CCPC Backup 03/05/2009 R
CCPC
REGULAR
MEETING
BACKUP
DOCUMENTS
MARCH 5, 2009
AGENDA
Revised /I
COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 8:30 A.M., THURSDAY, MARCH S, 2009, IN THE BOARD OF COUNTY
COMMISSIONERS MEETING ROOM, ADMINISTRATION BUILDING, COUNTY GOVERNMENT CENTER, 3301 TAMIAMI TRAIL
EAST, NAPLES, FLORIDA:
NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO S MINUTES ON ANY ITEM.
INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN ORGANIZATION OR GROUP ARE
ENCOURAGED AND MAY BE ALLOTTED 10 MINUTES TO SPEAK ON AN ITEM IF SO
RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC
MATERIALS INCLUDED IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A
MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE,
WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE CCPC SHALL BE SUBMITTED
TO THE APPROPRIATE COUNTY STAFF A MINIMUM OF SEVEN DAYS PRIOR TO THE PUBLIC
HEARING. ALL MATERIAL USED IN PRESENTATIONS BEFORE THE CCPC WILL BECOME A
PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR PRESENTATION TO THE
BOARD OF COUNTY COMMISSIONERS IF APPLICABLE.
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC WILL NEED A RECORD
OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE
THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES
THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED.
1. PLEDGE OF ALLEGIANCE
2. ROLL CALL BY SECRETARY
3. ADDENDA TO THE AGENDA
4. PLANNING COMMISSION ABSENCES
5. APPROVAL OF MINUTES -JANUARY 28,2009 RSLA, JANUARY 30, 2008 RSLA, FEBRUARY 5, 2008 RSLA, FEBRUARY 5,2009
REGULAR MEETING
6. BCC REPORT. RECAPS - FEBRUARY 24, 2009
7. CHAIRMAN'S REPORT
8. CONSENT AGENDA ITEMS
A. Petition: CU.2008.AR.13661, Center Point Community Church, represented by Matthew McLean, P.E., of Agnoli,
Barber and Brundage and Doug Lewis, Esq., of Roetzel and Andress, is requesting a Conditional Use in the
Estates (E) Zoning District for a youth ministry sanctuary with supporting offices and youth member social
activities relating to the existing religious facility, as specified in Section 2.03.01.B.1.c.l of the Collier County
Land Development Code (LOC). The 4.58.acre subject property is located in Tract 85, Golden Gate Estates, Unit
29, in Section 30, Township 49 South, Range 26 East, Collier County, Florida. (Coordinator: John.David Moss,
AICP)
B. Petition: PUDZ.2007.AR.12097, The Covenant Presbyterian Church of Naples, Inc. and Florida Community
Bankl NA, represented by Richard Yovanovich of Goodlette, Coleman, Johnson, Yovanovich & Koester, P.A., are
requesting a rezone from the Residential Single.family (RSF.1) Zoning District to the Community Facilities
Planned Unit Development (CFPUD) Zoning District for a project to be known as Heavenly CFPUD, which
would memorialize the existing church uses and would permit redevelopment consistent with the Master Plan
to allow a maximum of BOJOOO square feet for a house of worship, including day care facilities, a Pre-K through
third grade school, and various accessory uses for Tract A; and an additional 20,000 square feet of house of
worship including children and adult day cares, Pre-K through third grade school and accessory uses for Tract B.
The lS.93-acre subject property is located at 6926 Trail Boulevard, and comprises the entire block bounded by
Ridge Drive, West Street, Myrtle Road and Trail Boulevard in Section 3, Township 49 South, Range 25 East of
Collier County, Florida. (Coordinator: John.David Moss, AICP)
,
C. County Planning Commission report and suggested text changes in response to the review of the Rural Lands
Stewardship Area Committee report.
9. ADVERTISED PUBLIC HEARINGS
A. Petition: PUDZ-2007-AR-11320, 5embler Family Partnership #42, represented by Robert Mulhere, AICP of RWA,
Inc and R. Bruce Anderson, Esquire, of Roetzel and Andress, requesting a rezoning from Rural Agriculture (A)
zoning to Mixed-Use Planned Unit Development (MPUD) to be known as McMullen MPUD. The 19.32 acres
Rural Agricultural zoned site is proposed to permit a mixed-use development. The rezoning petition allows for a
maximum of 122,000 square feet of medical office and medical support facilities, and up to 48 multi-family
dwelling units, with allowances for modifications of commercial activates and residential uses for additional
permitted commercial uses. In no case shall the commercial square footage exceed 185,000 square feet. The
subject property is generally located one-half mile east of Collier Boulevard (CR 951) on Rattlesnake-Hammock
Road Extension, the south one-half of the Southeast one-quarter of the Southwest one-quarter of Section 14,
Township 50 South, Range 26 East, Collier County, Florida. (Coordinator: Nancy Gundlach, AICP) READVERTISED
FROM 1/15/09
10. OLO BUSINESS
11. NEW BUSINESS
12. PUBLIC COMMENT ITEM
13. DISCUSSION OF ADDENDA
14. ADJOURN
3/5/09 cepe Agenda/Ray Bellows/cr
,
COLLIER COUNTY PLANNING COMMISSION
GENERAL COMMENTS
&
This first document is in two parts in response
report. The first area of discussion is GE
SPECIFIC LANGUAGE recommendations to t
SPECIFIC LANGUAGE RECOMMENDATIONS TO RLSA REVIEW
March 5th 2009
This report of the CCPC consists of TWO separate documents.
I, Section 2
cond area lists the
MP language.
The second document attached as p
GMP recommendations with he
"
represented by specific text ch
strike throul!h. These the
recommendations of the
R chan e AND underline or
te n the "SPECIFIC LANAGUAGE"
their actually placement within the
L COMMENTS
1)
for the RLSA, insert an acronym list specifically for that section
2) One of the mo rsial suggestions by the CCPC was the concept of "capping" (maximizing)
credits in lieu of capping acreage. Should the Board of County Commissioners accept the concept of
capping the Stewardship Credits at 315,000 maximum credits in lieu of capping acreage, we suggest
that an opportunity be provided for the RLSA Committee to reconvene with the purpose of
recalibrating the methodology of credit distribution within that credit cap, including re-
considerations to strengthen Agricultural incentives. Since the RLSA will be reviewed in the future
at regular EAR time periods, any reconsideration of the maximum credits allowed could be
considered during those intervals as circumstances mayor may not justify.
3) Reinsert the Existing Overlay Map as currently found in the GMP and update that map to as-built
conditions. The Overlay Map proposed on page 68 with the Phase II report has been acknowledged
as "distorted". Acreage calculations used in the Phase I report were based upon the Existing Overlay
Map.
4) Correct attachment titled: STEWARDSHIP CREDIT WORKSHEET as follows:
1)
a. Correct STEWARDSHIP CREDIT WORKSHEET to reinstate the Recreational Uses layer with its
original value of 0.1.
b. Correct STEWARDSHIP CREDIT WORKSHEET to reinstate th ort Uses
layer with its original value of 0.1
c. Correct the proposed STEWARDSHIP CREDIT WORKS
Restoration and Natural Resources Uses with a value 0
d. Correct STEWARDSHIP CREDIT WORKSHEET t
matching original program. Residential s ul
Uses should be 0.1 not 0.2; Agricultur
e. Review methodology to include a c
the text of the GMP to avoid er wh
in #3, #4, #5, #6 and #7 abov
onsor, as described
5) Determine who is paying for th
6) Policy 4.9 & 5.1:
a. Define the mea
apply to the added language.
GUAGE CHANGES
first 6 months after adoption for existing SSA's that have not been used,
sold, trans any way modified from original acceptance to opt out. Suggested
additional paragraph be added at end of Policy 1.6.1:
"For SsA's approved prior to this Policy 1.6.1 being adopted but have not changed ownership in
whole or part since the creation of the SSA and have not transferred, sold or utilized credits
generated from the SSA, the property owner may withdraw the SSA designation provided an
application for such withdrawal is implemented within 6 months of the adoption of this Policy
1.6.1."
b) Remove sections of 1.6.1 after introductory paragraph and move to LDC.
2) Policy 1.7:
a) Retain multiple agency references in number (2)
3) Policy 22:
a) Remove from the middle of the paragraph the sentence "Open Lands are those lands described
in Policy 4.2." Open Lands are actually described in the sentence immediately prior to this one.
b) Consider variable Ag land base credits to reflect primary panther areas. Suggest adding
language to the end of the sentence referring to (2.6) Credits per acre within the ACSC: "...or
Open Lands determined to be primary panther habitat."
4) Policy 2.3:
a) Reinstate policy.
5) Policy 2.4:
a) Reinstate policy.
6) Policy 3.11:
a) (2): Clarify last sentence requirement that th
of all of the land needed for a viable corri
changing last sentence to read: "Once
established for such corridor, is de ted
completed by the land Owner(s) all be
b) (3) Add to the end of the 4th sent
restoration...") of this secti
awarded per acre."
c) (3): remove last se
7) Policy 3.13:
a) Remove t
8) Insert new po
"...used a
. Add after second reference to WRA:
ment for the SRA...".
t pa Icipating in the RLS program shall be compatible with
year of the effective date of this policy LDC regulations shall be
Ighting using standards modeled from the Dark Sky
ogram to protect the nighttime environment, conserve energy, and
urity.>I
9) Policy 4.2:
a) Use maximum credits of existing program as reported in Phase I as basis for maximum
development in lieu of establishing maximum development acreage. Review the recalculation
of credits and possibly reprioritization of credits but require the total credits generated to
remain within the 315,000 credits established as the maximum from the original program. This
provides for the maximum protection of existing and accepted property rights as established by
the initial program. Suggest changing new added sentence concerning SRA designation to:
"Total SRA designation shall be a maximum creation of 315,000 stewardship credits."
10) Policy 4.5:
a) Remove "To the extent practical".
b) Replace "be consistent" with "comply".
c) Insert after County Build Out Vision Plan: "as may be amended".
d) In the second paragraph, second line inside the parenthetical, remove the word "parks".
11) Policy 4.6
a) In 4th line remove the words "...not less..." and replace with "greater".
b) In 4th and beginning of 5th line remove the words "...or more than..." and replace with "and up
to".
15) Pol
a)
b) R
16) Policy 4.
a) Add to
acreage: fl...
sidential uses are included.
CRD's allowed. Suggest the following to
f CRDs of 100 acres or less to Villages and
00 acr ss may be approved as SRAs prior to the
reafter not more than 5 additional CRDs of 100 acres or
equent Village or Town. "
12) Policy 4.7.1:
a) After new language "Towns" add "and villages greater than
13) Policy 4.7.2
a) In 2"' line remove the words "...not less..." and replace wit
b) In 3" line remove the words "...or more than..." a lace
c) In 4th line remove the words "...not more tha
d) Add the following sentence to the end of
mobility plan, which shall include a tran
located within the village to serve
transportation."
14) Policy 4.7.3:
a) Remove new sentence tha
b) Add language to CRD uses to I
c) Retain language th
d) Establish a cap on dist
be added
"sustainabilityand"
ter the first sentence.
nce to note that all open space is included within SRA maximum
e counted as part of the SRA acreage."
17) Policy 4.14:
a) In first sentence of second paragraph, replace "primary town or community" with "SRA" in both
places where this occurs.
b) Remove from last line of last paragraph: "that are anticipated to be expanded or constructed".
18) Policy 4.15.1:
a) Add new language at end of 3" sentence to clarify that SRA's cannot be dependent upon
facilities in other SRA's unless capacity is proven to exist in the other SRA. Suggested: "...,
provided the capacity of those adjoining area's facilities as described in Attachment C to be
utilized by the newly created SRA can demonstrate sufficient capacity exists for their desired
uses per the standards of Attachment c."
19) Policy 4.16:
a) Add at the end of third line after "The capacity of": "essential services and"
b) Add language in 5th line after the word "includes": ",but not limited to,"
c) Remove language in middle of paragraph after CRDs: "that are one hundred (100) acres or less
in size". (redundant language)
20) Policy 4.17:
a) Remove references in second line: "... for Category A public faciliti
following: "and public facilities pursuant to Policy 1.1 in additi
enforcement, emergency medical services, fire service, gov
21) Policy 4.18:
a) Replace beginning words in second paragraph "It is recogn
remove "in the RLsA".
b) Remove "and" in first sentence of second par
c) Modify language in second paragraph to r
included in the analysis to determine if
event that the SRA development, i. ding
those directly generated by the , In the RL
22) Policy 4.20:
a) Change the first sentence
and public benefit..."
b) Remove in 5th line:
23) Policy 4.21:
a) Clarify 5th
the word
form of V
24) Poli
" and replace with the
he following: jails, law
i1dings and libraries."
o the SRA are to be
d language: "In the
unty outside of
exceeding thirty five percent
es in ACSC. Modify sentence beginning with
more than 1000 acres of SRA development in the
t participating in the RLS program shall be compatible with
-year of the effective date of this policy LDC regulations shall be
lighting using standards modeled from the Dark Sky
gram to protect the nighttime environment, conserve energy, and
25) Policy 5.1:
a) After the reference to FSA's at the end of the third sentence, sixth line, add language from policy
4.9 that reads: "Infrastructure necessary to serve permitted uses may be exempt from this
restriction, provided that designs seek to minimize the extent of impacts to any such areas."
26) Policy 5.3:
a) Replace the words in the fourth line "..., the following regulations are applicable,..." with the
following: "these Group 5 Policies shall apply and"
27) Policy 5.4:
a) Modify the added language in the third line that states "used in evaluating" and replace with:
"shall be incorporated into".
28) Policy 5.5:
a) (1) Replace added language "protected species "with specific species of special local concern
(ssLC) (SSLC's to be defined in the LDC within i-year of adoption of this policy)". This occurs
many times within this policy. Begin the introduction language of this policy with a definition of
the species of special local concern (SSLC) and use that acronym throughout the policy.
b) (1) Replace in third line the word "observed" with the word "utilizi
c) (2) (a) (ii) Replace the words "directly observed on" with "utiliz'
d) (2) (a) (ii) (a) remove the reference to "parks" in the parent
29) Policy 5.6:. .. .\!~!L
a) (3)(f)(lv) End sentence after the word "mitigation". Delete-
remaining sentence after the word "...may..." add
30) Policy 5.7:
a) Strengthen outdoor lighting language. Ad
date of this policy, LDC regulations shall
modeled from the Dark Sky (www. sky.
"Outdoor lighting shall be reaso
!lj,S
~.()VERLAY
Preface
Section 2 of this Report includes the full RLSA Overlay Program as evaluated. The Review
Committee determined that most of the policies in the RLSA Overlay did not require an
amendment so often took action to "leave policy unchanged." Those policies that were amended,
including those set forth in Section 1, and those with minor language corrections, are shown
below with stFihe thrsugh and underlines.
In addition to all RLSA text, the following are attached with recom~th4!a,mendments.
);. Stewardship Overlay Map
);. Attaclunent A - Stewardship Credit Worksheet
);. Attachment B - Land Use Layers Matrix
>- Attachment C - Stewardship Receiving A;r.~ara~t.L
The RLSA overl~v R~~~:,,~~~eil'Amen.~!.illints
~;lli~~eC~:;'~;d::eak:e:::~D~.. ~.'e. !~.'.s.!j: t. b~""I~n.~:\ilM~!.Iil~~~s nr residents and property
owners witbin the Immokal "A Hill' ,boWWdary of the Collier County Rural
and Agricultural Area'I~~~es~" l~"Colli' County's goal is to pt'6feet U!!in land
for agricultural activities~ I '
'." , 't) ~""ii'" ompatible uses away from wetlands and
upland habitat, t .'i_f'l' re habitat connectivity, to enable the conversion
of ruralla. ~iMMip~h.. !iI%,!e. s.. .in priate locations, to discourage urban sprawl, and
to encolljllll!~I"~l\~~!.'opib~~t. that ..- emolovs creative land use planning
techniq*s and thr6~~h -tWeJuse of established incentives.
Q~J;e~tiv ~commeDd~~ amendment}
_ rr8!1fl1eet t l,d7sc,g~ed above, Collier County's objective is to create an incentive based land
use overlay 1WIt'llhl!rein referred to as the Collier County Rural Lands Stewardship Area
I o.....ve.r1ay, b."'....!.~.,:.d on the principles of rural land st.ewardshiP as defined in Chapter 163.3177(11),
" ,F.S. The p~ ies that will implement this Goal and Objective are set forth below in groups
rc;J~ting to e.~ aspect of the Goal. Group I policies describe the structure and organization of the
Cb-TU~i~~~nty Rural Lands Stewardship Area Overlay. Group 2 policies relate to agriculture.
Group 3 policies relate to natural resource protection, ftftd" Group 4 policies relate to conversion
of land to other uses and economic diversification. Group 5 are regulatory policies that ensure
that land that is not voluntarily included in the Overlay by its owners shall nonetheless meet the
minimum requirements of the Final Order pertaining to natural resource protection.
I"
Group 1 - General purpose and structure of the Collier County Rural Lands Stewardship
Area Overlay
Policy 1.1
To promote a dynamic balance of land uses in the Collier County Rural Lands Stewardship Area
(RLSA) that collectively contribute.2 to a viable agricultural industry, protect.2 natural resources,
11 P age
and enhance~ economic prosperity and diversification, Collier County hereby establishes the
Rural Lands Stewardship Area Overlay (Overlay). The Overlay was created through a
collaborative community::based planning process involving county residents, area property
owners, and representatives of community and governmental organizations under the direction of
a citizen oversight committee.
Policy 1.2
The Overlay protects natural resources and retains viable agriculture by promoting compact rural
mixed-use development as an alternative to low-density smgle use development, and provides a
system of compensation to private property owners for the eliminatiol1.of certain land uses in
order to protect natural resources and viable agriculture in exchang7.KOt', " !, transferable credits that
can be used to entitle such compact development. The strategies~Cij!l], are based in part on the
principles of Florida's Rural Lands Stewardship Act, Chapter J:~~(3177UI) F.S. The Overlay
includes innovative and incentive based tools, techniques and,~trategies thl:,a~.e not dependent on
a regulatory approach, but will complement existing local, regi~~al, state ail\:t :~~:?eral regulatory
programs. J~ :
ii,i""I,,> :"!'I
Policy 1.3)1'[1 'Lh'l ,I ,:'1:,,111(1':11,
This Overlay to the Future Land Use Map ~.j,;,,~ ,""icted on ti\'.'~':;lew,ardShiP Overlay Map (Overlay
Map) and applies to rural designated lands::t~~:d wiM1!n the r" ,.okalee Area Study boundary of
the Co~lier ~ounty Ru~aI, and ~gricultural~~a ~,Ii~ssme~t re ~ed to in the St~te of Florida
AdmmlstratlOn ComrmsslOn Flllal No: ;.~!lt,.;99-002. JJbe RLSA generally mc1udes rural
lands in northeast Collier co, unty . h" and" ~~~,Of,,~~'~~n Gate Estates, north of the Florida
P~nther National Wildlife Re,fu, , " ,,(;;;, '~,'l' ',F".e, ss ',' ItJ,Hitlal Preserve, south of the Lee ~ounty
Lme, and south and west 9f t I~'i !" Ll e, and mc1udes a total of approximately
195,846 acres, of which apl!#ox,ima ,334, " es is pnvately owned. The Overlay Map is an
ado~ted overlay to the Futu'r~'~J;fl~:,use fr{,~!~~,~' M).
Pohcy 1.4 :!1:',; I;, i
Except as pro~i,~e~,~~:I~'I~ii~'i' there shall be no change to the underlying density and
intensity ?,filP~fWi1ij;~", f land within the RLSA, as set forth in the Baseline Standards, as
defined i~Hipolicy 1.5;1 :;,~nl ,;~nd until a property owner elects to utilize the provisions of the
Steward~~~p Credit SY~'~ . ItIJis the intent of the Overlay that a property owner will be
compensa~f1 for the vo'q~tary stewardship and protection of important agricultural and natural
~~j;t~~es. "i~,9,lTlpensati~n: to the property owner shall occur through one of the following
; :d1'mec~a~sms:I~~~..,~ transfer o.f Stewardship Credits, acquisition.o.f.conservation e.asements,
;ii',' acqUISItion ;~f less than fee Interest m the land, or through other acqUiSItIOn of land or mterest m
1 i,l land throug~.;a willing seller program.
'''IL, I>i
'11; .!!
;~;fi;~~i:~~~~t~~~commended amendment)
As referred to in these Overlay policies, Baseline Standards are the permitted uses, density,
intensity and other land development regulations assigned to land in the RLSA by the GMP-
Growth ManaQ"ement Plan (GMP), Collier County Land Development Regulations and Collier
County Zoning Regulations in effect prior to the adoption of Interim Amendments and Interim
Development Provisions referenced in Final Order AC-99-002. The Baseline Standards will
remain in effect for all land not subject to the transfer or receipt of Stewardship Credits, except as
provided for in Group 5 Policies. No part of the Stewardship Credit System shall be imposed
upon a property owner without that ewftef5 owne.r's consent.
2lPage
Policy 1.6 (recommended amendment)
Stewardship Credits (Credits) are created from any lands within the RLSA that are to be kept in
pennanent agriculture, open space or conservation uses. These lands will be identified as
Stewardship Sending Areas or SSAs. All privately owned lands within the RLSA are a candidate
for designation as a SSA. Land becomes designated as a SSA upon petition by the property owner
seeking such designation and the adoption of a resolution by the Collier County Board of County
Commissioners (BCC), which acknowledges the property owner's request for such designation
and assigns Stewardship Credits or other compensation to the owner for such designation. Collier
County will update the Overlay Map to delineate the boundaries of each approved SSA.
Designation as an SSA shall be administrative and shall not require an amendment to the Growth
Management Plan, but shall be retroactively incorporated into the atJ9pted Overlay Map during
the ~AR based amendment process whe~ it p.eriodically occurs.;:~i~t,~w~rdship .S~ndinll Area
Credit Agreement shall be developed that Identifies those allowab~ reS]d~tlal densIttes and other
land uses which remain. Once land is designated as a SSA a~Credits orioIDer compensation is
granted to the owner, no increase in denSity or additional usij! IHospecified !i~:,the Stewardship
Sendinll Area Credit Agreement shall be allowed on propel1Yl;ynless the S~~ is tenninated
as Drovided elsewhere herein. 'I!
i,"11
i,
init:J,i: roval of a Stewardshi Sendin
shed for a i enn of five ears "Conditional
Easel t. The Conditional Period ma be
:! ' vidin written notice to the Coun
'Ions and restrictions of the Stewardshi
conditions inc din a I a ernent
full force throu out the Conditional Period. If
e followin events occur then the Conditional
Stewardshio Easement which shall be finaJ.,
"the terms set forth therein:
Policv 1.6.1 (recommended new policy)
Notwithstandin an rovision herein to th
Area "$SA" the Stewardshi Easement
Period" and shall be deemed a
extended for one additional
rior to the ex ir ti n of the
Easem t related to nain
obli ations of the owner of
at an time durin the Co
Stewardshi Ease sh
etual and non-r
I. m the Save been assi ed to entitle an aooroved Stewardshio
and the SRA has received all necessa final and non-a ealable
or other discretion a rovals necess to commence
subd vision lat and site develo ment Ian a roval but not b ildin
;' Credits from the SSA have been assi ed to more than one SRA then the
overnmental final and non-a ealable develo ment orders ennits or
other disc'r "' _ _ ovals necessa to commence construdion of any SRA shall automaticallv
cause tbe Cond-itional Stewardshio Easement to_become a Pennanent Stewardshin Easement:
'I,
of the SSA lands h sold or transferred an Stewardshi Credits to another erson or
ludin a Stewardshi Credit Trust as described in Polic 1.20 the c10sin has occurred
e owner has received the consideration due from such sale or transfer but not exoresslv
excludinl!:
(a) a sale or transfer of the Stewardshio Credits ancillarv to the sale or transfer of the unda-lvinp
fee title to the land or
(b) instances where a landowner establishes an SSA for a soecific SRA whether the SRA is
owned or develoned bv a sroarate or related entity. and the Stewardshio Credits are
transferred as roouired bv the Growth ManaQement Plan or Land Develooment Code for SRA
aoorova!; or
31Page
3. The owner of the SSA lands has received in exchang:e for the creation of the Stewardshin
Easement Ag:reement other comoensation from local. state. federal or nrivate revenues
(collectivelv the "Events").
The LDC shall snecifv how. assuming: a Notice of Termination (as hereafter described) has not
been recorded. the Conditional Stewardshin Easement shall automaticallv conva1 to a Pennanent
Stewardshio Easement unon the earliest to occur of (a) any of the foreg:oing: Events during: the
Conditional Period. or (b) 180 davs after the last dav of the Conditional Period as and to the
extent extended hereunder. In the event that none of the foreg:oiol! events has occurred durin!! the
Conditional Period then the owner of the SSA lands mav within 180 daxs after the last day of the
Conditional Period tenninate the Conditional Stewardshin Easem . . recordin a Notice of
Termination. In addition if a challen e and/or a eal of a evelo ment order ennit
or other discretionarv anDToval is filed. the owner_of the 5S a elect to extend the
Conditional Period until the challent;!e or anneal is finally resolved. . hall en e or a eal is
not resolved such that the construction a c mmence undeti s ace ta to the owner of the
SSA lands. the owner of the SSA lands may within 180 of the tirua iP osition of the
challeng:e or anneal record a Notice of Terminati U on ill rdin 0 '[.such Notice of
Termination the Stewardshi Easement A cement! tewardshi S din Area
Credit Al!reement shall exnire and t 'nate te ated b the SSA shall
cease to exist the ri ts and obli ation i i1h in th' wardshi shall no Ion er
constitute an encumbrance on the r, . and e S ~ Memorandum shaH be revised
according:lv. The Qy.rner of the SSA land: a conv ofithe Notice of Tenmnation to the
County.
In the event that the Stewards
ovals but none of the 1'0
Notice of Termination
credits from the SSA
another sou ce and suc
Notice of Tenn'
ofTennination.
~'been used to obtain one or more SRA
durin the Conditional Period then the
of an SRAs that have been assi cd
obtained sufficient Stewardshi Credits from
av een a Ii to the SRA. I e event that a
the ownel' of the S lands shall 'oin in the Notice
aI Stewardshi Easement is tenninated all benefits rig:hts. nrivileg:es.
iated with e SSA shall be null and void and the la d shall
classificati free and cI r of an cumbrance from the
Easement and SSA Credit A rcement. If r uested b the owner of the
and the other rantces under the Stewardshi Easement A eement
elease and termination of easement and credit a cements for recordin in
the u 'c ci within 15 da s of r uest from the owner of the SSA lands. Collier Coun
shall uri~e the oVf2"lav man to reflect the tennination of any SSA or SRA.
1,(This o~dv shall be imDlemented in the LDC within 12 months after adootion hereof.
"'iHlUi\if
For SSA's aDDroved Drior to this Policv 1.6,1 beino adoDted but have not chanaed-
ownershio in whole or Dart since the creation of the SSA and have not transferred. sold
or utilized credits aenerated from the SSA the orooertv owner may withdraw the SSA
desianation orovided an 8oolication for such withdrawal is imolemented within 6 months
of the adoDtion of this Policv 1,6,1,
41 Page
( Formatted: Indent: Left: 0.5", First line: o~
The natural resource value of I
Resource Index (Index) set fort
resource value by objectively I
index factor based on each:~~ara
land. Both the characteristi't!lIlY.~e
and analysis of detailed inform'~
so that developm be
characteristics meas
Species Hal~~ffl!rp~9jrsl
Policy l.~" '
!: :. '<;,!1
A Natu~J Resource hi~X Map Series (Index Map Series) indicates the Natural Resource
Stte~ardshin!;,Index valu~,'for all land withm the RLSA. Credits from any lands designated as
I; ;SSJ.\!~l'will ti~I~~ed u~,~ th~ ~atural Resource Index v~lues in effect at ~he time of desi~ation.
1- Any change Iil,th~i<Phliractenstlcs of land due to alteratIOn of the land pnor to the establIshment
1:" O..f,....,a.,..ssA tl1..~..;,:,.."., either increases or decreases any Index Factor will result in an adjustment of the
: liJact.or value :::,nd a corresponding adjustment in the credit value. The Index and the Index Map
jl!kries are a ~pted as a part of the RLSA Overlay.
Pofi~~!,)jjj :1
In SSAs, the greater the number of uses eliminated from the property, and the higher the natural
resource value of the land, the higher the priority for protection, the greater the level of Credits
that are generated from such lands, and therefore the greater the incentive to participate in the
Stewardship Credit System and protect the natural resources of the land.
Policy 1.7 (recommended amendment)
The range of Stewardship Credit Values is hereby established using the specific methodology set
forth on the Stewardship Credit Worksheet (Worksheet), incorporated_herein as Attachment A.
This methodology and related procedures for SSA designation will also be adopted as part of the
Stewardship Overlay District in the Collier County Land DevelopT1jl~nt Code (LDC). Such
procedures shall include but 00 not be limited to the following: (l)~.l~ Credit transfers shall be
recorded with the Collier County Clerk of Courts; (2) a covenant?~jp~!etual restrictive easement
shall also be recorded for each SSA, shall run with the land 8pl:f sh~I!,,~e in favor of CollIer
County and the Florida Fish and Wildlife conservatJ~ commiS~i D~::m: ::
B8\'irslh.le8tal Prsteetis8, DeJ'IaFtme8t .sf .\grieulture a8!i.(!! tJ6,Uffier S -;. :"t' h ri
'Vater MaRagl!Jmf!8t DistFiet, Sf a reeegmzf!a statewiele Janel tRist;l:. e artm_ n(' ,E~yironmental
Protection De rtment of A .culture and Consume. S ul "rid"a Water Mana ernent
District or a recoQ:nized statewide land trust_app, (3 ___ -~ls~rh~, Stewardship Sendinl!
Area Credit Agreement will identify the s~~nc Ian ~nagemen !~easures that will be
undertaken and the party responsible for s~0~,measur~~"1 ,1::11
Policy 1.8 '1 :!
i""_,,j:',
i_n tlli!ji SA is l~sured by the Stewardship Natural
the'\VorM~i',"dex established the relative natural
iilaracteristics of land and assigning an
ofthese six factors is the index value for the
assigned thereto were established after review
o~l:~~ ral resource attributes of land within the RLSA
tea,ii~ I ay from important natural resources. The six
'p Overlay Designation, Sending Area Proximity, Listed
storation Potential, and Land Use/Land Cover.
Formatted: Font: (Default) Times New
Roman, Not Strikethrough
Policy I,ll
The Land Use Matrix. Attachment B, lists uses and activities allowed under the A, Rural
Agricultural Zoning District within the Overlay. These uses are grouped together in one of eight
separate layers in the Matrix. Each layer is discrete and shall be removed sequentially and
5lPage
cumulatively in the order presented in the Matrix, starting with the residential layer (layer one)
and ending with the conservation layer (layer eight). If a layer is removed, all uses and activities
in that layer are eliminated and are no longer available. Each layer is assigned a percentage of a
base credit in the Worksheet. The assigned percentage for each layer to be removed is added
together and then multiplied by the Index value on a per acre basis to arrive at a total Stewardship
Credit Value of the land being designated as a SSA.
Policy 1.12
Credits can be transferred only to lands within the RLSA that meet the defined suitability_criteria
and standards set forth in Group 4 Policies. Such lands shall be known Stewardship Receiving
Areas or SRAs.
I'
Policy I.B:,..:,;.;'!'!I;+,
The procedures for the establishment and trans",f~~ of '!a,.in:~!'~~'i~ignation are set forth
herein and will also be adopted as a part of~;$'t~wardship ,';ftrict in the tDC (District). tDRs
creating the District will be adopted wit~llbne (l)'I~ar ir&~I:,the effective date of this Plan
amendment. 't.I' ,j!' i ,I
"
Policy 1.14 (recommended amen~"..~j.;
,
Stewardship Credits will.be exch~~:'~ed, f~.r,' .~
a SRA on a per acre baSIS, ,as de~; f.1.b~l";!
will thereafter differ from t~ Bas illl~lan
shall not require a GMP Ame~ent.
Ii',
Policy I.IS ',:llh!L,:11111:1""::;;V"
Land becomes desig~fced a~ ~ti1;~il~pon the adoption of a resolution by the Collier County
Board of ~~f~~~~W~?ners (BCt) approving the petitIOn by the property owner seeking
such desi~~'fion. A'rilt:)~ha~i~ the residential density or non-residential intensity of land use on
a parceli#f land 10catC1d:iwitWu:'a SRA shall be specified in the resolution reflecting the total
,n,u,.m. b, er ~!Il.ransferable <ttedits assigned to the parcel of land. Density and intensity within the
lUiPr~, or ~t~bin an SRAdshall not be increased beyond the Baseline Standards except through the
iPtkovi~ions ofl~~:,~J~;:yPdship Credit System, the Affordable-workforce Housing Density Bonus
as referenced iri ttielDensity Rating System of the FLUE, and the density and intensity blending
Ii provision ottkh,e Immokalee Area Master Plan.
Ii 11,
'Jn~licy 1.1611'
~ft~~JMI'-IReceiving Areas will accommodate uses that utilize creative land use planning
techril~'&b:s and Credits shall be used to facilitate the implementation of innovative and flexible
development strategies described in Chapter 163.3177 (11), F.S. and 9J~5.006(5)(1).
", dq~' ..,;,i::' i
,- it.: , ii~~htial or non-residential entitlements in
. .'ill. Stewardship density and intensity
The assignment or use of Stewardship Credits
Policy 1.17
Stewardship Credits may be transferred between different parcels or within a single parcel,
subject to compliance with all applicable provisions of these policies. Residential clustering shall
only occur within the RLSA through the use of the Stewardship Credit System, and other forms
of residential clustering shall not be permitted.
Policy 1.18
61 Page
A blend of Local, State, Federal and private revenues, such as but not limited to Florida Forever,
Federal and State conservation and stewardship programs, foundation grants, private conservation
organizations, local option taxes, general county revenues, and other monies can augment the
Stewardship program through the acquisition of conservation easements, Credits, or land that is
identified as the highest priority for natural resource protection, including, but is not limited to,
areas identified on the Overlay Map as Flow way Stewardship Areas (FSAs), Habitat Stewardship
Areas (HSAs), Water Retention Areas (WRA.s) and land within the Big Cypress Area of Critical
State Concern (ACSC).
Policy 1.19
All local land or easement acquisition programs that are intended, ,FO':'work within the RLSA
Overlay shall be based upon a willing participant/seller approacnjJtii(j, not the intent of Collier
County to use eminent domain acquisition within this system. i!" "'1
~~~~~:~~r~ ~~;c:I~~t8tos~~~~r~h;~:~~t:;~:~i~~,I~~~~~~h :s~~;w~~~;~;
Credit Trust to receive and hold Credits un;l~'j~, I, ch tim,~,;~s di~~,,~e sold, transferred or otherwise
used to implement uses within Stewardship!~ceivi'1'Il111reas. "',
!iiL","j(
Policy 1.21(recommended amen ~nt)l: ':';"'H~
The incentive based Stewardshi 'edit system n~~t*, PR~ projected demand for Credits As ~
the primary basis for pennane ct~NlIfi;I'c ~al I ds flowways, habItats and water
retention areas. The Count~!'f,~coY'R'~F ther ay be a lack of significant demand for Credits
in the early years of implerri~l1.'tion, and also r gnizes that a public benefit would be realized
by the early designat!~n of SSA!S.j:l"TO ~fflii s Issue and to promote the protection of natural
resources, the impl~' PHM~ /l~f ~, ,.P'.lve, rl'a)/'will include an early entry bonus to encourage the
voluntary establishrri ~~~_flffll~in the RLSA. The bonus shall be in the fonn of an
additional 9~Rj,~f~I1N;~r redit pe~ acre of land designated as a HSA located outside of the
ACSC al' f~'ne-halfii!~, " Credit per acre of land designated as HSA located inside the
.A,..".,.,c.,'.s..c.,',. i'.h..,.,.e ,earlY en .,.',.i.,b,,~n~:;sh~ll be avai~able for five years from th: eff~ctJve date of the
adoption: f the Stewar~hlp CredIt System III the LDC. The early deSignation of SSAs, and
r~~l:4ting I '~tection of ffowways, habitats, and Water retention areas does not require the
I;, ~st~1)~ishm~l\t,1o.f.~RA~lntotherwise require the early use of Credits, and Credits generated under
,I the early entr9i'ijbl\tI~:'fuay be used after the termination of the bonus penod. The maximum
I,i:! n, umber of<i:~~edits that can be generated under the bonus is 27,000 Credits, and such Credits shall
rot be trans{,4i*"ed into or used within the ACSC.
~dl~H~fJlli~;~commended amendment)
The RLSA Overlay was designed to be a long-term strategic plan with a planning horizon Year of
2025. Many of the tools, techniques and strategies of the Overlay are new, Innovative, incentive
based, and have yet to be tested in actual implementation. A comprehensive review of the
Overlay shall be prepared for and reviewed by Collier County and the Department of Community
Affairs liJ'lElfl the fi.e ) ear ai~l::i'. ersaf) sf the a.elsj:ltisR eftks Ste..ardshij:l DistFiet in the LDC. ~
Dart of the Evaluation and Aovraisal ReDoct process. The purpose of the review shall be to assess
the participation in and effectiveness of the Overlay implementation in meeting the Goal,
Objective and Policies set forth herein. The specific measures of review shall be as follows:
1. The amount and location of land designated as FSAs, HSAs, WRAs and other SSAs.
2. The amount and location of land designated as SRAs.
7lPage
3. The number of Stewardship Credits generated, assigned or held for future use.
4. A comparison of the amount, location and type of Agriculture that existed at the time
ofa Study and time of review.
5. The amount, location and type of land converted to non-agricultural use with and
without participation in the Stewardship Credit System since its adoption.
6. The extent and use of funding provided by Collier County and other sources Local,
State, Federal and private revenues described in Policy 1.18.
7. The amount, location and type of restoration through participation in the Stewardship
Credit System since its adoption.
8. The potential for use of Credits in urban areas.
Group 2 - Policies to
IlfKI retain land for a rieult r activities throu the use of:' b
12 continue the viability of agricultural production throug~~he Collie
Stewardship Area Overlay. (Recommended amendment) I~ ')
ihi
~ , I i
il'iII1!'lliilill.' .1'111'li'
Policy 2.1 (recommended amendment) . 'j":: . if'l! . . 'iHll!~II'JiiijJ;
Agriculturftl landowners will be ~rovided~ f\ ;' ,I
EeA,ersiaH ta ether I:Ises BY ereatiHg incen~'~" tha.t.."e~~our "}h"e voluntary elimination of the
property owner's right to convert agric~,:,'"e lanJilrll.O" non-a~ultural uses in exchange for
compensation as described in Policies 1.4 an .., '.~~fid by the e~tablishment of SRAs. as the f-efffl
. ." ,cr." .
d ince 'ves in order
~~nty Rural Lands
J!
WI""""'" ",'
Policy 2,2 (recom~t"', ,'dl~:m~UIII~Ull,
AgriCUltur~lln!llij~ot-!tm thr~Wie use of Stewardship Credits shall be designated as
Stewards;IfISendil\~l~feas~~SAs) as described in Policy 1.6. The protection measures for SSAs
are set f*,h in Policie'~i~ii6, (i}Ll.Q, and 1.17. In ad.ditio? to D~o~ectinl! amculture activi~i~s in
SSAs WI n FSA HSA';'and WRA as further descnbed III PoiLcles 3.1 3.2 and 3.3 additIonal
i tiveS e desired to tain a 'culture within 0 en Lands as an alte~ative to conversion of
;ild" ;iMnds' Bas ,.., Standards as described in Polic 1.5. en Lands are those lands not
desilmated ssX l~,.: RA. HSA FSA. or Dubhe lands on the Rural Lands Stewardshio Area
Overlav M~ DeeR LaAes are these laRtls deseFihed iR Pelie\ 1.2, Therefore. in lieu ofusinl! the
atural Re fce Index on land desillnated Onen these lands shall be assilmed two (2.0)
wardshi redits er acre outside of the Area of Critical State Concern ( ACSC). and two and
siX1' i' ~I' 2.6 Credits er acre within t e ACSC en Lan determine t be rima
oanther habitat. All non-al?riculture uses shall be removed and the remainim! uses are limited to
allriculture Land Use Levels 5 6 and 7 on the Land Use Matrix. Each laver is discreet and shall
be removed seauentially and cumulatively in the order oresented in the Matrix. If a laver is
removed. all uses and activities in that laver are eliminated and no lonl!er available. FolIowiOlZ
aODfoval of an Alrricultural SSA. Collier County shall uodate the RLSA Zoning: Overlav District
MaD to delineate the 1:::!oundaries of the Al!ricultural SSA.
'alie) 2.2 (ret8l1Ulluded deleti6B)policv 2.3
8lPage
( Formatted: Not Strikethrough
J
HTitmA eRe (1) )ear rfsm ilie effeeti..s aate sf tRese amsABmsAts, Cellier C8\:lAt) -will
estal9lisk 8A .\gFiel:duue Aa.is6l)' CSlineil eampFisea sf net less thsa f.i e Aer mere than niRs
8)3)3eiRtea Hlflresentati, as sf the Bgriel:lltuFa inaustry, ta aa, iS0 ilie BCC 08 matters rslating ta
,\g'Fieulh:lfe. The :\.grieultHfe l.a,isef) CsuAeil (:\..\C) 'OilI . Sf);: ts ideRtif) 8)3)3afttimaes &fl6
)3TeJ3are stffitsgies ta eRk8Bse Slid prsmste the eefttiRl:IBReS, en)3sfl.sisB ana di, efsif.iestisR ef
sg'Fieulttu8 iA Cellier CSl:lflt). The ,~.l.C ..ill alsa identii) 19affiers ta the eafttiooaaee, eJij3aRSis8
!lBd di. ersifieaHsA sf the 8gfieultural iRt:h:lstf) aHa ill pTtlflare reeemmeAsatisRs ta eliA.iRate ar
miRimiz:e sueh llaffier3 iB Cellier Cel:lflt). The A,\C ..ill alse assess "hether elleertisns frem
staR8afflS fsr susiness uses related ta agrieulrure skeuld ss aile.. sa Hader an asministrati\ e
peARit flreesss aRd ma);:e reeemmsndatisRs te the BCe.
