Ordinance 85-36ORDINANCE 85- 36
AN ORDINANCE A~IENDING ORDINANCE 82-2 THE COM-
PREHENSIVE ZONING REGULATIONS FOR T~IE UNINCOR-
PORATED AREA OF COLLIER CO~, ~ORIDA BY
~ING ~E ZONING AT~S ~P N~BERS A9-26-8
BY CH~GING THE ZONING C~SSIFI~TION OF THE
HEREIN DESCRIBED ~ PROPER~ FROM RSF-I,
~F-6, ~F-12 ~D C-~ TO "PUD" P~NED ~IT
DEV~OP~T ~R A CO~INI~ HOTEL FOR PROPER~
LOCATED IN ~E S~ QU~
A~ PROVIDING ~ EFFECTIVE
. ;LORIDA
~liEREAS, Vines & Associates, representing Call Industriea~
peti:lonsd the Board of County Commissioners to change the Zoning
Classification of the herein described real propertyl
NC~, 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 ]&t To~-nship 69 S, Range 26 E, Collier Countyt
Florida is changed from RSP-&, R~F-6, P. HF-12 and C-& to "PUD"
Planned Unit Development in accordance vtth the PUD document
attached hereto a~ Exhibit "A' which is incorporated herein and by
reference sade part hereof. The Official Zoning Atlas Map Numbers
&9-26-8 aa described tn Ordinance 82-2, is hereby amended accordingly.
SECTION TWO=
This Ordinanc~ shell become effective upon receipt of notice
that is has been filed vith the Secretary of State.
DATE: August 6, 1985
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
ATTEST: BY:
,,WILLIAM J. REAGAN, C~
'.~ ,1,. .1,,, , '/ >
' ,~.,,~ / //
APPROVF~ AS TO D LEGAL SUFFICIENCY
KENNETH B. CUYL~R ~
ASSISTANT CO~ A~NEY
R-85-5C PUD Ordinance
STATE OF FLORIDA
FREDER~~CK~j.~VOSS
, CHA IP~
· r~ls ordlr~ance flied with the
Secretary of State's Offic~e the...
or~:l ocknow!edger'nent of thot
filing recelveJ this ~
COUNTY OF COLLIER )
I, WILLIAM J. REAGAN, Clerk of Courts in and for the ~-,entieth Judicial
Circuit, Collier County, Florida, do hereby certify that the foregoing ia a
true original of:
ORDINANCE NO. 85-36
which was adopted by the Board of County Comissioners during Regular SEssion
,,-_ _ .,,. ~_~on ~he.,6~h day of August, 1985.
WITNESS my hand and the official seal of the Board of County Commissioners
of Collier County, Florida, this 7th day of Augus~,.,{~85.
. ~u.J$~.,
WIL~ j.
Clerk of Cou.Pti',n¢ Clef{'
Ex-Officio;_~. B6erd of
County Com~lSeionera
,., 021,,'.: 06
CONDOMINIUM MOTEL
A
PLANNED UNIT DEVELOPMENT
BY
CALl INDUSTRIES
P.O. Box 7213
Naple;, Florida 33941
pREpARED BY
VINES [, ASSOCIATES, INC.
715 Tenth Street South
....... Ne es, Florida 33940
APR I L 1985
Amended July 30, 1985
DATE ISSUED
DATE APPROVED BY CAPC .jt~l? 18. [985
DATE APPROVED BY BCC A. eusc 6. [985
ORDINANCE NUMBER 85~3b
SECTION I
PROPERTY OWNERSHIP AND DESCRIPTION
1.1. PURPOSE
The purpose of this Section Is to set forth the location and ownership
of the property, and to describe the existing conditions of the property
'(o be developed under the project name of:CONDOMINIUM MOTEL.
1.2. LEGAL DESCRIPTION
1.3.
The subject property being 27.05 acres in ·rea, Is described in
Exhibit ~B"o attached.
PROP£R~T¥ OWNERSHIP
The subject property is currently owned by Joseph Call, as Trustee
for the Joseph Call family, P.O. Box 7213. Naples, Florida 339~11.
1.q. CENERAL DESCRIPTION
The 27.05 acre project site Is the northerly portion of · ~0.79 acre
tract. The tract Is located In the southwest quadrant of the Inter-
section of Interstate Highway 75 and State Road 951. The northern
and northeastern boundary of the site is formed by an Interstate
highway exit ramp. The eastern boundary Is S.R. 951. The
southern boundary is Davis Boulevard, from which the access drive
to the project will extend.
Zoning classification of the lands proposed to become PUD Is RSF-~I,
RMF-6, RMF-12, and C-q. The property lies in Area C of the Collier
County Wet·r/Sewer District. It is not within an existing county
Water Management District.
-6=
1.S. PHYSICAL DESCRIPTION
Elevations on the project site range from 9.6 to ll.6 feet above mean
sea level. The site lies within an area whose original natural drainage
flow was southwesterly, Roadways, canals, and other' development
features In the vicinity have modified the natural surface flow paths.
Arrangements for surface discharge from the property Into an adjoining
.,I-75 drainage way were formalized In connection with 1-75 right of way
acquisition from the larger parcel of which the development site Is · par't,
The 1-75 drainage way flows to the Colden Cate Canal. Soil types on the
site Include Arzell and Keri fine sand. Depth to rock varies from two to
four feet. Rock hardness and thickness Is variable.
-7-
,o,,, 021,,,,, 09
SECTION II
PROJECT DEVELOPMENT
2.1. PURPOSE
The purpose of this Section is to establish basic development regulations
and to generally describe [he project development plan.
2.2. GENERAL
^. Regulations for development of this Condominium Motel shall be in
accordance with the contents of this document and applicable sections
of the Collier County Zoning Ordinance.
B. Unless otherwise noted, the definitions of all terms shall be the lame
as the definitions set forth In "Collier County Zoning Ordinance".
2.3. PROJECT PLAN
The project development plan is graphically Indicated by Exhibit "C#,
the PUD Master Development Plan. The plan Indicates building slteso
drives, parking areas, recreational open apace, and water management
areas. Water management for the project is to be the lake end dry
retention area type.
