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Agenda 10/14/2025 Item #17B (Ordinance - Amending the Magnolia Pond PUD)10/14/2025 Item # 17.B ID# 2025-2917 Executive Summary This item requires that ex-parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance amending Ordinance Number 10- 06, as amended, the Magnolia Pond Planned Unit Development (PUD), to increase the number of dwelling units from 231 to 550 with an Affordable Housing Agreement, to increase the maximum building heights, to add deviations, and to revise the Master Plan; and by providing an effective date. The subject property is located within the Collier Boulevard Interchange Innovation Zoning Overlay (CBIIZO) and partially within the Wellfield Risk Management Special Treatment Overlay Zones W-3 and W-4. The subject property, consisting of 47.05± acres, is located on the north side of Interstate I-75, ½ mile west of Collier Boulevard (CR 951), and is bisected by Magnolia Pond Drive, in Section 34, Township 49 South, Range 26 East, Collier County, Florida. [PL20240010833] OBJECTIVE: To have the Board of County Commissioners (Board) review staff's findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced petition and render a decision regarding the petition, and ensure the project is in harmony with all the applicable codes and regulations to ensure that the community's interests are maintained. CONSIDERATIONS: The Magnolia Pond PUD currently allows for 231 residential dwelling units (4.9 dwelling units per acre (4.9 DUAs) and assisted living facilities (ALF). (See Attachment B-Ordinance 10-06.) The petitioner proposes 550 dwelling units (11.7 DUAs) by utilizing the Growth Management Plan’s Density Rating System, including the Affordable Housing Density Bonus. The PUD’s affordable housing component will allow 30 percent of the 550 residential dwelling units, or 165 units, to be reserved for individuals earning at or below 80 percent of the Area Median Income (AMI). The affordable housing units will be located on the 19.6-acre property on the north side of Magnolia Pond Drive. Market-rate units will be located on the remaining 27.5-acre property located on the south side of Magnolia Pond Drive. The PUD will continue to allow for an ALF. The Development Standards Table I, Exhibit B, has been modified to increase the multi-family building height from 38 feet, the zoned height, and 45 feet, the actual height, to 57 feet, the zoned height, and 65 feet, the actual height. The Master Plan, located on the previous page of this Staff Report, depicts the area of the proposed residential tracts, lake tracts, and preserve area. The petitioner has provided the required minimum of 60% open space. A 9.64± acre portion of the open space will be designated preserve. For further information, see Attachment A-Proposed PUD Ordinance. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition PUDA-PL20240010833, Magnolia Pond PUD, on August 21, 2025, and voted 6-0 to forward this petition and affordable housing agreement to the Board with a recommendation of approval subject to the adoption of the associated affordable housing agreement. This item is consistent with the Collier County strategic plan objective to implement prudent development through effective planning for transportation, land use, and growth management. FISCAL IMPACT: The Rezone by and of itself will have no fiscal impact on Collier County. There is no guarantee that the project, at build-out, will maximize its authorized level of development. However, if the Rezone is approved, a portion of the land could be developed, and the new development will result in an impact on Collier County public facilities. The County collects impact fees before the issuance of a Certificate of Occupancy to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities. Other fees collected before the issuance of a building permit include building permit review fees. Please note that impact Page 6233 of 6526 10/14/2025 Item # 17.B ID# 2025-2917 fees and taxes collected were not included in the criteria used by staff and the CCPC to analyze this petition. GROWTH MANAGEMENT IMPACT: Comprehensive Planning staff has reviewed the proposed Rezone, and the subject petition is consistent with the Future Land Use Element (FLUE) of the GMP. LEGAL CONSIDERATIONS: This is an amendment to an existing PUD. The burden falls upon the applicant to prove that the proposed rezoning is consistent with all the criteria set forth below. The burden then shifts to the Board of County Commissioners, should it consider denying the rezone, to determine that such denial would not be arbitrary, discriminatory, or unreasonable. This would be accomplished by finding that the proposal does not meet one or more of the listed criteria below. Criteria for CPUD Rezones and PUD Amendments: Ask yourself the following questions. The answers assist you in determining approval or not. 1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. 2. Is there adequacy of evidence of unified control and suitability of agreements, contracts, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 3. Consider: Conformity of the proposed CPUD with the goals, objectives, and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on the location of improvements, restrictions on design, and buffering and screening requirements. 5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 6. Consider: The timing or sequence of development (as proposed) 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 surrounding areas to accommodate expansion. 8. Consider: Conformity with CPUD regulations, or as to desirable modifications of such regulations in the particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at least equivalent to the literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, policies, and future land use map, and the elements of the Growth Management Plan? 10. Will the proposed CPUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested CPUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air in adjacent areas? 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing 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 Page 6234 of 6526 10/14/2025 Item # 17.B ID# 2025-2917 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 CPUD 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 CPUD rezone request that the Board of County Commissioners shall deem important in the protection of public health, safety, and welfare? The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons, and the oral testimony presented at the BCC hearing, as these items relate to these criteria. Should this item be denied, Florida Statutes section 125.022(3) requires the County to provide written notice to the applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial. This item has been approved as to form and legality and requires an affirmative vote of four for Board approval. (HFAC) RECOMMENDATIONS: To approve the proposed ordinance amending the Magnolia Pond PUD, Petition PUDA- PL20240010833, and the associated Affordable Housing Agreement. PREPARED BY: Nancy Gundlach, AICP, PLA, CSM, Planner III, GMCDD, Zoning Division ATTACHMENTS: 1. Staff Report - Magnolia Pond PUDA 8-1-25 (1) 2. Attachment A-Proposed Magnolia Pond PUDA Ordinance 060425 3. Attachment B-Ordinance 10-06 4. Attachment C-Magnolia Pond Consistency Review Memorandum (1) 5. Attachment D-Magnolia Pond Affordable Housing Density Bonus Agreement 6. Attachment E-NIM Documents (2) 7. Attachment F-Application 7-11-25 (1) 8. Sign Posting Affidavit and Photos Magnolia Pond PL20240010833 9. Magnolia Pond PL20240010833- 10.14.25 BCC published ad 10. legal ad - agenda ID 25-2917 - Magnolia Pond PUDA (20240010833) - 10.14.25 BCC Page 6235 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 1 of 18 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: AUGUST 21, 2025 SUBJECT: PUDA-PL20240010833, MAGNOLIA POND PLANNED UNIT DEVELOPMENT (PUD) ______________________________________________________________________________ PROPERTY OWNER/APPLICANT AND AGENTS: Owners/Applicant: Habitat for Humanity of Collier County, Inc. 1145 Tamiami Trail East Naples, FL 34113 Agents: Christoper O. Scott, AICP Richard D. Yovanovich, Esquire Peninsula Engineering Coleman, Yovanovich & Koester, P.A. 2600 Golden Gate Parkway 4001 Tamiami Trail North, Suite 300 Bonita Springs, FL 34105 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance of the Board of County Commissioners of Collier County (BCC), amending Ordinance Number 10-06, as amended, the Magnolia Pond Planned Unit Development (PUD), to increase the number of dwelling units from 231 to 550 with an Affordable Housing Agreement, to increase the maximum building heights, to add deviations, and to revise the Master Plan; and by providing an effective date. The subject property is located within the Collier Boulevard Interchange Innovation Zone Zoning Overlay (CBIIZO), partially within Wellfield Risk Management Special Treatment Overlay Zones W-3 and W-4. Page 6236 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 2 of 18 Page 6237 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 3 of 18 MASTER PLANPage 6238 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 4 of 18 GEOGRAPHIC LOCATION: The subject property, consisting of 47.05± acres, is located on the north side of Interstate I-75, ½ mile west of Collier Boulevard (CR 951), and is bisected by Magnolia Pond Drive, in Section 34, Township 49 South, Range 26 East, Collier County, Florida. (See the Location Map on page 2 of this Staff Report.) PURPOSE/DESCRIPTION OF PROJECT: The Magnolia Pond PUD currently allows for 231 residential dwelling units (4.9 dwelling units per acre (4.9 DUAs) and Assisted Living Facilities (ALF). (See Attachment B-Ordinance 10-06.) The petitioner proposes 550 dwelling units (11.7 DUAs) by utilizing the Growth Management Plan’s Density Rating System, including the Affordable Housing Density Bonus. The PUD’s affordable housing component will allow 30% of the 550 residential dwelling units, or 165 units, to be reserved for individuals earning at or below 80% of the Area Median Income (AMI). The affordable housing units will be located on the 19.6-acre property on the north side of Magnolia Pond Drive. Market Rate units will be located on the remaining 27.5 acres of property located on the south side of Magnolia Pond Drive. The PUD will continue to allow for an ALF. The Development Standards Table I Exhibit B has been modified to increase the multi-family building height from 38 feet zoned height and 45 feet actual height to 57 feet zoned height and 65 feet actual height. The Master Plan, located on the previous page of this Staff Report, depicts the area of the proposed residential tracts, lake tracts, and preserve area. The petitioner has provided the required minimum of 60% open space. A 9.64± acre portion of the open space will be designated preserve. For further information, see Attachment A-Proposed PUD Ordinance. SURROUNDING LAND USE AND ZONING: North: A 165-foot-wide canal, then single-family residences with a zoning designation of Residential Single-Family 3 (RSF-3) East: A Public Elementary School and approximately 400 to 750-foot-wide preserves, and then multi-family residential units with zoning designations of Golden Gate Commerce Park MPUD (7 DUAs) and Collier Boulevard Mixed-Use Commercial Center MPUD (16 DUAs) South: I-75, a 6-lane divided 330-foot-wide Interstate roadway West: A Public High School, and then a water management pond with a zoning designation of Agriculture (A) Page 6239 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 5 of 18 Aerial Photo GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Comprehensive Planning staff has reviewed the proposed PUD Amendment and has found it consistent with the Future Land Use Element (FLUE) of the GMP. For further information, please see Attachment C-GMP Consistency Review Memorandum. Transportation Element: In evaluating this project, staff reviewed the applicant’s March 14, 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 SUBJECT PROPERTY Page 6240 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 6 of 18 Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impact 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 Findings: According to the Traffic Impact Study (TIS) provided with this petition, the proposed Magnolia Pond PUDA development will generate a projected total of +/- 246 PM peak hour trips on the adjacent roadway, Collier Boulevard/SR-951, which represents an additional +/-115 PM peak hour trips, beyond the currently approved +/-131 PM peak hour trips for this PUD. 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 Collier Boulevard SR- 951/32.1 Green Blvd to Golden Gate Pkwy. 2,300/NB 7/NB C 689 Collier Boulevard SR- 951/32.2 Golden Gate Pkwy. to Golden Gate Canal 2,300/NB 13/NB D 322 Collier Boulevard SR- 951/ 32.3 Golden Gate Canal to I-75 3,600/NB 50/NB C 1,470 Collier Boulevard SR- 951/33.0 I-75 to Davis Blvd 3,600/NB 36/NB E(2) 159 Collier Boulevard SR- 951/34.0 Davis Blvd to Rattlesnake Hammock Rd 3,000/NB 14/NB F(3) (249) Davis Boulevard/16.2 Collier Blvd to Radio Rd 3,300/W/B 13/WB B 1,845 1.Source for P.M. Peak Hour/Peak Direction Project Traffic is March 14, 2025; Traffic Impact Statement provided by the petitioner. 2.Road link is FDOT jurisdiction. Expected deficiency in 2027 is by Trip Bank not caused by this development. The current I-75 interchange improvements are anticipated to address the LOS. 3.Existing deficiency is by Trip Bank not caused by this development. The current I-75 interchange improvements are anticipated to address the LOS. Page 6241 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 7 of 18 Based on the TIS provided by the applicant and 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. Conservation and Coastal Management Element (CCME): Environmental review staff have found this project to be consistent with the CCME. The project site consists of 38.54± acres of native vegetation. A minimum of 9.64± acres (25%) preserve is required; and shall be placed under preservation and dedicated to Collier County. GMP Conclusion: The proposed PUD Amendment may be deemed consistent with the FLUE of the GMP. STAFF 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 10.02.13 B.5., Planning Commission 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 Board of Collier County Commissioners (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 PUD petition to address environmental concerns. The PUD preserve requirement is 9.64 acres (25% of 38.54 acres), which meets the minimum 25 percent native preservation requirement in accordance with LDC 3.05.07. The proposed PUD changes will not affect any of the preservation requirements of the PUD document, Ordinance 2010-06. The only change is the reconfiguration of the preservation location. The preserve will wrap around the perimeter of the east, south, and west boundaries of the proposed development to accommodate a stormwater pond and residential structures located in the southern tract of the development. The native vegetation will be placed under preservation and dedicated to Collier County. The environmental data indicates the proposed project is in an area that has the potential to contain a variety of protected animal species. The listed species survey revealed that two gopher tortoise (Gopherus polyphemus) burrows were observed onsite. The burrows are in the central portion of the subject property (Page 26 of 67 of the Environmental Data). A gopher tortoise relocation permit will need to be obtained from the Florida Fish & Wildlife Conservation Commission (FWC) prior to approval of the first SDP and/or PPL. 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 must be included at PPL or SDP review. The proposed project is located within the US Fish and Wildlife Service (FWS) consultation area for Bonneted Bat (Eumops floridanus). The property contains 13 observed cavity trees (Page 26 of 67 of the Environmental Data). A Bonneted Bat visual survey was conducted on the subject property; however, no evidence was found indicating the trees were being utilized for nesting. This project does not require an Environmental Advisory Council (EAC) review, as it does not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommend approval of the proposed petition. Page 6242 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 8 of 18 Transportation Review: The Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Utility Review: The project lies within the regional potable water service area and the Golden Gate 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 “Engineering” 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. Affordable Housing Review: Housing Policy & Economic Development Division staff have provided the following comments: The Magnolia Pond PUD is proposed to be developed as a residential community to include up to 550 units on +/-47.05 acres. The development proposes to include 30% of the residential units (165 units) as For-Sale affordable housing restricted to households below 80% of Area Median Income (AMI). Per LDC Section 2.06.00, the inclusion of 30% affordable housing at 80% of median income allows the development to qualify for an affordable housing density bonus of an additional seven units per acre above base density, bringing the total density to 11.7 units per acre. LDC 2.06.03 AHDB Rating System: For reference, the 2025 Florida Housing Finance Corporation Income is: Page 6243 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 9 of 18 A Restrictive Covenant will be recorded on the affordable for-sale units requiring them to be initially and subsequently sold to qualifying households for a period of 30 years from the Certificate of Occupancy of each unit. The need for affordable housing units is great in Collier County, as the University of Florida Shimberg Center for Housing reports that there are currently 54,275 cost-burdened households in Collier County, with 26,756 of those spending more than 50% of their monthly income on housing expenses. Source: University of Florida Shimberg Center of Housing Studies, June 2025 (uses 2023 data). The current median home sales price in Collier County is $585,000 (Single Family Homes- $745,000, Condos- $490,000). Prices in Naples have increased by 76% from pre-COVID prices. 77% of sales are cash deals. Source: NABOR Market Report, May 2025. The Shimberg Center also reports that the average observed rent for apartments in Collier County has risen sharply, doubling over the past ten years to $3,258. Source: University of Florida Shimberg Center of Housing Studies, June 2025 (uses 2024 data). Approval of this development will assist Collier County in addressing the continued need for housing that is affordable. Housing Policy & Economic Development Division staff recommend approval of the Magnolia Pond PUDA and its accompanying Affordable Housing Density Bonus Agreement. See Attachment D: Affordable Housing Density Bonus Agreement. Zoning and Land Development Review: The subject property is currently undeveloped and is located partially within Wellfield Risk Management Special Treatment Overlay Zones W-3 and W-4. It is bisected by Magnolia Pond Drive. It is surrounded by a public high school to the west and a public elementary school to the east. To the north is a canal, and then single-family homes in Golden Gate City; to the south is I-75. Beyond the immediate property boundaries of the Magnolia Pond PUD, and to the east along Magnolia Pond Drive, the neighborhood is developed with multi-family residences. As previously stated, the PUD will be amended to increase the number of residential dwelling units from 231 units to 550 units by utilizing the Growth Management Plan’s Density Rating System, including the Affordable Housing Density Bonus. The PUD’s affordable housing component will allow 30% of the 550 residential dwelling units, or 165 units, to be reserved for individuals earning at or below 80% of the Area Median Income (AMI). The affordable housing units will be located on the 19.6-acre property on the north side of Magnolia Pond Page 6244 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 10 of 18 Drive. Market Rate units will be located on the remaining 27.5 acres of property located on the south side of Magnolia Pond Drive. The PUD will continue to allow for an ALF. The building height has increased from 38 feet zoned height and 45 feet actual height to 57 feet zoned height and 65 feet actual height. The proposed building height is similar to the building heights in the PUDs to the west, which are 50-foot zoned height in the Golden Gate Commerce Park PUD and 55- foot zoned height and 65-foot actual height in the Collier Boulevard Mixed-use Commerce Center PUD. The proposed building setbacks are the same as previously approved. The minimum setback of 300 feet from the Golden Gate Canal has been maintained. The minimum landscape code buffering standards have been met. Staff finds the proposed changes compatible with the neighborhood. REZONE FINDINGS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Subsection 10.02.13 B.5., Planning Commission 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 bases 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: 1.Whether the proposed change will be consistent with the goals, objectives, policies, future land use map, and the GMP elements. The Comprehensive Planning staff has indicated that the proposed PUD Amendment is consistent with all applicable elements of the FLUE of the GMP. 2.The existing land use pattern. As described in the “Surrounding Land Use and Zoning” portion of this staff report and discussed in the zoning review analysis, the neighborhood’s existing land use pattern can be characterized as residential and institutional. 3.The possible creation of an isolated district unrelated to adjacent and nearby districts. The proposed PUD Amendment is a continuation of the residential development to the east and along the north and south sides of Magnolia Pond Drive. 4.Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The proposed PUD boundary is logically drawn, following property boundaries. Page 6245 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 11 of 18 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 seek such changes because the petitioner wishes to increase the residential dwelling units from 231 (4.9 DUAs) to up to 550 (11.7 DUAs). Furthermore, the proposed PUD Amendment will provide affordable housing opportunities. 6.Whether the proposed change will adversely influence living conditions in the neighborhood. It is staff’s opinion that the proposed change will not adversely affect living conditions in the neighborhood. The proposed PUD is compatible with adjacent land uses. 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 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 request is not anticipated to create a drainage problem; stormwater management requirements are addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). 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. The proposed PUD amendment will not reduce light and air to adjacent areas inside or outside the PUD. 10.Whether the proposed change would adversely affect property values in the adjacent area. Property value is affected by many factors. It is driven by market conditions and is generally a subjective determination. Zoning alone is not likely to adversely affect the property values, and the proposed increase in residential dwelling units would represent a substantial investment in the property. 11.Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The surrounding properties are mostly developed or are currently under construction. The subject rezoning request to increase the residential dwelling units from 231 residential dwelling units (4.9 Page 6246 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 12 of 18 DUAs) to up to 550 residential dwelling units (11.7 DUAs) is not likely to deter development activity or improvement of surrounding properties. 12.Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. If the proposed development complies with the GMP, then that constitutes a public policy statement supporting zoning actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed change does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13.Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. There are no substantial reasons why the property cannot be used in accordance with the current zoning. However, the applicant proposes to provide 30% affordable housing (165 residential units), which will contribute towards satisfying an affordable housing deficiency in Collier County. 14.Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed change is not out of scale with the needs of the neighborhood and the County. The proposed change will address an affordable housing need of the county. 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, and 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 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 Document would require site alteration, and this project will undergo extensive 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 is 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 development will have to meet all applicable criteria set forth in the LDC regarding Adequate Public Facilities. The project must also be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by County staff responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff have concluded that Page 6247 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 13 of 18 the developer has provided appropriate commitments so that the impacts to the Level of Service (LOS) will be minimized. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in protecting public health, safety, and welfare. To be determined by the BCC during its advertised public hearing. PUD FINDINGS: LDC Section 10.02.13.B.5 states, “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria.” 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 area continues to be suitable for residential development. The site has access to Magnolia Pond Drive. Water and wastewater mains are available along Magnolia Pond Drive. 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, 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. Documents submitted with the application provided satisfactory evidence of unified control of the property. Additionally, the development will be required to gain SDP approval. These processes will ensure that appropriate stipulations for the provision of, continuing operation of, and maintenance of infrastructure will be provided by the developer. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the GMP. County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives, and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff found this petition consistent with the GMP. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on the location of improvements, restrictions on design, and buffering and screening requirements. The proposed landscaping and buffering standards are compatible with the adjacent uses. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. Page 6248 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 14 of 18 The amount of open space set aside for this project meets the minimum requirement of the LDC. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at the time of the 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 surrounding areas to accommodate expansion. To accommodate this project, the area has adequate supporting infrastructure, including readily available County water and wastewater mains. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at least equivalent to the literal application of such regulations. This criterion essentially requires an evaluation of the extent to which development standards and deviations proposed for this PUD depart from development standards that would be required for the most similar conventional zoning district. The petitioner is seeking three additional deviations (Deviations #3, 4, and 5) related to the location of affordable housing, required sidewalks, and required parking. Please refer to the Deviation Discussion portion of the staff report below for a more extensive examination of the deviations. Deviation Discussion: The petitioner is seeking one deviation from the requirements of the LDC. The deviation is directly extracted from PUD Exhibit E. The petitioner’s rationale and staff analysis/recommendation are outlined below. Deviation #3 Deviation #3 requests relief from LDC Section 2.06.04 A.14. and A.16., Affordable Housing Conditions, which require affordable housing units be the same square footage, construction, and design as the market rate dwelling units in the development and that the affordable housing units be intermixed with, and not segregated from, the market rate dwelling units in the development to instead allow for an affordable housing product to be permitted and constructed separately from the market rate apartment buildings. The affordable housing units will be owner-occupied and located on the north side of Magnolia Pond Drive (R1). All of the Market Rate dwelling units will be rental apartments located on the south side of Magnolia Pond Drive (R2). Petitioner’s Justification: The petitioner states the following in support of the deviation: The Magnolia Pond MPUD consists of separate development tracts that Magnolia Pond Drive separates. These development tracts, identified as R1 and R2 on the Master Concept Page 6249 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 15 of 18 Plan, are controlled by separate developers and will be permitted as separate Site Development Plan (SDP) applications. The MPUD will consist of owner-occupied multifamily affordable housing dwelling units located on the north side of Magnolia Pond Drive (R1) and market-rate renter-occupied apartment buildings located on the south side of Magnolia Pond Drive (R2). Due to the eventual difference in property ownership and occupancy type (i.e., market-rate rental versus owner-occupied affordable units) and the fact that Magnolia Pond Drive acts as a natural barrier between the two product types, it is not practical to integrate the units into a common plan or to provide identical unit types. The LDC provision requiring affordable housing units to have the same square footage, construction, and design as the market rate dwelling is not practical in larger developments with multiple developers and product types. It should also be noted that recent amendments to the Rural Land Stewardship Area (RLSA) provisions of the Collier County GMP create situations where affordable housing will not be integrated into the larger development. FLUE Policy 4.7.5 requires new Villages and Towns to set aside 3% of the SRA Acreage for affordable housing. This area is to be shown on the SRA Master Plan and is not required to be distributed throughout the entire SRA development. A similar deviation was approved for the Tree Farm MPUD (Ord. 2023-34). Staff Analysis and Recommendation: Zoning and Land Development Review staff recommend APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety, and welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to the literal application of such regulations.” Deviation #4 Deviation #4 requests relief from LDC Section 6.06.02.A.1., Sidewalk Requirements, which requires 5’ sidewalks on both sides of local streets or internal accessways which are adjacent to the development to instead allow an alternative sidewalk plan as shown in Exhibit 1 in lieu of providing sidewalk on the south side of Magnolia Pond Drive along the development’s entire frontage. Petitioner’s Justification: The petitioner states the following in support of the deviation: The PUD is bisected by Magnolia Pond Drive. Magnolia Pond Drive is a public right-of- way from Collier Boulevard to the subject property, and then is an access easement owned by the Collier County School District. The LDC requires a 5’ sidewalk on both sides of this roadway. Currently, the north side of Magnolia Pond Drive has an 8’ wide pathway that extends from Collier Boulevard to Golden Gate High School. There is no sidewalk along the majority of the south side of Magnolia Pond Drive. A 6-foot sidewalk was constructed by the adjacent Magnolia Pond Apartments (CDPAR13914/PL20210000922) located immediately east of the PUD; however, the sidewalk stops at the existing drainage easement, approximately 50’ east of the Magnolia Pond PUD boundary. Similarly, there is no existing sidewalk on the south side of Magnolia Pond Drive to connect to the west of the subject property. Property to the west includes a stormwater pond developed as part of the High School and is unlikely to provide a sidewalk connection in the future. The LDC requirement to provide sidewalks along the Magnolia Pond PUD road frontages would not require or provide a connection to the existing sidewalk east of the development. Page 6250 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 16 of 18 As shown in Exhibit 1, the development proposes to construct the public sidewalk on the south side of Magnolia Pond Drive from the western access point to the existing sidewalk located east of the off-site drainage easement. A pedestrian crossing to the existing 8-foot pathway on the north side of Magnolia Pond Drive will be provided at the western terminus of the proposed sidewalk. The proposed deviation improves the existing pedestrian system by connecting to the existing sidewalk on the east side of the drainage easement. Additionally, the improvements will improve safety for vehicular traffic by grading the unrecoverable slope along the property’s frontage and the DE. Staff Analysis and Recommendation: Zoning and Land Development Review staff recommend APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety, and welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to the literal application of such regulations.” Deviation #5 Deviation #5 requests relief from LDC Section 4.05.04.G., Table 17, Parking Space Requirements, which requires additional parking for small-scale recreation facilities that are accessory to single- family or multifamily projects to instead require no additional parking for small-scale recreation facilities that are accessory to the market rate rental apartment units located on the south side of Magnolia Pond Drive and identified as R2 on the Master Concept Plan. Petitioner’s Justification: The petitioner states the following in support of the deviation: The parking requirement for multifamily dwellings is one parking space per dwelling unit plus visitor parking computed at 0.5 spaces per efficiency unit, 0.75 spaces per 1-bedroom unit, and 1 space per 2-bedroom or larger unit. The parking provision further requires that office and/or administrative buildings be parked at 50% of normal requirements (50% of 1 space per 300 sf), and accessory recreation facilities be parked at 25% of the normal requirement when the majority of the dwelling units are located within 300 feet of the facilities. View looking west. Sidewalk ends at DE prior to Magnolia Pond PUD property line. Source: Google Earth; Imagery Date:8 /2024 View looking east. Existing sidewalk located on the east Page 6251 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 17 of 18 Tract R2 is intended to be developed as a single Site Development Plan (SDP) consisting of market-rate rental apartments. The conceptual design identifies a gated development consisting of 301 apartments. The development includes small-scale accessory recreation facilities intended solely for the use of the residents. The recreation facilities are located within the multifamily buildings or their internal courtyards, where the majority of units would be within 300 feet of the recreation facilities. The estimated number of Code- required parking is identified below: USE UNIT LDC PARKING RATIO REQUIRED PARKING Multifamily Residential: 1-Bedroom 118 du 1 per du plus 0.75 visitor 207 spaces 2-Bedroom or Larger 183 du 1 per du plus 1.00 visitor 366 spaces Residential Sub-Total 573 spaces Accessory Office/Administrative: Office/Administrative 4,100 sf 1 per 300 sf x 50% 7 spaces Office/Administration Sub-Total 7 spaces Accessory Recreation: Fitness 5,700 sf 1 per 100 sf x 25% 14 spaces Clubhouse 4,900 sf 1 per 200 sf x 25% 6 spaces Swimming Pool 3,500 sf 1 per 75 sf for first 1,000 sf plus 1 per additional 125 sf x 25% 8 spaces Pickleball Courts 2 courts 3 per court x 25% 2 spaces Recreation Sub-Total 30 spaces TOTAL LDC REQUIRED PARKING 610 spaces The accessory recreation parking provision is largely intended for recreation facilities that are part of a separate amenity’s tract or area with dedicated parking areas. Because the recreation facilities proposed as part of this development are integrated internal to the residential buildings and are limited to the residents of the apartment complex, they do not require users to drive and park at a separate location. The development will provide parking as required by LDC Section 4.05.04.G., Table 17, for the multifamily residential units and any accessory office and administrative floor area. Staff Analysis and Recommendation: Zoning and Land Development Review staff recommend APPROVAL, 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 the petitioner has demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to the literal application of such regulations.” found in LDC Section 10.02.13.B.5.h. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on March 12, 2025, at the Golden Gate Community Center, 4701 Golden Gate Parkway, Naples, Florida. There were three residents in attendance at the meeting. There is no opposition to the proposed PUD. For further information, please see Attachment E- NIM Documents. Page 6252 of 6526 PUDA-PL20240010833, MAGNOLIA POND PUD August 1, 2025 Page 18 of 18 COUNTY ATTORNEY'S OFFICE REVIEW: The County Attorney's Office reviewed the Staff Report for this petition on June 26, 2025. RECOMMENDATION: Staff recommend that the CCPC forward Petition PUDA-PL20240010833, Magnolia Pond PUD, to the BCC with a recommendation of approval of the affordable housing density bonus per LDC Section 2.06.01. Attachments: Attachment A: Proposed PUD Ordinance Attachment B: Ordinance 10-06 Attachment C: GMP Consistency Review Memorandum Attachment D: Affordable Housing Density Bonus Agreement Attachment E: NIM Documents Attachment F: Application Page 6253 of 6526 [25-CPS-02589/1950045/1]97 1 of 2 Magnolia Pond - PUDA-PL20240010833 6/4/25 ORDINANCE NO. 2025-_____ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 10-06, THE MAGNOLIA POND PLANNED UNIT DEVELOPMENT (PUD), TO INCREASE THE DWELLING UNITS FROM 231 TO 550 WITH AN AFFORDABLE HOUSING AGREEMENT, TO INCREASE MAXIMUM BUILDING HEIGHTS, ADD DEVIATIONS, AND REVISE THE MASTER PLAN; AND BY PROVIDING AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED WITHIN THE COLLIER BOULEVARD INTERCHANGE INNOVATION ZONE ZONING OVERLAY (CBIIZO), PARTIALLY WITHIN WELLFIELD RISK MANAGEMENT SPECIAL TREATMENT OVERLAY ZONES W-3 AND W-4 AND LOCATED ON THE NORTH SIDE OF INTERSTATE 75, ½ MILE WEST OF COLLIER BOULEVARD (CR 951), IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 47.05± ACRES. (PL20240010833) WHEREAS, on February 23, 2010, the Board of County Commissioners adopted Ordinance No. 10-06, which established the Magnolia Pond Mixed Use Planned Unit Development (the ”Magnolia Pond MPUD”); and WHEREAS, Habitat for Humanity of Collier County represented by Christopher Scott, AICP, of Peninsula Engineering and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koestner, P.A., petitioned the Board of County Commissioners to amend the Magnolia Pond MPUD. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: Amendment to PUD Document. Exhibits A through F attached to Ordinance No. 10-06, as amended, are hereby amended and replaced with the Exhibits A through F attached hereto and incorporated herein. SECTION TWO: Effective Date. This Ordinance shall become effective upon filing with the Department of State. Page 6254 of 6526 [25-CPS-02589/1950045/1]97 2 of 2 Magnolia Pond - PUDA-PL20240010833 6/4/25 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 Attachments: Exhibit A - List of Permitted Uses Exhibit B - List of Development Standards Exhibit C - Master Plan Exhibit D - Legal Description Exhibit E - List of Deviations Exhibit F - List of Developer Commitments Exhibit 1 - Proposed Sidewalk Improvements-Deviation 4 Page 6255 of 6526 Magnolia Pond PUDA, PL20240010833 Page 1 of 19 Revised: 5/14/2025 EXHIBIT A LIST OF PERMITTED USES The Magnolia Pond PUD is +47.05 acres in size and has a maximum number of 231 550 dwelling units permitted with a density of 4.9 11.7 dwelling units per acre. PERMITTED USES No building, structure or part thereof, shall be erected, altered or used, or land used, in whole or part, for other than the following: A. Permitted Principal Uses and Structures: 1. Single- family dwellings (includes zero-lot line), limited to a maximum of 125 units. 2. Two-family dwellings and duplexes. 3. Multf-family dwellings (includes buildings containing more than 2 units that are physically connected). 4. Assisted living facilitfes at a F.A.R. of .60 (for each four ALF units developed, one residentfal dwelling unit shall be subtracted from the maximum of 231 permitted dwelling units). 5. Any other permitted use deemed compatfble by the Board of Zoning Appeals or the Hearing Examiner by the process outlined in the LDC. B. Permitted Accessory Uses and Structures: Accessory uses and structures customarily associated with the permitted principal uses and structures, including but not limited to: 1. Customary accessory uses and structures including carports, garages, and utflity buildings. 2. Recreatfonal uses and facilitfes including clubhouses, swimming pools, tennis courts, volleyball courts, children's playground areas, tot lots, boat docks, walking paths, horse trails and barns, kayak and canoe launches and storage, picnic areas, recreatfon buildings, verandahs, and basketball/shuftfe board courts for residents and their guests. 3. Manager's residences and offices, temporary sales trailers, and model units. 4. Gatehouse. 5. Essentfal services, including interim and permanent utflity and maintenance facilitfes. 6. Any other accessory use deemed compatfble by the Board of Zoning Appeals or the Hearing Examiner by the process outlined in the LDC. Page 6256 of 6526 Magnolia Pond PUDA, PL20240010833 Page 2 of 19 Revised: 5/14/2025 EXHIBIT B TABLE I RESIDENTIAL DEVLEOPMENT STANDARDS STANDARDS SINGLE-FAMILY TWO-FAMILY MULTI-FAMILY ASSISTED LIVING FACILITY CLUBHOUSE Min. Lot Area (per unit/use) 7,500 sq. fl. 5,000 sq. fl. 4,000 sq. fl. 10,000 sq. fl. 7,500 sq. fl. Min. Lot Width 50 feet interior (1) 60 feet corner 90 feet interior (1) (45 feet)(2) 110 feet corner lots (55 feet)(2) NA 75 feet 50 feet interior (1) 60 feet corner Front Yard Setback 15 feet (5) 15 feet (5) 25 feet 25 feet 25 feet Side Yard Setback 0 feet & 10 feet or both 5 feet 0 feet & 10 feet or both 5 feet 15 feet 15 feet 15 feet Rear Yard Setback Principal: Accessory: 20 feet 10 feet 20 feet 10 feet 20 feet 10 feet 20 feet 10 feet 20 feet 10 feet MPUD Boundary Setback: Principal Accessory 20 feet (3) 10 feet 20 feet (3) 10 feet 20 feet (3) 10 feet 20 feet (3) 10 feet 20 feet (3) 10 feet Page 6257 of 6526 Magnolia Pond PUDA, PL20240010833 Page 3 of 19 Revised: 5/14/2025 STANDARDS SINGLE-FAMILY TWO-FAMILY MULTI-FAMILY ASSISTED LIVING FACILITY CLUBHOUSE Setback from I- 75 75 feet 75 feet 75 feet 75 feet 75 feet Garage Setback (4) 23 feet 23 feet 23 feet 23 feet 23 feet Preserve Area Setback Principal: Accessory: 25 feet 10 feet 25 feet 10 feet 25 feet 10 feet 25 feet 10 feet 25 feet 10 feet Distance Between Principal Structures NA NA One-half the sum of the building heights. One-half the sum of the building heights. One-half the sum of the building heights. Distance between Accessory Structures: 10 feet 10 feet 10 feet 10 feet 10 feet Maximum Zoned Height Principal: Accessory: 35 feet and 2 stories 20 feet 35 feet and 2 stories 20 feet 38 feet and 3 stories 20 feet 38 feet and 3 stories 20 feet 35 feet and 2 stories 20 feet Maximum Actual Height Principal: Accessory: 42 feet and 2 stories 27 feet 42 feet and 2 stories 27 feet 45 feet and 3 stories 27 feet 45 feet and 3 stories 27 feet 42 feet and 2 stories 20 feet Minimum Floor Area 1200 sq. fl. 1100 sq. fl. 1 bdr. 650 sq. fl. 2 bdr. – 900 sq. fl. 3 bdr – 1050 sq. fl. (6) 1200 sq. fl. Minimum carport or garage per unit 2 car garage 1 car garage 1 carport space or 1 car garage (7) NA (1) May be reduced on cul-de-sac lots. (2) Minimum lot frontage in parentheses applies only in cases where a dwelling unit in a 2-family structure is on an individually platted lot. (3) Three-story buildings shall be set back a minimum of three hundred feet from the Golden Gate Canal right- of-way and one hundred feet from Interstate 75 right-of-way. Page 6258 of 6526 Magnolia Pond PUDA, PL20240010833 Page 4 of 19 Revised: 5/14/2025 (4) A minimum of 23 feet shall be provided from the back of sidewalk/curb to the face of garage. (5) 15 foot setback shall apply to side-entry garages. Front entry garages must maintain a minimum of 23 feet. (6) Maximum floor area for ALF shall be calculated per the permitted F.A.R. of .60. (7) Not applicable for assisted living facility buildings. Independent living units that are part of an ALF shall mirror the multf-family parking requirements. (8) The buffer along Magnolia Pond Drive shall be a Type D buffer of either 10 feet in width with a 6 foot privacy wall or 15 feet in width if only vegetatfon is installed. Page 6259 of 6526 Magnolia Pond PUDA, PL20240010833 Page 5 of 19 Revised: 5/14/2025 EXHIBIT B DEVELOPMENT STANDARDS STANDARDS SINGLE- FAMILY TWO-FAMILY/ DUPLEX MULTIFAMILY ASSISTED LIVING FACILITY CLUBHOUSE1 MIN. LOT AREA 7,500 S.F. 3,000 S.F. / UNIT 10,000 S.F. 10,000 S.F. 7,500 S.F. MIN. LOT WIDTH 50’ 45’ 100’ 75’ 50’ MIN. FLOOR AREA 1,200 SF 1,100 S.F./ UNIT 650 S.F./UNIT N/A N/A FLOOR AREA RATIO N/A N/A N/A 0.60 N/A MIN. I-75 SETBACK2 75’ 75’ 75’ 75’ 75’ MIN. GOLDEN GATE CANAL SETBACK 300’ 300’ 300’ 300’ 300’ PRINCIPAL STRUCTURES MIN. FRONT YARD 15’ 15’ 25’ 25’ 25’ MIN. SIDE YARD 5’ 0 OR 5’3 15’ 15’ 15’ MIN. REAR YARD 20’ 20’ 20’ 20’ 20’ MIN. PRESERVE SETBACK 25’ 25’ 25’ 25’ 25’ MIN. DISTANCE BETWEEN STRUCTURES N/A 0 OR 10’ 30’ 20’ 20’ MAX. BUILDING HEIGHT - ZONED 35’ 35’ 57’ 50’ 35’ MAX. BUILDING HEIGHT - ACTUAL 42’ 42’ 65’ 62’ 42’ ACCESSORY STRUCTURES MIN. FRONT YARD SPS SPS SPS SPS SPS MIN. SIDE YARD SPS SPS SPS SPS 10’ MIN. REAR YARD 10’ 10’ 10’ 10’ 10’ MIN. PRESERVE SETBACK 10’ 10’ 10’ 10’ 10’ MIN. DISTANCE BETWEEN STRUCTURES 10’ 10’ 10’ 10’ 10’ MAX. BUILDING HEIGHT - ZONED 35’ 35’ 35’ 35’ 35’ MAX. BUILDNG HEIGHT - ACTUAL 35’ 35’ 35’ 35’ 35’ SPS = Same as Principal Structure Footnotes: 1. Clubhouses that are located within a multffamily residentfal building are subject to development standards for multffamily dwellings. 2. Buildings that are three-stories or taller must be setback a minimum of 100’ from I-75. 3. Side setback may be 0’ or 5’ provided 10’ separatfon between adjacent principal structures is maintained if not structurally attached. NOTE: Setbacks that conflict with utflity standards for the required separatfon between utflity infrastructure and buildings or structures do not constftute an approved deviatfon Page 6260 of 6526 Magnolia Pond PUDA, PL20240010833 Page 6 of 19 Revised: 5/14/2025 EXHIBIT C MPUD MASTER PLAN Page 6261 of 6526 RESIDENTIAL (R1) ZONING: A LAND USE: SCHOOL GOLDEN GATE CANAL INTERSTATE - 75 (PUBLIC RIGHT-OF-WAY) MAGNOLIA POND DR ZONING: GOLDEN GATE COMMERCE PARK MPUD LAND USE: VACANT PRESERVE MAGNOLIA POND DR (PUBLIC RIGHT-OF-WAY) ZONING: COLLIER BLVD MIXED USE COMM CNTR MPUD LAND USE: VACANT PRESERVE ZONING: GOLDEN GATE COMMERCE PARK MPUD LAND USE: SCHOOL POTENTIAL FUTURE RIGHT OUT ONLY 4 5 50' MUTUAL RIGHT-OF-WAY EASEMENT (O.R. BOOK 1040 PAGE 1333) 50' MUTUAL RIGHT-OF-WAY EASEMENT (O.R. BOOK 430 PAGE 516) 50' MUTUAL RIGHT-OF-WAY EASEMENT (O.R. BOOK 351 PAGE 171) 30' DRAINAGE, ACCESS AND MAINTENANCE EASEMENT (O.R. BOOK 4575 PAGE 3010) 30' DRAINAGE, ACCESS AND MAINTENANCE EASEMENT (O.R. BOOK 4575 PAGE 3006) 25' MUTUAL RIGHT-OF-WAY EASEMENT (O.R. BOOK 1040 PAGE 1333) ZONING: RSF-3 LAND USE: RESIDENTIAL 321 15' TYPE "B" LANDSCAPE BUFFER 10' TYPE "A" LANDSCAPE BUFFER 15' TYPE "B" LANDSCAPE BUFFER 20' TYPE "D" LANDSCAPE BUFFER 321 ZONING: PUD AND A LAND USE: VACANT MINIMUM 6' LANDSCAPE BUFFER RESERVATION (SEE NOTE #2) MINIMUM 6' LANDSCAPE BUFFER RESERVATION (SEE NOTE #2) 20' TYPE "D" LANDSCAPE BUFFER ZONING: A LAND USE: STORM WATER POND MINIMUM 6' LANDSCAPE BUFFER RESERVATION (SEE NOTE #2) 15' TYPE "B" LANDSCAPE BUFFER RESIDENTIAL (R2) 50' MUTUAL RIGHT-OF-WAY EASEMENT (O.R. BOOK 359 PAGE 609 & O.R. BOOK 426 PAGE 121) • CIVIL ENGINEERING • PLANNING AND ZONING • ENVIRONMENTAL SERVICES • LANDSCAPE ARCHITECTURE • SURVEYING • LAND DEVELOPMENT ENGINEERING PENINSULA Sheet Number: File Name: Project Number: Drawing Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:CLIENT:TITLE:PROJECT:[Save Date: 4/25/2025 4:21:41 PM] [By: AAvila] [Plot Date: 4/25/2025 4:22:32 PM] [By: Alejandro Avila] [Original Size: 8.5X11] [Path: P:\Active_Projects\P-THTH-001\001-PUD\Drawings-Civil\C00-Exhibits\X02-Master_Plan\Sheet_Files\P-THTH-001-001-C00-X02-1.dwg]Sheet ID: of Florida Engineering C.A #28275 Florida Landscape C.A #LC26000632 MAGNOLIA POND PUDA MASTER PLAN EXHIBIT "C" HABITAT FOR HUMANITY 34 49S 26E NATHAN MULLINS NATHAN MULLINS NOVEMBER 2024 1" = 300' P-THTH-001-001-C00 P-THTH-001-001-C00-X02-1.dwg C-X02-1 01 02 239.403.6700 Pen-Eng.com 2600 Golden Gate Pkwy Naples, FL 34105 SCALE:1" = 300'LEGEND DEVIATION RESIDENTIAL # R# PRESERVE PUD INGRESS / EGRESS WATER MANAGEMENT 00 75'150'300'600'900' Bar Scale: 1" = 300' Page 6262 of 6526 • CIVIL ENGINEERING • PLANNING AND ZONING • ENVIRONMENTAL SERVICES • LANDSCAPE ARCHITECTURE • SURVEYING • LAND DEVELOPMENT ENGINEERING PENINSULA Sheet Number: File Name: Project Number: Drawing Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:CLIENT:TITLE:PROJECT:[Save Date: 12/5/2024 11:21:00 AM] [By: NMullins] [Plot Date: 3/31/2025 3:15:09 PM] [By: Joshua Mueller] [Original Size: 8.5X11] [Path: P:\Active_Projects\P-THTH-001\001-PUD\Drawings-Civil\C00-Exhibits\X02-Master_Plan\Sheet_Files\P-THTH-001-001-C00-X02-2.dwg]Sheet ID: of Florida Engineering C.A #28275 Florida Landscape C.A #LC26000632 MAGNOLIA POND PUDA MASTER PLAN EXHIBIT NOTES HABITAT FOR HUMANITY 34 49S 26E NATHAN MULLINS NATHAN MULLINS NOVEMBER 2024 N.T.S. P-THTH-001-001-C00 P-THTH-001-001-C00-X02-2.dwg C-X02-2 02 02 239.403.6700 Pen-Eng.com 2600 Golden Gate Pkwy Naples, FL 34105 LAND USE SUMMARY USE ACRES % OF SITE LAKES 6.78± AC 14% EASEMENTS 1.79± AC 4% PRESERVE 9.64± AC 20% LANDSCAPE BUFFERS 1.27± AC 3% MAGNOLIA POND ROAD EASEMENT 1.73± AC 4% DEVELOPABLE AREA 25.84± AC 55% TOTAL SITE AREA 47.05± AC 100% PRESERVE CALCULATION PRESERVE REQUIRED: 25% OF EXISTING NATIVE VEGETATION 38.54 - ACRES OF EXISTING NATIVE VEGETATION ON-SITE X 0.25 = 9.64 ACRES PRESERVE PROVIDED 9.64 ACRES OPEN SPACE REQUIRED 60% PROVIDED 60% DEVIATIONS (SEE EXHIBIT "C"). DEVIATION 1: RELIEF FROM LDC SECTION 4.06.02(C)2, BUFFER YARD REQUIREMENTS. DEVIATION 2: RELIEF FROM LDC SECTION 6.06.01(O), MINIMUM RIGHT-OF-WAY WIDTHS. DEVIATION 3: RELIEF FROM LDC SECTION 2.06.04 A.14. AND A.16. AFFORDABLE HOUSING CONDITIONS. DEVIATION 4: RELIEF FROM LDC SECTIONS 6.06.02.A.1. SIDEWALK REQUIREMENTS. DEVIATION 5: DEVIATION FROM LDC SECTION 4.05.04.G., TABLE 17, PARKING SPACE REQUIREMENTS. NOTES. 1.THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS. AREAS PROVIDED IN THE LAND USE SUMMARY ABOVE ARE ESTIMATED AN THE FINAL LAND USE CONFIGURATION WILL BE DETERMINED AT THE TIME OF FINAL DESIGN AND PERMITTING. 2.PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE BUFFER REQUIREMENTS AFTER EXOTIC VEGETATION REMOVAL IN ACCORDANCE WITH LDC SECTIONS 4.06.02 AND 4.06.05.E.1. SUPPLEMENTAL PLANTINGS WITH NATIVE PLANT MATERIALS SHALL BE IN ACCORDANCE WITH LDC SECTION 3.05.07. IN ORDER TO MEET THE LDC BUFFER REQUIREMENTS, A 6 FOOT WIDE LANDSCAPE BUFFER RESERVATION HAS BEEN IDENTIFIED ON THE MASTER PLAN. IN THE EVENT THAT THE PRESERVE DOES NOT MEET BUFFER REQUIREMENTS AFTER REMOVAL OF EXOTICS AND SUPPLEMENTAL PLANTING WITHIN THE PRESERVE, PLANTINGS WILL BE PROVIDED IN THE 6' WIDE RESERVATION TO MEET THE BUFFER REQUIREMENTS. THE TYPE, SIZE, AND NUMBER OF SUCH PLANTINGS, IF NECESSARY, WILL BE DETERMINED AT TIME OF INITIAL SDP OR PLAT AND INCLUDED ON THE LANDSCAPE PLANS FOR THE SDP OR PLAT. Page 6263 of 6526 Magnolia Pond PUDA, PL20240010833 Page 9 of 19 Revised: 5/14/2025 EXHIBIT D LEGAL DESCRIPTION FOR MAGNOLIA POND MPUD OFFICIAL RECORD BOOK 3749, PAGES 0161-0165 A PARCEL OF LAND LYING IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA MORE PARTICULARLY DESCRIBED AS FOLLOWS: PARCEL 8: THE WEST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00296760002 AND PARCEL 20: THE EAST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00297240000 AND PARCEL 21: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 AND THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNT TO NOT LESS THAN 25%. LESS A PORTION OF THE SE 1/4 OF THE SE 1/4 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST; RUN THENCE, SOUTH 00°20'07" EAST ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF SAID SECTION 34, A DISTANCE OF 2,324.86 FEET FOR THE POINT OF BEGINNING: THENCE NORTH 74°09'17" WEST, A DISTANCE OF 323.86 FEET TO A POINT: THENCE, NORTH 73°00'33" WEST, A DISTANCE OF 364.53 FEET; THENCE SOUTH 00°19'13" EAST, A DISTANCE OF 355.71 FEET TO A POINT OF A CURVE CONCAVE SOUTHWESTERLY; THENCE, FROM A TANGENT BEARING OF SOUTH 76°01'14" EAST, RUN SOUTHEASTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,297.16 FEET, THROUGH AN ANGLE OF 03°00'41" AN ARC DISTANCE OF 593.78 FEET TO THE END OF SAID CURVE; THENCE, SOUTH 73°00'23" EAST A DISTANCE OF 92.07 FEET; THENCE, NORTH 00°20'07" WEST ALONG THE EAST LINE OF THE NW 1/4 OF SECTION 34, A DISTANCE OF 346.19 FEET TO THE POINT OF BEGINNING. CONTAINING 5.231 ACRES, MORE OR LESS. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LANDS INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. LESS AND EXCEPT PROPERTY DESCRIBED IN QUIT-CLAIM DEED RECORDED IN O.R. BOOK 2323, PAGE 508, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00297280002 AND Page 6264 of 6526 Magnolia Pond PUDA, PL20240010833 Page 10 of 19 Revised: 5/14/2025 PARCELS 33 & 38: THE WEST 1/2 OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR, AMOUNTING TO NOT LESS THAN 25%. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LANDS INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. PROPERTY I.D. #00297720009 AND PARCEL 39: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/ 4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNTING TO NOT LESS THAN 25%, LESS AND EXCEPT THE PARCEL SET FORTH IN THAT CERTAIN STIPULATED FINAL JUDGMENT RECORDED IN O. R. BOOK 994, PAGES 1760-1763, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF- WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LANDS INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS, PROPERTY LD. #00297880004 AND PARCEL 41: THE WEST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, LESS AND EXCEPT THE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 1048, PAGES 521-523, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00298000003 AND PARCEL 114: THAT PART OF THE S 1/2 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST IN COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE CENTER OF SAID SECTION 34, THENCE RUN N 16°59'37" E A DISTANCE OF 162.00 FEET; THENCE N 73°00'33" W A DISTANCE OF 893.75 FEET; THENCE N 16°59'27" E A DISTANCE OF 162.00 FEET TO THE POINT OF BEGINNING; AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73°37'19" W; THENCE NORTHWESTERL Y ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET THROUGH AN ANGLE OF 01°13'41", AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE; THENCE N 88°28' 35" E A DISTANCE OF 336.37 FEET; THENCE S 00°19'13" E A DISTANCE OF 109.09 FEET; THENCE N 73°00'33" W A DISTANCE OF 102.33 FEET TO THE POINT OF BEGINNING. SUBJECT TO RESTRICTIONS, RESERVATIONS, CONDITIONS AND EASEMENTS OF RECORD AND UTILITIES REMAINING IN PLACE AND IN USE IF ANY. THIS PROPERTY CANNOT BE USED FOR OUTDOOR ADVERTISING PURPOSES. Page 6265 of 6526 Magnolia Pond PUDA, PL20240010833 Page 11 of 19 Revised: 5/14/2025 RESERVING UNTO THE STATE OF FLORIDA DEPARTMENT OF TRANSPORTATION ALL RIGHTS OF INGRESS, EGRESS, LIGHT, AIR, AND VIEW BETWEEN THE ABOVE DESCRIBED PROPERTY AND THE ROAD NAMED AS FOLLOWS: STATE ROAD 93 (I-75); ALONG THE FOLLOWING DESCRIBED LINE: COMMENCE AT THE CENTER OF SAID SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST; THENCE RUN N 16°59'37" E A DISTANCE OF 162.00 FEET; THENCE N 73°00'33" W A DISTANCE OF 893.75 FEET; THENCE N 16°59'27" E A DISTANCE OF 152.00 FEET; THENCE S 73°00'33" E A DISTANCE OF 102.33 FEET TO THE BEGINNING OF THE HEREIN DESCRIBED LIMITED ACCESS LINE; THENCE N 73°00' 33" W A DISTANCE OF 102.33 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73°37'19" W; THENCE NORTHWESTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET, THROUGH AN ANGLE 01°13'41" AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE AND THE END OF SAID DESCRIBED LIMITED ACCESS LINE. PROPERTY I.D. #00297280002 AND THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 2904, PAGES 0876 THROUGH 0879 INCLUSIVE, MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE EAST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 LYING IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. AND THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 3002, PAGE 2740 MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE EST HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, SAME BEING FIVE ACRES MORE OR LESS. SUBJECT TO AN ACCESS EASEMENT OF 25 FEET ON, OVER AND ALONG THE NORTH LINE AND A DRAINAGE EASEMENT ON THE EAST LINE OF SAID PROPERTY. SUBJECT TO EASEMENTS, RESTRICTIONS AND RESERVATIONS OF RECORD. SUBJECT PARCEL CONTAINS 2,049,396.00 SQ. FEET, OR 47.05+ ACRES OF LAND, MORE OR LESS. PARCEL 8: THE WEST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PARCEL I.D. #00296760002 PARCEL 20: THE EAST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PARCEL I.D. #00297240000 PARCEL 21: Page 6266 of 6526 Magnolia Pond PUDA, PL20240010833 Page 12 of 19 Revised: 5/14/2025 THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 AND THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS, AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNT TO NOT LESS THAN 25%. LESS A PORTION OF THE SE 1/4 OF THE SE 1/4 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST; RUN THENCE SOUTH 0°20'07" EAST, ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF SAID SECTION 34, A DISTANCE OF 2,324.86 FEET FOR THE POINT OF BEGINNING; THENCE NORTH 74°09'17" WEST, A DISTANCE OF 323.86 FEET TO A POINT; THENCE NORTH 73°00'33" WEST, A DISTANCE OF 364.53 FEET; THENCE SOUTH 0°19'13" EAST, A DISTANCE OF 355.71 FEET TO A POINT OF A CURVE CONCAVE SOUTHWESTERLY; THENCE FROM A TANGENT BEARING OF SOUTH 76°01'14" EAST, RUN SOUTHEASTERLY ALONG SAID CURE HAVING A RADIUS OF 11,297.16 FEET, THROUGH AN ANGLE OF 3°00'41" AN ARC DISTANCE OF 593.78 FEET TO THE END OF SAID CURVE; THENCE SOUTH 73°00'23" EAST A DISTANCE OF 92.07 FEET; THENCE NORTH 0°20'07" WEST, ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF SECTION 34, A DISTANCE OF 346.19 TO THE POINT OF BEGINNING. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. LESS AND EXCEPT PROPERTY DESCRIBED IN QUIT- CLAIM DEED RECORDED IN O.R. BOOK 2323, PAGE 508, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00297280002 PARCELS 33 & 38: THE WEST 1/2 OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS, AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR, AMOUNTING TO NOT LESS THAN 25%. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. PROPERTY I.D. #00297720009 PARCEL 39: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNTING TO NO LESS THAN 25%, LESS AND EXCEPT THE PARCEL SET FORTH IN THAT CERTAIN STIPULATED FINAL JUDGEMENT RECORDED IN O.R. BOOK 994, PAGES 1760-1763, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. PROPERTY I.D. #00297880004 PARCEL 41: Page 6267 of 6526 Magnolia Pond PUDA, PL20240010833 Page 13 of 19 Revised: 5/14/2025 THE WEST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, LESS AND EXCEPT THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 1048, PAGE 521-523, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00298000003 PARCEL 114: THAT PART OF THE S 1/2 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE CENTER OF SAID SECTION 34; THENCE RUN N 16°59'37" E, A DISTANCE OF 162.00 FEET; THENCE N 73°00'33" W, A DISTANCE OF 893.75 FEET; THENCE N 16°59'27" E, A DISTANCE OF 162.00 FEET TO THE POINT OF BEGINNING; AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73°37'19" W; THENCE NORTHWESTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET, THROUGH AN ANGLE OF 1°13'41", AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE; THENCE N 88°28'35" E, A DISTANCE OF 336.37 FEET; THENCE S 01°19'13" E, A DISTANCE OF 109.09 FEET; THENCE N 73°00'33" W, A DISTANCE OF 102.33 FEET TO THE POINT OF BEGINNING. SUBJECT TO RESTRICTIONS, RESERVATIONS, CONDITIONS AND EASEMENTS OF RECORD AND UTILITY REMAINING IN PLACE AND IN USE, IF ANY, THIS PROPERTY CANNOT BE USED FOR OUTDOOR ADVERTISING PURPOSES. RESERVING UNTO THE STATE OF FLORIDA DEPARTMENT OF TRANSPORTATION ALL RIGHTS OF INGRESS, EGRESS, LIGHT, AIR, AND VIEW BETWEEN THE ABOVE DESCRIBED PROPERTY AND THE ROAD NAMED AS FOLLOWS: STATE ROAD 93 (I-75); ALONG THE FOLLOWING DESCRIBED LINE: COMMENCE AT THE CENTER OF SAID SECTION 34,TOWNSHIP 49 SOUTH, RANGE 26 EAST; THENCE RUN N 16°59'37" E A DISTANCE OF 162.00 FEET; THENCE N 73°00'33" W A DISTANCE OF 893.75 FEET; THENCE N 16°59'27" E A DISTANCE OF 152.00 FEET; THENCE S 73°00'33" E A DISTANCE OF 102.33 FEET TO THE BEGINNING OF THE HEREIN DESCRIBED LIMITED ACCESS LINE; THENCE N 73°00'33" W A DISTANCE OF 102.33 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73°37' 19" W; THENCE NORTHWESTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET, THROUGH AN ANGLE OF 01°13'41" AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE AND THE END OF SAID DESCRIBED LIMITED ACCESS LINE. PROPERTY I.D. #00296721009 PARCEL 9: THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 2904, PAGES 0876 THROUGH 0879 INCLUSIVE, MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE EAST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PROPERTY ID #00296800001 PARCEL 30: THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 3002, PAGE 2704 MORE PARTICULARLY DESCRIBED AS FOLLOWS: Page 6268 of 6526 Magnolia Pond PUDA, PL20240010833 Page 14 of 19 Revised: 5/14/2025 THE EAST HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, SAME BEING FIVE ACRES MORE OR LESS. SUBJECT TO AN ACCESS EASEMENT OF 25 FEET ON, OVER AND ALONG THE NORTH LINE AND A DRAINAGE EASEMENT OF THE EAST LINE OF SAID PROPERTY. PROPERTY ID #00297600006 SUBJECT TO EASEMENT, RESTRICTIONS AND RESERVATIONS OF RECORD. SUBJECT PARCEL CONTAINS 2,049,396.00 SQ, FEET, OR 47.05+/- ACRES OF LAND, MORE OR LESS. Page 6269 of 6526 Magnolia Pond PUDA, PL20240010833 Page 15 of 19 Revised: 5/14/2025 EXHIBIT E DEVIATIONS LANDSCAPING AND BUFFERING REQUIREMENTS: A1. Deviatfon #1 seeks relief from LDC Sectfon 4.06.02(C)2, Buffer Yard Requirements, which requires an Alternatfve B (15 foot wide) Landscape Buffer, to allow for a reductfon in width to 10 feet when the common property line between single or two family units and multf-family units are internal to the project and employ a similar architectural theme. The plantfng materials shall be the same as the Type ‘B’ buffer. B2. Deviatfon #2 seeks relief from LDC Sectfon 6.06.01(O), Minimum Right-of-Way Widths, which requires a minimum of a 60 foot width, to permit within the proposed MPUD internal roadway right-of-ways of 50 feet in width. 3. Deviatfon #3 seeks relief from LDC Sectfon 2.06.04 A.14. and A.16, Affordable Housing Conditfons, which require that affordable housing units be the same square footage, constructfon and design as the market rate dwelling units in the development and that the affordable housing units be intermixed with, and not segregated from, the market rate dwelling units in the development to instead allow for an affordable housing product to be permitted and constructed separately from the market rate apartment buildings. The affordable housing units will be owner occupied and located on the north side of Magnolia Pond Drive (R1) and all of the market rate dwelling units will be rental apartments located on the south side of Magnolia Pond Drive (R2). 4. Deviatfon #4 seeks relief from LDC Sectfons 6.06.02.A.1, Sidewalk Requirements, which requires 5’ sidewalks on both sides of local streets or internal accessways which are adjacent to the development to instead allow an alternatfve sidewalk plan as shown in Exhibit 1 in lieu of providing sidewalk on the south side of Magnolia Pond Drive along the development’s entfre frontage. The alternatfve sidewalk plan has an existfng 8’ sidewalk on the north side of Magnolia Pond Drive and a 6’ sidewalk from the project entrance to the east along the PUD frontage. 5. Deviatfon #5 seeks relief from LDC Sectfon 4.05.04.G., Table 17, Parking Space Requirements, which requires parking for small-scale recreatfon facilitfes that are accessory to single-family or multffamily projects and intended only for the residents to instead require no parking for small-scale recreatfon facilitfes that are accessory to the market rate rental apartment units located on the south side of Magnolia Pond Drive and identffied as R2 on the Master Concept Plan. Page 6270 of 6526 Magnolia Pond PUDA, PL20240010833 Page 16 of 19 Revised: 5/14/2025 EXHIBIT F LIST OF DEVELOPER COMMITMENTS 1. GENERAL A. The property owner, his or her assigns and or subsequent homeowners associatfons will be responsible for the maintenance of common areas and infrastructure associated with future development. B. One entfty (hereinafler the Managing Entfty) shall be responsible for PUD monitoring untfl close- out of the PUD, and this entfty shall also be responsible for satfsfying all PUD commitments untfl close-out of the PUD. At the tfme of this PUD approval, the Managing Entfty is Habitat for Humanity of Collier County, Inc. Should the Managing Entfty desire to transfer the monitoring and commitments to a successor entfty, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. Afler such approval, the Managing Entfty will be released of its obligatfons upon written approval of the transfer by County staff, and the successor entfty shall become the Managing Entfty. As Owner and Developer sell off tracts, the Managing Entfty shall provide written notfce to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entfty, but the Managing Entfty shall not be relieved of its responsibility under this Sectfon. When the PUD is closed-out, then the Managing Entfty is no longer responsible for the monitoring and fulfillment of PUD commitments. C. Issuance of a development permit by the county does not in any way create any rights on the part of the applicant to obtain a permit from a state of 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 obligatfons imposed by a state or federal agency or undertakes actfons that result in a violatfon of state or federal law. (Sectfon 125.022, FS). D. All other applicable state or federal permits must be obtained before commencement of the development. 2. ENGINEERING A. Prior to SDP approval a FDOT “Notfce of Intent to Issue” Right of Way permit shall be submitted for work within the S.R. 951 right of way. B. The project shall utflize internal loop roads whenever feasible and shall eliminate dead-end roads where practfcal. B. At the tfme of applicatfon 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 collectfon/transmission system may be required to adequately handle the total estfmated peak Page 6271 of 6526 Magnolia Pond PUDA, PL20240010833 Page 17 of 19 Revised: 5/14/2025 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 by County Manager or designee 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 certfficate of occupancy for any portfon or phase of the development that triggers the need for such improvements and/or upgrades. C. At the tfme of applicatfon 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 water distributfon/transmission system may be required to adequately handle the total estfmated 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 by County Manager or designee 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 certfficate of occupancy for any portfon or phase of the development that triggers the need for such improvements and/or upgrades. 3. WATER MANAGEMENT A. A copy of the approval of the SFWMD Right of Way and Discharge Permit for outiall into Golden Gate Canal shall be submitted prior to Final Plat and/or SDP approval the commencement of constructfon. B. A 30’ wide drainage, maintenance and access easement will be donated at no cost to the County along the entfre length of the eastern property line. Said easement will be provided at the tfme the applicant receives an approved SOP or within 120 days of receiving a written request for the drainage easement from Collier County. Completed. C. Lake setbacks from the perimeter of the MPUD to edge of water may be reduced to twenty-five (25) feet where a six (6) foot high fence or suitable substantfal barrier is erected. 4. TRAFFIC A. This project may not receive Development Order approval untfl fair share contributfon towards planned intersectfon improvements at the Magnolia Pond and CR-951 intersectfon as identffied by County project SAP #60092 extending from Davis Blvd. northward to the Golden Gate canal have been approved and accepted by Collier County. B. A minimum throat length of 100 feet shall be maintained at any gated entrance. CB. The maximum total daily trip generatfon for the PUD shall not exceed 246 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generatfon rates in effect at the tfme of applicatfon for SDP/SDPA or subdivision plat approval.number of trips generated by any proposed development shall be based on the 125 single-family units (LUC 210) defined in the TIS that generate 131 pm peak hour trips. Any mixed residentfal development proposed shall not exceed those 131 pm peak hour trips. Page 6272 of 6526 Magnolia Pond PUDA, PL20240010833 Page 18 of 19 Revised: 5/14/2025 DC. The donatfon of the 30' drainage, maintenance and access easement along the eastern property line represents the project's full fair share portfon of the one-tfme maintenance/ clean out costs of the MGG-15 drainage swale. Completed. ED. The property owner shall within 30 days of the adoptfon of this PUD convey at no cost to the County a 20' easement along the southern side of the Golden Gate Canal for use as a pedestrian and bicycle access purposes. The easement will not be used by vehicles beyond those necessary to maintain the improvements constructed within the easement. Completed. 