Wi one I fi he ffi tiv te of th
establish an A 'culture Adviso Council c III nnseJ of not I
a i t r r n ive f the I st t
Allriculture. The A~culture Advisorv Council A wit
oreoare stratellies to enhance and orornote the cantin
a lture in Collier Coun . The AAC will al id
and iver ification of the a 'cultural indust wil
minimize such barriers in Collier Count . T C wi
standa s for business uses related to a re s Id
ermit rocess and make recommendatio B
lIier will
e nor more than nine
elatin
niti s
rsification of
cantin nce ex sian
ations to eliminate or
ether exceotions from
under an administrative
".1;'
P8Iit~J 1.1 (r.eeoRlRl.nded deleti~~h: 2.t'r':ji!:; j;yii:' . . . .
~;:)~;:;=~~Si~~~:~l:.~~;~~::l;
aetl.ltles. ti(
'"dl"
.- of !h~ _ AAC and f?~ilitate the imole!TIentation of
b the ACC that are detennined to be a 1'0 riate. The
DC that im lernent oolicies that suooort alZriculture
The BCC will co
strate . e nd recom
Bee ma
activities.,,;,
r,qfj~~ 2.~i~(recomme~ed amendment)
ij:"a[i~~lture l$h~,im~~~t aspect of Collier County's quality of life and economic well-being.
: :,'1 Agricultural adfl~tiW5" ~hall be protected from duplicative regulation as provided by the Florida
" Right-to-Fal!\l Act.
',;
;J, i-Hi
jifl~cy 2.0- j:~lrecommended amendment)
iJ8~Ui"~l!:~v:fcIing the special provisions of Policies 3.9 and 3.10, nothing herein or in the
implementing LDRs, shall restrict lawful agricultural activities on lands within the RLSA that
have not been placed into the Stewardship program.
Group 3 - Policies to protect water quality and quantity and maintain the natural water
regime, as well as listed animal and plant species and their habitats by directing
incompatible uses away from wetlands and upland habitat through the establishment of
Flow way Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas,
where lands are voluntarily included in the Rural Lands Stewardship Area program.
9lPage
I Formatted: Not Strikethrough
J
I Formatted: Not Strikethrough
Policy 3.1
Protection of water quality and quantity, and the maintenance of the natural water regime shall
occur through the establishment of Flowway Stewardship Areas (FSAs), as SSAs within the
RLSA Overlay. FSAs are delineated on the Overlay Map and contain approximately 31,100
acres. FSAs are primarily privately owned wetlands that are located within the Camp Keais
Strand and Okaloacoochee Slough. These lands form the primal)' wetland flowway systems in
the RLSA. The Overlay provides an incentive to permanently protect FSAs by the creation and
transfer of Credits, elimination of incompatible uses, and establishment of protection measures
described in Group 1 Policies. Not all lands within the delineated FSAs are comparable in terms
of their natural resource value; therefore the index shall be used to differFPtiate higher value from
lower value lands for the purpose of Overlay implementation. AnaIY~ls'6f the Index Map Series
shows that FSA lands score within a range of 0.7 to 2.4; approxiHi~t~lx 96% score greater than
1.2 while 4% score 1.2 or less. The average Index score of FSA Ia:~tlls 1 :8.
;;
Policy 3.2 (recommended amendment) ili
Listed animal and plant species and their habitats shal rough the'~stablishment of
Habitat Stewardship Areas (HSAs), as SSAs within t HSAs are delineated on
the Overlay Map and contain approximately ~ are privately owned
agricultural areas, which include both areas~~:fJV'natural C ,1l;?teristics at make them suitable
habitat for listed species and areas witho~~:. ..,se char"terisdb~1hThese latter areas are included
because they are located contiguous to hall ,il@r to, '~" form a cbntinuum of landscape that can
augment habitat values. The Overla)':::w?vid~~I; I' entive ,~"permanently protect HSAs by the
creation and transfer of Credits, ,I/~!~Ii;fig in I' "'on of incompat.ible uses and the
establishment of protection mea~rres desc . 1 Policies. Not all lands within the
delineated HSAs are comparable!:,'.. value; therefore the mdex shall be used
to different.iate higher vail~'I~~, m. "', u for th,e purpose of Overlay implementation.
Analysis of the Index Map Se, shows that ds score within a range of 0,6 to 2.2. There
are approxlmately.~ ~:, adl:_t", eared agncultural fields located in HSAs. The
average Index sco~:I~~_. 1 :;';wa'~~ignated lands is 1.3, however, the average index score of
the naturally vegetate~l.~~as '",Itf.~1i:JIl!~s is 1.5.
, I": i : ~ i :' ~ i "i 'I;
,
Policy 3.~
~., P~~~tion for s~ace water quality and quantity shall be through the establishment of
;1;fW'ai'~rRetertfi~rfh~~~tri(~RAs), as SSAs Within the RLSA Overlay. WRAs are delineated on the
'F' Overlay Maj" an~ '&!ltitain approximately 18,200 acres. WRAs are privately owned lands that have
'i" been permit ,:1 by the South Florida Water Management District to function as agricultural water
Il;~et"en,ti,o, n ar, ,:" In many instances, these WRAs consist of native wetland or upland vegetation; in
~~ C~~;\i~J . ey a~e excavated water bodies or may contain exoti.c vegetation. The Over~ay
pro\il~:!<~h incentIve to permanently protect WRAs by the creahon and transfer of Credits,
elimination of incompatible uses, and establishment of protection measures described in Group 1
Policies. Not all lands within the delineated WRAs are comparable in terms of their natural
resource value; therefore the index shall be used to differentiate higher value from lower value
lands for the purpose of Overlay implementation. Analysis of the Index Map Series shows that
WRA lands score within a range of 0.6 to 2.4; approximately 74% score greater than 1.2 while
26% score 1.2 or less. The average Index score ofWRA land is 1.5,
Policy 3.4
10 I P age
Public and private conservation areas exist in the RLSA and serve to protect natural resources.
Corkscrew Marsh and Okaloacoochee Slough State Forest include approximately 13,500 acres.
Analysis shows that they score within an Index range of 0.0 to 2.2; with an average Index score of
1.5. Because these existing public areas, and any private conservation areas, are already
protected, they are not delineated as SSAs and are not eligible to generate Credits, but do serve an
important role in meeting the Goal of the RLSA.
Policy 3.5
Residential uses, General Conditional uses, Earth Mining and Processing Uses, and Recreational
Uses (layers 1-4) as listed in the Matrix shall be eliminated in J;i"SAs in exchange for
compensation to the property owner as described in Policy 3.8. Condi~iHrial use essential services
and governmental essential services, other than those necessary :~,iSm:;ve permitted uses or for
public safety, shall only be allowed in FSAs with a Natural Res~e Sl~W~rdship Index value of
1.2 or less. Where practicable, directional-drilling techniq~es and/orl!~~~,viOuslY cleared or
disturbed areas shall be utilized for oil and gas extraction in F . order to' ~~j~ize impacts to
native habitats. Other layers may also be eliminated at the of the p'1(jperty owner 10
exchange for compensation. The elimination of the shall not preclude the
excavation of lakes or other water bodies if s~,* u ..Ii of a restoration or
mitigation program within a FSA. I' ,'I'
"
Policy 3.6 ;::1
Residential Land Uses hsted 10 the Matnx s~
Areas 10 exchange for compensa[;li i\)1,ne p t
layers may also be ehmmated at ~ I election of t
I 11'11 "'I', I
Policy 3.7 (recommeoded'fmlen _~ ~"
General Conditional Uses, "l!1i p MInIng and I cessmg Uses, and Recreational Uses shall be
allow~~ only on HSA lands . ~f~h" ource St~wards~lp Index value of I 2 or less
Conditional use eS.1Mf~lf.es gove~lliriental essential serVices, other than those necessary
to serve permitted JJ~:Jor1lrofji fety, shall only be allowed in HSAs with a Natural
Resource SM=~ . , 0- !If. value 0 . or less. Asphaltic and concrete batch making plants are
pro, hibite~',:IJih all . ! "w~ere practicable, directional-dolling techniques and/or previously
cleared Q. disturbed ., sKiu be utilized for all and gas Extraction in HSAs in order to
m,m.,im, ize(mpacts to nat,k\',.e habitats. In ad, dition to the requirements imposed in the LDC for
.afm~Q,~al ~~ ,a Conditio~1 Use, such uses will only be approved upon submittal of an HS-
IEtlJ\iltbnmen act tement Em which demonstrates that clearing of native vegetation has
r' been minimiz' 'tti~rllse will not significantly and adversely impact listed species and their
II,., habitats and:,~e use will not significantly and adversely impact aquifers. As an alternative to the
. foregoing, t$ applicant may demonstrate that such use is an integral part of an approved
~~~()ra,tio~A~Jmitigation program. Golf Course design, construction, and operation in any HSA
sH~UI~ly with the best management practices of Audubon International's Gold Program and
the Florida Department of Environmental Protection. Compliance with the following standards
shall be considered by Collier County as meeting the requirement for minimization of impact:
. Clearing of native vegetation shall not exceed 15% of the native vegetation on
the parcel.
. Areas previously cleared shall be used preferentially to native vegetated areas.
. Buffering to Conservation Land shall comply with Policy 4.13.
i
~(t ehmmat~ III Habttat Stewardship Sendmg
ow1}~ I~IS descnbed In Pohcy 3 8 Other
lowner 10 exchange for compensation
Policy 3.8
Compensation to the property owner may occur through one or more of the following
mechanisms: creation and transfer of Stewardship Credits, acquisition of conservation easements,
11lPage
acquisition of less than fee interest in the land, or through other acquisition ofland or interest in
land through a willing seller program.
Policy 3.9 (recommended amendment)
I. Agriculture will continue to be a permitted use and its supporting activities will continue
to be permitted as conditional uses within FSAs and HSAs, pursuant to the Agriculture
Group classifications described in the Matrix. The Ag I group includes row crops, citrus,
specialty farms, horticulture, plant nurse,ries, improved pastures for grazing and ranching,
aquaculture rJimited to ODen Land desilmation onlvl and similar activities, including
related agricultural support uses. In existing Ag I areas within ,F!;iAs and HSAs, all such
activities are permitted to continue, and may convert from,p~e' type of Agriculture to
another and expand to the limits allowed by applicable Pierttl,ts. Once the Stewardship
Credit System is utilized and an owner receives compensEl.tl6n a!'l'qrFviously described, no
further expansion of Ag I will be allowed in FSA~ and HSAW)?eyond existing or
permitted limits within property subject to a credit tran~~fr except foHtqcidental clearing
as set forth in Paragraph 2 below. ' l; .
2. In order to encourage viable A~ 1 activ'~iFS,r:~~Jlt~':~~bid~~~~ the .ab.ility to convert
from one Ag I use to another, lllclde, ,j~leanng i~iiYll,lo..wed to ~01n e, xlstmg Ag I areas,
square up existing farm fields, or Ide ac s to '~l[rom other Ag I areas, provIded
that the Ag I land Use Layer ha(.:~~n re .' on the,'~eas to be mcidentally cleared,
and the Natural Resource, ,l.n, de~ Va . has.b..e e,.'i'!"? adjusted to reflect the proPos,ed
~~~;~: ~~dl~~~i~~t:~tol,1:~~,f,. t"b. ~, ~:ea 0" ! ~IS,d, ,~~n ~~ec~~~~~~a~~a~n:~~~ta~~I:~~~;
impacts lands havin. g all~.~~r~~r;M~\c. e MIj~ Value in excess of t .2, appropriate
mitigation shall be<I?'(9,vid~nU'i ~'.+
I", ";Il
";i- ''fli.lll::!'
Policy 3.10 ':::':1:, l"I.;"
Ag 2 includes uni l~a\it~8:StU~~J~{ grazing and ranching, forestry and similar activities,
including re~~.!!.' I support U~es. In existmg Ag 2 areas within FSAs and HSAs, such
activitiesi~"pe ',. ,_ ..'Due, and may convert from one type of Agriculture to another and
expand t~! the limits' an~we'd:;bY applicable permits. Once the Stewardship Credit System is
utilized ~ an owner re:~jves compensation as previously descnbed, no further expansion of Ag
~'Hfj;t?nV~~ion",O,.f.A.g" 2., i~ Ag I will be allowed in FSAs or HSAs beyond existing or permitted
i:ir'IMi tSJWithift!:~:(~r:e::r;rn~~ject to a credit transfer.
,I.
1,1:'" Policy 3.Ui(~ecommended amendment)
L'iJ)-,- In, certai,n,.,II,.*cations there may be the opporturuty for flow-way or habitat restoration. Examples
11~ude, but ~re not limited to, locations where flow-ways have been constricted or otherwIse
im~~"m'~ past activities, or where additional land is needed to enhance wildlife corridors.
PFiaFiI:) skalll1e gLen t8 resteratis8 itfiiR tRe Ca~ KeelS StFaRtI FS:\ Sf 8eHtigueu3 I1S.\s.
Should a property owner be willing to dedicate land for restoration activities within a FSA or
HSA the Cafl.p Keais Stf8.81i FS,A. Sf eSRtig:1;\6t:t3 HSAs, reliT two additional Stewardship Credits
shall be assigned for each acre of land so dedicated. ,\8 aliaiti88al t , e Ett.. aniskifl ereaits shall
be assigne<J fef eeeb sere ef laml E1edieatetl fef resteratisR aati ities ithiR ether fS:\.s and ns}.s.
The actual implementation of restoration improvements is not required for the owner to receive
such credits and the costs of restoration shall be borne by the governmental agency or private
entity undertaking the restoration. Should an owner also complete restoration improvements, this
shall be rewarded with fetH: additional Credits for each acre of restored land upon demonstration
that the restoration met applicable success criteria as determined by the permit agency authorizing
12 I P age
said restoration. The additional Credits shall be rewarded for either caracara restoration at 2
Credits oer acre or for exotic controllburnim! at 4 Credits oer acre or for flow wav restoration at
4 Credits oer acre. or for native habitat restoration at 6 Credits oer acre. Within the area orooosed
for restoration. Land Use Lavers 1-6 must he removed. The soecific process for assilffiment of
additional restoration Credits shall be included in the Stewardshin Disttict of the LDC.
2. In certain locations. as l!enerallv illustrated in the RLSA OverlaLMao. there mav be
oooortunities to create restore. and enhance a northern oanther corridor connection and a
southern oanther corridor connection. Should a orooertv owner be willinl! to dedicate land for the
u ose of establishin and maintainin the northern or southern ant corridor 2 additional
Stewardshi Credits shall be assi ed for each acre ofland so dedi .; . Sketlld 8H e.. HeT 81se
aefe:- Once an entire corridor m tin minimum cri aria e
dedicated as SSA's and res orati n f the en ire
Owne s this shall be rewarded wi h 8 additional credits
rridor is
th land
3. In order to address a sil!nificant loss in Southwest
bird fora in habitat restoration of these urn ab
Dedication of anv area inside an FSA HS~
be rewarded with 2 additional Credits oer ~ " 'I'!" ,; I
):1. ",;,i."i:<, .
Should the landowner successfullv ~~~olettl~i~t~torationJ~nd additional 6 Credits ner acre
shall be awarded.('!!'!;""~i. ,iL'!'
, "
il.'j ,
shallow _wetland wadin~
.vized in the RLSAO.
tland restoration shall
OnI one t
restoration
w
se Credits or each acre desi
e of restoratio
ated for
This policy does 11;ot er~~t;:ldf compensatIon for restoration which ~ay be
addressed throughii! rtnetsblp agreement such as a developer contnbutlOn
agreement or stewar , een the parties involved. Also not oreduded are various
rivate and restora rOlZTams such as th~ federal Farm Bill conservation
orolITams,,;: e s ,,;;. ~~, for assignment of additional restoration credits shall be included
in the Ste~ardship Di tr;~t offtj~ LDC.
,11~}!~:a~I,~~ilil~~a~t~~~~n~~~~~o~~~ie' :n~~~c:;:~' t:a~s:n;~~he~:t~;af~:~~:~:~a:~
;(,. natural resqqrce protection. To further direct other uses away from and to provide additional
:. il :incentive foqitPe protection, enhancement and restoration of the Okaloacoochee Slough and Camp
"~ffi~.~s Str, a~dJ'alJ land within 500 feet of the delineated FSAs that comprise the Slough or Strand
thal4ii'$:l~dbqherw,se included in a HSA or WRA shall receive the same natural index score (0.6)
that a HSA receives if such property is designated as a SSA and retains only agricultural,
recreational and/or conservation layers within the matrix.
Policy 3.13 (recommended amendment)
Water Retention Areas (WRAs) as generally depicted on the Overlay Map have been pennitted
for this purpose and will contmue to function for surface water retention, detention, treatment
andlor conveyance, in accordance with the South Florida Water Management District (SFWMD)
pennits applicable to each WRA. WRAs can also be permitted to provide such functions for new
uses of land allowed within the Overlay. WRAs may be incorporated into a SRA master plan to
provide water management functions for properties within such SRA, but are not required to be
13lPage
~atted: Indent: Left: 0.75"
I
designated as a SRA in such instances. However. if the WRA orovides water treatment and
retention enehlsi. el' for a SRA. the acrealle of the WRA used as orimarv treatment for water
mana2ement for the SRA shall be included in the SRA. WRA boundaries are understood to be
approximate and are subject to refinement in accordance with SFWMD permitting.
Policy 3.14
During permitting to serve new uses, additions and modifications to WRAs may be required or
desired, including but not limited to changes to control elevations, discharge rates, stonn water
pre-treatment, grading, excavation or fill. Such additions and modifications shall be allowed
subject to review and approval by the SFWMD in accordance with b~~, management practices.
Such additions and modifications to WRAs shall be designed to ensu[~d\at there is no net loss of
habitat function within the WRAs unless there is compensating miti..M'~pn or restoration in other
areas of the Overlay that will provide comparable habitat functjg'h: C~tP~.ensating mitigation or
restoration for an impact to a WRA contiguous to the Camp- Keais StHh1<.i, or Okaloacoochee
Slough shall be provided within or contiguous to that Strand or Slp,ugh.
:1,
Policv 3 15 (new Dolicv)
w'
v I n
n.n nd uses. Wi hin 1-
im I m n f r ut
k . r r
enhance safetv and security. ,"'" ":'::,,1
Group 4 - Policies to enable CO"\(' :...." .;;;;i~~i Of,r~r,.'"JI~.d,:~~~;;ber uses in appropriate locations,
while discouraging urban spr~:: ., aiJ,~r,a, giWi:~~~elopment tbat utilizes creative land
use planning techniques I)rrll~,e e " ,0, 1.'lffi~nt"'StewardShiP Receiving Areas.
Policy 4.1 'ii?!;" !:'iL:'l;._il::~;
Collier County mi!:g~ ,f~~' 0'. facilitate uses that enable economic prosperity and
diversification of til)Willil~,: ",I'd' of the RLSA. Collier County will also encourage
deve]opmeMh,' 've lan' 'use planning techniques and facilitates a compact form. of
develop~'" to ,population growth by the establishment of Stewardship Receivmg
Areas (S~s). Incen toe'Qcourage and support the diversification and vitality of the rural
economy;~uch as flexi ; development regulations, expedited permitting review, and targeted
5apjm! irr$~:~ements s~, be incorporated into the LDC Stewardship District
I ; ii, ij :i1 iJ~ ,il
i I Policy 4.2 (~~commeDded amendment)
Ii t-.,II..,p,riVate.I,~,!,':l!l~wned lands within the RLSA which meet the criteria set forth herein are e]igible
; (QfI,designi;\~,ijh as a SRA, except land delineated as a FSA, HSA, WRA or land that has been
de~~I\~!I~s a Stewardship Sending Area. Land proposed for SRA designation shall meet the
suitability criteria and other standards described in Group 4 Policies. Due to the long-term vision
of the RLSA Overlay, extending to a horizon year of2025, and in accordance with the guidelines
established in Chapter 163.3177(11) F.S., the specific location, size and composition of each SRA
cannot and need not be predetermined in the GMP. In the RLSA Overlay, lands that are eligible
to be designated as SRAs generally have similar physical attributes as they consist predominately
of agriculture lands which have been cleared or otherwise altered for this purpose. Lands shown
on the Overlay Map as eligible for SRA designation include approximately -14,.WG 72 000 acres
outside of the ACSC and aDDfOximatelv ~ 15 000 acres within the ACSC. Total SRA
desil!l1ation shall be a maximum creation of 315000 stewardshiD credits sf 13.999 aeres.
'~.~flreJ[iffi8tel) 2%, Elf these hu:uis aellie. e liFl lasen seere gi"eater thaR 1.2. Because the Overlay
su
h II
I i n
rk k
r
141 P age
requires SRAs to be compact, mixed-use and self sufficient in the provision of services, facilities
and infrastructure, traditional loeational standards nonnally applied to determine development
suitability are not relevant or applicable to SRAs. Therefore the process for designating a SRA
follows the flAHeirJes sf the Rural LaHas Ste..aroahifll.et as Ruther aesefi13ea nrocedures set
forth herein and the adonted RLSA ZoninQ" Overlav District.
Policy 4.3 (recommended amendment)
Land becomes designated as a SRA upon petition by a property owner to Collier County seeking
such designation and the adoption of a resolution by the Bee granting the designation. The
petition shall include a SRA master plan as described in Policy 4.5. Th~':fasis for approval shall
be a finding of consistency with the policies of the Overlay, inc1udin~~uired suitability criteria
set forth herein, compliance with the LDC Stewardship District,~~;:~,urance that the applicant
has acquired or will ac~uire sufficient Stewardship Cre~its to irnPleme~~I; e SRA uses. -Wttkffi
imvaets, ana flfS . isisRS for 131:1Blie Reties sf
esnsiaeratisFI s) tlie Bee ef sIJeh a aesig'Hatis8.
Policy 4.4j h
Colher County wlll update the Overlay M~ ,to deh,l~,*e the baiil'gl~anes of each approved SRA
Such updates shall not reqUIre an amendm~t~9Ilhe Growth Management Plan, but shall be
retroactively mcorporated mto t~'IItd~~d ~fay Ma~ IflBflng the EAR based amendment
process when It penodlcally occlt I I , , 11'
Policy 4.5 (recommended ',mcri ,~Mt>H,,'1 III Ii I I
"~ [!I'll!'
To address the specifics of ~I,:-; ;SRA, a master n of each SRA will be prepared and submitted
to Collier County as a part . . designation as a SRA. The master plan will
demonstrate that t .comp applicable policies of the Overlay and the LDC
Stewardship Distri that incompatible land uses are directed away from
wetlands a en FSAs and HSAs on the Overlay Map. Te the ell:tent
Plan shall se esnsistentc m I with the Countv's then-adooted
LRTP the Count Build Out Vision Plan as ma e amended
of the Future Trans ortation Element and Access ManalZement
Lon R
and refe
ster Ian shall include a Mana ement Plan with rovisions for minimizin human
nteractions. Low intensit land uses e. . assive recreation areas olf
ve etation reservation r uirements inc1udin a . culture shall he used to
e~ fer areas between wildlife habitat areas and areas dominated b human activities.
Consl' eration shall be Q:iven to the most current lruidelines and relllilations on techniaues to
reduce human wildlife conflict. The manatZement Dlans shall also reauire the dissemination of
infonnation to local residents businesses and 2:ovemmental services about the Dresence of
wildlife and DracticesCsuch as aDDroDriate waste disoosal methods) that enable resoonsible
coexistence with wildlife while minimizinll ODDortunities for ne2:ative interaction.
Policy 4.6
SRA characteristics shall be based upon innovative planning and development strategies
referenced in Chapter 163.3177 (11), F.S. and 9J-5.006(5)(l). These planning strategies and
15lPage
techniques include urban villages, new towns, satellite communities, area-based allocations,
clustering and open space provisions, and mixed~use development that allow the conversion of
rural and agricultural lands to other uses while protecting environmentally sensitive areas,
maintaining the economic viability of agricultural and other predominantly rural land uses, and
providing for the cost-efficient delivery of public facilities and services. The SRA shall also
include a mobility olan that includes esft8ideMtiSR sf vehicular. bicvcle/oedestrian Dub lie transit
internal circulators and other modes of travel/movement within and between 5Ms and areas of
outside develooment "and land uses. The mobility clan shall QIovide mobilitv stratelries such as
bus subsidies route snonsorshin or other incentives which encoura2e the use of mass transit
services. The develo ment of SRAs shall also consider the needs iden . in the Countv Build
Out Vision Plan and Dlan land uses to accommodate services that W9 iincrease internal canture.
and reduce trip lemrth and lonl! distance traveL Such developme~r, ~Pj?~egies are recognized as
methods of discouraging urban sprawl~. .encoural!inl! altemlltive m9des of transnortation.
increasinl! internal cantore and reducinll vehicle miles travelecJ..il '
Policy 4.7 (recommended amendment) 'I,
There are fetIf three specific forms of SRA permittijll~, .,,', .."t~~;.,[;~".;]er,lay. These are Towns,
Villages, Hamlets, and Compact Rural Devel en~!l... }i:_l:....acteristics of Towns,
Villages, -Hamlets; and CRD are set forth i acbm k~.,c and'~" <, 'enerally described in
Policies 4.7.1, 4.7.2, and 4.7.3 &fld ~h' ",' . , .specific
regulations, guidelines and standards withi~l~ e LDe dsW ~fPistrict te guide the design and
development of SRAs to include innovative' lopment strategies as set forth in
Chapter 163.3177 (11), F.S. and ~~~~.!(j06,{5) . . ase density of each form shall be
consistent with the standards set,'~~h on A,Jt~ . e maximum base residential density
as set forth in Attachment C m~,only J?'~~l:if>>llt~. e gh the density blending process as set
forth in density and intensi~~ blerauA~ip\1)visio -, ~f the Immokalee Area Master Plan or through
the affordable-work,force h(Hj~~frg denSity, b.on..~~~Ij'~ refere~ce.~ in the Density R.at~n~ System of
the Future Land Use. Element.' e b~ll~~~ tlal denSIty IS calculated by dlvldmg the total
number of residenti~l~~,jn, ~.. y toe bverall area therem. The base residential density does
not restrict net resideHtiM-Ji.'f~ti~i ,rls within a SRA. The location, size and density of each
SRA will ~9:'~'~~Wli,ned'~~ian IOdiVI 1'1 basis during the SRA designation review and approval
process. . i I !
,': ..,., ij.,
Policy 4'1'.1 (recomm~ed amendment)
r~;v:ns are::~le largest a~(tmost diverse form of SRA, with a full range of housing types and mix
I(~~~S' T~.hav~.~~an level servIces and infrastructure that support development that is
; [." compact, mixed'Juseli,llUman scale, and provides a balance of land uses to reduce automobile trips
11;, and increas~~vability. Towns shall be iWlkLfIM-fess than -I-,OOG I 500 acres and un to 6f-fftefe
'l.i!pJUHl, 1,89B ~OO acres and are comprised of several villages andlor neighborhoods that have
11 ;itp,ividual i,~~tity and character. Towns shall have a mixed-use town center that will serve as a
fd88111J?;'ll_m!4ior community facilities and support services. Towns shall be designed to encourage
pedestrian and bicycle circulation by including an interconnected sidewalk and pathway system
serving all residential neighborhoods. Towns shall include an internal mobility Dlan which shall
include a transfer station or Dark and ride area that is aDnrooriatelv located within the town to
serve the connection ooint for internal and external oubhc transDortation. Towns shall have at
least one community park with a minimum size of 200 square feet per dwelling unit in the Town.
Towns shall also have parks or public green spaces within neighborhoods. Towns shall include
both community and neighborhood scaled retail and office uses, ffi--fH:etie as ~ describeq
In Policy ~ 4.15.1. Towns may also include those compatible corporate office research.
development comoanies and light industrial uses .;:;uch as those permitted in the Business Park
16lPage
and Research and Technology Park Subdistricts of the FLUE. and those included in Policy 4.7.4.
Towns shall be the preferred location for the full range of schools, and to the extent possible,
schools and parks shall be located abutting each other to allow for the sharing of recreational
facilities and as Drovided in Policies 4.15.2 and 4.15.3. Design criteria for Towns are ~
included in the LDC Stewardship District. Towns shall not be located within the ACSC.
Policy 4.7.2 (recommended amendment)
Villages are primarily residential communities with a diversity of housing types and mix of uses
appropriate to the scale and character of the particular village. Villages shall be ~Ret-less
than 100 acres and un to Sf fR8Fe theft 1,000 acres inside the Area of ~~tical State Concern and
UD to flet mare fil8R 1 500 acres outside the Area of Critical St~!i Concern. Villages are
comprised of residential neighborhoods and shall include a mixe~1~*Ii,Yillage center to serve as
the focal point for the community's support services and facil,it.i~) vlnlk~~ S,h, all be designed to
encourage pedestrian and bicycle circulation by includin.g:l!~ inter~dbrrEted sidewalk and
pathway system serving all residential neighborhoods. Villages: II have #it~~, or public green
spaces within neighborhoods. Villages shall include neighborhoo led retaill~tt office uses, in
a ratio as provided in Policy 4.15. A fO riatel sea in Polic 4.7.4 shall also
be Dermitted in VilIa1!es. Villages are an approp . te ,ge of schools. To the
extent possible, schools and parks shall be loc adjace "ach 0 0 allow for the sharing
of recreational facilities. Design criteria fo ges ,llall B tf:, eluded in the LDC Stewardship
District. V' i lit I w" I i n fi ti r
v'l rv h nn c i n in fi r
Folie) 1.:.3
" I
,." '"
~!1",,~~ese~fiflt '.'illage:QF Ta.. fl.
,J .. ii, ;,1
, i;-' ~ :
:i:L Policy 4rl,4ii .7.3 (recommended amendment)
Ih]>l
<!~~~~act.Ri! I Development (CRD) is a form ofSRA that ,.ill j9f8\iae f:leltil9ilit) ..itk respeet
Hamde1t ~r Village. shall SUDDort and further Collier Countv's valued attributes of arnculture.
natural resources and economic diversity. CRDs shall demonstrate a uniaue set of uses and
SUDDort services necessarY to further these attributes within the RLSA. PrimarY CRD uses shall
be those associated with and needed to support research education convenience retail tourism or
recreation.l~BBf8Bfiatel. sealed eSfflSI8tiele lises elesefi1:leel iR Palie. 4.7.1 me. 8158 he B!FfHittecl
~. A CRD may include, but is not required to have permanent residential housing,. ftfld.-.tfte
seBiees afui faeilities (.flat Sl:IppSR pemumeftt fe.sieleflts. jUd_ t11C~ servic_es and f~cilities th~tSUDDort
Dennanent residents. The number of residential units shall be eauivalent with the demand
lZenerated bv the Drimarv CRn use but shall not exceed the maximum of two units ner ~oss acre.
A CRD shall be a maximum size of 100 acres. f.8 e:Lample sf a eRD is aft eestsliRSffi . iIIage tHat
17lpage
formatted: Font: Times New Roman, Not
Strikethrough
,. sl:da ha. e a uRi(;j,ue set sf uses aRa sUJ3pert sen iees different frem a traditisnal resiaential
.illage. It . 8lild eSflteHa transient leaging faeilities aHa serviees 8fI13Fe13Aate ts ees tSHAsta, Imt
may flst )'lrs.iae fer the F8age Elf ser.iees that are aeeessaJ) ta sliJ3)'lsft )'lefR'laaeRt residents.
Elteel3t as aeseAsed aBs e, a CRD ..ill eenMm. ta the eharasteAstiea sf a Village sr Hamlet as
set feRh en AttaeRalent C eased en the size sf the CRD. As resiaeAtial HAits are nst a reqliires
use, these gees3 afla sef\ iees tkat sl:lfl)'leR resideRts stleh as retail, eAise, eh ie, ga. effiffiefltal Elfld
instirutieflal uses saalI alse nst lie re.EiHired, < like.", SHr, fer an) CRD t:kat €lees iaehu4e
)'lBfR'IaRBnt resiaential aeHsing, tas )'lre)'lsFtisftB.te Sl:lPI'SR sef"\iees listed alle.8 shalls!:! pre.iaee
in aeeer-eanee v. ith .".UaelHRent C. Te mailltaiR a J'lTeflsrtisfI €If CRDs af ] 00 aeres E1r less ta
'/illages ane Te..fls, Ret mere than 5 CRDs sf lOG aeres ar less, in e~19inati8R ..ita lIamlets,
mal be aJ'l]3Fs'. ea as 8R}.s )'lAsr te tae 8flJ'lrs .al sf a Village sr Te ,rn,'ana thereafter flet ffiere
than 5 ssEiitienal CRDs ef lOG aeres ar less, iR eeml:liRstisn . it~J1atn1~ts, me) Be apflFe,ea fer
saeh Sl:l.l:lseEJ.lient '.Tillage sr Te ^R. There saall be FIe mere tha...,~ltR:tj~'~rffi8re than 199 aeres
~.( T() m~in!ain orti n f CRDs of to a r r I 0 ViII I" Towns n t m re
th n s f 100 acre or e s e v f Viii or
Town and thereafter not more than 5 additional RD f 100 are a' ';a roved r
to ~e~ch_ subsequent ViIlalle or Towfi. 'I
5 ) eaF5 flUfS1iBnt tEl Velie) 1.22.
Policv 4.7,4 (.-ecommended new policy)
Existin urban areas Towns and Villa
within the RLSA to further romote econ
and 'ob creation.
,T,
I.." "Ii]:
II~il'H(i!i'I" , ":1
Policy 4.8 "'1\-' '" 'f, rj:,I:,,'j~::!il
:'\""!!\!:-,'i
An SRA~" ,'Itiijj;~ti~~,~o a FSA or HSA, but shall not encroach into such areas, and shall
buffer Sl,l" 'Iareas asild~~,cri~~,)n Policy 4.13. A SRA maybe contiguous to and served by a
WRA WI ,out requirin~'il~e wRiA to be designated as a SRA III accordance with Policy 3.12 and
J,13, , :1
,U
Ii
i" ,:, 'H;!J", "jl:'
"IIUk;!""
Policy 4,9 (rfCommended amendment)
,A., SRA" ,m,i"l:Jcontain sufficient suitable land to accommodate the planned development in an
~~ironme I': h~ ~ccepta~le ~alll1er. T~e. ~rimary m~ans of di~ecting development away from
JI'elO~~ cntlcal habItat IS the prohibItIon of locatmg SRAs m FSAs; and HSAs, aRa wa \3.
To furt~e;' direct development away from wetlands and critical habitat, residential, commercial,
manufacturing/light industrial, group housing, and transient housing, institutional, civic and
community service uses within a SRA shall not be sited on lands that receive a Natural Resource
Index value of greater than 1.2. In addition, conditional use essential services and governmental
essential services, with the exception of those necessary to serve permitted uses and for public
safety, shall not be sited on lands that receive a Natural Resource Index value of greater than 1.2.
Infrastructure necessarv to serve oermitted, uses_ mCl~ exeJ]1.1!t from this restriction, orovided
that desilrns seek to minimize the extent of imoacts to anv such areas. The Index value of greater
than 1.2 represents those areas that have a high natural resource value as measured pursuant to
Policy 1.8. Less than 2% of potential SRA land achieves an Index score of greater than 1.2.
18lPage
Formatted: Font: Times New Roman, Not
Strikethrough
Formatted: Font: Times New Roman
Formatted: Font: Times New Roman
Formatted: foot: Times New Roman, Not
Strikethrough
Formatted: font: Times New Roman
Formatted: font: Times New Roman
Formatted: font: Times New Roman, Not
Strikethrough
Formatted: Font: Times New Roman, Not
Strikethrough ,.
Policy 4.10 (recommended amendment)
Within the RLSA Overlay, open space, which by definition shall include public and private
conservation lands, underdeveloped areas of designated SSAs, agriculture, water retention and
management areas and recreation uses, will continue to be the dominant land use. Therefore, open
space adequate to serve the forecasted population and uses within the SRA is provided. To ensure
that SRA residents have such areas proximate to their homes, open space shall also comprise a
minimum of thirty-five percent of the gross acreage of an individual SRA Town; QI VilIage..,--6f
these CRDs eJlseeaiRg 199 aeres. Lands within a SRA greater than one acre with Index values of
greater than 1.2 shall be retained as open space; exceot for the, allowW'te of uses described in
Policy 4.9. As an incentive to encourage open space, such uses withil\la' RA, laeatea 8litsiae af
the f.C8~, exce~ding the required thirty-five percent shall ,?QL ~e required to consume
Stewardship Credits but shall be counted as Dart of the SRA acrea~t, '
Policy 4.12
Where a SRA adjoins a,
delineated on the Overlay
minimize adverse im acts
draw down or dive'
land. Detention an
consistent wf~i~un
,+""rll'
II "
Policy 4,13 '1;1;,
Open spa~'r within or co~" "guous to a SRA shall be used to provide a buffer between the SRA and
}mXi:;,~~jOi~H~.F"SA, H" ~';, or ~xisting public. o~ private conservation land delineated on the
1,lf(r)V~rltly M3Ip;tl'e~en ~~ e contiguous to or wlthm 300 feet of the boundary of a FSA, HSA, or
Ji:'- existing publijl,*,i~tllvKte conservation land may include: natural preserves, lakes, golf courses
l,I.,.'..p..r.o.. vided nl.:.... irways or other turf areas are allowed within the first 200 feet, passive recreational
I:' "
!",~reas and PiS, required yard and set-back areas, and other natural or man~made open space.
'~~'?ng the" ,'t boundary of the FSAs and HSAs that comprise Camp Keais Strand, i.e., the area
sdut~j9f,::$h1okalee Road, this open space buffer shall be 500 feet wide and shall preclude golf
course fairways and other turf areas within the first 300 feet.
Policy 4.11 ". ,
The p~rimeter o~ e~ch SRA shall be designe~ to provide ~ trari~J;~n fro~. h.Hiher density and
mtenslty uses WIthin the SRA to lower denslty.and .i~~~.'!~" ?dJolOmg property. The
edges of SRAs shall be well defined and des', . ed ", .0' ~~;;ljWith the character of
adjoining property. Techniques such as'~bU~'.~liml e ac s', landscape buffers, and
recreation/open space placement may be ,; ,: 'it for . p . Where existing agricultural
activity adjoins a SRA, the design of the S _' _ m this a y into account to allow for the
continuation of the agricultural activity" an' ':~iRI' ize an:t., conflict between agriculture and
'j';jl'( .I
SRA uses. <"!o' 'ii' " I;: '
'l,l!'" .,!",.,'.;:,
,. ,>, ;',1
IIJt.. ,.. illj!'lHlit "'.!'
A, ''-U!~RA ol!lexisting public or private conservation land
. best manag ~t and planning practices shall be applied to
esign shall demonstrate that ground water table
y pact the adjacent FSA, HSA, WRA or conservation
hall be established to protect such natural areas and be
1ect control elevations and water tables.
Policy 4.14 (recommended amendment)
The SRA must have either direct access to a County collector or arterial road or indirect access
via a road provided by the developer that has adequate capacity to accommodate the proposed
development in accordance with accepted transportation plalU1ing standards. At the time of SRA
approval an SRA mooosed to adioin land desig:nated as an SRA or lands desilffiated as Open
shall provide for the oonortunitv to nrovide direct vehicular and nedestrian connections from said
areas to the County's arterial/collector roadwav network as shown on the County Build Out
19lPage
Vision Plan so as to reduce travel time and travel exoenses. .Improve interconnectivitv increase
internal canture and keen the use of county arterial roads to a minimum when travelimr between
develooments in the RLSA.
Public and nrivate roads within an SRA shall be maintained bv the er-ifR8f\ taW1\ aT
SBfflffiunit\ SRA it serves. Silffialized intersections within or adjacent to an SRA that serves the
SRA shall be maintained bv the eHfR&I. ta.. R aT eeRlHutRit\'SRA it serves. No SRA shall be
approved unless the capacity of County collector or arterial road(s) serving the SRA is
demonstrated to be adequate in accordance with the Collier County Concurrency Management
System in effect at the time of SRA designation. A transportation impact assessment meeting the
requirements of Section 2.7.3 of the LDC, or its successor regulation'i~~1I be prepared fOT each
proposed SRA to provide the necessary data and analysis. To the 't reouired to mitilZate an
SRA's traffic imDacts. actions _maY be taken to include but shall. '1:) ited to rovisions for
the construction and/or Dennittine of wildlife crossines. enviro~ntal r ,tion credits. neht of
way dedication(s) water manallement and/or fill material w~ may be if. ,ed to ex and the
existine or orooosed roadwav network. Anv such actions td:l~ft(set traffic: i~pacts shall be
memorialized in a develo er contributio a eement a tions I be conslaered within the
area of si 'ficant influence of the ro'ect traffic 1Wt" sed roadwa s~
antieiBstetl t6 ee enBanlieEi aT eSHstroeteli.
:H'" f;J
Policy 4.15.1 (recommended amendmenf)iij,.. ,! ,j
SRAs are intended to be mixed uS~I~d';~all b~Jlpwed tlJR.i!ftill range of uses permitted by the
Urban Designation of the FL,U,E~',:lp,'~ IDO, d"ifi,e,d b,i1ll~!j,Ci~Ili!,7, 4.71, 4,7.2, and 47.3,+.M and
Attachment C. An appropria,' ,mix ,9.fI;~~ . om~~f'recreational, civic, governmental, and
institutional uses will be. 5" alia . ,j!~,j~~~e t~. . daily needs and community wide needs of
residents of the RLSA. Dep ",,'ng on the size, ~ hie, and character of a SRA, such uses may be
provided either within the sped ~!pRA'I~~trn~JSt er SRAs in the RLSA or within the Immokalee
Urban Area roy' a .lei of'mo'se ad'ointn area's facilities as described in
Attachment C to I tI newl created SRA can demonstrate sufficient
ca acit e" ..' he; sired use er the standards of Attachment C. By example, each
Village o~!" own s~ liFrov ~for neIghborhood retail/office uses to serve its population as well
as appropriate civic and;~(1stjt~titmal uses, however, the combmed population of several Villages
a, n"Ii,},l. a, ftt~~ts may be req~,il:ed to support community scaled retail or office uses in a nearby Town.
~,~e~~rds'l'9r the mmirn~m amount of non-residential uses in each category are set forth in
.:Il!~ttaChment'a~;'P?;~?~Jldbe also included in the Stewardship LDC District.
