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Agenda 04/12/2016 Item # 9A
4/12/2016 9.A. EXECUTIVE SUMMARY This item requires that all participants be sworn in and exparte disclosure be provided by commission members. Recommendation to approve Ordinance No. 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Rural Agriculture (A) zoning district to a Residential Planned Unit Development (RPUD) zoning district for the project to be known as the Abaco Club RPUD, to allow construction of a maximum of 104 residential dwelling units on property located at the southwest corner of Immokalee Road and Woodcrest Drive in Section 26, Township 48 South, Range 26 East, Collier County, Florida, consisting of 15.9 +/- acres; and by providing an effective date [Petition PUDZ-PL20150000204] [This is a companion to Agenda Item 16K3]. OBJECTIVE: To have the Board of County Commissioners (Board) review staffs findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above referenced petition and render a decision regarding this Planned Unit Development Rezone (PUDZ) petition; and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The petitioner is requesting approval of a Residential Planned Unit Development (RPUD) on 15.9 acres to allow for the development of a multi-family community with associated accessory uses. The applicant is requesting a density of 6.5 units per acre equating to a maximum of 104 dwelling units. The proposed structures will not exceed 45 feet in actual height. One vehicle access to the development is along Woodcrest Drive with a pedestrian/bicycle connection proposed along the southwest side of the site connecting Abaco Club PUD to Bent Creek Preserve PUD. FISCAL IMPACT: The County collects impact fees prior to the issuance of building permits to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of concurrency management, the developer of every local development order approved by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by application of ad valorem tax rates, and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT IMPACT: Planning staff finds the proposed rezone consistent with the FLUE (Future Land Use Element). COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition on March 3, 2016 and found that the criteria of Section 10.02.08.F and 10.02.13.B.5 were met. A motion was made by Commissioner Solis, seconded by Commissioner Homiak with changes, and a vote was approved (5 to 2) with Commissioner Assaad and Commissioner Roman voting against the motion. The CCPC forwarded this petition to the Board with a recommendation of approval with changes incorporated in the attached PUD Ordinance and as follows: Packet Page -36- 4/12/2016 9.A. 1. Removed"townhomes"as a use from the PUD document and all footnotes pertaining to townhomes. 2. Remove"final subdivision plat"as a development order. 3. Under "Recreation Area" section, add reference to the PUD Master Plan. 4. Remove fences and walls as an accessory use. 5. In the table for residential standards,remove Townhomes. 6. Remove footnote 3.Re-number and clarify that new footnotes only apply to multi-family dwelling types. 7. Add note to building height for multi-family development that there is a 2 story maximum. 8. Transportation Section E.Revise to require turn lane with the occupancy of the 1st building. 9. Add Stormwater Commitment - A. Prior to any joint use by Owner of the County's stormwater pond within the Collier County Drainage Easement for Immokalee Road,the Owner shall enter into a developer's agreement with Collier County. 10. Remove Miscellaneous Commitment 5.0 11. Remove Deviation#5 regarding signage setbacks. 12. Add to Deviation#8 "Approval of this deviation requires building foundation plantings to be provided within a 10-foot plantable area along the western side of the multi-family buildings facing the Bent Creek Preserve PUD, and outside of the lake management easement. 13. Change the footer to read March 3,2016. No correspondence in opposition to this petition has been received. LEGAL CONSIDERATIONS: The petitioner is asking to rezone land from a Rural Agricultural to a Residential Planned Unit Development Zoning District. The burden falls upon the applicant to prove that the proposal is consistent with all of the criteria set forth below. The burden then shifts to the Board, should it consider denial,that such denial is not arbitrary, discriminatory or unreasonable. This would be accomplished by finding that the amendment does not meet one or more of the listed criteria. Criteria for PUD Rezones Ask yourself the following questions. The answers assist you in making a determination for approval or not. 1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas,traffic and access, drainage, sewer,water, and other utilities. Packet Page -37- 4/12/2016 9.A. 2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 3. Consider: Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 6. Consider: The timing or sequence of development(as proposed) for the purpose of assuring the adequacy of available improvements and facilities,both public and private. 7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion. 8. Consider: Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan? 10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested PUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development,or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to adjacent areas? 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? Packet Page -38- 4/12/2016 9.A. 20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 21. Are there substantial reasons why the property cannot ("reasonably") be used in accordance with existing zoning? (a"core"question...) 22. Is the change suggested out of scale with the needs of the neighborhood or the county? 23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 24. Consider: The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 25. Consider: The impact of development resulting from the proposed PUD rezone on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended. 26. Are there other factors, standards, or criteria relating to the PUD rezone request that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare? The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the staff report, Executive Summary, maps, studies, letters from interested persons and the oral testimony presented at the Board hearing as these items relate to these criteria. The proposed Ordinance was prepared by the County Attorney's Office. This item has been approved as to form and legality. An affirmative vote of four is required for Board approval. (HFAC) RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends that the Board approves the request for PUDZ-PL201500000204, Abaco Club Residential Planned Unit Development(RPUD). Prepared By: Daniel James Smith, AICP, Principal Planner, Zoning Division, Growth Management Department Attachments: 1. Staff Report 2.Proposed PUD Ordinance 3.Back-up information-Hyperlink below http://apps3.colliergov.net/auenda/ftp/2016BCCMeetings/AgendaApril1216/GrowthMgmt/Abaco Club RPUD (PL2015-204) CCPC Package 3-3-2016.pdf 4.Legal Ad Packet Page -39- 4/12/2016 9.A. COLLIER COUNTY Board of County Commissioners Item Number: 9.9.A. Item Summary: This item requires that all participants be sworn in and exparte disclosure be provided by commission members. Recommendation to approve Ordinance No. 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Rural Agriculture (A) zoning district to a Residential Planned Unit Development (RPUD) zoning district for the project to be known as the Abaco Club RPUD,to allow construction of a maximum of 104 residential dwelling units on property located at the southwest corner of Immokalee Road and Woodcrest Drive in Section 26,Township 48 South, Range 26 East, Collier County, Florida, consisting of 15.9 +/-acres; and by providing an effective date [Petition PUDZ-PL20150000204] [This is a companion to Agenda Item 16K3]. Meeting Date: 4/12/2016 Prepared By Name: SmithDaniel Title: Planner, Principal,Zoning 3/7/2016 11:24:12 AM Approved By Name: BellowsRay Title: Manager-Planning,Zoning Date: 3/8/2016 6:07:55 PM Name: BosiMichael Title: Division Director-Planning and Zoning,Zoning Date: 3/9/2016 8:02:12 AM Name: PuigJudy Title: Operations Analyst,Operations &Regulatory Management Date: 3/9/2016 11:21:07 AM Name: PuigJudy Title: Operations Analyst,Operations &Regulatory Management Packet Page -40- 4/12/2016 9.A. Date: 3/9/2016 11:22:46 AM Name: PuigJudy Title: Operations Analyst,Operations&Regulatory Management Date: 3/9/2016 11:23:35 AM Name: MarcellaJeanne Title:Executive Secretary,Transportation Administration Date: 3/14/2016 9:20:14 AM Name:AshtonHeidi Title:Managing Assistant County Attorney,CAO Land Use/Transportation Date: 3/22/2016 4:49:28 PM Name: IsacksonMark Title:Division Director-Corp Fin&Mgmt Svc,Office of Management&Budget Date: 3/24/2016 8:25:11 AM Name: KlatzkowJeff Title: County Attorney, Date:4/6/2016 1:13:45 PM Name: CasalanguidaNick Title:Deputy County Manager, County Managers Office Date: 4/6/2016 2:25:27 PM Packet Page -41- 4/12/2016 9.A. AGENDA ITEM 9-A Co er County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING SERVICES -ZONING DIVISION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: MARCH 3, 2016 SUBJECT: PLANNED UNIT DEVELOPMENT REZONE (PUDZ) - PL20150000204; ABACO CLUB OWNER Mary Wagner 2730 S Ocean Boulevard Palm Beach, FL 233480 AGENT: APPLICANT (CONTRACT PURCHASER): Alexis Crespo,AICP Rock Development Group Waldrop Engineering,P.A. do Chris Konal,Blake Doganiero 28100 Bonita Grande Drive, #305 535 Hercules Boulevard, Suite 201B Bonita Springs, FL 34103 Clearwater, FL 33764 REQUESTED ACTION: The applicant is asking the Collier County Planning Commission (CCPC) to consider an amendment to Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Rural Agriculture (A) zoning district to a Residential Planned Unit Development (RPUD) zoning district for the project to be known as the Abaco Club RPUD, to allow construction of a maximum of 104 residential dwelling units on 15.9+/-acres. GEOGRAPHIC LOCATION: The subject property is located at the southwest corner of Immokalee Road and Woodcrest Drive in Section 26, Township 48 South, Range 26 East, Collier County, Florida. (location map on page 2, •roposed PUD Master Plan on page 3, and aerial/boundary map on page 7). PUDZ-PL20150000204;ABACO CLUB PUD Page 1 of 22 March 3,2015 CCPC Packet Page -42- 4/12/2016 9.A. i w Z 4t B W�-Q R i -,_i IS --\.8, 11 'i f i�'ti, i Gla•l 1gli€;1.11:1.1„iii�i : 't tir 6111118110111 1 ion i1 i�`his i iil ji1���at g 111111111111111110111111111111111011110111iti'", i)1�itII,Fy i:. .,,,.- ' AA'i17��'13 {flli"`ii'ti3i�,'"�hyi iii{Iji1. (j �� "' E1 / li ii•hi.m!;3'f E,':1•,,!9i'' '1 1`11'••1 1 �r O a����� 1 11`iij i lil I pOlii'iikiiipgll-!l i i. i 10 j A ,I�1 3'•�Il e E�Y������''!ill E1 Q i i 1:1 i1 Pii�L•1i,l tci!Pi111 i, '.fff 1a I1 o In�° agligogginig Ctn©GG©u I©a S t � :. 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The 11.76 acre parcel to the east, fronting Immokalee Road and Woodcrest Drive, is an undeveloped and wooded site owned by Mary i, Wagner with a zoning designation of Agriculture (A). The parcel to the west, fronting Immokalee Road, is 5.3 acres and is subject to a drainage easement in favor of the County and contains storm water retention for Immokalee Road with a zoning designation of(A). Both parcels have a common property line with Bent Creek Preserve PUD (see aerial/boundary map on page 7). qry The subject property is designated Urban (Urban—Mixed Use District, Urban Residential Sub- district), and is within the Residential Density Band around the Immokalee Road/Collier Boulevard Mixed Use 6 Activity Center, as identified on the Future Land Use Map (FLUM) and in the Future Land Use Element (FLUE) of the Collier County Growth Management Plan(GMP). The applicant is eligible for 111 units or 7 units per acre. The applicant is requesting approval of a Residential Planned Unit Development on 15.9 acres to allow for the development of a multi-family and/or townhouse community with associated accessory uses. The is applicant is requesting a density of 6.5 units per acre equating to 104 dwelling units. The proposed r structures will not exceed 45 feet in actual height. Vehicle access to the development is along Woodcrest Drive with a pedestrian/bicycle connection proposed along the southwest side of the site, connecting Abaco Club PUD to Bent Creek Preserve PUD. In addition to principal structures proposed,the applicant is proposing the following accessory uses: 1. Customary accessory uses and structures including carports, garages, and utility buildings. 2. Temporary sales trailers and model units. 3. Essential services, including interim and permanent utility and maintenance facilities. 4. Water management facilities. 5. Walls, berms and signs. 6. Passive open space uses and structures, including, but not limited to landscaped areas, gazebos, park benches, and walking trails. Any other accessory use and related use that is determined to be comparable to the foregoing by the Board of Zoning Appeals, or Hearing Examiner, pursuant to the process outlined in the Land Development Code (LDC). PUDZ-PL20150000204;ABACO CLUB PUD Page 4 of 22 March 3,2015 CCPC Packet Page -45- 4/12/2016 9.A. furthermore,the following development standards are proposed: TABLE I RESIDENTIAL DEVELOPMENT STANDARDSt' PERMITTED USES AND Townhouses Multi-Family Recreation STANDARDS Dwellings Min. Lot Area 1,600 S.F. N/A N/A Min. Lot Width 16' N/A N/A Min. Lot Depth 100' N/A N/A SETBACKS Frontt2} 20' 15' 20' Side 5'/O' 10' 10' Rear(Principal)(4) 10'from Perimeter Buffer 10'from Perimeter Buffer 10'from Perimeter Buffer or 0'from LME or 0'from LME or 0'from LME Rear(Accessory)(4) 0'from Perimeter Buffer 0'from Perimeter Buffer 0'from Perimeter Buffer or LME or LME or LME or Bulkhead Min. Distance Between Principal Structures(3) 10'/0' 20' 10' Maximum Height 45' 45' 45' Actual Zoned 35' 35' 35' Minimum Floor Area Per 1,000 S.F. 1,000 S.F. N/A Unit (1) All distances are in feet unless otherwise noted. (2) Front setback is measured from back of curb or edge of pavement if not curbed, for private roads. The minimum 15'front setback may be reduced to 10'where the unit has a recessed or side-entry garage. Front-loading garages shall be setback a minimum of 23 feet from the edge of sidewalk for private roads. (3) The minimum distance between buildings may be reduced to 0' where attached garages are provided. (4) No structures may be located within the county drainage easement shown on the PUD master plan. PUDZ-PL20150000204;ABACO CLUB PUD Page 5 of 22 March 3,2015 CCPC Packet Page-46- is 4/12/2016 9.A. The applicant is also requesting the following deviations from the LDC: 1. Deviation from LDC Section 4.05.04.G regarding multi-family dwellings,which allows parking spaces for recreation facilities to be computed at 25 percent of the normal requirements where a majority of the dwelling units are within 300 feet of the recreation facilities,to allow the parking spaces for the recreation facilities to be computed at 25 percent of the normal requirements for the entire development. 2. Deviation from LDC Section 5.03.02.C.2, which permits a maximum wall height of six (6) feet in residential zoning districts, to allow for a maximum wall height of eighteen (18) feet along the Immokalee Road frontage, and a maximum wall height of twelve (12) feet along Woodcrest Drive. 3. Deviation from LDC Section 5.04.04.B.3.e, which provides that a temporary use permit for a model home (occupied or unoccupied) and sales center shall be issued initially for a period of three (3) years. The requested deviation is to allow the model homes and sales center to remain in use up to five (5) years without requiring a conditional use permit. 4. Deviation from LDC Section 5.04.06.A.3.e which allows temporary signs on residentially zoned properties up to 4 square feet in area or 3 feet in height, to allow a temporary sign or banner up to a maximum of 32 square feet in area and a maximum of 8 feet in height, subject to approval under temporary sign permit procedures in the LDC. The temporary sign or banner shall be limited to 90 days per calendar year. This deviation will remain valid until 90% of the units are sold. At such time, the deviation will be void. 5. Deviation from LDC Section 5.06.02.B.5, which requires on-premise directional signs to be setback a minimum of 10 feet from the edge of roadway, to allow for on-premise direction signage to be setback a minimum of 5 feet from private, internal roadways within the PUD. This deviation does not apply to property adjacent to public roadways. 6. Deviation from LDC Section 5.06.02.B.6.b, which permits two (2) ground or wall signs per entrance to the development with a combined sign area of 64 square feet, to allow for two (2) ground or wall signs at the project entrance with a combined sign area of 80 square feet. 7. Deviation from LDC Section 3.05.07.H.1.£i, which limits satisfying native vegetation off-site to less than one(1) acre, to allow for 1.22 acres of native vegetation to be satisfied off-site. 8. Deviation from LDC Section 6.06.01,J, which prohibits dead-end streets, to allow two (2) dead-end access ways and two (2) dead-end hammerheads within the RPUD. 9. Deviation from LDC Section 4.06.02.C, which requires a Type "B" buffer where multi-family uses are proposed adjacent to single-family residential uses, to omit the buffer along the western property line, and a portion of the southern property line where the existing stormwater pond abuts the Bent Creek Preserve PUD, as shown on the PUD master plan. PUDZ-PL20150000204;ABACO CLUB PUD Page 6 of 22 March 3, 2015 CCPC Packet Page -47- 4/12/2016 9.A. URROUNDING LAND USE AND ZONING: (Subject property—6.5 units per acre) North: Immokalee Road, golf course/mixed residential development Heritage Bay PUD with a density of 1.3 units per acre. West: Mixed residential development(in process) Bent Creek Preserve PUD with a density of 3.25 units per acre. South: Mixed residential development(in process) Bent Creek Preserve PUD with a density of 3.25 units per acre. East: Woodcrest Drive, LaMorada golf course/mixed residential development(in process)with a density of 1.47 units per acre. ,'I I i I I fib ,..,, 1 DEVELOPMENT Heritage Bay PUD 8 —e .