5. ENVIRONMENTAL A. The minimum natfve preservatfon requirement shall be 10.28 9.64-acres (41.10 38.54-acres existfng indigenous vegetatfon x 25% = 10.28 9.64-acres to be preserved). B. Permitted Principal Uses and Structures in the Preserve (for as long as the minimum required preserve acreage is retained): i) Passive recreatfonal areas including recreatfonal shelters. ii) Biking, hiking, and nature and horse trails, and boardwalks. iii) Natfve preserves and wildlife sanctuaries. iv) Any other use deemed consistent with the LDC for permitted uses in preserves or deemed compatfble by the BZA at tfme of Development Order approval. C. Florida Black Bear and Big Cypress fox squirrel management plans shall be submitted as part of the next Development Order. D. A Gopher Tortoise relocatfon management plan shall be submitted as part of the next Development Order. E. A report to the Environmental Services staff on the results of the relocatfon of gopher tortoises shall be provided within thirty days of relocatfon. The report must contain the following informatfon: • the number of burrows excavated, • the number of tortoises relocated, and • the final relocatfon site. F. Preserves may be used to satfsfy the landscape buffer requirements afler exotfc vegetatfon removal in accordance with LDC sectfons 4.06.02 and 4.06.05.E.1. Supplemental plantfngs with natfve plant materials shall be in accordance with LDC sectfon 3.05.07. In order to meet the LDC buffer requirements afler removal of exotfcs and supplemental plantfng within the preserve, plantfngs will be provided in the 6’ wide reservatfon to meet the buffer requirements. The type, size, and number of such plantfngs, if necessary, will be determined at tfme of initfal SDP or PPL and included on the landscape plans for the SDP or PPL. Page 6273 of 6526 Magnolia Pond PUDA, PL20240010833 Page 19 of 19 Revised: 5/14/2025 6. ARCHITECTURAL A. All buildings, lightfng, signage, and landscaping within the individual development tracts located on the north and south side of Magnolia Pond Drive and identffied as R1 and R2 on the Master Concept Plan shall each be architecturally and aesthetfcally unified. Said unified architectural theme shall include: a similar architectural design and use of similar materials and colors throughout all of thebuildings, signs, and fences/walls to be erected on all each of the subject parcels. Landscaping space and streetscape materials along Magnolia Pond Drive frontages shall also be similar in design for all development tracts throughout the subject site. Within any multf- family project all roofs, except for carports, shall be peaked and finished in tfle or metal. Within any single-family or two-family project all roofs, except for carports, shall be peaked and finished in tfle, metal, or architecturally-designed shingles (such as Timberline). 7. OPERATIONAL CHARACTERISTICS FOR ALF UNITS A. Care units may be composed of one or more types of care/housing facilitfes. These care/housing types include, but are not limited to independent living, assisted living, and nursing homes, each of which can have varying operatfonal characteristfcs. The following characteristfcs of care units distfnguish them from residentfal land uses, and all of the characteristfcs must be provided for and maintained to be considered a care unit: (i) There shall be on- site dining facilitfes for the residents with food service being on- site or catered. (ii) Group transportatfon services shall be provided for the residents for the purposes of grocery and other types of shopping. Individual transportatfon services shall be coordinated for the residents needs, including but not limited to medical office visits, (iii) There shall be an on-site manager/actfvitfes coordinator to assist residents, and shall be responsible for planning and coordinatfng stfmulatfng actfvitfes for the residents. (iv) A wellness facility shall be provided on- site to provide for exercise and general fitness opportunitfes for the residents. (v) Each unit shall be equipped with a device to notffy emergency service providers in the event of a medical or other emergency. (vi) For independent living units, each unit shall be designed so that a resident is able to age in place. For example, kitchens may be easily retrofitted to lower the sink to accommodate a wheelchair bound resident or bathrooms may be retrofitted to add grab bars. 8. AFFORDABLE HOUSING A. As documented in the Affordable Housing Density Bonus Agreement, the Developer has agreed to construct 165 affordable units for households whose initfal certffied incomes are in or below the low- and very-low category (below 80 percent of the Area Median Income) for Collier County. Page 6274 of 6526 A A A OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E HH TEX. 8' CONCRETE SIDEWALK TO REMAIN EX. 8' CONCRETE SIDEWALK TO REMAIN COUNTY R.O.W.PRIVATE A.E. PROPOSED 6' CONCRETE SIDEWALK PROPOSED 6' CONCRETE SIDEWALK EX. 6' CONCRETE SIDEWALK4 4 GOLDEN GATE HIGH SCHOOL MAGNOLIA POND DR RELOCATED 8' CONCRETE SIDEWALK I-75 DEVELOPER TO MODIFY EXISTING DRAINAGE AS REQUIRED TO CONNECT TO EXISTING SIDEWALK PROPOSED CROSSWALK WEST OF MAGNOLIA POND PUD ENTRANCES • CIVIL ENGINEERING • PLANNING AND ZONING • ENVIRONMENTAL SERVICES • LANDSCAPE ARCHITECTURE • SURVEYING • LAND DEVELOPMENT ENGINEERING PENINSULA CLIENT:TITLE:PROJECT: Sheet Number:of File Name: Project Number: Drawing Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 4/4/2025 2:34:36 PM] [By: AAvila] [Plot Date: 4/4/2025 2:35:29 PM] [By: Alejandro Avila] [Original Size: 8.5X11] [Path: P:\Active_Projects\P-THTH-001\002-Apartments_SDP\Drawings-Civil\C00-Exhibits\X05_Sidewalk_Exhibit\Sheet_Files\P-THTH-001-002-C00-X05.dwg]Sheet ID:Florida Engineering C.A #28275 Florida Landscape C.A #LC26000632 MAGNOLIA POND PUDA PL202400010833 EXHIBIT 1: PROPOSED SIDEWALK IMPROVEMENTS HABITAT FOR HUMANITY OF COLLIER COUNTY, INC. ALEJANDRO AVILA ALEJANDRO AVILA APRIL 2025 1" = 200' P-THTH-001-002 P-THTH-001-002-C00-X05.dwg C-X05 01 01 34 49 26REVISIONS: No:Revision:Date: 239.403.6700 Pen-Eng.com 2600 Golden Gate Pkwy Naples, FL 34105 SCALE:1" = 200'LEGEND #DEVIATION DEVIATIONS LOCATIONS AREA WITH NO SIDEWALK IMPROVEMENTS4 Page 6275 of 6526 O'\'\12731<;f q, q, 7.$';.: 0 ..,~~ "~";'.... :c4) ~~'J ".,. ...!o jlJ\...'"ri.\ ,,,,,<. III N '''-(l\l)''11\ Z q" ~~6> .11: C"L~9ZSt.'II"': ORDINANCE NO, 10 - Of; c:;...AN ORDINANCE OF THE BOARD OF COUNT~ COMMISSIONERS OF COLLIER COUNTY, FLORIDA,';. AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, ::r;-, THE COLLIER COUNTY LAND DEVELOPMENT CODE, \:hi WHICH INCLUDES THE COMPREHENSIVE ZONING ';;-- REGULATIONS FOR THE UNINCORPORATED AREA OF :11' COLLIER COUNTY, FLORIDA, BY AMENDING THE ig~;: '~APPROPRIATE ZONING ATLAS MAP OR MAPS BY Gi~,-' CHANGING THE ZONING CLASSIFICATION OF THE :po HEREIN DESCRIBED REAL PROPERTY FROM PLANNED UNIT DEVELOPMENT (PUD) AND AGRICULTURAL (A) TO MIXED USE PLANNED UNIT DEVELOPMENT (MPUD) FOR A PROJECT KNOWN AS THE MAGNOLIA POND MPUD FOR PROPERTY LOCATED ON THE NORTH SIDE OF INTERSTATE 75, Y2 MILE WEST OF COLLIER BOULEVARD CR 951), IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 47,05clc ACRES; PROVIDING FOR THE REPEAL OF ORDINANCE NUMBER 98-49. THE FORMER MAGNOLIA POND PUD; AND BY PROVIDING AN EFFECTIVE DATE, g 0" 0 1~i r;::J 0 WHEREAS, Timothy Hancock, AICP of Davidson Engineering, Inc, and Patrick White, Esquire of Porter, Wright, Morris & Arthur, representing Magnolia Pond Holdings, LLC, Pawel and Teryl Brzeski and Teryl II. Brzeski, Trustee of The Land Trust #I-B dated September II, 2001, 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 SECTION ONE: COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: I I The zoning classification of the herein described real property located in Section 34, Township 49 South, Range 26 East, Collier County, Florida, is changed from Planned Unit Development (PUD) and Agricultural (A) to a Mixed Use Planned\Unit Development (MPUD) to be known as the Magnolia Pond MPUD in accordance with Exhibits A through 1', attached PUDZ.A-2006-AR-l 0318 Rev. 01/13/1 0 Page I of2 Page 6276 of 6526 hereto and incorporated by reference herein, The appropriate zoning atlas map or maps, as described in Ordinance Number 04-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly, SECTION TWO: Ordinance Number 98-49, known as the Magnolia Pond PUD, adopted on June 9, 1998, by the Board of County Commissioners of Collier County, Florida, is hereby repealed in its entirety, 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 <<2.3 day of jet l'\J~ ,2010. ATTEST: DWIGHT E. BROCK, CLERK BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA J_, ly Clerk 1 BY: '1uJ- Lv, C~ FRED W, COYLE, Chm . an 7.LJ'Q~ Steven T Williams Assistant County Attorney Attachments: Exhibit "A" - Permitted Uses Exhibit "B" - Development Standards and Tables Exhibit "C" -- Master Plan Exhibit "D" -- Legal Description Exhibit "E" - Deviations Exhibit ''F'' - Developer Commitments This ordinance filed with the c~ry of .s~s Office}h. 1lay off I L/Q[ ~ 0 and oclcnowledgem ~f!f that flli is day of By 09.CPS.00936/31 PUDZ-A-2006-AR-10318 Rev, 011\3110 Page 2 of2 Page 6277 of 6526 EXHIBIT A The Magnolia Pond PUD is clc 47.05 acres in size and has a maximum number of231 dwelling units permitted with a density of 4,9 units per acre. PERMITTED USES No building, structure or part thereof, shall be erected, altered or used, or land used, in whole or part, for other than the following: A. Permitted Principal Uses and Structures: 1. Single-fmnily dwellings (includes zero-lot line), limited to a maximum of 125 units. 2. Two-family dwellings and duplexes. 3. Multi-family dwellings (includes buildings containing more than 2 units that are physically connected). 4, Assisted living facilities at a F .A.R. of .60 (for each four ALl' units developed, one residential dwelling unit shall be subtracted from the maximum of231 permitted dwelling units). 5. Any other permitted use deemed compatible by the Board of Zoning Appeals. B. Permitted Accessory Uses and Structures: Accessory uses and structures customarily associated with the permitted principal uses and structures, including but not limited to: I. Customary accessory uses and struetures including carports, garages, and utility buildings. 2. Recreational uses and facilities including clubhouses, swimming pools, tennis courts, volleyball eourts, children's' playground areas, tot lots, boat docks, walking paths, horse trails and barns, kayak and canoe launches and storage, picnic areas, recreation buildings, verandahs, and basketball/shuffle board courts, 3. Manager's residences and offices, temporary sales trailers, and model units. 4. Gatehouse. Revised 1-12-10 Page I of 15 Page 6278 of 6526 Page 6279 of 6526 Page 6280 of 6526 STANDARDS SINGLE- TWO- MULTI - ASSISTED CLUBHOUSELIVING I' AMIL Y F AMIL Y F AMIL Y FACILITY Setback from 75 feet 75 feet 75 feet 75 feet 75 feet 1-75 Garage 23 feet 23 feet 23 feet 23 feet NA Setback (4) Preserve Area Setback Principal: 25 feet 25 feet 25 feet 25 feet 25 Feet Accessorv: 10 feet 10 feet 10 feet 10 feet 10 Feet Distance One-half the One-half the One-half the Between NA NA sum of the sum of the sum of the Principal building building building Structures heights. heights. heights. Distance Between 10 feet 10 feet 10 feet 10 feet 10 feet Accessory Struetures: Maximum Zoned Height Principal: 35 feet and 2 35 feet and 2 38 feet and 3 38 feet and 3 35 feet and 2 stories stories stories stories stories Accessory: 20 feet 20 feet 20 feet 20 feet 20 feet Maximum Actual Height Principal: 42 feet and 2 42 feet and 2 45 feet and 3 45 feet and 3 42 feet and 2 stories stories stories stories stories Accessorv: 27 feet 27 feet 27 feet 27 feet 27 feet Minimum I bdr. 650 sq. Floor Area ]200 sq. ft. [100 sq. ft. ft. (6) 1200 sq. ft. 2 bdr. - 900 sq. ft. 3 bdr. - 1050 sa. ft, Minimum 1 carport carport or 2 car garage I car garage space or 1 ear (7) NA garage oer unit garage 1) May be reduced on cul-de-sac lots. 2) Minimum lot frontage in parcntheses applies only in cases where a dwelling unit in a 2-family structure is on an individually platted lot. 3) Three-story buildings shall be set back a minimum of three hundred feet from the Golden Gate Canal right-of-way and one hundred feet from Interstate 75 right-of-way, Revised 1-12-10 Page 4 of 15 Page 6281 of 6526 4) A minimum of 23 feet shall be provided from the back of sidewalk/curb to the face of garage. 5) 15 foot setback shall apply to side-entry garages. Front entry garages must maintain a minimum of 23 feet. 6) Maximum floor area for ALl' shall be calculated per the permitted F.A.R. of .60. 7) Not applicable for assisted living facility buildings. Independent living units that are part of an ALl' shall mirror the multi-family parking requirements, 8) The buffer along Magnolia Pond Drive shall be a Type D buffer of either 10 feet in width with a 6 foot privacy wall or 15 feet in width if only vegetation is installed. Revised 1-12-10 Page 5 of 15 Page 6282 of 6526 Page 6283 of 6526 EXIDBIT D LEGAL DESCRIPTION FOR MAGNOLIA POND MPUD OFFICIAL RECORD BOOK 3749, PAGES 0161-0165 A PARCEL OF LAND LYING fN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA MORE PARTICULARLY DESCRIBED AS FOLLOWS: PARCEL 8: THE WEST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PROPERTY J.D, #00296760002 AND PARCEL 20: THE EAST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY J.D. #00297240000 AND PARCEL 21: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 AND THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNT TO NOT LESS THAN 25%. LESS A PORTION OF THE SE 1/4 OF THE SE 1/4 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA BEING MORE PARTlCULARL Y DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST; RUN THENCE, SOUTH 00020'07" EAST ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF SAID SECTION 34, A DISTANCE OF 2,324.86 FEET FOR THE POINT OF BEGINNING: THENCE NORTH 74009'17" WEST, A DISTANCE OF 323.86 FEET TO A POINT: THENCE, NORTH 73000'33" WEST, A DISTANCE OF 364.53 FEET; THENCE SOUTH 00019'13" EAST, A DISTANCE OF 355.71 FEET TO A POfNT OF A CURVE CONCAVE SOUTHWESTERLY; THENCE, FROM A TANGENT BEARfNG OF SOUTH 76001 '14" EAST, RUN SOUTHEASTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,297.16 FEET, THROUGH AN ANGLE OF 03000'41" AN ARC DISTANCE OF 593.78 FEET TO THE END OF SAID CURVE; THENCE, SOUTH 73000'23" EAST A DISTANCE OF 92.07 FEET; THENCE, NORTH 00020'07" WEST ALONG THE EAST LINE OF THE NW 1/4 OF SECTION 34, A DISTANCE OF 346.19 FEET TO THE POfNT OF BEGINNING. CONTAINfNG 5,231 ACRES, MORE OR LESS. Revised 1-12-10 Page 7 of 15 Page 6284 of 6526 SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LANDS INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. LESS AND EXCEPT PROPERTY DESCRIBED IN QUIT-CLAIM DEED RECORDED IN O.R. BOOK 2323, PAGE 508, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY LD. #00297280002 AND PARCELS 33 & 38: THE WEST 1/2 OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR, AMOUNTING TO NOT LESS THAN 25%. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LANDS INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. PROPERTY J.D. #00297720009 AND PARCEL 39: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNTING TO NOT LESS THAN 25%, LESS AND EXCEPT THE PARCEL SET FORTH IN THAT CERTAIN STIPULATED FINAL JUDGMENT RECORDED IN O.R. BOOK 994, PAGES 1760-1763, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LANDS INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS, PROPERTY LD. #00297880004 AND PARCEL 41: THE WEST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, LESS AND EXCEPT THE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 1048, PAGES 521-523, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00298000003 AND Revised 1-12-10 Page 8 of 15 Page 6285 of 6526 PARCEL 114: THAT PART OF THE S 1/2 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST IN COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE CENTER OF SAID SECTION 34, THENCE RUN N 16059'37" E A DISTANCE OF 162.00 FEET; THENCE N 73000'33" W A DISTANCE OF 893.75 FEET; THENCE N 16059'27" E A DISTANCE OF 162.00 FEET TO THE POINT OF BEGINNING; AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73037'19" W; THENCE NORTHWESTERL Y ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET THROUGH AN ANGLE OF 01013'41 ", AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE; THENCE N 88028'35" E A DISTANCE OF 336.37 FEET; THENCE S 00019'13" E A DISTANCE OF 109.09 FEET; THENCE N 73000'33" W A DISTANCE OF 102.33 FEET TO THE POINT OF BEGINNING. SUBJECT TO RESTRICTIONS, RESERVATIONS, CONDITIONS AND EASEMENTS OF RECORD AND UTILITIES REMAINING IN PLACE AND IN USE, IF ANY. THIS PROPERTY CANNOT BE USED FOR OUTDOOR ADVERTISING PURPOSES. RESERVING UNTO THE STATE OF FLORIDA DEPARTMENT OF TRANSPORTATION ALL RIGHTS OF INGRESS, EGRESS, LIGHT, AIR, AND VIEW BETWEEN THE ABOVE DESCRIBED PROPERTY AND THE ROAD NAMED AS FOLLOWS: STATE ROAD 93 (1-75); ALONG THE FOLLOWING DESCRIBED LINE: COMMENCE A T THE CENTER OF SAID SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST; THENCE RUN N 16059'37" E A DISTANCE OF 162.00 FEET; THENCE N 73000'33" W A DISTANCE OF 893.75 FEET; THENCE N 16059'27" E A DISTANCE OF 152.00 FEET; THENCE S 73000'33" E A DISTANCE OF 102.33 FEET TO THE BEGINNING OF THE HEREIN DESCRIBED LIMITED ACCESS LINE; THENCE N 73000'33" W A DISTANCE OF 102.33 FEET TO THE BEGINNING OF A CURVE CONCA VE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73037'19" W; THENCE NORTHWESTERL Y ALONG SAID CURVE HA VING A RADIUS OF 11,621.16 FEET, THROUGH AN ANGLE 01'01013'41" AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE AND THE END OF SAID DESCRIBED LIMITED ACCESS LINE. PROPERTY \.D. #00297280002 AND THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 2904, PAGES 0876 THROUGH 0879 INCLUSIVE, MORE PARTICULARLY DESCRIBED AS FOLLOWS: Revised 1-12-10 Page 9 of 15 Page 6286 of 6526 Page 6287 of 6526 Page 6288 of 6526 EXHIBIT F LIST OF DEVELOPER COMMITMENTS I. GENERAL The property owner, his or her assigns and or subsequent homeowners associations will be responsible for the maintenance of common areas and infrastructure associated with future development. 2. ENGINEERING A. Prior to SOP approval a FDOT "Notice of Intent to Issue" Right of Way permit shall be submitted for work within the S.R. 951 right of way. B. The project shall utilize internal loop roads whenever feasible and shall eliminate dead-end roads where practical. 3. WATER MANAGEMENT A. A copy of the approval of the SFWMD Right of Way and Discharge Permit for outfall into the Golden Gate Canal shall be submitted prior to Final Plat and/or SOP approval. B. A 30' wide drainage, maintenance and access easement will be donated at no cost to the County along the entire length of the eastern property line. Said easement will be provided at the time the applieant receives an approved SOP or within 120 days of receiving a written request for the drainage easement from Collier County. C. Lake setbacks from the perimeter of the MPUD may be reduced to twenty- five (25) feet where a six (6) foot high fence or suitable substantial barrier is ereeted. Revised 1-12-10 Page 12 of 15 Page 6289 of 6526 4. TRAFFIC A. This projeet may not reeeive Development Order approval until fair share contribution towards planned intersection improvements at the Magnolia Pond and CR-951 intersection as identified by County projeet SAP 60092 extending from Davis Blvd. northward to the Golden Gate canal have been approved and accepted by Collier County. B. A minimum throat length of 100 feet shall be maintained at any gated entrance. C. The maximum number of trips generated by any proposed development shall be based on the 125 single-fmnily units (LUC 210) defined in the TIS that generate 131 pm peak hour trips. Any mixed residential development proposed shall not exceed those 131 pm peak hour trips. D. The donation of the 30' drainage, maintenance and access easement along the eastern property line represents the project's full fair share portion of the one-time maintenance/clean out costs of the MGG-15 drainage swale. E. The property owner shall within 30 days of the adoption of this PUD convey at no eost to the County a 20' easement along the southern side of the Golden Gate Canal for use as a pedestrian and bicycle aceess purposes. The easement will not be used by vehicles beyond those necessary to maintain the improvements constructed within the easement. 5. ENVIRONMENTAL A. The minimum native preservation requirement shall be 10.28 acres (41.1 0 acres existing indigenous vegetation x 25% = 10.28 acres to be preserved). B. Permitted Principal Uses and Structures in the Preserve (for as long as the minimum required preserve acreage is retained): i) Passive recreational areas including recreational shelters. ii) Biking, hiking, and nature and horse trails, and boardwalks. iii) Native preserves and wildlife sanctuaries. iv) Any other use deemed consistent with the LDC for permitted uses in preserves or deemed compatible by the BZA at time of Development Order approval. C. Florida Black Bear and Big Cypress fox squirrel management plans shall be submitted as part of the next Development Order. D. A Gopher Tortoise relocation management plan shall be submitted as part of the next Development Order. Revised 1-12-10 Page 13 orIS Page 6290 of 6526 E. A report to the Environmental Services staff on the results of the relocation of gopher tortoises shall be provided within thirty days of relocation. The report must contain the following information: the number of burrows excavated, the number of tortoises relocated, and the final relocation site. 6. ARCHITECTURAL A. All buildings, lighting, signage, and landscaping shall be architecturally and aesthetically unified. Said unified architectural theme shall include: a similar architectural design and use of similar materials and colors throughout all of the buildings, signs, and fences/walls to be erected on all of the subject parcels. Landscaping and streetscape materials shall also be similar in design throughout the subject site. Within any multi-family project all roofs, except for carports, shall be peaked and finished in tile or metal. Within any single-family or two-family project all roofs, except for carports, shall be peaked and finished in tile, metal, or architecturally- designed shingles (such as Timberline). 7. OPERATIONAL CHARACTERISTICS FOR AU UNITS A. Care units may be composed of one or more types of eare/housing facilities. These eare/housing types include, but are not limited to independent living, assisted living, and nursing homes, each of whieh can have varying operational characteristics. The following characteristics of care units distinguish them from residential land uses, and all of the characteristics must be provided for and maintained to be considered a care unit: i) There shall be on-site dining facilities for the residents with food service being on-site or catered ii) 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, iii) There shall be an on-site managerlactivities coordinator to assist residents, and shall be responsible for planning and coordinating stimulating activities for the residents, iv) A wcllness facility shall be provided on-site to provide for exercise and general fitness opportunities for the residents. Revised 1-12-10 Page 140fl5 Page 6291 of 6526 Page 6292 of 6526 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 2010-06 Which was adopted by the Board of County Commissioners on the 23rd day of February, 2010, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 25th day of February, 2010. DWIGHT E. BROCK Clerk of Courts and c~~r~ Ex-officio to Board ~f County Commissioners oy,. Q,c~:. By: Ann Jennejohn,'- N') Deputy Clerk Page 6293 of 6526 Growth Management Community Development Department Zoning Division C O N S I S T E N C Y R E V I E W M E M O R A N D U M 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: PL20240010833 PETITION NAME: Magnolia Pond Mixed Use Planned Unit Development Amendment (PUDA) REQUEST: The petitioner requests that the Collier County Planning Commission (CCPC) consider Amending Ordinance Number 2010-06, the Magnolia Pond Mixed Use Planned Unit Development (MUPUD) to increase the maximum number of dwelling units from 231 dwelling units to 550 dwelling units, subject to an Affordable Housing Density Bonus Agreement. LOCATION: The subject site is ± 47.05 acres located at 3115 Magnolia Pond Drive, Naples and in the NW ¼ of S34, T49 R26 Collier County, Florida. The site is in the Urban Residential Subdistrict and within the North Collier Boulevard/I 75 Innovation Zone Overlay. The site is located just outside and adjacent to the boundary of Activity Center 9. COMPREHENSIVE PLANNING COMMENTS: North Collier Boulevard/Interstate 75 Innovation Zone Overlay. The Magnolia Pond MPUD was approved in 2010 and included 231 dwelling units of varying types. The North Collier Boulevard/Interstate 75 Innovation Zone Overlay was adopted in 2018. Th e original proposal for 231 dwelling units of varying types is technically inconsistent with the purpose and intent of the Ov erlay. However, Ordinance 2010-06 approving the 231 units precedes the creation of the Overlay and therefore is not subject to the list of desired non-residential land uses for the Overlay District. Page 6294 of 6526 Magnolia Pond Planned Unit Development Amendment (PUDA) Consistency Review Memo 5-2-2025 2 North Collier Boulevard/Interstate 75 Innovation Zone Overlay Map Future Land Use Element Policy 5.4 requires that all applications must be consistent with the Growth Management Plan as determined by the Board of County Commissioners. Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas for development before redesignating new property for urban intensity. The proposed development is an infill project and has infrastructure available at the site and does not represent urban sprawl. Policy 5.6 requires that new projects will be compatible with and complementary to the surrounding land uses. The proposed MUPUD has a conceptual PUD master plan that identifies the location of the proposed building(s) parking areas, buffer, and site access. The PUD document contains development standards which establish building setbacks appropriate for the type of uses proposed. The project will be complementary to the surrounding area and adjacent land uses that include Residential on the north and the east; a Public School to the west, and I-75 on the south. Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce greenhouse gas emissions and to adhere to the development character of the County. As an infill development, it will minimize the increase in greenhouse gas emissions. Page 6295 of 6526 Magnolia Pond Planned Unit Development Amendment (PUDA) Consistency Review Memo 5-2-2025 3 Density: c. Affordable Housing Bonus: To encourage the provision of affordable housing within certain Districts and Subdistricts in the Urban Designated Area, a maximum of up to twelve (12) residential units per gross acre may be added to the base density if the project meets the requirements of the Affordable Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code, Ordinance No. 04-41, as amended), and if the affordable housing units are targeted for families earning no greater than 140% of the median income for Collier County. The base density is 4 DU’s per acre. The existing PUD allows 231 units on ±47.05 acres for a density of 5 units per acre. The County Commissioners may grant up to 12 units per acre (or less) additional density for affordable housing as stated in FLUE policy B.2.c above. The applicant is requesting an overall density of approximately 12 DU’s per acre (550 units/47.05 acres =11.7 DU’s per acre). This request is under the maximum of 16 DU’s/acre; however, the proposed density of 12 DU’s per acre is not an entitlement. CONCLUSION: Based upon staff’s analysis, the proposed land uses, density and the proposed development master plan is consistent with the Future Land Use Element and the Future Land Use Map, due to compliance with Policies 5.4, 5.5 and 5.7, 5.6, 7.1-7.7 and the Density Rating System Section B.2.c. PETITION ON CITYVIEW Page 6296 of 6526 Page 6297 of 6526 Page 6298 of 6526 Page 6299 of 6526 Page 6300 of 6526 Page 6301 of 6526 Page 6302 of 6526 Page 6303 of 6526 Page 6304 of 6526 Page 6305 of 6526 Page 6306 of 6526 Page 6307 of 6526 Page 6308 of 6526 Page 6309 of 6526 Page 6310 of 6526 Page 6311 of 6526 Page 6312 of 6526 Page 6313 of 6526 Page 6314 of 6526 Page 6315 of 6526 Page 6316 of 6526 Page 6317 of 6526 PL20240010833 Magnolia Pond PUDA 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 18, 2025 To: Nancy Gundlach, AICP, PLA, CSM From: Christopher Scott, AICP RE: Magnolia Pond PUDA (PL20240010833) A Neighborhood Information Meeting (NIM) was conducted for the above referenced project on Wednesday, March 12, 2025 at 5:34 pm at the Golden Gate Community Center, located at 4701 Golden Gate Parkway. Three individuals from the public attended the meeting (see attached sign-in sheet). Ray Bellows was in attendance for County staff. The meeting was simultaneously conducted through Zoom and had no online participants. Individuals associated with the project team that were in attendance included the following: Christopher Scott Lisa Lefkow Jake Flagg Richard Yovanovich Michael Solorzano Mason Wiltermood Norman Trebilcock Mara Foley Dan Waters Chris Scott opened the meeting at 5:34 pm and provided a PowerPoint presentation outlining the details of the proposed PUD Amendment. Following the presentation, the meeting was opened to attendees for comments and questions. The public had no comments and the meeting adjourned at 5:43 pm. Page 6318 of 6526 Page 6319 of 6526 *LocaliQ Florida GANNETT AFFIDAVIT OF PUBLICATION PO Box 631244 Cincinnati, OH 45263-1244 Audrey Hancock Peninsula Engineering 2600 Golden Gate PKWY 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 Main Legal CLEGL, was published on the publicly accessible website of Collier and Lee Counties, Florida, or in a newspaper by print in the issues of, on: 02/25/2025 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 02/25/2025 ~ My commission expires Publication Cost: Tax Amount: Payment Cost: Order No: Customer No: PO#: THIS IS NOT AN INVOICE! $505.10 $0.00 $505.10 11052980 1126100 # of Copies: 1 Please do not use this form for payment remittance. NANCY HEYRMAN Notary Public State of Wisconsin Page 1 of 2 Page 6320 of 6526 NEIGH BO RHO O D IN FORM ATIO N M EET ING The public is invited to attend a neighborhood information meeting held by Chris Scott of Peninsula Engineering on March 12th at 5:30 pm at the Golden Gate Recreation Center, 4701 Golden Gate Parkway, Naples, FL 34116. The purpose and intent of this Neighborhood Information Meeting isto 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 them selves in such a manner that their presence will not interfere with the orderly progress of the meeting. The Applicant, Habitat for Humanity of Collier County, has subm itted a Planned Unit Development Amendment (SRAA ) application for the Magnolia Pond PUD. The am endment proposes to utilize the Affordable Housing Density Bonus (AHDB) to increase the permitted number of dwelling units fro m 231 to 550 dwelling units, revise the development standards for multifamily dwellings, including incre asing the permitted zoned and aQctual heights, add new deviations related to AHDB units and sidewalks, and update the Master Concept Plan and Developer Commitm ents [PL20240010833]. Business and pro perty owners, residents and visitors are welcom e to attend the presentation and discuss the project. If you are unable to attend this meeting but have questions or com ments or would like to register to participate in the meeting rem otely, please contact Chris Scott, Planning Manager, Peninsula Engineering, 2600 Golden Gate Parkway, Naples, FL 3410 5 cscott@pen-enq.com (239) 403-672 7. Page 6321 of 6526 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 23, 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 12, 2025 at 5:30 pm Golden Gate Community Center 4701 Golden Gate Parkway Naples, FL 34116 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, Habitat for Humanity of Collier County, has submitted a Planned Unit Development Amendment (SRAA) application for the Magnolia Pond PUD. The amendment proposes to utilize the Affordable Housing Density Bonus (AHDB) to increase the permitted number of dwelling units from 231 to 550 dwelling units, revise the development standards for multifamily dwellings, including increasing the permitted zoned and actual heights, add new deviations related to AHDB units and sidewalks, and update the Master Concept Plan and Developer Commitments [PL20240010833]. 