<ii! Policy 4.15..J
";1. q!;
'iiThe Board qr:;Founty Commissioners (BCC) may, as a condition of approval and adoption of an
"~ dev,e1~~ent, require that suitable areas for parks, schools, and other public facilities be set
asfa~Uifflp1iltived, andlor dedicated for public use. When the Bec requires such a set aside for one
or more public facilities, the set aside shall be subject to the same provisions of the LDC as are
applicable to public facility dedications required as a condition for PUD rezoning.
Policy 4.15.3
Applicants for SRA designation shall coordinate with Collier County School Board staff to allow
planning to occur to accommodate any impacts to the public schools as a result of the SRA. As a
part of the SRA application, the following information shall be provided:
I. Number of residential units by type;
2. An estimate of the number of school-aged children for each type of school
20lPage
21 I P age
impacted (elementary, middle, high school); and
3. The potential for locating a public educational facility or facilities within the SRA,
and the size of any sites that may be dedicated, or otherwise made available
for a public educational facility.
Policy 4.16 (recommended amendment)
A SRA shall have adequate infrastructure available to serve the propo~~ development, or such
infrastructure must be provided concurrently with the demand. 1i'>>e1' level of infrastructure
provided will depend on the form of SRA development, accepted c.Wi-ll~ngineering practices, and
LDC requirements. The capacity of essential services and infra~Hjcta~!!f,1ecessary to serve the
SRA at build-out must be demonstrated during the SRA desig9~tion procd'~:;ll}nfrastructure to be
analyzed includes but not limited to. transportation, potable ~B~l!r, waste~atij~irrigation water,
stonnwater management, and solid waste. Transportation infra~fture is dls*-ssed in Policy
4.14. Centralized or decentralized community wat tev'!~, utilities are required in
Towns and,Vll1ages, ' . ,'_, ,:, _, ., and may be
required in CRDs " ,I' . ,dep'" ng upon the permitted
us.e~ ,approved within the CRD. Centraliz~~iJ~;' dee, en., ~{~li,m.,munit~ water. ~nd was.tewater
uhlitles shaH be constructed, owned, ope,,~,~. a,nd,' j~\nt, :"y a pnvate utIilty serVlce, the
developer, a Community Development Dlsffi.tAA, ~lj.{r'1mmOkalee Water Sewer Service District,
Collier County, or other govem?~,.tQll:entitYl.I!:! )nnovati,q ~~!thtemative water and wastewater
treatment systems such as decen',_',:fized,c"ommu.tu,.*.!~e,<l; ':' 't systems shall not be prohibited by
this policy provided that they I~~~t all,i1~~!r.,}e it, tory criteria. Individual potable water
supply wells and septic sY~JFms, lli",*_j.~\;"a ',I;' Imum of 100 acres of any Town, Village or
CRD of 100 acres are permlW~ pn an interim b~_, ~ until services from a centralized/decentralized
com~unit~ system ~~e avail~6'1~li"lndi.~~H~::IP,~table water supply well~ a~d septic systems are
J3e~.lttea III IJaffile~i~~~~~t~ie.!~~:~tttxJl1n t':RDs of 100 acres or less 10 size.
Pobcy4.17" ',", '''ii"" "':I;"I;lj'
The BC\,,~N~~~w a~9 approve SRA designation applications in accordance with the
provision: :Iof Pohcy"I'I;~,,2 o~~e Capital Improvement Element of the GMP and Dublic facilities
ursuan; Polic 1.11" diti' to the folIowin: 'ail law enforcement em r n m ical
services ,_e service " ent uil in nd lib 'esfer Categef) A puhlie faeilities. Final
:~~~k~ev ~p.fllent orde~~jwill be approved within a SRA designated by the BCC in accordance
I'i,i with the Cohdp.'1f~Rf~L~nagement System of the GMP and LDC in effect at the time of final
.. local develop~entl()rder approval.
i:
'I
~9licy 4.18 (recommended amendment)
fl~'I~~WWI11 be planned and designed to be, fiscally neutral or positive to Collier County at the
horizon year based on a costlbenefit fiscal lmpact analysis model acceptable to or as may be
adopted by the County. The Bec may grant exceptions to this policy to accommodate affordable-
workforce housing, as it deems appropriate. Techniques that may promote fiscal neutrality such
as Community Development Districts, and other special districts, shall be encouraged. At a
minimum, the analysis shall consider the following public facilities and services: transportation,
potable water, wastewater, irrigation water, stormwater management, solid waste, parks, law
enforcement, and schools. Development phasing, developer contributions and mitigation, and
other public/private partnerships shall address any potential adverse impacts to adopted levels of
service standards.
It is reae2ftizeclln the event that a SRA develooment ia the R!..S,\ . includina any related
imoacts to Collier Countv outside of those directlv aenerated bv the 8RA ffHtY llenerates
sumlus revenues to Collier Countv:-6ftEI Collier County rnav choose to allocate a cortinn of such
sum Ius revenues to ensure that sufficient resources are available to allow Collier Countv to
resoond exoeditiouslv to economic oDDortunities and to cornoete effectively for hil.zh-value
research develoDment and commercialization innovation. and alternative and renewable enerlN
business oroiects.
Policy 4.19 (recommended amendment) ,,' '",I
Eight Credits shall be required for each acre of land included ill a SR.{\:liwhere such Credits were
created from a Stewardshio Sendinl! Area deemed vested under th ", Credit ratio, Ten Credits
er acre shall be re uired for each acre of land included in ai . 'e such Credits were
created from any other Stewardshio SendiDlz Area. Imee)3t _,K e Qpen '~p~,: e in excess of the
required thirty-five percent as described in Policy 4.10 or for f ' that is deS',! ~,ted for a public
benefit use described III Policy ~ 4.20 d n t r . e use edits. In '~er to promote
compact, mixed use development and provide the "lities and services to
residents of rural areas, the SRA designation e_~l~~le , accessory uses and
a. ssociated uses that provide,a mix of servic,e,~ s.;;;~, ,:I'and ".,' rtive to residential population
of a SRA, as provided for in Policies 4,7',i~ 4.15;tjand )_chment C. Such uses shall be
Identified, located and quantified in the SRINmlasterpJ!in..
'i'i", :<
Policy 4.20 (recommended amen~I'~~ : :;ii':: :
The acreage of 0 en s ac . ~ _ ' . _ ft public benefit use shall ftet count
toward the maximum acreage, . ts~Iit1:~J' ~\ in ,,'- y 4.7 but shall not count toward the
consum tion of Stewards' Cre' _ jilH'''tbe pUnRose of this policy, public benefit uses include:
public schools (preK-I2) a', - ublic or. privati\;;i~st secondary institutions, including ancillary
uses; community parks exce th~JH,_ilfum acreage requirements of Attaclunent C,
municipal golf cOU~~k,!,,~jjRnal __~,_:',',a. fi(11~B'vemmental facilities e)(shuIi8g esseNtial ser iees as
defined in t.he. LD,C.'.'1i~~;l"O' 'c!\I!lb,tig"Il!i!,lic schools shall be coordinated with the Collier County
School Boar~l~~~ onifhFi,mterloca lagreement 163.3177 F.S. and III a manner consistent WIth
235.193 fT}S, scH6161jt'flnd ~,ted ancillary uses shall be encouraged to locate in or proximate to
Towns, ~ Villages, EI'~~!,lIam:t.lS subject to applicable zoning and permitting requirements.
, ,
P,fj'I~f>: 4j,~t(recommeD~~ amendment)
I' :EaWlfS:"wit~iI'!;'~Ac:S,9,itRat meet all SRA criteria shall also be restricted such that credits used to
) entitle a SRA 1~'lltiii,.J{~eSC must be generated exclusively from SSAs within the ACSC. Further,
!
the only forO'). of SRA allowed in the ACSC east of the Okaloacoochee Slough shall be ~
lie tlRti CRDs o:~ 100 acres or less and the only form of SRA allowed in the ACSC west of the
~~~a,~,o~~~e Slough shall be CRDs and Villages 8f1f1 eRns of not more than 300 acres and
o ',~ifPf~vjded, not more than 1000 acres ofSRA develonment in the form of Villaees
or CRDs he.. e, fr, that CR:D . ar 1. e Villages sr ClY)s sf Ret ffiSfe tha8 599 aeffS eaell,
exclusive of any lakes created prior to the effeeti. e aate sf tltis amefuiffie8t June 30. 2002 as a
result of mining operations, shall be allowed in areas that ha\/e a frontage on State Road 29 and
that, 9S €If tlle effeeti', e aate sf these aR'leRaffieRts, had been predominantly cleared as a result of
Ag Group I or Earth Mining or Processing Uses. This policy is intended to assure that the RLSA
Overlay is not used to increase the development potential within the ACSC but instead is used to
promote a more compact form of development as an alternative to the Baseline Standards already
allowed within the ACSC. No policy of the RLSA Overlay shall take precedence over the Big
Cypress ACSC regulations and all regulations therein shall apply.
22lPage
{ Formatted: Not Highlight
Policv 4.22 (recommended new policy)
When historic or cultural resources are identified within the RLSA throullh the SRA desil!nation
nrocess the anolicant in coniunction with the Florida Division of State and Historic Resources
will assess the historic or cultural sill11ificance and exolore the educational and oublic awareness
opportunities rel!ardinl! simificant resources,
PoUcv 4.23 (recommended new ooIicv)
Anv develonment on lands not narticinatiml in the RLS nrow-affi shall be conmatible with
surroundiml land uses. Within 1-vear of the effective date of this oolicv LDC reaulations
II I Ii' i r fr m h k k
www. rk k . r r r m to t t t 'm nvir serve ener and
enhance safety and security.
Group 5 . Policies tbat protect water quality and quan'~, and tbe: ini~.e~aining of tbe
natural water regime and protect listed animal and~,,1 a...,.t ',P, " ~.~' .a D., .d,. ..th. eir tilibitats on land
tbat is Dot voluntarUy included in tbe Rural Lands!':", ., R~P" ; i program.
!i' ,I,.II!i'lml;i'I.!'i'
Policy 5.1 (recommended amendment) I!Lb.' ,
To protect water quality and quantity an 'ntenal9Jiie of~ natural water regime in areas
mapped as FSAs and desi nated Restorati q~[~tie OverJ~~~ap prior to the time that they
are designated as SSAs under the Stewar .tedit Pro m ~ , Residential Uses, General
Conditional Uses, Earth Mining a~,!_~ssin ,s, a d eational Uses (layers 1~4) as listed
in the Matrix shall be eliminated' . . Con il' essential services and governmental
essential services, except those p q 'led uses or for public safety, shall eftly
not be allowed in FSAs. mi m
f m hi r ricti n r VI mi imiz thee nt fim n
such areas. Where practicable,
directional-drilling~' revlo s y cleared or disturbed areas shall be utilized for OIl
or gas extraction in ' " ~,imize impacts to native habitats. Asphaltic and concrete
batch makin~:JP~,_, hibi(~n areas mapped as HSAs. The opportunity to voluntanly
participatlt;~ the .redit Program, as well as the nght to sell conservation easements
or a free.qt lesser inter'e5:~i;JO t ~nd, shall constitute compensation for the loss of these rights.
ellli~Y 5.21\ ,
.jl:~o-l~te.ct w~~.~a.!}M':!~n~ quantity ~nd m~inte~ance of the natural water regime and to protect
;Ii' listed arumal 'in~!~I'specles and their habitats III areas mapped as FSAs, HSAs, and WRAs on
1i'; '" ,th, , e overlaYi~,,_ ap that are within the ACSC, all ACSC regulatory standards shall apply, including
::IL~hose that st~~tly limit non-agricultural clearing.
~~iliil1!fi!a1I:ili
To protect water quality and quantity and maintenance of the natural water regime and to protect
listed animal and plant species and their habitats in areas mapped as FSAs, HSAs, and WRAs on
the Overlay Map that are not within the ACSC, if a property owner proposes to utilize such land
for a non-agricultural purpose under the Baseline Standards referenced in Policy 1.5 and does not
elect to use the Overlay, these Graun 5 policies falla..iag reglflafiaa5 fife iIIlplie&l!lle, shall be
incorporated into the LDC, and shall supercede any comparable existing County regulations that
would otherwise apply, These regulations shall only apply to non-agricultural use of land prior to
its inclusion in the Overlay system.
Policy 5.4 (recommended amendment)
23 I P age
I Formatted: Font: Bold
Collier County will coordinate with appropriate State and Federal agencies concerning the
provision of wildlife crossings at locations determined to be appropriate. A mav of these
votential crossin!! locations will be develoved within 12 months of the effective date of the
Growth Mana~ement Plan Amendment and shall be inco(porated into \lsea ia e.IlIHatlfti:
community cultural and historical and transnortation nlanninQ" for the RLSA. includinl! all SRAs
described in Groun 4 Policies.
Policy 5.5 (recommended amendment)
For those lands that are not voluntarily included in the Rural Lands Stewardship program, non-
agricultural development, excluding individual single family residen,cr~'Shall be directed away
from the listed species and snecies of sneciallocal concern (SSLC~;i. ' e fin in the
LDC within I-vear of adontion of this oolicv) and their habitats bfI't!b' ~ring with the following
guidelines and standards: .. . l:!l~
I. A w.ildlife su.rvey shall be requ.i~ed f?r ~Il parcels whe.n ~~S~ sp.ecies~ji,L~'s are ~own
to mhablt bIOlogIcal commumtles sImilar to those eXlstm - lte or whenc;:I!\sted species Qf
SSLC's ar pretested 9fl!eiea are ~ . e site. The! survey shall be
conducted in accordance with the require a Fish and Wildlife
Conservation Commission (FFWCC) lJ.S"!Jir aife Service (USFWS)
guidelines. The County shall notify th CC and'ijij:;VS of the existence of any listed
species or SSLC'S 8f6teetea Sfl!eies. ay be;t4iscov~.
2. Wildlife habitat management plan Iis~i1~pecies or"~SLC'S shall be submitted for
County approval. A plan:~e for alr~lPJ'Ojects where the wildlife survey
indicated listed species or i~e ubf : or the site is capable of supportmg
wildlife and can be antici d to b pi Isted species or SSLC'S. These plans
shall describe how e pr OlP e land uses away from listed species QI
habitatsl:!!
; s shalllt~cor;o~te proper techniques to protect listed species QI
I. c1tt1'cUtllW'habitats from the negative impacts of proposed
. t current and completed data and local. state. and federa
, s shall be utilized to oreoare the reauired manag:ement
f1resenatien requirements shall be lJsea te
. .1'1 -try
Provisions such as fencing, walls, or other obstructions shall be
provide "to. minimize development impacts to the wildlife and to facilitate and
1, I;, encour~~ wildlife to use wildlife corridors. Appropriate roadway cTOssings,
""1~9ft~a"Sses and signage shall be used where roads must cross wildlife corridors.
Mi'h~ation for impactilll! listed species or SSLC habitat shall be considered in the
manaQ:ement vlaus as apoTOoriate.
1. The felle.. iag rerereRses shall Be \::I3e<:l, as appreJ'flate, te J3repare the
re'l.lJirea managemeat I'la8s:
1. 8eutll. fleriea Multi Sfleeies Flees\eI) PlaH, VSf"'S, 1999.
2. Habitat HaRag8m8Rt ClJiaeliRes fer the B81el Eagle iR the Seutheast
RegieR, USF\\'S, I n7.
3. E:eelegy aRa Habitat ProteetieR l>Jeeds sf GSflHer TeFl:aise (CeflHenl3
f1elYflheffltl5) PSJ'lt:i!aasfl3 fSl:lfUt 6ft LaRd.] Slatea fur Large Seale
De,elElpmeRt iR fleflda, TeehRieal Refl6Ft ~le. 1, FleFida Came aRa
Fresh \Hater Fish Cemmissisft, 19&7.
~. Eeeleg, ami DeyelsflmeRt Relater! lIabitat ReEl.l:IiretReHt3 sf the flerida
Sefl:l1=J J8) (.\f1elseema eeeftileseefts), TeelbJ:isal RepeR Jl-le. 8, f1eRda
Came aFld fresh V.'ater Fisa Cflffiffiisstefl,--l--9-9-h
24lPage
5. Eeelegy and Habitat Preteetien Needs Elf the Sel:ltheastern .^-.merieaA
Kestrel (Falea Sf'ar, eril:ls Palih.iS) 88 Large seale De', elOflmeAt Sites if!.
FleFiela, ~leRgaffl.e TeeluHea.1 ReflSR ~Je. 13, VlsRae Came aRa FresA
\J,'ater Fii'l8 Cemm:issisn, 1993.
h if:. The County shall consider any other techniques recommended by the
USFWS and FFWCC, subject to the provision of paragraph 3 of this policy.
!1. ill-, When listed species or SSLC'S are utilizimr a aireetl) ahsep,etl 68 site or
indicated by evidence, such as denning, foraging, or other indications, a
minimum of 40% of native vegetation on site shall be retained, with the
exception of clearing for agricultural purposes., ,Jhe County shall also
consider the recommendation of other agencies, subject to the provisions of
paragraph 3 of this policy. , ; ': ;: 'i
b.Manal!ement olans shaH mclude orovislOns for!M.inil1'1q;~R2 human and wildlife
interactions. Low intensi land uses e. . assiv'l!1!1 reatlOn areas olf
courses) and ve etation reservation re uire' includf'-'I, 'culture shall
be used to establish buffer areas between itati: 'teas and areas
dominated b human activi ' iven to the most
current idelines and re ula . os uce human wildlife
conflict. The mana ernent nos re U1 I the dissemination of
information to local resi '--=-busi vemmental services ahout the
oresence of wildlife :f a co riate waster dis osal
methods) that ena~l~ resoo ste~ with wildlife while minimizinl!
QlW.Qrtunites fo,: 've such as aDDrooriate waste disposal
oractices. :,,, !'j:lilij:1ii I
tain a monitorin TO am for develo ments
alse eutliae a IH!.slie li"afefl.eSS pregflim 18 eaHsate resi~ents liB81:lt the en site
flrfl58F~ e liRB the Reea ts maiataiR the ssml:! egetatisR. These feEj,l:liremeRts
sHall be eeasistlmt \\ ith the Upl.'S SEJl:lth FleFiaa Multi Speeies Reee\ fiT) Phm,
Ma) 1999, sl:lbjee:t ta the)9fe.isiaJls af)9aragraj3h (3) efthis )9slie).
a.fer the bala eagle (Haliaeeh:\3Ie\:leeee)9RaIHs), the reEjl:lifea habitat ffianagemeRt
plans shall estal9lish pfeteeti\ e zaRes llf8UfHi the eagle Re3t restfletirtg seRaiR
aeti ities. The plans shall Elise aaaress restAt'ltiHg eertaiH t)'Jles sf aeti .ities
a1:tFing the Rest SeageR. These re~liireme8ts shall be e88sistent ith the eFWE
Se\:Jth Plarida Multi Speeies Reee\ er PlaH, Ma) 1999, sl:lh-jeet to the pre. isisHS
efpllf'agrBflh (3) sftms )9slie).
e.Per the rea 6ssl<:aaeEl. .... 8s~esli:er I)9ieeiaes Bsrealis), the req\:lired habitat
preteetiefl pia" shall 0\:ltlifle measures te 8\eifl aEherse imflaets ta aeti e
elusters afl~ ta mimmize iAlflaets ta fefagiHg hallitat. Where aa.,> erse eff-ests
eall net Be a. aiaea, meaSl:lfeS shall ae talum ta H't:i.nimi:;:e eft site distl::\maflee
25lPage
ana eSffiJ:leHsate sr mitigate fsr iRlflaets tkat remain. Tke3e reC!.l:Iirements skall
ee eensistent ..itk tke Uf'\,g EeHtk Flsfitia Multi Sfleeies Rese, eF) Plan, ~1a)
19~~, sliBjeet t6 tae flrs, isisn sf flaragJ8flk J) sf dus flslie).
f. In areas "here the Flafida alaelt 1:lear (Uf5HS affierieaflus fleridanus) ma) be
flfeseftt, the ffianageffieflt plaRs shall require that gafflsge ee J9laeeti iR eear
flF6ef eSRtainef3, at eRe sr msre eeBtraJ. leeatieRs. The msaagemeat !'lIaR saall
alse iaentify R.etheds te inferffi leeal resiaeRts sf the eSReeffiS related te
iateraetisR eet., een elael[ bears and humans. HitigaaeR fer imflaetiRg habitat
suitable fer elaelt bear shall be eeRsilJered in the ffiaRagemsRt fllaR.
g.Fer flrsjeets leeated in Prierity I Elr PriElrit>J II P~her lIabitat areas, the
=~EcE:an:r~:~E::~~~ ~W~~~=;~::;,
ineluse pine f1at..eeas aRa kaffi" sea haRl",~el<s. 1ft t1:l"'.~t:hese areas shall be
"Ii,r
hri~Wt:~h~~le policies of this Overlay, consider and utilize
chllieal assistance from the Florida Fish and Wildlife
:~.ion an r "mmendations from the US Fish and Wildlife Service in
t 8fq~s on property esntaiBiftg utilized bv listed species or SSLC's, It is
, 'zed that t ,e agency recommendations, on a case by case basis, may effiH:tge
str _ hen the requ';;I~ments contained within these wildlife protection policies and any such
\l~ha ' . ... shall be d., < med consistent with the Growth Management Plan. However. no
.} 11".lfbducti J f the ' life rotection olicies of Polic 5.5will be conSidered as these shall
Ii constitute 'fit" tJ standards for wildlife orotection.
1 ."
i i~;, i;~11
\1h,Policy S,6ltecommended amendment)
11'~.,t~,<i!~j!lands that are not voluntarily included in the Rural Lands Stewardship program,
c31W~'~ounty shall direct non-agnculturalland uses away from high functioning wetlands by
limiting direct impacts within wetlands, A direct impact is hereby defined as the dredging or
filling of a wetland or adversely changing the hydroperiod of a wetland. This policy shall be
implemented as follows:
flFeseF\El6 egetat!sH
1. There are two (2) major wetlands systems within the RLSA, Camp Keais, Strand and the
Okaloacooehee Slough. These two systems have been mapped and are designated as
FSA's. Policy 5.1 prohibits certain uses within the FSA's, thus preserving and protecting
the wetlands functions within those wetland systems.
26lPage
27lPage
2. The other significant wetlands within the RLSA are WRA's as described in Policy
3.3.These areas are protected by existing SFWMD wetlands permits for each area.
3. FSAs, HSAs and WRAs, as provided in Policy 5.3, and the ACSC have stringent site
clearing and alteration limitations, nonpermeable surface limitations, and requirements
addressing surface water flows which protect wetland functions within the wetlands in
those areas. Other wetlands within the RLSA are isolated or seasonal wetlands. These
wetlands will be protected based upon the wetland functionality assessment described
below, and the final permitting requirements of the South Florida Water Management
District.
a. The County shall apply the vegetation retention, open sp,~~~ and site preservation
requirements specified within this Overlay to preselVc!'an' appropriate amount _ of
native vegetation on site. Wetlands shall be prese~y,#dlja,~ part of this vegetatIOn
requirement according to the following criteria: :: '1.,
i. The acreage requirements specified WilQm this Ove~I~K shall be met by
preserving wetlands with the highest wetl~nn'i:.fi,unctionaHt~t;~cores. Wetland
functionality assessment scores shall be those d' ',', ribed in pafi,graph b of this
policy. The vegetative preservation~~,,; ".', '., fi !lNtrts~ sed by Policies 5.3 and
5.5 shall first be met throughm.ese' . n"SrI aving a functionality
assessment score of 0.65 or,~IJlftlifonn -':Up,nd Mitlg n Assessment Method
score of 0.7. or great:~ri)Wlthin one y~)~'~!tfrom the effective date of this
Amendment, the coun, tYI~~~1I ',d, e",Yt~ltiP spec.'i,'hb~:~nteria in the LDC to be used
to determme those ,!nstanC~$11L~. ,ii,.,,#hiCh we_q~nds with a WRAP functionality
assessment scor,T::pJl'tlJ65 or a lflijform \\{mlfand Mitigation Assessment Method
score ~f 0.7, o~,.I~.:':e ~ater must be P~!:'f.1'~ i~ excess of the preservation required
by Policy 5,),., II,
ii. Wetlandsl', nd c'c. " u",; buffers that are utilized by listed species or
SSLC's, ~ I ving as corrid9",~Hor the movement of listed species or SSLC-;;:
shaH be on ~ttfftl)M'I~nd flowway functlOns through the project shall
iii. ~,_~,~~ ,shall demonstrate that ground water table drawdowns or
'i"i!~;'lw~ers;~p,f; will no \tersely change the hydoperiod of preserved wetlands on
O-tI~fsiteJ;g~tention ~nd con.trol elevatio.ns shall be set t? protect surroun~ing
wethitlds ad&qe consistent with surroundmg land and project control elevatIOns
and w~ter tables. In order to meet these requirements, projects shall be
design~ in accordance with Sections 4.2.2.4.6.11 and 6.12 of SFWMD's Basis
ofJ~.~ew, January 2001. Upland vegetative communities may be utilized to
'. Ii i~ the vegetative, open space and site preservation requirements of this
1[\ Overlay when the wetland functional assessment score is less than 0.65.
b. r:, o~der to assess the values and .func. tions of wetlands at the time of proj:ct review,
1. phcants shall rate functlonahty of wetlands usmg the South Flonda Water
I( anagement District's Wetland Rapid Assessment Procedure (WRAP), as described
in Technical Publication Reg-DOl, dated September 1997, and updated August 1999,
or the Uniform Wetland Mitigation Assessment Method, identified as F.A.C.
Chapter 62-345. The applicant shall submit to County staff agency-accepted WRAP
scores, or Uniform Wetlands Mitigation Assessment scores. County staff shall
review this functionality assessment as part of the County's EIS provisions and shall
use the results to direct incompatible land uses away from the highest functioning
wetlands according to the requirements found in paragraph 3 above.
c. All direct impacts shall be mitigated for pursuant to the requirements of paragraph (f)
of this policy.
i
Ji.
28lPage
:II
d. Single family residences shall follow the requirements contained within Policy 6.2.7
of the Conservation and Coastal Management Element.
e. The County shall separate preserved wetlands from other land uses with appropriate
buffering requirements. The County shall require a minimum 50~foot vegetated
upland buffer abutting a natural water body, and for other wetlands a minimum 25-
foot vegetated upland buffer abutting the wetland. A structural buffer may be used in
conjunction with a vegetative buffer that would reduce the vegetative buffer width by
50%. A structural buffer shall be required abutting wetlands where direct impacts are
allows~. Wetland buffers shall coofonn to the following standards:
i. The buffer shall be measured landward from the approved jurisdictional line.
ii. The buffer zone shall consist of preserved native:vegetation. Where native
vegetation does not exist, native vegetation compaHl?):cjw.ith the existing soils and
expected hydrologic conditions shall be planted. !,:" '"
iii. The buffer shall be maintained free of Cat~~ory I invaf;i~F, exotic plants, as
defined by the Florida Exotic Pest Plant CouncI11."" '~';;[j
iv. The following Ian? ~ses are consider:d to be cori\lP~W~le with Wetland functions
a~~ a;:s:li~eWr:~r:~:~~~;~:r~~;~~Q~rd~;~.~~dif~ll:~!,fhelters;
(2) PervIOus nature trails; , Ij', \ .
(,I"
(3) Wat~r.ma?agement struc~r's; '1 I"
(4) MitIgatIOn areas; ::;:, ,
(5) Any other :o,nser:,at.ion'i~~:ll~.',.' ate~ oP,f~ space activity or use which is
comparable m~.wntw]th .t~i ~!~egOmi~ses. . .
v. ~i~:~~~;~~i~~~~ ma~,;~~~~l'~i:lo i~!~~;~' all, benn, or vegetative hedge with
f Mitigation shaJt~e r,~IijJiid'lfor dire~~:impacts to wetland in order to result in no net
loss ofwet1and'~~~r.ions. .i i::
Mitigation RequirefY1 s: i:::l,-,:_!i"
i. "N ~j9.r'!' fun2tI'ons" shall mean that the wetland functional score of
the If It equals or exceeds the wetland functional score of the
j!",j'!"WR~ct J!tlands. rity shall be given to mitigation within FSA's and HSA's.
ill'ii. LdJS~!9,',r st,o~~r'.,(or conveyance volume resulting from direct impacts to wetlands
shall b~'l::omp~ated for by providing an equal amount of storage or conveyance
capacltYffP site and within or abutting the impacted wetland.
Ijii. Protecti911lshall be provided for preserved or created wetland or upland vegetative
!li:lhFom,nw~ties offered as mitigation by placing a conservation easement over the
~t!i:lI~H perpetuity, providing for initial exotiC plant removal (Class I Invasive
::T, exotic plants defined by the Florida Exotic Plan Council) and continuing exotic
'.:.:.'1::1 plant maintenance, or by appropriate ownership transfer to a state or federal
"f agency along with sufficient funding for perpetual management activities.
I:'iv. Exotics removal or maintenance mav also be considered acceptable mitil!ation.
far tJ.u~ lass af .. etlands sr liMefl seseies kal3itfit if the!!! laMS if these hmd5 Sfe
elased 1if!def a 8el'l'leNal eSRs!f'IBtiBH eS!leIM!R{ "ith BeP8!tHal M8ifttena8se
f!sHiN!M!flt9
-tv y. Prior to issuance of any final development order that authorizes site alteration,
the applicant shall demonstrate compliance with paragraphs ([) i, ii, and iii of this
policy and SFWMD standards. If agency pennits have not provided mitigation
consistent with this policy, Collier County will require mitigation exceeding that
of the jurisdictional agencies.
g. Wetland preservation, buffer areas, and mitigation areas shall be identified or platted
as separate tracts. In the case of a Planned Unit Development (PUD), these areas
"I
h''1j' ", ' I~ "I i
",!,,-,,'
shall also be depicted on the PUD Master Plan. These areas shall be maintained free
from trash and debris and from Category I invasive exotic plants, as defined by the
Florida Exotic Pest Plant Council. Land uses allowed in these areas shall be limited
to those listed above (3.e.iv.) and shall not include any other activities that are
detrimental to drainage, flood, control, water conservation, erosion control or fish
and wildlife habitat conservation and preservation.
4. All landowners shall be encourali!ed to consider oarticinatinli! in anv oro~ams that orovide
incentives. fundinli! or other assistance in facihtatimr .wetland and habitat restoration on
orivate lands inc1udinli! but not limited to. federal fann bill am cultural conservation
nfOiITamS nrivate or nubhc ~ants tax incentives, easements and .fee or less than fee sale to
conservation Dro~ams. "
Policv 5.7 (recommended new Policy)
Anv develooment on lands not oarticinatinli!
surroundin land uses, Wi i 1. r h
h I im I m n for ut r Ii in
www.darksk .or r m
niu:httime environment conserve ener and en~ ,.ce 5 ,. a
,;,,,.,' ',.1;
Policv 5 8 (recommended new Policy) . )U,i:i'i:> '; j:':llii;i~
When historic or cultural resources are id~F~ed ~~~~ the Rt~~. the aoolicant in conjunction
with the Florida DiVision of State and Hlst' 'sources_..Yi.iH' assess the historic or cultural
simificance and exolore the educ , d "i::~ware_IODDortunities relZardiOl! siJ.mificant
resources. I I; ,0'::;.,
'l;l!
29lPage
atible with
I n
o rk Sk
rotect the
30lPage
,'j
':"'.'
I;')
"
....]'1
,,.
\;
"
,1
----'--,
I {\ONI COt
(II U
"
"
"'., 'j
\~ ~" ,'\':
,
I
n)~10A.tl.EE
'r~
I
=.f~-
'",1,
wUl~'dnlL'lI
----------r---_..
I
311 p,
c::-, ~,~''''''S-'''''oh",,,.....~
....ofCsikoOStIliCor1ctm
_:w-t''''''''''....-n,w""
e...........-""-"'""
___Ar~.
~Sl_"".
Pe"ritlol<l_~"""".......
RLSA OVLRLAY
MAP 1
N'
.....".
COlllER RLSA
FIVE ):'tAH REVIEH
I'XISTING A'IT "OIl'IINT A...\TI"'AJII)SIIIP (I1.l;~1'l WOIKliEfn
~~II"',-,,*~~
~C,..___
-"
,....
~
~
---
=--
==--
--,
~-'..""----L-__
I......IIJ
--
=,---....-...~.._...-~-_..__.....,----..._-_...,
=_:====.!;=-.:.C"..-==:.---=--.=.=:.__
32lPage
...nACloNIIHT.......,.OU.ELA"V1:'l!J '''''''1 It' IJ,L1 .~d'~d_l
...."-"'....tL8f1C...""..':RI..........~A~I;IP~IIIU...1
1 ..Q.Q!I!...}).II,4I"JI':.1~JII ~1lI1~O
~ _, """ d [....1'<1....1 '''J.JIw.''''''__
,--.- ~ ...! h..~___rr_, 8.-pJ1'1.&. .0.-,
Ii_ _.,__ ......
............. ~......__. - - I..... ........~,_~
~N:l'-"~ _ -... ~-~ I" -
~- ::---..... r=1\II ~
~ ...- i ,po
~ .
JYI--1~_
I~....
.....--
---"
---
--
---'"
....,....,.....
~
,),1_-- ;=';'::'''t=~' '=.;...:-",;: -.. =:.:~t'~.~~l"'-" ;:-~:;;~
o...,;l"!>"r--- I~_ 'll:h...1II _*" ........... ",
____ 10" """"'1'" ...
ltI.tl I.....,.. ---~'" J
;_ 0_'1 -I~: ~~ :.7: -'--(~'-'I
-.... -I____ L __ -L I
---- E:-~: 1.== I"-=- .~::..ql
~--- ~.....- '......-,.:.
--l~":..-,"' :;;;:-:
I 1 =='1
~"~., ;''''-I~~ --~
............- -.....-. -
............, ~
~... I
....-~ --~~..
-.....- 1--""
'--~l-
__:1Iti
r.=~ 1'--..... r
..~I:::::"'~-.
:9-,
'=.- I
=..~;L
............. --
U __
.....-
___(Pll
1(.........--
1-......
i-~
--
---,
--~
'_c:",
"'''lI''Wd
__M...
_C.
,..
-...
,-
--'"
~......
-..-
...--..."
1----
33lPage
!'\II" to
"'111K~"'aI B:
l"tJa.rc..lt'v.lIIl..t
laad.....iIo)'.,"
,.....
1)t_1lnJlltJp
(.""""
..........'"
G.. pC!!lI'iC'r'lr
.....,
Atia(;f'1mlH1t C.Steward.hlp R.ee-l..drtg Araa Ch:.,...c;torlstlC5
lfinal and approved]
-,
~~'''!14,",,-
---.....--
,.;:;'--;:;~,~,~:~~J~~~~:,,~~~~,;:~~. E=;c,;5i-~~~?~~~ ,
-_. ~ --I ':':::.:_;:;'1:;.~:::' t~=~~ --:"-:-:-l~:::-;'- i
----.- ' :::.:..:::: ~ I .3::::' 1 ::~:::''l ::=:::::: L.~ =;:,,;.~
,;f~~~~ .c-;:;::.~:~:.,j<:;:,~=,:.... . ."".;:., t-~::".:.,:::~,)
J-;;;j _;;'="'~I _,,:=, -j _::::...-",=-c:..,,,,,.>.;;..;;::::.. +-1 . ""'::";;:,-'-
1. -.- -....- ~
,=::. --:.._.:~~;:. ,.""';-:-:;~;::-_ -;-:.-:- _ .~:'".,;:~~ ...1 ...::_:~_~==-j
.....:.;:..::...--;..-- ~_. --"-
--~~,.::J_::;;;2=~T-=-:-'-=i--- -~~ I '-=" --:~:-.:=!
S~- --"--"-~--,~.,~........~_.......- ~...._~-
:::-=-"::::':. -=.. ::.::;;':'.~ -----,- ____:r" :.:;"=.:"'-
". -.- 1 I _.....
- ---- -:::--"'-1 ---'- I -- -:;=-.--!
'-'-- -.... -.--L::'.... I '-> I
.......,__ I : .....__
=-= C"~ ".. =. ____. ~~~ =:=
-........---...... --".-'.- '--~'-
-.--.-.....,--.....--.-...----...... ...
- --....____., ......._'__.~w.~.._........_~...~..._.__.
'--='.::'~-=-::.: ~....~--_..~-...~--~-_._-~
34lPage
.......c'~CIilllw
- ..d....'p Ill: .
[Rltcon'llnendtd ~~~~ MNI Ch.,..ctMi
""",__lI1Inq ..th:..
l"'opl)lllMfl
=.-:::---r';:;;~:~-_. ~,:::~::::::-'. J
-'"" -..- ....,..--.:..~....._' -"''''''-_.~
_._.._ o_:.,~., .-,.-...-., -
""..._. ___I. .-~-r--n;;-..- . ,.,-......-....-.100-
---- .-.._-~-,. ~
. _." ,-'-. " ,-- ~
_. ,~_A_~'----'-' ....:::"";;_.
--.- _..:::.;::;.~-=-~ ..-.- "--
-.'- --.-.. ~- ~
_ ~~ ,- .;;:.":.~-~ .~...,':.~~::'i";":..:~=
.----...- ~~'
-."""",,-
_....~~~:~.:;.:...
.,."...."-"'..~
-..._.~'--_...
r:._.............,_....."
~_,~,~..-'"
"-;~.-'-:;......._-
....._1
-~~
--"'~.:.a.v.
-,.-......_'-~~:"'<"
--- -
~- -~;;,.""'-'-~.~~_.- '
.......- _._ ~,_...._....~d ..-..::w.-.
_._--.~~;:[:' :.~;:=: ~~=-_::
....:;:;,...--~' ~ .. .:::::'- =-
_,_ ._.....-:.....,.,. - l~'
-;;.::;;;,::;...:.-::..:---~=-~:::':-"- '- ~
____::!:.:--..:.:=r::.'..;,-=..=.:::::;::--.-,. _.. ,..,
...---..._:::::.:; _,...,.;,7'':;':-.:::;;':::-'''::':'..~
'-
'--"---"'''''-.0.
~-~..........."'.-._-.,.."..,..
35 I P age
I,,: l'
It '.~ $
:~:~l
~ ~ ~ ~ .,
~;;~::
:g 2l ~ 5."Q
~;~~~
~~-~~ ~
<D ~; n!
-g It:l:::O ~
~5i~S
c '" C5 0 ~
~~a~~
. ~ ~-8 ~
9'g~~
-" - ~
"'<ll"''''
~lt!~
;;; ~_ ~'1.
~;it ~
:a a)> 0
~,g ih ~
'" - () CD
~ ~ ~ ~
<1>)>"''''
~ a: e -"'
:'ago
?l"''''''
[~~~
~ ~ 0";;;
<) S ~ '"
] ~ ~r [
"'.0" -0
~~~~
:;;!~
iig3
1: & ~-
~:~
, ,
@~~
"' ~g,
q
iF,...
~;
.a
~~
~ e
]!
, -
00
, 9
" .
H
~ ~
;~
:'~ '-"
>
o
~
o ~
g .
j 1,1
~
~
ill
I
"
g
,
I
l
~ [
'<' a.
i ~
[ i
~
<
~
~~
g -
.'
. ,
_ 0
i H I~~!
g- ~ ~
, .
So
o .
00
[~
Q ~
Q "
. >
a.s
0'
~~
000
,.0
~.lF ~
~ ~ ~
!l 5; ~
!! i8.~
~ 8 "'3-
l!!. 30
lll;::
':'2.
g"
_ 0, ,
o Q ;
~
0- '~
~ ~
g ,~
I ! ~
,
Iii
i f
.
o
.
.
<
[
o
,
.
H
Ii 3
3
3
~
o
o
Q
~
I
.
,
"
I
~
"
1
G
.
~
j
.
o
"
.
,
o
~
o
~ ~
"
~ ~
~ ~ ~-
3 iti ~
~ ~
~ g
gj ~
>
3
3
3
~
.
~
"
c
~
c
"
~
"
1
~
o
'!
11"
!
<
3
3
~
o
.
*
o
"
"
>
"
~
~
;
g
~
~
,
f
"
~
.
z"
~, 6-
'g-?r
~~
g ~
""
"'~
~
}
>
"
~
"
~
~
o
,
~
~
ffi
o
o
3
I
~
"
~
"
g
~
"
s
Z
!!! -0
o .
g~
,.
o "
~~
. -^
~ ~ Gl
11 ::l ~
~ 3:g
0'
3 "
~"
,~
o'
-.
1 ~
~
~6
~' ~
o ,
3 "
~"
~ .
00
o'
';0
~ ~
~'l
. ~
'"
~
I
I,
.
,
.
~
~
.
"
.
o
~
;;
.
,
.
~
j
o
~
.
.
-"
;~
3 ~
~ ~
. "
~~
..
3 "
!
J
I
, !
-~
g: Q
3lt
. 0
:a~
~~
!!:-~
~~
g I
!
~I
i
o I
. -'
"
;;:9,
~.5
I~ ~,~
.".
,. -
. 0 .
'"
-, "
:~w
~ ~ ~
g "
3"
Il
"
Q
~
.
,
"
"
1
~
OI$t
iDiir.a
.0'
~;;~ d
IlgH~
ii s::oa
r: _. & <Il
~~~~i
"03<>'0
~~~ll
~~~@~
~ ~ ~-~
~~d~
2-5_~
9 ;:.
l"".2la.
~ $:
N~i
o. .
Ul;?n
;@~
a"'ii
'" :;' ~
~~~
:s:~ z
S-<l>!l1
00.
~3.g:
m ~ 3-
~ . 8
,<"
g~: g !
" "
3-
o. '
o.
"
<.
~..
02;;
Ul~'"
;r.:m
oog-
g:g&l
~~g
~rc;1
<OUl5
...
<il:23
~ @I/O
'l!':';:(l
o<~
c~' ~
00
3 '
I ~ ~
;. ?i
, ~."IQ " 0 .
, ~~, ~ ~,
~ $ ;
3: ;. 0
r : n~
~, ~ g '"
- g
~ 0
~
3
~
,
[
~
~
o
o
,-
~
"'
~
~
I ~dl
!;i irr Q
, :; :s t
~ ,.
j ~ ~ '"
i
II
t ~
i
"
~, ~
.2lt5
In
..
,~~
..
!r~
..
"
o "
-"'3
'" "
II
o
o [
, I.
Q ~ "
~" [
i: i!
q ~~
LH,
g ;~
.
~
,
~
.
f
~
"
1
'0
~, ~
'.
i~
J~~
..
,j~
~:,
5~~
li~~
_.'" 3
II
"
~
,
~
.