--7------- In moo ,I, j I L f ��I J f4II"Yd i,, Ott } �I F 14t 1 1 l' ,� , & ,. � -.., ( .i .J. DEVELOPMENT Ion am I� , 1 < R LaMOrRa X11 ,1 , �„ Mixed estdentiaUgolf Nol t ,,huarrr�f.r^ .t.t � DEVELOPMENT , Ira Bent Creek Preserve PUD 0.4 >���=r d,:: z , N 0p r i1 to ■ �� ae 1' I, ° TII 11 ,' 1- A 51.glai • 4444,- 'L 4 a, ,n,Gnt.,e ..Q,R. It ° ..1110. 4444 Ngli 444 4 21 PROPOSED Abaco Club PUD , I kYSTAL , �_ KE ' 7.�a Aerial Photo/PUD Boundary (subject site depiction is approximate) PUDZ-PL20150000204;ABACO CLUB PUD Page 7 of 22 March 3,2015 CCPC Packet Page -48- 4/12/2016 9.A. I GROWTH MANAGEMENT PLAN CONSISTENCY: Future Land Use Element: The subject property is designated Urban (Urban — Mixed Use District, Urban Residential Sub-district), and is within the Residential Density Band around the Immokalee Road/Collier Boulevard Mixed Use Activity Center, as identified on the Future Land Use Map (FLUM) and in the Future Land Use Element (FLUE) of the Collier County Growth Management Plan (GMP). Relevant to this petition,this Sub-district permits residential development(variety of unit types) at a base density of four (4) dwelling units per gross acre (DU/A), recreation and open space uses, and essential services uses. This project, which is relying on the Residential Density Band density bonus in the FLUE, is proposing 104 DUs, recreation and open space uses, and essential services. Density calculation and explanation is shown below. 15.9 acres X 7 DU/A= 111.3 DUs --> 111 DUs Base Density 4 DU/A(15.9 ac. X 4 DU/A=63.6 DUs) Residential Density Band Density Bonus 3 DU/A (15.9 ac.X 3 DU/A=47.7 DUs) Sum: 111.3 --> 111 DUs eligible;proposed density is 104 DUs or 6.54 DU/A(104 DUs/15.9 ac.) In order to promote smart growth policies, and adhere to the existing development character of Collier County, the following FLUE policies shall be implemented for new development and redevelopment projects,where applicable. Each policy is followed by staff analysis in[bold text]. Policy 5.4 New developments shall be compatible with, and complementary to,the surrounding land uses as set forth in the Land Development Code. (Comprehensive Planning leaves this determination to Zoning Services staff as part of their review of the petition in its entirety. However, staff would note that in reviewing 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, traffic generation/attraction, etc.)] 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 PUD Master Plan does not depict direct access to Immokalee Road, an arterial road as identified within the Transportation Element. However, access is provided to Woodcrest Drive, a local public road, which connects to Immokalee Road. The applicant indicates direct access to Immokalee Road is not permitted.) 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 depicts a loop road.) 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. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. (The PUD Master Plan does not depict vehicular interconnections with abutting properties to the west or south and it does not appear possible to do so. The abutting Bent Creek Preserve contains platted lots for single family dwelling units along the western border and PUDZ-PL20150000204;ABACO CLUB PUD Page 8 of 22 March 3,2015 CCPC Packet Page -49- 4/12/2016 9.A. most of the southern border; the remainder of the southern border is platted as an "Open Area" tract with access easement and drainage easement (Tract 0A2, Bent Creek Preserve Phase 1A). Exhibit F, #2B, indicates the developer will provide "a bicycle/pedestrian interconnection to the Bent Creek Preserve PUD to the south as shown on the PUD Master Plan" labeled as "future ri interconnection,") Policy 7.4 The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. (The PUD allows for multi-family and townhouse development; provides for open space and recreation areas; the required preservation area will be provided off site, consistent with the Land Development Code (LDC). CONCLUSION: Based upon the above analysis, staff determines that the proposed PUD rezone may be deemed consistent with the Future Land Use Element of the Growth Management Plan. Conservation and Coastal Management Element (CCME): Environmental Planning staff found this project to be consistent with the Conservation & Coastal Management Element(CCME). A minimum of 1.22 acres of native vegetation are required to be retained for the PUD. The native vegetation will be provided off-site. Transportation Element: In evaluating this project, staff reviewed the applicant's Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP)using the 2014 and 2015 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states, "The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; and PUDZ-PL20150000204;ABACO CLUB PUD Page 9 of 22 March 3,2015 CCPC Packet Page -50- 4/1 2/201 6 9.A. 31 c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3%of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project's significant impacts on all roadways. " The proposed rezoning to allow a maximum of 104 multi-family units (residential condo/townhouse) on i the subject property will generate approximately 38 PM peak hour, p eak direction trips on the immediately adjacent roadway link,Immokalee Road(CR 846). Immokalee Road from Collier Boulevard to Wilson Boulevard is a six-lane divided facility, with a current service volume of 3,300 trips and a remaining capacity of approximately 1,200 trips, and currently operating at LOS "C," as identified in the 2014 AUIR. Based on the 2014 AUIR, the subject roadway link has sufficient capacity to accommodate the project within the 5-year planning period. Staff also reviewed the project using the 2015 AUIR and also determined there is adequate capacity on Immokalee Road to accommodate the project within the 5- year period. Therefore,the subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Subsection 10.02.13.B.5, Planning Commission Recommendation (commonly referred to as the "PUD Findings"), and Subsection 10.02.08.F., Nature of Requirements of Planning Commission Report (referred to as "Rezone Findings"), which establish the legal bases to support the CCPC's recommendation. The CCPC uses these same criteria as the bases for their recommendation to the Board of County Commissioners (BCC), who in turn use the criteria to support its action on the rezoning or amendment request. An evaluation relative to these subsections is discussed below,under the heading"Zoning Services Analysis." In addition, staff offers the following analyses: Environmental Review: Environmental Planning staff has reviewed the petition and the PUD document to address environmental concerns. A deviation from an environmental standard is being requested. The applicant is proposing to satisfy the entire(1.22 acre)preserve requirement off site. Pursuant to Chapter 2, Article VIII, Division 23, Section 2-1193 of the Collier County Codes of Laws and Ordinances, this project requires review by the Environmental Advisory Council(EAC). Landscape Review: Staff has reviewed the PUD document and Master Plan and recommends approval with the stipulation that Deviation 9 be denied. Staff is under the opinion that a Type B buffer can be created on the Abaco Club side of the pond creating a transitional break between the existing single- family residential (Bent Creek) and the proposed multi-family (Abaco Club). The LDC allows for a clustered Type B buffer that allows for views of the water. Transportation Review: Transportation Division staff has reviewed the petition and the PUD document and Master Plan for right-of-way and access issues as well as roadway capacity, and recommends approval subject to the Developer/owner commitments as provided in the PUD ordinance. PUDZ-PL20150000204;ABACO CLUB PUD Page 10 of 22 March 3,2015 CCPC Packet Page -51- 4/12/2016 9.A. If It Zoning Services Review: FLUE Policy 5.4 requires new land uses to be compatible with, and complementary to, the surrounding land uses. In reviewing the appropriateness of the requested uses and intensity on the subject site, the compatibility analysis included a review of the subject proposal comparing it to surrounding or nearby properties as to allow 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. While the project does allow for higher density than adjacent surrounding developments, the proposed project does offer compatibility of buildings, structure heights, and open space similar in nature to other surrounding approved residential projects. Fronting both Immokalee Road and Woodcrest Drive, and r. having existing development around all four (4) sides of the proposed PUD boundary, Staff believes this use is reasonable and complementary to the surrounding land uses. Deviation Discussion: The petitioner is seeking nine (9) deviations. The petitioner has provided justification in support of the deviations. Deviations are a normal derivative of the PUD zoning process following the purpose and intent of the PUD zoning district as set forth in LDC Section 2.03.06 which says in part: s; It is further the purpose and intent of these PUD regulations to encourage ingenuity, innovation and imagination in the planning, design, and development or redevelopment of relatively large tracts of land under unified ownership or control. PUDs . . . . may depart from the strict application of setback, height, and minimum lot requirements of conventional zoning districts while maintaining minimum standards by which flexibility may be accomplished, and while protecting the public interest. . . Staff has analyzed the deviation requests and has provided the analyses and recommendations below. Deviation 1: Deviation from LDC Section 4.05.04.G regarding multi-family dwellings, which allows parking spaces for recreation facilities to be computed at 25 percent of the normal requirements where a majority of the dwelling units are within 300 feet of the recreation facilities, to allow the parking spaces for the recreation facilities to be computed at 25 percent of the normal requirements for the entire development. Justification: The proposed amenity site is oriented away from the perimeter of the property to ensure compatibility with Bent Creek PUD. As such, the amenity is not within 300 feet of most of the proposed residential units. However, the majority of units are within 500 feet of the recreational facilities, or 1/10th of a mile, which is generally accepted as "within walking distance". Additionally, due to the relatively small size of the site, clustered development footprint, and internal sidewalk system, the development has been designed to encourage pedestrian access to the proposed recreational area. Additional areas for guest/visitor parking have been provided for in the master plan, thereby mitigating the need for additional parking at the amenity site. Staff Analysis and Recommendation: Staff sees no detrimental effect in this deviation. The project is relatively small,proposing one (1) looped road with adjoining sidewalk. Staff encourages less impervious PUDZ-PL20150000204;ABACO CLUB PUD Page 11 of 22 March 3,2015 CCPC Packet Page -52- 4/12/2016 9.A. area in support of other modes of transportation within the development. Zoning Review Staff recommends APPROVAL of this deviation. Deviation 2: Deviation from LDC Section 5.03.02.C.2, which permits a maximum wall height of six (6) feet in residential zoning districts, to allow for a maximum wall height of eighteen (18) feet along the Immokalee Road frontage, and a maximum wall height of twelve (12)feet along Woodcrest Drive. Justification: The proposed osed wall height will mitigate the noise impact from traffic traveling down p Immokalee Road and Woodcrest Drive, and appropriately screen the site from the adjacent residential development. The proposed deviation will allow for additional visual screening between the proposed uses and the surrounding roadways, while ensuring a quality design aesthetic via screening of the wall by required perimeter plantings. A gate will be provided in the perimeter wall where the pedestrian interconnection is proposed to the Bent Creek PUD to the south to ensure appropriate access between the communities. This deviation is consistent with the wall deviation approved for the Bent Creek PUD, and will thereby provide for design consistency with the neighboring development. a' Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is approved. Staff agrees that the deviation is necessary, adding additional buffering between the proposed project and other adjacent projects. Staff also agrees that the larger wall will reduce road noise from Immokalee Road and Woodcrest Drive, making the project more viable. The Zoning Review Staff recommends APPROVAL of this deviation Deviation 3: Deviation from LDC Section 5.04.04.B.3.e,which provides that a temporary use permit for a model home (occupied or unoccupied) and sales center shall be issued initially for a period of three (3) years. The requested deviation is to allow the model homes and sales center to remain in use up to five (5) years without requiring a conditional use. Justification: The developer requests the ability to maintain model units and a sales center for an extended period of time without having to go through periodic Conditional Use permitting. The proposed timeframe is reasonable based upon the number of proposed units, and introduction of a new multi-family community in this portion of the County. Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is approved. Zoning Review believes the applicant's justification is reasonable and staff recommends APPROVAL of this deviation. Deviation 4: Deviation from LDC Section 5.04.06.A.3.e which allows temporary signs on residentially zoned properties up to 4 square feet in area or 3 feet in height,to allow a temporary sign or banner up to a maximum of 32 square feet in area and a maximum of 8 feet in height, subject to approval under temporary sign permit procedures in the LDC. The temporary sign or banner shall be limited to 90 days per calendar year. This deviation will remain valid until 90 percent of the units are sold. At such time,the deviation will be void. Justification: The requested deviation will allow for a banner sign announcing the project's grand opening and/or available unit sales, at a scale that has been previously approved for other residential PUDZ-PL20150000204;ABACO CLUB PUD Page 12 of 22 March 3,2015 CCPC Packet Page -53- 4/12/2016 9.A. communities within Collier County. The deviation will provide additional signage area to assist in marketing efforts,while protecting view sheds from Woodcrest Drive and Immokalee Road. The sign will be temporary in nature, and will undergo the requisite temporary sign permit process in accordance with Section 5.04.06 of the LDC. Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is approved. Zoning Review believes the applicant's justification is reasonable and staff recommends APPROVAL of this deviation. { Deviation 5: Deviation from LDC Section 5.06.02.B.5,which requires on-premise directional signs to be setback a minimum of 10 feet from the edge of roadway, to allow for on-premise direction signage to be setback a minimum of 5 feet from private, internal roadways within the PUD. This deviation does not apply to property adjacent to public roadways. Justification: The proposed deviation will allow for the development of appropriate directional signage internal to the RPUD, which is integral to way finding in multi-family developments such as this. A r' unified design theme will be utilized for all signage throughout the community, thereby ensuring a cohesive appearance and increased aesthetic appeal. Furthermore, this deviation is typical of many of the master-planned developments throughout Collier County. Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is approved. Zoning Review believes the applicant's justification is reasonable and staff recommends IPPROVAL of this deviation. Deviation 6: Deviation from LDC Section 5.06.02.B.6.b, which permits two (2) ground or wall signs per entrance to the development with a combined sign area of 64 square feet, to allow for two (2) ground or wall signs at the project entrance with a combined sign area of 80 square feet. Justification: The proposed deviation will allow for additional design flexibility and ensure visibility of the community from adjacent roadways. This deviation request is typical of similar master planned residential communities throughout Collier County. The proposed signage will undergo the requisite permitting prior to construction. Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is approved. Zoning Review believes the applicant's justification is reasonable and staff recommends APPROVAL of this deviation. Deviation 7: Deviation from LDC Section 3.05.07.H.1.f.i, which limits satisfying native vegetation off- site to less than one(1) acre,to allow for 1.22 acres of native vegetation to be satisfied off-site. Justification: The Property is an ideal location to utilize the off-site mitigation provisions set forth in LDC Section 3.05.07.H.11 for several reasons. The site is an infill, high-density development within the Urban-designated portion of the county and within the density bands of an activity center. Maximizing the project's density will result in a compact and contiguous growth pattern in an ideal location for new development based upon the available infrastructure and services available to accommodate population PUDZ-PL20150000204;ABACO CLUB PUD Page 13 of 22 March 3,2015 CCPC Packet Page-54- 4/12/2016 9.A. ti growth. Additionally, the native vegetation on-site is lower quality vegetation with a relatively high percentage of exotic infestation. Furthermore, the existing on-site native vegetation does not border any off-site preserves on adjacent properties or flowways that would result in a contiguous network of habitat. Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is approved. Environmental Review believes the applicant's justification is reasonable and staff recommends APPROVAL of this deviation. Deviation 8: Deviation from LDC Section 6.06.01.J, which prohibits dead-end streets, to allow two (2) dead-end accessways and two (2) dead-end hammerheads within the RPUD. Justification: The proposed street design is a result of the revised PUD master plan that avoids relocation of the existing stormwater management pond for the benefit of the adjacent property owner and Collier County. The Applicant originally planned to relocate the existing pond to the central portion of the site. This design would allow for lake views from all proposed dwelling units, while providing for the stormwater management needs of the project and the County roadway in accordance with the Judgement. This design also accommodated a single, loop road around the development that did not require dead-end streets. For a variety of reasons, applicant re-designed the project to maintain the lake in its present location. This redesign has resulted in the clustering of development and associated roadways in the eastern portion of the site, and eliminated the ability to loop the roadway. In order to accommodate the density permitted by the Growth Management Plan, the resulting design contains two (2) dead-end accessways and two (2) hammerheads. From a design and public safety standpoint, the maximum length of the proposed dead-end streets (without hammerheads) are less than 150 feet, in compliance with local fire code, and will service a maximum of 4 dwelling units on each segment(a relatively small number of units). The hammerheads will comply with all LDC design standards and allow for fire truck access and turnaround in accordance with the LDC. Therefore, the proposed hammerhead design is in compliance with state and local fire safety standards. For these reasons,the requested deviation will not negatively impact public health, safety or welfare. Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is approved. Zoning Review believes the applicant's justification is reasonable and staff recommends APPROVAL of this deviation. Deviation 9: Deviation from LDC Section 4.06.02.C, which requires a Type "B" buffer where multi- family uses are proposed adjacent to single-family residential uses, to omit the buffer along the western property line, and a portion of the southern property line where the existing stormwater pond abuts the Bent Creek Preserve PUD, as shown on the PUD master plan. PUDZ-PL20150000204;ABACO CLUB PUD Page 14 of 22 March 3,2015 CCPC Packet Page -55- 4/12/2016 9.A. Justification: This deviation is at the request of the adjacent property owner and developer of the Bent Creek Preserve RPUD. Omission of this buffer requirement will allow for the adjacent single-family homes in Bent Creek to enjoy views of the on-site stormwater management pond constructed by the County. The proposed two-story multi-family or "coach home" dwellings in the Abaco Club project will be both complimentary to and compatible with the development pattern within Bent Creek Preserve, thereby negating the need for the buffer. Additionally, the proposed multi-family units will be separated from the Bent Creek Preserve units by a distance of more than 200 feet in most locations, thereby providing sufficient separation for compatibility purposes. Lastly, the developer of Bent Creek Preserve RPUD sought approval of a maintenance agreement to omit their development's buffering requirement along this shared property line, which is further evidence of the appropriateness of this request. Enclosed please find correspondence from the representative of Bent Creek Preserve, John Mirabile, indicating his support for this deviation request. Staff Analysis and Recommendation: Staff is under the opinion that a Type B buffer should be required on the Abaco Club side of the pond, creating a transitional break between the existing single-family residential (Bent Creek Preserve PUD) and the proposed multi-family (Abaco Club). Staff does not agree that two-story multi-family or "coach home" dwellings in the Abaco Club project will be complimentary with Bent Creek's single-family development. Section 4,06.02 C. 2 of the LDC specifically states "When a Type B buffer is located within a residential PUD and adjacent to a lake, the required plant materials may be clustered to provide views. Clustered tree plantings shall not exceed 60 feet between clusters and the clustered hedge plantings can be provided as a double row of shrubs that are a minimum .)f 30 inches in height. " The LDC acknowledges that water views are important and allows for a clustered Type B buffer for this very purpose. Landscape Review staff believes the applicant's justification is not reasonable and staff recommends Denial of this deviation. FINDINGS OF FACT: LDC Subsection 10.02.08.F states, "When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners...shall show that the planning commission has studied and considered proposed change in relation to the following when applicable." Additionally, Section 10.02.13 of the Collier County LDC requires the Planning Commission to make findings as to the PUD Master Plans' compliance with the additional criteria as also noted below. (Staffs responses to these criteria are provided in bold,non-italicized font): PUD Findings: LDC Subsection 10.02.13.B.5 states that, "In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan's compliance with the following criteria" (Staff s responses to these criteria are provided in bold font): 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. PUDZ-PL20150000204;ABACO CLUB PUD Page 15 of 22 March 3,2015 CCPC Packet Page -56- 4/12/2016 9.A. Staff has reviewed the proposed amendment and believes the uses and property development regulations are compatible with the development approved in the area. The commitments made by the applicant and staff's recommended stipulations should provide adequate assurances that the proposed change should not adversely affect living conditions in the area. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application,which were reviewed by the County Attorney's Office, demonstrate unified control of the property. Additionally,the development will be required to gain platting and/or site development approval. Both processes will ensure that appropriate stipulations 't for the provision of and continuing operation and maintenance of infrastructure will be provided by the developer. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). Staff has reviewed this petition and has offered an analysis of the relevant goals, objectives, and policies of the GMP within the GMP discussion and the zoning analysis of this staff report. Based on those staff analyses, planning and zoning staff is of the opinion that this petition may be found consistent with the Future Land Use Element. 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. Staff has provided a review of the proposed uses. Staff supports the wall deviation consistent with the Bent Creek Preserve PUD. Staff is of the opinion that the uses are compatible. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The amount of usable open space meets code even though the applicant is asking for a deviation to remove 1.22 acres of required preserve off-site. Currently, Staff supports the deviation. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation Element consistency review. Operational impacts will be addressed at time of first development order (SDP or Plat). The applicant has committed to pay their proportionate share contribution toward the installation and maintenance of a traffic signal at the intersection of Woodcrest Drive and Immokalee Road; and, provide a fair share contribution toward the installation of a third westbound turn lane at the Immokalee Road and Collier Boulevard(CR 951) PUDZ-PL20150000204;ABACO CLUB PUD Page 16 of 22 March 3,2015 CCPC Packet Page -57- 4/12/2016 9.A. is intersection, if warranted. Finally, the project's development must comply with all other applicable concurrency management regulations when development approvals are sought. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure such as road capacity,wastewater disposal system, and potable water supplies to accommodate this project based upon the commitments made by the petitioner and the fact that adequate public facilities requirements will be addressed when development approvals are sought. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The petitioner is seeking approval of eight (9) deviations to allow design flexibility in compliance i! with the purpose and intent of the Planned Unit Development Districts (LDC Section 2.03.06.A). This criterion requires an evaluation of the extent to which development standards and deviations proposed for this PUD depart from development standards that would be required for the most similar conventional zoning district. Staff has provided an analysis of the deviations in the Deviation Discussion portion of this staff report, and is recommending approval for all except "Deviation 9", which is asking to eliminate the required 15-foot Type B buffer abutting the single- family homes in the Bent Creek Preserve PUD. Rezone Findings: LDC Subsection 10.02.08 F. states, "When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners...shall show that the planning commission has studied and considered proposed change in relation to the following when applicable" (Staff's responses to these criteria are provided in bold font): 1. Whether the proposed change will be consistent with the goals, objectives, &policies of the Future Land Use Map and the elements of the Growth Management Plan. The zoning analysis provides an in-depth review of the proposed amendment. Staff is of the opinion that the project as proposed is consistent with GMP FLUE Policy 5.4 requiring the project to be compatible with adjacent neighborhood development. Comprehensive PIanning staff finds the proposed PUDZ application consistent with the Future Land Use Element. The petition can be deemed consistent with the CCME and the Transportation Element. Therefore, staff recommends that this petition be deemed consistent with the GMP. 2. The existing land use pattern. Staff has described the existing land use pattern in the "Surrounding Land Use and Zoning" portion of this report and discussed it at length in the zoning review analysis. Staff believes the proposed amendment is appropriate given the development restrictions included in the PUD Ordinance. PUDZ-PL20150000204;ABACO CLUB PUD Page 17 of 22 March 3,2015 CCPC Packet Page -58- 4/12/2016 9.A. ! 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The proposed PUD amendment would not create an isolated zoning district because the subject site is surrounded by land zoned PUD with similar approved uses. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. Staff is of the opinion that the district boundaries are logically drawn given the current property ownership boundaries. S. Whether changed or changing conditions make the passage of the proposed rezoning necessary. 14 The proposed amendment is not necessary,per se; but it is being requested in compliance with the LDC provisions to seek such an amendment to allow the owner the opportunity to develop the land with uses other than what the existing zoning district would allow. Without this amendment, the property could be developed in compliance with the existing zoning designation of Agriculture. b. Whether the proposed change will adversely influence living conditions in the neighborhood. Staff is of the opinion that the proposed amendment, with the commitments made by the applicant and the stipulation offered by staff, can been deemed consistent County's land use policies that are reflected by the Future Land Use Element (FLUE) of the GMP. The project includes numerous restrictions and standards that are designed to address compatibility of the project. Development in compliance with the proposed PUD amendment should not adversely impact living conditions in the area. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure is sufficient to serve the proposed project at this time. The project's development must also comply with all other applicable concurrency management regulations and operational improvements when development approvals are sought at time of Site Development Plan (SDP) or Subdivision Platting(PPL) review. 8. Whether the proposed change will create a drainage problem. The proposed amendment should not create drainage or surface water problems. The developer of the project will be required to adhere to a surface water management permit from the SFWMD in conjunction with any local site development plan approvals and ultimate construction on site. PUDZ-PL20150000204;ABACO CLUB PUD Page 18 of 22 March 3,2015 CCPC Packet Page -59- 4/12/2016 9.A. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. If this amendment petition is approved,any subsequent development would need to comply with the applicable LDC standards for development or as outlined in the PUD document. The setbacks and project buffers will help insure that light and air to adjacent areas will not be substantially reduced. 10. Whether the proposed change will adversely affect property values in the adjacent area. This is a subjective determination based upon anticipated results,which may be internal or external to the subject property. Property valuation is affected by a host of factors including zoning; however zoning by itself may or may not affect values, since value determination is driven by market conditions. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed zoning change should not be a deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare; if the proposed development complies with the Growth Management Plan through the proposed amendment, then that constitutes a public policy statement supporting zoning actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed change does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property could be developed within the parameters of the existing zoning designations; however, the petitioner is seeking this amendment in compliance with LDC provisions for such action. The petition can be evaluated and action taken as deemed appropriate through the public hearing process. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. The GMP is a policy statement which has evaluated the scale, density, and intensity of land uses deemed to be acceptable throughout the urban-designated areas of the Collier County. Staff is of the opinion that the PUD development standards and commitments will ensure that the project is not out of scale with the needs of the neighborhood and County. PUDZ-PL20150000204;ABACO CLUB PUD Page 19 of 22 March 3,2015 CCPC Packet Page -60- 4/12/2016 9.A. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The petition was reviewed on its own merit for compliance with the proposed GMPA and the LDC; and staff does not review other sites in conjunction with a specific petition. The proposed amendment is consistent with the GMP as it is proposed to be amended as discussed in other portions of the staff report. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by the PUD document would require considerable site alteration. This project will undergo extensive evaluation relative to all federal, state, and local development regulations during the site development plan or platting approval process and again later as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. This petition has been reviewed by county staff that is responsible for jurisdictional elements of the GMP as part of the amendment process and those staff persons have concluded that no Level of Service will be adversely impacted with the commitments contained in the PUD document. 18. Such other factors, standards, or criteria that the Board of County Commissioners (BCC) shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING: The applicant's agents conducted a duly noticed NIM on May 14, 2015, at Greater Naples Fire Rescue Station Headquarters (Station 73).No one from the public attended. Please see the attached NIM summary provided by the agent. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office reviewed the staff report for this petition on February 24, 2016. PUDZ-PL20150000204;ABACO CLUB PUD Page 20 of 22 March 3,2015 CCPC Packet Page-61- 4/12/2016 9.A. fi. rtECOMMENDATION: i�. Zoning Services staff recommends that the Collier County Planning Commission forward PETITION PUDZ-PL20150000204 to the BCC with a recommendation of approval with the following condition: 1. Remove"Deviation 9" regarding a deviation from LDC Section 4.06.02 C (Buffer Requirements),which requires a Type "13"buffer where multi-family uses are proposed adjacent to single-family residential uses. Attachments: A: PUD Ordinance PUDZ-PL20150000204;ABACO CLUB PUD Page 21 of 22 March 3,2015 CCPC Packet Page -62- 4/12/2016 9.A. fi PREPARED BY: D.0 q,i ti; i ,; ., 1 f3 t 5 DANIEL JAMES SMITH,AICP DATE PRINCIPAL PLANNER ZONING DIVISION REVIEWED BY: i AL • D V. BELLOWS, 'T, • RAY ZONING AN*GER DATE t ZO DIVISION 712,2 Q.-- Ir- 1.5— 1 MIKE BOSI,AICP,DIRECTOR DATE ZONING DIVISION APPROVED BY: 41113111011°- .7'1 T— /,.2 .-f:7- / S'" r • S FRENCH,DEPUTY DEPARTMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT 4L4'DAVID S. WILKISON,P.E. DE' • 'TMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT Packet Page -63- 4/12/2016 9.A. ORDINANCE NO. 16- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE ABACO CLUB RPUD, TO ALLOW CONSTRUCTION OF A MAXIMUM OF 104 RESIDENTIAL DWELLING UNITS ON PROPERTY LOCATED AT THE SOUTHWEST CORNER OF IMMOKALEE ROAD AND WOODCREST DRIVE IN SECTION 26, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 15.9 +/- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PUDZ-PL20150000204] WHEREAS, Rock Development Group, LLC, represented by Alexis Crespo, AICP of Waldrop Engineering, P.A., petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 26, Township 48 South, Range 26 East, Collier County, Florida, is changed from a Rural Agricultural (A) Zoning District to a Residential Planned Unit Development (RPUD) for a project to be known as the Abaco Club RPUD, to allow construction of a maximum of 104 [15-CPS-01430/1242460/1] 155 Abaco Club RPUD—PUDZ-PL20150000204 3/22/16 Paue 1 Packet Page -64- 4/12/2016 9.A. residential dwelling units, in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida,this day of ,2016. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY,FLORIDA By: By: , Deputy Clerk DONNA FIALA, Chairman Approved as to form and legality: Heidi Ashton-Cicko N('IS Managing Assistant County Attorney Exhibit A: Permitted Uses Exhibit B: Development Standards Exhibit C: Master Plan Exhibit D: Legal Description Exhibit E: Requested Deviations from LDC Exhibit F: Developer Commitments [15-CPS-01430/1242460/11 155 Abaco Club RPUD—PUDZ-PI,20150000204 3/22/16 Paoe 2 Packet Page -65- 4/12/2016 9.A. EXHIBIT"A" LIST OF PERMITTED USES ABACO CLUB RPUD Development of the Abaco Club RPUD shall be in accordance with the contents of this Ordinance and applicable sections of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order, such as, but not limited to final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district shall apply. 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: I. GENERAL A. Principal Uses and Structures: 1. Entry Gates&Gatehouse. 2. Essential services, including interim and permanent utility and maintenance facilities. 3. Water management facilities. 4. Walls, berms and signs. 5. Passive open space uses and structures, including, but not limited to landscaped areas, gazebos, park benches, and walking trails. Any other principal and related use that is determined to be comparable to the foregoing by the Board of Zoning Appeals or Hearing Examiner pursuant to the process outlined in the Land Development Code (LDC). B. Accessory Uses Accessory uses customarily associated with Permitted Principal Uses, and any other accessory use and related use that is determined to be comparable to customary accessory uses by the Board of Zoning Appeals or Hearing Examiner pursuant to the process outlined in the Land Development Code(LDC). II. RESIDENTIAL A. Principal Uses and Structures: 1. Multi-family dwelling units. Any other principal and related use that is determined to be comparable to the foregoing by the Board of Zoning Appeals or Hearing Examiner pursuant to the process outlined in the Land Development Code (LDC). Abaco Club RPUD—PUDZ-PL20150000204 Last Revised:March 3,2016 Page 1of8 Packet Page -66- 4/12/2016 9.A. B. Accessory Uses: Accessory uses customarily associated with Permitted Principal Uses including but not limited to: 1. Customary accessory uses and structures including carports, garages, and utility buildings. 2. Temporary sales trailers and model units. 3. Essential services, including interim and permanent utility and maintenance facilities. 4. Water management facilities. 5. Walls,berms and signs. 6. Passive open space uses and structures, including, but not limited to landscaped areas,gazebos, park benches, and walking trails. Any other accessory use and related use that is determined to be comparable to the foregoing by the Board of Zoning Appeals, or Hearing Examiner, pursuant to the process outlined in the Land Development Code (LDC). III. RECREATION AREA(ON PUD MASTER PLAN) 1. Recreational uses and facilities including swimming pools, tennis courts, volleyball courts, fishing docks, walking paths, picnic areas, recreation buildings, and basketball/shuffle board courts. 2. Passive open space uses and structures, including, but not limited to landscaped areas, gazebos,park benches, and walking trails. Any other accessory use and related use that is determined to be comparable to the foregoing by the Board of Zoning Appeals, or Hearing Examiner, pursuant to the process outlined in the Land Development Code (LDC). IV. DESIGN STANDARDS • The RPUD will contain a unified architectural theme and private amenities.The RPUD shall include, but is not limited to the following: • Swimming pool • Community building with bathroom facilities and concrete tile roof • Mail kiosk • Access control gates V. DEVELOPMENT DENSITY A maximum of 104 dwelling units shall be constructed within the project. The gross project area is 15.9 ±acres and the residential density maximum shall be 6.54 units per acre. Abaco Club RPUD—PUDZ-PL20150000204 Last Revised:March 3,2016 Page 2 of 8 Packet Page -67- 4/12/2016 9.A. EXHIBIT"B" DEVELOPMENT STANDARDS ABACO CLUB RPUD Table I below sets forth the development standards for land uses within the Abaco Club RPUD. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. Guardhouses, gatehouses, access control structures, clock towers, columns, decorative hardscaping or architectural embellishments associated with the project's entrance are permitted and shall have no required setbacks; however such structures cannot be located where they create sight distance issues for motorists and pedestrians,and cannot exceed 35' in actual height. TABLE I RESIDENTIAL DEVELOPMENT STANDARDSili PERMITTED USES Multi-Family Dwellings Recreation AND STANDARDS Min. Lot Area N/A N/A Min. Lot Width N/A N/A Min. Lot Depth N/A N/A SETBACKS Front 15'i2i 20' Side 10' 10' Rear(Principal)i3i 10'from Perimeter Buffer or 0' 10'from Perimeter Buffer or 0' from LME from LME Rear(Accessory)(3) 0'from Perimeter Buffer 0'from Perimeter Buffer or LME or LME Min. Distance 20' Between Principal 10' Structures Maximum Height 45'/2 stories 45' Actual Zoned 35'/2 stories 35' Minimum Floor Area 1,000 S.F. N/A Per Unit (1) All distances are in feet unless otherwise noted. (2) Front setback is measured from back of curb, or edge of pavement if not curbed,for private roads.The minimum 15'front setback may be reduced to 10'where the unit has a recessed or side-entry garage. Front-loading garages shall be setback a minimum of 23 feet from the edge of sidewalk for private roads. (3) No structures may be located within the county drainage easement shown on the PUD master plan. Abaco Club RPUD—PUDZ-PL20150000204 Last Revised:March 3,2016 Page 3of8 Packet Page -68- 4/12/2016 9.A. I J:4435-01 Immokalee-Woodcrest Property\Drawings-Exhibits\435-01-E01-MCP\Current Plans\43501E0101.dwg I I i; m z mOo m c mmmm m m ANzz m 5_- N N r Z ` \ m 1 anti n m m ) -,ELI•URBAN RESIDENTIAL SUBDISTRICT _ Q zi m ?,t ZONING:RPUD �y m m - - Y C v x A m > / EXI . . . . 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EXHIBIT"D" LEGAL DESCRIPTION ABACO CLUB RPUD PARCEL A: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 26,TOWNSHIP 48 SOUTH, RANGE 26 EAST,COLLIER COUNTY, FLORIDA, LESS AND EXCEPT THE NORTH 100 FEET THEREOF PREVIOUSLY DEDICATED FOR ROAD RIGHT OF WAY. LESS AND EXCEPT THAT PORTION TAKEN BY COLLIER COUNTY, FLORIDA, IN THAT CERTAIN STIPULATED ORDER OF TAKING RECORDED IN OFFICIAL RECORDS BOOK 3302, PAGE 3228,OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. LESS AND EXCEPT THAT PORTION TAKEN BY COLLIER COUNTY, FLORIDA, IN THAT CERTAIN STIPULATED ORDER OF TAKING RECORDED IN OFFICIAL RECORDS BOOK 4366, PAGE 789,OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. LESS AND EXCEPT THE FOLLOWING DESCRIBED PARCEL(PER O.R. 3252, PAGE 572): THE WEST 200.00 FEET LESS AND EXCEPT THE NORTHERLY 88.92 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THE EAST 1/2 OF THE NORTHEAST 1/4,OF THE NORTHEAST 1/4,OF SECTION 26,TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA;SUBJECT TO AN EASEMENT FOR ROAD RIGHT OF WAY OVER AND ACROSS THE EAST 30 FEET THEREOF,AND EXCEPTING THE NORTH 100 FEET THEREOF PREVIOUSLY DEDICATED FOR ROAD RIGHT OF WAY. PARCEL B: THE WEST 200.00 FEET LESS AND EXCEPT THE NORTHERLY 88.92 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THE EAST 1/2 OF THE NORTHEAST 1/4, OF THE NORTHEAST 1/4,OF SECTION 26,TOWNSHIP 48 SOUTH, RANGE 26 EAST,COLLIER COUNTY, FLORIDA;SUBJECT TO AN EASEMENT FOR ROAD RIGHT OF WAY OVER AND ACROSS THE EAST 30 FEET THEREOF,AND EXCEPTING THE NORTH 100 FEET THEREOF PREVIOUSLY DEDICATED FOR ROAD RIGHT OF WAY. Abaco Club RPUD—PUDZ-PL20150000204 Last Revised:March 3,2016 Page 5 of 8 Packet Page -70- 4/12/2016 9.A. EXHIBIT"E" LIST OF REQUESTED DEVIATIONS FROM LDC ABACO CLUB RPUD Deviation 1: Deviation from LDC Section 4.05.04.G regarding multi-family dwellings, which allows parking spaces for recreation facilities to be computed at 25 percent of the normal requirements where a majority of the dwelling units are within 300 feet of the recreation facilities, to allow the parking spaces for the recreation facilities to be computed at 25 percent where the majority of dwelling units are within 500 feet of the recreation facilities: Deviation 2: Deviation from LDC Section 5.03.02.C.2, which permits a maximum wall height of six (6) feet in residential zoning districts, to allow for a maximum wall height of eighteen feet (18') along Immokalee Road and twelve feet(12')along Woodcrest Drive. Deviation 3: Deviation from LDC Section 5.04.04.B.3.e,which provides that a temporary use permit for a model home (occupied or unoccupied) and sales center shall be issued initially for a period of three (3) years. The requested deviation is to allow the model homes and sales center to remain in use up to five(5)years without requiring a conditional use. Deviation 4: Deviation from LDC Section 5.04.06.A.3.e which allows temporary signs on residentially zoned properties up to 4 square feet in area or 3 feet in height,to allow a temporary sign or banner up to a maximum of 32 square feet in area and a maximum of 8 feet in height, subject to approval under temporary sign permit procedures in the LDC. The temporary sign or banner shall be limited to 90 days per calendar year.This deviation will remain valid until 90%of the units are sold.At such time,the deviation will be void. Deviation 5: Deviation from LDC Section 5.06.02.B.6.b, which permits two (2) ground or wall signs per entrance to the development with a combined sign area of 64 square feet, to allow for two (2) ground or wall signs at the project entrance with a combined sign area of 80 s.f. Deviation 6: Deviation from LDC Section 3.05.07.H.1.f.i., which limits satisfying native vegetation off-site to less than one(1)acre,to allow for 1.22 acres of native vegetation to be satisfied off-site. Deviation 7: Deviation from LDC Section 6.06.01.J, which prohibits dead-end streets, to allow two (2)dead-end accessways and two(2)dead-end hammerheads within the RPUD. Deviation 8: Deviation from LDC Section 4.06.02.C, which requires a Type "B" buffer where multi- family uses are proposed adjacent to single-family residential uses, to omit the buffer along the western property line, and a portion of the southern property line where the existing stormwater pond abuts the Bent Creek Preserve PUD, as shown on the PUD master plan. Approval of this deviation requires building foundation plantings to be provided within a 10-foot plantable area along the western side of the multi-family buildings facing the Bent Creek Preserve PUD, and outside of the lake maintenance easement. Abaco Club RPUD—PUDZ-PL20150000204 Last Revised:March 3,2016 Page 6 of 8 Packet Page -71- 4/12/2016 9.A. EXHIBIT"F" DEVELOPMENT COMMITMENTS ABACO CLUB RPUD 1. PUD MONITORING One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Rock Development Group, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts,the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. 2. TRANSPORTATION A. The development shall be limited to a maximum of 62 two-way unadjusted PM Peak Hour Trips. B. The owner, or their successors or assigns, shall provide a bicycle/pedestrian interconnection to the Bent Creek Preserve PUD to the south as shown on the PUD Master Plan. C. If warranted, the owner, or their successors or assigns, shall provide a fair share contribution toward the installation of a traffic signal at the intersection of Woodcrest Drive and Immokalee Road. D. The owner, or their successors or assigns, shall provide a fair share contribution toward the installation of the third westbound to southbound turn lane at the Immokalee Road and Collier Boulevard (CR 951) intersection. E. The owner, its successors or assigns, shall design, permit and construct a left turn lane into the project from Woodcrest Drive in accordance with the FDOT Standard Specifications then current at the time of permitting and construction. The turn lane shall be completed prior to issuance of the certificate of occupancy for the first residential building.The owner, its successors or assigns, shall not be required to convey right-of-way to the County to compensate for placing the left turn lane within County right-of-way. F. Sidewalks will be provided on both sides of the internal accessways. Abaco Club RPUD—PUDZ-PL20150000204 Last Revised:March 3,2016 Page 7 of 8 Packet Page -72- 4/12/2016 9.A. 3. ENVIRONMENTAL A. The subject site contains approximately 8.11 acres of native vegetation, of which 15% (1.22 acres) is required to be preserve.The native vegetation preservation requirement will be satisfied off-site in accordance with Section 3.05.07.H.1.f of the Land Development Code. See Deviation No. 6. 4. STORMWATER A. Prior to any joint use by Owner of the County's stormwater pond within the Collier County Drainage Easement for Immokalee Road, the Owner shall enter into a developer's agreement with Collier County. 5. MISCELLANEOUS A. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. B. All other applicable state or federal permits must be obtained before commencement of the development. Abaco Club RPUD—PUDZ-PL20150000204 Last Revised:March 3,2016 Page 8 of 8 Packet Page -73- 4/12/2016 9.A. � t �77�r��v :Sd NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCE Notice is hereby given that on Tuesday, April 12, 2016, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government Center, 3299 Tamiami Trail East, Naples, FL.,the Board of County Commissioners(BCC)will consider the enactment of a County Ordinance. The meeting will commence at 9:00 A.M.The title of the proposed Ordinance is as follows: The purpose of the hearing is to consider: AN ORDINANC E OFTHE BOARDOFCOUNTYCOMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO,A RESIDENTIAL . PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE ABACO CLUB RPUD,TO ALLOW CONSTRUCTION OF A MAXIMUM OF 104 RESIDENTIAL DWELLING UNITS.ON PROPERTY LOCATED AT THE SOUTHWEST CORNER OF IMMOKALEE ROAD AND CI OI WOODCREST DRIVE IN SECTION 26,TOWNSHIP 48 SOUTH, RANGE 26 EAST,COLLIER COUNTY,FLORIDA,CONSISTING OF 15.9+1-ACRES;AND BY PROVIDING AN EFFECTIVE DATE. (PETITION PUDZ-PL20150000204) 0 N A copy of the proposed Ordinance is on file with the Clerk to the in Board and is available for inspection. All interested parties are invited to attend and be heard. NOTE: All persons wishing to speak on any agenda item must register with the County manager prior to presentation of 2 the agenda item to be addressed. Individual speakers will be limited to 3,minutes on any item. The selection Of any individual to speak on behalf of an organization or group is encouraged. ;a If recognized by the Chairman,a spokesperson for a group or organization may be allotted 10 minutes to speak on an item. Persons wishing to have written or graphic materials included in the Board agenda packets must submit said material a minimum of 3 weeks prior to the respective public hearing. In any case, z written materials intended to be considered by the Board shall a be submitted to the appropriate County staff a minimum of seven days prior to the public hearing. All materials used in presentations before the Board will become a permanent part ua of the record. J z Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disabilitywhoneedsanyaccommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East,Suite 101,Naples,FL 34112- 5356, (239) 252.8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY,FLORIDA DONNA FIALA, CHAIRMAN DWIGHT E.BROCK,CLERK By: Martha Vergara,Deputy Clerk (SEAL) March 25,2016 No.1005095 Packet Page -74- Abaco Club RPUD – PL20150000 ‐204 Cover Letter – CCPC Revisions Page 1 of 2 February 23, 2016 Mr. Daniel J. Smith, AICP Zoning & Land Development Review Department Community Development & Environmental Services 2800 North Horseshoe Drive Naples, Florida 34104 RE: Abaco Club RPUD – Summary of CCPC Revisions PL2015 ‐0000204 Dear Mr. Smith: The above referenced application was continued from the January 7, 2016 CCPC agenda to allow the Applicant to modify the proposed PUD Document and Master Plan to reflect a revised layout. The revised site configuration maintains the location of the existing stormwater management pond on the western portion of the site, as requested by Collier County and the developer of the Bent Creek Preserve RPUD. The new design also reduces the external impacts of the project by relocating proposed residential buildings from the western perimeter to the central portion of the site. The revised layout does not affect the proposed access point onto Woodcrest Drive or modify other site development regulations, such as building height and setbacks. The recreational tract has been moved closer to Woodcrest Drive, and away from single ‐family uses under construction in Bent Creek Preserve, thereby enhancing the project’s compatibility with the surrounding land uses. To assist in the CCPC’s review, the changes are further summarized as follows: Revise PUD Document Exhibit A, List of Permitted Uses, to provide General and Recreational uses within the PUD and remove common recreational uses from the Residential section; Revise PUD Document Exhibit B, Development Standards, to address corrections to the proposed development standards pursuant to the meeting with Mark Strain and Staff on January 4 th ; Revise PUD Document Exhibit C, PUD Master Plan, to maintain the existing pond location and re ‐ configure the residential development tracts and recreational amenity site; Revise PUD Document Exhibit E, List of Requested Deviations, to remove Deviation 7 requesting sidewalks on one side of local streets and renumber deviations accordingly; add Deviation 8 to allow for dead ‐end accessways and hammerheads internal to the development; and add Deviation 9 to allow for omission of the perimeter buffer adjacent to the existing stormwater management at the request of the Bent Creek Preserve RPUD, in order to preserve their off ‐site lake views. Revise PUD Document Exhibit F to support the new site configuration. Abaco Club RPUD – PL20150000 ‐204 Cover Letter – CCPC Revisions Page 2 of 2 Thank you in advance for your consideration of these revisions. Should you require additional information or have any questions, please feel free to contact me directly at (239) 405 ‐7777, extension 207, or alexis.crespo@waldropengineering.com . Sincerely, WALDROP ENGINEERING, P.A. Alexis V. Crespo, AICP, LEED AP Vice President of Planning Enclosures cc: Blake Doganiero, Rock Development Group, LLC Michael Greenberg, Neal Communities of Southwest Florida, LLC R. Bruce Anderson, Cheffy Passidomo, P.A. Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission COVER LETTER Abaco Club RPUD – PL20150000 ‐204 Cover Letter Page 1 of 3 March 20, 2015 REVISED February 23, 2016 Mr. Daniel J. Smith, AICP Zoning & Land Development Review Department Community Development & Environmental Services 2800 North Horseshoe Drive Naples, Florida 34104 RE: Abaco Club RPUD Rezone Application PL2015 ‐0000204 Dear Mr. Smith: Enclosed for your review is the Application for PUD rezone for the Abaco Club RPUD (“Property”), a 15.9+/‐ acre project located at the southwest corner of Immokalee Road and Woodcrest Drive in unincorporated Collier County, Florida. The Property is within Section 26, Township 48 South, Range 26 East, is zoned Rural Agricultural (“A”), and is designated within the Urban Residential Subdistrict per the Collier County Future Land Use Map. BACKGROUND/EXISTING CONDITIONS: The proposed RPUD is comprised of two (2) parcels. The eastern ‐most parcel comprises 11+/‐acres and is vacant. The western ‐most parcel totals 5+/‐ acres and is partially developed with a stormwater management lake as part of the Immokalee Road expansion. A Stipulation of Judgment was recorded per OR Book 3892, Page 4139 granting the Applicant the ability acquire the 5.3 ‐acre property via a written request to Collier County and utilize the parcel for “development density credit” purposes, in lieu of an easement to Collier County for drainage, utility, and maintenance purposes. The Applicant is in the process of acquiring the fee simple title to the 5.3 ‐acre property per the enclosed Assignment of Rights. The deed conveying ownership of the pond parcel to the Applicant is on the February 23 rd , 2016 Board of County Commissioners agenda. In terms of adjacent uses, the Bent Creek Preserve RPUD abuts the property to the south and west, and is approved for 450 units, at a gross density of 3.26 du/acre; Woodcrest Drive, a 2 ‐lane local roadway, abuts the property to the east; and to the north of the property is Immokalee Road, a 6 ‐lane arterial roadway. REQUEST: Rock Development Group, LLC (“Applicant”) is requesting approval of a Residential Planned Unit Development (RPUD) rezoning to allow for the development of a multi ‐family residential community with associated accessory uses. Through the RPUD process the Applicant is seeking a maximum of 104 dwelling units, which equates to approximately 6.5 du/acre. The Property is located within the Urban Residential Subdistrict, as well as within the density band of Activity Center #3, which allows a base density of 7 du/acre per the Growth Management Plan. The proposed density of 6.5 du/acre is consistent with the underlying Future Land Use designation and will allow for a compact and contiguous Abaco Club RPUD – PL20150000 ‐204 Cover Letter Page 2 of 3 development pattern within the County’s urban area. Additionally, the proposed density will ensure the property is not underutilized from a density standpoint in consideration of the County’s investment in public infrastructure along the Immokalee Road corridor. The Applicant is requesting multi ‐family and townhouse dwelling types due to the limited parcel size, infill nature of the site, and proximity/frontage along an arterial roadway. The application proposes a logical transition of land use from the lower densities in the Bent Creek PUD to the south, to a higher density, multi ‐family usage along the Immokalee Road frontage. Compatibility is addressed via the perimeter buffers, the clustering of units in the eastern portion of the site to the extent possible, and the proposed development standards. The Applicant has also re ‐ designed the PUD master plan to allow for lake views from the adjacent single ‐family homes in Bent Creek Preserve. The requested uses and proposed development standards are attached within the PUD document. The Applicant is requesting deviations from the Land Development Code (LDC) requirements to allow for the requisite design flexibility for an infill site of this nature. The detailed listing of deviations and associated justifications are included in the PUD Document as Exhibit “E”. ENVIRONMENTAL: Per the Environmental Impact Statement (EIS) prepared by Atlantic Ecological Services, LLC shows no state or federal listed species were observed on ‐site or within the Project’s vicinity. The site contains 8.11 acres of native vegetation, therefore, the on ‐site native vegetation requirement is 1.22 acres, or 15% of the site per LDC Section 3.05.07. Pursuant to Commitment 4 in the enclosed PUD document, the Applicant is proposing off ‐site mitigation to address the native vegetation preserve requirements. The Property is an ideal location to utilize the off ‐site mitigation provisions set forth in LDC Section 3.05.07.H.1.f. for several reasons. The site is an infill, high ‐density development within the Urban ‐designated portion of the county and within the density bands of an activity center. Maximizing the project’s density will result in a compact and contiguous growth pattern in an ideal location for new development based upon the available infrastructure and services available to accommodate population growth. Additionally, the native vegetation on ‐site is lower quality vegetation with a relatively high percentage of exotic infestation. Furthermore, the existing on ‐site native vegetation does not border any off ‐site preserves on adjacent properties that would result in a contiguous network of habitat. For these reasons, the Applicant respectfully requests Staff’s consideration of off ‐site mitigation for this project. INFRASTRUCTURE: The subject property will be accessed via Woodcrest Drive, as depicted on Exhibit “C” RPUD Master Plan in the PUD document. As outlined in the Traffic Impact Statement (TIS) prepared by JMB Transportation Engineering, Inc., Immokalee Road is shown to have adequate capacity under the projected traffic conditions to serve the project. The transportation commitment in Exhibit “F” of the PUD document sets forth a maximum of 62 two ‐way, peak hour trips for the project. Potable water and sanitary sewer for this project will be provided by Collier County Utilities (CCU). Water service is available from a 12” water main running along the west side of Woodcrest Drive. Wastewater service is available from an 8” force main running along the east side of Woodcrest Drive, beginning approximately 100 feet south of the subject property line. A statement of availability from CCU is enclosed as part of this application. CONCLUSION: In summary, the Abaco Club RPUD is a compact, infill development project located in an urban area of the County, and in close proximity to existing and available public infrastructure. The proposed residential uses and design standards will be compatible with existing and approved uses surrounding the Project via the proposed development regulations, limited residential uses, and perimeter buffers. The proposed deviations will allow for enhanced design Abaco Club RPUD – PL20150000 ‐204 Cover Letter Page 3 of 3 flexibility to develop an infill community, while protecting public health, safety and welfare. As outlined in the attached application, the RPUD is consistent with the LDC and Growth Management Plan (GMP) and will serve as an overall enhancement to the area. Per the Pre ‐Application Meeting Notes, the following items are enclosed for your review: 1. A check in the amount of $16,225 for the PUD Rezone Application Fees; 2. Twenty (20) copies of the submittal cover letter detailing the purpose of the rezoning request; 3. Twenty (20) copies of the completed PUD Rezone Application including Evaluation Criteria; 4. Twenty (20) copies of the Pre ‐application meeting notes; 5. One (1) original and one (1) copy of the Owner Affidavit; 6. One (1) original and one (1) of the Covenant of Unified Control; 7. Two (2) copies of the Stipulation of Judgment (OR Book 3892, Page 4139); 8. Two (2) copies of the Assignment of Rights; 9. Two (2) copies of the approved Addressing Checklist dated 03/11/15; 10. Three (3) copies of the Warranty Deeds; 11. Four (4) copies of the Boundary Survey (signed and sealed); 12. Five (5) copies of the Aerial (min. scaled 1” = 400’) showing FLUCCS Codes; 13. Four (4) copies of the Utility Provisions Statement (no sketches requires); 14. Twenty (20) copies of the Environmental Impact Statement; 15. Seven (7) copies of the Traffic Impact Statement (TIS); 16. Two (2) copies of the School Impact Analysis Application; 17. Twenty (20) copies of PUD Document; 18. Twenty (20) copies of the Justification for Requested Deviations; 19. Twenty (20) copies of the PUD Conceptual Site Plan (24”x36”); 20. One (1) copy of the PUD Conceptual Site Plan (8.5”x11”); and 21. Two (2) copies of the entire submittal documents on CD ‐ROM. Should you require additional information or have any questions, please feel free to contact me directly at (239) 405 ‐ 7777, extension 207, or alexis.crespo@waldropengineering.com . Sincerely, WALDROP ENGINEERING, P.A. Alexis V. Crespo, AICP, LEED AP Principal Planner Enclosures cc: Blake Doganiero, Rock Development Group Michael Greenberg, Neal Communities Bruce Anderson, Cheffy Passidomo Jim Banks, P.E., JMB Transportation Engineering, Inc. Jody Sisk, Atlantic Ecological Services, LLC Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission PUD REZONE APPLICATION w/ EVALUATION CRITERIA COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 1 of 15 Application for a Public Hearing for PUD Rezone, Amendment to PUD or PUD to PUD Rezone PETITION NO PROJECT NAME DATE PROCESSED PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezo ne (PUDZ-A): LDC subsection 10.02.13 A.-F. APPLICANT CONTACT INFORMATION Name of Applicant(s): ___________________________________________________________ Address: _____________________________ City: ___________ State: ________ ZIP: _______ Telephone: ___________________ Cell: ____________________ Fax: ____________________ E-Mail Address: ________________________________________________________________ Name of Agent: ________________________________________________________________ Firm: _________________________________________________________________________ Address: _____________________________ City: ___________ State: ________ ZIP: _______ Telephone: __________________ Cell: _____________________ Fax: ____________________ E-Mail Address: ________________________________________________________________ Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. To be completed by staff COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 2 of 15 DISCLOSURE OF INTEREST INFORMATION Please complete the following information, if spac e is inadequate use additional sheets and attach to the completed application packet. a. If the property is owned fee simple by an INDIVIDUAL , tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership b. If the property is owned by a CORPORATION , list the officers and stockholders and the percentage of stock owned by each: Name and Address % of Ownership c. If the property is in the name of a TRUSTEE , list the beneficiaries of the trust with the percentage of interest: Name and Address % of Ownership d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP , list the name of the general and/or limited partners: Name and Address % of Ownership COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 3 of 15 e. If there is a CONTRACT FOR PURCHASE , with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership Date of Contract: f. If any contingency clause or contract terms in volve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address g. Date subject property acquired _______________ Leased: Term of lease ____________ years /months If, Petitioner has option to buy, indicate the following: Date of option: _________________________ Date option terminates: __________________, or Anticipated closing date: _________________ h. Should any changes of ownership or changes in contract s for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 4 of 15 REZONE REQUEST This application is requesting a rezone from: _________________________ Zoning district(s) to the ________________________________ zoning district(s). Present Use of the Property: _________________________________________________________ Proposed Use (or range of uses ) of the property: _________________________________________ Original PUD Name: ________________________________________________________________ Ordinance No.: ____________________________________________________________________ PROPERTY INFORMATION On a separate sheet attached to the application, provide a detailed legal description of the property covered by the application: x If the request involves changes to more than on e zoning district, the applicant shall include a separate legal description for property involved in each district; x The applicant shall submit 4 copi es of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre-application meeting; and x The applicant is responsible fo r supplying the correct legal de scription. If questions arise concerning the legal description, an engineer 's certification or sealed survey may be required. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: _________________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________ Address/ General Location of Subject Property : __________________________________________ __________________________________________________________________________________ PUD District (refer to LD C subsection 2.03.06 C): Commercial Residential Community Facilities Industrial Mixed Use Other: ________________ COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 5 of 15 ADJACENT ZONING AND LAND USE Zoning Land Use N S E W If the owner of the subject property owns contig uous property please provide a detailed legal description of the entire contiguous property on a separate sheet attached to the application. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Metes & Bounds Description: _________________________________________________________ ASSOCIATIONS Complete the following for all registered Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774 . Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 6 of 15 EVALUATION CRITERIA Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Pla nning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. a. The suitability of the area for the type and pa ttern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. b. Adequacy of evidence of unified control and su itability of any proposed agreements, contract, or other instruments, or for amendments in th ose proposed, particularly as they may relate to arrangements or provisions to be made fo r the continuing operation and maintenance of such areas and facilities that are not to be provid ed or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. c. Conformity of the proposed PUD with the goal s, objectives and policies of the Growth Management Plan. (This is to include identifyin g what Sub-district, policy or other provision allows the requested uses/density, and fully expl aining/addressing all criteria or conditions of that Sub-district, polic y or other provision.) d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, rest rictions on design, and buffering and screening requirements. e. The adequacy of usable open space areas in existence and as proposed to serve the development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, bo th public and private. g. The ability of the subject property and of surrounding areas to accommodate expansion. h. Conformity with PUD regulations, or as to desi rable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You ma y wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. Abaco Club RPUD – PL2015 ‐0000204 Evaluation Criteria Page 1 of 5 EVALUATION CRITERIA PUD REZONE CONSIDERATIONS (LDC SECTION 10.02.13.B) ABACO CLUB RPUD 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The Abaco Club RPUD (“Property”) is located in an area of existing and planned urban development within the County’s Urban ‐designated area. The Property is an infill development ideally located within the Urban Residential Subdistrict and within the density band of Activity Center #3, per the Growth Management Plan. This Subdistrict is intended for higher density residential developments in areas with existing or planned public infrastructure and limited environmental constraints. As outlined in the Growth Management Plan, the base density for the subject property is seven (7) dwelling units per acre due to its location within the density band of Activity Center #3. Therefore, the proposed density of 6.5 du/acre in entirely consistent with the intended use of the Property. The Property is bound by Immokalee Road, a six ‐lane arterial roadway, to the north and Woodcrest Drive, a two ‐lane local roadway, to the east. The density proposed by the project will ensure the existing land area within the County’s Urban ‐designated is not underutilized from a public infrastructure standpoint, thereby upholding good planning principles. The Bent Creek PUD abuts the property to the south and west and is approved for a mix of single ‐ family and multi ‐family residential uses at a gross density of 3.26 du/acre. While the density in the Bent Creek Preserve PUD is lower than the proposed density in Abaco Club, the project will serve as a logical transition from the lower density single ‐family land use pattern along Woodcrest Drive, to the higher ‐intensity Immoklaee Road arterial frontage. Additionally, the residential uses proposed, along with the proferred development standards will ensure compatibility and screening between projects. For example, the maximum proposed building height is 35 feet and complies with the approved height in the adjacent community. Please note per the enclosed deviation narrative and letter of support from the Bent Creek Preserve developer, the Applicant is maintaining the current stormwater pond location and omitting the perimeter buffers where single ‐family homes in Bent Creek Preserve abut the pond, in order to maintain lake views from these adjacent home sites. Necessary educational facilities exist in the immediate area, and include: Laurel Oak Elementary, Oakridge Middle School, and Gulf Coast High School. Bus transportation is proved by Collier Area Transit (CAT) via Route 27, with a bus stop located approximately one (1) mile west of the property at the intersection of Immokalee Road and Collier Boulevard (C.R. 951.). North Naples Fire and Golden Gate Fire have a station within 1.5 miles of the site. There is also a parcel dedicated for public use within the Heritage Bay Development of Regional Impact located 0.5 miles east of the Property. As noted above, the RPUD is located adjacent to Activity Center #3, which contains approximately 771,000 square feet of commercial uses including a government center parcel. Abaco Club RPUD – PL2015 ‐0000204 Evaluation Criteria Page 2 of 5 In terms of traffic, the subject property will be accessed via Woodcrest Drive, as depicted on Exhibit “C” RPUD Master Plan in the PUD document. As outlined in the Traffic Impact Statement (TIS) prepared by JMB Transportation Engineering, Inc., Immokalee Road is shown to have adequate capacity under theprojected traffic conditions to serve the project. The Applicant has included Commitment 3 in Exhibit “F” of the PUD document to limit the project’s trip generation to a maximum of 62 two ‐way, peak hour trips. Potable water and sanitary sewer for this project will be provided by Collier County Utilities (CCU). Water service is available from a 12” water main running along the west side of Woodcrest Drive. Wastewater service is available from an 8” force main running along the east side of Woodcrest Drive, beginning approximately 100 feet south of the subject property line. A statement of availability from CCU is enclosed as part of this application. Other infrastructure can also readily accommodate the proposed infill development. Based upon the nature of surrounding uses, the established development pattern along Immokalee Road, and the existing levels of public infrastructure to service the proposed RPUD, the Property is suitable for the development of a residential community as proposed through this application. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not toe be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the County Attorney. The subject property is under Unified Control by Mary Wagner, who has authorized Rock Develpoment, LLC to file this application, as demonstrated by the Covenant of Unified Control included in the PUDZ application. The pond parcel is scheduled for conveyance to the Application per the February 23 rd , 2016 BoCC agenda. 3. Conformity of the proposed PUD with the goals, objectives and policies of the growth management plan. (This is to include identifying what subdistrict, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that subdistrict, policy or other provision.) FUTURE LAND USE ELEMENT Policy 5.2: All applications and petitions for proposed development shall be consistent with this Growth Management Plan, as determined by the Board of County Commissioners. The RPUD is consistent with the Future Land Use Element (FLUE) of the Growth Management Plan (GMP) as follows: Policy 5.3: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community facilities by: confining urban intensity development to areas designated as Urban Abaco Club RPUD – PL2015 ‐0000204 Evaluation Criteria Page 3 of 5 on the Future Land Use Map; requiring that any additions to the Urban Designated Areas be contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use planning techniques and innovative approaches to development in the County’s Agricultural/Rural designated area, which will better serve to protect environmentally sensitive areas, maintain the economic viability of agriculture and other predominantly rural land uses, and provide for cost efficient delivery of public facilities and services. The RPUD is located within the Urban Residential Subdistrict on the Future Land Use Map and within the density band of Activity Center #3, which permits a maximum allowable density of 7 dwelling units per acre per the Growth Management Plan. The proposed RPUD represents a compact, infill development project, located in an urban area of the County, and in proximity to existing and available public infrastructure. The site is contiguous with existing and approved urban development to the north, south, and west. The proposed residential uses and design standards will be compatible with existing and approved uses surrounding the project, while efficiently utilizing available urban lands with adequate public infrastructure to supply the demand for new housing stock in Collier County. The proposed density of 6.5 du/acre is consistent with the allowable density per the GMP. 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 RPUD will be accessed via Woodcrest Drive, which then connects to Immokalee Road. Direct connection to Immokalee Road is not permitted. 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 proposes a roadway system that connects the site to Immokalee Road via Woodcrest Drive. Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. The RPUD will provide pedestrian connection to adjacent properties via the sidewalk system on Woodcrest Drive and Immokalee Road. Additionally, an internal bicycle/pedestrian interconnection will be provided to Bent Creek PUD along the southern property line as shown on the PUD Master Plan, Exhibit C. 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. Abaco Club RPUD – PL2015 ‐0000204 Evaluation Criteria Page 4 of 5 This RPUD proposes sidewalks in order to provide residents with a walkable community, and sidewalk connections to Woodcrest Drive. CONSERVATION AND COASTAL MANAGEMENT ELEMENT The RPUD is consistent with the Conservation and Coastal Management Element of the Growth Management Plan (GMP) as follows: Policy 6.1.1.: Native Preservation The site contains 8.11 acres of native vegetation, therefore, the on ‐site native vegetation requirement is 1.22 acres, or 15% of the site per LDC Section 3.05.07. Pursuant to Commitment 4 in the enclosed PUD document, the Applicant is proposing off ‐site mitigation to address the native vegetation preserve requirements. The Property is an ideal location to utilize the off ‐site mitigation provisions set forth in LDC Section 3.05.07.H.1.f. for several reasons. The site is an infill, high density development within the Urban ‐designated portion of the county and within the density bands of an activity center. Maximizing the project’s density will result in a compact and contiguous growth pattern in an ideal location for new development based upon the available infrastructure and services available to accommodate population growth. Additionally, the native vegetation on ‐site is lower quality vegetation with a relatively high percentage of exotic infestation. Furthermore, the existing on ‐site native vegetation does not border any off ‐site preserves on adjacent properties that would result in a contiguous network of habitat. For these reasons, the Applicant respectfully requests Staff’s consideration of off ‐site mitigation for this project. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The proposed RPUD will contain multi ‐family and/or townhouse residential uses as described in this application. These uses are compatible with the proposed uses in the Bent Creek Preserve PUD that abuts the property to the south and the west due to the proposed development regulations governing setbacks, maximum height, etc. Additionally, perimeter buffers will be provided to separate and screen the proposed development from homes in the Bent Creek Preserve PUD, except where a deviation has been included at the request of the Bent Creek developer to maintain lake views from their adjacent home sites. The amenity site is located internal to the community and away from property lines shared with Bent Creek to maximize compatibility. The proposed RPUD is separated from all other surrounding lands via public roadways, thereby providing further separation and screening of the proposed development. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The Abaco Club RPUD will provide 60% on ‐site open space in accordance with LDC requirements. The RPUD provides for a recreational amenity location for future residents, which has been Abaco Club RPUD – PL2015 ‐0000204 Evaluation Criteria Page 5 of 5 sensitively located away from the project perimeters to address compatibility with Bent Creek PUD. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. As outlined in the enclosed application, all required public infrastructure is available and adequate to service the proposed RPUD. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The Property can accommodate the 104 dwelling units, as shown on the attached RPUD Master Plan, and represents a compact infill project on the Immokalee Road corridor. The application demonstrates there is available public infrastructure to support the development as proposed. The Urban designated portion of Collier County terminates at Woodcrest Drive. Therefore, the proposed RPUD represents a logical expansion of the existing development pattern to accommodate future growth within Collier County with the urban ‐designated area. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The proposed development is generally consistent with the PUD regulations contained in the LDC and a determination can be made that the subject development proposes to a degree or at least equivalent to a literal application of such regulations. The Applicant is requesting deviations from the Land Development Code (LDC) in order to support the infill development project. Development of the property in accordance with these deviations will uphold the intent of the RPUD regulations and ensure design consistency, walkability/connectivity, appropriate vehicular circulation, and the protection of public health, safety and welfare. Further explanation and justification of the deviations are provided in Exhibit “E”. COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 7 of 15 Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? __________________________________________________________________________________ __________________________________________________________________________________ Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendere d on this property within the last year? Yes No if so please provide copies. PUBLIC NOTICE REQUIREMENTS This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E. of the Administrative Code and LDC section 10.03.06 . Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B. of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires th at the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commi ssioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. RECORDING OF DEVELOPER COMMITMENTS Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall record in the Public Records of Collier County a Memo randum of Understanding of Developer Commitments or Notice of Developer Commitments that contains the le gal description of the property that is the subject of the land use petition and contains each and every co mmitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to th e County and shall comply with the recording requirements of Chapter 695, FS. A recorded co py of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. LDC subsection 10.02.08 D This application will be considered “open” when the determination of “sufficiency” has been made and the application is assigned a petition processing number. The application will be considered “closed” when the petitioner withdraws the application through written notice or ceases to supply necessary information to conti nue processing or otherwise actively pursue the rezoning, amendment or change, for a period of 6 months . An application deemed “closed” will not receive further processing and an applicatio n “closed” through inactivity shall be deemed withdrawn. An application deem ed “closed” may be re -opened by submission of a new application, repayment of all application fees and the grant of a determination of “sufficiency”. Further review of the request will be subject to the then current code. COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 8 of 15 STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST APPLICANT CONTACT INFORMATION Name of Applicant(s): _______________________________________________________________ Address: _________________________________ Ci ty: ___________ State: ________ ZIP: _______ Telephone: ____________________ Cell: _____________________ Fax: ______________________ E-Mail Address: ____________________________________________________________________ Address of Subject Property (I f available): ______________________________________________ City: _________________ State: ________ ZIP: _________ PROPERTY INFORMATION Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: _________________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ TYPE OF SEWAGE DISPOS AL TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: __________________________ d. Package Treatment Plant (GPD Capacity): _________________________ e. Septic System TYPE OF WATER SERVICE TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: __________________________ d. Private System (Well) Total Population to be Served: ________________________________________________________ Peak and Average Daily Demands: A. Water-Peak: _________ Average Daily: __________ B. Sewer-Peak: _________ Average Daily: __________ If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: ____________________________________________________ COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 9 of 15 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement re garding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepar ed and certified by a professional engineer. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Collier County Utility Dedication Statement: If the project is located wi thin the service boundaries of Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completi on of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to th e issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre-application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 11 of 15 Pre-Application Meeting and Final Submittal Requirement Checklist for: PUD Rezone- Ch. 3 G. 1 of the Administrative Code Amendment to PUD- Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone - Ch. 3 G. 1 of the Administrative Code The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time of application submittal. At final submittal, the ch ecklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. REQUIREMENTS # OF COPIES REQUIRED NOT REQUIRED Cover Letter with Narrative Statement including a detailed description of why amendment is necessary Completed Application with required attachments Pre-application meeting notes Affidavit of Authorization , signed and notarized 2 Notarized and completed Covenant of Unified Control 2 Completed Addressing Checklist 2 Warranty Deed(s) 3 List Identifying Owner and all parties of corporation 2 Signed and sealed Boundary Survey 4 Architectural Rendering of proposed structures 4 Current Aerial Photographs (available from Prop erty Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 5 Statement of Utility Provisions 4 Environmental Data Requirements pursuant to LDC section 3.08.00 4 Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with project planner at time of public hearings. Listed or Protected Species survey, less than 12 months old. Include copies of previous surveys. 4 Traffic Impact Study 7 Historical Survey 4 School Impact Analysis Application, if applicable 2 Electronic copy of all required documents 2 Completed Exhibits A-F (see below for additional information)+ List of requested deviations from the LDC with justification for each (this document is separate from Exhibit E) Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy Original PUD document/ordinance, and Master Plan 24” x 36” – Only if Amending the PUD Checklist continued onto next page… COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 12 of 15 Revised PUD document with changes crossed thru & underlined Copy of Official Interpretation and/or Zoning Verification 1 *If located in Immokalee or seeking affordable hous ing, include an additional set of each submittal requirement +The following exhibits are to be completed on a separ ate document and attached to the application packet: Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code Exhibit D: Legal Description Exhibit E: List of Requested LDC Deviations and justification for each Exhibit F: List of Development Commitments If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.” PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS: School District (Residen tial Components): Amy Lockheart Conservancy of SWFL: Nichole Ryan Utilities Engineering: Kris VanLengen Parks and Recreation: Vicky Ahmad Emergency Management: Dan Summers Immokalee Water/Sewer District: City of Naples: Robin Singer, Planning Director Other: FEE REQUIREMENTS Pre-Application Meeting: $500.00 PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre Comprehensive Planning Consistency Review: $2,250.00 Environmental Data Requirements-EIS Packet (submittal determined at pre-application meeting): $2,500.00 Listed or Protected Species Review (when an EIS is not required): $1,000.00 Legal Advertising Fees: o CCPC: $925.00 o BCC: $500.00 School Concurrency Fee, if applicable: o Mitigation Fees, if application, to be determined by the School District in coordination with the County *Additional fee for the 5 th and subsequent re-submittal will be accessed at 20% of the original fee. All checks may be made payable to: Board of County Commissioners Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission PRE ‐APPLICATION MEETING NOTES Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission OWNER AFFIDAVIT SIGNED & NOTARIZED Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission COVENANT OF UNIFIED CONTROL Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission STIPULATION OF JUDGMENT Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission ASSIGNMENT OF RIGHTS Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission APPROVED ADDRESSING CHECKLIST DATED 3/11/15 K>>/ ZKhEdz'Ks ZED Ed 'ZKtd,DE' D Ed/s/^/KE ǁǁǁ͘ĐŽůůŝĞƌŐŽǀ͘ŶĞƚ ϮϴϬϬEKZd,,KZ^ ^,K Z/s EW> ^͕&>KZ/ϯϰϭϬϰ ;ϮϯϵͿϮϱϮͲϮϰϬϬ&y;ϮϯϵͿϮϱϮͲϱϳϮϰ ADDRESSING CHECKLIST 3OHDVHFRPSOHWHWKHIROORZLQJDQGHPDLOWR*0'B$GGUHVVLQJ#FROOLHUJRYQHW RUID[WRWKH2SHUDWLRQV 'HSDUWPHQWDW RUVXEPLWLQSHUVRQWRWKH $GGUHVVLQJ'HSDUWPHQWDWWKHDERYHDGGUHVV)RUPPXVW EHVLJQHGE\$GGUHVVLQJSHUVRQQHOSULRUWRSUHDSSOLFDWLRQPHHW LQJplease allow 3 days for processing. 