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 6322 of 6526 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 6323 of 6526 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 FOLIO ADDRESSTYPE ALKATOTAL LIMITED PRTNRSHP 576 RIDGE DR NAPLES, FL 34108---0 GOLDEN GATE UNIT 3 BLK 110 LOT 24 36009040006 U ALKATOTAL LIMITED PRTNRSHP 576 RIDGE DR NAPLES, FL 34108---0 GOLDEN GATE UNIT 3 BLK 110 LOT 8 36008400003 U BEYRENT, MAXIMILIAN 506 GORDONIA RD NAPLES, FL 34108---0 34 49 26 COMM W1/4 CNR SEC 34, E1977.70FT TO POB,CONT E659.23FT, N73 DEG W92.07 FT,NWLY ALG ARC CURVE CONCAVE SW 00297320001 U CERTO, BRIAN 4548 32ND AVE SW NAPLES, FL 34116---0 GOLDEN GATE UNIT 3 BLK 112 LOT 18 36011120008 U CICIONI REAL ESTATE TRUST 100 VINE ST RINGTOWN, PA 17967---0 GOLDEN GATE UNIT 3 BLK 112 LOT 26 OR 1315 PG 2121 36011440005 U CODY REVOCABLE TRUST 4536 32ND AVE SW NAPLES, FL 34116---8232 GOLDEN GATE UNIT 3 BLK 112 LOT 19 36011160000 U COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0 PALM SPGS EST UNIT 1 TRACT A OR 420 PG 601 65670040008 U COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---4961 34 49 26 I-75 ROW & ACCESS ROAD NO. 2, 72.72 AC MORE OR LESS 00298080007 U COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---4961 34 49 26 N 165 OF THE FOLL:E1/2 OF NW1/4 OF NE1/4 OF NW 1/4, W1/2 OF NE1/4 OF NW1/4 OF NW1/4,W1/2 OF NW1/4 OF NE1/4 00298120802 U COMBS, WILLIAM J & KATHY L 4560 32ND AVE SW NAPLES, FL 34116---8232 GOLDEN GATE UNIT 3 BLK 112 LOT 17 OR 1325 PG 1201 36011080009 U CUEVAS JR, JUAN L 4500 31ST PL SW NAPLES, FL 34116---0 GOLDEN GATE UNIT 3 BLK 110 LOT 5 36008280003 U DEL PRADO-GARCIA, FRANCISCO J MERCEDES REGUERA-CABRERA 4523 32ND AVE SW NAPLES, FL 34116---8231 GOLDEN GATE UNIT 3 BLK 110 LOT 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110 LOT 15 36008680001 U SANTIAGO, BARTOLA 4447 SW 32ND AVE NAPLES, FL 34116---0 GOLDEN GATE UNIT 3 BLK 110 LOT 19 36008840003 U SCHOOL DISTRICT-GGH GOLDEN GATE HIGH % SUPERINTENDENT 5775 OSCEOLA TRL NAPLES, FL 34109---919 34 49 26 NW1/4 OF NW1/4, W1/2 OF NE1/4 OF NW1/4, W1/2 OF SW 1/4 OF NW1/4 LYING N OF I-75 RW, W1/2 OF NE1/4 OF SW1/4 OF 00296480007 U SCHOOL DISTRICT-MDE MIKE DAVIS ELEMENTARY SCHOOL 3215 MAGNOLIA POND DR NAPLES, FL 34116---8300 34 49 26 A 17.58 AC PARCEL IN THE NE1/4 FURTHER DESCRIBED IN OR 3186 PG 2789 00298120909 U SHERWOOD PARK MASTER ASSN INC % ANCHOR ASSOCIATES INC 2340 STANFORD CT NAPLES, FL 34112---0 SHERWOOD PARK TRACT G (PRESERVE)73520001451 U SREIT TUSCAN ISLE LLC C/O RYAN LLC 400 GALLERIA PARKWAY STE 1450 ATLANTA, GA 30339---0 34 49 26 COMM AT SW CNR OF SE 1/4 OF SEC 34, N 50FT AND POB,N00DEG E 2574.54FT TO NW CNR OF SE CNR, S72DEG E 506.83FT,00296840003 U SULLIVAN, RAYMOND M NICHOLE SIGMAN-SULLIVAN 4400 32ND AVE SW NAPLES, FL 34116---8273 GOLDEN GATE UNIT 3 BLK 112 LOT 32 36011680001 U SUNSHINE ENTRPRS OF SW FL INC 618 LAMBTON LN NAPLES, FL 34104---8303 GOLDEN GATE UNIT 3 BLK 112 LOT 23 36011320002 U TRANCHANT, WADNER 4511 32ND AVE SW NAPLES, FL 34116---8231 GOLDEN GATE UNIT 3 BLK 110 LOT 25 36009080008 U TRIMINO, EVELYN 4512 32ND AVE SW NAPLES, FL 34116---0 GOLDEN GATE UNIT 3 BLK 112 LOT 21 36011240001 U VALUS EST, INIVE GEORGES 4535 32ND AVE SW NAPLES, FL 34116---8231 GOLDEN GATE UNIT 3 BLK 110 LOT 27 36009160009 U VARGAS, JOSE V VAZQUEZ 4484 31ST PL SW NAPLES, FL 34116---0 GOLDEN GATE UNIT 3 BLK 110 LOT 7 36008360004 U VASQUEZ, EMILIANA L 4007 20TH PL SW NAPLES, FL 34116---6285 GOLDEN GATE UNIT 3 BLK 110 LOT 9 36008440005 U 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: PL20240010833 - Magnolia Pond (PUDA) | Buffer: 500' | Date: 2/11/2025 | Site Location: 296721009, 296760002, 296800001, 297240000, 297280002, 297600006, 297840002, 297880004, 298000003, 297720009 Copy of POList_500 Page 6324 of 6526 Magnolia Pond PUD PUD Amendment PL20240010833 NEIGHBORHOOD INFORMATION MEETING MARCH 12, 2025 Page 6325 of 6526 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 6326 of 6526 PROJECT TEAM Habitat for Humanity of Collier County, Inc. •Rev. Lisa Lefkow, CEO •Michael Solorzano, Director of Land Development Thompson Thrift •Jake Flagg •Mason Wiltermood Earth Tech Environmental, LLC •Jeremy Sterk, CEP Coleman Yovanovich Koester •Richard D. Yovanovich, Esq. Peninsula Engineering, Inc. •Christopher Scott, AICP •Dan Waters, PE Trebilcock Consulting Solutions, PA •Norman Trebilcock, AICP, PTOE, PE Page 6327 of 6526 LOCATION MAP Page 6328 of 6526 PROJECT BACKGROUND Magnolia Pond PUD originally approved in 1998 and amended in 2010. •47.05-acres, bisected by Magnolia Pond Drive •Allows for a maximum of 231 dwelling units (4.9 du/ac) •Single-Family •Two-Family •Multifamily •Assisted Living Facilities (4 ALF units per du) Page 6329 of 6526 PROPOSED AMENDMENT •Increase permitted number of dwelling units from 231 to 550 •Affordable Housing Density Bonus •Update Exhibit B, Development Standards •Revise Exhibit C, Master Concept Plan (MCP) •Proposed Deviations: •Affordable Housing Design Standards (LDC 2.06.05.A.14 and 2.06.05.A.16) •Sidewalks (LDC Section 6.06.02.A.1) •Parking (LDC 4.05.04.G, Table 17) •Update Exhibit F, Developer Commitments Page 6330 of 6526 EXISTING ZONING/FUTURE LAND USE Page 6331 of 6526 INCREASED DENSITY •Proposed Density: 550 Dwelling Units (11.69 du/ac) is consistent with the GMP •Maximum Eligible Density per GMP is 16 du/ac •Residential Density Band +3 du/ac •Affordable Housing Density Bonus +7 du/ac (Max. allowed is +12 du/ac) •165 affordable units; 30% of the total 550 units Page 6332 of 6526 REVISED MASTER CONCEPT PLAN •Development Tracts Bisected by Magnolia Pond Dr. •Northern (R1) Residential Tract •+/- 350 feet from Northern PUD Boundary/Canal •Southern (R2) Residential Tract •9.64-acres of Preserve Page 6333 of 6526 NEW DEVIATIONS 3. LDC Section 2.06.04.A.14 and 16, Affordable Housing Conditions, to allow Affordable Housing product to be permitted and constructed separately from market rate product. The affordable housing units will be owner-occupied and located north of Magnolia Pond Drive (R1) and the market rate units will be rental apartments located south of Magnolia Pond Drive (R2). Page 6334 of 6526 NEW DEVIATIONS 4. LDC Section 6.06.02.A.1., Sidewalk Requirements, to not require a 5’ sidewalk on the south side of Magnolia Pond Drive adjacent to the preserve. Page 6335 of 6526 NEW DEVIATIONS 5. LDC Section 4.05.04.G., Table 17, Parking Space Requirements, to not require additional parking for on-site recreation facilities associated with the market rate rental apartments located south of Magnolia Pond Drive (R2). Page 6336 of 6526 QUESTIONS Page 6337 of 6526 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 December 19, 2024 Collier County Growth Management Department 2800 North Horseshoe Drive Naples, FL 34104 RE: Magnolia Pond PUD PUD Amendment – PL20240010833 1st Review To Whom It May Concern, The below have been included for your review and approval. Please note that this application has been approved for Affordable Housing Expedited Review: 1. Cover Letter 2. Certificate of Affordable Housing Expedited Review 3. PUDA Application 4. Pre-Application Meeting Notes 5. Affidavit of Authorization 6. Property Ownership Disclosure Forms 7. Covenant of Unified Control 8. Recorded Warranty Deed 9. Boundary Survey 10. Completed Addressing Checklist 11. Current Aerial/Location Map 12. Statement of Utility Provisions 13. Traffic Impact Statement 14. Environmental Data/Listed Species Survey 15. School Impact Analysis 16. Narrative and Evaluation Criteria 17. Completed Exhibits A-F (Revised PUD Document) 18. Revised MCP 19. List of Deviations & Justifications 20. Current PUD (Ord 2010-06) 21. DRAFT Affordable Housing Agreement Please feel free to contact me at (239) 403-6727 or by email at cscott@pen-eng.com should you have any questions or require additional information. Sincerely, Christopher O. Scott, AICP Planning Manager Page 6338 of 6526 Page 6339 of 6526 Page 1 of 11 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 PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G.1 of the Administrative Code Amendment to PUD (PUDA): LDC subsections 10.02.13 E; and 10.03.06.B; and Ch. 3 G.2 of the Administrative Code PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F. File a separate application for an insubstantial or minor change to a PUD. 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: If Property is under contract to be sold: Name of Property Buyer(s): Name of Applicant if different than buyer: Address: City: State: ZIP: Telephone: Cell: E-Mail Address: Name of Agent: Firm: Address: City: State: ZIP: Telephone: Cell: E-Mail Address: Application for a Public Hearing for PUD Rezone, Amendment to PUD or PUD to PUD Rezone (PUDZ, PUDA, PUDR) APPLICANT CONTACT INFORMATION PUD Rezone, PUD Amendment, PUD to PUD Rezone Application (PUDZ, PUDA, PUDR) 4/22/24 Page 6340 of 6526 PUD Rezone, PUD Amendment, PUD to PUD Rezone Application (PUDZ, PUDA, PUDR) 4/22/24 Page 2 of 11 This application is requesting a rezone from:_______________________________________Zoning district(s) to the _______________________________________________Zoning district(s). Present Use of the Property:__________________________________________________________________ Proposed Use (or range of uses) of the property: _________________________________________________ Original PUD Name: ________________________________________________________________________ Ordinance No: _____________________________________________________________________________ On a separate sheet attached to the application, provide a detailed legal description of the property covered by the application: •If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; •If required to do so at the pre-application meeting, the applicant shall submit four (4) copies of a recent survey (completed within the last six (6) months, maximum 1" to 400' scale), and •The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: / / Lot: Block: Subdivision: Metes & Bounds Description: Plat Book: Page #: Property ID Number: Size of Property: ft. x ft. = Total Sq. Ft. Acres: Address/General Location of Subject Property: PUD District (refer to LDC subsection 2.03.06 C): Commercial Residential Mixed Use Industrial Community Facilities Research and Technology Park Airport Operations Other: ________________________________ PROPERTY INFORMATION REZONE REQUEST Page 6341 of 6526 Page 3 of 11 Zoning Land Use N S E W If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property on a separate sheet attached to the application. Section/Township/Range: / / Lot: Block: Subdivision: Plat Book: Page #: Property ID Number: Metes & Bounds Description: _________________________________________________________________ Complete the following for all registered Home Owner / Civic Association(s) that could be affected by this petition and located within 1,000 feet of the subject property. Provide additional sheets if necessary. Information can be found on the Civic Associations and Communities page on the Board of County Commissioner’s website. Applicant is responsible for and shall confirm the current mailing addresses for each association as registered by the Florida Department of State, Division of Corporations. Name of Homeowner / Civic Association: Mailing Address: City: State: ZIP: Name of Homeowner / Civic Association: Mailing Address: City: State: ZIP: Name of Homeowner / Civic Association: Mailing Address: City: State: ZIP: Name of Homeowner / Civic Association: Mailing Address: City: State: ZIP: Name of Homeowner / Civic Association: Mailing Address: City: State: ZIP: ADJACENT ZONING AND LAND USE ASSOCIATIONS PUD Rezone, PUD Amendment, PUD to PUD Rezone Application (PUDZ, PUDA, PUDR) 4/22/24 Page 6342 of 6526 Page 4 of 11 Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the County Attorney. c. Conformity of the proposed PUD with the goals, objectives, and policies of the Growth Management Plan. (This is to include identifying what subdistrict, policy, or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that subdistrict, policy, or other provision.) d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. e. The adequacy of usable open space areas in existence and as proposed to serve the development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. g.The ability of the subject property and of surrounding areas to accommodate expansion. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions EVALUATION CRITERIA PUD Rezone, PUD Amendment, PUD to PUD Rezone Application (PUDZ, PUDA, PUDR) 4/22/24 Page 6343 of 6526 Page 5 of 11 Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? Yes No If yes, please provide copies. This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 8 B of the Administrative Code and LDC section 10.03.05. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B of the Administrative Code for the NIM procedural requirements. Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice of Developer Commitments that contains the legal description of the property that is the subject of the land use petition and contains each and every commitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. PUBLIC NOTICE REQUIREMENTS RECORDING OF DEVELOPER COMMITMENTS LDC subsection 10.02.08 D This application will be considered “open” when the determination of “sufficiency” has been made and the application is assigned a petition processing number. The application will be considered “closed” when the petitioner withdraws the application through written notice or ceases to supply necessary information to continue processing or otherwise actively pursue the rezoning, amendment, or change, for a period of six (6) months. An application deemed “closed” will not receive further processing, and an application “closed” through inactivity shall be deemed withdrawn. An application deemed “closed” may be re-opened by submission of a new application, repayment of all application fees, and the grant of a determination of “sufficiency”. Further review of the request will be subject to the then current code. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. PUD Rezone, PUD Amendment, PUD to PUD Rezone Application (PUDZ, PUDA, PUDR) 4/22/24 Page 6344 of 6526 Page 9 of 11 The following submittal requirement checklist is to be utilized during the Pre-Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date application. Please upload the submittal items with cover sheets attached to each section via the GMCD Portal. Incomplete submittals will not be accepted, or processed. View sample PUD document. REQUIREMENTS REQUIRED NOT REQUIRED Cover Letter with narrative statement including a detailed description of why amendment is necessary Completed application with required attachments (download latest version) Pre-application meeting notes Affidavit of Authorization, signed and notarized Property Ownership Disclosure Form Notarized and completed Covenant of Unified Control Completed Addressing Checklist (no older than 6 months) Warranty Deed(s) Signed and sealed Boundary Survey (no older than 6 months) Architectural rendering of proposed structures Current aerial photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. Statement of utility provisions Statement of compliance with Growth Management Plan Environmental data requirements pursuant to LDC section 3.08.00 Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with project planner at time of public hearings. See Chapter 7 A. of the Administrative Code Listed or protected species survey, less than 12 months old. Include copies of previous surveys. Traffic Impact Study (TIS) Historical and Archaeological Survey or Waiver School Impact Analysis Application, if applicable with residential uses Location of existing public facilities that will serve the PUD Electronic copy of all required documents Completed Exhibits A-F (see below for additional information)+ List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) Conceptual Master Site Plan 24” x 36”and one (1) 8 ½” x 11” copy *Checklist continues on next page Final Submittal Requirement Checklist for: PUD Rezone- Ch. 3 G.1 of the Administrative Code Amendment to PUD- Ch. 3 G.2 of the Administrative Code PUD to PUD Rezone- Ch. 3 G.1 of the Administrative Code PUD Rezone, PUD Amendment, PUD to PUD Rezone Application (PUDZ, PUDA, PUDR) 4/22/24 Page 6345 of 6526 PUD Rezone, PUD Amendment, PUD to PUD Rezone Application (PUDZ, PUDA, PUDR) 4/22/24 Page 10 of 11 Original PUD document/ordinance, and Master Plan 24” x 36” – Only if Amending the PUD Revised PUD document with changes crossed thru & underlined Development Commitments (infrastructure and related matters) Copy of Official Interpretation and/or Zoning Verification +The following exhibits are to be completed on a separate document and attached to the application packet: •Exhibit A: List of Permitted Uses •Exhibit B: Development Standards Table for each type of land use •Exhibit C: Master Plan- See Chapter 3 G.1 of the Administrative Code •Exhibit D: Legal Description •Exhibit E: List of Requested LDC Deviations and justification for each •Exhibit F: List of Development Commitments If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas, pursuant to LDC subsection 2.03.08 A.2.a.(2)(b)i.c., the applicant must contact the Florida Forest Service at 239-690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.” PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: School District (Residential Components): Amy Lockheart Conservancy of SWFL: Nicole Johnson Utilities Engineering: Anthony Stolts Parks and Recreation Director: Emergency Management: Dan Summers; and/or EMS: Artie Bay Immokalee Water/Sewer District: Stormwater Management: Fire: City of Naples Planning Director: Erica Martin Other: City of Naples Utilities: Other: Fire Pre-Application Meeting: $150.00 (Applied as credit towards fire review fee upon submittal of application if within 9 months of the pre-app meeting date) Pre-Application Meeting: $500.00 PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre Comprehensive Planning Consistency Review: $2,250.00 Environmental Data Requirements-EIS Packet (submittal determined at pre-application meeting): $2,500.00 Listed or Protected Species Review (when an EIS is not required): $1,000.00 Transportation Review Fees: •Methodology Review: $500.00 (Methodology by Email to Staff) *Additional fees to be determined at Methodology Meeting •Minor Study Review: $750.00 •Major Study Review $1,500.00 FEE REQUIREMENTS Page 6346 of 6526 Page 11 of 11 Fire Planning Review Fee: ($300 PUDZ, PUDR) ($150 PUDA) Estimated Legal Advertising fee: •CCPC: $1,125.00 •BCC: $500.00 If applicable, an additional fee for Property Owner Notifications will be billed to the applicant after Hearing Examiner hearing date. (Variable) School Concurrency Fee, if applicable: •Mitigation Fees, if application, to be determined by the School District in coordination with the County All fees are collected at the time of application. Property Notification Letters, if required by The Land Development Code, will be invoiced after the petition is heard by the Board of County Commissioners. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee. Signature of Petitioner or Agent Date Printed Named of Signing Party *The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Community Development Department | GMCD Public Portal: https://cvportal.colliercountyfl.gov/cityviewweb Questions? Email: GMDclientservices@colliercountyfl.gov PUD Rezone, PUD Amendment, PUD to PUD Rezone Application (PUDZ, PUDA, PUDR) 4/22/24 Page 6347 of 6526 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 MAGNOLIA POND PUDA (PL20240010833) LIST AND MAP OF PROPERTY OWNERS MAP REFERENCE PARCEL ID OWNER NAME 1 00297720009 Habitat for Humanity of Collier County, Inc. 2 00297600006 Habitat for Humanity of Collier County, Inc. 3 00297840002 Habitat for Humanity of Collier County, Inc. 4 00297240000 Habitat for Humanity of Collier County, Inc. 5 00297880004 Habitat for Humanity of Collier County, Inc. 6 00298000003 Habitat for Humanity of Collier County, Inc. 7 00296800001 Habitat for Humanity of Collier County, Inc. 8 00296760002 Habitat for Humanity of Collier County, Inc. 9 00297280002 Habitat for Humanity of Collier County, Inc. 10 00296721009 Habitat for Humanity of Collier County, Inc. 11 00296480007 Collier County School District – GGH (Magnolia Pond Rd Easement) Page 6348 of 6526 Page 6349 of 6526 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 6350 of 6526 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 6351 of 6526 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 6352 of 6526 Page 6353 of 6526 Page 6354 of 6526 Page 6355 of 6526 Page 6356 of 6526 EXHIBIT A TO COVENANT OF CONTROL LEGAL DESCRIPTION FOR MAGNOLIA POND MPUD THE EAST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PARCEL I.D. #00297240000 PARCEL 21: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 AND THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS, AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNT TO NOT LESS THAN 25%. LESS A PORTION OF THE SE 1/4 OF THE SE 1/4 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST; RUN THENCE SOUTH 0°20'07" EAST, ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF SAID SECTION 34, A DISTANCE OF 2,324.86 FEET FOR THE POINT OF BEGINNING; THENCE NORTH 74°09'17" WEST, A DISTANCE OF 323.86 FEET TO A POINT; THENCE NORTH 73°00'33" WEST, A DISTANCE OF 364.53 FEET; THENCE SOUTH 0°19'13" EAST, A DISTANCE OF 355.71 FEET TO A POINT OF A CURVE CONCAVE SOUTHWESTERLY; THENCE FROM A TANGENT BEARING OF SOUTH 76°01'14" EAST, RUN SOUTHEASTERLY ALONG SAID CURE HAVING A RADIUS OF 11,297.16 FEET, THROUGH AN ANGLE OF 3°00'41" AN ARC DISTANCE OF 593.78 FEET TO THE END OF SAID CURVE; THENCE SOUTH 73°00'23" EAST A DISTANCE OF 92.07 FEET; THENCE NORTH 0°20'07" WEST, ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF SECTION 34, A DISTANCE OF 346.19 TO THE POINT OF BEGINNING. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. LESS AND EXCEPT PROPERTY DESCRIBED IN QUIT-CLAIM DEED RECORDED IN O.R. BOOK 2323, PAGE 508, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00297280002 PARCELS 33 & 38: THE WEST 1/2 OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS, AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR, AMOUNTING TO NOT LESS THAN 25%. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. PROPERTY I.D. #00297720009 Page 6357 of 6526 PARCEL 39: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNTING TO NO LESS THAN 25%, LESS AND EXCEPT THE PARCEL SET FORTH IN THAT CERTAIN STIPULATED FINAL JUDGEMENT RECORDED IN O.R. BOOK 994, PAGES 1760-1763, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. PROPERTY I.D. #00297880004 PARCEL 41: THE WEST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, LESS AND EXCEPT THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 1048, PAGE 521-523, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00298000003 PARCEL 114: THAT PART OF THE S 1/2 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE CENTER OF SAID SECTION 34; THENCE RUN N 16°59'37" E, A DISTANCE OF 162.00 FEET; THENCE N 73°00'33" W, A DISTANCE OF 893.75 FEET; THENCE N 16°59'27" E, A DISTANCE OF 162.00 FEET TO THE POINT OF BEGINNING; AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73°37'19" W; THENCE NORTHWESTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET, THROUGH AN ANGLE OF 1°13'41", AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE; THENCE N 88°28'35" E, A DISTANCE OF 336.37 FEET; THENCE S 01°19'13" E, A DISTANCE OF 109.09 FEET; THENCE N 73°00'33" W, A DISTANCE OF 102.33 FEET TO THE POINT OF BEGINNING. SUBJECT TO RESTRICTIONS, RESERVATIONS, CONDITIONS AND EASEMENTS OF RECORD AND UTILITY REMAINING IN PLACE AND IN USE, IF ANY, THIS PROPERTY CANNOT BE USED FOR OUTDOOR ADVERTISING PURPOSES. RESERVING UNTO THE STATE OF FLORIDA DEPARTMENT OF TRANSPORTATION ALL RIGHTS OF INGRESS, EGRESS, LIGHT, AIR, AND VIEW BETWEEN THE ABOVE DESCRIBED PROPERTY AND THE ROAD NAMED AS FOLLOWS: STATE ROAD 93 (I-75); ALONG THE FOLLOWING DESCRIBED LINE: COMMENCE AT THE CENTER OF SAID SECTION 34,TOWNSHIP 49 SOUTH, RANGE 26 EAST; THENCE RUN N 16°59'37" E A DISTANCE OF 162.00 FEET; THENCE N 73°00'33" W A DISTANCE OF 893.75 FEET; THENCE N 16°59'27" E A DISTANCE OF 152.00 FEET; THENCE S 73°00'33" E A DISTANCE OF Page 6358 of 6526 102.33 FEET TO THE BEGINNING OF THE HEREIN DESCRIBED LIMITED ACCESS LINE; THENCE N 73°00'33" W A DISTANCE OF 102.33 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73°37' 19" W; THENCE NORTHWESTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET, THROUGH AN ANGLE OF 01°13'41" AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE AND THE END OF SAID DESCRIBED LIMITED ACCESS LINE. PROPERTY I.D. #00296721009 PARCEL 9: THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 2904, PAGES 0876 THROUGH 0879 INCLUSIVE, MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE EAST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PROPERTY ID #00296800001 PARCEL 30: THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 3002, PAGE 2704 MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE EAST HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, SAME BEING FIVE ACRES MORE OR LESS. SUBJECT TO AN ACCESS EASEMENT OF 25 FEET ON, OVER AND ALONG THE NORTH LINE AND A DRAINAGE EASEMENT OF THE EAST LINE OF SAID PROPERTY. PROPERTY ID #00297600006 SUBJECT TO EASEMENT, RESTRICTIONS AND RESERVATIONS OF RECORD. SUBJECT PARCEL CONTAINS 2,049,396.00 SQ, FEET, OR 47.05+/- ACRES OF LAND, MORE OR LESS. Page 6359 of 6526 Page 6360 of 6526 Page 6361 of 6526 Page 6362 of 6526 Page 6363 of 6526 Page 6364 of 6526 Page 6365 of 6526 Page 6366 of 6526 Page 6367 of 6526 Page 6368 of 6526 Page 6369 of 6526 SEE SHEET 3 SEE SHEET 2 PARCEL 33 & 38 PARCEL 30 PARCEL 20 PARCEL 21 PARCEL 8 PARCEL 9 PARCEL 41 PARCEL 39 INTERSTATE 75 (STATE ROAD #93) GOLDEN GATE HIGH SCHOOL COLLIER COUNTY SCHOOL DISTRICT FOLIO # 00296480007 COLLIER COUNTY SCHOOL DISTRICT FOLIO # 00298120909 RALPH ABERCIA FOLIO # 00298120501 RALPH ABERCIA FOLIO # 00296520006 GOLDEN GATE CANAL (160' WIDE) CURVE TABLE CURVE # C1 LENGTH 922.34 RADIUS 11621.16 DELTA 4°32'51" CHORD BEARING S75°16'57"E CHORD LENGTH 922.10 MAGNOLIA POND DR. S87°57'45"W 658.28 S0°21'49"E 1282.55L3 L4 S0°19'16"E 443.11C1 S72° 5 9 ' 5 3 " E 4 6 6 . 7 7 S74°0 7 ' 3 4 " E 3 2 4 . 0 9 E. LINE S.E. 1/4,N.W. 1/4 SEC. 34N0°23'37"W 959.28BASIS OF BEARINGL1 L2N0°26'08"W 621.84N0°19'19"W 662.42LINE TABLE LINE # L1 L2 L3 L4 LENGTH 19.48 40.61 37.51 30.00 BEARING N0°31'32"W N0°34'55"W S0°25'06"E S0°16'55"E PARCEL DESCRIBED CONTAINS: 47.05 ACRES MORE OR LESSS88°23'46"W 987.88 PARCEL 114 25' MUTUAL R.O.W. ESMT. O.R.1040, PG.1333 50' MUTUAL R.O.W. ESMT. O.R.351, PG.171 O.R.359, PG. 609 O.R.426, PG.121 30' DRAINAGE ACCESS AND MAINTENANCE ESMT. O.R.4574, PG.3010 30' DRAINAGE, ACCESS AND MAINTENANCE ESMT. O.R.4575, PG.3006 50' MUTUAL R.O.W. ESMT. O.R.430, PG.516 50' MUTUAL R.O.W. ESMT O.R.1040, PG.1333 NORTH RIGHT OF WAY OF INTERSTATE 75 PER ROAD MAP 3, PAGES 6-14 50' MUTUAL R.O.W. ESMT. O.R.994, PG./1760 O.R.1048, PG.521 AH 11. 5 AH 11.0AH 10.5X XX X X500 X500 X500X X500 X500 AE X X500 X X X500 X500 X500 X500 X500X500 X500X500 X500 X500 X500 ZONE 11.5 ZON E 11.5 X ZONE 11 X500 AE AH ZONE 11 OFLANCE T MILLER, P.S.M. #LS 5627REV.REVISIONTITLE:PROJECT NO.SHEET #:DRAWING NO.:CLIENT:Vertical Scale:Horizontal Scale:Date:Drawn by:Fieldwork by:Fieldbook/Page:[Save Date: 3/24/2025 9:47:34 AM] [Saved By: twehrle] [Plot Date: 3/24/2025 9:52:37 AM] [Plotted By: Tim Wehrle] [Original Size: 24x36] [Drawing Path: S:\Magnolia_Pond-Habitat-MPH\BOUNDARY-ALL\S-MPH-ALL-002-SU-01.dwg]NOVEMBER 20241" = 200'N.T.S.P-041/52SDTFWS-MPHS-TT-ALTAS-MPH-ALL-002-SU-01.dwg1THOMPSON THRIFT DEVELOPMENT, INC.3MAP OF BOUNDARY SURVEYOF THE NORTHWEST QUARTER OFSECTION 34, TOWNSHIP 49 SOUTH, RANGE26 EAST, COLLIER COUNTY, FLORIDA.SCALE:1" = 200'0 SCALE IN FEET 400200 GENERAL NOTES: ·BEARINGS ARE BASED ON THE EAST LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 34 BEING NORTH 0°23'37" WEST. ·ELEVATIONS ARE BASED ON NORTH AMERICAN VERTICAL DATUM, 1988, (N.A.V.D.) ·LINES SHOWN OUTSIDE OF THE LAND DESCRIBED ARE FOR REFERENCE USE ONLY AND WERE NOT SURVEYED. ·PROPERTY LIES WITHIN FLOOD ZONES: AH10.5, AH11.0, AH11.5, X500, & X PER FLOOD INSURANCE RATE MAP COMMUNITY PANEL #120067 0412J DATED FEBRUARY 8TH, 2024. ·NORTH PARCELS CONTAIN: 19.382 ACRES MORE OR LESS ·SOUTH PARCELS CONTAIN: 26.144 ACRES MORE OR LESS. ·NET ACREAGE: 45.526 ACRES MORE OR LESS LEGEND: A.E. = ACCESS EASEMENT BM = BENCHMARK C/L = CENTERLINE C.U.E. = COUNTY UTILITY EASEMENT D.E. = DRAINAGE EASEMENT EL. & ELEV. = ELEVATION ESMT. = EASEMENT F.P.L. = FLORIDA POWER & LIGHT O.R. = OFFICIAL RECORDS BOOK P.B. = PLAT BOOK PG. = PAGE P.U.E. = PUBLIC UTILITY EASEMENT R.B. = ROAD BOOK R.O.W. = RIGHT-OF-WAY P = PLAT, M = MEASURED, C = CALCULATED, F = FIELD N = NORTH, S = SOUTH, E = EAST, W = WEST (S.I.P.)SET 5/8" IRON PIN & CAP STAMPED LB-8479 (F.I.P.) FOUND IRON PIN & CAP STAMPED AS SHOWN (F.C.M.) FOUND CONCRETE MONUMENT (F.N.D.) FOUND PK NAIL & DISK STAMPED SPOIL PILE MAP OF BOUNDARY SURVEY OF PART OF THE NORTHWEST QUARTER OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. (SEE FULL LEGAL DESCRIPTION BELOW) PREPARED FOR:THOMPSON THRIFT DEVELOPMENT, INC. OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY HABITAT FOR HUMANITY OF COLLIER COUNTY INC. 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 _____________________________________________ LANCE T MILLER PROFESSIONAL SURVEYOR AND MAPPER, #LS5627 OCTOBER 7TH, 2024 DATE ·CERTIFICATE OF AUTHORIZATION #LB- 8479 ·NOT VALID WITHOUT THE SIGNATURE AND THE ORIGINAL RAISED SEAL OR DIGITAL SEAL 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. SYMBOL LEGEND: = CLEANOUT = GRATE INLET = MITERED END = STORM MANHOLE = YARD DRAIN = GUY ANCHOR = WOOD POWER POLE = CONCRETE POWER POLE = ELECTRIC PANEL = HANDHOLE = LIGHT POLE = ELECTRIC MANHOLE = ELECTRIC METER POLE = ELECTRIC RISER = TRANSFORMER PAD = GAS VALVE = CABLE RISER = GAS RISER = TELEPHONE RISER = TELEPHONE MANHOLE = IRRIGATION CONTROL BOX = SPRINKLER HEAD = WATER BLOW-OFF = FIRE HYDRANT = GATE VALVE = WELL = MONITORING WELL = WATER METER = WATER RISER = MAILBOX = PILING = SIGN D Y HH L E E F GV C G T T IC BO W W MB P MW FEMA ZONE DETAIL PARCEL 8: THE WEST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PARCEL I.D. #00296760002 PARCEL 20: THE EAST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PARCEL I.D. #00297240000 PARCEL 21: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 AND THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS, AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNT TO NOT LESS THAN 25%. LESS A PORTION OF THE SE 1/4 OF THE SE 1/4 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST; RUN THENCE SOUTH 0°20'07" EAST, ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF SAID SECTION 34, A DISTANCE OF 2,324.86 FEET FOR THE POINT OF BEGINNING; THENCE NORTH 74°09'17" WEST, A DISTANCE OF 323.86 FEET TO A POINT; THENCE NORTH 73°00'33" WEST, A DISTANCE OF 364.53 FEET; THENCE SOUTH 0°19'13" EAST, A DISTANCE OF 355.71 FEET TO A POINT OF A CURVE CONCAVE SOUTHWESTERLY; THENCE FROM A TANGENT BEARING OF SOUTH 76°01'14" EAST, RUN SOUTHEASTERLY ALONG SAID CURE HAVING A RADIUS OF 11,297.16 FEET, THROUGH AN ANGLE OF 3°00'41" AN ARC DISTANCE OF 593.78 FEET TO THE END OF SAID CURVE; THENCE SOUTH 73°00'23" EAST A DISTANCE OF 92.07 FEET; THENCE NORTH 0°20'07" WEST, ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF SECTION 34, A DISTANCE OF 346.19 TO THE POINT OF BEGINNING. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. LESS AND EXCEPT PROPERTY DESCRIBED IN QUIT-CLAIM DEED RECORDED IN O.R. BOOK 2323, PAGE 508, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00297280002 PARCELS 33 & 38: THE WEST 1/2 OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS, AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR, AMOUNTING TO NOT LESS THAN 25%. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. PROPERTY I.D. #00297720009 PARCEL 39: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNTING TO NO LESS THAN 25%, LESS AND EXCEPT THE PARCEL SET FORTH IN THAT CERTAIN STIPULATED FINAL JUDGEMENT RECORDED IN O.R. BOOK 994, PAGES 1760-1763, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. PROPERTY I.D. #00297880004 PARCEL 41: THE WEST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, LESS AND EXCEPT THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 1048, PAGE 521-523, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00298000003 PARCEL 114: THAT PART OF THE S 1/2 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE CENTER OF SAID SECTION 34; THENCE RUN N 16°59'37" E, A DISTANCE OF 162.00 FEET; THENCE N 73°00'33" W, A DISTANCE OF 893.75 FEET; THENCE N 16°59'27" E, A DISTANCE OF 162.00 FEET TO THE POINT OF BEGINNING; AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73°37'19" W; THENCE NORTHWESTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET, THROUGH AN ANGLE OF 1°13'41", AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE; THENCE N 88°28'35" E, A DISTANCE OF 336.37 FEET; THENCE S 01°19'13" E, A DISTANCE OF 109.09 FEET; THENCE N 73°00'33" W, A DISTANCE OF 102.33 FEET TO THE POINT OF BEGINNING. SUBJECT TO RESTRICTIONS, RESERVATIONS, CONDITIONS AND EASEMENTS OF RECORD AND UTILITY REMAINING IN PLACE AND IN USE, IF ANY, THIS PROPERTY CANNOT BE USED FOR OUTDOOR ADVERTISING PURPOSES. RESERVING UNTO THE STATE OF FLORIDA DEPARTMENT OF TRANSPORTATION ALL RIGHTS OF INGRESS, EGRESS, LIGHT, AIR, AND VIEW BETWEEN THE ABOVE DESCRIBED PROPERTY AND THE ROAD NAMED AS FOLLOWS: STATE ROAD 93 (I-75); ALONG THE FOLLOWING DESCRIBED LINE: COMMENCE AT THE CENTER OF SAID SECTION 34,TOWNSHIP 49 SOUTH, RANGE 26 EAST; THENCE RUN N 16°59'37" E A DISTANCE OF 162.00 FEET; THENCE N 73°00'33" W A DISTANCE OF 893.75 FEET; THENCE N 16°59'27" E A DISTANCE OF 152.00 FEET; THENCE S 73°00'33" E A DISTANCE OF 102.33 FEET TO THE BEGINNING OF THE HEREIN DESCRIBED LIMITED ACCESS LINE; THENCE N 73°00'33" W A DISTANCE OF 102.33 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73°37' 19" W; THENCE NORTHWESTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET, THROUGH AN ANGLE OF 01°13'41" AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE AND THE END OF SAID DESCRIBED LIMITED ACCESS LINE. PROPERTY I.D. #00296721009 PARCEL 9: THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 2904, PAGES 0876 THROUGH 0879 INCLUSIVE, MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE EAST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PROPERTY ID #00296800001 PARCEL 30: THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 3002, PAGE 2704 MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE EAST HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, SAME BEING FIVE ACRES MORE OR LESS. SUBJECT TO AN ACCESS EASEMENT OF 25 FEET ON, OVER AND ALONG THE NORTH LINE AND A DRAINAGE EASEMENT OF THE EAST LINE OF SAID PROPERTY. PROPERTY ID #00297600006 SUBJECT TO EASEMENT, RESTRICTIONS AND RESERVATIONS OF RECORD. SUBJECT PARCEL CONTAINS 2,049,396.00 SQ, FEET, OR 47.05+/- ACRES OF LAND, MORE OR LESS.1.) REVISED BNDY FIGURE AND LEGALS, TFW, 12/03/24HABITAT FOR HUMANITY OF COLLIER COUNTY INC. &2.) ADDED ADDITIONAL EASEMENT LABELS, TFW, 03/24/25Page 6370 of 6526 PARCEL: 8W 1/2, NE 1/4, SE 1/4,NW 1/4PARCEL: 21E 1/2, NE 1/4, SE1/4, NW 1/4ALONG WITH SE1/4, SE 1/4, NW 1/4GOLDEN GATE HIGH SCHOOL COLLIER COUNTY SCHOOL DISTRICT (PARCEL ID: 00296480007) I-75 PRESERVE LLC (PARCEL ID: 00298120501)MAGNOLIA POND DR.PARCEL 33 & 38 HABITAT FOR HUMANITY IF CC INC (PARCEL ID: 00297840002) PARCEL 30 HABITAT FOR HUMANITY IF CC INC (PARCEL ID: 00297240000) ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC BOHH STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X PARCEL DESCRIBED CONTAINS: 47.05 ACRES MORE OR LESS GOLDEN GATE CANAL(160' WIDE)PARCEL 20 HABITAT FOR HUMANITY IF CC INC (PARCEL ID: 00297240000) 60' 50' MUTUAL R.O.W. ESMT. O.R.1040, PG.1333 50' MUTUAL R.O.W.ESMT.O.R.351, PG.171O.R.359, PG.6096,O.R.426, PG.12125' MUTUAL R.O.W. ESMT. O.R.1040, PG.1333 LINE TABLE LINE # L1 L2 L3 LENGTH 19.48 40.61 37.51 BEARING N0°31'32"W N0°34'55"W S0°25'06"ECON. S/WASPHALT ROADWAYN 1/2 NW 1/4 SEC. 34S 1/2 NW 1/4 SEC. 34TOP OFBANKL.B.2464 IRON PINCON. CURBIRON PINL.B. 2464 L.B. 6753 L.B. 3241 BROKEN MONUMENT L.B. 3241 6' CHAIN LINK FENCE 1.3' +/- W. OF P/L 6' CHAIN LINK FENCE 1.3' +/- W. OF P/L RIP RAP RIP RAP VAULT N. LINE OF THE E. 1/2, OF THE N.E. 1/4, OF THE N.W. 1/4, SEC. 34S87°57'45"W 658.28L3 L1 L2 E. LINE OF S.E. 1/4, OF THE N.E. 1/4,OF THE N.W. 1/4, SEC. 34 N0°26'08"W 621.84 S0°21'49"E 1282.55 W. LINE OF THE E. 1/2, OF THE N.E. 1/4, OF THE N.W. 1/4, SEC. 34 STRM E. LINE OF N.E. 1/4, OF THE N.E. 1/4,OF THE N.W. 1/4, SEC. 34 N0°19'19"W 662.4230' DRAINAGE,ACCESS ANDMAINTENANCE ESMT.O.R.4575, PG.3010OFLANCE T MILLER, P.S.M. #LS 5627REV.REVISIONTITLE:PROJECT NO.SHEET #:DRAWING NO.:CLIENT:Vertical Scale:Horizontal Scale:Date:Drawn by:Fieldwork by:Fieldbook/Page:[Save Date: 3/24/2025 9:47:34 AM] [Saved By: twehrle] [Plot Date: 3/24/2025 9:52:52 AM] [Plotted By: Tim Wehrle] [Original Size: 24x36] [Drawing Path: S:\Magnolia_Pond-Habitat-MPH\BOUNDARY-ALL\S-MPH-ALL-002-SU-01.dwg]NOVEMBER 20241" = 50'N.T.S.P-041/52SDTFWS-MPHS-TT-ALTAS-MPH-ALL-002-SU-01.dwg2THOMPSON THRIFT DEVELOPMENT, INC.3MAP OF BOUNDARY SURVEYOF THE NORTHWEST QUARTER OFSECTION 34, TOWNSHIP 49 SOUTH, RANGE26 EAST, COLLIER COUNTY, FLORIDA.SYMBOL LEGEND: = CLEANOUT = GRATE INLET = MITERED END = STORM MANHOLE = YARD DRAIN = GUY ANCHOR = WOOD POWER POLE = CONCRETE POWER POLE = ELECTRIC PANEL = HANDHOLE = LIGHT POLE = ELECTRIC MANHOLE = ELECTRIC METER POLE = ELECTRIC RISER = TRANSFORMER PAD = GAS VALVE = CABLE RISER = GAS RISER = TELEPHONE RISER = TELEPHONE MANHOLE = IRRIGATION CONTROL BOX = SPRINKLER HEAD = WATER BLOW-OFF = FIRE HYDRANT = GATE VALVE = WELL = MONITORING WELL = WATER METER = WATER RISER = MAILBOX = PILING = SIGN D Y HH L E E F GV C G T T IC BO W W MB P MW SCALE:1" = 50' 0 SCALE IN FEET 10050 1.) REVISED BNDY FIGURE AND LEGALS, TFW, 12/03/242.) ADDED ADDITIONAL EASEMENT LABELS, TFW, 03/24/25Page 6371 of 6526 PARCEL: 8 W 1/2, NE 1/4, SE 1/4, NW 1/4 PARCEL: 9 E 1/2, NW 1/4, SE 1/4, NW 1/4PARCEL: 41 W 1/2, NW 1/4, SE 1/4, NW 1/4 PARCEL: 39 E 1/2, NE 1/4, SW 1/4, NW 1/4 PARCEL: 21 E 1/2, NE 1/4, SE 1/4, NW 1/4 ALONG WITH SE 1/4, SE 1/4, NW 1/4 PARCEL: 114 PART OF THE S 1/2, NW 1/4 RICHMAN NAPLES DEV PTNR LLC (PARCEL ID: 00296520006) MAGNOLIA POND DR. I-75 (S.R.93) (R.B. 3, PG. 14) (WIDTH VARIES) NOR T H E R L Y R . O . W . I - 7 5 PARCEL 33 & 38 HABITAT FOR HUMANITY IF CC INC (PARCEL ID: 00297840002) X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC BO HH 8.3D N 1/2 NW 1/4 SEC. 34 S 1/2 NW 1/4 SEC. 34 STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM STRM CON. WALK X X X X X X X X X X X X X X X PARCEL 20 HABITAT FOR HUMANITY IF CC INC (PARCEL ID: 00297240000) 25' 50' 25' 25' A.E. & D.E. O.R.229, PG.165 25'60'50' MUTUALR.O.W. ESMT.O.R.1040,PG.133350' MUTUAL R.O.W. ESMT. O.R.351, PG.171 O.R.359, PG.6096, O.R.426, PG.121 50' MUTUAL R.O.W. ESMT. O.R.430, PG.516 50' MUTUAL R.O.W. ESMT. O.R.1040, PG.1333 50' MUTUAL R.O.W. ESMT. O.R.994, PG./1760 O.R.1048, PG.521 25'25'CURVE TABLE CURVE # C1 C2 LENGTH 922.34 249.10 RADIUS 11621.16 11621.16 DELTA 4°32'51" 1°13'41" CHORD BEARING S75°16'57"E N73°37'19"W CHORD LENGTH 922.10 249.10 LINE TABLE LINE # L1 L2 L3 L4 L5 L6 L7 LENGTH 19.48 40.61 37.51 30.00 336.37 109.09 102.33 BEARING N0°31'32"W N0°34'55"W S0°25'06"E S0°16'55"E N88°28'35"E S1°19'13"E N73°00'33"W PARCEL DESCRIBED CONTAINS: 47.05 ACRES MORE OR LESS ASPHALT ROADWAY (D) N 7 3 ° 0 0 ' 3 3 " W 8 9 3 . 