B. In addition to the plan elements shown on Exhibit "C", such
easements and rights of way shall be established within or adjacent
- - _ ........ --the project site as may be necessary or desirable for the service
function or convenience of the project.
-8-
2.11. PROJECT PLAN APPROVAL REQUIREMENTS
Site development plan approval, In accordance with the Zoning Ordinance
In effect at the time approval is requested, shall be required. Site
development plan approval for this condominium project shall only be
granted when the plans era In substantial compliance with Exhibit "C",
the approved PUD Master Development Plan.
SECTION III
DEVELOPMENT RECULATIONS
3.1. PURPOSE
The purpose of this Section is to set forth the development regulations
for the CONDOMINIUM MOTEL project indicated on Exhibit "C", the
PUD Master Development Plan.
3.2. USES PERMITTED
No building or structure, or part thereof, shall be erected, altered or
used, or land used, In whole or part, for other than the following:
A. Principal Uses:
1. Condominium motel, contalni,~g one and two bedroom transient
dwelling units.
2. Office for dwelling unit rentals and administration end facilities
for project maintenance .
B. Accessory Uses:
1. Accessory uses and structures customary at transient lodging
.... facilities, Including recreational facilities.
2. Signs as permitted by the Collier County Zoning Ordinance.
Model dwelling units shall be permitted in conjunction with
promotion and sale of the transient dwelling units. Termination
of the model usaage shall occur at the end of I two year period
unless otherwise specifically approved by the county.
Off site temporary sewaqe treatment facilities, In the location
shown on Exhibit "C", which may serve the land deecribed In
Exhibit "A" umttll public sewage service Is available.
3.3. MAXIMUM DWELLING I; ~!'r5
A maximum of 200 two bedroom condominium motel units may be constructed
in this 27.05 acre project. The condominium motel unite may be constructed
~o as to permit their utilization either as two bedroom units or as one
bedroom housekeeping units and one bedroom motel units. The total
number of units may vary from 200 two bedroom units to 400 one bedroom
units. Project density may therefore vary from 7. q to 14.8 units per acre.
3.4. REGULATIONS
3.4.1.
GENERAL: All yards, setbacks, etc. shall be in relation to the overall
project boundaries.
3.4.2. MINIMUM SETBACKS:
3.4.3. MIN
Project Boundaries: No principal structure may be closer than
50 feet to a project boundary, nor closer than 15 feet to a
paved drive or parking area. Parking shall not be allowed In the
$0 foot required setback along that portion of the we~t property
line which borders residentially zoned property.
Building Separation:
together than 20 feet.
No two principal structures may be closer
IMUM FLOOR AREA: .
A. Two bedroom units with kltchen/livlr~g/dinlng areas: 1,000 aq.ft.
B. One bedroom units with kitchen/living/dining areas: 700 sq. ft.
C. One bedroom units without kitchen/living/dining areas: 300 Iq. ft.
-I1-,.
.0, 021,"' 12
3. q.z~.
3. q.5.
OFFSTREET PARKING REQUIREMENTS:
2~ spaces per two b~droom unit.
MAXIMUM HEIGHT:
Two stories.
-12-
SECTION IV
ENVIRONMENTAL AND DRAINACE CONSIDERATIONS
~1.1. PURPOSE
The purpose of this Section Is to set forth the stipulations established by
the Environmental Advisory Council. The development of the CONDOMINIUM
MOTEL shall be subject to these stipulations:
A site clearing plan shall be submitted to the Natural Resources
Management Department and the Community Development Division for
their review and approval prior to any substantial work on the site.
This plan may be submitted in phases to coincide with the development
schedule. The site clearing plan shall clearly depict how the final
site layout incorporates retained native vegetation to the maximum extent
possible and how roads, buildings, lakes, parking lots, and other
facilities have been oriented to accor,~modate this goal.
b. Native species shall be utilized, where available, to the maximum extent
possible in the site landscaping design. A landscaping plan will be
submitted to the Natural Resources Management Department and the
Community Development Division for their review and approval. This
plan will depict the incorporation of native species and their mix with
other species, if any. The goal of site landscaping shall be the
re-creation of native vegetation and habitat characteristics lost on the
site during construction or due to past activities.
All exotic plants, as defined In the County Code, shall be removed
during each phase of construction from development areas, open space
areas, and preserve areas. Following site development a maintenance
program shall be implemented to prevent reinvasion of the site by such
exotic species. This plan, which will describe control techniques and
inspection intervals, shall be filed with and approved by the Natural
Resources Management Department and the Community Development Divlsk:~
de
If during the course of site clearing, excavation, or other construct-
ional activities, an archaeological or historical site, artifacts, or other
Indicator is discovered, all development at that location shall be
Immediately stopped and the Natural Resources Management Department
notified. Development will be suspended for a sufficient length of
time to enable the Natural Resources Management Department o1' I
designated consultant to assess the find and determine the proper
course of action In regard to its salvageability. The Natural Resources.
Management Department will respond to any such notification in ·
timely and efficient manner so as to provide only · minimal Interruption
to any constructional activities.
The two areas referenced In the ElS (Section Sa) be retained. One
areP is a small cabbage palm/saw palmetto "island" in the southeast
cor~er and the other is a small stand of slash pine in the extreme
northwest *corner of the parcel.
SECTION V
TRAFFIC
5.1. PURPOSE
The purpose of this Section Is to set forth the traffic Improvement
requirements which the CONDOMINIUM MOTEL developer must under'take
as an Integral part of the Condominium Motel project development.
Left and right turn lanes on Davis Boulevard {SR 8q) at the project
ant ra nee.
A fair share contribution toward the capital cost of a traffic signal
on Davis Boulevard at the project entrance when deemed warranted
by the County Engineer.
Arterial level street lighting on Davis Boulevard at the project
entrance.
SECTION VI
UTILITIES REQUIREMENTS
6.1, PURPOSE
The purpose of this Section Is to set forth the utilities requirements which
.must be accommodated by the CONDOMINIUM MOTEL project developer.