~
"
f
"
.
.
o
.
o
.
o
.
.
"
.
,
"
t
o
"
~
l
w
<ill
t
o
"
~
o
~
.
o
.
"
"
o
c
~
l
o
Iii;
"
~
W
I
I
I
,0
~
.
o
.
I
~
~
o
€
6
o
o
o
.
o
ii!t
o
o
[
o
~
;!
.
~
o
,
.
i
.
~
~.
"
o
.
'.
~
.-
.
.
o
o
3
~
.
"
o
~
o
i.
o
.
~
.
"il
a
"
o
..
CD
oS
en
If
~
~
~
".
-S'
'"
tl>
n
tl>
:C'
5'
'"
l>
~
~
o
".
~
~
n
!i
!!
~.
o
g,
if
o
o
~
~
.:t
'"
r
en
l>
o
~
;;
...
~
n
".
3
tl>
a
o
8-A - Consent Item
Petition: CU-2008-AR-13661,
Center Point Community Church
RESOLUTION NO. 09-
A RESOLUTION OF THE BOARD OF ZONING APPEALS OF
COLLIER COUNTY, FLORIDA, PROVIDING FOR THE
ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW A
YOUTH MINISTRY SANCTUARY wrrn SUPPORTING OFFICES
AND YOUTH MEMBER SOCIAL ACTIVITIES RELATING TO THE
EXISTING RELIGIOUS FACILITY WITHIN THE ESTATES (E)
ZONING DISTRICT PURSUANT TO SUBSECTION 2.03.0I.B.I.C
OF THE COLLIER COUNTY LAND DEVELOPMENT CODE FOR
PROPERTY LOCATED IN SECTION 30, TOWNSHIP 49 SOUTH,
RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
WHEREAS, the Legislature of the State of Florida in Chapter 67-1246, Laws of Florida, and
Chapter 125, Florida Statutes, has conferred on Collier County the power to establish, coordinate and
enforce zoning and such business regulations as are necessary for the protection of the public; and
WHEREAS, the County pursuant thereto has adopted a Land Development Code (Ordinance No.
2004-41, as amended) which includes a Comprehensive Zoning Ordinance establishing regulations for the
zoning of particular geographic divisions of the County, among which is the granting of Conditional
. Uses; and
WHEREAS, the Board of Zoning Appeals (Board), being the duly appointed and constituted
.
planning board for the area hereby affected, has held a public hearing after notice as in said regulations
.
made and provided, and has considered the advisability of a Conditional Use of a youth member
.
sanctuary with supporting offices and youth member social activities related to the existing religious
facility within the Estates (E) Zoning District pursuant to Subsection 2.03.0I.B.I.c of the Collier County
Land Development Code on the property hereinafter described, and the Collier County Planning
Commission has made findings as described in Exhibit "A" that the granting of the Conditional Use will
not adversely affect the public interest and the specific requirements governing the Conditional Use have
been met and that satisfactory provision and arrangement have been made concerning all applicable
matters required by said regulations and in accordance with Subsection 10.08.00.D. of the Land
Development Code; and
lof3
,... .,~',_.....~. .~'__.._..,,___...~_._'_'__~" _, ,_ "" _._...._. ._""d"~~.~
WHEREAS, all interested parties have been given opportunity to be heard by this Board in a
public meeting assembled and the Board having considered all matters presented.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING APPEALS
OF COLLIER COUNTY, FLORIDA that:
Petition Number CU-2009-AR-1366l filed by Matthew McLean of Agnoli Barber and
Brundage, Inc., representing Center Point Conununity Church of Naples, Inc, with respect to the property
hereinafter described in Exhibit "B", be and the same is hereby approved for a Conditional Use for a
youth ministry sanctuary with supporting offices and youth ministry social activities related to the
existing religious facility within the Estates (E) Zoning District pursuant to Subsection 2.03.01.B.l.c of
the Collier County Land Development Code, in accordance with the Conceptual Site Plan described in
Exhibit "C" and subject to the conditions found in Exhibit "0". Exhibits "B", "C" and "0" are attached
hereto and incorporated herein by reference.
BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this
Board.
This Resolution adopted after motion, second, and super-majority vote, this
day of
,2009.
ATTEST:
Dwight E. Brock, Clerk
BOARD OF ZONING APPEALS
COLLIER COUNTY, FLORIDA
By:
, Deputy Clerk
By:
DONNA FIALA, Chairman
Approved as to form
and legal sufficiency:
lvL. 7- W1L:~
Steven T. Williams
Assistant County Attorney
20f3
.
Exhibits attached:
A.
B.
C.
D.
Findings of Fact
Legal Description
Conceptual Site Plan
Conditions
CP\08-CPS-00873/16
30f3
" ,,-,. -,~,~--,,,-,,"..~~_...._._,,,,,,,,.,,,,,,,,,,,~_....._....,.~,",,. "'<-,' ;',"-
.".A.",'''''''''''._'.'_'''_
FINDING OF FACT
BY THE
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
CU-2008-AR-13661
The following facts are found:
1. Section 2.03.03.C.5 of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because
of:
A. Consistency with the Land Development Code and Growth Management Plan:
Yes ,/ No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes 1 No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
( . ,
No affect or : Affect mitigated by L () ( ;) ,', ,)1~' (,~" -~. lh l.(.c, .~.
Affect cannot be mitigated ;VT(~ \-?H",>,:\. (IUv,J,'e\ i'"
{. ? ['I,e." " :\
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes ~/. No
Based on the above findings, this conditional use should, with stipulations, (copy attached) be
recommended for approval to the Board of Zoning Appeals.
I !
I I'
/ '{
I v \)7\. ~~
DATE: : . I(t - 0 1
,
,
. I !
COMMISSIONER: (L lev L,
Exhibit A
FINDING OF FACT
BY THE
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
CU-2008-AR-13661
The following facts are found:
1. Section 2.03.03.C.5 of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because
of:
A. Consistency with the Land Development Code and Growth Management Plan:
Yes !/ No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes V No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
No affect or l Affect mitigated by -.13tlrrE1!--J 1L1:1
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes
/ No
Based on the above findings, this conditional use should, with stipulations, (copy attached) be
recommended for approval to the Board of Zoning Appeals.
DATE:
;.//9/ (N
I I .
I Jti _.j
COMMISSIONER: /l/I-nI1?-, .. (oY! ( c:~_
Exhibit A
m". " ...._...__.,._..___"~_.___.<.._...'.^'..~.._, ..H~_ ,. "_"_"_"_"~,,_...M"__.__~'~
,,"_....,H~, '
FINDING OF FACT
BY THE
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
CU-2008-AR-13661
The following facts are found:
1. Section 2.03.03.C.S of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because
of:
A. Consistency with tJ;t6Land Development Code and Growth Management Plan:
/
/
Yes V No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress &"egress
Yes / No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects: /
No affect or Affect mitigated by
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes /NO
Based on the above findings, this conditional use should, with stipulations, (copy attached) be
recommended for approval to the Board of Zoning Appeals.
DATE:;;< -11~ 07
COMMISSIONER:
~.
--..- -
, . .
/ .
~ /
/ .
Exhibit A
FINDING OF FACT
BY THE
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
CU-2008-AR-13661
The following facts are found:
1. Section 2.03.03.C.S of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because
of:
A. Consistency with the Land Development Code and Growth Management Plan:
Yes -tL No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes V No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
~ No affect or Affect mitigated by
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes
vi
No
Based on the above findings, this conditional use should, with stipulations, (copy attached) be
recommended for approval to the Board of Zoning Appeals.
DATE: ';:-11. t>f
COMMISSIONER:
;?;; ~
Exhibit A
,-.,_.._-,_.._--,_.,~~._-_._.".,.-
FINDING OF FACT
BY THE
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
CU-2008-AR-13661
The following facts are found:
I. Section 2.03.03.C.5 of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in thc same district or neighborhood because
of:
A. Consistency with the Land Development Code and Growth Management Plan:
Yes~__ No u___
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safcty and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequatc ingress & egress
No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
~ No affect or Affect mitigated by .___
Affect cannot be mitigated
D. Compatibility with adjacent propeliies and other property in the district:
Compatible use within district
No
Based on the above findings, this conditional use should, ith stipulations, (copy attached) be
recommended for approval to the Board of Zoning Appe Is.
DATE:
COMMISSIONER:
bltW ~fl~G
\
'\
Exhibit A
FINDING OF FACT
BY THE
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
CU-2008-AR-13661
The following facts are found:
1. Section 2.03.03.C.5 of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because
of:
A. Consistency with the Land Development Code and Growth Management Plan:
Yes ~ No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fITe or catastrophe:
Adequate ingress & egress
Yes1 No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
~ No affect or Affect mitigated by
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use . thin district
Yes No
Based on the above findings, this conditional use should, with stipulations, (copy attached) be
recommended for approval to the Board of Zoning Appeals.
DATE:
COMMISSIONER:
Exhibit A
---..---..--.----
<--~_.__._.",_._,....~."-,_...~...,~.~--
-............_.....
,"---..~- .."
_ ,_',. u__. "'~'_,~_",_,,,,_,_'____~____'__','''_''__
. .
FINDING OF FACT
BY THE
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
CU-2008-AR-13661
The following facts are found:
1. Section 2.03.03.C.5 of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because
of:
A. Consistency with the Land Development Code and Growth Management Plan:
Yes ~
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes ~
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
No affect or Affect mitigated by
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes ~o
Based on the above findings, this conditional use should, with stipulati ns, (copy attached) be
recommended for approval to the Board of Zoning Appeals.
DATE: Q-- (lj
COMMISSIONER:
f
Exhibit A
FINDING OF FACT
BY THE
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
CU-2008-AR-13661
The following facts are found:
1. Section 2.03.03.C.5 of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because
of:
A. Consistency wi the Land Development Code and Growth Management Plan:
Yes No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingres & egress
Yes
No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effec :
No affect or Affect mitigated by
Affect carmot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use wit. in district
Yes No
DATE: 2 1
COMMISSIONER:
stipulations, (copy attached) be
Based on the above findings, this conditional use shoul ,
recommended fo approval to the Board of Zoning App
Exhibit A
". 'd..."..._~_.__.~...~_~~'_..__.d ..._.
'~,'__'"o,_ .. _____.""'_.,_,."'~"..",.,__..~__,,. "~_...._.,__
, ~~_.,~--"-~~-"--""-"'--~
FINDING OF FACT
BY THE
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
CU-2008-AR-13661
The following facts are found:
1. Section 2.03.03.C.5 of the Land Development Code authorized the conditional use.
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because
of:
A. Consistency with the Land Development Code and Growth Management Plan:
Yes / No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe:
Adequate ingress &
Yes
No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
~ affect or Affect mitigated by
Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use with' district
Yes
No
Based on the above findings, this conditional use should, with stipulations, (copy a aGh.;xJ) be
recommended for approval to the Board of Zoning Appeals.
DATE:
-1//9 of
,
COMMISSIONER:
/
~'
/
______e-
,.--
~.-.,.-
/)
f /
t/ ,.,-
--;. {' .
u
. ,
~.
" ,_ J?
c~ ,.~j_
/
/ '. ~
v vc
.
/ c:;''''v /
Exhibit A
8 25'15724
ll."~ Naples Fax
Paqe1
Dat01 5/12/2008 TlmEH J;59 PK '1'01
.
.....,
- ~.. : ..,..? :~;:,...' "':' ~- '..'. ,.
. . ...
.
.
Warrant,'} :J:JccJ
/3
dill' of
Feb"t'1I1U')'
,~D.I9' 8'
M.A.YSONET, lhu.ba;ul cad Witt!!. as
the Grantor
lKC.. . rlori6a cor~or~tio~
c c
:;0 =
'" -
C
C -
:>< =
. :PKElIDY ltA'Csovr:r ud. cAJl.H'D" A..
.~ e.t.t~ ~J t\e antl~.ti.s
GRACE atltE CKU~CR OP RAPLES.
w_
.,
-
""
: '"
~ 'W
'"
N '"
C>
N "
il! '"
'"
~
!ll
A.~
whose poll of&- .&L.....IIlli 659D GoUn CaU rark",ay. ...pl", f'lo;Td~~T99
WiI,..,..Ih.1M11M Gfl,ll1IOI. far Ind '" CCJnI,idal",UIQCI of 1M sum a41EN OOLLARS AND OTHER
VAWABlE CONSlDEMTIONS In hal\d plicI bv IN Granl.., f!CItipl wherU is h~ KknDvIl'\edglld,
herabt toIW. to Ihe Gn6tec 1M rNl proptIrty In Collier County. Florid', daaibld IS:
_____The W.ar 75 f~et af tke V~st 150 f.e~ of Tract B6, Onit
29. GOLIEd elf! !stAT~$. ~ccQrdi.8 to th. pl~t tbereof
rec:.cn~de. b. Plat look 1. :ra,e 57 af the Pu~llc lecorda
at Collier Count Yo Flor1da.-----
"0
)>0-
G>'"
"''''
c
c
=
sUJJEct
c >-
.... 'tll U)
%
C =>
<>
<.0 "
V> '"
Ul
'" :J
...
<>
c u
to &A...ant_. t~.trictloD. and re&ervat1ons of r~~ord.
f-.,
,t>::
.:.)
(;0
O,e- -t-
lvd In. sold (iJantllf" dau CID'J'tIftOrl' ttIQ Df QI ~ ttw:Jt lawful .wn
ofandgclC:ld rid1IlDC,OII..ey ll:rrt)'.clN GnIr1tor. and lhat the GrMIor hareby hAtv
IoIQtIOl'\b 1M tute 10 mid \cirtd will dcfmd Ih~ 1_ ugalnst ~.Iowful doims gf till pcnona whoI.r-
SU...,.
.
SlpadInIMp., _J:
~~>~~~
'UN)
<sWl
~
-""..-.........
STAll OF lLOI.1DA .....~...-:-~
COUNtY Of! COUlD. ~.,.,~~
I MElUY UllI...., thal ClI'o thif day p8'lOIWIlly .ppe.r.d before rNt. !In offer duly ~ to
, idmInI,toer Dl.tM &rid like ~Itdgmcnts.
ralDDt ~lSO.ET and CA1MER A. HAYSONtt
~ 10 me well known to tw thtt penon. described .s-.Gr.ntat .nd who exccu..o the fOtegOlng deed. ""d
~e~d before.... INt s..;d I)lt<'1Or' .lrfC;U~d In. 1_ freely .nd loIoluntll'ily 'Or '~.Put'poII!
_ Q"I'M u",eued. :. .' . ....
....j.,j' . '. L.~'.
[".\i'~ .:'.;: .
b~~WIlN!SSmyhaM .nc:I_lhis. ).3 .:.}...p:14 i.g\'.~
o=..~,::o-=<<: ) l:'I .
...-~.!1".::1l1..CommbJlon,e....:.~ -:, ..
_~~~ _,_"'f .........
i'Z~""~"'~
~..)~9
:-~~
~-... .....
cr:(;"'i.:i:.ti"
~c;: w
CJC;:::J~
S~
-'"
~I(W""-"-'1""'- --"'"-'"'"".....'--~;,:.:l-.'
. ,-
...... .'
"" .
"".' '.~ '. .' .
.'. .
. .
'.
,'- .
Exhibit B
....:
_......n_.__
-->'.''''''-'.
--'.~-'- . ..---.-.---...-....---
. .~---_.
3
~.__.-
,
.
Datal 6/12{2008 TimQr 2:59 PH TOt
(f 25?'i/24
R."~ 'Naples Fax
Paqa ~
.
~''r.!1J,.~~~. '""."":""--::"'-~~"'.,
. ~... - " -.' . .'
_ ,.: .f~:;';~,...:.,._.~ '."'" ;.:...--.,...,1,:,- r ...."
,~'..:~ '." -.":' ';'...., -...:.-:......~..~'-:-...,..;:; ~". -'.
. ."" -.-
~ W"rr,,"t{/
~~ Q1 O"~'>O
IWT lHlllND~ Mod. "'i, IV
,WD -
. .
. , . .. . . . '.( ._:~...'>': L....;....,...
..
.e"
JJecJ
d~'1of FebruH'
.A.O.1989
m "'tIMI~IU, lItA SA.mos. a durle VlI"lI;aD
'"
"'c....
~ '"
a
N" 0:: lheGn:ntllf
N 8 whew pos.r offil::a.ddte:u 11.\6590 Golden Gate. Parkway, Naplu, rlorida )399'
'" w
~ ~ WltAo'-.th. n..lllh. Gr...tor, far II\d in COftfoldera~ at Ih4 lUtn 01 TEN DOlLARS AND OMit
en VAlUABlf CONSI>fAAT1ONS in hind pIIld by the Gr,,"',",. receipt ....hlnol i& n-rtby acknowledged,
~ hetebt wnveys to tM- Gt.uea !he reII PJ~ 'ft Calliet Cc.unIy, fIoIlda, duCJibed ISI
~_.a
~"'
.."..-;::~m
(:' :':")
O~.l'':-''.r
1-....:;....,:")
" -
~;::"":;a:
0:: ,-0
_I"_<::'~ [_u ~ '. ,h ..... ,- ~....,
1-:;-- ~ _..,..,., ,.. "..
lu.-= ~ ~" '~.. .~. .... .
o::~ l.hff) l';"_~ ~_} :,.;;.:::J. te. w.
ClC--::>....)
"'~
-<<
_z
=
=
=
<0
on
'"
=
C1ACE ItlLH CHUKca OF MAPLtS, IRC.. .11oTlda
Ih.Grantor
corporation
0'"
;D'"
"'-
o
o
:;>: <0
-
_____Tba E~t 1S f~~t ~f the Vest ISO feet of Ir.ct 8'.
COL~E. ~T' ESTATES. Dale Bo. 29. accordinl to the
plat the~~of .. recorded ift Plat ~oot 1 at '.Se 51.
of the !~~lic Recorda of Collier Cou~ty. Flo~id..-----
SDIJXct to eale.anta. reatrictioas and reaervat!oua of record.
tAX ID t3al082BQ~08
=
Q
~-
'" <0
lT1 _
<0
-
.
s~.. aM,. l~of:
~ f);. ~~WJ
MA~lA .ltA SAvtOS
<SWJ
(SOlI
STAft OF nanD.\.
COUNtY O. COLL UB.
~.~
..~.I......,...,..~~
~ ..a/..... f\"O"";
.........u""'~1. _,\if.
\1:.itUJ"'c/..ts"Vo"
cQ-~~", r~
,..
duly lIuthoriu:d 10
I HERElY DUm" !hat on 1M tl.v ~y appellred before 1M. l" off'D!!l
adrninbtcr CMI1hl-.,.d lib .w-!.:Igrnellts.
HA~IA Rltl SA~10S
10 mr well known tu be the ~ described .u GUllror ind who e~tuted IN: fomgoing deed. fol'ld
llClll'\OW1ed!Jlld beler. 1M thll' qJd person ~l!InIttd !he urN: ~y ....d voIU1lt.rily fOt ~ ~~
!httr=ln expIessed. . ~.'
. ..
WITNESS my !wid 6lld..lII tnit;
MV CmtvnilSkIn bplm:
/0
A. ~ 19~" 8;9.'
.. . .
:.. I
. .
lNOTAR"f."SEAI,) ..
..,..........
-
floilwl/\lnWlCprtpl....1rJ
G.ut"'K.W1..5OH.~"'u..
....._~I'1rI;nIOt.ln<._......-:t:I104Q
.~
.
,
'.
.-'.'
"7
,
DaCal 6/12/2008: 1im.&, :h59 PM T01 @ 2.5:15144
U:A Naples Fax
.
*t* 2687314 ORi .,lO PGi 0252 ttt
_II aman UlOIJI It moIlU ~/, II
111llUhllt. It:tlll JQIoIII I. I*L Q,JU
cat 11I.....1
DC fD ..n
D(t-." 1m."
,--.. ...;w .~ "-~--'1"""
"-"~, 1Irtpt, MDaiI . A;rthur, Lt.P
Ittoll'elt9"- .. .',.1...._.
-.. ....
... J'... d.d~.. U10I
,.....1" . I 1110132000.,
GIMIIJ'IlUt.
tI nmt
....,
_lIlaflfll.
IIlI'RlWllfI1.U'l!l
1I.1\I1'llltlll!!l
Warranty Deed
TIoIo......... Modo.... bt ... 01 ..t:.M~
_ ~tq....d 1Iel.... !fwl.tty, ""...."" ud vila
otilor-..r OllUu ._oI
IinD1II1Il1I QIIrQII or lItPlu I 1110., a norlOl ~A~lIIl
. 2000 1.D..
1Ielw...
,1/1IIIOII, ..
__ .... iI:. U20 00'''.- Qat:. ~'f,. F''', It. !.t1OS
or.. r-. 0( Co1.1J.u
...r I'lodda
.aruteo.
.
Wf"-.-~16 .....ca.urrou....... " . "'__If
_____~___ .-------~---1ZI ~ 1.10)------------.----------
............. 'ii II .' ., ..GUJQtlItS........"ca.um:E........ l .IlA'it...,..&..~.. \.t...
. ...._. ..............CIlANTB!...t:JlAH1QrI....JlIIU -.......1klJ......n -~. .............
~..w.,.It._'l:", 1. II C01U.ar SIIII II' ft.ad.cia ....
bOUtn
.
_ aut 110 _t "* ~aot II
.11 r.... to t:M pla~
hb1!.o ~J:l'01'da d eo
ta b""ta.. ""it< 20,
llot. IaoIt ,. '- n.
)"oF
()
...... . .......,....-_1........,.............................-............"'.,. - L
1aW*-~...L . .....IlctJ ....~_........,..,...M'lllio.
......-..-..-
.~.
(SdI)
tr
_ or.Uq.
'0..' lJ
. " / .. )
~L )D/.l.,t{;-
-Woa '.!Itltty L.'
"""'"
--.
,0.'''._
ftA.ft 0' nod.do
COUNTY Of Cl..l..u...
,......l.~I' ..... _1ii"W..doiI bt. ..,.r
..!fwl.tt:y ud IIelAII !fwl.l:ty. hubu<l udllif.
a.pt '-..
, 2000 ~
-..,..
'~~._...,.(_rJ' hkll' n~'E'.t.cla *1..'1:". 11~
~
'-..1drIo-.
~
"'-""'1'
~ s1JZ.AN1oe1..l.E10H
\...... W'I~"O:1lmJ
~.,~ 'XI'l1tJI.,.....,...JIIlI
'-nRI/" .....
...
.... .
.
.~....... tMf JMI,loMHl'-J\WO.l
paoe I 5
-"^,..,.._-~---<~~.__.._-,"'".,'"'._._.."~.,_.--
'U__"','.w.'_"""'.",_",,,^'_."____'_". ._'n _____... ,
'-- ----,,,-',-,-~,-,,~-,-,~~---'~'-'---'--------'-
EXHIBIT D
CONDITIONS OF APPROVAL
CU-2008-AR-13661
February 19,2009
I. The Conditional Use is limited to what is shown on the Conceptual Site Plan,
identified as "Center Point Community Church-Conditional Use Conceptual Site
Plan," prepared by Agnoli, Barber and Brundage, Inc., and dated July 2008, as
revised through January 28, 2009. The site plan noted is conceptual in nature for
Conditional Use approval only. The final design must be compliance with all
applicable federal, state, and county laws and regulations.
2. The maximum area of the proposed building shall be limited to 34,551 square-feet of
floor area, as defined in LDC Section 1.08.02.
3. The church shall provide traffic control by law cnforcement or a law enforcement-
approved service provider for Saturday and/or Sunday, as applicable, peak hour
traffic, at location(s) to be determined by the law enforcement or law enforcement-
approved service provider
4. The southbound left-in at the project's northerly driveway may be closed during
Sunday and/or Saturday peak-hours, as deemed necessary by law enforcement or the
law enforcement-approved service provider, to maintain efficient vehicular traffic
flow on public roadways. This shall be accomplished either by a barricade or by the
law enforcement or law enforcement -approved service provider, as authorized by
Collier County.
5. Irrespective of that shown on the Conceptual Site Plan, the property owner shall
provide a five- foot wide pedestrian connection to the site from the existing six-foot
sidewalk along Golden Gate Parkway, with the exact location to be determined by the
County Transportation Planning Department at the time of Site Development Plan
(SDP) review and approval, pursuant to the requirements of the LDC.
6. Prior to SDP approval, a build-in-lieu contribution shall be made by the property
owner to the County for the otherwise required sidewalks within the abutting 66th
Street SW and 63rd Street SW rights-of-way.
7. No schools (821 I) or daycares (8351) shall be permitted on the site, except those
accessory uses customarily associated with church uses.
8. Any SDP for the site submitted to Collier County for review and approval shall be a
unified plan that includes the Center Point Community Church site, previously
approved by PU 77-3-C.
9. In lieu of a masonry wall or fence, an enhanced Type B buffer shall be provided,
which shall consist of an alternating double hedgerow instead of a single hedgerow.
-- -._._-~- .,
----~._..._--_.,,-
8-8 - Consent Item
Petition: PUDZ-2007-AR-12097,
The Covenant Presbyterian Church of Naples, Inc. a
Florida Community Bank, NA - HEAVENLY PUD
ORDINANCE NO. 09
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 04-41, AS AMENDED,
THE COLLIER COUNTY LAND DEVELOPMENT CODE,
WHICH INCLUDES THE COMPREHENSNE ZONING
REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, BY AMENDING THE
APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM A SINGLE-
FAMILY (RSF-1) ZONING DISTRICT TO A COMMUNITY
FACILITY PLANNED UNIT DEVELOPMENT (CFPUD)
ZONING DISTRICT FOR A PROJECT KNOWN AS THE
HEAVENLY CFPUD, LOCATED IN SECTION 3, TOWNSHIP
49 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA,
CONSISTING OF 15.93cC ACRES; AND BY PROVIDING AN
EFFECTIVE DATE.
WHEREAS, Richard D. Yovanovich of Goodlette, Coleman, Johnson, Yovanovich and
Koester, P.A., representing The Covenant Presbyterian Church of Naples, Inc. and Florida
Community Bank, petitioned the Board of County Commissioners to change the zoning
classification ofthe herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 3,
Township 49 South, Range 25 East, Collier County, Florida, is changed from the RSF-I Zoning
District to a Community Facility Planned Unit Development (CFPUD) Zoning District, known
as The Heavenly CFPUD, in accordance with Exhibits A through I, attached hereto and
incorporated herein and by reference made part hereof. 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.
Page I of2
._.-.. _ ..__.. ,_,M'~__~_' __~,_....~~.w'''' _.._ ......
'.. ."'.-...... .., .,,--,
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by super-majority vote of the Board of COllilty
Commissioners of Collier COllilty, Florida, this
day of
,2009.
ATTEST:
DWIGHT E. BROCK, Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
, Deputy Clerk
DONNA FIALA, Chairman
Approved as to form and
legal sufficiency:
t\((\~ /0'\
yV
Heidi Ashton-Cicko
Assistant County Attorney
Attachments:
Exhibit A - List of Permitted Uses
Exhibit B - Development Standards
Exhibit C - Master Plan
Exhibit D - Legal Description
Exhibit E - List of Requested Deviations
Exhibit F - List of Developer Commitments
Exhibit G - Graphic Depiction & Guide of V ertical Building Height
Exhibit G-l- Graphic Depiction & Guide of Vertical Building Height-Tract B
Exhibit H - Conceptual Architectural Rendering
Exhibit I - Conditions of Approval
CPI08-CPS-00840\60 2/25/09 HF AC
Page 2 of2
HEAVENLY
COMMUNITY FACILITY
PLANNED UNIT DEVELOPMENT (CFPUD)
EXHIBITS A through I
February 23, 2009
Page 1 of17
,-- -- ._.._-,.,._*..--_.._-,,~..__.,-
EXHIBIT A
GENERAL:
Development of the Heavenly CFPUD shall be in accordance with the contents of this Ordinance and
applicable sections and parts of the Land Development Code (LDC) and Growth Management Plan
(GMP) in effect at the time of issuance of any development order, such as, but not limited to final
subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to
which such regulations relate.
(TRACT A)
PERMITTED USES:
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in
part, for other than the following:
A. Principal Uses:
I. One house of worship with a maximum seating capacity of 1,000 individuals. (See Exhibit F,
Tract A, Commitment Number 6).
B. Accessory Uses:
I. Religious Educational Classrooms and Chorus Rehearsal Room
2. Social/Meeting and Fellowship Center
3. Administrative Offices
4. Child/Adult Day Care / Pre-KJKindergarten / School, limited to 1st through 3'd; with no more
than a combined cumulative total of 220 students/individuals enrolled/attending for the entire
CFPUD. The allocation to Tract A shall be 170, but may be increased by mutual agreement
of the Tract A and B owners [if in different ownership] provided the total number of
students/individuals for the entire CFPUD does not exceed 220.
5. Non-commercial accessory uses characterized by civic group meetings such as The Pine
Ridge Civic Association, Scouting, community service organizations (e.g. the Naples'
Parkinson's Association), safety fairs for the community and the like; and structures
customarily associated with the permitted principal uses and structures; except that parking
garages are prohibited. Business and trade activities, including but not limited to a "market,"
"community market," direct marketing outlet or "farmers' market," are not accessory uses
associated with the permitted principal uses and structures.
C. Temporary Uses:
I. Temporary building structures may be utilized to accommodate existing uses in the initial
redevelopment construction transition period. Such uses shall not begin until after the
property owner applies for a building permit for the first new permanent building and the
maximum period of use of such temporary building(s) shall be for a period of 27 months,
after the building permit is issued for the first new permanent building. Any such building(s)
shall meet CFPUD setbacks requirements for new structures.
February 23,2009
Page 2 of 17
(TRACT B)
PERMITTED USES:
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in
part, for other than the following:
A. Principal Uses:
I. One Houses of worship with a maximum seating capacity of 200 individuals.
B. Accessory Uses:
1. Religious Educational Classrooms and Chorus Rehearsal Room
2. Social/Meeting and Fellowship Center
3. Administrative Offices
4. Child/Adult Day Care / Pre-K!Kindergarten / School, limited to 1 st through 3'd; with no more
than a combined cumulative total of 220 students/individuals enrolled for the entire CFPUD.
The allocation to Tract B shall be 50, but may be reallocated to Tract A by mutual agreement
of the Tract A and B owners [if under different ownership] provided the total number of
students/individuals for the entire CFPUD does not exceed 220.
5. Non-commercial accessory uses characterized by civic group meetings such as The Pine
Ridge Civic Association, Scouting, community service organizations (e.g. the Naples'
Parkinson's Association), safety fairs for the community and the like; and structures
customarily associated with the permitted principal uses and structures; except that parking
garages are prohibited. Business and trade activities, including but not limited to a "market,"
"community market," direct marketing outlet or "farmers' market," are not accessory uses
associated with the permitted principal uses and structures.
February 23, 2009
Page 3 of 17
EXlllBIT B
DEVELOPMENT STANDARDS FOR TRACT A
Together with the text that follows below are the development standards for land uses within Tract A of this
CFPUD Subdistrict. Standards not specifically set forth herein shall be those specified in applicable sections of
the LDC in effect as of the date of approval of the site development plan (SDP).
MIN. DISTANCE BETWEEN
STRUCTURES
--
MAXIMUM ZONED HEIGHT
'1
PRINCIPAL USES ACCESSORY USES
__n_ ..
14", acres N/A
- -- - -----
538 ft. N/A
---,. '----------------, .
.- -~--
e greater of 30 ft. or the zoned height SPS
structure. SPS
ft. for expanded portion
Oft.; except, 50 ft. from Trail Boulevard SPS
- __'nO ___
..,--'-..----- --.'-'----....--.---
30 ft. SPS
-- -...---------------.----,---- .-
'he greater of 15 ft. or V, the sum ofthe SPS
-- - zoned building heights ---_._~
35 ft. 35 ft. (IU)
--- -- -- .. .. ""---50 n.li )(2) --~_.- 50ft(lTTTO)
!
2(J) 2
I SPS
----.----....------- --
2,500 sq. ft. 400 sq. ft.
-- --,--,_.- --.----------- .-
,
28,000 sq. ft.
40,000 sq. ft.
, 12,000 sq. ft.
,
-- _____.'___'..__._.___.n
25 ft. i 25 ft.
,
__on __on _____.._____.._____________ _.__~_
MINIMUM LOT AREA
MINIMUM LOT WIDTH
MINIMUM YARDS (from right-of-
way line abutting the property)
Existing Th
of
Expanded buildings(5) 50
New structures 20
MINIMUM YARDS (between tracts)
Side
MAXIMUM ACTUAL HEIGHT
MAXIMUM NUMBER OF STORIES
New
Existing/Ex anded
MINIMUM FLOOR AREA
,
I MAXIMUM-SQUARE FOOTAGE(4)-
I House ofWorship(6)
: Accessory U ses(7)(9) ,
I
Circulation/Maintenance/Storage I
PRESERVE SETBACKS(8)--" T
.. .u _....L_
SPS= Same as Principal Structure
(I)
Includes the vertical distance between the finished floor elevation and the average center line
elevation of abutting roads, which is cstimated to be between 4 feet and 5 feet.
Maximum actual height of the house of worshiQ may be exceeded by up to 30 feet by non-
occupiable building elements, singularly or in combination, such as a steeple, cupola, religious
symbol or other excluded height permitted by LDC Subsection 4.02.0] .D.l, as may be amended.
(2)
February 23,2009
Page 4 of 17
(3)
(4)
(5)
(6)
(7)
(8)
(9)
(10)
A.
The maximum combined square footage of such building elements shall be 4,000 square feet.
See Exhibit G for graphic depiction of vertical elevation measurement.
Exclusive of mezzanines, loft areas and attic or attic storage areas.
Should both Tract B and Tract A be in the same ownership, then the permitted intensity shall be
aggregated, provided that in no event shall the square footage of all structures within the boundaries
of the CFPUD exceed 100,000 square feet.
Expansions which add square footage to any existing individual building are limited to a
cumulative maximum of20% of the building's square footage as of the date ofPUD approval. A
signed and sealed survey of the existing building(s) proposed for expansion and an additional
exhibit prepared by and signed and sealed by a professional engineer which depicts the proposed
and all prior expansions since the date of PUD approval, shall be submitted with the associated
SDPA and building permit applications.
House of worship square footage not utilized shall be available for accessory uses.
The maximum area of an individual room shall be 12,000 square feet.
Listed setback is for all principal and accessory structures. Setback provisions, relative to
preserves, for parking lots, sidewalks and other site improvements shall be governed by
applicable LDC provisions in effect at the time of SDP A application.
The Child/Adult Day Care/Pre-K./KindergartenlSchool use shall be located a minimum of 200
feet from West Street, Ridge Drive and Myrtle Road.
Buildings located outside of the "church campus building envelope" depicted on the Master Plan
shall be limited to 25 feet in height,
Buffers
I. All perimeter landscape buffers shall be installed with the first SDP for a new permanent
building or with the SDP that provides for the relocation of the lake.
2. All required buffer trees along Myrtle Road, Ridge Drive and West Street shall be Quercus
virginiana, provided in 65 Gallon containers 14 feet height and are to be Florida #1 or Florida
Fancy. Street trees are to be planted on 30 feet center. Quercus virginiana is to be planted a
minimum of 10 feet from the center line of the required planting bed towards the adjacent
ROWand is specifically not to be planted within the required 6 feet wide shrub planting bed
specified below. Trail Blvd. buffer trees shall be Roystonia regia (Royal Palms) as provided for
in deviation #3.
3. The maximum water management area within the combined frontage buffers of Tracts A and B
shall be 50%; and the maximum width of the water management use shall not exceed 70% of
the buffer's depth.
4. (a) The hedge component of the continuous perimeter LDC Type D landscape buffer abutting
West Street and Myrtle Road (extending to the driveway on Myrtle Road) shall be installed
with a minimum height of 5 feet, spaced 4 feet on center and grown and maintained to a
minimum height of 12 feet above grade of any adjacent berm; and a 6 foot black or green clad
chain link fence shall be hidden within this double hedge row.
February 23, 2009
Page 5 of 17
.,. '~"".'."-"""-~'--'-" ~~''',>~. -
(b) Along West Street the hedge shall be maintained at a minimum height of 12 feet except
that portion abutting Tract B which shall be maintained at a minimum height of 6 feet.
(c) Along Ridge Drive and Myrtle Road the hedge shall be maintained at a minimum height of
6 feet except for that portion adjacent to Myrtle Road described above which shall be
maintained at a minimum height of 12 feet.
(d) Along Trail Boulevard, the hedges shall be 2 feet in height at the time of planting and
maintained at three feet in height except for sight distance triangles, which shall be maintained
at 30 inches.
B. Parking Lot Lighting
Pole lights shall be restricted to a maximum of 16 feet in height, measured to the top of the emitting
fixture, and their use shall be further restricted to interior parking lots and at ingress-egress drives.
Campus lighting shall be limited to bollards, landscape and building lighting fixtures. Bollards shall
have a maximum height of 48 inches.
C. Existing Ingress - Egress Driveways
Existing driveways will be eliminated or reconfigured, as depicted on the CFPUD Master Plan, as the
tracts are redeveloped.
D. Open Space
The project will provide and maintain a mllllInum of 30% of gross project area [i.e. not less than
4.8*acres] as open space. Open space includes but is not limited to landscape buffers, interior
landscaping, building foundation landscaping, dry water management areas and lakes.
At the time of build-out, and thereafter, the project shall provide and maintain a minimum of 40% of the
gross project area [i.e. not less than 6.3* acres] as open space. Build-out, relative to this provision, shall
be the time when 80,000 square feet of structures exist within Tract A.
E. Water Management
The existing 3.3* acre borrow pit lake, shall be reconfigured and relocated as depicted on the CFPUD
Master Plan. The project shall provide the greater of (I) the capacity required by water management
design standards for a 3 day, 25 year storm event, (2) the capacity of the existing lake, or (3) the
capacity required by water management design standards at the time that development order approval is
sought. Capacity may be met, in part, with dry water management areas.
The surface water management system shall be designed such that no surface water runoff or discharge
is directed towards or into the Pine Ridge surface water management system including adjacent roadside
swales to the north, east and south.
The surface water management system shall be a zero discharge system or the discharge shall be routed
thou h the ro'ect to the west, through existing or new drainage facilities in Trail Boulevard, Tamiami
Trail North (SR-45) and then ultimately to the Gulf of Mexico.
Water management areas required for the existing facilities that arc to remain, including those within
Tract B, may be met by the facilities and capacity in Tract A. These areas of existing facilities may be
February 23,2009 Page 6 of 17
located outside of the Tract A management containment berm provided that compensating water
management areas for the acreage have been provided. Tract B shall be integrated into the master water
management system if and when Tract B is redeveloped.
The minimum lake setback from the CFPUD boundary, as measured at control elevation, shall be 25
feet. See fencing and associated landscape installation standards within this Ordinance.
Subject to final jurisdictional agency permitting, the designed capacity of the proposed storm water
management system shall at a minimum provide for the following noncumulative development
standards: pretreatment of not less than the first half inch of rainfall over the project's entire impervious
area, and the greater of 150% of water quality base requirement (not less than 2.5 inches over the entire
project's impervious area) within dry water management areas and not less than 1.5 inches over the
entire project. The balance of the project's stormwater management capacity shall provide compensatory
water quality for the portion of West Street adjacent to the project.
The West Street roadside swale and one or more abutting roadside swales shall be redesigned to allow
nul off from the existing roads adjacent to the project to flow throu h the roO ect to the outfall route.
The outfall route shall be designed to accept these additional flows.
Parking spaces fronting buffer and landscape areas shall utilize the Land Development Code
development standard that permits vehicular overhang to lessen the amount of pavement and therefore
reduce impervious area.
The plaza area located between the central campus buildings and the campus perimeter sidewalk and/or
curb shall be a minimum of 50% pervious.
F. Flat roof prohibition.
Flat roofs may shall not be utilized as a primary or principal roof component, as depicted in Exhibits G
and H. Flat roofs may be utilized for secondary roof areas when hidden from view by the use of
articulated architectural elements which create and provide for an articulated roof line.
G. Project Phasing.
The attached Master Plan depicts the redevelopment of Tract A. It is understood that the redevelopment
is likely to be realized over a number of phases which will likely include the retention of one or more
existing buildings and their associated improvements between phases.
H. Preserve.
The minimum required native vegetation for this site is 44 native trees (for the previously developed
portion of this site) and a minimum of an additional 0.12 acres of created preserve (15% of the existing
0.8 acres of native vegetation). The location of the 44 trees shall be within the perimeter landscape
buffer along West Street and Myrtle Road. The location of the created preserve shall be identified at the
time of review and approval of the first SDP.
1. Parking Space Requirements and Restrictions.
The minimum parking spaces provided shall be 3 for each 7 seats within the house of worship. There
shall be no additional parking requirements for the additional uses. The maximum number of vehicular
parking spaces, exclusive of loading and drop-off parking areas shall be 500. Should Tract B and Tract
February 23, 2009 Page 7 of 17
. "^.~..--._-'.__......-.'-'
A be in the same ownership, then the permitted parking intensity for the combined Tracts shall be
aggregated.
J. Hours of Operation Restrictions:
1. Child care and School:
between 6:30 am and 6:30 pm, Monday through Friday; for
operational hours. Normal operational hours may be
exceeded until 9:30 p.m. up to 4 times per month for
accommodation of special functions.
between 6:30 am and 8:30 pm.
between 7:30 am and 10:30 pm.
2. Adult care:
3. Non-worship use of the facilities:
DEVELOPMENT STANDARDS FOR TRACT B
Together with the text that follows are the development standards for land uses within Tract B of this
CFPUD Subdistrict. Standards not specifically set forth herein shall be those specified in applicable sections
of the LDC in effect as of the date of approval of the site development plan (SDP).
PRINCIPAL USES ACCESSORY
USES
. -' . -~ ._--~ .~., .-
MINIMUM LOT AREA 1.9ct acres N/A
---,
MINIMUM LOT WIDTH 236ft. N/A
MINIMUM YARDS en --~--_._- ._._.~.._- --_..~_. -.-... --.......-.,---.-....,- ._ _..' _ 0__'_.. _..__...____._._,__.__._~ u_._~_._.__
~. _._-~_._--~, --_._---.,.,-.-- --.----.-,--... "-'-, .~-_.__.._-----_.- ------------ .....