1RWDOOLWHPVZLOODSSO\WRHYHU\SURMHFW,WHPVLQbold type DUHUHTXLUHGFOLIONUMBERS MUST BE PROVIDED.)RUPVROGHUWKDQPRQWKVZLOOUHTXLUHDGGLWLRQDOUHYLHZDQGDS SURYDOE\WKH$GGUHVVLQJ 'HSDUWPHQW PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petitiontype) %/ %ODVWLQJ3HUPLW %' %RDW'RFN([WHQVLRQ &DUQLYDO&LUFXV3HUPLW &8 &RQGLWLRQDO8VH (;3 ([FDYDWLRQ3HUPLW )3 )LQDO3ODW //$ /RW/LQH$GMXVWPHQW 31& 3URMHFW1DPH&KDQJH 33/ 3ODQV 3ODW5HYLHZ 363 3UHOLPLQDU\6XEGLYLVLRQ3ODW 38'5H]RQH 5= 6WDQGDUG5H]RQH 6'3 6LWH'HYHORSPHQW3ODQ 6'3$ 6'3$PHQGPHQW 6'3, ,QVXEVWDQWLDO&KDQJHWR6'3 6,3 6LWH,PSURYHPHQW3ODQ 6,3, ,QVXEVWDQWLDO&KDQJHWR6,3 615 6WUHHW1DPH&KDQJH 61& 6WUHHW1DPH&KDQJH±8QSODWWHG 7'5 7UDQVIHURI'HYHORSPHQW5LJKWV 9$ 9DULDQFH 953 9HJHWDWLRQ5HPRYDO3HUPLW 956)3 9HJHWDWLRQ5HPRYDO 6LWH)LOO3HUPLW 27+(5 LEGAL DESCRIPTION RIVXEMHFWSURSHUW\RUSURSHUWLHV(copy of lengthy description may be attached) FOLIO (Property ID)NUMBER(s)RIDERYH(attach to,orassociate with, legal description if more than one) 675((7$''5(66RU$''5(66(6(as applicable, if already assigned) 352326('675((71$0(6(if applicable) 6,7('(9(/230(173/$1180%(5(forexistingprojects/sitesonly) 1 6859(< FRS\QHHGHGRQO\IRUXQSODWWHGSURSHUWLHV LOCATIONMAP PXVWEHDWWDFKHGVKRZLQJH[DFWORFDWLRQRISURMHFWVLWHLQUHOD WLRQWRQHDUHVWSXEOLFURDGULJKW RIZD\ 352326('352-(&71$0((if applicable) 6'3RU$5RU3/ ■ PleaseSeeAttached. 00191960004 (11-acre+/-p arcel );5-acre+/-p arcelhasnofolio,butisdescribedinLe g al. SWcornerofImmokaleeRoad&WoodcrestDrive AbacoClub 20150000204 K>>/ ZKhEdz'Ks ZED Ed 'ZKtd,DE' D Ed/s/^/KE ǁǁǁ͘ĐŽůůŝĞƌŐŽǀ͘ŶĞƚ ϮϴϬϬEKZd,,KZ^ ^,K Z/s EW> ^͕&>KZ/ϯϰϭϬϰ ;ϮϯϵͿϮϱϮͲϮϰϬϬ&y;ϮϯϵͿϮϱϮͲϱϳϮϰ 3OHDVH5HWXUQ$SSURYHG&KHFNOLVW%\ (PDLO3HUVRQDOO\SLFNHGXS A SSOLFDQW1DPH 6LJQDWXUHRQ$GGUHVVLQJ&KHFNOLVWGRHVQRWFRQVWLWXWH3URMHFWD QGRU6WUHHW1DPH DSSURYDODQGLVVXEMHFWWRIXUWKHUUHYLHZE\WKH2SHUDWLRQV'HS DUWPHQW FORSTAFFUSEONLY F ROLR Number FolioNumber FolioNumber FolioNumber )ROLR1XPEHU )ROLR1XPEHU Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORMMUST BE UPDATED OR NEW FORM SUBMITTED 2 )D[ (PDLO )D[ 3KRQH 3URMHFWRUGHYHORSPHQWQDPHVSURSRVHGIRURUDOUHDG\DSSHDULQJ LQFRQGRPLQLXPGRFXPHQWV LIDSSOLFDWLRQ LQGLFDWHZKHWKHUSURSRVHGRUH[LVWLQJ 00191960004 3-11-2015 b y: y: ■ LindsayRodriguez 239-405-7777 lindsay.rodriguez@waldropengineering.com Abaco Club RPUD –PUDZ Ͳ PL20150000204 PUD Document Last Revised:March 5,2015 Page 4 of 8 EXHIBIT “D” LEGAL DESCRIPTION ABACO CLUB RPUD PARCEL A: THE EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 26,TOWNSHIP 48 SOUTH,RANGE 26 EAST, COLLIER COUNTY,FLORIDA,LESS AND EXCEPT THE NORTH 100 FEET THEREOF PREVIOUSLY DEDICATED FOR ROAD RIGHT OF WAY. LESS AND EXCEPT THAT PORTION TAKEN BY COLLIER COUNTY,FLORIDA,IN THAT CERTAIN STIPULATED ORDER OF TAKING RECORDED IN OFFICIAL RECORDS BOOK 3302,PAGE 3228,OF THE PUBLIC RECORDS OF COLLIER COUNTY,FLORIDA. LESS AND EXCEPT THAT PORTION TAKEN BY COLLIER COUNTY,FLORIDA,IN THAT CERTAIN STIPULATED ORDER OF TAKING RECORDED IN OFFICIAL RECORDS BOOK 4366,PAGE 789,OF THE PUBLIC RECORDS OF COLLIER COUNTY,FLORIDA. LESS AND EXCEPT THE FOLLOWING DESCRIBED PARCEL (PER O.R.3252,PAGE 572): THE WEST 200.00 FEET LESS AND EXCEPT THE NORTHERLY 88.92 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THE EAST 1/2 OF THE NORTHEAST 1/4,OF THE NORTHEAST 1/4,OF SECTION 26,TOWNSHIP 48 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA;SUBJECT TO AN EASEMENT FOR ROAD RIGHT OF WAY OVER AND ACROSS THE EAST 30 FEET THEREOF,AND EXCEPTING THE NORTH 100 FEET THEREOF PREVIOUSLY DEDICATED FOR ROAD RIGHT OF WAY. PARCEL B: THE WEST 200.00 FEET LESS AND EXCEPT THE NORTHERLY 88.92 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THE EAST 1/2 OF THE NORTHEAST 1/4,OF THE NORTHEAST 1/4,OF SECTION 26,TOWNSHIP 48 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA;SUBJECT TO AN EASEMENT FOR ROAD RIGHT OF WAY OVER AND ACROSS THE EAST 30 FEET THEREOF,AND EXCEPTING THE NORTH 100 FEET THEREOF PREVIOUSLY DEDICATED FOR ROAD RIGHT OF WAY. Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission WARRANTY DEEDS Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission BOUNDARY SURVEY Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission AERIAL WITH FLUCCS CODES H a b i t a t M a p C o l l i e r C o u n t y M u l t i f a m i l y C o l l i e r C o u n t y , F l o r i d a I m a g e S o u r c e : E S R I W o r l d I m a g e r y 2 0 1 3 P a r c e l s - C o l l i e r C o u n t y P a r c e l s 2 0 1 4 D a t e : 7 -2 4 -1 5 0 2 0 0 1 0 0 F e e t E P r o p e r t y B o u n d a r y (1 5 .8 9 a c .)H a b i t a t 4 1 1 9 - P i n e F l a t w o o d s D i s t u r b e d (7 .8 2 a c .)4 2 4 9 - M e l a l e u c a D i s t u r b e d (1 .7 0 a c .) 4 2 4 9 H - H y d r i c M e l a l e u c a D i s t u r b e d (0 .6 2 a c .)5 3 4 - S t o r m w a t e r P o n d (4 .2 0 a c .)6 3 0 -W e t l a n d M i x e d F o r e s t D i s t u r b e d (0 .2 9 a c .)7 4 0 - D i s t u r b e d L a n d (1 .1 9 a c .) W W W .A T L A N T I C E C O .C O M 9 0 4 -3 4 7 -9 1 3 3 | j o d y @ a t l a n t i c e c o .c o m 2 1 7 G a l l i c i a A v e | S t . A u g u s t i n e , F L 3 2 0 8 6 Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission UTILITY PROVISIONS STATEMENT March 9 , 2015 Lindsey F. Rodriguez VIA: E -MAIL Planning Tech Waldrop Engineering Subject: Abaco Club RPUD Parcel #: 00191960004 and related Water, Wastewater and IQ Availability Dear M s. Rodriguez : Water service is av ai lable for this project from a 12 ” water main running a long the west side of Woodcrest Dr. W astewater service is available from an 8 ” force main running along the east side of Woodcrest Dr., beginning approximately 100 feet south of the subject property line. Irrigation Quality (IQ) water is not available to the project at this time. C onnection points for the system tie -ins to water and wastewater lines may be made after submission and approval of the hydraulic calculations by the Planni ng and Project Management Department, validating that the up/downstream systems are adequate to handle the increase in demand or flow. This letter implies no guarantee that other developments throughout the District will not have an impact on th e quantity of water and wastewater treatment and disposal capacity available to this property until the project has received a commitment for service. Should you have any further questions, please feel free to contact me at (239) 252 -5366 . Sincerely, Kris Van Lengen, Principal Planner Planning and Project Management Department cc: Aaron C romer, Principal Project Manager Eric Fey , Engineering Review COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 8 of 15 STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST APPLICANT CONTACT INFORMATION Name of Applicant(s): _______________________________________________________________ Address: _________________________________ Ci ty: ___________ State: ________ ZIP: _______ Telephone: ____________________ Cell: _____________________ Fax: ______________________ E-Mail Address: ____________________________________________________________________ Address of Subject Property (I f available): ______________________________________________ City: _________________ State: ________ ZIP: _________ PROPERTY INFORMATION Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: _________________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ TYPE OF SEWAGE DISPOS AL TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: __________________________ d. Package Treatment Plant (GPD Capacity): _________________________ e. Septic System TYPE OF WATER SERVICE TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: __________________________ d. Private System (Well) Total Population to be Served: ________________________________________________________ Peak and Average Daily Demands: A. Water-Peak: _________ Average Daily: __________ B. Sewer-Peak: _________ Average Daily: __________ If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: ____________________________________________________ COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9/11/2014 Page 9 of 15 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement re garding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepar ed and certified by a professional engineer. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Collier County Utility Dedication Statement: If the project is located wi thin the service boundaries of Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completi on of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to th e issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre-application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. PUDA ‐PL2014 ‐099 Utilities Calculation Sheet Page 1 of 1 ABACO CLUB RPUD UTILITIES CALCUATION SHEET Potable Consumption Demands Estimate per Collier County Public Utilities Division Population = 260 (104 units X 2.5 persons per unit) Peak Factor = 4.0 Number of Units Persons Per Unit Per Capita Consumption (GPD) Consumption Rates Peak Consumption Rates GPD GPM GPD GPM 104 2.5 125 32,500 22.57 130,000 90.28 Sanitary Sewer Demands Estimate per Collier County Public Utilities Division Population = 260 (104 units X 2.5 persons per unit) Peak Factor = 4.0 Number of Units Persons Per Unit Per Capita Consumption (GPD) Consumption Rates Peak Consumption Rates GPD GPM GPD GPM 104 2.5 125 32,500 22.57 130,000 90.28 SUMMARY: Estimated Peak Potable Water Demand = 90.28 GPM Estimated Peak Sanitary Sewer Demand = 90.28 GPM Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission ENVIRONMENTAL IMPACT STATEMENT Environmental Impact Statement For Abaco Club Collier County, FL AES Project #1 5 -00 1 Prepared For: Rock Development Group , LLC Attn: Mr.Blake Doganiero 535 Hercules Ave.,Suite 201B Clearwater, FL 33764 (727)460 -0299 blakedoganiero@rockdevgroup.com Prepared By: Atlantic Ecological Services, LLC Attn: Jody Sisk 217 Gallicia Avenue St. Augustine, FL 32086 (904)347 -9133 jody@atlanticeco.com September 2015 Table of Contents Page 1.0 PROJECT INTRODUCTION 1 2.0 EXISTING SITE CONDIT IONS 2 2.1 Uplands 2 2.2 Wetlands 3 2.3 Other Surface Waters 4 3.0 SOILS 4 4.0 WETLANDS AND SURFACE WATE RS 4 4 .1 Methods and Jurisdiction 4 4 .2 Wetland Impacts and Minimizations 5 4 .3 Wetland Impact Reduction and Elimination 5 4 .4 Wetland Mitigation 6 5.0 PROTECTED SPECIES 6 5.1 Protected Wildlife Species 6 5.2 Protected Plant Species 9 6 .0 NATIVE VEGETATION PRESERVATION 1 0 7 .0 SUMMARY 1 1 Technical Literature References 1 2 i. Appendices Appendix A -Figures Aerial Map Topographic Map Soils Map Habitat Map Wetland an d Surface Water Map Appendix B –Habitat Assessment UMAM Worksheets WRAP Worksheets Appendix C –Curriculum Vitae Jody N. Sisk ii. Abaco Club Collier County, Florida September 2015 Page 1 1.0 PROJECT INTRODUCTION The Abaco Club project site is located in a portion of Section 26 , Township 4 8 South, Range 2 6 East in Collier County, Florida. The property is specifically located at the southwest intersection of Immokalee Road and Woodcrest Drive in Naples , Florida. The property is approximately 1 5 .89 acres in size ,and is approximately 4.25 miles east of Interstate 75 . The site consists of one parcel (Collier County Folio #00191960004 )and a dedicated Collier County stormwater parcel . The pro perty is bound by Woodcrest Drive to the east, Immokalee Road to the north, the Bent Creek subdivision to the west, and the Bent Creek subdivision to the south .The latitude and longitude coordinates for the approximate center of the project are 2 6 °16 ’16 .70 ” N, 81°40 '26 .11 ” W . The developer of this project is: Rock Development Group, LLC Attn:Blake Doganiero 535 Hercules Ave., Suite 201B Clearwater, FL 33764 (727)460 -0299 blakedoganiero@rockdevgr oup.com The project planner for this project is: Waldrop Engineering, P.A. Attn: Alexis Crespo, AICP, LEED AP 7301 Merchant Court Sarasota, FL 34240 (239) 405 -7777 alexisc@waldropengineering.com The project engineer for this project is: Gulfstream Design Group, LLC Attn:Matthew H. Lahti , P.E. 404 Shore Drive St. Augustine , FL 32 086 (904 )806 -2898 matt@gulfstreamdesign.com The proposed proje ct is to create a new residential townhome development with associated infrastructure and stormwater management on presently disturbed, undeveloped lands in Collier County . Atlantic Ecological Services (AES)conducted an Environmental Assessment (EA) o n the Abaco Club Property (herein referred to as the subject property).This report constitutes the Collier County required Environmental Impact Statement (EIS) Report.The subject property was reviewed to determine habitat type’s present, boundaries of h abitat types, Abaco Club Collier County, Florida September 2015 Page 2 wetland delineation, presence of or the potential for protected species, wildlife utilization of the site , native vegetation preserve requirements,and other environmental constraints noted during the site visits. This E IS report discusses t he methods used to conduct the EA, the results thereof and includes several supplementary figures. 2.0 EXISTING SITE CONDITIONS The subject property consists of one parcel that is currently undeveloped land .The subject property is located in a quickly growing area of northern Naples. The former Florida Rock Industries, Inc. Naples Quarry is located due north of the project area on the north side of Immokalee Road. The quarry property now exists as a residential golf community.The property is surrou nded by roads, development,a large flood control canal,and stormwater pond on all sides isolating the site from any offsite flow -ways and/or wildlife corridors. The intense development in the area has also disrupted the normal wildfire regime in the are a which has led to the subject property being dominated by exotic vegetation.Each community and land use area was categorized according to the Florida Department of Transportation (FDOT) (1991)Florida Land Use, Cover and Forms Classification System (FLU CCS). The communities and land uses observed on the subject property are described in detail below.Please see the communities as described below, which are depicted on the attached Habitat Map within Appendix A. 2.1 Uplands Pine Flatwoods -Disturbed (FLUCCS 4 119 )–Th e uplands on the site historically consisted of, along with neighboring properties, a large expanse of south Florida pine flatwoods. Presently approximately 7 .82 acres of the site is still classifiable as upland pine flatwoods. Though ov er time this acreage will be reduced as pines fell and exotic species eventually dominate the entire property.This habitat consists of a canopy of south Florida slash pine (Pinus elliottii var.densa ), punk tree (Melaleuca quinquenervia ), and new growth e ucalyptus trees (Eucalyptus spp.). The understory is dominated by Brazilian pepper (Schinus terebinthifolius ), eucalyptus, punk tree, myrsine (Rapanea punctata ),wax myrtle (Myrica cerifera ),saw palmetto (Serenoa repens ), cabbage palm (Sabal palmetto ), a nd downy rose myrtle (Rhodomyrtus tomentosa ). The ground cover is limited due to the heavy understory cover above . The present day canopy within this area consists of approximately 45% south Florida slash pine and 65% exotic punk and eucalyptus trees.This meets the Collier County Land Development Code (LDC) native vegetation preservation requirement.The remainder of the subject property does not meet the canopy coverage requirement of native vegetation and is explained below. Due to the geometry of the pine flatwoods area that remains within the preserve requirement guidelines, the total acreage and geometry of the site, and the proposed residential townhomes use, preserving a small portion of this highly disturbed pine flatwoods community would pro vide very limited ecological benefit to the area. Mitigation for the preserve requirements will be more beneficial to Abaco Club Collier County, Florida September 2015 Page 3 the County through the donation of land offsite as specified in the LDC. The preserve requirement and mitigation are described in greate r detail in Section 6.0 below. Melaleuca –Disturbed (FLUCCS 4249)–A portion of the site has converted to punk tree dominated uplands and wetlands. The wetland areas are distinguished from the upland areas based on hydric characteristics found within the soil. This category represents the upland classified melaleuca habitat (approximately 1.70 acres). This area consists of former pine flatwoods habitat which has been fire suppressed and geographically isolated by surrounding land uses. The canopy w ithin this area is dominated by a percent coverage of approximately 85 -90% punk tree. The remaining canopy consists of eucalyptus trees and south Florida slash pine. The understory and groundcover within this area is consistent with the pine flatwoods co mmunity above, but with a higher percentage of understory level punk and eucalyptus trees. Disturbed Land (FLUCCS 740)–A small area of fill is located in the southeast portion of the subject property . This area has no tree cover as it is highly disturb ed and exists as a mound of fill dirt. The vegetation consists of a mix of Brazilian pepper, wax myrtle, saw palmetto, and downy rose myrtle.According to historic aerials, it appears this area has been a disturbed fill pile since Woodcrest was construct ed, between the years of 1973 and 1985. A separate area located around the existing stormwater pond is also classified as disturbed land. This area is maintained bahia grass (Paspalum notatum ) for access and maintenance of the pond. The two disturbed la nds areas total 1.19 acres combined. 