A. Water and Sewer
Water distribution and sewage collection and transmission systems
will be constructed throughout the project development by the
developer pursuant to all current requirements of Collier County
end the State of Florida. Water and sewer facilities constructed
within platted rights-of-way or within utility easements required
by the County shall be conveyed to the County for ownership,
operation and maintenance purposes. All water and sewer facilltle~
constructed on private property and not required by the County to
be located within utility easements shall be owned, operated ,,nd
maintained by the Developer, his assigns or successors. Upon
completion of construction of the water and sewer facilities within
the project, the facilities will be tested to Insure they meet
County's minimum requirements at which time they will be conveyed
or transferred to the County, when required by the Utilities Division,
pursuant to appropriate County Ordinances and Regulations in
effect at the time conveyance or transfer is requested, prior to
being placed into service.
All construction plans and technical specifications and proposed
plats, if applicable, for the proposed water distribution and lewage
collection and transmission facilities must be reviewed and approved
by the Utilities Division prior to commencement of construction.
All customers connecting to the water distribution and sewage
collection facilities will be customers of the County and will be
billed by the County In accordance with the County's established
rates. Should the County not be in a position to provide water
and/or sewer service to the project, the water and/or sewer
customers shall be customers of the interim utility established to
serve the project until the County's off-site water and/or sewer
facilities are available to serve the project.
It is anticipated that the County Utilities Division will ultimately
supply potable water to meet the consumptive demand and/or
receive and tre~t the sewage generated by' this project. Should
the County system not be in a position to supply potable water to
the project and/or receive the project's wastewater at the time
development commences, the Developer, at his expense, will install
and operate interim water supply and on-site treatment facilities
and/or on-site sewage treatment and disposal facilities adequate to
meet all requirements of the appropriate regulatory agencies.
An agreement shall be entered into between the County and the
Developer, binding on the Developer, his assigns or successors,
legally acceptable to the County, prior to the approval of con-
structlon documents for the proposed project, stating that:
The proposed water supply and on-site tr,~atment facilities
and/or on-site wa.,~tewater treatment and disposal facilities,
if required, are to be constructed as part of the proposed
project and must be regarded as Interim; they shall be
constructed to State and Federal standards and are to be
owned, operated and maintained by the Developer, his assigns
or successors until such time as the County's off-site water
facilities and/or off-site sewer facilities are available to service
the project. The interim treatment facilities shall supply
services only to those lands owned by the Developer and
approved by the County for development. The utility
facility(les) may not be expanded to provide water and/or
sewer service outside the development boundary approved
by the County without the written consent of the County.
Upon connection to the County's off-site water facilities,
and/or sewer facilities, the Developer, his assigns or
successors shall abandon, dismantle and remove from the
site the interim water and/or sewage treatment facility and
discontinue use of the water supply source, If applicable, In
a manner consistent with State of Florida standards. All work
related with this activity shall be performed al: no cost to the
County.
Connection to the County's off-site water and/or sewer facilities
will be made by the owners, their assigns or successors at no
cost to the County within 90 days after such f'acllities become
available. The cost of connection shall include, but not be
limited to, all engineering design and preparation of construction
documents, permitting, modification or refitting of sewage
pumping facilities, intarconnectlon with County off-lite
facilities, water and/or sewer lines necessary' to make the
connection(s), etc.
do
At the time County off-site water and/or sewer facilities are
available for the project to connect with, the following water
am J/or sewer facilities shall be conveyed to the County pursuant
to appropriate County Ordinances and Regulations in effect
at the time:
All water and/or sewer facilities constructed in publicly
owned rights-of-way or within utility easements required
by the County within the project limits and those additional
facilities required to make connection with the Countytl
off-site water and/or sewer facilities; or,
All water and sewer facilities required to connect the
project to the County*s off-site water and/or sawer
facilities when the on-site water and/or sewer facilities
ara constructed on private property and not required
by the County to be located within utility easements,
Including but not limited to the following:
a)
Main sewage lift station and force main interconnecting
with the County sewer facilities Including all utility
easements necessary;
b)
Water distribution facilities from the point of connection
with the County's water facilities to the master water
meter serving the project, including all utility ease-
'ments necessary.
The customers served on an interim ba;~ls by the utility
system constructed by the Developer shall become customers
of the County at the time when County off-site water and/or
sewer facilities are available to serve the project and such
c~onnectlon is made. Prior to connection of the project to the
County's off-site water and/or sewer facllltle.,, the Developer,
his assigns, or successors shall turn over to the County a
complete list of the customers served by the interim utilities
system and shall not compete with the County for the service
of those customers. The Developer shall also provide the
County with a detailed inventory of the facilities served within
the project and the entity which will be responsible for the
water and/or sewer service billing for the project.
2,0
All construction plans and technical specifications related
to connections to the County's off-site water' and/or sewer
facilities will be submitted to the Utilities Division for' review
and approval prior to commencement of construction.
The Developer, his assigns or successors agree to pay all
system development charges at the time that Building Permltl
are required, pursuant to appropriate County Ordinances and
Regulations in effect at the time of Permit request. This
requirement shall be made known to all prospective buyers of'
properties for which building permits will be required prior' to
the start of building construction.
he
The County at Its option may lease for operation and mainte-
nance the water distribution and/or sewage collection and
transmission system to the project D~veloper or his assigns
for the sum of $10.00 per year. Terms of the lease shell be
determined upon completion of the proposed utility construction
and prior to activation of the water supply, treatment and
distribution facflities and/or the sewage collection, transmission
and treatment facilities. The Lease, if required, shall remain
in effect until the County can provide water and/or sewer
service through its off-site facilities or until such time that
bulk rate water and/or sewer service agreements are negotiated
with the interim utility system serving the project.
Data required under County Ordinance No. 80-I12 showing the avail-
ability of sewage service, must be submitted and approved by the
Utilities Division prior to approval of the construction do(:uments for
the project. Submit a copy of the approved DER permits for the
sewage collection and transmission systems and the wastewater treat-
ment facility to be utilized, upon receipt thereof.
Ce
If an Interim on-site water supply, treatment and transmission
facility Is utilized to serve the proposed project, it must be properly
sized to supply average and peak day domestic demand, In addition to
fire flow demand at a rate approved by the appropriate Fire Control
District servicing the project area.