Front
Existing The greater of 30 ft. or the zoned height of SPS
structure SPS
Expanded buildings(7) 50 ft. for expanded portion SPS
New structures 50 ft.
---------- ---- ..----
Side SPS
Existing 20 ft.
New structures 30 ft.
.-. ~
MIN. DISTANCE BETWEEN The greater of 15 ft. or Y; the sum of the SPS
STRUCTURES zoned building heights
- n"__'
MAXIMUM ZONED HEIGHT 35 ft 35 ft.
-
MAXIMUM ACTUAL HEIGHT 45 ft.'l 45 ft.
MAXIMUM NUMBER OF STORIES i3) 2
. ._~. -----.--. .-...._... ...-------.-.- --......-------.. . - . -...
MINIMUM FLOOR AREA 2,500 sq. ft. 400 sq. ft.
____n_ --------- .-..--
MAXIMUM SQUARE FOOTAGE (4)
House ofWorship(51 5,600 sq. ft.
Accessory Uses 12,400 sq. ft.
Circulati on/Maintenance/S torage 2,000 sq. ft.
-. - --------....-------..------------...-..--- --.--
February 23, 2009
Page 8 ofl7
SPS= Same as Principal Structure
(I)
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
Includes the vertical distance between the finished floor elevation and the average center line
elevation of abutting roads, which is estimated to be between 4 feet and 5 feet.
Maximum actual height may be exceeded by up to 7 feet by one non-occupiable building
element, such as a steeple, cupola, or religious symbol. The maximum combined square footage
of such building elements shall be 2,000 sf.
Exclusive of mezzanines, loft areas and attic or attic storage areas.
Should both Tract B and Tract A be in the same ownership, then the permitted intensity shall be
aggregated.
House of worship square footage not utilized shall be available for accessory uses.
The maximum square footage of any individual room shall be less than the square footage of the
house of worship.
Expansions which add square footage to any existing individual building are limited to
cumulative maximum of20% of the building's square footage as of the date ofPUD approval. A
signed and sealed survey of the existing building(s) proposed for expansion and an additional
exhibit prepared by and signed and sealed by a professional engineer who depicts the proposed
and all prior expansions since the date of PUD approval, shall be submitted with the associated
SDP A and building permit applications.
If Tract B and Tract A are owned or controlled or developed by the same person or entity, then
the Tract A DEVELOPMENT STANDARDS shall be utilized for all property within the
CFPUD, including Tract B, provided, however, that the total square-footage of all structures on
Tract B do not exceed 20,000 square-feet
If Tract B and Tract A are owned or controlled or developed by the same person or entity, there
will be no direct access to or from West Street.
A. Buffers
1. Except as otherwise required or provided herein, perimeter buffers shall be installed concurrently
with the redevelopment improvements in their proximity. All right-of-way perimeter landscape
buffers shall be installed with the first SDP for a new permanent building on Tract B.
2. All required buffer trees along Ridge Drive and West Street shall be shade-lrees Quercus virginiana.
3. Hedges within perimeter landscape buffers along West Street and Ridge Drive shall be grown and
maintained to a minimum height of 6 feet.
4. There shall be no surface water management use within the perimeter buffers.
B. Parking Lot Lighting
Pole lights are restricted to a maximum height of 16 feet, measured to the top of the emitting fixture, and
their use is further restricted to interior parking Jots and to meeting arterial level requirements at ingress.
egress drives. BoIlards shall have a maximum height of 48 inches.
C. Existing Ingress - Egress Driveways
February 23, 2009
Page 9 of17
.-,^-....._,-_._..,.._-<_.._.,..'"^_.,-._--".
Existing driveways shall be eliminated or reconfigured, as depicted on the CFPUD Master Plan, as the
site is redeveloped. The two restricted one-way access driveways serving Tract B shall be removed with
the reconstruction, replacement or demolition and removal of the existing buildings. Thereafter, the
ingress-egress to the Tract will be via shared driveways located within Tract A.
D. Open Space
The project shall provide and maintain a minimum of 30% of gross project area [i.e. not less than
4.8"=acres] as open space. Open space includes but is not limited to landscape buffers, interior
landscaping, building foundation landscaping, dry water management areas and lakes.
At the time of build-out, and thereafter, the project shall provide and maintain a minimum of 40% of the
gross project area [i.e. not less than 6.3"= acres 1 as open space. Build-out, relative to this provision, shall
be the time when 80,000 square feet of structures exist within Tract A.
Tract B shall include buffers that meet the LDC landscape requirements for buffers, interior landscaping
and building foundation planting areas. These and any other landscaped and open space areas shall
contribute to the overall open space requirement of the CFPUD. The minimum open space requirement
for Tract B and its associated contribution toward meeting the gross CFPUD minimum open space
requirement shall be 20% of the gross area of Tract B.
E. Water Management
The existing 3.3"= acre borrow pit lake, shall be reconfigured and relocated as depicted on the CFPUD
Master Plan. The project shall provide the greater of (I) the capacity required by water management
design standards for a 3 day, 25 year storm event, (2) the capacity of the existing lake, or (3) the
capacity required by water management design standards at the time that development order approval is
sought. Capacity may be met, in part, with dry water management areas.
The surface water management system shall be designed such that no surfacc water runoff or discharge
is directed towards or into the Pine Ridge surface water management system including adjacent roadside
swales to the north, east and south.
The surface water management system shall be a zero discharge system or the discharge shall be routed
throu h the ro'ect to the west, through existing or new drainage facilities in Trail Boulevard, Tamiami
Trail North (SR-45) and then Pelican Bay ultimately to the Gulf of Mexico.
Water management areas required for the existing facilities that are to remain, including those within
Tract B, may be met by the facilities and capacity in Tract A. These areas of existing facilities may be
located outside of the Tract A management containment berm provided that compensating water
management areas for the acreage have been provided. Tract B shall be integrated into the master water
management system if and when Tract B is redeveloped.
Subject to final jurisdictional agency permitting, the designed capacity of the proposed storm water
management system shall at a minimum provide for the following non-cumulative development
standards: pretreatment of not less than the first half inch of rainfall over the project's entire impervious
area, and the greater of 150% of water quality base requirement (not less than 2.5 inches over the entire
project's impervious area) within dry watcr management areas and not less than 1.5 inches over the
entirc project. The balance of the projcct's storm water management capacity shall provide
compensatory water quality for the portion ofWcst Strcet adjacent to the project.
February 23, 2009 Page] 0 of 17
The West Street roadside swale and one or more abutting roadside swales shall be redesigned to allow
run off from the existing roads adjacent to the project to flow to the outfall route. The outfall route shall
be designed to accept these additional flows.
Parking spaces fronting buffer and landscape areas shall utilize the Land Development Code
development standard that permits vehicular overhang to lessen the amount of pavement and therefore
reduce impervious area.
F. Flat roof prohibition.
Flat roofs may not be utilized as a primary or principal roof component. Flat roofs may be utilized for
secondary roof areas when hidden from view by the use of articulated architectural elements which
create and provide for an articulated roof line.
G. Project Phasing.
It is understood that the redevelopment may be realized over a number of phases and may include the
retention of the existing buildings and associated improvements between phases.
H. Parking Space Requirements and Restrictions.
The minimum parking spaces provided shall be 3 for each 7 seats within the house of worship. There
shall be no additional parking requirements for the additional uses. The maximum number of vehicular
parking spaces, exclusive of loading and drop-off parking areas shall be ] 00. Should both Tract B and
Tract A be in the same ownership, then the permitted parking intensity of the combined Tracts shall be
aggregated.
I. Hours of Operation Restrictions:
]. Child care and School:
between 6:30 am and 6:30 pm, Monday through Friday;
for operational hours. Normal operational hours may be
exceeded until 9:30 p.m. up to 4 times per month for
accommodation of special functions.
between 6:30 am and 8:30 pm.
between 7:30 am and ]0:30 pm.
between 6:30 a.m. and 10:30 p.m. Normal operational
hours may be exceeded up to 2 times per month for
accommodation of special functions.
2. Adult care:
3. Non worship use of the facilities:
4. Worship
February 23, 2009
Page 11 of 17
"..- ~_.",--" ,,'",',...,.- ,~
".\,
. I
.'
I
.
I
z ,~
0
. n
" "
z ij
.
.
" n
z
0
.
.
d
! 'G0QO'dr.:L~' . 0'1 0 '"-.' lr'JN"-"~""'" '-,." ~::".; ~':J:/..,<,lj~,_9 ~" '.':"'J !
! q~"'.'I.-I1')'",> :.C~ JlIWJ_Jb!;,:, '"'' """~J.J"):~S_."" IJ U
1 '-.I:d f>u.~. '-.r:-~ be..'" , '-,'I ",",.~. 1
! - >- !
L,___._ --- ~ ----- ---- .-,-.-.-.-.- -.'t. t - -'-'- - - - ~ _ _._,_,__J
-- \:l '" avo~ 31UlAW
~"-"".""'-',,"'"'' V
--'---1
,
,
,
,
.
c ,
',3 i
'";1",'
I ., ~
~-...~, i
co> ..,.
~:~;::" !
""..,~, 1
" ;{
~.7> ~ 1
:-:-.:1
~: _, i
'-fj
,.
,
,
,
,
,
,
,
,
,
,
-~~ -- --,-~ --'~---- ~- ------~
-~ ..._~ -- --'~-'-~-I
o
o
o
,
,
,
o
,
,
.
o
o
o
o
o
o
,
,
,
,
,
.
.
o
o
o
o
o
,
o
o
.
.
,
,
,
,
,
,
.
'r';jll'r'ltUW;lnYH\1I~
,1lillYMAlIOO;l:lHYIlH;j :_
a~oIV:nl1J1""1
,
,I:
,
:::::IIJ
.','_ I!l
..--<(
':-.'%
o
., -':iij
.--...."
z
.
.
"
~
.
-., ~
:-j 0
"1 ;II
';i 0
o
o
o
':,
:!
o
,.1
,
,
'-i
l
. . .
-,,--.
.. --
......
-;-:::--:::.
~
',,--.-. ---
.. - "
...." -. .""
--- " -"
" .. " -- ,
". --. , .
. . --
.... "
-- .. -- .-
,,- .". -
.
z
:::>~'i
"1
.
,,---
",,-
.
---- --
--- ..-
. --"
-- .,
':-.'.--
,-- .
-.."
. ._,
- ",
"'.-
0:'
oc:::,'
<:
>..,
w:..:,...'
..J'..:---
..'
:>
o
tJ)
. ..J
.
z
.
~
"
'--,
,
,
,
. '
"
.0
_".;>1
- :i~'
.,,"1
...,."','
VI .!
"'---::::'i
y~~ i
.-.,..:1
,. ..
.. ~ r
~~ .~
'. :: :oi;:~
. ~e
g~~
..]~~
. 3 1
:::::-Q---.-.",
I-
-
~
I-
t
.
~
,
i D ij
,
0
0 -'iiiitoH3,ii:l;; ~
0 IiO~llllnll "
, 3:
.
.
. .' ()
0 ~:
0 .
0 oj z
, ~
, ,.,
, ,;(, <
, "
, =>
,
.
,.
~.!il
'ci
,..
,
,
,
,
,
,
,
,
,
,
".( I
:j~ 1, ':: ~~~,: .
, .~, . to! '"
~.w'" " lI: <(.. '
---',- ..( - ,
",<)'" i 1 X ~ ' - n
~;'~,;: 4: 1/1 (, .-41-- ~
I"~ "";\':''''o'''.n N ,. l~ ~1ii~'
- -, I I ",~ >-< ,/ '-" D ll-HW" '0" ~-o!< ~ i
" 1 I ~'f:1:~'?U~" <tL~_ --lJ s ~ ~~!f;~
1 I ,/ off -"''''' ox:>-,,:
I ~~ ~Z~Z
....1 :-. -... - oL: :-;.;",;o.;;~o.;;~/;., .~:~~:, _..
.~ (: :~:,~,~:",': :':".,;_:~:.. ~:,.r~!:~~I~~"~~! ll(]
11! j llldJ]l'.,,, .t' ,1.-,,_.., '" .,,, ":-;<' II'i:, .:" .
I ".f'.,r h,"" -.Ie; "u'" ,-J'-~ k' ,,:_ I ..
,
,
,
,
,
cC>
c.
=/
.9
9
9
-'
<:
a:
I-
9:;,
<{
:;,
;::
-
I ij
f-
a:
0
z
,.
"
9 OJ
:::>
ij
9
,~
.
,; ~
,,";;
'- '~
,.
-
,"
D
,
..
"
"
,
"
,
,,-,
''i
n___..'.,,__ ....... .____
. "" /I!III I
'I ! ,~, ,
~ ~ ~ill !~ X:2' l!
L . ~'l !!i!lll.111
~ I In llllill' ~ '
"i ",' I',' .. i
;, , jill till! I
11,1 ; ifill'll!! i
~ilh!l~ !1111!:lill! I
hfl'll~ 111111111'
~i" hl~l i~I". I! !l "
II
!i Bit
II ill
~ !'"I I
I i l! IIi!
3 -4<l<l f:.!1
~ ~ l> !l,~
.
o
~
<
~
u
~
ojffi
,.<>
m"'~
5:~:r
~~~
'M
~
~
.'
1---'--'--"
.0 0
f ~ I
'0 ,
i' 1
",'
~; <(
t!i
~o
..:ii
.'8
>-il CQ
~ ~I L.~_. _._
o
~
.
,
,
"
..
5 (~ ~
f :ii
i ~
,. , '
'! ' ; ~; lill i
~,. ~ ~ IH f !
..~ "' =r"
," I
i '~; ~ ii~:~!~
! I' , ill il ~ I;!, I'! II
, "I, 'I ~.- Il
II 1 [!, lI" i~ in.! II
,. '1" I. 'I' ',I
; Ii !i' I; !
~ I i,IIII, r.j '11
----..-..... .. .....
~
~ z
Lj u ~
,."
>-.. me::
~ J:~
., x ~
'" w <
>
~
I
., II
! A.2 .!:. ~
;:: ~ ~ "g
: ~-:o ~l-'
!J ~ 1..3 ..;
Ijl' I
I Iii
1 , I
< >
. !
"
Ol:-c ";;
"
(:: i'_1
...... "'"
:::E .:- ~
..... ';:f.
n ,&;1
1il '1 i
h "
'" ' .
A'il
Il1:I ' ,
J\
ii'
i
I 1 ~
-
i i I! l
.
1
!I
'I
~
EXHmIT D
LEGAL DESCRIPTION
(TRACT A)
FOLIO NUMBERS: 67285160009, 67285280002, 67285360003, 67285320001
LOTS 1-7 AND 10-13, BLOCK "0", PINE RIDGE EXTENSION, ACCORDING TO THE PLAT THEREOF,
AS RECORDED IN PLAT BOOK 3 AT PAGE 51, OF THE PUBLIC RECORDS OF COLLIER COUNTY,
FLORIDA.
LEGAL DESCRIPTION
(TRACT B)
FOLIO 67285400002
LOTS 8 AND 9, BLOCK 0, PINE RIDGE EXTENSION, ACCORDING TO THE PLAT THEREOF,
RECORDED IN PLAT BOOK 3, PAGE 51 OF THE PUBLIC RECORDS OF COLLIER COUNTY,
FLORIDA.
February 23, 2009
Page 13 of 17
_ ""'_'W"_"_._._.~_"..._"~___.,,.,____ ._.... __._
EXHIBIT E
LIST OF REQUESTED DEVIA nONS FROM LDC
(TRACT A)
]. Deviation #1 seeks relief from LDC Section 6.06.02.A. Sidewalk and Bike Lane Requirements which
requires sidewalks within road right-of-way; except that sidewalks shall be provided along Trail
Boulevard and along that portion of Myrtle Road between Trail Boulevard and the project ingress-egress
driveway to Myrtle Road. The property owner shall make a payment in lieu of providing the sidewalks
along the balance of the abutting right-of-way. The developer shall also construct one sidewalk
extension from the central building campus across Trail Boulevard to the pavement along US 41 to
provide access to a potential bus stop, as conceptually depicted on the CFPUD Master Plan.
2. Deviation #2 seeks relief from LDC Subsection 4.06.05.N. which requires naturalization of man made
lakes and water management areas through the use of curvilinear edges; to permit accomplishment of
the intent through the use of a curvilinear landscape installation instead of a curvilinear physical contour.
3. Deviation #3 seeks relief from LDC Subsection 4.06.05.D.2.a. which provides that no more than 30% of
the canopy trees may be substituted by palms within an individual Type 0 Buffer to permit up to 100%
utilization of palms along Trail Boulevard provided that the percentage of palms does not exceed 30% of
the required perimeter buffer trees for Tracts A and 8; and, that the palms utilized are Royal Palms; and,
that all required buffer trees along Myrtle Road, West Street and Ridge Drive shall be canopyl shade
trees.
4. Deviation #4 seeks relief from LDC Subsection 5.05.08.E.2.c. Minimum ratios. Pedestrian pathway
connections must be provided from the building to adjacent road pathways at a ratio of one for each
vehicular entrance to a project, AND drive aisles leading to main entrances must have at least a walkway
on one side of the drive aisle; to permit a reduction to a maximum of five pedestrian pathways to: two
(2) to Trail Boulevard, one (1) to Myrtle Road, one (1) to Rjdge Drive and one (1) to West Street in the
locations depicted on the CFPUD Master Plan; AND to permit them in locations other than along one
side of the drive aisle.
5. Deviation #5 seeks relief from LDC Subsection 4.06.01.A to eliminate the required buffer between
Tracts A and B; provided that the equivalent square footage of the 10 foot wide buffer, for that length
not provided, and the associated tree requirement of I tree per 30 linear feet, is located elsewhere within
the Tract. Should the entire CFPUD acreage be submitted for permitting as a single SOP, the buffer
would not be required and therefore this deviation request would not be applicable.
6. Deviation #6 seeks relief from LDC Subsections 5.03.02.E.2. and 5.03.02.E.4. to eliminate the
requirement for a nonresidential development located opposite a residentially zoned district to provide a
four (4) foot masonry wall or prefabricated concrete wall located a minimum of three (3) feet from the
rear of the right-of-way landscape buffer line.
February 23, 2009
Page 14 of]7
(TRACT B)
I. Deviation #1 seeks relief from LDC Section 6.06.02.A. Sidewalk and Bike Lane Requirements which
require sidewalks within abutting rights-of-way. The property owner shall make a payment in-lieu of
providing sidewalk segments which would otherwise be required prior to the issuance of the first SDP
for a new permanent building.
2. Deviation #2 seeks relief from LDC Subsection 4.06.0I.A to eliminate the required buffer between
Tracts A and B; provided that the equivalent square footage of the 10 foot wide buffer, for that length
not provided, and the associated tree requirement of I tree per 30 linear feet, is located elsewhere
within the Tract. Should the entire CFPUD acreage be submitted for permitting as a single SDP, the
buffer would not be required and therefore this deviation request would not be applicable.
3. Deviation #3 seeks relief from LDC Subsections 5.03.02.E.2. and 5.03.02.E.4. to eliminate the
requirement for a nonresidential development located opposite a residentially zoned district to provide a
four (4) foot masonry wall or prefabricated concrete wall located a minimum of three (3) feet from the
rear of the right-of-way landscape buffer line.
February 23, 2009
Page 15 of 17
. .,..,^"__............,~_,_............"...~.'-'"._.'_~,;,.,~,~_"._~.-..""__.. .".,..."4~. ~._,_."....,._ ~_'" <.".. "-,"
EXHIBIT F
LIST OF DEVELOPER COMMITMENTS
(TRACT A)
I. The initial redevelopment SDP for Tract A shall include:
a. the replacement of the existing lake with anew lake(s) and associated dry water management
areas'
,
b. the redevelopment of landscape buffers abutting the lake(s) and associated dry water
management areas;
c. the re-grading of the right-of-way green space between the CFPUD boundary and edge of
pavement of the four adjacent roadways to enhance storm water management for these roadway
areas.
2. The minimum throat length as measured trom the roadway edge of payment to the internal parking
area shall be 50 feet for driveways from Myrtle Road, West Street and Ridge Drive; and, 75 feet for
driveways from Trail Boulevard.
3. For services and other periods and events of significant traffic generation, as determined by Collier
County staff, the property owner shall provide traffic control by law enforcement or a law
enforcement approved service provider as directed by Collier County staff, with staffing and at
location(s) as directed by the Collier County Transportation Administrator or his designee.
4. The Ridge Drive primary egress driveway will be restricted to a "no right turn" condition. The
Myrtle Road egress driveway will be restricted and signed to a "no left turn" condition. The Myrtle
Road access shall be closed at dusk.
5. A west bound turn lane on Ridge Drivc, extending from the egress driveway to US 41, shall be
constructed concurrently by the property owner with the initial redevelopment phase of
development.
6. The seating capacity of the House of Worship shall be limited to 780 seats (980 for the entire
CFPUD), and the total number of students/individuals enrolled in Child/Adult Day Care / Pre-
K/Kindergarten / School, limited to 151 through 3cd, within Tract A shall be limited to 60 persons
unless the Tract B owner agrees to reallocate all or a portion of its allocation to Tract A (110 for the
entire CFPUD), until US 4] turn lanes serving the site are extended to meet design standards; or a
traffic study, based in part on actual traffic counts, is provided to and confirmed by the County,
demonstrating that the existing turn lanes are adequate. The traffic counts for this traffic study will
be taken during the first quarter of a calendar year to more accurately portray peak season loading
measures and will include traffic counts at Myrtle Road and West Street and Ridge Drive and West
Street.
One year after the seating capacity of 853 tor the entire CFPUD and the 110 person Child/Adult Day
Care/Pre-K/KindergartenJSchool limited to 151 through 3cd for the entire CFPUD is reached, a
supplemental traffic study will bc donc to detem1ine the trips originating or leaving the CFPUD
through the neighborhood {"th".J)ase"), The traffic counts for this supplemental traffic study will he
taken during the first quarter of a calendar year to more accurately portray peak season loading and
February 23, 2009 Page t6 of 17
will include traffic counts at Ridge Drive and West Street, Myrtle Road and West Street, Ridge
Drive and Trail Boulevard and Myrtle Road and Trail Boulevard. This supplemental data will be
utilized by the County to determine if additional improvements to minimize impact to the
neighborhood are appropriate and should be required to address the existing uses and as a condition
of approval for the additional seating capacity of 220 and/or the additional I 10 students/individuals.
The additional traffic improvements may include traffic calming measures.
The traffic counts required as part of the required PUD monitoring report shall be done during the
first quarter of a calendar year for impacts exceeding those established as "the base" in the preceding
paragram
7. The new buildings on Tract A shall be consistent with the conceptual architectural rendering
attached as Exhibit H.
(TRACT B)
I. For services and other periods and events of significant traffic generation, as determined by Collier
County staff, the property owner shall provide traffic control by law enforcement or a law
enforcement approved service provider shall be as directed by Collier County staff, with staffing and
at location(s) as directed by the Collier County Transportation administrator or his designee.
2. A payment-in-lieu-of contribution shall be made by the property owner to the County for otherwise
required sidewalks within abutting right-of-way to Tract B prior to issuance of the first Site
Development Plan for a new permanent building on Tract B.
3. The new building on Tract B shall be architecturally compatible with the new buildings on Tract A.
4. Outdoor music is prohibited; and indoor music shall only be allowed when windows and doors are
closed. There shall be no live, recorded or amplified music of any kind prior to 8 a.m. or after 9 p.m.
February 23, 2009
Page 17 of17
- ,,-,..,,-_. '~"~-~"-'<-'"^'-'-'""'-
,', .._........w.,...,~.-.._.<
."----------
I
-
,
~
.
2
u
<>:
o
v,
~!=
!
,
.......~
.-
.-
~
-------------.
".
Roof Line
/
.-
.-
----------
..
-
~.-
.--
/
~
-.........-
.......-..-Ol.
,
,
t
-
Adjacent Avemge Centerline Road Elevation
Front Elevation
=Jl~c."
.-------------------
".
-~----~
Penm!ted Exclusions limIted
to 4,000 s.f. Maximum
-I
,
,
./-j
.~
,........--
..
-
-
L__
EXHIBIT G
lOB CODE: HCFPUD
SCALE: [-"'30'
.
,
-
u
<>:
c
v
,
I
I
,
.------'------
I
1
,
I
I
I'
,
,
I
.L
Adjacent Avenlge Centerline Road Elevation
Rear Elevation
DATE: 12.2,08
FfLENAME: E.:hjbil (J
.
,I
.~~~.,
".-
m
,
1
o
c.
'"
1
-~
----.
MId Point of Roof
1
..
0:
~
o
C
o
N
v
I ~
- -.----.JJ
1
o
"
'"
1
-----
Mid Point of Roof
.~- 1
~
-
0:
~
u
C
o
N
v
j
Q. GRADY MINOR & ASSOCIA TES, P.A.
(.'I\'ILlN(;It'EU~' U,NOSURVlYt}RS. rL^";;ERS. LMIOS(,M'f ^~aIITKTS
",,"~>s...IN(;, . ",.",,-,., . ,",,"..on
"....~ ,~ -,,, -'<0" "",,"'.'U
...._""_......--"'~- .--- ,..
..p.,
,,,.,".'.,
'-<",,'
",',.' ~." "'''' ,v.,.,'_.
"'I"W GRADYMTNOltm'>t
-'
"
::>
0:1-
WUI-
>"J:
0,;'"
. ::>w
~:2:I
~-
:;;
,;
NON.OCCUPIABLE BUILDING ELEMENTS
ELEV. = 52'.0"
MAXIMUM ACTUAL HEIGHT FROM
AVERAGE CENTERLINE ELEVATION
OF ABUTTING ROAD
ELEV. = 45'.0"
MAXIMUM ZONED HEIGHT
(MID POINT OF ROOF)
ELEV. = 35'-0-
FINISH FLOOR HEIGHT
ELEV. = 0'-0"
AVERAGE CENTERLINE ELEVATION
OF ABUTTING ROAD
APPROX. ELEV. = -4'-0"
A GRAPHIC EXAMPLE OF "TRACT B" -
MAXIMUMS DEPICTED
"CONCEPTUAL ONLY"
/"
A Graphic Example of "Tract B"
Florida Community Bank
Collier County, Florida
DATE: February 18, 2009
"
"}('"
"'.,'
,"',
HUMPHREY'ROSAL
ARCHITECTS
3200 9TH ST. NORTH (239) 263-4201
SUITE #300 FAX (239) 263-4451
NAPLES, FLORIDA 34103
'-
-,."
'~L'~:
~".,.,
[",,/.-j,bl1-
6 -- I
Exhibi t H
Conceptual Architectural
;~~~~>'~l~)..t.f;;~ "~IJ q. :::
." . .........< +:,P~..i: l
, .,. ,., ,.,...,
'. -.
..'Ti
"'...., t
I
'..~ "',
li
I I
II
. .
'~"'" -
,",.
.,
- .~-
.
'-'.
..
\:
,
,
,
,
..
/?"
" /
\
,
.
,
,
,
,
\
--
,
,
.
\
,
/~.
J .
,
---
* 'Jhis ardritB::l:ural :rm:h:inr is =nP:m.1. M:di.:Eimtilm ITEIY I::e na:B <6 :r:aJ.linrl to
I::e crrsi.stml:: Hith cgilii:iliJe cp.a:rmri: IEg.i!at:ias
,
I
,
,
,
EXHIBIT I
CONDITIONS OF APPROVAL
February 3, 2009
]. Any plan submitted pursuant to this CFPUD shall be in substantia] conformance with
the approved conceptual Master Plan entitled "Exhibit C Master P]an," prepared by
Planning Development Incorporated, consisting of one sheet, dated November 25,
2008, as revised through January ]6,2009, except as conditioned.
2. The access points located on West Street and Ridge Drive, depicted on Tract B of the
Master Plan, shall close when this tract redevelops.
3. The required 0.] 2-acre re-created preserve shall meet County preserve requirements
and shall recreate the habitat that previously existed on.site (pine flatwoods), including
all three vegetative strata.
4. A landscape planting plan shall be submitted for review and approval at the time of the
first SDP for each of the tracts.
5. The property owners shall provide, or shall pay the County to provide, a bus shelter at
the existing Collier Area Transit stop located adjacent to US 4], which is located at the
stub-out in the median separating Trail Boulevard and US 4] as depicted on the
Master Plan. This bus shelter is required to be constructed when development reaches
a one percent or greater impact on US-4], or as a stipulation of Phase Two
improvements, whichever occurs first.
. _ __..... .__ ,"___' "__~,_~__'.,,_~_,,,,""~U'"~_"~"_~_'_"_" _,~,,_"'__"_<'~~"'~',,"._' "'_"""",w,_,,~~,''''''
.._". ""_"~_'"_..__~~M_..."."~"""",,,___ _.. ..
fytN'
:-
<
ERRATA SHEET
FOR HEAVENLY CFPUD
MARCH 5, 2009 CCPC CONSENT AGENDA
1. Page 4, footnote 2 should read 40 feet not 30 feet.
2. Page 6, third paragraph in section E there is a typo. The word
"though" should be the word "through."
3. Page 16 of 17, move the parenthetical definition, "the base", to
after the term "CFPUD" in the 2nd line of the last paragraph on page
16 of 17.
4. Page 17 of 17, change the numberfrom "220" to "347" in the
5th line from the top of page 17 of 17.
5. Relocate item number 4 applicable to Tract B from page 16 of
17 to item I. 5 on page 11 of 17 and have it read as follows:
Outdoor music is prohibited; and indoor music shall only be
allowed when windows and doors are closed. There shall be
no live, recorded or amplified music of any kind prior to 8 a.m or
after 9:30 p.m. The limitation on the time for live, recorded or
amplified music may be exceeded up to 2 times per month for
accommodation of special worship functions.
9-A
Petition: PUDZ-Z007-AR-113Z0
Sembler Family Partnership #4Z - McMullen MPUD
<-:0 er <- :Ou.nty
,,~,;;..:~ ~~:;;;.'" A'-~'! _ ""
t:~' - ~.--- ,,,,:::',T~1':':::.:~~':'~:;::~-:::::.:J
STAFF REPORT
TO:
COLLIER COUNTY PLANNING COMMISSION
FROM:
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION
HEARING DATE: MARCH 5, 2009
SUBJECT:
PUDZ-2007-AR-11320 MCMULLEN MIXED-USE PLANNED UNIT
DEVELOPMENT (MPUD)
PROPERTY OWNER/AGENT:
Owner: Mr. Gregory S_ Sembler, President,
Sembler Retail II, Inc. General Partner
5858 Central Avenue
S1. Petersburg, FL 33707-1716
Agent(s): Robert J. Mulhere
RWA, Inc.
6610 Willow Park Drive, Suite 200
Naples, FL 34109
R. Bruce Anderson, Esquire
Roetzel & Andress
850 Park Shore Drive, Trianon Centre-
Third Floor
Naples, FL 34103
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezone
of the subject 19-32010 acre site from the Rural Agricultural (A) Zoning District to the Mixed Use
Planned Unit Development (MPUD) Zoning District for a project to be known as the McMullen
MPUD.
GEOGRAPHIC LOCATION:
The subject PUD is located approximately one half mile east of the northeast quadrant of the
Collier Boulevard (CR 951)/Rattlesnake-Hammock Road (CR 864) intersection, in Section 14,
Township 50 South, Range 26 East, Collier County, Florida. (See location map on following
page)
Page 1 of 21
..__.....~.__.-
..---.--,..-
'-'"",~",..~"_..-~-'
'"
"
~
,
'J,.
" c,
00
Xl '3 >
. 0 "
::i:'"
q:8
~
^
<(
0
0
"
C
0
,
'" ~
0
" ,
~ W
~
~
<
"
~
"
C
,
<
<
~
0
"
0
~
w
T
"
.----
,
l'v'Nv'J
'"
,
"
J'vL lTJ~ltd is
z
o
w
>-!;'
00"
o
~
Ii
"
"
.
.
i'
,
.
,.
,
<(
,
,
,
,
.
I'
"
,
,
,
:
lNjV\'3SV]
~
,
,
il
.
-1
;!
"
.
,
'"
,
"
I
~I
,.r;
"" ~..!
"z
<>:"J
'" "u
"
"-
"
0'"
o~
>w
>>
<>
IO
U
(:S6d':))
Il~1
~ 0
w 0
" u
C <>=. u __-___
----------~_::::~
a.; n ~
" :7
~ "
< "
z u
o
,
,
.
,
.
.
.
.
.
.
.
.
.
.
.
,
,
I
I
I
.
<
.
.
L
e,
,.
." ,
if
,
.
,
<
,
.
"
! -.,
~!L
.-.
,
~ ~:i
I
!.
"
-,
0.,
So
'.,
g~:i'",
'~fie
~Bai5
c.<DC>U
.
.
:::~
.0
'I
L~
j
.
,
!:
.,
!g
,.
"
. .
!
,
,.
~~ <>
~g -
.
,
.
.1
s-
.,
.
J ___
., .
W~L of';:",
~"..1 Z ZOO
~ii'1S "'3d
~'1' '-'
,
.
,
,
i
I!
-~-----
L'~-" _ln~--l ~
111 --
J~_
,
I
-
.
I,
II
o
" I
~"'~ '"
!5~e, .
"J
"
>8 o~v^"n()"
"'!YB>MlV1Nfl
.
ijji:J-
..,
.'.
.
c::;;j
-0
,
.
o-z
"0
w-
~!;'
0"
~O
o.~
=fJ-c
..L~_.
. .
<
,,';i
<0
."
,
.
- .
-.
- ,5"'~
>-,"8,-1"10-
I'!; Ii".;:
'.'''" ~.~
<
,
,
.
.
~
. .
"
.
. .
',.
~~
..
.
,.
,"ie~
w",,<O
'c-
..
o.
-
,
.
i'L
Z;-"""';'_
. .
;; ,I
'" ,
i~---t
iil
i>,,"
,
,
I'.
I
.
,
-TT
.
,
,
,.
c,
<0
.
...-
I
;"
,<<
;_J
.
,
,
"
..
.-
,
1
,
-
.
,
,
,
,
o
.
, ~ 1
I .. I
__IN' '.
0. i"
~~' ~ ~ _ r
~!l!i,r lie;
_------l I ,
:J..~I:'!
!,)
.
.
.
,
<
.
,
I -
-
,
I ,
-
I
'-g
.
-
"
.
.
-
,
.
,
.
-I
a~V^~lnoa ~311Kl~
"
"
"
..
-
I!
~~
.
N
,
-
."
"
_dO.
C'
--
.
03
, .
..
,
-I,
J'~
..,
..{
- . ~-- - -----.
~ ~~'" '--..,
'""'..!>
'e'-'~
-
;,
"
..
.
I
o
-
.
-
'" "r._
N ~,,~
~ ~-
---,
.
w
"
Z
u
u
"i',fJ ,OL_ <
u
-.....--"
,
~
<
z
'" 0
" co >
w
"- . .
.
w
u
,
0
u
~If NlfJ
-:J1:J1f^:lln08 ~]IllO::l
~
-----'
],.:;.sO'../
z-
,
I
I
I
I
I
I
.
,
.
,.
"
.-
,
,
o
-
.
I
I
I
I
I
.
-
.'
"'1::i'",
l!e
.
-
,
-,
'.
"
!
J'g
I !
I
. ,
---------,--
-'I
I
I
"
>
~
>-
>-
>
"
.
o
"'~
,,~
"-.
u
.,
u
<
,
.
,
.
.
1
.
"
"
___1
"
~I
o.
~!E
(L
<(
:::2:
C)
Z
-
z
o
N
0-
<(
:2:
z
o
-
I-
<(
o
o
---l
o
N
'"
~
~
,
'"
<:
,
~
o
o
N
N
o
:::>
ll.
..
Z
o
>-
>-
W
ll.
1'-'_""0""'" __'-"}ee.o'.""
"' ,J
c;'-<
,_L
n"1
"
,n ::':_j
I T ~'T
'J->,' _<",
~
,:.,7)
Jm
~- - '- "'"
cor-,
c., ,Z
'" '-.-' ".,
-::< i-- '..~ ,-, ~
, ""1
,..,
'~.J :-, n "
"'-,': -j
,.>
-;: ,-~ -.,
,
~ ,",
,
',-,
,
, -
"-.-
,
]"'.'
",~ '
,,,'--,)0':
" -
"
,n':'
-".)
,
"f'
,-
, c
e,-,
,,-'
~' "
,
-<;:,--,
!c-
"
-~, ,-
'i " ~: ;l !>
:;l, ~ ') ,
"-< 'J
"
'" ,,:~ ',"
--~ '" '-' ,: P
'"
",-
'-,"."" -<L
,~- '/;
-.'"
,
,.
~
"lJ'"
""r-,
:C
'J-> ~-
,_.-'.0
",'
>
-,2 -,
';.,-,
0_
,.",
",:,:,,,-,
]...::;
, " ~--
,
,
"
[,''''.c'
"
,---0
--
"
.,
,':,
"'" ,-<
>
c,
'."D
,~ -<
,) "P '.-.
.,. ,
r,"
)..
"
'Ij
'] LJ
"
-
7) '1
,''',
"
-
"
,
,
-
., J'
.J .:,
'0
.,
CJ
--.-'
--
-
~ 'J'
" -0
'.0
,
,
"
;''''i,',(:6c','A'JJ0c MeMu:','" Gi-r A
I
I
I
II
'i
-"",'," I
"""""'1
,
,
--
,
, 1m
1'>- '
"
I
----,. j'
~ -----..
-_.
I
I
I
,ccrC','-'6<"l':'DOf'J,d.'O
"
"
--
"
i~ <:
-<
0'
"
,
~-
"
''"
-
"
-
._">C.,_,,
,
-,------~-------,
I
nf
---~--- --T _","_
"'::l~-- ---r--~~~-=--U
~$~~,' I"'~'~~ ~.;;(
.~~~ " '0" '^"
o~ ,_ '" , ",'n
:'". '0 : ~~~ :)l,'~
--". I ,.-,,~ 0'
"
-0.
;'
~
-
,",
~
"'1
--
-
,"
"
,
,
-
-
"
"
C'
"
>
.-
Z
I
t-
,\
,
"',,,,-'
,
-- T - - - - -. -~-
,
,
,
1
I
I
I,
I,
~I
n__'
d
j
mO'
'" ----
""'"""""'''''0
----"
"
I
---i
--
--
--
--
--
--
--
"
-,
o
--
>>
'"
co
n
0_
--
"
- .
L_~__~__.__"
_L_
~, .,.,
.'"
~'io..
~~i:"
,.
'0>
,.
,
,
,."
,.
-
.'--.
,
,
~
>
-,--i--<
;)--""'.;u
~ > ~> ".
-<0 ~) ~
-< ~ --<
~. "
'"
,;,'
,>,'
,
~
,
,,~~,.
'"",,'
-~"'"!;
,- ;"~~
""'-',"
,
~
()
~~
>8
,[/l r
'>-jr
I tTJ t"I1
I~Z
1t""'!;7'
'>.:::..
'Z~
8
U
"
"
'"
-'C'J 0>
,,\'
.1~:,~
"'.-
~,- ,
'.
":'
,
1111,
I "I'
\,"
111'
'IIJI
'1,:'"
"
'"
,
.
,,:;10
0_"
",,:!r
"""~
C -
'"~o
coo
- "
'-">z
"'g_,
"
C
.
~
"
"
T
,
""
,~
Ie
ie
Ie
~
,
~
~
~
-u
c
\:
z
7
o
-,
n
~
"J "
" '-'
T'T] ;:
_~ v' ;:
"'~, "',
:} /~ u
""""B'<:',,,,O.JC-
;!
:,
,
-.:\
,-""
co
n
'0
"
-^
-.
<;;0
<'
~c,
c
"
"
,
~
~
n
~
n
~
<
r'l 0
~
~
"
n
~
"10.
"
,
0'"0
~~ .
~m".
,.,"-
'~a;;~
''-,' ~.,"
~h,,~
~ ;",
'L
I>
I:::
~
II,
'i,1
/',1,
I!'II
'II
"I"
'I'
,
,
II,
:'\"
,I'll I
-;;~ 'I, i ! I I, II
~~ ' III i ~ I :' 'I'
~ I 1'1111: ,
O'l 1~ll_I'''"':1
,Iii' \
,III ,
, ,,11'11 \
i~~~; I ! 'I I :
"""1'1 '
":c.~ " .' ,
',>",., I
"i'q II
I~I
1,li,\
III
'I ri!!
I~..
Iii
"
,
"
,
't '
l ,.'
, ,
, '
"
" :'
,.',!i l
,
> "
""
~.?
c1'"
c1"
,
~
"
--
(':
,
.
,
c
,
----- 2,
-
,~
>
,.~: -)
".U
"
)-
,.
!J:
.
,..
"
,
'C
,-,C")
7' '~)
\-
z
-".'- 0
r- .'(
"
,
,
"
'I
;!
"
;11
\,11
"
,
,
,
,
,
,
,
,
S~
~C,
'-i!
,J?
,
,
~-'
",
, .
"
".,,,,,,~
--"'.I
0; co! ~,,-,
'f,'"
-")'-'"
,.__."'.1'
-<" .
",m",,,___
,','~ '7~
-,',
" J ~:':""
~l: <; . "'
,,'';:l''::)
"'C'; -<.~
'\"'-0:1:_
o;;."~ "'
.".l'C'"
0"''''-,.'''
," -<"
,'co.......,,,,
"'.'=-,.-,
['-',,,r
"'''r'=''
"'." <"
"""',:,,,,"
Sn';",
''''''-''>
.co--,,,,
-"sm
,,,,'"
"
.~.~
. c
>
"
"I.'
^''''
-'
o
0>
;;o~
---
,
'J)
C
,-"
"
"
,
,
""--------..--~~ .-
IA5' ,Wi. .<i"'l'I",SI QlIA~":"
,
,
--- .__~~,~,__.L, ~_"
~._~._.~-~-,
U_..._.,,_
-_._==~~~~
------"~-.~.~
--
~
~
"
C
-U
n
'"
Pi
?
~---
.--____.____..__m__
,
'-j
,-:',
" c
--, en
l'fTl
"
"
';:~
"
-"
,
"
:1
'I
1'.-
, ~ I
,
.'
,
, .le .. , I , -'A .~ zi'i-g'" ..., .. , .
