underlined are additions;words struck through are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 24 of 33 Page 591 of 1249 effect at the time of Site Development Plan approval. Unless otherwise indicated required yards, heights, and floor area standards apply to principal structures. K. All buildings, lighting, signage, landscaping and visible architecture infrastructure shall be architecturally and aesthetically unified,and shall comply with the Architectural and Site Design Guidelines and Standards of the Land Development Code, Said unified architectural theme shall include: a similar architectural design and use of similar materials and colors throughout all of the buildings, signs, and walls to be erected on the site. Landscaping and streetscape materials shall also be similar in design throughout the site. All buildings shall be primarily finished in light colors except for decorative trim. All roofs must be tile or metal and shall be lines on flat roofs,where tile or metal roofs are not feasible. A conceptual design master plan shall be submitted concurrent with the first application for Site Development Plan approval demonstrating compliance with these standards. 64 L. In addition to the development standards identified in paragraphs A-K, warehousing and Flex Space uses identified in Section 6.2 uses must be conducted entirely within an enclosed building,which garage doors or windows must remain closed except when entering or exiting the building. No outdoor storage shall be permitted. No garage door shall open toward the southern boundary of the commercial district boundary. M. If flex space and warehousing uses identified in Section 6. 2 are developed within the commercial portion of the PUD, a minimum 55 foot wide native vegetation preserve/buffer area must be identified on the Site Development Plan along the south tract line.The buffer shall meet the opacity standards of a type 'B' buffer. Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 25 of 33 Page 592 of 1249 SECTION VII GENERAL DEVELOPMENT COMMITMENTS 7.1 PURPOSE The purpose of this Section is to set forth the development commitments for the development of the project. 7.2 GENERAL All facilities shall be constructed in strict accordance with Final Site Development Plans,Final Subdivision Plats, and all applicable State and local laws, codes, and regulation applicable to this PUD. Except where specifically noted or stated otherwise,the standards and specifications of the Land Development Code,Division 3.2 shall apply to this project even if the land within the PUD is not to be platted. The developer,his successor and assigns, shall be responsible for the commitments outlined in this document. The Developer,his successor or assignee, shall agree to follow the Master Plan and the regulations of the PUD as adopted, and any other conditions or modifications as may be agreed to in the rezoning of the property. In addition, any successor or assignee in title, is bound by the commitments within this agreement. 7.3 PUD MASTER PLAN A. Exhibit "A",the PUD Master Plan, illustrates the proposed development and is conceptual in nature. Proposed tract, lot or land use boundaries or special land use boundaries, shall not be construed to be specific and may be adjusted during the platting or site development plan approval process. Subject to the provisions of Section 2.7.3. 5 of the Land Development Code, PUD amendments may be made from time to time. B. All necessary easements, dedications,or other instruments shall be granted to insure the continued operation and maintenance of all service utilities and all common areas in the project. C. The following shall be considered minor changes and refinements, subject to the limitations of PUD Section 7.3A: 1. Reconfiguration of preserve areas,jurisdictional wetland limits, and mitigation features as a result of regulatory agency review. Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 26 of 33 Page 593 of 1249 2. Reconfiguration of lakes,ponds, canals, or other water management facilities where such changes are consistent with the criteria of the South Florida Water Management District and Collier County and where there is no further encroachment into preserve areas. 3. Reconfiguration of golf course envelopes and design features. 4. Internal realignment of rights-of-way other than a relocation of access points to the PUD. 5. Reconfiguration of residential parcels when there is no encroachment into preserve areas. 7.4 SCHEDULE OF DEVELOPMENT/MONITORING REPORT AND SUNSET PROVISION A. Initiation of construction on the Forest Glen of Naples project is contemplated in calendar year 1998 with completion of the golf course and project infrastructure anticipated to occur in calendar year 1998/1999. Marketing of commercial and residential sites and golf course memberships begin in calendar year 1998,and is expected to be concluded in calendar year 2008. B. Monitoring Report: An annual monitoring report shall be submitted pursuant to Section 2.7.3.6 of the Collier County Land Development Code. 7.5 POLLING PLACES Pursuant to Section 2.6.30 of the Land Development Code,provision shall be made for the future use of space within a common building for the purpose of accommodating the function of an electoral polling place. An agreement shall be recorded in the official records of the Clerk of the Circuit Court of Collier County,which shall be binding upon any and all successors in interest that acquire ownership of such common areas including,but not limited to, condominium association, homeowners associations,or community recreation/public buildings/public rooms or similar common facilities to be used for a polling place if determined to be necessary by the Supervisor of Elections. 7.6 SUBDIVISION REQUIREMENTS AND STANDARD DESIGN SUBSTITUTIONS A. Sidewalks/bike paths shall conform with Subsection 3.2.8.3.17 of the LDC. B. Private streets shall conform with the right-of-way width requirements of Subsection 3.2.8.4.16.5 of the LDC except as follows: 1. Cul-de-sacs and local streets less than one thousand feet(1,000') in length are required to have a minimum forty foot(40')right-of-way width and two ten foot(10')wide travel lanes as required by Subsection 3.2.8.4.16.5. 2. All other cul-de-sacs are required to have a minimum of forty feet(40')right-of-way width and two ten foot(10')wide travel lanes as required by Subsection 3.2.8.4.16.5. Words underlined are additions;words struck through are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 27 of 33 Page 594 of 1249 3. All other local streets are required to have a minimum forty feet(40')right-of-way and two ten foot(10') wide travel lanes as required by Subsection 3.2.8.4.16.5. 4. Cul-de-sacs may exceed a length of one thousand feet(1000,)per Subsection 3.2.8.4.16.6 of the Land Development Code. 5. Tangents between reverse curves shall not be required under Subsection 3.2.8.4.16.10. 6. Street grades may exceed four percent(4%)under Subsection 3.2.8.4.16.14 provided that applicable Florida Department of Transportation, Manual of Uniform Minimum Standards(FOOT MUMS) and AASHTO criteria are met. 7. LDC Subsection 3.2.8.3.19: The standard that street name markers shall be approved by the Development Services Director and conformance with U.S.D.O.T.F.H.W.A.M.U.T.C.D. is waived. Street pavement painting, striping and reflective edging of main road system will be waived. Traffic circulation signage shall be in conformance with U.S.D.O.T.F.H.W.A.M.U.T.C.D. standards. 8. LDC Subsection 3.2.8.4.16.8: The minimum back of curb radii for internal roads shall be 30 ft.with the exception of both entrance road intersections which shall be 40 ft. 7. 7 TRANSPORTATION The development of this PUD Master Plan shall be subject to and governed by the following conditions: A. The Developer shall provide, consistent with Ordinance 82-91, left and right turn lanes on C.R. 951 and S.R. 84 at all project entrances to residential only areas prior to the issuance of any certificate of occupancy. The Developer shall provide turn lanes and a median opening at approximately one-half mile south of the intersection of C.R. 951 and S.R. 84 prior to the issuance of any certificate of occupancy. Access to the commercial parcel via old S.R. 84 shall incorporate turn lanes if warranted for both eastbound and westbound movements along with collector road improvements to S.R. 84 between the access point and C.R. 951. The collector road improvements which may be necessary include road widening and application of asphalt friction surface. The Developer shall bear the cost of needed C.R. 951 intersection modifications on a fair share basis. All such improvements to old S.R. 84 shall be on a fair share basis with the Developer of the Toll Gate Commercial PUD. B. The Developer shall provide a fair share contribution toward the capital costs of any traffic signals necessary at project accesses when deemed warranted by the County Engineer. The signals shall be owned, operated, and maintained by Collier County. The Developer shall provide arterial level street lighting at all project accesses prior to the issuance of any certificate of occupancy for a building accessed from a project entrance. 3 C. Since future six laning is projected for C.R. 951, and since such road improvements may require relocation of the existing canal to the east, an additional drainage easement may be necessary to be dedicated to the County along C.R. 951 with a maximum width of up to 50 feet(50')based on actual or conceptual road plans. The dedication of easement to the County will be of no Words underlined are additions;words stoma ough are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 28 of 33 Page 595 of 1249 additional cost to the County. Use of the drainage easement can be shared for both on-site water management and future road drainage when deemed necessary by Collier County. This commitment has been satisfied. D. The maximum total daily trip generation for the Commercial Tract within the PUD shall not exceed 389 new 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. 7 .8 UTILITIES The development of this PUD Master Plan shall be subject to and governed by the following conditions: A. Water distribution, sewage collection and transmission lines to serve the project are to be designed, constructed, conveyed, and/or owned and maintained in accordance with Collier County Ordinance No. 97 1704-31, as amended, and other applicable County rules and regulations. B. All customers connecting to the water distribution and sewage collection facilities to be constructed will be customers of the County and will be billed by the County in accordance with the County's established rates. C. The on-site water distribution system serving the project must be connected to the District's water main and must be consistent with the main sizing requirements specified in the County's Water Master Plan and extended throughout the project. During design of these facilities,the following features shall be incorporated into the distribution system: 1. Dead-end mains shall include dead-end flushing hydrants. 2. Stubs for future system interconnection with adjacent properties shall be provided to the property lines of the project at locations to be mutually agreed to by the County and the Developer during the design phase of the project. D. A water distribution system shall be constructed throughout the project development by the developer pursuant to all current requirements of Collier County and the State of Florida. Water facilities constructed within platted rights-of-way or within utility easements as set forth in Collier County Ordinance 97 1704-31, as amended, shall be conveyed to the County Water/Sewer District for ownership, operation and maintenance. All water facilities constructed on private property and not required by the County to be located within utility easements shall be owned, operated and maintained by the developer, his assigns or successors. E. All construction plans and technical specifications and proposed plats, if applicable, for the proposed water system must be reviewed and approved prior to commencement of construction. F. The developer shall,at his cost, extend the 12" force main which presently terminates at Naples Heritage to a point just South of SR 84. Said main shall be capped. 714 Words underlined are additions;words struck through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 29 of 33 Page 596 of 1249 G. A sewer distribution system shall be constructed throughout the project development by the developer pursuant to all current requirements of Collier County and the State of Florida. Sewer facilities constructed within platted rights-of-way or within utility easements as set forth in Collier County Ordinance 97 1704-31, as amended, shall be conveyed to the County Water/Sewer District for ownership, operation and maintenance. All sewer facilities constructed on private property and not required by the County to be located within utility easements shall be owned. operated and maintained by the developer,his assigns or successors. H. All construction plans and technical specifications and proposed plats, if applicable, for the proposed sewer system must be reviewed and approved prior to commencement of construction. I. At the time of application for subdivision Plans and Plat(PPL) and/or Site Development Plan SDP) approval, as the case may be, offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to adequately handle the total estimated peak hour flow from the project. Whether or not such improvements are necessary, and if so,the exact nature of such improvements and/or upgrades shall be determined during PPL or SDP review, as determined by the County manager or designee. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades, as determined by the County manager or designee. 7.9 ENVIRONMENTAL The development of this PUD Master Plan shall be subject to and governed by the following conditions: A. Environmental permitting shall be in accordance with the State of Florida Environmental Resource Permit Rules and be subject to review and approval by Current Planning Environmental Review Staff Removal of exotic vegetation shall not be the sole means of mitigation for impacts to Collier County jurisdictional wetlands. B. All conservation areas shall be designated as conservation/preservation tracts or easements on all construction plans and shall be recorded on the plat with protective covenants per or similar to Section 704.06 of the Florida Statutes. Buffers and setbacks shall be in accordance with 3.2.8.4.7.3 of the Collier County Land Development Code. C. Buffers around preserved jurisdictional wetlands shall be in accordance with the State of Florida Environmental Resource Permit Rules. Preserved jurisdictional wetlands and surrounding buffers shall be incorporated in Conservation Areas which shall be platted. D. An exotic vegetation removal, monitoring, and maintenance (exotic-free)plan for the site,with emphasis on the conservation/preservations areas, shall be submitted to Current Planning Environmental Review Staff for review and approval prior to final site plan/construction plan approval. E. Petitioner shall comply with the guidelines and recommendations of the U.S. Fish and Wildlife Service(USFWS) and Florida Game and Fresh Water Fish Commission(FGFWFC) regarding potential impacts to protected wildlife species. Where protected species are observed on site, a Habitat Management Plan for those protected species shall be submitted to Current Planning Environmental Staff for review and approval prior to final site plan/construction plan approval. Words underlined are additions;words k through are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 30 of 33 Page 597 of 1249 7.10 ENGINEERING A. Detailed paving, grading, site drainage and utility plans shall be submitted to the Planning Services Director for review.No construction permits shall be issued unless and until approval of the proposed construction in accordance with the submitted plans is granted by the Planning Services Director. B. Design and construction of all improvements shall be subject to compliance with all applicable provisions of the Collier County Land Development Code, including those set forth in Division Three(3). C. The developer, and all successors in interest to the developer, are hereby placed on notice that they shall be required to satisfy the requirements of all County development ordinances or codes in effect prior to or concurrent with any subsequent development order relating to this site, including Site Development Plans and any other application that will result in the issuance of a final or local development order. 7.11 WATER MANAGEMENT A. Detailed paving, grading and site drainage plans shall be submitted to the Development Services Director for review.No construction permits shall be issued unless and until approval of the proposed construction in accordance with the submitted plans is granted,by Planning Services Director. B. Design and construction of all improvements shall be subject to compliance with the appropriate provisions of the Collier County Land Development Code. C. Landscaping shall not be placed within the water management areas unless specifically permitted by the Collier County Land Development Code. D. An excavation permit shall be required for the proposed lake in accordance with Division 3.5 of the Land Development Code and South Florida Water Management District Rules. 7.12 PLANNING A. Pursuant to Section 2.2.25.8.1 of the Land Development Code, if during the course of site clearing, excavation or other construction activity a historic or archaeological artifact is found, all development within the minimum area necessary to protect the discovery shall be immediately stopped and the Collier County Code Enforcement Department contacted. 7. 13 ACCESSORY STRUCTURES Accessory structures shall be constructed simultaneously with or following the construction of the principal structure except that temporary sales buildings,trailers,marketing facilities, contractor's 776 storage and office facilities and the like,may be erected and utilized during the period of project development and marketing. Such temporary buildings shall be removed upon completion of the Words underlined are additions;words strucl ear are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 31 of 33 Page 598 of 1249 marketing or construction activity which they are accessory to. 7.14 SIGNS 1. General A. All county sign regulations shall apply unless such regulations are in conflict with the conditions set forth in this section. B. For the purpose of this PUB Document/Ordinance, each platted parcel shall be considered a separate parcel of land and shall be entitled to any sign as permitted herein. C. Should any of the signs be requested to be placed within the public right-of-way, a right-of-way permit must be applied for and approved. D. All signs shall be located so as not to cause sight distance problems. 2. Entrance Signs A. Two (2) signs with a maximum area of 40 square feet each or one (1) sign with a maximum area of 100 square feet shall be permitted at each entrance of the development. B. Entrance signs shall not exceed a height of fifteen(15) feet above the finished ground level of the sign site. C. Entrance signs may be lighted provided all lights are shielded in a manner which prevents direct glare into the vision of drivers using the adjacent streets or going into adjacent residences. 3. Project Signs A. Project signs, designed to promote Forest Glen of Naples project, or any major use within the project shall be permitted along the east side of CR 951, the south side of SR 84 and on all land tracts within Forest Glen of Naples limits subject to the following conditions: 1) Project signs shall not exceed a height of twenty(20) feet above the finished ground level of the sign site nor may the overall area of the sign face exceed one hundred(100) square feet. 2) A maximum of four(4)project signs shall be permitted. Two (2) signs shall be located along SR 84 frontage and two (2) shall be located along CR 951 frontage. The location of such signs shall generally be limited to a one-half mile spacing requirement unless existing vegetation requires a somewhat closer spacing± 10%. 3) Project signs may be lighted provided all lights are shielded in a manner which prevents direct glare into the vision of drivers using the adjacent streets or going into adjacent residences. Words underlined are additions;words ugh are deletions PL20200002302,Forest Glen of Naples PUDA2022-r8.docx March 1,2023 Page 32 of 33 Page 599 of 1249 7.15 LANDSCAPING FOR OFF-STREET PARKING AREAS All landscaping for off-street parking areas shall be in accordance with the Division 2.4 of the Collier County Land Development Code in effect at the time of building permit application. 7.16 PROVISION FOR OFF-SITE REMOVAL OF EARTHEN MATERIAL The excavation of earthen material and its stockpiling in preparation of water management facilities or other water bodies is hereby permitted. If it is demonstrated that fill activities on those buildable portions of the project site are such that there is a surplus of earthen material,then its off-site disposal is also hereby permitted subject to the following conditions: A. Excavation activities shall comply with the definition of a "development excavation" pursuant to Division 3.5 of the Land Development Code whereby off-site removal shall be limited to ten percent(to a maximum of 20,000 cubic yards) of the total volume excavated unless a commercial excavation permit is received. B. All other provisions of said Division 3.5 are applicable. 7.g Words underlined are additions;words struck roug i are deletions PL20200002302, Forest Glen of Naples PUDA2022-r8.docx March 1, 2023 Page 33 of 33 Page 600 of 1249 m by ZZOil, ZIBIHX2 C yCLu91rmrrN .-ram *O Q oCOLLIERBOULEVARD(C.R.951)crsCu+ Nttee:4- * 4 4 , 1_,Fek-Nevqr ......4:-,o j Dr:ii...l ;'wrnpimpp,„..4 4 III44. 440t io„ if--1 C_ 13 zi 4 ir ,, Tai 1,7444700,.. 4,,,,, . ,, 73 y0 e t o 4,... .0NIC 1 el.134 r- z Z "D t" P1 t!) 0try 301,- --.! 1 fp i * 1 4 11110M1111- reati t.,% t t: rn Illitirilili N IN Page 601 of 1249 BECK BOULEVARD N LEGEND Vr PAVEMENT rii 0 60' 120' SIDEWALK F: SCALE: 1" = 120' LANDSCAPE PRESERVE/BUFFERS PER LDC (SEE NOTE #2 ON SHEET 2 OF 2) DRAINAGE CANAL AND ROW DRAINAGE CANAL AND ROW t + G) -nIz0 III DRY DETENTION 1 4 71 z m i,,,-.. ----, n ,, i zcz O o 0 m A y c ) LlcomO D 71 m 7 4\ D 0 O I I Dz m c I+Io 1 0 m 1 m I I I n 73 A + +Ill X m Z7 D m '+ Z x I rn D1 0 ° + 0r- 1 73m D Z } + m Z J Z - f + i_ O D Z + Z o r + VEHICLE STORAGE UNITS m 1 m cn w tz, + i I + + + + + PRESERVE/LANDSCAPE BUFFER +- + + + + + SEE SECTION 6.4.M. OF THE PUD + + + + + + + + + + + z FOREST GLEN OF NAPLES PUD GOLF COURSE AND PRESERVE) FOREST GLEN OF NAPLES PUD SCALE IIII GradyMinor Q.Grady Minor mid,00Vlotidirs. JOB CODE o11iwsprenRs,Florida 3i131 EXHIBIT B DATE: MASTER PLAN DETAIL FOR WAREHOUSING AND BA.2022 Civil Engineers . Laud Surveyors . Planners . Landscape.Architects FLEX SPACE USES IN COMMERCIAL DISTRICT FILE NAME' CETI.or 10111.Ell 0005101 I;rrl.nt W11 1.11 0005151 RllsilICS8 LC 2110 0 0 2 0 0 pNR-TRACT c NCR-RA a REVISED: 02/17/2023 Burma Springs: 23!la47.1144 u a iv.Gr,,,1+ill;nor.con, Foil Mrrrs 23`690.43ne SHEET 1 OF 2 i Page 602 of 1249 SITE SUMMARY TOTAL SITE AREA (C): 9.64± ACRE COMMERCIAL: MAXIMUM 100,000 S.F. OPEN SPACE: REQUIRED: COMMERCIAL - 30% PROVIDED: COMMERCIAL - 30% PRESERVE: NONE, REQUIREMENTS HAVE BEEN MEET IN THE OVERALL PUD AS SHOWN ON EXHIBIT "A", PUD MASTER PLAN. NOTES: 1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS. 2. ALL LANDSCAPE BUFFERS WILL MEET OR EXCEED LDC REQUIREMENTS. SEE SECTION 6.4.M. OF THE PUD. 3. OPEN SPACE FOR THE PUD IS PROVIDED THROUGHOUT THE OVERALL PUD AND IS NOT SEPARATELY CALCULATED FOR EACH TRACT. THE COMMERCIAL DEVELOPMENT SHALL PROVIDE A MINIMUM OF 30%. a a y3 FOREST GLEN OF NAPLES PUD SCALE. CI GradyMinor Q.Grady blinDr tinJ, 00 Via lee.P, o5GPUIX3noovl.,uoiu y- EXHIBIT B Runu,sprlllgo.Florida 3113I MASTER PLAN DETAIL FOR WAREHOUSING AND FLEX ROTA. MAY Civil Engineers . Land Surveyors . Planners . Landscape Architects SPACE USES IN COMMERCIAL DISTRICT FILE NAME 2 Cer1.uI Ruth.Ell 0005151 Celt CI Cull,IA 0005151 mueiens LC 200111121,11 NOTES EYRR-TRACT C MCP-RU RutIII Springs: 239.947.1144 inn is.I;raltSMinor.rnm Fort M1ers:239.690.4380 REVISED: 10/10/2022 SHEET 2 OF 2 ti Page 603 of 1249 Page 604 of 1249 NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITION: PL20240010278 – FOREST GLEN OF NAPLES PUD AMENDMENT In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) host- ed by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yo- vanovich & Koester, P.A., representing BBP Realty, LLC and Naples TLR, LLC (Applicants) will be held March 18, 2025, 5:30 pm at the Collier County South Regional Library, Meeting Room A/B, 8065 Lely Cultural Pkwy, Naples, FL 34113. The Applicants have submitted a formal application to Collier County, seeking approval to amend the previously approved Forest Glen of Naples Planned Unit Development (PUD) to amend the uses authorized on the commercial tract to add uses that would permit up to 36,720 square feet of indoor recreational activities including pickleball, while retaining the overall maximum commercial square foot- age of 100,000 square feet, which was previously approved. The Master Plan is being amended to show an optional project access through the existing service road to Beck Boulevard. The subject property is comprised of 9.6± acres and is located at the southeast corner of Collier Boulevard and Beck Boulevard in Sec- tion 29, Township 48 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with Grady- Minor by email: sumpenhour@gradyminor.com or phone: 239-947- 1144. For project information or to register to participate remotely* go to, GradyMinor.com/Planning. Any information provided is subject to change until ϐinal approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communi- cation between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. *Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for technical issues. Q. Grady Minor and Associates, LLC 3800 Via Del Rey Bonita Springs, FL 34134 3825 BECK BLVD LLC PO BOX #263 WAYLAND, MA 01778 Page 605 of 1249 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 NAME6 FOLIO ADDRESSTYPE 3825 BECK BLVD LLC PO BOX #263 WAYLAND, MA 01778---0 TOLLGATE BUSINESS PARK III CONDOMINIUM UNIT 703 WAYLAND, MA 01778---0 76875002063 U 3825 BECK BLVD LLC PO BOX #263 WAYLAND, MA 01778---0 TOLLGATE BUSINESS PARK III CONDOMINIUM UNIT 704 WAYLAND, MA 01778---0 76875002089 U 3825 BECK BLVD LLC PO BOX #263 WAYLAND, MA 01778---0 TOLLGATE BUSINESS PARK III CONDOMINIUM UNIT 705 WAYLAND, MA 01778---0 76875002102 U 95 FLRPT LLC WR I ASSOC LTD 7978 COOPER CREEK BLVD # 100 UNIVERSITY, FL 34201---0 MARKET CENTER TRACT R-1 UNIVERSITY, FL 34201---0 59712000226 U 95 FLRPT LLC WR I ASSOC LTD 7978 COOPER CREEK BLVD # 100 UNIVERSITY, FL 34201---0 MARKET CENTER LOT 6, LESS THAT PORTION NKA PARCEL 101 AS DESC IN OR 5808 PG 1083 UNIVERSITY, FL 34201---0 59712001487 U BBP REALTY LLC NAPLES TLR LLC 16611 FIRENZE WAY NAPLES, FL 34110---0 2 50 26 COM AT SE CNR OF SE1/4 OF SEC 2, S88DEG 17'50"W 5234.70FT, N0DEG 50'28"E 3763.90FT,N04DEG 2'55"E 828.58FT TO POB NAPLES, FL 34110---0 00398880204 U BMCK INC 1201 OAKFIELD DR STE 109 BRANDON, FL 33511---0 TOLLGATE COMMERCIAL CENTER PHASE TWO TRACT "6", LESS THAT PORTION AS DESC IN ORDER OF TAKING IN OR 4494 PG 1929 BRANDON, FL 33511---0 76885050351 U COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 TOLLGATE COMMERCIAL CENTER PHASE TWO THOSE PORTIONS OF TRACT 5 & 6 AS DESC IN ORDER OF TAKING OR 4494 PGS 1927+29 NAPLES, FL 34104---0 76885050319 U FL DEPT OF TRANSPORTATION PO BOX 1249 ATTN: KRISTEN CARLSON BARTOW, FL 33831---0 GATOR GATE UNIT 1 AND GATOR GATE UNIT 2 THE N 50FT OF THE PROPERTY DESC IN OR 2962 PG 221, AND THAT PORTION FOR R/W BARTOW, FL 33831---0 34740160108 U FOREST GLEN GOLF & CC MASTER ASSN INC 3855 FOREST GLEN BLVD NAPLES, FL 34114---2516 FOREST GLEN OF NAPLES TRACT C NAPLES, FL 34114---2516 32720000141 U FOREST GLEN GOLF & CC MASTER ASSN INC 3855 FOREST GLEN BLVD NAPLES, FL 34114---2516 FOREST GLEN OF NAPLES TRACTS GC1-GC5, LESS THOSE PORTIONS OF TRACT GC1 & GC2 KNOWN AS S.F.W.M.D.E., LESS NAPLES, FL 34114---2516 32720000222 U FOREST GLEN GOLF & CC MASTER ASSN INC 3855 FOREST GLEN BLVD NAPLES, FL 34114---2516 FOREST GLEN OF NAPLES THAT PORTION OF TRACT GC1 KNOWN AS S.F.W.M.D.E.NAPLES, FL 34114---2516 32720000329 U FOREST GLEN GOLF & CC MASTER ASSN INC 3855 FOREST GLEN BLVD NAPLES, FL 34114---2516 FOREST GLEN OF NAPLES TRACT P-5 NAPLES, FL 34114---2516 32720000442 U FOREST GLEN GOLF & CC MASTER ASSN INC 3855 FOREST GLEN BLVD NAPLES, FL 34114---2516 FOREST GLEN OF NAPLES TRACT P-6, LESS GOLDEN GATE FIRE STATION # 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Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA. Petition: PL20240010278 - Forest Glen of Naples (PUDA) | Buffer: 500' | Date: 2/5/2025 | Site Location: 398880204 Copy of POList_500.xls Page 606 of 1249 ND-41329525 NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITION: PL20240010278 – Forest Glen of Naples PUD Amendment 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, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing BBP Realty, LLC and Naples TLR, LLC (Applicants) will be held March 18, 2025, 5:30 pm at the Collier County South Regional Library, Meeting Room A/B, 8065 Lely Cultural Pkwy, Naples, FL 34113. The Applicants have submitted a formal application to Collier County, seeking approval to amend the previously approved Forest Glen of Naples Planned Unit Development (PUD) to amend the uses authorized on the commercial tract to add uses that would permit up to 36,720 square feet of indoor recreational activities including pickleball, while retaining the overall maximum commercial square footage of 100,000 square feet, which was previously approved. The Master Plan is being amended to show an optional project access through the existing service road to Beck Boulevard. The subject property is comprised of 9.6± acres and is located at the southeast corner of Collier Boulevard and Beck Boulevard in Section 29, 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 or to register to participate remotely* go to, GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. *Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for technical issues.Page 607 of 1249 Page 608 of 1249 Page 609 of 1249 PETITION: PL20240010278 FOREST GLEN OF NAPLES PUD AMENDMENT March 18, 2025, Neighborhood Information Meeting (NIM) Project information and a copy of this presentation can be found on our website: GRADYMINOR.COM/PLANNING/ Page 610 of 1249 PROJECT TEAM: •BBP Realty, LLC – Applicant/Owner •Naples TLR, LLC – Applicant/Owner •Richard D. Yovanovich, Esq., Land Use Attorney – Coleman, Yovanovich & Koester, P.A. •D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor and Associates, LLC •James M. Banks, PE, Traffic Engineer – JMB Transportation Engineering, Inc *Please note, all information provided is subject to change until final approval by the governing authority. 2 INTRODUCTION Page 611 of 1249 3 LOCATION MAP Page 612 of 1249 PROJECT INFORMATION 4 FUTURE LAND USE (FLU) DESIGNATION: Mixed Use Activity Center Subdistrict ZONING: Forest Glen of Naples Planned Unit Development (PUD) PROJECT ACREAGE: 9.6+/- acres PROPOSED REQUEST: •Amend the uses authorized on the commercial tract to add uses that would permit up to 36,720 square feet of indoor only recreational activities including pickleball, while retaining the overall maximum commercial square footage of 100,000 square feet . Indoor Pickleball only allowed in westernmost building on Master Plan. •Provide for alternate access to Beck Boulevard via existing bridge on frontage road. Page 613 of 1249 5 APPROVED OVERALL PUD MASTER PLAN Commercial Tract •Approved by Ordinance 2023-17 April 11, 2023 Page 614 of 1249 6 APPROVED COMMERCIAL TRACT MASTER PLAN •Approved by Ordinance 2023-17 April 11, 2023 Page 615 of 1249 7 PROPOSED COMMERCIAL TRACT MASTER PLAN Page 616 of 1249 8 PROPOSED ALTERNATE BECK BOULEVARD ACCESS BECK BOULEVARD COMMERCIAL TRACT FIRE STATION FOREST GLEN GOLF MAINTENANCE BUILDING Page 617 of 1249 9 PROPOSED REVISIONS TO PUD DOCUMENT SECTION VI - COMMERCIAL DISTRICT Words underlined are additions; words struck through are deletions Page 618 of 1249 10 PROPOSED REVISIONS TO PUD DOCUMENT SECTION VI - COMMERCIAL DISTRICT Words underlined are additions; words struck through are deletions Page 619 of 1249 NEXT STEPS •Hearing Notices mailed to adjacent property owners. •Hearing signs posted on property advertising hearing dates. •HEARING DATES: •CCPC – TBD, 2025, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 •BCC – TBD, 2025, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 11Page 620 of 1249 Project information and a copy of this presentation can be found online: WWW.GRADYMINOR.COM/PLANNING Collier County Growth Management Department (GMD) Public Portal: https://cvportal.colliercountyfl.gov/CityViewWeb/Planning/Locator Petition Number: PL20240010278 CONTACTS: •Q. Grady Minor and Associates, LLC: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144 •Collier County Staff: L aura DeJohn, Laura.DeJohn@colliercountyfl.gov (239) 252-5587 PROJECT DOCUMENTS AND INFORMATION 12Page 621 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 1 of 13 Wayne Arnold: 00:07 All right. Well, good evening, everybody. Thanks for coming out. I'm Wayne Arnold. I'm here with GradyMinor Engineering, representing the, owner of the commercial tract at Forest Glen. Uh, this is Sharon Umpenhour with our firm. She's recording the meeting tonight and running the audiovisuals. I have Randy Johns, who's one of the owners of the property. Jim Banks, our traffic engineer. And Rich Yovanovich, our land use counsel. Laura DeJohn is over here. She’s with, Collier County tonight. She's going to be handling the application that's going through the county review process right now. 00:41 So, we're here for the required neighborhood information meeting for a proposed planned unit development amendment we're making to the Forest Glen Commercial Tract. Some of you have been here and seen this before, but it's the property that's right at the hard corner of Beck Boulevard and Collier Boulevard, for all the construction activities occurring for the elevated part of the I-75 ramp. 01:04 And, a couple years ago, we previously came through and were approved for the warehousing using flex space as an option to the retail that was previously approved. And so we're here tonight to talk to you about, really one primary change and then clarification of another, part of the PUD. So, we're asking for the ability to put in indoor pickleball courts on the westernmost building. And I'll get to the site plan in just a moment, but, um, we're asking for up to 36,720 square feet. An odd number, but that's how large those two flex buildings were each. And there's an indoor pickleball facility that would like to come in and become a tenant in the westernmost building of those two buildings. We’re also clarifying the access to Beck Boulevard. Previously, we were shown with a direct connection. After talking with the county, going through the process, they've looked at an option of us connecting through to the existing bridge that serves the golf maintenance facility as well as the fire station. 02:04 So, this is the overall master plan for your community that shows the commercial tract highlighted in yellow up there on the screen. Um, here was the plan that was approved, previously. It shows the warehouse flex buildings, as well as on the bottom of the vehicle storage units. Our proposed plan changes and shows that the warehouse flex remains, vehicle storage remains. This building becomes warehouse flex and/or the membership organization/sports and Page 622 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 2 of 13 membership clubs, which is what the land use categories are in the county for the indoor pickleball facility. 02:40 We also then clarified up here that it wasn't just a direct connection to Beck, that there might be an alternative access along the existing access driveway that's in the canal of easement. This shows you the proposed alternate alignment, how we would come out of the property and then connect into the, the, access drive. And then looking at the county, talking to them, this is a striking plan that we've talked to them about, where there would be a left out movement and then, retain the left, into, Tollgate Commercial Center. 03:17 This is the language in our permitted use section that talks about the uses that are permitted. And we've had to clarify that in each of these areas where we allow for the flex and warehouse space, that we would also allow the membership sports and recreation clubs indoor only. So these, again, would be for an indoor, indoor pickleball facility and all indoor use. The same restrictions apply with regard to outdoor activities. No outdoor activities. And overhead doors have to be closed during activities and things like that, so there's not going to be any, noise associated with that. Um, again, more clarifications throughout the documents in reference to the proposed pickleball facilities. 03:58 And that's really, in a nutshell, what we're proposing. We’re early in the review process. This is our first review. The neighborhood meetings require an element of that. We're going to continue to coordinate with Laura and staff at the county to establish a hearing date. We'll go back before the Collier County Planning Commission at this point. Not really sure, it's probably at least a couple months away, just given the county's review process and scheduling. And then it will be at the Board of County Commissioners probably early fall at this point, wouldn't you think, Rich? Richard Yovanovich: 04:28 Yeah. Wayne Arnold: 04:28 It seems like it, yeah. So, this is some information you all may want to take down, take a photograph of it. We have a copy of our presentations available on our website. If you, picked up Sharon's business card, you can email us and we'll be happy to get you information. But these are links to the submittal documents, so anything that the county's viewing, you'll have access on our portal, on our website, for GradyMinor to view those. Page 623 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 3 of 13 04:52 We've also given you Laura DeJohn's staff contact information, and you can certainly reach out to her if you have questions about the application process, et cetera. So, um, like I said, if you received notice for this meeting, you should receive notice for the planning commission. And, and then for planning commission you'll see the four by eight zoning signs go up that you've seen before. 05:14 So, it's kind of, in a nutshell, what we're proposing. We think it's pretty minor changes and hope you can support them. But we're here to take questions too. If you have anything, hope we can just like to get you on a microphone so I can either get this one in your hands or you can step forward and use the one at the, the, microphone stand, if you have a comment or question. Sure. Come on and let me make sure this is on. There you go. You can talk kind of loud in there, please. Dave Doyle: 05:45 Hi, my name... Excuse me. My name is Dave Doyle. I'm a member of the Board of Directors at Forest Glen Golf & Country Club. Um, first comment, we thought, we've actually enjoyed working with you up to now, um, having the approval of your process. It's nice to see that you're underway. 05:59 Um, what we have a concern though is the road. All the negotiations are discussions or changing of the road, we weren't informed of that at all. And we had an agreement that you would keep us posted with information, submittals, letters, correspondence, that, that allowed us to fo- track and follow and get an understanding of what's going on, on, our, our, Beck Boulevard. So, that's the first concern. 06:22 Second, thing I pointed out to you, uh... Well, lemme step back for a second. There's another point. My understanding is when the county commissioners, I believe it's Board of County Commissioners, put in approval for the, um, for the access off of Beck Road when they closed access off of Collier, they actually stated that it would be aligned... I, I, I picked up in readings that it would be aligned with, Tollgate or Bush Roads. Um, this doesn't correspond with either of those. 06:57 We also have a concern that our maintenance facility, which, oh, by the way, just got broken into, um, we're now bringing a lot more traffic right to what was, has been, a fairly private location. But this, this whole public thing we were in great, cooperation and acceptance of your new entrance, really pulling all the traffic off early at that intersection. Page 624 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 4 of 13 07:21 In addition, um, at the, at the county approval meeting for the original project, um, one of the commi- at least one of the commissioners said, towards the end of the meeting, "I want to make sure you're compliant with Activity Center 9." And, um, I don't see any Activity Center 9, and I'd like to have a better understanding of, we would like to have a better understanding of Activity Center 9. 07:46 Activity Center 9 actually shows on, on their cover, it actually shows a, a, a copy of that entrance and it shows, one on the inside, and, and it actually shows a very dressed up, public area with an intersection, signalized intersection, at, at where your drive was supposed to be located, which would, which would, allow your left-hand turn. You're indicating you couldn't get a left-hand turn. This seems to, contradict that, that the County has even been publishing. but that was, um, proposed as a signalized intersection. 08:22 Um, Activity Center 9 is very important to us, um, that the commissioners asked for it and there's nothing going on there. So, we'd like to have a better understanding of what your... We're not, we'd like to have a better understanding of what your intention is to dress up the frontage of all that area compliant with Activity Center 9. It includes lighting, sidewalks, landscaping, and now you're talking about using the utility road as an entry. That's not accurate. It doesn't comply with Activity Center 9. Wayne Arnold: 08:59 Well, I'll just go back and talk a little bit about Activity Center 9. There, there was a conceptual plan prepared years ago. It was codified into the Land Development Code, so there are some standards in there for architecture, landscaping, et cetera. Those renderings are not part of the adopted plan that are in the Land Development Code. So, I don't think that those are necessarily something that you can go to town on. I don't think they contemplated a flyover in front of the site that elevates across the property. Dave Doyle: 09:20 But the, the flyover's on this drawing. Wayne Arnold: 09:23 Okay. I, I'm not here to debate, but I'm just telling you that we're, we're not asking for any deviation from the Land Development Code with regard to any of the Activity Center Number 9 standards. Dave Doyle: 09:34 I, I'll just say it, it'll be... We'll just check with the Co- Collier County commissioner and see what he expected. I can tell you we're expecting, we're expecting compliance with that in that zone. It’s not an industrial zone that just, we don't do Page 625 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 5 of 13 anything, we don't use back alleys to get into front, front entrances, you know, and we're more concerned about the, the traffic, coming up to our maintenance facility. Like I said, it's just been broken into. So, thank you. Wayne Arnold: 10:00 Yep, yeah. Thank you, Dave. Anybody else, comment, question? Tim? Tim Krahg: 10:10 Good evening, everyone. I'm Tim Krahg. I'm the general manager of Forest Glen. Um, yeah, like Mr. Doyle said, I wanted to expand a little bit on the maintenance facility. It's really a driveway. It really doesn't have a street name. Our actually, actually our mailing address and our mailbox is on Beck, not up at our maintenance facility. no street name. There's one stop sign. It needs a lot of work if we're going to use that as an alternate, access there with the bridge and sidewalks and lighting. 10:44 The biggest concern I have is the exposure, a- additional exposure that Forest Road is going to have with safety or security. And like he said, we just got broken into two nights ago. lost about $20,000 worth of tools unfortunately. And, um, it's a, we have a chain link fence, it's a manual gate, it's left open all day long. We have our people, deliveries, fertilizer, chemicals, salesmen coming through that gate constantly. 11:17 And anyone that's coming to the flex space, the pickleball area, is going to come across that bridge and probably come right into our maintenance yard at that point. one, it's not very attractive, so I'm s- sort of surprised you're looking at doing that because you're going to have a nice looking place over there. And I don't know if that's what you want for your, clientele to see just coming across the bridge there. 11:44 And, like I said, the extra security exposure is really a big concern of ours. So, I don't know how we'd keep regular traffic out of our yard there. Um, so enough of that. And I have... I just want to make sure, has the MOU been filed that was signed with your application? Wayne Arnold: 12:05 The county doesn't make itself privy to private agreements. We're not privy to- Speaker 6: 12:09 Wayne, you gotta talk into the mic. Wayne Arnold: 12:10 Oh. Tim Krahg: 12:11 Pardon me? Page 626 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 6 of 13 Wayne Arnold: 12:12 I said the county doesn't enforce private restrictions. Tim Krahg: 12:17 Okay. So, we have a private agreement? Wayne Arnold: 12:20 That's my understanding. Yes. Tim Krahg: 12:21 Okay. So, we, we threw some edits to the MOU and sent it over to you last week. And actually, the private agreement between us is that your buildings are 28 feet tall. And so, and its like, you requested 30 feet, 8 inches. So, I think we need to update the MOU to reflect some of those standards. Um. Wayne Arnold: 12:50 We're good from here. Tim Krahg: 12:50 So we sent that over to David the other day. Pretty important that we're all on the same page- Wayne Arnold: 12:56 All right. Tim Krahg: 12:56 ... with our private understanding. Wayne Arnold: 12:56 All right. Tim Krahg: 12:58 I have a clean copy if you guys want to look at it today, have, redlines, whatever you want to do. Wayne Arnold: 13:04 Yeah. I mean, if you don't mind forwarding those to me, I'd love to see it. Tim Krahg: 13:05 Okay. Dave Doyle: 13:05 I thought I'd sent it to you. Wayne Arnold: 13:08 You may have already sent. Okay. Dave Doyle: 13:11 I'll make sure it's copied. Tim Krahg: 13:12 Okay. Wayne Arnold: 13:14 Thanks, Tim. Tim Krahg: 13:14 Okay. Dave Doyle: 13:16 Thank you. I, I have one- Wayne Arnold: 13:16 Sure, David. Page 627 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 7 of 13 Dave Doyle: 13:17 ... follows up on his, MOU. Um, the PUD document, um, that's been forwarded in, we just got a copy of, we have some edits as well. We had a couple of edits regarding the PUD. So, um, we need to figure out how to do... We just submit a separate copy in the LR2 or do we, do we work with you guys to say, "That's the one editing copy that includes a couple of our comments"? Wayne Arnold: 13:41 Are, are the redlines that you referenced, do they refer to certain parts of the PUD that need to be amended as well? Dave Doyle: 13:46 not in the, I don't think in the amended ones. Tim Krahg: 13:46 It's not in the amended one. Dave Doyle: 13:46 It's not in the MOU. No- Wayne Arnold: 13:46 Okay. Dave Doyle: 13:46 Not over-sighted. John Sale: 13:46 Okay. In, In the amended- Wayne Arnold: 13:53 Can we get your comments on the microphone, please? John Sale: 13:54 Yeah. My name is John Sale. I'm a resident at Forest Glen, and I've been working with the committee for a couple of years as we've been studying this issue. We prepared, a day or two ago a proposed amendment, a few amendments to the memorandum of understanding that was executed a few years ago. It would include things like raising the roof height to what your actual request is, a little bit of clarifying language. And in one very specific area, incorporating the memorandum of understanding into your application, so that it is part of the deal. It is part of what the county would legislate for this property. We have a private agreement. It's true. Wayne Arnold: 14:42 Mm-hmm. John Sale: 14:42 The private agreement needs- Wayne Arnold: 14:42 Right. John Sale: 14:44 ... an amendment. That's number one. And number two, one of the amendments we're requesting, is that it be made part of the official record and part of the official deal. Page 628 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 8 of 13 Wayne Arnold: 14:52 Okay. John Sale: 14:53 That's why I might have a few other comments, but I'll go back today and dump. Speaker 6: 14:56 That's it. John Sale: 14:56 Okay. Wayne Arnold: 14:57 And go ahead and continue with your comments. John Sale: 14:58 Okay. One is a simple question and I may s- simply have missed it. 36,000 square feet, I gather is for the pickleball use. Is that? It, it's not in addition to the otherwise permitted 100,000? Wayne Arnold: 15:12 That's correct. 100,000 is still the total number of square feet approved for this site, but it's the one west of this building here where we gathered that as an option to do the pickleball. John Sale: 15:21 Okay, so it's simply a change of use of a portion of the 100,000 square feet? Wayne Arnold: 15:23 That's correct. John Sale: 15:23 Okay. Wayne Arnold: 15:23 Yep. John Sale: 15:26 Um, if the, entry to your property, as shown at the earlier, county meeting and apparently as approved, of course, showed a bridge... There it is, showed a bridge, directly across from Tollgate Plaza or whatever it was called. Is your amendment, amended application or your currently requested amendment, inclusive of the change of that access over to the firehouse driveway? Wayne Arnold: 15:58 Well, a couple of things. One, the county allows you to administratively modify access as part of your site plan review process, as long as you don't add additional access points. So, we're entitled to one access point for the commercial tract. So, what we propose to do is to show you up here, we put lines going due north and south. And we put them east and west because we're, you know, we want to make access to the access road, if you call it, rather than directly to Beck. Because, one, the county thinks it's a better traffic situation for traffic movement along Beck Boulevard Page 629 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 9 of 13 than to put it in this location. So, we're trying to accommodate the County, who controls that portion of Beck Boulevard as well as deal with something that functions better for everybody. John Sale: 16:40 Okay. Due respect, that doesn't directly answer my question. As I understand it, what you have had approved so far included the earlier access- Wayne Arnold: 16:51 Yeah. John Sale: 16:51 ... directly out of your property boulevard. Wayne Arnold: 16:52 Yeah. That is our, our approved master plan. And yes, but as I mentioned, the county has a process to administratively let us modify the access location anywhere along your zone because we don't have additional access points. John Sale: 17:05 So, the amendments that you're asking for now do not include specifically county permission to move that access road over to the existing firehouse lane, as I'll call it? Wayne Arnold: 17:18 Correct. They, they don't give us that permission at the time of zoning. That, that comes along with the time of site plan approval. John Sale: 17:23 Okay. what is your purpose in eliminating that direct access into your property? Other than the obvious, you don't have to build a new bridge and a new road, you'd save a lot of money. Wayne Arnold: 17:34 Certainly there's a cost savings, but also, the fact that the existing bridge into this, it's a low-traffic volume use that we've proposed here. And we can allow full traffic movements safely at that location because there's a left turn lane, there's a right turn lane, and it's farther away from the intersection of Beck and Collier Boulevard. John Sale: 17:52 Well, of course at present, the fire company has substantially unimpeded access to the lane that runs into and then over an angle to the firehouse. You would propose to add all of your traffic to that same lane. Is that correct? Wayne Arnold: 18:07 Yes, sir. John Sale: 18:08 And therefore, the access that the fire company had would no longer be as unimpeded as it is now. Is that also true? Wayne Arnold: 18:16 That I don't know. I, I just don't have a- Page 630 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 10 of 13 John Sale: 18:20 Plus, two plus two is four, and another two is six. If you add more traffic to that lane, it's not going to be as clear and unimpeded for the use of the fire company, as it is now. Wayne Arnold: 18:31 It may not be, but that doesn't mean it's problematic. John Sale: 18:35 Well, it may or may not be. If you do what you showed the county in the first place, there would then be two access roads that could be used to get into this space, including an alternative use for the fire company. It would have, if something happened over at our maintenance facility that somehow blocked the existing lane and bridge, it could use your road as an alternative in an emergency, couldn't it? Wayne Arnold: 19:00 Then I think we're doing the correct thing by showing the potential access to go east and west, as well as north and south, just as we have, if that's- John Sale: 19:07 If you go- Wayne Arnold: 19:07 ... one of your concerns. John Sale: 19:09 If you go ahead and build your access lane the way you showed it in the first place. Wayne Arnold: 19:12 Yep. John Sale: 19:13 But if you eliminate that, all you've done is create a potential problem for the fire company. You certainly haven't done anything for them. As well as create the security problem that Mr. Craig pointed out for Forest Glen. Wayne Arnold: 19:25 Okay. Your comments are noted, Mr. John Sale. John Sale: 19:27 Are you willing, are you willing to go back to the direct lane in the fire- Wayne Arnold: 19:31 I, I, I'm not willing to make that commitment tonight. No, sir. John Sale: 19:33 Are you willing to consider it? Wayne Arnold: 19:34 Of course. John Sale: 19:37 Um, and finally, Mr., Craig talked about a memorandum of understanding that we have already executed, and which we propose to amend and which we think was sent to you, but apparently didn't get to you in time to consider. Would you Page 631 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 11 of 13 consider incorporating the memorandum of understanding into your application? Richard Yovanovich: 19:55 No. John Sale: 19:56 Why not? Richard: 19:56 Yes. For the record, Richard Yovanovich, the attorney for the project. We went through this discussion the first time. And the county does not enforce private agreements. And we're not willing to incorporate a private agreement into a PUD document that will then force us through a 12-month process if we wanted to agree to an amendment to the memorandum of understanding. So, I think it's, one, the county doesn't enforce private agreements. John Sale: 20:25 I agree with that. Richard : 20:26 So, putting it in the PUD serves no purpose other than for you to try to come up with another mechanism to force the county to enforce the memorandum of understanding because it's now a condition of the PUD, which we're not going to agree to. John Sale: 20:40 We understand each other very clearly- Richard : 20:40 Yeah, so we're not- John Sale: 20:40 That's exactly what we want- Richard: 20:44 I know that's what you want, and the county does not get involved in private agreements. John Sale: 20:48 I know the county doesn't get involved. Richard: 20:48 The county enforces its zoning obligations. And if we violate the PUD, the county will enforce the violation of the PUD. The county is not going to get involved in enfo- enforcing terms and conditions of a private agreement between two parties. They don't enforce deal restrictions, they do not enforce private agreements, so we're not going to agree to incorporate it into the PUD. John Sale: 21:14 If your, your party, your client, is willing to commit to the memorandum of understanding and promise to comply with it, I don't understand why you wouldn't want it to also to be part of the public record. Page 632 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 12 of 13 Richard: 21:29 It doesn't need to be part of the PUD. You have contractual ability to enforce a private agreement. John Sale: 21:31 I understand your position. You're not willing to make it part of the record on this application, is that correct? Richard: 21:39 Correct. And we weren't willing to make it part of the record on the first application. John Sale: 21:40 Thank you. Wayne Arnold: 21:40 Thanks. Dave Doyle: 21:53 Excuse me. David Doyle again. Um, I showed you the Activity Center 9 with the overpasses and a signalized intersection. Have you had discussion with the county about signalizing the intersection of your approved drive? Or [inaudible 00:22:03]. Wayne Arnold: 22:03 Um, Jim, I don't know if you've gone through the, that, but I, I doubt there will be warrants for a signal and the signal spacing from Collier Boulevard is probably not long enough to make that, but I'll let you- Jim Banks: 22:13 All right. The only thing that the county- Jim Banks: 22:15 ... told us. But for the record, Jim Banks, we did meet with the county about a year ago and they told us, if anything, that, that, that intersection would be closed. It would not be a full access at that location in the future. So, not only would we not have a traffic signal, it will not be a full access in the future. Dave Doyle: 22:33 Meaning only right-in? Jim Banks: 22:39 Only right-in and right-out. That's exactly what's shown on the previous exhibit. Dave Doyle: 22:42 Okay. And how far down, how far down, um, could you go to the end of your property and, and create the same drive parallel to that? Jim Banks: 22:51 Well, it, it still doesn't meet the separation standards that the county wants. That's why the county instructed us to look at, at using the access that serves the fire station. Dave Doyle: 22:59 Do you happen to know what the separation standards are? Page 633 of 1249 Forest Glen of Naples PUD (PL20240010278) March 18, 2025 NIM Transcript Forest Glen of Naples PUD 3-18-2025 NIM Page 13 of 13 Jim Banks: 23:05 Yeah, it's, for this s- segment of road, it should be 440 feet. Dave Doyle: 23:06 Okay. Thank you. Jim Banks: 23:07 Yep. Wayne Arnold: 23:07 Where do you want that? Jim Banks: 23:10 Well, it's 660 from the, the Immokalee, or I'm sorry, Collier Boulevard intersection but it's 440 between us and the fire station access. Dave Doyle: 23:21 440 that way? Jim Banks: 23:22 Yeah. Okay, so I apologize. So, between, if we had a separate access onto Beck Boulevard, the separation standard from the fire station's access and the- Dave Doyle: 23:32 It's 440. Jim Banks: 23:35 ... maintenance would, would need to be 440. That's 660 for a right-in, right-out from Collier Boulevard. Dave Doyle: 23:39 Okay. Thank you. Wayne Arnold: 23:49 Thanks, Jim. Anybody else? Going once, twice. Speaker 10: 23:49 Has the fire station been noti- notified? Wayne Arnold: 23:52 The fire station received notification. Yes. Speaker 10: 23:54 Thank you. Wayne Arnold: 23:56 All right. Well, with that, thanks everybody for taking time to come out and, for joining the meeting. And thanks for all the comments. We'll be discussing them, and we'll communicate back through the County as well. Good night. Dave Doyle: 24:09 Thank you. Page 634 of 1249 1 LauraDeJohnVEN From:General Manager <gm@forestglengcc.com> Sent:Monday, June 23, 2025 2:45 PM To:Rick LoCastro Cc:LauraDeJohnVEN Subject:Forest Glen 2 Topics Attachments:Scanned from a Xerox Multifunction Printer.pdf EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme cau Ɵon when opening aƩachments or clicking links. Hello Rick I was reading your newsleƩer from last week and I wanted to congratulate you on all the successes. The Davis Blvd landscaping has really turned out nice and the Forest Glen members hope our median can look this nice when the flyover is complete. I have cc: Laura DeJohn on this email as well since I have met with her a few Ɵmes about these 2 topics and she has requested my material in advance of the 7/17 Planning Commission MeeƟng & I thought I would bring you up to speed at the same Ɵme since at least 1 of the topics will most likely be brought to the 9/23 County Commissioners mee Ɵng. Please see the aƩached 6 pages. Topic 1: I have met with Laura along with other county staffers and I also had a separate meeƟng with FDOT. If you look at page 1 aƩached, you will see a yellow highlighted area on the southeast corner of Davis/Beck and Collier. Nobody seems to know who owns this property and it also appears that nobody is planning on landscaping this area once the flyover construcƟon is finished. I am hoping by bringing this to your aƩenƟon now, that when the project is finished something posiƟve will happen there that will conƟnue the Davis BLVD landscape improvements. When this construcƟon is complete, this corner will be a focal point for everyone who is traveling to and from I75...the gateway to East Naples. Page 2 shows the same unclaimed piece of land outlined in pink. It does not look to buildable land, and it has one of the county pump staƟons right on the corner. Topic 2: This involves the developer that has just cleared the land just south of the pink outlined previously menƟoned land which is located just west of the fire staƟon outlined in blue and right next door to that is out golf course maintenance facility outlined in green. We share the same driveway with the fire staƟon that leads out to Beck as you can see on page 2. Page 3 shows the approved plan which shows that they had planned to build their own bridge over the canal and then hopefully be required to clean up some of the area I menƟoned in Topic 1. This would have aligned with Tollgate Blvd north of Beck. It appears the developer's plans have changed, and they now want to delete the bridge and Ɵe into the driveway we share with the fire staƟon to access Beck. This was presented at a NIM meeƟng we aƩended and a few months ago and we made our point clear to the developer that tying into our driveway would not be appropriate for several reasons. Page 4 shows with a pink arrow where they would connect in front of the fire staƟon into the driveway. I call it a driveway because there is no street name, our mailbox for the golf maintenance facility is ou t on Beck and as you can see from page 4, the fire staƟon has 2 trucks out on the driveway for training and/or maintenance. The driveway is very narrow, has a 90 degree turn right at our maintenance gate that is open all day. If the developer is allowed to use our driveway, we will have people driving straight into our maintenance yard all day long conflicƟng with equipment traffic. Also, as you can see on page 4 & 5, the intersecƟon where our narrow driveway connects to Beck is a right turn out only. There are no streetlights or sidewalks on our driveway crossing the bridge. I do not want addiƟonal exposure to the public driving by our golf maintenance facility since we lost $25,000 of small tools to thieves a few months ago. Lastly, see page 6 that approves the developer to have their own bridge. I have informed the developer that we/Forest Glen will be opposing the use of our driveway to access their property. I have had no response. This material is for Laura per her request to make available in advance to the Planning Commission that I will be present to oppose this opƟon on 7/17. Page 635 of 1249 2 Thank you for always listening and helping. Hopefully by me sending this to you in advance you will have a good background for the 9/23 Commissioners meeƟng. Thanks again for taking my call a few weeks ago and assisƟng me with the wildfire that threatened the Club. CongratulaƟons on your success! Sincerely, Tim Kragh, CCM, CCE, CAM General Manager Forest Glen Golf & Country Club 3855 Forest Glen Blvd Naples, Fl 34114 Office 239-348-1332 x 118 Fax 239-354-1904 Page 636 of 1249 Page 637 of 1249 Page 638 of 1249 Page 639 of 1249 Page 640 of 1249 Page 641 of 1249 Page 642 of 1249 Page 643 of 1249 Page 644 of 1249 7/17/2025 Item # 9.D ID# 2025-2182 PL20240007926 - Brightshore Village SRAA - North side of Immokalee Road, northeast of the intersection of Immokalee Road and Red Hawk Lane - A Resolution of the Collier County Board of County Commissioners amending Resolution No. 2022-209, which established the Brightshore Village Stewardship Receiving Area (SRA), to change the size of the SRA from 681.5± acres to 671.4± acres; to move the southern SRA boundary to accommodate the expansion of Immokalee Road; to change the stewardship credits needed from 5198.4 to 5103.2 credits; to revise the SRA Development Document and SRA Master Plan, and to revise the Stewardship Receiving Area Credit Agreement for Brightshore Village SRA. The subject property is located on the north side of Immokalee Road, northeast of the intersection of Immokalee Road and Red Hawk Lane, in Sections 18 and 19, Township 47 South, Range 28 East, Collier County, Florida. [Coordinator: Nancy Gundlach, AICP, PLA, Planner III] ATTACHMENTS: 1. PL20240007926 Staff Report - Brightshore SRA 6-30-25 2. Attachment A-Proposed Resolution 6-18-25 3. Attachment B-Resolution 2022-209 4. Attachment C-Brightshore Consistency Memorandum 5-1-25A 5. Attachment D-NIM Documents 6. Attachment E-Application 7. PL20240007926 Brightshore Village SRAA Sign Posting Affidavit Page 645 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 1 of 16 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT – PLANNING AND REGULATION HEARING DATE: JULY 17, 2025 SUBJECT: SRA-PL20240007926, BRIGHTSHORE VILLAGE STEWARDSHIP RECEIVING AREA (SRA), COMPANION ITEM TO SSA CREDIT AND RECONCILIATION AGREEMENTS _______________________________________________________________________________ APPLICANT/ PROPERTY OWNERS/AGENTS: Applicant: Hogan Farms, LLC 2600 Golden Gate Parkway, Suite 200 Naples, FL 34105 Property Owners: Hogan Farms, LLC Baron Collier Corporation BCAM, LLP Baron Collier Partnership, LLLP 2600 Golden Gate Parkway, Suite 200 Naples, FL 34105 Agents: Christopher Scott Richard D. Yovanovich, Esquire Peninsula Engineering Coleman, Yovanovich & Koester, P.A. 2600 Golden Gate Parkway 4001 Tamiami Trail North, Suite 300 Naples, FL 34105 Naples, FL 34103 Page 646 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 2 of 16 Done: Page 647 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 3 of 16 Page 648 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 4 of 16 MASTER PLAN REQUESTED ACTION: The petitioner is requesting an amendment to Resolution No. 2022-209, which established the Brightshore Village Stewardship Receiving Area (SRA), to change the size of the SRA from 681.5± acres to 671.4± acres; to move the southern SRA boundary to accommodate the expansion of Immokalee Road; to change the stewardship credits needed from 5198.4 to 5103.2 credits; to revise the SRA Development Document and SRA Master Plan; and to revise the Stewardship Receiving Area Credit Agreement for Brightshore Village SRA. GEOGRAPHIC LOCATION: The subject property, consisting of 671.4± acres, is located on the north side of Immokalee Road, northeast of the intersection of Immokalee Road and Red Hawk Lane, in Sections 18 and 19, Township 47 South, Range 28 East, Collier County, Florida. (See the Location Map on page 2 of this Staff Report.) PURPOSE/DESCRIPTION OF PROJECT: The Brightshore Village SRA was originally approved on December 13, 2022, via Resolution 2022- 209. (See Attachment B-Resolution 2022-209). The Brightshore Village SRA allows for 2,000 dwelling units, 106,000-120,000 square feet of neighborhood goods and services, 20,000 square feet of civic, governmental, and institutional uses, and a maximum of 100,000 square feet of indoor self- storage This SRA application for the Brightshore Village SRA includes the following proposed amendments: • To reconfigure the SRA boundary to remove the Immokalee Road right-of-way and right-of- way reservation; • add two access points along Immokalee Road; • add two subcategories to the Village Center context zone called “County Parcels” and “Village Center Transitional;” • reduce the width and acreage of the Community Park and increase the width and acreage of the Perimeter Lake; • revise SRA Section VI “Excavations” to allow for commercial excavation with off-site hauling of excess fill material; • revise SRA Sections 5.1.2. and 5.2.2. “Development and Design Standards;” • revise street cross sections; • add deviations related to sidewalks, signage, landscaping, and irrigation; and • revise the SRA Credit Use Agreement. The Village has an Amenity Center and Parks. The required minimum of 35% open space is 235.0± acres, and 41% open space, or 272.3± acres, has been provided. Page 649 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 5 of 16 The proposed amendments have resulted in a decrease in the size of the SRA from 681.5± acres to 671.4± acres and changes to land uses as shown in the table below: The Brightshore Village SRA Development Document has been revised accordingly. For further information, please see Attachment A-Proposed SRA Resolution. SURROUNDING LAND USE AND ZONING: North: Undeveloped land with a zoning designation of Agriculture-Mobile Home Overlay- Rural Lands Stewardship Area Overlay-Barron Collier Investments/Barron Collier Partners/Serona Investments-Stewardship Sending Area-13 (A-MHO-RLSAO- BCI/BCP/SI-SSA-13), then A-MHO-RLSAO, and then A-MHO-RLSAO- BCI/BCP/SI-SSA-13. East: Undeveloped land with a zoning designation of A-MHO-RLSAO-BCI/BCP/SI-SSA- 13, and a zoning designation of A-MHO-RLSAO. South: Immokalee Road, a 4-lane arterial road, and undeveloped land with a zoning designation of Estates (E) West: Undeveloped land and two residentially developed lands with a designation of A- MHO Page 650 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 6 of 16 AERIAL PHOTO GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Comprehensive Planning staff has reviewed the proposed SRA amendment and has found it consistent with the GMP. Please see Attachment C-Consistency Review Memorandum. Transportation Element: According to the revised SRAA document, the proposed changes will have no net increase or decrease in the number of trips generated by this development. The amendment proposes changes to access on Immokalee Road and clarifies the potential access on Redhawk if easement concerns can be resolved. Based on the revised SRA and backup materials, the subject petition request can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan because there are no additional traffic impacts resulting from the proposed changes. Conservation and Coastal Management Element (CCME) and FLUE related to Environmental Planning: Environmental Planning staff has found this project to be consistent with the CCME and Page 651 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 7 of 16 FLUE. Pursuant to the Growth Management Plan Future Land Use Element, the preservation of listed species habitat and other native areas in the Rural Lands Stewardship Area is addressed by the creation of the required Stewardship Sending Areas. The petitioner has submitted an application to amend the boundary of the Stewardship Receiving Area (SRA) for Brightshore Village. The change is a reduction of the acreage by 10.1± acres from 681.5± acres to 671.4± acres. STAFF ANALYSIS: Staff completed a comprehensive evaluation of this SRA petition and the criteria upon which a recommendation must be based. The listed criteria are noted explicitly in the LDC and require staff evaluation and comment. The criteria shall be used as the basis for a recommendation of approval or denial by the Collier County Planning Commission (CCPC) to the Board of Collier County Commissioners (BCC). Notwithstanding the above, staff reviewed the determinants for adequate findings to support the proposed SRA application as follows: Environmental Review: The proposed amendment involves a variety of changes. The change that requires environmental review includes increasing the width of the Perimeter Lake (25-30 feet) since the width of the Community Park located adjacent to the boundary of SSA #13 will be reduced. The amendment also removes 10.1± acres of the public right-of-way from the SRA, reducing the overall acreage from 681.5± acres to 671.4± acres. The approved SRA Resolution 2022-209 Brightshore Village SRA Stewardship Credit agreement required 5,198.4 Stewardship Credits to entitle the SRA project. This proposed amendment reducing the SRA to 671.4± acres requires a revision of the SRA Credit Use Agreement. The updated Brightshore SRA Credit Agreement will require 5,103.2 Stewardship Credits to entitle the SRA project (see SRA Credit Agreement Exhibit “C”). The proposed changes are illustrated in the Master Plan. LDC section 4.08.07.J.6.a. requires a Stewardship Receiving Area (SRA) containing areas greater than one acre and having a Natural Resource Index (NRI) score greater than 1.2 to be retained as open space and maintained in a predominantly natural vegetated state. The Natural Resource Index Values for the proposed changes have NRI values less than 1.2, and no listed species have been observed on the parcels. LDC Section 4.08.07.G.1. requires incompatible land uses to be directed away from sensitive environmental habitats, which include Flowway Stewardship Areas (FSA), Habitat Stewardship Areas (HSA), Water Retention Areas (WRA), and Conservation Lands; the proposed changes will not impact these areas. This project does not require an Environmental Advisory Council (EAC) review, as it falls outside the scope of land development project reviews identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Utility Review: The subject property is within the Collier County Water Sewer District (CCWSD), though not the current water, wastewater, and irrigation quality (I.Q.) water service areas. Connection of the property to CCWSD facilities shall be made in accordance with the Agreement to Provide Potable Water, Wastewater, and Irrigation Water Utility Services with Hogan Farms, LLC. The Public Utilities Department recommends approval of this petition, subject to the following Condition of Approval: Page 652 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 8 of 16 1. Connection of the subject property to CCWSD facilities shall be made in accordance with the Agreement to Provide Potable Water, Wastewater, and Irrigation Water Utility Services with Hogan Farms, LLC, adopted on December 13, 2022. 