The PUD document shall be revised to make reference to this memo-
randum, by date, and specify the Patitlonar~s acceptance of the
stipulations contained herein. A revised copy of the PUD document
must be submitted to the Utilities Division for review and approval
prior to scheduling the Petition for consideration by the Board of
County Commissioners.
Construction and ownership of the water and sewer facilities, Including
the proposed interim sewage treatment and disposal faculty, shall be
in compliance with all Utilities Division standards, policies, OrdlnlnCeSo
etc. in effect at the time construction approval Is requested.
-21-
22
SECTION VII
WATER MANAGEMENT STIPULATIONS
7.1. PURPOSE
The purpose of this Section Is to set forth the stlpulat, lons established
by the Water Management Advisory Board, which stipulations shall be
accommodated by the CONDOMINIUM MOTEL project developer.
Detailed site drainage plans shall be submitted to the County
Engi,neer for review. No construction permits shall be issued
unless and until approval of the proposed construction in
accordance with the submitted plans is granted by the County
Engineer. Petitioner shall also obtain a S.F.W.M.D. Surface
Water Management Permit for the entire 41+ acre parcel prior to
the Issuance of any construction permits for this project.
An Excavation Permit will be required for the proposed lake in
accordance with Collier County Ordinance No. 80-26, as amended
by Ordinance No. 83-3, and as may be amended In the future.
-2:2-
EXHIBIT "A"
_PROPERTY D~SCRZP,?!O.N,
Coaeence ·t the Southeast corner of Section 34, Tovnehip 49 South,
Range 26 Emit, Collier Countye Florida/ thence run North 00'32"14" Hilt
· Long the East Line of the Southeast 1/4 of the said Section 34 for a
distancs of $0o00 feet! thence run North 89'46~14' Welt, parallel to
the South line of the Southeast 1/4 of the laid Section 34 and along
the Northerly right-of-ray line of State Road S-84 (previously knave al
State Road S-858) for a distance of 455°36 feet to the PEIN? OF
BEGINNING of the parcel of land herein described! thence continue No;th
89'46~14' west along the Northerly right-of-~ay Ilea of State Road 8-84
for · distance of 863.63 react thence run North 00*26e16~ Heat for a
distance of 2e017o97 feet to a point of lnteraection vith the Southerly
right-of-ray line of State Road No, 93 (Interstate ?$) as the same ~1
shove on St·ts of Florida Department of Transportation ~ight-of-va¥ map
for Florida State Road No. 93 (]-?$) Section 03175-2409~ Sheet 6t
thence run South 63'27~12" East along said right-of-ray line fo~ a
distance of 146o86 feetl thence run South 52~20"28" East ·long said
right-of-ray line for a distance of 536.$3 feett thence run South
45'1]*$6" East along said right-of-ray line for a distance of 645.39
feet! thence run South 23~17~10" East ·long said ~lqht-of-vay line for
a distance of 332o8! feett thence run South 02e46~25" East ·long laid
right-of-ray line ~or a distance of 630°$0 lsat! thence run South
1['[5'19" East (South 11'12'43" Emit per DoOoT. Nap) llong laid
right-of-ray line for a distance of 69.56 feet to a point located
275.00 feet North of, aa measured at right angles to, the South line of
the So,4theaat 1/4 of the said Section 34, and a point on the North line
of th·t parcel of land described in O.R. Book 699 at Pmge 1723 o£ the
Public Records of ColLier County, Florid&l thence run North 8~"46"14"
West, par·lis1 to the South line of the Scuthem~ l/4 of the laid
Section 34 for · distance of 157o32 feet to m point located 300.00 fiat
Southeast 1/4 of the said Section 34, and · point on the Easterly l~al
of that parcel of ]end described in O.R. Book 588 at Page 1805 of thl
Public Records of Collier County, Floridmt thence run North O0e32~14"
West, parallel to the East line of the Southeast 1/4 of the mild
Section 34 for · distance of 124o87 feet to · point on a circular curvt
concave to the Southeast whole radius point be.,rs South 12'00t29" East
therefroel thence run alonq said curve to the ~eft~ having a radiul of
224°66 feet through a centre! angle of 78°31~45' for mn irc distance of
307.92 fee~ to · point of t·ngency! thence run South 00'32~14" Ealte
parallsl to the East line of the Southeast 1/4 of the amid Section 34
.~w.d....Jor m distance of 102o63 feet to the beginning of a tangential circular
curve~ concave to the Northeaatl thence run along said curve to the
left, having · radius of 25°00 feet, through a central ingle of
89014'00' for an arc distance of 38.94 feet to · point of tangenc¥ and
the POINT OF BEGINNING.
Containing 40°?9 acres~ more or lease
HOLE. MONTES AND ASSOC.. INCo
CONSULTING ENGINEERS - LAND SURVEYORS
Watch 27, 1985
EXHISIT B
Legal Description
Commence at the Southeast corner of Section 34w 'Tounahip 49 8outhw
Range 26 East, Collier County, Floridat thence run North OOe32t14m Neat
along the East line of the Southeast 1/4 of said Section 34 for a
distance of 50.00 feat to the Northerly right-of-way line of State Road
S-84, Davis Boulevard Ext. (previously known es State Road 5-858)~ .'
thence North 89e46~14' West along said Northerly right-of-way lane and
parallel with the South line of the Southeast 1/4 of the said Section
34, for a distance of 1~318.99 faet~ thence departing said Northerly
right-of-way llnelof State Road S-84 North 00e26~16m #aat~ 650.30 fast
to the POINT OF B~GINNING of the parcel of land herein described!
thence continue N®rth 00'26e16' West, 1,421.67 feet to a point of
intersection with!the Southerly right-of-way line of State Road No. 93
(Interstate I-?5)\aa shown on State of Florida Department of
Transportation right-of-way map Section 03175-2409, Sheet 6t thence
along enid Southerly r~ght-of-way line South 63'27'12' East, 146.86
fleet thence South $2'20e28' East, 536.53 fleet thence South 45e13t56#
East, 645.39 feeb! thence South 23*17"10" East, 332.81 feet~ thence
South 02'46~25' East, 155.35 fleet the last $ calls ell being along
said right-of-way line of State Road No. 93 (Interstate 1-?$)! thence
South 49e54~$0' West, 172.24 feel! thence South 76~29~42s Wests 272~16
feet/ thence South 61e$2~32~ Welt, 150.66 feet/ thence South 82eO4e47m
West, 179.83 feet! thence North 70e06"34" West, 462.77 flit =itu=ninE
to the POINT OF BEGINNING.