I , "
:~ , , , , ;T~~ "'c''''';:,,
_~J . , , , , "'~,z "-
, , I 'i'i-,. o z~
, , ~ >- c
.~ , , , o,~.. 0'" "
, , . , ~! . < " c
. , "1
~ ,
- , , , ,
I , , ,
'<1'< "' ",,' (u....'" I !'I<aJElT DlXT ^ mC~i=~tiOO
".., SEMBLER F AMIL Y
."Ar'."",'~ " "' "
, PARTNERSHiP, LTD I McMULLEN MPUD
,~,-",."" .._,,~
';"~'-"'''jr'' "om I CONSULTING CivilEngirn:ering
'u,.' "'"'''''' Tmr- EXHIBIT 'C .&. '-, ,.I.. ..... Surveying &. Mapping
,""macrl."" .'~.-''''.1>'
CHWE~ ,1I,1PUD A1ASTER PLAN ..".....'..D,"'.'~.""__"". ""''''''''''''"'''',,,,-007>
.'m~...... ""'c.""....."""",,.,,."''''''' :".",.-,,,,,",,,,,,,,,,,
,
, , , nrrs
~
_\'>
,
,
-co
.uUJ
''lC-
T]1.i'
"r-,5:
",S:
c
,
~
"
,~
.".t'
o
"
,
;j]
"
".,<::
" ~
~~
"
,
,
""l/;
,,'-'1
,
,
,
7
"
":J
"
-'.1
,-~
",
.-;
,
""
,_"coo
(n'~ (.') "-,
'.J '..' ':'-'0
"
"
,
,
,
J"
> ".,. >
-) ,--,
"
..I
7
"
,
,
"
"
,
-
TI
;~
iI''''
:1/1
M
.~
1'<
I""'
ir-
In
o
I:~
".
"
,
,
,
I
I,'
'-.0
I
----1 ':
','1
,
-
'.,0
o
,
~
z
"
c
"
c
"
;0 L
-
'J
,
~
>
C'
o
..,
'"
<
c
"
,~, )
,-' ell
'~ ..
'" j'-
,-,
,
,
,
,
"
/--
7
,,\
-~\
,
,
,
/-
, '
,I'i"
, "' ~
,~~
II '"
I
,
..
""I,
',:.~
"~~
,
.
,
,
.
, .
0"_
,,'
,
,
,
,
"
<;,-;;
"
,~
.
,
~
~
>
n
~
'"
'"
00
"",
'00
co';
,
,
,
"
"
,
,
,
,
,
,
w
,
, ,
,---,
,
,
,'i
"
"
"
"
I"~
"
,
,
Ii
"
" ,'~
"
"
"
"
,,'
!I
,
H
9~
~!,
,
,
,
,
,
~
"
f"'1
~
~
~
<
c,
I
,
, ,
'"
co
n
c_
,TI
"
-..,
I
,
"
..
,
"
"
, .
,
j
'\\1'
1',1 f.
:, ,
, I~I
~ ~,
"~ i ,,1
,.~. "1
.'1>',
,,~ '-I
o~ ~
"~,' ,
~~, I
I'UO<:WA/,lP BUGGY
O'YS
z" "
,- "
'" ,,<OJ
" ",,,,,,,,,,
O~"':rm
'-"ood r
~ '-....~~---
c
c.
\"[I'<R'Ww,,!.1'
,;;;..
, ",
I ,-----
f~r
, L?j'"
I ~:"
, ,
PURPOSEIDESCRIPTION OF PROJECT:
The subject site is currently vegetated and undeveloped. The proposed Mixed Use Planned Unit
Development (MPUD) allows a maximum of 185,000 square feet of commercial building floor
area including limited "hcavy" commercial uscs, contractor/builder offices; architectural,
engineering land surveying and attorney offices. These offices are limited to no more than 50
percent of the 185,000 square feet of building area. Personal indoor self storage facilities are
also proposed and these facilities are limited to no more than 50 percent of the 185,000 square
feet of the building area.
The MPUD proposes the following accessory uses: warehouse space for various
contractor/builder construction trades occupants; mortgage and land title companies; related
businesses including but not limitcd to lumber and other building materials dealers, paint, glass,
and wallpaper stores, garden supply stores. These will be accessory to offices for various
contractor/builder construction trade specialists, or accessory to warehouse space for various
contractor/builder construction trades occupants,
The MPUD also proposes offices for management associations of various types of properties,
fitness centers with no limit on their building arca, medical offices and medical related uses of up
to 124,600 square feet, a maximum of 48 multi-family dwelling units, or some combination of
commercial and residential development, and care units consisting of independent living,
assisted living and nursing homes. The intensity of the care units shall be limited to a floor area
ratio (FAR) of 0.60.
The proposed care units may have varying operational characteristics. The following
characteristics of care units distinguish them from residential land uses. All of the characteristics
must be provided for and maintained in order to bc considered a care unit:
· There shall be on-site dining facilities for the residents, with food service either on-site or
catered;
. Group transportation services shall be provided for the residents' needs;
. There shall be an on-site manager/activities coordinator to assist residents, who shall be
responsible for planning and coordinating stimulating activities for the residents;
. A wellness facility shall be provided on-site to provide exercise and general fitness
opportunities for the residents,
There will be two development tracts. Tract A may consist of commercial development, or
commercial and residential mixed-use developmcnt. Tract B may consist of commercial
development, or commercial and residential mixed use development. Buildings containing
residential land uses only may only be developed in Tract B.
The buildings in Tract A will have a maximum zoned height of 50 feet and an actual height of 62
feet The buildings in Tract B will have a maximum zoned height of 40 feet and a actual height
of 50 feet. The 3.23010 acre preserve area along the north property line is approximately 100 to
142 feet wide. The landscape buffer along the east and south sides of Rattlesnake Hammock
Road (CR 864) extension right-of way will be 20 feet wide, and along the west property line
adjacent to the FPL easement, the landscape buffer will be 10 feet wide.
Page 4 of 21
The MPUD Master Plan depicts a land use tract and a land use area, preserve areas, potential
lake areas, and landscape buffer areas. The MPUD Master Plan shows that Tract A is 10,22010
acres and Tract B is 5.00010 acres, Another .87010 acres is a proposed right-of-way area. Along the
northern portion of the property, 3.23010 acres will be set aside as a preserve tract. The site will be
accessed by two ingress/egress points from Rattlesnake Hammock Road (CR 864). The MPUD
Master Plan also depicts along the eastern boundary a future vehicular/pedestrian/bicycle
interconnection to an existing vehicular driveway,
There are no deviations being sought as part of this MPUD rezoning petition.
SURROUNDING LAND USE AND ZONING:
North: Undeveloped land, with a zoning designation of Agriculture (A)
East: A vehicular driveway, then the 129010 acre Swamp Buggy Grounds Planned Unit
Development (PUD), and the proposed Toll Rattlesnake Development of Regional
Impact (DRI/PUD), a 2,252010 acre MPUD consisting of residential, golf course,
550,000 square feet of commercial, 100,000 square feet of retail, and sports attraction
land uses
South: Rattlesnake Hammock Road (CR 864) extension, then undeveloped land, with a
zoning designation of Agriculture (A) along with the proposed Toll Rattlesnake
Development of Regional Impact (DRI/PUD) a 2,252010 acre MPUD consisting of
residential, golf course, 550,000 square feet of commercial, 100,000 square feet of
retail, and sports attraction land uses
West: A 170-foot wide Florida Power and Light (FPL) easement, then undeveloped land, with
a zoning designation of Hammock Park Commerce Center PUD, approved for 160,000
square feet of commercial and retail uses.
Page 5 of 21
_"_ .__.___.,____~,,__.,".~.,__, ,," _ _ m__~~._".__".~.~'"_._, .
--
._..._.,.~<-,,-- "
SUBJECT
PROPERTY
AERIAL
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The subject property is generally located in the northeast
quadrant of the Collier Boulevard (CR951)/Rattlesnake-Hammock Road (CR864) intersection,
and more specifically located as follows:
. adjacent to and west of Swamp Buggy Days PUD;
. east of and adjacent to the Hammock Park Commerce Center PUD, approved for 160,000
square feet of retail and office uses, and,
. adjoining the north and west side of the existing easterly extension of Rattlesnake-
Hammock Road/Sports Park Road east of Collier Boulevard.
The subject site is designated Urban/Urban Commercial District/Mixed Use Activity Center
Subdistrict [#7], and Urban/Urban Mixed Use District/Urban Residential Fringe Subdistrict, both
as contained in the Future Land Use Element (FLUE) and depicted on the Future Land Use Map
(FLUM) of the Growth Management Plan (GMP). The project is reviewed within the context of
both subdistricts.
Mixed Use Activity Center (MUAC): Via a private sector-initiated GMP amendment (petition
CP-2002-1) approved in 2003, the subject MUAC (#7) text was amended to read as follows:
"The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake
Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast
quadrant may have a total of 59 acres, for a total of 179 acres maximum in the entire Activity
Page 6 of 21
Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed
Use Activity Centers. With respect to the 19+/- acres in the northeast quadrant of Activity Center
#7, said acreage lying adjacent to the east of the Hammock Park Commerce Center PUD,
commercial development (exclusive of the allowed "1/4 mile support medical uses") shall be
limited to a total of 185,000 square feet of the following uses: personal indoor self-storage
facilities - this use shall occupy no greater than 50 percent of the total (185,000) building square
feet; offices for various contractor/builder construction trade specialists inclusive of the offices of
related professional disciplines and services that typically serve those construction businesses or
otherwise assist in facilitating elements of a building and related infrastructure, including but not
limited to architects, engineers, land surveyors and attorneys - these offices of related
professional disciplines and services shall occupy no greater than 50 percent of the total
(185,000) building square feet; warehouse space for various contractor/builder construction
trades occupants; mortgage and land title companies; related businesses including but not limited
to lumber and other building materials dealers, paint, glass, and wallpaper stores, garden supply
stores - all as accessory uses only, accessory to offices for various contractor/builder construction
trade specialists or accessory to warehouse space for various contractor/builder construction
trades occupants; management associations of various types of buildings or provision of services
to buildings/properties; and, fitness centers,"
GMP amendment petition CP-2002-1 was submitted as an expansion of MUAC #7 with data and
analysis to justify the provision of C-5 type uses to support the development industry; the
petitioner asserted there was an inadequate supply of undeveloped C-5 zoning in this general area
to accommodate contractors and builders. The petition was purposely not intended to
accommodate the full array of C-l through C-5 commercial districts like other MUAC's, such
that a community shopping center, general offices, general retail uses, personal services, etc"
could not be developed here.
The original submittal of the petition, as modified by staff to correlate with the submitted data
and analysis, included very specific uses and building area caps (40,000 square feet of personal
self-storage facilities; 70,000 square feet of offices for various contractor/builder construction
trade specialties; 75,000 square feet of warehouse space for various contractor/builder
construction trade specialties). However, just days prior to the Collier County Planning
Commission (CCPC) transmittal hearing on the petition, the petitioner advised staff of a desire to
expand uses, then at the CCPC hearing the petitioner provided revised text with expanded uses
and the individual caps replaced with an overall cap of 185,000 square feet. Despite staffs
recommendation to the contrary, the amendment was ultimately adopted, albeit with some
additional text modifications,
It is important to note that one use is restricted to serve only certain other businesses;
specifically, "warehouse space" is only allowed "for various contractor/builder construction
trades occupants" so it is not available to other users. And, one unique provision for this site is
the allowance of "related businesses including but not limited to lumber and other building
materials dealers, paint, glass, and wallpaper stores, garden supply stores" as accessory uses, only
accessory to offices for various contractor/builder construction trade specialists OR accessory to
warehouse space for various contractor/builder construction trades occupants." The rationale is
that these related uses should be allowed within a single development - these businesses that
provide goods and materials needed by the construction industry could be located proximate to
construction industry businesses, such as building contractors - but would not serve the general
Page 7 of 21
--, ....'- .. " -~-_.~~--,_.'. '
___ ",.,_"._",__w,....~_.
public. This goes back to the basic premise that this site was not intended to contain retail and
general office uses to serve the general public, rather intended primarily to serve the construction
industry.
The square footage caps contained in the MUAC text are maximums; lesser building area could
be imposed through the rezoning process if deemed appropriate. For example, it may not be
appropriate to allow as much as half (50 percent) of the building area to contain offices for
architects, engineers and surveyors, especially if the balance of the uses are solely or mostly not
offices of contractors and builders.
Because the specified stores (building materials, garden supply, etc.) are only allowed as
accessory uses, it is appropriate to impose standards and conditions to insure they function as
such (e.g, limit building area, restrict vehicular and/or pedestrian access, limit or prohibit
signage, etc,). Further, because they are accessory only to specified uses herein, restrictions must
be included to prevent these uses from serving other types of businesses and the general public.
Though redundant, the text from MUAC #7 is listed again below; it is followed by staff analysis
in bold text within brackets.
· The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake
Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast
quadrant may have a total of 59 acres, for a total of 179 acres maximum in the entire Activity
Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed
Use Activity Centers, [The subject site is located within the 59 acres in the northeast quadrant;
the entire site is eligible for certain commercial uses as specifically provided for herein, as well
as other land uses generally allowed in MUAC's, e,g. support medical uses (addressed below),
residential uses (A, 1, on Exhibit A), care unit uses (A.23. on Exhibit A)].
· With respect to the + 19 acres in the northeas1 quadrant of Activity Center #7, [This is the
site ofthis proposed McMullen MPUD,]
· said acreage lying adjacent to the east of the Hammock Park Commerce Center PUD,
commercial development (exclusive of the allowed "1/4 mile support medical uses") shall be
limited to a total of 185,000 square feet of the following uses: [Support medical facilities/uses
are included in Exhibit A as items A,3, A.l 0, A.l7, A.18, A.20 and A.21 and are denoted with a
double asterisk and the uses are found to be consistent. However, "support medical facilities" are
restricted to locations as described in the Urban designation of the FLUE. See further analysis
later in this memo.]
· personal indoor self-storage facilities - this use shall occupy no greater than 50 percent of
the total (185,000) building square feet; [This use is included in Exhibit A, item A.9 with a
quadruple asterisk and governed by the 92,500 total square foot cap as shown on second page of
Exhibit A, and may be found consistent]
· offices for various contractor/builder construction trade specialists [These uses are
included on Exhibit A as items A.4, A.5, A,6, A,7 and A,24, and may be found consistent.]
Page 8 of 21
. inclusive of the offices of related professional disciplines and services that typically serve
those construction businesses or otherwise assist in facilitating elements of a building and related
infrastructure, including but not limited to architects, engineers, land surveyors and attorneys -
these offices of related professional disciplines and services shall occupy no greater than 50
percent of the total (185,000) building square feet; [These uses are included in Exhibit A as items
A.2, A.ll, A12, A.l3, and A.14 with a single asterisk and limited to a cap of 92,500 square feet,
and may be found consistent. As noted earlier, it may be appropriate to limit the building area
devoted to these uses to be more restrictive than the cap specified in the MUAC.]
. warehouse space for various contractor/builder construction trades occupants;" [This use
is included on Exhibit A, item A,8, and is not subject to the 92,500 square foot cap, and may be
found consistent.]
. mortgage and land title companies; [These uses are included on Exhibit A, items A.19,
A.25 and A.26, are not subject to the 92,500 square foot cap, and may be found consistent,]
. related businesses including but not limited to lumber and other building materials
dealers, paint, glass, and wallpaper stores, garden supply stores - all as accessory uses only,
accessory to offices for various contractor/builder construction trade specialists or accessory to
warehouse space for various contractor/builder construction trades occupants;" [These uses are
listed on Exhibit A, items 8.2, 8.3 and B.4 with three asterisks denoting their use restriction, are
not subject to the 92,500 square foot cap, and may be found consistent. As noted above, it is
appropriate to impose restrictions to insure these uses function as accessory uses, only serve the
specified users, and are not open to the general public,]
. related businesses including but not limited to lumber and other building materials
dealers, paint, glass, and wallpaper stores, garden supply stores - all as accessory uses only,
accessory to offices for various contractorlbuilder construction trade specialists or accessory to
warehouse space for various contractorlbuilder construction trades occupants;" [These uses are
listed on Exhibit A, items 8.2, B.3 and B.4 with three asterisks denoting their use restriction, are
not subject to the 92,500 square foot cap, and may be found consistent. As noted above, it is
appropriate to impose restrictions to insure these uses function as accessory uses, only serve the
specified users, and are not open to the general public,]
. management associa1ions of various types of buildings or provision of services to
buildings/properties;" [This use is included on Exhibit A, items A15 and A16, is not subject to
the 92,500 square foot cap, and may be found consistent.]
. and, fitness centers," [This use is included on Exhibit A, item A.22, is not subject to the
92,500 square foot cap, and may be found consistent.]
More generally, the FLUE lists 12 "factors to be considered during review of a rezone petition".
In an email from David Weeks to Bob Mulhere dated 2/14/07, it is explicitly stated that a market
study is not necessary (based upon the GMP amendment approved in 2003 for this site) but all
other factors "need to be addressed in the submittal" and that these remaining factors need to be
addressed via analysis/explanation and, for one or more, submittal of data/maps. The petitioner
addressed these factors - as well as FLUE Objective 7 and policies pertaining to smart growth
principles - in letter dated July 27, 2007, from Robert J. Mulhere, AICP, to Nancy Gundlach,
Page 9 of21
,...._-~~--~-~.--'"-,_._.~.-
,,- _._.__._,.'"-"---_.~.__.<----.-._,~_.~.--_.
_'"_""_"'"M'''_'_'_~_'__''' _ ,
AICP, Principal Planner. While staff does not agree completely with all responses provided,
staff does find them to be adequate.
The MUAC Subdistrict promotes mixed use development, and specifically states: "mixed use
projects are intended to be developed at a human scale, pedestrian-oriented, and interconnected
with adjacent projects - whether commercial or residential. Street, pedestrian pathways, and bike
lane interconnections with adjacent properties, where possible and practical, are encouraged."
Staff notes the proposed MPUD: allows a mixture of residential and commercial uses, though
some of the commcrcial uses are intcnsivc; docs not include interconnections with adjacent
properties to the north and west, but this appears to be due to prescrve locations both on-site and
off-site, and the site abuts a road to the south and east; Exhibit E, Developer Commitments,
Section A.3, requires the site to be designed to provide interconnections to the east (presently the
site abuts a local road to the east) and to provide internal interconnections; does not request
deviations from LDC requirement to provide sidewalks; building heights are allowed at 50 feet
in the commercial/mixed use tract, however, this project does not - and cannot, per the Activity
Center text specific to this site - allow many of the typical cOlmnercial uses (neighborhood retail
and personal service) that would be mixed with residential in the same building.
This leads to a possible compatibility issue - the allowance for mixture of intense (C-5 type)
commercial uses with residential development. Other subdistricts within the FLUE that allow
and/or promote mixed use development limit the conunercial use intensity to C- 3 uses. In the
LDC, only the C-1 through C-3 districts allows mixed use via conditional use. Just because the
MUAC Subdistrict allows mixed use does not mean it is appropriate to approve a development
containing mixcd use of such disparate intensities.
Density for mixed use projects may be calculated utilizing the entire acreage within the MUAC,
in this case the entire 19.32010 acres in the MPUD, The MPUD does so.
Urban Residential Fringe (URF): Residential density is limited to a maximum of 1.5 dwelling
units per acre (DU/A), or up to 2.5 DU/A via the transfer (Transfer of Development Rights-TDR)
of up to one dwelling unit per acre from lands designated as Rural Fringe Mixed Use District
Sending Lands and located within one mile of the URF. Exhibit B of the MPUD provides for the
base density of 29 units (1.5 DU/A) and the use of TDR's to achieve maximum density of 48
units (2.5 DU/A); specific standardized text regarding TDR's has been added to Exhibit B, as
requested by staff. [Exhibit B, page I, does corrcctly address the residential density limits (29
multi-family dwelling units without TDR credits and 48 dwelling units with TDR credits) as
provided for in the FLUE, and may be found consistent]
fuillport Medical Uses: Throughout the Urban dcsignation, the FLUE provides for support
medical uses as follows: "Support medical facilities - such as physicians' offices, medical clinics,
medical treatment centers, medical research centcrs and medical rehabilitative centers, and
pharmacies - provided the dominant use is medical related and the site is located within V. mile
of existing or approved hospitals or medical centers which offer primary and urgent care
treatment for all types of injuries and traumas, such as, but not limited to, North Collier Hospital.
The distance shall be measured from the nearest point of the tract that the hospital is located on
or approved for, to the project boundaries of the support medical facilities." [bold emphasis
added] The petitioner originally submitted a to-scale exhibit depicting the 'I. mile distance from
the entire north border of the Collier Regional Medical Center PUD; this showed that a portion
Page 10 of 21
(+'Iz) of the proposed McMullen MPUD lies within this V. mile area. The petitioner asserts the
entire PUD is eligible for these uses if any portion of the subject MPUD is within the II. mile
area. Staff disagrees with this position and is of the opinion that such a reading would result in
the entirety of any given project of unlimited size (50 acres, 250 acres, larger) qualifYing for
support medical uses so long as the slightest portion of proposed project were within the II. mile
area - potentially hundreds of thousands of square feet or even millions of square feet of such
support medical uses, If determined appropriate by the hearing bodies, a GMP amendment
should be undertaken to clarifY this V. mile provision; however, staff does not believe such
clarification is necessary.
Staff notes the FLUE text specifically states the support medical uses "site is located within II.
mile," that the point of measurement is to be from "the nearest point of the [hospital] tract" and
"to the pIQject boundaries of the support medical facilities." The text explicitly states to measure
from the nearest point of hospital tract but does NOT state to measure to the nearest point of
support medical facilities tract, rather states to the project boundaries - plural - of the support
medical facilities tract. The intent and plain reading is that the entire support medical facilities
tract must be within V. mile of the nearest point of the hospital tract. Only a portion of the
proposed MPUD will lie within the V. mile measured area, thus qualify for the support medical
uses.
As to the point of measurement from the hospital tract in the Collier Regional Medical Center
PUD, staff originally posited that such measurement should be from the area labeled Tract H,
Hospital, on that PUD Master Plan. However, after closer review, staff agrees with position
taken by the petitioner's agent during a personal conversation that said the tract represents the
actual building footprint, not the tract boundary. Staff now supports measurement from the point
at which the northerly line of that PUD, running east from Collier Blvd" reaches the easterly FPL
easement line where it runs north-south (at the northeast comer of the square-shaped tract that
contains the hospital, vehicle use and water management areas - and west of the rectangular area
containing large preserve, medical office, vehicular use and water management uses). [This
portion of the MPUD is found to be inconsistent with the Urban Designation due to the lack of
inclusion of the geographic II. mile limit of medical support facilities within the PUD document
but may be found consistent IF such uses are restricted for location consistent with the V. mile
limit Such V. mile limit should be denoted on the PUD Master Plan and the support medical uses
listed on Exhibit A should note the location restriction. Comprehensive Planning Staff
acknowledges that the petitioner disagrees with their opinion, and that the rcsolution of the
location of the medical related land uses will ultimately be made by the Board of County
Commissioners (BCC) as they determine GMP consistency,]
FLUE Policy 5.4 states: "New developments shall be compatible with, and complementary to,
the surrounding land uses, as set forth in the Land Development Code." The Zoning Staff is
charged with making that determination pursuant to the criteria set forth in the LDC and the
appropriateness of the requested uses/densities on the subject site, the compatibility analysis
might include a review of both the subject proposal and surrounding or nearby properties as to
allowed use intensities and densities, development standards (building heights, setbacks,
landscape buffers, etc.), building mass, building location and orientation, architectural features,
amount and type of open space and location, traffic generation/attraction, etc. As noted
previously, there is some cause for concern with the allowance for a non-traditional
commercial/residential mix of uses since this PUD does not allow the typical C-1 through C-3
Page 11 of21
,'_ _"'_"'___~~~n.~,_'~.~.~_ _._ __. ,,_
-----"-~-----_.."'.,. -
retail, office and personal service uses, rather provides for C-5 commercial uses (e.g. self-
storage, warehousing, offices of contractors),
FLUE Objective 7 and relevant policies are stated below; each policy is followed by staff
analysis.
Objective 7:
In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The
Community Character Plan for Collier County, Florida, promote smart growth policies, and
adhere to the existing development character of Collier County, the following policies shall be
implemented for new development and redevelopment projects, where applicable,
Policy 7.1:
The County shall encourage developers and property owners to connect their properties to
fronting collector and arterial roads, except where no such connection can be made without
violating intersection spacing requirements of the Land Development Code.
[The proposed PUD does not presently abut an arterial or collector road. However, in Exhibit E,
Developer Commitments, Section A,2, the developer commits to provide right-of-way for the
future extension of Rattlesnake-Hammock Road and construct the north two lanes thereof, a
collector road as identified in the Transportation Element.]
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 PUD Master Plan is very general and does not depict land use tracts or internal
transportation features. However, Exhibit C, MPUD Master Plan, shows a total of three access
points; by default, if multiple lots/tracts or projects are developed, they will have to have internal
access. Also, Exhibit E, Developer Commitments, Section A.3, requires the site to be designed
to provide internal interconnections.]
Policy 7.3:
All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of land
use type. [Exhibit C, MPUD Master Plan, does not include interconnections to properties lying to
the north or west, due to the location of on-site and off-site preserves, and does depict access to
the east (presently the site of a local road), Exhibit E, Developer Commitments, Section A.3,
requires the site to be designed to provide interconnection to the east.]
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.
[No deviation is requested from the LDC requirement to provide sidewalks; therefore sidewalks
will have to be provided as required. Exhibit E, Developer Commitments, Section A.3, requires
the site to be designed to provide internal interconnections and connection to the east, including
for pedestrians and bicycles. Only a maximum of 48 units are proposed, all as multifamily. The
MPUD Master Plan includes 3.23 acres of preserve.
Page 120f21
Economic Element: Via provision for support medical uses, this MPUD is consistent with Policy
1,2, which states, in relevant part: "Collier County will support the opportunity for development
and establishment of ... additional medical related facilities in order to promote a continuum of
care to enhance the quality of life throughout the County."
REVIEW OF PUD EXHIBITS:
EXHIBIT A:
The Principal Uses listed below are appropriately denoted as the "support medical uses." The
double asterisk footnote shall be modified to indicate these uses are only allowed within the V.
mile distance area, as determined by staffs application of that FLUE provision OR these uses
shall be deleted, Petitioner disputes how to measure the II. mile distance and asserts the entire
PUD is eligible for these uses. Comprehensive Planning Staff acknowledges that the petitioner
disagrees with their opinion, and that the resolution of the location of the medical related land
uses will ultimately be made by the BCC as they determine GMP consistency.
A.3, Drug Stores and Propriety Stores (Group 5912);
A.IO, Hospital and Medical Service Plans (Group 6324)
A.17, Medical Eq:mpment Rental and Leasing (Group 7352);
A.18, Medical and Dental Laboratories (Groups 8071 and 8072);
A.20, Nursing and Professional Care Facilities (Groups 8051-8059); and
A.21,Offices and Clinics of: Doctors of Medicine, Dentists, Doctors of Osteopathy.
Chiropractors, Optometrists, Podiatrists, and Health Practitioners (Groups 8011-8049)
EXHIBIT C:
Amend the McMullen MPUD Master Plan to depict and clearly identifY (perhaps striping or
cross-hatching) only that area within the V. mile distance that is eligible for support medical uses,
Petitioner disputes how to measure the V. mile distance and asserts the entire PUD is eligible for
these uses. Comprehensive Planning Staff acknowledges that the petitioner disagrees with their
opinion, and that the resolution of the location of the medical related land uses will ultimately be
made by the BCC as they determine GMP consistency.
Based upon the above analysis, Comprehensive Planning s1aff finds the proposed MPUD
rezoning to be inconsistent with the FLUE, as noted above. However, it may be found consistent
IF the above amendments to Exhibits A and C are made. It is acknowledged the petitioner
desires to proceed to public hearings to debate the support medical uses issue.
Transportation Element: Transportation Platming staff has reviewed the Traffic Impact
Statement (TIS) atld has determined that the roadway network has sufficient capacity to
accommodate this project within the five-year planning period. Therefore, the subject
application can be deemed consistent with Policy 5.1 ofthe Transportation Element of the GMP.
Collier Boulevard (CR-951 ) Impacts: The first concurrency link north of the project impacted is
Link 34, Collier Boulevard (CR 951) between Davis Boulevard (SR 84) and Rattlesnake-
Hammock Road (CR 864). The project generates 55 p.m. peak hour, peak direc1ion trips which
represents a 1.68 percent impact on Collier Boulevard (CR 951). This segment of Collier
Boulevard (CR 951) is currently under construction, has a remaining capacity of 1,042 trips, and
is currently at Level of Service "B" (LOS "B") as reflected by the adopted 2008 Annual Urban
Inventory and Review (AUIR).
Page 13 of21
The first concurrency link south of1he project impacted is Link 35, Collier Boulevard (CR 951)
between Rattlesnake-Hammock Road (SR 84) and Tamiami Trail (US 41). The project
generates 29 P,J11. peak hour, peak direction trips on 1his link, which represents a 0.8 percent
impact on Collier Boulevard (CR 951), This segment of Collier Boulevard (CR 951) is currently
under construction, has a remaining capacity of 1,161 trips, and is currently at Level of Service
"B" (LOS "B") as reflected by the adopted 2008 AUIR,
Rattlesnake-Hammock Road (CR 864) Impacts: The first concurrency link west of the project
impacted by this project is Link 75, Rattlesnake Hammock Road (CR 864) between Collier
Boulevard (CR 951) and Polly Avenue. The project generates 47 p,m. peak hour, peak direction
trips on this link, which represents a 1.47 percent impact on Collier Boulevard (CR 951). This
segment of Rattlesnake-Hammock Road (CR 864) completed construction in 2008, has a
remaining capacity of 2,550 trips, and is currently at Level of Service "B" (LOS "B") as reflected
by the adopted 2008 AUTR. No subsequent concurrency segments are significantly impacted in
the peak direction during the P,J11, peak hour by this project.
Trip Generation Maximum: The applicant has proposed a mixed-use development with varying
square footage proposals for each use, The applicant has also provided a "Land Use Trade-off'
analysis demonstrating the maximum trip generation for three possible scenarios associated with
the proposed land uses. As such, the applicant has proposed a PUD commitment limiting trip
generation to a maximum of 423 p,m., peak hour, two-way trips that would allow adjustment of
the square footage allotted to each use at the time the respective uses are constructed.
Conservation and Coastal Management Element (CCME): This project is consistent with the
objectives of Policy 2,2.2 in that it attempts to mimic or enhance the quality and quantity of
water leaving the site by utilizing interconnected dry detention areas and lakes to provide water
quality retention and peak flow attenuation during storm events.
The Project will implement Policy 2,2,2, of the CCME through the utilization of the Best
Management Practices Matrix currently being promulgated by the South Florida Water
Management Dis1rict (SFWMD). Water quality treatment through the use of best management
practices in accordance with SFWMD criteria provide the necessary reasonable assurances that
adverse water quality impacts to receiving waters will not occur. The volumetric detention and
the control structures are designed so that the post-development peak discharge rate does not
exceed the pre-development peak discharge rate.
The Project is planned to incorporate natural systems for water management in accordance with
their natural functions and capabilities as may be required by Objective 1.5 of the Drainage Sub-
Element ofthe Public Facilities Element.
The Project will implement Policy 2.2.3 of the CCME by the use of appropriate biological and
mechanical controls in stonn water detention ponds. Manufacturers and U.S. Environmental
Protection Agency (EP A) guidelines for chemical use in aquatic habitat will be followed,
The Project implements Policy 6,1,1 of the CCME in that native preserves will be incorporated
into the Project design. The preserve area is depicted on the MPUD Master Plan. The preserve
area will be maintained tree from trash and debris and from Category 1 invasive exotic plants, as
Page 14 of 21
defined by the Florida Exotic Pest Plant CounciL The Project is consistent with Policies 6,1.1 (3)
and 6.2.6 of the CCME in that the Collier County native vegetation preserve area will be placed
under a conservation easement dedicated to Collier County. Land uses allowed in these areas
will be limited to those listed in Policy 6.2.5(5)d of the CCME and will not include any other
activities that are detrimental to drainage, flood control, water conservation, erosion control, or
fish and wildlife habitat conservation and preservation.
The Project is consistent with Policy 6.1.4 in that prohibited invasive exotic vegetation will be
removed from the project site.
The Project is consistent with Policy 6.1.8 by submission of this EIS document.
The Project is consistent with Policy 6.2,2 in that wetlands on-site have been delineated pursuant
to Section 373,019, Florida Statutes.
The Project is consistent with CCME Policy 7.1.2 in that a wildlife survey has been conducted in
accordance with the requirements of the Florida Fish and Wildlife Conservation Commission
(FFWCC) and the US Fish and Wildlife Service (USFWS).
GMP Conclusion: Based upon the above analysis, Comprehensive Planning staff finds the
proposed Mixed Use Plan Unit Development rezoning to be inconsistent with the Future Land
Use Element, as noted in the Consistency section above.
ANALYSIS:
Staff completed a comprehensive evaluation of this land use petition and the criteria on which a
determination must be based. These criteria are specifically noted in Land Development Code
(LDC) Sections 10,02.13 and 10.02.13 .BS The staff evaluation establishes a factual basis to
support the recommendations of staff. The Collier County Planning Commission (CCPC) uses
these same criteria as the basis for thc rccommendation to the Board of County Commissioners
(BCC), who in turn use the criteria to support their action on the rezoning request. These
evaluations are completed as separate documents and are attached to the staff report (See
Attachments A and B),
Environmental Review: Environmental Services staff has reviewed the PUD documents to
address any environmental concerns, The petitioner was required to submit an Environment
Impact Statement (EIS). The project contains 15,OH acres of SFWMD wetlands. The
construction of this project will result in impacts to 14.26 acres of SFWMD wetlands, This
project also contains 2.8 acres of native vegetation. A minimum of 15 percent of the native
vegetation or 0.42 acres is required to meet Collier County preservation requirements. The
MPUD Master Plan shows that 0.84010 acres of preserve area consisting of wetlands and uplands
will be preserved. An additional 2.39 acres if other agency preserves are also shown on the
MPUD Master Plan. No listed plant or wildlife species were observed during the 2007 survey.
However, during the 2003 and 2004 surveys, a listed wildlife species, the white ibis (Endocumis
albus) was observed,
Staff recommends approval with the following commitments which have been included in
Exhibit E "List of Developer Commitments."
Page 15 of21
1. There shall be a minimum of 0.84 acres of Collier County native preserve associated with this
MPUD. There shall be a minimum of 0.81 acres of created native preserve within the
required 0.84 acre Collier County native preserve area.
2, The following listed species management plans shall be submitted with the next site
development plan/plat development order request: Big Cypress fox squirrel, Eastern indigo
snake, Florida black bear, Florida panther.
Environmental Services Staff reconm1ends approval of the McMullen MPUD subject to the
following stipulation:
I. The project must obtain an Environmental Resource Permit from the South Florida Water
Management District prior to the issuance of any site plan approvals.
Transportation Review: Transportation Department staff has reviewed this petition and the
documents that accompany this request. Staff recommends approval with the following
commitments which have been included in Exhibit E "List of Developer Commitments."
1, Within 180-days of the request of Collier County, the developer shall install or make
payment in lieu of construction, at the discretion of the County, for a Collier Area Transit
(CAT) bus stop with shelter to serve this site. The developer shall make payment in lieu at
the time of Development Order application; or alternatively shall design and construct the
CAT bus shelter in a location approved by Collier County Alternative Transportation Modes
(A TM) department prior to certificate of occupancy (CO).
2. Within 90-days of the County's written request, the developer shall dedicate right-of-way
along the project's south property line for the future extension of Rattlesnake Hammock
Road. The required right-of-way shall be determined by Collier County, but shall not exceed
a width of 60 feet, and shall be conveyed in fee simple ownership to Collier County, Prior
to the issuance of the first CO, the developer agrees to construct the two north lanes of the
ultimate four total lanes of Rattlesnake Hammock Extension, and agrees to accommodate
storn1 water management for these two lanes, The fee simple conveyance of the right-of-
way, construction of the two lanes, and accommodation of water management shall be at no
cost to Collier County.
3. The site shall be designed to provide for future vehicular, pedestrian and bicycle
interconnection to adjacen1 properties to the east as generally depicted on the McMullen
MPUD Master Plan and will also be designed to provide for internal connectivity for
vehicles, pedestrians and bicycles,
4. Figure 1 (shown in Exhibit E of the PUD) depicts the contiguration of the Phase One Bridge
that is required to be constructed with the development of the Hammock Park Commerce
Centre CPUD, The Phase One Bridge has been designed to accommodate the full build-out
of the Hanm10ck Park Commerce Centre CPUD and McMullen MPUD. The Petitioner's
successors, or assigns shall pay its fair share of the design, permitting, and construction costs
for the Phase One Bridge depicted below in Figure I. The bridge fair share payment shall be
made to Collier County prior to the first development order approval. The County agrees to
Page 16 of 21
forward the fair share payment to the party, or parties responsible for construction of the
Phase One Bridge within 90 days of payment receipt.
5. The driveways are conceptual and shall meet access management requirements of Resolution
01-247, as amended. (Staff note: the easternmost driveway on southerly side of project may
not meet access management requirements as shown),
6. The total combination of allowable land uses on this site shall not be allowed to exceed the
maximum trip generation proposed in Scenario "1" in the TIS (423 p.m., peak hour trips).
The County may limit the square footage or the number of units of any building during any
subsequent development order based on the trip generation limit. Any future tenant change
that increases trip generation (i.e. general office to medical office) will require Transportation
review and may not be allowed if the total proposed trips exceed the maximunl impact listed
in this stipulation.
Utility Review: The Utilities Department Staff has reviewed the petition and notes the following:
This PUD is located within the Collier County Water/Sewer District and is subject to the
conditions associated with a Water and Sewer Availability letter from the Collier County
Utilities Division.
The Graphic Inventory Survey (GIS) shows that there is an existing 20-inch force main on
Rattlesnake Hammock Road within the vicinity of this development. Flow from this
development will be directed into this force main on Rattlesnake Hammock Road and onto the
South Central Regional Water Treatment Plant (SCRWTP).
This future development is located in the zone of the existing South Hawthorn Wellfield for the
Wellfield-SCRWTP expansion to 20 million gallons per day. The Rules and Regulations for
protection of wellfields shall be followed, All well sites and pipeline easements located on and
close to this project shall be shown on all future Site Development Plans (SDP's), Plans and
Plat's (PPL's) and any other site plan applications.
Emergency Management Review: Emergency Management staff provided the following
comments:
The McMullen MPUD is located in a Category 3 hurricane surge zone, which requires
evacuation during some hurricane events. While there is no impact mitigation required for this,
it should be noted that approval of this PUD increases the evacua1ion and sheltering requirements
for the county.
Zoning and Land Develovment Review: A discussion of this relationship, as it applies
specifically to Collier County's legal basis for land use plarming, refers to the relationship of the
uses that would be permitted if the proposed zoning action is approved, as it relates to the
requirement or limitations set forth in the FLUE of the GMP. The proposed uses, as stated in the
MPUD Ordinance, are not consistent with the GMP, as previously noted, However, the uses
could be found consistent if the medical support uses are limited to the y" mile distance from the
medical center and Exhibits A and B are revised accordingly.
As previously noted, this project is located on the north side of Rattlesnake Hammock Road (CR
Page 17 of21
~-_.
----_.._~_..,--
--,... .~-,-._,.._....
846) extension and proposes limited "heavy" commercial uses; contrac1or/builder offices;
architectural, engineering land surveying and attorney offices; personal indoor self storage
facilities; offices for management associations of various types of properties, fitness centers,
medical office offices and medical related uses, multi-family dwelling units, or some
combination of commercial and residential development, and group care units consisting of
independent living, assisted living and continuing care retirement communities. Group care
units shall have a floor area ratio (FAR) of 0.60,
The McMullen MPUD is buffered by a 100 to 142-foot wide preserve area from the undeveloped
land with an Agricultural zoning designation to the north. Located to the south and west of the
site is undeveloped agricultural zoned land. To the west of the site is Hammock Park Commerce
Center, approved for commercial and retail land uses. To the east of the McMullen MPUD site
is Swamp Buggy Days PUD and another proposed MPUD, the Toll-Rattlesnake DRVPUD, a
2,252010 acre MPUD that proposes commercial land uses on 39.6010 acres, various attractions to
include "swamp buggy races" on 45.9010 acres; and a golf course residential community. To
address the Swamp Buggy event noise, Zoning Staff makes the following recommendations:
1. The owner, or its successors and assigns, shall construct a berm and sound wall totaling 12
feet in height along the PUD property boundary adjacent to the Swamp Buggy grounds no
later than when the residential development or care unit development receives it first
certificate of occupancy.
2. In all sales documentation and literature for the sale of any portion of the PUD property, the
owner, or its successors and assigns, shall disclose to potential buyers the location of the
Swamp Buggy grounds,
3. All buildings and structures for residential and care unit development shall be designed and
constructed to be soundproofed with a sound level reduction (SLR) of 35. The
soundproofing may be accomplished by building design, choice of construction materials,
and execution of construction detail in accordance with generally accepted architectural and
acoustic standards.
The petitioner is not seeking deviations from the requirements of the LDC.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
The EAC heard this petition on December 3, 2008 and voted unanimously (8-0) to approve this
petition. There were no stipulations,
NEIGHBORHOOD INFORMATION MEETING (NIMh
Synopsis provided by Michele McGonagle, CDES Administrative Secretary:
The agent/applicant duly noticed and held the required NIM on October 8, 2008, at 5:30 p,m. at
the Edison College auditorium. In attendance were the applicant's team and county staff. There
were no people from the public present.
Page 18 of 21
The agent, Dwight Nadeau, opened the meeting at 5:30 p,m. In the event there were people who
attended the meeting late, the applicant's team and county staffremained on site until 6:00 p.m.,
at which time the meeting concluded.
RECOMMENDATION:
Staff recommends that the Collier County Planning Commission (CCPC) forward Petition
PUDZ-2007-AR-I1320 MCMULLEN MIXED-USE PLANNED UNIT DEVELOPMENT
(MPUD) to the Board of County Commissioners (BCC) with a recommendation of denial.
Comprehensive Planning Staff has reviewed the petition and has found that the proposed
development is not in compliance with the Future Land Use Element (FLUE) of the Growth
Management Plan (GMP) for Collier County and all other relevant goals, objectives and policies
of the GMP, This petition is not consistent with the GMP because the location of the support
medical facilities are located beyond a quarter of a mile of the medical center and not within a
quarter of a mile as required by 1he GMP. The distance shall be measured from the nearest point
of the tract that the hospital is located on or aJ2Proved for, to the QIQject boundaries of the sUQPort
medical facilities.