7 5 (TIE L I N E T O PAR C E L 1 1 4 )(D) N16°59'27"E 162.00(D) C 2 (D) L5 (D) L6(D) L 7 L.B.2464 L.B.2464 L.B.2464IRON PINL.B.3661 IRON PIN ILLEGIBLE ILLEGIBLE 4' POST AND WIRE FENCE RUNS ALONG PROPERTY LINE 6' CHAIN LINK FENCE 0.8' WEST OF PROPERTY LINE EDGE OF WATER AT TIME OF SURVEY (10/05/2024) TOP OF BANK TOP OF BANK NORTH RIGHT OF WAY OF INTERSTATE 75 PER ROAD MAP 3, PAGES 6-14 CON. WALK CON. CURB CON. CURB CON. CURB CON. CURB IRON PINL.B. 2464L.B. 67536' CHAIN LINKFENCE 1.3' +/-W. OF P/LHEADWALL AND BOX CULVERTRIP RAPVAULT TOP OF BANK L3S88°23'46"W 987.88 N. LINE OF THE S. 1/2, OF THE N.W. 1/4, SEC. 34 L4S0°19'16"E 443.11W. LINE OF E. 1/2,N.E. 1/4, S.E. 1/4, N.W. 1/4,C1 S72° 5 9 ' 5 3 " E 4 6 6 . 7 7 S74°0 7 ' 3 4 " E 3 2 4 . 0 9 E. LINE S.E. 1/4, N.W. 1/4, SEC. 34N0°23'37"W 959.28(BASIS OF BEARING)L1 L230' DRAINAGE, ACCESS AND MAINTENANCE ESMT. O.R.4575, PG.3010 OFLANCE T MILLER, P.S.M. #LS 5627REV.REVISIONTITLE:PROJECT NO.SHEET #:DRAWING NO.:CLIENT:Vertical Scale:Horizontal Scale:Date:Drawn by:Fieldwork by:Fieldbook/Page:[Save Date: 3/24/2025 9:47:34 AM] [Saved By: twehrle] [Plot Date: 3/24/2025 9:53:08 AM] [Plotted By: Tim Wehrle] [Original Size: 24x36] [Drawing Path: S:\Magnolia_Pond-Habitat-MPH\BOUNDARY-ALL\S-MPH-ALL-002-SU-01.dwg]NOVEMBER 20241" = 60'N.T.S.P-041/52SDTFWS-MPHS-TT-ALTAS-MPH-ALL-002-SU-01.dwg3THOMPSON THRIFT DEVELOPMENT, INC.3MAP OF BOUNDARY SURVEYOF THE NORTHWEST QUARTER OFSECTION 34, TOWNSHIP 49 SOUTH, RANGE26 EAST, COLLIER COUNTY, FLORIDA.SYMBOL LEGEND: = CLEANOUT = GRATE INLET = MITERED END = STORM MANHOLE = YARD DRAIN = GUY ANCHOR = WOOD POWER POLE = CONCRETE POWER POLE = ELECTRIC PANEL = HANDHOLE = LIGHT POLE = ELECTRIC MANHOLE = ELECTRIC METER POLE = ELECTRIC RISER = TRANSFORMER PAD = GAS VALVE = CABLE RISER = GAS RISER = TELEPHONE RISER = TELEPHONE MANHOLE = IRRIGATION CONTROL BOX = SPRINKLER HEAD = WATER BLOW-OFF = FIRE HYDRANT = GATE VALVE = WELL = MONITORING WELL = WATER METER = WATER RISER = MAILBOX = PILING = SIGN = SPOIL PILE D Y HH L E E F GV C G T T IC BO W W MB P MW SCALE:1" = 60'0 SCALE IN FEET 12060 1.) REVISED BNDY FIGURE AND LEGALS, TFW, 12/03/242.) ADDED ADDITIONAL EASEMENT LABELS, TFW, 03/24/25Page 6372 of 6526 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 6373 of 6526 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 6374 of 6526 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 MAGNOLIA POND PUDA (PL20240010833) LIST AND MAP OF PROPERTY OWNERS MAP REFERENCE PARCEL ID OWNER NAME 1 00297720009 Habitat for Humanity of Collier County, Inc. 2 00297600006 Habitat for Humanity of Collier County, Inc. 3 00297840002 Habitat for Humanity of Collier County, Inc. 4 00297240000 Habitat for Humanity of Collier County, Inc. 5 00297880004 Habitat for Humanity of Collier County, Inc. 6 00298000003 Habitat for Humanity of Collier County, Inc. 7 00296800001 Habitat for Humanity of Collier County, Inc. 8 00296760002 Habitat for Humanity of Collier County, Inc. 9 00297280002 Habitat for Humanity of Collier County, Inc. 10 00296721009 Habitat for Humanity of Collier County, Inc. 11 00296480007 Collier County School District – GGH (Magnolia Pond Rd Easement) Page 6375 of 6526 PARCEL 8: THE WEST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PARCEL I.D. #00296760002 PARCEL 20: THE EAST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PARCEL I.D. #00297240000 PARCEL 21: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 AND THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS, AND MINERAL RIGHTS NOW OWNED BY THE GRANTOOR AMOUNT TO NOT LESS THAN 25%. LESS A PORTION OF THE SE 1/4 OF THE SE 1/4 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST; RUN THENCE SOUTH 0°20'07" EAST, ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF SAID SECTION 34, A DISTANCE OF 2,324.86 FEET FOR THE POINT OF BEGINNING; THENCE NORTH 74°09'17" WEST, A DISTANCE OF 323.86 FEET TO A POINT; THENCE NORTH 73°00'33" WEST, A DISTANCE OF 364.53 FEET; THENCE SOUTH 0°19'13" EAST, A DISTANCE OF 355.71 FEET TO A POINT OF A CURVE CONCAVE SOUTHWESTERLY; THENCE FROM A TANGENT BEARING OF SOUTH 76°01'14" EAST, RUN SOUTHEASTERLY ALONG SAID CURE HAVING A RADIUS OF 11,297.16 FEET, THROUGH AN ANGLE OF 3°00'41" AN ARC DISTANCE OF 593.78 FEET TO THE END OF SAID CURVE; THENCE SOUTH 73°00'23" EAST A DISTANCE OF 92.07 FEET; THENCE NORTH 0°20'07" WEST, ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF SECTION 34, A DISTANCE OF 346.19 TO THE POINT OF BEGINNING. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. LESS AND EXCEPT PROPERTY DESCRIBED IN QUIT-CLAIM DEED RECORDED IN O.R. BOOK 2323, PAGE 508, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00297280002 Page 6376 of 6526 PARCELS 33 & 38: THE WEST 1/2 OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS, AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR, AMOUNTING TO NOT LESS THAN 25%. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. PROPERTY I.D. #00297720009 PARCEL 39: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, TOGETHER WITH ALL THE OIL, GAS AND MINERAL RIGHTS NOW OWNED BY THE GRANTOR AMOUNTING TO NO LESS THAN 25%, LESS AND EXCEPT THE PARCEL SET FORTH IN THAT CERTAIN STIPULATED FINAL JUDGEMENT RECORDED IN O.R. BOOK 994, PAGES 1760-1763, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. SUBJECT TO: A 50 FOOT MUTUAL RIGHT-OF-WAY EASEMENT EXTENDING 25 FEET ON EITHER SIDE OF ALL SECTION LINES INCLUDING QUARTER AND QUARTER QUARTER SECTION LINES, WHICH EASEMENT IS FOR THE USE AND BENEFIT OF THE ADJACENT PROPERTY OWNERS. PROPERTY I.D. #00297880004 PARCEL 41: THE WEST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, LESS AND EXCEPT THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 1048, PAGE 521-523, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. PROPERTY I.D. #00298000003 PARCEL 114: THAT PART OF THE S 1/2 OF THE NW 1/4 OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: Page 6377 of 6526 COMMENCE AT THE CENTER OF SAID SECTION 34; THENCE RUN N 16°59'37" E, A DISTANCE OF 162.00 FEET; THENCE N 73°00'33" W, A DISTANCE OF 893.75 FEET; THENCE N 16°59'27" E, A DISTANCE OF 162.00 FEET TO THE POINT OF BEGINNING; AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73°37'19" W; THENCE NORTHWESTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET, THROUGH AN ANGLE OF 1°13'41", AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE; THENCE N 88°28'35" E, A DISTANCE OF 336.37 FEET; THENCE S 01°19'13" E, A DISTANCE OF 109.09 FEET; THENCE N 73°00'33" W, A DISTANCE OF 102.33 FEET TO THE POINT OF BEGINNING. SUBJECT TO RESTRICTIONS, RESERVATIONS, CONDITIONS AND EASEMENTS OF RECORD AND UTILITY REMAINING IN PLACE AND IN USE, IF ANY, THIS PROPERTY CANNOT BE USED FOR OUTDOOR ADVERTISING PURPOSES. RESERVING UNTO THE STATE OF FLORIDA DEPARTMENT OF TRANSPORTATION ALL RIGHTS OF INGRESS, EGRESS, LIGHT, AIR, AND VIEW BETWEEN THE ABOVE DESCRIBED PROPERTY AND THE ROAD NAMED AS FOLLOWS: STATE ROAD 93 (I-75); ALONG THE FOLLOWING DESCRIBED LINE: COMMENCE AT THE CENTER OF SAID SECTION 34,TOWNSHIP 49 SOUTH, RANGE 26 EAST; THENCE RUN N 16°59'37" E A DISTANCE OF 162.00 FEET; THENCE N 73°00'33" W A DISTANCE OF 893.75 FEET; THENCE N 16°59'27" E A DISTANCE OF 152.00 FEET; THENCE S 73°00'33" E A DISTANCE OF 102.33 FEET TO THE BEGINNING OF THE HEREIN DESCRIBED LIMITED ACCESS LINE; THENCE N 73°00'33" W A DISTANCE OF 102.33 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A CHORD BEARING OF N 73°37' 19" W; THENCE NORTHWESTERLY ALONG SAID CURVE HAVING A RADIUS OF 11,621.16 FEET, THROUGH AN ANGLE OF 01°13'41" AN ARC DISTANCE OF 249.10 FEET TO THE END OF SAID CURVE AND THE END OF SAID DESCRIBED LIMITED ACCESS LINE. PROPERTY I.D. #00297280002 PARCEL 9: THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 2904, PAGES 0876 THROUGH 0879 INCLUSIVE, MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE EAST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. Page 6378 of 6526 PARCEL 30: THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 3002, PAGE 2704 MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE EAST HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, SAME BEING FIVE ACRES MORE OR LESS. SUBJECT TO AN ACCESS EASEMENT OF 25 FEET ON, OVER AND ALONG THE NORTH LINE AND A DRAINAGE EASEMENT OF THE EAST LINE OF SAID PROPERTY. SUBJECT TO EASEMENT, RESTRICTIONS AND RESERVATIONS OF RECORD. SUBJECT PARCEL CONTAINS 2,049,396.00 SQ, FEET, OR 47.05+/- ACRES OF LAND, MORE OR LESS. Page 6379 of 6526 ¯ P:\Active_Projects\P-HHCC-0 02\001-Magno lia_Pond\Plann in g\GIS\2024 -11-11-Aeria l_Loca tion_Map.mxdDate Sa ved: 11/12/2024 PROJECT: NOTES: EXHIBIT DESC: 2600 Gold en Gate ParkwayNaples, FL 34105 CLIENT: LOCATION:SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2024) AERIA L LO CATION MA PMAGNOLIA POND PUDA MAGNO LIA POND DRIVE Magnolia Pond DR Collier BLVDCity Gate BLVD N City Gate DR Legend Magnolia Pond PUD Collier BLVDPage 6380 of 6526 Page 6 of 11 STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST Name of Applicant(s): Address: City: State: Zip: Telephone: Cell: E-Mail Address: Address of Subject Property (If available): City: State: Zip: Section/Township/Range: / / Lot: Block: Subdivision: Metes & Bounds Description: Plat Book: Page #: Property ID 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 Demands: Average Daily Demands: TYPE OF WATER SERVICE TO BE PROVIDED APPLICANT CONTACT INFORMATION PROPERTY INFORMATION TYPE OF SEWAGE DISPOSAL TO BE PROVIDED PUD Rezone, PUD Amendment, PUD to PUD Rezone Application (PUDZ, PUDA, PUDR) 4/22/24 Page 6381 of 6526 Page 7 of 11 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. Attach additional pages if necessary. Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre-application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. PUD Rezone, PUD Amendment, PUD to PUD Rezone Application (PUDZ, PUDA, PUDR) 4/22/24 Page 6382 of 6526 Project:Magnolia Pond PUDPIN:P-THTH-001 Task/Subtask:PUDA - Rev01Calculated By:JSMDate:3/19/2025Checked By:DWDate:3/19/2025Task:Determine estimated wastewater flows generated for the project to be included in the PUDA Statement of Utility Provisions.Assumptions and Design Notes:1) All residential wastewater consumptive rates are per CC Design Criteria, Section 3.0. Calculations:Original Magnolia Pond MPUD Ord. No. 10-06 Wastewater Flow CalculationsPer the maximum residential dwelling units permitted:A = (NOTE 3) B C D = (A x C) E = (NOTE 1) F = (D x E) G = (F / 1440) H = (NOTE 2) I = (G x H)Use No. of Units Unit Population Per Unit Total PopulationPer Capita Flow(GPD)Total Average Daily Flow (GPD)Total Average Hourly Flow (GPM)Peak Hour FactorPeak Hour Flow (GPM)Residential 231 DU 2.5 578 100 57,750 40.1 3.9 158.1TOTAL- - - - -57,750- -158.118 + (P)1/2578Persons (F/E) = Average Daily Flow / 100 GPD4 + (P)1/20.58Per the maximum Assisted Living Facilities permitted:A = (NOTE 3) B C D = (A x C) E = (NOTE 1) F = (D x E) G = (F / 1440) H = (NOTE 2) I = (G x H)Use No. of Units Unit Population Per Unit Total PopulationPer Capita Flow(GPD)Total Average Daily Flow (GPD)Total Average Hourly Flow (GPM)Peak Hour FactorPeak Hour Flow (GPM)ALF 924 Per Bed 1 924 100 92,400 64.2 3.8 242.7ALF 2,772 Meals Per Day 1 2,772 5 13,860 9.6 3.8 36.4TOTAL- - - - -106,260- -279.118 + (P)1/21063Persons (F/E) = Average Daily Flow / 100 GPD4 + (P)1/21.06Proposed Magnolia Pond PUDA (This Application) Wastewater Flow CalculationsPer the maximum residential dwelling units proposed:A B C D = (A x C) E = (NOTE 1) F = (D x E) G = (F / 1440)H = (NOTE 2) I = (G x H)Use No. of Units Unit Population Per Unit Total PopulationPer Capita Flow(GPD)Total Average Daily Flow (GPD)Total Average Hourly Flow (GPM)Peak Hour FactorPeak Hour Flow (GPM)Residential 550 DU 2.5 1,375 100 137,500 95.5 3.7 353.9TOTAL- - - - -137,500- -353.918 + (P)1/21375Persons (F/E) = Average Daily Flow / 100 GPD4 + (P)1/21.384) Maximum Allowable Assisted Living Facilities based on the trip cap of 246 2-way, PM peak hour trips; equivalent to 1,025 ALF beds. In addition, conservatively assumes 3 regularly prepared meals per day per bed. EP / 1,000 = 3) Per the Original MPUD Ord. No. 10-06; Maximum number of 231 dwelling units permitted / Assisted Living Facilities (ALF) "for each four ALF units developed, one residential dwelling unit shall be subtracted from the maximum of 231 permitted dwelling units" assumed entirely as ALF with 3 regularly prepared meals per day per bed. Peak Hourly Factor == 3.8Equivalent Population (EP) = where P =2) Peak Factor based on population served; (18+ (Population/1000)^.5)/(4+(Population/1000)^.5) where P is the population in thousands.= 3.7Equivalent Population (EP) = where P =EP / 1,000 = where P =Equivalent Population (EP) = =EP / 1,000 = 3.9Peak Hourly Factor =Peak Hourly Factor =P:\Active_Projects\P-HHCC-002\001-Magnolia_Pond\Design\PotableWater\P-HHCC-002_Utility Calcs_Rev011 of 4Page 6383 of 6526 Per the maximum ALF allowed based on project's trip cap:A = (NOTE 4) B C D = (A x C) E = (NOTE 1) F = (D x E) G = (F / 1440) H = (NOTE 2) I = (G x H)Use No. of Units Unit Population Per Unit Total PopulationPer Capita Flow(GPD)Total Average Daily Flow (GPD)Total Average Hourly Flow (GPM)Peak Hour FactorPeak Hour Flow (GPM)ALF 1,025 Per Bed 1 1,025 100 102,500 71.2 3.8 267.1ALF 3,075 Meals Per Day 1 3,075 5 15,375 10.7 3.8 40.1TOTAL- - - - -117,875- -307.218 + (P)1/21178.75Persons (F/E) = Average Daily Flow / 100 GPD4 + (P)1/21.18Conclusion:Per the maximum residential dwelling units permitted:Per the maximum Assisted Living Facilities permitted:Peak Hour Flow (GPM) = 158.1Peak Hour Flow (GPM) = 279.1Average Daily Flow (GPD) = 57,750Average Daily Flow (GPD) = 106,260Per the maximum residential dwelling units proposed:Per the maximum ALF allowed based on project's trip cap:Peak Hour Flow (GPM) = 353.9Peak Hour Flow (GPM) = 307.2Average Daily Flow (GPD) = 137,500Average Daily Flow (GPD) = 117,875The worst case scenario wastewater flows for the proposed PUDA is per the maximum residential dwelling units proposed as shown above. Total Wastewater Flows per the original MPUD Ord. No. 10-06:3.8Equivalent Population (EP) = where P =EP / 1,000 = Total Wastewater Flows per the proposed PUDA (This Application):Peak Hourly Factor ==P:\Active_Projects\P-HHCC-002\001-Magnolia_Pond\Design\PotableWater\P-HHCC-002_Utility Calcs_Rev012 of 4Page 6384 of 6526 Project:Magnolia Pond PUDPIN:P-THTH-001Task/Subtask:PUDA - Rev01Calculated By:JSMDate:3/19/2025Checked By:DWDate:3/19/2025Task:Determine potable water demands generated for the project to be included in the PUDA Statement of Utility Provisions.Assumptions and Design Notes:1) Potable Demand Factor per CC Design Criteria, Section 2.2.1.C.2) Peaking Factor per CC 2022 Annual Update & Inventory Report / Capitol Improvement Element (2022 AUIR/CIE).Calculations:Original Magnolia Pond MPUD Ord. No. 10-06 Water Demand CalculationsPer the maximum residential dwelling units permitted:A = (NOTE 1) B = (NOTE 1) C = (A x B) D = (NOTE 2) E = (C x D) F = (E / 1440)UseWastewater Average Daily Flow (GPD)Potable Demand FactorAverage Daily Water Demand (GPD)Peak Day FactorMaximum Daily Water Demand (GPD)Peak Hour Demand (GPM)Residential 57,750 1.4 80,850 1.3 105,105 73.0TOTAL- -80,850-105,105 73.0Per the maximum Assisted Living Facilities permitted:A = (NOTE 1) B = (NOTE 1) C = (A x B) D = (NOTE 2) E = (C x D) F = (E / 1440)UseWastewater Average Daily Flow (GPD)Potable Demand FactorAverage Daily Water Demand (GPD)Peak Day FactorMaximum Daily Water Demand (GPD)Peak Hour Demand (GPM)ALF 92,400 1.4 129,360 1.3 168,168 116.8ALF 13,860 1.4 19,404 1.3 25,225 17.5TOTAL- -148,764-193,393 134.3Proposed Magnolia Pond PUDA (This Application) Water Demand CalculationsPer the maximum residential dwelling units proposed:A = (NOTE 1) B = (NOTE 1) C = (A x B) D = (NOTE 2) E = (C x D) F = (E / 1440)UseWastewater Average Daily Flow (GPD)Potable Demand FactorAverage Daily Water Demand (GPD)Peak Day FactorMaximum Daily Water Demand (GPD)Peak Hour Demand (GPM)Residential 137,500 1.4 192,500 1.3 250,250 173.8TOTAL- -192,500-250,250 173.8Per the maximum ALF allowed based on project's trip cap:A = (NOTE 1) B = (NOTE 1) C = (A x B) D = (NOTE 2) E = (C x D) F = (E / 1440)UseWastewater Average Daily Flow (GPD)Potable Demand FactorAverage Daily Water Demand (GPD)Peak Day FactorMaximum Daily Water Demand (GPD)Peak Hour Demand (GPM)ALF 102,500 1.4 143,500 1.3 186,550 129.5ALF 15,375 1.4 21,525 1.3 27,983 19.4TOTAL- -165,025-214,533 149.0P:\Active_Projects\P-HHCC-002\001-Magnolia_Pond\Design\PotableWater\P-HHCC-002_Utility Calcs_Rev013 of 4Page 6385 of 6526 Conclusion:Per the maximum residential dwelling units permitted:Per the maximum Assisted Living Facilities permitted:Peak Hour Demand (GPM) = 73.0Peak Hour Demand (GPM) = 134.3Maximum Daily Demand (GPD) = 105,105Maximum Daily Demand (GPD) = 193,393Average Daily Demand (GPD) = 80,850Average Daily Demand (GPD) = 148,764Per the maximum residential dwelling units proposed:Per the maximum ALF allowed based on project's trip cap:Peak Hour Demand (GPM) = 173.8Peak Hour Demand (GPM) = 149.0Maximum Daily Demand (GPD) = 250,250Maximum Daily Demand (GPD) = 214,533Average Daily Demand (GPD) = 192,500Average Daily Demand (GPD) = 165,025The worst case scenario water demands for the proposed PUDA is per the maximum residential dwelling units proposed as shown above. Total Water Demand per the original MPUD Ord. No. 10-06:Total Water Demand per the proposed PUDA (This Application):P:\Active_Projects\P-HHCC-002\001-Magnolia_Pond\Design\PotableWater\P-HHCC-002_Utility Calcs_Rev014 of 4Page 6386 of 6526 Traffic Impact Statement Magnolia Pond Planned Unit Development Amendment (PUDA) PL20240010833 Collier County, Florida 03/14/2025 Prepared for: Prepared by: Peninsula Engineering 2600 Golden Gate Parkway Naples, FL 34105 Phone: 239.403.6700 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* Collier County Transportation Review Fee – Major Study – $1,500.00* Note – *to be collected at time of first submittal Page 6387 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 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, PTOE, PE FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 Page 6388 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 3 Table of Contents Project Description ............................................................................................................ 4 Trip Generation ................................................................................................................. 5 Trip Distribution and Assignment ...................................................................................... 7 Background Traffic ........................................................................................................... 10 Existing and Future Roadway Network ............................................................................ 11 Project Impacts to Area Roadway Network Link Analysis ................................................ 12 Site Access Turn Lane Analysis......................................................................................... 14 Improvement Analysis ..................................................................................................... 15 Mitigation of Impact ........................................................................................................ 15 Appendices Appendix A: PUD Master Plan ........................................................................................ 16 Appendix B: Initial Meeting Checklist (Methodology Meeting) ...................................... 18 Appendix C: ITE Trip Generation Calculations ................................................................ 25 Appendix D: Transportation Element Map TR-6 ............................................................. 36 Appendix E: 2024 AUIR TCMA Report – East Central TCMA ........................................... 38 Appendix F: Project Turning Movement Exhibits ............................................................ 40 Page 6389 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 4 Project Description Magnolia Pond is a proposed residential development located north and south of Magnolia Pond Drive, approximately ½ mile west of Collier Boulevard (CR 951), in Collier County, Florida. The Magnolia Pond Planned Unit Development Amendment (PUDA) project is located in Section 34, Township 49 South, Range 26 East, Collier County, Florida. The approximate location of the subject site is illustrated in Figure 1. The proposed master site plan is illustrated in Appendix A: PUD Master Plan. Figure 1 – Project Location Map The subject property is currently vacant land. The Magnolia Pond PUD is approved for up to 231 residential dwelling units (du) with a maximum of 125 single-family du allowed. The approved zoning states the maximum number of PM peak hour trips of any mixed residential development proposed shall not exceed 131 PM peak hour trips (refer to Collier County Ordinance 2010-06). The Magnolia Pond PUDA project proposes to change the approved development density to 550 dwelling units consisting of a 301 du multifamily (mid-rise) residential development on the south side of Magnolia Pond Drive and a 249 du multifamily (low-rise) residential development on the north side of Magnolia Pond Drive. Any associated swimming pool or recreational facilities are considered incidental to the residential uses for traffic analysis purposes. Page 6390 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 5 In conformance with the transportation pre-app notes, this traffic analysis will establish a trip limit/cap Developer Commitment for this PUDA based on the findings in this report. Consistent with the recommendations illustrated in Collier County Traffic Impact Study Guidelines and Procedures, traffic generation associated with the proposed development is evaluated based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition and ITE Trip Generation Handbook, 3rd Edition. In agreement with the ITE Land Use Code (LUC) descriptions, the ITE land use designations are illustrated in Table 1. Table 1 Magnolia Pond PUDA – Development Program Development Land Use/SIC Use Code ITE Land Use Code Size Approved PUD (1) Single-Family Residential Single-Family Detached Housing/Not Applicable LUC 210 125 dwelling units Multifamily Residential Multifamily Housing (Low-Rise)/Not Applicable LUC 220 106 dwelling units Proposed PUDA Multifamily Residential Multifamily Housing (Low-Rise)/Not Applicable LUC 220 249 dwelling units Multifamily Residential Multifamily Housing (Mid-Rise)/Not Applicable LUC 221 301 dwelling units Notes: 1) Subject to trip cap limitations per approved Ord. #2010-06. For the purposes of this analysis, the traffic planning horizon year is assumed to be 2030. A methodology meeting was held with the Collier County Transportation Planning staff on November 13, 2024, via email. For details refer to Appendix B: Initial Meeting Checklist (Methodology Meeting). The analysis included in this report is generally consistent with the November 2024 methodology meeting. The project proposes one full movement access onto Magnolia Pond Drive from the north parcel, one full movement access and one right-out only access onto Magnolia Pond Drive from the south parcel. Trip Generation The project’s site trip generation is based on the ITE Trip Generation Manual, 11th Edition. The software program OTISS (Online Traffic Impact Study Software, most current version) is used to create the raw unadjusted trip generation for the project. The ITE rates and equations are used for the trip generation calculations, as applicable. The ITE – OTISS trip generation calculation worksheets are provided in Appendix C: ITE Trip Generation Calculations. Based on ITE recommendations and Collier County Traffic Impact Study guidelines, no reductions for internal capture or pass-by trips have been taken into consideration. Page 6391 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 6 The trip generation associated with the proposed PUDA future build-out conditions is summarized in Table 2A. Table 2A Magnolia Pond PUDA – Proposed Trip Generation – Average Weekday Development Weekday AM Peak Hour PM Peak Hour Land Use Size/Location Enter Exit Total Enter Exit Total Multifamily Residential (Low-Rise) 249 dwelling units/North Parcel 1,671 24 76 100 81 47 128 Multifamily Residential (Mid-Rise) 301 dwelling units/South Parcel 1,389 28 93 121 72 46 118 Total External 3,060 52 169 221 153 93 246 The operational site access turn lane analysis is calculated based on the proposed PUDA land use total external traffic during the weekday AM and PM peak hour as shown in Table 2A. The maximum total daily trip generation for the PUD shall not exceed 246 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, as illustrated in Table 2A. The trip generation based on the approved zoning conditions and consistent with Ordinance 2010-06 is illustrated in Table 2B. For this analysis, the maximum number of single-family dwelling units allowed was conservatively used for the trip generation calculations. The balance of trips required to equal the existing approved trip-cap was calculated using the ITE land use Multifamily Housing (Low-Rise). For the purposes of this analysis, average trip generation rates for Multifamily Housing (Low-Rise) were applied, as the y-intercept value of the linear regression equation yielded unrealistic large values when applied to smaller independent variables. Utilizing average rates ensures a reasonable and consistent estimation of trip generation in compliance with the trip cap (refer to Table 2B and Appendix C:). Table 2B Magnolia Pond PUD – Approved Zoning Trip Generation – Average Weekday Development Weekday AM Peak Hour PM Peak Hour Land Use Size Enter Exit Total Enter Exit Total Single-Family Residential 125 dwelling units 1,239 23 68 91 77 46 123 Multifamily Residential 16 dwelling units 108 1 5 6 5 3 8 Total External 1,347 24 73 97 82 49 131 The project estimated net new traffic volume shown in Table 2C reflects the PM peak hour traffic difference between the proposed PUDA buildout conditions and the approved zoning conditions and will be used for the concurrency analysis in this report. Page 6392 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 7 Table 2C Magnolia Pond PUDA – Net New Trip Generation – Average Weekday Development AM Peak Hour PM Peak Hour Land Use Enter Exit Total Enter Exit Total Proposed Zoning Total External Traffic 52 169 221 153 93 246 Existing Zoning Total External Traffic 24 73 97 82 49 131 Total Net New Traffic 28 96 124 71 44 115 In agreement with the Collier County Traffic Impact Study guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation (net new total) and consistent with the peak hour of the adjacent street traffic. Based on the information contained in Collier County 2024 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway network is PM peak hour. Trip Distribution and Assignment The traffic generated by the Magnolia Pond PUD development is assigned to the adjacent roadway segments in general conformance with the Magnolia Pond PUDA Traffic Impact Statement dated December 15, 2008 and consistent with the transportation methodology (Appendix B). The site-generated trip distribution is shown in Table 3, Magnolia Pond PUDA – Traffic Distribution for PM Peak Hour and is graphically depicted in Figure 2 – Magnolia Pond PUDA – Distribution by Percentage. Page 6393 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 8 Table 3 Magnolia Pond PUDA – Traffic Distribution for PM Peak Hour Roadway Link CC AUIR Link ID # Roadway Link Location Distribution of Project Traffic PM Peak Hour Project Traffic Volume Enter Exit Collier Blvd 32.1 Green Blvd to Golden Gate Parkway 15% SB – 11 NB – 7 Collier Blvd 32.2 Golden Gate Pkwy to Golden Gate Main Canal 30% SB – 21 NB – 13 Collier Blvd 32.3 Golden Gate Main Canal to Magnolia Pond Dr 30% SB – 21 NB – 13 Magnolia Pond Dr (1) N/A Project to Collier Blvd 100% WB – 71 EB – 44 Collier Blvd 32.3 Magnolia Pond Dr to I-75 70% NB – 50 SB – 31 Collier Blvd 33.0 I-75 to Davis Boulevard 50% NB – 36 SB – 22 Collier Blvd 34.0 Davis Blvd to Rattlesnake Hammock Rd 20% NB – 14 SB – 9 Davis Blvd 16.2 West of Collier Boulevard 30% EB – 21 WB – 13 Golden Gate Pkwy 22.0 West of Collier Boulevard 15% EB – 11 WB – 7 Notes: 1) Not a Collier County monitored roadway. Page 6394 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 9 Figure 2 – Magnolia Pond PUDA – Trip Distribution by Percentage and by PM Peak Hour Page 6395 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 10 Background Traffic The existing traffic conditions are extracted from the 2024 Annual Update and Inventory Report (AUIR). Average background traffic growth rates were estimated for the segments of the roadway network in the study area using the Collier County Traffic Impact Study Guidelines and Procedures recommendation of a minimum 2% growth rate, or the historical growth rate evaluated based on the annual peak hour, peak direction traffic volume (estimated from 2008 through 2024 as illustrated in AUIR), whichever is greater. Another way to derive the background traffic is to use the 2024 AUIR volume plus the trip bank volume. Table 4, Background Traffic without Project, illustrates the application of projected growth rates to generate the projected background (without project) peak hour peak direction traffic volume for the future horizon year 2030. Table 4 Background Traffic without Project (2024 - 2030) Roadway Link CC AUIR Link ID # Roadway Link Location 2024 AUIR Pk Hr, Pk Dir Background Traffic Volume (trips/hr) Traffic Annual Growth Rate (%/yr) (1) Growth Factor 2030 Pk Hr, Peak Dir Background Traffic Volume w/out Project (trips/hr) Growth Factor (2) Trip Bank 2030 Pk Hr, Peak Dir Background Traffic Volume w/out Project (trips/hr) Trip Bank (3) Collier Blvd 32.1 Green Blvd to Golden Gate Parkway 1,570 2.00% 1.1262 1,768 41 1,611 Collier Blvd 32.2 Golden Gate Pkwy to Golden Gate Main Canal 1,920 2.07% 1.1308 2,171 58 1,978 Collier Blvd 32.3 Golden Gate Main Canal to I-75 1,920 2.07% 1.1308 2,171 210 2,130 Collier Blvd 33.0 I-75 to Davis Boulevard 3,260 2.00% 1.1262 3,671 181 3,441 Collier Blvd 34.0 Davis Blvd to Rattlesnake Hammock Rd 2,500 2.00% 1.1262 2,816 749 3,249 Davis Blvd 16.2 West of Collier Boulevard 1,240 2.00% 1.1262 1,396 215 1,455 Golden Gate Pkwy 22.0 West of Collier Boulevard 1,650 2.00% 1.1262 1,858 6 1,656 Note(s): 1) Annual Growth Rate – estimated for 2008-2024 peak hour, peak direction traffic volumes, or 2% minimum. 2) Growth Factor = (1 + Annual Growth Rate)6. 2030 Projected Volume = 2024 AUIR Volume x Growth Factor. 3) 2030 Projected Volume = 2024 AUIR Volume + Trip Bank. The projected 2030 Peak Hour – Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. Page 6396 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 11 Existing and Future Roadway Network The existing roadway conditions are extracted from the 2024 AUIR and the project roadway conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that are currently under construction or are scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement Program (CIP) are considered to be committed improvements. Collier Boulevard, from the Golden Gate Canal to Green Boulevard, has a committed improvement as shown in the Collier County 5-year Work Program for widening to a six-lane, divided roadway. For this analysis, the roadway improvements are considered complete and the roadway LOS characteristics for the improved segment are consistent with AUIR link #31.2, Collier Boulevard from Green Boulevard to Pine Ridge Road. The existing and future roadway conditions are illustrated in Table 5, Existing and Future Roadway Conditions. Table 5 Existing and Future Roadway Conditions Roadway Link CC AUIR Link ID # Roadway Link Location 2024 Roadway Conditions 2024 Standard LOS 2024 Peak Dir, Peak Hr Capacity Volume 2030 Roadway Conditions 2030 Standard LOS 2030 Peak Dir, Peak Hr Capacity Volume Collier Blvd (1) 32.1 Green Blvd to Golden Gate Parkway 4D D 2,300 6D E 3,000 Collier Blvd (1) 32.2 Golden Gate Pkwy to Golden Gate Main Canal 4D D 2,300 6D E 3,000 Collier Blvd 32.3 Golden Gate Main Canal to I-75 8D E 3,600 8D E 3,600 Collier Blvd 33.0 I-75 to Davis Boulevard 8D E 3,600 8D E 3,600 Collier Blvd 34.0 Davis Blvd to Rattlesnake Hammock Rd 6D E 3,000 6D E 3,000 Davis Blvd 16.2 West of Collier Boulevard 6D E 3,300 6D E 3,300 Golden Gate Pkwy 22.0 West of Collier Boulevard 4D D 1,980 4D D 1,980 Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D = 4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of Service. 1) Future 2030 roadway characteristics are based on the completion of the proposed committed improvements to Collier Boulevard and are consistent with AUIR link #31.2, Collier Boulevard from Green Boulevard to Pine Ridge Road. Page 6397 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 12 Project Impacts to Area Roadway Network Link Analysis The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project, which are evaluated to determine the project impacts to the area roadway network in the future horizon year 2030. In agreement with Collier County Land Development Code (LDC) requirements (LDC Section 6.02.02), a development is considered to have a significant and adverse impact if both the percentage volume capacity exceeds 2% of the capacity for the link directly accessed by the project and for the link adjacent to the link directly accessed by the project; 3% for other subsequent links and if the roadway is projected to operate below the adopted LOS standard. Table 6, Roadway Link Level of Service, illustrates the LOS impacts of the project on the studied roadway network. The project’s impacts were not significant on any of the analyzed roadway segments. Based on the data contained within the 2024 AUIR, the Collier Boulevard link from I-75 to Davis Boulevard (AUIR Link ID #33.0) and the Collier Boulevard link from Davis Boulevard to Rattlesnake Hammock Road (AUIR Link ID #34.0) are shown to operate with a LOS deficiency in 2030, under background conditions. None of the other analyzed links are projected to operate below the adopted LOS standard with or without the project at year 2030 future conditions. Table 6 Roadway Link Level of Service (LOS) – With Project in the Year 2030 Roadway Link CC AUIR Link ID # Roadway Link Location 2030 Peak Hr, Peak Dir Capacity Volume Roadway Link, Peak Hr, Peak Dir (Project Vol Added) (1) 2030 Peak Hr, Peak Dir Volume w/Project (2) % Volume Capacity Impact by Project Min LOS exceeded without Project? Yes/No Min LOS exceeded with Project? Yes/No Collier Blvd 32.1 Green Blvd to Golden Gate Parkway 3,000 NB – 7 1,775 0.2% No No Collier Blvd 32.2 Golden Gate Pkwy to Golden Gate Main Canal 3,000 NB – 13 2,184 0.4% No No Collier Blvd 32.3 Golden Gate Main Canal to Magnolia Pond Dr 3,600 NB – 13 2,184 0.4% No No Collier Blvd 32.3 Magnolia Pond Dr to I-75 3,600 NB – 50 2,221 1.4% No No Collier Blvd 33.0 I-75 to Davis Boulevard 3,600 NB – 36 3,707 1.0% Yes Yes Collier Blvd 34.0 Davis Blvd to Rattlesnake Hammock Rd 3,000 NB – 14 3,263 0.5% Yes Yes Davis Blvd 16.2 West of Collier Boulevard 3,300 WB – 13 1,468 0.4% No No Golden Gate Pkwy 22.0 West of Collier Boulevard 1,980 EB – 11 1,869 0.6% No No Note(s): 1) Refer to Table 3 from this report. 