Containing 27.05 acres sore or leas.
ENVIRONMENTAL IMPACT STATEMENT
The following environmental Information is supplied in response to applicable
portions of Ordinance 77-66, Section q.
Applicant Information:
See rezone petition.
2. Development and Site Alteration Information:
A. Description of proposed use.
This Condominium Motel will provide overnight lodging for transients
and short term lodging for non-resident visitors. Individual units
or blocks of units will be owned by Investors. The faculty will be
operated In the manner of a conventional motel or other transient
lodging facility. As Indicated on the project master plan, there will
be 20 transient lodging structures. Each structure will contain I~,
two bedroom transient lodging units. Each two bedroom unit has the
alternative c~pablllty of use as a one bedroom short term dwelling and
a bedroom and bath motel unit. This design characteristic offers
flexibility with re~oect to the type and number of temporary dwelling
units which can be offered to the using public. The 20 transient
Io.clging structures are arranged in twr~ groups of 10 structures each,
with each group surrounding a central landscaped recreational open
space area.
'"~''"~*"'"~" ..... B.~'- Legal description of site.
See Exhibit "B"
-25-
C. Location and address da~cription.
5outhwest quadrant of 1-75 and SR 951.
3. Mapping end Support Graphics:
A. General location map
-qee the Inset on Exhibit
B. Aerial photo of' site with boundaries delineated
Ce
See Exhibit "D"
Topographic rrmp
See ~'Exhlbit "D"
D. Existing land use of site and surrounding area.
The site Is undeveloped at present. Bounding highways Include
1-75 on the north, SE 951 on the east and SR ail on the Iouth. A
gasoline service station Is located In the northwest quadrant of
SR 951 end SR 8il.
E. Locations of sampling stations and/or transec', lines if appropriate.
Not applicable
F. Drainage plan.
See Exhibit "C"
G. Development plan.
See Exhibit "C"
H. Vegetation map
See Exhibit "D"
Impact Categories
A. Bio-Physical
1. Air quality
This project will not generate air pollutants which are affected
by current regulations.
2. Water quality
The project water management system is designed to provide
required stormwater retention In lakes, awales and dry retantlon
areas. This will permit ~ettlement of sollda and ntrtrlent uptake,
thus minimizing pollution from project runoff. The water manage-
merit areas will be maintained by mowing of swalel and dry
retention areas and treatment as required for the lakel.
The quality of stormwater which exits the project should not
be adversely affected by project development, and could
experience some improvement over existing conditions IlnCe
no runoff control exists at present.
3. Physiography and geology
e. Describe the soil types found in the project area.
25.2 acres t Arzell flna sand (AaS)
1.9 ~cres + Keri fine sand (kb)
1. Arzell fine f. and (AaS): Light gray or white loose
fine sand underlain by limestone below Ii8 Inches.
Karl fine sand (Kb): Dark gray to grayish brown fine
sand 2 to 6 Inches thiCk, over light grey to grayish
brown loose fine sand to depths of 12 to 18 inchel,
light gray marl with streaks of brownish yellow end
2 to 10 Inches thick, overlying white fine sand end
streaked with brownish yellow.
Areal extent of topographic modiflcation through excavatE)n,
dredging and filling
EXCAVATION
Lakes q. 6 acres + 17%
FILLINC
Building 3.7 acres
Roadway.
parking q.7 acres 3 17%
Recreational
areas
9.5 acres ± 35~
NOT FILLED OR EXCAVATED
Recreation, open
space and
retention 5.0 acrel t
Total 28.0 acres
' ,-2~-,
,o. 021,,,',, 29
1 00%
Removal and/or disturbance of natural barriers to storm
waves and flooding.
Not applicable
d. Modifications to natural drainage patterns:
The natural historic drainage pattern in this area was
northeast-to-~outhwest. Due to roadway Improvements
made over the years, including SR-8~I and, more recently,
1-75, drainage patterns in this area have been significantly
affected.
Currently, this property drains predominantly to the north
into the existing 1-75 drainage system which flows to the
Colden Cate Canal. Although a dralrmge outlet exists under
SR-8~ near the southwest corner of tho property, no positive
drainage facilities have been constructed beyond this point
to handle drainage fr~m this tract and other neighboring
lands. In recognition of this, the owner/petitioner has
obtained authorization to utilize the 1-75 drainage system aa
the outfall for this project.
Extent of lmprevious surface and percent of groundwater
recharge area to be covered:
Approximately 31% of the gross 27 acre site will be covered
with building and pavement. The remaining 69% will be
landscaped pervious land surface, lakes, recreational and
open space areas.
IMPERVIOUS SURFACES
Impervious Areas
(excluding lakes)
8.q acres ± 31%
WATER MANAGEMENT & GREEN AREAS
Retention lakes ~. 6 acres ~ 17~A
Swales and retention
areas 1.6 acres ± 6~
Open space 12. $ acres ± q6%
Total 27,1 acres _+ 100%
f. Annual drawdown of groundwater level resulting from use:
No drawdown of groundwat~'r levels In this area is expected
since no significant Irrigation wlthdrawall are anticipated.
The water management system will tend to increase area
groundwater levels at times due to its stormwater retention
capability.
q. Wetlands
Not applicable since no wetlands exist on site.
5. Upland Utilization and Wildlife
a. Acres to be cleared, by vegetative types, as · percent of
the total In the project area:
It Is estimated that 70t to 80% of the site will be cleared.