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: Landscape staff has reviewed this petition and recommends approval subject to the denial of Landscape Deviation # 3 related to LDC Section 4.06.05.L.1., “Irrigation System Requirements.” For further information, please see the Deviation section of this staff report. Fire Review: Fire staff have reviewed this petition and recommends approval. Zoning Services Review: The proposed amendment changes comply with the requirements of the SRA procedures outlined in LDC Section 4.08.07. In compliance with LDC Section 4.08.07.E, the proposed changes are not in conflict with any SRA suitability criteria or RLSA District regulations. The proposed changes continue to direct incompatible land uses away from FSAs, HSAs, WRAs, and Conservation Lands. The petitioner has demonstrated that he has acquired sufficient Stewardship Credits to implement the SRA uses. The proposed changes should not have negative environmental and public infrastructure impacts. As previously stated, the proposed amendment decreases the size of the Brightshore Village SRA from 681.5± acres to 671.4± acres and includes the following proposed amendments: • reconfigure the SRA boundary to remove the Immokalee Road right-of-way and right-of-way reservation; • add two access points along Immokalee Road; • add two subcategories to the Village Center context zone called “County Parcels” and “Village Center Transitional;” • reducing the width and acreage of the Community Park and increasing the width and acreage of the Perimeter Lake; • revise SRA Section VI “Excavations” to allow for commercial excavation with off-site hauling of excess fill material; • revise SRA Sections 5.1.2. and 5.2.2. “Development and Design Standards;” • revise street cross sections; • add deviations related to sidewalks, signage, landscaping, and irrigation; • revise the SRA Credit Use Agreement. A portion of the Village Center context zone has been revised to create a 21.4-acre Village Center- Transitional parcel and 9.5-acre Village Center-County parcels. The Transitional parcel will allow for Recreational Vehicle (RV) Resort uses and outdoor storage uses. Each Recreational Vehicle lot Page 653 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 9 of 16 will count towards the maximum of 2,000 residential units permitted in the Brightshore Village SRA. The development standards for the RV resort have been added to the Developer Commitment section of the SRA Document. The Village Center-County parcels will allow for a Collier County Water- Sewer District utility site and a stormwater pond. The alley and street cross-sections contained in Exhibit A have been modified to accommodate on- street parking. Mobile Food Trucks have been added as a permitted use in the Village Center context zone and as an accessory use in the Neighborhood General context zone, subject to LDC Section 5.05.16. The reduction of 10.1± acres has resulted in a negligible change in density, from 2.935 dwelling units per acre to 2.970 dwelling units per acre. DEVIATION DISCUSSION: The petitioner is seeking seven additional/new deviations from the requirements of the LDC. The deviations are directly extracted from SRA Document Section VIII. Deviations. The petitioner’s rationale and staff analysis/recommendation are outlined below. SRA Document Section 8.3. Transportation Standards: (Note: Deviation # 1 was previously approved in Resolution 2022-209) Deviation # 2 seeks relief from LDC Sections 6.06.02.A. and 6.06.02.D., “Sidewalk, Bike Lane and Pathway Requirements,” which requires developments to construct sidewalks or make payments-in- lieu of construction of sidewalks within rights-of-way adjacent to the development to instead allow the construction of +/-2.75-mile 10-foot wide paved public pathway within the perimeter community park instead of constructing or making payment-in-lieu of construction for sidewalks within Immokalee Road right-of-way and along Red Hawk Lane. Petitioner’s Justification: The petitioner states the following in support of the deviation: The construction of sidewalks within Immokalee Road is not currently feasible. Immokalee Road will ultimately be a four-lane divided highway; however, those improvements are currently not scheduled within the Collier County Capital Improvement Program. Any sidewalks constructed within the right-of-way would likely need to be removed and replaced with future improvements. The Brightshore Village SRA has agreed to reserve and provide the necessary right-of-way for the ultimate street improvements. Additionally, Brightshore Village has designed and will construct a traffic circle for Immokalee Road at its primary entrance to accommodate the ultimate right-of-way width. An ownership and encumbrance report through January 18, 2024 (attached) indicates that Redhawk Lane is not a county-maintained right of way, and the land containing the dirt roadway was “lessed out by the developer with no subsequent conveyance found of record as to rights of use.” Accordingly, there is no indication of legally permissible rights to construct a sidewalk within Redhawk Lane, and the LDC requirement to provide a sidewalk would not apply. The development provides 5’ wide public sidewalks from Immokalee Road into the development that will connect with the internal pedestrian pathway system. The proposed CDD roads that parallel Immokalee Road include 5’ sidewalks on one side of the Page 654 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 10 of 16 roadway and 12’ multi-use pathways on the opposite side. These public pathways will connect to the 10’ wide, paved multi-use public pathway that extends 2.75-miles around the west, north and east sides of the SRA. The applicant is proposing to amend the Transportation Developer Agreement (OR 6201, PG 1907) to be consistent with this Deviation. Staff Analysis and Recommendation: Zoning and Development Review staff recommends APPROVAL of this deviation, finding that in compliance with LDC Section 4.08.07.J.8(a), the petitioner has demonstrated that “the deviations are consistent with the RLSA Overlay” and LDC Section 4.08.07.J.8(b), the petitioner has demonstrated that the deviation(s) “further enhances the tools, techniques, and strategies based on principles of innovative planning and development strategies, as set forth in §§ 163.3177 (11), F.S.” SRA Document Section 8.4. Sign Standards: (Note: Deviation # 1 was previously approved in Resolution 2022-209) Deviation # 2 seeks relief from LDC Section 5.06.02.B.5., “Development Standards for Signs within Residential Districts,” which allows residential developments to have multiple on-premise directional signs no greater than 4 sf in sign area and 4’ in height or a single directional sign with maximum 24 sf in sign area and 8’ in height to instead allow a maximum of eight (8) directional signs with a maximum sign area of 24 sf and a maximum sign height of 8’ throughout the Brightshore Village SRA. Petitioner’s Justification: The petitioner states the following in support of the deviation: The SRA is a large development consisting of several neighborhoods with various recreational and commercial areas. The deviation will allow signage to direct residents and visitors to the various neighborhoods, amenities, and places of interest within the SRA. The directional signs will be internal to the SRA and will not be visible from adjacent properties or public streets outside of the SRA. Staff Analysis and Recommendation: Zoning and Development Review staff recommends APPROVAL of this deviation, finding that in compliance with LDC Section 4.08.07.J.8(a), the petitioner has demonstrated that “the deviations are consistent with the RLSA Overlay” and LDC Section 4.08.07.J.8(b), the petitioner has demonstrated that the deviation(s) “further enhances the tools, techniques, and strategies based on principles of innovative planning and development strategies, as set forth in §§ 163.3177 (11), F.S.” Deviation # 3 seeks relief from LDC Section 5.06.02.B.6., “Development Standards for Signs within Residential Districts,” which allows two ground signs with a maximum height of 8 feet and with a combined sign area of 64 square feet at each entrance to a multi-family or single-family development, to instead allow two off-premise ground signs with a maximum height of 9’ as measured from adjacent grade with a combined sign area of 140 square feet to be located within the Village Center at the primary entrance to the Brightshore SRA at the Immokalee Road traffic circle. Petitioner’s Justification: The petitioner states the following in support of the deviation: Page 655 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 11 of 16 The deviation will allow the Brightshore Village development to provide entry feature signage along Immokalee Road. The current sign regulations only allow these types of entry feature signage within Residential districts and does not provide any sign standards for Village Center context zones or other mixed-use development projects. The entire frontage of the development is designated as Village Center and requires a deviation to have visibility from Immokalee Road. The proposed signage is consistent with the heights and sign areas that have been approved for other master planned developments. Staff Analysis and Recommendation: Zoning and Development Review staff recommends APPROVAL of this deviation, finding that in compliance with LDC Section 4.08.07.J.8(a), the petitioner has demonstrated that “the deviations are consistent with the RLSA Overlay” and LDC Section 4.08.07.J.8(b), the petitioner has demonstrated that the deviation(s) “further enhances the tools, techniques, and strategies based on principles of innovative planning and development strategies, as set forth in §§ 163.3177 (11), F.S.” Deviation # 4 seeks relief from LDC Section 5.06.02.B.12., “Community Amenities Signs,” which allows community amenities a maximum of two ground signs located at the main entrance, one wall sign, and one information sign to instead allow a wall sign for each building and a maximum of eight (8) informational signs. Petitioner’s Justification: The petitioner states the following in support of the deviation: The SRA includes a large 15.6-acre amenity area to serve all of the residential uses permitted within Brightshore Village, as well as an 18.2-acre Open Space area that provides additional recreational amenities. These amenity sites will include multiple buildings and facilities, and the additional signage is necessary to direct residents and visitors to the various programming that is available. These signs are internal to the SRA and will not be visible from external properties or roadways. Staff Analysis and Recommendation: Zoning and Development Review staff recommends APPROVAL of this deviation, finding that in compliance with LDC Section 4.08.07.J.8(a), the petitioner has demonstrated that “the deviations are consistent with the RLSA Overlay” and LDC Section 4.08.07.J.8(b), the petitioner has demonstrated that the deviation(s) “further enhances the tools, techniques, and strategies based on principles of innovative planning and development strategies, as set forth in §§ 163.3177 (11), F.S.” Deviation # 5 seeks relief from LDC Section 5.06.04.F.1. and F.2, “Development Standards for Signs within Non-Residential Districts,” which allows single-occupancy or multiple-occupancy parcels having frontage of 150 feet or more on a public street to have a ground sign along a public street to instead allow single-occupancy or multiple-occupancy parcels with multiple street frontages to have one additional ground sign along the internal or secondary street. The second sign shall be limited to 6 feet in height and 40 square feet in sign area. Petitioner’s Justification: The petitioner states the following in support of the deviation: Page 656 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 12 of 16 This will allow platted parcels or tracts fronting both the external arterial roadways and the internal parallel road to have signage facing both vehicular use areas. The second sign will be limited to a size less than that permitted facing the external Immokalee Road. Staff Analysis and Recommendation: Zoning and Development Review staff recommends APPROVAL of this deviation, finding that in compliance with LDC Section 4.08.07.J.8(a), the petitioner has demonstrated that “the deviations are consistent with the RLSA Overlay” and LDC Section 4.08.07.J.8(b), the petitioner has demonstrated that the deviation(s) “further enhances the tools, techniques, and strategies based on principles of innovative planning and development strategies, as set forth in §§ 163.3177 (11), F.S.” SRA Document Section 8.5. Landscape Standards: (Note: Deviation # 1 was previously approved in Resolution 2022-209) Deviation # 2 seeks relief from LDC Section 4.06.02 A. and 4.06.02 C., “Table 2.4 Buffer Requirements by Land Use Classifications,” which requires landscape buffers between residential subdivisions or developments to instead require no buffer between residential subdivisions or developments within the Neighborhood General Context Zone and when separated by a lake. Petitioner’s Justification: The petitioner states the following in support of the deviation: The deviation will allow residential subdivisions or developments to maintain desirable lake views by not providing buffer plantings within required landscape buffer easements adjacent to the perimeter lake when another residential subdivision or development is on the opposite side of the lake. The SRA includes a perimeter lake around the majority of the Neighborhood General context zone, which provides sufficient separation between developments. Staff Analysis and Recommendation: Zoning and Development Review staff recommends APPROVAL of this deviation, finding that in compliance with LDC Section 4.08.07.J.8(a), the petitioner has demonstrated that “the deviations are consistent with the RLSA Overlay” and LDC Section 4.08.07.J.8(b), the petitioner has demonstrated that the deviation(s) “further enhances the tools, techniques, and strategies based on principles of innovative planning and development strategies, as set forth in §§ 163.3177 (11), F.S.” Deviation # 3 seeks relief from LDC Section 4.06.05.L.1., “Irrigation System Requirements,” which requires cultivated landscape areas to be provided with an automatic irrigation system to instead allow the Type D Buffer between the linear park and Red Hawk Lane to be planted with drought- tolerant Florida-Friendly landscaping and be irrigated by water truck or other alternative method. Petitioner’s Justification: The petitioner states the following in support of the deviation: The Type D Buffer along Red Hawk Lane extends from the Immokalee Road right-of-way approximately 1 mile to the north. The majority of this buffer is located west of the Brightshore Village perimeter lake within the Linear Park. Per Code, an irrigation line is required along this 1-mile buffer. Because there is limited ability to interconnect any irrigation lines within this Page 657 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 13 of 16 buffer to the IQ waterlines internal to the development, the irrigation service within this buffer will need to be upsized in order to maintain satisfactory pressure throughout this extremely long run. A typical irrigation service line is ¾” to 1” diameter; due to the length of this buffer, this dead-end service line will need to be approximately 4” diameter or will require a small booster pump at the connection to the county system to maintain sufficient water pressure for irrigation services. Both scenarios present an undue hardship that is unique to this buffer. Because the development has IQ water available, a consumptive use permit to provide supplemental irrigation derived from a well or the development lakes cannot be permitted. In lieu of providing irrigation service along this section of the project, the Type D buffer adjacent to Red Hawk Lane will utilize a water truck for irrigation until viability is established. Plantings within the buffer will utilize drought-tolerant, Florida Friendly, Live Oaks. It is assumed that watering will occur daily for the initial week after planting and then 3 times per week for the next 7-weeks. Watering will then occur once per week for the next several months to establish viability. Once viability is established, the Live Oaks will be maintained with supplemental watering as required, primarily during drought conditions. Initial planting is anticipated to coincide with the Florida rainy season. The developer will provide quarterly status reports to County staff on the buffer plantings. The quarterly reports will be provided for three years, with the first report provided three months after final acceptance of the Phase 1 landscape improvements. Staff Analysis and Recommendation: Zoning and Development Review staff recommends DENIAL of this deviation, finding that in compliance with LDC Section 4.08.07.J.8(a), the petitioner has demonstrated that “the deviations are consistent with the RLSA Overlay” and LDC Section 4.08.07.J.8(b), the petitioner has demonstrated that the deviation(s) “further enhances the tools, techniques, and strategies based on principles of innovative planning and development strategies, as set forth in §§ 163.3177 (11), F.S.” The subject area is part of a minimum code-required landscaping and will also serve as a part of a 1- mile-long Linear Park that will be open to the public. It is not desirable to have dead grass during our extensive dry season and during periods of unseasonal drought. Irrigation is necessary not only for the survival of trees. It is also necessary for the trees to thrive and grow, providing shade for park visitors as well as serving as a buffer between the Village and the adjacent rural community along Red Hawk Lane. The cost of 1 mile of irrigation is negligible. It is part of the cost of development that will be shared by the 2,000 homeowners and businesses. Temporary irrigation by a water truck or other method is not a substitute for a permanent, automated irrigation system. NEIGHBORHOOD INFORMATION MEETING (NIM): The agent noticed and held the required NIM on March 5, 2025, at 5:30 p.m. at IFAS Extension, 14700 Immokalee Road, Naples, Florida. There was one member from the public who attended via Zoom. For further information, please see Attachment D: NIM Summary. Page 658 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 14 of 16 COUNTY ATTORNEY'S OFFICE REVIEW: The County Attorney’s office reviewed the staff report for Petition Number PL20240007926, Brightshore Village SRA on June X, 2025. This petition requests an amendment to the Brightshore Village SRA. A Village is described in LDC Section 4.08.07.C.2 as: Villages are primarily residential communities with a diversity of housing types and a mix of uses appropriate to the scale and character of the particular village. Villages shall be not less than 100 acres or more than 1,000 acres. Villages are comprised of residential neighborhoods and shall include a mixed-use village center to serve as the focal point for the community's support services and facilities. Villages shall be designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. Villages shall have parks or public green spaces within neighborhoods. Villages shall include neighborhood-scaled retail and office uses, in a ratio as provided in Section 4.08.07 J.1. Villages are an appropriate location for a full range of schools. To the extent possible, schools and parks shall be located adjacent to each other to allow for the sharing of recreational facilities. The Village form of rural land development is permitted within the ACSC, subject to the limitations of Section 4.08.07 A.2. The burden falls upon the applicant to prove that the proposal is consistent with all of the criteria set forth below. The burden then shifts to the County, should it consider denial, that such denial is not arbitrary, discriminatory, or unreasonable. This would be accomplished by finding that the amendment does not meet one or more of the listed criteria: Criteria for creation of SRA 1. Consider: Compatibility with adjacent land uses. 2. Consider: An SRA must contain sufficient suitable land to accommodate the planned development. 3. Consider: Residential, commercial, manufacturing/light industrial, group housing, transient housing, institutional, civic, and community service uses within an SRA shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. 4. Consider: Conditional use essential services and governmental essential services, with the exception of those necessary to serve permitted uses and for public safety, shall not be sited on land that receives a Natural Resource Index value of greater than 1.2, regardless of the size of the land or parcel. 5. Consider: Lands or parcels that are greater than one acre and have an Index Value greater than 1.2 shall be retained as open space and maintained in a predominantly natural vegetated state. 6. Consider: Open space shall also comprise a minimum of thirty-five percent of the gross acreage of an individual SRA Town, Village, or those CRDs exceeding 100 acres. Gross acreage includes only that area of development within the SRA that requires the consumption of Stewardship Credits. 7. Consider: As an incentive to encourage open space, open space on lands within an SRA located outside of the ACSC that exceeds the required thirty-five percent retained open space shall not be required to consume Stewardship Credits. Page 659 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 15 of 16 8. Consider: An SRA may be contiguous to an FSA or HSA, but shall not encroach into such areas, and shall buffer such areas as described in LDC Section 4.08.07 J.6. An SRA may be contiguous to, or encompass a WRA. 9. Consider: The SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. 10. Consider: Conformity of the proposed SRA with the goals, objectives, and policies of the GMP. 11. Consider: Suitability criteria described in Items 2 through 9 above [LDC Section 4.08.07 A.1.] and other standards of LDC Section 4.08.07. 12. Consider: SRA master plan compliance with all applicable policies of the RLSA District Regulations, and demonstration that incompatible land uses are directed away from FSAs, HSAs, WRAs, and Conservation Lands. 13. Consider: Assurance that the applicant has acquired or will acquire sufficient Stewardship Credits to implement SRA uses. 14. Consider: Impacts, including environmental and public infrastructure impacts. The CCPC, in making its recommendation, must rely upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, maps, studies, letters from interested persons, and the oral testimony presented at the CCPC hearing as these items relate to these criteria. (HFAC, 6-13-25) RECOMMENDATION: Staff recommends that the Collier County Planning Commission, acting as the local planning agency, and the Environmental Advisory Council, forward Petition SRA-PL20240007926, Brightshore Village SRA, to the Board of County Commissioners with a recommendation of approval, subject to the following Conditions of Approval: 1. Connection of the subject property to CCWSD facilities shall be made in accordance with the Agreement to Provide Potable Water, Wastewater, and Irrigation Water Utility Services with Hogan Farms, LLC, adopted on December 13, 2022. 2. Landscape Deviation # 3 related to LDC Section 4.06.05.L.1., “Irrigation System Requirements” shall be denied. Attachments: Attachment A: Proposed SRA Resolution Attachment B: Resolution 2022-209 Attachment C: Consistency Review Memorandum Attachment D: NIM Summary Attachment E: Application Page 660 of 1249 BRIGHTSHORE VILLAGE SRA, SRA-PL20240007926 July 10, 2025 Page 16 of 16 Page 661 of 1249 [24-CPS-02567/1952660/1]130 Brightshore Village / PL20240007926 6/17/25 Page 1 of 3 RESOLUTION NO. 2025- ______ A RESOLUTION OF THE COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS AMENDING RESOLUTION NO. 2022-209 WHICH ESTABLISHED THE BRIGHTSHORE VILLAGE STEWARDSHIP RECEIVING AREA, TO CHANGE THE SIZE OF THE SRA FROM 681.5 ACRES TO 671.4 ACRES; TO MOVE THE SOUTHERN SRA BOUNDARY TO ACCOMMODATE THE EXPANSION OF IMMOKALEE ROAD; TO CHANGE THE STEWARDSHIP CREDITS NEEDED FROM 5198.4 TO 5103.2 CREDITS; TO REVISE THE SRA DEVELOPMENT DOCUMENT AND SRA MASTER PLAN; AND TO REVISE THE STEWARDSHIP RECEIVING AREA CREDIT AGREEMENT FOR BRIGHTSHORE VILLAGE STEWARDSHIP RECEIVING AREA. THE SUBJECT PROPERTY IS LOCATED NORTH OF IMMOKALEE ROAD, NORTHEAST OF THE INTERSECTION OF RED HAWK LANE AND IMMOKALEE ROAD IN SECTIONS 18 AND 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA. [PL20240007926] WHEREAS, on December 13, 2022, the Board of County Commissioners approved Resolution No. 2022-209 designating 681.5 acres as the Brightshore Village Stewardship Receiving; and WHEREAS, Hogan Farms, LLC (“Applicant”) has applied for an amendment the Brightshore Village Stewardship Receiving Area designation to reduce the acreage and make other amendments pursuant to Section 4.08.07 of the Collier County Land Development Code; and WHEREAS, Collier County staff and the Collier County Planning Commission have reviewed the SRA Designation Amendment Application (“Application”), along with all support documentation and information required by LDC Section 4.08.07, and determined that the application is consistent with the Rural Lands Stewardship Area Zoning Overlay District, and requirements of Section 4.08.07 of the LDC, specifically the suitability criteria of Section 4.08.07 of the LDC; and WHEREAS, Hogan Farms, LLC has demonstrated its ownership of the necessary Stewardship Sending Area (“SSA”) Stewardship Credits to be utilized by the Brightshore Village SRA by its approved SSA Credit and Easement Agreements; and Page 662 of 1249 [24-CPS-02567/1952660/1]130 Brightshore Village / PL20240007926 6/17/25 Page 2 of 3 WHEREAS, Applicant seeks to reduce the number of Stewardship Credits needed for the designation of the Brightshore Village SRA from 5198.4 Stewardship Credits to 5077.6 Stewardship Credits, generated from the Board’s designation of SSA 6. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: 1. The Board hereby approves and designates as the Brightshore Village SRA six hundred seventy-one and four-tenths (671.4) acres described in the revised legal description attached as Exhibit “A”, subject to the requirements of the revised Brightshore Village SRA Development Document and the revised Brightshore Village SRA Master Plan both attached hereto as Exhibit “B”. 2. The Board hereby approves the revised Stewardship Receiving Area Credit Agreement, a copy of which is attached hereto as Exhibit “C”, requiring Applicant and Owners to transfer and assign five thousand one hundred three and two-tenths (5103.2) Stewardship Credits to Collier County. 3. The Board hereby approves the number of dwelling units, gross leaseable square footage of retail and office uses, and the other land uses described in the revised Brightshore Village SRA Development Document and depicted on the revised Brightshore Village SRA Master Plan. 4. There are three companion items related to this Resolution. They are (1) an Ordinance establishing a Community Development District for Brightshore Village adopted by Ordinance No. 2022-50; (2) a Developer Agreement relating to transportation issues for Brightshore Village recorded in Official Records Book 6201 Page 1907 et. seq. of the public records of Collier County; and (3) a Developer Agreement related to servicing of Brightshore Village by the Collier County Water and Sewer District recorded in Official Records Book 6204 Page 1721 et. seq. of the public records of Collier County, as amended by ___________. These three items are hereby incorporated by reference into this Resolution, as if fully set forth herein. These items may be separately amended without the need to amend this Resolution. THIS RESOLUTION ADOPTED this _____ day of ______________, 2025, after motion, second, and favorable vote. Page 663 of 1249 [24-CPS-02567/1952660/1]130 Brightshore Village / PL20240007926 6/17/25 Page 3 of 3 ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: By: , Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Attachments: Exhibit A – Legal Description-Revised Exhibit B – Brightshore Village SRA Development Document and Exhibits-Revised Exhibit C – Stewardship Credit Agreement-Revised Page 664 of 1249 i33zb 3ri i i o=duJLJJzozUJIlzzul 0- >ri!:o -lo rt;, 5Eo9 =6zfi ul 0. ^.8(l 'UI5 9nEE <Ll?d P9C@ oeii FTEci 6\fo' tsH39 *r.-oz + s.==0 {43(E rLSao .rt iiliiir il';il r, i zo tr(L x.o U) uto l'Lo I()F UJY 4C li .Eii = 5 j ta Ft!ul LLz tlJJ (-)a <)oo o o o --ll*ug -.1H=ilia(,6 ,ldH' Ios rlr rrJ _4 -.r -l1rI ___ll -! ,ooer =,,! :frvcS l__ lrJ t J U' 1- ciL!a v.oo 1 -dgc 0_ Foz o o E otrlIT- lFE z () o 3 tiL q3;g: o O ( !j o() $q1:f! 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N € a I\2 = a l-\) I N € a .9 = aN q .{ € a tD-g = e, oi c lt o;-{ = a ^t{ a m (/, -{ m a o;-{ m g N d { @m vzo o o o o o o o ocn m oca m-t (! m !, i,.)..1 b.{b .{ !o |-mzo -.1I P :..1 a :'r N io v E(t, o -J ol j N q o am -t a € N e = _.{ -{ € z j { z q € z !q E z !i ^5{ z oi = o-oao @m vzo tb E s,I !I !D -{ -.1 o-o7ot-mzo--{r 'ts +HH+F=RHfi6mm6i=6I> n tin * i;6s =iii;BEs" gI3H=HfiE HiEE EET =EEd H}{* a'\ -: -l m; ;3e8 =EH H = T EJ' JoA,z { 6 azo{ ri ii i,'t @Cn m I =!mzzoc mzazmmvzo @o! @ U) !I ax { Ez I o 9 ! @o! ! a ? q 6 8Page 2 of 4Page 666 of 1249 PENINSUfr. ENGINEERING T LEGAL DESCRIPTION OF PART OF THE NORTH HALF OF SECTIONS 18 AND 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNry, FLORIDA. (BRIGHTSHORE VILLAGE S.R.A. BOUNDARY} COMMENCING AT THE SOUTHWEST CORNER OF SECTION 19 , TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID SECTION 19 NORTH 00"33'31" WEST 15O.OO FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID WEST LINE NORTH OO'33'31" WEST 5,170.74 FEET TO THE NORTHWEST CORNER OF SAID SECTION 19; THENCE LEAVING SAID WEST LINE NORTH 89'45'17' EAST 334.22 FEET; THENCE NORTH 69'40'33'' EAST 50.52 FEET; THENCE NORTH OO'56'08" WEST 670.62 FEET: THENCE NORTH 08'52'06" WEST 331.28 FEET; THENCE NORTH 20'54'48'' EAST 142.49 FEET; THENCE NORTH 62"14'48" EAST 1,355,44 FEET; THENCE SOUTH 65'52'47" EAST 954.64 FEET; THENCE SOUTH 70'01'14" EAST 119.08 FEET; THENCE SOUTH 63'39'15" EAST 628.77 FEET; THENCE NORTH 40'34'56" EAST 32.99 FEET; THENCE NORTH 23'38'28' EAST 362.36 FEET; THENCE NORTH 48'50'20" EAST 54.54 FEET; THENCE SOUTH 66'01'5O" EAST 199.07 FEET; THENCE SOUTH 50'25'20" EAST 954.27 FEET; THENCE SOUTH 18'52'22" EAST 748.23 FEET; THENCE SOUTH 83'10'21 " EAST 306.85 FEET; THENCE SOUTH 01 '04'51 '' EAST 317.74 FEET; THENCE SOUTH OO'49'55" EAST 322.25 FEET; THENCE SOUTH 06'24'15'' EAST 262.61 FEET: THENCE SOUTH 07"19'29'' WEST 5O,I.06 FEET; THENCE SOUTH 01'08'37" EAST 195.96 FEET; THENCE SOUTH 1O'OO'20" WEST 569.45 FEET; THENCE SOUTH 23'28'05" WEST 264.33 FEET; THENCE SOUTH 04'25'45" WEST 627,49 FEET; THENCE SOUTH ,I8'15'57" EAST 240.55 FEET; THENCE SOUTH 1O'16'07" EAST 189.28 FEET; THENCE SOUTH 07'36'19'' EAST 254,95 FEET; THENCE SOUTH 05'42'25' WEST 41 .75 FEET: THENCE SOUTH 04.38.57., WEST zI4.03 FEET; THENCE SOUTH 04'38'58" WEST 320.97 FEET; THENCE SOUTH 19"59'54" WEST 1O3.OO FEET; THENCE SOUTH 20'59'47' WEST 58.20 FEET; THENCE SOUTH 20'48'49" WEST 35.19 FEET; THENCE SOUTH 24"49'22'' WEST 151 ,37 FEET; THENCE SOUTH 24'52'40" WEST 90,30 FEET; THENCE SOUTH 36'52'12" WEST 337.31 FEET; THENCE SOUTH 01'41'16" WEST 5'I0.88 FEET; THENCE SOUTH 89'39'03" WEST 687.85 FEET; THENCE 379.08 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTH HAVING A RADIUS .)(,(t0 Gcclcrl a,.ri('Prrkw.ry, Nnp e! Florda, l4105 Off (.21!.401 6700 Fax 219261 l7'l/ Fla Engineer CA 28275 Fla Landscape CA tC26000532 Fla SurveYor/Mapper 188479 Page I 1 Page 3 of 4 Page 667 of 1249 PENtNsufr, ENGINEERING T OF 2,714.93 FEET THROUGH A CENTRAL ANGLE OF O8'OO'OO' AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 86'20'57'' WEST 378.77 FEET; THENCE NORTH 82'20'57" WEST 337.32 FEET; THENCE 420.09 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE SOUTH HAVING A RADIUS OF 3,014.93 FEET THROUGH A CENTRAL ANGLE OF O7'59'OO" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 86"20'27'' WEST 419.75 FEET; THENCE SOUTH 89'40'03'' WEST 713.11 FEET; THENCE 50.87 FEET ALONG THE ARC OF A NON-TANGENTIAL CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 1 15.00 FEET THROUGH A CENTRAL ANGLE OF 25"20'35' AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 66'47'50'WEST 50.45 FEET TO A POINT OF COMPOUND CURVE; THENCE 40.04 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 527.00 FEET THROUGH A CENTRAL ANGLE OF O4'21'12" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 51'56'56" WEST 40.03 FEET TO A POINT OF COMPOUND CURVE; THENCE 34.75 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 4O.OO FEET THROUGH A CENTRAL ANGLE OF 49'46'20' AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 24"53'10" WEST 33.67 FEET; THENCE NORTH OO'OO'OO" EAST 25.16 FEET; THENCE NORTH 9O'OO'OO" WEST 13O.OO FEET; THENCE SOUTH OO'OO'OO" EAST 17.54 FEET; THENCE 13.90 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE WEST HAVING A RADIUS OF 4O.OO FEET THROUGH A CENTRAL ANGLE OF 19'54'33" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 09"57'17" WEST 13.83 FEET TO A POINT OF COMPOUND CURVE; THENCE 34.32 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHWEST HAVING A RADIUS OF 97.76 FEET THROUGH A CENTRAL ANGLE OF 20"07'01" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 29'58'04" WEST 34.15 FEET; THENCE ALONG A LINE NON.TANGENT TO SAID CURVE, SOUTH 40'36'53" WEST, A DISTANCE OF 16.40 FEET; THENCE 55.83 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHWEST HAVING A RADIUS OF 9O.OO FEET THROUGH A CENTRAL ANGLE OF 35'32'40'AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 58"23'14" WEST 54.94 FEET; THENCE ALONG A LINE NON-TANGENT TO SAIO CURVE, SOUTH 89'40'03" WEST, A DISTANCE OF 355.98 FEET TO THE POINT OF BEGINNING CONTAINING 671.43 ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. BEARINGS ARE BASED ON THE NORTH LINE OF SAID SECTION 32 BEING SOUTH 89"05'12" WEST 1, october 7th, 2024 UNCE T MILLER, P.S.M. #155627 DATE OF SURVEY CERTIFIUTE OF AUTHORIZATION #LB-8479 REFERENCE: s:\Hogon_Brishtshote-ABcP-009\8RIGHTSHORE-PHo1\SKETCH\BRt6HISHORE-SRA\S-ABCP-BS-PH01-SK-O1.dwg 2(,t)Oaiodff Gdl0 l).rrkrvay, N.rplc:, tlorrd.r. lal05 Off({'llc40l(rfll0 tirx23976l I7()7 Fla Engineer CA 28275 Fla Landscape CA 1C25000632 Fla Surveyor/Mapper 188479 Page | 2 Page 4 of 4 Page 668 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 TABLE OF CONTENTS Page I. OVERVIEW/ VILLAGE DESIGN 3 II. SRA STATEMENT OF COMPLIANCE/ SUITABLITY CRITERIA 3 III. REQUIRED PERIMETER LANDSCAPE BUFFERS 4 IV. MINIMUM REQUIRED AND MAXIMUM ALLOWABLE 4 DENSITY AND INTENSITY V. CONTEXT ZONES 5 5.1 Neighborhood General 5 5.2 Village Center 7 VI. EXCAVATIONS 10 VII. GOLF CARTS/ LOW- SPEED VEHICLES 10 VIII. DEVIATIONS 10 8.1 Deviations from Neighborhood General Standards 10 8.2 Village Center Standards 1011 8.3 Transportation Standards 11 8.4 Signs Standards 1112 8.5 Landscape Standards 12 8.6 Other Deviations 1213 IX. OWNER/ DEVELOPER COMMITMENTS 1213 9.1 Planning 1213 9.2 Environmental 1415 9.3 Transportation 1416 9.4 Parks and Recreation 1517 9.5 OtherLandscaping 1617 9.6 Affordable Housing 17 9.7 Golf Carts 18 EXHIBITS Exhibit A— Sheet 1: SRA Master Plan (Color) Exhibit A— Sheet 2: SRA Master Plan (Black & White) Exhibit A— Sheet 3: SRA Master Plan Internal Mobility Plan Exhibit A— Sheet 4: SRA Master Plan with Deviations Exhibit A— Sheet 5: SRA Master Plan with Deviation Descriptions Exhibit A— Sheet 6: Typical Street Cross Sections (1) Exhibit A— Sheet 7: Typical Street Cross Sections (2) Exhibit A— Sheet 8: Typical Street Cross Sections (3) Exhibit A— Sheet 9: Typical Street Cross Sections (4) Exhibit B— Sheets 1-3: Boundary Survey Exhibit C— Sheets 1-2: Legal Description and Sketch Exhibit D— Sheet 1 Location Map Exhibit E— Sheets 1- 3 Property Ownership/ Statement of Unified Ownership Exhibit F – Sheet 1-44 Natural Resource Index Page 1 of 79 Page 669 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 I. OVERVIEW/VILLAGE DESIGN AND PROJECT DEVELOPMENT Brightshore Village Stewardship Receiving Area (SRA) is located in eastern Collier County in portions of Sections 18 and 19, Township 47 South, and Range 28 East. Brightshore Village SRA (“Village”) contains a total of 681.5 671.4± acres. The Village is located north of Immokalee Road, northeast of the intersection of Red Hawk Lane and Immokalee Road. Lands to the north, east, and west have a base zoning designation of A-Agricultural and the lands to the south are zoned E-Estates. Lands to the north and to the east of the SRA are designated SSA 6 under the Rural Lands Stewardship Area (RLSA) Overlay. The land within the Village SRA has been in active agricultural production for many years. In accordance with the RLSA Overlay definition, the Village is primarily a residential community which includes a diversity of housing types and a maximum of 2,000 dwelling units. The Village includes a 106.7 95.3 acre mixed-use Village Center providing for the required neighborhood-scaled retail, office, civic, and community uses. The SRA is designed to encourage pedestrian/bicycle circulation and the use of golf carts/low-speed vehicle via an interconnected sidewalk and a multi-use pathway system, serving the entire Village and with an interconnected system of streets, dispersing and reducing both the number and length of vehicle trips. II. SRA STATEMENT OF SUITABILITY CRITERIA PER LDC SECTION 4.08.07, PARAGRAPHS A, B, and C AND RLSA OVERLAY ATTACHMENT C 1. The SRA contains 681.5 671.4± acres. 2. The Village SRA does not include any lands designated Flowway Stewardship Area (FSA), Habitat Stewardship Area (HSA), or Water Retention Area (WRA). 3. The SRA does not include any lands within the Area of Critical State Concern (ACSC) Overlay. 4. The required minimum Open Space (35%) is 238.5 235.0 acres. The SRA master plan provides for 269.6 272.3± acres of Open Space (40 41± percent). 5. The SRA is designed to encourage pedestrian and bicycle circulation , as well as the use of golf carts/low-speed vehicles, by including an interconnected sidewalk and a multi-use pathway system serving all residential neighborhoods with connecting multiuse pathways. 6. The SRA provides 31.7 33.5 acres of public benefit use in the form of community parks accessible to the public and SRA neighborhoods (24.0 acres), and County utility site and transportation pond site (9.5 acres). 7. The SRA contains two Context Zones (as required for the Village form of SRA): Neighborhood General and mixed-use Village Center. 8. Within the Village Center Context Zone, the SRA shall provide the following: a minimum of 106,000 square feet and a maximum of 120,000 square feet of neighborhood scaled retail and office uses, a maximum of 100,000 square feet of indoor self storage use, and a minimum of 20,000 square feet of civic, government, and institutional uses , all subject to a trip cap. 9. The SRA allows for up to 2,000 dwelling units (2.935 2.979 dwelling units per gross acre). 10. In compliance with the requirement to provide a diversity of housing types within a Village, a minimum of 10% of units shall be multi-family, based upon the Land Development Code (LDC) definition of Multifamily Dwelling (a group of 3 or more dwelling units within a single building), to also include the use of horizontal apartments, a minimum of 10% of the units shall be single family detached, and a minimum of 10% of the units shall be single family attached or villas. 11. Approximately 47.4 58.1 acres of active and passive parks and community green space, and the Neighborhood General Amenity Center, is provided. This includes approximately 31.7 24.0 acres Page 2 of 79 Page 670 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 of community park that is accessible to and open to the public, 18.5 acres of buffers and open space, and 15.7 15.6 acres of amenity center sites, which exceeds the required minimum of 1% of SRA gross acreage (6.8 6.7 acres). 12. The SRA has direct access to Immokalee Road, which is classified as an arterial road. 15. The SRA is consistent with the standards set forth in the RLSA Overlay Attachment C, applicable to Villages. 16. The total acreage requiring stewardship credits is 649.8 637.9 acres (total SRA acreage excluding 31.7 33.5 acres of public benefit use). At the required 8 Stewardship Credits per acre, 5,198.4 5,103.2 Stewardship Credits are required to entitle the SRA. 17. The Village will be served by the Collier County Water and Sewer District. 18. The proposed schedule of development within the Village SRA, is as follows: a. Anticipated timeframe for receipt of required jurisdictional agency permits (or permit modifications) and date of commencement of residential development: two years from approval of this SRA. b. Anticipated sequence of residential development: 250 units per year commencing after receipt of federal, state, and local permits. c. Anticipated timeframe for commencement of minimum required neighborhood retail and office uses: 8 years from date of approval of this SRA. d. Anticipated project completion date: twelve (12) years from date of approval of this SRA or upon approval of any required jurisdictional permits, whichever occurs last . III. REQUIRED PERIMETER LANDSCAPE BUFFERS Table 1: Village Perimeter Landscape Buffer Requirements Adjacent to Immokalee Road Minimum 25’ wide Type D Buffer per LDC Section 4.06.02.C.4. Adjacent to Red Hawk Lane Minimum 20’ wide Type D Buffer per LDC Section 4.06.02.C.4. All other Perimeter Landscape Buffers Adjacent to Preserve or SSA* No Buffer Required (except as required by the South Florida Water Management District) Adjacent to A – Agriculture Minimum 10’ wide Type “A” buffer per LDC Section 4.06.02.C.1. *Minimum 300 foot Open Space buffer is required between the SRA and any adjoining HSA or FSA IV. MINIMUM REQUIRED AND MAXIMUM ALLOWABLE DENSITY AND INTENSITY The maximum total number of dwelling units in the Village shall not exceed 2,000 dwelling units. Multi-family dwelling units are to be located as depicted on the Master Plan. The minimum required amount of neighborhood goods and services to be developed within the Village is 106,000 square feet and the maximum shall not exceed 120,000 square feet. A minimum of 20,000 square feet of civic, governmental, and institutional uses is required. A maximum of 100,000 square feet of indoor self- storage is also permitted. The overall intensity and density for the Village is limited by a Trip Cap maximum of 1,761 two-way, adjusted (net external), average weekday pm peak hour total 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. Page 3 of 79 Page 671 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 V. CONTEXT ZONES The Village contains two distinct Context Zones: Neighborhood General and Village Center. 5.1 Neighborhood General Context Zone The Neighborhood General Context Zone includes approximately 406.3 405.2± acres of land. 5.1.1 Allowable Uses and Structures 5.1.1. A. Permitted Uses and Structures1: 1) Single-Family dwelling units. 2) Multi-family dwelling units, which shall be located as depicted on the Master Plan. Multi- family dwelling units shall include 3 or more dwelling units within a single building as well as horizontal rental apartment communities. Horizontal rental apartment communities may contain clusters of single-family detached and/or single-family attached cottages that are under common ownership with professional property management. 3) Senior/Group Housing, including but not limited to Adult Living Facilities (ALF), Independent Living Facilities (ILF), and Continuing Care Retirement Communities (CCRC), not to exceed 300 units in this SRA, subject to Florida statutes and the applicable provisions of LDC Section 5.05.04 - Group Housing, located within ½ mile of the Village Center or the Commercial area of the Neighborhood General Context Zone, as depicted on the SRA Master Plan. 4) Neighborhood General- Amenity center, as identified on the SRA Master Plan, for residents and guests, which may include clubhouses, fitness facilities, and typical recreational uses, including swimming pools, tennis courts, pickle ball courts, dog parks, and similar facilities. 5) Utility facilities for water/wastewater, subject to the applicable standards set forth in Section 5.05.12 of the LDC. 5.1.1. B. Accessory Uses and Structures: 1) Typical accessory uses and structures incidental to residential development including walls, fences, gazebos, swimming pools, screen enclosures, utility buildings (subject to the applicable standards set forth in Section 5.05.12 of the LDC), chickee huts, air conditioning units, satellite antennas, docks and similar uses and structures. 2) Model homes, sales centers and other temporary uses are permitted throughout Neighborhood General as provided for in LDC Section 5.04.00, and in this SRA Document. 3) Neighborhood recreation areas may include swimming pools, tennis courts, pickle ball courts, and similar neighborhood recreation facilities and mobile food dispensing vehicles per LDC Section 5.05.16. Such uses shall be limited to a maximum actual building height of 40 feet, and a minimum 15 foot setback from roadways and residential lots. 4) Passive parks, limited to landscaped or natural areas and may include hardscape pathways or seating areas, benches, fire pits, shade structures such as gazebos or pavilions, docks, or piers. 1 Note: Existing agricultural operations may continue on an interim basis until a Site Development Plan or Subdivision Plat, as the case may be, is approved for a particular parcel. Page 4 of 79 Page 672 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 5.1.2. Neighborhood General Development and Design Standards 5.1.2.A. Required Minimum Yards & Maximum Building Heights: DEVELOPMENT STANDARDS SINGLE AND TWO FAMILY MULTI-FAMILY NEIGHBORHOOD GENERAL AMENITY USES PER 5.1.1. A. (4); NEIGHBORHOOD RECREATION AREAS PER 5.1.1.B. (3) and (4) SINGLE FAMILY DETACHED SINGLE FAMILY ATTACHED & TWO- FAMILY ZERO LOT LINE & TOWNHOME5 ALF, ILF, CCRC & OTHER MULTI- FAMILY6 HORIZONTAL APARTMENTS PRINCIPAL STRUCTURES1 MIN. LOT AREA 5,000 S.F. / UNIT 3,000 S.F. / UNIT 2,500 2,000 S.F./UNIT 20,000 S.F./LOT 10,000 S.F. N/A MIN. LOT WIDTH 40’ 30’ 20’/UNIT 100’ 100’ N/A MIN. FLOOR AREA 1,200 SF 1,200 S.F./ UNIT 1,200 S.F./UNIT 550 S.F./UNIT7 700 S.F./UNIT N/A FLOOR AREA RATIO N/A N/A N/A 0.45 (only applies to ALF, ILF, CCRC) N/A N/A MIN. FRONT YARD2 15’ 15’ 15’ 20’ 15’ 20’ MIN. SIDE YARD 5’ 0 OR 5’3 0 or 5’3 10’ 10’ 10’ MIN. REAR YARD4 10’ 10’ 10’ 20’ 10’ 10’ MIN. LAKE SETBACK4 0’ 0’ 0’ 0’ 0’ 0’ MIN. DISTANCE BETWEEN STRUCTURES 10’ 10’ 10’ 15’8 10’ 10’8 MAX. BUILDING HEIGHT - ZONED 35’ 35’ 35’ 3.5 Stories NTE 50’ 35’ 3.5 Stories NTE 50’ MAX. BUILDING HEIGHT - ACTUAL 42’ 42’ 42’ 62’ 42’ 62’ ACCESSORY STRUCTURES1 MIN. FRONT YARD SPS SPS SPS SPS SPS SPS MIN. SIDE YARD SPS SPS SPS SPS SPS 10’ MIN. REAR YARD4 5’ 5’ 5’ 5’ 5’ 5’ MIN. LAKE SETBACK4 0’ 0’ 0’ 0’ 0’ 0’ MAX. HEIGHT ZONED & ACTUAL SPS SPS SPS 42’ SPS SPS Table 1: Neighborhood General - Required Minimum Yards Maximum Building Height S.P.S. = same as for principal structure; NTE = not to exceed; S.F. = square feet; BH = building height; N/A = not applicable Footnotes: 1. Setbacks from Preserves shall be as set forth in LDC Section 3.05.07.H.3. 2. Front yards shall be measured as follows: − If the parcel has frontage on two streets (corner lot), the frontage providing vehicular access to the unit shall be considered the front yard. The setback along the other frontage shall be a minimum of 10’. − In no case shall the garage setback be less than 23 feet from the edge of an adjacent sidewalk, except in the case of side-loaded garages where the garage is designed in such a way that a vehicle can be parked in the driveway without conflicting with, or encroach ing upon, the adjacent sidewalk. 3. 5’ minimum side setbacks for single-family attached, two-family, must be accompanied by another 5’ minimum side setback on adjoining lot to achieve minimum 10’ separation. 4. Lake setback is measured from lake maintenance easement. The required 20’ lake maintenance easement shall be provided in a separate platted tract for single-family, two-family and townhome developments submitted as a PPL. Properties that abut a Lake or Open Space tract may reduce the rear setback for principal and accessory structures to 0’. 5. Zero Lot Line and Townhome Development means 3 or more attached units, typically one or 2 stories in height. 6. Other Multi-family means 3 or more units other than Zero Lot Line, Townhome Development, or Horizontal Apartments. 7. Minimum floor area is not applicable to ALF, ILF, or CCRC units. 8. 20’ minimum separation for buildings that exceed 35’ zoned building height. Page 5 of 79 Page 673 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 5.2 Village Center Context Zone The Village Center Context Zone includes 106.7 95.3± acres of land. 5.2.1. Allowable Uses and Structures The Village Center is mixed use in nature, requiring a minimum of 200 multi-family dwellings, a minimum of 106,000 square feet and maximum of 120,000 square feet of neighborhood-scale commercial and office uses, a maximum of 100,000 square feet of indoor self storage, and a minimum of 20,000 square feet of civic, governmental and institutional uses. The Village Center includes areas designated Village Center, Village Center – County Parcels, and Village Center – Transitional. 5.2.1.A. Permitted Uses I. Multi-Family Dwelling Units subject to the applicable development standards set forth in Paragraph 5.1.2.A, Table 1, except that multifamily dwellings within the Village Center may be 4-stories. II. Senior/Group Housing, including but not limited to Adult Living Facilities (ALF), Independent Living Facilities (ILF), and Continuing Care Retirement Communities (CCRC), not to exceed 300 units in this SRA, subject to Florida statutes and the applicable provisions of LDC Section 5.05.04 - Group Housing, located within the Village Center or the Commercial area of the Neighborhood General Context Zone, as depicted on the SRA Master Plan. These uses are subject to the applicable development standards set forth in Paragraph 5.1.2.A, Table 1. III. Recreational Vehicle Resort, limited to areas designated as Village Center – Transitional, and subject to applicable development standards set forth in Section 9.1.F. Recreational Vehicle lots shall be considered a dwelling unit and be counted toward the maximum 2,000 residential units permitted within the Village. IV. The following neighborhood-scale commercial and office uses, and civic, governmental, and institutional uses, and warehousing use, as identified with a number from the Standard Industrial Classification Manual (1987), or as otherwise provided for within this section, are permitted by right, or as accessory uses within the Village Center. 1) Accounting and Bookkeeping services (8721). 2) Amusements and recreation services (7999 – limited to bicycle sales and rental). 3) Apparel and accessory stores (5611 - 5699). 4) Auto and home supply stores (5531). 5) Banks, credit unions and trusts (6011 - 6099). 6) Barber shops (7241, except for barber schools). 7) Beauty shops (7231, except for beauty schools). 8) Child day care services (8351). 9) Churches. 10) Civic, social and fraternal associations (8641). 11) Computer and computer software stores (5734). 12) Dry cleaning plants (7216, nonindustrial dry cleaning only). 13) Drug stores (5912). Page 6 of 79 Page 674 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 14) Eating places (5812 only). All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to locational requirements of section 5.05.01 of the LDC. 15) Engineering, Architectural and Surveying Services (8711-8713) 16) Essential services, subject to Section 2.01.03. 17) Federal and federally sponsored credit agencies (6111). 18) Food stores (groups 5411 - 5499). 19) Garment pressing, and agents for laundries and drycleaners (7212). 20) Gasoline service stations (5541, subject to LDC Section 5.05.05). 21) General merchandise stores (5331 - 5399). 22) Hardware stores (5251). 23) Health services, offices and clinics (8011 - 8049, 8071, 8082, 8092, and 8099). 24) Household appliance stores (5722). 25) Insurance carriers, agents and brokers (6311 - 6399, 6411). 26) Legal services (8111). 27) Libraries (8231). 28) Mobile food dispensing vehicles, subject to LDC Section 5.05.16 29) Mortgage bankers and loan correspondents (6162). 30) Paint stores (5231). 31) Passenger Car Rental (7514) 32) Physical fitness facilities (7991; 7911, except discotheques). 33) Public Safety Facilities and other governmental services including, but not limited to, fire, emergency management and law enforcement facilities, and p ublic libraries (8231, 9221, 9222, 9224, 9229, 9111, 9121, 9131, 9199). 34) Real Estate (6531 - 6552). 35) Retail Nurseries, Lawn and Garden Supply Stores (5261). 36) Retail services - miscellaneous (5921 - 5963 except pawnshops and building materials, 5992-5999, except auction rooms, awning shops, gravestones, hot tubs, monuments, swimming pools, tombstones and whirlpool baths). 37) Elementary and Secondary Schools, Colleges, Universities, Professional Schools and Technical Institutes, public or private (8211, 8221-8222) 38) Tax return preparation services (7291). 39) Travel agencies (4724, no other transportation services). 40) United State Postal Service (4311, except major distribution center). 41) Veterinary services (0742, excluding outdoor kenneling). 42) Warehousing (4225, air conditioned and mini- and self-storage warehousing only). 43) Warehousing and Storage (4225, outdoor storage of vehicles and boats) limited to areas designated as Village Center – Transitional, and subject to LDC Section 4.02.12. 44) Any other use which is comparable and compatible in nature with foregoing list of permitted uses, is considered to be a neighborhood scale commercial, office, or civic, governmental, or institutional uses, as determined by the Board of Zoning Appeals or the Hearing Examiner, pursuant to the applicable procedures set forth in LDC S ection 10.08.00. 5.2.1.B. Accessory Uses 1) Accessory uses to residential multi-family development subject to the applicable development standards set forth in Paragraph 5.1.2.A, Table 1. 2) Uses and structures that are accessory and incidental to the permitted neighborhood-scale commercial and office uses, and civic, governmental, and institutional uses above. Page 7 of 79 Page 675 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 3) Parking structures detached or attached, not to exceed 35 feet in Actual height. 5.2.2. Village Center Development and Design Standards 5.2.2.A. Required Minimum Yards (Setbacks) and Maximum Building Heights: Table 2: Village Center - Required Minimum Yards Maximum Building Height S.P.S. = same as for principal structure; NTE = not to exceed; S.F. = square feet; BH = building height; N/A = not applicable Footnotes: 1. Retail and office uses are subject to a maximum FAR of 0.5 per block. Civic, governmental, and institutional uses are subject to a maximum FAR of 0.45, per block. 2. Lots with frontages along Immokalee Road are not subject to the 20’ maximum setback from other roads. 3. Measured from the lake maintenance easement. 34. 20’ minimum separation between buildings that exceed 35’ zoned building height. DEVELOPMENT STANDARDS NON-RESIDENTIAL AND MIXED-USE BUILDINGS1 PRINCIPAL STRUCTURES MIN. LOT AREA 10,000 S.F. MIN. LOT WIDTH 100’ MIN. FLOOR AREA 800 S.F. for Commercial Units 700 550 S.F. for Residential Units MIN. SETBACK FROM IMMOKALEE ROAD AND ENTRANCE ROAD 20’ FRONT YARDS2 0’ to 20’ MINIMUM SETBACK FROM A RESIDENTIAL TRACT 20’ MIN. LAKE SETBACK23 0’ MIN. PRESERVE SETBACK 25’ MIN. DISTANCE BETWEEN STRUCTURES34 10’ MAX. BUILDING HEIGHT - ZONED 4 Stories NTE 50’ MAX. BUILDING HEIGHT - ACTUAL 60 62’ MAX FAR See footnote 1. ACCESSORY STRUCTURES MIN. FRONT YARD (ALL) SPS MIN. SETBACK FROM A RESIDENTIAL TRACT SPS MIN. SETBACK FROM A NONRESIDENTIAL TRACT SPS MIN. LAKE SETBACK23 0’ MIN. PRESERVE SETBACK 10’ MIN. DISTANCE BETWEEN STRUCTURES 10’ MAX. HEIGHT - ZONED & ACTUAL 35’ Page 8 of 79 Page 676 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 VI. EXCAVATIONS The following criteria shall apply to excavations within the Brightshore Village SRA: 1) All excavation permit applications within the Brightshore Village SRA shall be reviewed as Development Excavation Permit applications. Within the boundary of the Brightshore Village SRA, fill material may be hauled from one construction site to another. Fill may be placed up to, but not within, the edge of all conservation easements, preserves , and Water Retention Area (WRA’s). 2) Excess fill material may be hauled off-site of the Brightshore Village SRA through a Commercial Excavation Permit to be approved administratively at time of application. The off-site hauling shall terminate upon the date Collier County grants preliminary site acceptance of the subdivision improvements of the last phase of the residential development. VII. GOLF CARTS/LOW-SPEED VEHICLES Subject to Section 316.212, FS., the use of golf carts/low-speed vehicles shall be permitted within the SRA. Up to thirty percent (30%) of required off-street parking for amenity centers and for parking provided for access to trails may be comprised of golf cart /low-speed vehicle parking spaces. The Developer may submit an alternative to the design requirements for off -street parking spaces set forth in LDC Section 4.05.00, for golf cart/low-speed vehicle parking subject to review and approval of County staff. VIII. DEVIATIONS 8.1 Neighborhood General Standards 1) A deviation from LDC Section 4.08.07.J.2.d.iii.f)iv), “Non -residential uses,” which states “the maximum square footage per [non-residential] use shall be 3,000 square feet and per location shall be 15,000 square feet,” to instead allow the Amenity Center s ites and related uses to be a maximum of 30,000 square feet each. 2) A deviation from LDC Section 4.08.07.J.2.d.iii.e)ii), which states that in the case of “Multi- Family residential,” “side yard setbacks shall be a minimum of 10 feet and rear yard setbacks shall be a minimum of 20 feet for the primary structure…” to instead allow for a side yard setback of 0 or 5 feet and a rear yard setback of 10 feet for zero lot line and townhome development, as set forth in Table 1: Neighborhood General - Required Minimum Yards and Maximum Building Height. 3) A deviation from LDC Section 4.08.07.J.2.d.iii.e)i), which establishes multi-family residential lots to be a maximum of 4 acres, to instead allow multi-family lots to be a maximum of 25-acres. 4) A deviation from LDC Section 5.03.02 C., which limits fences or walls to a maximum height of six (6) feet in residential districts to instead allow a twelve (12) foot wall/berm combination. The maximum height of the wall will be eight (8) feet. Page 9 of 79 Page 677 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 8.2 Village Center Standards 1) A deviation from LDC Section 4.08.07.J.3.d.ii.p)ii) “General Parking Criteria,” which states “The majority of parking spaces shall be provided off-street in the rear of buildings or along the side secondary streets. Parking is prohibited in front of buildings…” to instead allow parking in front of buildings in the Village Center, when such parking is in support of a shopping center, or when located on a lot with two or more street frontages, or when located on a lot fronting on Immokalee Road . A Type ‘D’ buffer per LDC at time of permitting will be required when parking is adjacent to or abutting a road. 2) A deviation from LDC Section 4.08.07.J.3.d.ii.q), which requires that the majority of parking be located in the rear of buildings and prohibits parking in the front of building except on-street parking within the right-of-way to instead allow parking in the front, side, and rear yards, when such parking is in support of a shopping center, or when located on a lot with two or more street frontages, or when located on a lot fronting on Immokalee Road. A Type ‘D’ buffer per LDC at time of permitting will be required when parking is adjacent to or abutting a road. 3) A deviation from LDC Section 4.08.07.J.3.d.ii.q), which requires that the amount of required parking in the Village Center “be demonstrated through a shared parking analysis submitted with an SRA designation application…” and be “determined utilizing the modal splits and parking demands for various uses recognized by ITE, ULI or other sources or studies…” to instead allow the parking demand analysis to be submitted at the time of initial Site Development Plan (SDP) or, at the discretion of the County Manager or designee, at the time of a subsequent SDP or SDP Amendment, in order to allow for a more comprehensive parking demand analysis based upon the mix of uses at the time of the initial SDP or subsequent SDP or SDP Amendment. Development within the Village Center may utilize the parking regulations in LDC at time of SDP in lieu of a shared parking analysis. 4) A deviation from LDC Section 4.08.07.J.3.d.ii.g), which establishes a maximum block perimeter of 2,500 feet in the Village Center to instead allow for the Neighborhood General block perimeter provisions per LDC Section 4.08.07.J.2.d.iii.c): the maximum block perimeter shall be 3,500 feet, except that a larger block perimeter shall be allowed where an alley or pathway provides through access, or the block includes water bodies or public facilities. 5) A deviation from LDC Section 5.03.02 H.1.b. and c., which requires non-residential development to provide a wall within the right-of-way landscape buffer when located on property opposite a residentially zoned district but fronting on a local street or roadway to instead not require a wall. This deviation shall not apply to the rear of shopping centers and building areas where overhead doors are located and facing towards a residential district. 8.3 Transportation Standards 1) A deviation from LDC Section 4.08.07.J.1.b, Figures 1 through 18 (street cross-sections), to instead allow for streets within the Brightshore Village SRA to be designed in accordance with the cross-sections provided in Exhibit A, Sheets 6 through 9. Page 10 of 79 Page 678 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 2) A deviation from LDC Sections 6.06.02.A. and 6.06.02.D., “Sidewalk, Bike Lane and Pathway Requirements,” which requires developments to construct sidewalks or make payments-in-lieu of construction of sidewalks within rights-of-way adjacent to the development to instead allow the construction of +/-2.75-mile 10-foot wide paved public pathway within the perimeter community park instead of constructing or making payment - in-lieu of construction for sidewalks within Immokalee Road right-of-way and along Red Hawk Lane. 8.4 Sign Standards 1) A deviation from LDC Section 5.06.02.B.5.a, “On-premises directional signs within residential districts,” which requires on-premise directional signs to be set back a minimum of 10 feet from the edge of the roadway, paved surface or back of the curb, to instead allow a minimum setback of 5 feet from the edge of the roadway, paved surface or back of the curb, limited to signs internal to the SRA only. This excludes signage along County owned roadways. 2) A deviation from LDC Section 5.06.02.B.5., “On-premises directional signs within residential districts,” which allows residential developments to have multiple on-premise directional signs no greater than 4 sf in sign area and 4’ in height or a single directional sign with maximum 24 sf in sign area and 8’ in height to instead allow a maximum of eight (8) directional signs with a maximum sign area of 24 sf and a maximum sign height of 8’ throughout the Brightshore Village SRA. 3) A deviation from LDC Section 5.06.02.B.6., “Development Standards for Signs within Residential Districts,” which allows two ground signs with a maximum height of 8 feet and with a combined sign area of 64 square feet at each entrance to a multi -family or single- family development, to instead allow two off-premise ground signs with a maximum height of 9’ as measured from adjacent grade with a combined sign area of 140 square feet to be located within the Village Center at the primary entrance to the Brightshore SRA at the Immokalee Road traffic circle. 4) A deviation from LDC Section 5.06.02.B.12., “Community Amenities Signs,” which allows community amenities a maximum of two ground signs located at the main entrance, one wall sign, and one information sign to instead allow a wall sign for each building and a maximum of eight (8) informational signs. 5) A deviation from LDC Section 5.06.04.F.1. and F.2., “Development Standards for Signs within Non-Residential Districts,” which allows single-occupancy or multiple-occupancy parcels having frontage of 150 feet or more on a public street to have a ground sign along a public street to instead allow single-occupancy or multiple-occupancy parcels with multiple street frontages to have one additional ground sign along the internal or secondary street. The second sign shall be limited to 6 feet in height and 40 square feet in sign area. 8.5 Landscape Standards 1) A deviation from LDC Section 4.06.02.C., Buffer Requirements, “Types of buffers,” Table 2.4 Information, Footnote (3) which requires “Buffer areas between commercial outparcels located within a shopping center, Business Park, or similar commercial developm ent may Page 11 of 79 Page 679 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 have a shared buffer 15 feet wide with each abutting property contributing 7.5 feet”, to instead allow a shared buffer 10 feet wide with each abutting property contributing 5 feet. 2) A deviation from LDC Section 4.06.02 A., which requires landscape buffer strips to be shown and designated on the final plat within an easement, to instead allow the same required landscaping materials to be demonstrated on a planting plan, for staff revie w as part of the respective plans and plat application (PPL), with no requirement to establish a landscape buffer easement, limited to landscape buffers required for single -family uses adjacent to other single-family or multi-family residential subdivisions or developments within the Neighborhood General Context Zone and when separated by a lake. 3) A deviation from LDC Section 4.06.05 L.1., “Irrigation System Requirements,” which requires cultivated landscape areas to be provided with an automatic irrigation system to instead allow the Type D Buffer between the linear park and Red Hawk Lane to be irrigated by water truck or other alternative method. 8.6 Other Deviations 1) A deviation from LDC Section 4.05.04.G, “Parking Space Requirements,” which requires 1 parking space per 100 square feet for recreation facilities (indoor) sports, exercise, fitness, aerobics, or health clubs to instead allow for parking for the Amenity Center sites to be calculated at 1 space per 200 square feet of indoor square footage, excluding kitchen or storage space. 2) A deviation from LDC Section 3.05.10.A.2. – “Location Criteria,” which requires that “LSPA [littoral shelf planting areas] shall be concentrated in one location of the lake(s), preferably adjacent to a preserve area,” to instead allow for required littoral shelf planting areas to be aggregated in certain specific development lakes, including the development lake that runs along the eastern perimeter of the SRA. 3) A deviation from LDC Section 4.03.08.C, “Potable Water System,” which states, “separate potable water and reuse waterlines…shall be provided…by the applicant at no cost to Collier County for all subdivisions and developments” and “Reuse water lines, pumps, and other appurtenances will not be maintained by Collier County,” to instea d allow for such facilities and/or appurtenances to be conveyed to and maintained by Collier County. IX. DEVELOPER/OWNER COMMITMENTS 9.1 Planning A. One entity (hereinafter the Managing Entity) shall be responsible for monitoring of the SRA, as may be required by Collier County, and until no longer required by Collier County. The monitoring and report shall follow the same procedure s and requirements set forth in LDC Section 10.02.02.F, PUD Monitoring Report requirements. This entity shall also be responsible for satisfying all commitments set forth in the SRA Document and in a separate Owner/Developer Agreement. At the time of this SRA approval, the Managing Entity is Hogan Farms, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document, 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 Page 12 of 79 Page 680 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 the transfer by County staff, and the successor entity shall become the Managing Entity. As the Owner/Developer sells off tracts, the Managing Entity shall provide written notice to the County that includes, if applicable, an acknowledgement of the commitments required by the SRA Document by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity will not be relieved of its responsibility under this Section. When the County determines that the SRA Document commitments have been fulfilled, the Managing Entity shall no longer be responsible for the monitoring of this SRA. 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. C. All other applicable state or federal permits must be obtained before commencement of the development. D. Owner shall provide an annual SRA monitoring report, in a form similar to a PUD monitoring report, identifying the number of residential units constructed by type within the SRA, and amount of retail, office, civic, government, and institution square footage constructed within the SRA. The Report shall also address whether or not or to what degree the Owner/Developer Commitments contained herein have been satisfied. E. The developer of any group housing, including a retirement community, its successors or assigns, shall provide the following services and be subject to the following operational standards for the units in the group housing, including, but not limited to, independent living units, assisted living units, or skilled nursing units: Operational Characteristics for Senior Housing Senior housing may be composed of one or more types of care/housing facilities. These care/housing types are limited to independent living, assisted living, and skilled nursing units, each of which can have varying operational characteristics. The followin g characteristics of senior housing care units distinguish them from residential land uses, and all of the characteristics must be provided for and maintained to be considered a senior housing care unit: 1.) The facility shall be for residents 55 years of age and older; 2.) There shall be on-site dining facilities to the residents, with food service being on - site, or catered; 3.) Group transportation services shall be provided for the residents for the purposes of grocery and other types of shopping. Individual transportation services shall be coordinated for the residents’ needs, including but not limited to medical office visits; 4.) There shall be an onsite manager/activities coordinator to assist residents who shall be responsible for planning and coordinating stimulating activities for the residents; 5.) An on-site wellness facility shall provide exercise and general fitness opportunities for the residents; Page 13 of 79 Page 681 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 6.) Each unit shall be equipped with devices provided to notify emergency service providers in the event of a medical or other emergency; 7.) Independent living units shall be designed so that a resident is able to age in place. For example, kitchens may be easily retrofitted by lowering the sink to accommodate a wheelchair bound resident or bathrooms may be retrofitted by adding grab bars. 8.) Group housing for seniors shall be constructed to have a core area to shelter residents and staff on site in the event of a hurricane. The core area will be constructed to meet the Public Shelter Design Criteria that are required for new public schools and public community colleges and universities (“State Requirements for Educational Facilities, 2014”) and shall be capable of ventilation or air conditioning provided by back-up generator for a period of no less than 96 hours. F. The developer of any Recreational Vehicle Resort, its successors or assigns, shall be subject to the following standards: 1.) Minimum Lot Size: 2,000 square feet 2.) Minimum Lot Width: 20 feet, as measured along the road right-of-way or road easement line 3.) Recreational Vehicle Parking Slab shall be setback from side lot lines a minimum of 1-foot on one side and 9-feet on the opposite side, maintaining a minimum 10 - feet between parking slabs on adjacent lots. 4.) Accessory Casitas: Recreational Vehicle lots are permitted accessory casita structures. Use and occupancy of the casita is only permitted when the lot is occupied with a recreational vehicle. a.) Maximum floor area: 550 square feet b.) Minimum setbacks: 10’ to road right-of-way or road easement line and 5’ to all other property lines. c.) Minimum structure to structure separation: 10 feet. Separation requirement does not apply to recreational vehicle. 9.2 Environmental A. The Owner/Developer shall adhere to the Florida Fish and Wildlife Conservation Commission Black Bear Management Plan, as applicable. The informational brochure created by the Florida Fish and Wildlife Conservation Commission (FWCC) and titled “A Guide to Living in Bear County” will be distributed to future homeo wners and construction/maintenance personnel. Residents will be provided with information on how to secure their garbage containers to discourage bears from foraging in trash receptacles and the project will utilize bear-proof dumpsters in locations to be determined at the time of Site Development Plan (SDP) approval. B. Prior to issuance of the first SDP and/or PPL, a listed species management plan must be provided for review, with approval from FWCC and/or USFWS, as applicable, for management of the Florida Panther (Puma concolor coryi) and other listed species. C. The Brightshore Village SRA shall utilize bearproof trash cans for both residential and commercial (nonresidential) development. Page 14 of 79 Page 682 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 D. The Brightshore Village SRA shall utilize “Dark Sky” lighting design principles for both residential and commercial (nonresidential) development, subject to public safety design standards for public areas. 9.3 Transportation A. Intensity of uses under any development scenario for the SRA is limited to a maximum of 1,761 two-way, adjusted (net external), average weekday pm peak hour total 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. The Owner shall convey an easement to Collier County, at no cost to County and free and clear of all liens and encumbrances, in a form acceptable to Collier County to accommodate a transit stop and shelter within the SRA at a location agreed to by the Collier County Public Transit Division Director. As part of the site improvements authorized by the initial Site Development Plan within the SRA, the Owner shall, at its sole expense, install the shelter and related site improvements for the transit stop, utilizing a design consistent with established CAT architectural standards or consistent with project architectural standards if agreed to by CAT and convey the easement. C. No more than 1,400 dwelling units will be issued certificates of occupancy until a minimum of 30,000 sq. ft. of the neighborhood retail and office uses and a minimum of 20 multi- family dwelling units have been developed in the Village Center and issued certificate(s) of occupancy. D. The SRA shall adhere to the Internal Master Mobility Plan and shall include the following: 1.) A minimum 5 foot sidewalk on both sides of the roadway. Where the LDC requires bike lanes, at the developer’s discretion, a minimum 12 foot pathway may be provided on one side, in lieu of bike lanes. 2.) Local streets (located in the Neighborhood General Areas) will include a minimum 5 foot sidewalk on both sides of the roadway. 3.) The perimeter linear park will include a minimum 12 10 foot pathway. 4.) The Neighborhood General Area will provide a minimum of two pedestrian pathway connections to the perimeter linear park. 5.) A transit station or park and ride area will be located within the Village Center, or nearby park area, to serve as a connection point for internal and external public transportation. 6.) At time of SDP, or PPL (as applicable), connections between the various modes of transportation will be identified to ensure interconnectivity with the SRA and to external transportation links. 7.) Golf carts/low-speed vehicles will be allowed on 12 foot multi-use paths (excluding perimeter parks) and internal residential/local streets. 8.) All roads, including CDD public roads, are to be privately maintained. 9.) The SRA will comply with the requirements of the American with Disabilities Act (ADA) to accommodate travel for persons with limited mobility and allow for the incorporation of support facilities and necessary infrastructure for the use of micro- mobility vehicles, autonomous vehicles, and vehicle electrification. E. In the event that the intersection of Redhawk Lane and Immokalee Road warrants future redesign, the owner, or successor, or assigns shall be responsible for the fair share cost of Page 15 of 79 Page 683 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 such improvements. “Fair share” is defined as a percentage of the Brightshore Village SRA traffic using Redhawk Lane as compared with the total volume of traffic using the intersection. This commitment shall be applicable for 10 years after the approval of the first plat for the residential and/or commercial development in the SRA. 9.4 Parks and Recreation A. The SRA shall include a minimum of one (1) children’s playground that conforms to appropriate ASTM standards, which shall be a minimum of 2,500 square feet in size. The location of this playground shall be identified at the time of subdivision plat or SDP, as the case may be, for the development phase or area within which the playground is to be included. B. The SRA shall provide 31.7 24.0 acres of passive community park along the perimeter of the SRA that shall be open to the general public in perpetuity, and which will be considered a public benefit use. The park will include restrooms, fitness stations, and a recreation trail system along the east, north and west perimeter of the SRA. Structures shall be considered Neighborhood General Amenity Uses and are subject to the development standards of Section 5.1.2.A. The 2.75-mile (+/-) trail will be open to the general public and includes two (2) parks with a minimum of 20 parking spaces each that will serve as trail heads. The park shall be completed prior to the issuance of the 750th certificate of occupancy. The Owner/Developer shall not request impact fee credits for the community park and shall be responsible for maintenance of the community park, which may utilize a Community Development District (CDD) for these purposes. 9.5 OtherLandscaping A. Street trees will be provided throughout the Village. Within the Village Center Context Zone, street trees shall be spaced forty feet (40’) on center and within the Neighborhood General Context Zone, street trees shall be spaces 60 feet on center. Street trees shall have a minimum average mature canopy spread of twenty feet (20’) or alternatively, for species with an average mature spread less than 20’, street trees shall be spaced a distance equal to twice the average mature spread. 9.6 Affordable Housing B.A. In consideration of the land owner’s commitment to housing that is affordable, one of the following options will be selected prior to the first certificate of occupancy: 1.) Rental Product: One Hundred Seventy dwelling (170) units (“Affordable Housing Units”) shall be advertised and rented to households whose incomes are up to and including 100% of the Area Median Income (AMI) for Collier County and the corresponding rent limits. 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. If the vacancy rate exceeds 10% (17 units) for ninety (90) days, a unit may be offered to a non-income qualified renter at the restricted rent limit until such time the vacancy rate falls below 10% whereby vacant units must be advertised and offered to income qualified households at the restricted rent. When a n on-income qualified unit Page 16 of 79 Page 684 of 1249 Brightshore Village SRAA PL2024007926 Revision Date: 5/14/2025 becomes available it must be leased to a qualified household until the 170 units are occupied by eligible tenants. The Affordable Housing Units shall be committed for a period of 30 years from the date of occupancy of the first unit. Pursuant to Collier County Future Land Use Element Policy 4.7.5.1.e., the Affordable Housing Units shall not be subject to the Traffic Impact Statement, transportation concurrency, and the trip cap for the SRA. As part of Collier County’s required annual monitoring for this SRA, the Developer will provide to Collier County Community and Human Services Division (CHS) an annual report at least forty-five (45) days prior to the anniversary of the adoption of this SRA that provides the progress and monitoring of occupancy of income restricted units. The annual report would be provided in a format approved by CHS. Developer further agrees to annual on-site monitoring by the County. 2.) Land Bank: Land “Proximal” to the SRA shall be identified for the development of housing that is affordable on a parcel at least 17 acres in size and allowing for a minimum of 10 dwelling units per gross acre. The land shall be rezoned and offered for sale first, to Collier County, a community land trust or an affordable housing developer within 48 months of the approval of the village by the Board of County Commissioners based on the appraised value of $22,500 an acre. The Affordable Housing parcel will be considered as a Public Benefit Use and shall not require the use of Stewardship Credits. Pursuant to Collier County Future Land Use Element Policy 4.7.5.1.e. the Affordable Housing Units shall not be subject to the Traffic Impact Statement, transportation concurrency and the trip cap for the SRA. If located within the RLSA Overlay, the proximal land bank parcel shall follow the process established in Section 4.08.07.F.4., paragraphs a. and b and shall be considered a part of the SRA. If the proximal land bank parcel is located outside of the RLSA, the Board of County Commissioners recognizes that a small -scale comprehensive plan amendment may be required. For the purposes of this commitment, “Proximal” shall mean within 15 miles of the SRA and within Collier County. 9.7 Golf Carts/Low-Speed Vehicles C.A. The Owner shall provide an informational brochure to be provided to residents of Brightshore Village regarding the appropriate use of golf carts/low-speed vehicles within the community. The brochure shall include identifying the locations where use of gol f carts/low-speed vehicles are permitted, age restrictions, and any other regulations the Owner deems appropriate. The Owner, to the extent permitted by law shall establish an entity that may impose fines for violating the golf cart/low-speed vehicle regulations. Page 17 of 79 Page 685 of 1249 WRA HSA FSA REDHAWK LN IMMOKALEE RDSANCTUARY RD20' TYPE 'D' BUFFER 300' BUFFER TO FSA OR HSA SRA BOUNDARY VILLAGE CENTER VILLAGE CENTER NEIGHBORHOOD GENERAL (MULTI-FAMILY PERMITTED) VILLAGE CENTER - TRANSITIONAL PARK NEIGHBORHOOD GENERAL - AMENITY LAKE NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) LAKE ZONING: A-MHO ZONING: A-MHO-RLSAO ZONING: A-MHO-RLSAOZONING: A-MHO-RLSAO LINEAR PARK (TYP) PARK EX. 100' IMMOKALEE ROAD R.O.W. NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA LINEAR PARK (TYP) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) EX. TRAIL/ FUTURE NATURE OBSERVATION TRAIL NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) HSA WRA HSA POTENTIAL FUTURE EXTERNAL CONNECTION FSA OPTIONAL PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO AMENITY (CONCEPT SHOWN, LOCATION MAY VARY) OPEN SPACE / LAKE 25' TYPE 'D' BUFFER NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) 100' R.O.W. RESERVATION VILLAGE CENTER VILLAGE CENTER - COUNTY PARCELS 40' C.U.E. (OR 6286; PG 3181) SCALE:1" = 600' WRA HSA FSA REDHAWK LN IMMOKALEE RDSANCTUARY RD20' TYPE 'D' BUFFER 300' BUFFER TO FSA OR HSA SRA BOUNDARY VILLAGE CENTER VILLAGE CENTER NEIGHBORHOOD GENERAL (MULTI-FAMILY PERMITTED) VILLAGE CENTER - TRANSITIONAL PARK NEIGHBORHOOD GENERAL - AMENITY LAKE NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) LAKE ZONING: A-MHO ZONING: A-MHO-RLSAO ZONING: A-MHO-RLSAOZONING: A-MHO-RLSAO LINEAR PARK (TYP) PARK EX. 100' IMMOKALEE ROAD R.O.W. NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA LINEAR PARK (TYP) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) EX. TRAIL/ FUTURE NATURE OBSERVATION TRAIL NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) HSA WRA HSA POTENTIAL FUTURE EXTERNAL CONNECTION FSA OPTIONAL PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO AMENITY (CONCEPT SHOWN, LOCATION MAY VARY) OPEN SPACE / LAKE 25' TYPE 'D' BUFFER NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) 100' R.O.W. RESERVATION VILLAGE CENTER VILLAGE CENTER - COUNTY PARCELS 40' C.U.E. (OR 6286; PG 3181) REVISIONS: No:Revision:Date: 1 SRA MINOR CHANGE 02/21/24 2 SRA AMENDMENT 07/16/24 3 REVISED PER COUNTY COMMENTS 01/16/25 4 REVISED PER COUNTY COMMENTS AND PER OWNER 03/04/25 CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 3/11/2025 4:55:03 PM] [By: itorres] [Plot Date: 3/11/2025 4:58:23 PM] [By: Ivan Torres] [Original Size: 11x17] [Path: P:\Active_Projects\P-ABCP-009\002_Hogan_Village_SRA\Drawings-Civil\Active\Sheet_Files\P-ABCP-009-002-101.dwg]LEGEND: City:County: GROGHQ GDWH PDUNZD\ NDSOHV )ORULGD PKRQH )D[ EPDLO LQIR#SHQHQJFRP WHEVLWH ZZZSHQHQJFRP )ORULGD EQJLQHHULQJ CHUWLILFDWH RI AXWKRUL]DWLRQ )ORULGD LDQGVFDSH CHUWLILFDWH RI AXWKRUL]DWLRQ LC BRIGHTSHORE VILLAGE SRA EXHIBIT (A) MASTER PLAN (COLOR) HOGAN FARMS, LLC 18,19 47S 28E ----COLLIER JOHN ENGLISH, P.E. JASON LIGHTELL SEPTEMBER 2021 1" = 600' N.T.S. P-ABCP-009 P-ABCP-009-002-101 C-101 01 10 INTERNAL CONNECTION LOCATIONS EXTERNAL CONNECTION LOCATIONS BRIGHTSHORE VILLAGE SRA LAND USE SUMMARY SYMBOL DESCRIPTION ACRES % OPEN SPACE OPEN SPACE (AC) COMMUNITY PARK 24.0 100%24.0 BUFFERS AND OPEN SPACE 18.5 100%18.5 VILLAGE CENTER 64.4 15%9.7 VILLAGE CENTER - COUNTY PARCELS 9.5 30%2.9 VILLAGE CENTER - TRANSITIONAL 21.4 15%3.2 NEIGHBORHOOD GENERAL - AMENITY 15.6 30%4.7 NEIGHBORHOOD GENERAL - RESIDENTIAL 389.6 25%97.4 PERIMETER LAKE (INCLUDES L.M.E.)109.0 100%109.0 MASTER DEVELOPER RIGHTS-OF-WAY 19.4 15%2.9 SRA BOUNDARY TOTAL 671.4 41%272.3 OPEN SPACE TABLE AC.% REQUIRED 235.0 35% PROVIDED 272.3 41% GENERAL NOTES: 1.MASTER PLAN IS CONCEPTUAL. INTERNAL ROAD ALIGNMENTS, LAKE SITING AND CONFIGURATION OF DEVELOPMENT AREAS ARE SUBJECT TO MODIFICATION WITHIN THE RLSA GUIDELINES AT TIME OF FINAL DEVELOPMENT ORDER. 2.NO PRESERVATION IS REQUIRED (NO NRI SCORES WITHIN SRA BOUNDARY EXCEED 1.2). 