2) 2030 Projected Volume = 2030 background (refer to Table 4) + Project Volume added. Page 6398 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 13 As illustrated in Collier County LDC Chapter 6.02.02 – M. 2, once traffic from a development has been shown to be less than significant on any segment using Collier County TIS significance criterion, the development’s impacts are not required to be analyzed further on any additional segments. In agreement with the Collier County Growth Management Plan – Transportation Element – Policy 5.2, project traffic that is 1% or less of the adopted peak hour service volume represents a de minimis impact. As illustrated in Table 6, the projected traffic impact is de minimis for all analyzed segments except the Collier Boulevard segment from Magnolia Pond Drive to I-75. The analyzed roadway segments are not located within the Collier County’s Transportation Concurrency Exception Area (TCEA). However, the proposed development is situated within the County’s designated East Central Transportation Concurrency Management Area (TCMA). The TCEA’s and TCMA’s designations are provided in Policy 5.4 and 5.6 of the Transportation Element – Collier County Growth Management Plan (GMP). The East Central TCMA is illustrated in the latest adopted Collier County Growth Management Plan (GMP) Transportation Element Map TR-6 as depicted in Appendix D: Transportation Element Map TR-6. As illustrated in the Policy 5.8, transportation congestion mitigation may be required when the proposed development will impact either a constrained roadway link and/or a deficient roadway link within a TCMA as determined in the most current AUIR, by more than a de minimis amount (more than 1% of the maximum service volume at the adopted LOS), yet continue to maintain the established percentage of lane miles indicated in Policy 5.7 of the GMP Transportation Element. In agreement with Policy 5.7 of the Transportation Element, the TCMA concurrency is measured on a system-wide basis such that each TCMA shall maintain 85% of its lane miles at or above the LOS standards. Based on the information contained in the County’s 2024 AUIR, the East Central TCMA percent lane miles meeting standard is 86.3%. Refer to Appendix E: 2024 AUIR TCMA Report – East Central TCMA. Policy 5.1 of the Collier County Transportation Element of the Growth Management Plan (GMP) states that 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. In agreement with Policy 5.6 of the Transportation Element, development located in a TCMA may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using procedures established in Policy 5.5. In summary, our findings are as follows: The Collier Boulevard links from I-75 to Rattlesnake Hammock Road are deficient roadway links; and that the East Central TCMA contains sufficient capacity so that the minimum 85% capacity threshold is maintained. The project’s impact on the deficient roadway links is de minimis. Page 6399 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 14 Site Access Turn Lane Analysis The project proposes one full movement access onto Magnolia Pond Drive from the north parcel, one full movement access and one right-out only access onto Magnolia Pond Drive from the south parcel. The project full movement driveways are proposed to be directly opposite of each other. For more details refer to Appendix A: PUD Master Plan. The project access is evaluated for turn lane warrants based on the Collier County Construction Standards Handbook: (a) two-lane roadways – 40vph for right-turn lane/20vph for left-turn lane; (b) multi-lane divided roadways – right-turn lanes shall always be provided; and (c) when new median openings are permitted, they shall always include left-turn lanes. The assignment of the project turning movement percentage and AM and PM peak hour trips anticipated at the subject driveways is depicted in Appendix F: Project Turning Movement Exhibits. Magnolia Pond Drive is a 2-lane undivided local roadway under Collier County jurisdiction and has a posted legal speed of 30 mph and an assumed design speed of 35 mph in the vicinity of the project. The roadway is a curb and gutter design at this location. Based on 2024 FDOT Design Manual (FDM) Exhibit 212-1, for a design speed of 35 mph, the minimum turn lane length is 145 feet (which includes a 50 foot taper) plus required queue. This roadway has an Access Management Classification of 7, which is considered for a local roadway. A review of Collier County Access Management minimum standards on a Class 7 roadway specifies a minimum connection spacing of 125 feet. The proposed driveways are approximately 530 feet from a school recreational field driveway directly west of the project. Additionally, the proposed driveway is approximately 960 feet from a residential driveway directly east of the project. As such, the project’s driveways are in general conformance with applicable Collier County corner clearance criteria. Magnolia Pond Drive – North Parcel Project Access The proposed project is expected to accommodate 24 vph and 81 vph westbound right-turning movements during AM and PM peak hour, respectively. As such, the project warrants a dedicated right- turn lane based on the County volume criteria. Magnolia Pond Drive – South Parcel Project Access The proposed project is expected to accommodate 28 vph and 72 vph westbound left-turning movements during AM and PM peak hour, respectively. As such, the project warrants a dedicated left-turn lane based on the County volume criteria. A detailed evaluation of applicable access points – turn lane requirements will be performed at the time of site development permitting/platting when more specific development parameters will be made available. Page 6400 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 15 Improvement Analysis The concurrency analysis determined that the proposed project is not a significant and adverse traffic generator for the roadway network at this location. None of the analyzed links directly accessed or adjacent to the link directly accessed by the project are projected to exceed the adopted LOS standard with or without the project at 2030 future buildout conditions. The Collier Boulevard segments from I-75 to Rattlesnake Hammock Road exceed the adopted level of service under future background traffic conditions. These segments are located within the established East Central TCMA which contains sufficient capacity so that the minimum 85% capacity threshold is maintained. The project impact on the deficient roadway links is de minimis. The project proposes two full movement connections onto Magnolia Pond Drive. A detailed evaluation of applicable access points will be performed at the time of a Site Development Plan or Development Order application to determine turn lane requirements, as more accurate parameters become available. The maximum total daily trip generation for the PUDA project shall not exceed 246 two-way PM peak hour net trips based on the land use codes in the ITE Trip Generation Manual in effect at the time of application for SDP/SDPA or subdivision plat approval. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project. Page 6401 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 16 Appendix A: PUD Master Plan Page 6402 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 17 Page 6403 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 18 Appendix B: Initial Meeting Checklist (Methodology Meeting) Page 6404 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 19 Page 6405 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 20 Page 6406 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 21 Page 6407 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 22 Page 6408 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 23 Page 6409 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 24 Page 6410 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 25 Appendix C: ITE Trip Generation Calculations Page 6411 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 26 Page 6412 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 27 Page 6413 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 28 Page 6414 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 29 Page 6415 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 30 Page 6416 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 31 Page 6417 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 32 Page 6418 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 33 Page 6419 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 34 Page 6420 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 35 Page 6421 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 36 Appendix D: Transportation Element Map TR-6 Page 6422 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 37 Page 6423 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 38 Appendix E: 2024 AUIR TCMA Report – East Central TCMA Page 6424 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 39 Page 6425 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 40 Appendix F: Project Turning Movement Exhibits Page 6426 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 41 Page 6427 of 6526 Magnolia Pond – PUDA – Traffic Impact Statement – March 2025 Trebilcock Consulting Solutions, PA Page | 42 Page 6428 of 6526 MAGNOLIA POND Environmental Data for PUDA SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST COLLIER COUNTY, FLORIDA Prepared For: Prepared By: December 2024 Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 239.304.0030 www.eteflorida.com Page 6429 of 6526 Environmental Data for PUDA Earth Tech Environmental, LLC www.eteflorida.com INTRODUCTION The purpose of this document is to satisfy the Environmental Data requirements (LDC Section 3.08.00) for a Planned Unit Development Amendment (PUDA) for the parcel referred to as Magnolia Pond (Subject Property). This information is in response to the items in the PUDA Pre-Application Notes provided by Collier County. PROPERTY LOCATION The Subject Property for this report consists of four (4) adjoining parcels (Folio # 00297720009, 00297600006, 00297840002, 00297240000) north of Magnolia Pond Drive and six (6) adjoining parcels (Folio # 00297880004, 00298000003, 00296800001, 00296721009, 00296760002, 00297280002) south of Magnolia Pond Drive. The Subject Property is located immediately east of Golden Gate High School; just north of I-75 and approximately 0.50 miles west of Collier Boulevard, in Collier County, Florida (see Figures 1 & 2). According to the property boundaries obtained from Collier County Property Appraiser’s GIS data, the combined Subject Property totals approximately 47.05 acres. See Appendix A for full size exhibits. ENVIRONMENTAL DATA CHECKLIST See page 3.A.1. of Collier County Pre-App Notes 1. Please provide Environmental Data: Please provide a FLUCFCS aerial map of the subject property, please include the invasive exotic plant percentage amounts and indicate which FLUCFS are being considered Native Vegetation. Identify on a current aerial the acreage, location, and community types of all upland and wetland habitats on the project site, according to the Florida Land Use Cover and Forms Classification System (FLUCFCS) and provide a legend for each of the FLUCFCS Codes identified. Aerials and overlay information must be legible at the scale provided. Provide calculations for the acreage of native vegetation required to be retained on-site. In a separate report, demonstrate how the preserve selection criteria pursuant to 3.05.07 have been met. Where applicable, include in this report an aerial showing the project boundaries along with any undeveloped land, preserves, natural flowways or other natural land features, located on abutting properties. Please provide wetland functionality scores WRAP or UMAM if they have been created and or reviewed by the DEP of SFWMD. See Appendix A for FLUCCS Map. 2. Please provide a current Listed Species Survey, which should include listed plants for the subject property. Provide supporting exhibits (i.e. Panth zones etc.) be sure to include Black Bear and Florida Bonneted Bat as part of the evaluation. Provide a wildlife survey for the nests of bald eagles and for listed species know to inhabit biological communities similar to those existing on site. The survey shall be conducted in accordance with the guidelines or recommendation of the Florida Fish and Wildlife Conservation Commission (FFWCC) and the U.S. Fish and Wildlife Service (USFWS). Gopher tortoise have been observed onsite please address with the environmental data submittal. See Appendix B for Protected Species Survey, Appendix C for Florida Bonneted Bay Tree Cavity Survey, and Appendix D for Gopher Tortoise Survey Results. No listed species and/or signs of listed species were observed on the Subject Property with the exception of potentially occupied gopher tortoise burrows (see Appendix D). Prior to any earth work activities an FWC relocation permit will be obtained, and any captured gopher tortoises will be relocated to an FWC approved offsite recipient site. Page 6430 of 6526 Environmental Data for PUDA Earth Tech Environmental, LLC www.eteflorida.com 3. Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained, the max. amount and ratios permitted to be created on-site or mitigated off-site. Exclude vegetation located within utility and drainage easements from the preserve calculations (LCD 3.05.07.B-D; 3.05.07.F; 3.05.07.H.1.d-e). (25% of native vegetation is required for preservation.). Based on FLUCCS Map in Appendix A: Total acres = 47.05 acres Existing Native Vegetation Present (based on FLUCCS) = 38.54 acres Preserve Required = 38.54 acres x 25% = 9.64 acres Proposed Preserve Provided = 9.64 acres The proposed preserve is 9.64 acres, which reaches the required amount based on the criteria pursuant to 3.05.07. 4. Please address how the proposed project is consistent with Conservation Coastal Management Element (CCME) Policy 6.1 and Objective 7.1. Not applicable. 5. Explain how the project meets or exceeds the native vegetation requirements and minimizes impacts to listed species as required in the CCME. (The preservation Requirement is 25% of native vegetation). The proposed preserve is 9.64 acres, which reaches the reaches the required amount based on the criteria pursuant to 3.05.07. 6. Indicate how the project design minimizes impacts to listed species. Describe the measures that are proposed as mitigation for impacts to listed species. (If found onsite). No listed species and/or signs of listed species were observed on the Subject Property with the exception of potentially occupied gopher tortoise burrows (see Appendix D). Prior to any earth work activities an FWC relocation permit will be obtained, and any captured gopher tortoises will be relocated to an FWC approved offsite recipient site. ENVIRONMENTAL CHECKLIST- PUDZ-PUDA (NON-RFMU) See page 3.A.3-3.A.4 of Collier County Pre-App Notes 1. Is the project in compliance with the overlays, districts and/or zoning on the subject site and/or the surrounding properties? (CON, ST, PUD, RLSA, RFMU, etc.) (LDC 2.03.05-2.03.08; 4.08.00) Not in CV Library Yes. 2. Submit a current aerial photograph and clearly delineate the subject site boundary lines. If the site is vegetated, provide FLUCFCS overlay and vegetation inventory identifying upland, wetland and exotic vegetation (Admin. Code Ch. 3 G.1. Application Contents #24). FLUCFCS Overlay – P627 See Appendix A for Aerial Map and FLUCCS Map. Page 6431 of 6526 Environmental Data for PUDA Earth Tech Environmental, LLC www.eteflorida.com 3. Clearly identify the location of all preserves and label each as "Preserve" on all plans. (LDC 3.05.07.H.1). Preserve Label- P546 See Master Plan. 4. Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained, the max. amount and ratios permitted to be created on-site or mitigated off-site. Exclude vegetation located within utility and drainage easements from the preserve calculations (LDC 3.05.07.B-D; 3.05.07.F; 3.05.07.H.1.d-e). Preserve Calculation – P547 Based on FLUCCS Map in Appendix A: Total acres = 47.05 acres Existing Native Vegetation Present (based on FLUCCS) = 38.54 acres Preserve Required = 38.54 acres x 25% = 9.64 acres Proposed Preserve Provided = 9.64 acres The proposed preserve is 9.64 acres, which reaches the required amount based on the criteria pursuant to 3.05.07. 5. Created and retained preserve areas shall meet the minimum width requirements per LDC 3.05.07.H.1.b. Preserve Width – P603 See Master Plan. The proposed preserve is a minimum of 20’ wide as required by the LDC. 6. Retained preservation areas shall be selected based on the criteria defined in LDC 3.05.07.A.3, include all 3 strata, be in the largest contiguous area possible and shall be interconnected within the site and to adjoining off-site preservation areas or wildlife corridors. (LDC 3.05.07.A.1-4). Preserve Selection – P550 The Subject Property is bordered by roads/canals and development on all sides. The proposed preserve area will provide connectivity to the adjoining preserve to the east of the Subject Property. 7. Principle structures shall be located a minimum of 25’ from the boundary of the preserve boundary. No accessory structures and other site alterations, fill placement, grading, plant alteration or removal, or similar activity shall be permitted within 10’ of the boundary unless it can be shown that it will not affect the integrity of the preserve (i.e. stem wall or berm around wetland preserve). Provide cross - sections for each preserve boundary identifying all site alterations within 25’. (LDC 3.05.07.H.3; 6.01.02.C.) Preserve Setback - New Appropriate buffers have been acknowledged. See Master Plan. 8. Wildlife survey required for sites where an EIS is not required, when so warranted. (LDC 10.02.02.A.2.f) Listed Species – P522 See Appendix B, C, and D for Wildlife Surveys. Page 6432 of 6526 Environmental Data for PUDA Earth Tech Environmental, LLC www.eteflorida.com 9. Provide Environmental Data identifying author credentials, consistency determination with the GMPs, off-site preserves, seasonal and historic high-water levels, and analysis of water quality. For land previously used for farm fields or golf course, provide soil sampling/groundwater monitoring reports identifying any site contamination. (LDC 3.08.00) Environmental Data Required – P522 Earth Tech Environmental Staff Qualifications can be found in Appendix E. 10. PUD Document and Master Plan shall state the minimum acreage required to be preserved. (LDC 10.02.13.A.2) Master Plan Contents-P626 See Master Plan. 11. If the PUD includes a Preserve Tract section When listing preserve uses, the following is suggested: A. Principal Use: Preserve; B. Accessory Uses: All other uses (list as applicable or refer to the LDC - see 1-3 below as typical uses listed by agents) (ensure the text states "subject to LDC section related to Allowable uses within County required preserves" Acknowledged. 12. PUD Document shall identify any listed species found on site and/or describe any unique vegetative features that will be preserved on the site. (LDC 10.02.13.A.2.) Unique Features- P628 Example: A management plan for the entire project shall be submitted in accordance with the requirements and procedures of the LDC for listed species including but not limited to Black Bear, Gopher Tortoise and listed birds. The management plan shall be submitted prior to development of the first phase of the project. The Subject Property is largely isolated and surrounded by development, minimizing the chances of utilization by listed species. No listed species and/or signs of listed species were observed on the Subject Property with the exception of potentially occupied gopher tortoise burrows (see Appendix D). Prior to any earth work activities an FWC relocation permit will be obtained, and any captured gopher tortoises will be relocated to an FWC approved offsite recipient site. 13. Review cross-sections if provided; they are not required with the PUD. However, sometimes they are provided. Is there any fill proposed in the preserve? Cross sections will be provided in future applications as part of engineering submittals. Page 6433 of 6526 Environmental Data for PUDA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX A Full Size Exhibits Page 6434 of 6526 Page 6435 of 6526 Page 6436 of 6526 Page 6437 of 6526 Page 6438 of 6526 Page 6439 of 6526 Environmental Data for PUDA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX B Protected Species Survey Page 6440 of 6526 Magnolia Pond Protected Species Survey NAPLES, FLORIDA 34116 SECTION 34, TOWNSHIP 49, RANGE 26 Prepared For: Collier County 3299 Tamiami Trail E Naples, FL 34112 Prepared By: Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 239.304.0030 www.eteflorida.com October 2024 Page 6441 of 6526 Protected Species Survey TABLE OF CONTENTS 1.0 2.0 3.0 4.0 5.0 6.0 INTRODUCTION ..................................................................................................................................... 3 PROJECT LOCATION ............................................................................................................................... 3 SPECIES SURVEY METHODS & MATERIALS ............................................................................................ 3 EXISTING SITE CONDITIONS .................................................................................................................. 4 RESULTS ................................................................................................................................................. 6 REFERENCES .......................................................................................................................................... 9 APPENDICIES Appendix A Full Sized Exhibits Earth Tech Environmental, LLC www.eteflorida.com Page 6442 of 6526 Protected Species Survey 1.0 INTRODUCTION Earth Tech Environmental (ETE) conducted a search for listed species on the property referred to as Magnolia Pond (Subject Property) prior to development. The field assessment occurred on October 17, 2024, to evaluate the Subject Property for the potential presence of listed species of concern based on the Florida Land Use Cover and Forms Classification System (FLUCCS) and existing site conditions. 2.0 PROJECT LOCATION The Subject Property for this report consists of four (4) adjoining parcels (Folio # 00297720009, 00297600006, 00297840002, 00297240000) north of Magnolia Pond Drive and six (6) adjoining parcels (Folio # 00297880004, 00298000003, 00296800001, 00296721009, 00296760002, 00297280002) south of Magnolia Pond Drive. The Subject Property is located immediately east of Golden Gate High School; just north of I-75 and approximately 0.50 miles west of Collier Boulevard, in Collier County, Florida (see Figures 1 & 2). According to the property boundaries obtained from Collier County Property Appraiser’s GIS data, the combined Subject Property totals approximately 47.05 acres. See Appendix A for a location map. 3.0 SPECIES SURVEY METHODS & MATERIALS The species survey was conducted using a methodology similar to that discussed in the Florida Fish & Wildlife Conservation Commission (FWC) publication “Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus polyphemus) Populations Found on Lands Slated for Large-scale Development in Florida.” Existing vegetation communities or land-uses on the Subject Property are delineated on a recent aerial photograph (Collier County 2024) using the Florida Land Use, Cover and Forms Classification System (FLUCCS). FLUCCS mapping for this property is detailed below in Figures 3 & 4. The resulting FLUCCS codes were cross-referenced with a list of protected plant and animal species. The lists were obtained from two agency publications:  “Florida’s Endangered Species, Threatened Species & Species of Special Concern-Official Lists,” December 2022.  “Notes on Florida’s Endangered and Threatened Plants,” Florida Department of Agriculture and Consumer Services, 2010. In the field, each FLUCCS community is searched for listed species or signs of listed species. This is accomplished using a series of meandering pedestrian transects spaced approximately 25-feet apart to achieve approximately 80% overall coverage, throughout each vegetation community (see Figure 5). If necessary, transect integrity is maintained using a handheld GPS in track mode. Signs or sightings of all species are recorded, and any associated burrows, dens, or cavities are flagged in the field and marked by GPS using a Trimble 7X unit. Based on the habitat types found on the Subject Property, particular attention was paid to the presence or absence of listed species such as Big Cypress fox squirrel, gopher tortoise, and Florida bonneted bat (cavities). Approximately four (22) man-hours were logged on the Subject Property during this species survey (see Table 1). Earth Tech Environmental, LLC www.eteflorida.com TABLE 1. FIELD TIME SPENT ON THE SUBJECT PROPERTY DATE START END NO. MAN TASK TIME TIME ECOLOGISTS HOURS October 17, 2024 8:30 am 3:00 pm 4 22 Species Survey Fieldwork Page 6443 of 6526 Protected Species Survey 4.0 EXISTING SITE CONDITIONS The Subject Property is vacant and vegetated. The majority of the interior consists of pine uplands with palmetto prairies scattered throughout. Exotic vegetation coverage varies from low to high. The eastern boundary of the southern parcel has been disturbed, consisting of a spoil berm. A drainage canal easement runs along the eastern boundary of both the north and south parcels. Magnolia Pond Drive runs east-west through the northern and southern portions of the Subject Property. See Appendix A for a site vicinity map. The Subject Property has the following surrounding land uses: Table 2 lists the FLUCCS communities located on the Subject Property. The community descriptions correspond to the FLUCCS map attached in Appendix A. See Florida Land Use, Cover and Forms Classification System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999) for definitions. The Florida Invasive Species Council’s (FISC) list of invasive species contains Category I and Category II species that may be found on the Subject Property. Category I species are invasive exotics that are altering native plant communities by displacing native species, changing community structures or ecological functions, or hybridizing with natives. Category II species are invasive exotics that are increasing in abundance or frequency but have not yet altered Florida plant communities. A significant factor in mapping vegetative associations and local habitats is the invasion of these species such as melaleuca, earleaf acacia, Brazilian pepper, Australian pine, and caesarweed Levels of exotic density were mapped by using field observations and photo interpretation as shown in Figure 3. Modifiers, or “E” designators, are appended to the FLUCCS codes to indicate the approximate density of exotics in the canopy and/or sub- canopy. Earth Tech Environmental, LLC www.eteflorida.com North: Golden Gate High School/Canal/Residential East: FPL Easement/Vacant/Residential South: I-75/Residential West: Golden Gate High School/Residential Page 6444 of 6526 Protected Species Survey E1 = Exotics <25% of total cover E2 = Exotics 26-50% of total cover E3 = Exotics 51-75% of total cover E4 = Exotics >75% of total cover FLUCCS DESCRIPTIONS * = exotic species FLUCCS 321-E1, Palmetto Prairie (<25% Exotics) This community is found as isolated “islands” scattered throughout both the north and south parcels. Canopy and mid-story are virtually absent. Groundcover is dominated by saw palmetto (Serenoa repens) with lesser amounts of Gallberry (Ilex coriacea), Myrsine (Myrsine cubana), rusty lyonia (Lyonia ferruginea), brackenfern (Pteridium aquilinum), *Brazilian pepper (Schinus terebinthifolia), and grapevine (Vitis rotundifolia). FLUCCS 411-E2, Pine Flatwoods (26-50% Exotics) This community is found throughout the majority of the northern parcel. Canopy and mid-story consist of slash pine (Pinus elliottii), cabbage palm (Sabal palmetto) and a moderate amount of *earleaf acacia (Acacia auriculiformis) recruitment with lesser amounts of myrsine (Myrsine cubana), *Brazilian pepper, and *West Indian elm (Guazuma ulmifolia). Groundcover consists of saw palmetto, winged sumac and grapevine. FLUCCS 411-E3, Pine Flatwoods (51-75% Exotics) This community is found throughout the majority of the eastern half of the southern parcel and a small strip in the northern parcel. Canopy consists of slash pine, *earleaf acacia (Acacia auriculiformis) and minimal cabbage palm. Mid-story consists of *earleaf acacia and sparse *West Indian elm and *Brazilian pepper. Groundcover is somewhat sparse consisting of a moderate amount of *earleaf acacia recruitment, beautyberry (Callicarpa americana), saw palmetto, brackenfern, *air potato (Dioscorea bulbifera), and grapevine. FLUCCS 411-E4, Pine Flatwoods (>75% Exotics) This community is found along the eastern and southern boundaries of the northern parcel. It contains similar species to the 411-E2 community listed above, though with far more exotic vegetation, primarily *earleaf acacia and *Brazilian pepper. Earth Tech Environmental, LLC www.eteflorida.com TABLE 2. FLUCCS COMMUNITIES AND CORRESPONDING ACREAGES FLUCCS CODE DESCRIPTION ACREAGE 321-E1 Palmetto Prairie (<25% Exotics) 4.09 411-E2 Pine Flatwoods (26-50% Exotics) 10.04 411-E3 Pine Flatwoods (51-75% Exotics) 15.34 411-E4 Pine Flatwoods (>75% Exotics) 1.45 422-E4 Brazilian Pepper (>75% Exotics) 4.24 425-E3 Temperate Hardwoods (51-75% Exotics) 1.18 624D-E2 Cypress-Pine-Cabbage Palm (Drained) (26-50% Exotics) 7.89 740 Disturbed Land 0.23 743 Spoil Area (Berm) 0.66 814 Roadways 1.93 Site Total: 47.05 Page 6445 of 6526 Protected Species Survey FLUCCS 422-E4, Brazilian Pepper (>75% Exotics) This community is found in the northern portion of the north parcel. It consists almost entirely of dense *Brazilian pepper. FLUCCS 425-E3, Temperate Hardwoods (51-75% Exotics) This community is found near the northwestern corner of the northern parcel. Canopy consists primarily of live oak (Quercus virginiana) and slash pine with lesser amounts of *earleaf acacia, *brazillian pepper, *Java plum (Syzygium cumini) and cabbage palm. Mid-story contains sparse cabbage palm and *carrotwood (Cupaniopsis anacardioides). Groundcover consists of brackenfern, beautyberry, sparse saw palmetto, and abundant vines including grapevine, *air potato and greenbrier. FLUCCS 624D-E3, Cypress-Pine-Cabbage Palm (Drained) (51-75% Exotics) This community is found in the western portion of the southern parcel. Canopy consists of slash pine, *earleaf acacia, scattered cabbage palm, and sparse, scattered bald cypress (Taxodium distichum). Mid- story is sparse and consists primarily of *earleaf acacia. Groundcover is also sparse and consists of *earleaf acacia recruitment, cabbage palm, saw palmetto, beautyberry, brackenfern, and grapevine, with heavy *earleaf acacia duff throughout. This community has transitioned from a wetland to an upland and the cypress trees in this area are small and appear to be degrading in health as the area no longer provides the correct hydrology for them to thrive. FLUCCS 740, Disturbed Land This area is found in the northeast portion of the south parcel. It contains visible rock/fill material with sparse groundcover vegetation including broomsedge (Andropogon virginicus), fingergrass (Eustachys petraea), primrosewillow (Ludwigia spp.), *shrubby false buttonweed (Spermacoce verticillata), and turkey tangle fogfruit (Phyla nodiflora). FLUCCS 743, Spoil Area (Berm) This area is found along the eastern boundary of the southern parcel. It consists of a linear berm composed of large rock/fill material. FLUCCS 814, Roadways This area is found along the southern boundary of the northern parcel and the norther boundary of the southern parcel. It consists of Magnolia Pond Road and associated right-of-way. 5.0 RESULTS All relevant species observed on the Subject Property are detailed in Table 3 and any protected species observed are specifically noted. See Appendix A below for a transect & Results map. Earth Tech Environmental, LLC www.eteflorida.com Page 6446 of 6526 - Protected Species Survey Abbreviations Observations: C = Cavity DB = Day Bed DV = Direct Visual HV = Heard Vocalization(s) MT = Marked Tree Observations: N = Nest OH = Observed Hole/Burrow OT = Observed Tracks R = Remains S = Scat Status: CE = Commercially Exploited FE = Federally Endangered FT = Federally Threatened SSC = Species of Special Concern ST = State Threatened MBTA = Protected under Migratory Bird Treaty Act The Subject Property does have community types in which additional protected species could be utilized for foraging purposes. During permitting, the following protected species concerns may be raised by the agencies: Big Cypress Fox Squirrel (Sciurus niger avicennia) The Subject Property falls within the Florida Fish & Wildlife Conservation Commission’s (FWC) known range of Big Cypress fox squirrel, and also contains suitable foraging/nesting habitat. During the species survey and various other fieldwork activities, no fox squirrels or potential nests were observed. A pre- clearing survey will be required prior to construction; should any nests be observed and fall within the impact area (including a 575-foot protection buffer), an FWC permit will be required before the nest tree may be impacted Florida Bonneted Bat (Eumops floridana) The Subject Property falls within the United States Fish & Wildlife Service’s (USFWS) Florida Bonneted Bat Consultation Area (see Appendix A). Habitat on the Subject Property is not ideal for bonneted bat roosting due to the dense understory that mostly consists of exotic species. During the Protected Species Survey fieldwork, multiple cavities were identified on pine tree snags. No signs of Florida Bonneted Bat utilization were observed on the Subject Property. A specific purpose cavity survey is scheduled to be conducted. Wood Stork (Mycteria amaericana) The Subject Property falls inside the core foraging area (estimated at 18.6 miles) of one (1) known wood stork colony in Collier County (see Appendix A). Due to the lack of suitable nesting trees on the property, wood stork nesting is unlikely. Additionally, the Subject Property consists of uplands, which has dense foliage in both the canopy and midstory which would not constitute as suitable habitat for wood stork foraging. There are no functioning wetlands on the Subject Property for the wood storks to utilize. Earth Tech Environmental, LLC www.eteflorida.com TABLE 3. SPECIES OBSERVED ON THE SUBJECT PROPERTY LISTED COMMON NAME SCIENTIFIC NAME OBSERVATIONS SPECIES? STATUS BIRDS Black Vulture Coragyps atratus DV N MBTA Blue Jay Cyanocitta cristata DV N MBTA Northern Cardinal Cardinalis cardinalis DV N MBTA Northern Mockingbird Mimus polyglottos DV N MBTA Red-bellied Woodpecker Melanerpes carolinus DV N MBTA REPTILES Gopher Tortoise Gopherus polyphemus DV / OH Y ST Brown Anole Anolis sagrei DV N = listed species Page 6447 of 6526 Protected Species Survey Bald Eagle (Haliaeetus leucocephalus) No Florida Fish & Wildlife Conservation Commission (FWC)-documented bald eagle nests have been documented within 660-feet (USFWS Protection Zone) of the Subject Property and no nests were observed on the Subject Property (see Appendix A above). Florida Panther (Felis concolor coryi) The Subject Property falls outside the USFWS Primary Panther Habitat Zones. Seven (7) panther telemetry points were located within a two-mile radius of the Subject Property between the years 2022 through 2024. All telemetry points within the two-mile radius of the Subject Property were from a single panther and occurred between 2/2/23 – 1/8/24 (see Appendix A). Panther use of the subject property is unlikely due to surrounding development and traffic on I-75. Florida Black Bear (Ursus americanus floridanus) The Subject Property falls within abundant black bear habitat (FWC). Twenty two (22) black bear-related calls have been documented within a one-mile radius of the Subject Property (see Appendix A). FWC stopped radio-tracking black bears in 2018. Black bear use of the subject property is unlikely due to development FWC Best Management Practices (BMPs) will be required to be followed for Florida black bear. Earth Tech Environmental, LLC www.eteflorida.com Page 6448 of 6526 Protected Species Survey 6.0 REFERENCES Ashton, Ray E. and Patricia S. “The Natural History and Management for the Gopher Tortoise.” Krieger Publishing Company. Malabar, Florida. 