In areas that do not require clearing, excavation, or
significant fill· native vegetation will be left in place and
Incorporated In the project landscaping. The property was
historically a part of what ts best described as a "acrub"
cypress prairie. In past years however, it has been severely
overdrained by a variety of nearby road improvementa and
drainage facilities. The original quasi-wetland character
has been eliminated. The area has been severely Impacted
by repeated wildfire. Few living cypress treea remain. The
dominant recent natural seeding of native vegetation ia slash
pine. The entirety of the area has been Invaded by melaleuca,
which Is rapidly replacing the native vegetation on the property.
The only remaining consequential native vegetation on the
site are a small cabbage palm/saw palmetto "island", a fraction
of an acre In area, and a small stand of slash pine in the
extreme northwest corner of the parcel. Both of these small
native plant communities will be retained. For a more thorough
descriptl0n of the tracts existing vegetation, aee Exhibit
7. Noise
This project will not generate noise exceeding Collier County
regulations. The principal noise generated will occur during
building construction. Construction activity will be limited to
normal weekday working hours.
B. Public Facilities and Services.
Wastewater management
There are no existing wastewater treatment facilities. The
project will be served by a developer provided secondary
wastewater treatment plant and effluent disposal facilities,
-31-
designed In accordance with and permitted under the require-
ments of the Florida Department of Environmental Regulation.
The secondary effluent from the wastewater treatment plant
will be disposed of on the site through rapid rate land application.
This will be done through either a pond or a sub-surface drainage
system. The solids generated by the treatment plant will be
thickened as a sludge in the plant and trucked by · licensed
hauler to an approved disposal site.
2. Water Supply
The estimated total daily water demand by this project is $0,000
CPD at ! 00% occupancy. The demand will fluctuate considerably
depending on the time of year and unit occupancy rate.
Potable water will be supplied by the Collier County Regional
Water Syltem.' Tho systems raw water is obtained from the
County's C/olden Cate well field.
3. Solid Waste
it Is estimated that the average dally solid waste generated from
this project will be !.25 tons per day et 100toccupancy. Solid
waste generation will be correspondingly reduced when occupancy
is less than 100%.
Solid waste from the project will be collected and disposed of
by a franchised hauler approved by Collier County.
Recreation and open space.
a. Acreage and facilities demand resulting from the new u~e:
.-32-
On elte casual recreation facilities will be provided for the
transient lodging unit occupants, A modest number of the
tranalent residents can be expected to' take advantage of the
varied recreational facilities which are available In the general
area.
b. Amount of public parklrecreation land donated by the develol:~':
Ce
None,
Management plans for any open water areas if one-half acre
or more within the project.
Aquatic plant control service will be contracted for on In
as needed basis.
Plans for recreational development by the developer on
dedicated' lands.
The on site recreation facilities will be accessory to the
transient lodging facility and will r~t be dedicated,
Amount of public recreation lands removed from invento?y
by the new use:
None
Development and/or blockage of access to public beaches
and waters.
None.
C. ^esthetic and Cultural Factora
No historic or archaeological sites have been Identified or are
thought to exist In the project area.
D. Monltor'lng
Describe the design and procedures of' any proposed monitoring
during and after site preparation and development:
No monitoring is expected to be necessary.
.o, 021,,',' 35
EXHIBIT E
The following information was assembled by Raymond R. Link, Consultant
Biologist.
FLORAL CHARACTER OF THE CONDOMINIUM MOTEL TRACT:
The overall character of this property Is best described as a "scrub" cypress
prairie. It has, however, been severely Impacted by fire, altered areal
hydrology and invasion by the exotic melaleuca.
Virtually all of the pond cypress (Taxodlum ascendens) are Itunted with an
average height of 12'. The majority of these trees are dead and lurvlvors
are being pressured by slash pine (Pinus elliottll var. dense) end melaleuca
(Melaleuca cj ul.nc]uenervla).
Cypress are scattered to occasional in dlstrlbt,,tions and associated shrubs of
buckthorn (Bumella sp.) and myrtle (Myr'ica cerlfera) being few to rare.
Grasses thrive In these prairie-like areas.
Slash pine is most evident in the extreme northwest corner. Otherwise, pines
arc scattered In distribution.
A cabbage palm/saw palmetto "island" located in the south-central portion of
the tract is a fraction of an acre in area. Callberry (lies glabra) and saltbush
(Baccharis hallmifolla) are the most common shrubs associated with this
community. Bracken, Blechnum ferns and pennyroyal are other ground covers.
Melaleuca Is established in all sectors of the Call property. Both colonies of
young trees and stands of adults (seed-bearing age) are replacing the
indigenous scrub cypress.
,o,,,, O2i.,'., 36
Call Property
Exhibit E
Page 2.
Historically "dwarf" or "scrub" cypress was the ma}or plant community on
this parcel. These prairies typically have water at the surface most of' the
year. Development around the Call tract has significantly altered surface
water flows and ground water levels whlch has resulted in · reduced hydro-
period. This has encouraged pine establishment and magnified the potential
damage by fires.
COMMENTS AND RECOMMENDATIONS:
The Call tract ha~, little remaining viable cypress. Altered ground water
hydrology and surface water flows has contributed to the loss of most of' the
cypress prairie vegetative community. As evidenced by numerous burned-out
stumps, fire ,inet the most recent event) has played a major factor in tree loss.
Melaleuca establishment and pine succession are also changlng the historic
floral character. Removal of all melaleuca and Brazilllan pepper Is required by
Collier Count'y Ordinance.
The property Is generally lacking In overstory vegetation. It is recommended
that the cabbage palm/saw palmetto au~x:iat!,on be Incorporated Into development
landscape design If possible. Slash pine reproduction vlrlel from good to
excellent. Cypress reproduction II virtually non-existent.
No rare or endangered faunal or floral species inhabit this property.
.-36-
CALI PROPERTY
Cumulative List, of Ma~or Flora
Noted on 5 ~e,bruar~ 1985
TREES
Pond Cypress
Slash Pins
*Melaleuca'.'