3.SEE MOBILITY PLAN FOR PATHWAYS. PEDESTRIAN CONNECTION TO LINEAR PARK SRA STREET CROSS SECTION LOCATION IDENTIFIER # 6 6 3 3/4 3 1/2 1/2 1/2 1/2 3 5/63/4 00 150'300'600' Bar Scale: 1" = 600' 6 EXTERNAL CONNECTION LOCATION (COUNTY ACCESS ONLY) Page 18 of 79 Page 686 of 1249 WRA HSA FSA REDHAWK LN IMMOKALEE RDSANCTUARY RD20' TYPE 'D' BUFFER 300' BUFFER TO FSA OR HSA SRA BOUNDARY VILLAGE CENTER VILLAGE CENTER NEIGHBORHOOD GENERAL (MULTI-FAMILY PERMITTED) VILLAGE CENTER - TRANSITIONAL PARK NEIGHBORHOOD GENERAL - AMENITY LAKE NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) LAKE ZONING: A-MHO ZONING: A-MHO-RLSAO ZONING: A-MHO-RLSAOZONING: A-MHO-RLSAO LINEAR PARK (TYP) PARK EX. 100' IMMOKALEE ROAD R.O.W. NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA LINEAR PARK (TYP) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) EX. TRAIL/ FUTURE NATURE OBSERVATION TRAIL NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) HSA WRA HSA POTENTIAL FUTURE EXTERNAL CONNECTION FSA OPTIONAL PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO AMENITY (CONCEPT SHOWN, LOCATION MAY VARY) OPEN SPACE / LAKE 25' TYPE 'D' BUFFER NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) 100' R.O.W. RESERVATION VILLAGE CENTER VILLAGE CENTER - COUNTY PARCELS 40' C.U.E. (OR 6286; PG 3181) SCALE:1" = 600' WRA HSA FSA REDHAWK LN IMMOKALEE RDSANCTUARY RD20' TYPE 'D' BUFFER 300' BUFFER TO FSA OR HSA SRA BOUNDARY VILLAGE CENTER VILLAGE CENTER NEIGHBORHOOD GENERAL (MULTI-FAMILY PERMITTED) VILLAGE CENTER - TRANSITIONAL PARK NEIGHBORHOOD GENERAL - AMENITY LAKE NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) LAKE ZONING: A-MHO ZONING: A-MHO-RLSAO ZONING: A-MHO-RLSAOZONING: A-MHO-RLSAO LINEAR PARK (TYP) PARK EX. 100' IMMOKALEE ROAD R.O.W. NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA LINEAR PARK (TYP) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) EX. TRAIL/ FUTURE NATURE OBSERVATION TRAIL NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) HSA WRA HSA POTENTIAL FUTURE EXTERNAL CONNECTION FSA OPTIONAL PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO AMENITY (CONCEPT SHOWN, LOCATION MAY VARY) OPEN SPACE / LAKE 25' TYPE 'D' BUFFER NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) 100' R.O.W. RESERVATION VILLAGE CENTER VILLAGE CENTER - COUNTY PARCELS 40' C.U.E. (OR 6286; PG 3181) CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 3/11/2025 4:56:21 PM] [By: itorres] [Plot Date: 3/11/2025 4:58:33 PM] [By: Ivan Torres] [Original Size: 11x17] [Path: P:\Active_Projects\P-ABCP-009\002_Hogan_Village_SRA\Drawings-Civil\Active\Sheet_Files\P-ABCP-009-002-102.dwg]LEGEND: City:County: GROGHQ GDWH PDUNZD\ NDSOHV )ORULGD PKRQH )D[ EPDLO LQIR#SHQHQJFRP WHEVLWH ZZZSHQHQJFRP )ORULGD EQJLQHHULQJ CHUWLILFDWH RI AXWKRUL]DWLRQ )ORULGD LDQGVFDSH CHUWLILFDWH RI AXWKRUL]DWLRQ LC BRIGHTSHORE VILLAGE SRA EXHIBIT (A) MASTER PLAN (BLACK AND WHITE) HOGAN FARMS, LLC 18,19 47S 28E ----COLLIER JOHN ENGLISH, P.E. JASON LIGHTELL SEPTEMBER 2021 1" = 600' N.T.S. P-ABCP-009 P-ABCP-009-002-102 C-102 02 10 BRIGHTSHORE VILLAGE SRA LAND USE SUMMARY SYMBOL DESCRIPTION ACRES % OPEN SPACE OPEN SPACE (AC) COMMUNITY PARK 24.0 100%24.0 BUFFERS AND OPEN SPACE 18.5 100%18.5 VILLAGE CENTER 64.4 15%9.7 VILLAGE CENTER - COUNTY PARCELS 9.5 30%2.9 VILLAGE CENTER - TRANSITIONAL 21.4 15%3.2 NEIGHBORHOOD GENERAL - AMENITY 15.6 30%4.7 NEIGHBORHOOD GENERAL - RESIDENTIAL 389.6 25%97.4 PERIMETER LAKE (INCLUDES L.M.E.)109.0 100%109.0 MASTER DEVELOPER RIGHTS-OF-WAY 19.4 15%2.9 SRA BOUNDARY TOTAL 671.4 41%272.3 OPEN SPACE TABLE AC.% REQUIRED 235.0 35% PROVIDED 272.3 41% GENERAL NOTES: 1.MASTER PLAN IS CONCEPTUAL. INTERNAL ROAD ALIGNMENTS, LAKE SITING AND CONFIGURATION OF DEVELOPMENT AREAS ARE SUBJECT TO MODIFICATION WITHIN THE RLSA GUIDELINES AT TIME OF FINAL DEVELOPMENT ORDER. 2.NO PRESERVATION IS REQUIRED (NO NRI SCORES WITHIN SRA BOUNDARY EXCEED 1.2). 3.SEE MOBILITY PLAN FOR PATHWAYS. EXTERNAL CONNECTION LOCATIONS REVISIONS: No:Revision:Date: 1 SRA MINOR CHANGE 02/21/24 2 SRA AMENDMENT 07/16/24 3 REVISED PER COUNTY COMMENTS 01/16/25 4 REVISED PER COUNTY COMMENTS AND PER OWNER 03/04/25 6 6 3 3/4 3 1/2 1/2 1/2 1/2 3 5/63/4 00 150'300'600' Bar Scale: 1" = 600' 6 INTERNAL CONNECTION LOCATIONS PEDESTRIAN CONNECTION TO LINEAR PARK SRA STREET CROSS SECTION LOCATION IDENTIFIER # EXTERNAL CONNECTION LOCATION (COUNTY ACCESS ONLY) Page 19 of 79 Page 687 of 1249 WRA HSA FSA REDHAWK LN IMMOKALEE RDSANCTUARY RD20' TYPE 'D' BUFFER 300' BUFFER TO FSA OR HSA SRA BOUNDARY VILLAGE CENTER VILLAGE CENTER NEIGHBORHOOD GENERAL (MULTI-FAMILY PERMITTED) VILLAGE CENTER - TRANSITIONAL PARK NEIGHBORHOOD GENERAL - AMENITY LAKE NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) LAKE ZONING: A-MHO ZONING: A-MHO-RLSAO ZONING: A-MHO-RLSAOZONING: A-MHO-RLSAO LINEAR PARK (TYP) PARK EX. 100' IMMOKALEE ROAD R.O.W. NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA LINEAR PARK (TYP) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) EX. TRAIL/ FUTURE NATURE OBSERVATION TRAIL NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) HSA WRA HSA POTENTIAL FUTURE EXTERNAL CONNECTION FSA OPTIONAL PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO AMENITY (CONCEPT SHOWN, LOCATION MAY VARY) OPEN SPACE / LAKE 25' TYPE 'D' BUFFER NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) 100' R.O.W. RESERVATION VILLAGE CENTER VILLAGE CENTER - COUNTY PARCELS 40' C.U.E. (OR 6286; PG 3181) SCALE:1" = 600' CDD / PUBLIC ROADS (TYP) WRA HSA FSA REDHAWK LN IMMOKALEE RDSANCTUARY RD20' TYPE 'D' BUFFER 300' BUFFER TO FSA OR HSA SRA BOUNDARY VILLAGE CENTER VILLAGE CENTER NEIGHBORHOOD GENERAL (MULTI-FAMILY PERMITTED) VILLAGE CENTER - TRANSITIONAL PARK NEIGHBORHOOD GENERAL - AMENITY LAKE NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) LAKE ZONING: A-MHO ZONING: A-MHO-RLSAO ZONING: A-MHO-RLSAOZONING: A-MHO-RLSAO LINEAR PARK (TYP) PARK EX. 100' IMMOKALEE ROAD R.O.W. NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA LINEAR PARK (TYP) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) EX. TRAIL/ FUTURE NATURE OBSERVATION TRAIL NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) HSA WRA HSA POTENTIAL FUTURE EXTERNAL CONNECTION FSA OPTIONAL PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO AMENITY (CONCEPT SHOWN, LOCATION MAY VARY) OPEN SPACE / LAKE 25' TYPE 'D' BUFFER NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) 100' R.O.W. RESERVATION VILLAGE CENTER VILLAGE CENTER - COUNTY PARCELS 40' C.U.E. (OR 6286; PG 3181) CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 3/11/2025 4:56:44 PM] [By: itorres] [Plot Date: 3/11/2025 4:58:42 PM] [By: Ivan Torres] [Original Size: 11x17] [Path: P:\Active_Projects\P-ABCP-009\002_Hogan_Village_SRA\Drawings-Civil\Active\Sheet_Files\P-ABCP-009-002-103.dwg]LEGEND: City:County: GROGHQ GDWH PDUNZD\ NDSOHV )ORULGD PKRQH )D[ EPDLO LQIR#SHQHQJFRP WHEVLWH ZZZSHQHQJFRP )ORULGD EQJLQHHULQJ CHUWLILFDWH RI AXWKRUL]DWLRQ )ORULGD LDQGVFDSH CHUWLILFDWH RI AXWKRUL]DWLRQ LC BRIGHTSHORE VILLAGE SRA EXHIBIT (A) INTERNAL MOBILITY PLAN HOGAN FARMS, LLC 18,19 47S 28E ----COLLIER JOHN ENGLISH, P.E. JASON LIGHTELL SEPTEMBER 2021 1" = 600' N.T.S. P-ABCP-009 P-ABCP-009-002-103 C-103 03 10 INTERNAL CONNECTION LOCATIONS EXTERNAL CONNECTION LOCATIONS PEDESTRIAN CONNECTION TO LINEAR PARK INTERNAL MOBILITY PLAN NOTES: REVISIONS: No:Revision:Date: 1 SRA MINOR CHANGE 02/21/24 2 SRA AMENDMENT 07/16/24 3 REVISED PER COUNTY COMMENTS 01/16/25 4 REVISED PER COUNTY COMMENTS AND PER OWNER 03/04/25 5' SIDEWALK 12' MULTI-USE PATHWAYS CDD / PUBLIC ROADS SRA BOUNDARY NATURE OBSERVATION TRAIL THE SRA SHALL ADHERE TO THE INTERNAL MASTER MOBILITY PLAN AND SHALL INCLUDE THE FOLLOWING: 1.A 5 FOOT SIDEWALK ON BOTH SIDES OF THE ROADWAY. WHERE THE LDC REQUIRES BIKE LANES, AT THE DEVELOPER'S DISCRETION, A MINIMUM 12 FOOT PATHWAY MAY BE PROVIDED ON ONE SIDE, IN LIEU OF BIKE LANES. 2.LOCAL STREETS (LOCATED IN THE NEIGHBORHOOD GENERAL AREAS) WILL INCLUDE A MINIMUM 5 FOOT SIDEWALK ON BOTH SIDES OF THE ROADWAY. 3.THE PERIMETER LINEAR PARK WILL INCLUDE A MINIMUM 10 FOOT PATHWAY. 4.THE NEIGHBORHOOD GENERAL AREA WILL PROVIDE A MINIMUM OF TWO PEDESTRIAN PATHWAY CONNECTIONS TO THE PERIMETER LINEAR PARK. 5.A TRANSIT STATION OR PARK AND RIDE AREA WILL BE LOCATED WITHIN THE VILLAGE CENTER, OR NEARBY PARK AREA, TO SERVE AS A CONNECTION POINT FOR INTERNAL AND EXTERNAL PUBLIC TRANSPORTATION. 6.AT TIME OF SDP, OR PPL (AS APPLICABLE), CONNECTIONS BETWEEN THE VARIOUS MODES OF TRANSPORTATION WILL BE IDENTIFIED TO ENSURE INTERCONNECTIVITY WITH THE SRA AND TO EXTERNAL TRANSPORTATION LINKS. 7.GOLF CARTS WILL BE ALLOWED ON 12 FOOT MULTI-USE PATHS (EXCLUDING PERIMETER PARKS) AND INTERNAL RESIDENTIAL/LOCAL STREETS. 8.ALL ROADS, INCLUDING CDD PUBLIC ROADS, ARE TO BE PRIVATELY MAINTAINED. 9.THE SRA WILL COMPLY WITH THE REQUIREMENTS OF THE AMERICAN WITH DISABILITIES ACT (ADA) TO ACCOMMODATE TRAVEL FOR PERSONS WITH LIMITED MOBILITY AND ALLOW FOR THE INCORPORATION OF SUPPORT FACILITIES AND NECESSARY INFRASTRUCTURE FOR THE USE OF MICRO-MOBILITY VEHICLES, AUTONOMOUS VEHICLES, AND VEHICLE ELECTRIFICATION. 00 150'300'600' Bar Scale: 1" = 600' EXTERNAL CONNECTION LOCATION (COUNTY ACCESS ONLY) 10' PATHWAY Page 20 of 79 Page 688 of 1249 WRA HSA FSA REDHAWK LN IMMOKALEE RDSANCTUARY RD20' TYPE 'D' BUFFER 300' BUFFER TO FSA OR HSA SRA BOUNDARY VILLAGE CENTER VILLAGE CENTER NEIGHBORHOOD GENERAL (MULTI-FAMILY PERMITTED) VILLAGE CENTER - TRANSITIONAL PARK NEIGHBORHOOD GENERAL - AMENITY LAKE NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) LAKE ZONING: A-MHO ZONING: A-MHO-RLSAO ZONING: A-MHO-RLSAOZONING: A-MHO-RLSAO LINEAR PARK (TYP) PARK EX. 100' IMMOKALEE ROAD R.O.W. NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA LINEAR PARK (TYP) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) EX. TRAIL/ FUTURE NATURE OBSERVATION TRAIL NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) HSA WRA HSA POTENTIAL FUTURE EXTERNAL CONNECTION FSA OPTIONAL PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO AMENITY (CONCEPT SHOWN, LOCATION MAY VARY) OPEN SPACE / LAKE 25' TYPE 'D' BUFFER NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) 100' R.O.W. RESERVATION VILLAGE CENTER VILLAGE CENTER - COUNTY PARCELS 40' C.U.E. (OR 6286; PG 3181) SCALE:1" = 600' WRA HSA FSA REDHAWK LN IMMOKALEE RDSANCTUARY RD20' TYPE 'D' BUFFER 300' BUFFER TO FSA OR HSA SRA BOUNDARY VILLAGE CENTER VILLAGE CENTER NEIGHBORHOOD GENERAL (MULTI-FAMILY PERMITTED) VILLAGE CENTER - TRANSITIONAL PARK NEIGHBORHOOD GENERAL - AMENITY LAKE NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) LAKE ZONING: A-MHO ZONING: A-MHO-RLSAO ZONING: A-MHO-RLSAOZONING: A-MHO-RLSAO LINEAR PARK (TYP) PARK EX. 100' IMMOKALEE ROAD R.O.W. NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA LINEAR PARK (TYP) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) EX. TRAIL/ FUTURE NATURE OBSERVATION TRAIL NO LANDSCAPE BUFFER REQUIRED ADJACENT TO HSA/WRA PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) HSA WRA HSA POTENTIAL FUTURE EXTERNAL CONNECTION FSA OPTIONAL PEDESTRIAN CONNECTION TO LINEAR PARK (CONCEPT SHOWN, LOCATION MAY VARY) PEDESTRIAN CONNECTION TO AMENITY (CONCEPT SHOWN, LOCATION MAY VARY) OPEN SPACE / LAKE 25' TYPE 'D' BUFFER NEIGHBORHOOD GENERAL (MULTI-FAMILY NOT PERMITTED) 100' R.O.W. RESERVATION VILLAGE CENTER VILLAGE CENTER - COUNTY PARCELS 40' C.U.E. (OR 6286; PG 3181) CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 3/11/2025 4:57:11 PM] [By: itorres] [Plot Date: 3/11/2025 4:58:52 PM] [By: Ivan Torres] [Original Size: 11x17] [Path: P:\Active_Projects\P-ABCP-009\002_Hogan_Village_SRA\Drawings-Civil\Active\Sheet_Files\P-ABCP-009-002-104.dwg]NOTES: City:County: GROGHQ GDWH PDUNZD\ NDSOHV )ORULGD PKRQH )D[ EPDLO LQIR#SHQHQJFRP WHEVLWH ZZZSHQHQJFRP )ORULGD EQJLQHHULQJ CHUWLILFDWH RI AXWKRUL]DWLRQ )ORULGD LDQGVFDSH CHUWLILFDWH RI AXWKRUL]DWLRQ LC BRIGHTSHORE VILLAGE SRA EXHIBIT (A) MASTER PLAN WITH DEVIATION HOGAN FARMS, LLC 18,19 47S 28E ----COLLIER JOHN ENGLISH, P.E. JASON LIGHTELL SEPTEMBER 2021 1" = 600' N.T.S. P-ABCP-009 P-ABCP-009-002-104 C-104 04 10 BRIGHTSHORE VILLAGE SRA DEVIATONS SUMMARY SYMBOL DESCRIPTION DEVIATIONS PARK, BUFFER, AND OPEN SPACE (8.1.4) (8.3.2) (8.5.3) VILLAGE CENTER, VILLAGE CENTER - TRANSITIONAL, AND VILLAGE CENTER - COUNTY PARCEL (8.2.1) (8.2.2) (8.2.3) (8.2.4) (8.2.5) (8.3.1) (8.3.2) (8.4.2) (8.4.3) (8.4.5) (8.5.1) (8.6.2) NEIGHBORHOOD GENERAL - AMENITY (8.1.1)(8.1.4)(8.3.1)(8.4.1)(8.4.2)(8.4.4) (8.6.1)(8.6.3) NEIGHBORHOOD GENERAL - RESIDENTIAL (8.1.1) (8.1.2) (8.1.3) (8.1.4) (8.3.1) (8.4.1) (8.4.2) (8.5.2) (8.6.1) (8.6.2) (8.6.3) LAKE (INCLUDES L.M.E.)(8.6.2) MASTER DEVELOPER RIGHTS-OF-WAY (8.3.1)(8.3.2)(8.4.1)(8.4.2)(8.6.3) REVISIONS: No:Revision:Date: 1 SRA MINOR CHANGE 02/21/24 2 SRA AMENDMENT 07/16/24 3 REVISED PER COUNTY COMMENTS 01/16/25 4 REVISED PER COUNTY COMMENTS AND PER OWNER 03/04/25 00 150'300'600' Bar Scale: 1" = 600' Page 21 of 79 Page 689 of 1249 CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 3/18/2025 1:12:50 PM] [By: itorres] [Plot Date: 3/18/2025 1:13:19 PM] [By: Ivan Torres] [Original Size: 11x17] [Path: P:\Active_Projects\P-ABCP-009\002_Hogan_Village_SRA\Drawings-Civil\Active\Sheet_Files\P-ABCP-009-002-105.dwg]NOTES: City:County: GROGHQ GDWH PDUNZD\ NDSOHV )ORULGD PKRQH )D[ EPDLO LQIR#SHQHQJFRP WHEVLWH ZZZSHQHQJFRP )ORULGD EQJLQHHULQJ CHUWLILFDWH RI AXWKRUL]DWLRQ )ORULGD LDQGVFDSH CHUWLILFDWH RI AXWKRUL]DWLRQ LC BRIGHTSHORE VILLAGE SRA EXHIBIT (A) MASTER PLAN DEVIATION DESCRIPTIONS HOGAN FARMS, LLC 18,19 47S 28E ----COLLIER JOHN ENGLISH, P.E. JASON LIGHTELL SEPTEMBER 2021 1" = 809' N.T.S. P-ABCP-009 P-ABCP-009-002-105 C-105 05 10 DEVIATIONS: 8.1 Neighborhood General Standards 1)A deviation from LDC Section 4.08.07.J.2.d.iii.f)iv), “Non-residential uses,” which states “the maximum square footage per [non-residential] use shall be 3,000 square feet and per location shall be 15,000 square feet,” to instead allow the Amenity Center sites and related uses to be a maximum of 30,000 square feet each. 2)A deviation from LDC Section 4.08.07.J.2.d.iii.e)ii), which states that in the case of “Multi-Family residential,” “side yard setbacks shall be a minimum of 10 feet and rear yard setbacks shall be a minimum of 20 feet for the primary structure…” to instead allow for a side yard setback of 0 or 5 feet and a rear yard setback of 10 feet for zero lot line and townhome development, as set forth in Table 1: Neighborhood General - Required Minimum Yards and Maximum Building Height. 3)A deviation from LDC Section 4.08.07.J.2.d.iii.e)i), which establishes multi-family residential lots to be a maximum of 4 acres, to instead allow multi-family lots to be a maximum of 25-acres. 4)A deviation from LDC Section 5.03.02 C., which limits fences or walls to a maximum height of six (6) feet in residential districts to instead allow a twelve (12) foot wall/berm combination. The maximum height of the wall will be eight (8) feet. 8.2 Village Center Standards 1)A deviation from LDC Section 4.08.07.J.3.d.ii.p)ii) “General Parking Criteria,” which states “The majority of parking spaces shall be provided off-street in the rear of buildings or along the side secondary streets. Parking is prohibited in front of buildings…” to instead allow parking in front of buildings in the Village Center, when such parking is in support of a shopping center, or when located on a lot with two or more street frontages, or when located on a lot fronting on Immokalee Road. A Type 'D' buffer per LDC at time of permitting will be required when parking is adjacent to or abutting a road. 2)A deviation from LDC Section 4.08.07.J.3.d.ii.q), which requires that the majority of parking be located in the rear of buildings and prohibits parking in the front of building except on-street parking within the right-of-way to instead allow parking in the front, side, and rear yards, when such parking is in support of a shopping center, or when located on a lot with two or more street frontages, or when located on a lot fronting on Immokalee Road. A Type 'D' buffer per LDC at time of permitting will be required when parking is adjacent to or abutting a road. 3)A deviation from LDC Section 4.08.07.J.3.d.ii.q), which requires that the amount of required parking in the Village Center “be demonstrated through a shared parking analysis submitted with an SRA designation application…” and be “determined utilizing the modal splits and parking demands for various uses recognized by ITE, ULI or other sources or studies…” to instead allow the parking demand analysis to be submitted at the time of initial Site Development Plan (SDP) or, at the discretion of the County Manager or designee, at the time of a subsequent SDP or SDP Amendment, in order to allow for a more comprehensive parking demand analysis based upon the mix of uses at the time of the initial SDP or subsequent SDP or SDP Amendment. Development within the Village Center may utilize the parking regulations in LDC at time of SDP in lieu of a shared parking analysis. 4)A deviation from LDC Section 4.08.07.J.3.d.ii.g), which establishes a maximum block perimeter of 2,500 feet in the Village Center to instead allow for the Neighborhood General block perimeter provisions per LDC Section 4.08.07.J.2.d.iii.c): the maximum block perimeter shall be 3,500 feet, except that a larger block perimeter shall be allowed where an alley or pathway provides through access, or the block includes water bodies or public facilities. 5)A deviation from LDC Section 5.03.02 H.1.b. and c., which requires non-residential development to provide a wall within the right-of-way landscape buffer when located on property opposite a residentially zoned district but fronting on a local street or roadway to instead not require a wall. This deviation shall not apply to the rear of shopping centers and building areas where overhead doors are located and facing towards a residential district. DEVIATIONS (CONTINUED): 8.3 Transportation Standards 1)A deviation from LDC Section 4.08.07.J.1.b, Figures 1 through 18 (street cross-sections), to instead allow for streets within the Brightshore Village SRA to be designed in accordance with the cross-sections provided in Exhibit A, Sheets 6 through 9. 2)A deviation from LDC Sections 6.06.02.A. and 6.06.02.D., “Sidewalk, Bike Lane and Pathway Requirements,” which requires developments to construct sidewalks or make payments-in-lieu of construction of sidewalks within rights-of-way adjacent to the development to instead allow the construction of +/-2.75-mile 10-foot wide paved public pathway within the perimeter community park instead of constructing or making payment-in-lieu of construction for sidewalks within Immokalee Road right-of-way and along Red Hawk Lane. 8.4 Sign Standards 1)A deviation from LDC Section 5.06.02.B.5.a, “On-premises directional signs within residential districts,” which requires on-premise directional signs to be set back a minimum of 10 feet from the edge of the roadway, paved surface or back of the curb, to instead allow a minimum setback of 5 feet from the edge of the roadway, paved surface or back of the curb, limited to signs internal to the SRA only. This excludes signage along County owned roadways. 2)A deviation from LDC Section 5.06.02.B.5., “On-premises directional signs within residential districts,” which allows residential developments to have multiple on-premise directional signs no greater than 4 sf in sign area and 4' in height or a single directional sign with maximum 24 sf in sign area and 8' in height to instead allow a maximum of eight (8) directional signs with a maximum sign area of 24 sf and a maximum sign height of 8' throughout the Brightshore Village SRA. 3)A deviation from LDC Section 5.06.02.B.6., “Development Standards for Signs within Residential Districts,” which allows two ground signs with a maximum height of 8 feet and with a combined sign area of 64 square feet at each entrance to a multi-family or single-family development, to instead allow two off-premise ground signs with a maximum height of 9' as measured from adjacent grade with a combined sign area of 140 square feet to be located within the Village Center at the primary entrance to the Brightshore SRA at the Immokalee Road traffic circle. 4)A deviation from LDC Section 5.06.02.B.12., “Community Amenities Signs,” which allows community amenities a maximum of two ground signs located at the main entrance, one wall sign, and one information sign to instead allow a wall sign for each building and a maximum of eight (8) informational signs. 5)A deviation from LDC Section 5.06.04.F.1. and F.2., “Development Standards for Signs within Non-Residential Districts,” which allows single-occupancy or multiple-occupancy parcels having frontage of 150 feet or more on a public street to have a ground sign along a public street to instead allow single-occupancy or multiple-occupancy parcels with multiple street frontages to have one additional ground sign along the internal or secondary street. The second sign shall be limited to 6 feet in height and 40 square feet in sign area. DEVIATIONS (CONTINUED): 8.5 Landscape Standards 1)A deviation from LDC Section 4.06.02.C., Buffer Requirements, “Types of buffers,” Table 2.4 Information, Footnote (3) which requires “Buffer areas between commercial outparcels located within a shopping center, Business Park, or similar commercial development may have a shared buffer 15 feet wide with each abutting property contributing 7.5 feet”, to instead allow a shared buffer 10 feet wide with each abutting property contributing 5 feet. 2)A deviation from LDC Section 4.06.02 A. and 4.06.02 C., “Table 2.4 Buffer Requirements by Land Use Classifications,” which requires landscape buffers between residential subdivisions or developments to instead require no buffer between residential subdivisions or developments within the Neighborhood General Context Zone and when separated by a lake. 3)A deviation from LDC Section 4.06.05 L.1., “Irrigation System Requirements,” which requires cultivated landscape areas to be provided with an automatic irrigation system to instead allow the Type D Buffer between the linear park and Red Hawk Lane to be irrigated by water truck or other alternative method. 8.6 Other Deviations 1)A deviation from LDC Section 4.05.04.G, “Parking Space Requirements,” which requires 1 parking space per 100 square feet for recreation facilities (indoor) sports, exercise, fitness, aerobics, or health clubs to instead allow for parking for the Amenity Center sites to be calculated at 1 space per 200 square feet of indoor square footage, excluding kitchen or storage space. 2)A deviation from LDC Section 3.05.10.A.2. - “Location Criteria,” which requires that “LSPA [littoral shelf planting areas] shall be concentrated in one location of the lake(s), preferably adjacent to a preserve area,” to instead allow for required littoral shelf planting areas to be aggregated in certain specific development lakes, including the development lake that runs along the eastern perimeter of the SRA. 3)A deviation from LDC Section 4.03.08.C, “Potable Water System,” which states, “separate potable water and reuse waterlines…shall be provided…by the applicant at no cost to Collier County for all subdivisions and developments” and “Reuse water lines, pumps, and other appurtenances will not be maintained by Collier County,” to instead allow for such facilities and/or appurtenances to be conveyed to and maintained by Collier County. REVISIONS: No:Revision:Date: 1 SRA MINOR CHANGE 02/21/24 2 SRA AMENDMENT 07/16/24 3 REVISED PER COUNTY COMMENTS 01/16/25 4 REVISED PER COUNTY COMMENTS AND PER OWNER 03/04/25 Page 22 of 79 Page 690 of 1249 1a SCALE: 1" = 10' NEIGHBORHOOD GENERAL (LOCAL STREET) 1b SCALE: 1" = 10' NEIGHBORHOOD GENERAL (LOCAL STREET) 14' 10' P.U.E. 11' (TRAVEL LANE) 14' 11' (TRAVEL LANE) 4' (MIN) R.O.W. (54' MIN) 10' P.U.E. 4' (MIN) CURB AND GUTTER (TYP) (TYPE AND MATERIAL MAY VARY) STREET TREE (TYP) POTABLE WATER MAIN (TYP) 6' (TYP) 5' (MIN) 8' (TYP) 5' (MIN) IQ WATER MAIN (TYP) 8' (TYP) 5' (MIN) 6' (TYP) 5' (MIN) 14' 10' P.U.E. 11' (TRAVEL LANE) 14' 11' (TRAVEL LANE) 3' R.O.W. (54' MIN) 10' P.U.E. 3' CURB AND GUTTER (TYP) (TYPE AND MATERIAL MAY VARY) POTABLE WATER MAIN (TYP) 6' (TYP) 5' (MIN) 5' (MIN) IQ WATER MAIN (TYP) 8'6' (TYP) 5' (MIN)8' (TYP) 5' (MIN) 2'2' 2'2' STREET TREE (TYP) 5' (MIN) SIDEWALK 5' 5' (MIN) SIDEWALK 5' 6' (MIN) 5' (MIN) SIDEWALK 6' (MIN) 5' (MIN) SIDEWALK NOTE: RIGHT-OF-WAY MAY BE WIDENED TO ACCOMMODATE ON-STREET PARKING NOTE: RIGHT-OF-WAY MAY BE WIDENED TO ACCOMMODATE ON-STREET PARKING CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 3/11/2025 3:09:41 PM] [By: itorres] [Plot Date: 3/11/2025 4:59:01 PM] [By: Ivan Torres] [Original Size: 11x17] [Path: P:\Active_Projects\P-ABCP-009\002_Hogan_Village_SRA\Drawings-Civil\Active\Sheet_Files\P-ABCP-009-002-106.dwg]NOTES: City:County: GROGHQ GDWH PDUNZD\ NDSOHV )ORULGD PKRQH )D[ EPDLO LQIR#SHQHQJFRP WHEVLWH ZZZSHQHQJFRP )ORULGD EQJLQHHULQJ CHUWLILFDWH RI AXWKRUL]DWLRQ )ORULGD LDQGVFDSH CHUWLILFDWH RI AXWKRUL]DWLRQ LC BRIGHTSHORE VILLAGE SRA EXHIBIT (A) SRA STREET CROSS SECTIONS (1) HOGAN FARMS, LLC 18,19 47S 28E ----COLLIER JOHN ENGLISH, P.E. JASON LIGHTELL SEPTEMBER 2021 1" = 10' N.T.S. P-ABCP-009 P-ABCP-009-002-106 C-106 06 10 REVISIONS: No:Revision:Date: 1 SRA MINOR CHANGE 02/21/24 3 REVISED PER COUNTY COMMENTS 01/16/25 4 REVISED PER COUNTY COMMENTS AND PER OWNER 03/04/25 00 Bar Scale: 1" = 10' 10'2.5'5' Page 23 of 79 Page 691 of 1249 2a SCALE: 1" = 10' NEIGHBORHOOD GENERAL (LOCAL STREET) 2b SCALE: 1" = 10' NEIGHBORHOOD GENERAL (LOCAL STREET) 11' (TRAVEL LANE) 6' 5' (MIN) SIDEWALK 5' 11' (TRAVEL LANE) 6' 5' (MIN) SIDEWALK 5' 10' P.U.E. 10' P.U.E. R.O.W. (58' MIN) STREET TREE (TYP) 16'16' FORCE MAIN (TYP) IQ WATER MAIN (TYP) 5' (MIN) 5' (MIN) 6' (TYP) 5' (MIN) POTABLE WATER MAIN (TYP) 8' (TYP) 5' (MIN) 8' (MIN) 11' (TRAVEL LANE) 6' (MIN) 5' (MIN) SIDEWALK 5' 11' (TRAVEL LANE) 6' (MIN) 5' (MIN) SIDEWALK 5' 10' P.U.E. 10' P.U.E. R.O.W. (58' MIN) STREET TREE (TYP) 16'16' FORCE MAIN (TYP) IQ WATER MAIN (TYP) 5' (MIN) 5' (MIN) 3'(*) (MIN) POTABLE WATER MAIN (TYP) 8' (TYP) 5' (MIN) 5' (TYP) 5' (MIN) (*) REQUIRES DEVIATION 8' (TYP) 2'2' 2'2' CURB AND GUTTER (TYP) (TYPE AND MATERIAL MAY VARY) CURB AND GUTTER (TYP) (TYPE AND MATERIAL MAY VARY) NOTE: RIGHT-OF-WAY MAY BE WIDENED TO ACCOMMODATE ON-STREET PARKING NOTE: RIGHT-OF-WAY MAY BE WIDENED TO ACCOMMODATE ON-STREET PARKING CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 3/11/2025 3:08:58 PM] [By: itorres] [Plot Date: 3/11/2025 4:59:06 PM] [By: Ivan Torres] [Original Size: 11x17] [Path: P:\Active_Projects\P-ABCP-009\002_Hogan_Village_SRA\Drawings-Civil\Active\Sheet_Files\P-ABCP-009-002-107.dwg]NOTES: City:County: GROGHQ GDWH PDUNZD\ NDSOHV )ORULGD PKRQH )D[ EPDLO LQIR#SHQHQJFRP WHEVLWH ZZZSHQHQJFRP )ORULGD EQJLQHHULQJ CHUWLILFDWH RI AXWKRUL]DWLRQ )ORULGD LDQGVFDSH CHUWLILFDWH RI AXWKRUL]DWLRQ LC BRIGHTSHORE VILLAGE SRA EXHIBIT (A) SRA STREET CROSS SECTIONS (2) HOGAN FARMS, LLC 18,19 47S 28E ----COLLIER JOHN ENGLISH, P.E. JASON LIGHTELL SEPTEMBER 2021 1" = 10' N.T.S. P-ABCP-009 P-ABCP-009-002-107 C-107 07 10 REVISIONS: No:Revision:Date: 1 SRA MINOR CHANGE 02/21/24 3 REVISED PER COUNTY COMMENTS 01/16/25 4 REVISED PER COUNTY COMMENTS AND PER OWNER 03/04/25 00 Bar Scale: 1" = 10' 10'2.5'5' Page 24 of 79 Page 692 of 1249 3 SCALE: 1" = 10' VILLAGE CENTER (LOCAL STREET) 4 SCALE: 1" = 10' VILLAGE CENTER (LOCAL STREET) 23' 10' P.U.E. 37' 2' 12' (TRAVEL LANE) 23' 37' 2' 12' (TRAVEL LANE) ±10' (SOD) ±8' (SOD) 5' (MIN) SIDEWALK R.O.W. (68' (MIN), 74' TYP) 10' P.U.E. ±10' (SOD) ±1' (SOD) 12' PATHWAY STREET TREE (TYP) 23' 37' 2' 12' (TRAVEL LANE) 23' 37' 2' 12' (TRAVEL LANE) ±10' (SOD) ±8' (SOD) 5' (MIN) SIDEWALK R.O.W. (68' MIN, 74' TYP) 10' P.U.E. ±10' (SOD) STREET TREE (TYP) ±8' (SOD) 5' (MIN) SIDEWALK 10' P.U.E. FORCE MAIN (TYP) IQ WATER MAIN (TYP) 5' (MIN) 5' (MIN) 5' (MIN) POTABLE WATER MAIN (TYP) 5' (MIN) 5' (MIN) FORCE MAIN (TYP) IQ WATER MAIN (TYP) 5' (MIN) 5' (MIN) 5' (MIN) POTABLE WATER MAIN (TYP) 5' (MIN) 5' (MIN) CURB AND GUTTER (TYP) (TYPE AND MATERIAL MAY VARY) CURB AND GUTTER (TYP) (TYPE AND MATERIAL MAY VARY) NOTE: RIGHT-OF-WAY MAY BE WIDENED TO ACCOMMODATE ON-STREET PARKING NOTE: RIGHT-OF-WAY MAY BE WIDENED TO ACCOMMODATE ON-STREET PARKING CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 3/11/2025 3:08:50 PM] [By: itorres] [Plot Date: 3/11/2025 4:59:11 PM] [By: Ivan Torres] [Original Size: 11x17] [Path: P:\Active_Projects\P-ABCP-009\002_Hogan_Village_SRA\Drawings-Civil\Active\Sheet_Files\P-ABCP-009-002-108.dwg]NOTES: City:County: GROGHQ GDWH PDUNZD\ NDSOHV )ORULGD PKRQH )D[ EPDLO LQIR#SHQHQJFRP WHEVLWH ZZZSHQHQJFRP )ORULGD EQJLQHHULQJ CHUWLILFDWH RI AXWKRUL]DWLRQ )ORULGD LDQGVFDSH CHUWLILFDWH RI AXWKRUL]DWLRQ LC BRIGHTSHORE VILLAGE SRA EXHIBIT (A) SRA STREET CROSS SECTIONS (3) HOGAN FARMS, LLC 18,19 47S 28E ----COLLIER JOHN ENGLISH, P.E. JASON LIGHTELL SEPTEMBER 2021 1" = 10' N.T.S. P-ABCP-009 P-ABCP-009-002-108 C-108 08 10 REVISIONS: No:Revision:Date: 1 SRA MINOR CHANGE 02/21/24 3 REVISED PER COUNTY COMMENTS 01/16/25 4 REVISED PER COUNTY COMMENTS AND PER OWNER 03/04/25 00 Bar Scale: 1" = 10' 10'2.5'5' Page 25 of 79 Page 693 of 1249 6 SCALE: 1" = 10' VILLAGE CENTER (LOCAL STREET) 5 SCALE: 1" = 10' VILLAGE CENTER (LOCAL STREET) ±14' (TRAVEL LANE) ±20' (TYP) (MEDIAN) 10' P.U.E. ±10' (SOD) ±8' (SOD) 5' (MIN) SIDEWALK ±4' ±14' (TRAVEL LANE)±23' 10' P.U.E. ±10' (SOD) ±1' (SOD) 12' PATHWAY ±23' CURB (TYP) (TYPE AND MATERIAL MAY VARY)CURB AND GUTTER (TYP) (TYPE AND MATERIAL MAY VARY) STREET TREE (TYP) R.O.W. (95' MIN, 101' TYP) ±4' 16' 30' 2'12' (TRAVEL LANE)16' 30' 2' 12' (TRAVEL LANE) ±10' (6' MIN) (SOD) ±1' (SOD) 5' (MIN) SIDEWALK R.O.W. (60' MIN) 10' P.U.E. ±10' (6' MIN) (SOD) CURB AND GUTTER (TYP) (TYPE AND MATERIAL MAY VARY) STREET TREE (TYP) ±1' (SOD) 5' (MIN) SIDEWALK 10' P.U.E. IQ WATER MAIN (TYP) 5' (MIN) 5' (MIN) POTABLE WATER MAIN (TYP) 5' (MIN) 5' (MIN) POTABLE WATER MAIN (TYP) 5' (MIN) 5' (MIN) FORCE MAIN (TYP) IQ WATER MAIN (TYP) 5' (MIN) 5' (MIN) 5' (MIN) 2' NOTE: RIGHT-OF-WAY MAY BE WIDENED TO ACCOMMODATE ON-STREET PARKING NOTE: RIGHT-OF-WAY MAY BE WIDENED TO ACCOMMODATE ON-STREET PARKING CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 3/11/2025 3:08:40 PM] [By: itorres] [Plot Date: 3/11/2025 4:59:16 PM] [By: Ivan Torres] [Original Size: 11x17] [Path: P:\Active_Projects\P-ABCP-009\002_Hogan_Village_SRA\Drawings-Civil\Active\Sheet_Files\P-ABCP-009-002-109.dwg]NOTES: City:County: GROGHQ GDWH PDUNZD\ NDSOHV )ORULGD PKRQH )D[ EPDLO LQIR#SHQHQJFRP WHEVLWH ZZZSHQHQJFRP )ORULGD EQJLQHHULQJ CHUWLILFDWH RI AXWKRUL]DWLRQ )ORULGD LDQGVFDSH CHUWLILFDWH RI AXWKRUL]DWLRQ LC BRIGHTSHORE VILLAGE SRA EXHIBIT (A) SRA STREET CROSS SECTIONS (4) HOGAN FARMS, LLC 18,19 47S 28E ----COLLIER JOHN ENGLISH, P.E. JASON LIGHTELL SEPTEMBER 2021 1" = 10' N.T.S. P-ABCP-009 P-ABCP-009-002-109 C-109 09 10 REVISIONS: No:Revision:Date: 1 SRA MINOR CHANGE 02/21/24 3 REVISED PER COUNTY COMMENTS 01/16/25 4 REVISED PER COUNTY COMMENTS AND PER OWNER 03/04/25 00 Bar Scale: 1" = 10' 10'2.5'5' Page 26 of 79 Page 694 of 1249 7 SCALE: 1" = 10' VILLAGE CENTER (ALLEY) VARIES VARIES 24' R.O.W. (MIN.) 14' PAVEMENT (MIN.) EDGE TREATMENT MAY VARY. 14' DIMENSION MAY INCLUDE MOUNTABLE PORTIONS OF CURB/GUTTER NOTE: RIGHT-OF-WAY MAY BE WIDER THAN 24', AND MAY INCLUDE ON-STREET PARKING REVISIONS: No:Revision:Date: 2 SRA AMENDMENT 07/16/24 3 REVISED PER COUNTY COMMENTS 01/16/25 PROJECT: TITLE: OWNER/CLIENT/CONSULTANT: Sheet Number:of File Number: Project Number: Vertical Scale: Horizontal Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 3/11/2025 3:08:18 PM] [By: itorres] [Plot Date: 3/11/2025 4:59:21 PM] [By: Ivan Torres] [Original Size: 11x17] [Path: P:\Active_Projects\P-ABCP-009\002_Hogan_Village_SRA\Drawings-Civil\Active\Sheet_Files\P-ABCP-009-002-110.dwg]NOTES: City:County: GROGHQ GDWH PDUNZD\ NDSOHV )ORULGD PKRQH )D[ EPDLO LQIR#SHQHQJFRP WHEVLWH ZZZSHQHQJFRP )ORULGD EQJLQHHULQJ CHUWLILFDWH RI AXWKRUL]DWLRQ )ORULGD LDQGVFDSH CHUWLILFDWH RI AXWKRUL]DWLRQ LC BRIGHTSHORE VILLAGE SRA EXHIBIT (A) SRA STREET CROSS SECTIONS (5) HOGAN FARMS, LLC 18,19 47S 28E ----COLLIER JOHN ENGLISH, P.E. JASON LIGHTELL SEPTEMBER 2021 1" = 10' N.T.S. P-ABCP-009 P-ABCP-009-002-110 C-110 10 10 CIVIL ENGINEERING · LANDSCAPE ARCHITECTURE · ENVIRONMENTAL CONSULTING · LAND PLANNING · SITE PLANNING · CONSTRUCTION MANAGEMENT · OWNER REPRESENTATIVE 00 Bar Scale: 1" = 10' 10'2.5'5' Page 27 of 79 Page 695 of 1249 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Page | 1 LEGAL DESCRIPTION OF PART OF THE NORTH HALF OF SECTIONS 18 AND 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA. (BRIGHTSHORE VILLAGE S.R.A. BOUNDARY) COMMENCING AT THE SOUTHWEST CORNER OF SECTION 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID SECTION 19 NORTH 00°33'31" WEST 150.00 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID WEST LINE NORTH 00°33'31" WEST 5,170.74 FEET TO THE NORTHWEST CORNER OF SAID SECTION 19; THENCE LEAVING SAID WEST LINE NORTH 89°45'17" EAST 334.22 FEET; THENCE NORTH 69°40'33" EAST 50.52 FEET; THENCE NORTH 00°56'08" WEST 670.62 FEET; THENCE NORTH 08°52'06" WEST 331.28 FEET; THENCE NORTH 20°54'48" EAST 142.49 FEET; THENCE NORTH 62°14'48" EAST 1,355.44 FEET; THENCE SOUTH 65°52'47" EAST 954.64 FEET; THENCE SOUTH 70°01'14" EAST 119.08 FEET; THENCE SOUTH 63°39'15" EAST 628.77 FEET; THENCE NORTH 40°34'56" EAST 32.99 FEET; THENCE NORTH 23°38'28" EAST 362.36 FEET; THENCE NORTH 48°50'20" EAST 54.54 FEET; THENCE SOUTH 66°01'50" EAST 199.07 FEET; THENCE SOUTH 50°25'20" EAST 954.27 FEET; THENCE SOUTH 18°52'22" EAST 748.23 FEET; THENCE SOUTH 83°10'21" EAST 306.85 FEET; THENCE SOUTH 01°04'51" EAST 317.74 FEET; THENCE SOUTH 00°49'55" EAST 322.25 FEET; THENCE SOUTH 06°24'15" EAST 262.61 FEET; THENCE SOUTH 07°19'29" WEST 501.06 FEET; THENCE SOUTH 01°08'37" EAST 195.96 FEET; THENCE SOUTH 10°00'20" WEST 569.45 FEET; THENCE SOUTH 23°28'05" WEST 264.33 FEET; THENCE SOUTH 04°25'45" WEST 627.49 FEET; THENCE SOUTH 18°15'57" EAST 240.55 FEET; THENCE SOUTH 10°16'07" EAST 189.28 FEET; THENCE SOUTH 07°36'19" EAST 254.95 FEET; THENCE SOUTH 05°42'25" WEST 41.75 FEET; THENCE SOUTH 04°38'57" WEST 44.03 FEET; THENCE SOUTH 04°38'58" WEST 320.97 FEET; THENCE SOUTH 19°59'54" WEST 103.00 FEET; THENCE SOUTH 20°59'47" WEST 58.20 FEET; THENCE SOUTH 20°48'49" WEST 35.19 FEET; THENCE SOUTH 24°49'22" WEST 151.37 FEET; THENCE SOUTH 24°52'40" WEST 90.30 FEET; THENCE SOUTH 36°52'12" WEST 337.31 FEET; THENCE SOUTH 01°41'16" WEST 510.88 FEET; THENCE SOUTH 89°39'03" WEST 687.85 FEET; THENCE 379.08 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTH HAVING A RADIUS EXHIBIT C TO SRA DOCUMENT Page 28 of 79 Page 696 of 1249 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Page | 2 OF 2,714.93 FEET THROUGH A CENTRAL ANGLE OF 08°00'00" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 86°20'57" WEST 378.77 FEET; THENCE NORTH 82°20'57" WEST 337.32 FEET; THENCE 420.09 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE SOUTH HAVING A RADIUS OF 3,014.93 FEET THROUGH A CENTRAL ANGLE OF 07°59'00" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 86°20'27" WEST 419.75 FEET; THENCE SOUTH 89°40'03" WEST 713.11 FEET; THENCE 50.87 FEET ALONG THE ARC OF A NON-TANGENTIAL CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 115.00 FEET THROUGH A CENTRAL ANGLE OF 25°20'35" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 66°47'50" WEST 50.45 FEET TO A POINT OF COMPOUND CURVE; THENCE 40.04 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 527.00 FEET THROUGH A CENTRAL ANGLE OF 04°21'12" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 51°56'56" WEST 40.03 FEET TO A POINT OF COMPOUND CURVE; THENCE 34.75 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 40.00 FEET THROUGH A CENTRAL ANGLE OF 49°46'20" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 24°53'10" WEST 33.67 FEET; THENCE NORTH 00°00'00" EAST 25.16 FEET; THENCE NORTH 90°00'00" WEST 130.00 FEET; THENCE SOUTH 00°00'00" EAST 17.54 FEET; THENCE 13.90 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE WEST HAVING A RADIUS OF 40.00 FEET THROUGH A CENTRAL ANGLE OF 19°54'33" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 09°57'17" WEST 13.83 FEET TO A POINT OF COMPOUND CURVE; THENCE 34.32 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHWEST HAVING A RADIUS OF 97.76 FEET THROUGH A CENTRAL ANGLE OF 20°07'01" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 29°58'04" WEST 34.15 FEET; THENCE ALONG A LINE NON-TANGENT TO SAID CURVE, SOUTH 40°36'53" WEST, A DISTANCE OF 16.40 FEET; THENCE 55.83 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHWEST HAVING A RADIUS OF 90.00 FEET THROUGH A CENTRAL ANGLE OF 35°32'40" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 58°23'14" WEST 54.94 FEET; THENCE ALONG A LINE NON-TANGENT TO SAID CURVE, SOUTH 89°40'03" WEST, A DISTANCE OF 1,355.98 FEET TO THE POINT OF BEGINNING. CONTAINING 671.43 ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. BEARINGS ARE BASED ON THE NORTH LINE OF SAID SECTION 32 BEING SOUTH 89°05’12” WEST. _ October 7 th, 2024 LANCE T MILLER, P.S.M. #LS5627 DATE OF SURVEY CERTIFICATE OF AUTHORIZATION #LB-8479 REFERENCE: S:\Hogan_Brightshore-ABCP-009\BRIGHTSHORE-PH01\SKETCH\BRIGHTSHORE-SRA\S-ABCP-BS-PH01-SK-01.dwg EXHIBIT C TO SRA DOCUMENT Page 29 of 79 Page 697 of 1249 N.W. COR. SEC. 19 P.O.C. S.W. COR. SEC. 19 GOLDEN GATE ESTATES, UNIT NO. 47 (P.B.7, PG.32)RANCHUNRECORDED PLATP.O.B.N0°33'31"W 5170.74WEST LINE SEC. 19(BASIS OF BEARING)L1 L2 L3 L4 L5 L6 L7 L8 L9 L10 L11 L12 L13 L 1 4 L15L16 L17 L18 L19 L20 L21 L22 L23 L24 L25 L26 L27 L28 L36 L37 L38C1L39C2L40 C3 C4 C5 L41 L42L43 C6 C7 L44 C8 L45N0°33'31"W 150.00 (C.R. S-846, 100' R/W) 40' C.U.E. PER O.R.6286, PG.3181 T.C.E. PER O.R.6286, PG.3187 N.E. COR. SEC. 19 S.E. COR. SEC. 19 PARCEL DESCRIBED CONTAINS: 671.43 ACRES MORE OR LESS L29 L30 L31 L32 L33 L34 L35 UNPLATTED SECTION 19 UNPLATTED SECTION 18 1 2 P-ABCP-009-004 S-ABCP-BS-PH01-SK-01.dwg PENINSULA ENGINEERING SKETCH OF DESCRIPTION (BRIGTHSHORE S.R.A. BOUNDARY) OF PART OF SECTIONS 18 AND 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA.LANCE T MILLER, P.S.M. #LS5627 OF REV.REVISION SHEET #:DRAWING NO.: CLIENT: Horizontal Scale: Date: Drawn by: Fieldwork by: Fieldbook/Page: PROJECT NO. TITLE:APPROVED:[Save Date: 10/7/2024 1:14:56 PM] [Saved By: TWehrle] [Plot Date: 10/7/2024 2:11:15 PM] [Drawing Path: S:\Hogan_Brightshore-ABCP-009\BRIGHTSHORE-PH01\SKETCH\BRIGHTSHORE-SRA\S-ABCP-BS-PH01-SK-01.dwg]1" = 1500'SCALE:1" = 1500'0 SCALE IN FEET 1500 3000 PENINSULA ENGINEERING 2600 GOLDEN GATE PARKWAY NAPLES, FLORIDA 34105 PHONE: 239.403.6700 FAX: 239.261.1797 EMAIL: INFO@PEN-ENG.COM WEBSITE: WWW.PEN-ENG.COM ·CERTIFICATE OF AUTHORIZATION #LB- 8479 ·NOT VALID WITHOUT THE SIGNATURE OF A FLORIDA LICENSED SURVEYOR AND MAPPER. ·NO OTHER PERSON OR ENTITY MAY RELY UPON THIS EXHIBIT. ·THIS EXHIBIT IS ONLY FOR THE LANDS AS DESCRIBED. IT IS NOT A CERTIFICATE OF TITLE, ZONING, EASEMENTS OR FREEDOM OF ENCUMBRANCES. GENERAL NOTES: ·BEARINGS ARE BASED ON STATE PLANE COORDINATES FLORIDA EAST ZONE (NAD83) WITH THE WEST LINE OF SAID SECTION 19 BEING NORTH 0°33'31" WEST. ·THIS SKETCH MAY HAVE BEEN REDUCED ·SEE ATTACHMENT FOR FULL LEGAL DESCRIPTION ·SEE SHEET 2 FOR ANNOTATIONS. ·THIS SKETCH IS INCOMPLETE WITHOUT SHEET 2. LEGEND: COR. = CORNER P.O.C. = POINT OF COMMENCEMENT P.O.B.=POINT OF BEGINNING PB=P.B.=PLAT BOOK OR=O.R.=OFFICIAL RECORDS PG=PG.=PAGE N. = NORTH, S. = SOUTH, E. = EAST, W. = WEST SEC. = SECTION, T. = TOWNSHIP, R. = RANGE THIS IS NOT A SURVEYEXHIBIT C TO SRA DOCUMENTPage 30 of 79 Page 698 of 1249 LINE TABLE LINE # L1 L2 L3 L4 L5 L6 L7 L8 L9 L10 L11 L12 L13 L14 L15 L16 L17 L18 L19 L20 L21 L22 L23 LENGTH 334.22 50.52 670.62 331.28 142.49 1355.44 954.64 119.08 628.77 32.99 362.36 54.54 199.07 954.27 748.23 306.85 317.74 322.25 262.61 501.06 195.96 569.45 264.33 BEARING N89°45'17"E N69°40'33"E N0°56'08"W N8°52'06"W N20°54'48"E N62°14'48"E S65°52'47"E S70°01'14"E S63°39'15"E N40°34'56"E N23°38'28"E N48°50'20"E S66°01'50"E S50°25'20"E S18°52'22"E S83°10'21"E S1°04'51"E S0°49'55"E S6°24'15"E S7°19'29"W S1°08'37"E S10°00'20"W S23°28'05"W LINE TABLE LINE # L24 L25 L26 L27 L28 L29 L30 L31 L32 L33 L34 L35 L36 L37 L38 L39 L40 L41 L42 L43 L44 L45 LENGTH 627.49 240.55 189.28 254.95 41.75 44.03 320.97 103.00 58.20 35.19 151.37 90.30 337.31 510.88 687.85 337.32 713.11 25.16 130.00 17.54 16.40 1355.98 BEARING S4°25'45"W S18°15'57"E S10°16'07"E S7°36'19"E S5°42'25"W S4°38'57"W S4°38'58"W S19°59'54"W S20°59'47"W S20°48'49"W S24°49'22"W S24°52'40"W S36°52'12"W S1°41'16"W S89°39'03"W N82°20'57"W S89°40'03"W N0°00'00"E N90°00'00"W S0°00'00"E S40°36'53"W S89°40'03"W CURVE TABLE CURVE # C1 C2 C3 C4 C5 C6 C7 C8 LENGTH 379.08 420.09 50.87 40.04 34.75 13.90 34.32 55.83 RADIUS 2714.93 3014.93 115.00 527.00 40.00 40.00 97.76 90.00 DELTA 8°00'00" 7°59'00" 25°20'35" 4°21'12" 49°46'20" 19°54'33" 20°07'01" 35°32'40" CHORD BEARING N86°20'57"W N86°20'27"W N66°47'50"W N51°56'56"W N24°53'10"W S9°57'17"W S29°58'04"W S58°23'14"W CHORD LENGTH 378.77 419.75 50.45 40.03 33.67 13.83 34.15 54.94 2 2 P-ABCP-009-004 S-ABCP-BS-PH01-SK-01.dwg PENINSULA ENGINEERING ANNOTATION TABLES LANCE T MILLER, P.S.M. #LS5627 OF REV.REVISION SHEET #:DRAWING NO.: CLIENT: Horizontal Scale: Date: Drawn by: Fieldwork by: Fieldbook/Page: PROJECT NO. TITLE:APPROVED:[Save Date: 10/7/2024 1:14:56 PM] [Saved By: TWehrle] [Plot Date: 10/7/2024 2:11:21 PM] [Drawing Path: S:\Hogan_Brightshore-ABCP-009\BRIGHTSHORE-PH01\SKETCH\BRIGHTSHORE-SRA\S-ABCP-BS-PH01-SK-01.dwg]1" = 1500' GENERAL NOTES: ·BEARINGS ARE BASED ON STATE PLANE COORDINATES FLORIDA EAST ZONE (NAD83) WITH THE WEST LINE OF SAID SECTION 19 BEING NORTH 0°33'31" WEST. ·THIS SKETCH MAY HAVE BEEN REDUCED ·SEE ATTACHMENT FOR FULL LEGAL DESCRIPTION ·SEE SHEET 1 FOR SKETCH OF DESCRIPTION ·THIS SKETCH IS INCOMPLETE WITHOUT SHEET 1. THIS IS NOT A SURVEY (BRIGTHSHORE S.R.A. BOUNDARY) OF PART OF SECTIONS 18 AND 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA.EXHIBIT C TO SRA DOCUMENTPage 31 of 79 Page 699 of 1249 Immokalee RD Limpki n RD Purple MartinDR Sanctuary R D Platt RD W ild TurkeyDR Lilac LN40th ST NEFawn LNSanctuary RD NFriendship LND af f o d i l C T Everglades BLVD N40th STNEBig IslandRanch RDPantera LN 56th AV E N ECorkscrewLN 6 4 t h AV ENE 6 6 t h AV ENE 70th AV E N E Red Deer R D 7 2 n d AV ENE Pantera LN 62nd AVE NE 58th AVE N E 60th AV E N ERed Hawk LNAngela RD 60th AV E NE 62nd AV E NE 70th AV E N E 68th AV E N E 64th AV E N E 72nd AV E NE 58th AV E N E 66th AV E N E / HOGA N FARMS, LLC LOCATION MAPBRIGHTSHORE EASTERN CO LLIER COUNTY Date Saved: 5/16/2025 PROJECT: NOTES: EXHIBIT DESC:CLIENT: LOCATION:SOURCES: COLLIER COUNTY GIS (2025) P:\Active_Projects\P-ABC P-009\002_H ogan_Village_SRA\Planning\GIS\2025-05-16_Location_Map.m xd 2600 Golden Gate ParkwayNaples, FL 34105 Legend Brightshore Village SRA EXHIBIT D TO SRA DOCUMENT Page 32 of 79 Page 700 of 1249 EXHIBIT E TO SRA DOCUMENTPage 33 of 79Page 701 of 1249 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Page | 1 LEGAL DESCRIPTION OF PART OF THE NORTH HALF OF SECTIONS 18 AND 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA. (BRIGHTSHORE VILLAGE S.R.A. BOUNDARY) COMMENCING AT THE SOUTHWEST CORNER OF SECTION 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID SECTION 19 NORTH 00°33'31" WEST 150.00 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID WEST LINE NORTH 00°33'31" WEST 5,170.74 FEET TO THE NORTHWEST CORNER OF SAID SECTION 19; THENCE LEAVING SAID WEST LINE NORTH 89°45'17" EAST 334.22 FEET; THENCE NORTH 69°40'33" EAST 50.52 FEET; THENCE NORTH 00°56'08" WEST 670.62 FEET; THENCE NORTH 08°52'06" WEST 331.28 FEET; THENCE NORTH 20°54'48" EAST 142.49 FEET; THENCE NORTH 62°14'48" EAST 1,355.44 FEET; THENCE SOUTH 65°52'47" EAST 954.64 FEET; THENCE SOUTH 70°01'14" EAST 119.08 FEET; THENCE SOUTH 63°39'15" EAST 628.77 FEET; THENCE NORTH 40°34'56" EAST 32.99 FEET; THENCE NORTH 23°38'28" EAST 362.36 FEET; THENCE NORTH 48°50'20" EAST 54.54 FEET; THENCE SOUTH 66°01'50" EAST 199.07 FEET; THENCE SOUTH 50°25'20" EAST 954.27 FEET; THENCE SOUTH 18°52'22" EAST 748.23 FEET; THENCE SOUTH 83°10'21" EAST 306.85 FEET; THENCE SOUTH 01°04'51" EAST 317.74 FEET; THENCE SOUTH 00°49'55" EAST 322.25 FEET; THENCE SOUTH 06°24'15" EAST 262.61 FEET; THENCE SOUTH 07°19'29" WEST 501.06 FEET; THENCE SOUTH 01°08'37" EAST 195.96 FEET; THENCE SOUTH 10°00'20" WEST 569.45 FEET; THENCE SOUTH 23°28'05" WEST 264.33 FEET; THENCE SOUTH 04°25'45" WEST 627.49 FEET; THENCE SOUTH 18°15'57" EAST 240.55 FEET; THENCE SOUTH 10°16'07" EAST 189.28 FEET; THENCE SOUTH 07°36'19" EAST 254.95 FEET; THENCE SOUTH 05°42'25" WEST 41.75 FEET; THENCE SOUTH 04°38'57" WEST 44.03 FEET; THENCE SOUTH 04°38'58" WEST 320.97 FEET; THENCE SOUTH 19°59'54" WEST 103.00 FEET; THENCE SOUTH 20°59'47" WEST 58.20 FEET; THENCE SOUTH 20°48'49" WEST 35.19 FEET; THENCE SOUTH 24°49'22" WEST 151.37 FEET; THENCE SOUTH 24°52'40" WEST 90.30 FEET; THENCE SOUTH 36°52'12" WEST 337.31 FEET; THENCE SOUTH 01°41'16" WEST 510.88 FEET; THENCE SOUTH 89°39'03" WEST 687.85 FEET; THENCE 379.08 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTH HAVING A RADIUS EXHIBIT A TO COVENANT OF UNIFIED CONTROL Page 34 of 79 Page 702 of 1249 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Page | 2 OF 2,714.93 FEET THROUGH A CENTRAL ANGLE OF 08°00'00" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 86°20'57" WEST 378.77 FEET; THENCE NORTH 82°20'57" WEST 337.32 FEET; THENCE 420.09 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE SOUTH HAVING A RADIUS OF 3,014.93 FEET THROUGH A CENTRAL ANGLE OF 07°59'00" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 86°20'27" WEST 419.75 FEET; THENCE SOUTH 89°40'03" WEST 713.11 FEET; THENCE 50.87 FEET ALONG THE ARC OF A NON-TANGENTIAL CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 115.00 FEET THROUGH A CENTRAL ANGLE OF 25°20'35" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 66°47'50" WEST 50.45 FEET TO A POINT OF COMPOUND CURVE; THENCE 40.04 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 527.00 FEET THROUGH A CENTRAL ANGLE OF 04°21'12" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 51°56'56" WEST 40.03 FEET TO A POINT OF COMPOUND CURVE; THENCE 34.75 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 40.00 FEET THROUGH A CENTRAL ANGLE OF 49°46'20" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 24°53'10" WEST 33.67 FEET; THENCE NORTH 00°00'00" EAST 25.16 FEET; THENCE NORTH 90°00'00" WEST 130.00 FEET; THENCE SOUTH 00°00'00" EAST 17.54 FEET; THENCE 13.90 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE WEST HAVING A RADIUS OF 40.00 FEET THROUGH A CENTRAL ANGLE OF 19°54'33" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 09°57'17" WEST 13.83 FEET TO A POINT OF COMPOUND CURVE; THENCE 34.32 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHWEST HAVING A RADIUS OF 97.76 FEET THROUGH A CENTRAL ANGLE OF 20°07'01" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 29°58'04" WEST 34.15 FEET; THENCE ALONG A LINE NON-TANGENT TO SAID CURVE, SOUTH 40°36'53" WEST, A DISTANCE OF 16.40 FEET; THENCE 55.83 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHWEST HAVING A RADIUS OF 90.00 FEET THROUGH A CENTRAL ANGLE OF 35°32'40" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 58°23'14" WEST 54.94 FEET; THENCE ALONG A LINE NON-TANGENT TO SAID CURVE, SOUTH 89°40'03" WEST, A DISTANCE OF 1,355.98 FEET TO THE POINT OF BEGINNING. CONTAINING 671.43 ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. BEARINGS ARE BASED ON THE NORTH LINE OF SAID SECTION 32 BEING SOUTH 89°05’12” WEST. _ October 7 th, 2024 LANCE T MILLER, P.S.M. #LS5627 DATE OF SURVEY CERTIFICATE OF AUTHORIZATION #LB-8479 REFERENCE: S:\Hogan_Brightshore-ABCP-009\BRIGHTSHORE-PH01\SKETCH\BRIGHTSHORE-SRA\S-ABCP-BS-PH01-SK-01.dwg Page 35 of 79 Page 703 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment HOGAN VILLAGE SRA NATURAL RESOURCE INDEX ASSESSMENT September 2021 Revised December 2021 Prepared For: Barron Collier Partnership, LLLP 2600 Golden Gate Parkway Naples, Florida 34105 (239)262-2600 Prepared By: Peninsula Engineering, Inc. 2600 Golden Gate Parkway Naples, Florida 34105 (239) 403-6700 EXHIBIT F TO SRA DOCUMENT Page 36 of 79 Page 704 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment TABLE OF CONTENTS Page 1.0 Introduction ......................................................................................................................... 1 2.0 NRI Assessment Methodology & Datasets ......................................................................... 1 2.1 Stewardship Overlay Designation ........................................................................... 3 2.2 Proximity................................................................................................................. 3 2.3 Listed Species Habitat ............................................................................................. 3 2.4 Soils/Surface Water ................................................................................................ 4 2.5 Restoration Potential ............................................................................................... 4 2.6 Land Use/Land Cover ............................................................................................. 4 3.0 NRI Assessment .................................................................................................................. 4 3.1 Stewardship Overlay Designation ........................................................................... 5 3.2 Proximity................................................................................................................. 5 3.3 Listed Species Habitat ............................................................................................. 5 3.4 Soils/Surface Water ................................................................................................ 6 3.5 Restoration Potential ............................................................................................... 6 3.6 Land Use/Land Cover ............................................................................................. 6 3.7 Final Assessment Result ......................................................................................... 6 4.0 NRI Results Summary ........................................................................................................ 7 i Page 37 of 79 Page 705 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment LIST OF TABLES Page Table 1. Spatial Datasets Used in the Hogan Village NRI Assessment Model .................. 2 ii Page 38 of 79 Page 706 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment LIST OF EXHIBITS Page Exhibit 1. Project Location Map.........................................................................................1 Exhibit 2. Aerial with Boundary.........................................................................................3 Exhibit 3. Aerial with Stewardship Overlay.......................................................................5 Exhibit 4. Aerial with FLUCCS Map ………………………….........................................7 Exhibit 5. Documented Listed Species Locations (2021 Surveys) ……………………....9 Exhibit 6. Soils Map ...........................................................................................................11 Exhibit 7. Stewardship Overlay Designation......................................................................13 Exhibit 8. Proximity Index .................................................................................................15 Exhibit 9. Listed Species Habitat Index .............................................................................17 Exhibit 10. Soils/Surface Water Index .................................................................................19 Exhibit 11. Land Use/Land Cover Index ..............................................................................21 Exhibit 12. Final NRI Assessment........................................................................................23 Exhibit 13. SRA Natural Resource Index Values.................................................................25 iii Page 39 of 79 Page 707 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment 1.0 INTRODUCTION This Natural Resource Index (NRI) Assessment Report (Assessment) documents the environmental conditions and NRI scores within the Hogan Village SRA (Project) and demonstrates that Hogan Village SRA meets the Suitability Criteria contained in Section 4.08.07.A.1 of the adopted Collier County Land Development Code (LDC) amendments. This Assessment is submitted in support of the Rural Lands Stewardship Area (RLSA) Overlay District Stewardship Receiving Area (SRA) Designation Application on behalf of Barron Collier Partnership, LLLP. This Assessment is consistent with the requirements of the RLSA Zoning Overlay District, Collier County LDC, Section 4.08.00. This NRI Assessment includes the following: • Identification of the acreage of agriculture and non-agriculture lands, by type, included within the SRA. • A summary of the refined and updated data incorporated into the Hogan Village NRI model. • A summary analysis and verification of the NRI scores. • Identification of the acreage of lands, by type, within the SRA that have an NRI value greater than 1.2. • An analysis of how the Hogan Village NRI scores compare to those in the original Baseline model. • Demonstrates compliance with the Suitability Criteria contained in Section 4.08.07.A.1. This SRA Designation Application involves the designation of 681.5± acres as the Hogan Village SRA located in Sections 18 and 19, Township 48 South, Range 28 East, Collier County (Exhibit 1). The location and extent of Hogan Village is indicated on Exhibit 2. Hogan Village is located within lands designated as “Open” on the adopted RLSA Stewardship Map and does not encroach into any Flow-Way Stewardship Area (FSA), Habitat Stewardship Area (HSA) lands, or Water Retention Area (WRA) as illustrated in Exhibit 3. Hogan Village is not within the Area of Critical State Concern (ACSC). The subject property is currently dedicated to active agricultural activities (i.e., row crops and supporting infrastructure, and improved pasture) and includes two internal water management cells comprised of exotic vegetation (i.e., primarily Brazilian pepper (Schinus terebinthifolius). The acreages of agriculture land uses on the Project site are depicted in Exhibit 4. Listed species data from Florida Fish and Wildlife Conservation Commission indicates no occurrences of Florida panther (Puma concolor coryi) telemetry points within the SRA boundary. 2.0 NRI ASSESSMENT METHODOLOGY & DATA SETS The NRI Assessment is a Geographic Information Systems (GIS) analysis where resource values are calculated for every acre in the study area using a raster model. The raster model uses one- acre grid cells that receive a score value based on each of the six NRI Factors as defined in section 4.08.01 of the LDC. Baseline NRI values were assigned during the original Collier County RLSA Page 40 of 79 Page 708 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Assessment Study to establish the Baseline conditions. This NRI Assessment includes documentation that refines the NRI Factors from the original study using updated data. Of the six NRI Factors on the Stewardship Credit Worksheet, two factors (i.e., Land Use-Land Cover and Listed Species Habitat) are the most prone to change over time or require mapping refinements. In preparing the assessment, Peninsula Engineering (PEI) obtained updated data sets, where available, to be included in the model. Table 1 depicts the data sets used for each of the NRI Factors and indicates where data has been updated from the Baseline model. Table 1. Spatial Data Sets Used in the Hogan Village NRI Assessment Model Natural Resource Index Factors Model Input GIS Data Set Source Date1 Stewardship Overlay Designation Collier County Stewardship Areas Collier County Stewardship Areas Collier County* 2021* Proximity Collier County Stewardship Areas Collier County Stewardship Areas Collier County* 2021* Preserve Land Conservation Collier Collier County 2021 Florida Managed Areas FNAI 2021 Listed Species Habitat Documented Listed Species Florida Panther Telemetry FWC 2021 Wading Bird Rookeries FWC 2019 Listed Species & Species-Specific Survey Results PE 2021 Habitat Type FLUCCS PE 2021 Soils/Surface Water Soils Soil Survey of Collier County USDA-NRCS 1990** Restoration Potential N/A N/A N/A N/A 2 Page 41 of 79 Page 709 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Table 1. (Continued Natural Resource Index Factors Model Input GIS Dataset Source Date1 Land Use/Land Cover Land Cover FLUCCS PE 2021 FLUCCS – Florida Land Use, Cover and Forms Classification System FNAI – Florida Natural Areas Inventory FWC – Florida Fish and Wildlife Conservation Commission USDA-NRCS – United States Department of Agriculture Natural Resources Conservation Service * WRA and HSA boundaries along the perimeter of the Project were revised to reflect SSA boundary where SRA and SSA boundaries are coincident (see Section 2.1) ** Digital NRCS soil data was downloaded from the NRCS web site in 2021 to generate the soil maps used in generating the baseline and present-day maps. The 2021 linework varies slightly from the more coarse linework in the 1990 NRCS data set resulting in small differences in raster scoring between the original baseline soils mapping and the baseline soils map included in this assessment. 1Years in bold indicate updated data set 2.1 Stewardship Overlay Designation As part of the establishment of the RLSA, the stewardship overlay was established to designate land within the RLSA as FSA, HSA, WRA, or Open. In anticipation of the potential for Hogan Village lands to be designated as SRA, the outer toe of slope of the agricultural perimeter berm encompassing land representing Hogan Village was surveyed in 2002 using submeter Trimble GPS to establish the boundary between SSA and SRA such that no FSA, HSA, or WRA encompassed by SSA 13 areas would overlap with the SRA. Exhibit 3 illustrates the SRA/SSA boundary that was established during development of the RLSA program. It was recorded in the County record as BCI/BCP/SI SSA 13. The WRA and HSA areas, obtained from the Collier County GIS data, were refined so that they would not extend beyond the limits of SSA 13 where they shared a common boundary with Hogan Village SRA. 2.2 Proximity The Proximity Index Factor also utilizes the Collier County Stewardship Areas. The same refined dataset used for the Stewardship Overlay Designation Index Factor was used for the Proximity Index. In addition, the Conservation Collier and Florida Managed Areas datasets were used to determine the proximity of private or public preserve land. 3 Page 42 of 79 Page 710 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment 2.3 Listed Species Habitat The Listed Species Habitat Index values are based on the intersection of documented listed species observations and land cover that is identified as preferred or tolerated by that species. The Baseline model used Land Use-Land Cover mapping from the Stage 1 Report. While this mapping was generally accurate at the regional/planning scale, ground- truthing by PE in 2021 refined the base information to reflect project-scale mapping to support this application. In short, the extent of type of agricultural operation that existed in 2002 has not changed since that time. Exhibits 2A and 2B illustrate that the land use in 2021 (Exhibit 2A) and the land use in 2004 (Exhibit 2B; shortly following Baseline land use modelling). However, there are small differences in Baseline FLUCCS mapping and current conditions – two are attributable to exotic vegetation infestation over time and one appears to be a mislabeling of existing conditions at Baseline (clearly, the agricultural shop and warehouse are not exotic monoculture as mapped). As noted in Section 2.1, the Project limit, where it is coincident with the limits of SSA 13, is represented by the outer toe of slope of the agricultural perimeter berm. The refined Florida Land Use, Cover and Forms Classification System (FLUCCS) mapping for the Hogan Village SRA reflects that border and is presented in Exhibit 4. The Documented Listed Species datasets were updated to include the current listed species occurrence data, and current Florida panther telemetry was obtained from the Florida Fish and Wildlife Conservation Commission website. In addition, the results of multiple listed species surveys conducted by PE in 2021 were incorporated. A map of the updated listed species occurrences, listed species records, and Florida panther telemetry points is provided as Exhibit 5. 2.4 Soils/Surface Water The U.S. Department of Agriculture Natural Resources Conservation Services (USDA- NRCS) soils map for Hogan Village is provided in Exhibit 6. This data set has not changed since the Baseline model; however, the linework downloaded from the NRCS web site in 2021 is more fluid and slightly different from the more coarse linework of the 1990 NRCS mapped soil boundaries. As a result, even though soils mapping has not been updated or revised, the slight variations in digital representation along their limits have resulted in slight differences between the original baseline mapping and the baseline mapping generated in this assessment. 2.5 Restoration Potential Restoration Potential is one of the six NRI factors in an NRI Assessment. However, this index factor is assigned only during an SSA designation process if appropriate and was not assessed in the Baseline model. As this application and NRI Assessment is for an SRA, this NRI Factor was not incorporated into the Hogan Village NRI Assessment. 4 Page 43 of 79 Page 711 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment 2.6 Land Use/Land Cover As mentioned in Section 2.3, the updated FLUCCS mapping conducted by PE was utilized for the Land Cover and Listed Species Habitat data sets in the Hogan Village NRI Assessment. 3.0 NRI ASSESSMENT The following section summarizes the results of the Hogan Village NRI Assessment and analyzes how the results of this assessment compare to that of the Baseline assessment results from the Collier County RLSA Assessment Study. It is worth noting that while the Hogan Village NRI Assessment was conducted for the proposed SRA boundary, the Baseline assessment was conducted for the entire RLSA area. Due to the way the six factors are applied and scored, and since the on-site and off-site land uses from the Baseline to today have not meaningfully changed, there are few realized changes in scoring. 3.1 Stewardship Overlay Designation In the assessment for Hogan Village, there are no lands designated as FSA, HSA, WRA, or ACSC within the Project. Therefore, the entire SRA received a score of 0 for this NRI Factor (Exhibit 7A). This matches the scoring for this area in the Baseline assessment (Exhibit 7B). 3.2 Proximity For the Proximity Index, the Hogan Village SRA boundary is within 300 feet of an HSA along portions of the northern Project boundary. Cells that were within the 300-foot distance from the HSA scored 0.3; the remainder of the SRA scored 0 (Exhibit 8A). These scores are also supported by the Baseline assessment (Exhibit 8B) since the SSA boundary had not changed in the interim. The public preserve land owned by the South Florida Water Management District located to the northwest of the Project is greater than 300 feet from the Project and does not affect its scoring. 3.3 Listed Species Habitat During the 2021 listed species surveys, several listed wading bird species were observed foraging within flooded row-crop fields and within and adjacent to internal agricultural ditches that were in the process of being mechanically cleaned/excavated in preparation for planting of the next seasonal crops. American alligators were observed within the agricultural ditches. The agricultural fields and ditches are not considered preferred or tolerated for the panther, alligator, or the observed wading birds. Additionally, when panther telemetry locations were updated to reflect current conditions, none of the new telemetry points fell within preferred panther habitat that had not already been mapped as such in the Baseline mapping. Therefore, like the Baseline condition, the current- conditions Listed Species Habitat Index for Hogan Village scored 0 (Exhibits 9A and 9B). 5 Page 44 of 79 Page 712 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment 3.4 Soils/Surface Water For the Soils/Surface Water Index Factor, the Hogan Village assessment received scores ranging from 0, for non-hydric soils, to 0.3 for Flats (Transitional) soils (Exhibit 10A). This scoring is consistent with the Baseline assessment (Exhibit 10B) since soil mapping has not changed during the interim. 3.5 Restoration Potential This index factor is assigned only during SSA designation, if appropriate, and was not assessed in the Baseline model. As this application and NRI Assessment are for an SRA, this NRI Factor was not incorporated into the Hogan Village NRI Assessment. 3.6 Land Use/Land Cover In the Baseline Land Use/Land Cover Index Factor, the Hogan Village assessment received two scores of 0.4, as it contained two small Group 1 FLUCCS code areas. The remainder of the Project was entirely Group 3 FLUCCS Code scoring a value of 0.2 (Exhibit 11A). With the exception of a single cell encompassing a cypress dome (FLUCCS 621) located within the improved pasture in the southeastern quadrant of the property (which was not included in Baseline FLUCCS mapping), the remainder of the existing conditions land use map was scored 0.2, reflecting transition of the Baseline condition score of 0.4 to that of exotic monoculture scoring 0.2 (Exhibit 11B). Differences between the two assessments are due to the use of ground-truthed and refined FLUCCS mapping conducted by PE in 2021. 3.7 Final Assessment The final model result is calculated by summing the raster cells for each of the NRI Factors. The Hogan Village assessment, including both Baseline and existing conditions, demonstrates that no land within the SRA boundary carries an NRI value greater than 1.2. Existing condition NRI scores range from 0.2 to 0.6 (Exhibit 12.A). The Baseline model cells are in agreement with the existing conditions Hogan Village assessment (Exhibit 12B). Areas where existing condition scoring in the Hogan Village assessment diverges from the original 2002 Baseline assessment were primarily due to correction of the WRA/HSA boundaries and the resulting adjustment of the agricultural FLUCCS boundary to match the Project limits. Once the WRA and HSA overlays were corrected to match the more accurate and recorded SSA limits, and the agricultural FLUCCS were adjusted to match as well, the Baseline and current condition NRI scoring differed only where exotic vegetation coverage expanded. In neither model did any raster cells approach or exceed a value of 1.2. The Hogan Village NRI Assessment scores are presented graphically in Exhibit 12A and in tabular format in Exhibit 13. 6 Page 45 of 79 Page 713 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment 4.0 NRI RESULTS SUMMARY The NRI Assessment for the proposed Hogan Village SRA has been prepared with updated and refined datasets to reflect current site conditions. Baseline NRI values were assigned during the original Collier County RLSA Assessment Study to establish Baseline conditions. However, they were scored using WRA and HSA GIS data that did not coincide with recorded SSA 13 limits. As a result, the original Baseline included occasional cells immediately inside the perimeter of the Project that scored artificially higher than appropriate. By adjusting the WRA and HSA limits to match the recorded SSA 13 limits, where those limits also matched the Project limits, the artificially elevated NRI scores along that common boundary were corrected and the current-condition index factor scores are in agreement with the Baseline condition. This NRI Assessment for the Hogan Village SRA indicates that there are no NRI scores within the Project approaching or exceeding a score of 1.2. Additionally, the Project is of sufficient size to accommodate the planned development; has direct access to an arterial road; is contiguous with but does not encroach into an HSA; provides sufficient buffering to the HSA; and provides greater that the minimum open space in accordance with the Suitability Criteria contained in Section 4.08.07 A.1. of the LDC. 7 Page 46 of 79 Page 714 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 1 PROJECT LOCATION MAP Page 47 of 79 Page 715 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 48 of 79 Page 716 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 2A & B 2021 and 2004 AERIALs WITH BOUNDARY Page 49 of 79 Page 717 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 50 of 79 Page 718 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 51 of 79 Page 719 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 3 AERIAL WITH STEWARDSHIP OVERLAY Page 52 of 79 Page 720 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 53 of 79 Page 721 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 4 AERIAL WITH FLUCCS MAP Page 54 of 79 Page 722 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 55 of 79 Page 723 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 5 DOCUMENTED LISTED SPECIES LOCATIONS (2021 SURVEYS) Page 56 of 79 Page 724 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 57 of 79 Page 725 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 6 SOILS MAP Page 58 of 79 Page 726 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 59 of 79 Page 727 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 7 STEWARDSHIP OVERLAY DESIGNATION INDEX Page 60 of 79 Page 728 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 61 of 79 Page 729 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 62 of 79 Page 730 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 8 PROXIMITY INDEX Page 63 of 79 Page 731 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 64 of 79 Page 732 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 65 of 79 Page 733 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 9 LISTED SPECIES HABITAT INDEX Page 66 of 79 Page 734 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 67 of 79 Page 735 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 68 of 79 Page 736 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 10 SOILS/SURFACE WATER INDEX Page 69 of 79 Page 737 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 70 of 79 Page 738 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 71 of 79 Page 739 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 11 LAND USE/LAND COVER INDEX Page 72 of 79 Page 740 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 73 of 79 Page 741 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 74 of 79 Page 742 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 12 FINAL NRI ASSESSMENT Page 75 of 79 Page 743 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 76 of 79 Page 744 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment Page 77 of 79 Page 745 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment EXHIBIT 13 SRA NATURAL RESOURCE INDEX VALUES Page 78 of 79 Page 746 of 1249 P:\Active_Projects\P-ABCP-009\001_Hogan_West\Reports\NRI Assessment HOGAN VILLAGE SRA NATURAL RESOURCE INDEX VALUES NRI Value Percent of Total SRA Acreage Total Acres 0.0 0.0% 0 0.1 0.0% 0 0.2 90.9% 619 0.3 0.0% 0 0.4 2.2% 15 0.5 6.8% 46 0.6 0.1% 1 0.7 0.0% 0 0.8 0.0% 0 0.9 0.0% 0 1.0 0.0% 0 1.1 0.0% 0 1.2 0.0% 0 1.3 0.0% 0 1.4 0.0% 0 1.5 0.0% 0 Totals 100.0% 681 Totals NRI ˃1.2 0.0% 0 Page 79 of 79 Page 747 of 1249 Page 748 of 1249 Page 749 of 1249 Page 750 of 1249 Page 751 of 1249 Page 752 of 1249 Page 753 of 1249 Page 754 of 1249 I. OVERVIEWNILLAGE DESIGN AND PROJECT DEVELOPMENT Brightshore Vill a ge Stewardship Receiving Area (SRA) is located in eastern Collier County in portions of Sections 18 and 19 , Township 47 South , and Range 2 8 East. Bri ghtshore Village SRA ("Village") contains a tota l of 681 .5 ± acres. The Village is located north of Immokalee Road, northeast of the intersection of Red Hawk Lane and Immokalee Road . Lands to the north , east, and west have a base z oning de s ig nation of A-Agricultural and the lands to the south are zoned E-E states . L a nds to the north and to the east of the SRA are designated SSA 6 under the Rural Lands Stewardship Area (RLSA) Overlay . The land within the Village SRA has been in active agricultural production for man y y ears . In accordance with the RLSA Overlay definition , the Village is primarily a residential community which includes a diversity of housing types and a maximum of 2 ,000 dwelling units . The Village includes a 107 a cre mixed-use Village Center providing for the required neighborhood-scaled retail , office , civic , and community use s. The SRA is designed to encourage pedestrian/bicycle circulation and the use of golf carts/low-s peed vehicle via an interconnected sidewalk and a multi-use pathway s y stem, s erv ing the entire Village and with an interconnected system of streets , dispersing and reducing both the number and length of vehicle trips . JI. SRA STATEMENT OF SUITABILITY CRITERIA PER LDC SECTION 4.08.07, PARAGRAPHS A, B, and C AND RLSA OVERLAY ATTACHMENT C I. The SRA contains 6 8 1.5 ± acres . 2 . The Village SRA does not include any lands designated Flowway Stewardship Area (FSA), Habitat Stewardship Area (HSA), or Water Retention Area (WRA). 3 . The SRA does not include any lands within the Area of Critical State Concern (ACSC) Overlay. 4. The required minimum Open Space (35 %) is 23 8.5 acres . The SRA master plan provides for 274 .7 ± acres of Open Space (40± percent). 5. The SRA is designed to encourage pedestrian and bicycle circulation , as well as the use of golf carts/low-speed vehicles , b y including an interconnected sidewalk and a multi-use pathway system s erving all residential neighborhoods with connecting multiuse pathways. 6. The SRA provide s 31.7 acres of public benefit use in the form of community parks accessible to the public and SRA neighborhoods. 7. The SRA contains two Context Zones (as required for the Village form of SRA): Neighborhood General and mixed-use Village Center. 8. Within the Village Center Context Zone , the SRA shall provide the following: a minimum of I 06 ,000 square feet and a maximum of 120 ,000 s quare feet of neighborhood scaled retail and office uses , a maximum of l 00,000 square feet of indoor self storage use , and a minimum of 20,000 square feet of civic , government, and institutional uses, all subject to a trip cap . 9. The SRA allows for up to 2 ,000 dwelling units (2 .935 dwelling units per gross acre). I 0. In compliance with the requirement to provide a diversity of housing types within a Village , a minimum of 10 % of units shall be multi-family , based upon the Land Development Code (LDC) definition of Multifamily Dwelling (a group of 3 or more dwelling units within a single building), to also include the use of hori zontal apartments , a minimum of 10 % of the units shall be single family detached , and a minimum of 10 % of the units shall be single family attached or villas. 11. Approximately 46.7 acres of active and passi v e parks and community green space, and the Neighborhood General Amenity Center, is provided . Thi s includes approximately 31.7 acres of community park that is accessible to and open to the public and 15 acres of amenity center sites , which exceeds the required minimum of 1 % of SRA gros s acreage , (6 .8 acres). Pa ge 4 of 18 C:\U sers\asht o n_h\A pp Data\Loca l\Mi crosoft\Win dows\lN etCache\Cont ent.O utl ook\6 DM A26WY\Bri gh tsho re V ill age S RA Doc um ent (PL- 202 1000 I 0 67) ( I 0 -26 -2022).docx Page 755 of 1249 Growth Management Community Development Department Zoning Division CONSISTENCY REVIEW MEMORANDUM To: Nancy Gundlach, PLA, AICP, CSM, Planner III, Zoning Services Section From: Austin Grubb, Planner III, Comprehensive Planning Section Date: May 2, 2025 Subject: Growth Management Plan Consistency Review PETITION NUMBER: PL20240007926 PETITION NAME: Brightshore Village Stewardship Receiving Area Amendment (SRAA) REQUEST: SRAA for Brightshore Village, a 681.45± acre parcel (Res 2022-209, as amended) to add two (2) additional access points onto Immokalee Road, revise Perimeter Lake and Community Park, update Section 5.2.2 Village Center Development Standards, revise Section VI, Excavations to allow commercial excavation with off-site hauling, and other revisions to the SRA Document and the SRA Master Plan. LOCATION: The property is located on the north side of Immokalee Road, northeast of the intersection of Red Hawk Lane and Immokalee Road, within Sections 18 and 19, Township 47 South, Range 28 East, and completely within the Rural Lands Stewardship Area Overlay. HISTORY: The existing SRA was approved in 2022 (Resolution 2022-209). The Comprehensive Planning staff provided a detailed Consistency Review at the time and found: 1. The requisite credits are approved and will be sufficient in number to enable the development of the Village; and, 2. The SRA is consistent with the Future Land Use Element and the Rural Lands Stewardship Area Overlay. COMPREHENSIVE PLANNING COMMENTS: With this amendment, staff reviewed the application again using the RLSA Overlay, Group 4 policies 4.1-4.23, and made the same finding that the SRA is consistent. However, it should be noted that the proposed amendments enhance consistency with two policies (4.14 and 4.15.1) as follows: Page 756 of 1249 Brightshore Village Stewardship Receiving Area Amendment (SRAA) Consistency Review Memo 5-2-2025 2 Policy 4.14: The SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. At the time of SRA approval, an SRA proposed to adjoin land designated as an SRA or lands designated as Open Lands shall provide for the opportunity to provide direct vehicular and pedestrian connections from said areas to the County’s arterial/collector roadway network as shown on the MPO’s LRTP Needs Plan so as to reduce travel time and travel expenses, improve interconnectivity, increase internal capture, and keep the use of county arterial roads to a minimum when traveling between developments in the RLSA. Public and private roads within an SRA shall be maintained by the SRA it serves. Signalized intersections within or adjacent to an SRA that serves the SRA shall be maintained by the SRA it serves. No SRA shall be approved unless the capacity of the County collector or arterial road(s) serving the SRA is demonstrated to be adequate in accordance with the Collier County Concurrency Management System in effect at the time of SRA designation. A transportation impact assessment meeting the requirements of Section 2.7.3 of the LDC, or its successor regulation, shall be prepared for each proposed SRA to provide the necessary data and analysis. To the extent required to mitigate an SRA’s traffic impacts, actions may be taken to include, but shall not be limited to, provisions for the construction and/or permitting of wildlife crossings, environmental mitigation credits, right of way dedication(s), water management and/or fill material which may be needed to expand the existing or proposed roadway network. Any such actions to offset traffic impacts shall be memorialized in a developer contribution agreement. These actions shall be considered within the area of significant influence of the project traffic on existing or proposed roadways. The original SRA proposed two (2) ingress/egress points along Immokalee Road, an arterial road as classified in the Transportation Element, and one (1) ingress/egress point along Red Hawk Lane, a local road. This amendment proposes to add two more points of access to Immokalee Road. Assuming that the spacing requirements and other design specifications can be met and that Collier County Transportation approves, the two additional points of access will enhance connectivity, consistent with the intent of this policy. Policy 4.15.1: SRAs are intended to be mixed-use and shall be allowed the full range of uses permitted by the Urban Designation of the FLUE, as modified by Policies 4.7, 4.7.1, 4.7.2, and 4.7.3, and Attachment C. An appropriate mix of retail, office, recreational, civic, governmental, and institutional uses will be available to serve the daily needs and community-wide needs of residents of the RLSA. Depending on the size, scale, and character of a SRA, such uses may be provided either within the specific SRA, within other SRAs in the RLSA or within the Immokalee Urban Area, provided the capacity of those adjoining area’s facilities, as described in Attachment C, to be utilized by the newly created SRA can demonstrate sufficient capacity exists for their desired uses per the standards of Attachment C. By example, each Village or Town shall provide for neighborhood retail/office uses to serve its population as well as appropriate civic and institutional uses; however, the combined population of several Villages may be required to support community-scaled retail or office uses in a nearby Town. Standards for the minimum amount of non-residential uses in each category are set forth in Attachment C, and shall also be included in the Stewardship LDC District. Page 757 of 1249 Brightshore Village Stewardship Receiving Area Amendment (SRAA) Consistency Review Memo 5-2-2025 3 This proposed amendment specifies the location and size (9.5± acres or 10 SF/DU) of future Civic, Governmental, and Institutional uses to meet the minimum requirements identified in Attachment C. A minimum of 10 square feet per DU, and a minimum of 20,000 square feet (2000 DU x 10 SF) of civic, government, and institutional uses are proposed in the Village. CONSISTENCY REVIEW FINDINGS: Based upon the above analysis, staff finds that the proposed amendments enhance the consistency of the project with the RLSAO goals and policies. PETITION IN CITYVIEW ± 9.5 Acres Civic, Government, Institutional Page 758 of 1249 PL20240007926 Brightshore Village SRAA NIM Summary Page 1 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Memorandum Date: May 10, 2025 To: Nancy Gundlach, AICP, PLA, CSM From: Christopher Scott, AICP RE: Brightshore Village SRA Amendment (PL20240007926) A Neighborhood Information Meeting (NIM) was conducted for the above referenced project on Wednesday, March 5, 2025 at 5:35 pm at the UF/IFAS Extension, located at 14700 Immokalee Road. No individuals from the public attended the meeting (see attached sign-in sheet). The meeting was simultaneously conducted through Zoom and had one (1) participant. Individuals associated with the project team that were in attendance included the following: • Christopher Scott • Richard Yovanovich • Norm Trebilcock Chris Scott opened the meeting at 5:32 pm and provided a PowerPoint presentation outlining the details of the proposed SRA Amendment. Following the presentation, the meeting was opened to attendees for comments and questions. Question/Comment: (John Paulson). How soon the project will start? Response: The project is currently in the subdivision design phase, with construction expected to begin this summer for site grading and project infrastructure; vertical construction likely starting a year later. Page 759 of 1249 Page 760 of 1249 Brightshore Village SRA Amendment PL20240007926 NEIGHBORHOOD INFORMATION MEETING MARCH 5, 2025 Page 761 of 1249 ZOOM TUTORIAL •Please keep your speaker on MUTE during the presentation •Following the presentation, we will open the meeting for Q&A •Please type in questions using the “Chat” Tool. Submitted questions will be read aloud prior to response Page 762 of 1249 PROJECT TEAM •Hogan Farms, LLC – Applicant •Richard Yovanovich – Land Use Attorney •Christopher Scott – Planning Manager •Norm Trebilcock – Transportation Page 763 of 1249 LOCATION MAP Page 764 of 1249 PROJECT BACKGROUND Brightshore Village SRA approved in 2022 and revised by a Minor Change in 2023. •681.5-acres •2,000 Dwelling Units (2.93 du/ac) •95.3-acre Village Center •106,000-120,000 sf goods and services •Maximum 100,000 sf of indoor self-storage •Minimum 20,000 sf of civic, governmental, and institutional uses Page 765 of 1249 PROJECT REQUEST SRA Amendment proposes to: •Revise SRA boundary •Add additional access •Add subcategories to Village Center context zone •Reduce Community Park/Expand perimeter lake •Allow for Commercial Excavation •Update Development Standards •Update Street Sections •Add new Deviations •Update SRA Credit Use Agreement SRA Amendment DOES NOT: •Increase intensity or density •Increase approved trip cap •Require additional SSA Credits •Encroach into Conservation Lands or Lands with NRI > 1.2 Page 766 of 1249 REVISED SRA MASTER PLAN •Removes 10.1-acres of Immokalee Road Right-of-Way •Revised SRA Acreage: 671.4-acres •New Access Points •Community Park - reduced width/acreage •Perimeter Lake – increased width/acreage •Village Center subcategories recognize County parcels and Transitional area Page 767 of 1249 VILLAGE CENTER – NEW SUBDISTRICTS •9.5-acres of County Parcels reserved for Public Utilities and Transportation Stormwater Pond •21.4-acre Village Center Transitional allows for additional uses: •Recreational Vehicle Resort •Outdoor Storage Page 768 of 1249 REVISED SRA MASTER PLAN Page 769 of 1249 NEW DEVIATIONS •8.3.2) LDC Sections 6.06.02.A. and 6.06.02.D., “Sidewalk, Bike Lane and Pathway Requirements,” to allow the perimeter pathway around the lake in lieu of sidewalks along Immokalee Road. •8.4.2) LDC Section 5.06.02.B.5., “Development Standards for Signs within Residential Districts,” to allow a maximum of 8 directional and wayfinding signs throughout the SRA. •8.4.3) LDC Section 5.06.02.B.6., “Development Standards for Signs within Residential Districts,” to allow two entry signs at the traffic circle entrance on Immokalee Rd. •8.4.4) LDC Section 5.06.02.B.12., “Community Amenities Signs,” to allow maximum of 8 informational signs. Page 770 of 1249 NEW DEVIATIONS •8.4.5) LDC Section 5.06.04.F.1., “Development Standards for Signs within Non-Residential Districts,” to allow parcels with two street frontages a second ground sign. •8.4.6) LDC Section 5.04.04.C.4., “Model Home Signs,” to allow an additional 15 sf, 15’ tall sales center sign. •8.5.3) LDC Section 4.06.05.L.1., “Irrigation System Requirements,” to allow irrigation by water truck or alternative method for the buffer adjacent to Redhawk Lane. Page 771 of 1249 QUESTIONS Page 772 of 1249 •L o c a liQ Florida G A N N E T T AFFIDAVIT OF PUBLICATION PO Box 631244 Cincinnati, OH 45263-1244 Audrey Hancock Penninsula Engineering 2600 Golden Gate PK WY Naples FL 34105-3227 STATE OF WISCONSIN, COUNTY OF BROWN Before the undersigned authority personally appeared, who on oath says that he or she is the Legal Advertising Representative of the Naples Daily News, a newspaper published in Collier County, Florida; that the attached copy of advertisement, being a Legal Ad in the matter of Public Notices, was published on the publicly accessible website of Collier and Lee Counties, Florida, or in a newspaper by print in the issues of, on: 02/16/2025 Affiant further says that the website or newspaper complies with all legal requirements for publication in chapter 50, Florida Statutes. Subscribed and sworn to before me, by the legal clerk, who is personally known to me, on 02/16/2025 ~ My commission expires Publication Cost: Tax Amount: Payment Cost: Order No: Customer No: PO#: THIS rs NOT AN INVOICE! $378.32 $0.00 $378.32 11038755 1126151 # of Copies: 1 Please do not use thisform for payment remittance. NANCY HEYRMAN J Notary Public State of Wisconsin . Page 1 of 2 Page 773 of 1249 NEIGHBORHOOD INFORMATION MEETING The public is inviled to attend a neighborhood inlormalion meeting held by Chris Scott of Peninsula Engineering on March 5th at 5:30 pm at the UF/IFAS Extension, t 4700 lmmokalee Road, Naples, FL 34120. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of the impending zoning applications and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. The Applicant, Hogan Farms, LLC, has submitted a Stewardship Receiving Area Amendment (SAM) application for the Brightshore Village SRA. The amendment seeks to revise the SRA Boundary decreasing the SRA from 681.5 acres to 671.4 acres; add new access points; update development standards and street cross sections; add deviations for signage, irrigation and sidewalks; and update the Master Plan and SRA Credit Use Agreement. [PL20240007926]. Business and property owners, residents and visitors are welcome to attend the presentation and discuss the project. If you are unable to attend this meeting but have questions or comments or would like to register to participate in the meeting remotely, please contact Chris Scott, Planning Manager, Peninsula Engineering, 2600 Golden Gate Parkway, Naples, FL 34105 cscott@pen-eng.com (239) 403-6727. Page 774 of 1249 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 February 16, 2025 Dear Property Owner: The public is invited to attend a Neighborhood Information Meeting to discuss a proposed amendment to the Brightshore Village Stewardship Receiving Area (SRA): Wednesday, March 5, 2025 at 5:30 pm UF/IFAS Extension 14700 Immokalee Road Naples, FL 34120 The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of the impending zoning applications and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. The Applicant, Hogan Farms, LLC, has submitted a Stewardship Receiving Area Amendment (SRAA) application for the Brightshore Village SRA. The amendment seeks to revise the SRA Boundary, decreasing the SRA from 681.5 acres to 671.4 acres, add new access points, update development standards and street cross sections, add deviations for signage, irrigation and sidewalks, and update the Master Plan and SRA Credit Use Agreement. [PL20240007926]. Business and property owners, residents and visitors are welcome to attend the presentation and discuss the project. If you are unable to attend this meeting but have questions or comments or would like to register to participate in the meeting remotely, please the individual listed below. Christopher Scott, AICP Peninsula Engineering Phone: 239.403.6727 Email: cscott@pen-eng.com Page 775 of 1249 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Page 776 of 1249 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 FOLIO ADDRESSTYPE 72ND GOLDEN GATE LLC 14838 TYBEE ISLAND DRIVE NAPLES, FL 34119---0 GOLDEN GATE EST UNIT 47 E1/2 OF TR 73 39148360000 U AADEN GROUP- GOLDEN GATE LLC 13745 LUNA DR NAPLES, FL 34109---0 GOLDEN GATE EST UNIT 47 E 75FT OF W 150FT OF TR 89 OR 445 PG 227 39150280000 U AGUDELO, JUAN CARLOS GONZALEZ SANDRA XIMENA TEJADA TRUJILLO 2609 OAKBROOK CT WESTON, FL 33332---0 GOLDEN GATE EST UNIT 47 W 1/2 OF TR 40 39144200009 U AGUDELO, JUAN CARLOS GONZALEZ SANDRA XIMENA TEJADA TRUJILLO 2609 OAKBROOK CT WESTON, FL 33332---0 GOLDEN GATE EST UNIT 47 E 1/2 OF TR 40 39144200106 U ALFONSO, LEYDI M HERNANDEZ JANIER L QUEZEDA MANTILLA 2401 72ND AVE NE NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 47 W 180FT OF TR 24 39142280005 U ALVAREZ, JOSE MANUEL & MARIBEL 7256 JACARANDA LN MIAMI LAKES, FL 33014---0 GOLDEN GATE EST UNIT 47 TR 133 OR 1216 PG 1714-15 39155400005 U AMADO S FARM LLC 2571 WILSON BLVD N NAPLES, FL 34120---0 24 47 27 E1/2 OF NW1/4 OF SE1/4 OF NE1/4, LESS THE S 30FT FOR R/W 00100600009 U ARMSTRONG, WILLIAM & VIRGINIA 3418 W WEAVER RD HAMPTON, VA 23666---3816 GOLDEN GATE EST UNIT 47 TR 134 OR 566 PG 889 39155440007 U ATKINSON, PORFIRIO G & MARIA H 160 BRYAN AVE LABELLE, FL 33935---0 24 47 27 E1/2 OF SW1/4 OF SE1/4 OF NE1/4 5 AC. 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Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA. Petition: PL20240007926 Brightshore Village (SRAA) | Buffer: 1000' | Date: 1/22/2025 | Site Location: 00114480105 Copy of POList_1000 Page 777 of 1249 Addressing Checklist 6/14/2024 Page 1 of 2 Growth Management Community Development • Operations & Regulatory Management 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ Addressing Checklist GMCD Public Portal Land Development Code Administrative Code Please complete the following and upload via the CityView Portal with your submittal. Items marked with a * are 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. *Name of Owner/Agent: Firm [if agent]: *Address:*City:*State:*ZIP: *Telephone:Cell:Fax: *E-Mail Address: *Folio (Property ID) Number(s) of the subject property or properties [Attach list if necessary]: *Legal Description of subject property or properties [Attach list if necessary]: Street Address(es) where applicable, if already assigned: Applicant Contact Information Location Information Page 778 of 1249 Collier County Addressing Checklist 6/14/2024 Page 2 of 2 Growth Management Community Development • Operations & Regulatory Management 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/ 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 of project name and/or street name may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your submittal. Current Project Name: Proposed Project Name: Proposed Street Name: Latest Approved Project Number [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####] Additional documents may be attached to this form and can include. Checkmark the items included with this application: Requirements for Review: Required: LOCATION 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.☐ Project Information Submittal Requirement Checklist The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Community Development Department | GMCD Portal: https://cvportal.colliercountyfl.gov/cityviewweb Questions? Email: Front.Desk@colliercountyfl.gov Page 779 of 1249 Page 780 of 1249 Page 781 of 1249 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 STEWARDSHIP RECEIVING AREA AMENDMENT (SRAA) APPLICATION LDC subsection 4.08.07 F. PROJECT NUMBER PROJECT NAME DATE PROCESSED SRA Administrative Minor Change SRA Amendment within a DRI, CCPC and BCC Public Hearing Process SRA Amendment (no DRI established), Office of the Hearing Examiner Public Hearing Process Original SRA AR/PL Number: _____________________________________________________________ APPLICANT CONTACT INFORMATION Name of Applicant(s): ___________________________________________________________ Address: ____________________________City: _____________ State: ________ ZIP: _______ Telephone: ____________________ Cell: ____________________ Fax: ___________________ E-Mail Address: ________________________________________________________________ Name of Agent: ________________________________________________________________ Firm: _________________________________________________________________________ Address: ____________________________City: _____________ State: ________ ZIP: _______ Telephone: ____________________ Cell: _____________________ Fax: __________________ E-Mail Address: ________________________________________________________________ Name of Owner: ________________________________________________________________ Address: ____________________________City: _____________ State: ________ ZIP: _______ Telephone: ____________________ Cell: ____________________ Fax: ___________________ E-Mail Address: ________________________________________________________________ To be completed by staff 2/11/2014 Page 1 of 6 Page 782 of 1249 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 PROJECT LOCATION INFORMATION Project Name: _________________________________________________________________ General Location and Cross Streets: ________________________________________________ ______________________________________________________________________________ Section/Township/Range: ______/______/______ Zoning: ____________________________ Total Area of Project: ________________acres ADJACENT ZONING/LAND USE Zoning Land Use N S E W LIST OF CONSULTANTS Name: ________________________________________ Phone: _________________________ Address: ____________________________ City: _______________ State: _______ ZIP: ______ Name: ________________________________________ Phone: _________________________ Address: ____________________________ City: _______________ State: _______ ZIP: ______ Name: ________________________________________ Phone: _________________________ Address: ____________________________ City: _______________ State: _______ ZIP: ______ Name: ________________________________________ Phone: _________________________ Address: ____________________________ City: _______________ State: _______ ZIP: ______ Name: ________________________________________ Phone: _________________________ Address: ____________________________ City: _______________ State: _______ ZIP: ______ 2/11/2014 Page 2 of 6 Page 783 of 1249 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 DISCLOSURE OF INTEREST INFORMATON Please complete the following information, if space is inadequate use additional sheets and attach to the completed application packet. a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership b. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address % of Ownership c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address % of Ownership 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 2/11/2014 Page 3 of 6 Page 784 of 1249 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership Date of Contract: f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address g. Date subject property acquired _______________ Leased: Term of lease ____________ years /months If, Petitioner has option to buy, indicate the following: Date of option: _________________________ Date option terminates: __________________, or Anticipated closing date: ________________ h. 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. 2/11/2014 Page 4 of 6 Page 785 of 1249 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 SUBMITTAL REQUIREMENTS The following items are to be submitted for an SRA Amendment or an Insubstantial Change, including Minor Text Changes: • Completed Application (download current form from county website): 13 Copies • Electronic documents: 1 Copy ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS: • Following the completion of the review process by County review staff, the applicant shall submit all materials electronically to the designated project manager. • For applications to be heard by the Hearing Examiner: 7 Copies • For applications to be heard by the CCPC and BCC: Please contact the project manager to confirm the number of additional copies required FEE REQUIREMENTS Application Fee: $7,000.00, plus $25.00 per acre. * SRA amendments deemed to be minor in nature, that is requiring minor strike thru and underline text amendments of no more than 10 different lines of text changes in the SRA will be capped at $10,000.00. All checks payable to: Board of County Commissioners The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Division/Planning and Regulation ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 Applicant is responsible for provided finalized copies as required for public hearing. I hereby submit and certify the application to be complete and accurate. ___________________________________ _________________ Signature of Agent Date 2/11/2014 Page 5 of 6 Page 786 of 1249 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 AFFIDAVIT We/I, ______________________________ being first duly sworn, depose and say that we/I am/are the owners of the property described herein and which is the subject matter of the proposed hearing; that all the answers to the questions in this application, including the disclosure of interest information, all sketches, data, and other supplementary matter attached to and made a part of this application, are honest and true to the best of our knowledge and belief. We/I understand that the information requested on this application must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be altered. Public hearings will not be advertised until this application is deemed complete, and all required information has been submitted. As property owner We/I further authorize __________________________________ to act as our/my representative in any matters regarding this Petition. _____________________________ ________________________________ Signature of Property Owner Signature of Property Owner _________________________________ ___________________________________ Typed or Printed Name of Owner Typed or Printed Name of Owner The foregoing instrument was acknowledged before me this _______ day of ____________, 20_____, by _________________________who is personally known to me or has produced________________ as identification. _______________________________ State of Florida (Signature of Notary Public - State of County of Collier Florida) _______________________________ (Print, Type, or Stamp Commissioned Name of Notary Public) 2/11/2014 Page 6 of 6 Page 787 of 1249 CorporationPage 788 of 1249 PROPERTY OWNERSHIP DISCLOSURE FORM This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a.If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership b.If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address % of Ownership c.If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address % of Ownership Page 789 of 1249 d.If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Name and Address % of Ownership e.If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership Date of Contract: ___________ f.If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address g.Date subject property acquired _______________ Leased: Term of lease ____________ years /months If, Petitioner has option to buy, indicate the following: Page 790 of 1249 Date of option: _________________________ Date option terminates: __________________, or Anticipated closing date: ________________ AFFIRM PROPERTY OWNERSHIP INFORMATION Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements for petition types are located on the associated application form. Any change in ownership whether individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County immediately if such change occurs prior to the petition’s final public hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. ____________________________________________ ____________ Agent/Owner Signature Date ____________________________________________ Agent/Owner Name (please print) *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 Page 791 of 1249 OWNERSHIP DETAIL HOGAN FARMS, LLC GP Barron Collier Corporation 0.0500% GP BCAM, LLLP 99.9500% Barron Collier Corporation Shareholder Juliet C. Sproul Family Inheritance Trust 25.0000% Shareholder Barron Collier III 25.0000% Shareholder R. Blakeslee Gable 6.2500% Shareholder M. Wells Gable 2021 Trust 6.2500% Shareholder Christopher D. Villere 4.1667% Shareholder Mathilde V. Currence 4.1667% Shareholder Lamar G. Villere 4.1667% Shareholder Phyllis Gable Alden Trust 12.5000% Shareholder Donna G. Keller Irrevocable Trust 12.5000% BCAM, LLLP GP Barron Collier Corporation 0.1000% LP Barron Collier Partnership, LLLP 99.9000% Barron Collier Partnership, LLLP GP Barron Collier Management, LLC 1.0000% -Juliet C. Sproul -Barron G. Collier IV -Alexandra E. Collier -Lara C. Grady -Christopher C. Collier -Robert B. Gable -Michael Wells Gable -Christopher D. Villere -Mathilde V. Currence -Lamar G. Villere -William Cameron Doane -Mary Marguerite Doane -Ashleigh N. Ora -Chelsea K. Kunde -Kathryn E. Keller -Matthew D. Keller -Stephen B. Keller Page 792 of 1249 Barron Collier Partnership, LLLP (Continued) LP Juliet C. Sproul Family Inheritance Trust 24.7500% -Juliet C Sproul LP Barron Collier III Lifetime Irrevocable Trust 24.7500% -Barron G. Collier IV -Alexander E. Collier -Lara C. Grady -Christopher C. Collier LP Lamar Gable Lifetime Irrevocable Trust 12.3750% -Robert B. Gable -Michael W. Gable LP Frances G. Villere Lifetime Irrevocable Trust 12.3750% -Christopher D. Villere -Mathilde V. Currence -Lamar G. Villere LP Phylis G. Alden Lifetime Irrevocable Trust 12.3750% -William Cameron Doane -Mary Marguerite Doane LP Donna G. Keller Lifetime Irrevocable Trust 12.3750% -Ashleigh N. Ora -Chelsea K. Kunde -Kathryn E. Keller Page 793 of 1249 N.W. COR. SEC. 19 P.O.C. S.W. COR. SEC. 19 GOLDEN GATE ESTATES, UNIT NO. 47 (P.B.7, PG.32)RANCHUNRECORDED PLATP.O.B.N0°33'31"W 5170.74WEST LINE SEC. 19(BASIS OF BEARING)L1 L2 L3 L4 L5 L6 L7 L8 L9 L10 L11 L12 L13 L 1 4 L15L16 L17 L18 L19 L20 L21 L22 L23 L24 L25 L26 L27 L28 L36 L37 L38C1L39C2L40 C3 C4 C5 L41 L42L43 C6 C7 L44 C8 L45N0°33'31"W 150.00 (C.R. S-846, 100' R/W) 40' C.U.E. PER O.R.6286, PG.3181 T.C.E. PER O.R.6286, PG.3187 N.E. COR. SEC. 19 S.E. COR. SEC. 19 PARCEL DESCRIBED CONTAINS: 671.43 ACRES MORE OR LESS L29 L30 L31 L32 L33 L34 L35 UNPLATTED SECTION 19 UNPLATTED SECTION 18 1 2 P-ABCP-009-004 S-ABCP-BS-PH01-SK-01.dwg PENINSULA ENGINEERING SKETCH OF DESCRIPTION (BRIGTHSHORE S.R.A. BOUNDARY) OF PART OF SECTIONS 18 AND 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA.LANCE T MILLER, P.S.M. #LS5627 OF REV.REVISION SHEET #:DRAWING NO.: CLIENT: Horizontal Scale: Date: Drawn by: Fieldwork by: Fieldbook/Page: PROJECT NO. TITLE:APPROVED:[Save Date: 10/7/2024 1:14:56 PM] [Saved By: TWehrle] [Plot Date: 10/7/2024 2:11:15 PM] [Drawing Path: S:\Hogan_Brightshore-ABCP-009\BRIGHTSHORE-PH01\SKETCH\BRIGHTSHORE-SRA\S-ABCP-BS-PH01-SK-01.dwg]1" = 1500'SCALE:1" = 1500'0 SCALE IN FEET 1500 3000 PENINSULA ENGINEERING 2600 GOLDEN GATE PARKWAY NAPLES, FLORIDA 34105 PHONE: 239.403.6700 FAX: 239.261.1797 EMAIL: INFO@PEN-ENG.COM WEBSITE: WWW.PEN-ENG.COM ·CERTIFICATE OF AUTHORIZATION #LB- 8479 ·NOT VALID WITHOUT THE SIGNATURE OF A FLORIDA LICENSED SURVEYOR AND MAPPER. ·NO OTHER PERSON OR ENTITY MAY RELY UPON THIS EXHIBIT. ·THIS EXHIBIT IS ONLY FOR THE LANDS AS DESCRIBED. IT IS NOT A CERTIFICATE OF TITLE, ZONING, EASEMENTS OR FREEDOM OF ENCUMBRANCES. GENERAL NOTES: ·BEARINGS ARE BASED ON STATE PLANE COORDINATES FLORIDA EAST ZONE (NAD83) WITH THE WEST LINE OF SAID SECTION 19 BEING NORTH 0°33'31" WEST. ·THIS SKETCH MAY HAVE BEEN REDUCED ·SEE ATTACHMENT FOR FULL LEGAL DESCRIPTION ·SEE SHEET 2 FOR ANNOTATIONS. ·THIS SKETCH IS INCOMPLETE WITHOUT SHEET 2. LEGEND: COR. = CORNER P.O.C. = POINT OF COMMENCEMENT P.O.B.=POINT OF BEGINNING PB=P.B.=PLAT BOOK OR=O.R.=OFFICIAL RECORDS PG=PG.=PAGE N. = NORTH, S. = SOUTH, E. = EAST, W. = WEST SEC. = SECTION, T. = TOWNSHIP, R. = RANGE THIS IS NOT A SURVEY Page 794 of 1249 LINE TABLE LINE # L1 L2 L3 L4 L5 L6 L7 L8 L9 L10 L11 L12 L13 L14 L15 L16 L17 L18 L19 L20 L21 L22 L23 LENGTH 334.22 50.52 670.62 331.28 142.49 1355.44 954.64 119.08 628.77 32.99 362.36 54.54 199.07 954.27 748.23 306.85 317.74 322.25 262.61 501.06 195.96 569.45 264.33 BEARING N89°45'17"E N69°40'33"E N0°56'08"W N8°52'06"W N20°54'48"E N62°14'48"E S65°52'47"E S70°01'14"E S63°39'15"E N40°34'56"E N23°38'28"E N48°50'20"E S66°01'50"E S50°25'20"E S18°52'22"E S83°10'21"E S1°04'51"E S0°49'55"E S6°24'15"E S7°19'29"W S1°08'37"E S10°00'20"W S23°28'05"W LINE TABLE LINE # L24 L25 L26 L27 L28 L29 L30 L31 L32 L33 L34 L35 L36 L37 L38 L39 L40 L41 L42 L43 L44 L45 LENGTH 627.49 240.55 189.28 254.95 41.75 44.03 320.97 103.00 58.20 35.19 151.37 90.30 337.31 510.88 687.85 337.32 713.11 25.16 130.00 17.54 16.40 1355.98 BEARING S4°25'45"W S18°15'57"E S10°16'07"E S7°36'19"E S5°42'25"W S4°38'57"W S4°38'58"W S19°59'54"W S20°59'47"W S20°48'49"W S24°49'22"W S24°52'40"W S36°52'12"W S1°41'16"W S89°39'03"W N82°20'57"W S89°40'03"W N0°00'00"E N90°00'00"W S0°00'00"E S40°36'53"W S89°40'03"W CURVE TABLE CURVE # C1 C2 C3 C4 C5 C6 C7 C8 LENGTH 379.08 420.09 50.87 40.04 34.75 13.90 34.32 55.83 RADIUS 2714.93 3014.93 115.00 527.00 40.00 40.00 97.76 90.00 DELTA 8°00'00" 7°59'00" 25°20'35" 4°21'12" 49°46'20" 19°54'33" 20°07'01" 35°32'40" CHORD BEARING N86°20'57"W N86°20'27"W N66°47'50"W N51°56'56"W N24°53'10"W S9°57'17"W S29°58'04"W S58°23'14"W CHORD LENGTH 378.77 419.75 50.45 40.03 33.67 13.83 34.15 54.94 2 2 P-ABCP-009-004 S-ABCP-BS-PH01-SK-01.dwg PENINSULA ENGINEERING ANNOTATION TABLES LANCE T MILLER, P.S.M. #LS5627 OF REV.REVISION SHEET #:DRAWING NO.: CLIENT: Horizontal Scale: Date: Drawn by: Fieldwork by: Fieldbook/Page: PROJECT NO. TITLE:APPROVED:[Save Date: 10/7/2024 1:14:56 PM] [Saved By: TWehrle] [Plot Date: 10/7/2024 2:11:21 PM] [Drawing Path: S:\Hogan_Brightshore-ABCP-009\BRIGHTSHORE-PH01\SKETCH\BRIGHTSHORE-SRA\S-ABCP-BS-PH01-SK-01.dwg]1" = 1500' GENERAL NOTES: ·BEARINGS ARE BASED ON STATE PLANE COORDINATES FLORIDA EAST ZONE (NAD83) WITH THE WEST LINE OF SAID SECTION 19 BEING NORTH 0°33'31" WEST. ·THIS SKETCH MAY HAVE BEEN REDUCED ·SEE ATTACHMENT FOR FULL LEGAL DESCRIPTION ·SEE SHEET 1 FOR SKETCH OF DESCRIPTION ·THIS SKETCH IS INCOMPLETE WITHOUT SHEET 1. THIS IS NOT A SURVEY (BRIGTHSHORE S.R.A. BOUNDARY) OF PART OF SECTIONS 18 AND 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA. Page 795 of 1249 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Page | 1 LEGAL DESCRIPTION OF PART OF THE NORTH HALF OF SECTIONS 18 AND 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA. (BRIGHTSHORE VILLAGE S.R.A. BOUNDARY) COMMENCING AT THE SOUTHWEST CORNER OF SECTION 19, TOWNSHIP 47 SOUTH, RANGE 28 EAST, COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID SECTION 19 NORTH 00°33'31" WEST 150.00 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID WEST LINE NORTH 00°33'31" WEST 5,170.74 FEET TO THE NORTHWEST CORNER OF SAID SECTION 19; THENCE LEAVING SAID WEST LINE NORTH 89°45'17" EAST 334.22 FEET; THENCE NORTH 69°40'33" EAST 50.52 FEET; THENCE NORTH 00°56'08" WEST 670.62 FEET; THENCE NORTH 08°52'06" WEST 331.28 FEET; THENCE NORTH 20°54'48" EAST 142.49 FEET; THENCE NORTH 62°14'48" EAST 1,355.44 FEET; THENCE SOUTH 65°52'47" EAST 954.64 FEET; THENCE SOUTH 70°01'14" EAST 119.08 FEET; THENCE SOUTH 63°39'15" EAST 628.77 FEET; THENCE NORTH 40°34'56" EAST 32.99 FEET; THENCE NORTH 23°38'28" EAST 362.36 FEET; THENCE NORTH 48°50'20" EAST 54.54 FEET; THENCE SOUTH 66°01'50" EAST 199.07 FEET; THENCE SOUTH 50°25'20" EAST 954.27 FEET; THENCE SOUTH 18°52'22" EAST 748.23 FEET; THENCE SOUTH 83°10'21" EAST 306.85 FEET; THENCE SOUTH 01°04'51" EAST 317.74 FEET; THENCE SOUTH 00°49'55" EAST 322.25 FEET; THENCE SOUTH 06°24'15" EAST 262.61 FEET; THENCE SOUTH 07°19'29" WEST 501.06 FEET; THENCE SOUTH 01°08'37" EAST 195.96 FEET; THENCE SOUTH 10°00'20" WEST 569.45 FEET; THENCE SOUTH 23°28'05" WEST 264.33 FEET; THENCE SOUTH 04°25'45" WEST 627.49 FEET; THENCE SOUTH 18°15'57" EAST 240.55 FEET; THENCE SOUTH 10°16'07" EAST 189.28 FEET; THENCE SOUTH 07°36'19" EAST 254.95 FEET; THENCE SOUTH 05°42'25" WEST 41.75 FEET; THENCE SOUTH 04°38'57" WEST 44.03 FEET; THENCE SOUTH 04°38'58" WEST 320.97 FEET; THENCE SOUTH 19°59'54" WEST 103.00 FEET; THENCE SOUTH 20°59'47" WEST 58.20 FEET; THENCE SOUTH 20°48'49" WEST 35.19 FEET; THENCE SOUTH 24°49'22" WEST 151.37 FEET; THENCE SOUTH 24°52'40" WEST 90.30 FEET; THENCE SOUTH 36°52'12" WEST 337.31 FEET; THENCE SOUTH 01°41'16" WEST 510.88 FEET; THENCE SOUTH 89°39'03" WEST 687.85 FEET; THENCE 379.08 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTH HAVING A RADIUS Page 796 of 1249 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Page | 2 OF 2,714.93 FEET THROUGH A CENTRAL ANGLE OF 08°00'00" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 86°20'57" WEST 378.77 FEET; THENCE NORTH 82°20'57" WEST 337.32 FEET; THENCE 420.09 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE SOUTH HAVING A RADIUS OF 3,014.93 FEET THROUGH A CENTRAL ANGLE OF 07°59'00" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 86°20'27" WEST 419.75 FEET; THENCE SOUTH 89°40'03" WEST 713.11 FEET; THENCE 50.87 FEET ALONG THE ARC OF A NON-TANGENTIAL CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 115.00 FEET THROUGH A CENTRAL ANGLE OF 25°20'35" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 66°47'50" WEST 50.45 FEET TO A POINT OF COMPOUND CURVE; THENCE 40.04 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 527.00 FEET THROUGH A CENTRAL ANGLE OF 04°21'12" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 51°56'56" WEST 40.03 FEET TO A POINT OF COMPOUND CURVE; THENCE 34.75 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHEAST HAVING A RADIUS OF 40.00 FEET THROUGH A CENTRAL ANGLE OF 49°46'20" AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 24°53'10" WEST 33.67 FEET; THENCE NORTH 00°00'00" EAST 25.16 FEET; THENCE NORTH 90°00'00" WEST 130.00 FEET; THENCE SOUTH 00°00'00" EAST 17.54 FEET; THENCE 13.90 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE WEST HAVING A RADIUS OF 40.00 FEET THROUGH A CENTRAL ANGLE OF 19°54'33" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 09°57'17" WEST 13.83 FEET TO A POINT OF COMPOUND CURVE; THENCE 34.32 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHWEST HAVING A RADIUS OF 97.76 FEET THROUGH A CENTRAL ANGLE OF 20°07'01" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 29°58'04" WEST 34.15 FEET; THENCE ALONG A LINE NON-TANGENT TO SAID CURVE, SOUTH 40°36'53" WEST, A DISTANCE OF 16.40 FEET; THENCE 55.83 FEET ALONG THE ARC OF A CIRCULAR CURVE CONCAVE NORTHWEST HAVING A RADIUS OF 90.00 FEET THROUGH A CENTRAL ANGLE OF 35°32'40" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 58°23'14" WEST 54.94 FEET; THENCE ALONG A LINE NON-TANGENT TO SAID CURVE, SOUTH 89°40'03" WEST, A DISTANCE OF 1,355.98 FEET TO THE POINT OF BEGINNING. CONTAINING 671.43 ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. BEARINGS ARE BASED ON THE NORTH LINE OF SAID SECTION 32 BEING SOUTH 89°05’12” WEST. _ October 7 th, 2024 LANCE T MILLER, P.S.M. #LS5627 DATE OF SURVEY CERTIFICATE OF AUTHORIZATION #LB-8479 REFERENCE: S:\Hogan_Brightshore-ABCP-009\BRIGHTSHORE-PH01\SKETCH\BRIGHTSHORE-SRA\S-ABCP-BS-PH01-SK-01.dwg Page 797 of 1249 Page 798 of 1249 Page 799 of 1249 Page 800 of 1249 Page 801 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 1 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 BRIGHTSHORE VILLAGE SRA AMENDMENT (SRAA) PROJECT NARRATIVE & EVALUATION CRITERIA PROJECT OVERVIEW: The application proposes an SRA Amendment to the Brightshore Village SRA (Res. 2022-209, as revised by Minor Change, PL20230016052), consistent with the criteria of LDC Section 4.08.07.F.4. The proposed changes include: • Revising the SRA Boundary to remove the Immokalee Road right-of-way and right-of-way reservation and providing a new Sketch and Legal Description; • Adding two (2) new access points onto Immokalee Road; • Updating the Village Center context zone to include subcategories for Village Center - County Parcels and Village Center - Transitional; • Reducing width and acreage of Community Park and increasing width and acreage of Perimeter Lake; • Revise Section VI, Excavations to allow for commercial excavation with off-site haul of excess fill material; • Revise Sections 5.1.2 and 5.2.2. development and design standards; • Updating Street Cross Sections to include an Alley and to allow the option for on-street parking; • Adding new Deviations for signage, automatic irrigation systems and sidewalks within rights-of- way adjacent to the development; • Revising the SRA Credit Use Agreement. The proposed changes do not affect the previously approved intensity, density or maximum daily trip cap; do not require the consumption of additional SSA credits; and do not result in encroachments to conservation areas or lands with an Index Value of 1.2 or higher. PROJECT NARRATIVE OF PROPOSED CHANGES: The Brightshore Village SRA is located on the north side of Immokalee Road, immediately east of Redhawk Lane. Brightshore’s Village Center is located along the Immokalee Road frontage and the Neighborhood General context zone is to the north. The majority of the Neighborhood General area is surrounded by a perimeter lake with an average width of over 200-feet. A public community park with a paved pathway that extends approximately 2.75-miles is located between the perimeter lake and SRA boundary to the east, north and west. Page 802 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 2 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 A Construction Plans and Plat (PPL) application was submitted and is currently under review by Development Review services (PL20240000773). The PPL identifies the Immokalee Road improvements and the initial phase of internal development within Brightshore Village. This initial phase includes the master infrastructure to support the development, such as the primary roadways, master utilities and components of the master surface water management system, including the perimeter lake. The plat establishes parcels within the Village Center context zone, and future development tracts within the Neighborhood General context zone. The proposed changes to the Master Plan include: 1. Revised SRA Boundary and Immokalee Road Right-of-Way Improvements: The SRA Boundary has been revised to remove the Immokalee Road Right-of-Way Dedication and Reservation areas. The SRA is required to provide 100’ of frontage along Immokalee Road for future right-of-way improvements per the Brightshore SRA Developer Agreement (OR 6201; PG 1907). The right-of-way dedication and reservation commitment is being met as part of the Right-of-Way Permit (PROW20240204550-01) and PPL (PL20240000773). This area is shown as Village Center on approved Master Plan but cannot be developed for anything other than public road improvements; therefore, this 100’ of additional Immokalee Road right-of-way is being removed from the SRA Boundary. The changes reduce the overall SRA acreage by 10.1-acres, from 681.5-acres to 671.4-acres, and are shown below: EXISTING MASTER PLAN (PL20230016052): PROPOSED SRAA MASTER PLAN: Page 803 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 3 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 2. New Immokalee Road Access Points: The existing Master Plan has two full movement access points onto Immokalee Road; the primary entrance includes the proposed traffic circle and is approximately 1,500 feet from the western SRA boundary and the secondary access is approximately 1,800 feet to the east of the traffic circle and 870 feet from the eastern boundary of the SRA. The SRA is bounded by Red Hawk Lane along the western boundary and the Master Plan identifies an access into the SRA from Red Hawk Lane. Based on an ownership and encumbrance report prepared in January 2024, Red Hawk Lane is not a county maintained right of way and there is no indication of legally permissible rights to connect the access point at this time. The updated Master Plan includes two new access points onto Immokalee Road. A new right-in and right-out access point is proposed between Red Hawk Lane and the primary access/traffic circle and an access to the County parcels is identified east of the eastern access, as shown below. The new access points meet access management spacing requirements and do not have a negative impact on anticipated traffic operation. Please see attached Access Memorandum prepared by Trebilcock Consulting Solutions. The additional access points further the design goals of the RLSA Overlay by reducing block perimeters consistent with Village Center standards, providing interconnected streets and improving overall walkability. 3. Updated Land Use Summary Table: The revised Master Plan updates the acreages within the Land Use Summary Table and includes two new land use categories: Village Center – County Parcels, and Village Center - Transitional. The Brightshore SRA committed to provide two separate parcels totaling 9.5-acres to Collier County as part of the SRA approval and companion Developer Agreements. These parcels are located within the Village Center at the southeast corner of the development. The County Parcels include +/-4.1- acres for a transportation pond site for stormwater treatment and attenuation for the future Immokalee Road improvements and +/-5.4-acres for Collier County Water-Sewer District for a utilities site. These parcels are now identified as Village Center – County Parcels. These County Parcels are to be utilized for governmental facilities and are therefore considered public benefit use acreage per Policy 4.20 of the Growth Management Plan. Page 804 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 4 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 The 21.4-acre portion of the Village Center located on the eastern boundary of the SRA between the County Parcels and the Community Park has been redesignated as Village Center – Transitional. The Transitional area allows for all Village Center uses; however, because of its isolated location immediately west of the adjacent Water Retention Area (WRA) the SRA proposes to also allow lower intensity Recreational Vehicle Resort and Outdoor Storage uses. These additional uses, which may not be appropriate in the larger Village Center but are suitable in this new Transitional area, allow greater development flexibility to respond to market conditions. EXISTING MASTER PLAN (PL20230016052): PROPOSED SRAA MASTER PLAN: The changes to the Brightshore Village SRA Land Use Summary are provided in the table below; the new Village Center subdistricts are highlighted in yellow: Brightshore Village SRA Land Use Summary Changes Land Use Description % Open Space APPROVED SRA PROPOSED SRA CHANGE Acreage Open Space Acreage Open Space Acreage Open Space Community Park 100% 31.7 31.7 24.0 24.2 -7.7 -7.7 Buffers and Open Space 100% 18.9 18.9 18.5 18.5 -0.4 -0.4 Village Center 15% 106.7 16.0 64.4 9.7 -42.3 -6.3 Village Center - County Parcels 30% - - 9.5 2.9 +9.5 +2.9 Village Center – Transitional 15% - - 21.4 3.2 +21.4 +3.2 Neighborhood General- Amenity 30% 15.7 4.7 15.6 4.7 -0.1 - Neighborhood General – Residential 25% 390.6 97.7 389.6 97.4 -1.0 -0.3 Perimeter Lake (includes LME) 100% 97.6 97.6 109.0 109.0 +11.4 +11.4 Master Developer ROW1 15% 20.3 3.0 19.4 2.9 -0.9 -0.1 TOTAL 681.5 269.6 671.4 272.3 -10.1 +2.7 Page 805 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 5 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 4. Perimeter Lake and Community Park Revisions: The Brightshore Village SRA includes a linear park and perimeter lake that separates the Neighborhood General context zone from the adjacent SSA#13 and Red Hawk Lane on the east, west and north development boundaries. As noted in the Brightshore Village Human-Wildlife Coexistence Plan, the Perimeter Lake is designed to serve as a buffer to deter panther and black bear interactions with planned residential development. The Amendment proposes a 25-30’ increase to the width of the Perimeter Lake, and a corresponding reduction to the width of the Community Park, along the boundary with SSA#13 and Red Hawk Lane. The expanded lake provides additional buffering between the residential development tracts and adjacent uses. The Community Park is considered public benefit use acreage and did not require the consumption of SSA credits per Policy 4.20 of the Growth Management Plan (GMP). The reduction of 7.7-acres of Community Park public benefit use acreage is offset by the recognition of the 9.5-acres of Village Center - County Parcels as public benefit use acreage. Other changes proposed with this SRA Amendment include the following: 1. Revise Minimum Lot Area for Townhomes: Section 5.1.2.A., Neighborhood General Development and Design Standards currently require a minimum 20’ lot width and 2,500 square foot lot area for Townhomes. Typical townhome lots are 100’ in depth, which equates to a 2,000 square foot lot that is a minimum of 20’ in width. 2. Update Village Center Development Standards: The amendment proposed some minor revisions to the development standards within the Village Center Context Zone, Section 5.2 of the Brightshore Village SRA Document as it relates to multifamily dwellings and front setbacks for double frontage lots that are adjacent to Immokalee Road. A. Multifamily Dwellings: The amendments seek to clarify minor discrepancies between the Village Center and the Neighborhood General districts. Section 5.2.1.A., Subsection I states that multifamily dwellings are a permitted use in the Village Center and are subject to the applicable standards as found in the Neighborhood General context zone. The Neighborhood General context zone establishes a minimum floor area of 550 square feet per unit and a maximum height of 3½ stories, zoned height of 50 feet and an actual height of 62 feet; however, the Village Center has a minimum floor area of 700 sf for residential units and building heights are limited to 4 - stories, 50 feet zoned height and 60 feet actual height. The amendments allow multifamily dwellings in the Village Center to be 4-stories tall and revises the maximum actual height and minimum floor areas in the Village Center to be consistent with the Neighborhood General standards. The following table shows existing development standards for multifamily dwellings in each context zone with the bold italics as the proposed standard for multifamily dwellings in the Village Center. Page 806 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 6 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Development Standard Neighborhood General Village Center Zoned Height 3½ Stories / 50-feet 4 Stories / 50-feet Actual Height 62-feet 60-feet Min. Floor Area Residential Unit 550 square feet 700 square feet B. Front Setback for Double-Frontage Lots: The Village Center has minimum 20’ setback from Immokalee Road and Entrance Roads and a required front yard of 0-20’ that applies to other street frontages. Brightshore Village includes several double-frontage through lots within the Village Center that have frontages on lmmokalee Road and an internal parallel road. The proposed amendments eliminate the maximum 20’ front setback to allow structures greater flexibility in building siting and to allow buildings to be oriented toward Immokalee Road. The minimum 20’ setback to Immokalee Road still applies. 2. Excavations: The proposed widening of the perimeter lake may result in surplus fill within the Development. The amendment revises Section VI, Excavations, to allow excess fill material to be taken off-site through a Commercial Excavation Permit. 3. Street Cross Sections: The Street Cross Sections contained within Exhibit A have been modified to include a Village Center Alley cross section and to note that right-of-way widths for may be increased to allow for on-street parking. 4. Village Center Transitional Uses: The Amendment proposes two new permitted uses for portions of the Village Center designated as Village Center – Transitional. Section 5.2.1.A.III. allows for Recreational Vehicle Resort uses and notes that each recreational vehicle lot shall count toward the maximum 2,000 residential units that are permitted within Brightshore Village. Development Standards for the Recreational Vehicle Resort have been add to section 9.1.F of the SRA document. The Transitional area also allows for the outdoor storage of vehicles and boats, subject to LDC Section 4.02.12 (use 42). 5. Deviations: The Amendment includes new deviations for Irrigation in the buffer adjacent to Red Hawk Lane, Sidewalks, and Signage. Please see submittal document, Proposed Deviations and Justifications. Page 807 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 7 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 EVALUATION CRITERIA: The changes proposed with this SRA Amendment application are consistent with the requirements of LDC Section 4.08.07 and the Group 4 Policies established for the Rural Lands Stewardship Area Overlay of the Growth Management Plan. Relevant LDC sections and GMP Policies are provided below with responses in bold italics. Consistency with LDC Section 4.08.07. SRA Designation: A. Lands Within the RLSA District that can be Designated as SRAs. All privately owned lands within the RLSA District that meet the suitability criteria contained herein may be designated as SRA, except lands delineated on the RLSA Overlay Map as FSA, HSA, or WRA, or lands already designated as an SSA. WRAs may be located within the boundaries of an SRA and may be incorporated into an SRA Master Plan to provide water management functions for properties within such SRA, subject to all necessary permitting requirements. 1. Suitability Criteria. The following suitability criteria are established to ensure consistency with the Goals, Objectives, and Policies of the RLSA Overlay. a. An SRA must contain sufficient suitable land to accommodate the planned development. b. Residential, commercial, manufacturing/light industrial, group housing, and transient housing, institutional, civic and community service uses within an SRA shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. c. Conditional use essential services and governmental essential services, with the exception of those necessary to serve permitted uses and for public safety, shall not be sited on land that receives a Natural Resource Index value of greater than 1.2, regardless of the size of the land or parcel. d. Lands or parcels that are greater than one acre and have an Index Value greater than 1.2 shall be retained as open space and maintained in a predominantly natural vegetated state. e. Open space shall also comprise a minimum of thirty-five percent of the gross acreage of an individual SRA Town, Village, or those CRDs exceeding 100 acres. Gross acreage includes only that area of development within the SRA that requires the consumption of Stewardship Credits. f. As an incentive to encourage open space, open space on lands within an SRA located outside of the ACSC that exceeds the required thirty-five percent retained open space shall not be required to consume Stewardship Credits. g. An SRA may be contiguous to an FSA or HSA, but shall not encroach into such areas, and shall buffer such areas as described in Section 4.08.07 J.6. An SRA may be contiguous to, or encompass a WRA. Page 808 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 8 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 h. The SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. The proposed amendments to the Brightshore Village SRA do not expand the SRA Boundary or areas of proposed development, which was previously found to be suitable for an SRA designation. The approved SRA does not include land areas that have a NRI Score of 1.2 and does not encroach into FSA’s, HSA’s or WRA’s. The amended SRA Master Plan results in a slight increase in provided open space and exceeds the minimum required 35% open space. The Brightshore Village SRA has direct access onto Immokalee Road, a County arterial roadway. Consistency with Collier County GMP, RLSAO Group 4 Policies: Policy 4.1: Collier County will encourage and facilitate uses that enable economic prosperity and diversification of the economic base of the RLSA. Collier County will also encourage development that utilizes creative land use planning techniques and facilitates a compact form of development to accommodate population growth by the establishment of Stewardship Receiving Areas (SRAs). Incentives to encourage and support the diversification and vitality of the rural economy such as flexible development regulations, expedited permitting review, and targeted capital improvements shall be incorporated into the LDC Stewardship District. The proposed amendments to the Brightshore Village SRA are consistent with the standards set forth in the RLSA. The Village provides a mix of residential and non-residential uses in a compact form. Policy 4.2: All privately owned lands within the RLSA which meet the criteria set forth herein are eligible for designation as a SRA, except land delineated as a FSA, HSA, WRA or land that has been designated as a Stewardship Sending Area. The exception, consistent with Policy 3.13, is when a WRA provides stormwater quality treatment for an SRA, then the acreage of the WRA used for stormwater quality treatment for the SRA shall be included in the SRA. Land proposed for SRA designation shall meet the suitability criteria and other standards described in Group 4 Policies. Due to the long-term vision of the RLSA Overlay, and in accordance with the guidelines established in Section 163.3248, Florida Statutes, the specific location, size and composition of each SRA cannot and need not be predetermined in the GMP. In the RLSA Overlay, lands that are eligible to be designated as SRAs generally have similar physical attributes as they consist predominately of agriculture lands which have been cleared or otherwise altered for this purpose. Lands shown on the Overlay Map as eligible for SRA designation include approximately 72,000 acres outside of the ACSC and 15,000 acres within the ACSC. Total SRA designation shall be a maximum of 45,000 acres. Because the Overlay requires SRAs to be compact, mixed-use and self-sufficient in the provision of services, facilities and infrastructure, traditional locational standards normally applied to determine development suitability are not relevant or applicable to SRAs. Therefore, the process for designating a SRA follows the procedures set forth herein and the adopted RLSA Zoning Overlay District. Page 809 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 9 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 The proposed SRA Amendment does not add land to the existing Brightshore Village SRA boundaries. The SRA does not include lands designated as FSA, HSA, WRA or lands within a designated SSA. Policy 4.3: Land becomes designated as a SRA upon petition by a property owner to Collier County seeking such designation and the adoption of a resolution by the BCC granting the designation. The petition shall include a SRA master plan as described in Policy 4.5. The basis for approval shall be a finding of consistency with the policies of the Overlay, including required suitability criteria set forth herein, compliance with the LDC Stewardship District, and assurance that the applicant has acquired or will acquire sufficient Stewardship Credits to implement the SRA uses. The County has adopted LDC amendments to establish the procedures and submittal requirements for designation as a SRA, providing for consideration of impacts, including environmental and public infrastructure impacts, and for public notice of and the opportunity for public participation in any consideration by the BCC of such a designation. The proposed Amendment does not increase the area of the Brightshore Village SRA and does not require the consumption of additional SSA Credits. See also response to Policy 4.20. Policy 4.4: Collier County will update the Overlay Map to delineate the boundaries of each approved SRA. Such updates shall be incorporated into the adopted Overlay Map by amendment periodically initiated by the County, or sooner at the discretion of the Board of County Commissioners. The Brightshore Village SRA was approved on December 13, 2022. The Collier County Zoning Map has been updated to reflect the approved SRA boundaries. The adopted RLSA Overlay Map will be updated by Collier County to reflect the SRA boundaries. Policy 4.5: To address the specifics of each SRA, a master plan of each SRA will be prepared and submitted to Collier County as a part of the petition for designation as a SRA. The master plan will demonstrate that the SRA complies with all applicable policies of the Overlay and the LDC Stewardship District and is designed so that incompatible land uses are directed away from wetlands and critical habitat identified as FSAs and HSAs on the Overlay Map. The SRA Master Plan shall comply with the County’s then-adopted MPO Long Range Transportation Plan (LRTP), and Access Management procedures. Each SRA master plan shall include a Management Plan with provisions for minimizing human and wildlife interactions. Low intensity land uses (e.g. passive recreation areas, golf course) and vegetation preservation requirements, including agriculture, shall be used to establish buffer areas between wildlife habitat areas and areas dominated by human activities. Consideration shall be given to the most current Florida Fish and Wildlife Commission guidelines and regulations on techniques to reduce human wildlife conflict. The management plans shall also require the dissemination of information to local residents, businesses and governmental services about the presence of wildlife and practices that enable responsible coexistence with wildlife, while minimizing opportunities for negative interaction, such as appropriate waste disposal practices. The Brightshore Village SRA includes a Human-Wildlife Coexistence Plan that is not being revised as part of this Amendment. The approved Brightshore Village Master Plan directs Page 810 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 10 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 incompatible uses away from wetlands, critical habitat areas and adjacent FSAs and HSAs. The Master Plan was found to be compliant with the RLSA program and the County LRTP. The Master Plan is being amended to include additional access points onto Immokalee Road and make other internal revisions. The additional access points meet County access management requirements and will not have a negative impact on County transportation facilities. Please see attached Access Memorandum prepared by Trebilcock Transportation Solutions. The additional access points further the urban design principles espoused by the RLSAO program, including interconnected streets, reduced block perimeters within Village Centers and walkability. Policy 4.6: SRA characteristics shall be based upon innovative planning and development strategies referenced in Section 163.3248, Florida Statutes. These planning strategies and techniques include urban villages, new towns, satellite communities, area-based allocations, clustering and open space provisions, and mixed-use development that allow the conversion of rural and agricultural lands to other uses while protecting environmentally sensitive areas, maintaining the economic viability of agricultural and other predominantly rural land uses, and providing for the cost-efficient delivery of public facilities and services. The SRA shall also include a mobility plan that includes vehicular, bicycle/pedestrian, public transit, internal circulators, and other modes of travel/movement within and between SRA’s and area of outside development and land uses. The mobility plan shall provide mobility strategies such as bus subsidies, route sponsorship or other incentives which encourage the use of mass transit services. The development of SRAs shall also consider the needs identified in the MPO Long Range Transportation Needs Plan, and plan land uses to accommodate services that would increase internal capture and reduce trip length and long- distance travel. Such development strategies are recognized as methods of discouraging urban sprawl, encouraging alternative modes of transportation, increasing internal capture and reducing vehicle miles traveled. The Brightshore Village SRA includes a Mobility Plan that has been updated to reflect the changes to the Master Plan. Policy 4.7: There are three specific forms of SRA permitted within the Overlay. These are Towns, Villages, and Compact Rural Development (CRD). The Characteristics of Towns, Villages, and CRD are set forth in Attachment C and are generally described in Policies 4.7.1, 4.7.2, and 4.7.3. Specific regulations, guidelines and standards within the LDC Stewardship District to guide the design and development of SRAs to include innovative planning and development strategies as set forth in Section 163.3248, Florida Statutes. The size and base density of each form shall be consistent with the standards set forth on Attachment C. The maximum base residential density as set forth in Attachment C may only be exceeded through the density blending process as set forth in density and intensity blending provision of the Immokalee Area Master Plan or through the affordable workforce housing density bonus as referenced in the Density Rating System of the Future Land Use Element. The base residential density is calculated by dividing the total number of residential units in a SRA by the overall area therein. The base residential density does not Page 811 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 11 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 restrict net residential density of parcels within a SRA. The location, size and density of each SRA will be determined on an individual basis during the SRA designation review and approval process. The Brightshore Village SRA meets the characteristics as set forth in Attachment C and the RLSAO provisions of the LDC. The Amendment does not propose any increase in residential density or commercial intensity as previously approved by Collier County. Policy 4.7.2: Villages are communities with a diversity of housing types and mix of uses appropriate to the scale and character of the particular village. Villages shall be not less than 300 acres and up to 1,000 acres inside the Area of Critical State Concern and up to 1,500 acres outside the Area of Critical State Concern. Villages are comprised of residential neighborhoods and shall include a mixed-use village center to serve as the focal point for the community’s support services and facilities. Villages shall be designed to encourage pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system serving all residential neighborhoods. Villages shall have parks or public green spaces within neighborhoods. Villages shall include neighborhood scaled retail and office uses, in a ratio as provided in Policy 4.15. Appropriately scaled uses described in Policy 4.7.3 shall also be permitted in Villages. Villages are an appropriate location for a full range of schools. To the extent possible, schools and parks shall be located adjacent to each other to allow for the sharing of recreational facilities. Design criteria for Villages are included in the LDC Stewardship District. Villages greater than 500 acres shall include an internal mobility plan which shall include a transfer station or park and ride area that is appropriately located within the village to serve the connection point for internal and external public transportation. The proposed amendment to the Brightshore Village SRA does not increase the overall acreage or the permitted density and intensity of uses. The Village maintains significant parks and public green spaces and meets all of the design standards for Villages as outlined in the LDC. Policy 4.7.4: Existing urban areas, Towns and Villages shall be the preferred location for business and industry within the RLSA, to further promote economic sustainability and development, diversification and job creation. The business and industry use allowed includes, but is not limited to, those as defined as Florida Qualified Target Industries. The appropriate scale and compatibility of these uses within a Town or Village will be addressed during SRA application process. The amendment does not propose changes to the approved commercial intensity or the permitted commercial uses. Policy 4.7.5: To address the accommodation of Affordable Housing in a Town or Village. the SRA applicant shall utilize one of the following options: 1) Affordable Housing Land Reservation a) Reservation of one or more site(s) within the SRA or within a proximal SRA in the RLSAO with densities and development standards that accommodate Affordable Housing residential uses at a minimum density of 10 units per acre. for acquisition by either Collier County, a Community Land Trust, a private developer or any other affordable housing provider. Page 812 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 12 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 b) The aggregate acreage of such site(s) shall be equal to or greater than 2.5% of the gross area of the SRA. c) The acreage of land reserved for Affordable Housing will be considered as a Public Benefit Use and not require the consumption of Stewardship Credits but shall be included in the calculation of total SRA acreage. d) The County shall verify the site(s) is/are appropriate and approve the site(s) at time of SRA approval. subject to standards to be established in the LDC. e) Affordable Housing units shall be excluded from the Traffic Impact Statement or trip cap for the SRA in which they are located. 2) Alternatives proposed by the SRA Applicant a) While compliance with the Land Reservation described above shall be deemed to satisfy affordable housing requirements, other options may be proposed by the SRA applicant and approved by the Board of County Commissioners to address housing affordability issues in the subject SRA. 3) The process and procedures to implement this policy, including a definition to be used to determine "proximal SRA" and specific guidelines and standards in those instances in which alternative options may be proposed, shall be set forth in the Rural Lands Stewardship Area Overlay Zoning District. The Brightshore Village SRA includes Developer Commitment 9.5.B. related to housing that is affordable. The developer of Brightshore Village has entered into a purchase and sale agreement with the Pulte Family Charitable Foundation where the 170 affordable housing units to be constructed as part of the PFCF/NSV Immokalee MPUD (Ord. 2023-44) will satisfy the land bank option under Section 9.5.B.2. This is referenced in Exhibit F, Developer Commitment 1.c. of the Ordinance 2023-44. Policy 4.8: An SRA may be contiguous to a FSA or HSA, but shall not encroach into such areas, and shall buffer such areas as described in Policy 4.13. A SRA may be contiguous to and served by a WRA in accordance with Policy 3.12 and 3.13. The Brightshore Village SRA is located adjacent to existing FSA and HSA land but does not encroach into these areas. Sufficient buffering is provided to these areas consistent with Policy 4.13. The proposed amendment does not diminish the existing buffering and does not result in any encroachments into existing FSA’s or HSA’s. Policy 4.9: A SRA must contain sufficient suitable land to accommodate the planned development in an environmentally acceptable manner. The primary means of directing development away from wetlands and critical habitat is the prohibition of locating SRAs in FSAs, HSAs, and WRAs unless the WRA is being uses to provide water quality treatment volume as referenced in Policy 3.13, in which case the WRA shall retain its WRA Overlay classification and be included in the SRA acreage total. To further direct development away from wetlands and critical habitat, residential; commercial, manufacturing/light industrial, group housing, and transient housing, institutional, civic and community service uses within a Page 813 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 13 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 SRA shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. In addition, conditional use essential services and governmental essential services, with the exception of those necessary to serve permitted uses and for public safety, shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2. Infrastructure necessary to serve permitted uses may be exempt from this restriction, provided that designs seek to minimize the extent of impacts to any such areas. The Index value of greater than 1.2 represents those areas that have a high natural resource value as measured pursuant to Policy 1.8. Less than 2% of potential SRA land achieves an Index score of greater than 1.2. The Brightshore Village SRA does not encroach into FSAs, HSAs, or WRAs and does not contain any lands with an NRI score of 1.2 or greater. Policy 4.10: Within the RLSA Overlay, open space, which by definition shall include public and private conservation lands, underdeveloped areas of designated SSAs, agriculture, water retention and management areas and recreation uses, will continue to be the dominant land use. Therefore, open space adequate to serve the forecasted population and uses within the SRA is provided. To ensure that SRA residents have such areas proximate to their homes, open space shall also comprise a minimum of thirty- five percent of the gross acreage of an individual SRA Town, Village. Lands within a SRA greater than one acre with Index values of greater than 1.2 shall be retained as open space except for the allowance of uses described in Policy 4.9. The Brightshore Village SRA provides over 40% of the overall area in Open Space. The proposed amendment results in a slight increase of 2.7-acres open space. Policy 4.11: The perimeter of each SRA shall be designed to provide a transition from higher density and intensity uses within the SRA to lower density and intensity uses on adjoining property. The edges of SRAs shall be well defined and designed to be compatible with the character of adjoining property. Techniques such as, but not limited to setbacks, landscape buffers, and recreation/open space placement may be used for this purpose. Where existing agricultural activity adjoins a SRA, the design of the SRA must take this activity into account to allow for the continuation of the agricultural activity and to minimize any conflict between agriculture and SRA uses. The Brightshore Village SRA is designed to provide transitions from higher density Village Center areas to lower density and intensity uses on adjoining properties. Multifamily uses will be located in and adjacent to the Village Center. The Neighborhood General area is separated from adjacent land uses with a public community park and perimeter lake. The amendment redesignates a portion of the Village Center as Village Center – Transitional. This area is located between the Community Park, Neighborhood General, Village Center – Government Parcels and the adjacent WRA and will allow for some lower intensity uses, including Recreational Vehicle Resort and Outdoor Storage. These new uses are not suitable throughout the retail and commercial portions of the Village Center but are appropriate in this “transitional” area along the boundary of the SRA. Page 814 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 14 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 Policy 4.12: Where a SRA adjoins a FSA, HSA, WRA or existing public or private conservation land delineated on the Overlay Map, best management and planning practices shall be applied to minimize adverse impacts to such lands. SRA design shall demonstrate that ground water table draw down or diversion will not adversely impact the adjacent FSA, HSA, WRA or conservation land. Detention and control elevations shall be established to protect such natural areas and be consistent with surrounding land and project control elevations and water tables. The SRA provides sufficient buffering and best management practices to minimize adverse impacts to adjacent lands designated as FSAs, HSAs, and WRAs. Policy 4.13: Open space within or contiguous to a SRA shall be used to provide a buffer between the SRA and any adjoining FSA, HSA, or existing public or private conservation land delineated on the Overlay Map. Open space contiguous to or within 300 feet of the boundary of a FSA, HSA, or existing public or private conservation land may include: natural preserves, lakes, golf courses provided no fairways or other turf areas are allowed within the first 200 feet, passive recreational areas and parks, required yard and set- back areas, and other natural or manmade open space. Along the west boundary of the FSAs and HSAs that comprise Camp Keais Strand, i.e., the area south of Immokalee Road, this open space buffer shall be 500 feet wide and shall preclude golf course fairways and other turf areas within the first 300 feet. The Brightshore Village SRA provides a minimum of 300’ between development within the SRA and adjacent FSAs and HSAs. These buffers consist of passive community park and the perimeter lake. Policy 4.14: The SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. At the time of SRA approval, an SRA proposed to adjoin land designated as an SRA or lands designated as Open Lands shall provide for the opportunity to provide direct vehicular and pedestrian connections from said areas to the County' s arterial/ collector roadway network as shown on the MPO' s LRTP Needs Plan so as to reduce travel time and travel expenses, improve interconnectivity, increase internal capture, and keep the use of county arterial roads to a minimum when traveling between developments in the RLSA. Public and private roads within an SRA shall be maintained by the SRA it serves. Signalized intersections within or adjacent to an SRA that serves the SRA shall be maintained by the SRA it serves. No SRA shall be approved unless the capacity of County collector or arterial road(s) serving the SRA is demonstrated to be adequate in accordance with the Collier County Concurrency Management System in effect at the time of SRA designation. A transportation impact assessment meeting the requirements of Section 2.7.3 of the LDC, or its successor regulation shall be prepared for each proposed SRA to provide the necessary data and analysis. To the extent required to mitigate an SRA's traffic impacts, actions may be taken to include, but shall not be limited to, provisions for the construction and/or permitting of wildlife crossings, environmental mitigation credits, right of way dedication(s), water management and/or fill material which may be needed to expand the existing or proposed roadway network. Any such actions to offset traffic Page 815 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 15 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 impacts shall be memorialized in a developer contribution agreement. These actions shall be considered within the area of significant influence of the project traffic on existing or proposed roadways. The Brightshore Village SRA has direct access onto Immokalee Road, an arterial roadway. Additionally, the Master Plan shows potential connections to Red Hawk Lane to the west and to undeveloped land to the east. No vehicular connections are proposed to the northern boundary which is entirely within SSA13 and will never be developed. All roads within the SRA will be private and maintained by the CDD or internal developer. The SRAA does not increase residential density or commercial intensity. Policy 4.15.1: SRAs are intended to be mixed use and shall be allowed the full range of uses permitted by the Urban Designation of the FLUE, as modified by Policies 4.7, 4.7.1, 4.7.2, and 4.7.3, Attachment C. An appropriate mix of retail, office, recreational, civic, governmental, and institutional uses will be available to serve the daily needs and community wide needs of residents of the RLSA. Depending on the size, scale, and character of a SRA, such uses may be provided either within the specific SRA, within other SRAs in the RLSA or within the Immokalee Urban Area provided the capacity of those adjoining area’s facilities as described in Attachment C to be utilized by the newly created SRA can demonstrate sufficient capacity exists for their desired uses per the standards of Attachment C. By example, each Village or Town shall provide for neighborhood retail/office uses to serve its population as well as appropriate civic and institutional uses, however, the combined population of several Villages may be required to support community scaled retail or office uses in a nearby Town. Standards for the minimum amount of non- residential uses in each category are set forth in Attachment C and shall be also included in the Stewardship LDC District. The Brightshore Village SRA provides an appropriate mix of residential and non-residential uses. The proposed Amendment does not change the approved number of residential units or the commercial intensity which is consistent with the requirements outlined in Attachment C. Policy 4.15.2: The Board of County Commissioners (BCC) may, as a condition of approval and adoption of an SRA development, require that suitable areas for parks, schools, and other public facilities be set aside, improved, and/or dedicated for public use. When the BCC requires such a set aside for one or more public facilities, the set aside shall be subject to the same provisions of the LDC as are applicable to public facility dedications required as a condition for PUD rezoning. The SRA includes public land for Community Park, Utilities and Transportation. Policy 4.15.3: Applicants for SRA designation shall coordinate with Collier County School Board staff to allow planning to occur to accommodate any impacts to the public schools as a result of the SRA. As a part of the SRA application, the following information shall be provided: 1. Number of residential units by type; 2. An estimate of the number of school-aged children for each type of school impacted (elementary, middle, high school); and Page 816 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 16 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 3. The potential for locating a public educational facility or facilities within the SRA, and the size of any sites that may be dedicated, or otherwise made available for a public educational facility. The Amendment does not increase the number of residential units; therefore, there is no additional need for public school and the SRA does not propose school sites. Policy 4.16: A SRA shall have adequate infrastructure available to serve the proposed development, or such infrastructure must be provided concurrently with the demand. The level of infrastructure provided will depend on the form of SRA development, accepted civil engineering practices, and LDC requirements. The capacity of essential services and infrastructure necessary to serve the SRA at buildout must be demonstrated during the SRA designation process. Infrastructure to be analyzed includes but not limited to, transportation, potable water, wastewater, irrigation water, stormwater management, and solid waste. Transportation infrastructure is discussed in Policy 4.14. Centralized or decentralized community water and wastewater utilities are required in Towns and Villages, and may be required in CRDs depending upon the permitted uses approved within the CRD. Centralized or decentralized community water and wastewater utilities shall be constructed, owned, operated and maintained by a private utility service, the developer, a Community Development District, the Immokalee Water Sewer Service District, Collier County, or other governmental entity. Innovative alternative water and wastewater treatment systems such as decentralized community treatment systems shall not be prohibited by this Policy provided that they meet all applicable regulatory criteria. Individual potable water supply wells and septic systems, limited to a maximum of 100 acres of any Town, Village or CRD of 100 acres are permitted on an interim basis until services from a centralized/decentralized community system are available. Individual potable water supply wells and septic systems may be permitted in CRDs of 100 acres or less in size. The Brightshore Village SRA will have adequate infrastructure to serve the proposed development. Utility and transportation systems have been designed to and sized to accommodate the existing entitlements. The proposed amendment does not increase the number of dwelling units or commercial intensity. Policy 4.17: The BCC will review and approve SRA designation applications in accordance with the provisions of Policy 1.1.2 of the Capital Improvement Element of the GMP and public facilities pursuant to Policy 1.1 of the Capital Improvement Element in addition to the following: jails, law enforcement, emergency medical services, fire service, government buildings and libraries. Final local development orders will be approved within a SRA designated by the BCC in accordance with the Concurrency Management System of the GMP and LDC in effect at the time of final local development order approval. The Brightshore Village SRA Amendment does not propose increased in residential dwelling units or commercial intensity. There are no additional public facility impacts associated with this amendment. Policy 4.18: The SRA will be planned and designed to be fiscally neutral or positive to Collier County at the SRA horizon year based on a public facilities impact assessment, as identified in LDC 4.08.07.K. The BCC may grant exceptions to this Policy to accommodate affordable workforce housing, as it deems Page 817 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 17 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 appropriate. Techniques that may promote fiscal neutrality such as Community Development Districts, and other special districts, shall be encouraged. At a minimum, the assessment shall consider the following public facilities and services: transportation, potable water, wastewater, irrigation water, stormwater management, solid waste, parks, law enforcement, and schools. Development phasing, developer contributions and mitigation, and other public/private partnerships shall address any potential adverse impacts to adopted levels of service standards. In the event that an SRA development, generates surplus revenues to Collier County, Collier County may choose to allocate a portion of such surplus revenues to ensure that sufficient resources are available to allow Collier County to respond expeditiously to economic opportunities and to compete effectively for high-value research, development and commercialization, innovation, and alternative and renewable energy business protects. The economic impact of Brightshore Village was extensively evaluated at time of original SRA Approval. The proposed amendment does not modify the approved residential density or commercial intensity; therefore, the project will remain fiscally neutral as previously determined. Policy 4.19: Eight (8) credits shall be required for each acre of land included in a SRA, where such Credits were created from a Stewardship Sending Area submitted for review or approved prior to May 10, 2021. Land that is designated for a public benefit use described in Policy 4.20 do not require the use of Credits. In order to promote compact, mixed use development and provide the necessary support facilities and services to residents of rural areas, the SRA designation entitles a full range of uses, accessory uses and associated uses that provide a mix of services to and are supportive to the residential population of a SRA, as provided for in Policies 4.7, 4.15.1 and Attachment C. Such uses shall be identified, located and quantified in the SRA master plan. The Brightshore Village SRA is a compact, mixed use development with a mix of uses and services consistent with the requirements of Attachment C and as shown on the approved Master Plan. As noted in the approved SRA Resolution 2022-209 and the Brightshore Village SRA Stewardship Credit Agreement, 5,198.4 SSA Credits were used to entitle the 681.5-acre SRA at eight (8) SSA Credits per acre. The total acreage requiring stewardship credits was 649.8 - acres (total Village acreage excluding 31.7-acres of public benefit area). The proposed amendment removes 10.1-acres of public right-of-way from the SRA, decreasing the total SRA acreage to 671.4-acres. As noted in response to Policy 4.20, the public benefit use acreage is increasing from 31.7-acres to 33.5-acres, resulting in a total of 637.9-acres that require Stewardship Credits. At 8 Stewardship Credits per acre, the amended SRA requires 5,103.2 Stewardship Credits. Please see updated SRA Credit Agreement Exhibit “C”. Policy 4.20: The acreage of a public benefit use shall count toward the maximum acreage limits of an SRA, unless such public benefit uses were approved as part of an SRA approved prior to May 10, 2021 in which case such public benefit uses shall continue to be excluded from the maximum acreage limitation pursuant Page 818 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 18 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 to the policy in effect at the time of approval. Public benefit uses shall not county toward the consumption of Stewardship Credits. For the purpose of this Policy, public benefit uses include: affordable housing as defined in the LDC, public schools (preK-12) and public or private post secondary institutions, including ancillary uses; community parks exceeding the minimum acreage requirements of Attachment C, municipal golf courses; regional parks; and governmental facilities as defined in the LDC. The location of public schools shall be coordinated with the Collier County School Board, based on the interlocal agreement, Section 163.3248 F.S. and in a manner consistent with 235.193 F.S. Schools and related ancillary uses shall be encouraged to locate in or proximate to Towns, and Villages subject to applicable zoning and permitting requirements. The original SRA approval included 31.7-acres of public benefit use area that did not require the consumption of SSA Credits. The Amendment revises the public benefit acreage to 33.5-acres. The Amendment proposes to reduce the size of the Community Park by 4.5-acres by reducing the park width around the perimeter lake to a revised total of 24.0-acres. The Community Park continues to provide the improvements required by the Developer/Owner Commitment 9.4.B of the original approval, including 2.75-mile (+/-) 10’ wide recreation trail, restrooms, fitness stations and two trail heads that will each include a minimum of 20 parking spaces. To offset the loss of Community Park public benefit use acreage, the Amendment recognizes the 9.5-acres used for government facilities as public benefit use acreage. The County Parcels include +/-4.1-acres for a transportation pond site for stormwater treatment and attenuation for the future Immokalee Road improvements and +/-5.4-acres for Collier County Water-Sewer District for a utilities site. Policy 4.21: Lands within the ACSC that meet all SRA criteria shall also be restricted such that credits used to entitle a SRA in the ACSC must be generated exclusively from SSAs within the ACSC. Further, the only form of SRA allowed in the ACSC east of the Okaloacoochee Slough shall be CRDs of 100 acres or less and the only form of SRA allowed in the ACSC west of the Okaloacoochee Slough shall be CRDs and Villages of not more than 300 acres. Provided, not more than 1,000 acres of SRA development in the form of Villages or CRDs exclusive of any lakes created prior to June 30, 2002 as a result of mining operations, shall be allowed in areas that have a frontage on State Road 29 and that had been predominantly cleared as a result of Ag Group I or Earth Mining or Processing Uses. This Policy is intended to assure that the RLSA Overlay is not used to increase the development potential within the ACSC but instead is used to promote a more compact form of development as an alternative to the Baseline Standards already allowed within the ACSC. No policy of the RLSA Overlay shall take precedence over the Big Cypress ACSC regulations and all regulations therein shall apply. The Brightshore Village SRA is not located within the ACSC. Policy 4.22: When historic or cultural resources are identified within the RLSA through the SRA designation process, the applicant in conjunction with the Florida Division of Historic Resources will assess the historic Page 819 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 19 Revised: March 4, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 or cultural significance and explore the educational and public awareness opportunities regarding significant resources. The Brightshore Village SRA does not contain any identified historic or cultural resources but will comply with this policy if these resources are identified during the development of the project. Policy 4.23: Any development on lands participating in the RLS Program shall be compatible with surrounding land uses. Within one year of the effective date of this Policy LDC regulations shall be implemented for outdoor lighting to protect the nighttime environment, conserve energy, and enhance safety and security. The Brightshore Village SRA is required by Developer Commitment 9.2.D. to utilize “Dark Sky” lighting design principles for both residential and nonresidential development, subject to public safety design standards for public areas. This requirement is not affected by this amendment. Page 820 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 1 Revised: March 17, 2025 2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797 Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479 BRIGHTSHORE VILLAGE SRA AMENDMENT (SRAA) DEVIATIONS & JUSTIFICATION Deviation #8.3. 