2008. Cox, James; Inkley, Douglas; and Kautz, Randy. “Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus polyphemus) Populations Found on Lands Slated for Large-Scale Development in Florida.” Nongame Wildlife Program Technical Report No. 4. December 1987. http://www.fwspubs.org/doi/suppl/10.3996/062015-JFWM-055/suppl_file/062015-jfwm- 055.s2.pdf?code=ufws-site Atlas of Florida Plants. Institute for Systematic Botany. Accessed: February 22, 2024. https://florida.plantatlas.usf.edu/ Collier County Property Appraiser. https://www.collierappraiser.com Accessed: February 22, 2024. “Florida’s Endangered and Threatened Species”- Official List. Florida Fish and Wildlife Conservation Commission. Updated December 2022. http://myfwc.com/imperiledspecies/ https://myfwc.com/media/1945/threatened-endangered-species.pdf Florida Invasive Species Council. “2019 FISC List of Invasive Plant Species.” http://www.floridainvasivespecies.org/plantlist.cfm Florida Land Use, Cover and Forms Classification (FLUCCS) Handbook. Florida Department of Transportation. January 1999. http://www.fdot.gov/geospatial/documentsandpubs/fluccmanual1999.pdf http://www.fdot.gov/geospatial/doc_pubs.shtm Weaver, Richard E. and Anderson, Patti J. “Notes on Florida’s Endangered and Threatened Plants.” Bureau of Entomology, Nematology and Plant Pathology – Botany Section. Contribution No. 38, 5th Edition. 2010. http://freshfromflorida.s3.amazonaws.com/fl-endangered-plants.pdf http://www.freshfromflorida.com/Divisions-Offices/Plant-Industry/Bureaus-and-Services/Bureau-of- Entomology-Nematology-Plant-Pathology/Botany/Florida-s-Endangered-Plants Earth Tech Environmental, LLC www.eteflorida.com Page 6449 of 6526 Earth Tech Environmental, LLC Protected Species Survey APPENDIX A FULL SIZED EXHIBITS www.eteflorida.com Page 6450 of 6526 Page 6451 of 6526 Page 6452 of 6526 Page 6453 of 6526 Page 6454 of 6526 Page 6455 of 6526 Page 6456 of 6526 Page 6457 of 6526 Page 6458 of 6526 Page 6459 of 6526 Environmental Data for PUDA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX C Bonneted Bat Cavity Survey Page 6460 of 6526 Magnolia Pond Parcels FLORIDA BONNETED BAT TREE CAVITY SURVEY COLLIER COUNTY, FLORIDA Prepared For: Prepared By: October 2024 Collier County 3299 Tamiami Trail E Naples, FL 34112 Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 239.304.0030 www.eteflorida.com Page 6461 of 6526 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com TABLE OF CONTENTS 1.0 INTRODUCTION ...................................................................................................................................... 3 2.0 LOCATION ............................................................................................................................................... 3 3.0 EXISTING SITE CONDITIONS ................................................................................................................... 3 4.0 FLORIDA BONNETED BAT (Eumops floridanus) ...................................................................................... 6 5.0 SURVEY MATERIALS & METHODS .......................................................................................................... 6 6.0 RESULTS .................................................................................................................................................. 6 7.0 SUMMARY .............................................................................................................................................. 7 8.0 REFERENCES ........................................................................................................................................... 8 APPENDICES Appendix A Full Sized Exhibits Appendix B Tree Cavity Photographs Page 6462 of 6526 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com 1.0 INTRODUCTION Earth Tech Environmental (ETE) conducted a cavity survey on October 21, 2024 for Florida bonneted bat (FBB) (Eumops floridanus) on the property referred to as Magnolia Pond Parcels (Subject Property) prior to development. Tree cavities/potential roost sites were originally identified by ETE during a Protected Species Survey performed earlier the same month. 2.0 LOCATION The Subject Property for this report consists of four (4) adjoining parcels (Folio # 00297720009, 00297600006, 00297840002, 00297240000) north of Magnolia Pond Drive and six (6) adjoining parcels (Folio # 00297880004, 00298000003, 00296800001 , 00296721009, 00296760002, 00297280002) south of Magnolia Pond Drive. The Subject Property is located immediately east of Golden Gate High School; just north of I-75 and approximately 0.50 miles west of Collier Boulevard, in Collier County, Florida (see Figures 1 & 2). According to the property boundaries obtained from Collier County Property Appraiser’s GIS data, the combined Subject Property totals approximately 47.05 acres. See Appendix A for a location map. 3.0 EXISTING SITE CONDITIONS Temperatures during the fieldwork for this survey were in the low 90’s with partly cloudy skies. The Subject Property is vacant and forested. The majority of the interior consists of pine uplands with palmetto prairies scattered throughout. Exotic vegetation coverage varies from low to high. The eastern boundary of the southern parcel has been disturbed, consisting of a spoil berm. An FPL easement runs along the eastern boundary of both the north and south parcels. Magnolia Pond Drive runs east-west through the two parcels. There is no specific access point to either parcel. See Appendix A above for an aerial map. The locations of the listed FLUCCS communities can be seen in Appendix A. See Florida Land Use, Cover and Forms Classification System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999) for definitions. The Subject Property has the following surrounding land uses: North Golden Gate High School/Canal/Residential East FPL Easement/Vacant/Residential South I-75/Residential West Golden Gate High School/Residential The Florida Invasive Species Council’s (FISC) list of invasive species contains Category I and Category II species that may be found on the Subject Property. Category I species are invasive exotics that are altering native plant communities by displacing native species, changing community structures or ecological functions, or hybridizing with natives (FISC). Category II species are invasive exotics that are increasing in abundance or frequency but have not yet altered Florida plant communities (FISC). A significant factor in mapping vegetative associations and local habitats is the invasion of these species such as melaleuca Earleaf acacia, Brazilian pepper, Australian pine, and Caesarweed. Levels of exotic density were mapped by using field observations and photo interpretation as shown in Appendix. Modifiers, or “E” designators, are appended to the FLUCCS codes to indicate the approximate density of exotics in the canopy and/or sub-canopy. Page 6463 of 6526 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com TABLE 2. FLUCCS COMMUNITIES AND CORRESPONDING ACREAGES FLUCCS CODE DESCRIPTION ACREAGE 321-E1 Palmetto Prairie (<25% Exotics) 4.09 411-E2 Pine Flatwoods (26-50% Exotics) 10.04 411-E3 Pine Flatwoods (51-75% Exotics) 15.34 411-E4 Pine Flatwoods (>75% Exotics) 1.45 422-E4 Brazilian Pepper (>75% Exotics) 4.24 425-E3 Temperate Hardwoods (51-75% Exotics) 1.18 624D-E2 Cypress-Pine-Cabbage Palm (Drained) (26-50% Exotics) 7.89 740 Disturbed Land 0.23 743 Spoil Area (Berm) 0.66 814 Roadways 1.93 Site Total: 47.05 FLUCCS DESCRIPTIONS * = exotic species FLUCCS 321-E1, Palmetto Prairie (<25% Exotics) This community is found as isolated “islands” scattered throughout both the north and south parcels. Canopy and mid-story are virtually absent. Groundcover is dominated by saw palmetto (Serenoa repens) with lesser amounts of Gallberry (Ilex coriacea), Myrsine (Myrsine cubana), rusty lyonia (Lyonia ferruginea), brackenfern (Pteridium aquilinum), *Brazilian pepper (Schinus terebinthifolia), and grapevine (Vitis rotundifolia). FLUCCS 411-E2, Pine Flatwoods (26-50% Exotics) This community is found throughout the majority of the northern parcel. Canopy and mid-story consist of slash pine (Pinus elliottii), cabbage palm (Sabal palmetto) and a moderate amount of *earleaf acacia (Acacia auriculiformis) recruitment with lesser amounts of myrsine (Myrsine cubana), *Brazilian pepper, and *West Indian elm (Guazuma ulmifolia). Groundcover consists of saw palmetto, winged sumac and grapevine. FLUCCS 411-E3, Pine Flatwoods (51-75% Exotics) This community is found throughout the majority of the southern parcel. Canopy consists of slash pine, *earleaf acacia (Acacia auriculiformis) and minimal cabbage palm. Mid-story consists of *earleaf acacia and sparse *West Indian elm and *Brazilian pepper. Groundcover is somewhat sparse consisting of a moderate amount of *earleaf acacia recruitment, beautyberry (Callicarpa americana), saw palmetto, brackenfern, *air potato (Dioscorea bulbifera), and grapevine. E1 = <25% Total Exotic Coverage E2 = 26-50% Total Exotic Coverage E3 = 51-75% Total Exotic Coverage E4 = >75% Total Exotic Coverage Page 6464 of 6526 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com FLUCCS 411-E3, Pine Flatwoods (51-75% Exotics) This community is found in the northern portion of the north parcel. Canopy consists of *earleaf acacia, *brazillian pepperand sparse slash pine. Mid-story consists of *West Indian elm, winged sumac, *Brazilian pepper, and *earleaf acacia. Groundcover consists of a substantial amount of siam weed (Chromolaena odorata), *Caesarweed, brackenfern, saw palmetto, *air potato (Dioscorea bulbifera), and greenbrier (Smilax spp.). As well as *brazillian pepper and *earleaf acacia recruitment. FLUCCS 411-E4, Pine Flatwoods (>75% Exotics) This community is found along the eastern and southern boundaries of the northern parcel. It contains similar species to the 411-E2 community listed above, though with far more exotic vegetation, primarily *earleaf acacia and *Brazilian pepper. FLUCCS 422-E4, Brazilian Pepper (>75% Exotics) This community is found in the northern portion of the north parcel. It consists almost entirely of dense *Brazilian pepper. FLUCCS 425-E3, Temperate Hardwoods (51-75% Exotics) This community is found near the northwestern corner of the northern parcel. Canopy consists primarily of live oak (Quercus virginiana) and slash pine with lesser amounts of *earleaf acacia, *brazillian pepper, *Java plum (Syzygium cumini) and cabbage palm. Mid-story contains sparse cabbage palm and *carrotwood (Cupaniopsis anacardioides). Groundcover consists of brackenfern, beautyberry, sparse saw palmetto, and abundant vines including grapevine, *air potato and greenbrier. FLUCCS 624D-E3, Cypress-Pine-Cabbage Palm (Drained) (51-75% Exotics) This community is found in the western portion of the southern parcel. Canopy consists of slash pine, *earleaf acacia, scattered cabbage palm, and sparse, scattered bald cypress (Taxodium distichum). Mid- story is sparse and consists primarily of *earleaf acacia. Groundcover is also sparse and consists of *earleaf acacia recruitment, cabbage palm, saw palmetto, beautyberry, brackenfern, and grapevine, with heavy *earleaf acacia duff throughout. This community has transitioned from a wetland to an upland and the cypress trees in this area are small and appear to be degrading in health as the area no longer provides the correct hydrology for them to thrive. FLUCCS 740, Disturbed Land This area is found in the northeast portion of the south parcel. It contains visible rock/fill material with sparse groundcover vegetation including broomsedge (Andropogon virginicus), fingergrass (Eustachys petraea), primrosewillow (Ludwigia spp.), *shrubby false buttonweed (Spermacoce verticillata), and turkey tangle fogfruit (Phyla nodiflora). FLUCCS 743, Spoil Area (Berm) This area is found along the eastern boundary of the southern parcel. It consists of a linear berm composed of large rock/fill material. FLUCCS 814, Roadways This area is found along the southern boundary of the northern parcel and the northern boundary of the southern parcel. It consists of Magnolia Pond Road and associated right-of-way. Page 6465 of 6526 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com 4.0 FLORIDA BONNETED BAT (Eumops floridanus) The Florida bonneted bat was listed as endangered under the Endangered Species Act of 1973 by the US Fish & Wildlife Service (USFWS) on November 1, 2013. The project area falls within the United States Fish and Wildlife Service’s Florida bonneted bat Consultation Area (See Appendix A). According to the USFWS Florida Bonneted Bat Guidelines (June 2024), the following cavity characteristics are used to identify potential cavity trees: • Slash pine, longleaf pine, royal palm, cypress (typically in snags, but can be in live trees). • Rounded cavities made by woodpeckers. • Trees >34 feet in height, snags 28ft or taller, >7.4-inch diameter at breast height (DBH), with cavity elevation >16 feet. • Cavity opening ≥1 inch. 5.0 SURVEY MATERIALS & METHODS During the October 2024 Protected Species Survey, each habitat community was searched for potential cavities. This was accomplished using a series of transects throughout each vegetation community. If necessary, transect integrity was maintained using a handheld GPS in track mode. If any suspected roost sites/cavities were identified, they were initially evaluated for activity by looking for the presence of guano and noise associated with roost chatter. Each suspected roost location or cavity was flagged, numbered, and recorded utilizing a Trimble GPS for identification. During the cavity peeping activities conducted on October 21, 2024 each flagged tree cavity was inspected using a pole-mounted cavity inspection camera and the contents of each cavity were documented. Photographic documentation can be found in Appendix A. If the size of the cavity opening and interior of the cavity permitted, the cavity was inspected first with the camera pointing down and then with the camera pointing up. The cavity inspection camera measures approximately 1’’ x 1.25.’’ Cavities that were smaller than the inspection camera were not inspected. The telescoping inspection pole extends to approximately 40 feet; any cavities higher than 40 feet were not inspected. 6.0 RESULTS The following section describes the results of the cavity survey within the project area. The cavity survey was conducted on October 17, 2024, and the cavity peeping activities occurred on October 21, 2024. Table 2 describes the results of the cavity inspection. No visual/audible indications (presence of guano, noise/chatter, etc.) were observed at the cavity trees. A photo log of the cavities is attached in Appendix A. Thirteen (13) snag trees with a total of sixteen (16) cavities were initially identified/flagged (see Appendix A below). Page 6466 of 6526 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com TABLE 2. TREE CAVITY INFORMATION Tree Cavity Number Condition and Species of Tree Height of Cavity (Ft) Inspection Status 1 Dead Slash Pine Cavity A: 40ft Cavity B: 39ft Cavity C: 35ft Cavity D: 33ft Cavity A: Vacant Cavity B: Vacant Cavity C: Vacant Cavity D: Vacant 2 Dead Slash Pine Cavity A: 42ft Cavity A: Too high to peep. 3 Dead Slash Pine No cavities big enough Too narrow to peep. 4 Dead Slash Pine No cavities big enough Too narrow to peep. 5 Dead Slash Pine Cavity A: 35ft Cavity B: 30ft Cavity A: Vacant Cavity B: Vacant 6 Dead Slash Pine Cavity A: 24ft Cavity B: 22ft Cavity C: 19ft Grey squirrel present on tree 7 Dead Slash Pine No cavities big enough Too narrow to peep. 8 Dead Slash Pine No cavities big enough Too narrow to peep. 9 Dead Slash Pine Cavity A: 27ft Cavity A: Vacant 10 Dead Slash Pine Cavity A: 32ft Cavity A: Vacant 11 Dead Slash Pine Cavity A: 36ft Cavity A: Vacant 12 Dead Slash Pine Cavity A: 40ft+ Cavity B: 40ft+ Cavity A: Too high to peep. Cavity B: Too high to peep. 13 Dead Slash Pine Cavity A: 33ft Cavity A: Vacant 7.0 SUMMARY ETE conducted a search for potential Florida bonneted bat cavities/potential roost sites on the Subject Property on October 21, 2024. Thirteen (13) snag trees with a total of sixteen (16) cavities were initially identified during a Protected Species Survey that was conducted on October 17, 2024. The cavities were inspected in which no apparent signs of Florida bonneted bats or roosting were observed during the cavity survey. The Subject Property has a dense canopy and midstory with high levels of exotic vegetation. Considering low-quality roosting habitat, and that the Subject Property is bordered by development and roadways, consultation with USFWS will likely not be required for Florida bonneted bat. Page 6467 of 6526 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com 8.0 REFERENCES Collier County Property Appraiser. http://www.collierappraiser.com Florida’s Bonneted Bat Consultation Guidelines. U.S. Fish and Wildlife Service. South Florida Ecological Services Office. June 2024. “Florida’s Endangered and Threatened Species”- Official List. Florida Fish and Wildlife Conservation Commission. Updated December 2022. http://myfwc.com/media/1515251/threatened-endangered-species.pdf http://myfwc.com/imperiledspecies/ Florida Invasive Species Council. “2019 FISC List of Invasive Plant Species.” http://floridainvasivespecies.org/plantlist.cfm Florida Fish and Wildlife Conservation Commission. 2011a. Florida bonneted bat biological status review report. March 31, 2011. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Florida Land Use, Cover and Forms Classification (FLUCCS) Handbook. Florida Department of Transportation. January 1999. http://www.fdot.gov/geospatial/documentsandpubs/fluccmanual1999.pdf http://www.fdot.gov/geospatial/doc_pubs.shtm Florida Natural Areas Inventory. 2012. FNAI - element tracking summary. Tallahassee, Florida. June 20, 2012. http://www.fnai.org/trackinglist.cfm [Accessed: July 10, 2012]. Page 6468 of 6526 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com APPENDIX A FULL SIZED EXHIBITS Page 6469 of 6526 Page 6470 of 6526 Page 6471 of 6526 Page 6472 of 6526 Page 6473 of 6526 Page 6474 of 6526 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com APPENDIX B TREE CAVITY PHOTOGRAPHS Page 6475 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 1 Page 6476 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 1 (A) 40ft Internal view facing up Internal view facing Down Tree Cavity 1 (B) 39ft Internal view facing up Internal view facing Down Tree Cavity 1 (C) 35ft Internal view facing up Internal view facing Down Page 6477 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 1 (D) 33ft Internal view facing up Internal view facing Down Page 6478 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 2 Tree cavity too high to peep (40+ ft) Page 6479 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 5 Page 6480 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 5 (A) 35ft Internal view facing up Internal view facing Down Tree Cavity 5 (B) 30ft Internal view facing up Internal view facing Down Page 6481 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 6 Page 6482 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 6 (A) 24ft Internal view facing up Internal view facing Down Tree Cavity 6 (B) 22ft Internal view facing up Internal view facing Down Tree Cavity 6 (C) 19ft Internal view facing up Internal view facing Down Page 6483 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 9 Tree Cavity 9 (A) 27ft Internal view facing up Internal view facing Down Page 6484 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 10 Tree Cavity 10 (A) 32ft Internal view facing up Internal view facing Down Page 6485 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 11 Tree Cavity 11 (A) 36ft Internal view facing up Internal view facing Down Page 6486 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 12 Cavities too high to peep (40+ ft) Page 6487 of 6526 Magnolia Pond Parcels: Tree Cavity Photographs Tree Cavity 13 Tree Cavity 13 (A) 33ft Internal view facing up Internal view facing Down Page 6488 of 6526 Environmental Data for PUDA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX D Gopher Tortoise Survey Results Page 6489 of 6526 Page 6490 of 6526 Page 6491 of 6526 Environmental Data for PUDA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX E Earth Tech Environmental Staff Qualifications Page 6492 of 6526 239.304.0030 |www.eteflorida.com Mr. Sterk has been an environmental consultant in Southwest Florida since 1994 and has worked on projects throughout the State of Florida. His varied experience spans marine, upland, and estuarine habitats and includes extensive work with a wide variety of listed species. Relevant Experience In addition to authoring dozens of habitat and species management plans, in 2007, Jeremy co-authored the first habitat conservation plan (HCP) in the nation to address incidental take issues for both red cockaded woodpeckers (RCW) and Florida panther on the same property. In 1998, he wrote an ecological assessment computer model for the South Florida Water Management District as part of the South Lee County Watershed Study. Early in his career, Jeremy was the principal investigator of a field research project in the Bahamas that utilized telemetry tracking to study the swimming speed of sub-adult lemon sharks. Jeremy’s work experience includes: FWC Approved Shorebird Monitor Environmental Resource Permitting (ERP) USFWS Bald Eagle Monitor Turbidity Monitoring Vegetation & Habitat Mapping Wetland & Water Level Monitoring USFWS Section 7 & Section 10 Permitting Environmental Impact Statements (EIS) Water Use Monitoring & Compliance Project Management Preserve Management Plans GIS / GPS Mapping & Exhibits RCW Surveys & Habitat Evaluations Phase 1 Environmental Site Assessments Environmental Land Use Planning Phase II Environmental Site Assessments Native Vegetation Restoration Plans Lake Management Plans Site and Aerial Photography Due Diligence Reports Scrub Jay Surveys Wetland Jurisdictional Determinations Mangrove Assessments & Restorations Bonneted Bat Surveys Hard Bottom & Soft Bottom Benthic Surveys Seagrass Surveys Artificial Reef Deployments Manatee Observer Certifications/Credentials Certified Environmental Professional #1692037, Academy of Board-Certified Environmental Professionals Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent (Permit No. GTA-09-00192) Florida Fish and Wildlife Conservation Commission Burrowing Owl Registered Agent (No. RAG-18-00080) PADI Research Diver Certified SSI Nitrox Diver Certified Florida Association of Environmental Professionals – member since January 1995; served on the Board of Directors for the Southwest Florida Chapter from (2008 – 2012). Past Secretary, Vice President, & President. State of Florida Real Estate License (2003 to Present) Appointed by the Collier County Board of County Commissioners to: Conservation Collier Land Acquisition Advisory Committee, Chairman of the Lands Evaluation and Management Subcommittee. (2009 to 2014). Collier County Development Services Advisory Committee (DSAC) (2015 to Present). FWC Local Rule Review Committee (Manatee Protection Speed Zones) (2016). Publications Sundström, L.F., J. Sterk, & S.H. Gruber. 1998. Effects of a speed-sensing transmitter on the swimming speed of lemon sharks. Bahamas J. Sci. 6 (1): 12-22. JEREMY STERK, CEP Partner \ Principal Environmental Consultant e: jeremys@eteflorida.com t: 239.304.0030 m: 239.595.4929 Years’ Experience 30 years Education/Training B.S. Aquatic Biology St. Cloud State University (1994) Professional Affiliations Academy of Board-Certified Environmental Professionals #16992037 Florida Association of Environmental Professionals (FAEP) Page 6493 of 6526 239.304.0030 | www.eteflorida.com Mr. McAuley joined Earth Tech Environmental, LLC (ETE) in 2017 and brings with him 8 years of experience working as a Hydrogeologist II and Environmental Consultant in New York State prior to moving to Florida. Andrew graduated from Hofstra University with a Bachelor of Science Degree in Geology. Since joining ETE he has been able to apply his past experience from New York on a variety of projects as well as become extensively familiar with Ecological based assessments and agency regulations. Relevant Experience Andrew’s extensive background includes Phase I Environmental Site Assessments (ESAs), Phase II ESAs, Phase III remedial oversight, AST/UST removal, Soil/Groundwater/Indoor Air Quality sampling reporting, Mold/Lead/Asbestos sampling and remedial protocol reporting. In New York Andrew has overseen various projects including Brownfields sites, Landfill Gas Extraction System installation, Monitoring Well/Remediation System Installation/Maintenance, and multiple Chemical/Petroleum/Bio-Hazard Waste Cleanup projects. Since joining ETE Andrew has expanded his experience into Ecological Assessments such as Protected Species Surveys, Wetland Determinations, Vegetation/Hydrology Monitoring, Submerged Resource Surveys, and Environmental Resource Permitting. Andrew’s work experience includes: Phase I ESAs Project Management/Coordination Phase II ESA Sampling/Reporting Wetland Jurisdictional Determinations Phase III Remedial Oversight/Reporting Wetland Mapping/Flagging Chemical/Petroleum/Bio-Hazard Cleanup Vegetation Monitoring Monitoring Well Installation/Maintenance Protected Species Surveys Air-Sparge/Soil Vapor Extraction Systems Bonneted Bat Surveys Groundwater Assessments Gopher Tortoise Surveys Indoor Air Quality Assessments GIS Mapping Contaminated Soil Assessments Bald Eagle Monitoring Waste Classification Management Ecological Assessments Turbidity Monitoring Environmental Resource Permitting Mold/Lead/Asbestos Assessments Exotic Plant Treatment/Removal AST/UST Removal Submerged Resource Surveys Mangrove Monitoring Seagrass Surveys Relevant Certifications/Credentials SDI Open Water SCUBA Diver, SCUBAdventures, 2018 Nitrox Certified Diver, SCUBAdventures, 2018 Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent (Permit No: GTA-19-00093) ANDREW MCAULEY Senior Environmental Consultant e: andrewm@eteflorida.com t: 239.304.0030 m: 516.647.9699 Years’ Experience 16 years Education/Training B.S. Geology Hofstra University (2006) Lamont-Doherty Earth Observatory Intern Columbia University (2004) Professional Affiliations Florida Association of Environmental Professionals (FAEP) Page 6494 of 6526 239.304.0030 | www.eteflorida.com Mrs. Miller joined Earth Tech Environmental LLC (ETE) in May 2024 and holds the position of Environmental Consultant. She graduated from Florida Gulf Coast University with a Bachelor of Science degree in Marine Science with a Minor in Geology. Relevant Experience Jessica is familiar with southwest Florida ecosystems including both terrestrial and marine environments. Before ETE, Jessica has done work throughout southwest Florida. She worked with Florida Fish and Wildlife performing marine research including fisheries surveys, sawfish research, offshore benthic monitoring, and water quality sampling. She has also worked with the City of Cape Coral as an Environmental Scientist collecting water quality samples, Blue green algae identification, oyster recruitment research in the Caloosahatchee River, gopher tortoise and burrowing owl surveys, exotic species removal, and was a member of the SCUBA Dive team that installed submerged bubble curtains and other underwater maintenance. She also worked at Johnson Engineering where she managed water use permits and performed water quality analysis. Jessica was hired at ETE as an Environmental Consultant, where she has gained valuable experience in a multitude of fields in both terrestrial and marine ecosystems, which includes protected species surveys, ecological assessments, wetland determinations and delineations, vegetation monitoring, environmental resource permitting, submerged resource surveys, and turbidity monitoring. Jessica’s work experience includes: Protected Species Surveys Shorebird Monitoring Artificial Reef Fish Monitoring Submerged Resource Surveys Seagrass Surveys Wetland Determinations Mangrove Monitoring Native Tree Surveys / Inventories Seagrass Monitoring Exotic Species removal / euthanasia Preserve Monitoring Turbidity Monitoring Gopher Tortoise Surveys GIS / GPS Mapping and Exhibits Vegetation & Habitat Monitoring Relevant Certifications/Credentials SSI Open Water Diver, 2018 Boat U.S. Foundation’s Online Boating Safety Course, 2020 ArcGIS Pro, 40 Hour Coastal mapping course, USF, 2022 JESSICA MILLER Environmental Consultant e: jessicam@eteflorida.com t: 239.304.0030 m: 239.272.6113 Years’ Experience 2 years Education/Training B.S. Marine Science Minor in Geology Florida Gulf Coast University (2019) Software Experience ArcGIS Pro Proficient in Excel Adobe Lightroom Adobe Photoshop Adobe InDesign Page 6495 of 6526 Collier County School District School Impact Analysis Application Instructions: Submit one copy of completed application and location map for each new residential project requiring a determination of school impact to the Planning Department of the applicable local government. This application will not be deemed complete until all applicable submittal requirements have been submitted. Please be advised that additional documentation/information may be requested during the review process. For information regarding this application process, please contact the Facilities Management Department at 239-377-0267. Please check [√] type of application request (one only): [ ] School Capacity Review [ ] Exemption Letter [ ] Concurrency Determination [ ] Concurrency Determination Amendment For descriptions of the types of review please see page 3, _________________________________________________________________________________________________________________________ I. Project Information: Project Name: ___________________________________________ Municipality: _________________________________ Parcel ID#: (attach separate sheet for multiple parcels): _______________________________________________________ Location/Address of subject property: ____________________________________________________ (Attach location map) Closest Major Intersection: _______________________________________________________________________________ II. Ownership/Agent Information: Owner/Contract Purchaser Name(s): _____________________________________________________________________ Agent/Contact Person: ________________________________________________________________________________ (Please note that if agent or contact inform ation is completed the District will forward all information to that person) Mailing address: _____________________________________________________________________________________ Telephone#: _____________________________ Fax: _________________________Em ail_________________________ I hereby certify the statements and/or information contained in this application with any attachments submitted herewith are true and correct to the best of my knowledge. _____________________________________________________ _____________________________ Owner or Authorized Agent Signature Date _________________________________________________________________________________________ III. Development Information Project Data (Unit Types defined on page 2 of application) Current Land Use Designation: Proposed Land Use Designation: Current Zoning: Proposed Zoning: Project Acreage: Unit Type: SF MF MH C G Total Units Currently Allowed by Type: Total Units Proposed by Type: Is this a phased project: Yes or No If yes, please complete page 2 of this application. Date/time stamp:___________________________ Page 6496 of 6526 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 MAGNOLIA POND PUDA (PL20240010833) LIST AND MAP OF PROPERTY OWNERS MAP REFERENCE PARCEL ID OWNER NAME 1 00297720009 Habitat for Humanity of Collier County, Inc. 2 00297600006 Habitat for Humanity of Collier County, Inc. 3 00297840002 Habitat for Humanity of Collier County, Inc. 4 00297240000 Habitat for Humanity of Collier County, Inc. 5 00297880004 Habitat for Humanity of Collier County, Inc. 6 00298000003 Habitat for Humanity of Collier County, Inc. 7 00296800001 Habitat for Humanity of Collier County, Inc. 8 00296760002 Habitat for Humanity of Collier County, Inc. 9 00297280002 Habitat for Humanity of Collier County, Inc. 10 00296721009 Habitat for Humanity of Collier County, Inc. 11 00296480007 Collier County School District – GGH (Magnolia Pond Rd Easement) Page 6497 of 6526 PL20240010833, Magnolia Pond MPUDA Revised: March 18, 2025 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 MAGNOLIA POND MPUD, PLANNED UNIT DEVELOPMENT AMENDMENT PROJECT NARRATIVE AND EVALUATION CRITERIA PROJECT OVERVIEW: The application proposes to amend the Magnolia Pond MPUD to increase the permitted number of dwelling units from 231 to 550 dwelling units. The additional units are achieved utilizing the existing density bonuses established by the Collier County Growth Management Plan’s Density Rating System, including the Affordable Housing Density Bonus. The PUDA revises the Development Standards Table in Exhibit B, including increasing the permitted zoned and actual heights for multifamily dwellings, proposes three new deviations in Exhibit E, and updates the developer commitments in Exhibit F of the PUD. The PUDA also updates Exhibit C, the MPUD Master Concept Plan to revise the location and layout of the preserve and development area and reflect the increased density and proposed deviations. BACKGROUND: The Magnolia Pond MPUD, originally approved by Ordinance 1998-49, and replaced by Ordinance 2010-06, is located approximately one-half mile west of the intersection of Collier Boulevard (CR 951), City Gate Drive and Magnolia Pond Drive. The 47.05-acre MPUD is currently vacant land that is bisected by Magnolia Pond Drive resulting in approximately 19.6-acres north of the roadway and 27.5-acres on the south side. Magnolia Pond Drive is a public roadway