Baboon
Cabbage Palm
Taxodium ascendens
Pinus sll'iottii var. dense
~euCa quinquenervat'~---
~leX cassine
~1 palmetto
SHRUBS
Buckthorn
Wax Myrtle
Caesars Weed
Gallberry
Pennyroyal
Saltbush
Corkwood
Rosemary
Saw Palmetto
*Brazillian pepper
Bumslia sp.
cerifera
lObate
P--~othymus rigidus
~accharis halimifolia
S~illin~ia a~u~'ti6a
CsraCiola ericoides
S~renoa repens
S-~terebinthfolius
Swamp Fern
Cinnamon Fern
Bracken Fern
Blechnum serrulatum
Osmu~'da c~nnamomea
Pterid{.um aquilinum
Spanish Moss
Wild Pine
Ball Moss
EPIPHYTES
Tillandsia usneoides
Tillandsia fa~ciCUlata
Tillandsia recurvata
GRAMINOIDS
Broomsedge (Fire Grass) Andropo~on sp.
Sawgrass (in pockets) Cladium Jamaicensis
Fingergrass Chlor~'s ~p.
Muhly Grass Muhlenber~ia sp.
*These species' are exotic nuisance flora and are addressed by
Collier County Ordinance 82-37
~'37- '
O~
CALI PROPERTY
Lit Citre
Baker, Mary Francis, Florida Wild Flowers,
Horticultural Book, I~.~ ~'~ua~, Florida, 1972
Craighead, Frank C., Sr., ~he Trees of South F10rida,
Vol. 1, University of Miami ~re~, 'C~al ~able~, Florida,
1972
Small, John Kunkel, Ferns of the Southeastern States,
Hafner Publishing Company, New Work, '~972
Small, John Kunkel, Manual of the Southeastern Flora,
Vols. ! & 2, Hafner Pub---61-~hI~g' Company, New Yor~-~72
United States Department of Agriculture, Soil Survey
of Collier County, Sheeu No. 3, 1954
CAI,!
AI'~L 1985
ROI~ ~ & AS$OCT. ATE. S~ XNCo
TRAFFIC IMPACt ANALYSIS
PIA~ED UNIT DEVELOPHEKr
CALl INDUSTRIES
This report is a summary of a Traffic Impact lnaysis for a proposed
2?.05 acre plenned unit development. The location of the project is the
northwest quadrant of the intersection of CR-951 (Isle of Capri Road)
and $R-84 (Davis Boulevard). The site is also bounded on the north by
Interstate Highway 75.
The entire project consists of a condominium-motel development in which
units will be purchased individually and utilized by the owners or
ranted is motel units. It is expected that the facility will serve as
short term occupancy ~rlth traffic senerated mostly from 1-75. The
traffic pattern resultiv4l from this project is expected to be directed
to and from the greater Naples area in addition to 1-75.
Access to the site will be provided at one point from a private roadway
on the ~orth side of Davis ~oulevard. Interior roads vile be private
with easement or co~aon area designation as required to provide access
for traffic throughout the site.
1. TRIP CENERATION:
The follo~ing table sub,arises the estimated trip generations resulting
from the project at ultiz~ate buildout. The rates are based upon the
Ir~mcitute of Traffic Engineers (ITE), Trip Cen~rstion, 2nd ~dition. The
rates are based upon the facilities being occup.~.sd 100 percent durin~
the season and 75 percent as an annual average.
Number of
land Uee Unite
Com/o~imit~-Ho tel 200
Aunual Ave. D.T. Peak BmonD.T.
Ave. Day Peak Hr., Ave. Da~ Peak Hr.
3,042 ' '~2~ 4,056 296
AsmumpCione:
2 Bedrooms per unit: assumed traffic is chat of · 400 room motel.
10.14 T.E. per Occupied Room Average Daily
.T& T.E. per Occupied Room Peak Hour
- -_= =.~.2.. TRIP ASSlGNHE17T: ' '
Figure I s.~---rises the trip aasigmaante Chat ~ere estlJaated for ultimate
buildout for ammual average daily co~ditioua from the project. ~e
radi~ of developer i~luence (~l) ie dimcuaaed further in this
report under No. Il. ~e trip assignat distribution wan based
the ~Jortty of the tripe bei~ to or fr~ the Naples a~a in additl~
to 1-75.
,0, 021,,'., 42
ZXISTIN6 TRAGIC COHDITIONS:
Figure 2 mr---ri=es the current esc~ced daily average traffic counts
for annual average and peak season conditions. Date used in makir~
these e~~wa~ obtained ~r~ ~l[~er ~un~ ~par~men~ of Tra~r~ion
Traffic Co~ ~a for 158~, ~e peak seaso~l ~aily avera~ ~raffic
counts were ee~ed ass~in~ an increase in ~raffic of 20 perc~n~ ~r
annual
indicated in Figure 2 ~or bo~h average annul and seasonal condl~ions.
~. BACKROUNDAND FUTURg TRAFFIC~
Ney projects viii undoubCably develop in Chis area which $rlll significantly
impact ~he,'tra~por~a~iou sye~. No specific lis~i~ of app~ed or
inc~plecl projects ~ve been lU~iited ~th this report. Ic
chac the ~r~h rates ~ich l~ s~rlied lster in ~his re~r~ include
tra~portnti~ nyst~ shoed acc~ate ~a ;r~h ~thin the nren due
~o this is ~11 as, ocher projects.
Figure 3 e.~-r~ze~ ~he year 2000 projected ~rafftc lev~le vithin the
~I. ~e proJec~on~ are baeed upon sr~th rathe and project,one
~he 199~ ~-Fea~ble Plan for the He~ropolitan Pl~nni~
applied to the daily traffic cou~ts for 1985 fr~ the ~un~ ~ and
thus represent the daily average traffic co~iti~u on an anrale
basis for the y~r 2000. In additi~, the ~S for ~ch ~a~ay ee~nt
ia indicated ~ ~igure 3. ~e ~S for ~ch roa~ay saint ~ based
upom the antlcipac~ ~pr~enta bei~ ~c~liahed ~ this t~.
roadway ~pr~ents are discussed in ~re detail bel~ under No. 6.
6. PI.AN~ED/PROPOSED ROADWAY
The planned roadway improvements anticipated by Collier County and
Florida DOT through the year 2000 within the RDI of this project are
s,,m~arized below:
Davis Blvd., fro~ Airport Road to Isle of Capri Road - reconstuct to
Isle of Capri Road, frc~ east US-Il to DaSd C. Brmm l~vy. (~xcept
for Oavie alvd, a~d 1-75 area) - reconstruct to four Laneeo
Radio Road, fro~ Airport Road to Da~e Blvd. - reconstruct to four
la.es.