2) A deviation from LDC Sections 6.06.02.A. and 6.06.02.D., “Sidewalk, Bike Lane and Pathway Requirements,” which requires developments to construct sidewalks or make payments-in-lieu of construction of sidewalks within rights- of-way adjacent to the development to instead allow the construction of +/-2.75-mile 10-foot wide paved public pathway within the perimeter community park instead of constructing or making payment-in-lieu of construction for sidewalks within Immokalee Road right-of-way and along Red Hawk Lane. Justification: The construction of sidewalks within Immokalee Road is not currently feasible. Immokalee Road will ultimately be a four-lane divided highway; however, those improvements are currently not scheduled within the Collier County Capital Improvement Program. Any sidewalks constructed within the right-of-way would likely need to be removed and replaced with future improvements. The Brightshore Village SRA has agreed to reserve and provide the necessary right-of-way for the ultimate street improvements. Additionally, Brightshore Village has designed and will construct a traffic circle for Immokalee Road at its primary entrance to accommodate the ultimate right-of-way width. An ownership and encumbrance report through January 18, 2024 (attached) indicates that Redhawk Lane is not a county maintained right of way and the land containing the dirt roadway was “lessed out by the developer with no subsequent conveyance found of record as to rights of use.” Accordingly, there is no indication of legally permissible rights to construct a sidewalk within Redhawk Lane and the LDC requirement to provide a sidewalk would not apply. The development provides 5’ wide public sidewalks from Immokalee Road into the development that will connect with the internal pedestrian pathway system. The proposed CDD roads that parallel Immokalee Road include 5’ sidewalks on one side of the roadway and 12’ multi-use pathways on the opposite side. These public pathways will connect to the 10’ wide, paved multi-use public pathway that extends 2.75-miles around the west, north and east sides of the SRA. The applicant is proposing to amend the Transportation Developer Agreement (OR 6201, PG 1907) to be consistent with this Deviation. Deviation #8.4. 2) A deviation from LDC Section 5.06.02.B.5., “Development Standards for Signs within Residential Districts,” which allows residential developments to have multiple on-premise directional signs no greater than 4 sf in sign area and 4’ in height or a single directional sign with maximum 24 sf in sign area and 8’ in height to instead allow a maximum of eight (8) directional signs with a maximum sign area of 24 sf and a maximum sign height of 8’ throughout the Brightshore Village SRA. Justification: The SRA is a large development consisting of several neighborhoods with various recreational and commercial areas. The deviation will allow signage to direct residents and visitors to the various neighborhoods, amenities and places of interest within the SRA. The directional signs will be internal to the SRA and will not be visible from adjacent properties or public streets outside of the SRA. Page 821 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 2 Revised: March 17, 2025 Deviation #8.4. 3) A deviation from LDC Section 5.06.02.B.6., “Development Standards for Signs within Residential Districts,” which allows two ground signs with a maximum height of 8 feet and with a combined sign area of 64 square feet at each entrance to a multi-family or single-family development, to instead allow two off-premise ground signs with a maximum height of 9’ as measured from adjacent grade with a combined sign area of 140 square feet to be located within the Village Center at the primary entrance to the Brightshore SRA at the Immokalee Road traffic circle. Justification: The deviation will allow the Brightshore Village development to provide entry feature signage along Immokalee Road. The current sign regulations only allow these types of entry feature signage within Residential districts and does not provi de any sign standards for Village Center context zones or other mixed use development projects. The entire frontage of the development is designated as Village Center and requires a deviation to have visibility from Immokalee Road. The proposed signage is consistent with the heights and sign areas that have been approved for other master planned developments. Deviation #8.4. 4) A deviation from LDC Section 5.06.02.B.12., “Community Amenities Signs,” which allows community amenities a maximum of two ground signs located at the main entrance, one wall sign, and one information sign to instead allow a wall sign for each building and a maximum of eight (8) informational signs. Justification: The SRA includes a large 15.6-acre amenity area to serve all of the residential uses permitted within Brightshore Village as well as an 18.2-acre Open Space area that provides additional recreational amenities. These amenity sites will include multiple buildings and facilities and the additional signage is necessary to direct residents and visitors to the various programming that is available. These signs are internal to the SRA and will not be visible from external properties or roadways. Deviation #8.4. 5) A deviation from LDC Section 5.06.04.F.1. and F.2, “Development Standards for Signs within Non-Residential Districts,” which allows single-occupancy or multiple-occupancy parcels having frontage of 150 feet or more on a public street to have a ground sign along a public street to instead allow single-occupancy or multiple-occupancy parcels with multiple street frontages to have one additional ground sign along the internal or secondary street. The second sign shall be limited to 6 feet in height and 40 square feet in sign area. Justification: This will allow platted parcels or tracts fronting both the external arterial roadways and the internal parallel road to have signage facing both vehicular use areas. The second sign will be limited to a size less than that permitted facing the external Immokalee Road. Deviation #8.5. 2) (Amended) A deviation from LDC Section 4.06.02 A. and 4.06.02 C., “Table 2.4 Buffer Requirements by Land Use Classifications,” which requires landscape buffers between residential subdivisions or developments to instead require no buffer between residential subdivisions or developments within the Neighborhood General Context Zone and when separated by a lake. Justification: The deviation will allow residential subdivisions or developments to maintain desirable lake views by not providing buffer plantings within required landscape buffer easements adjacent to the perimeter lake when another residential subdivision or development is on the opposite Page 822 of 1249 Brightshore Village SRA Amendment, PL20240007926 Page | 3 Revised: March 17, 2025 side of the lake. The SRA includes a perimeter lake around the majority of the Neighborhood General context zone which provides sufficient separation between developments. Landscaping within the residential developments will be provided through the required tree plantings per LDC Section 4.06.05.A., and required building foundation plantings for multifamily buildings per LDC Section 4.06.05.C. Deviation #8.5. 3) A deviation from LDC Section 4.06.05.L.1., “Irrigation System Requirements,” which requires cultivated landscape areas to be provided with an automatic irrigation system to instead allow the Type D Buffer between the linear park and Red Hawk Lane to be planted with drought-tolerant Florida-Friendly landscaping and be irrigated by water truck or other alternative method. Justification: The Type D Buffer along Red Hawk Lane extends from the Immokalee Road right -of-way approximately 1-mile to the north. The majority of this buffer is located west of the Brightshore Village perimeter lake within the Linear Park. Per Code, an irrigation line is required along this 1- mile buffer. Because there is limited ability to interconnect any irrigation lines within this buffer to the IQ waterlines internal to the development, the irrigation service within this buffer will need to be upsized in order to maintain satisfactory pressure throughout this extremely long run. A typical irrigation service line is ¾” to 1” diameter; due to the length of this buffer this dead-end service line will need to be approximately 4” diameter or will require a small booster pump at the connection to the county system to maintain sufficient water pressure for irrigation services. Both scenarios present an undue hardship that is unique to this buffer. Because the development has IQ water available, a consumptive use permit to provide supplemental irrigation derived from a well or the development lakes cannot be permitted. In lieu of providing irrigation service along this section of the project, the Type D buffer adjacent to Red Hawk Lane will utilize water truck for irrigation until viability is established. Plantings within the buffer will utilize drought tolerant, Florida Friendly, Live Oaks. It is assumed that watering will occur daily for the initial week after planting and then 3 times per week for the next 7-weeks. Watering will then occur once per week for the next several months to establish viability. Once viability is established, the Live Oaks will be maintained with supplemental watering as required, primarily during drought conditions. Initial planting is anticipated to coincide with the Florida rainy season. The developer will provide quarterly status reports to County staff on the buffer plantings. The quarterly reports will be provided for three years, with the first report provided three months after final acceptance of the Phase 1 landscape improvements. Page 823 of 1249 Memorandum - Page 1 Memorandum TO Michael Sawyer, Project Manager, Collier County Transportation Project Planning FROM: Norman J. Trebilcock, AICP, PE, PTOE DATE: January 13, 2025, SUBJECT: Brightshore Village SRA Amendment—Additional Accesses Analysis COPIES TO: Christopher O. Scott, AICP, Planning Manager, Peninsula Engineering (Submittal) The purpose of this memorandum is to evaluate the impact of two additional proposed right in/right out access points onto the Brightshore Village SRA project. There are currently two approved access points for the project’s nearly 4,200 ft of frontage along Immokalee Rd. Immokalee Rd is currently 2-lanes and is being master planned for 4-lanes. The Brightshore Village SRA has entered into an agreement with Collier County doubling the existing 100 ft ROW to 200 ft. Additionally, the Brightshore Village SRA is proposing to construct a multi-lane roundabout (RAB) access that will tie into the future roadway improvements. Additional ROW for the multi-lane RAB is being provided as part of the initial phase platting for the community. The RAB will allow full movements in and out of the village. The eastern access for the village will be a conventional turn lane design allowing right in/right out and left in movements when the roadway is 4-laned. The eastern access may serve the county utility and stormwater management parcel at the southeastern corner of the development. The county parcels may also have low volume external maintenance access drive(s) onto Immokalee Rd, which would not be subject to normal spacing criteria. This SRA Amendment does not propose any increase in residential density or commercial intensity (trip cap neutral), so the proposed accesses will be able to better distribute the proposed traffic. The community accesses will meet applicable access management spacing requirements and deceleration lanes with appropriate queuing will be provided as well. For the two-lane conditions of Immokalee Rd, these accesses can be designed with channelization to maintain the desired usage as right in/right out access points. As a mixed-use village, the land uses along the Immokalee Rd frontage are commercial to provide opportunities for nearby residences within the estates, reducing vehicle miles traveled by the residents. The additional access points will enhance the ability of neighbors to utilize the commercial opportunities within the village more conveniently. As an operational assessment, including pass-by trips, the Brightshore Village SRA PM Peak traffic is 1,894 vehicles per hour (1,761 vph net new external—excluding pass by). There are 1,093 vehicles per hour entering and 801 exiting during the PM Peak Hour. These two proposed additional right in/right out accesses would reduce the overall traffic on the other two access by 20% (10% each access), which equates to 219 entering vehicles and 160 exiting vehicles. Proposed turn lanes would be provided to match the existing design speed of the roadway, plus an estimated 50 ft queue and required radii at each turn lane. 2800 Davis Boulevard, Suite 200 Naples, Florida 34104 Phone: 239-566-9551 Fax: 239-566-9553 www.trebilcock.biz Page 824 of 1249 Page 825 of 1249 8' 4' Page 826 of 1249 7/17/2025 Item # 9.E ID# 2025-2191 PL20240003946 - 3001 Bailey Lane RZ - 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 area herein described real property from the Estates (E) zoning district to the Residential Single-family-3 (RSF-3) zoning district to allow up to three single- family dwelling units with a maximum density of up to one dwelling unit per .85± acres on 2.56± acres of property located west of Airport-Pulling Road on the north side of Bailey Lane, at 3001 Bailey Lane, in Section 23, Township 49 South, Range 25 East, Collier County, Florida.[Coordinator: Nancy Gundlach, AICP, PLA, Planner III] ATTACHMENTS: 1. STAFF REPORT - 3001 Bailey Lane 6-16-25 2. Attachment A-Proposed Ordinance 06-17-25 3. Attachment B- GMP Consistency Review for 3001 Bailey Ln (RZ) 4-1-25 4. Attachment C-NIM Documents 6-6-25 5. Attachment D-Application 6. Public Hearing Sign Affidavit and Photo 6-19-25 Page 827 of 1249 RZ-PL20240003946, 3001 BAILEY LANE REZONE May 12, 2025 Page 1 of 10 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT - PLANNING & REGULATION HEARING DATE: JULY 17, 2025 SUBJECT: RZ-PL20240003946, 3001 BAILEY LANE REZONE PROPERTY OWNER/AGENT: Applicant/Owner: Agent: Bailey Lane Estates, LLC Mr. Gary Butler 6628 Willow Park Drive Naples, FL 34109 Butler Engineering, Inc. 3215 5th Avenue N.W. Naples, FL 34120 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider rezoning the subject 2.56 ± acre site from the Estates (E) zoning district to the Residential Single-family-3 (RSF- 3) zoning district, allowing up to three single-family dwelling units with a maximum density of one dwelling unit per 0.85 ± acres. GEOGRAPHIC LOCATION: The subject 2.56± acre parcel is located 1600 feet west of Airport-Pulling Road on the north side of Bailey Lane, at 3001 Bailey Lane, in Section 23, Township 49 South, Range 25 East, Collier County, Florida. (See the location map on the following page.) Page 828 of 1249 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 2 of 10 Page 829 of 1249 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 3 of 10 Master Plan Page 830 of 1249 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 4 of 10 PURPOSE/DESCRIPTION OF PROJECT: The subject property consists of a single 2.56 ± acre Estates (E) zoned parcel. The petitioner is requesting to rezone the 2.56 ± acre (E) parcel to three approximately .85± acre Residential Single- family-3 (RSF-3) zoned parcels to allow for the development of three single-family residential parcels. The current (E) zoning designation permits a maximum density of 1 dwelling unit per 2.25 acres. The requested (RSF-3) zoning designation permits a maximum density of 3 dwelling units per acre, hence the subject rezoning request. For reference, see the Master Plan on the preceding page. SURROUNDING LAND USE AND ZONING: North: Single-family residential, with a zoning designation of Residential Single- family -5 (RSF-5) South: Bailey Lane (ROW), Single-Family Residential, with a zoning designation of The Bailey Lane Planned Unit Development (PUD) East: Single-family residential, with a zoning designation of Residential Single- family -5 (RSF-5) West: Single-family residential, with a zoning designation of The Bailey Lane Planned Unit Development (PUD) Aerial Map – Far Away Subject Parcel Page 831 of 1249 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 5 of 10 Aerial Map –Closeup GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The project site is 2.569 ± acres and is designated in the FLUE as Urban, Urban Mixed-Use District, Urban Residential Subdistrict. The purpose of this Subdistrict is to provide for higher residential densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. The applicant is proposing to rezone from the Estates Zoning Designation, which limits density to 1 dwelling unit per 2.25 acres (0.44 DU/A), to the Residential Single Family zoning district with a density cap of 3 dwelling units per acre. Within the Urban Residential Subdistrict, and in accordance with the Density Rating System of the FLUE, a base density of four (4) Dwelling Units Per acre (DU/A) is allowed. The proposed rezone has requested to provide a residential density of 3 DU/A, which is under the allowances, making the proposal consistent with the Growth Management Plan. Based upon the above analysis, the proposed rezone to RSF-3 has been deemed consistent with the Future Land Use Element. For further information, please see Attachment B-GMP Consistency Review. Transportation Element: Transportation Planning staff has evaluated the proposed changes. The applicant-provided TIS indicates that the proposed changes present no transportation-related issues with consistency. The proposed rezone represents a de minimus number of additional trips on the adjacent roadways. Therefore, Transportation Planning staff finds the petition consistent with the GMP. Subject Parcel Page 832 of 1249 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 6 of 10 Conservation and Coastal Management Element (CCME): Environmental staff evaluated the petition. The property is 2.59 acres; the project is consistent with the goals, objectives, and policies of the CCME. Based on the above analysis, Comprehensive Planning staff finds the proposed rezone consistent with the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). ANALYSIS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Subsection 10.02.08. F., Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establishes the legal bases to support the CCPC’s recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC (Board of Collier 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 “Rezone Findings.” In addition, staff offers the following analyses: Transportation Review: Transportation Department Staff has reviewed the petition and is recommending approval. Environmental Review: Environmental Planning staff has reviewed this petition. The property has historically been a single-family home and impacted. The project will not require preservation, as the property primarily contains invasive exotic vegetation that does not meet the native vegetation standards for preservation outlined in LDC 3.05.07.A. No listed animal species were observed on the property. Environmental staff recommends APPROVAL of the proposed project. This project does not require an Environmental Advisory Council (EAC) review, as it does not fall within the scope of land development project reviews identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Zoning Review: As previously stated, the subject property consists of a single 2.56± acre Estates (E) zoned parcel. The petitioner is requesting to rezone the 2.56± acre (A) parcel to three .85± acre Residential Single-family-3 (RSF-3) zoned parcels to allow for the development of three single- family residential parcels. The proposed density is lower than the adjacent RSF-5 and PUD zoning districts. The Master Plan depicts the three proposed residential lots along with 15-foot-wide landscape buffers (trees at 30 feet on center and a 6-foot high hedge, fence, or wall) along the north and east perimeter of the subject 2.56± acre parcel adjacent to Mandalay. Along the south and west property lines, a 10-foot-wide landscape buffer is proposed. The existing land use pattern in the vicinity of the subject property is single-family. The proposed rezoning to permit single-family homes is compatible and complementary to the other single-family homes in the area. The proposed rezoning is consistent with the land use pattern. Page 833 of 1249 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 7 of 10 To date, no letters of objection or support have been received. 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…shall show that the Planning Commission has studied and considered proposed change in relation to the following findings when applicable” (The criteria is italicized, Staff’s responses to these criteria are provided in regular font): 1. Whether the proposed change will be consistent with the goals, objectives, and policies, and the future land use map, and the elements of the GMP. The Comprehensive Planning Department has indicated that the proposed rezoning is consistent with all applicable elements of the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). 2. The existing land use pattern. As described in the “Surrounding Land Use and Zoning” portion of this report, the neighborhood’s existing land use pattern is characterized by mostly developed residential single-family to the north, east, south, and west. The proposed rezones from (E) to (RSF-3) will not create any incompatibility issues. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The subject site is not an isolated district unrelated to adjacent and nearby districts. It is also comparable with expected land uses by its consistency with the FLUE of the GMP. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. As shown on the zoning map on page two of this staff report, the existing district boundaries are logically drawn. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The proposed change is not necessary, but it is being requested in compliance with the LDC provisions to divide a 2.56 ± acre lot into three approximately .85± acre lots. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change from (E) to (RSF-3) will not substantially change the allowable uses on the subject site. Therefore, staff are of the opinion that the proposed change will not adversely influence living conditions in the neighborhood. Page 834 of 1249 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 8 of 10 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 three single-family sites will not excessively increase traffic. 8. Whether the proposed change will create a drainage problem. The proposed development will not create a drainage problem. Furthermore, the project is subject to the requirements of Collier County and the South Florida Water Management District. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. This development will not significantly reduce light and air to adjacent areas. 10. Whether the proposed change would adversely affect property values in the adjacent area. This rezone will not adversely impact 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. Surrounding properties are mostly developed residential, as previously noted. The basic premise underlying all of 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 adjacent property. Therefore, the proposed rezone should not be a deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed development complies with the GMP, a public policy statement supporting Zoning actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed change does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property could be developed in accordance with existing zoning. However, according to the petitioner, a rezone is sought to divide a 2.56± acre lot into three approximately .85± acre minimum acre lots. Page 835 of 1249 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 9 of 10 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed development complies with the GMP requirements for the uses proposed. The GMP is a policy statement that evaluates the scale, density, and intensity of land uses deemed acceptable throughout Collier County. Staff is of the opinion that the proposed (RSF-3) zoning district will ensure that the project is not out of 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. There may be other sites in the County that could accommodate the uses proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its merit for compliance with the GMP and the LDC; staff does not review other sites in conjunction with a specific petition. 16. 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. Any development anticipated by the proposed zoning district would require some site alteration, and this project will undergo evaluation relative to all federal, state, and local development regulations during the site development plan approval process and again later as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County GMP and as defined and implemented through the Collier County adequate public facilities ordinance. The project will have to meet all applicable criteria outlined in the LDC regarding Adequate Public Facilities, and the project will need to be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff that is responsible for jurisdictional elements of the GMP as part of the rezoning process, and those staff persons have concluded that no Level of Service will be adversely impacted. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant held the required meeting on April 16, 2025, at 5:30 p.m. at the Collier County Library, located at 2385 Orange Blossom Drive, Naples, Florida. Approximately 10 people, along with the applicant and County Staff, attended the meeting. The neighbors expressed concern over the visibility of the proposed homes adjacent to their shared property lines along a portion of Page 836 of 1249 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 10 of 10 Mandalay’s south and west property lines. Therefore, staff recommends the following condition of approval: 1. The 15-foot wide Type B Landscape Buffer along the north and east property lines abutting Mandalay shall be installed at the time of the first building Certificate of Occupancy. For further information, see Attachment C–NIM Documents. STAFF RECOMMENDATION: Planning and Zoning Review staff recommends that the CCPC forward Petition RZ- PL20240003946, 3001 Bailey Lane Rezone to the BCC with a recommendation of approval, subject to the following condition of approval: 1. The 15-foot wide Type B Landscape Buffer along the north and east property lines abutting Mandalay shall be installed at the time of the first building Certificate of Occupancy. Attachments: Attachment A-Proposed Ordinance Attachment B-GMP Consistency Review Attachment C-NIM Documents Attachment D-Application Page 837 of 1249 [24-CPS-02534/1951549/1] 36 3001 Bailey Ln (RZ) RZ-PL20240003946 6/17/2025 Page 1 of 2 ORDINANCE NO. 2025 - _____ 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 AN ESTATES (E) ZONING DISTRICT TO A RESIDENTIAL SINGLE-FAMILY-3 (RSF-3) ZONING DISTRICT TO ALLOW UP TO THREE SINGLE-FAMILY DWELLING UNITS WITH A MAXIMUM DENSITY OF UP TO ONE DWELLING UNIT PER ±0.85 ACRES ON 2.56± ACRES OF PROPERTY LOCATED APPROXIMATELY 1600 FEET WEST OF AIRPORT-PULLING ROAD ON THE NORTH SIDE OF BAILEY LANE, AT 3001 BAILEY LANE, IN SECTION 23, TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. [PL20240003946] WHEREAS, J. Gary Butler of Butler Engineering Inc., on behalf of property owner Bailey Lane Estates, LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property, more particularly described as: Page 838 of 1249 [24-CPS-02534/1951549/1] 36 3001 Bailey Ln (RZ) RZ-PL20240003946 6/17/2025 Page 2 of 2 and located at 3001 Bailey Lane in Collier County, Florida, is changed from an Estates (E) zoning district to a Residential Single-Family-3 (RSF-3) zoning district to allow up to three single-family dwelling units with a maximum density of one dwelling unit per 0.85± acres for a ±2.56-acre project, limited to single-family dwelling use and subject to the Conceptual Site Plan as shown in Exhibit “A”, attached hereto and incorporated herein by reference, and subject to the following condition: 1. Prior to the issuance of the first Certificate of Occupancy, the developer shall provide a 15-foot-wide Type B Landscape Buffer along the north and east property lines adjacent to Mandalay. 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. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this _____ day of __________________ 2025. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: _____________________________ By: _______________________________ , Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: _________________________________ Heidi F. Ashton-Cicko Managing Assistant County Attorney Attachments: Exhibit “A” - Conceptual Site Plan Exhibit “B” - Location Site Map Page 839 of 1249 Page 840 of 1249 Page 841 of 1249 Growth Management Community Development Department Zoning Division—Comprehensive Planning Section CONSISTENCY REVIEW MEMORANDUM To: Nancy Gundlach, Planner III, Zoning From: Parker Klopf, Planner III, Comprehensive Planning Date: April 1, 2025 Subject: Future Land Use Element (FLUE) Consistency Review PETITION NUMBER: PL20240003946 PETITION NAME: 3001 Bailey Ln. (RZ) REQUEST: The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application to rezone land zoned Estates (E) to a Residential Single Family with a limitation of 3 units per acre (RSF-3). The proposed rezone will permit a total of 3 residential lots. LOCATION: The 2.59-acre subject property is located on the north side of Bailey Lane, approximately 1,500 feet west of Airport Road and 6,000 feet north of the intersection of Airport Road and Golden Gate Parkway, and is in Section 23, Township 49, Range 25, Collier County, Florida. COMPREHENSIVE PLANNING COMMENTS: The subject property is located in the Urban residential subdistrict of the Urban Mixed-use District as identified on the countywide Future Land Use Map (FLUM) of the Growth Management Plan (GMP). Within the Urban Residential Subdistrict, and in accordance with the Density Rating System of the FLUE, a base density of four (4) Dwelling Units Per acre (DU/A) is allowed. The proposed rezone has requested a residential density of 3 DU/A, which falls within the allowances, making the proposal consistent with the Growth Management Plan. Relevant FLUE Objectives and policies are stated below (in italics); each policy is followed by staff analysis [in bold]. FLUE Policy 5.4: All applications and petitions for proposed development shall be consistent with this Growth Management Plan, as determined by the Board of County Commissioners. As stated above, the maximum allowed density within the Urban Residential Area is 4 DU/A; the Page 842 of 1249 proposed project has a density of 3 DU/A. Staff have concluded that the requested density is less than allowed by the FLUE, making it consistent with the GMP. FLUE Policy 5.5: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community facilities by: confining urban intensity development to areas designated as Urban on the Future Land Use Map; requiring that any additions to the Urban Designated Areas be contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use planning techniques and innovative approaches to development in the County’s Agricultural/Rural designated area, which will better serve to protect environmentally sensitive areas, maintain the economic viability of agriculture and other predominantly rural land uses, and provide for cost efficient delivery of public facilities and services. The proposed development is within the Urban Designated Area of the Future Land Use Map and is serviced by utilities provided by the City of Naples. Approval of this project is not urban sprawl and development at the proposed density is a good utilization of the existing infrastructure from a planning perspective. FLUE Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004, and effective October 18, 2004, as amended). The proposed project will consist of one and two-story single-family homes. The property immediately north and west of the subject property is designated as part of the Baily Lane PUD which only allows single family development. To the north and east, the property is residential single-family development with a limit of 3-5 units per acre. The conceptual PUD master plan demonstrates appropriate project buffers consistent with those required in the LDC, and the proposed development standards will ensure that the units are setback from the adjacent roadway and nearby residences to ensure compatibility. FLUE Policy 5.8: Permit the use of clustered residential development, Planned Unit Development techniques, mixed-use development, rural villages, new towns, satellite communities, transfer of development rights, agricultural and conservation easements, and other innovative approaches, in order to conserve open space and environmentally sensitive areas. Continue to review and amend the zoning and subdivision regulations as necessary to allow and encourage such innovative land development techniques. Based on staff review of the property it was determined that the site has been previously partially cleared for the development of a single family home and has little to no native vegetation or environmentally sensitive areas. FLUE Objective 7, and implementing Policies 7.1-7.4 Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing development character of Collier County, where applicable. It is the opinion of staff that there is no need to provide interconnections with any of the existing developments surrounding the property, as the project will have access to the existing Bailey Lane, which is a dead-end road. CONCLUSION: The proposed density of 3 units is less than what is permitted is complementary and compatible with surrounding development. Based upon the above analysis, the proposed rezone to RSF-3 has been deemed consistent with the Future Land Use Element. Page 843 of 1249 Page 844 of 1249 Page 845 of 1249 Page 846 of 1249 3215 5th Ave NW * Naples, FL 34120 * 239 566 3636 * gary@butlereng.biz BUTLER engi neeri ng, i nc. March 21, 2025 Re: 3001 Bailey Lane Rezone PL20240003946 Dear Property Owner: Please be advised that J Gary Butler of Butler Engineering Inc. on behalf of the applicant, Bailey Lane Estates LLC, has filed the following formal rezone application with Collier County Growth Management Department: 3001 Bailey Lane Rezone PL20240003946– The applicant proposes to rezone the Property from the Estates Zoning District to the RSF-3 Residential Zoning District to permit subdivision of the parcel into three residential lots. The subject property area is 2.56 acres. The site address is 3001 Bailey lane and is located on the north side of Bailey Lane, west of Airport Pulling Road, approximately 1.2 miles north of Golden Gate Parkway in Section 23, Township 49 South, Range 25 East, Collier County, Florida. In compliance with the Land Development Code (LDC) requirements, a Neighborhood Information Meeting (NIM) will be held to provide you an opportunity to hear a presentation about this petition and ask questions. The Neighborhood Information Meeting will be held on Wednesday, April 16, 2025 at 5:30 p.m. at the Collier County Library in the Sugden Theater Room located at 2385 Orange Blossom Drive Naples FL 34109. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. At this meeting the petitioner will make every effort to illustrate how the property wil be developed and to answer any questions. Should you have any questions prior to the meeting, please email me. Sincerely, BUTLER ENGINEERING INC. J Gary Butler *Please note that the Collier County Public Library does not sponsor or endorse this program. 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MURDOCK, JENNIFER E PAYNE, ROBERT W & CHERYL R 3613 COTTAGE CLUB LN 2860 COCO LAKES DR 2510 TALON CT #104 NAPLES, FL 34105---2710 NAPLES, FL 34105---4511 NAPLES, FL 34105---0 MCCALL, DOUGLAS H & JULIA H MURPHY, TERESA A PETER M BROWN 2013 LIV TRUST PO BOX 255 2240 HAWKSRIDGE DR #2204 3629 COTTAGE CLUB LN HARRODS CREEK, KY 40027---0 NAPLES, FL 34105---8543 NAPLES, FL 34105---0 MEADEMA, WILLIAM CAREY MYERS, CRYSTAL A RECORDS, LINDA E ALLISON JEN WILLIAMSON 2847 COCO LAKED DR 2520 TALON COURT #203 3040 MANDALAY CT NAPLES, FL 34105---4512 NAPLES, FL 34105---4502 NAPLES, FL 34105---0 MEGAN WALSH LIVING TRUST NAN L DIETRICH TRUST RICHARD M CUNEO 2020 IRV TRUST 7201 E BERRY AVENUE 2205 HAWKSRIDGE DR #902 2916 TIBURON BLVD E GREENWOOD VLG, CO 80111---0 NAPLES, FL 34105---0 NAPLES, FL 34109---0 MESECKE, DAWN NAPLES 1ST CHURCH NAZARENE INC RICHARD WEBER REV TRUST 6791 DEL MAR TERR 3100 BAILEY LN 2150 HAWKSRIDGE DR #1804 NAPLES, FL 34105---0 NAPLES, FL 34105---2518 NAPLES, FL 34105---8529 METZGER, RICHARD & TRACY O'DONNELL, GRADY RICHMAN REVOCABLE TRUST 49 SHERIDAN AVE #501 3617 COTTAGE CLUB LN 2175 HAWKSRIDGE DR #1202 ALBANY, NY 12210---0 NAPLES, FL 34105---2710 NAPLES, FL 34105---8534 MICHELE MARIE HUNT TRUST ORSINI, FRANK J RIVERA-SOTO, ERIC A & MARIA R 3061 MANDALAY COURT ANGELINE M ORSINI 2906 COCO LAKES DR NAPLES, FL 34105---0 2515 TALON CT #4-404 NAPLES, FL 34105---4511 NAPLES, FL 34105---0 MICHELI, LYLE J & ANNE J PALM FOUNDATION II INC ROMES, GARY E & NANCY M 30 GLEN RD 9931 TREASURE CAY LN 2170 HAWKSRIDGE DR #1903 BROOKLINE, MA 02445---0 BONITA SPRINGS, FL 34135---6878 NAPLES, FL 34105---0 Page 851 of 1249 SALLY S SMITH TRUST SPORN, GARY K & DAWN M TRAVIS, CHARLOTTE ANN 2165 HAWKSRIDGE DRIVE #1302 2026 SWAINSONS RUN 2235 HAWKSRIDGE DR #601 NAPLES, FL 34105---0 NAPLES, FL 34105---8520 NAPLES, FL 34105---0 SALRIN, FREDERICK J SPURGEON, ANDREW J & CAROLYN A TREISER, SHARON R 3614 COTTAGE CLUB LANE 2130 HAWKSRIDGE DR #1604 3071 MANDALAY PLACE NAPLES, FL 34105---0 NAPLES, FL 34105---0 NAPLES, FL 34105---0 SALZMANN, DYLAN STEPHEN J MCNEANY TRUST TUTERA, JANET M CHRISTINA MEZZAPELLA RAJUL MCNEANY TRUST 2520 TALON CT APT 202 2215 HAWKSRIDGE DRIVE #802 2942 COCO LAKES DR NAPLES, FL 34105---4502 NAPLES, FL 34105---0 NAPLES, FL 34105---0 SCHMALBACH JR, HARRY W STIVERS FAMILY TRUST VAN WINKLE, ROBERT A DEBORAH M SCHMALBACH 3036 MANDALAY CT SALLY ANN VAN WINKLE 2710 HAWKSRIDGE DR #1902 NAPLES, FL 34105---4561 2540 TALON CT #504 NAPLES, FL 34105---0 NAPLES, FL 34105---0 SCHMIDT, MICHAEL L STRUM, DIANE N VEVERKA TR, ROBERT F 2185 HAWKSRIDGE DR 2185 HAWKSRIDGE DR #1101 SHERRY A VEVERKA TR NAPLES, FL 34105---0 NAPLES, FL 34105---0 9918 WEXFORD WAY WEST CHESTER, OH 45241---0 SCROBANOVICH, RADA SUDDETH, STEVE M & DONNA L WALBERT FAMILY TRUST 3 ALEXANDRIA DR 2175 HAWKSRIDGE DRIVE #1204 2159 HARLANS RUN EAST HANOVER, NJ 07936---2407 NAPLES, FL 34105---8534 NAPLES, FL 34105---0 SEMMENS, FRANCIS SUSAN B QUITONI REV TRUST WATSON, RYAN R & SHALYN T 2898 COCO LAKES DR 2225 HAWKSRIDGE DR APT 704 2947 COCO LAKES DR NAPLES, FL 34105---4511 NAPLES, FL 34105---8546 NAPLES, FL 34105---0 SHAW, SIDNEY TIERNEY, DARLENE M WEIR, JEAN B 3041 MANDALAY CT 2852 COCO LAKES DR 2240 HAWKSRIDGE DR APT 2202 NAPLES, FL 34105---0 NAPLES, FL 34105---4511 NAPLES, FL 34105---8543 SIGNORINO, JOHN A & CARMEN L TODD CHARLES PURFEERST TRUST WHIPPLE, GEORGE S 3187 HOLLOW RD ELIZABETH E BERKLEY 2030 SWAINSONS RUN MALVERA, PA 19355---0 2215 HAWKSRIDGE DR #804 NAPLES, FL 34105---0 NAPLES, FL 34105---0 SOLOM, THOMAS A & ERIKA C TOMLINSON, DIANA WILKEN, ELISABETH J 4675 S LAKE SARAH DR 3601 COTTAGE CLUB LN LOT 1 3053 MANDALAY COURT INDEPENDENCE, MN 55359---9783 NAPLES, FL 34105---2710 NAPLES, FL 34105---0 Page 852 of 1249 WILLIAM R PEYRON SR REV TRUST WILLIAM OTIS MALLOY LIV TRUST WILLIAM R PEYRON TRUST PATRICIA DIANE JOHNS LIV TRUST 2540 TALON CT #502 1441 ELGIN ST #601 NAPLES, FL 34105---4504 BURLINGTON L7S 1E6 CANADA WISE, SHANNON DAVIS & MARK P 2849 COCO LAKES CT NAPLES, FL 34105---0 WITTOCK, GARY W 2425 GAME HAWK CT APT 1403 NAPLES, FL 34105---2597 WONG, DENISE L 3600 COTTAGE CLUB LN NAPLES, FL 34105---2705 YON, MARY A 2042 SWAINSONS RUN NAPLES, FL 34105---0 Z&Y LLC 949 COLE ROAD GALLOWAY, OH 43119---0 ZAFIRIS, HARRY BETTINA IRIS ZAFIRIS 2225 HAWKSRIDGE DR #7-702 NAPLES, FL 34105---0 ZAWILA, WAYNE F & CAROLYN J 2220 HAWKSRIDGE DRIVE #2104 NAPLES, FL 34105---0 ZURFLUH, SCOTT J KEVIN S POLINSKY 2220 HAWKSRIDGE DR #2103 NAPLES, FL 34105---0 PANTRY, DAVID G 6 PLAYNES MILL / DUNKIRK MILLS INCHBROOK STROUD GLOUCESTERSHIRE GL5 5HB UK Page 853 of 1249 Naples Daily News Public Notices Originally rublished at naplesnews.com on 03/24/2025 NOTICE O: NEIGHBORHOOD INFORMA TION MEETING NOTICE O: NEIGHBORHOOD INFORMA iION MEETING PETITION. PL2O24OOO3946 3OO1 BAILEY LANE REZONE ln compliance with the Collier County Land Development Code (LDC) requirements, a neighborhrod information Meeting (NlM) hosted by J Gary Butler of Butler Engineering lnc representilg Bailey Lane Estates, LLC will be held April 16,2025,5:30 p.m. in the Sugden Theater room of the Collier County Library facility located at 2385 Orange Blossom Drive, Naples FL 341 09. The Collier County Public Library does not sponsor orendorse this program. Bailey Lane Estates LLC has submitted a formal application to Collier County seeking a rezone from Estates to RSF-3 residential zoning. The rezone will provide for subdivision of the parcel into 3 individual single-family lots. The subjer:t property is a 2.56 acre tract located at 3001 Bailey Lane located on west of Airport Pu ling Road, approximately 1.2 miles north of Golden Gate Parkway in Section 23, Township 49 South, Range 25 East, Collier County, Florida. lf you havc questions, please contact Gary Butler with Butler Engineering lnc. by phone at 239-777-9319 or via email at gary@butlereng.biz. You can also use this email to register for remote participation. Any information provided is subject to change until final approval by the governing authority. Remote participation is at the user's own risk. :* The purpose and intent of this Neighborhood lnformation Meeting is to provide the public with noticr) of an impending zoning application and to foster communication between the applicant ;rnd the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. March24 1025 1SAR0261341 Page 854 of 1249 BAILEY LANE ESTATES NIM MEETING NOTES April 16, 2025 BY: Gary Butler 239 777 9319 Att: Sign in sheet Introduction My name is Gary Butler representing Bailey Lane Estates LLC. Homes will be built by Divco Construction who is currently building in Coco Lakes. Location Map Zoning Master Plan Orientation of project to all adjacent properties. Proposing three 110’x330’ lots. Currently has a single water and sewer connection. Offsite drainage is via the Bailey Lane swale that connects to a recently maintained swale that runs south. Original plans included more lots that the client did not like. Concept plan had a roadway along the eastern line with home rear exposure to the west. There was a concern about generators and other mechanicals along the east line. Recommended that they send a letter to Nancy or myself and that I would mention it to my client. Height questioned. Zoning allows 35’ as the average height between peak and tie beam. Also confirmed setbacks 7.5’ on sides, 25’ on front and rear with exceptions for pools and tennis courts in rear yard. Referenced Divco as an excellent builder that was going to improve the neighborhood. Another builder might opt for a denser project. Pointed out the zoning allows 3 stories but that was probably not on the table. Mandalay has 2 story homes that back up to the subject property. Concern was raised about getting the north half of the property to drain to Bailey Lane. Confirmed that each lot was going to have it’s own drainage plan. Page 855 of 1249 Concern was expressed about Coco Lakes drainage from homes back up to Mandalay and there was water in the swale during wet periods. Confirmed that we could not tie into Coco Lakes system. Some wanted east wests orientation for the lots. Did not want an accessway in their back your. Each home will have a side yard swale, pipe or combination thereof. There was a concern about drainage from this project entering their system. Called their attention to the county restriction on 18” from crown of existing road on how much fill could be utilized on these new homes. There were concerned about standing water outside their berm. No HOA but each owner will be required to maintain the buffer on their individual lot. Pointed out that Divco had some new homes in Pine Ridge. There was a fear of offsite flooding, not their onsite system. Filling is tied to FEMA and the county 18” rule. Mandalay has an internal system that is not tied to the Bailey Lane elevation. They indicated that their berm was 6’ tall. They pointed out that there is a transformer on the western line. Indicated that there would be a swale between their berm and the new homes. Indicated that some retention may be required but it would be on a lot by lot basis. They indicated that there were 6 dead pine trees. I told them I would speak to my client. One party wanted all the trees removed. One party did not like pine trees. One party said she was a tree hugger. Indicated that pine trees were pretty tough in a hurricane, but subject to die afterward. The concern was raised again about generators on the east side of the eastern home. Did not make any commitment but suggested that keeping equipment off that side was a reasonable request. They restated that they wanted the dead pine trees to go away now. Told him they could be removed “tomorrow”. Indicated that all three lots were probably reserved. Three step process, zoning then plat then building permit. Estimated planning commission at least 60 days out, 180 days to breaking ground on the individual building permits. Page 856 of 1249 The sequence of home construction was tied to the buyers. There was a preference for the home on lot 3 be the first home. Indicated that all three may be constructed simultaneously, and that an optimum would be to build 1 and 3, utilizing lot 2 for staging. Confirmed that it would be tied to the buyers schedule. Request was restated that all trees be removed now, prior to the this hurricane season. Also indicated that the Earleaf Acacias (now removed) were supporting the pine trees. Complaint about construction trailers being left on the property. Indicated that they were associated with the exotic removal and that trailers were not allowed to be stored on vacant property. Nancy referenced the typical planning commission meeting timing. I referenced that a sign would be erected on the frontage once the schedule was confirmed. Confirmed that the dashed line was the maximum home building envelope. Page 857 of 1249 Page 858 of 1249 Page 859 of 1249 Page 860 of 1249 Page 861 of 1249 E NVIRONMENTAL A SSESSMENT 3001 B AILEY L ANE N APLES, FL 3 4105 F OLIO #00266920005 J UNE 2024 Prepared by: Page 862 of 1249 Table of Contents 1 Introduction ....................................................................................................................................... 1 2 Site Conditions .................................................................................................................................. 2 2.1 Vegetative Associations ........................................................................................................... 2 411E4 – Pine Flatwoods (Exotics 75-100%) (2.21 acres) ................................................... 2 740 – Disturbed Land (0.21 acres) ...................................................................................... 3 2.2 Soils ............................................................................................................................................. 3 2.3 Hydrologic Indicators .............................................................................................................. 3 3 Wildlife ............................................................................................................................................... 4 4 Wetlands Discussion ........................................................................................................................ 5 4.1 Jurisdictional Status of Wetlands ........................................................................................... 5 5 Permitting ........................................................................................................................................... 6 5.1 Mitigation .................................................................................................................................. 6 6 Summary ............................................................................................................................................. 7 7 Photos .................................................................................................................................................. 8 Appendix A: Exhibits Page 863 of 1249 Environmental Assessment 3001 Bailey Lane June 2024 1 1 INTRODUCTION Turrell, Hall & Associates, Inc. (THA) has conducted a preliminary environmental assessment of the property located at 3001 Bailey Lane in Naples, Florida 34105, which is within Section 23, Township 49 South, and Range 25 East in Collier County. The parcel can be identified by folio #00266920005 and is approximately 2.59 acres in size. The goals of the assessment were to: • Map and identify existing vegetative communities on the property • Estimate the extent of state and federal jurisdictional wetlands • Research the presence or absence of state and federal listed species • Assess the environmental permitting requirements for construction purposes This report documents the findings of the assessment in order to establish a wetland boundary (if present) based on criteria used by the Florida Department of Environmental Protection (FDEP) in accordance with Chapter 62-340, F.A.C. and criteria used by the United States Army Corps of Engineers (USACE) in the Wetlands Regulatory Assistance Program Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic and Gulf Coastal Plain Region (ver. 2.0). This evaluation did not include a Phase I Environmental Site Assessment that may be necessary for the reduction of liability for hazardous materials under the provisions of Federal Comprehensive Environmental Response, Compensation and Liability Act. Within the framework of this assessment, no research or consideration was given to zoning, deed restrictions, easements, or other encumbrances that might be present and could affect the development of the property. This assessment is limited to environmental factors only and is presented solely to assist with the planning and permitting process. Page 864 of 1249 Environmental Assessment 3001 Bailey Lane June 2024 2 2 SITE CONDITIONS The project site is situated approximately 0.30 miles west of Airport-Pulling Road and is surrounded by various stages of single-family development on all sides. The property is composed of two vegetative communities: Pine Flatwoods (Exotics 75-100%) and Disturbed Land. The historic soils mapped onsite was designated by the United States Department of Agriculture (USDA) as “Cypress lake fine sand-Urban Land Complex, 0 to 2 percent slopes,” which is a hydric soil. 2.1 VEGETATIVE ASSOCIATIONS The vegetative communities occurring within the parcel boundaries were classified based on the Florida Land Use, Cover, and Forms Classification System (FLUCFCS) manual. The attached FLUCFCS exhibit features the subject property, its vegetative cover, and depicts the approximate limits of the wetland and upland areas. A general description is provided below in Table 1 along with any site-specific nuances that may be relevant to the assessment. Table 1: FLUCFCS Codes and Descriptions FLUCFCS Code Description Acres Jurisdictional Wetlands 411E4 Pine Flatwoods (Exotics 75-100%) 2.21 No 740 Disturbed Land 0.38 No Total: 2.59 0.00 411E4 – Pine Flatwoods (Exotics 75-100%) (2.21 acres) Communities in Florida designated as Pine Flatwoods are typically communities that are dominated by slash pine (Pinus elliottii) or longleaf pine (Pinus palustris). Common associates usually include saw palmetto (Serenoa repens) and a wide variety of herbs and brush. This community on site is heavily infested with the invasive species Brazilian pepper (Schinus terebinthifolia). Overall, the vegetation in this community is not dominated by hydrophytic plants, soils in this community do not display hydric characteristics and no hydrologic indicators are present. A list of observed species and their approximate percent coverages within the Pine Flatwoods community on site can be seen below in Table 2. Table 2: Species Observed in the Pine Flatwoods (Exotics 25-50%) Community Common Name Scientific Name Strata Wetland Status FDEP USACE Brazilian pepper Schinus terebinthifolia C, M FAC FAC Slash pine Pinus elliottii C, M UPL FACW Live oak Quercus virginiana C, M UPL FACU Earleaf acacia Acacia auriculiformis C, M, G FAC FAC Cabbage palm Sabal palmetto C, M G FAC FAC Java plum Syzygium cumini C FAC UPL Page 865 of 1249 Environmental Assessment 3001 Bailey Lane June 2024 3 Yellow alder Turnera ulmifolia G UPL UPL Australian pine Causarina equisetifolia G FAC FACU Dogfennel Eupatorium capillifolium G FAC FAC Grapevine Vitis rotundifolia V FAC FAC C = Canopy M = Midstory G = Groundcover V = Vine OBL = Obligate Wetland FACW = Facultative Wetland FAC = Facultative FACU = Facultative Upland UPL = Upland 740 – Disturbed Land (0.21 acres) Areas in Florida designated as Disturbed Land are typically areas which have been changed primarily due to human activities, other than mining. In this case, Disturbed Land refers to a small area central to the property which was cleared in association with a previously existing single-family residence. Vegetation recruiting in this area is primarily exotic or nuisance species and not hydrophytic in nature. No hydrologic indicators are present in this area, and a soil sample was not collected due to the presence of clean fill. 2.2 SOILS Based on the USDA National Resources Conservation Service (NRCS), one soil type is mapped at the subject property: “Cypress Lake fine sand-Urban Land Complex, 0 to 2 percent slopes,” which is a hydric soil. The soil sample collected in the Pine Flatwoods community was dry and sandy and did not appear to exhibit any hydric characteristics. 2.3 HYDROLOGIC INDICATORS Hydrologic indicators were not observed in either community onsite. Page 866 of 1249 Environmental Assessment 3001 Bailey Lane June 2024 4 3 WILDLIFE Endangered Wildlife Species is defined as any species of fish or wildlife naturally occurring in Florida, whose prospects of survival are in jeopardy due to modification or loss of habitat; over- utilization for commercial, sporting, scientific or educational purposes; disease; predation; inadequacy of regulatory mechanisms; or other natural or manmade factors affecting its continued existence (FS 372.072). Threatened species include any species of fish or wildlife naturally occurring in Florida, which may not be in immediate danger of extinction, but which exists in such small populations that may become endangered if it is subjected to increased stress as a result of further modification of its environment. Taking into account the location and condition of the property, and conversations with state and federal agency personnel, listed wildlife species that could potentially occur on or around the site can be found in Table 3. Table 3: Potential Threatened and Endangered Species Common Name Scientific Name Status Gopher tortoise Gopherus polyphemus ST Eastern indigo snake Drymarchon couperi FT Florida bonneted bat Eumops floridanus FE Florida panther Puma concolor coryi FE Florida sandhill crane Antigone canadensis pratensis ST Big Cypress fox squirrel Sciurus niger avicennia ST Red-cockaded woodpecker Dryobates borealis FE FE = Federally Endangered FT = Federally Threatened ST = State Threatened FT (S/A) = Federally- designated Threatened due to Similarity of Appearance A preliminary Listed Species survey was conducted and may be required again prior to development, considering that pre-development surveys must be less than six months old to ensure that no new species begin to utilize the property prior to development. During the site inspection, no listed species or evidence of listed species utilization was observed, therefore, impacts to listed species are not expected as a result of a proposed project on the subject property. Page 867 of 1249 Environmental Assessment 3001 Bailey Lane June 2024 5 4 WETLANDS DISCUSSION Qualified THA staff inspected the project site for the purpose of delineating wetlands and other surface waters. The wetland delineation methodologies and criteria set forth by the FDEP and the USACE (in accordance with Chapter 62-340, FAC, and Version 2.0 of the Atlantic and Gulf Coastal Plain Regional Supplement to the Corps of Engineers Wetland Delineation Manual) were followed in determining whether an area could be considered a wetland or other surface water and in delineating the boundaries of potential jurisdictional wetlands and other surface waters. 4.1 JURISDICTIONAL STATUS OF WETLANDS In accordance with Chapter 62-340.200(19), F.A.C. and 33CFR 328.3, wetlands are defined as areas “inundated or saturated by surface water or ground water at a frequency and duration sufficient to support, and under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soils.” The methodologies used to delineate a wetland boundary as described in Chapter 62-340, F.A.C. and in Version 2.0 of the Atlantic and Gulf Coastal Plain Regional Supplement to the Corps of Engineers Wetland Delineation Manual use a series of tests in order to determine the presence of a wetland. In order to be considered a wetland at the state level, a property must have two of the following characteristics: hydrophytic vegetation, hydric soils, and hydrologic indicators. These characteristics are defined in Chapter 62-340, F.A.C. In order to be considered a wetland at the federal level, all three characteristics must be present. The 2.59-acres of Pine Flatwoods (Exotics 75-100%) and Disturbed Lands communities do not meet the definitions of jurisdictional wetlands. Vegetation in these communities is not dominated by hydrophytic plant species, hydrologic indicators are not present, and soils do not exhibit hydric characteristics. Page 868 of 1249 Environmental Assessment 3001 Bailey Lane June 2024 6 5 PERMITTING It is the opinion of THA that the entirety of the subject property does not meet the definition of a jurisdictional wetland at the state and federal levels per Chapter 62-340 F.A.C. Development of the subject property can therefore commence without state or federal permits. If Collier County development approvals require proof of exempt status to be provided by the FDEP, this can be obtained in approximately 60 - 90 days. As part of this process, the FDEP will send a representative to the subject property to confirm the findings of this assessment report. If the FDEP disagrees with any portion of this report, then an Environmental Resource Permit (ERP) from the FDEP and a federal permit from the U.S. Army Corps of Engineers (USACE) may be required if impacts to jurisdictional wetlands are proposed. If FDEP and USACE staff confirm the area as a jurisdictional wetland, they will coordinate with wildlife agencies such as the U.S. Fish and Wildlife Service (USFWS) regarding listed species which can include but are not limited to the red cockaded woodpecker, Florida panther, Florida bonneted bat, and various wading birds and other species. There is a public notice associated with this permit process which allows the public, adjacent owners, and other government agencies an opportunity to review the project and provide comments. Once any comments have been addressed the FDEP and USACE can issue a permit. This process can take approximately 6 to 9 months. Based on the Florida Statutes and Florida Administrative Code, minimization of wetland impacts is required when planning to develop a parcel. Minimization of wetland impacts can be accomplished by utilizing uplands on site to the greatest extent possible and minimizing wetland impacts to one third of an acre or less. 5.1 MITIGATION Should permits be required by the FDEP and the Federal 404 Program for wetland impacts, mitigation will likely be required as a condition of either or both permits. Mitigation is calculated by utilizing the Uniform Mitigation Assessment Method (UMAM), which takes into consideration the size of impacts proposed, the site’s location in reference to connectivity to off- site wetlands, water environment based on the type of habitat present and how it should function, and community structure in terms of exotic infestation and appropriate species per the habitat type. The mitigation required can be calculated by multiplying the impact area (in acres) by the impact area’s score change or “delta”, from before and after development. Note that this calculation must be done for both direct impacts and secondary impacts. This calculation dictates the number of mitigation credits required to off-set impacts to wetlands. Page 869 of 1249 Environmental Assessment 3001 Bailey Lane June 2024 7 6 SUMMARY Based on the wetland’s definitions set forth in Chapter 62-340, F.A.C. and 33CFR 328.3, THA considers that no portion of this site meets the definitions of a jurisdictional wetland, and therefore any impacts to these areas may require a Request for Verification of Exemption from the FDEP to move forward with development. Purchase of mitigation credits for wetland impacts should not be required. The timeframe to acquire a verification of exemption would likely take 60 to 90 days. Page 870 of 1249 Environmental Assessment 3001 Bailey Lane June 2024 8 7 PHOTOS Figure 1: View of the Disturbed Lands community onsite. Figure 2: View of the Pine Flatwoods E4 community onsite. Page 871 of 1249 APPENDIX I: EXHIBITS Page 872 of 1249 STATE OF FLORIDACOUNTY AERIAL VICINITY MAPSTATE OF FLORIDACOUNTY AERIAL VICINITY MAPNOTES:<> THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SUBJECTPROPERTYSUBJECTPROPERTY<> LATITUDE:N 26.192066<> LONGITUDE:W -81.773258SITE ADDRESS:<> 3001 BAILEY LN NAPLES, FL 34105Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\24069.00 divco - 3001 bailey lane\CAD\EIA\24069-EIA.dwg LOCATION MAP 6/6/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:RY NO. 5875CHRMJ06-06-2424069-23253001 BAILEY LNLOCATION MAP49-------------------01 OF 03COLLIER COUNTYCOLLIER COUNTYGULF OF MEXICOGULF OF MEXICO8588288641MARCOISLANDEVERGLADESCITY9329846NAPLES90908399483783784129292983983992887846951862I-758486431856850846890896NESWKEY WESTTAMPAFT.MYERSMIAMINAPLESSUBJECTPROPERTYPage 873 of 1249 NESW03060120SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\24069.00 divco - 3001 bailey lane\CAD\EIA\24069-EIA.dwg FLUCFCS MAP 6/6/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:RY NO. 5875CHRMJ06-06-2424069-23253001 BAILEY LNFLUCFCS MAP49-------------------02 OF 03UPLAND (ACRES):WETLAND (ACRES):PROJECT (ACRES):2.592.590·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYFLUCFCSDESCRIPTIONAREA(AC)411E4PINE FLATWOODS (EXOTICS 75-100%)2.21740DISTURBED LAND0.38TOTAL2.59411E4740PROJECT BOUNDARYPage 874 of 1249 NESW050100200SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\24069.00 divco - 3001 bailey lane\CAD\EIA\24069-EIA.dwg SOILS MAP 6/6/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:RY NO. 5875CHRMJ06-06-2424069-23253001 BAILEY LNSOILS MAP49-------------------03 OF 03·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.·SOIL DATA PROVIDED BY:2003 UNITED STATES DEPT OF AGRICULTURESOIL SURVEY OF COLLIER COUNTY AREA, FL102CODEDESCRIPTIONHYDRIC102CYPRESS LAKE FINE SAND-URBAN LANDCOMPLEX, 0 TO 2 PERCENT SLOPESYESPROJECT BOUNDARY"NO SURVEY DATA AVAILABLE"MM-DD-YYYYPage 875 of 1249 Page 876 of 1249 Page 877 of 1249 Page 878 of 1249 ATWELL866.850.4200 www.atwell-group.comPage 879 of 1249 Page 880 of 1249 Page 881 of 1249 Page 882 of 1249 Page 883 of 1249 Page 884 of 1249 Page 885 of 1249 Page 886 of 1249 Page 887 of 1249 Page 888 of 1249 Page 889 of 1249 Page 890 of 1249 ATWELL866.850.4200 www.atwell-group.comPage 891 of 1249 Page 892 of 1249 Page 893 of 1249 Page 894 of 1249 Page 895 of 1249 Page 896 of 1249 Page 897 of 1249 Page 898 of 1249 Page 899 of 1249 Page 900 of 1249 Page 901 of 1249 Page 902 of 1249 Page 903 of 1249 Page 904 of 1249 Page 905 of 1249 Page 906 of 1249 Page 907 of 1249 Page 908 of 1249 Page 909 of 1249 Page 910 of 1249 Page 911 of 1249 TRAFFIC IMPACT STATEMENT BAILEY LANE ESTATES August 8, 2024 Prepared By: J Gary Butler, PE 35479 Butler Engineering Inc. 3215 5th Ave NW 239 566 3636 gary@butlereng.biz J GARY BUTLER, STATE OF FLORIDA, PROFESSIONAL ENGINEER, LICENSE NO 35479 THIS ITEM HAS BEEN ELECTRONICALLY SIGNED AND SEALED BY J GARY BUTLER PE ON THE DATE REFERENCED USING A SHA-1 AUTHENTICATION CODE. PRINTED COPIES OF THIS DOUCMENT ARE NOT CONSIDERED SIGNED AND SEALED AND THE SHA-1 Methodology Fee $500 Minor Study Fee N/A Page 912 of 1249 BAILEY LANE ESTATES PROJECT DESCRIPTION The proposed project is a proposed 3 unit single family residential subdivision located on the north side of Bailey Lane, west of Airport Road. A site plan is attached. The project is 2.54 acres and is being rezoned from estates to RSF3 zoning. The project will include 3 single family homes, one of which will be a replacement for the existing, now demolished, home. TRIP GENERATION The trip generation figures are based on ITE 11th edition. See Tables. The guidance provides for impact analysis of PM peak hour trips and the Collier County 2023 AUIR. LU 210 Single Family Detached Wkday T=EXP(0.92*LN(X)+2.68) 28 Trips 20 Entering 20 Exiting 50%/50% Pk AM T=EXP(0.91*LN(X)+0.12) 2 Trips 1 Entering 1 Exiting 25%/75% Pk PM T=EXP(0.94*LN(X)+0.27) 3 Trips 2 Entering 1 Exiting 63%/37% TRIP ASSIGNMENT Site generated trip distribution is shown in the Tables and a depiction map. BACKGROUND TRAFFIC AIRPORT ROAD GOLDEN GATE PARKWAY TO PINE RIDGE ROAD Traffic growth rates are estimated based on 2% growth per year for three years ending in 2024. A trip bank volume plus 2021 traffic is included for comparison. EXISTING AND FUTURE ROADWAY NETWORK No improvements are proposed for the adjacent roadways through the 3 year project buildout. PROJECT IMPACTS TO AREA ROADWAY NETWORK LINK ANALYSIS Collier County LOS volumes are utilized from the 2023 AUIR. The proposed impacts do not exceed the 2% threshold for the link directly accessed or 3% for subsequent links and the roadways are not projected to operate below the adopted LOS for at least three years. CONCLUSION The proposed project is not a significant traffic generator and mitigation will simply be the payment of Road Impact Fees. Page 913 of 1249 Page 914 of 1249 Page 915 of 1249 Page 916 of 1249 BAILEY LANE ESTATES TRIP SUMMARY TRIP SUMMARY BAILEY LANE ESTATES UNITS 2 SINGLE FAMILY HOMES (NET INCREASE) ENTERING EXITING ITE LUC 210 SF DETACHED. TOTAL % % wkday LN(T)=0.92*LN(X)+2.68 28 50% 14 50% 14 AM T LN(T)=0.91*LN(X)+0.12 2 25% 1 75% 1 PM T LN(T)=0.94*LN(X)+0.27 3 63% 2 37% 1 PROJECT TRAFFIC DISTRIBUUTION FOR PEAK HOUR WEEKDDAY PEAK CAPACITY CURRENT PROJECT IMPACT NON DIR TRIPS TRIPS TRIPS % PEAK 3.0 AIRPORT ROAD PINE RIDGE TO GGPKWY N 3000 2150 1 0.03% 1 BACKGROUND TRAFFIC TOTAL 2023 AUIR 2025 AUIR BANK 2023 +REMAIN CAP TRIP/HR 2%/YR BANK CAP 3.0 AIRPORT ROAD PINE RIDGE TO GGPKWY 3000 2150 2237 14 2164 836 Page 917 of 1249 2223 Trade Center Way * Naples, FL 34109 * 239 566 3636 * gary@butlereng.biz BUTLER eng i neer i ng, i nc. August 9, 2024 Statement of Utility Provision Project: Bailey Lane Estates The project is a 2.54 acre estate lot that supports a single home for may year. The home has now been demolished and the developer is proposing a change in zoning to RSF-3 to accommodate 3 single family lots fronting on Bailey Lane. The original home was served by City of Naples Utilities. The City of Naples has indicated they will not provide a service commitment until applications are filed for the individual meters and sewer connections for both of the proposed new homes. Page 918 of 1249 Standard Rezone Application (RZ) 4/10/24 Page 1 of 8 Planning and Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountyfl.gov Need Help? GMCD Public Portal Online Payment Guide E-Permitting Guides Name of Property Owner(s): Name of Applicant, if different than owner: Address: City: State: ZIP: Telephone: Cell: E-Mail Address: Name of Agent: Firm: Address: City: State: ZIP: Telephone: Cell: E-Mail Address: Provide a detailed legal description of the property covered by the application, if space is inadequate, attach on separate page: If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre-application meeting; and The applicant is responsible for supplying the correct legal description. If questions arise concerningthelegaldescription, an engineer'scertification or sealed surveymaybe required. Section/Township/Range: / / Lot: Block: Subdivision: Plat Book: Page #: Property I.D. Number: Size of Property: ft. x ft. = Total Sq. Ft. Acres: Address/ General Location of Subject Property: STANDARDREZONEAPPLICATION (RZ) LDC Section 10.02.08 Chapter 3 H. of theAdministrative Code PROPERTY INFORMATION APPLICANT CONTACT INFORMATION Page 919 of 1249 Page 920 of 1249 Page 921 of 1249 Page 922 of 1249 Page 923 of 1249 Page 924 of 1249 Page 925 of 1249 Page 926 of 1249 Page 927 of 1249 Page 928 of 1249 Page 1 of 7 BAILEY LANE ESTATES ZONING NARRATIVE 8/4/2024 8/28/2024 R1 Prepared by Butler Engineering Inc. 239 566 3636 gary@butlereng.biz Page 929 of 1249 Page 2 of 7 I. IntroducƟon The subject property is a 2.54 acre parcel located in SecƟon 23, Township 49S, Range 25E, Collier County, Florida. The subject property is less than one half mile west of Airport Road on the North side of Bailey Lane. The property is currently zoned Estates, allowing for low density residenƟal development and limited agricultural acƟviƟes. The site is not within the Golden Gate Area Master Plan. The zoning and exisƟng land uses on the surrounding lands is as follows: North: Zoned Estates RSF 3, developed as Mandalay Place, a single family subdivision South: Zoned PUD, developed as The CoƩages, a single family subdivision East: Zoned Estates RSF 3 and developed as Mandalay, a single family subdivision West: Zoned PUD, developed as Coco Lakes, a single family subdivision The applicant intends to rezone the property from its current Estates zoning designa Ɵon to a RSF 3 consistent with the zoning on all adjacent developed tracts. History of Property The site was originally zoned estates along with the property to the east. It was subsequently split into a north parcel and a south parcel. The north parcel was developed along with the 5 acres to the east to RSF5 and plaƩed in 2015. A home and pool were constructed on the parcel in the early 90s, and subsequently demolished in 2023. II. LDC EvaluaƟon Criteria A. The suitability of the area for the type and paƩern of development proposed in relaƟon to physical characterisƟcs of the land, surrounding areas, traffic and access, drainage, sewer, water, and other uƟliƟes. The proposed rezone is compaƟble with the exisƟng land use paƩern. See above zoning quadrants. The parcel is centrally located in west half of the Bailey Lane neighborhood. The eastern half of the Bailey Lane neighborhood includes a church and some commercial facili Ɵes. Some of the eastern half is undeveloped and zoned agriculture or estates. Bailey Lane is an exisƟng dead end street accessing Airport Road. The site will be plaƩed into three lots represenƟng a two unit increase from exisƟng single family homesite. All three lots will directly access Bailey Lane, negaƟng the need for an internal roadway. Page 930 of 1249 Page 3 of 7 Each lot will be responsible for it’s own individual water management improvements and maintenance in accordance with LDC 6.05.03. Runoff will be to the Bailey Lane swale and the culvert under Bailey lane just to the east of the project. Runoff improvements to the south and west convey the runoff to the Gordon River. There will be direct access to water and sewer service, and other uƟliƟes within the Bailey Lane easement/right of way. Water and sewer service is provided by the City of Naples. B. Adequacy of evidence of unified control and suitability of agreements, contract, or other instruments, or for amendments in those proposed, parƟcularly as they may relate to arrangements or provisions to be made for the conƟnuing operaƟon and maintenance of such areas and faciliƟes that not to be provided or maintained at public expense. Findings and recommendaƟons of this type shall be made only aŌer consultaƟon with the County AƩorney. The property will be developed without any common areas or improvements that would require common maintenance or an associaƟon. Individual landscape and water management area maintenance will be by each lot owner. C. Conformity of the proposed rezone with the goals, objecƟves, policies, and the Future Land Use Element of the Growth Management Plan. (This is to include idenƟfying what Sub- District, policy or other provision allows the requested uses/density, and fully explaining and addressing all criteria or condiƟons of that SubDistrict, policy or other provision.) Consistency with GMP Future Land Use Element Policy 5.4 Discourage unacceptable levels of urban sprawl in order to minimize the cost of community faciliƟes by confining urban intensity development to areas designated as Urban… The site is located “in town” and will not result in urban sprawl with no significant addi Ɵonal costs to community faciliƟes. Policy 5.6: New developments shall be compaƟble with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effecƟve October 18, 2004, as amended). The proposed uses are compaƟble with and complementary to the surrounding land uses, which are all single family subdivisions with similar densiƟes. Policy 7.1: The County shall encourage developers and property owners to connect their properƟes to fronƟng collector and arterial roads, except where no such connecƟon can be made without violaƟng intersecƟon spacing requirements of the Land Development Code. Page 931 of 1249 Page 4 of 7 The only access to this “isolated” neighborhood is via the exisƟng connecƟon to Airport Road. Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congesƟon on nearby collector and arterial roads and minimize the need for traffic signals. The proposed lots will all access Bailey Lane is effecƟvely an internal access road. Policy 7:3: All new and exisƟng developments shall be encouraged to connect their local streets and/or interconnecƟon points with adjoining neighborhoods or other developments regardless of land use type. The interconnecƟon of local streets between developments is also addressed in Policy 9.3 of the TransportaƟon Element. As noted above, the proposed lots will all access Bailey Lane which itself provides the interconnecƟon of the projects in the Bailey Lane neigborhood prior to connecƟon to Airport Road. Policy 7:4: The County shall encourage new developments to provide walkable communiƟes with a blend of densiƟes, common open spaces, civic faciliƟes and a range of housing prices and types. The proposed project provides for three homes. A 6’ sidewalk easement and a 5’ walk will be provided along the Bailey Lane frontage. The overall Bailey Lane neighborhood will not be adversely affected by the proposed subdivision resul Ɵng in 3 lots. Each lot will have INDIVIDIUAL open spaces that exceed the code minimums COMMON open space. ConservaƟon and Coastal Management Element Policy 6.1.1: For the County’s Urban Designated Area, Estates Designated Area, ConservaƟon Designated Area, and Agricultural/Rural Mixed Use District, RuralIndustrial District and Rural-SeƩlement Area District as designated on the FLUM, naƟve vegetaƟon shall be preserved through the applicaƟon of the following minimum preservaƟon and vegetaƟon retenƟon standards and criteria… Non-Coastal High Hazard Area ResidenƟal and Mixed Use Development Less than 5 acres 10% There is some exisƟng vegetaƟon on this 2.54 acre site, however It is severely impacted with exoƟc vegetaƟon in excess of the 75% threshold. In accordance with this policy and the 75% exoƟc vegetaƟon threshold, no preservaƟon should be required. Buffers will be installed that meet the landscape code’s naƟve vegetaƟon requirement miƟgaƟon this policy on this property, Page 932 of 1249 Page 5 of 7 and the 0.30 acres of proposed buffers exceeds the 10% requirement that would apply if the site had never been impacted. III. EVALUATION CRITERIA 1. Whether the proposed change will be consistent with the goals, objec Ɵves, policies, future and use map and elements of the Growth Management Plan. This applicaƟon is for a proposed three lot single family subdivision on a tract that was previously occupied by an estates home, fully consistent with all aspects specified. See previous Policy review. 2. The exisƟng land use paƩern. The project is wrapped by other single family subdivisions of approximate density of 3 units per acre. All parcels in the west half of the Bailey Lane neighborhood are residenƟal lots and the east half of the Bailey Lane neighbor hood include commercial, office and religious faciliƟes as well as some vacant parcels zoned agricultural or estates. 3. The possible creaƟon of an isolated district unrelated to adjacent and nearby districts. The rezone request is for category RSF 3 which is completely consistent with the surrounding subdivisions which are RSF4, RSF3 or PUD (previously RSF4). 4. Whether exisƟng district boundaries are illogically drawn in relaƟon to exisƟng condiƟons on the property for the proposed change. Adjacent properƟes have already modified from Estates to RSF-4, RSF-5 and PUD, all with approximately 3 units per acre. The subject site is being modified from Estates to RSF-3 which will it into compliance and make it more logical. 