Accordingly, the location of the support medical facilities must be shown in Exhibit A to indicate
that all such uses will locate wi1hin the Y. mile standard above or will be found inconsistent with
this standard. Staff realizes that the petitioner understands the opinion of the Comprehensive
Planning Staff and disagrecs with Staffs opinion. Therefore, the resolution of the location of the
medical related land uses will be made as a policy decision by the Board of County
Commissioners.
Staff could recommend approval if the following changes are made to the PUD:
1, Amend the Exhibit A McMullen MPUD "Permitted and Accessory Uses" to identifY support
medical uses (within the Y. mile distance from the hospital),
2. Amend the Exhibit C McMullen MPUD "Master Plan" to depict and clearly identifY (with
striping or cross-hatching) only that area within the Y. mile distance that is eligible for
support medical uses.
3. The project must obtain an Environmental Resource Permit from the South Florida Water
Management District prior to the issuance of any site plan approvals.
4. The owner, or its successors and assigns, shall cons1ruct a berm and sound wall totaling 12
feet in height along the PUD property boundary adjacent to the Swamp Buggy grounds no
later than when the residential development or care unit development receives it first
certificate of occupancy.
5. In all sales documentation and literature for the sale of any portion of the PUD property, the
owner, or its successors and assigns, shall disclose to potential buyers the location of the
Swamp Buggy grounds.
6. All buildings and structures for residential and care unit development shall be designed and
constructed to be soundproofed with a sound level reduction (SLR) of 35, The
Page 190f21
" --_.-,-'.~_._._--_._...'_.._,
-,-. ~__- ._w_-. _.. .",_.,'_"'..'.""'""._.,...,,,.....___~,,_~~..,"_~,~~......._~_._.... _,."
'", '.,-," - ~ - .
__&_h__~___'_'_' .' _._,
soundproofing may be accomplished by building design, choice of construction materials,
and execution of construction detail in accordance with generally accepted architectural and
acoustic standards.
7, Vehicular, pedestrian and bicycle intercOllilection shall be provided between Tracts A and B.
Attachments: 1.
2.
3,
Rezone Findings
PUD Findings
1. Mile Border from Hospital
Page 20 of 21
PREPARED BY:
LAC ,PRINCIPAL PLANNER
OF ZONING AND LAND DEVELOPMENT REVIEW
REVIEWED BY:
~ 7.L;]~'
STEVEN T, WILLIAMS
ASSIST ANT COUNTY ATTORNEY
2 . 1'8', ocr
DATE
1. (1/ 0
D TE
RAY ND. BELLOWS, ZONING MANAGER
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
'/ 1f;. ~;ilJ2/)~
S SAN M. ISTENES, AICP, DIRECTOR
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
:2/20 /0;7
DATE
APPROVED BY:
J
Tentatively scheduled for the April 24, 2009 Board of County Commissioners Meeting
COLLIER COUNTY PLANNING COMMISSION:
MARK P. STRAIN, CHAIRMAN
DATE
Page 21 of 21
----
. ~,--,-..._--" --''''~._--'.- ",. ."
,-,~.,.,-_....",,~-,,"~_._..,-_._-~-_._-- --- -- ---,'-
__ ___..___~ . ___m_",""_,_,_,___,,,
Attachment 1
REZONE FINDINGS
PETITION PUDZ-2007-AR-11320
Chapter 10,03,05,1. of the Collier County Land Development Code (LDC) requires that the report and
recommendations of the Planning Commission to the Board of County Commissioners show that the
Planning Commission has studied and considered the proposed change in relation to the following,
where applicable:
I. Whether the proposed change will be consistent with the goals, objectives, and policies of
the Future Land Use Element (FLUE) and Future Land Use Map and the elements of the
Growth Management Plan (GMP).
Comprehensive Planning Staff has reviewed the petition and has found that the proposed
development is not in compliance with the Future Land Use Element (FLUE) of the Growth
Management Plan (GMP) for Collier County and all other relevant goals, objectives and
policies of the GMP, This petition is not consistent with the GMP because the location of the
support medical facilities are located beyond a quarter of a mile of the medical center and not
within a quarter of a mile as required by the GMP.
The distance shall be measured from the nearest point of the tract that the hospital is located on
or aQProvcd for. to the Q!Qiect boundaries of the sURport medical facilities, Stipulations to
ensure that the construction of the support medical facilities is concurrcnt with hospitals or
medical centers shall be determined at the time of zoning approval. Support medical facilities
arc not allowed under this provision if thc hospital or medical center is a short-term Icased
facility due to the potential for relocation,
Accordingly, the location of the support medical facilities must be shown in Exhibit A to
indicate that all such uses will locate within the V. mile standard above or will be found
inconsistent with this standard, Staffrealizes that the petitioner understands the opinion of the
Comprehensive Planning Staff and disagrees with Staff s opinion, Therefore, the resolution of
the location of the medical related land uscs will be made as a policy decision by the Board of
County Commissioners.
2. The existing land use pattern.
As described in the Staff Report, the subject site is surrounded by undeveloped land with an
Agricultural zoning designation; by thc Swamp Buggy Days PUD to the east To the south of
the subject site is the proposed Toll-Rattlesnake DRI/PUD, a 2,252010 acre Mixed-use Planned
Unit Development (MPUD) for a project known as the Toll-Rattlesnake MPUD that proposes a
maximum of 650,000 square feet of gross leasable conmlercial floor area on 39,6010 acres,
various attractions to include "swamp buggy races" on 45,9+ acres; and a maximum of 1,889
dwelling units (at a maximum of 0,84 dwelling units per acre) within an 18-hole golf course,
Attachment 1
REZONE FINDINGS
PETITION PUDZ-2007-AR-11320
Page 1 of 5
Located to the south west of the site is undeveloped agricultural zoned land, To the west of the
site is Hammock Park Commerce Center, approved for 160,000 square feet of commercial and
retail uses,
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The subject parcel is of sufficient size that it will not result in an isolated district unrelated to
adjacent and nearby districts. It is also comparable with expected land uses by virtue of its
consistency with the FLUE of the GMP.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The district boundaries are logically drawn as discussed in Items 2 and 3 above,
5. Whether changed or changing conditions make the passage of the proposed land use
change necessary.
The growth and development trends, changing market conditions, specifically the development
of the site with mixed uses, and the development of the surrounding area, support the proposed
PUD. The PUD is not necessary, per se, but it does seem appropriate. This site is located
within an area of active development with a mixture of commercial and residential uses being
constructed or projected. The proposed PUD rezoning is appropriate, as limited in the PUD
document and the PUD Master Plan based on its compatibility with adjacent land uses,
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed change should not adversely influence living conditions in the neighborhood. As
previously noted in the Staff Report, this site surrounded on the north, east south and west by
proposed land uses that are similar to this, In addition, the required buffers are deemed to
adequately mitigate any adverse impact from this project.
However, concern about potential noise complaints regarding the development of residential
and care units in this PUD was expressed by a representative from the Swamp Buggy Grounds.
The noise generated by Swamp Buggy events would not be compatible with residential and
care unit development. If Staff recommendations as listed in the Staff Report are followed,
then the noise impacts to residential and carc unit development might be mitigated.
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.
Attachment 1
REZONE FINDINGS
PETITION PUDZ-2007-AR-11320
Page 2 of 5
Evaluation of this project took into account the requirement for consistency with the applicable
policies of the Traffic Element of the GMP and the project was found consistent with those
policies, Additionally, the transpOliation improvements are contained in Exhibit "E" of the
PUD document and are recommended in order to mitigate the project's traflic impacts on the
local road network,
8. Whether the proposed change will create a drainage problem.
The proposed change should not create a drainage problem since every project approved in
Collier County involving the utilization of land for some land use activity is scrutinized and
required to mitigate all sub-surface drainage generated by developmental activities at the time
of subsequent development order approval.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
All projects in Collier County are subject to the development standards that are unique to the
zoning district in which it is located, These development standards and others apply generally
and equally to all zoning districts (i,c. open space requirement, corridor management
provisions, etc,) were designed to ensure that light penetration and circulation of air does not
adversely affect adjacent areas, Staff is of the opinion that the proposed development standards
will not adversely impact light and air to the adjacent properties,
10. Whether the proposed change will adversely affect property values in the adjacent area.
This is a subjective detcnnination bascd upon anticipated results which may be internal or
external to the subject property, and which can affect property values. Property valuation is
affected by a host of factors including zoning; however, zoning by itself mayor may not affect
valucs, since value dctermination by law is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
Bccause the proposed change is consistent with the GMP (as stipulated), the project will not be
a deterrent to the improvement of adjacent properties, Furthermore, the basic premise
underlying all of the development standards in the Land Development Code is that their sound
application, when combined with thc site development plan approval proccss and/or
subdivision process, gives reasonable assurance that a change in zoning will not result in
deterrence to improvement or development of adjacent property,
As previously stated, the neighboring Swamp Buggy Grounds has expressed concern over
noise complaints that might arise if residential or care units are developed within the McMullen
PUD. If Staff recommendations as listed in the Staff Report are followed, then the noise
impacts to residential and care unit development might be mitigated,
Attachment 1
REZONE FINDINGS
PETITION PUDZ-2007-AR-11320
Page 3 of 5
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasting with the public welfare.
The proposed development does not comply with the Growth Management Plan, a public
policy statement supporting Zoning actions when they are consistent with said Plan. This
petition does not comply with the GMP because it allows medical uses beyond the Y. mile
hospital location limit established by a site specific amendment outlined in the GMP. In light of
this fact, the proposed change constitutes a grant of special privilege,
Consistency with the FLUE is further determined to be a public welfare relationship because
actions consistent with plans are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The property can be used for agricultural purposes, however, any petition for a change in land
use is reviewed for compliance with the GMP and the LDC with the Board of County
Commissioners ultimately ruling what uses and density or intensity is approved or, on the
contrary, if the petition is denied. This petitioner is proceeding through the proper channels to
garner that Board ruling,
14. Whether the change suggested is out of scale with the needs of the neighborhood or the
County.
Staff is of the opinion that the proposed development complies with the Growth Management
Plan (as stipulated), a policy statement which has evaluated the scale, density and intensity of
land uses deemed to be acceptable throughout the urban designated areas of Collier County.
15. Whether it is impossible to find other adequate sites in the County for the proposed use in
districts already permitting such use.
While there are other sites zoned for the same or similar uses, each zoning petition is reviewed
on its own 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 of this site would require considerable site alteration with the proposed use
of this site.
Attachment 1
REZONE FINDINGS
PETITION PUDZ-2007-AR-11320
Page 4 of 5
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 LDC regarding
Adequate Public Facilities.
A multi-disciplined team responsible for reviewing jurisdictional elements of the GMP and the
LDC public facilities requirements has reviewed this land use petition and found it consistent
and in compliance for zoning approval. A final determination whether this project meets the
full requirements of adequate public facilities specifications will be determined as part of the
development approval process,
Attachment 1
REZONE FINDINGS
PETITION PUDZ-2007-AR-11320
Page 5 of 5
Attachment 2
PUD FINDINGS
PUDZ-2007 -AR-11320
Section 1O,02,13.B.5 of the LDC of the Collier County Land Development Code requires the Planning
Commission to make a finding 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.
Finding: Jurisdictional reviews by County staff support the manner and pattern of
development approved and developed for the subject property, Development conditions
contained in the proposed McMullen MPUD document give assurance that all infrastructures
will be developed consistent with County regulations, The proposed amendment will not
adversely impact the approved mitigation measures that assure compliance with Level of
Service relationships as prescribed by the GMP,
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments, or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing operation
and maintenance of such areas and facilities that are not to be provided or maintained
at public expense.
Finding: Documents submitted with the application provide evidence of unified controL The
MPUD document makes appropriate provisions for continuing operation and maintenance of
common areas.
3. Conformity of the proposed Planncd Unit Development with the goals, objectivcs, and
policies of the Growth Management Plan (GMP).
Finding: County staff has reviewed this petition and has offered an analysis (see staff report)
of the relevant goals, objectives and policies of the GMP offering a recommendation that this
petition be found inconsistent with the overall GMP,
This petition has been found inconsistent with the GMP because the medical uses have not
been restricted to locations within the y,. mile hospital boundary,
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
Finding: If the Staff recommendations listed in the Staff Report are followed, than this
petition can be found compatible, both internally and externally, with the proposed uses and
with the existing surrounding uses,
Attachment 2
PUD FINDINGS
PETITION PUDZ-2007-AR-11320
Page 1 of 2
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
finding: The amount of open space set aside by this project is consistent with the provisions
of the Land Development Code.
6. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
Finding: Timing or sequcncc of development in light of concurrency requirements does not
appear to be a significant problem as part of the PUD process, but the project's development
must be in compliance with applicable concurrcncy management regulations when
development approvals are sought.
7. The ability of the subject property and of surrounding areas to accommodate
.
expansIOn.
finding: If "ability" implies supporting infrastructure such as wastewater disposal system,
potable water supplies, characteristics of the property relativc to hazards, and capacity of
roads, then the subject property has thc ability to support expansion based upon the
cOllUllitments made by the petitioner and the fact that adequate public facilities requirements
will bc addressed when development approvals are sought.
8. Conformity with PUD regulatious, 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.
finding: This criterion essentially requires an evaluation of the extent to which development
standards and deviations proposed for this MPUD depart from development standards that
would be required for the most similar conventional zoning district. The development
standards in this MPUD are similar to those standards, The petitioner is not seeking any
deviations,
Attachment 2
PUD FINDINGS
PETITION PUDZ-2007 -AR-11320
Page 2 of 2
o
~
III
oc:
W
...J
...J
o
o
RATTLESNAKE
HAMMOCK RD
MCMULLEN EAST
MPUD
9.79 Acres
COLLIER REGIONAL
MEDICAL CENTER
o
,.
,~
_F...
DUTA"'
CON"5ULT1NG
..... "" '.L .L
. P",".an~ ,Vl",,,I~",,,",
.Ci"" E"~"",ri.~ .S'n',yi"~ ~ M"wln~
1.00'
Medical Related / Office
1/4 Mile Border from Hospital
.- .._-,,-~._-~-~..__..._~~-
6
N
Prepared 8y: vjpellegTi~a
Printing Dais: June5 2007
;:ile:T:lProjeclsI200siOB-Q020 McMullen CPA
HMA.mxd --
Attachment 3
............,..,-
,,--~..~.,"...~-~._.~-~~,._~,,~ .-.,------
._-... .-
_._--="'~'"-..
,. _ --"--..__.."'"'''"............,..._..w.-..
~.,~._._;"
,,-,.,,_..
ORDINANCE NO, 09 -
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 2004-41, AS
AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE WHICH INCLUDES THE
COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA BY AMENDING THE APPROPRIATE ZONING
ATLAS MAP OR MAPS; BY CHANGING THE ZONING
CLASSIFICATION OF THE HEREIN DESCRIBED REAL
PROPERTY FROM RURAL AGRICULTURE (A) ZONING
TO MIXED-USE PLANNED UNIT DEVELOPMENT
(MPUD) TO BE KNOWN AS MCMULLEN MPUD FOR A
MIXED-USE DEVELOPMENT WITH A MAXIMUM OF
185,000 SQUARE FEET OF COMMERCIAL, AND UP TO 48
MULTI-FAMILY DWELLING UNITS, GENERALLY
LOCATED ONE- HALF MILE EAST OF COLLIER
BOULEV ARD (CR 951) ON RATTLESNAKE- HAMMOCK
ROAD EXTENSION, IN SECTION 14, TOWNSHIP 50
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA,
CONSISTING OF 19,32 010 ACRES; AND BY PROVIDING
AN EFFECTIVE DATE.
WHEREAS, Robert 1. Mulhere of RW A, Inc., and R. Bruce Anderson, Esq., of
Roetzel, & Andress, representing Sembler Retail II, Inc" and the Sembler Family
Partnership #42, petitioned the Board of County Commissioners to change the zoning
classification ofthe herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
The zoning classification of the herein described real property located in Section
14, Township 50 South, Range 26 East, Collier County, Florida, is changed from Rural
Agriculture (A) Zoning District to Mixed-Use Planned Unit Development (MPUD)
Page I of2
Zoning District to be known as McMullen MPUD in accordance with the McMullen
MPUD Document, attached hereto as Exhibit "A" and incorporated by reference herein,
The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41,
as amended, the Collier County Land Development Code, is/are hereby amended
accordingly,
SECTION TWO:
This Ordinance shall become effective upon filing with the Florida Department of
State.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this
day of
,2009,
ATTEST:
DWIGHT E. BROCK, CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
,Deputy Clerk
BY:
DONNA FIALA, CHAIRMAN
Approved as to form
and legal sufficiency:
L7. LJJ1~
Steven T. Williams
Assistant County Attorney
Attachments: Exhibit "A" - Permitted and Accessory Uses
Exhibit "B" - Development Standards
Exhibit "C" - Master Plan
Exhibit "D" - Legal Description
Exhibit "E" - Developer Commitments
07-CPS-00609/4 STW 12-29-08
Page 2 of2
-- -, --..--,....----.,..- ,--'-'-~,-~~~<.._,-
_n_..>.__._.~...._.. . _ ",^"'''',..._<',>___',"'.~''''___''_'.__'_''_' _,,_ ~,_.'_'''___''_'''~_ __ ", ....,
"'" ,,'
,', "
",," .,
Page One " ,
EXHIBIT A
McMullen MPUD
PERMITTED AND ACCESSORY USES
.. ..' ".. '.' " '.. . .:. '
. "'. ': ~ '-:.' ':"". ...." . ....::., ..::. .::.-.,. .
Date: 07-27-07 (RevIsed 2-10-09)
This Mixed -Use PUD may be developed entirely with cornrnercialland uses, or partially developed with residential land uses
in a separate development tract with commercial land uses in another development tract, or developed as a mixed use project
with residential land uses constructed over commercial land uses in the same building or buildings. Buildings containing only
residential land uses may only be developed in Tract B.
I PERMITTED USES in Tract A, as depicted on Exhibit C, MPUD Master Plan:
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the
following:
A. Principal Uses:
1. Residential Multi-Family Dwelling Units integrated into a mixed use building containing residential dwelling
units above commercial land uses;
2. Business Consulting Services, Not E]sewhere Classified (Group 8748);*
3. Drug Stores and Proprietary Stores (Group 59] 2);**
4. General Contractors-Industria] Buildings and Warehouses (Group ]541);
5. General Contractors-Nonresidential Buildings, Other than Industrial Buildings and Warehouses (Group 1542);
6. General Contractors-Residential Buildings, Other Than Single-Family (Group 1522);
7. General Contractors (Group 1521);
8. General Warehousing and Storage, for use by contractor/builder construction trades located within this MPUD
only (Group 4225);
9. Persona] Indoor Self-Storage Facilities:****
10. Hospital and Medica] Service Plans (Group 6324);**
11. Legal Services (Group 8111); *
12. Engineering Services (Group 87] 1)*
13. Architectural Services (Group 8712)*
14, Surveying Services (Group 8713) *
15, Management Consulting Services (Group 8742);
16. Management Services (Group 8741);
17. Medical Equipment Rental and Leasing (Group 7352);**
18. Medical and Dental Laboratories (Groups 8071 - 8099)'*
19. Mortgage Bankers and Loan Correspondents (Group 6162);
20, Nursing and Personal Care Facilities (Groups 8051 - 8059)"
21. Offices and Clinics of: Doctors of Medicine, Dentists, Doctors of Osteopathy, Chiropractors, Optometrists,
Podiatrists, and Health Practitioners (Groups 8011 - 8049);"
22, Physical Fitness Facilities (Group 7991);
23. Care Units (Group 8361, therapeutic care that may include, but not limited to Independent Living, Assisted
Living and Continuing Care Retirement Communities);
24 Special Trade Contractors, Not Elsewhere Classified (Group 1799);
25, Title Abstract Offices (Group 6541); and
26. Title Insurance (Group 6361),
27. Any other principal use which is comparable in nature with the foregoing list ofpennitted principal uses
and deemed to be consistent with the Future Land Use Element of the Growth Management Plan, as
determined by the Board of Zoning Appeals ("BZA") by the process outlined in the LDC.
B. Accessory Uses:
1. Accessory uses and structures customarily associated with the permitted principal uses and structures, including,
but not limited to:
a) Water management lakes and facilities;
b) Parking facilities, including parking garages accessory to pennitted uses;
c) Caretaker's residence accessory to commercial development;
2. Lumber and Other Building Materials Dealers (Group 5211); limited to 5,000 square feet***
3, Paint, Glass, and Wallpaper Stores (Group 5231); limited to 5,000 square feet'**
4. Any other related business which is accessory to offices for various contractor/builder contractor construction
trade specialist or, to warehouse space for various contractor/builder contractor construction trade occupants, as
determined by the Planning Services Director, or designee, limited to 5,000 square feet ***
5. All accessory uses permitted in Tract B;
6. Accessory uses and structures customarily associated with residential principal uses and structures when a mixed
use development is pursued.
Reference Executive Office of the President, Office of Management and Budget, Standard Industrial
Classification Manual, 1987 Edition
.,,_.._~.-
...--..----.. .-,...-....-,..-.. .....- ..~._-_-.<"~-_..- ...-.. -"
- '" _...~..,_ ...~,~....._. r ".....___,~...O'_..'__...._,__
-'''--'--~-
EXHIBIT A
"-':i::.:::...:-:v..":'n.<::-:._.,,','.::.-::.....: ", <:"1>
PER"'I1TE~C:g~R~~~~fQ\USES, '. .., . ','.
::>i.,iJ':"~,y-_:.-_-:.:.'-:;+_.;'::l;;;;>,_'.-.:y::;:::.T+0:j)!:iVth::<:f:l"V::/,:;"":',,;i.>"'::;;; : .. \","" ~." ,,-.,:>.:8;;:: '<;> ,:-:;::',:'" ."
.. ',,'::':>k>{;c::':""': -j!T:;:>:-::::Ek:;\n{;:~::~~f:t~:1;:~!';-:,~-':!Sf:-"::::.-;:::~:;::,':-:__::_::/{:L- <i y;'t;;..':,,:;:;' Li::;,:::';:::':::::~^' .:; : -~: ::;:,C,::; .. :;;',:',_ ..
, Dale:. 1-28-09 (Revised2-1~9),.
II PERMITTED USES in Tract B as depicted on Exhibit C, MPUD Master Plan:
;-.Jo building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the
following:
A. Principal Uses:
1) Residential Multi-Family Buildings;
2) All land uses permitted in Tract A unless Tract B is developed as residential only;
B. Accessory Uses:
1. Accessory uses and structures customarily associated with the permitted principal uses and structures, including,
but not limited to:
a) Clubhouses and other recreational facilities accessory to residential development;
b) Water management lakes and facilities;
2. All accessory uses permitted in Tract A unless Tract B is developed as residential only;
3. Accessory uses and structures customarily associated with commercial principal uses and structures when a
mixed use development is pursued, including, but not limited to:
a) Parking facilities, including parking garages accessory to permitted uses;
b) Caretaker's residence accessory 10 commercial development;
4. Lumber and Other Building Materials Dealers (Group 52] 1); limited to 5,000 square feet***
5. Paint, Glass, and Wallpaper Stores (Group 5231); limited to 5,000 square feet***
6. Any other related business which is accessory to offices for various contractor/builder contractor construction trade
specialist or, to warehouse space for various contractor/builder contractor construction trade occupants, as
determined by the Planning Services Director, or designee, limited to 5,000 square feet ***
Limited to 92,500 building square feet. lThe Future Land Use Element of the Growth Management Plan (GMP) allows offices for
various contractor/builder construction trade specialists, inclusive of the ofliccs of related professional disciplines and services that
typical1y scrve those construction businesses or othen.vise assist in facilitating elements of a building and related infrastructure,
including but not limited to architects, engineers, land surveyors and attorneys, but limits these oflices of related professional
disciplines to 92,500 total building square feet. Warehouse space for various contractorlbuilder construction trades occupants does not
fall under that limitation.]
** These uses are permitted under the GMP as "support medical uses."
*** Businesses, including but not limited to, lumber and other building materials dealers, paint, glass, and wallpaper stores, garden supply
stores, are pcnnitted but only as accessory uses to offices for various contraetor/builder construction trade specialists or accessory to
\varehouse space for various contractor/builder construction trades occupants.
**** Limited to a maximum of92,500 building square fed.
.
Tobles 1 and 2 below set forth the development standards for land uses within this Mixed-Use PUD (MPUD),
Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as
of the date of opproval of the SDP or Subdivision plat.
MAXIMUM DENSITY AND INTENSITY:
This MPUD may be developed entirely with allowable commercial uses, partially with residential uses, or as a
mixed commercial and residential project. Accordingly, the MPUD intensity shall be as follows:
Residential Density: Residential Density shall be limited to 48 multi-family dwelling units (du). The residential
intensity of 48 multi-family dwelling units shall be achieved through the utilization of Transferable Development
Rights (TDRs) (19,32 ocres x 2.5 du/acre). If TDR's are not utilized, residentiol sholl be limited to 29 multi-
family dwelling units (19.32 acres x 1.5 duj acre) and the commercial limit shall be increased to 124,600
square feet of medical related and medical support facilities. At time of SDP application, documentation
(individual TDR tracking numbers) will be required for each TOR credit required by the SDP;
Commercial (ntensity: Commercial intensity shall be limited to a maximum of 185,000 square feet of any
combination of allowable commercial uses, however in no case shall the trip generation rate exceed 379 PM
Peak Hour T ripsl as identified in the TIS. In no case shall the total allowable commercial intensity exceed
1851000 square feet. Various commercial uses, either individually or in aggregate are further restricted as set
forth under MPUD Exhibit "A",
Care Unit Intensity; The intensity of any care unit shall be limited to a Floor Area Ratio (FAR) of 0.60.
Qperational Characteristics for Care Units
Care Units may be composed of one or more types of care/housing facilities. These care/housing types include, but
are not limited to independent living, assisted living, and nursing homes1 each of which 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:
. There shall be on-site dining facilities for the residents, with food service being on-site, or catered;
. Group transportation services shall be provided for the resident's needs;
. There shall be an onsite manager/activities coordinator to assist residents1 and shall be responsible for
planning and coordinating stimulating activities for the residentsj
. A wellness facility shall be provided on-site to provide for exercise and general fitness opportunities for the
residents.
"-_.--'_......,~~.-----"'._......_.--...... .
_._.._-~_.........~...."'.'~._~. "
~..~.__,...~.._____~"M ..,_
-----....-------,--..-"'"". -. ....,..-..-
,',', ,
,,' ;
~ ,,' ." ,
,..,......
",,"';,",
EXHIBIT,B", i
",.;. ::' '/.....";,."'..;;:,,:,;....:'..<<':'0/>>:'.:\),,,;;\.:&/'..;>:,./:. <;..::>: :;,>'~;: ..',';:":, ;;:.,;." ,..,..,,,.." "'" ....;..;'. ,:;,'
,,,:' U:;> ,:;:('::McMullen;MPUD;~!$i;':;:,..::~<;r<lrkL\}2!"'; "i:;;::;::;<" ".. ',',:::> ::' '", ',"':.
DEVELOPM~NTST~DAiU)S '~:, ",.,' ",' '
,:.':::',:': .. :::::L;:::.~ C;" ,,',~ 'si:iiiH:;\ ;::;;:;;:;!,!::Jc:':::"":;", <T.:"ji~:,,:~;i:(iN,j,G,h,jl;r;;)!';t;:c'~(j\{::;li[::1~i,i!tR~Ii::::';,~m:i';'\':::,U:':L1:':;'[:(J;::;;:';
, Dale, 07"27.;o7:lRevlsed, 2,1 0-09) i','I,'
, ," '.' ':;': '''i .~", >>;:;':';,:+:::;::;:;~:;,?:, i':;::':::~\:;'<)i::;:,;::',;:;~rL:" :;:';t,:,',[:,,: ::;,,:
'" ; " ,,,,. , " ,"..
.....,.",
,.i;::' :::.....,
':;"';':"".,,,: .' ''''','.:'' ,', ,"
. " ".... "" '~",,, ".., ,
,..c......_........,' ""'<.:,,< '0 "."".'".(;'
;",:?:'>-,,:,:,:,;",' '"..;':;':' ":'if:>
,"",;:<""",';:::';'-;,.' ", ........ "":':'.':.; -",
';:,;' <j::j1iig;::_:;>~:)-"i,;:iL';:t>:>:, -: .;::-::~ w'
:L': :~,,?p-: 'a';'~g)~e:i:;::T<:w:j;;::aY';Y;:::>+:5_;j':~,:;::' . '" ,j'" ::::;' :<;:
''':;'Y:;'; (" ..,..,t:c.,:,,_:>_,(':r,,'::::<;Y:C,/ . X_" ","', ,-
........--,..,
"".,,--
"'"",,,''''
",..."., ,..,.......' "'V',
:"'-L'<< ',:.:.,,,",0;,,
GENERAL: Except as provided for herein, all criteria set forth above sholl be understood to be in relation to individual
parcel or lot boundary lines, or between structures. Condominium, and/or homeowners' association boundaries shall not be
utilized for determining development standards. {f this project is developed in multiple plotted tracts, at the time of the
application for subdivision plat approval for individual tracts, a lot layout depicting minimum yard setbacks and the
building footprint shall be submitted.
TABLE I
DEVELOPMENT STANDARDS FOR TRACT A, AND/OR TRACT B FOR A COMMERCIAL PROJECT,
OR FOR A COMMERICAL/ RESIDENTIAL MIXED-USE PROJECT
DEVELOPMENT STANDARD PRINCIPAL USES ACCESSORY USES
Includin Residential Care Unit
MINIMUM LOT AREA 10.000 SQUARE FEET N/A
MINIMUM LOT WIDTH 1 00 FEET N/A
--"-_....~.---~
MINIMUM YAROS (MEASURED FROM EXTERNAL PUO 25 FEET 25 FEET
BOUNDARY OR RESIDENTIAL DEVELOPMENT BOUNDARY)
PRESERVE SETBACK 25 FEET 10 FEET
LAKE SETBACK (MEASURED FROM LAKE MAINTENANCE 5 FEET o FEET
EA5EMENT)
MIN. DISTANCE BETWEEN 15 FT. OR V2 THE SUM OF 10 FEET
STRUCTURES BUILDING HEIGHTS *
.
MAXIMUM ZONED HEIGHT (PRINCIPAL STRUCTURES) 50 FEET 25 FEET
,_._.~, -'-
MAXIMUM ACTUAL HEIGHT 62 FEET 30 FEET
MINIMUM FLOOR AREA 700 FEET N/A
MIN. GROSS LEASABLE AREA PER UNIT 700 SQUARE FEET** 100 SQUARE FEET**
*
Whichever is greater
Not applicable to Core Unit
*.
.L.AtiDSCAPE BUFFER EXHIBJI
THE FOLLOWING lANDSCAPE BUFFER SHAlL BE REQUIRED WHEN MIXED-USE AND/OR
COMMERCIAL DEVELOPMENT OCCURS NEXT TO RESIDENTIAL DEVELOPMENT.
EVELOPMENT
BOUNDARY
COMMERC~ OEVELOPMENT
RESIDENTIAL DEVELOPMENT
25' SETBACK
25' SETBACK
.
.',;
"
(FENCE/WALL
15' BUFFER
lYPE -S"
10'
MIXED-USE OR
COMMERC~
BUILDING
'a.
15' BUFFER
lYPE "S"
RESIOENTIAL
BUILDING
~!!
,
\11
,-\,.
GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual
parcel or lot boundary lines, or between structures. Condominium, and/or homeowners' association boundaries shall not be
utilized for determining development standards. If this project is developed in multiple platted tracts, at the time of the
application for subdivision plot approval for individual tracts, a lot layout depicting minimum yard setbacks and the
building footprint shall be submitted.
TABLE II
DEVELOPMENT STANDARDS FOR RESIDENTIAL LAND USE TRACT B (NOT MIXED-USE)
DEVELOPMENT STANDARDS
MULTI-
FAMILY
CLUBHOUSE/
RECREATION BUILDINGS
PRINCIPAL STRUCTURES
LAKE SETBACK (MEASURED FROM LAKE
MAINTENANCE EASEMENT)
MIN. DISTANCE BETWEEN STRUCTURES
-
2,500 S.F. PER UNIT 5,000 S,F,
100 FEET 50 FEET
700 S,F,/D.U, N/A
25 FEET 25 FEET
25 FEET 25 FEET
25 FEET 25 FEET
N/A 15 Feet
5 FEET o FEET
MINIMUM LOT AREA
MINIMUM LOT WIDTH
MINIMUM FLOOR AREA
SETBACK FROM COMMERCIAL ONLY
TRACTS
SETBACK FROM MIXED.USE TRACTS
SETBACK FROM EXTERNAL PUD BOUNDARY
SETBACK FROM RESIDENTIAL TRACTS
15 FEET or '/2 the sum of BH*
15 FEET or '/2 the sum of BH*
MAX, ZONED BUILDING HEIGHT
MAX, ACTUAL BUILDING HEIGHT
PRESERVE SETBACK
40 FEET
50 FEET
25 FEET
30 FEET
45 FEET
25 FEET
ACCESSORY STRUCTURES
SETBACK FROM COMMERCIAL TRACTS
25 FEET
10 FEET
SETBACK FROM EXTERNAL PUD BOUNDARY
SETBACK FROM RESIDENTIAL TRACTS
25 FEET
N/A
25 FEET
15 Feet
MIN, DISTANCE BETWEEN STRUCTURES
MAX, BUILDING HEIGHT NOT TO EXCEED
PRESERVE SETBACK
S.P.S. :::::: Same os Principal Structures
BH :::::: Building Height
15 FEET
25 FEET
10 FEET
15 FEET
25 FEET
1 0 FEET
*
Whichever is Greater.
-'~'._-'---~--"~ ~
--_...'~-
.,. --..... ,..~"~~..,",
'-'".._~_..~..
_._~,~. ."....._-~,
- --".,,-_.._-
-,.-..,,--
'C<
, ~ .,.,,, ",
,
."
"
"
i,
,
'.i'
.-:J
<
,
n
~
,:')
,
,
''C)
, ,
"~;
,
..
,:",
..,
.. ,-, ,..~
'-'-'IX'
SEMB1.ERFA,\.fn,y
PAHT1\'ERSIIIP, L TD
,I\.1cMULLEN ,\1PUD
EXHIBIT r
.""'."'"
'" ,W M
~,'~
.....'"
"--"""<.'"
...
,'M"'
''''.''''0.,'
,~'"
'.k,;'
'.",,,"'-h
,,,-',.
,'".
AIPUD MASTER Pl..Af\,
*" .._>
'''''',
",
>'i,,_
'T
....'
EXHIBIT C ,
.. ,,- ~' " -
, McMuJ"inMP-Uo',-"
"'t>PD' MAlrE!', 'i'~l~N
-'" ",' ",', "'ti,,;;;Q;r'~.",~,-" ,
, , -''' "" ," / '-"~' "
, ,'" , ,.' ~-' ,,,, ,
-' . ~ ,
" ,)C"
",'
,,,.....,
-;c,"
, .""
""'_.,"',~,
".0,"
I
,
,
.--.~._----
,
"
1
"
"
!:
q
,
'I
!'...
I,
',;
'I
l
.1
,'T.
r
,
,
Ii
,II
,I,
'.iI
.
:~ I ..
"j
/}
,
1
-\".-
" ,
"', '
, ,
!I;': I,
-I, - \)
. '"
h~;:r\t---
""1:1',,
,J!"
:! \11 'il
I'LlI,c.
"I'
""
p'i,:
,
'I
'.-..--.-,.-
,
I
I
1
il
1,11
! I
L
W,.
;\. ;1 :~: :,
- -'I
,
I
I
,
,
,,"
/."
'.'"
'"
-'
,j
I'
1
I
I
--'I
;-
':"-i
"
,
I
l
\
-{
',I
. "
'iI
L
W.....;>,;
'I ::i'
c'"
I
,
'I
,
d
"i
':1
"
,
,
"
I
1
'I'
,
"
I'
1\
II--
,
,
>:
-'
I
, ,
..
'",(
"f
,'(.,I
~, -. ".:
, ~~"
1'"'1
..'
',---
,j
,
,""..
-.".'--.--..-."
..,
./,
Date: 07-27-07 {Revised 2-11-09j
,
L
';{'
"
..
" ~
,,':;'
..
,
,
, ..
,"~
..
~.''''
"
..
..
",-,;--',,-".''''''''.'.'
-.."
".,"',
-r---
",',
-,'
~"
"--,,
..
."
,
!,-'
e",C'
e,.,."
",.,
-'"
" r. ~.
'" ,.
"
"
"
...,
"
"n
."
-,
.
",:
".
,
\
: ..
"~) ~'-f;
t""-,,
:\~," I'
, '"
, '
-
.--"",,--..
.;:,J-
,..,
'i/"
"i
,
~'. '.
~' L
'C",
~
a
~~
;>c
. cnr
^'"
"';' >-3r
"
, t"r1trj
~Z
~~
Z>-o
C
U
''',,,
,
O;?;
"c:
,......--
D\X1A ~~~.'m
CONSUL-TINO t.1..u~
.a......... ,.... ....~&Mrq""'*
----........--..""
'''''-'--~ ,---
,---_.......
-,~-,~ .....-.
--.-------.--..---.-.--.---..r-
, I
,
I,
(i
I
ti
;~' .,____"_.___n_______..._.",.,...m~\. _...._ ~
'.!
IT[
-J!'
I,'J
,"
_\1
Ii:
I ~ (
"
'1'1
Ii
-----------1"-..,
o
c
o
0_
~",.
'-
"''''
,.~
,",-'
"
.
,-
"'
,
g
c
C
......._.__..__.m
,
,
1
I
I
,.,is
>
R;f,
"':.
Ji
_n.__~._.__
"-~..,I',
I
,
,
'n -----1"
,
,
ii
Ii
t._
,!
,
----- -- - ______. _________._______ ....u...___...._,.'___._ __._ _~_
11 '. ..
"__n~ __ .~=~_ .t;$,-~'_': ~~~~:
. I
-'
':!
"
__-"._n
.__L_.._
,
..---..--
--'---.c.--
-----",..-
,
,
-,.--~--.~"-.
-- .-- ----------~-1
--.....:'>..--.--
'.
,
--:~:::_-::.:...-:::_~:_~-_-:-_::::-=-., -~ -..:.. -.. -
,
--.._-- --_..
..__..'____..._n'__.__._____
-~'.._-
,
,
--,,---
---~~.--".--
I',
"
;"
"
[,
'.
"
__'v
"
, ,.,..".,<"", ~~--'"
,--,'"
nn..".~..'..._n___n"..
,
.
,
,
,
'.
"
..,
'.
I
,
,
I
,
,
I
.
,
I
,
,
I
,
,
I
,
I
.
,
L
, ..
, ,
I "
, --
I
I
I
,
,
I
,
I
,
,
I
,
,
\
I
,
,
I
, ..
L '
,
I
,
/,
1
,
I
,.. "
,,\
.
.
,
~:
,
1
,
.
~
l'
I!
,
..
..
.
,
.;I
.
i:
,
I
,I
,
\,
'I
11
;,
,
\
,
..
"
. ,,;!:
"..."--
"
..
/
I
,
,
.......;~
(')
o
z
8~
""0
;;~
~e
::;r
tTlr
;:Om
~z
z
6~
tTl"'t:1
~e
:;;0
r
;J>
Z
'.
"
.
..
..
-
-
~
^
>
-
,
.
I
,
,
,
"
.
,
"
,
"
i~
(---
.
,
"
..
'\,
,
,
:[
I,
,
,
,
i'
.
,
~p
:::;~ '.1
~i'; 1
-<~ I
.1
,
'.
'c
...
>
.
1"::::'"
,.~~
~;~'"
. ..
"-''''
.g
r;"",
.,>
'" ':/
,
..
'-,"
~~
c,
1:.;
'"
,
l'
,
.,,-..-
~
~
I
.
o
.,
,
,
,
,
,
,
(
I
,
I'
,
,
,
,
.'
_.-'
'.
"
,U"_
':
I'
,
\1
1,1
II
.1
('
i]
II
!!
i;
,
.
.,
,
.
.
..
'"''
,
"',
--
..
~
,
,
"
,
,
,
.
"
"
,
,
---~ I'
,
..
.
.
"
,
,.'
.
"'-,
,
.
.
~~; ~
t,.>
i~i
tt:k
~~~
,,-.,
..
;;
.
r,~
~~l
"
,
.
,
"
)
("
,
,
I
,
.
I
,
I
.
,
I
.
I
, '
" i
~ \.;
\1
,
,
I
,"-"'~
,
,
!
,
o
o
~
.
o
~:
".,;
""~
"
co
~~
Q
;;;:;'i'
'.>':"',,~
""'l
<;7:0;;;
.;, "....
"~ '" ,., "
'."',s'"
j:.l.c!i:;
.'/;-""
rp'j
;.""
_,C;"
";,;..\:,.,,
t'","'Fi
"',.~~
';:';:;::;
;'" 1i'~
;;;;::~;;;
,0 'ii ~
".".-
;":~ ~;
(
,
,
,
"
..
,
,
,
,
'.
,
'.!
,
,
.
,
,
,
~
,
..
,
,
...I'
.,!'
,
~n
~ 'I
,
,
,~
/
!i
..
Ii
J
J
/
.
,
I
-,-~
J
I
I ,"
,----;:,1
,J
! ,\
"
..
,'"
]', ,
i ;
,
! I'
I
:[
"
::'[
, "
,
,
~i~ ..
~,il
'.
;i,
r
.
,
,
,
_n_i
,!O,.
z'_'
. ~
'fX!.'>I"",.
,
" t";,..,-"",..,,...",,~.~,
.
,
..
--.-'.'
- -.---....,---. '..-,,-----"--,,;:, --------'...... ".---'-..,~---J.~".--.,__._,_
..----..;;- - ----.:;0;.:-- -----;--< . -------~_-- '"-".--,----'~~__.._ . ....~... ...
,-- "'--=-~~~-=...,...--- -~,-" . 3, -.-~_..----
~------"'=.,'-'==--;!"'-' -, ~
'.
,....--
. --.----0,
-..-'-----. .,
'.