Rattleenake-Eam~ock Road, fro~ east US-al to Imle of Capri Road - reconstruct
to four lanes.
Sau~a Barbara Blvd., frma RaCtlssnaka-Kammock Road to Radio Road -
construct ~'wo lanes.
Interstate Highway 75, froa Isle of Capri Road co Bro~ard County Line -
reconstruct to four lanes.
As mentioned previously, Figure 3, which s,-~rizes traffic conditions
for the year 2000, takes into account cha roadway improvements listed
above. It is apparent the proposed rol~ay i~rove~n~s ~o ~he tr~nspor~a~ion
sys~ within ~his ~I viii resul~ in a projected level o~ seneca o~ C
or better for ~sc of the ~Jor roadway le~ncm in chis ares. In'
addi~ion~ i~ is projected tha~ ~he cons~c~ion of Sa~a Barbara ~lvd.
be~en ~lesnake ~ck ~ad and ~dio Road ~11 absorb s~e of ~ha
~riffic in,~his area.
7. PROJECT PHASING:
lC is anticipated chat this project will be developed in ~ phases,
each phase consistin{ of 100 units. Co. traction of Phs-e I ~uld basin
soon after rezonin$ is granted with Phase II bsin~ initiated depending
upon market conditions. It is expected that the entire project would be
developed by the year 2000.
For thc purposes of this analysis, no traffic projections have been .-de
for phasing cf this project. However, the phasing of the project should
generally coincide with the growth of the ares and with improvements to
the transportation system.
8. RESULTING 2MPACT:
The overall impact of this proposed project on the ~ramsportetion network
can be seen by cmaparin~ Figures I amd 3. It can be aee~ that, for all
roadway seg~ents~ the traffic generated by this project is a
percentage (less than 5 percenO of the overall ~raffic in the transportation
~ystem. The sreetest percentage of the traffic generated by ~his project
will be along Davis Blvd., I-7~, and Isle of Capri Road. However, the
improvements to these roadways which are planned by the year 2000 will
result in s projected LOS of C or better except for a segment o~ Davis
Blvd. Just east of Airport Road. Traffic from this project is not
anticipated to &ffect the LOS of these roadway segments one way or the
9. MITIGATION OF IHPACT:
The developer proposes to construct a aisle access road fro~ Davis
Blvd. to the project site, which represen~ the optimum point of access
to the site. The point of access is approximately ~00 feet ~est of the
intersection of Davis Blvd. and Isle of Capri Road so es to not interfere
with traffic conditions at this intersection.
,,, 021,,'., 44
se~r~C~ f~ cbs pro]eec sics ~11 ~c be oi~ficanC ~Sh to ~q~
a~ s~fic roadvsy alceracio~ in the p~ecC area. ~ ~8 B~vd.
ia ~la~d iu the fuCu~, iC is an~icipa~ed ~hac spp~pr~a~e ~a~ay
access ~acill~iea rill ~e c~e~c~ed.
I0. THE COLLIER ~ COHPP. EHEN$IVE PLAN:
T~e following s~a~artzss the steps Co be cakan by the petitioner co
mitigate nefacivs bpacto on the tranm~rtation
varies patio of ObJectt~ 7 o~ the ~unt
A. Since mo specific roadway alCeractoua are anticipated aC Chis cite,
no cosC..sharing improv~m~nCa for the developer are applicable. In
the future when four-lami~ of ~avis Blvd. is under~ay, ~t~propriate
access facilities t~m/d be included in cbs Sanaral
progtaa. ,,
B. Because of the'specific uae associated vith chis development, it is
nsc felt chac incercounacciou of Chis developueuC with adjacent
properties or developments vould be applicable or useful.
C. Roc A~plicable'
D. Nsc Applicable.
For the pu~aeo o~ Chis ~afflc ~c ~7see, a ~l of 5 ~loo
~lyz~ for Cr~fic ~acC.. ~t~h ~ ~ of traffic
l].21
1--76
49'7
9'7
m g7
RADIO
I
I
P ROJI= CT
243
ROAD
ELITE
MILE8
RATTL E·NAKE HAMMOCK ROAD
243
~65
.o, 0~1.,',, 48
467
~0,565 &
10,970 C
(13,164'D)
G
11,000'C
[13
6,000*B
(7,200'B)
I--?$
P ROJE CT
8,000'C
2,000,*X
(2
RADIO
BLVD.
I
I
4,000*A
( 4,800'
ROAD
4,000*A
(4 800*A)
7,000*B
(8,400'C)
5,000*a
(6
MILES
(XXX) - PSDT
A,B,C,D '
FICUR~ 2.
EXZSTZNG TRAFFIC CONDZTZOI4S
RATTLESNAKE HAMMOCK
C.R, 8a4
ROAD
1,415 A
4,000*A
5,825
[6,990
(6,0007)
20,000 C
25,000 C
24,000 C
m 15,000 B
PROJE CT
RADIO
!
8,000 C
17,000 B
ROAD
20,000 A
BITE
25,000 C,
20,000 C
9,000
A
000 D 25,000 C
DA¥1S . ILVO,
" I
~ I
<
XXX - AADT (Year 2000)
A,B,C,D "" LOS
~J
ES
Z'Z G~J RZ 3,
1%IROUG~'
RATTLESNAKE HAMMOCK
ROAD
,, -q7- '
18,000 A
.o, 02!,,,., 48
16 000 ~
X, Bill Vines, as ovner or authorized agent for Petition
agree to the following stipulations requested by the Coastal Area Planning
Commission in their public hearing on July 18, 198~.
Ae
OF
Subject to the amendment of the ?~ document and subject to the
provision of central sewage eithsr by approval of the provisional.
use for off-site treatment plant or other mechanism acceptable to
the County.
PETITIONE~O~,ACENT ~
REPR~ENTATIVE FOR ~C '
NOTARY
SEAL
HY COHYilSSION EXPIRES:
R-85-5C Agreement Sheet