5. Whether changed or changing condiƟons make the passage of the proposed amendment (rezone) when necessary. The surrounding projects have been rezoned and developed. The proposed amendment will revise the use to be more compaƟble. 6. Whether the proposed change will adversely influence living condiƟons in the neighborhood. The request will not adversely influence living condiƟons in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congesƟon or create types of traffic deemed incompaƟble with surrounding land uses, because of peak Page 933 of 1249 Page 6 of 7 volumes or projected types of vehicular traffic, including acƟvity during construcƟon phases of the development, or otherwise affect public safety. The proposal will result less than 20 addiƟonal trips per day which is approximately 2 addiƟonal trips during the peak hour. 8. Whether the proposed change will create a drainage problem. No significant changes are anƟcipated on the exisƟng drainage and ouƞall faciliƟes serving the area. The downstream route to the Gordon River has recently been improved and the amount of runoff will not adversely impact the neighborhood. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. There will be no significant change to light or air impacƟng adjacent areas. 10. Whether the proposed change will seriously affect property values in the adjacent area. Replacing one old home with three new homes will increase adjacent property values.. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with exisƟng regulaƟons. All of the directly adjacent properƟes are built out. 12. Whether the proposed change will consƟtute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed change is consistent with similar requests, and is well within the typical project impact on the public welfare. 13. Whether there are substanƟal reasons why the property cannot be used in accordance with exisƟng zoning. The historic use under the exisƟng Estates zoning supports one single family home and a guest home. The tract is the last quadrant of the Mandalay Place subdivision area that was rezoned from Estates to RSF-5. The exisƟng home has been demolished and the proposed rezone provides for three new homes is more similar and therefore more compaƟble to the adjacent current uses. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The change requested is well within the scale and needs of the neighborhood and the county. Page 934 of 1249 Page 7 of 7 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permiƫng such use. The locaƟon of this site differenƟates it from the typical Estate zoned parcels covered by the Golden Gate Mater plan. It is an infill parcel and the old exisƟng home was demolished to facilitate the change to RSF-3 16. The physical characterisƟcs of the property and the degree of site alteraƟon which would be required to make the property usable for any of the range of potenƟal uses under the proposed zoning classificaƟon. The site was previously cleared and uƟlized for a single family home and most of the property is significantly impacted with exoƟc vegetaƟon. The site will require mechanical clearing and some filling which will impact some exisƟng pine trees. UƟlizing naƟve vegetaƟon in the proposed buffers and onsite lot tree requirements provides miƟgaƟon for the proposed alteraƟons. The heavy exoƟc vegetaƟon infestaƟon does not require miƟgaƟon or facilitate creaƟon of a preserve. 17. The impact of development on the availability of adequate public facili Ɵes 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 FaciliƟes Ordinance [Code Ch. 106, art. II], as amended]. Replacing a single family estate home with three single family homes will have virtually no impact on the availability of adequate public faciliƟes and services levels adopted by the Collier County GMP. It will also be accomplished with no transportaƟon, uƟlity or drainage infrastructure improvements. There will be a six (6) foot strip reservaƟon adjacent to the Bailey Lane roadway to facilitate a 5’ sidewalk now or in the future, consistent with the Coco Lakes walk locaƟon to the west and the exisƟng 6’ sidewalk reservaƟon for Mandalay Subdivision to the east. DedicaƟon of the addiƟonal 6’ will miƟgate the fact that Bailey Lane is 60’ wide and has an open drainage system. Historically, there was a 72’ right of way dimension required for roads with open drainage, ie swales. 18. Such other factors, standards, or criteria that the board of county commissioners shall deem important in the protecƟon of the public health, safety, and welfare. No significant impacts to public health, safety and welfare are anƟcipated from this very minor proposed rezone. Page 935 of 1249 Page 936 of 1249 Page 937 of 1249 Page 938 of 1249 7/17/2025 Item # 9.F ID# 2025-2178 PL20240001079 - GMPA- Premier Vehicle Storage Commercial Subdistrict – Southeast corner of the intersection of Santa Barbara Boulevard and Polly Avenue - An ordinance of the Board of County Commissioners amending Ordinance No. 89-0S, as amended, the Collier County Growth Management Plan, specifically amending the Future Land Use Element and Map Series by changing the land use designation of property from Urban, Urban Mixed Use District, Urban Residential Subdistrict, to Urban, Urban Commercial District, Premier Vehicle Storage Commercial Subdistrict, to allow 60,000 square feet of gross floor area of indoor air-conditioned warehousing and self-storage for vehicles, including automobiles, recreational vehicles, boats, and other vehicles, and furthermore directing transmittal of the adopted amendment to the Florida Department of Commerce. The subject property is situated on the southeast corner of the intersection of Santa Barbara Boulevard and Polly Avenue, in Section 16, Township SO South, Range 26 East, Collier County, Florida, and comprises 3.7± acres. This document provides for severability and an effective date. [Jessica Constantinescu, Planner II] [Companion Item PL20240001081- PUDZ- Premier Vehicle Storage] ATTACHMENTS: 1. Staff Report CCPC PL20240001079 PVS 7-2-25-GMP 2. Ordinance 061025 3. Revised Market Study - 3-3-25 4. Santa Barbara Car Condos - Street views 5. Buffer Enhancements Page 939 of 1249 PL20240001079 Page 1 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: JULY 17, 2025 SUBJECT: PETITION PL20240001079/SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT FOR THE PREMIER VEHICLE STORAGE COMMERCIAL SUBDISTRICT ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) AGENT/APPLICANT: Agents: Margaret Emblidge, AICP LJA Engineering, Inc. 7400 Trail Boulevard, Unit: 200 Naples, FL 34108 Richard Yovanovich, Esq. Coleman, Yovanovich, & Koester, P.A. 4001 Tamiami Trail N, Unit: 400 Naples, FL 34103 Applicant/Owner: Mike Assaad, Manager Santa Barbara 2022, LLC 1400 Gulfshore Boulevard N, Unit: 106 Naples, FL 34102 Page 940 of 1249 PL20240001079 Page 2 GEOGRAPHIC LOCATION: The subject property, a ± 3.70-acre parcel, is located on the east side of Santa Barbara Boulevard, approximately one third of a mile north of Rattlesnake Hammock Road (CR 864) and approximately 1.5 miles south of Davis Boulevard (SR 84) in Section 16, Township 50 South, Range 26 East. Page 941 of 1249 PL20240001079 Page 3 Page 942 of 1249 4 REQUESTED ACTION: The applicant proposes a small-scale Comprehensive Plan amendment to the Future Land Use Element (FLUE) and Future Land Use Map Series to create a subdistrict called the Premier Vehicle Storage Commercial Subdistrict, by: 1) Amending the Urban, Urban Commercial District text to allow for 60,000 square feet of air- conditioned warehousing and storage for various vehicles within the Premier Vehicle Storage Commercial Subdistrict. 2) Amending the Future Land Use Map Series to depict the ± 3.70-acre Premier Vehicle Storage Commercial Subdistrict. The proposed amended text and map change is depicted in Ordinance Exhibit A. EXISTING CONDITIONS: Subject Property: The ±3.70-acre subject site is in the Agricultural (A) zoning district as demonstrated on the Collier County Official Zoning Atlas. According to the Future Land Use Map (FLUM), the subject property is designated as the Urban Residential Subdistrict of the Urban Mixed-Use District, which is also classified as an Urban Designation. The site, in its current designation, is eligible to develop low-density residential and low-intensity agricultural uses. The Urban Mixed-Use District is intended to accommodate both residential and non-residential land uses, in which certain commercial and industrial uses are allowed subject to criteria. The purpose of the Urban Residential Subdistrict is to provide for developments of higher density with few natural resource constraints, where existing and planned public facilities are concentrated. Surrounding Lands: North: Future Land Use Designation: Urban Residential Subdistrict of the Urban Mixed- Use District. Zoned; Onyx RPUD. Land Use: Residential 5.5 units per acre. East: Future Land Use Designation: Urban Residential Subdistrict of the Urban Mixed- Use District. Zoned: Agricultural. Land Use: Residential 0.2 units per acre. South: Future Land Use Designation: Urban Residential Subdistrict of the Urban Mixed- Use District. Zoned: RSF-3. Land Use: Residential 3 units per acre. West: Future Land Use Designation: Urban Residential Subdistrict of the Urban Mixed- Use District. Zoned: Royal Woods Golf & Country Club Planned Unit Development (PUD). Land Use: Residential 3.34 units per acre. The immediately surrounding areas are comprised of residentially zoned lands, with a density ranging of 0.2 to 5.5 units per acre. Beyond the surrounding properties, the residential land use pattern continues north toward the Mixed-Use Activity Center located at the intersection of Davis Boulevard and Santa Barbara Boulevard, known as Activity Center #6. The residential land use pattern continues south toward the intersection of Rattlesnake Hammock Road. Page 943 of 1249 5 BACKGROUND AND ANALYSIS: The subject site is located within the Urban, Urban Mixed-Use District, Urban Residential Subdistrict. The Urban Residential Subdistrict is found throughout the urbanized areas of Collier County and provides for residential uses and a higher concentration of densities. The subdistrict comprises approximately 93,000 acres and 80% of the Urban Mixed-Use District. The subject site is also within the boundaries of the East Naples Study Area of the East Naples Community Development Plan. In accordance with its Future Land Use Designation, the immediate surrounding lands are exclusively developed as residential uses, as noted with a density range of 0.2 to 5.5 units per acre. Directly adjacent to the subject site, there are two Residential Planned Unit Developments (RPUDs): Onyx RPUD and Royal Woods Golf & Country Club to the north and west. To the south lies a Residential Single-Family (RSF-3(1)) parcel approved for development at one dwelling unit per acre. To the east are subdivided, non-conforming Agricultural (A)-zoned lots purposed for single-family residential dwellings. Few non-residential uses are approved for development beyond the surrounding lands. The nearest non-residential uses in proximity to the subject site are churches, approximately ½ mile north and south of the property, both located on the east frontage of Santa Barbara Boulevard. Churches are classified as community facility uses and are permitted in the Urban Mixed-Use District, subject to approval through the Conditional Use process. The Future Land Use Element (FLUE) establishes guiding policies for directing land use patterns within Urban designated areas. The key factors for evaluating the appropriateness of commercial development are transportation impacts, aesthetics and sense of place. According to the FLUE, commercial development should be directed to Mixed Use Activity Centers, which are intended to support commercial developments in walkable, accessible environments. This strategic approach is designed to minimize the impact of commercial developments on surrounding residential areas. The nearest such designated area, Activity Center #6, is located approximately 1¼ miles from the subject site, as identified on the Mixed-Use & Interchange Activity Center Index Map. This proximity presents a viable and more appropriate location for commercial uses such as mini-warehousing. Page 944 of 1249 6 Focusing commercial development to centralized, accessible, and walkable areas has the potential to lessen traffic impacts on the transportation system. The Mixed-Use Activity Centers are intended to provide for concentrated commercial and mixed-use development but with carefully configured access to the road network. Activity Center #6 is located within 1 ¼ miles of the subject site, as depicted on the Mixed-Use & Interchange Activity Center Index Map. The FLUE encourages a gradual transition in development intensity as land uses move away from the core of a Mixed-Use Activity Center. This policy aims to protect residential areas from being directly adjacent to high-intensity commercial or industrial uses. The proposed warehousing facility, while a low intensity traffic attractor may not provide a suitable transition in intensity for all adjacent parcels. The development could introduce significant visual impacts on neighboring properties and on those traveling along Santa Barbara Boulevard. Staff does note that the enhanced buffering and architectural style proposed by the applicant does fit the residential uses within the area. The petition includes line-of-sight drawings depicting the warehouse buildings to feature architectural design treatments to maximize the potential of visual blending with the surrounding residential neighborhood. The conceptual renderings achieve the ‘aesthetic’ factor directed by the FLUE when considering appropriateness of commercial development in relationship to residential development and depicts a building scale and look that will appear to the motorists and pedestrians along the Santa Barbara Boulevard frontage complimentary to the surrounding residential development. This proposed development from a traffic standpoint is a low-impact development that will have more restrictions than the adjacent single-family residences. This includes the proposed limit to a single use, buffers, water management system, landscaping, and lighting designed to avoid any spillage onto adjacent properties, for example. The proposed buffers along each ROW will be enhanced above the required buffer with canopy trees sixteen feet in height, understory trees, double hedge rows, with palm clusters along building foundations. Further described within the Buffer Requirements and Enhancements exhibit. It is notable that if a mini-warehousing development were instead proposed within the proximate Activity Center #6, the use would be considered consistent with the Growth Management Plan. Specifically, the southwest quadrant of Activity Center #6 contains the Taormina Reserve Mixed-Use Planned Unit Development (MPUD), an undeveloped mixed-use project adopted under Ordinance No. 09-48. According to Exhibit A, Section II of the ordinance, the Mixed-Use tract permits general warehousing and storage, including indoor mini-storage (SIC 4225), as a use permitted by right. The Taormina Reserve MPUD includes available commercial square footage that could accommodate the proposed use. As such, the proposed auto condominium facility could be developed within this Mixed- Use tract without the need for a Growth Management Plan Amendment or a rezoning action. It should be noted that based upon the market study submitted with the petition, there are currently 521 auto- condo units in Collier County with another 160 proposed units in the planning stages. All of the 521 existing units are either sold or leased and there are waiting lists at the 8 existing auto-condo complexes. Further, the approval of the companion rezoning of the site to a Commercial Planned Unit Development, will entitle the property to develop affordable housing at 25 units per acre utilizing the RMF-16 development standards, with a building height equal to the highest approved height within one (1) mile of the subject property, as authorized by F.S. 125.01055, known as “Live Local.” Staff has conducted research of the adjacent zoning districts within a mile of the referenced property, which shows that the RMF-16 zoning district existing within 1 mile has a permitted height of 75 feet. Traffic Capacity/Traffic Circulation Impacts: A Transportation Impact Statement (TIS) prepared by Trebilcock Planning and Engineering dated March 20, 2024, was submitted as part of this petition. Page 945 of 1249 7 Transportation Planning staff reviewed the TIS and the petition for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan using the current 2024 AUIR. Staff finds the TIS to be sufficient and have no objections to the Transmittal of this GMPA petition. Environmental Planning Impacts: The subject property is 3.70 acres. Environmental Services Staff verified the acreage of native vegetation on site during the review of the Commercial Planned Unit Development (CPUD) for the project. The subject property is currently zoned Agriculture. The proposed GMP amendment has no effect on the requirements of the Conservation and Coastal Management Element (CCME) regarding protecting native vegetation preservation onsite. Native vegetation on-site will be retained by the requirements of CCME Policy 6.1.2 and section 3.05.07 of the LDC. Environmental Services staff recommends approval of the proposed petition. Public Utilities Impacts: The project lies within the regional potable water service area and the South Collier Water Reclamation Facility 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 utilities acceptance. CRITERIA FOR GMP AMENDMENTS IN FLORIDA STATUTES: Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Section 163.3177(1)(f), Florida Statutes: (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary, indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Supporting data or summaries may be used to aid in determining compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include determining whether one accepted methodology is superior to another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based on permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government using a professionally accepted methodology. Page 946 of 1249 8 The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2. Florida Statutes: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses that are inconsistent with the community's character. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport, as defined in Section 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8. Florida Statutes: (a) A future land use plan designating the proposed future general distribution, location, and extent of land use for residential, commercial, industrial, agricultural, recreational, conservation, educational, public facility, and other categories of public and private land use. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Section 163.3187 Florida Statutes: Process for adoption of small scale comprehensive plan amendment: (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer and: [The amendment is fewer than Page 947 of 1249 9 50 acres.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small-scale future land use map amendment shall be permissible under this section. [The amendment is not proposing a text change to the comprehensive plan’s goals, objectives, and policies; and is proposing a map and text change relating directly to a site-specific small scale development activity.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The property is not located within an area of critical state concern.] NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES: The petitioner conducted a NIM on September 19, 2024, at the Collier County South Regional Library located at 8065 Lely Cultural Parkway. The meeting was available for remote participation via Zoom. The meeting began at 5:30 p.m. and concluded at approximately 6:20 p.m. Approximately ten (10) attendees were present at the meeting, with two (2) attendees participating remotely via Zoom. Agent Margaret Emblidge presented information about the proposed GMPA and PUD rezone and subsequently prompted attendees for questions and discussion. The members of the public in attendance raised inquiries regarding various topics such as: access points and traffic impact, stormwater management, dimensional standards specific to the building heights and landscape buffers, potential alternative uses of the property including multi-family developments or a convenience store, impacts of site lighting and noise. Additional documentation of the NIM is provided in Attachment B. FINDINGS AND CONCLUSIONS: The Comprehensive Planning staff finds that the creation of the proposed subdistrict and the uses it will authorize, as identified in the subdistrict language, is not justified due to the opportunity for the facility to develop within Activity Center #6. The Premier Vehicle Storage Commercial Subdistrict may achieve compatibility with the surrounding residential uses based upon the proposed development commitments contained within the companion PUD. LEGAL REVIEW: This staff report was reviewed by the County Attorney’s office on June 20, 2025. STAFF RECOMMENDATION: Staff recommends denial of the subdistrict based upon the use being provided for within Activity Center #6 within 1 ¼ miles of the proposed location. In the alternative, if the Collier County Planning Commission forward petition PL20240001079, Premier Vehicle Storage Commercial Subdistrict GMPA, to the Board of County Commissioners with a recommendation to approve, Staff recommends the following conditions to be included in the companion PUD: 1. Prohibit the use of roll-up garage doors located on the exterior of the perimeter buildings and walls of buildings which are visible from the public right-of-way. Page 948 of 1249 10 2. Any garage doors on buildings will face internal to the site and away from the adjacent Right -of- Way. 3. Storage units shall be utilized for auto storage purposes only. 4. No building shall exceed 100 feet in length. 5. The Architectural renderings and Buffer Requirements and Enhancements exhibits shall be incorporated within the proposed PUD. Page 949 of 1249 [24-CMP-01229/1928921/1]43 18-CMP-01000 PL20240001079 951 Vehicle Suites SSGMPA 4/ 6/10/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 1 of 3 ORDINANCE NO. 2025- _______ 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 BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN DESIGNATION, URBAN- COMMERCIAL DISTRICT, PREMIER VEHICLE STORAGE SUBDISTRICT, TO ALLOW DEVELOPMENT OF 60,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR AIR-CONDITIONED, WAREHOUSING AND SELF-STORAGE FOR VEHICLES INCLUDING AUTOMOBILES, RECREATIONAL VEHICLES, BOATS AND OTHER VEHICLES, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF SANTA BARBARA BOULEVARD AND POLLY AVENUE, IN SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 3.7± ACRES; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20240001079] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Community Planning Act, formerly the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Santa Barbara 2022, LLC, requested an amendment to the Future Land Use Element and Map Series; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small-Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and Page 950 of 1249 [24-CMP-01229/1928921/1]43 18-CMP-01000 PL20240001079 951 Vehicle Suites SSGMPA 4/ 6/10/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 2 of 3 WHEREAS, the Collier County Planning Commission (CCPC) on _______________, considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element and Map Series of the Growth Management Plan on ________________; and WHEREAS, all applicable substantive and procedural requirements of the law have been met. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN The amendments to the Future Land Use Element and Future Land Use Map and Map Series attached hereto as Exhibit “A” and incorporated herein by reference, are hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida Department of Economic Opportunity. SECTION TWO: TRANSMITTAL TO THE FLORIDA DEPARTMENT OF COMMERCE The Board of County Commissioners directs transmittal of the adopted amendment to the Florida Department of Commerce. SECTION THREE: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION FOUR: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development Page 951 of 1249 [24-CMP-01229/1928921/1]43 18-CMP-01000 PL20240001079 951 Vehicle Suites SSGMPA 4/ 6/10/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 3 of 3 permits, or land uses dependent on this amendment may be issued or commenced before it has become effective. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this _____ day of ________________, 2025. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA __________________________ BY: ______________________________ Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: ________________________________ Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A – Text and Map Page 952 of 1249 6-10-25 PL20240001079 Page 1 of 4 Words underlined are added; words struck-through are deleted. EXHIBIT A FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** *** *** *** *** *** *** Policy 1.5: [page 9] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *** *** *** *** *** *** *** *** *** *** *** *** C. URBAN – COMMERCIAL DISTRICT [page 10] 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 22. Premier Vehicle Storage Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** C. Urban Commercial District [page 70] *** *** *** *** *** *** *** *** *** *** *** *** *** 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 21. Boat House Commercial Subdistrict [page 86] 22. Premier Vehicle Storage Subdistrict [page 87] This Subdistrict is approximately 3.7 acres in size and is located on the east side of Santa Barbara Boulevard, approximately 0.33 miles north of Rattlesnake Hammock Road as depicted on the Premier Vehicle Storage Subdistrict Map. The purpose of this Subdistrict is to permit air-conditioned warehousing and storage for various vehicles. a. All development within this Subdistrict shall be rezoned to a Commercial Planned Unit Development (CPUD). b. The CPUD shall include a maximum PM Peak Hour trip cap which will limit the allowed uses. c. Allowable uses are limited to indoor self-storage for automobiles, recreational vehicles, four-wheelers, swamp buggies, and boats (SIC 4225). d. Development is limited to a maximum intensity of 60,000 square feet of gross floor area. *** *** *** *** *** *** *** *** *** *** *** *** *** Page 953 of 1249 6-10-25 PL20240001079 Page 2 of 4 Words underlined are added; words struck-through are deleted. FUTURE LAND USE MAP SERIES [page 177] *** *** *** *** *** *** *** *** *** *** *** *** *** Boat House Commercial Subdistrict Premier Vehicle Storage Subdistrict Page 954 of 1249 6-10-25 PL20240001079 Page 3 of 4 Words underlined are added; words struck-through are deleted. Page 955 of 1249 6-10-25 PL20240001079 Page 4 of 4 Words underlined are added; words struck-through are deleted. Page 956 of 1249 COMMERCIAL MARKET STUDY FOR PREMIER VEHICLE STORAGE ON 3.64 +/- ACRES ON THE EAST SIDE OF SANTA BARBARA BOULEVARD BETWEEN POLLY AVENUE AND EVERETT STREET IN COLLIER COUNTY, FLORIDA Updated March 3, 2025 Prepared for Santa Barbara 2022 LLC c/o Mr. Mike Asaad 1400 Gulfshore Boulevard, Suite 106. Naples, FL 34102 Prepared by Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.com Page 957 of 1249 1.0 Background Santa Barbara 2022 LLC (“Applicant”) is proposing a site-specific, 60,000 square- foot Premier Vehicle Storage facility located on the east side of Santa Barbara Boulevard between Polly Avenue and Everett Street just north of Rattlesnake Hammock Road (the “Subject Property”) in Collier County, Florida (“County”). The Subject Property totals 3.64 +/- acres in size and is zoned Acreage not Classified Agriculture. The parcel is located within the Urban Residential Subdistrict (URS) future land use designation. The Subject Property is currently vacant. The Applicant is proposing the development of 40 +/- vehicle condominiums within 60,000 square feet. The Applicant is submitting a Collier County Comprehensive Plan (“Comprehensive Plan”) designation change for the Subject Property from its current Urban Residential Subdistrict designation to a commercial subdistrict to allow for C-4/C-5 commercial use to accommodate a luxury indoor motorcoach, vehicle and boat storage (“Project”) facility. Real Estate Econometrics, Inc. (“Consultant”) has been asked to prepare a luxury vehicle self-storage needs analysis for the Project that will be submitted with the Comprehensive Plan change application being prepared by the Applicant. The luxury vehicle self-storage needs analysis study is comprised of four parts: the site assessment, the supply component, the demand component and the conclusion. 2.0 Proposed Luxury Vehicle Storage Facility The Applicant is proposing the development of a luxury vehicle storage facility, which will include space for luxury automobiles, recreational vehicle motor homes and boats on trailers. The units will be sold as condominium units and range in size from 1,050 to 1,065 square feet with an optional 300 square-foot mezzanine level. Ceiling heights are approximately 20 feet. Driveway aisles are 50 feet for easy maneuvering of motor homes with some smaller aisle sizes depending on the unit location. There are 50-amp RV electrical outlets in each unit for RV or electric vehicle charging. The units are air-conditioned and include security lights and cameras. There are sprinkler systems throughout. Units have cable and internet connections, interior plumbing hookups, insulated walls and ceilings and 14-foot-high, heavy-duty motorized doors. Every condominium will have windows to bring in the natural light, giving a warmer feel than the standard storage unit. 1 Page 958 of 1249 3.0 Market Area Definition The Subject Property’s market area is primarily along the Collier County coastline. While most of the future luxury car owners will come from the Naples coastal area, the Subject Property is also conveniently located to accommodate exotic car aficionados from other parts of Lee and Collier Counties other than the coastal areas. Figure 3.1 below shows the Market Area and the Subject Property’s location. Figure 3.1 Subject Property’s Market Area and Location. Source: Environmental Systems Research Institute, Inc (“ESRI”) 2 Page 959 of 1249 4.0 Market Area Luxury Car Consumer Demographics Table 4.1 through 4.4 on the next four (4) pages provide the demographic, age 55+, disposable income and net worth information for the Market Area. Some of the highlights include:  The Market Area’s current (2024) population is 67,040 which is an increase of 4.52% from the 2020 Census Year. The population is estimated to be 68,997 in 2029 at the current growth rate.  The median age is 62.4 years old. 60.7% of the population is over 55 years old.  In the over 55+ age group, there are 10,046 households with an average annual household income of $200,000+, the average annual disposable income is $119,232 and the average household net worth is $4,719,764. (Rest of page left intentionally blank) 3 Page 960 of 1249 Table 4.1 Subject Property Market Area 2020 Census Profile Source: Environmental Systems Research Institute, Inc (“ESRI”), U.S. Census Bureau Summary Census 2020 2024 2029 Population 64,004 67,040 68,997 Households 30,952 32,631 34,435 Families 18,497 18,935 19,660 Average Household Size 2.02 2.01 1.96 Owner Occupied Housing Units 23,257 24,395 26,322 Renter Occupied Housing Units 7,695 8,236 8,114 Median Age 61.2 62.4 63.5 Trends: 2024-2029 Annual Rate Area State National Population 0.58%0.93%0.38% Households 1.08% 1.15% 0.64% Families 0.75%1.12%0.56% Owner HHs 1.53%1.66%0.97% Median Household Income 3.48%3.25%2.95% Households by Income Number Percent Number Percent <$15,000 2,052 6.3%1,707 5.0% $15,000 - $24,999 1,308 4.0%963 2.8% $25,000 - $34,999 1,443 4.4%1,223 3.6% $35,000 - $49,999 2,348 7.2% 2,034 5.9% $50,000 - $74,999 6,120 18.8%6,041 17.5% $75,000 - $99,999 3,549 10.9%3,588 10.4% $100,000 - $149,999 4,263 13.1%4,826 14.0% $150,000 - $199,999 3,067 9.4%4,007 11.6% $200,000+8,481 26.0% 10,046 29.2% Median Household Income $95,636 $113,488 Average Household Income $164,024 $185,822 Per Capita Income $79,882 $92,720 Population by Age Number Percent Number Percent Number Percent 0 - 4 1,582 2.5%1,686 2.5%1,781 2.6% 5 - 9 1,859 2.9%1,892 2.8%1,912 2.8% 10 - 14 2,185 3.4% 2,028 3.0% 2,109 3.1% 15 - 19 2,546 4.0%2,349 3.5%2,192 3.2% 20 - 24 2,214 3.5%2,539 3.8%2,324 3.4% 25 - 34 4,443 6.9%4,804 7.2%5,205 7.5% 35 - 44 4,708 7.4%5,133 7.7%5,515 8.0% 45 - 54 6,189 9.7% 5,951 8.9% 5,995 8.7% 55 - 64 10,730 16.8%10,211 15.2%9,036 13.1% 65 - 74 13,483 21.1%13,817 20.6%14,008 20.3% 75 - 84 10,204 15.9%12,320 18.4%13,324 19.3% 85+3,862 6.0%4,311 6.4%5,595 8.1% Race and Ethnicity Number Percent Number Percent Number Percent White Alone 52,151 81.5%53,477 79.8%53,201 77.1% Black Alone 2,024 3.2%2,312 3.4%2,582 3.7% American Indian Alone 274 0.4% 318 0.5% 362 0.5% Asian Alone 838 1.3%913 1.4%1,021 1.5% Pacific Islander Alone 15 0.0%17 0.0%19 0.0% Some Other Race Alone 3,006 4.7% 3,484 5.2% 4,271 6.2% Two or More Races 5,695 8.9%6,518 9.7%7,542 10.9% Hispanic Origin (Any Race)9,537 14.9%10,979 16.4%13,055 18.9% Demographic and Income Profile Polygon Area: 40.18 square miles Data Note: Income is expressed in current dollars. ©2025 Esri Census 2020 2024 2029 Census 2020 2024 2029 2024 2029 4 Page 961 of 1249 Table 4.2 Subject Property Market Area Age 50+ Profile Source: Environmental Systems Research Institute, Inc (“ESRI”), U.S. Census Bureau 2024-2029 2024-2029 Demographic Summary 2024 2029 Change Annual Rate Total Population 67,040 68,997 1,957 0.58% Population 50+43,961 44,987 1,026 0.46% Median Age 62.4 63.5 1.1 0.35% Households 32,631 34,435 1,804 1.08% % Householders 55+74.9%74.5%-0.4 -0.11% Total Owner-Occupied Housing Units 24,395 26,322 1,927 1.53% Total Renter-Occupied Housing Units 8,236 8,114 -122 -0.30% Owner/Renter Ratio (per 100 renters)296 324 28 1.82% Median Home Value $940,140 $974,885 $34,745 0.73% Average Home Value $1,160,041 $1,207,214 $47,173 0.80% Median Household Income $95,636 $113,488 $17,852 3.48% Median Household Income for Householder 55+$96,542 $115,597 $19,055 3.67% Total Population Number % of Total Pop Number % of Total Pop Total (50+)43,961 65.6% 44,987 65.2% 50-54 3,302 4.9%3,024 4.4% 55-59 4,330 6.5% 3,814 5.5% 60-64 5,881 8.8% 5,222 7.6% 65-69 6,799 10.1%6,770 9.8% 70-74 7,018 10.5% 7,238 10.5% 75-79 7,314 10.9%7,005 10.2% 80-84 5,006 7.5% 6,319 9.2% 85+4,311 6.4%5,595 8.1% 55-64 Percent 65-74 Percent 75+ Percent Total Percent Total 5,810 100%8,265 100%10,357 100%24,432 100% <$15,000 338 5.8%433 5.2% 831 8.0% 1,602 6.6% $15,000-$24,999 166 2.9%292 3.5% 637 6.2% 1,095 4.5% $25,000-$34,999 168 2.9%343 4.2%600 5.8%1,111 4.5% $35,000-$49,999 284 4.9%586 7.1% 863 8.3% 1,733 7.1% $50,000-$74,999 877 15.1%1,552 18.8%1,983 19.1%4,412 18.1% $75,000-$99,999 593 10.2%902 10.9% 1,054 10.2% 2,549 10.4% $100,000-$149,999 793 13.6%1,021 12.4%1,228 11.9%3,042 12.5% $150,000-$199,999 665 11.4%753 9.1% 838 8.1% 2,256 9.2% $200,000+1,925 33.1%2,384 28.8%2,323 22.4%6,632 27.1% Median HH Income $126,049 $100,872 $80,164 $96,542 Average HH Income $192,584 $174,978 $147,515 $167,523 55-64 Percent 65-74 Percent 75+ Percent Total Percent Total 5,198 100%8,489 100%11,961 100%25,648 100% <$15,000 217 4.2%327 3.9% 777 6.5% 1,321 5.2% $15,000-$24,999 86 1.7%211 2.5%520 4.3%817 3.2% $25,000-$34,999 106 2.0%281 3.3% 559 4.7% 946 3.7% $35,000-$49,999 196 3.8%457 5.4%831 6.9%1,484 5.8% $50,000-$74,999 723 13.9% 1,486 17.5% 2,143 17.9% 4,352 17.0% $75,000-$99,999 487 9.4%894 10.5% 1,197 10.0% 2,578 10.1% $100,000-$149,999 755 14.5%1,132 13.3%1,519 12.7%3,406 13.3% $150,000-$199,999 742 14.3%950 11.2% 1,218 10.2% 2,910 11.3% $200,000+1,887 36.3%2,752 32.4%3,196 26.7%7,835 30.5% Median HH Income $151,476 $121,831 $98,772 $115,597 Average HH Income $215,980 $198,704 $173,300 $190,351 2029 Households by Income and Age of Householder 55+ Data Note: 2024 household income represents an estimate of annual income as of July 1, 2024. Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data. ©2025 Esri Age 50+ Profile Polygon Area: 40.18 square miles 2024 2029 2024 Households by Income and Age of Householder 55+ Population by Age 5 Page 962 of 1249 Table 4.3 Subject Property Market Area Disposable Income Source: Environmental Systems Research Institute, Inc (“ESRI”), U.S. Census Bureau 2024-2029 2024-2029 Census 2020 2024 2029 Change Annual Rate Population 64,004 67,040 68,997 1,957 0.58% Median Age 61.2 62.4 63.5 1.1 0.35% Households 30,952 32,631 34,435 1,804 1.08% Average Household Size 2.02 2.01 1.96 -0.05 -0.50% 2024 Households by Disposable Income Number Percent Total 32,631 100.0% <$15,000 2,187 6.7% $15,000-$24,999 1,603 4.9% $25,000-$34,999 1,655 5.1% $35,000-$49,999 3,933 12.1% $50,000-$74,999 6,066 18.6% $75,000-$99,999 3,120 9.6% $100,000-$149,999 4,841 14.8% $150,000-$199,999 4,210 12.9% $200,000+5,016 15.4% Median Disposable Income $80,820 Average Disposable Income $114,542 2024 Disposable Income by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 447 1,904 2,643 3,204 5,810 8,265 10,357 <$15,000 59 117 158 149 351 460 892 $15,000-$24,999 44 65 102 70 200 366 756 $25,000-$34,999 52 138 112 138 204 420 590 $35,000-$49,999 103 360 316 281 552 1,034 1,288 $50,000-$74,999 105 421 586 581 883 1,469 2,021 $75,000-$99,999 40 240 224 378 559 769 909 $100,000-$149,999 30 276 487 564 939 1,137 1,407 $150,000-$199,999 3 121 359 482 965 1,181 1,099 $200,000+13 167 298 561 1,156 1,429 1,394 Median Disposable Income $43,745 $63,707 $79,339 $100,293 $105,939 $85,992 $68,858 Average Disposable Income $57,051 $90,619 $107,354 $126,270 $131,956 $121,114 $104,625 Data Note: Disposable Income is after-tax household income. Disposable income forecasts are based on the Current Population Survey, U.S. Census Bureau. Detail may not sum to totals due to rounding. Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data in 2020 geographies. ©2025 Esri Disposable Income Profile Polygon Area: 40.18 square miles Number of Households 6 Page 963 of 1249 Table 4.4 Subject Property Market Area Net Worth Profile Source: Environmental Systems Research Institute, Inc (“ESRI”), U.S. Census Bureau 2024-2029 2024-2029 Summary 2024 2029 Change Annual Rate Population 67,040 68,997 1,957 0.58% Median Age 62.4 63.5 1.1 0.35% Households 32,631 34,435 1,804 1.08% Average Household Size 2.01 1.96 -0.05 -0.50% 2024 Households by Net Worth Number Percent Total 32,631 100.0% <$15,000 3,096 9.5% $15,000-$34,999 1,196 3.7% $35,000-$49,999 488 1.5% $50,000-$74,999 946 2.9% $75,000-$99,999 942 2.9% $100,000-$149,999 1,430 4.4% $150,000-$249,999 2,069 6.3% $250,000-$499,999 3,913 12.0% $500,000-$999,999 4,236 13.0% $1,000,000-$1,499,999 2,621 8.0% $1,500,000-$1,999,999 1,504 4.6% $2,000,000+10,191 31.2% Median Net Worth $704,901 Average Net Worth $3,846,224 Wealth Index 226 2024 Net Worth by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 447 1,904 2,643 3,204 5,810 8,265 10,357 <$15,000 221 583 612 384 453 365 479 $15,000-$34,999 58 256 350 178 123 120 111 $35,000-$49,999 14 63 125 133 54 58 40 $50,000-$74,999 26 107 134 189 165 138 186 $75,000-$99,999 8 140 120 124 149 178 222 $100,000-$149,999 12 180 199 192 236 251 359 $150,000-$249,999 42 163 256 342 304 372 590 $250,000-$499,999 62 163 266 476 795 1,007 1,144 $500,000-$999,999 4 213 274 312 561 1,097 1,775 $1000000+0 37 308 873 2,969 4,679 5,450 Median Net Worth $15,484 $60,202 $95,383 $269,439 $1,000,001 $1,000,001 $1,000,001 Average Net Worth $96,956 $192,633 $531,177 $1,539,327 $3,583,965 $5,466,548 $5,093,780 Data Note: Net Worth is total household wealth minus debt, secured and unsecured. Net worth includes home equity, equity in pension plans, net equity in vehicles, IRAs and Keogh accounts, business equity, interest-earning assets and mutual fund shares, stocks, etc. Examples of secured debt include home mortgages and vehicle loans; examples of unsecured debt include credit card debt, certain bank loans, and other outstanding bills. Forecasts of net worth are based on the Survey of Consumer Finances, Federal Reserve Board. Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data. ©2025 Esri Number of Households Net Worth Profile Polygon Area: 40.18 square miles 7 Page 964 of 1249 The previous four (4) demographic tables indicate that coastal Collier County is a very affluent geographical area, which supports the development of luxury vehicle storage facilities further inland from the coast. The demand for such facilities is described in the next section. 5.0 Demand There are many factors that determine the demand for luxury vehicle storage facilities in Collier County, Florida. As noted in Section 4, Collier County and particularly along the coastal area is very affluent and many of the affluent are luxury car collectors. Luxury vehicle storage facilities are being developed in areas where population, wealth and automotive affections are concentrated. For a growing number of collectors, owning and preserving rare and vintage luxury cars is a passion and a lifestyle. For luxury car collectors, preserving the legacy of classic cars is a crucial part of their hobby. Many collectors spend countless hours restoring and maintaining their vehicles, ensuring that they are in pristine condition and able to be enjoyed for years to come. This involves not only maintaining the car’s performance and appearance but also preserving its history and cultural significance. Reasons for luxury car storage places include1:  Limited space at home.  Emphasis on having cars that are in the ready-to-use state.  Keeps cars from encountering deleterious effects from seasonal weather extremes. 1 - https://www.hagerty.com/media/news/car-condo-storage-solutions/ Collier County Cars per Household Figure 5.1 on the next page notes that car ownership in Collier County mirrors the national average of two (2) cars per household2. 2 - https://datausa.io/profile/geo/collier-county-fl 8 Page 965 of 1249 Figure 5.1 Collier County Cars Per Household 15.6% of all registered vehicles are considered Classic by Definition Hagerty, Inc., is a global leader in insurance for classic and enthusiast vehicles. In their report “The Collector Car Market by the Numbers”3, Hagerty notes that 43-million cars out of a total 275-million registered vehicles in the United States fit Hagerty’s definition of a classic car. That equates to 15.6% of all registered vehicles in the United States. The report also identifies the following demographic information on classic car collectors:  Average age: 56 years  Average household income: $144k Finally, the report defines classic cars as the following:  Antique & Classic Cars 1979 or older  1980 & Newer Collector Cars  Trucks, SUVs & Jeeps 15 years or older  Hot Rods/Street Rods 1979 or older  Replicas  High-Value Vehicles & Collections  Race Cars 3 - https://www.hagertyagent.com/resources/hagerty-insights/the-collector-car-market- by-the-numbers 9 Page 966 of 1249 Collier County is Number 1 In a Sarasota-Herald newspaper article on luxury automobile ownership insert footer indicator here), Collier County was named No. 1 among Florida's 67 counties for its high-end-car mix4. In Collier -- home to Naples and Marco Island -- 209 out of every 1,000 cars (just under 21%) are among the 13 luxury brands tracked by the Herald-Tribune in its registration analysis. 4 - https://www.heraldtribune.com/story/news/2014/04/02/sarasota-manatee-among- floridas-leaders-comes-number-luxury-vehicles-roads-evolution-high- automakers/29239005007/ Classic/Luxury Car Potential Market Area Demand Calculation The data from Tables 4.1 through 4.4 were used to determine the demographics of the demand market area and more specifically the demographics of the defined target market as determined by Hagerty above. Table 5.1 below shows the number of demand market area households in the $150,000+ households by income categories. Table 5.1 Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census in 2020 geographies. Using the previous data in this section, Table 5.2 on the next page calculates the total number of cars that are potential candidates for classic car/luxury vehicle self-storage. Polygon Area: 40.18 square miles Households by Income Number Percent Number Percent <$15,000 2,052 6.3%1,707 5.0% $15,000 - $24,999 1,308 4.0%963 2.8% $25,000 - $34,999 1,443 4.4%1,223 3.6% $35,000 - $49,999 2,348 7.2%2,034 5.9% $50,000 - $74,999 6,120 18.8%6,041 17.5% $75,000 - $99,999 3,549 10.9%3,588 10.4% $100,000 - $149,999 4,263 13.1%4,826 14.0% $150,000 - $199,999 3,067 9.4%4,007 11.6% $200,000+8,481 26.0%10,046 29.2% Demographic and Income Profile 2024 2029 10 Page 967 of 1249 Table 5.2 Cars on 5th Concours Another indication of the high demand for luxury automobiles in Collier County is the Cars on 5th event. In February of each year, auto enthusiasts gather for the annual Naples Cars on 5th Concours. This event is organized each year by the Naples Chapter of the Ferrari Club of America and is part of their annual weeklong "Naples Automotive Experience."5 The Naples Automotive Experience brings in automotive enthusiasts from all over the country, many of whom are Ferrari owners and fans. It is the largest event in Naples each year. There were 700 cars participating in the "Cars on 5th Concours" this year and was comprised of 150 Ferraris along with other exotics, classics, muscle cars, British cars, and German cars. The photos below and on the next page show the enthusiasm for luxury automobiles in Collier County. 2024 2029 Households by Income Number Number $150,000+11,548 14,053 Cars per Household*2 2 Total number of cars in $150,000+Household Category 23,096 28,106 Percent of Classic Cars (15.6%) in Market Demand Area** 3,603 4,385 ** See: https://www.hagertyagent.com/resources/hagerty-insights/the-collector- car-market-by-the-numbers * See Figure 5.1 11 Page 968 of 1249 5 - https://paradiseregion.com/f/cars-on-5th-ferrari-club-brings-automotive-enthusiasts-to- naples Hurricane Ian On September 28, 2022, Hurricane Ian came ashore in Lee County, Florida bringing a storm surge in excess of 8 feet to the Naples coast and flooding the lower floors and 1 st floor parking garages of many condominiums and homes within a mile of the beach as shown in the photo below. Automobiles parked within that mile were flooded and rendered unusable as shown on the next page. 12 Page 969 of 1249 In total, CARFAX estimates as many as 358,000 cars were damaged by Hurricane Ian in Florida and the Carolinas6. 6 - https://nbc-2.com/news/2022/11/07/as-many-as-350000-cars-damaged-by-hurricane- ian/ More information on Hurricane Ian can be found in Appendix A on page 20 . 6.0 Supply – Competing Luxury Automobile Storage Facilities Figure 6.1 on the next page shows the location of competing luxury automobile storage facilities in the Market Area as they geographically relate to the Subject Property. Note that the facilities are located near the coast but far enough inland to avoid a significant storm surge. There are eight (8) built and four (4) proposed facilities located in Collier County Photos of the eight (8) Collier County facilities are in Appendix B on page 24. 13 Page 970 of 1249 Figure 6.1 Subject Property Competing Automobile Storage Locations Source: Consultant Field Work and Environmental Systems Research Institute, Inc (“ESRI”) Table 6.1 on the next page includes the eight (8) existing luxury automobile storage facilities and are identified by the numbers on the map. 14 Page 971 of 1249 Table 6.1 Subject Property Competing Automobile Storage Facilities Source: Consultant Field Work In total there are 521 luxury automobile storage units currently built in Collier County. All the units in the facilities are either sold or leased except 21 units. The only supply available outside of the 21 units are units that are resale units, or the owner is leasing their unit to another lessee. The majority of the units were pre-sold prior to the completion of the buildings, which is also a strong indication of pent up demand. 7.0 Self-Storage and Luxury Automobile Storage Units in East Naples Community Development Plan Area The majority of the self-storage facilities located within the boundaries of the East Naples Community Development Plan (“ENCDP”) area are dedicated to self-storage and do not target luxury vehicles. There are seven (7) self-storage facilities within the ENCDP as shown in Figure 7.1 on the next page. Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased Units Available 1 Progressive Auto Storage 720 Bald Eagle Drive, Marco Island 156,000 212 0 212 Condos Sold Out 0 2 The Hideout Elite Motor Storage 195 Basik Dr.12,375 55 0 55 0 3 Proposed Luxury Vehicle Storage* 5650 Collier Boulevard (approximate) 135,000 100 0 N/A 4 Prima Auto Condos - Not Built 9004 Tamiami Trail East 65,000 33 0 12 Pre-Sold 21 5 Proposed Luxury Vehicle Storage* 6600 Davis Blvd.98,000 N/A N/A N/A 6 Ultimate Garages 3101 Terrace Ave 22,689 18 3 18 0 7 The Vault at Naples 2745 Corporate Flight Dr 20,000 100 0 Fully Leased 0 8 Naples Motor Condos - Livingston Rd. 12985 Livingston Rd 60,000 42 2 44 0 9 Naples Motor Condos - Naples Blvd. 5730 Naples Blvd 34,000 17 1 18 0 10 North Naples Motorplex 2244 Trade Center Way 5,560 12 0 Fully Leased 0 11 Naples Auto Vault*7007 Airport Road North 104,000 70 0 N/A 12 My Other Place 16121 - 16145 Performance Way 88,425 65 0 65 0 * - In planning stage - NA = Not Available 724 6 21 15 Page 972 of 1249 Figure 7.1 Subject Property Competing Automobile Storage Locations Source: Consultant Field Work and Environmental Systems Research Institute, Inc (“ESRI”) There is a proposed luxury automobile condominium project located on the East Trail just to the northwest of Treviso Bay. Prima Auto Condos will consist of 33 auto storage units under 65,000 square feet of space. Construction has yet to start although just over 33% of the units are under contract. 8.0 C-5 and CPUD Parcels in the Subject Property Supply Market Area The Consultant used a combination of Collier County Property Appraiser data and the Collier County Growth Management Division zoning shapefile to identify potential parcels that are zoned for C-5 Use or CPUD Use and could accommodate an exotic car storage facility. Most of these parcels are already developed. Figure 8.1 on the next page shows the location of those parcels. 16 Page 973 of 1249 FIGURE 8.1. Potential C-5 and CPUD parcels in the Supply Market Area Source: Environmental Systems Research Institute, Inc (“ESRI”), Collier County Growth Management Community Development Department (Planning and Zoning GIS) and Collier County Property Appraiser Most of the parcels in the market area have been developed so there is little vacant inventory available to develop a luxury vehicle storage facility. A list of the parcels can be found in Appendix C on page 31. 9.0 SUPPLY DEMAND ANALYSIS DEMAND The current potential demand for luxury vehicle storage units is 3,603 vehicles and the demand is expected to increase by 782 vehicles by 2029 as shown in Section 5. A just released study by Neighbor Blog7 indicates that 10% of those vehicles are destined for a storage garage so the future demand for luxury vehicle storage units for the next five (5) years is 78 units. 7 - hƩps://www.neighbor.com/storage-blog/more-than-half-of-car-collectors-have-paid-more-than- 5000-to-store-their-cars/ 17 Page 974 of 1249 SUPPLY The current supply side data calculated in Section 6 shows that there are only 21 existing or under construction available storage units. DEMAND/SUPPLY CALCULATION WITH PROPOSED PROJECT Table 9.1 below shows that there will be a deficit of 17 storage units over the next five (5) years including the proposed Project. Table 9.1 Subject Property Competing Automobile Storage Facilities 10.0 Conclusion All market indicators point to a very favorable demand for luxury vehicle storage compared to a limited supply of storage space. Demographics  The market area’s demographics are affluent particularly along the coastal area.  The Demand Market Area’s current (2024) population is 67,040 which is an increase of 4.52% from the 2020 Census Year. The population is estimated to be 68,997 in 2029 at the current growth rate.  The median age is 62.4 years old. 60.7% of the population is over 55 years old. Units Demand (Table 5.3)78 Existing Available Units (Table 6.1) 21 Proposed Project 40 61 Luxury Car Unit Surplus/Defecit (17) 18 Page 975 of 1249  In the over 55+ age group, there are 10,046 households with an average annual household income of $200,000+, the average annual disposable income is $119,232 and the average household net worth is $4,719,764.  The over 50 years of age 5-year population increase is estimated to be 1,026. Demand  Luxury vehicle storage facilities are being developed in areas where population, wealth and automotive affections are concentrated. Collier County coastal demographics fit all three (3) criteria.  Data USA notes that car ownership in Collier County mirrors the national average of two (2) cars per household.  In Collier -- home to Naples and Marco Island -- 209 out of every 1,000 cars are among the 13 luxury brands tracked by the Herald-Tribune in its registration analysis.  There were 700 cars participating in the "Cars on 5th Concours" last year and was comprised of 150 Ferraris along with other exotics, classics, muscle cars, British cars, and German cars.  In 2022, Hurricane Ian in Florida and the Carolinas damaged an estimated 358,000 cars.  The majority of existing luxury vehicle storage units were completely sold out prior to the commencement of construction. Supply  There are eight (8) built and four (4) proposed facilities located in Collier County that is under construction and pre-selling at this time. Photos of the eight (8) Collier County facilities are in Appendix B on page 24.  All eight (8) facilities are either completely sold out or leased. Only availability are resale units or owned units that are for rent. That supply is extremely limited.  The Subject Property is a 14-minute drive time from the Collier County coastal are and a 20-minute drive time from Marco Island.  The market area is extremely underserved in terms of supply for luxury vehicle storage space. Subject Property will provide much needed supply to accommodate current and future demand. 19 Page 976 of 1249 APPENDIX A HURRICANE IAN IMPACTS Many luxury automobiles were also destroyed in the flooding including this $2-million McLaren shown below. 20 Page 977 of 1249 There was also other luxury automobiles that flooded in Naples during the storm as shown in the photos on the next page. 21 Page 978 of 1249 Finally, Ian’s storm surge took its toll on many luxury electric vehicles including 21 Teslas that caught fire due to the flooding6. 6 - https://www.usatoday.com/story/news/nation/2023/09/01/tesla-fire-hurricane-idalia- flooding-ev-combustion-issue/70738027007/ In Naples alone, 6 Teslas caught fire after being submerged in flood waters7. 22 Page 979 of 1249 7 - https://www.eenews.net/articles/why-6-flooded-evs-burst-into-flames-after-hurricane- ian/ Hurricane Ian will certainly increase demand for luxury automobile storage as owners will seek higher ground for their prized possessions. Insurance companies are reviewing elevation certificates and if the garage is below the FEMA flood elevation some are declining to write or renew policies, which will further drive up the demand for off-site luxury automobile storage. There is plenty of data on the luxury automobile market in Collier County that indicates a burgeoning demand for luxury automobile storage space. In addition to the demand information above, the supply side of luxury automobile storage space in the next section will show that the supply of new space in Collier County is extremely limited. 23 Page 980 of 1249 APPENDIX B COMPETITIVE LUXURY VEHICLE STORAGE FACILITIES Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 1 The Hideout Elite Motor Storage 195 Basik Dr.12,375 55 0 55 24 Page 981 of 1249 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 3 Ultimate Garages 3101 Terrace Ave 22,689 18 3 18 25 Page 982 of 1249 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 4 The Vault at Naples 2745 Corporate Flight Dr 20,000 100 0 Fully Leased 26 Page 983 of 1249 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 5 Naples Motor Condos - Livingston Rd. 12985 Livingston Rd 60,000 42 2 44 27 Page 984 of 1249 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 6 Naples Motor Condos - Naples Blvd. 5730 Naples Blvd 34,000 17 1 18 28 Page 985 of 1249 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 7 North Naples Motorplex 2244 Trade Center Way 5,560 12 0 Fully Leased 29 Page 986 of 1249 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 8 My Other Place 16121 - 16145 Performance Way 88,425 65 0 65 30 Page 987 of 1249 APPENDIX C Zoned C-5 and CPUD Parcels in and around Supply Market Area Continued on next page. FID SHAPE OBJECTID ZONING ZONENOTE1 7 Polygon 44585 C-5 37 Polygon 44615 CPUD PUD-2008-AR-14048 51 Polygon 44629 CPUD 3-13-18 PUDZ-PL20170001083 ORD. 18-08 143 Polygon 44721 C-5 R-87-1C, R-87-38C 173 Polygon 44751 CPUD 10-24-06 PUDA-05-AR-8832 06-50; 3-12-13 PUDA- PL-12-111 13-23; 3-22-16 CPUD-PL-14-1311 ORD. 16-05; 10-25-2016 PUDA-PL20160001865 ORD. 16- 32; 4-1-18 PUDA-PL20170000425 ORD. 18-19 191 Polygon 44769 CPUD 11-24-92 PUD-92-7 92-93, 6-20-95 PUD-92-7(1) 95- 42; 6-20-03 SUNSETTED,2-24-09 PUDZ-06-AR- 10325 09-06 196 Polygon 44774 C-5 220 Polygon 44798 C-5 287 Polygon 44865 C-5 7/12/92 92-49 288 Polygon 44866 C-5 R-87-15C 318 Polygon 44896 C-5 9-14-16 DR-PL-13-2268 HEX 2016-35 338 Polygon 44916 C-5 406 Polygon 44984 C-5 2-9-99 R-98-2 99-8; 4-9-19 PUDZ-PL20180000125 ORD. 19-05 452 Polygon 45030 CPUD 6-5-90 R-89-35 90-50 464 Polygon 45042 CPUD 6-20-06 PUD2-05AR-8561 06-34 468 Polygon 45046 CPUD 10-24-06 PUDA-05-AR-8832 06-50; 3-12-13 PUDA- PL-12-111 13-23; 3-22-16 CPUD-PL-14-1311 ORD. 16-05; 10-25-2016 PUDA-PL20160001865 ORD. 16- 32; 4-1-18 PUDA-PL20170000425 ORD. 18-19 470 Polygon 45048 CPUD 548 Polygon 45126 C-5 638 Polygon 45216 CPUD 11-28-00 PUD-99-25 00-79, 10-26-04 SE-04-AR- 5430 04-68, 2-27-07 PUDA-06-AR-1003 07-30; 9-25- 14 PDI-PL-2014-1187 HEX. 2014-28; 12-14-16 PDI- PL20160002044 HEX. 16-42 650 Polygon 45228 C-5 692 Polygon 45270 CPUD 5-5-81 R-80-33 81-23; 1-28-03 SUNSETTED 03-54 712 Polygon 45290 CPUD 11/12/85 R-84-25C, 1-7-92 PUD-91-13 92-1, 5-10- 94 PUD-84-25(1) 94-25: DOA-94-1 94-2, 9-28-04 DOA-04-AR-5317 04-310, 3-13-07 PUDZ-05-AR- 8550 07-32 720 Polygon 45298 CPUD ORDINANCE 2008-50; 2-10-15 PUDA-PL-2014-477 ORDINANCE 15-14 799 Polygon 45377 CPUD 10-10-06 PUDZ-05-AR-7834 06-47 818 Polygon 45396 CPUD 5-25-04 PUDZ-03-AR-4332 04-35 829 Polygon 45407 CPUD LDC-91 31 Page 988 of 1249 Zoned C-5 and CPUD Parcels in and around Supply Market Area, Cont. FID SHAPE OBJECTID ZONING ZONENOTE1 868 Polygon 45446 CPUD R-88-10C, PDA-88-3C, 11-25-97 PUD-86-10(4) 97- 74, 11-25-02 SUNSETTED; PUD-06-10698, AR- 10698, ORD. 07-75; 7-20-16 PDI-PL16-153 HEX 16- 24 1040 Polygon 45618 C-5 R-87-42C 1103 Polygon 45681 CPUD 1-25-05 PUDZ-04-AR-5987 05-04 1109 Polygon 45687 CPUD 2-10-98 PUD-97-12 98-10; 2-10-03 SUNSETTED, 9- 27-05 PUDZ-03-AR-3588 05-48 1118 Polygon 45697 CPUD 9-25-12 PUDZ-PL2011-406 12-37 1122 Polygon 45701 CPUD 6-27-00 PUD-99-27 00-45, 1-23-07 PUDA-05-AR- 7818 07-06 1133 Polygon 45712 C-5 1135 Polygon 45714 CPUD 11-16-04 PUDZ-03-AR-3561 04-75; 1-31-18 PDI- PL20170002544 HEX.18-01; 10-14-19 PDI- PL20190001616 HEX 19-42 1178 Polygon 45758 CPUD PUDZ-2006-AR-9486; ORD. 08-39 1203 Polygon 45783 CPUD PUDZ-2009-PL09-1017 1204 Polygon 45784 CPUD PUDZ-2007-AR-11398; ORD. 10-01 1205 Polygon 45785 CPUD PUD-2007-AR-13048; ORD. 09-25 1230 Polygon 45810 CPUD PUDZ-2005-AR-7588; ORD. 07-48 1231 Polygon 45811 CPUD PUDZ-2006-AR-10376; ORD. 08-02 1233 Polygon 45813 CPUD PUDZ-2009-AR-14141; ORD. 09-46 1234 Polygon 45815 CPUD R-84-41C, 10-19-92 PUD-84-41(1) 92-75; 1-28-03 SUNSETTED 03-56; AR-14091; ORD. 09-65; 2-27- 2018 PDI-PL20160003125 ORD. 18-06; 2-27-18 17- CPS-01666/1395298 PL20170000524 ORD. 18-07; 9- 24-19 PL20180001174 ORD 19-20 1235 Polygon 45816 CPUD PUDZ-2006-AR-10648; ORD. 07-85; 2-2-16 PDI-PL- 2015-2549 HEX 2016-05 1258 Polygon 45839 C-5 1271 Polygon 45852 CPUD 6-12-18 PUDZ-PL20160000226 ORD. 18-29 1291 Polygon 45872 CPUD 7-26-05 PUDZ-04-AR-6631 05-41 1330 Polygon 45911 CPUD 11-10-98 PUD-98-10 98-89, 1-10-06 PUDZ-04-AR- 5431 06-01 1376 Polygon 45957 CPUD 4-10-07 PUDZ-06-AR-9616 07-36 1407 Polygon 45989 CPUD 9-26-06 PUDZ-05-AR-8337 06-42; 4-23-13 PUDA-PL- 12-2136 13-29 1418 Polygon 46000 CPUD 03-10-15 PUDZ-PL2013-1241 ORD. 15-23 1424 Polygon 46006 CPUD 7-7-2015 PUDZ-PL2014-1326 ORD. 15-43 1425 Polygon 46007 CPUD 2-23-16 PUDZ-PL-15-660 ORDINANCE 16-04 1429 Polygon 46011 CPUD 11-10-2015 PUDZ-PL20140002077 ORD. 15-63 1430 Polygon 46012 CPUD 12-13-16 PUDZ-PL20150000342 ORD. 16-43 1437 Polygon 46019 CPUD 12-12-17 PL20160001089 ORD. 17-45 1442 Polygon 46024 CPUD 9-25-18 PUDZ-PL20170003766 ORD 18-49 1445 Polygon 47233 CPUD 01-14-20 PL20180002741 ORD. 20-01 1447 Polygon 48833 CPUD 6-9-20 PUDZ-PL20180002793 ORD. 20-14 32 Page 989 of 1249 PRELIMINARY - NOT FOR CONSTRUCTIONBRAKARCHITECTUREFL. LICENSE NO. AR100130834 ANCHOR RODE DR.NAPLES, FL. 34103PH. 239-241-8580WWW.BRAKARCHITECTURE.COMB R A K A R C H I T E C T U R ECOMMERCIAL - RESIDENTIAL - PLANNINGSANTA BARBARA AUTO CONDOSXXXX SANTA BARBARA BLVD. NAPLES, FL. 34112ALL IDEAS, DESIGNS, ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY, AND THE PROPERTY OF THIS OFFICE, AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY, OR DISCLOSED TO ANY PERSON, FIRM, OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF BRAK ARCHITECTURE LLC. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS OF ADEQUATE SCALE MUST BE SUBMITTED TO THIS OFFICE FOR REVIEW BEFORE PROCEEDING WITH FABRICATION ON ITEMS AS NOTED.PROJECT NO.:2405DRAWN BY:SWBDATE:4-14-25SHEET NO. OF XA0.001XXXX SANTA BARBARA BLVD. NAPLES, FLORIDA 34112SANTA BARBARA AUTO CONDOSPERSPECTIVE VIEW AT ENTRANCE FROM POLLY AVE.SCALE: N.T.S.PERSPECTIVE VIEW FROM EVERETT ST.SCALE: N.T.S.PERSPECTIVE VIEW FROM SANTA BARBARA BLVD.SCALE: N.T.S.PERSPECTIVE VIEW FROM EASTSCALE: N.T.S.RevisionsNo. Description DatePage 990 of 1249 Page 1 of 4 Premier Vehicle Storage Growth Management Plan Amendment PL20240001079 & Planned Unit Development Rezone PL20240001081 Buffer Requirements and Enhancements 1) North/ Polly Ave. Type D Buffer Polly Avenue Buffer Requirements: Polly Avenue is required to have a Type D Buffer that is ten (10) feet in width as the adjacent right-of-way is approximately sixty (60) feet wide. Trees shall be a minimum of ten (10) feet and placed no more than 30 feet on-center in the landscaping buffer abutting a right-of-way. A continuous 3-gallon row hedge shall be spaced three (3) feet on center and twenty-four (24) inches in height at the time of planting. Polly Avenue Enhanced Buffer: • The Enhanced Type D Buffer shall have a minimum width of ten (10) feet, given that the width of the right-of-way is approximately sixty (60) feet. • Canopy Trees shall be sixteen (16) feet at the time of planting and spaced no more thirty (30) feet on center., • Understory trees are added and shall range from ten (10) feet to fourteen (14) feet at the time of planting and be planted fifteen (15) feet between canopy trees. • A continuous double row hedge shall be planted at staggered heights, the back row of shrubs shall be five (5) feet in height at the time of planting, and the front row shall be three (3) feet in height at the time of planting. • In addition, clusters of native palm trees ranging from ten (10) to sixteen (16) feet shall be planted along the building foundation to further screen the buildings from the right of way. • Together the Enhanced 10’ Type D Buffer and building foundation plantings shall provide enhanced screening from the right-of-way. Page 991 of 1249 Page 2 of 4 2) East Property Line / Adjacent Residential Type B Buffer East/ Residential 15’ Type B Buffer Requirements: Fifteen-foot-wide, 80 percent opaque within one year. The buffer shall be six (6) feet in height at planting/installation. The buffer may include a wall, fence, hedge, berm, or combination thereof, including trees with a minimum of ten (10) feet at planting and spaced no more than twenty-five (25) feet on center. When planting a hedge, it shall be a minimum of ten (10) gallon plants five (5) feet in height, three (3) feet in spread and spaced a maximum four (4) feet on center at planting. East Property Line/ Adjacent Residential Enhanced 15’ Type B Buffer: The Enhanced Type B Buffer shall have a minimum width of fifteen (15) feet. It shall include a combination of the permitted elements including canopy trees, understory trees, hedge and 100% opaque fence as follows: • Canopy Trees that are sixteen (16) feet tall at the time of planting and shall be spaced twenty-five (25) feet on center. • In addition, the landscape buffer shall include understory trees between the canopy trees and spaced twelve (12) feet apart and range from ten (10) to fourteen (14) feet in height at the time of planting. • In addition, a one hundred (100) percent opaque fence shall be installed within the Enhanced Type B buffer. • In addition, a continuous single row hedge that shall be five (5) feet in height and a minimum of ten (10) gallons at time of planting. • In addition, clusters of native palm trees ranging from ten (10) to sixteen (16) feet shall be placed along the building foundation and cypress trees fourteen (14) to sixteen (16) feet in height shall be planted in locations will further screen the buildings from the adjacent residential. • Together the Enhanced 15’ Type D Buffer, building foundation plantings, and additional Cypress trees will create enhanced screening from the adjacent residential properties. 3) South/ Everrett St. Page 992 of 1249 Page 3 of 4 South/ Everett St. 10’ Type D Buffer Requirements: Everett St. is required to have a ten (10) foot Type D Buffer as the adjacent right-of-way is approximately sixty (60) feet wide. Trees are a minimum of ten (10) feet in height and shall be placed no more than 30 feet on-center. A continuous 3-gallon row hedge shall be spaced three (3) feet on center and twenty-four (24) inches in height at the time of planting. South/ Everett St. Enhanced 10’ Type D Buffer: • The required preserve depicted on the Master Concept Plan may fulfill and/or augment the required buffer. • Due to the FPL Easement along Everett St. there are limitations to the proposed buffer. Within this easement trees must be maintained at a maximum fifteen (15) feet in height. • To fulfill the required ten (10) foot buffer, canopy trees shall be twelve (12) feet in height at the time of planting and spaced thirty no more than (30) feet on center. • Understory trees shall be added and shall be ten (10) feet in height at planting and be spaced fifteen (15) feet between canopy trees. • A continuous double row hedge shall be installed at staggered heights, the back row of shrubs shall be five (5) feet in height at the time of planting, and the front row shall be three (3) feet in height at the time of planting and be maintained at a max height of six (6) feet and four (4) feet tall respectively. • In addition, building foundation plantings shall consist of shrubs that will further screen the buildings from the right of way. • Together with the Enhanced 10’ Type D Buffer, building foundation plantings, and Preserve will create an enhanced screening from the right-of-way. 4) West/ Santa Barbara Blvd. Santa Barbara Blvd. 20’ Type D Buffer Requirements: Santa Barbara Blvd. is required to have a twenty (20) foot Type D Buffer as the adjacent right-of- way is over ninety-nine (99) feet wide. Trees shall be a minimum ten (10) feet in height and Page 993 of 1249 Page 4 of 4 placed no more than thirty (30) feet on-center. In addition, a continuous 3-gallon row hedge shall be spaced three (3) feet on center and twenty-four (24) inches in height at the time of planting. Santa Barbara Blvd. Enhanced 20’ Type D Buffer: • The Enhanced 20’ Type D Buffer shall have canopy trees sixteen (16) feet in height at the time of planting and spaced no more than thirty (30) feet on center. • In addition to the canopy trees, understory trees will be added that l range from ten (10) to fourteen (14) feet in height at the time of planting and be spaced fifteen (15) feet between the canopy trees. • A continuous double row hedge shall be installed at staggered heights, the back row of shrubs shall be five (5) feet in height at the time of planting, and the front row shall be three (3) feet in height at the time of planting. • In addition, clusters of native palm trees shall be placed along the building foundations that will further screen the buildings from the right of way. • Together the Enhanced 20’ Type D Buffer and building foundation plantings will create enhanced screening from the right-of-way. Page 994 of 1249 7/17/2025 Item # 9.G ID# 2025-2234 PL20240001081- PUDZ - Premier Vehicle Storage - Intersection of Santa Barbara Boulevard and Polly Avenue - 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 to a Commercial Planned Unit Development (CPUD) zoning district for the project to be known as Premier Vehicle Storage CPUD, to allow the development of 60,000 square feet of gross floor area of indoor air-conditioned warehousing and self-storage for vehicles, including automobiles, recreational vehicles, boats, and other vehicles on property located on the southeast corner of the intersection of Santa Barbara Boulevard and Polly Avenue, in Section 16, Township 50 South, Range 26 East, consisting of ±3.7 acres, and by providing an effective date. [Nancy Gundlach, Planner III] [Companion Item to PL20240001079 - GMPA - Premier Vehicle Storage Commercial Subdistrict] ATTACHMENTS: 1. PL20240001081 - Premier Vehicle Storage (PUDZ) - Staff Report-7-2-25 2. Attachment A - Backup Package 3. Attachment B - Proposed Ordinance 4. Attachment C - Legal Ad and Sign Posting 5. Attachment D - Collier County Self Storage Map 6. Attachment E - NIM Documents Combined 7. Attachment G - Buffer Revisions Summary 8. Attachment H - Preliminary Site Plan & Perspective Views 9. Attachment F - Revised Cross Sections 6.26.2025 Page 995 of 1249 Page 1 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: JULY 17, 2025 SUBJECT: PL20240001081: PREMIER VEHICLE STORAGE PUDZ PROPERTY OWNER/AGENT: Owner: Santa Barbara 2022, LLC 1400 Gulf Shore Boulevard North, #106 Naples, FL 34102 Agent(s): Margaret Emblidge, AICP Rich Yovanovich, Esq. LJA Engineering, Inc. Coleman, Yovanovich, & Koester 7400 Trail Blvd., Ste. 200 & 4001 4001 Tamiami Trail N Naples, FL 34108 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezone of the subject site from a Rural Agricultural (A) zoning district to a Commercial Planned Unit Development (CPUD) zoning district for the project to be known as Premier Vehicle Storage CPUD, to allow development of 60,000 square feet of gross floor area of indoor air-conditioned warehousing and self-storage for vehicles including automobiles, recreational vehicles, boats and other vehicles. GEOGRAPHIC LOCATION: The subject PUD, consisting of ±3.7 acres, on property located on the southeast corner of the intersection of Santa Barbara Boulevard and Polly Avenue in Section 16, Township 50 South, Range 26 East, Collier County, Florida (See location map) Page 996 of 1249 Page 2 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 Page 997 of 1249 Page 3 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 PURPOSE/DESCRIPTION OF PROJECT: The applicant requests to rezone the subject property from its current zoning designation of Agricultural to a Commercial Planned Unit Development (CPUD), consistent with the companion Small-Scale Growth Management Plan Amendment (SSGMPA), to establish a new subdistrict: the Premier Vehicle Storage Commercial Subdistrict. This rezone request seeks to allow up to 60,000 square feet of gross floor area (GFA) of air-conditioned indoor only vehicle storage permitted in the CPUD. The built structures will only allow the principal uses of General Warehousing and Storage (SIC 4225) as described within the Proposed Ordinance, Attachment B. The applicant is proposing a luxury vehicle storage facility on Folio 00418720008. The subject property is approximately ±3.7 acres and is located on the east side of Santa Barbara Boulevard, an estimated 2,000 feet north of Rattlesnake Hammock Road and about 1.5 miles south of Davis Boulevard. The property is zoned Agricultural and is currently designated Urban Residential Subdistrict in the Future Land Use Element of the Growth Management Plan. According to the 2024 Collier County Coastal Flood Map, the subject property is located within the flood zone designation “AE,” which is a 100-year floodplain with Base Flood Elevations determined. It has a high risk of flooding, with a 1% chance of flooding each year. SURROUNDING LAND USE AND ZONING: North: Polly Avenue and then developed single-family residential, with a zoning designation of Residential Planned Unit Development (RPUD), known as Onyx RPUD. East: Developed single-family residential with a zoning designation of Agricultural (A). South: Everett Street and then developed single-family residential with a zoning designation of Residential Single Family-3 (RSF-3). West: Santa Barbara Boulevard right-of-way and then developed single-family residential with a zoning designation of Planned Unit Development (PUD), known as Royal Woods Golf & Country Club PUD. Aerial map, subject property highlighted in yellow; Source: Collier County Property Appraiser SUBJECT PROPERTY Page 998 of 1249 Page 4 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 SUBJECT PROPERTY Base zoning map, subject property outlined in yellow; Source: Collier County GIS GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: COMPREHENSIVE PLANNING COMMENTS: The subject property is in the Agricultural (A) zoning district, as demonstrated on the Collier County Official Zoning Atlas. According to the Future Land Use Map (FLUM), the subject property is designated as the Urban Residential Subdistrict of the Urban Mixed-Use District, which is also classified as an Urban Designation. The site, in its current designation, is eligible for development of low-density residential and low- intensity agricultural uses. The proposed development seeks to establish commercial intensity in this location by creating a site-specific Commercial Subdistrict to develop a facility purposed for vehicle storage within the surrounding Residential neighborhoods. The Growth Management Plan states, on page 5 of the Future Land Use Element (FLUE): “Attainment of High Quality Urban Design”: “Major attention is given to the patterns of commercial development in Collier County. Concern about commercial development relates to transportation impacts both on a micro (access to road network) and macro (distribution of trip attractors and resultant overall traffic circulation) level, and it relates to aesthetics and sense of place. Within the Transportation Element, a commitment to adopt standards for road access has been accomplished through the Access Control Policy adopted by Resolution and the Access Management Plans for Mixed-Use Activity Centers included in the Land Development Regulations. The Future Land Use Element includes improved locational criteria for commercial development. The Mixed-Use Activity Centers are intended to provide for concentrated commercial and mixed-use development but with carefully configured access to the road network. Superior urban design is therefore promoted by carefully managing road access, avoiding strip commercial development, improving overall circulation patterns, and providing for community focal points.” Page 999 of 1249 Page 5 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 In the statement: “The Future Land Use Element includes improved locational criteria for commercial development. The Mixed-Use Activity Centers are intended to provide for concentrated commercial and mixed-use development but with carefully configured access to the road network,” the FLUE is directing the growth of commercial development by specifically guiding this type of development to be within established or new Mixed-Use Activity Centers. The nearest Mixed-Use Activity Center, Activity Center #6, is located within 1 ¼ miles of the subject site, as depicted on the Mixed-Use & Interchange Activity Center Index Map. The proposed use of mini warehousing (SIC 4225) is allowed in this Activity Center and is permitted by right in the undeveloped Taormina Reserve Mixed-Use Planned Unit Development (MPUD). The Taormina Reserve MPUD presents available commercial square footage that can accommodate the proposed use without amending the Growth Management Plan. Certain applicable Future Land Use Element (FLUE) policies are shown as follows in italics followed by staff analysis in bold text. FLUE Policy 5.6 (shown below in italics) followed by staff analysis in [bracketed bold text]. New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning staff as part of their review of the petition.] Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code.[The petition is proposing to connect the primary point of access of the subject property to Polly Avenue, a two- lane local roadway. Polly Avenue connects via intersection to Santa Barbara Boulevard, an arterial roadway.] Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. [Analysis of this policy would not be applicable as the development is not of a scale that will result in new road designations within.] Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [Internal access from the neighboring residential lots with existing single-family dwellings would be inappropriate to implement into the site.] Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [The analysis of this policy is not applicable to this petition’s request, as the Premier Vehicle Storage Commercial Subdistrict does not include marketable residential units or civic facilities as a permitted use. The PUD must follow the open space requirements of the Land Development Code.] Page 1000 of 1249 Page 6 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 CONCLUSION: Based on the above analysis, staff finds the subject petition inconsistent with the Future Land Use Element of the Growth Management Plan. Transportation Element: In evaluating this project, staff reviewed the applicant’s March 20, 2024, Traffic Impact Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the 2024 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) 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 Premier Vehicle Storage development is projected to generate a total of nine (9) p.m. peak hour trips on the adjacent roadway, Santa Barbara Boulevard. The trips generated will occur on the following adjacent roadway network links: Roadway/Link Link Current Peak Hour Peak Direction Volume/Peak Direction Projected P.M. Peak Hour/Peak Direction Projected Traffic (1) 2024 Level of Service (LOS) 2024 Remaining Capacity Santa Barbara Boulevard/79.0 Davis Blvd to Polly Ave 3,100/SB 2/SB B 1,637 Santa Barbara Boulevard/79.0 Polly Ave to Rattlesnake Hammock Rd 3,100/SB 2/SB B 1,637 1. Source for P.M. Peak Hour/Peak Direction Project Traffic is March 20, 2024; Traffic Impact Statement provided by the petitioner. Page 1001 of 1249 Page 7 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 Based on the TIS provided by the applicant, the 2024 AUIR, the subject PUD can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Transportation Planning staff finds this petition consistent with the GMP. The proposed development represents a 0.1% (de minimis) impact on the adjacent Santa Barbara Boulevard roadway. Conservation and Coastal Management Element (CCME): Environmental review staff has determined that this project is consistent with the Conservation and Coastal Management Element (CCME). The project site consists of approximately ±3.7 acres of native vegetation. A minimum of 0.37 acres (10%) of native vegetation is required to be preserved. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Subsection 10.02.13 B.5, Planning Commission Hearing and Recommendation (commonly referred to as the “PUD Findings”), and Subsection, 10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC, 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 and Land Development Review Analysis.” In addition, staff offers the following analysis. Environmental Review: Environmental Planning staff have reviewed the petition to address environmental concerns. The required preserve is 0.37 acres (10% of 3.7 acres); the Master Concept Plan provides for a 0.37 acre preserve onsite. The environmental data indicates that the proposed project is located in an area with the potential to contain a variety of protected animal species; however, none were observed on-site. The proposed project is located within the U.S. Fish and Wildlife Service (FWS) consultation area for Bonneted Bats (Eumops floridanus). Several trees with cavities (11) were observed; however, no evidence was found indicating Bonneted Bats were utilizing the trees. The Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicates 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. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Utility Review: The project lies within the regional potable water service area and the South County Water Reclamation Facility 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 Page 1002 of 1249 Page 8 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 to the CCWSD at no cost to the County at the time of utilities acceptance. Emergency Management Review: Emergency Management reviewed for sufficiency, and since this is vehicle storage, there are no Emergency Management hurricane shelter concerns and staff recommend approval of the proposed petition. Parks and Recreation Review: Not applicable. Historic Preservation Review: Historic Preservation staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval of this project. Landscape Review: The landscape buffers on the master concept plan meet or exceed code requirements, therefore staff recommend approval. Zoning Review: The applicant’s request is to rezone the subject property from an approximate ±3.7-acre Agriculture zoned property to a Commercial Planned Unit Development (CPUD) for the development of a maximum 60,000 square feet indoor vehicle storage facility under the SIC code 4225, along with accessory uses that are customarily associated with this principal use. The subject property is planned as a commercial use located mid-block on the east side of Santa Barbara Boulevard between Polly Avenue to the north and Everett Street to the south. This planned commercial development is surrounded by residential properties zoned either Agricultural, RSF- 3, or other Planned Unit Developments for residential uses, with a variety of densities. The proposal in general is a request that is an upzone from a non-conforming Agricultural-zoned property to a proposed CPUD, which the vehicle storage use is typically found as a Conditional Use in the C-4 zoning district and a permitted use in the C-5 zoning district. The applicant proposes 40 units of vehicle storage, which may result in negative impacts to the surrounding community due to nuisances from light, noise, and odor, aside from the mitigating factors proposed by the applicant. The proposed use of an indoor vehicle storage facility may not necessarily serve the adjacent neighborhoods, and many of the clientele may be traveling from other parts of the county to store their vehicle. The subject property is located less than 1.5 miles from Activity Center 6, specifically at the intersection of Davis Boulevard and Santa Barbara Boulevard. Activity Center 6 is in the Mixed- Use Activity Center Subdistrict, and which is described in the Future Land Use Element (FLUE) as “The Mixed-Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community.” The compatibility for the proposed use in the subject property of a stand-alone vehicle storage within a residential neighborhood may not provide a net benefit to the neighboring properties. If this were located north in the Activity Center 6, the commercial use would be more compatible, being surrounded by existing commercial uses, especially in the existing Taormina Reserve MPUD on the southeast quadrant of the intersection. There is available land more suitable for this type of use at the intersection, since According to Exhibit D, Collier County Self Storage Facility, it potentially would be the third storage facility in this Activity Center with the existing Extra Space Storage and the Public Storage, but staff does recognize the distinction between self-storge and vehicle storage. Page 1003 of 1249 Page 9 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 Based upon the recommendation for denial associated with the Growth Management Plan Amendment, Zoning’s recommendation is for denial, but if the CCPC were to recommend approval, there are several development benefits associated with the proposal that can be supported. The proposed use of an indoor vehicle storage facility will provide support for the demand for storage from a growing population. The applicant is not requesting any deviations from the LDC and, therefore, is expected to be within code compliance during development. The proposed primary access will be from Polly Avenue, adjacent to the north. The proposed minimum lot area will be 10,000 square feet and a minimum lot width of 100 feet. The proposed setbacks will be 25 feet from the entire perimeter for the principal uses. The west property line is adjacent to the Santa Barbara R.O.W., and the north and south property boundaries are adjacent to local roads Polly Avenue and Everett Street, respectively. The east property boundary is adjacent to developed residential properties. The maximum proposed zoned height of 35 feet and actual height of 39 feet are comparable to the surrounding heights allowed for the residentially zoned properties. Additionally, the enhanced landscape buffers and proposed street views of the architectural renderings provide for a softening of the facility to promote integration with the various residential developments adjacent to the project. If the CCPC were to recommend approval, there may be some necessary use restrictions for the optimal development of the proposed use, which will be included in the Staff Recommendation section as conditions at the end of this report. CONCURRENT LAND USE APPLICATIONS: Concurrent land use applications under review are: PL20240001079: Companion Growth Management Plan Amendment (GMPA) for an Automobile Condominium on Parcel ID# 00418720008 located on Santa Barbara Boulevard north of Rattlesnake Hammock. The property is designated Urban Residential Subdistrict and zoned AG. PUD FINDINGS: LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08.” 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Locating this development next to residential will have similar to less impact than a high-density apartment building would on the immediate area. This proposed development is a low-impact development that will have more restrictions related to operating hours than the adjacent single-family and multi-family residences. This includes the proposed limit to a single use, buffers, water management system, landscaping, and lighting designed to avoid any spillage onto adjacent properties, for example. The proposed buffers along each ROW will be enhanced above the required buffer with canopy trees sixteen feet in height, understory trees, double hedge rows, with palm clusters along building foundations. Further described within the Buffer Requirements and Enhancements exhibit. Page 1004 of 1249 Page 10 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 There have been several high-density residential PUDs and GMPAs approved in the surrounding area (see Zoning Map below). These projects will/do generate greater amounts of trips than the minimal traffic generated from the proposed vehicle storage use. For example, the total daily trip generation for the project shall not exceed 9 two- way PM peak hour net trips vs. nearby residential developments that may have more than 400 two-way PM peak hour net trips. Base Zoning Map, Subject property designated by the red X The traffic impact analysis for this project concluded that there is available roadway capacity to accommodate the proposed use. Impacted segments are projected to operate at an acceptable level of service when project traffic is added to future background traffic. Based on the results illustrated in the traffic analysis, the proposed project creates a de-minimis impact on adjacent roadway segments. Access to the subject property is from Polly Avenue. There is an existing turn lane on Santa Barbara Boulevard along most of the property frontage, which serves Polly Avenue. The turn lane will ensure safe access to the subject property. The developer will pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. The project design includes a 0.37 acre preserve, along with landscaping and buffers. The site will meet FEMA flood elevations and compensating storage. The surface water management system will be permitted through the SFWMD, and the discharge is planned to be into the swale within the Santa Barbara Boulevard right-of-way. No discharges will occur to the adjacent single family residential development. This will ensure no off-site impacts. Water and wastewater service is available within the Santa Page 1005 of 1249 Page 11 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 Barbara Boulevard ROW, and available capacities exist to service the proposed use. According to Utility Staff review, a water main is available along Santa Barbara Boulevard, and wastewater mains are available along Polly Avenue. 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. 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 Property Owner/Applicant is Santa Barbara 2022, LLC. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, policies, and Future Land Use Element of the [GMP]. A companion SSGMPA application, PL20240001079, has been submitted to create the Premier Vehicle Storage Commercial Subdistrict, ensuring compliance between the GMP and the CPUD zoning. Based on the GMPA review and consistency analysis, the CPUD is inconsistent with the Future Land Use Element (FLUE) goals, objectives, and policies, as well as the Future Land Use Map (FLUM), and the applicable goals, objectives, and policies of the Growth Management Plan. 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. The LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” To meet these conditions, the proposed Master Concept features a substantial separation from the surrounding residences to the east, accompanied by a 15-foot buffer that includes a 100% opaque fence and landscaping. The right-of-way Type D buffer will be provided on each road frontage. In addition, the following commitments have been made to ensure compatibility and are found in Exhibit F, List of Development Commitments: ▪ Development within the CPUD shall have common site, signage, and building architectural elements. ▪ Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or overnight stays. ▪ No outdoor storage is permitted within the PUD. ▪ No outdoor amplified sound is permitted within the PUD. ▪ Loading and unloading of vehicles shall occur on-site only. ▪ Minor vehicle maintenance is permitted indoors only; however, no maintenance may occur between 10:00 p.m. and 8:00 a.m. Page 1006 of 1249 Page 12 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 ▪ Light poles shall be limited to a height of 20 feet and dark sky compliant (flat panel, full cut-off fixtures-backlight, up light, and glare (BUG) rating where U=0) to avoid light trespass onto adjacent property. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. LDC Section 4.02.01 of the LDC does not require open space for parcels less than five (5) acres. However, the project proposes a minimum of one (1) acre of open space, which will include buffer areas, required preserves, and stormwater areas, to fulfill the intent. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Adequate infrastructure exists, and there are no known capacity issues that will impact this project. This includes roadway capacity as explained in the TIS. The Collier County Public Utilities Department provided a letter dated April 12, 2024, confirming that the project is within the service area of the Collier County Water-Sewer District. This includes existing mains along the property to which the project can be hooked up. According to Utility Staff review, a water main is available along Santa Barbara Boulevard, and wastewater mains are available along Polly Avenue. 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 utilities acceptance. As noted above, Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at time of first development order (SDP or Plat), at which time a new TIS will be required to demonstrate turning movements for all site access points. 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. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The CPUD is surrounded by zoned and developed land. Future expansion of the PUD boundary is not proposed nor desired. According to Utility Staff review, a water main is available along Santa Barbara Boulevard, and wastewater mains are available along Polly Avenue. 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 utilities acceptance. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on a determination that such Page 1007 of 1249 Page 13 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The proposed uses will be limited to SIC 4225 and as described in Exhibit A, List of Permitted Uses. There are no other uses proposed. Exhibit B, List of Development Standards, includes the maximum zoned height of 35 feet and actual height of 39 feet. These heights are comparable to the adjacent residential properties. No deviations from the LDC have been requested for this PUD; therefore, it will be developed in compliance with this PUD and all applicable codes. REZONE FINDINGS: LDC Subsection 10.02.08 F. states, “When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners…shall show that the planning commission has studied and considered proposed changes in relation to the following when applicable.” 1. Whether the proposed change will be consistent with the goals, objectives, and policies of the Future Land Use Map (FLUM) and the elements of the GMP. A companion SSGMPA application has been submitted to create the Premier Vehicle Storage Commercial Subdistrict, ensuring compliance between the GMP and the CPUD zoning. Based on the GMPA review and consistency analysis, the CPUD is inconsistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and the Future Land Use Map (FLUM), and the goals, objectives, and policies as applicable, of the Growth Management Plan. 2. The existing land use pattern. The subject property is located on Santa Barbara Boulevard, which is a six-lane right-of- way. The majority of the properties along Santa Barbara are existing or approved range of High- to Mid-Density Residential PUDs. Immediately east of the property are single family residences. The proposed uses are intended for indoor air-conditioned automobiles, recreational vehicles, and boat storage, which is appropriate for a location adjacent to a major arterial roadway and the intended residential market. The project will incorporate design standards that will fit in architecturally and operationally within the area. The proposed buffers and preserve areas are focused on ensuring compatibility with the adjacent single family residential uses. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The proposed CPUD will not create an isolated district as the project fronts three roads. The use will result in a low level of noise based on the majority of activity, and the storage for vehicles will be indoors. The proposed Vehicle Condominiums are directly related to the adjacent residential uses as they are intended for vehicles that are either not allowed or do not fit on a residential parcel. The site is approximately ±3.7 acres, which limits both its commercial and residential development potential. The site could potentially accommodate up to 59 residential units in Page 1008 of 1249 Page 14 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 a multi-family configuration if affordable housing bonus density units are used. If developed as a 40-unit automobile condominium facility, it will serve a regional demand for this type of use. The automobile condominium use will have less impact on nearby residential uses, as it will generate significantly less traffic than residential uses and other potential commercial uses. The nearby residents have indicated that an automobile condominium facility would be a good fit for the parcel as it would generate less traffic and noise than other commercial uses and multi-family residences. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. Existing boundaries were not illogically drawn in relation to existing conditions in the neighborhood. The proposed commercial use is appropriately located on an arterial road and properly addresses the existing uses in the neighborhood. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. According to the Commercial Market Study provided with the companion GMPA application, the need for indoor self-storage, specifically intended for vehicles including luxury automobiles, is on the rise. With projected growth, this demand is expected to increase further. See updated 7.0 Supply Section of the revised Commercial Market Study. That section points out that the only supply available is resale units or owner units being leased to another lessee. This location is well suited for this type of commercial use, as it is situated on a 6- lane road with easy access to I-75 via Davis Boulevard and Collier Boulevard. The proposed auto-condo project will serve a regional clientele, absorbing some of the waiting list demand, while also catering to new clients. While reviewing potential commercial uses for the Subject Property, the Applicant determined there is a pent-up demand for this type of use. The history of this type of use indicates that most auto-condo projects were sold out or leased before construction was complete. Per the applicant, insurance companies are in the process of filing with the State of Florida to allow them to require luxury vehicles to be moved from flood zones in the event of a threatened storm. Insurance companies are also reviewing elevation certificates, and if the garage of a condominium building is below the FEMA flood elevation, some are declining to write or renew policies. The result of the tightening of the car insurance market is that demand for auto-condo units is rapidly increasing. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change may adversely influence living conditions in the neighborhood since this will be the only commercial use surrounded by residential development. The nearest commercial development is over one mile to the north, west, and east of the subject property. The proposed buffers and development standards are designed to ensure compatibility with neighboring properties; however, the use may not. See question 4 Page 1009 of 1249 Page 15 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 response in the PUD Findings section above for development commitments for 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 TIS provides a detailed analysis of the traffic generated by this project. The Study concluded that there will only be nine (9) peak p.m. hour traffic volumes projected. The requested change will not create or excessively increase traffic congestion, nor will it generate types of traffic deemed incompatible with surrounding land uses, nor will it otherwise affect public safety. As noted above, Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at time of first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. 8. Whether the proposed change will create a drainage problem. The site will be designed to meet all County and SFWMD requirements. The MCP specifically depicts the area intended for stormwater. The designs will include both compensating storage and stormwater retention. No drainage problems will be created. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Development standards, including the height restrictions and perimeter buffers, assure the proposed change will not reduce light and air to adjacent areas. Illustrative cross-sections are included for each property boundary, depicting what the surrounding properties will see when this project is developed. 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed change if approved, with the proposed conditions to ensure compatibility will not adversely affect 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 change will not be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The property to the north has an approved RPUD for multi-family development and the property to the south is zoned for three (3) units per acre residential single family. There have been a number of approved PUD rezonings in the area. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. Page 1010 of 1249 Page 16 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 The proposed change will not constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Changes to land use are afforded to all property owners as long as they pursue the required permitting like this project is pursuing. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. There are no substantial reasons why the property cannot be used in accordance with existing zoning. The requested CPUD rezoning will allow for a low-impact commercial use in an area suitable for such uses. Market areas are driven by supply and demand, and generally, commercial development follows residential development. When the previous properties were zoned, there was a greater demand for residential units over commercial development. Now that residential development has evolved around the market area, the commercial demand is being fulfilled with all of the commercial development taking place at the intersection of Santa Barbara Boulevard and Davis Boulevard. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. The change suggested is not out of scale with the needs of the neighborhood or the county. As previously stated, there is a demand for the proposed use that will continue as growth continues. There are currently 521 auto-condo units in Collier County, with another 160 proposed units in the planning stages. All of the 521 existing units are either sold or leased, and there are waiting lists at the eight existing auto-condo complexes. This site is located on a 6-lane road with easy access to I-75 via Davis Boulevard to Collier Boulevard. The proposed auto-condo project will serve some of the waiting list demand, along with serving new clients. 15. Whether it is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. There is an activity center over a mile to the north of the subject property. However, the zoning that allows for this use includes the requested CPUD, C-4, C-5, or Industrial. Many of these parcels are either built out or are well on their way to being completed. The market study identifies C-5 and Industrial parcels in the 3-mile market area and notes that none of these parcels can accommodate auto-condo use. The Applicant does not own any other parcels of land zoned C-4, C-5, or Industrial in Collier County. The Applicant has determined that auto-condo use is the highest and best use for the property, as it has the least impact on surrounding neighborhoods in terms of traffic and noise that would emanate from the site compared to other commercial uses. 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. 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 are typical of and similar to any other similar development in Collier County. The project design includes a 0.37 acre preserve, along with landscaping and buffers. The site will meet FEMA flood elevations and compensating storage. The surface water management system will be permitted through the SFWMD, and the discharge Page 1011 of 1249 Page 17 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 is planned to be into the swale within the Santa Barbara Boulevard right-of-way. No discharges will occur to the adjacent single family residential development. This will ensure no off-site impacts. Water and wastewater services are available within the Santa Barbara Boulevard area. Right-of-way and available capacities exist to service the proposed use. 16. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County GMP and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code Ch. 106, art. II], as amended. 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 are available to serve the project. A Letter of availability from the Collier County Utility Department has been included. According to the Utility Staff review, 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 who are responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff have concluded that the developer has provided appropriate commitments so that the impact to the Level of Service (LOS) will be minimized. 17. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in protecting public health, safety, and welfare. The BCC should consider the market demands created by the growing population and look for opportunities to accommodate these. In addition, based on the impacts created by hurricanes and other unnamed storms that create flooding, there needs to be consideration for safe storage of the residents’ possessions, including all types of vehicles. DEVIATION DISCUSSION: The petitioner is seeking no deviations from the requirements of the LDC. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on Tuesday, September 19, 2024, at 5:30 p.m. at the Collier County South Regional Library, located at 8065 Lely Cultural Parkway, Naples, Florida 34113. The PUD Rezone and the companion Growth Management Plan Amendment (GMPA) were presented and discussed at the NIM. In total, there were 10 members of the public present in person and two (2) online. Questions and concerns were communicated by the public in attendance, such as: ▪ Access points and location ▪ Traffic impacts ▪ Flooding impacts ▪ Landscape buffer on the east ▪ Building heights along the eastern property line Page 1012 of 1249 Page 18 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 ▪ Overall building heights ▪ Reality of multifamily development instead of auto storage ▪ Lighting for the development of the site ▪ Stormwater drainage system ▪ Possibility of convenience store instead of auto storage ▪ Duration of construction ▪ Electric service and power outages ▪ Possibility of noise nuisance and point of contact A further NIM summary is included in Attachment A. COUNTY ATTORNEY REVIEW: The County Attorney’s office reviewed the staff report on June 25, 2025. RECOMMENDATION: Consistent with the GMPA review, Staff recommend that the Collier County Planning Commission (CCPC) forward Petition PUDZ-PL20230008640 to the Board of County Commissioners (BCC) with a recommendation of Denial. However, if the CCPC were to recommend approval, staff recommends conditions of approval to be incorporated within the PUD Ordinance: 1. Prohibit the use of roll-up garage doors located on the exterior of the perimeter buildings and walls of buildings that are visible from the public right-of-way. 2. Any garage doors on buildings will face internally to the site and away from the adjacent Right-of-Way. 3. Storage units shall be utilized for auto storage purposes only. 4. No building shall exceed 100 feet in length. 5. The Architectural renderings, Buffer Requirements, and Enhancements exhibits shall be incorporated within the proposed PUD. Attachments: A. Backup Package B. Proposed Ordinance C. Legal Ad and Sign Posting D. Collier County Self Storage Facility Map E. NIM Documents Combined F. Revised Cross Sections 6.26.2025 G. Buffer Revisions Summary H. Preliminary Site Plan & Perspective Views Page 1013 of 1249 June 23, 2025 The Intake Team Via email Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Re: CCPC Meeting Documents for Planned Unit Development Rezone PL20240001081 Premier Vehicle Suites (PUDZ) Please find the following Items included in this submittal for the CCPC hearing on July 17, 2025. The project name was revised per the County request. You may find documents with the former names of Santa Barbara Automobile Condominium or Naples Luxury Auto Storage all being the same as Premier Vehicle Storage. 1. Cover Letter (this letter) 2. Addressing Checklist 3. Application for a Public Hearing for PUD Rezone 4. Rezone Criteria 5. Narrative and Evaluation Criteria 6. Pre-Application Meeting Notes 7. Affidavits of Authorization: a. To LJA Engineering, Inc. b. To Trebilcock Consulting Solutions, PA c. To Collier Environmental Consultants 8. Property Ownership Disclosure Form 9. 2024 Annual Report – Santa Barbara 2022, LLC 10. Quit Claim Deed 11. Survey 12. Aerial with FLUCCS 13. Environmental Data & Listed Species Report 14. Public Service & Facilities Map 15. Existing Zoning Map 16. Traffic Impact Statement 17. Water & Wastewater Availability Letter 18. Revised CPUD Exhibits A – F 19. Email from Brett Rosenblum re: stormwater management 20. Black Bear Management Plan 21. Revised Location Map 22. Revised Statement of Utility Provisions and Calcs 23. Email from Pat Sherry ENCC 24. Architectural and Line of Sight Exhibits (separate folder) If you have any questions, you may reach me by telephone 239.597.3111 or email at memblidge@lja.com. Sincerely, LJA ENGINEERING, INC. Margaret Emblidge Margaret Emblidge, AICP Planning Director Enclosures Page 1014 of 1249 Addressing Checklist (Rev 10/2022) Page 1 of 1 Operations & Regulatory Management Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 www.colliercountyfl.gov ADDRESSING CHECKLIST Please complete the following and upload via the CityView Portal with your submittal. Items marked with (*) are 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: -* LOCATION 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 *FOLIO (Property ID) Number(s) of subject property or properties. [Attach list if necessary] *LEGAL 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. CURRENT PROJECT NAME PROPOSED PROJECT NAME PROPOSED STREET NAME(s) LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####] Page 1015 of 1249 Page 1016 of 1249 Page 1017 of 1249 Revised 2024 Page 6 of 11 APPLICANT CONTACT INFORMATION PROPERTY INFORMATION TYPE OF SEWAGE DISPOSAL TO BE PROVIDED STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST Name of Applicant(s): Address: City: State: ZIP: Telephone: E-Mail Address: Cell: Address of Subject Property (If available): City: State: ZIP: Section/Township/Range: / / Lot: Block: Subdivision: Metes & Bounds Description: Plat Book: Page #: Property I.D. Number: Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System d. Package Treatment Plant e. Septic System Provide Name: (GPD Capacity): Type: Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System d. Private System (Well) Total Population to be Served: Peak and Average Daily Demands: A. Water-Peak: B. Sewer-Peak: Provide Name: Average Daily: Average Daily: TYPE OF WATER SERVICE TO BE PROVIDED 1400 Gulf Shore Boulevard North, #106 Page 1018 of 1249 Design Criteria:F.A.C. 64E-6, Table I - Estimated Sewage Flows: Warehouse add per employee per 8-hour shift = 15 gpd/person add per loading bay = 100 gpd/bay 41 Units self-storage, per unit (up to 200 units) = 1 gpd/unit add per each 2-units over 200 = 1 gpd/2 units Collier County Per Capita Sewer Flow = 100 gpdpc Equivalent Population (EP) = Total Average Daily Flow / 100 gpdpc =0.41 people Peak hour factor is from 10 States Standard (Figure 1, page 10-6) and is based on equivalent population: (18+(EP/1000)^0.5)/(4+(EP/1000)^0.5) Peak Factor = 4.48 GPD GPM GPD GPH GPM Employee 0 people 0 0 15 0 0 0 0 0 Loading Bay 0 loading area 0 0 100 0 0 0 0 0 First 200 Storage Units 1 units 41 41 1 41 0.03 184 7.7 0.1 Storage Units 201-800 0 2 units 0 0 0.5 0 0 0 0 0 41 0.03 184 7.7 0.1 Design Criteria:Potable Water Average Day Demands =Average Daily Flow (Sewer) x 1.4 per 2021 Annual Update and Inventory Report (AUIR) Potable Water Maximum Day Demand = Average Day Demands x 1.3 per Collier County Design Criteria 2.2.1 C Equivalent Population (EP) = Total Potable Average Daily Demand / 100 gpdpc Potable Peak hour factor is from 10 States Standards (Fig 1, page 10-6) and is based on equivalent population (18+(EP/1000)^0.5)/(4+(EP/1000)^0.5) 1.40 57.4 GPD 0.04 GPM 1.30 Max Day Demand = 74.6 GPD 0.05 GPM Equivalent Population = 0.6 People Peak Hour Factor = 4.48 Peak Hour Demand = 257.1 GPD 0.18 GPM Potable Water Demand & Sanitary Sewer Flows for Statement of Utility Provisions Sewer Flows: PROPOSED SEWER FLOWS Item # Unit Number of Units Total Flow Per Unit (GPD) Max Day Demand Factor Average Daily Demand = Average Daily Demand Factor Average Daily Flow Peak Hour Flow Warehouse TOTALS Water Demand: WATER DEMAND Premier Vehicle Storage - PUD Rezone Request Page 1019 of 1249 PL20240001081 Premier Vehicle Storage Page 1 of 6 Revised 12/18/24 PREMIER VEHICLE STORAGE CPUD REZONE CRITERIA 10.02.08.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. A companion SSGMPA application has been submitted to create the Premier Vehicle Storage Commercial Subdistrict to ensure compliance between the GMP and the CPUD zoning. Assuming the proposed GMPA is approved, the CPUD will be consistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and Future Land Use Map (FLUM), and the goals, objectives, and policies as applicable, of the Growth Management Plan. Policy 5.6 requires new developments to be compatible with and complementary to the surrounding land uses. The location of the proposed luxury Automobile Condominium is appropriate since it is located on a major arterial and in close proximity to the intended residential market. This development will accommodate the growing population in Collier County by providing a needed service as demonstrated by the market demand analysis that is included with the companion small-scale growth management plan amendment. The LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” In order to meet these conditions, the proposed Master Concept depicts a substantial separation from the existing residences to the east, along with a 15ft. buffer that will include an 100% opaque fence and landscaping. Policies 5.5 and 5.7 discourages urban sprawl by encouraging new development in the Urban designated areas and where public facilities and services exist. The subject property is within the Urban designated area which encourages urban type services. Urban services such as utilities, transportation, and drainage systems are currently available to serve the proposed uses. Policies 6.2, 6.3 and 6.4 establish Transportation Concurrency Management Areas (TCMAs), which encourage new residential, commercial, and infill development. The proposed development would be considered an infill development as it is surrounded by existing and planned development that front along Santa Barabara between Radio Road to the north and Rattlesnake Hammock to the south. Objective 7 and implementing policies 7.1 through 7.4, encourage smart growth policies by promoting connectivity between developments. The subject property is surrounded on three sides with rights of way. To avoid impacting the capacity of Santa Barbara, direct access will Page 1020 of 1249 PL20240001081 Premier Vehicle Storage Page 2 of 6 Revised 12/18/24 only be from Polly Ave. In addition, there is an existing deceleration lane on Santa Barbara to Polly Ave which furthers the appropriateness of the project’s connection on Polly Avenue. Based on the limited amount of traffic generated from the project additional interconnections are not needed to the south on to Everett nor east as the properties are developed with single family residences. Transportation Element: Policy 1.3 requires that acceptable levels of service for arterial and collector roadways shall be maintained. The Traffic Impact Analysis prepared in support of this application demonstrates that available capacity exists on the surrounding roadways. 2. The existing land use pattern. The subject property is located on Santa Barbara Blvd. which is a six-lane right of way. The majority of the properties along Santa Barbara are existing or approved range of High to Mid Density Residential PUDs. Immediately east of the property are single family residences. The proposed uses are intended for indoor air-conditioned automobile, recreational vehicle, boat storage which is appropriate for a location adjacent to a major arterial roadway and the intended residential market. The project will incorporate design standards that will fit in architecturally and operationally within the area. The proposed buffers and preserve areas are focused on ensuring compatibility with the adjacent single family residential uses. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The proposed CPUD will not create an isolated district as the project fronts on three roads. The use will result in a low level of noise based on the majority of activity and the storage for vehicles will be indoors. The proposed Vehicle Condominiums are directly related to the adjacent residential uses as they are intended for vehicles that either are not allowed or do not fit on a residential parcel. The site is +/- 3.7 acres which limits both its commercial and residential potential for development. The site could potentially accommodate up to 48 residential units in a multi-family configuration and if affordable housing bonus density units are used. If developed as a 40-unit automobile condominium facility, it will serve a regional demand for this type of use. The automobile condominium use will have less impact on nearby residential uses as it will generate much less traffic than a residential use and other potential commercial uses. The nearby residents have indicated that an automobile condominium facility would be a good fit for the parcel as it would generate less traffic and noise than other commercial uses and multi-family residences. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions in the neighborhood. Existing boundaries were not illogically drawn in relation to existing conditions in the neighborhood. The proposed commercial use is appropriately located on an arterial road and properly addresses the existing uses in the neighborhood. Page 1021 of 1249 PL20240001081 Premier Vehicle Storage Page 3 of 6 Revised 12/18/24 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. Per the Commercial Market Study provided with the companion GMPA application, the need for indoor self-storage, intended for vehicles including luxury automobiles, are in demand and with the projected growth the need will only increase. See updated 7.0 Supply Section of the revised Commercial Market Study. That section points out that the only supply available is resale units or owner units being leased to another lessee. This location is good for this type of commercial use since this site is located on a 6-lane road with easy access to I-75 via Davis Boulevard to Collier Boulevard. The proposed auto-condo project will serve a regional clientele and absorb some of the waiting list demand along with serving new clients. While reviewing potential commercial uses for the Subject Property, the Applicant determined there is a pent-up demand for this type of use. The history of this type of use shows that most of the auto-condo projects sold out or were leased before construction was complete. Insurance companies are in process of filing with the State of Florida to allow them to require luxury vehicles be moved from flood zones in the event of a threatened storm. Insurance companies are also reviewing elevation certificates and if the garage of a condominium building is below the FEMA flood elevation, some are declining to write or renew policies. The result of the tightening of the car insurance market, demand for auto-condo units is rapidly increasing. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will not adversely influence living conditions in the neighborhood. The proposed buffers and development standards ensure compatibility with neighboring properties. The LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” In order to meet these conditions, the proposed Master Concept depicts a substantial separation from the surrounding residences to the east, along with a 15ft. buffer that will include an 100% opaque fence and landscaping. The ROW Type D buffer will be provided on each road frontage. In addition, the following commitments have been made to ensure compatibility and are found in Exhibit F List of Development Commitments. a. Development within the CPUD shall have common site, signage and building architectural elements. b. Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or for overnight stays. Page 1022 of 1249 PL20240001081 Premier Vehicle Storage Page 4 of 6 Revised 12/18/24 c. No outdoor storage is permitted within the PUD. d. No outdoor amplified sound is permitted within the PUD. e. Loading and unloading of vehicles shall occur on-site only. f. Minor vehicle maintenance is permitted indoors only; however, no maintenance may occur between 10:00 p.m. and 8:00 a.m. g. Light poles shall be limited to a height of 20’ and dark sky compliant (flat panel, full cut- off fixtures-backlight, up light and glare (BUG) rating where U=0) to avoid light trespass onto adjacent property. 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 TIS provides a detailed analysis of the traffic generated from this project. The Study concluded that there will only be nine (9) peak pm hour traffic volumes projected. The requested change will not create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses or otherwise affect public safety. 8. Whether the proposed change will create a drainage problem. The site will be designed to meet all County and SFWMD requirements. The MCP specifically depicts the area intended for stormwater. The designs will include both compensating storage and stormwater retention. No drainage problems will be created. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Development standards including the height restrictions and perimeter buffers assure the proposed change will not reduce light and air to adjacent areas. Illustrative cross sections are included for each property boundary that depict what the surrounding properties will see when this project is developed. 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed change will not adversely affect property values in the adjacent area. Page 1023 of 1249 PL20240001081 Premier Vehicle Storage Page 5 of 6 Revised 12/18/24 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed change will not be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The property to the north has an approved RPUD for multi-family development and the property to the south is zoned for three (3) units per acre residential single family. There have been a number of approved PUD rezonings in the area. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed change will not constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Changes to land use are afforded to all property owners as long as they pursue the required permitting like this project is pursuing. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. There are no substantial reasons why the property cannot be used in accordance with existing zoning. The requested CPUD rezoning will allow for a low impact commercial use in an area suitable for such uses. Market areas are driven by supply and demand and generally commercial development follows residential development. When the previous properties were zoned, there was a greater demand for residential units over commercial development. Now that residential development has evolved around the market area, the commercial demand is being fulfilled with all of the commercial development taking place at the intersection of Santa Barbara Boulevard and Davis Boulevard. There is no need for additional residential at this time. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The change suggested is not out of scale with the needs of the neighborhood or the county. As previously stated, there is a demand for the prosed use that will continue as growth continues. There are currently 521 auto-condo units in Collier County with another 160 proposed units in the planning stages. All of the 521 existing units are either sold or leased and there are waiting lists at the 8 existing auto-condo complexes. This site is located on a 6-lane road with easy access to I-75 via Davis Boulevard to Collier Boulevard. The proposed auto-condo project will serve some of the waiting list demand along with serving new clients. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. The zoning that allows for this use include the requested CPUD, C-4, C-5 or Industrial. Many of these parcels are either built out or are well on their way to being completed. The market study identifies C-5 and Industrial parcels in the 3-mile market area and noted that none of these parcels Page 1024 of 1249 PL20240001081 Premier Vehicle Storage Page 6 of 6 Revised 12/18/24 can accommodate auto-condo use. The Applicant does not own any other parcels of land zoned C-4, C-5 or Industrial in Collier County. The Applicant has determined that the auto-condo use is the highest and best use for the property in that is has the least amount of impact to the surrounding neighborhoods in terms of traffic and noise that would emanate from the site with other commercial uses. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The 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 is typical of and similar to any other similar development in Collier County. The design of the project includes a +/- 0.37 acre preserve along with landscaping and buffers. The site will meet FEMA flood elevations and compensating storage. The surface water management system will be permitted through the SFWMD, and the discharge is planned to be into the swale within the Santa Barbara Blvd. ROW. No discharges will occur to the adjacent single family residential development. This will ensure no offsite impacts. Water and wastewater service is available within the Santa Barbara Blvd. ROW and available capacities exist to service the proposed use. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. Public facilities 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, are available to serve the project. A Letter of availability from Collier County Utilities Department has been included. 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 BCC should consider the market demands created by the growing population and look for opportunities to accommodate these. In addition, based on the impacts created by hurricanes and other unnamed storms that create flooding there needs to be consideration for safe storage of the resident’s possessions including all types of vehicles. Page 1025 of 1249 PL20240001081 Premier Vehicle Storage Page 1 of 5 Revised 12/18/24 Premier Vehicle Storage CPUD Narrative and Evaluation Criteria Narrative The applicant is proposing a Luxury Vehicle storage facility on Parcel ID# 00418720008. The subject property is +/- 3.7 acres and is located on Santa Barbara Boulevard north of Rattlesnake Hammock and south of Davis Boulevard. The property is currently designated Urban Residential Subdistrict and zoned Agricultural. The applicant is requesting a rezoning to a Commercial Planned Unit Development (CPUD) with the companion application for a Small-Scale Growth Management Plan amendment (SSGMPA) to the Premier Vehicle Storage Commercial Subdistrict. LDC Evaluation Criteria 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 subject property is located on Santa Barbara Boulevard and abuts Polly Avenue and Everett Street. The requested rezone from the existing Agricultural zoning district to Commercial Planned Unit Development is to allow a vehicle storage facility. 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. Locating this development next to residential will have less impacts than an apartment building would or any of the other Residential Planned Developments that have been approved in the immediate area. This proposed development is a low-impact development that will have more restrictions than the adjacent single-family residences. This includes the proposed limit to a single use, required buffers, water management system, landscaping, and lighting designed to avoid any spillage onto adjacent properties, for example. The required buffers include Type D buffers along each ROW, and the eastern property line will have a 15ft. Type B buffer that will include a 6ft. 100% opaque fence along with the required buffer landscaping. None of these restrictions apply to the adjacent single-family residences that have a zoning of Agriculture. There have been several high-density residential PUDs and GMPAs approved in the surrounding area (see Figure 1). These projects will/do generate much greater amounts of trips than the minimal traffic generated from the proposed vehicle storage use. For example, the total daily trip generation for the project shall not exceed 9 two-way PM peak hour net trips vs. nearby residential developments that may have more than 400 two-way PM peak hour net trips. Page 1026 of 1249 PL20240001081 Premier Vehicle Storage Page 2 of 5 Revised 12/18/24 Figure 1. The traffic impact analysis for this project concluded that there is available roadway capacity to accommodate the proposed use. Impacted segments are projected to operate at acceptable level of service when project traffic is added to future background traffic. Based on the results illustrated in the traffic analysis, the proposed project creates a de-minimis impact on adjacent roadway segments. Access to the subject property is from Polly Avenue. There is an existing turn lane on Santa Barbara Boulevard along most of the property frontage, which serves Polly Avenue. The turn lane will ensure a safe access to the subject property. The developer will pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. The design of the project includes a +/- 0.37 acre preserve along with landscaping and buffers. The site will meet FEMA flood elevations and compensating storage. The surface water management system will be permitted through the SFWMD, and the discharge is planned to be into the swale within the Santa Barbara Boulevard ROW. No discharges will occur to the adjacent single family residential development. This will ensure no offsite impacts. Water and wastewater service is available within the Santa Barbara Boulevard ROW and available capacities exist to service the proposed use. Page 1027 of 1249 PL20240001081 Premier Vehicle Storage Page 3 of 5 Revised 12/18/24 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 Property Owner/Applicant is Santa Barbara 2022, LLC with equitable interest for Mike W. Assaad and Peter G. Masi. 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.) Future Land Use Element: A companion SSGMPA application has been submitted to create the Premier Vehicle Storage Commercial Subdistrict to ensure compliance between the GMP and the CPUD zoning. Assuming the proposed GMPA is approved, the CPUD will be consistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and Future Land Use Map (FLUM), and the goals, objectives, and policies as applicable, of the Growth Management Plan. Policy 5.6 requires new developments to be compatible with and complementary to the surrounding land uses. The location of the proposed luxury Automobile Condominium is appropriate since it is located on a major arterial and in close proximity to the intended residential market. This development will accommodate the growing population in Collier County by providing a needed service as demonstrated by the market demand analysis that is included with the companion small-scale growth management plan amendment. The LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” In order to meet these conditions, the proposed Master Concept depicts a substantial separation from the existing residences to the east, along with a 15ft. buffer that will include an 100% opaque fence and landscaping. Policies 5.5 and 5.7 discourages urban sprawl by encouraging new development in the Urban designated areas and where public facilities and services exist. The subject property is within the Urban designated area which encourages urban type services. Urban services such as utilities, transportation, and drainage systems are currently available to serve the proposed uses. Policies 6.2, 6.3 and 6.4 establish Transportation Concurrency Management Areas (TCMAs), which encourage new residential, commercial, and infill development. The proposed development would be considered an infill development as it is surrounded by existing and planned developments that front along Santa Barabara between Radio Road to the north and Rattlesnake Hammock to the south. Page 1028 of 1249 PL20240001081 Premier Vehicle Storage Page 4 of 5 Revised 12/18/24 Objective 7 and implementing policies 7.1 through 7.4, encourage smart growth policies by promoting connectivity between developments. The subject property is surrounded on three sides with rights of way. To avoid impacting the capacity of Santa Barbara, direct access will only be from Polly Avenue. In addition, there is an existing deceleration lane on Santa Barbara to Polly Avenue which furthers the appropriateness of the project’s connection on Polly Avenue. Based on the limited amount of traffic generated from the project, additional interconnections are not needed to the south on to Everett nor east as the properties are developed with single family residences. Transportation Element: Policy 1.3 requires that acceptable levels of service for arterial and collector roadways shall be maintained. The Traffic Impact Analysis determined that available capacity exists on the surrounding roadways. 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 LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” In order to meet these conditions, the proposed Master Concept depicts a substantial separation from the surrounding residences to the east, along with a 15ft. buffer that will include an 100% opaque fence and landscaping. The ROW Type D buffer will be provided on each road frontage. In addition the following commitments have been made to ensure compatibility and are found in Exhibit F List of Development Commitments. a. Development within the CPUD shall have common site, signage and building architectural elements. b. Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or for overnight stays. c. No outdoor storage is permitted within the PUD. d. No outdoor amplified sound is permitted within the PUD. e. Loading and unloading of vehicles shall occur on-site only. f. Minor vehicle maintenance is permitted indoors only; however, no maintenance may occur between 10:00 p.m. and 8:00 a.m. g. Light poles shall be limited to a height of 20’ and dark sky compliant (flat panel, full cut- off fixtures-backlight, up light and glare (BUG) rating where U=0) to avoid light trespass onto adjacent property. Page 1029 of 1249 PL20240001081 Premier Vehicle Storage Page 5 of 5 Revised 12/18/24 e. The adequacy of usable open space areas in existence and as proposed to serve the development. LDC Section 4.02.01 of the LDC does not require open space for parcels less than five (5) acres. However, the project is proposing a minimum 1.0 acre of open space that will include the buffer areas, required preserve and stormwater areas to fulfill the intent. 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 exists, and there are no known capacity issues that will impact this project. This includes roadway capacity as explained in the TIS. The Collier County Public Utilities Department provided a letter dated April 12, 2024, confirming the project is within the service areas of the Collier County Water-Sewer District’s this includes existing mains along the property to hook up to. g. The ability of the subject property and of surrounding areas to accommodate expansion. The CPUD is surrounded by zoned and developed land. Future expansion of the PUD boundary is not proposed nor desired. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The proposed uses will be limited to SIC 4225 and as described in Exhibit A List of Permitted Uses. There are no other uses proposed. Exhibit B List of Development Standards includes the maximum zoned height of 35ft. and actual height of 39ft. these heights are comparable to the adjacent residential properties. No deviations from the LDC have been requested for this PUD; therefore, it will be developed in compliance with this PUD and all applicable codes. Page 1030 of 1249 Page 1031 of 1249 Page 1032 of 1249 Page 1033 of 1249 Page 1034 of 1249 Page 1035 of 1249 Page 1036 of 1249 Page 1037 of 1249 Page 1038 of 1249 Page 1039 of 1249 Page 1040 of 1249 Page 1041 of 1249 Page 1042 of 1249 Page 1043 of 1249 Page 1044 of 1249 Page 1045 of 1249 Page 1046 of 1249 Page 1047 of 1249 Page 1048 of 1249 Page 1049 of 1249 Page 1050 of 1249 Page 1051 of 1249 Page 1052 of 1249 Page 1053 of 1249 Page 1054 of 1249 Page 1055 of 1249 Page 1056 of 1249 Page 1057 of 1249 Page 1058 of 1249 Page 1059 of 1249 Page 1060 of 1249 Page 1061 of 1249 PROPERTY OWNERSHIP DISCLOSURE FORM This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a.If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership b.If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address % of Ownership c.If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address % of Ownership Page 1062 of 1249 d.If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Name and Address % of Ownership e.If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership Date of Contract: ___________ f.If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address g.Date subject property acquired _______________ Leased: Term of lease ____________ years /months If, Petitioner has option to buy, indicate the following: Page 1063 of 1249 Page 1064 of 1249 1400 GULFSHORE BLVD. N #106 NAPLES, FL 34102 Current Principal Place of Business: Current Mailing Address: 1400 GULFSHORE BLVD. N #106 NAPLES, FL 34102 US Entity Name: SANTA BARBARA 2022, LLC DOCUMENT# L22000349324 FEI Number: NOT APPLICABLE Certificate of Status Desired: Name and Address of Current Registered Agent: WWMR STATUTORY AGENT, LLC 9045 STRADA CELL COURT, SUITE 400 NAPLES, FL 34109 US The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both, in the State of Florida. SIGNATURE: Electronic Signature of Registered Agent Date Authorized Person(s) Detail : I hereby certify that the information indicated on this report or supplemental report is true and accurate and that my electronic signature shall have the same legal effect as if made under oath; that I am a managing member or manager of the limited liability company or the receiver or trustee empowered to execute this report as required by Chapter 605, Florida Statutes; and that my name appears above, or on an attachment with all other like empowered. SIGNATURE: Electronic Signature of Signing Authorized Person(s) Detail Date FILED Feb 07, 2024 Secretary of State 9652993164CC MIKE ASSAAD MGR 02/07/2024 2024 FLORIDA LIMITED LIABILITY COMPANY ANNUAL REPORT No Title MGR Name ASSAAD, MIKE W Address 530 MUREX DRIVE City-State-Zip:NAPLES FL 34102 Title MGR Name MASI, PETER G Address 1250 STATE ST. APARTMENT 1412 City-State-Zip:RICHARDSON TX 75082 Page 1065 of 1249 1400 GULFSHORE BLVD. N #106 NAPLES, FL 34102 Current Principal Place of Business: Current Mailing Address: 1400 GULFSHORE BLVD. N #106 NAPLES, FL 34102 US Entity Name: SANTA BARBARA 2022, LLC DOCUMENT# L22000349324 FEI Number: NOT APPLICABLE Certificate of Status Desired: Name and Address of Current Registered Agent: WWMR STATUTORY AGENT, LLC 9045 STRADA CELL COURT, SUITE 400 NAPLES, FL 34109 US The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both, in the State of Florida. SIGNATURE: Electronic Signature of Registered Agent Date Authorized Person(s) Detail : I hereby certify that the information indicated on this report or supplemental report is true and accurate and that my electronic signature shall have the same legal effect as if made under oath; that I am a managing member or manager of the limited liability company or the receiver or trustee empowered to execute this report as required by Chapter 605, Florida Statutes; and that my name appears above, or on an attachment with all other like empowered. SIGNATURE: Electronic Signature of Signing Authorized Person(s) Detail Date FILED Feb 07, 2024 Secretary of State 9652993164CC MIKE ASSAAD MGR 02/07/2024 2024 FLORIDA LIMITED LIABILITY COMPANY ANNUAL REPORT No Title MGR Name ASSAAD, MIKE W Address 530 MUREX DRIVE City-State-Zip:NAPLES FL 34102 Title MGR Name MASI, PETER G Address 1250 STATE ST. APARTMENT 1412 City-State-Zip:RICHARDSON TX 75082 Page 1066 of 1249 Page 1067 of 1249 Page 1068 of 1249 Page 1069 of 1249 Page 1070 of 1249 Page 1071 of 1249 Page 1072 of 1249 Page 1073 of 1249 Page 1074 of 1249 Page 1075 of 1249 Page 1076 of 1249 Page 1077 of 1249 Page 1078 of 1249 Page 1079 of 1249 Page 1080 of 1249 Page 1081 of 1249 Page 1082 of 1249 Page 1083 of 1249 Page 1084 of 1249 Page 1085 of 1249 Page 1086 of 1249 Page 1087 of 1249 Page 1088 of 1249 Page 1089 of 1249 Page 1090 of 1249 Page 1091 of 1249 Page 1092 of 1249 Page 1093 of 1249 Page 1094 of 1249 Page 1095 of 1249 Page 1096 of 1249 Page 1097 of 1249 Page 1098 of 1249 Page 1099 of 1249 Page 1100 of 1249 Page 1101 of 1249 Page 1102 of 1249 Page 1103 of 1249 Page 1104 of 1249 Page 1105 of 1249 Page 1106 of 1249 Page 1107 of 1249 Page 1108 of 1249 Page 1109 of 1249 Page 1110 of 1249 Page 1111 of 1249 PN: 23-0178 Exhibit V.A.3 Source: CC Zoning Map Created: 2/15/24 Premier Vehicle Storage Zoning Map PROPERTY EXISTING LAND USE ZONING NORTH MULTI-FAMILY RPUD SOUTH RESIDENTIAL RSF-3-(1) EAST AGRICULTURAL/ A RESIDENTIAL WEST SANTA BARBARA BLVD./ PUD RESIDENTIAL Page 1112 of 1249 Traffic Impact Statement Premier Vehicle Storage, fka Naples Luxury Auto Condo GMPA/PUDZ Application (PL20240001081) Collier County, Florida 11/15/2024 Prepared for: Prepared by: LJA Land Development 7400 Trail Blvd., #200 Naples, FL 34108 Phone: 239-597-3111 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Phone: 239-566-9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Methodology Fee* – $500.00 Fee Collier County Transportation Review Fee* – Small Scale Study – No Fee Note – *to be collected at time of first submittal Page 1113 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 2 Statement of Certification I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. Norman J. Trebilcock, AICP, PE, PTOE FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 Page 1114 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 3 Table of Contents Project Description ......................................................................................................................... 4 Trip Generation ............................................................................................................................... 5 Trip Distribution and Assignment ................................................................................................... 5 Future Background Traffic Volumes ............................................................................................... 8 Existing and Future Roadway Conditions Without Project .......................................................... 10 Future Conditions With Project .................................................................................................... 12 Site Access Management .............................................................................................................. 14 Improvement Analysis .................................................................................................................. 14 Mitigation of Impact ..................................................................................................................... 14 Appendices Appendix A: Site Plan ................................................................................................................... 15 Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 17 Appendix C: ITE Trip Generation .................................................................................................. 24 Appendix D: FDOT Generalized Level of Service Tables .............................................................. 29 Page 1115 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 4 Project Description This petition seeks a Growth Management Plan Amendment (GMPA) and to rezone to Planned Unit Development (PUD), on property located within eastern Collier County, to be known as Premier Vehicle Storage (fka Naples Luxury Auto Condo and fka Santa Barbara Automobile Condominium). The property is within Section 16, Township 50S, Range 26E and consists of ± 3.64 acres. Refer to Figure 1 and Appendix A. The PUD seeks to allow up to 60,000 square feet (SF) of indoor self-storage. A methodology memorandum was transmitted via email to the Collier County Transportation Planning staff on February 29, 2024 (Appendix B). The project access connection to the surrounding roadway network is proposed as a direct connection onto Polly Ave. A detailed evaluation will be performed at the time of site development permitting. The analysis year is 2029. Figure 1 – Project Location Map Santa Barbara Blvd Rattlesnake Hammock Rd Project Location County Barn Rd Polly Ave Everett St N Page 1116 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 5 Trip Generation The PUD is treated for trip generation and trip cap purposes as 60,000 SF of mini warehouse. The Institute of Transportation Engineers (ITE) rates or equations are used for the trip generation calculations, as applicable. The ITE 11th edition data pages are provided in Appendix C. The trip generation associated with the proposed build-out condition is summarized in Table 1. No internal capture or pass-by capture is reflected. In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation (net new total trips) and consistent with the peak hour of the adjacent street traffic. Based on the information contained in the Collier County 2023 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway network is PM peak hour. Trip Distribution and Assignment The distribution of project traffic was estimated by adding a new traffic analysis zone (TAZ# 2987) to the District 1 Regional Planning Model (D1RPM) containing 10 (a very conservative estimate) commercial employees. Figure 2 shows the distribution percentages produced by the adopted model in the immediate vicinity of the project. Table 1 - Trip Generation Rate (1) or Eqn. (2)PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Daily Traffic In Out Total In Out Total Mini- Warehouse 151 1000 SF 60 1 1 1 87 4 5 9 3 2 5 Trip Generation Rates from ITE Trip Generation Manual 11th Ed. Page 1117 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 6 Figure 2 - Trip Distribution Page 1118 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 7 Table 2 indicates the project traffic impact on Santa Barbara Blvd. The distribution percentages are the averages of those at the segment endpoints in Figure 2. The impact is not significant, and de-minimis. Figure 3 depicts the directional project traffic volumes in Table 2. The roadway configurations and minimum standard service volumes are from the 2023 AUIR. The calculations that Table 2 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Table 2 –Project Traffic Distribution and PM Peak Hour Impact AUIR ID #Roadway LinkFrom ToPercent of Total Project Traffic (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Config- uration (3)Im- provedLOS Mini- mum Stan- dardPeak Hour Peak Direct- ion Service Volume (3)Signif- icance Thres- hold (%) (4)Peak Direct- ion Project Traffic as Per- centage of Service VolumeSignif- icant Impact Y/N79.0Santa Barbara BoulevardDavis BoulevardPolly Ave54.03 26DNoE310020.1No79.0Santa Barbara BoulevardPolly AveRattlesnake-Hammock Road45.42 26DNoE310020.1NoNotes:1) Average of segment endpoint values in Figure 2. 2)Percentage times PM peak hour net new external directional project traffic totals Table 1.3)Based on 2023 AUIR data4)Collier County TIS GuidelinesPage 1119 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 8 Future Background Traffic Volumes Tables 3 through 5 contain the road segments in Table 2. The existing roadway conditions for arterials and collectors are from the Collier County 2023 AUIR. In Table 3, the annual growth rate listed for arterials and collectors is the one used in the 2023 AUIR to predict future deficiencies and is used to inflate the existing year peak hour peak direction volume from the 2023 AUIR for the first five years (two percent thereafter, also consistent with the AUIR). For arterials and collectors, the growth rate derived result is compared with the 2023 AUIR volume plus the trip bank volume. The higher of the two results is used as the future background traffic volume. The calculations that Table 3 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Figure 3 – PM Peak Hour Project Traffic Volumes 2 3 5 4 2 2Santa Barbara BlvdPolly Ave Page 1120 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 9 Table 3 – Future Background Traffic 202320292029AUIR ID #Roadway LinkFrom ToExisting Year Peak Hour Peak Direct- ion Volume (1)Peak Direct- ion (1)AUIR Annual Percent Growth Rate for First 5 years (1)Growth Factor (2)Trip Bank Volume (1)Growth Rate Based Peak Hour Peak Direction Back- ground Traffic VolumeAUIR + Trip Bank VolumePeak Hour Peak Direct- ion Back- ground Traffic Volume (3)79.0Santa Barbara BoulevardDavis BoulevardPolly Ave1010S4.0% 1.241 319 1253 1329 132979.0Santa Barbara BoulevardPolly AveRattlesnake-Hammock Road1010S4.0% 1.241 319 1253 1329 1329Notes:1) 2023 AUIR2) Growth Factor assumes 2% annual growth after the first 5 years.3) Greater of Growth based estimate or Existing + Trip Bank Page 1121 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 10 Existing and Future Roadway Conditions Without Project The future roadway conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that are currently under construction, scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement Program (CIP) are considered committed improvements. There are no scheduled improvements to the analyzed roadway segments. Existing and future roadway conditions are illustrated in Table 4. The analyzed segments are operating at acceptable level of service in existing conditions and under future background conditions. The calculations that Table 4 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Page 1122 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 11 Table 4 – Existing and Future Roadway Conditions 202320292029 2029 2029 2029AUIR ID #Roadway LinkFrom ToExisting Config- uration (1)Existing Peak Hour Peak Direct- ion Service Volume (1)Existing Year Peak Hour Peak Direct- ion Volume (1)Exist- ing Year V/CLevel of Service Defic- iency Yes/ NoFuture Config- uration (1)Im- provedPeak Hour Peak Direct- ion Service Volume (1)Peak Hour Peak Direct- ion Back- ground Traffic Volume (2)Back- ground Traffic V/CLevel of Service Defic- iency Yes/ No79.0Santa Barbara BoulevardDavis BoulevardPolly Ave6D 3100 1010 0.33No6DNo3100 1329 0.43No79.0Santa Barbara BoulevardPolly AveRattlesnake-Hammock Road6D 3100 1010 0.33No6DNo3100 1329 0.43NoNotes:1) Based on 2023 AUIR data and approved future roadway improvements2) Table 3Page 1123 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 12 Future Conditions With Project Table 5 adds the project traffic volumes developed in Table 2 to the 2029 background traffic volumes developed in Table 3. In cases where the peak direction of project traffic aligns with the peak direction of background traffic, the background traffic portion of the total traffic is the peak hour peak direction volume from Table 3. In the cases where the two peak directions (background and project) are opposed, a D factor of 0.56 is assumed for the background traffic, the average of the values used for interrupted flow facilities in the FDOT Generalized Service Volume Table for Urbanized Areas (see Appendix D). This factor is used to estimate the background two-way volume, and hence to establish the two directional components of that two-way volume. Directional project traffic volumes from Table 2 are added and the maximum of the resulting two total traffic directional volumes is used as the basis of analysis. The segments are projected to operate at acceptable level of service when project traffic is added to future background traffic. The calculations that the table contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Page 1124 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 13 Table 5 -Future Roadway Total Traffic Conditions 20292029 2029 2029AUIR ID #Roadway LinkFrom ToPeak Hour Peak Direct- ion Back- ground Traffic Volume (1)Back- ground Traffic Peak Direct- ion (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Back- ground Traffic Direct- ional Split (3)Back- ground Traffic N/EBack- ground Traffic S/WTotal Traffic N/ETotal Traffic S/WTotal Traffic Analy- sis Vol- umePeak Hour Peak Direct- ion Serv- ice Vol- ume (4)Total Traffic V/CLevel of Service Defic- iency Yes/ No79.0Santa Barbara BoulevardDavis BoulevardPolly Ave1329S/W3 20.56 1044 1329 1047 1331 1331 3100 0.43No79.0Santa Barbara BoulevardPolly AveRattlesnake-Hammock Road1329S/W2 20.56 1044 1329 1046 1331 1331 3100 0.43NoNotes:1) Table 32)Table 23)Appendix D - FDOT LOS Table 74)Table 4Page 1125 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 14 Site Access Management No new connections are proposed on any roads to which Collier County assigns access management classifications. Improvement Analysis Based on the results illustrated within this traffic analysis, the proposed project creates a de-minimis impact on adjacent roadway segments. The maximum total daily trip generation for the PUD shall not exceed 9 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. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. Page 1126 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 15 Appendix A: Site Plan Page 1127 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 16 Page 1128 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 17 Appendix B: Initial Meeting Checklist (Methodology Meeting) Page 1129 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 18 Page 1130 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 19 Page 1131 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 20 Page 1132 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 21 Page 1133 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 22 Page 1134 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 23 Page 1135 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 24 Appendix C: ITE Trip Generation Page 1136 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 25 Page 1137 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 26 Page 1138 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 27 Page 1139 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 28 Page 1140 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 29 Appendix D: FDOT Generalized Level of Service Tables Page 1141 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 30 Page 1142 of 1249 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 31 Page 1143 of 1249 April 12, 2024 VIA: E-MAIL Denise Rakich drakich@lja.com LJA Land Development 7400 Trail Boulevard, Suite 200 Naples, FL 34108 Subject: Water and Wastewater Service Availability Project: Santa Barbara Automobile Condominium Parcel #: 00418720008 Dear Denise: The subject project is in the service areas of the Collier County Water-Sewer District’s (CCWSD) regional potable water system and the South County Water Reclamation Facility. Connection to the CCWSD’s water distribution and wastewater collection systems will be permitted only after the GMD Development Review Division’s approval of hydraulic calculations prepared by the Developer’s Engineer of Record in accordance with the Design Criteria found in Section 1 of the Collier County Water-Sewer District Utilities Standards Manual. Adequate capacity to this project is not guaranteed until the project receives a commitment for service. Water service is available to the site via a 10” PVC water main along the east side of Santa Barbara Blvd. Potable water is available for domestic use, fire protection, and irrigation, subject to the provisions of LDC 4.03.08 C, the Collier County Irrigation Ordinance (2015-27), and other applicable rules and regulations. Potable water source pressure shall be verified by the results of a fire flow test not older than six months, in accordance with subsection 2.2.1, paragraph A. Wastewater service is available to the site via a 30” ductile iron pipe force main along the south side of Polly Ave. Please contact the Wastewater Engineering Section (WasteWaterEngineering@colliercountyfl.gov) to confirm downstream wastewater transmission system capacity and force main connection pressure . A preliminary utility plan must be reviewed and discussed at a pre -submittal conference with representatives of the Public Utilities Department and the Growth Management Department, as required by Sec. 134 -58, paragraph (b)(2) of the Code of Ordinances. This conference may be conducted by email at the discretion of the Public Utilities Department. Please contact Joanna Nicholson (Joanna.Nicholson@colliercountyfl.gov) for assistance with this requirement. Page 1144 of 1249 See the attached GIS screenshot for approximate utility locations. Record drawings for CCWSD utility infrastructure can be requested by emailing Utility Planning (UtilityPlanning@colliercountyfl.gov). Respectfully, Drew Cody Public Utilities Department Supervisor - Project Management, Engineering and Project Management CC: Howard Brogdon, Division Director, PUD/WD; Robert Von Holle, Division Director, PUD/WWD; Matthew McLean, Division Director, PUD/EPMD; Joe Bellone, Division Director, PUD/FOSD; Craig Pajer, Division Director, PUD/SRU; Ben Bullert, Supervisor Project Manager (Licensed) – Water, PUD/EPMD; Shon Fandrich, Supervisor Project Manager (Licensed) - Wastewater, PUD/EPMD; Brett Rosenblum, Supervisor Project Manager (Licensed), GMD/DRD; Joanna Nicholson, Site Plans Reviewer II, GMD/DRD; Utility Planning Section Page 1145 of 1249 GIS Screenshot Page 1146 of 1249 Page 1 of 8 PL20240001081 Revised 3.3.2025 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 60,000 square feet of gross floor area of air-conditioned indoor vehicle storage shall be permitted within the CPUD. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: 1. General Warehousing and Storage (SIC 4225) limited to air-conditioned indoor vehicle storage intended for automobile, recreational vehicle, swamp buggies, four- wheelers and boats. Within the owned or leased storage units, there may be mezzanines, auto lifts, bathrooms (including showers), furnished lounge and or office spaces (personal not business), kitchenettes without cooktops/ranges and hoods, wine storage, humidors, game spaces (pool tables, electronic games, golf simulators or other similar features). 2. 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. Courtyards 2. Covered parking 3. Essential services 4. Gazebos 5. Leasing/sales/property owner association office 6. Walls and fences 7. Water management 8. Preservation of native vegetation Page 1147 of 1249 Page 2 of 8 PL20240001081 Revised 3.3.2025 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 DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 SQUARE FEET N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM PERIMETER BUILDING SETBACKS From Santa Barbara Road ROW 25 FEET 25 FEET From Polly Avenue PUD Boundary 25 FEET 10 FEET From Eastern PUD Boundary 25 FEET 15 FEET From Everett Street PUD Boundary 25 FEET 15 FEET PRESERVE SETBACKS 25 FEET 10 FEET MINIMUM DISTANCE BETWEEN STRUCTURES 10 FEET 10 FEET MAXIMUM HEIGHT Zoned 35 FEET 25 FEET Actual 39 FEET 25 FEET MINIMUM FLOOR AREA PER STORAGE UNIT 1,000 SQUARE FEET N/A Page 1148 of 1249 20' TYPE 'D' BUFFER PROPERTY LINE *15' TYPE 'B' BUFFER 10' TYPE 'D' BUFFER RPUD AG PUD RSF-3 STORMWATER MANAGEMENT DEVELOPMENT AREA ACCESS PRESERVE AG AG AG SANTA BARBARA BLVD.POLLY AVE.EVERETT ST.ROYAL WOOD BLVD. 10' TYPE 'D' BUFFER PROJECT NAME:DRAWING TITLE:ACAD FILE NAME: PLOT VIEW \ LAYOUT SHEET OF DESIGNED BY: DRAWN BY: CHECKED BY: REVIEWED BY: DATE:REVISIONSNO.DATEBYDATUM: LJA PROJECT #CLIENT NAME:ACAD FILE #N1" = 120'EXHIBIT C BLB BLB JAC REVIEWED January 2025 N/A MCP 01 01PREMIER VEHICLE STORAGE23-0178SANTA BARBARA 2022 LLC;1400 GULFSHORE BLVD N,STE. 106NAPLES, FL 34102EXIBIT C (PUD MASTER PLAN)BLBRESPONSE TO COMMENTS6/25/202411/27/20254....................................PROJECT SUMMARY: 1.) PARCEL SIZE: ±3.70 Ac. EXISTING ZONING: Agriculture 2.) PROPOSED: CPUD 3.) ADJACENT PROPERTY LAND USE/ZONING: Zoning Use North RPUD Multi Family Residential West PUD Single Family Residential South RSF-3 Residential East A Agricultural / Residential 4.) SITE SUMMARY: Developable Area:±2.50 ac. Preserve:±0.37 ac. 5.) OPEN SPACE Required:0.00 ac. Min. Provided:±1.20 ac. NOTE: This plan is conceptual in nature and is subject to minor modifications due to agency permitting requirements. *NOTE: The Eastern Type "B" Buffer shall include a 6ft. 100% opaque fence and 16ft. at planting canopy trees, to be planted 25ft. on center. Existing native trees and shrubs that meet the required sizes and species may be utilized to meet the buffer plantings.BLBRESPONSE TO COMMENTS7/31/20242BLBRESPONSE TO COMMENTS11/12/20243BLBRESPONSE TO COMMENTSN KMD 0 120 PL20240001081 REVISED 3.3.2025 Page 1149 of 1249 Page 4 of 8 PL20240001081 Revised 3.3.2025 EXHIBIT D LEGAL DESCRIPTION LEGAL DESCRIPTION (O.R. 5946, PGS. 1520-1521) THE WEST ONE-HALF (W 1/2) OF THE NORTHWEST QUARTER (NW 1/4) OF THE NORTHWEST QUARTER (NW 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, LESS THE NORTHERLY THIRTY- FEET (30’) AND THE SOUTHERLY THIRTY-FEET (30’) CONVEYED TO COLLIER COUNTY IN OFFICIAL RECORDS BOOK 1091, PAGE 1107 AND LESS THE WEST THIRTY-FEET (30’) CONVEYED TO COLLIER COUNTY IN OFFICIAL RECORDS BOOK 1138, PAGE 2032, AND LESS THE FOLLOWING LAND BY ORDER OF TAKING IN FAVOR OF COLLIER COUNTY, FLORIDA RECORDED IN OFFICIAL RECORDS BOOK 4342, PAGE 3986, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA MORE PARTICULARLY DESCRIBED AS: PARCEL 110 FEE: A PARCEL OF LAND LYING IN THE SOUTHWEST QUARTER OF SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS; COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 16; THENCE SOUTH 00 DEGREES 03'07" EAST ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 16 A DISTANCE OF 30.00 FEET TO AN INTERSECTION WITH THE WESTERLY PROLONGATION OF THE SOUTH RIGHT-OF-WAY LINE OF POLLY AVENUE; THENCE NORTH 89 DEGREES 18’58" EAST ALONG SAID WESTERLY PROLONGATION A DISTANCE OF 30.00 FEET TO AN INTERSECTION WITH THE SOUTH AND EAST RIGHT-OF-WAY LINES OF POLLY AVENUE AND THE POINT OF BEGINNING OF THE PARCEL HEREIN BEING DESCRIBED; THENCE CONTINUING ALONG SAID SOUTH RIGHT-OF-WAY LINE SOUTH 89 DEGREES 18'58" EAST A DISTANCE OF 32.00 FEET; THENCE LEAVING SAID SOUTH RIGHT-OF-WAY LINE SOUTH 00 DEGREES 03'07" EAST A DISTANCE OF 593.49 FEET; THENCE SOUTH 78 DEGREES 38'58" EAST A DISTANCE OF 30.35 FEET; THENCE NORTH 89 DEGREES 56'53" EAST A DISTANCE OF 15.00 FEET; THENCE SOUTH 00 DEGREES 03'07" EAST A DISTANCE OF 5.47 FEET TO AN INTERSECTION WITH THE NORTHERLY LINE OF A PARCEL OF LAND AS DESCRIBED BY A QUIT CLAIM DEED IN OFFICIAL RECORDS BOOK 1091, PAGE 1170, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE NORTH 89 DEGREES 18'11" WEST ALONG SAID NORTHERLY LINE A DISTANCE OF 76.76 FEET TO AN INTERSECTION WITH THE EAST RIGHT-OF-WAY LINE OF POLLY AVENUE; THENCE NORTH 00 DEGREES 03'07" WEST ALONG SAID EAST RIGHT-OF-WAY LINE A DISTANCE OF 604.36 FEET TO AN INTERSECTION WITH SAID SOUTH RIGHT-OF-WAY LINE AND THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED. CONTAINING 3.706 ACRES OF LAND MORE OR LESS. REFERENCE ABB DRAWING #12895-BS Page 1150 of 1249 Page 5 of 8 PL20240001081 Revised 3.3.2025 EXHIBIT E LIST OF DEVIATIONS No Deviations requested. Page 1151 of 1249 Page 6 of 8 PL20240001081 Revised 3.3.2025 EXHIBIT F LIST OF DEVELOPMENT COMMITMENTS The purpose of this section is to set forth the development commitments for the development of this project. I. 