.'
e
,'"
~i~
",
"'--'-
,.s:::r\j<_nn,.,
~--...
>" '"~,."
" ,.",.".
,~"
"',-"
....,.".,
SEMBLER FA,\-Jn_ Y
PARTNERSHiP "'42, LTD
CONCEPTUAL {-VATER
MANAGE1HENT PLAN
RlIL\,' f",,"~_,=&M'N<'
......... "".L Plallocn.Proj<<! ~''"ll'-'"
.....----...--,.... ....'-"""...""'-""'-
-......-...--- -,...,.,. ,.. "",,"'......
,"'l''''''~~ ,,,,'
~.~,"~
,...,,;J
McMULLEN'MPUD
'''''.,",;''',';~
/',""
'",.M'
-.'V""""."
-.,
''''-''.
.'-1.."
"'''''''',
-'.'~-"
,
,
'''~
....._...-_~--,--_._-~
-_..,_..._",
"."'--,,-
.___....m''"'''..~.~~.,''_,___
,.~",.~.,,--;....~~,..---=<-----_.~...,,--
,.. ....'"."..U_'~""3..'___"_,__,..,.,"' _,....,
"~~_.."'---,,~,
,
,
/',
, ,
,-.:E'I
;:-,;; ,
:::; -~ 1
"" '(';'; ,
_,"::l",
.' ~. ~
:;;=)..
>='l;;!
: "1
,:~. .' %
" +;a
: ':- ~;;;
1 \- _..?]~
" "'0-
r '.. .. .~
"I -...,
L, "_::.
: t-]:; ;:~
1 ;;;;::'
," .,--
,II '/
, 'i
,
I 1'1-
,
illl"'
,
I \ r::::
\- \I-m
:- \1:::
1,k-
: ,'I>
,,--
','.'
. - -'.
, ~::..,
1 !-- ;,:;3
," ;..:--
I I;'. z 0:'
il~ ~
\(/;
,
,
,
,
.
I
;,
I
I
,
.
,
!
.
.
I
"':;
<::,:]
,
~
.
,
I
I
I
.
N
N
='"
-re-
:,;':
,
c,'.....
"
-
z
~'--
:;:;.'0
":0..
"''''
".",.
- -
>z
2:;
,
~..,
'7.~
, '
x
'i-'
Co;::
~~ :'::;
~
o
>
:;:
_\:
, ,
~
.
"',.c)_
~~~
'<;7.C
,~. ""
'" "".--
"': "" .f':
"r-.<,!>
L"" .~'-<
...::::",'"
"':=:::c:-
:;; " :;.: ~,
"',:~::
.."",;0-
;C:-',;:
~ '-' ~
" -,
".-~....,
,
,
,
,
,
,
,
,",-
:=,?
~
>;.:.:
Z-<
>
-'"
'.....>
>Z
"J'J:;:
z::C
'-"
"
>
:.r.
-
Z
, ,
~~
,
-:::.
>i-"
"!~-
:::;""
:.>i::>
c _
-"':
'"-
"
;:c ,~
~ 'S
"':::
J::'""
::::2
"'.:
.
~
"'-
-
~, :;l
~. '"
,
;::;,
,~- -
-';
. ,
,
, .
-
C
--I
~
r<
~
--I
~
rr1
C/O
'T1
>~
(j
~
t:(')
~~
C/Oc
~I
0'
..,,(l)
c5:::l
~
~~
Z'i::;j
~C,
>' u I
() !
rr1
rr1
><
::r:
~
Cd
~
--I
c-""_
;::::::'':'-,
"' "" '"
-
""::
,-...
"
,
,
,
,
,
,
,
,
,
,
,
,
"
'^ ~
~ -
;':0
,
'"":0.'
?
_____'-'..;.;0
'''',''','
I
"-..
Li'L: i',
"
\i'i'}
/
.
-
.~^'
,
c
,
,
""'--;:;-.:0',;;:.'.:::='00'-
-
~~.
~-
.
.
\
-
~,,-,-~,,~--
~~~
;';:"\
"":.:'
,
." ""-
-",-'
"e''':
::~?-
,,;?'::;
,- C""
;." ~; ~
,-,,,."
.,....c"
:;7-
..; .~
.-'"
OC"
......
"':-'0::
- "",,,
:::;:::.".
,.,.,_.--
",C:;'
Cc,';:'
,
"
,
:/;:::~
- '--
" ."
..
.
,
c'
o
a
N
""
~ " -
... '" -
~ -
" - ",
~ " Z
CO ~ ~
> - '"' -
- ~
..; -
-
- <C ~ - '"
-
- ..; > 'l.
Z 0 ~ -
~
Z z
I !l
I
nl ~
~ I
.
~ ,
,
,
.
-~- - . - - ~ -
~-
N , ~
... , ""
!
" . , --" ! ,~"."
.' """''''' , , , -.., .. S"f.:\JULER FAJ!J/ y UWTK
,
_H , ",' PA!rr\LHSIIJP. L'{1) , _\JcHLLLEV \fPLD
N..'-- . "., , ..c,' ,
'.'- ."" .....,~ , CONS1tl~L~ING 1'>'1"""'" S~r<-...)..-,,, If< M';'i"'<'
,"" ~"., . " (:TJUTlLS' FA( fLlTlL~'" ! ......... ..1-...... I~...",f,...l'",!,,-, .\Ia"'~~';
~"...-,_. ,""',", " ()Fl-:..nE l.vTERFACh F,X/1/Wr , '.,"_.~_.-."",~ """"",-- -, .~ .. '~."_.".~ ", .>".~..",.
. .. , .. , ""'---',",''"^ '.."",.,' ':,.,""~ ". ;'".'''''''
,
!
..
..
" EXHIBIT D ,.. '
" McMullen MPUD, ' ' .
~;:'<:!T;<<':i>:;<i'>i",',ic;;:;::><J:/i<;:;<::;; ,. ,
", LEGAL OESCRIP.TION
:..,.'....v/.....q....)",:..",,,,,,,......,,,;;>,,,,.,,,.,,:::",.
';...,..."....sy::'<.,';..:"',...,,,.,.,..;....::.:;:::>::,">-;-;"'::<Y;,
""',,-,
:._,-;,
,..,..,."....,"
';,;;;;.'
,.,....,..,.,....,."
,",'
'-",i'"
,"_,h_::
"",
,
-::'-
, ..
-;-
,/:'
:: ',."
:'C'.::..<..,::'::>.":'
" .,._<: :"'><>ii'c"',:/-:" -- ,..
,y;"
::!i:;,
,,,-,,",",',",,'
.... h",,_d:
""',:',
:,:
, '
,
,......,."."
'--",
",', ,",,"',-- "",':,,',
,"', ,- """., :Y;::-<<',':"":;,,-,-:
:,,:',;",-,.:<.':.:,.,"", ',,, "', -""",)\J;;;
'" '";';',':,::;:';,,,,:::',::::::Yiij;j:,,:,,:;/J,UU>:;"ij:.{:::;','''-;',,;
,......,......:....:.::..:..:.......:.:...:..:.P."..........:,.....::'.".........:...
07-27-07 {Revised 08~2S-08)
THE S 1/2 OF THE SE 1/4 OF THE SW 1/4 OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, LESS THE WEST 80 FEET. The toto 1 acreoge is opproximotely 19.32 acres.
~~,.~."_._._._...-
'"
----~
....~..~-----~.._. , ---." , .'------..--
"
-- ,..-....-. ,,-......-.,"-'^~~..
.
EXHIBltE , '
" M M/jj ..'lYIpuo> ':" '. .
,...:>_.>>.._/_,.<_._,_,JL.,. ~t..~n,...__,,,_L_"'_"'c"'~'_"'_-;':'i';:'::,,,:,, :':'-:.,"'" ,........",,,.., ',',':',..,:::',":> - ",,'0.- ,..,'
',- ;:::i.i~_~)'~~~~f-~;~gi!i~~-lj!~)],;~:1t;:;:;';: ::'::_~:;::::_::::':;j ':._.;.-::::--j:;..Y'i1t;;;~_i_:;g~;t,:;_:.:-::!-[:';t;r:i:::~~,:;:; ,
',::' . ';-; -,-:.". '-"e':-:""-" ::'",:-; ::-:;;:'::_:!::':::":",_:;:_'::;']_bt,;;_'!~':,ji:;;il;:;,i;::'."<:i!,:0',.::';::;:i::;-:itU::i:_'::',.';':[:-:;.:1;:1,;'jj;:::::';-j_.:_:~fi:; _,~::;:~;j_::::_ .~. ~
.. 07 2?';OrJ~e"l(l.e!i 1 1 ~~J, .' '.I ".
A. TRANSPORTATION
1. Vv'ithin 180-days of the request of Collier County, the developer shall install or make payment in
lieu of construction, at the discretion of the County, for a Collier Area Transit (CAT) bus stop with
shelter to serve this site. The developer shall make payment in lieu at the time of Development
Order application; or alternatively shall design and construct the CAT bus shelter in a location
approved by the Collier County Alternative Transportation Modes (ATM) Department prior to
certificate of occupancy (CO).
2. Within 90-days of the County's \vritten request, the developer shall convey right-of-way along the
project's south property line for the future extension of Rattlesnake Hammock Road. The required
right-of-way shall be detennined by Collier County, but shall not exceed 60 feet in width, and shall
be conveyed in fee simple ovmcrship to Collier County. Prior to the issuance of the first CO, the
developer agrees to construct the two north lanes of the ultimate four total Janes of Rattlesnake
Hammock Extension, and agrees to accommodate stann water management for these two lanes.
The fee simple conveyance of the right-of-way, construction of the two lanes, and accommodation
of water management shall he at no cost to Collier County.
3. The site shall be designed to provide for future vehicular, pedestrian and bicycle interconnection to
adjacent properties to the cast as generally depicted on the McMullen .MPlJD Master Plan and will
also be designed to provide for internal connectivity for vehicles, pedestrians and bicycles.
4. Figure l, below, depicts the configuration of the Phase One Bridge that is required to be constructed
with the development of the Hammock Park Commerce Centre CPUD. The Phase One Bridge has
been designed to accommodate the full build-out of the Hammock Park Commerce Centre CPUD
and McMullen MPUD. The Petitioner's successors, or assigns shall pay its fair share of the design,
pennitting, and construction costs for the Phase One Bridge depicted below in Figure 1. The bridge
fair share payment shall be made to Collier County prior to the first development order approval.
The County agrees to forward thl;: fair share payment to the party, or parties responsible for
construction of the Phase One Bridge \vithin 90 days of payment receipt.
EXHIBIT E '. ,
McMullen MPUD,: ' ,.
, , '. ..;"-,.'''.,',.;.:.)',.::-'-,r ..........:;k.,.:.::. <,-;.A<-.... "
DEVELOPER COMMITMENTS
"' ." _,,/.," '" - "".'.k,', ''_______,.:._._<'_:>>,_.
::::"+>L',., ;'-;C-;-"-"-';,";" ,..,;:<>;;,-
,..'-" """, "".,
<;
--........,
',.
.;>;."
- <-,'- -
",.-
,..Co..
,
,"'-,-
-",.'.,'
:,",,-,-',
,...".,-....,.--
)';"'.,',',
Page Two
- ;c.::
,
,
--" ;;."
""., ',T ..,';'"',',, ""',:<:::;' _ "
'-'/<<>:< :;:::.; "
" "",' ,....." ""..:;-:;;V:.','
,-,:;:..;',/" --"T""" ,",__"_
07~27~07Ute'(i~ed 2-11-69)
_.,.",'.....,..,' ',::.,', ..'..'.....'......,.,..;.'..,.;;: -,," 0; ';;'_;;>,_:~
--"',,', ',,'no. .. _,;<- --,,--
--'-".,"',,",
- .,.,.....--........;-
.,.-,..,......d
..............,..
....,.......,.....
....0'..
'>,..,;;"
.....n. .
....,....
",;;
....,..
....................
.........
..""
.............
......'
....., , ..,""
,...'
"....'.
,....
I
I
"
.. .. .
1,[
, "I
ill
II
"I'
".
I'
,
I,
'.i1
U
.4''''
---"",,/
/'
II
. ,
I
'0' PATHWAY,..
~' BIKE LANE '\
2"'" CU~~
{;' SIDEWALK. j
;
I
,
;,
C[NrERUNE~,
... -
- =i
-
'"
~
I
I
.. 2' "F' CLlRaJ
~..---~,
'--"",,,-'~<..,
'\
1:1
,
II
:,-1',
II
,
,
.'
"'"
"
,
I
,
,
I
10>PAT!fNA'(j
Figure 1
TRANSPORT A nON (Continued)
5. The driveways are conceptual and shall meet access management requirements of Res. 01-247, as
amended.
6. The total combination of allowable land uses on this site shall not be allowed to exceed the
maximum trip generation proposed in Scenario "I" in the TIS (423 p.m. peak hour trips). The
County may limit square footage or the number of units or any building during any subsequent
development order based on the trip generation limit. Any future tenant change that increases trip
generation (i.e. General Office to Medical Office) will require Transportation review and may not
be allowed if the total proposed trips exceed the maximum impact listed in this stipulation.
B. ENVIRONMENTAL
1. There shall be a minimum of 0.84 acres of Collier County native preserve associated with this
'MPUD. There shall be a minimum of 0.81 acres of created native preserve within the required 0.84
acre Collier County native preserve area.
2. The following listed species management plans shall be submitted with the next site development
plan/plat development order request: Big Cypress fox squirrel, Eastern indigo snake, Florida black
bear, Florida panther.
,_......_.m._ ~_.___.__~~~_.__. ...._M......
'''' -.--'- - .. ~,,-,"'~..~.._.--
.. ""'--._~,~,'-'~.""'''^'--
....,-^-".,"~_."---_.,,+--,-_..,,_..> "".--+---
fIIJIIIiIII
~
...
ORDINANCE 84-~
AN ORDINANCE AMENDING ORDINANCE 82-2 THE COM-
PREHENSIVE ZONING REGULATIONS FOR THE UNINCOR-
PORATED AREA OF COLLIER COUNTY. FLORIDA BY
AMENDING THE ZONING ATLAS HAP NUMBER 50-26 BY
CHANGING THE ZONING CLASSIFICATION OF THE HEREIN
DESCRIBED REAL PROPERTY FROM A-2. A-2ST & RO-PU
TO "POD" PLANNED UNIT DEVELOPMENT FOR RECREATION
AND SPORTS PARK; AND PROVIDING AN EFFECTIVE DATE:
WHEREAS, Swamp Buggy Days. Inc., petitioned the Board of County
COllllDissloDers to change the Zoning Classification of tbe herein
described real property;
NOW, THEREFORE BE IT ORDAINED by the Board of County
Commissioners of Collier County, Florida:
SECTION ONE:
The Zoning Classification of the herein described real property
located in Section 14, Township 50 S. Range 26 E, Collier County. Florida 18
changed from A-2. A-2ST and RO-PU to "PUO" Planned Unit DeveloplDent
in accordance with the pun document attached hereto 88 Exhibit "At!
which is incorporated herein and by reference made part hereof. The
Official Zoning Atlas Hap Number. Number 50-26. 8S described in Ordinance
82-2, ie hereby amended accordIngly.
--
;~~
-'"
'., ..')
"1
"
''''
~
-c..
~7
:.::J
100'
OUI'" 113
-._---_..~_._~.-_._-_..-..~
)
-........'f,:-.'-
.Y: ~~~~~
DAVlD C. BROWN. CHAIRMAN
which was R,<far,ted by the Board of County Camtissianers during regular
session the 13th day of March, 1984.
~ ' l ;
WTINE:$S my hand and the official seal of the Board qf 'COunty 'Coornissioners
of Collier County, Florida, this 13th day of March, 1~,4'... '.,~ .
: ",'"
p!!IIlll!I
r.. _J
_U'--'
'" ,
SECTION TWO:
This Ordinance shall become effective upon receipt of notice
that Is has been filed with the Secretary of State.
DATE: March 13. 1984
BOARD OF COUNTY COMHlSSIONERS
COlJ.IER COlINTI. FLORIDA
,../.rlEllir'l,/,
.~ ..WILL~.J'.' REAGAN. CLERK
?;:":'By:~':~~~~
'.
~ II \ \'
APPRM FORM AND LEGAL SUFFICIENCY
. ~. --A..
COUNTY ATTORNEY
R-83-24C Pun Ordinance
srATE OF FLORIDA
CXJUNl"{ OF COlLIER )
I. \..rn..r.rAM: J. REAGAN, Clerk of Courts in and for the Twentieth
Judicial Circuit. Collier County, Florida, do hereby certify that the
foregoing is a true original oL
ORDINANCE NO. 84.26
1
I
I
WILJ..IAM J. REA~.
Clerk of Cwrtll and Clerk
Ex officio to Bo~d of , _.
County ~:S'iooers.. .....
By~-~" :~
ty {,; erk l
Tnll ordInance filed wIth the
Secretory of State's Olhce tho
~doyof"',u-~i~
and ocknowledgement of thot
filing received fh~~
Of7n'A~ ,:...lUjl:. ..
By ""..... ~~."AJ.._:_
-., ...
100< 0110;", 144
i
'.J
.:r:l
~\
-.
.....
, I
;
,
C1
PLANNED UNIT DEVELOPMENT DOCUMENT
for
SWAMP BUGGY DAYS
RECREATION AND SPORTS PARK
Prepared By:
CH2M HILL
1063 Fifth Avenue, North
Naples, Florida 33940
For:
Swamp Buggy Days, Inc.
P. O. Box 3105
Naples. Florida 33939
Date Issued: 11/10/03
Date Approved by CAPe: 1118184
Date Revised: 1/24/84
Date Approved by Bee: 3/1.1/84
Counly Ordinance No.: 84-26
lon, 01R", 145
"I
....
r::1
fIl!I!lI
CONTENTS
Paqe
SectioJl 1 - Purpose and Intent 1-1
Section 2 - property Ownership and
Legal Description 2-1
Section 3 - Statement of Compliance 3-1
Section 4 General Development kegulations 4-1
Section 5 - General Development COMmitments 5-1
Ib/NAT81100
i
100' OHh, Hfi
>:t:-.-.
.,._~-._,--"--..,........,.-,.,,,.,..~--
..- .. '~~""""'"::Jo'it1>'
...
r::::1
~
.,,".<.,"""1
SEC'flon 1
PURPOSE AND INTENT
The purpose of this document is to set forth the conditions
ot development and provide other information required in
accordance with the pun ordinance.
It is the intent of swamp Buggy Days, Inc., a non-profit
organization, to develop a multiple-purpose Recreation and
Sports Park on approximately 129 acres of land located in
Section 14, Township 50 South, Range 26 East, Collier County,
Florida.
The activities of Swamp Buggy Days, Inc. have been a unique
and integral part o! the Collier County community for some
35 years. The Swamp Buggy races have become world-renown
through media cover~ge such as CDS's "Sports Spectacular"
television program. This recognition has generated both
national and international interest 1n Collier County. In
addition, Swamp Buggy Days has traditionally served the
community by making its facilities available to Borne 25
clubs and organizations for activities such as the Collier
County Fair and Indian Days. The purpose of this development
is to improve and expand upon these activities by providing
more varied, useful, and appropriate facilities; thereby
enhancing the recreational opportunities available in
Collier County.
This planned unit development shall be limited to uges that
are compatible with and interrelated to sports and recre-
ational activities. The project facilities shall generally
consist of swamp buggy, stock car, and motocross race tracks
and related facilities, target ranges, a fairgrounds area,
fTlultiple-use areas (picnic, sports fields, unpaved parking,
etc.), onsite roadways, and related structures to house
offices, ticketing, exhibition activities. spectator and
u~er conveniences. and facilities maintenance. This devel-
opment shall provide for an integrated recreation/open space
land use by combining the project facilities with open/green
space areas and the preservation of important natural
features.
Swamp Buggy Days has not established a schedule for
uev~lopment of the property, nlthough it is expected to be
phased. In general, the Owner would like to proceed with
development activity ~s soon as possible. The swamp buggy
facilities and associated parking, \ltilities, roadways, Rnd
the like have the highest priority. The nature, Gequence,
alld timing of the actual development com:;truction work are
dependent on a valiety of factors. In any phasing of the
Ib/NA'l'B/IOO
1-1
lCD- 01R" 147
-
..
development, the Owner shall comply with all County
ordinances and regulations.
1b/NATB/100 1-2
IOOlOUh'H8
~.-, "
,"\:',c'-
~
L
&'iN
.-"'
""'"
r--l
--,
1
SECTION 2
PROPERTY OWNERSHIP AND LEGAL DESCRIPTION
2.1 PROPERTY Oh~ERSHJP
The subject property is owned by Swamp Buggy Days, Inc., a
non-profit organization. The Owner's mailing address is
P. O. Box 3105, Naples. Florida 33939.
2.2 LEGAL DESCRIPTION
The subject property i8 described as:
All that part of Section 14, Township 50 South, Range 26
East, Collier County, Florida, being more particularly
described as;
Commencing at the westerly ~ corner of Section 14, Township
50 South, Range 26 East, Collier County, Florida, run North
870 33' 46" East, 2,673.55 feet to the center point of said
Section 14, said point being the Point of Deginning to the
parcel herein described;
thence North O. 50' 21" East, 1,341.66 feetl
thence North 870 30t 50. East, 1,336.55 feet:
thence South 00 49' 36M West, ],342.78 feet;
thence North 870 33' 46w East, 334.19 feet:
thence South 00 491 24" West. 671.53 feet;
thence South 870 35' 13" West, 334.22 feet:
thence South 00 49' 36M West, 2.014.15 feet;
thence South 890 39' 37" West. 1,337.24 feet;
thence North 00 50' 21" East, 2,683.29 feet to the Point of
Beginning of the parcel herein described;
being a part of Section 14. Township 50 South. Range 26
East, Collier County, Florida;
subject to easements and restrictions of record;
containing 128.53 acres of land more or less.
Ib/NAT8/l00
2-1
!oo' 01R 'I 1~9
, -- -- .~._--,- ......,.....-..~.,-~.,-----.-----~..., -.".
L
....
~
.......
SECTION 3
STATEMENT OF COMPLIANCE
The development of approximately 129 acres of land located
in Section 14, Township 50 South, Range 26 East, Collier
County, Florida, as a Planned Unit Development is to be
known as Swamp Buggy Days Recreation and Sports Park, and
will be in compliance with the planning goals and objectives
of Collier County as set forth in the Comprehensive Plan.
The recreational and special use facilities of the project
development will be consistent with the growth policies and
land development regulations of the Comprehensive plan and
other applicable documents for the following reasons:
1. The project development combines compatible,
multi-purpose facilities and programs to provide a
variety of needed recreational opportunities for
Collier County residents of all ages.
2. The project development encourages shared capabil-
ities and cooperation between the public and private
sector in the development of recreational
resources in Collier county.
3. The project development is located in ~n area that
is within a reasonable distance of residential
development without conflicting with those
residential uses.
4. The project developmen~ is compatible with the
surrounding land uses.
5. The project development will include adequate
support facilities and will have a minimal impact
upon community services and facilities.
6. The project development will place emphasis on
minimal alteration of any environmentally-sensitive
lands and will produce significantly less impact
than other potential u~e6, such as agriculture.
7. All improvements will be in substantial compliance
with applicable regulations.
;
~
1
)
,
l
I
\
,
i
Ib/NAT8/l00
)-1
lOO' 01/\" 1')0
'--....-
L
~
r..,
""'""""
SECTION 4
GENERAL DEVELOPMENT REGULATIONS
The purpose of this section is to set forth the regulations
for development of the project.
4 . 1 LAND USES
For the purpose of gross land use area, the subject project
development contains approximately 129 acres. The project
shall consist of and be limited to the land uses described
herein. The general arrangement of the project facilities
is as illustrated on the PUD Master Plan.
4.2 PERMITTED USES AND STRUCTURES
No building or structure, or part thereof, shall be erected,
altered, or used, or land or water used, in whole or in part,
for other than the following.
A. Permitted Principal Uses and Structures:
1. "Swamp Buggy" race traCK.
2. County fair and similar expositions, including
circuses, carnivals, and other
recreation/entertainment activities.
3. Exhibition hall/community center.
4. Amateur soccer, softball, and similar outdoor
recreational sports and activities.
5. Target ranges, including archery.
6. Stock car race track.
7. Motocross (including bicycle and motorcycle) race
course.
8. Stadium, training, and practice facilities for
professional baseball.
lb/NAT8/100 4-1
100' 01R', iC1i
~'""~~~----.-..~--~._-- -- -
L
;]
,f!
~
f
.
.,
.1
i
1
...1
1
I
I
1
I
I
I
p!lIII!lII
~
~
9. Administrative offices and supportive service
facilities.
B.
10. Any other use or structure that is comparable in
nature with the foregoing and that the Zoning
Director determines to be compatible.
Permitted Accessory Uses and Structures:
1. Any accessory uses and structures that are inci-
dental to and customarily associated with those
permitted herein.
2. Onsite water management, utility, and service
facilities.
3. Signs as permitted or required by the applicable
Collier County Zoning Ordinance at the time of
application for construction permits.
4. Residential facilities for housing of security
personnel or caretakers whose work requires
residence on the property.
5. Concessions, ticketing, bleachers. and other
spectator-related facilities.
6. Picnicking and playground areas.
C. Permitted Provisional Uses and Structures:
1. Fuel storage and related facilities.
4.3 MINIMUM SETBACK REQUIREMENTS
The distance from the property line to the edge of the stock
cnr track shall not be less than three hundred (300) feet.
The distance from the property line to the edge of any motor
vehicle race track or course shall not be less than one
hundred fifty (ISO) feet. The minimum setback for all
structures shall be fifty (50) feet from the prr)erty line.
4.4 MINIMUM FLOOR AREA OF PRINCIPAL STRUCTURES
One thousand 11,000) square feet, ey.cept that wcdular units,
trailers, tewers, and the like shall have no minimum floor
area requirement.
lb/NAT8/l00
, -2
100' 01R., .1::)2
.~ __~_n__ _ _...___....,._.._,'~,~_._.__.__~.__.__
L
,...,.
r-l
--,
4.5 MAXIMUM HEIGHT OF STRUCTURES
Seventy-five (75) feet above finished grade.
4.6 SIGNS AND MINIMUM OFF-STREET PARKING AND OFF-STREET
LOADING REQUIREMENTS
As permitted or required by the applicable Collier County
Zoning Ordinance in effect at the time of application for a
permit.
Ib/Nl\T81100
4-3
100< OUk'153
---------
...
r::--,
-,
SECTION 5
GENERAL DEVELOPMENT COMMITMENTS
The purpose of this section is to set forth the standards
for development of the project.
5. 1 MASTER PLAN
The Master Plan is an illustrative, preliminary development
plan and shall be understood as flexible within the applicable
limits of this Document and applicable Collier County
ordinances. Minor design changes shall be permitted subject
to County Staff approval.
5.2 GENERAL PROVISIONS
A. l-lotor racing shall normally be limited to weekends and
holidays. No motor racing or practice will commence
earlier than 9:00 a.m. and all racing shall be
completed no later than 11:00 p.m.
B. Operation of the target ranges shall he limited to
daylIght hours, provided that night trap and skeet
shooting may be conducted no more than two nights per
week and shall cease not later than 11:00 p.m.
C. The shooting and archery ranges shall meet accepted
design standards regarding safety and shall be operated
and maintained in accordance with accepted safe practices.
For security and safety, access to the shooting and
archery range areas shall be limited by fencing or other
suitable barriers.
D. Fencing and/or other suitable barriers will be provided
on the site by the Owner for security, safety, and
traffic control.
E. The stock car track shall be constructed so as to
provide for noise abatement through the use of earthen
berms, vegetation plantings, other physical measures,
or combinations thereof so as to reduce offsite noise
to the extent reasonable and practical.
,
i
I
,
I
1
,
I
I
I
I
I
i
Ib/NI\T8/l00
5-1
'do< 01R" 154
l__
r"""""I
:-1
J
5.3 ROADWAYS AND TRAFFIC
A. Roadways within the subject property shall he private
roadways and shall be maintained by the Owner.
"Therefore, said roadways shall be constructed and
surfaced in accordance with accepted practices and as
permitted by the County Engineer.
B. The Owner shall provide for construction of the main
entrance road within the eXisting right-of-way,
including canal crossing, turn lanes and other improve-
ments at its intersection with County Road (CR) 951.
The main entrance road shall he limerock or asphalt
surfaced, as permitted by the County Engineer. Said
construction and improvements shall be as described
herein and as permitted by the County Engineer.
c. The main entrance roadway, for a distance of not less
than 200 feet to the east of the east right-of-way line
of C.R. 951, shall be wide enough to accommodate three
lanes of traffic, the center lane being reversible if
desired, and shall have an all-weather surface capable
of retaining pavement markings for traffic control
purpose~.
D. The Owner shall provide a southbound left turn lane and
a northbound deceleration lane on C.R. 951 at the
project main entrance.
E. The Owner shall provide a fair-share contribution
toward the capital cost of a traffic signal at the
intersection of Rattlesnake Ha~ock Road and C.R. 951
when deemed warranted by the County Engineer. The
signal shall be owned, operated, and maintained by
Collier County.
F. The Owner shall provide arterial level street lighting
on C.R. 951 at the project. The cost of operating and
maintaining these units shall be assumed by the County.
G. The existing access path to the site located
approximately one-half mile to the North of Rattlesnake
Hammock Road shall he maintained at all times in a
Ruseablc" condition for access by emergency vehicles.
If used as a general access to the site, it shall be
improved to the same extent as required for the main
access at Rattlesnake Hammock Road.
H. The Owner shall pay a fair-share contribution for
traffic improvements in accordance with any
lawfully-adopted regulation applicable to this
property.
Ib/NAT6/l00
5-2
\00< OUh 155
L
,.....
:--l
-,
I. For special events such as the Swamp Buggy races, and
as deemed necessary by the County Sheriff, the Owner
will arrange for special traffic control at the inter-
section of the main entrance road with CR 951 and
Rattlesnake Hammock Road.
5.4 WATER MANAGEMENT
A. Detailed water management plans shall be submitted for
review and approval by the County Water Management
Advisory Board and the County Engineer prior to the
issuance of construction permits.
B. The Owner shall reimburse the County for reasonable and
normal additional costs that may be incurred in
enlarging the proposed new Henderson Creek canal
crossing, if and when canal improvements planned by the
County are implemented.
C. The Owner acknowledges that areas of the project site
are presently subject to periodic annual flooding, and
that, after development, certain areas will, by design,
continue to be unusable during the normal wet season.
5.5 UTILITIES AND SERVICE FACILITIES
A. The potable water supply source for the project shall
be the County regional water system.
B. Permanent sanitary facilities shall be provided for
everyday use by administrative and other personnel.
Treatment and disposal of wastewater from said
facilities shall be by septic tank/drainfield, or as
otherwise permitted by Florida Administrative Code and
approved by the appropriate local and/or State
regulatory agencies.
C. Sanitary facilities for spectators and participants at
scheduled events shall consist of portable toilets
(provided by n licensed commercial service), or
permanent restroom facilities, or both. Wastewater
from any permanent facilities provided for spectator
use shall be stored in a buried holding tank of
suitable capacity and subsequently removed and disposed
of offsite by a licensed commercial service; or as
otherwise permitted by Florida Administrative Code and
approved by the appropriate local and/or St~te
regulatory ag~ncies.
D. The OWner shall comply with applicable stipulations per
memorandum dated November 29, 1983, from Utilities
Manager to Plan Implementation Department, referencing
lb/NATB/lOO 5-)
lOOt OHI" 15fl
L
,-.
~
this Document, and consisting of three pages as
attached hereto.
E. Telephone and power service shall be made available to
all required areas of the project.
F. Onsite water well or wells may he constructed (as
permitted) for flooding of the Swamp Buggy track and
other nonpotable uses.
G. Waste products shall be collected and periodically
removed from the site and disposed of in accordance
with applicable codes and ordinances.
IJ. All necessary casements, dedications, or other instru-
ments shall be granted to provide for the continued
operation and maintenance of all utilities and service
facilities.
5.6 LANDSCAPING hND BUFFER AREAS
A. The Owner shall comply with applicable zoning
regulations for required landscaping. Landscaping
plans and/or lists will be submitted to the County
Environmentalist for review prior to construction.
B. To the extent possible and practical, native vegetatioll
shall be incorporated into any landscaping on the
project.
c. The Owner shall maintain a buffer of natural vegetation
on the property perimeter as generally illustrated on
the Master Plan. In general, this buffer shall be a
minimum of fifty (50) feet wide, except on the west
property line, where the minimum width shall be twenty
(20) feet.
5.7 CLEARING, GRADING, AND EARTHWORK
A. Clearing, grading, and earthwork shall be performed in
accordance with applicable state nnd local codes and
ordinances. Plans for site clearing shall be submitted
to the Count.:/ ::nvironmentalist for review prior to
construction.
B. To the extent possible and practical, natural
vegetation will be left in place as generally
illustrated on the Master Plan and as approved by the
County Environmentalist.
lb/NATB/lOO
5-4
IOO( 01R".157
)
L
""""
r:l
~
."
,
\
o
,
~
j
I
I
j
!
I
I
,
i
i I
;
!
I
!
I
I
C. In areas of natural vegetation not designated as
cypress or palm forest on the Master Plan, removal of
underbrush and shrubs shall be permitted as approved by
the County Environmentalist.
5.8 PRESERVATION AREAS
A. Preservation areas shall consist of the. cypress forest
and palm forest areas on the southern portion of the
site, as generally depicted and delineated on the
Master Plan.
B. To the extent possible and practical, the OWner will
make good-faith efforts to maintain the preservation
areas and discourage long-term degradation through
invasion by exotics, etc.
lb/NIIT8/l00
5-5
Ica, 0IS" .158
'-'-.~-._--_..""'------'--~--_._.
L
I"""""!t
:-1
1
MEMORANDUM
DATE: November 29 1983
TO: Ann Obert Plan Implementation Dept. FROM:I L Berzon Utilities Manager
RE: Petition R-B3-24C, Swamp Buggy Days, S14.
T50S, R26E
We have reviewed the PUD document for the project
referenced above and have no obj eetian to the rezone as
requested. However, we require the following stipula-
tions as a condition to our recommedndation for approval:
1) All construction plans and technical spec-
ifications for the proposed Utility Fac~lities
must be reviewed and approved by the Utility
Division prior to commencement of construc-
tion.
2) All on-site and off-site Utility Facilities
constructed by the Developer in connection
with the Development shall be constructed to
County Standards at no cost to the County and
shall be deeded to the County Water-Sewer Dis-
trict. in accordance with applicable County
Ordinanc~s and regulations.
3) All cust~mers connecting to the water dis-
tribution facilities will be customers of
the County Water-Sewer District and will be
billed in accordance with a rate structure
approved by the County.
4) All construction on the proposed sanitary sewage
collection system shall utilize proper methods
and materials to insure water tight conditions.
5) Appropriate Utility Easements dedicated to the
County Water-Sewer District must be provided
for the proposed Water facilities to be con-
structed. when they do not lie within publLc
rights-of-way or Utility Easements.
6) An executed agreement between Swamp Buggy Days
nnd an approved sewage Disposal Facility to be
utilized for treatment of the on-site sanitary
wastes generated must be. submitted with the
Utility Construction' Plans, in accordance with
the requirements of County Ordinance 80-112.
100< OUh, F!9
."
.. -----____ .' ._.___,_~_~4~._______..._______._.
____u __.~
,-
,.......
:--,
---,
TO: Ann Ober, Plan Implementation Dept.
Page 2
November 29. 1983
8)
7) All non-potable water sources constructed on-
site must be clearly identified with approp-
riate warning signs and must be secured to pre-
vent possible access for potab~e consumption
or cross-connection with the potable water
facilities planned on-site.
We require a written Agreement with the owner of
the project, legally acceptable to the County Water-
Sewer District, stating that:
a) The proposed on-site wastewater collection
and holding facilities to be constructed as part
of the proposed project must be regarded as in-
terim; they shall be constructed to State &
County standards and be ovmed, operated and
maintained by the owner, his assigns or succ-
essors until such time as the County's Central
Sewer Facilities are available to service the
project;.
b) Connection to the County's Central Sewer fac-
ilities will be made by the owners. their assigns
or successors at no cost to the County or to
the County Water-Sewer District within 90 days
after such facilities become available.
c) Upon connection to the County's Central Sewer
Facilities, the Owner, his assigns or successors
shall abandon, dismantle and remove from the
site the interim se\.1age holding facility. All
work related with this activity shall be per-
formed at no cost to the County or the County.
Water-Sewer District.
d) All construction plans and technical speci-
fications related to connections to the County's
Central Sewer faeili ties \.;ill be submitted for
review and approval prior to commencement of
construction.
e) The owners, their assigns or successors shall
agree to pay all system development charges at
the time that Building Permits are required,
Pursuant to appropriate County Ordinances and
Regulations in effect at the time of Permit re-
ques t.
Ir.o. 0111, 1(;0
......
r:""'1
"'"""""
TO: Ann Ober. Plan lmplemenatation Dept.
Page 3
November 29. 1983
Any items within the PUD document which conflict with
the above listed stipulations must be revised acc-
ordingly _
10) As stated in the PUD docuoent. this development plans
to obtain potable water service from the Collier
County Regional ~ater System. Connections in this
system will not be available until the construction
of the water supply. treatment and transmission fac-
ilities are completed. At that time, connection will
be on a "first come first serve" basis when the foll-
owing occurs:
9)
a) Water is available to the area.
b) An application for service is approved.
c) All applicable charges and fees are paid.
~
ILB/JFM/mf
"
!
\GO< 01R '. ,1(;1
L
:':1
',1
Ii
1
. I ~
I ~
I ~
1""
!
~
I
I
I
i
:\
i
I
1
I
,
I
!
I
i '
i Ii
.;1 k
. I' I ' t I
d 1 ~ I 11'1~
,,! ! I I,
Ii f I j I I J11
\fr~1
! i r~ Ii
I iiJ!';
I 11'11.,
I :\ Ii
I ~ .
It
il,'l:
Inll
, ,.....,
iI
I I
i
~ ~
.
.~
Ij S'~
~ ~ ~~
~ ~
l
!
.
u
~
----------..
\GO, 0iR', H:1-
1
i
!
~
~
I' ~
[JI: Ii
111 'Y'
Il~
-
, I
< I
.
z
:'i
~
~
. ~
AGENDA ITEM TITLE: N', ! /\..vLtO->>"-
AGENDA ITEM NUMBER:
'1 A
PLEASE PRINT CLEARLY
PLACE COMPLETED FORM ON THE TA(~~_-X'FT OF THE DIAS IN THE BOARD ROOM PROR TO THE SUBJECT BEING HEARD.
NAME: O,A.-.JLO {/.1'2.'E.-'1:L_ ADDRESS: 8-Z;cJ( _~ ~,w-t (2.. 0t--J()
REPRESENTING: PETITIONER:
OTHER: (7((:-f..A.0 - ColA-I UZ ("Zi-LVC/
COLLIER COUNTY ORDINANCE No. 07-24 REQUIRES THAT ALL LOBBYISTS SHALL, BEFORE ENGAGING IN ANY LOBBYING ACTIVITIES
(INCLUDING, BUT NOT LIMITED TO, ADDRESSING THE BOARD OF COUNTY COMMISSIONERS, REGISTER WITH THE CLERK TO THE BOARD AT
THE BOARD MINUTES AND RECORDS DEPARTMENT, 4TH FLOOR, W. HARMON TURNER BUILDING, 3301 EAST T AMIAMI TRAIL, NAPLES, FL,
You ARE LIMITED To THREE (3) MINUTES FOR YOUR COMMENTS AND ARE To ADDRESS ONLY THE CHAIR.
r
AGENDA ITEM TITLE: ?U ~ . 2.bo~ -A..dl- l \~z..D
AGENDA ITEM NUMBER:
'l.A.
PLEASE PRINT CLEARLY
PLACE COMPLETED FORM ON THE TABLE LEFT OF THE DIAS IN THE BOARD ROOM PROR TO THE SUBJECT BEING HEARD.
NAME: V\.l'^(l\^~I~tblltN~DDRESS: S"L\~S" JA6:St€K..l4.P.\~,.Sl NA'Pt-ttS ~lD9
REPRESENTING: PETITIONER: OTHER: ~ b~ ~ \A('~ ~ lNc:::.. ,
COLLIER COUNTY ORDINANCE No. 07-24 REQUIRES THAT ALL LOBBYISTS SHALL, BEFORE ENGAGING IN ANY LOBBYING ACTIVITIES
(INCLUDING, BUT NOT LIMITED TO, ADDRESSING THE BOARD OF COUNTY COMMISSIONERS, REGISTER WITH THE CLERK TO THE BOARD AT
THE BOARD MINUTES AND RECORDS DEPARTMENT, 4TH FLOOR, W. HARMON TURNER BUILDING, 3301 EAST T AMIAMI TRAIL, NAPLES, FL.
You ARE LIMITED To THREE (3) MINUTES FOR YOUR COMMENTS AND ARE To ADDRESS ONLY THE CHAIR.
AGENDA ITEM TITLE:
~(;o1J Z
7oc)> ;')1( II., z-P
AGENDA ITEM NUMBER: 9,<l
PLEASE PRINT CLEARLY
PLACE COMPLETED FORM ON THE TABLE LEFT OF THE DIAS IN THE BOARD ROOM PROR TO THE SUBJECT BEING HEARD.
NAME: 174;,/-1' dOPMJ'
REPRESENTING: PETITIONER: S'iA,,~___
-
ADDRESS:
"I 'Zt (J /",- r'.g
LJ./<-
5 '-""
ftlAtJ.7
OTHER:
COLLIER COUNTY ORDINANCE No. 07-24 REQUIRES THAT ALL LOBBYISTS SHALL, BEFORE ENGAGING IN ANY LOBBYING ACTIVITIES
(INCLUDING, BUT NOT LIMITED TO, ADDRESSING THE BOARD OF COUNTY COMMISSIONERS, REGISTER WITH THE CLERK TO THE BOARD AT
THE BOARD MINUTES AND RECORDS DEPARTMENT, 4TH FLOOR, W. HARMON TURNER BUILDING, 3301 EAST T AMIAMI TRAIL, NAPLES, FL.
You ARE LIMITED To THREE (3) MINUTES FOR YOUR COMMENTS AND ARE To ADDRESS ONLY THE CHAIR.