east of the PUD; the segment of Magnolia Pond Drive along the PUD frontage is an existing access easement owned by Collier County School District. The property is immediately north of I-75 and south of the Golden Gate Canal. Golden Gate High School is located to the west of the PUD and the eastern boundary includes preservation land and Mike Davis Elementary School. Existing multifamily developments are located between the subject property and Collier Blvd. The existing MPUD allows for single-family, two-family and multifamily residential, as well as assisted living facilities (ALF). It is currently approved for a maximum of 231 dwelling units which equates to 4.9 dwelling units per acre. Single-family dwellings are limited to 125 units. ALF is subject to a Floor Area Ration of 0.60 and for every four (4) ALF units developed, one residential dwelling unit shall be subtracted from the maximum 231 units. Page 6498 of 6526 PL20240010833, Magnolia Pond MPUDA Revised: March 18, 2025 Page 2 DETAILS OF REQUEST: This amendment seeks to increase the permitted number of residential units from 231 dwelling units to 550 dwelling units through the use of the Affordable Housing Density Bonus (AHDB). The proposed density of the PUD increases from 4.9 du/ac to 11.7 du/ac. Development within the PUD is anticipated to include a market- rate rental apartment development on the south side of Magnolia Pond Drive and an owner-occupied affordable housing multifamily development on the north side of Magnolia Pond Drive. The proposed density is consistent with the Collier County Growth Management Plan. The 47.05-acres Magnolia Pond MPUD is designated as Urban Residential Subdistrict on the Future Land Use Map (FLUM) and the entire property is located within the Residential Density Band associated with the Collier Boulevard Interstate 75 Activity Center #9. Per the Future Land Use Element, the maximum eligible residential density shall be determined through the Density Rating System but shall not exceed 16 dwelling units per acre. The maximum allowable base density in the Urban Residential subdistrict is 4 du/ac with a density bonus of 3 du/ac for being within the Density Band. Habitat for Humanity of Collier County, Inc. (Habitat) proposes to provide 165 owner-occupied dwelling units for Low Income households, those earning up to 80 percent of the Collier County annual median income. The 165 units equates to 30% of the 550 total dwelling units proposed in the PUD. Per the current AHDB provisions of LDC Section 2.06.03, this allows for bonus density of +7 du/ac (a County-initiated amendment proposes to increase this bonus to +9 du/ac). The total eligible density and total eligible dwelling units for the PUD are outlined in the table below: FLUE Designation Acres +/- Eligible Units/Acre Eligible Total DUs Urban Residential Subdistrict 47.05 4 188.2 DENSITY BONUSES Residential Density Band 47.05 +3 141.2 Affordable Housing Density Bonus 47.05 +71 329.4 Total 14 6592 1 Based on 30% of total dwelling units designated for Low Income Households, LDC 2.06.03.A., Table A. 2 Total dwelling units rounded to nearest whole number The proposed increase in residential density to 550 dwelling units (11.7 du/ac) is consistent with the eligible density permitted by the GMP and Density Rating System. In support of the anticipated development, this PUDA application also includes the following amendments: Updates to Exhibit B, Development Standards: The Amendment replaces the existing Development Standards with a new reformatted table. The maximum allowed zoned height for multifamily dwellings is increased to 57’ and the maximum allowed actual height is increased to 65’. A footnote has been included to specify that clubhouse development standards do not apply to any clubhouse that is located within a multifamily residential building. The updated table maintains the minimum 75’ setback from I-75 and includes a footnote that this setback is increased to 100’ for buildings 3- stories or taller. The existing 300’ setback from the Golden Gate Canal is not specified in the updated Development Standards Table; however, the Master Concept Plan (Exhibit C) shows that the Residential Page 6499 of 6526 PL20240010833, Magnolia Pond MPUDA Revised: March 18, 2025 Page 3 development area is separated from Golden Gate Canal by buffers and stormwater management lake and any residential structures will maintain the minimum 300’ setback from the Golden Gate Canal. Revised Exhibit C, MPUD Master Plan: The Master Plan has been updated to reflect the anticipated development. The development areas and the preserve located between Magnolia Pond Drive and I-75 have been reconfigured. The preserve acreage has been updated based on current Environmental Data which identifies the site with 38.54-acres of existing native vegetation. The new preserve layout wraps the development area south of Magnolia Pond Drive (R2), which has been shifted to the east side of the site. The preserve maintains a minimum average width of 50’, with no area of the preserve narrower than 30’ in width per LDC requirements. The changes in Land Use areas are shown in the table below: LAND USE ORD 2010-06 MCP PROPOSED MCP CHANGE Lakes 5.57 6.78 +1.21 Easements 1.69 1.79 +0.10 Preserve 10.28 9.64 -0.64 Landscape Buffers 1.37 1.27 -0.10 Right-of-Way 3.20 1.73 -1.47 Development Area 24.94 25.84 +0.90 TOTAL 47.05 47.05 0.00 New Deviations, Exhibit E, Deviations: The amendment proposes three new deviations: • LDC 2.06.04.A.14 and A.16: Deviation from AHDB requirement that affordable housing units be same as market rate units; • LDC 6.06.02.A.1: Deviation requiring sidewalks on both sides of local streets or internal accessways; • LDC 4.05.04.G., Table 17: Deviation from parking requirements for small-scale recreation facilities that are accessory to residential projects. See Deviations and Justifications for additional information. Update Exhibit F, Developer Commitments: The List of Developer Commitments has been updated to include standard PUD commitment language as it relates to PUD monitoring, state and federal permitting, maximum trip generation, and preserves satisfying buffer requirements; to identify existing commitments that have already been completed; to update the existing architectural commitment to not require that development on north and south sides of Magnolia Pond to be architecturally unified; and to add an affordable housing commitment. Page 6500 of 6526 PL20240010833, Magnolia Pond MPUDA Revised: March 18, 2025 Page 4 EVALUATION CRITERIA: The PUDA meets the rezoning and PUD criteria established in the LDC and is consistent with the Goals, Objectives, and Policies of the Growth Management Plan. LDC and GMP references are provided below with responses in bold italics. LDC Section 10.02.13 B.5.: 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 MPUD is located approximately one-half mile west of the intersection of Collier Boulevard, Magnolia Pond Drive and West Gate Drive. The property is located within the residential density band of Collier Boulevard Interstate 75 Activity Center #9. The property is immediately adjacent to a high school to the west and an elementary school and existing multifamily projects to the east. Being adjacent to an Activity Center and public schools make the site ideal for higher density residential uses. The site is separated from lower density uses to the north by the Golden Gate Canal and planned stormwater improvements and to the south by I-75 and planned indigenous preserve. Utilities are readily available to the site. b. Adequacy of evidence of unified control and suitability of agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the County Attorney. The property that is subject to this PUDA is owned by Habitat for Humanity of Collier County, Inc. The existing Magnolia Pond Drive access easement is within the PUD Boundaries but is owned by the Collier County School District. c. Conformity of the proposed PUD with the goals, objectives, policies, and the Future Land Use Element of the Growth Management Plan. The Magnolia Pond MPUD has previously been found to be consistent with the goals, objectives and policies of the Future Land Use Element of the GMP. The proposed amendment to increase the residential units is consistent with the Density Rating System of the Future Land Use Element as outlined in the Details of Request. The property is eligible for up to 659 dwelling units (14 du/ac); the PUDA proposes to increase the total number of residential dwelling units to 550 (11.7 du/ac). See also Consistency with GMP Section. 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 MPUD allows for a mix of residential and assisted living facility uses that are compatible internally and with external uses. The project is located within an Activity Center Density Band and is adjacent to a high school, an elementary school, other multifamily developments and existing Page 6501 of 6526 PL20240010833, Magnolia Pond MPUDA Revised: March 18, 2025 Page 5 preserves. The proposed development areas will be separated from lower intensity uses to the north by the Golden Gate Canal and increased open space. Development on the south side of Magnolia Pond is separated from adjacent uses and properties by planned and existing preservation areas, open space and lakes and I-75. The development will provide landscape buffers as required by the LDC. e. The adequacy of usable open space areas in existence and as proposed to serve the development. The PUD will meet the 60% open space requirement. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. There is adequate infrastructure to support the proposed development. g. The ability of the subject property and of surrounding areas to accommodate expansion. The MPUD is of sufficient size to accommodate the additional density proposed by this amendment. There is no request, or ability, to expand the boundaries of the MPUD. Adjacent properties to the east and west are currently developed, and the Golden Gate Canal and I-75 provide natural barriers to expansion the north and south, respectively. 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 Magnolia Pond MPUD is currently approved with two deviations. This Amendment proposes three additional deviations related to affordable housing requirements, sidewalks and parking requirements for multifamily residential uses. The deviations are justified as meeting a public purpose. Please see Deviations and Justifications. LDC Section 10.02.08 F.: 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. The proposed amendment to increase the residential units is consistent with the Density Rating System of the Future Land Use Element as outlined in the Details of Request. The property is eligible for up to 659 dwelling units (14 du/ac); the PUDA proposes to increase the total number of residential dwelling units to 550 (11.7 du/ac). See also Consistency with GMP Section below. 2. The existing land use pattern. The Magnolia Pond MPUD is consistent with the land use patterns of the area. The property is adjacent to Activity Center #9 and is a suitable location for higher density residential uses. The property is also adjacent to public schools making it an ideal location for residential uses. Page 6502 of 6526 PL20240010833, Magnolia Pond MPUDA Revised: March 18, 2025 Page 6 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The amendment does not include changes to the MPUD boundary, and therefore does not create an isolated district that is unrelated to adjacent and nearby districts. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The existing MPUD boundaries were established in 2010 by Ordinance 2010-06 and are logically drawn in relation to existing conditions. The amendment does not propose changes to the MPUD boundary. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The additional density requested by this PUDA is consistent with the GMP and will allow the development to provide a variety of housing, including an affordable housing project, to meet the needs of Collier County residents. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will not negatively influence living conditions in the area. Landscape buffers established in accordance with the LDC, proposed preserve areas and existing natural features including the Golden Gate Canal and I-75 provide appropriate screening between adjacent uses. The PUD contains development standards that are appropriate and are compatible with surrounding uses. 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 existing road network and proposed FDOT improvements to the Collier Boulevard interchange with I-75 provide sufficient capacity for the increased density proposed by this PUD Amendment. The proposed increase in density does not create or excessively increase traffic congestion or create traffic that is incompatible with surrounding land uses. See attached Traffic Impact Statement. 8. Whether the proposed change will create a drainage problem. The proposed amendment will not create a drainage problem. The development is designed to meet stormwater requirements of Collier County and South Florida Water Management District. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The development of the Magnolia Pond MPUD will not reduce light and air to adjacent properties. 10. Whether the proposed change will adversely affect property values in the adjacent area. Page 6503 of 6526 PL20240010833, Magnolia Pond MPUDA Revised: March 18, 2025 Page 7 The proposed change will not have an adverse impact on property values in the adjacent areas. Development within the MPUD includes appropriate development standards and buffers to ensure compatibility with surrounding land uses. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The surrounding properties are developed. The proposed amendment will not create a deterrent to the improvement or redevelopment of adjacent property. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The PUDA is consistent with the requirements of the LDC and the GMP and does not constitute a grant of special privilege. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The property is currently zoned as a mixed use PUD. The request to increase the density is consistent with the GMP and does not change the zoning of the property, which will remain Magnolia Pond MPUD. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed amendment will not result in a development that is out of scale with the needs of the neighborhood and county. The property is adjacent to an Activity Center, which is intended for residential uses at higher densities and intensities. The immediate area is comprised of a high school, an elementary school and other multifamily developments. The development is consistent and compatible with adjacent developments. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. The property is already zoned to allow for multifamily residential uses. The increase in density proposed by this amendment is consistent with the Activity Center Density Band requirements, the affordable housing density bonus program and the GMP. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The property is currently vacant with the exception of existing drainage easements along the northern and eastern boundaries. The property will be cleared to accommodate the proposed Page 6504 of 6526 PL20240010833, Magnolia Pond MPUDA Revised: March 18, 2025 Page 8 development and necessary infrastructure while providing the required native preservation and open space. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. Public facilities are available to meet the requirements of the development. All levels of service will be maintained. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. The proposed amendment is consistent with the GMP. The project is located adjacent to an Interchange Activity Center and within the Residential Density Band and is a suitable location for higher densities. The site has been designed to meet the requirements of the LDC and will not negatively impact surrounding land uses. Goals, Objectives and Policies of the Growth Management Plan: FLUE Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended). The Magnolia Pond MPUD is compatible with, and complimentary to, the surrounding land uses. The proposed development includes multifamily residential projects on the north and south side of Magnolia Pond Drive with suitable setbacks and development standards to ensure compatibility with adjacent developments. The development areas on the south side of Magnolia Pond Drive are separated from adjacent land uses by preserved indiginuous areas. The northern development area will be separated from lower intensity uses to the north by the Golden Gate Canal and stormwater pond site. The proposed density is consistent with the GMP and adjacent multifamily projects. FLUE Policy 5.7: Encourage the use of land presently designated for urban intensity uses before designating other areas for urban intensity uses. This shall occur by planning for the expansion of County owned and operated public facilities and services to existing lands designated for urban intensity uses, the Rural Settlement District (formerly known as North Golden Gate), and the Rural Fringe Mixed Use District, before servicing new areas. The Magnolia Pond MPUD is in the Urban Area and is immediately adjacent to an Interchange Activity Center. Pubic facilities and services are readily available to serve anticipated development on the site. The MPUD has been found consistent with the GMP since its initial approval in 1998. FLUE Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection Page 6505 of 6526 PL20240010833, Magnolia Pond MPUDA Revised: March 18, 2025 Page 9 can be made without violating intersection spacing requirements of the Land Development Code. The Magnolia Pond MPUD has direct access to Collier Boulevard via Magnolia Pond Drive. FLUE Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. The residential portions of the development within the Magnolia Pond MPUD have direct connections to Magnolia Pond Drive. Both the northern and southern residential development tracts, designated as R1 and R2 on the Master Concept Plan, respectively, will have a full movement access along Magnolia Pond Drive. The southern tract (R2) also includes the potential for a separate right- out only. Each of these development tracts will utilize internal looping roads and/or drive aisles and eliminate dead end roads where practical consistent with PUD Developer Commitment 2.A. FLUE Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. The residential portions of the development within the Magnolia Pond MPUD have direct connections to Magnolia Pond Drive. The PUD cannot provide interconnections to adjacent properties as it is immediately adjacent to I-75 to the south, the Golden Gate Canal to the north and the properties to the east and west are already developed FLUE Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. The Magnolia Pond MPUD proposes separate residential developments on the north and south sides of Magnolia Pond Drive, identified as R1 and R2 on the MCP. The developments include market rate rental apartments on the south side of Magnolia Pond Drive and owner-occupied affordable housing development on the north side of Magnolia Pond Drive. The development projects include internal sidewalks that will connect to the public sidewalk in Magnolia Pond Drive. FLUE Policy 7.5: The County shall encourage mixed-use development within the same buildings by allowing residential dwelling units over and/or abutting commercial development. This Policy shall be implemented through provisions in specific Subdistricts in this Growth Management Plan. Magnolia Pond MPUD is a mixed use planned development that is primarily intended for multifamily residential uses with the allowance of Assisted Living Facilities. The densities and uses proposed are consistent with the GMP and are appropriate for areas adjacent to the Interchange Activity Center. Page 6506 of 6526 PL20240010833, Magnolia Pond MPUDA Revised: March 18, 2025 Page 10 Housing Objective 1: Provide new affordable housing units in order to meet the current and future housing needs of legal residents with very-low, low, moderate and affordable workforce incomes, including households with special needs such as rural and farmworker housing in rural Collier County. The amendment proposes to provide a variety additional housing to meet the needs of Collier County residents of different economic backgrounds. The PUDA proposes 165 units to be reserved for Low Income residents. CCME Objective 6.1: Protect native vegetative communities through the application of minimum preservation requirements. The property is located within the County’s Urban Designated Area, outside of the Coastal High Hazard Area. Per Policy 6.1.1 and LDC Section 3.05.07, the property is required to preserve 25% of the existing native vegetation. The Environmental Data included as part of this submittal identifies the property contains 38.54-acres of existing native vegetation, which results in a minimum preserve requirement of 9.64-acres. This requirement is shown on Exhibit C, Magnolia Pond Master Plan, identifies 9.64 acres of preserve and is noted in Developer Commitment 5.A. The preserve area wraps around the development areas on the south side of Magnolia Pond Drive connecting to adjacent preserve area to the east and the existing stormwater lake to the west. The preserve me ets the minimum average width of 50’ but not less than 20’ as required by LDC Section 3.05.07.H.b. CCME Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. The MCP proposes Residential development areas on the north and south side of Magnolia Pond Drive. Development is appropriately located and will maintain minimum preserve setbacks. Per the submitted Environmental Data, the subject property includes community types that may have protected species, including potential gopher tortoise and bonneted bat habitat. One gopher tortoise was observed during the preliminary assessment. The PUD includes existing Developer Commitments to provide management plans for Florida Black Bear and Big Cypress Fox Squirrels prior to SDP or PPL (5.C), and Gopher Tortoise relocation management plan (5.D and 5.E). Page 6507 of 6526 PL20240010833, Magnolia Pond MPUDA Revised April 30, 2025 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 MAGNOLIA POND MPUD, PLANNED UNIT DEVELOPMENT AMENDMENT DEVIATIONS & JUSTIFICATION Deviation #3 Relief from LDC Section 2.06.04 A.14. and A.16., Affordable Housing Conditions, which require affordable housing units be the same square footage, construction and design as the market rate dwelling units in the development and that the affordable housing units be intermixed with, and not segregated from, the market rate dwelling units in the development to instead allow for an affordable housing product to be permitted and constructed separately from the market rate apartment buildings. The affordable housing units will be owner occupied and located on the north side of Magnolia Pond Drive (R1) and all of the market rate dwelling units will be rental apartments located on the south side of Magnolia Pond Drive (R2). Justification: The Magnolia Pond MPUD consists of separate development tracts that are separated by Magnolia Pond Drive. These development tracts, identified as R1 and R2 on the Master Concept Plan, are controlled by separate developers and will be permitted as separate Site Development Plan (SDP) applications. The MPUD will consist of owner-occupied multifamily affordable housing dwelling units located on the north side of Magnolia Pond Drive (R1) and market rate renter-occupied apartment buildings located on the south side of Magnolia Pond Drive (R2). Due to the eventual difference in property ownership and occupancy type (i.e., market rate rental versus owner occupied affordable units), and the fact that Magnolia Pond Drive acts as a natural barrier between the two product types, it is not practical to integrate the units into a common plan or to provide identical unit types. The LDC provision requiring affordable housing units to be the same square footage, construction and design as the market rate dwelling is not practical in larger developments with multiple developers and product types. It should also be noted that recent amendments to the Rural Land Stewardship Area (RLSA) provisions of the Collier County GMP create situations where affordable housing will not be integrated into the larger development. FLUE Policy 4.7.5 requires new Villages and Towns to set aside 3% of the SRA Acreage for affordable housing. This area is to be shown on the SRA Master Plan and is not required to be distributed throughout the entire SRA development. A similar deviation was approved for the Tree Farm MPUD (Ord. 2023-34). Page 6508 of 6526 PL20240010833, Magnolia Pond MPUDA Revised April 30, 2025 Page 2 Deviation #4 Deviation from LDC Sections 6.06.02.A.1., Sidewalk Requirements, which requires 5’ sidewalks on both sides of local streets or internal accessways which are adjacent to the development to instead allow an alternative sidewalk plan as shown in Exhibit 1 in lieu of providing sidewalk on the south side of Magnolia Pond Drive along the development’s entire frontage. Justification: The PUD is bisected by Magnolia Pond Drive. Magnolia Pond Drive is a public right-of-way from Collier Boulevard to the subject property and then is an access easement owned by the Collier County School District. The LDC requires a 5’ sidewalk on both sides of this roadway. Currently, the north side of Magnolia Pond Drive has an 8’ wide pathway that extends from Collier Boulevard to Golden Gate High School. There is no sidewalk along the majority of south side of Magnolia Pond Drive. A 6’ sidewalk was constructed by the adjacent Magnolia Pond Apartment s (CDPAR13914/PL20210000922) located immediately east of the PUD; however, the sidewalk stops at the existing drainage easement, approximately 50’ east of the Magnolia Pond PUD boundary. Similarly, there is no existing sidewalk on the south side of Magnolia Pond Drive to connect to west of the subject property. Property to the west includes stormwater pond developed as part of the High School and is unlikely to provide a sidewalk connectio n in the future. The LDC requirement to provide sidewalk along the Magnolia Pond PUD road frontages would not require or provide a connection to the existing sidewalk east of the development. As shown on Exhibit 1, the development proposes to construct the public sidewalk on the south side of Magnolia Pond Drive from the western access point to the existing sidewalk located east of the off-site drainage easement. A pedestrian crossing to the existing 8’ pathway on the north side of Magnolia Pond Drive will be provided at the western terminus of the proposed sidewalk. The proposed deviation improves the existing pedestrian system by connecting to the existing sidewalk on the east side of the drainage easement. Additionally, the improvements will improve safety for vehicular traffic by grading the unrecoverable slope along the property’s frontage and the DE. View looking west. Sidewalk ends at DE prior to Magnolia Pond PUD property line. Source: Google Earth; Imagery Date:8 /2024 View looking east. Existing sidewalk located on east side of DE. Page 6509 of 6526 PL20240010833, Magnolia Pond MPUDA Revised April 30, 2025 Page 3 Deviation #5 Deviation from LDC Section 4.05.04.G., Table 17, Parking Space Requirements, which requires parking for small- scale recreation facilities that are accessory to single-family or multifamily projects to instead require no parking for small-scale recreation facilities that are accessory to the market rate rental apartment units located on the south side of Magnolia Pond Drive and identified as R2 on the Master Concept Plan. Justification: The parking requirement for multifamily dwellings is 1 parking space per dwelling unit plus visitor parking computed at 0.5 spaces per efficiency unit, 0.75 spaces per 1 -bedroom unit, and 1 space per 2-bedroom or larger unit. The parking provision further requires that office and/or administrative buildings be parked at 50% of normal requirements (50% of 1 space per 300 sf), and accessory recreation facilities be parked at 25% of the normal requirement when the majority of the dwelling units are located within 300 feet of the facilities. Tract R2 is intended to be developed as a single Site Development Plan (SDP) consisting of market rate rental apartments. The conceptual design identifies a gated development consisting of 301 apartments. The development includes small scale accessory recreation facilities intended solely for the use of the residents. The recreation facilities are located within the multifamily buildings or their internal courtyards, where the majority of units would be within 300 feet of the recreation facilities. The accessory recreation parking provision is largely intended for recreation facilities that are part of a separate amenity’s tract or area with dedicated parking areas. Because the recreation facilities proposed as part of this development are internally integrated as part of the residential buildings and are limited to the residents of the apartment complex, they do not require users to drive and park at a separate location. The development will provide parking as required by LDC Section 4.05.04.G., Table 17, for the multifamily residential units and any accessory office and administrative floor area. The table below identifies the number of parking spaces required by the LDC and the proposed parking subject to the deviation request: USE UNIT LDC PARKING RATIO REQUIRED PARKING PROPOSED PARKING Multifamily Residential: 1-Bedroom 118 du 1 per du plus 0.75 visitor 207 spaces 207 spaces 2-Bedroom or Larger 183 du 1 per du plus 1.00 visitor 366 spaces 366 spaces Residential Sub-Total 573 spaces 573 spaces Accessory Office/Administrative: Office/Administrative 4,100 sf 1 per 300 sf x 50% 7 spaces 7 spaces Office/Administration Sub-Total 7 spaces 7 spaces Accessory Recreation: Fitness 5,700 sf 1 per 100 sf x 25% 14 spaces 0 spaces Clubhouse 4,900 sf 1 per 200 sf x 25% 6 spaces 0 spaces Swimming Pool 3,500 sf 1 per 75 sf for first 1,000 sf plus 1 per additional 125 sf x 25% 8 spaces 0 spaces Pickleball Courts 2 courts 3 per court x 25% 2 spaces 0 spaces Recreation Sub-Total 30 spaces 0 spaces REQUIRED PARKING 610 spaces 580 spaces Page 6510 of 6526 A A A OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E HH TEX. 8' CONCRETE SIDEWALK TO REMAIN EX. 8' CONCRETE SIDEWALK TO REMAIN COUNTY R.O.W.PRIVATE A.E. PROPOSED 6' CONCRETE SIDEWALK PROPOSED 6' CONCRETE SIDEWALK EX. 6' CONCRETE SIDEWALK4 4 GOLDEN GATE HIGH SCHOOL MAGNOLIA POND DR RELOCATED 8' CONCRETE SIDEWALK I-75 DEVELOPER TO MODIFY EXISTING DRAINAGE AS REQUIRED TO CONNECT TO EXISTING SIDEWALK PROPOSED CROSSWALK WEST OF MAGNOLIA POND PUD ENTRANCES • CIVIL ENGINEERING • PLANNING AND ZONING • ENVIRONMENTAL SERVICES • LANDSCAPE ARCHITECTURE • SURVEYING • LAND DEVELOPMENT ENGINEERING PENINSULA CLIENT:TITLE:PROJECT: Sheet Number:of File Name: Project Number: Drawing Scale: Date: Drawn by: Designed by: SEC:RGE:TWP:[Save Date: 4/4/2025 2:34:36 PM] [By: AAvila] [Plot Date: 4/4/2025 2:35:29 PM] [By: Alejandro Avila] [Original Size: 8.5X11] [Path: P:\Active_Projects\P-THTH-001\002-Apartments_SDP\Drawings-Civil\C00-Exhibits\X05_Sidewalk_Exhibit\Sheet_Files\P-THTH-001-002-C00-X05.dwg]Sheet ID:Florida Engineering C.A #28275 Florida Landscape C.A #LC26000632 MAGNOLIA POND PUDA PL202400010833 EXHIBIT 1: PROPOSED SIDEWALK IMPROVEMENTS HABITAT FOR HUMANITY OF COLLIER COUNTY, INC. ALEJANDRO AVILA ALEJANDRO AVILA APRIL 2025 1" = 200' P-THTH-001-002 P-THTH-001-002-C00-X05.dwg C-X05 01 01 34 49 26REVISIONS: No:Revision:Date: 239.403.6700 Pen-Eng.com 2600 Golden Gate Pkwy Naples, FL 34105 SCALE:1" = 200'LEGEND #DEVIATION DEVIATIONS LOCATIONS AREA WITH NO SIDEWALK IMPROVEMENTS4 Page 6511 of 6526 Page 6512 of 6526 Page 6513 of 6526 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCE Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners (BCC) at 9:00 A.M. on October 14, 2025, in the Board of County Commissioners Meeting Room, third floor, Collier Government Center, 3299 Tamiami Trail East, Naples, FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 10-06, THE MAGNOLIA POND PLANNED UNIT DEVELOPMENT (PUD), TO INCREASE THE DWELLING UNITS FROM 231 TO 550 WITH AN AFFORDABLE HOUSING AGREEMENT, TO INCREASE MAXIMUM BUILDING HEIGHTS, ADD DEVIATIONS, AND REVISE THE MASTER PLAN; AND BY PROVIDING AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED WITHIN THE COLLIER BOULEVARD INTERCHANGE INNOVATION ZONE ZONING OVERLAY (CBIIZO), PARTIALLY WITHIN WELLFIELD RISK MANAGEMENT SPECIAL TREATMENT OVERLAY ZONES W-3 AND W-4 AND LOCATED ON THE NORTH SIDE OF INTERSTATE 75, ½ MILE WEST OF COLLIER BOULEVARD (CR 951), IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 47.05± ACRES. [PL20240010833] A copy of the proposed Ordinance is on file with the Clerk to the Board and is available for inspection. All interested parties are invited to attend and be heard. Page 6514 of 6526 All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials int ended to be considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the public hearing. All materials used in presentations before the Board will become a permanent part of the record. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.collier.gov/Calendar-Events-directory 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 deta iling how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@collier.gov. Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BURT L. SAUNDERS, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT AND COMPTROLLER Page 6515 of 6526 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCE Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners (BCC) at 9:00 A.M. on October 14, 2025, in the Board of County Commissioners Meeting Room, third floor, Collier Government Center, 3299 Tamiami Trail East, Naples, FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 10-06, THE MAGNOLIA POND PLANNED UNIT DEVELOPMENT (PUD), TO INCREASE THE DWELLING UNITS FROM 231 TO 550 WITH AN AFFORDABLE HOUSING AGREEMENT, TO INCREASE MAXIMUM BUILDING HEIGHTS, ADD DEVIATIONS, AND REVISE THE MASTER PLAN; AND BY PROVIDING AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED WITHIN THE COLLIER BOULEVARD INTERCHANGE INNOVATION ZONE ZONING OVERLAY (CBIIZO), PARTIALLY WITHIN WELLFIELD RISK MANAGEMENT SPECIAL TREATMENT OVERLAY ZONES W-3 AND W-4 AND LOCATED ON THE NORTH SIDE OF INTERSTATE 75, ½ MILE WEST OF COLLIER BOULEVARD (CR 951), IN SECTION 34, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 47.05± ACRES. [PL20240010833] A copy of the proposed Ordinance is on file with the Clerk to the Board and is available for inspection. All interested parties are invited to attend and be heard. Page 6516 of 6526 All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials int ended to be considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the public hearing. All materials used in presentations before the Board will become a permanent part of the record. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.collier.gov/Calendar-Events-directory 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 deta iling how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@collier.gov. Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BURT L. SAUNDERS, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT AND COMPTROLLER Page 6517 of 6526