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 CPUD approval, the Managing Entity is Santa Barbara 2022, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to the County that includes an acknowledgement of the commitments required by the CPUD 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 CPUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of CPUD commitments. B. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. C. Development of the subject property shall be in accordance with the contents of this Ordinance and applicable sections and parts of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order, such as, but not limited to final subdivision plat, final site development plan (SDP), excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district in the LDC shall apply. D. All other applicable state or federal permits must be obtained before commencement of the development. E. Development within the CPUD shall have common site, signage and building architectural elements, as included within the supplemental exhibits A-E and to be in compliance with the requirements of LDC Sec. 5.05.08. Page 1152 of 1249 Page 7 of 8 PL20240001081 Revised 3.3.2025 F. The Eastern facing building elevations shall have faux windows, if any. G. Storage units shall not have or accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or be for overnight stays. H. No outdoor storage is permitted within the CPUD. I. No outdoor amplified sound is permitted within the CPUD. J. Loading and unloading of vehicles shall occur on-site only. K. Minor vehicle maintenance is permitted indoors only; and no maintenance may occur between 10:00 p.m. and 8:00 a.m. L. Light poles shall be limited to a height of 20’ and dark sky compliant (flat panel, full cut- off fixtures-backlight, up light and glare (BUG) rating where U=0) to avoid light trespass onto adjacent property. M. The preserve may be used to satisfy the landscape buffer requirements after removal of exotics and supplemental plantings in accordance with LDC 3.05.07. In the event that the preserve does not meet the buffer requirement after removal of exotics and supplemental planting, the owner or Managing Entity will plant additional landscaping to meet the buffer requirement. The type, size and number of plantings will be determined at time of SDP and included on the landscape plans for SDP. N. The eastern property line buffer shall include a six ft. 100% opaque fence along with the required Type B buffer plantings including 16ft. canopy trees at planting. Existing trees and shrubs may be used to satisfy the landscape buffer requirements. The required preserve setback will be met. II. TRANSPORTATION: A. The total daily trip generation for the PUD shall not exceed nine (9) 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. The project access shall be from Polly Avenue to Santa Barbara Boulevard. III. ENVIRONMENTAL: A. The minimum required native vegetation preservation is +/- 0.37 acres (+/- 3.7 acres x 10% = +/- 0.37 acres). Native vegetation preservation will be located on- site, as generally depicted on the Master Concept Plan. Page 1153 of 1249 Page 8 of 8 PL20240001081 Revised 3.3.2025 B. The project will follow standard Florida Fish & Wildlife Conservation Commission (FFWCC) black bear best management practices (BMP). In addition, the project will utilize County-approved bear-proof dumpsters/trash cans with locations of dumpsters being determined at time of Site Development Plan (SDP) approval. All costs including maintenance of bear-proof dumpsters will be borne by the owner/developer to implement the Premier Vehicle Storage Black Bear Management Plan. Page 1154 of 1249 From:Margaret Emblidge To:Brett Rosenblum; Jocelyn NageondeLestang Cc:Jim Carr; Ardit Dervishaj Subject:RE: Santa Barbara Auto Condos Date:Monday, April 8, 2024 1:02:00 PM Attachments:23-0178 (SANTA BARBARA AUTO CONDOS)_MCP_EXHIBIT C-EXHIBIT C (PUD MASTER PLAN).pdf image001.png image002.png image003.png image004.png image005.png image006.png Brett, Thank you. Please note ABB, Inc. has merged with LJA Engineering, Inc. and below is my new contact information: Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com From: Brett Rosenblum <Brett.Rosenblum@colliercountyfl.gov> Sent: Monday, April 8, 2024 12:59 PM To: Margaret Emblidge <memblidge@lja.com>; Jocelyn NageondeLestang <Jocelyn.NageondeLestang@colliercountyfl.gov> Subject: RE: Santa Barbara Auto Condos [EXTERNAL EMAIL] I don’t have an example. Seems to me since you are showing the stormwater/compensating storage on the attachment you provided, that would be sufficient. Respectfully, Brett Rosenblum, PE Principal Project Manager Page 1155 of 1249 Development Review Division Exceeding Expectations, Every Day! NOTE: Email Address Has Changed 2800 North Horseshoe Drive, Naples Florida 34104 Phone: 239.252.2905 Fax: 239.252.3933 How are we doing? Please CLICK HERE to fill out a Customer Survey. We appreciate your Feedback! From: Margaret Emblidge <memblidge@lja.com> Sent: Monday, April 8, 2024 11:44 AM To: Jocelyn NageondeLestang <Jocelyn.NageondeLestang@colliercountyfl.gov>; Brett Rosenblum <Brett.Rosenblum@colliercountyfl.gov> Subject: Santa Barbara Auto Condos EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Good morning, Can you send me an example of what you need for the Stormwater plan? We are going to be utilizing underground chambers since we need to accommodate the floodplain compensating storage. I have attached a draft of the plan that will be included as the MCP for your reference. Please note ABB, Inc. has merged with LJA Engineering, Inc. and below is my new contact information: Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. [EXTERNAL EMAIL] Exercise caution. Do not open attachments or click links from unknown senders or unexpected email Page 1156 of 1249 PREMIER VEHICLE STORGAE BLACK BEAR MANAGEMENT PLAN Although no signs of black bears were observed during the listed species survey or other site visits to the property, black bears could potentially utilize the area for foraging. Managing black bears includes informing and educating owners and patrons of the area of the black bear attractants from the development. The following practices will be utilized to educate the residents and reduce human / bear conflicts. The informational brochure created by the FWC titled “A Guide To Living in Bear Country” provides background information on the identification, habits and protection of the Florida black bear and occupants of the project and construction/maintenance personnel. The brochure educates the public about black bears and how to discourage bears around homes. The brochure also provides FWC contact information for individuals who may experience bear problems. The Project will utilize bear proof dumpsters and occupants with information on how to secure their garbage containers to discourage bears. 1) Premier Vehicle Storage Association will provide the staff with said informational brochure for black bears. The brochure will include information on reducing bear attractants, procedures to follow if bears are observed, and emergency contact information for nuisance bears. 2) It will be the responsibility of the Association to ensure that all trash is in wildlife proof garbage can enclosures. Garbage cans must be stored within the enclosure or other secured structure until the morning before garbage collection. 3) It will be the responsibility of the Association to ensure that any pets are kept indoors or on-leash under the direct control of the owner. No pets are allowed to range freely within the development or the preserve. 4) Any bear encountered within the development must be left undisturbed so that it can continue to its destination. However, the Florida Fish and Wildlife Conservation Commission should be contacted, should the bear remain in the area for several hours so that they can provide appropriate action to assist the bear back to its native habitat. Under no condition is the bear to be disturbed, harmed molested or feed. 5) Bear relocation is used only as a last resort if the bear continues to return and become a nuisance or threat to the residents. All bear encounters are not considered a nuisance or a threat, unless they remain in the area for long periods of time and continue to return over several days. The Florida Fish and Wildlife Conservation Commission is responsible for determining the status of the bear and what action is necessary. Page 1157 of 1249 Page 1158 of 1249 Revised 2024 Page 6 of 11 APPLICANT CONTACT INFORMATION PROPERTY INFORMATION TYPE OF SEWAGE DISPOSAL TO BE PROVIDED STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST Name of Applicant(s): Address: City: State: ZIP: Telephone: E-Mail Address: Cell: Address of Subject Property (If available): City: State: ZIP: Section/Township/Range: / / Lot: Block: Subdivision: Metes & Bounds Description: Plat Book: Page #: Property I.D. Number: Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System d. Package Treatment Plant e. Septic System Provide Name: (GPD Capacity): Type: Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System d. Private System (Well) Total Population to be Served: Peak and Average Daily Demands: A. Water-Peak: B. Sewer-Peak: Provide Name: Average Daily: Average Daily: TYPE OF WATER SERVICE TO BE PROVIDED 1400 Gulf Shore Boulevard North, #106 Page 1159 of 1249 Design Criteria:F.A.C. 64E-6, Table I - Estimated Sewage Flows: Warehouse add per employee per 8-hour shift = 15 gpd/person add per loading bay = 100 gpd/bay 41 Units self-storage, per unit (up to 200 units) = 1 gpd/unit add per each 2-units over 200 = 1 gpd/2 units Collier County Per Capita Sewer Flow = 100 gpdpc Equivalent Population (EP) = Total Average Daily Flow / 100 gpdpc =0.41 people Peak hour factor is from 10 States Standard (Figure 1, page 10-6) and is based on equivalent population: (18+(EP/1000)^0.5)/(4+(EP/1000)^0.5) Peak Factor = 4.48 GPD GPM GPD GPH GPM Employee 0 people 0 0 15 0 0 0 0 0 Loading Bay 0 loading area 0 0 100 0 0 0 0 0 First 200 Storage Units 1 units 41 41 1 41 0.03 184 7.7 0.1 Storage Units 201-800 0 2 units 0 0 0.5 0 0 0 0 0 41 0.03 184 7.7 0.1 Design Criteria:Potable Water Average Day Demands =Average Daily Flow (Sewer) x 1.4 per 2021 Annual Update and Inventory Report (AUIR) Potable Water Maximum Day Demand = Average Day Demands x 1.3 per Collier County Design Criteria 2.2.1 C Equivalent Population (EP) = Total Potable Average Daily Demand / 100 gpdpc Potable Peak hour factor is from 10 States Standards (Fig 1, page 10-6) and is based on equivalent population (18+(EP/1000)^0.5)/(4+(EP/1000)^0.5) 1.40 57.4 GPD 0.04 GPM 1.30 Max Day Demand = 74.6 GPD 0.05 GPM Equivalent Population = 0.6 People Peak Hour Factor = 4.48 Peak Hour Demand = 257.1 GPD 0.18 GPM Potable Water Demand & Sanitary Sewer Flows for Statement of Utility Provisions Sewer Flows: PROPOSED SEWER FLOWS Item # Unit Number of Units Total Flow Per Unit (GPD) Max Day Demand Factor Average Daily Demand = Average Daily Demand Factor Average Daily Flow Peak Hour Flow Warehouse TOTALS Water Demand: WATER DEMAND Premier Vehicle Storage - PUD Rezone Request Page 1160 of 1249 From:Patricia Sherry To:Margaret Emblidge Subject:Re: Naples Luxury Auto Storage Project Date:Monday, January 27, 2025 4:54:11 PM [EXTERNAL EMAIL] Margaret Thank you for the information on your luxury vehicle storage facility, all of which was forwarded to my BOD. A discussion ensued resulting in no questions or concerns and they requested I to confer this to you. We all agreed it is a use that is not unsightly or invasive as others with which we have had concerns with. In fact we agreed it is very ascetically pleasing. Nor is it a high traffic concern. Thank you again for contacting us. We appreciate your neighborly efforts. Good luck with your project. Regards, Pat Patricia Sherry President East Naples Civic & Commerce Sent from my iPad On Jan 27, 2025, at 3:04 PM, Margaret Emblidge <memblidge@lja.com> wrote: Pat thank you for taking my call. As previously discussed, the County requested further confirmation from the ENCCA Board stating that the organization does not have an issue with the proposed Luxury Vehicle Storage now known as Premier Vehicle Storage (the County requested the name change). For your convenience I have attached the PPT we presented at the Neighborhood Information Meeting held on September 19, 2024. Please let me know if you have any questions or comments. I look forward to your response as the President of the Board of Directors for the ENCCA. Regards, Margaret. Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l Direct 239.254.2827 C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com <image001.png> <image002.png> <image003.png> Page 1161 of 1249 <image004.png> <image005.png><image006.png> From: Patricia Sherry <patsherry10@gmail.com> Sent: Thursday, November 7, 2024 3:02 PM To: Margaret Emblidge <memblidge@lja.com> Cc: Mike Assaad <mike@watersidebuildersinc.com>; Richard D. Yovanovich - Coleman, Yovanovich & Koester, P.A. (ryovanovich@cyklawfirm.com) <ryovanovich@cyklawfirm.com>; Jim Carr <jcarr@lja.com> Subject: Re: Naples Luxury Auto Storage Project [EXTERNAL EMAIL] I am waiting for feedback. I personally have no issues with the project. Regards, Pat Sent from my iPad On Nov 7, 2024, at 1:25 PM, Margaret Emblidge <memblidge@lja.com> wrote: Pat good afternoon. Has the Board determined when we can make a presentation or if they prefer to send a letter? Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l Direct 239.254.2827 C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com <image001.png> <image002.png> <image003.png> <image004.png> Page 1162 of 1249 <image005.png><image006.png> From: Margaret Emblidge Sent: Friday, November 1, 2024 2:46 PM To: patsherry10@gmail.com Cc: Mike Assaad <mike@watersidebuildersinc.com>; Richard D. Yovanovich - Coleman, Yovanovich & Koester, P.A. (ryovanovich@cyklawfirm.com) <ryovanovich@cyklawfirm.com>; Jim Carr <jcarr@lja.com> Subject: Naples Luxury Auto Storage Project Pat thank you for taking my call. As discussed, our Client, Santa Barbara 2022, LLC/ Mike Assaad has submitted a PUD and GMPA applications for a Luxury Vehicle Storage facility. The attached PPT provides the details of the request, location and proposed development commitments. The project is similar to the approved Naples Auto Vault by the Lutgert Companies located just south of the intersection of Airport-Pulling Rd. and Orange Blossom Drive. We have already held the Neighborhood Information Meeting of which the attached PPT was presented. Also attached is the summary of that meeting. My understanding is that you will get with the East Naples Civic & Commerce Association Board to see if they want us to present at the Board meeting or at your upcoming luncheon. Please let me know if you have any questions on the proposed project and when you would like us to provide a presentation. Thank you, Margaret. Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l Direct 239.254.2827 C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com <image001.png> <image002.png> <image003.png> <image004.png> <image005.png><image006.png> Page 1163 of 1249 [EXTERNAL EMAIL] Exercise caution. Do not open attachments or click links from unknown senders or unexpected email <Naples Luxury Auto Storage NIM Presentation.pdf> [EXTERNAL EMAIL] Exercise caution. Do not open attachments or click links from unknown senders or unexpected email Page 1164 of 1249 EXHIBIT A Page 1165 of 1249 BUILDING #1 (26' HEIGHT) I // // II/ p It _£_ �,� I� I lJA EMPLOYEE-OWNED. CLIENT FOCUSED. BUILDING #2 (36'HEIGHT} 15' TYPE "B" BUFFER If. ' PARCEL# 00425000009 I 2- � �I �LJI J � ]I ' I I� 0 I� \1 I \ _I fl �,� \I PROPERTY LINE *15' TYPE "B" BUFFER 100% OPAQUE FENCE 25' BUILDING SETBACK 25'_ __ _ 1 O' TYPE 'D' BUFFER r 25' BUILDING SETBACK I I 1 I I I I I I / I/ I ----------------1 I I ______ _J Engineering Firm Number: 31200 Surveying Firm license: LB8569 Collier County: 7400 Trail Boulevard, Suite 200 Naples, FL 34108 P: 239.597.3111 F: 239.566.2203 \ 26' I I- .... .... .... .... ... ... .... .... .... .... ... .... .... ... .... ... + ... ... .... ... .... .... .... .... ... .... --------------------------------.... ,., ... ,., ...................... --i.. ... ... ... ... ... .... .... .... .... ....+ .... ... + .... + .... + .... PRESERVE • • �--__...,__ ....... + .... + ... "'1 ....... .... ... ... ... .... .... .... r .... .... 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I----92 "' "' "' I"' + "' ... .... ..,1 .... ... .... .... + :.... .... .... + ,., "'I ,., ,., ,., ,., ,., r ... ... .... .., ,., _..,_I ,., .... .... .... � .... .... .... ,., "' I "' "' ,., .... .... � .... ... .... "' "' I+ ,., .... .... ... � .... + .... "' ,., I+ ,., "' .... .... J .... .... .... "' : ,., "' ,., "' ,., � w "' "' w I � "' ,., --------------------------------------------------------- -··-�---·--·--�· �·==-==· -··-· -··--·--. --· -·-··-··--··-· -··--·- ·-· -· -·-··-· -··-··-··-· -·"' w ,., w ,., T 26' 25' 25' \ ---�-------�----�--�=��--�---��-��-��, ------------- 25' 20' TYPE 'D' BUFFER BUILDING ---� -- (+583') SETBACK ----= ----------= --- - - - Naples Luxury Auto Storage Cross Section (EAST 2) -----------�-------- I / I I j 1 O' TYPE 'D' BUFFER 25' BUILDING SETBACK *Note: The Eastern Type "B" Buffer shall include a 6ft. l 00% opaque fence and 16ft. at planting canopy trees, to be planted 25ft. on center. Existing native trees and shrubs that meet the required sizes and species may be utilized to meet the buffer plantings �------ '--. ______ _ ABB PN: 23-0178 EXHIBIT B Page 1166 of 1249 lJA EMPLOYEE-OWNED. CLIENT FOCUSED. PARCEL# 64637000024 20' POLLY AVE. ---� ,_,., J ' .,_� 1 0' TYPE "D" ie_ BUFFER I � t� BUILDING #1 (36' HEIGHT} � �I �1 PROPERTY LINE *15' TYPE "B" BUFFER 25' BUILDING 1 0' TYPE 'D' BUFFER r 25' BUILDING SETBACK I I 1 I I I I I I / I/ I------------------1 I I ______ _J Engineering Firm Number: 31200 Surveying Firm license: LB8569 Collier County: 7400 Trail Boulevard, Suite 200 Naples, FL 34108 P: 239.597.3111 F: 239.566.2203 \ SETBACK ..----..-�-_.."-.--,;----..-,.,.,:..;,...---.---=\,;,,....,,;�-=--=---.:-.-..-��----=� ... �:::._:;-..=-::.-��---=--��----�w��-Hiii,__L 25'__ ___ 26' I I- ... .., + ,., ... + + "' + "' ... "' "' "' .., + ... + ... + ... + + + + .... + -------------------------------- ,., ,., .... ,., ...................... --i.. ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ...PRESERVE • • ... ... ... + ... ... ... ... ... ... ... .... ... ... ... "' r ... "' ,., ,., + + "' + I "' ,., ... ... ... ... ... r ... ... ,., + + + + I + + + ......... ++� ...... + + + + + I + + + ... ... ... ... ... r ... ... + + + + +I + + + ... ... ... ... ... w ... ... -_;____;---'--'!'------1 2 9' -----:-J----------+-l + + + + + I + + + 96' ��..'::::..::;'·��•----___:,:_• --"-,· -1 I I I I "'----·" � ---�� \ I I I I I L I I I I I I I I I I ¥7' i I I I � L,..,,_ -=-=--=-=- =-=-=--=-d- 26' ------------- + "' .., I "' + + ... ... ... � ... ... ... ... ... : "' ,., ,.,... ... ... � ... ... ... ... ... ' ... ... ... ... ... ... � ... "' .., "' .., I "' "' ......... r,1< ...... ... .... ,j, t ... ... ... ... ... 1"' ... + + + + I "' ... ... ... � ... ... ...•I ... ... ... ... ... 1+ ... ... + + + I + + ... ... ... :+ ... ... ... ... "'1 ... ... I----92 "' "' "' I"' + "' ... "' ... 1 + + + + ... :... + + ... + +1 + + + + + I+ + + +,.. _..,_I "' ... ,.. ... � ... + ,.. ,.. + I ,.. + + + + � + ... ,.. + ,.. I+ "' ,.. + + � "' ... + + + I+ + + ... + J ... ... ,.. ,.. : ... ,.. ... + ... � "' ... + + I + "' + ------- -··-�---·--·--�-=-��-ccd. _ .. _. -··--·--. --· -··-··-··--··-· -··--·- ·-· -· -·-·-· -··-··-··-· -· "' ... ,., "' + T 26' 25' 25' 25' 20' TYPE 'D' BUFFER BUILDING ------(+583') SETBACK -------------= ---- - -- - - - ---- - ---� - Naples Luxury Auto Storage Cross Section (NORTH) I / I I j 1 O' TYPE 'D' BUFFER 25' BUILDING SETBACK I I J �------ -------------- BUILDING #2 (26' HEIGHT} ABB PN: 23-0178 EXHIBIT C Page 1167 of 1249 EXHIBIT D Page 1168 of 1249 EXHIBIT E Page 1169 of 1249 Page 1170 of 1249 Page 1171 of 1249 Page 1172 of 1249 CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 24, 2025CONCEPT - NORTH BUFFER REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGEENHANCED 20' TYPE ''D'' BUFFER - SANTA BARBARA BLVD.Scale: NTSELEVATIONEnhanced 20' Type "D" Buffer at Planting (Entrance at Polly Ave.)Enhanced 20' Type "D" Buffer Estimated Grow in 3-5 Years (Entrance at Polly Ave.)ENHANCED 20' TYPE ''D'' BUFFER - SANTA BARBARA BLVD.Scale: NTSELEVATIONPage 1173 of 1249 Page 1174 of 1249 Page 1175 of 1249 Page 1176 of 1249 Page 1177 of 1249 Page 1178 of 1249 Page 1179 of 1249 Page 1180 of 1249 [24-CPS-02498/1931337/1]76 Premier Vehicle Storage /PL20240001081 3/18/25 1 of 2 ORDINANCE NO. 2025 -_____ 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 TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS PREMIER VEHICLE STORAGE CPUD, TO ALLOW DEVELOPMENT OF 60,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR AIR-CONDITIONED WAREHOUSING AND SELF- STORAGE FOR VEHICLES INCLUDING AUTOMOBILES, RECREATIONAL VEHICLES, BOATS AND OTHER VEHICLES ON PROPERTY LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF SANTA BARBARA BOULEVARD AND POLLY AVENUE, IN SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, CONSISTING OF 3.7± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20240001081] WHEREAS, Margaret Emblidge, AICP, of LJA Engineering, Inc. and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., representing Santa Barbara 2022, 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 16, Township 50 South, Range 26 East, Collier County, Florida, is changed from a Rural Agricultural (A) Zoning District to a Commercial Planned Unit Development (CPUD) for a 3.7± acre project to be known as Premier Vehicle Storage CPUD, in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas Page 1181 of 1249 [24-CPS-02498/1931337/1]76 Premier Vehicle Storage /PL20240001081 3/18/25 2 of 2 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. 2025-___ becomes effective. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this _____ day of ________________, 2025. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: _____________________________ By: ___________________________________ , Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: Heidi 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 1182 of 1249 Page 1 of 8 PL20240001081 Revised 3.3.2025 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 60,000 square feet of gross floor area of air-conditioned indoor vehicle storage shall be permitted within the CPUD. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: 1. General Warehousing and Storage (SIC 4225) limited to air-conditioned indoor vehicle storage intended for automobile, recreational vehicle, swamp buggies, four- wheelers and boats. Within the owned or leased storage units, there may be mezzanines, auto lifts, bathrooms (including showers), furnished lounge and or office spaces (personal not business), kitchenettes without cooktops/ranges and hoods, wine storage, humidors, game spaces (pool tables, electronic games, golf simulators or other similar features). 2. 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. Courtyards 2. Covered parking 3. Essential services 4. Gazebos 5. Leasing/sales/property owner association office 6. Walls and fences 7. Water management 8. Preservation of native vegetation Page 1183 of 1249 Page 2 of 8 PL20240001081 Revised 3.3.2025 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 DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 SQUARE FEET N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM PERIMETER BUILDING SETBACKS From Santa Barbara Road ROW 25 FEET 25 FEET From Polly Avenue PUD Boundary 25 FEET 10 FEET From Eastern PUD Boundary 25 FEET 15 FEET From Everett Street PUD Boundary 25 FEET 15 FEET PRESERVE SETBACKS 25 FEET 10 FEET MINIMUM DISTANCE BETWEEN STRUCTURES 10 FEET 10 FEET MAXIMUM HEIGHT Zoned 35 FEET 25 FEET Actual 39 FEET 25 FEET MINIMUM FLOOR AREA PER STORAGE UNIT 1,000 SQUARE FEET N/A Page 1184 of 1249 20' TYPE 'D' BUFFER PROPERTY LINE *15' TYPE 'B' BUFFER 10' TYPE 'D' BUFFER RPUD AG PUD RSF-3 STORMWATER MANAGEMENT DEVELOPMENT AREA ACCESS PRESERVE AG AG AG SANTA BARBARA BLVD.POLLY AVE.EVERETT ST.ROYAL WOOD BLVD. 10' TYPE 'D' BUFFER PROJECT NAME:DRAWING TITLE:ACAD FILE NAME: PLOT VIEW \ LAYOUT SHEET OF DESIGNED BY: DRAWN BY: CHECKED BY: REVIEWED BY: DATE:REVISIONSNO.DATEBYDATUM: LJA PROJECT #CLIENT NAME:ACAD FILE #N1" = 120'EXHIBIT C BLB BLB JAC REVIEWED January 2025 N/A MCP 01 01PREMIER VEHICLE STORAGE23-0178SANTA BARBARA 2022 LLC;1400 GULFSHORE BLVD N,STE. 106NAPLES, FL 34102EXIBIT C (PUD MASTER PLAN)BLBRESPONSE TO COMMENTS6/25/202411/27/20254....................................PROJECT SUMMARY: 1.) PARCEL SIZE: ±3.70 Ac. EXISTING ZONING: Agriculture 2.) PROPOSED: CPUD 3.) ADJACENT PROPERTY LAND USE/ZONING: Zoning Use North RPUD Multi Family Residential West PUD Single Family Residential South RSF-3 Residential East A Agricultural / Residential 4.) SITE SUMMARY: Developable Area:±2.50 ac. Preserve:±0.37 ac. 5.) OPEN SPACE Required:0.00 ac. Min. Provided:±1.20 ac. NOTE: This plan is conceptual in nature and is subject to minor modifications due to agency permitting requirements. *NOTE: The Eastern Type "B" Buffer shall include a 6ft. 100% opaque fence and 16ft. at planting canopy trees, to be planted 25ft. on center. Existing native trees and shrubs that meet the required sizes and species may be utilized to meet the buffer plantings.BLBRESPONSE TO COMMENTS7/31/20242BLBRESPONSE TO COMMENTS11/12/20243BLBRESPONSE TO COMMENTSN KMD 0 120 PL20240001081 REVISED 3.3.2025 Page 1185 of 1249 Page 4 of 8 PL20240001081 Revised 3.3.2025 EXHIBIT D LEGAL DESCRIPTION LEGAL DESCRIPTION (O.R. 5946, PGS. 1520-1521) THE WEST ONE-HALF (W 1/2) OF THE NORTHWEST QUARTER (NW 1/4) OF THE NORTHWEST QUARTER (NW 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, LESS THE NORTHERLY THIRTY- FEET (30’) AND THE SOUTHERLY THIRTY-FEET (30’) CONVEYED TO COLLIER COUNTY IN OFFICIAL RECORDS BOOK 1091, PAGE 1107 AND LESS THE WEST THIRTY-FEET (30’) CONVEYED TO COLLIER COUNTY IN OFFICIAL RECORDS BOOK 1138, PAGE 2032, AND LESS THE FOLLOWING LAND BY ORDER OF TAKING IN FAVOR OF COLLIER COUNTY, FLORIDA RECORDED IN OFFICIAL RECORDS BOOK 4342, PAGE 3986, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA MORE PARTICULARLY DESCRIBED AS: PARCEL 110 FEE: A PARCEL OF LAND LYING IN THE SOUTHWEST QUARTER OF SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS; COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 16; THENCE SOUTH 00 DEGREES 03'07" EAST ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 16 A DISTANCE OF 30.00 FEET TO AN INTERSECTION WITH THE WESTERLY PROLONGATION OF THE SOUTH RIGHT-OF-WAY LINE OF POLLY AVENUE; THENCE NORTH 89 DEGREES 18’58" EAST ALONG SAID WESTERLY PROLONGATION A DISTANCE OF 30.00 FEET TO AN INTERSECTION WITH THE SOUTH AND EAST RIGHT-OF-WAY LINES OF POLLY AVENUE AND THE POINT OF BEGINNING OF THE PARCEL HEREIN BEING DESCRIBED; THENCE CONTINUING ALONG SAID SOUTH RIGHT-OF-WAY LINE SOUTH 89 DEGREES 18'58" EAST A DISTANCE OF 32.00 FEET; THENCE LEAVING SAID SOUTH RIGHT-OF-WAY LINE SOUTH 00 DEGREES 03'07" EAST A DISTANCE OF 593.49 FEET; THENCE SOUTH 78 DEGREES 38'58" EAST A DISTANCE OF 30.35 FEET; THENCE NORTH 89 DEGREES 56'53" EAST A DISTANCE OF 15.00 FEET; THENCE SOUTH 00 DEGREES 03'07" EAST A DISTANCE OF 5.47 FEET TO AN INTERSECTION WITH THE NORTHERLY LINE OF A PARCEL OF LAND AS DESCRIBED BY A QUIT CLAIM DEED IN OFFICIAL RECORDS BOOK 1091, PAGE 1170, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE NORTH 89 DEGREES 18'11" WEST ALONG SAID NORTHERLY LINE A DISTANCE OF 76.76 FEET TO AN INTERSECTION WITH THE EAST RIGHT-OF-WAY LINE OF POLLY AVENUE; THENCE NORTH 00 DEGREES 03'07" WEST ALONG SAID EAST RIGHT-OF-WAY LINE A DISTANCE OF 604.36 FEET TO AN INTERSECTION WITH SAID SOUTH RIGHT-OF-WAY LINE AND THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED. CONTAINING 3.706 ACRES OF LAND MORE OR LESS. REFERENCE ABB DRAWING #12895-BS Page 1186 of 1249 Page 5 of 8 PL20240001081 Revised 3.3.2025 EXHIBIT E LIST OF DEVIATIONS No Deviations requested. Page 1187 of 1249 Page 6 of 8 PL20240001081 Revised 3.3.2025 EXHIBIT F LIST OF DEVELOPMENT COMMITMENTS The purpose of this section is to set forth the development commitments for the development of this project. I. 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 CPUD approval, the Managing Entity is Santa Barbara 2022, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to the County that includes an acknowledgement of the commitments required by the CPUD 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 CPUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of CPUD commitments. B. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. C. Development of the subject property shall be in accordance with the contents of this Ordinance and applicable sections and parts of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order, such as, but not limited to final subdivision plat, final site development plan (SDP), excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district in the LDC shall apply. D. All other applicable state or federal permits must be obtained before commencement of the development. E. Development within the CPUD shall have common site, signage and building architectural elements, as included within the supplemental exhibits A-E and to be in compliance with the requirements of LDC Sec. 5.05.08. Page 1188 of 1249 Page 7 of 8 PL20240001081 Revised 3.3.2025 F. The Eastern facing building elevations shall have faux windows, if any. G. Storage units shall not have or accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or be for overnight stays. H. No outdoor storage is permitted within the CPUD. I. No outdoor amplified sound is permitted within the CPUD. J. Loading and unloading of vehicles shall occur on-site only. K. Minor vehicle maintenance is permitted indoors only; and no maintenance may occur between 10:00 p.m. and 8:00 a.m. L. Light poles shall be limited to a height of 20’ and dark sky compliant (flat panel, full cut- off fixtures-backlight, up light and glare (BUG) rating where U=0) to avoid light trespass onto adjacent property. M. The preserve may be used to satisfy the landscape buffer requirements after removal of exotics and supplemental plantings in accordance with LDC 3.05.07. In the event that the preserve does not meet the buffer requirement after removal of exotics and supplemental planting, the owner or Managing Entity will plant additional landscaping to meet the buffer requirement. The type, size and number of plantings will be determined at time of SDP and included on the landscape plans for SDP. N. The eastern property line buffer shall include a six ft. 100% opaque fence along with the required Type B buffer plantings including 16ft. canopy trees at planting. Existing trees and shrubs may be used to satisfy the landscape buffer requirements. The required preserve setback will be met. II. TRANSPORTATION: A. The total daily trip generation for the PUD shall not exceed nine (9) 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. The project access shall be from Polly Avenue to Santa Barbara Boulevard. III. ENVIRONMENTAL: A. The minimum required native vegetation preservation is +/- 0.37 acres (+/- 3.7 acres x 10% = +/- 0.37 acres). Native vegetation preservation will be located on- site, as generally depicted on the Master Concept Plan. Page 1189 of 1249 Page 8 of 8 PL20240001081 Revised 3.3.2025 B. The project will follow standard Florida Fish & Wildlife Conservation Commission (FFWCC) black bear best management practices (BMP). In addition, the project will utilize County-approved bear-proof dumpsters/trash cans with locations of dumpsters being determined at time of Site Development Plan (SDP) approval. All costs including maintenance of bear-proof dumpsters will be borne by the owner/developer to implement the Premier Vehicle Storage Black Bear Management Plan. Page 1190 of 1249 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC) at 9:00 A.M. on July 17, 2025, 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 BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN DESIGNATION, URBAN-COMMERCIAL DISTRICT, PREMIER VEHICLE STORAGE SUBDISTRICT, TO ALLOW DEVELOPMENT OF 60,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR AIR-CONDITIONED, WAREHOUSING AND SELF-STORAGE FOR VEHICLES INCLUDING AUTOMOBILES, RECREATIONAL VEHICLES, BOATS AND OTHER VEHICLES, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF SANTA BARBARA BOULEVARD AND POLLY AVENUE, IN SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 3.7± ACRES; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20240001079] 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 TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS PREMIER VEHICLE STORAGE CPUD, TO ALLOW DEVELOPMENT OF 60,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR AIR-CONDITIONED WAREHOUSING AND SELF-STORAGE FOR VEHICLES INCLUDING AUTOMOBILES, RECREATIONAL VEHICLES, BOATS AND OTHER VEHICLES ON PROPERTY LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF SANTA BARBARA BOULEVARD AND POLLY AVENUE, IN SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, CONSISTING OF 3.7± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20240001081] Page 1191 of 1249 All interested parties are invited to appear and be heard. Copies of the proposed Ordinances will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center, 3299 East Tamiami Trail, Suite 401, Naples, FL 34112, one (1) week prior to the scheduled hearing. Written comments must be filed with the Zoning Division, prior to July 17, 2025. 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 Ray Bellows at 252-2463 or email to Ray.Bellows@colliercountyfl.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) 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. Page 1192 of 1249 Collier County Planning Commission Joseph K. Schmitt, Chairman Page 1193 of 1249 Page 1194 of 1249 Page 1195 of 1249 Page 1196 of 1249 Page 1197 of 1249 !( !( !( !( !( !( !(!( !( !( !( !( !( !(!( !( !(!( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !(!( !( !(!( !(!( Gaspar Self Storage Hiwasse Storage Angileri Self Storage Midgard Storage W illiam Huff StorageCategory 5 Stora ge Alliance Moving Storage Naples Moving Storage Rattlesnake Hammock Self Stora ge Hilton Movingand Stora ge City Gate Commence Par kSelf Stor age Facility Vincentian MPUD Self Storage Extra Space Storage East Naples Self Storage(Car l's - W hite GlovePersonal Storage) Sunbelt Rentals Sara Bay Marina Big Cypress Flea Mar ket Phase 3 Mini Stora ge StorAll Building Ultimate Garages, LLC Land America Storage Facility Midgard Self Stora ge U-haul Self Storage Har klau Storage Wentwor th Estates Indoor Self Stor age Extra Space Storage Public Storage U-Store-It NBC Stora ge Public Storage Jim's Stow Away iStora ge Naples Hideaway Storage Bayshore Storage Warehouse Ser vies Maxi Self Storage Hide-Away Stora ge Naples EZ Storage Ace Super Storage Naples EZ Storage Adkos Self Storage Punta Cana Storage B & J Cool Storage Extra Space Storage Extra Space Storage Naples Mini-Storage Simply Self Storage Capital & StoreSmar t Storage Cypress Self Storage Downtown Mini Storage Recreational Warehouse Goodlette Self Stora ge Tollgate Business Park Storage Cubesmar t Self Storage CubeSmar t Self Stor age Cubesmar t self storage Cain-Jones Self Stor age Storesmar t Self Storage Pine Ridge Mini Storage Cain-Jones Self Storage The Lock UpSelf Stor ageBldg 1 & Bldg 2 Moder n Mover s Self Stor age Taray Inter national Warehouse Midgard Naples Boat & Self Storage Olde Naples Self Stor age (Nor th) Olde Naples Self Stora ge (S outh) U-Haul Moving & Stor a ge of Naples The Lock Up Storage Center s - Piper Blvd The Lock Up Stora ge Centers - Pine Ridge The Lock Up Stora ge Centers - Golden G ate I M M O K A L E E R D INTERSTATE 75LIVINGSTON RDTAMIAMI TRL NCOLLIER BLVDDAVIS BLVD TAMIAMI TRL EGOODLETTE RD NPINE RIDGE RD RADIO RD GO LDE N G ATE P KY LOGAN BLVD NVANDERBILT BEACH RDVANDERBILT DRAIRPORT PULLING RD NGO LDE N G ATE B LVD W SANTA BARBARA BLVD9TH ST NGREEN BLVDOLD US 41RATTLESNAKE HAMMOCK RDCOUNTY BARN RDBONITA BEACH RD 111TH AVE N VANDERBILT BEACH RD EXT LOGAN BLVD SW I G G I N S PA S S R D BLUEBILL AVE C O L L I E R C O U N T Y S E L F S T O R A G E F A C I L I T YCOLLIER C O U N T Y S E L F S T O R A G E F A C I L I T Y !( !( !( !( !( !(!(!( Rizzi Storage & Industrial Pinto Self Stor agePrime Storage Mar co Storage Adkos Self Storage Extra Space Stor ageCOLLIER BLVDB A L D E A G L E D R N BARFIELD DR N COLLIER BLVDSAN MARCO RD 0 1 2 30.5 Miles LEE COUNTY §¨¦75 £¤41 !(951 !(951 !(951 £¤41 £¤41 §¨¦75 §¨¦75 Data Source: https://www.selfstorage.com/self-storage/florida/naplesCollier County Zoning/Planning SectionFile: Collier County Self Storage 052925.mxdDate: 05/2025 BigMarcoRiver Gulf of Mexico MARCO ISLAND INSET MAP LEGEND !(Existing Self Storage Fa cility !(Proposed Self Storage Fa cility ³ Date: 5/29/2025 Document Path: M:\GIS_Requests\2025\05-May\GSD-50808 Update Collier Self-Stor age Facility m ap (M ike Bosi)\Collier County Self Storage 052925.mxd Page 1198 of 1249 K:\2023\23-0178 Naples Luxury Auto Storage\Correspondences\Documents\NIM\Compliance\Backup - Drafts\Cover Letter.docx September 26, 2024 The Intake Team Via E-Permitting Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Re: PL20240001079 – Naples Luxury Auto Storage (GMPA) PL20240001081 – Naples Luxury Auto Storage (PUDZ) Neighborhood Information Meeting Compliance Dear Intake Team: Attached to this cover letter are the following documents in accordance with Collier County’s Neighborhood Information Meeting requirements: • Affidavit of Compliance • Neighborhood Information Meeting Advertisement as shown in the Naples Daily News • Neighborhood Information Meeting Property Owner Letters • Property Owner Mailing List • Affidavit of Publication from the Naples Daily News • Neighborhood Information Meeting Summary • Neighborhood Information Meeting Sign-In Sheet • PowerPoint Presentation (in PDF format) • Recording of the Neighborhood Information Meeting (uploaded separately at an Mp4 file) If you have any questions, you may reach me by telephone or email at memblidge@lja.com. Sincerely, LJA ENGINEERING, INC. Margaret Emblidge Margaret E. Emblidge, AICP Planning Director MEB/drr Enclosures Page 1199 of 1249 Page 1200 of 1249 NEIGHBORHOOD INFORMATION MEETING PETITIONS: PL20240001079 – Naples Luxury Auto Storage (GMPA) PL20240001081 – Naples Luxury Auto Storage (PUDZ) The public is invited to attend a neighborhood information meeting in person or via Zoom held by Margaret Emblidge, AICP, of LJA Engineering, Inc. Thursday, September 19, 2024, at 5:30 PM Collier County - South Regional Library* 8065 Lely Cultural Parkway Naples, FL 34113 *The Collier County Public Library does not sponsor or endorse this program. Subject Property: Parcel No 00418720008 The subject property is located on the east side of Santa Barbara Boulevard abutting Polly Avenue on the north and Everett Street on the south. The property owner is petitioning Collier County to process a Small-Scale Growth Management Plan Amendment to create the Naples Luxury Auto Storage Commercial Subdistrict to allow 60,000 S.F. of warehouse & storage SIC 4225 uses. The intent is to develop luxury vehicle condominiums. The subject property is currently zoned Agricultural and is located in the Urban Residential Subdistrict. The property owner is also petitioning Collier County to process a PUDZ to rezone from the existing Agricultural zoning district to Commercial Planned Unit Development to allow a vehicle condominium facility. WE VALUE YOUR INPUT Business and property owners, residents and visitors are welcome to attend the presentation, review project materials and discuss the project with the owner and Collier County staff. If you are unable to attend this meeting but have questions or comments, they can be directed by mail, phone or e-mail to: Margaret Emblidge, AICP LJA Engineering, Inc. 7400 Trail Boulevard, Suite 200 Naples, FL 34108 Telephone: (239) 597-3111 Email: memblidge@LJA.com Zoom Meeting Link: https://lja.zoom.us/j/81391225653?pwd=CUTZWqor3RinkR82enbiFtc4lLWyBJ.1 Meting ID: 813 9122 5653 Passcode: 645114 Page 1201 of 1249 Dear Property Owner: Please be advised that a formal application has been submitted to Collier County seeking approval of a Small-Scale Growth Management Plan Amendment under PL20240001079 to create the Naples Luxury Auto Storage Commercial Subdistrict to allow 60,000 S.F. of warehouse & storage SIC 4225 uses. The intent is to develop luxury vehicle condominiums. The subject property is currently zoned Agricultural and is located in the Urban Residential Subdistrict. In addition, a formal application has been submitted to Collier County seeking approval of a PUD Rezone under PL20240001081. The applicant is petitioning Collier County to PUDZ to rezone from the existing Agricultural zoning district to Commercial Planned Unit Development to allow a vehicle condominium facility. In compliance with the Collier County Land Development Code requirements, a Neighborhood Information Meeting will be held on Thursday, September 19, 2024, at 5:30 pm at the Collier County South Regional Library, 8065 Lely Cultural Parkway, Meeting Room A, Naples, FL 34113. (The Collier County Public Library does not sponsor or endorse this program.) The subject property is located on the east side of Santa Barbara Boulevard abutting Polly Avenue on the north and Everett Street on the south. Subject Property: Parcel No. 00418720008 The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. At this meeting, the petitioner will explain the project in detail, record your input as an interested neighbor and answer any questions you may have. If you have any questions, comments or do not feel comfortable attending the meeting in person, you do have the opportunity to participate virtually via an online Zoom meeting. Please note that remote participation is provided as a courtesy and is at the user’s risk. The petitioner and LJA Engineering are not responsible for technical issues. The link and passcode for the online zoom meeting are shown below. Zoom Meeting Link: https://lja.zoom.us/j/81391225653?pwd=CUTZWqor3RinkR82enbiFtc4lLWyBJ.1 Meeting ID: 813 9122 5653 Passcode: 645114 LJA ENGINEERING, INC. 7400 Trail Boulevard, Suite 200 Margaret Emblidge Naples, FL 34108 Telephone: (239) 597-3111 Margaret Emblidge, AICP Email: memblidge@lja.com Planning Director Page 1202 of 1249 1 NAPLES LUXURY AUTO STORAGE NIM NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 BALLARD, DAVID H & BARBARA L 6059 POLLY AVE NAPLES, FL 34112---2985 BARCELO, DAGOBERTO ALEJANDRO BARCELO 6090 EVERETT ST NAPLES, FL 34112---0 BARCELO, DAGOBERTO ALEJANDRO BARCELO 6090 EVERETT ST NAPLES, FL 34112---0 BCLMCJ LLC 6 CASTLE DR WILMINGTON, MA 01887---0 BOLGAR, FRANCESCA 4036 ROYAL WOOD BLVD NAPLES, FL 34112---8843 BONNER, WILLIAM J & CHERYL C 1460 BLUE COURSE DR APT 14 STATE COLLEGE, PA 16801---0 BOPP, DONNA M HEALEY 4063 ROYAL WOOD BLVD NAPLES, FL 34112---0 COUPLAND, GENE ALAN HELYN CHRISTINE COUPLAND 3953 ROYAL WOOD BLVD NAPLES, FL 34112---8842 DIAZ, KENNY YUSET 6067 POLLY AVE NAPLES, FL 34112---0 ELBA DEVELOPMENT CORP 600 5TH AVE S STE 207 NAPLES, FL 34102---6642 ELBA DEVELOPMENT CORP 600 5TH AVE S STE 207 NAPLES, FL 34102---6642 EVELY FAMILY REVOCABLE TRUST 6080 EVERETT ST NAPLES, FL 34112---2938 FAIOLA TR, ALICE M GERARD P FAIOLA FMLY TR EST ALICE M FAIOLA FMLY IRREV TR UTD 05/21/10 18 INDEPENDENCE DR WOBURN, MA 01801---0 FONTAINE, SUZANNE D 3865 ROYAL WOOD BLVD NAPLES, FL 34112---2853 GINGRAS, MARC & CANDACE 6190 SANTA BARBARA BLVD NAPLES, FL 34116---0 HEALY, BRIAN & RENEE 4072 ROYAL WOOD BLVD NAPLES, FL 34112---0 IM, RICHARD J & HELEN 3843 ROYAL WOOD BLVD NAPLES, FL 34112---0 JOHN JOSEPH & ELIZABETH MARY KABAK JOINT REV LIV TRUST 4028 ROYAL WOOD BLVD NAPLES, FL 34112---0 JULA, TAMMY TOOMAN BARBARA MATTHEWS 6059 EVERETT ST NAPLES, FL 34112---2939 KEENAN JR, ARTHUR L & BETH L 4146 ROYAL WOOD BLVD NAPLES, FL 34112---0 KOOLHOF, GEORGE H & CAROL E 4126 ROYAL WOOD BLVD NAPLES, FL 34112---0 LANNING, SUSAN M ROBERT K GRISDALE 3982 ROYAL WOOD BLVD NAPLES, FL 34112---0 LEFEVRE, CHARLES A & SUSAN M ELIZABETH M LEFEVRE 1251 LENOX BLOOMFIELD HILLS, MI 48304---0 LEWIS, BARBARA A 4096 ROYAL WOOD BLVD NAPLES, FL 34112---8843 LUFFY, DONALD E & DIANE L 4085 ROYAL WOOD BLVD NAPLES, FL 34112---0 LUTZ, MARY M 3931 ROYAL WOOD BLVD NAPLES, FL 34112---8842 MACDONALD REV TRUST 6085 EVERETT ST NAPLES, FL 34112---2939 MATTHEW & TERYL S KOONMEN REVOCABLE TRUST 3887 ROYAL WOOD BLVD NAPLES, FL 34112---0 MCENDREE, MICHAEL L & TAMMY S 6025 EVERETT ST NAPLES, FL 34112---2939 MCKINNEY, MARK D RYAN T MCKINNEY 8 COUNTY VIEW RD LATHAM, NY 12110---0 MEECH, JOHN R & SANDRA F 699 MESSINA DR WADSWORTH, OH 44281---8585 MICHAEL S SCHOESSEL REV TRUST KERI LYNNE SCHOESSEL REV TRUST 4314 SUNSET BLVD NAPLES, FL 34112---2959 MURPHY, LANCE W & MAUREEN A 4010 ROYAL WOOD BLVD NAPLES, FL 34112---8843 MURPHY, ROBERT MICHAEL EILEEN A MURPHY 4107 ROYAL WOOD BLVD NAPLES, FL 34112---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA. Petition: PL20240001081 | Buffer: 500' | Date: 8/14/2024 | Site Location: 00418720008 Naples Luxury Auto Storage NIM - Property Owner List 500 Feet Page 1203 of 1249 2 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NELSON FAMILY REVOCABLE TRUST 23 PELICAN ST E NAPLES, FL 34113---4019 NICK G ANAGNOST TRUST 4058 ROYAL WOOD BLVD NAPLES, FL 34112---0 PRICE, STEWART D & BARBARA 6057 EVERETT ST NAPLES, FL 34112---2939 ROCKEY, STEPHEN & SCARLETT 6055 EVERETT ST NAPLES, FL 34112---2939 ROCKEY, STEPHEN J & SCARLETT M 6055 EVERETT ST NAPLES, FL 34112---2939 ROMAN, ALEXANDER QUINN 6050 EVERETT ST NAPLES, FL 34112---0 ROYAL WOOD MASTER ASSOC INC 4300 ROYAL WOOD BLVD NAPLES, FL 34112---0 ROYAL WOOD MASTER ASSOC INC 4300 ROYAL WOOD BLVD NAPLES, FL 34112---8824 SANGER, RICHARD & KATHERINE 4024 ROYAL WOOD BLVD NAPLES, FL 34112---8843 SANTA BARBARA 2022 LLC 1400 GULFSHORE BLVD N 106 NAPLES, FL 34102---0 SPADOLA, MARK 4138 ROYAL WOOD BLVD NAPLES, FL 34112---0 STEPHANIE L RUBINO REV TRUST 4016 ROYAL WOOD BLVD NAPLES, FL 34112---0 STEPHEN HIMSEL REV TRUST 4538 NORTH STATEROAD 39 DANVILLE, IN 46122---0 TOMLJANOVIC, SUSAN M 4162 ROYAL WOOD BLVD NAPLES, FL 34112---8843 TRAN, TUAN DINH HUYEN CHINH CAO 6051 POLLY AVE NAPLES, FL 34112---0 ONYX TOWNHOME VILLAS A C ONDOMINIUM Naples Luxury Auto Storage NIM - Property Owner List 500 Feet Page 1204 of 1249 Page 1205 of 1249 Page 1206 of 1249 Page 1207 of 1249 Date: September 24, 2024 To: Sean Sammon & Jessica Malloy, Collier County From: Margaret Emblidge, AICP, Planning Director Re: Naples Luxury Auto Storage Neighborhood Information Meeting GMPA & CPUD PL20240001079 & PL20240001081 Meeting Summary The Neighborhood Information Meeting for Naples Luxury Auto Storage GMPA & CPUD PL20240001079 & PL20240001081 was held on Tuesday, September 19, 2024, at 5:30 PM at the Collier County - South Regional Library located at 8065 Lely Cultural Parkway, Naples, Florida 34113. Margaret Emblidge, AICP, Planning Director for LJA Engineering, introduced herself and the other project team in attendance: Mike Assaad & Peter Masi, Santa Barbara 2022, LLC (owners) Jim Carr, P.E., LJA Engineering, Inc. Richard Yovanovich, Esq. – Coleman Yovanovich Koester Norman J. Trebilcock, AICP, PTOE, PE-Trebilcock Consulting Solutions, PA Marco A. Espinar - Collier Environmental Consultants Inc. Brent Bolde, Designer, LJA Engineering, Inc. Edwin Garcia, Planner, LJA Engineering, Inc. There were ten (10) neighbors that attended in person, and two (2) called in through the Zoom link. The sign-in sheets are attached. Margaret presented the attached PowerPoint explaining the project: The applicant, Santa Barbara 2022, LLC, is proposing a Vehicle storage facility on the subject property. The request entails two petitions - a Small Scale Growth Management Plan amendment to establish the Naples Luxury Auto Storage Commercial Subdistrict with the companion application for rezoning to a Commercial Planned Unit Development. The subject property is +/- 3.7 acres and is located on Santa Barbara Boulevard north of Rattlesnake Hammock and south of Davis Boulevard. The next steps were presented including staff’s review of the revised application material and then the notifications and advertisements for CCPC and BCC Public Hearings when scheduled. Page 1208 of 1249 Questions and answers: 1. Confirmed the single access from Polly Avenue via Santa Barabara Blvd. There is an existing right in turn lane along the frontage of the subject property and a left in coming from the north on Santa Barbara. 2. Traffic impacts to Polly Avenue - The total daily trip generation for the PUD will not exceed nine (9) two-way PM peak hour net trips. This trip generation is much les than what could be generated from a multi-family residential development. 3. Flooding impacts? – Explained the requirement for compensating storage and onsite retention utilizing underground chambers will actually improve the current conditions by controlling the historical and future runoff. Outfall will be into the Santa Barbara Blvd. swale and not within the side roads swales. 4. Question regarding the eastern buffer. The MCP was reviewed to depict the separation between the existing residences and the proposed storage buildings. The buffer is proposed to be a Type B buffer with a six ft. 100% opaque fence that will incorporate existing native trees/vegetation if appropriate. The proposed fence will provide an immediate 100% screening which is more than the required 80% within one year. 5. Related to the eastern property line a question came up regarding the height of the buildings and if the proposed windows will provide a direct view of the adjacent residences. The Conceptual architectural elevations and cross section were reviewed. Based on the proposed zoned height of 35ft. and the buffers views from the property to the east will be limited or fully screened. Windows currently shown on the rear elevations are conceptual and may be eliminated with the final architectural elevations. 6. Question regarding the reality of a multi-family residential development being a potential use. This was discussed to show the de-minimis impacts of the storage facility vs. a MF development. It was explained that since the existing GMP allows residential uses the BCC is basically required to approved multi-family project since it would be consistent with the GMP. 7. Asked what the height of the buildings will be – Confirmed they are one-story units with a possible mezzanine that will have a zoned height of 35ft. which is the same height permitted for the adjacent residences. 8. Asked about lighting – Confirmed that the development will meet the County requirements that includes shielded lamps, and that a lighting plan will be submitted with the SDP by a photometric consultant. 9. Asked about the outfall of the drainage system – The stormwater system will have an outfall into the Santa Barbara drainage swales and will not outfall anywhere else. 10. Asked if a convenience store could be built if the storage facility fails. We explained that this request is for a single use – vehicle storage and that if some one wanted to develop any other use, they would be required to go through the same GMPA and PUD process. 11. Asked how long it will take to construct. Concerned that it will look like an adjacent project that was started and then abandoned. We explained that the intent is to begin construction once all permits are approved. 12. Question regarding issues with electric outages in the area and what this project will do to address. It was explained that the electric service is not within the control of the project. 13. Who will be available to call if there are complaints including noise. It was explained that there will be a management company that they can call. Also stated was that the Sheriff’s office can be called as they are responsible for enforcing the noise ordinance. Meeting Ended at 6:20pm. Margaret Emblidge, AICP Planning Director LJA Engineering, Inc. memblidge@lja.com (239) 597-3111 Page 1209 of 1249 Page 1210 of 1249 Page 1211 of 1249 Page 1212 of 1249 NAPLES LUXURY AUTO STORAGE GMPA & CPUD PL20240001079 & PL20240001081 Page 1213 of 1249 Applicant and Owner: Santa Barbara 2022, LLC/ Mike Assaad Land Use Attorney: Richard Yovanovich, Esq. – Coleman Yovanovich Koester Land Use Planner: Margaret Emblidge, AICP – LJA, Engineering, Inc. Project Engineer: Jim Carr, P.E. - LJA, Engineering, Inc. Transportation Consultant: Norman J. Trebilcock, AICP, PTOE, PE- Trebilcock Consulting Solutions, PA Environmental Consultant: Marco A. Espinar - Collier Environmental Consultants Inc. PROJECT TEAM Page 1214 of 1249 LOCATION PERSPECTIVE Page 1215 of 1249 PROJECT REQUEST The applicant is proposing a Vehicle storage facility on the subject property. The request entails two petitions - a Small Scale Growth Management Plan amendment to establish the Naples Luxury Auto Storage Commercial Subdistrict with the companion application for rezoning to a Commercial Planned Unit Development. The subject property is +/- 3.7 acres and is located on Santa Barbara Boulevard north of Rattlesnake Hammock and south of Davis Boulevard. Page 1216 of 1249 EXISTING GROWTH MANAGEMENT LAND USE DESIGNATION URBAN RESIDENTIAL SUBDISTRICT: The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. If developed as Residential a Maximum Density of 16 units per acre could be accomplished through the various programs including affordable housing bonus density units without a GMPA. That could result in 59 dwelling units. Page 1217 of 1249 GROWTH MANAGEMENT TEXT AMENDMENT The purpose of the Naples Luxury Auto Storage Commercial Subdistrict is to permit air-conditioned warehousing and storage for various vehicles. Development within the Subdistrict will be subject to the following: a. The Subdistrict shall be rezoned to a Commercial Planned Unit Development (CPUD). b. A maximum 60,000 square feet of gross floor area is permitted. c. The PUD shall include a maximum PM Peak Hour trip cap which shall limit the allowed uses. d. Allowable uses include indoor self-storage for automobiles, recreational vehicles, four-wheelers, swamp buggies and boats, specifically within SIC 4225 Warehousing and Storage classification. Page 1218 of 1249 GROWTH MANAGEMENT MAP AMENDMENT Page 1219 of 1249 COMPANION CPUD REQUEST Development will include a maximum of 60,000 square feet of gross floor area of indoor air-conditioned vehicle storage. No building or structure shall be used for anything other than the following: Warehousing and Storage, intended for air-conditioned indoor storage for automobiles, recreational vehicles, swamp buggies, four-wheelers and boats. Similar to other luxury vehicle storage facilities – the storage units will be individually owned or leased and may include mezzanines, auto lifts, bathrooms (including showers), furnished lounge and or office spaces (personal not business), kitchenettes without cooktops/ ranges and hoods, wine storage, humidors, game spaces (pool tables, electronic games, golf simulators or other similar features). Page 1220 of 1249 MASTER CONCEPT PLAN Page 1221 of 1249 DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 SQUARE FEET N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM PERIMETER BUILDING SETBACKS From Santa Barbara Road ROW 25 FEET 25 FEET From Polly Avenue PUD Boundary 25 FEET 10 FEET From Eastern PUD Boundary 25 FEET 15 FEET From Everett Street PUD Boundary 25 FEET 15 FEET PRESERVE SETBACKS 25 FEET 10 FEET MINIMUM DISTANCE BETWEEN STRUCTURES 10 FEET 10 FEET MAXIMUM HEIGHT Zoned 35 FEET 25 FEET Actual 39 FEET 25 FEET MINIMUM FLOOR AREA PER STORAGE UNIT 1,000 SQUARE FEET N/A DEVELOPMENT STANDARDS Page 1222 of 1249 CPUD DEVELOPMENT COMMITMENTS •Development within the CPUD shall have common site, signage and building architectural elements. •Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or for overnight stays. •No outdoor storage is permitted within the PUD. •No outdoor amplified sound is permitted within the PUD. •Loading and unloading of vehicles shall occur on-site only. •Minor vehicle maintenance is permitted indoors; however, no maintenance may occur between 10p.m. and 8a.m. •Light poles shall be limited to a height of 20’ and dark sky compliant. •The preserve may be used to satisfy the landscape buffer requirements. In the event that the preserve does not meet the buffer requirement after removal of exotics and supplemental planting, the owner will plant additional landscaping to meet the ROW Type D buffer requirement. •The total daily trip generation for the PUD shall not exceed nine (9) two-way PM peak hour net trips. Page 1223 of 1249 ARCHITECTURAL RENDERINGS Page 1224 of 1249 CROSS SECTIONS (NORTH) Polly Ave. Page 1225 of 1249 CROSS SECTIONS (SOUTH) Everett St. Page 1226 of 1249 CROSS SECTIONS (EAST 1) Eastern View Page 1227 of 1249 CROSS SECTIONS (EAST 2) Eastern View Page 1228 of 1249 CROSS SECTIONS (WEST) Santa Barbara Blvd. Page 1229 of 1249 Final Staff Review Public Hearings: Planning Commission and County Commissioners meetings. Contacts: Margaret Emblidge, AICPmemblidge@lja.com239.597.3111Sean Sammon, Collier County - ZoningSean.Sammon@colliercountyfl.gov239.252.8422Jessica Malloy, Collier County - PlanningJessica.Malloy@colliercountyfl.gov239.252.2373 NEXT STEPS Page 1230 of 1249 ZONING MAP Page 1231 of 1249 LOCATION MAP Page 1232 of 1249 Page 1 of 4 Premier Vehicle Storage Growth Management Plan Amendment PL20240001079 & Planned Unit Development Rezone PL20240001081 Buffer Requirements and Enhancements 1) North/ Polly Ave. Type D Buffer Polly Avenue Buffer Requirements: Polly Avenue is required to have a Type D Buffer that is ten (10) feet in width as the adjacent right-of-way is approximately sixty (60) feet wide. Trees shall be a minimum of ten (10) feet and placed no more than 30 feet on-center in the landscaping buffer abutting a right-of-way. A continuous 3-gallon row hedge shall be spaced three (3) feet on center and twenty-four (24) inches in height at the time of planting. Polly Avenue Enhanced Buffer: • The Enhanced Type D Buffer shall have a minimum width of ten (10) feet, given that the width of the right-of-way is approximately sixty (60) feet. • Canopy Trees shall be sixteen (16) feet at the time of planting and spaced no more thirty (30) feet on center., • Understory trees are added and shall range from ten (10) feet to fourteen (14) feet at the time of planting and be planted fifteen (15) feet between canopy trees. • A continuous double row hedge shall be planted at staggered heights, the back row of shrubs shall be five (5) feet in height at the time of planting, and the front row shall be three (3) feet in height at the time of planting. • In addition, clusters of native palm trees ranging from ten (10) to sixteen (16) feet shall be planted along the building foundation to further screen the buildings from the right of way. • Together the Enhanced 10’ Type D Buffer and building foundation plantings shall provide enhanced screening from the right-of-way. Page 1233 of 1249 Page 2 of 4 2) East Property Line / Adjacent Residential Type B Buffer East/ Residential 15’ Type B Buffer Requirements: Fifteen-foot-wide, 80 percent opaque within one year. The buffer shall be six (6) feet in height at planting/installation. The buffer may include a wall, fence, hedge, berm, or combination thereof, including trees with a minimum of ten (10) feet at planting and spaced no more than twenty-five (25) feet on center. When planting a hedge, it shall be a minimum of ten (10) gallon plants five (5) feet in height, three (3) feet in spread and spaced a maximum four (4) feet on center at planting. East Property Line/ Adjacent Residential Enhanced 15’ Type B Buffer: The Enhanced Type B Buffer shall have a minimum width of fifteen (15) feet. It shall include a combination of the permitted elements including canopy trees, understory trees, hedge and 100% opaque fence as follows: • Canopy Trees that are sixteen (16) feet tall at the time of planting and shall be spaced twenty-five (25) feet on center. • In addition, the landscape buffer shall include understory trees between the canopy trees and spaced twelve (12) feet apart and range from ten (10) to fourteen (14) feet in height at the time of planting. • In addition, a one hundred (100) percent opaque fence shall be installed within the Enhanced Type B buffer. • In addition, a continuous single row hedge that shall be five (5) feet in height and a minimum of ten (10) gallons at time of planting. • In addition, clusters of native palm trees ranging from ten (10) to sixteen (16) feet shall be placed along the building foundation and cypress trees fourteen (14) to sixteen (16) feet in height shall be planted in locations will further screen the buildings from the adjacent residential. • Together the Enhanced 15’ Type D Buffer, building foundation plantings, and additional Cypress trees will create enhanced screening from the adjacent residential properties. 3) South/ Everrett St. Page 1234 of 1249 Page 3 of 4 South/ Everett St. 10’ Type D Buffer Requirements: Everett St. is required to have a ten (10) foot Type D Buffer as the adjacent right-of-way is approximately sixty (60) feet wide. Trees are a minimum of ten (10) feet in height and shall be placed no more than 30 feet on-center. A continuous 3-gallon row hedge shall be spaced three (3) feet on center and twenty-four (24) inches in height at the time of planting. South/ Everett St. Enhanced 10’ Type D Buffer: • The required preserve depicted on the Master Concept Plan may fulfill and/or augment the required buffer. • Due to the FPL Easement along Everett St. there are limitations to the proposed buffer. Within this easement trees must be maintained at a maximum fifteen (15) feet in height. • To fulfill the required ten (10) foot buffer, canopy trees shall be twelve (12) feet in height at the time of planting and spaced thirty no more than (30) feet on center. • Understory trees shall be added and shall be ten (10) feet in height at planting and be spaced fifteen (15) feet between canopy trees. • A continuous double row hedge shall be installed at staggered heights, the back row of shrubs shall be five (5) feet in height at the time of planting, and the front row shall be three (3) feet in height at the time of planting and be maintained at a max height of six (6) feet and four (4) feet tall respectively. • In addition, building foundation plantings shall consist of shrubs that will further screen the buildings from the right of way. • Together with the Enhanced 10’ Type D Buffer, building foundation plantings, and Preserve will create an enhanced screening from the right-of-way. 4) West/ Santa Barbara Blvd. Santa Barbara Blvd. 20’ Type D Buffer Requirements: Santa Barbara Blvd. is required to have a twenty (20) foot Type D Buffer as the adjacent right-of- way is over ninety-nine (99) feet wide. Trees shall be a minimum ten (10) feet in height and Page 1235 of 1249 Page 4 of 4 placed no more than thirty (30) feet on-center. In addition, a continuous 3-gallon row hedge shall be spaced three (3) feet on center and twenty-four (24) inches in height at the time of planting. Santa Barbara Blvd. Enhanced 20’ Type D Buffer: • The Enhanced 20’ Type D Buffer shall have canopy trees sixteen (16) feet in height at the time of planting and spaced no more than thirty (30) feet on center. • In addition to the canopy trees, understory trees will be added that l range from ten (10) to fourteen (14) feet in height at the time of planting and be spaced fifteen (15) feet between the canopy trees. • A continuous double row hedge shall be installed at staggered heights, the back row of shrubs shall be five (5) feet in height at the time of planting, and the front row shall be three (3) feet in height at the time of planting. • In addition, clusters of native palm trees shall be placed along the building foundations that will further screen the buildings from the right of way. • Together the Enhanced 20’ Type D Buffer and building foundation plantings will create enhanced screening from the right-of-way. Page 1236 of 1249 Page 1237 of 1249 PRELIMINARY - NOT FOR CONSTRUCTIONBRAKARCHITECTUREFL. LICENSE NO. AR100130834 ANCHOR RODE DR.NAPLES, FL. 34103PH. 239-241-8580WWW.BRAKARCHITECTURE.COMB R A K A R C H I T E C T U R ECOMMERCIAL - RESIDENTIAL - PLANNINGSANTA BARBARA AUTO CONDOSXXXX SANTA BARBARA BLVD. NAPLES, FL. 34112ALL IDEAS, DESIGNS, ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY, AND THE PROPERTY OF THIS OFFICE, AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY, OR DISCLOSED TO ANY PERSON, FIRM, OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF BRAK ARCHITECTURE LLC. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS OF ADEQUATE SCALE MUST BE SUBMITTED TO THIS OFFICE FOR REVIEW BEFORE PROCEEDING WITH FABRICATION ON ITEMS AS NOTED.PROJECT NO.:2405DRAWN BY:SWBDATE:4-14-25SHEET NO. OF XA0.001XXXX SANTA BARBARA BLVD. NAPLES, FLORIDA 34112SANTA BARBARA AUTO CONDOSPERSPECTIVE VIEW AT ENTRANCE FROM POLLY AVE.SCALE: N.T.S.PERSPECTIVE VIEW FROM EVERETT ST.SCALE: N.T.S.PERSPECTIVE VIEW FROM SANTA BARBARA BLVD.SCALE: N.T.S.PERSPECTIVE VIEW FROM EASTSCALE: N.T.S.RevisionsNo. Description DatePage 1238 of 1249 ResidentialCommercial6' Ht. Opaque Vinyl FenceCanopy Tree16' ht.Property Boundary25' Typ.Understory Tree10' - 14' ht.Single-Hedge Row 5' ht.15'RPUDAGRSF-3AGAGSANTA BARBARA BLVD.POLLY AVE. EVERETT ST.60'R.O.W.10' TYPE "D"BUFFERDouble-row hedgewith trees 30' o.c.60'R.O.W.15' TYPE "B" BUFFER(6' Wall with single-rowhedge 48" at planting withtrees 25' o.c.)20' TYPE "D" BUFFER(Double-row hedge with trees 30' o.c, min.)10' TYPE "D" BUFFER(Double-row hedge withtrees 30' o.c)AGSTORMWATERMANAGEMENTDEVELOPMENTAREAIngress/EgressPropertyBoundaryPropertyBoundaryPRESERVEResidentialCommercialProperty Boundary6ft Opaque FenceCanopy TreeSingle-Hedge Row25' Typ.15'Note:Peak of Building is 35'.Enhanced Canopy Trees16' ht. at PlantingEnhanced Single-Hedge Row5' ht. at PlantingEnhanced Understory Trees10' - 14' ht. at Planting6' Ht. 100% Opaque Vinyl FenceAdditional Cypress Trees 14' - 16' ht. at Planting,Building Foundation PlantingsClustered Native Palm Trees 10' -16' ht. at PlantingEnhanced 15'Type "B"BufferStormwater Management Area10' Building Foundation PlantingsEstimated Growth in 3 YearsNote:Peak of Building is 35'.70' +/- Distance6' +/-73' +/- DistanceF.F.E 10'+/-PropertyBoundaryExisting Grade Elevation7.43' +/- - 8.35'+/-Additional Cypress Trees0308CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTL2SHEETOFACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 25,2025 CONCEPT - EAST BUFFER REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGEENHANCED 15' TYPE "B" BUFFERENHANCED 15' TYPE "B" BUFFER AT PLANTING2L2PUD MASTER PLAN Scale: NTSScale: NTSScale: NTS1L22L2ELEVATIONPLAN VIEW2L2STANDARD 15' TYPE "B" BUFFERScale: NTSPLAN VIEWNNNENHANCED 15' TYPE "B" BUFFER AT PLANTING1L2Scale: NTSSECTIONRevisions Per County Comments16/25/2025 EG Page 1239 of 1249 CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: April 2025CONCEPT - EAST BUFFER REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGEENHANCED 15' TYPE "B" BUFFER Scale: NTSELEVATIONEnhanced 15' Type "B" Buffer at Planting (East)ENHANCED 15' TYPE "B" BUFFER Scale: NTSELEVATIONEnhanced 15' Type "B" Buffer Estimated Grow in 3-5 Years (East)Page 1240 of 1249 ResidentialCommercial6' Ht. Opaque Vinyl FenceCanopy Tree16' ht.Property Boundary25' Typ.Understory Tree10' - 14' ht.Single-Hedge Row 5' ht.15'RPUDAGRSF-3AGAGSANTA BARBARA BLVD.POLLY AVE. EVERETT ST.60'R.O.W.10' TYPE "D"BUFFERDouble-row hedgewith trees 30' o.c.60'R.O.W.15' TYPE "B" BUFFER(6' Wall with single-rowhedge 48" at planting withtrees 25' o.c.)20' TYPE "D" BUFFER(Double-row hedge with trees 30' o.c, min.)10' TYPE "D" BUFFER(Double-row hedge withtrees 30' o.c)AGSTORMWATERMANAGEMENTDEVELOPMENTAREAIngress/EgressPropertyBoundaryPropertyBoundaryPRESERVEEnhanced 15'Type "B"BufferStormwater Management Area10' Building Foundation PlantingsF.F.E 10'+/-PropertyBoundaryNote:Peak of Building is 35'.Estimated Grow in 3-5 Years.Existing Grade Elevation7.43' +/- - 8.35'+/-6' +/-73' +/- Distance70' +/- DistanceAdditional Cypress TreesNote:Peak of Building is 35'.Estimated Grow in 3-5 Years.Enhanced Canopy TreesEnhanced Single-Hedge RowMaintain at 6' ht. MaxEnhanced Understory TreesAdditional Cypress TreesBuilding Foundation PlantingsClustered Native Palm Trees6' Ht. 100 % Opaque Vinyl FenceResidentialCommercialProperty Boundary6ft Opaque FenceCanopy TreeSingle-Hedge Row25' Typ.15'0408CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTL2SHEETOFACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 25,2025 CONCEPT - EAST BUFFER REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGEENHANCED 15' TYPE "B" BUFFERPUD MASTER PLAN Scale: NTSScale: NTS1L2PLAN VIEWNNENHANCED 15' TYPE "B" BUFFER 1L2Scale: NTSSECTIONENHANCED 15' TYPE "B" BUFFER 2L2Scale: NTSELEVATION2L22L2STANDARD 15' TYPE "B" BUFFERScale: NTSPLAN VIEWNRevisions Per County Comments16/25/2025 EG Page 1241 of 1249 RPUDAGRSF-3AGAGSANTA BARBARA BLVD.POLLY AVE. EVERETT ST.60'R.O.W.10' TYPE "D"BUFFERDouble-row hedgewith trees 30' o.c.60'R.O.W.15' TYPE "B" BUFFER(6' Wall with single-rowhedge 48" at planting withtrees 25' o.c.)20' TYPE "D" BUFFER(Double-row hedge with trees 30' o.c, min.)10' TYPE "D" BUFFER(Double-row hedge withtrees 30' o.c)AGSTORMWATERMANAGEMENTDEVELOPMENTAREAIngress/EgressPropertyBoundaryPropertyBoundaryPRESERVEF.F.E 10'+/-Swale10'Type "D"Buffer60' ROW42' Preserve10'BUILDINGFOUNDATIONPLANTINGSPropertyBoundaryOverheadPowerlineUnderstory Tree(15' Max. Ht.)Canopy Tree(15' Max. Ht.)6' +/-80' +/- Distance30' Utility Pruning ZoneNote:Peak of Building is 35'.Estimated Grow in 3-5 Years.67' +/- Distance15' Typ.Everett St. ROW Preserve30' Typ.Double-Hedge Row5' ht. & 3' ht.Understory Tree 10' ht.Property BoundaryCanopy Tree 12' ht.10'30' Typ. PreserveEverett St. ROWProperty Boundary10'Double-Hedge RowExisting Preserve TreesExisting FPL Overhead PowerlineBuilding Foundation Plantings, ShrubsEnhanced Double-Hedge Row Maintain at 6' ht & 4' ht. MaxEnhanced Canopy & Understory Trees Maintain 15' Max Ht.Note:Peak of Building is 35'.Estimated Grow in 3-5 Years.0608CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTL3SHEETOFACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 25,2025 REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGENENHANCED 10' TYPE "D" BUFFERScale: NTS1L3PUD MASTER PLAN ENHANCED 10' TYPE ''D'' BUFFER - EVERETT ST.2L31L3CONCEPT - SOUTH BUFFERPLAN VIEWSECTION2L3STANDARD 10' TYPE "D" BUFFER Scale: NTSPLAN VIEWNNScale: NTS2L3ENHANCED 10' TYPE ''D'' BUFFER - EVERETT ST.ELEVATIONScale: NTSScale: NTSRevisions Per County Comments16/25/2025 EG Page 1242 of 1249 RPUDAGRSF-3AGAGSANTA BARBARA BLVD.POLLY AVE. EVERETT ST.60'R.O.W.10' TYPE "D"BUFFERDouble-row hedgewith trees 30' o.c.60'R.O.W.15' TYPE "B" BUFFER(6' Wall with single-rowhedge 48" at planting withtrees 25' o.c.)20' TYPE "D" BUFFER(Double-row hedge with trees 30' o.c, min.)10' TYPE "D" BUFFER(Double-row hedge withtrees 30' o.c)AGSTORMWATERMANAGEMENTDEVELOPMENTAREAIngress/EgressPropertyBoundaryPropertyBoundaryPRESERVEEnhanced Double-Hedge Row 5' ht. & 3' ht. at PlantingExisting Preserve TreesExisting FPL Overhead PowerlineCanopy Trees 12' ht. at PlantingBuilding Foundation Plantings, Shrubs 5' at PlantingNote:Peak of building is 35'.Additional Understory Trees 10' ht. at Planting15' Typ.Everett St. ROW Preserve30' Typ.Double-Hedge Row5' ht. & 3' ht.Understory Tree 10' ht.Property BoundaryCanopy Tree 12' ht.10'30' Typ. PreserveEverett St. ROWProperty Boundary10'Double-Hedge RowF.F.E 10'+/-Swale10'Type "D"Buffer60' ROW42' Preserve10'BUILDINGFOUNDATIONPLANTINGSPropertyBoundaryOverheadPowerlineNote:Peak of Building is 35'.6' +/-30' Utility Pruning Zone80' +/- Distance67' +/- Distance0508CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTL3SHEETOFACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 25,2025 REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGEENHANCED 10' TYPE ''D'' BUFFER AT PLANTING - EVERETT ST.2L3ENHANCED 10' TYPE "D" BUFFERScale: NTSPUD MASTER PLAN 2L31L3CONCEPT - SOUTH BUFFERPLAN VIEWELEVATION2L3STANDARD 10' TYPE "D" BUFFER Scale: NTSPLAN VIEWNNNScale: NTSScale: NTSENHANCED 10' TYPE ''D'' BUFFER AT PLANTING - EVERETT ST.1L3SECTIONScale: NTSRevisions Per County Comments16/25/2025 EG Page 1243 of 1249 CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 25,2025 CONCEPT - NORTH BUFFER REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGEENHANCED 10' TYPE ''D'' BUFFER - POLLY AVE.Scale: NTSELEVATIONEnhanced 10' Type "D" Buffer at Planting (Entrance at Polly Ave.)Enhanced 10' Type "D" Buffer Estimated Grow in 3-5 Years (Entrance at Polly Ave.)ENHANCED 10' TYPE ''D'' BUFFER - POLLY AVE.Scale: NTSELEVATIONRevisions Per County Comments16/25/2025 EG Page 1244 of 1249 30' Typ.15' Typ.CommercialPolly Ave. ROWDouble-Hedge Row5'ht. & 3' ht.Understory Tree10' - 14' ht.Canopy Tree16' ht.Property Boundary10'RPUDAGRSF-3AGAGSANTA BARBARA BLVD.POLLY AVE. EVERETT ST.60'R.O.W.10' TYPE "D"BUFFERDouble-row hedgewith trees 30' o.c.60'R.O.W.15' TYPE "B" BUFFER(6' Wall with single-rowhedge 48" at planting withtrees 25' o.c.)20' TYPE "D" BUFFER(Double-row hedge with trees 30' o.c, min.)10' TYPE "D" BUFFER(Double-row hedge withtrees 30' o.c)AGSTORMWATERMANAGEMENTDEVELOPMENTAREAIngress/EgressPropertyBoundaryPropertyBoundaryPRESERVEF.F.E 10'+/-60' R.O.WENHANCED10'TYPE "D"BUFFERSWALEBUILDINGFOUNDATIONPLANTINGS30' Utility Pruning ZoneNote:Peak of Building is 35'.Estimated Grow in 3-5 Years.PropertyBoundary6' +/-47' +/- Distance25' +/- DistanceOverheadPowerline30' Typ.CommercialPolly Ave. ROW10'Property BoundaryDouble-Hedge RowNote:Peak of Building is 35'.Estimated Grow in 3-5 Years.Enhanced Double-Hedge RowMaintain at 6' ht. Max & 4' ht. MaxEnhanced Canopy TreesEnhanced Understory TreesBuilding Foundation PlantingsClustered Native Palm TreesNN0208CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTL1SHEETOFACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 25,2025 REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGEENHANCED 10' TYPE "D" BUFFER - POLLY AVE.1L1ENHANCED 10' TYPE ''D'' BUFFERPUD MASTER PLANScale: NTSScale: NTS2L11L1CONCEPT - NORTH BUFFERSECTIONPLAN VIEW2L1STANDARD 10' TYPE "D" BUFFER Scale: NTSPLAN VIEWNENHANCED 10' TYPE "D" BUFFER - POLLY AVE.2L1ELEVATIONScale: NTSScale: NTSRevisions Per County Comments16/25/2025 EG Page 1245 of 1249 Enhanced Double-Hedge Row5' ht. & 3' ht. at PlantingBuilding Foundation PlantingsClustered Native Palm Trees10' - 16' ht. at PlantingEnhanced Canopy Trees16' ht. at PlantingEnhanced Understory Trees10' - 14' ht. at PlantingNote:Peak of Building is 35'.30' Typ.15' Typ.CommercialPolly Ave. ROWDouble-Hedge Row5'ht. & 3' ht.Understory Tree10' - 14' ht.Canopy Tree16' ht.Property Boundary10'RPUDAGRSF-3AGAGSANTA BARBARA BLVD.POLLY AVE. EVERETT ST.60'R.O.W.10' TYPE "D"BUFFERDouble-row hedgewith trees 30' o.c.60'R.O.W.15' TYPE "B" BUFFER(6' Wall with single-rowhedge 48" at planting withtrees 25' o.c.)20' TYPE "D" BUFFER(Double-row hedge with trees 30' o.c, min.)10' TYPE "D" BUFFER(Double-row hedge withtrees 30' o.c)AGSTORMWATERMANAGEMENTDEVELOPMENTAREAIngress/EgressPropertyBoundaryPropertyBoundaryPRESERVE30' Typ.CommercialPolly Ave. ROW10'Property BoundaryDouble-Hedge RowF.F.E 10'+/-60' R.O.WENHANCED10'TYPE "D"BUFFERSWALEBUILDINGFOUNDATIONPLANTINGS30' Utility Pruning ZonePropertyBoundary6' +/-47' +/- DistanceOverheadPowerlineNote:Peak of Building is 35'.25' +/- Distance0108CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTL1SHEETOFACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 25,2025REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGEENHANCED 10' TYPE ''D'' BUFFERENHANCED 10' TYPE "D" BUFFER AT PLANTING - POLLY AVE. 2L1PUD MASTER PLANScale: NTS2L11L1CONCEPT - NORTH BUFFERELEVATIONPLAN VIEW2L1STANDARD 10' TYPE "D" BUFFER Scale: NTSPLAN VIEWNNNENHANCED 10' TYPE "D" BUFFER AT PLANTING - POLLY AVE.1L1Scale: NTSSECTIONScale: NTSScale: NTSRevisions Per County Comments16/25/2025 EG Page 1246 of 1249 Trellis, Building Foundation PlantingNote:Peak of Building is 35'.Enhanced Double-Hedge Row5' ht. & 3' ht. at PlantingBuilding Foundation PlantingsClustered Native Palm Trees10'-16' ht. at PlantingEnhanced Understory Trees10' - 14' ht. at PlantingEnhanced Canopy Trees 16' ht. at Planting15' Typ.20'30' Typ.Santa Barbara Blvd. ROWCommercialProperty BoundaryCanopy Tree16' ht.Understory Tree10' -14' htDouble-Hedge Row5' ht & 3' ht30' Typ.20'Santa Barbara Blvd. ROWCommercialProperty BoundaryDouble-Hedge RowRPUDAGRSF-3AGAGSANTA BARBARA BLVD.POLLY AVE. EVERETT ST.60'R.O.W.10' TYPE "D"BUFFERDouble-row hedgewith trees 30' o.c.60'R.O.W.15' TYPE "B" BUFFER(6' Wall with single-rowhedge 48" at planting withtrees 25' o.c.)20' TYPE "D" BUFFER(Double-row hedge with trees 30' o.c, min.)10' TYPE "D" BUFFER(Double-row hedge withtrees 30' o.c)AGSTORMWATERMANAGEMENTDEVELOPMENTAREAIngress/EgressPropertyBoundaryPropertyBoundaryPRESERVEF.F.E 10'+/-6'SIDEWALKSWALEENHANCED20' TYPE"D"BUFFER5'BUILDINGFOUNDATIONPLANTINGSProperty Line/ ROWNote:Peak of Building is 35'.6' +/-43' +/- Distance0708CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTL4SHEETOFACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 25,2025 CONCEPT - WEST BUFFER REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGE STANDARD 20' TYPE "D" BUFFER PLANScale: NTSENHANCED 20' TYPE "D" BUFFER ENHANCED 20' TYPE ''D'' BUFFER AT PLANTING - SANTA BARBARA BLVD.2L4PUD MASTER PLANScale: NTSScale: NTSScale: NTS1L42L4PLAN VIEWPLAN VIEWELEVATION2L4NNNENHANCED 20' TYPE ''D'' BUFFER AT PLANTING - SANTA BARBARA BLVD.1L4Scale: NTSSECTIONRevisions Per County Comments16/25/2025 EG Page 1247 of 1249 CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 25,2025CONCEPT - WEST BUFFER REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGEENHANCED 20' TYPE ''D'' BUFFER - SANTA BARBARA BLVD.Scale: NTSELEVATIONEnhanced 20' Type "D" Buffer at Planting (Santa Barbara Blvd)Enhanced 20' Type "D" Buffer Estimated Grow in 3-5 Years (Santa Barbara Blvd)ENHANCED 20' TYPE ''D'' BUFFER - SANTA BARBARA BLVD.Scale: NTSELEVATIONRevisions Per County Comments16/25/2025 EG Page 1248 of 1249 Trellis, Building Foundation PlantingNote:Peak of Building is 35'.Estimated Grow in 3-5 Years.Enhanced Canopy TreesEnhanced Double-Hedge RowMaintain at 6' ht. MaxEnhanced Understory TreesBuilding Foundation PlantingsNative Palm Trees15' Typ.20'30' Typ.Santa Barbara Blvd. ROWCommercialProperty BoundaryCanopy Tree16' ht.Understory Tree10' -14' htDouble-Hedge Row5' ht & 3' ht30' Typ.20'Santa Barbara Blvd. ROWCommercialProperty BoundaryDouble-Hedge RowRPUDAGRSF-3AGAGSANTA BARBARA BLVD.POLLY AVE. EVERETT ST.60'R.O.W.10' TYPE "D"BUFFERDouble-row hedgewith trees 30' o.c.60'R.O.W.15' TYPE "B" BUFFER(6' Wall with single-rowhedge 48" at planting withtrees 25' o.c.)20' TYPE "D" BUFFER(Double-row hedge with trees 30' o.c, min.)10' TYPE "D" BUFFER(Double-row hedge withtrees 30' o.c)AGSTORMWATERMANAGEMENTDEVELOPMENTAREAIngress/EgressPropertyBoundaryPropertyBoundaryPRESERVEF.F.E 10'+/-6'SIDEWALKSWALEENHANCED20' TYPE"D"BUFFER5'BUILDINGFOUNDATIONPLANTINGSNote:Peak of Building is 35'.Estimated Grow in 3-5 Years.6' +/-Property Line/ ROW43' +/- Distance0808CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTL4SHEETOFACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 25,2025 CONCEPT - WEST BUFFER REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGE STANDARD 20' TYPE "D" BUFFER PLANScale: NTSENHANCED 20' TYPE "D" BUFFER ENHANCED 20' TYPE ''D'' BUFFER - SANTA BARBARA BLVD.2L4ENHANCED 20' TYPE ''D'' BUFFER - SANTA BARBARA BLVD.2L4PUD MASTER PLANScale: NTSScale: NTSScale: NTSScale: NTS1L42L4PLAN VIEWPLAN VIEWSECTION2L4NNNELEVATIONRevisions Per County Comments16/25/2025 EG Page 1249 of 1249