2.2 Wetlands Hydric Melaleuca –Disturbed (FLUCCS 4249H )–The two wetland areas on the subject property (approximately 0.62 acres) are consistent with the upland melaleuca area described above. The wetland classif ication is based primarily on the basis of hydric indicators within the soil horizon. The plant composition also contains swamp fern (Blechnum serrulatum ) and sawgrass (Cladium jamaicense ). Both wetland areas are highly disturbed due to the composition a nd distribution of punk tree. The seasonal high water elevations within the wetlands is below ground level. This is due to the isolation of the wetlands due to surrounding land uses and drying effect of the melaleuca.The hydrology of the wetland is als o greatly affected by the large flood control canal located along Immokalee Road. Wetland Mixed Forest Disturbed (FLUCCS 630)–A portion of Wetland 1 meets the Collier County LDC as native habitat due to canopy composition. This small area includes red maple (Acer rubrum ), slash pine, and cypress (Taxodium spp.) in the canopy. Abaco Club Collier County, Florida September 2015 Page 4 2.3 Surface Waters Stormwater Pond (FLUCCS 534)–An existing Collier County stormwater pond associated with Immokalee Road is located on the property. This pond appears to h ave impacted a large portion of the wetland that was historically connected to the wetland on the subject property. This along with the filling of the remainder of the once large wetland depression on the Bent Creek subdivision have dramatically impacted the remaining wetlands on the subject property. 3.0 SOILS A discussion of each soil type present on the subject property is documented below. Please see the attached Soils Map within Appendix A for the location of each soil type. Oldsmar fine sand , l imestone substratum (10 )–This is a poorly drained, nearly level soil found on flatwood areas .Areas in this soil are irregular , elongated in shape and range from 10 to 300 acres. Slopes are 0 to 2%. The seasonal water table is located approximately 6 to 18 inches below natural ground level during the wet season and 18 to below 4 0 inches below natural ground level during the dry season in most years. Hallendale fine sand (11 )–This is a poorly drained, nearly level soil found on flatwood areas . Are as in this soil are irregular , elongated in shape and range from 2 0 to 1,000 acres. Slopes are 0 to 2%. The seasonal water table is located approximately 6 to 18 inches below natural ground level during the wet season and 18 to below 4 0 inches below natu ral ground level during the dry season in most years. Riviera fine sand ,limestone substatum (18 )–This is a poorly drained, nearly level soil found in sloughs and poorly defined drainageways .This soil is classified as hydric. Areas in this soil are irregular , elongated in shape and range from 25 to 500 acres. Slopes are 0 to 2%. The seasonal water table is located at the surface or within 12 inches below natural ground level during the wet season and 18 to below 4 0 inches below natural ground level during the dry season in most years.This soil on the site has been effectively isolated by the stormwater pond and development to the west. 4.0 WETLANDS AND SURFACE WATERS 4 .1 Methods and Jurisdiction Criteria used to determine the presence of the bo undaries of wetlands and surface waters were in accordance with Chapter 62 -340 F.A.C. and the 1987 Corps of Engineers Wetlands Delineation Manual . Wetland O ne on the subject property is jurisdictional to the South Florida Water Management District (S F W M D ), the U.S. Army Corps of Engineers (USACE)and Collier County (County ).Wetland Two on the subject property is considered isolated Abaco Club Collier County, Florida September 2015 Page 5 and not jurisdictional to the USACE. It is jurisdictional to SFWMD and the County. Wetland One is 0.84 acres in size and Wetland Two is 0.07 acres in size.Please see the attached Wetland Map within Appendix A. The wetland delineation was discussed with Ms. Karyn Allman of SFWMD and a site visit to verify the limits of the wetlands will be conducted once an Environmental Resource Permit (ERP) application is submitted to SFWMD for development of the site . Upon completion of the wetland verification with SFWMD , the final approved wetland lines will be provided on the final site development plans for the County. 4 .2 Wetl and Impacts and Minimizations The two wetlands on the subject property are very low quality melaleuca dominated wetlands which have been greatly impacted by the adjacent developments and land uses. Wetland One was formerly part of a large wetland system which extended off to the southwest. The wetland was impacted by the stormwater pond and the Bent Creek subdivision to the west, both of which have been constructed in the past 5 years.Wetland One is approximately 0.84 acres and has been impacted at the Location Landscape level by all the surrounding development, the Water Environment level by affectively being cut off from the former wetland system described above, and the Community Structure level by the suppression of the natural fire regime and appro ximate 90% dominance of melaleuca. Wetland Two is a small fragmented wetland approximately 0.07 acres in size and was formerly part of small depression which was impacted by the construction of Woodcrest Drive. Its quality is consistent with what was des cribed above for Wetland One.The hydrology across the entire site has been dramatically impacted by the construction of the stormwater pond, the Bent Creek subdivision, and the large flood control canal along Immokalee Road. If left in present state it is anticipated that within a very short period of time the two remaining wetlands will transition completely to upland melaleuca dominated habitats. It is anticipated that wetland impacts will be proposed to the two small, remnant wetlands found on the su bject property .A preliminary Uniform Mitigation Assessment Method (UMAM) summary of the Functional Loss (fl) of wetland function is included within Appendix B. 4 .3 Wetland Impact Reduction and Elimination Due to the isolated and low quality nature of t he remnant wetlands found on the subject property, the applicant plans to impact both wetlands in their entirety.The wetlands on the subject property have been greatly impacted by surrounding land uses and development. They provide very minimal ecologic al value and provide no known habitat for protected species in the area. Abaco Club Collier County, Florida September 2015 Page 6 4 .4 Wetland Mitigation To offset the proposed impacts to the two low quality freshwater forested wetland s the applicant will purchase credits from a permitted wetland mitigation b ank in this basin. The project is located within the East Collier Mitigation Basin .The Big Cypress Mitigation Bank is currently the only bank in the basin with credits available .This bank was permitted utilizing the Wetland Rapid Assessment Procedure (WRAP ). Please see the WRAP summary within Appendix B which details the functional loss due to potential impacts to this wetland utilizing this assessment method . 5 .0 PROTECTED SPECIES Prior to visiting the site, a background literature search was co nducted to compile a list of state and federally protected animal and plant species that could occur on the subject property .The three primary sources of literature reviewed include t he Florida Fish and Wildlife Conservation Commission’s (FWC)Florida’s E ndangered Species, Threatened Species, And Species of Special Concern ,the United States Fish and Wildlife Service ’s (FWS)Threatened and Endangered Species System (TESS) database, and the Florida Department of Agriculture and Consumer Servic es (FDACS), Di vision of Plant Industry’s (DPI)Notes on Florida’s Endangered and Threatened Plants . During the site visit , observations or evidence of protected species were noted in field notebooks. Additionally, the likelihood of occurrence of each protected species w as noted following the habitat mapping and description, as noted above. 5 .1 Protected Wildlife Species The protected wildlife species with at least some likelihood of occurrence are listed in Table 5 .1 .1 , below. The likelihood of occurrence of each spec ies is noted in the table and those species with at least a moderate likelihood of occurrence are discussed following the table. Table 5.1.1: Protected wildlife species with the potential to occur on the Abaco Club property, in Collier County, Florida; F ebruary, 2015. Common Name Agency Listing Likelihood of Occurrence Species Name FWC FWS/NMFS Habitat Ajaia ajaja Roseate spoonbill SSC Low Marshes, swamps, ponds, rivers and lagoons Alligator mississippiensis American alligator SSC T(S/A)Low Vari ous aquatic habitats Aramus guarana Limpkin SSC Low Swamps, forested floodplains, mangrove swamps & marshes Drymarchon Eastern T T Low Wide variety of Abaco Club Collier County, Florida September 2015 Page 7 corais couperi indigo snake habitats Egretta caerulea Little blue heron SSC Low Marshes, ponds, lake s, meadows, streams & mangroves Egretta rufescens Reddish egret SSC Low Marine and estuarine tidal swamps Egretta thula Snowy egret SSC Low Marshes, lakes, ponds and shallow, coastal habitats Egretta tricolor Tricolored heron SSC Low Marshes, ponds a nd rivers Eudocimus albus White ibis SSC Low Marshes, mangroves, lakes and estuaries Falco sparverius paulus Southeastern American kestral T Low Wide variety of open habitats Felis concolor coryi Gopherus polyphemus Florida panther Gopher Tortoise E T E T (C) Low Low Variety of forestland, pine flatwoods, hardwood swamps, cypress Sandhills, scrub, hammocks, dry prairies, flatwoods, & ruderal Haliaeetus leucocephalus Southern bald eagle BGEPA Low Coasts, rivers and large lakes in open a reas Mycteria Americana Picoides borealis Wood stork Red - cockaded woodpecker E T E T Low Low Marshes, swamps, streams and mangroves Mature open canopy pine flatwoods Polyborus plancus audubonii Rana capito Audubon’s crested caracara Gopher frog T S SC T Low Low Open pastures and grasslands Xeric uplands and pine flatwoods Sciurus niger avicennia Big cypress fox squirrel T T Low Forests, pine flatwoods, hammocks Speotyto cunicularia Florida Burrowing owl SSC Low High sandy areas Ursus americanu s floridanus Florida black bear T Low Variety of forested landscapes Abaco Club Collier County, Florida September 2015 Page 8 E= Endangered; T= Threatened; SSC= Species of Special Concern ; BGEPA=Bald and Golden Eagle Protection Act Those species listed as having a moderate likelihood of occurrence in Table 5 .1 .1 are listed as such due to presence of suitable foraging habitat. Long -legged waders have a low likelihood of occurrence onsite , primarily having roosting potential within the wooded areas along the stormwater pond .This includes the l impkin (Aramus g uarana ), little blue heron (Egretta caerulea ),snowy egret (Egretta thula ), tricolored heron (Egretta tricolor ), and white ibis (Eudocimus albus ).No threat to their long term status is reasonably anticipated due to this project .No wading bird rookerie s are known or were identified on or near the subject property. While no wood storks (Mycteria americana ) were observed on the subject property, wood storks have been observed routinely throughout the area. No nesting rookeries were observed. The projec t site is located within a Core Foraging Area (CFA)for wood storks. Impacts to the wetlands onsite are proposed .M itigation for impacts to the forested wetland s will be proposed through the purchase of federal mitigation credits from a permitted mitigati on bank. A gopher tortoise (Gopherus polyphemus ) burrow survey was cond ucted on the subject property.The gopher tortoise survey was conducted in accordance with the techniques outlined in the publication , Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus polyphemus ) Populations Found on Lands Slated for Development in Florida .The survey was completed on February 6 th and 7 th , 2015 and covered 100 % of the upland habitat s found on the subject property. The gopher tortoise, listed as Threa tened by the FWC, is a key component in the determination of habitat suitability for other protected species because of the large number of other animals that will use tortoise burrows for one or more of their life requisites.No gopher tortoises or their burrows were identified on the subject property. The FWC’s Eagle Nest Locator website was queried for data regarding documented southern bald eagle (Haliaeetus l. leucocephalus ) nests in the project vicinity. The southern bald eagle is protected under th e Bald and Golden Eagle Protection Act (BGEPA). Development guidelines are required for any proposed projects with 330 feet for urban areas and 660 feet for non -urban areas.One active bald eagle nests are located within the vicinity, but not within the B GEPA protected guidelines .One active nest is located approximately 0.75 miles to the southeast of the subject property within the Calusa Pines Golf Course .Due to the distance away from the nest,this project is not likely to adversely affect the southe rn bald eagle. The project is located within the Focus Area (FA) Secondary Zone for the Florida panther (Felis concolor coryi ) per the FWS Florida Panther Effect Determination Key. The FWC telemetry database recorded a single Florida panther near the sub ject property in 1995 (TX -101). No other telemetry points have been recorded since then. Due to the isolated Abaco Club Collier County, Florida September 2015 Page 9 nature of the subject property and the surrounding development the project is not likely to adversely affect the Florida panther population. Dur ing the field surveys completed on February 6 th and 7 th , 2015 AES ecologists surveyed for the potential of such species as the eastern indigo snake (Drymarchon corais couperi ), southeastern American kestrel (Falco sparverius paulus ), red -cockaded woodpecke r (Picoides borealis ), Big Cypress fox squirrel (Sciurus niger avicennia ), Florida burrowing owl (Speotyto cunicularia ), and the Florida black bear (Ursus americanus floridanus ). Each of the species mentioned were considered to have a low potential for oc currence on the subject property.None of the habitats found on the subject property would be considered adequate for providing the necessary life requisites for a population of any of the species to occur.The survey s consisted of line transects across the property over the two day survey period. The line transects were approximately 25 feet apart running east/west and north/south. The surveys covered 100% of the subject propert y’s 1 5 .89 acres. No protected species were identified, nor were any signs of occurrence identified. Wildlife usage of the subject property is extremely low due to the isolation from wildlife corridors created by the surrounding land uses and developments. No adverse impacts to any federally or state protected wildlife species are anticipated to occur due to the construction of the proposed project. 5.2 Protected Plant Species The protected plant species with some potential to occur on the subject property are listed in Table 5 .2.1, below. Table 5.2.1: Protected plant species w ith the potential to occur on the Abaco Club project site in Collier County, Florida; February, 2015. Species Name Common Name Agency Listing Likelihood of Habitat FDACS FWS Occurrence Andropogon arctatus Pine -woods bluestem T Low Sand pine scrub, c itrus groves, hammocks Calopogon multiflorus Many -flowered grasspink E Low Dry to moist flatwoods Campyloneurum angustifolium Narrow strap fern E Low Cypress and hardwood swamps; hammocks Campyloneurum costatum Catopsis berteroniana Tailed strap fern Powdery catopsis E E Low Low Cypress and hardwood swamps; hammocks Cypress swamps and tropical hammocks Abaco Club Collier County, Florida September 2015 Page 10 Catopsis f loribunda Catopsis nutans Many -flowered catopsis Nodding catopsis E E Low Low Cypress swamps and tropical hammocks Cypress swamps and tropical hammocks Epidendrum nocturnum Night -scented orchid E Low Hammocks, swamps, and sloughs Guzmania monostachia Jacquemontia curtissii Ophioglossum palmatum Passiflora pallens Pteroglossaspis ecristata Fakahatchee guzmania Pineland jacquemontia Hand fern Pine passionflower Giant orchid E T E E T Low Low Low Low Low Swamps and wet hammocks Pinelands Hammocks Pine flatwoods and hammocks Pine flatwoods E= Endangered; T= Threatened; CE= Commercially Exploited No state protect ed plant species were identified on the subject property during the two day surveys completed on February 6 th and 7 th , 2015. No state protected plant species are expected to occur on the subject property. The surveys included search and identification o f Rare and Less Rare protected plants as identified within LDC Section 3.04.03 (LDC 3.08.00 A.4.b.ii). This includes cowhorn orchid (Cyrtopodium punctatum ), Curtis’s milkweed (Asclepias curtissii ), Florida clamshell orchid (Encyclia cochleata ), ghost orch id (Polyrrhiza lindenii ), west coast prickly apple (Harrisia gracilis ), butterfly orchid (Encyclia tampensis ), giant wild -pine (Tillandsia utriculata ), inflated wild -pine (Tillandsia balbisiana ), stiffed -leaved wild - pine (Tillandsia fasciculate ), and twist ed air plant (Tillandsia flexuosa ). Of these protected plants the giant wild -pine epiphyte was identified on the subject property. If onsite preservation is proposed during the PUD process then the giant wild -pines found onsite in the proposed impact are as will be translocated to the preservation area. 6.0 NATIVE VEGETATION PRESERVATION The Collier County LDC requires the preservation of native vegetation on Planned Unit Development (PUD) projects such as this. The preservation requirement includes all naturally occurring strata including canopy, understory and ground cover emphasizing the largest contiguous area possible. The term native vegetation is further defined as a vegetative community having 25 percent or more canopy coverage or highest existi ng vegetative strata of native plant species. In the absence of other native strata, herbaceous vegetation not typically associated with the re -growth of native vegetative communities, commonly known as weeds are not considered for native vegetation .Due to the location and size of this project, the LDC requires 15% of the native vegetation habitat to be set aside as a preserve. Abaco Club Collier County, Florida September 2015 Page 11 As previously described, approximately 8 .11 acres of the subject property meet the requirements of the LDC for preserving native vegetation. The area identified as Pine Flatwoods –Disturbed contains a canopy of approximately 45% south Florida slash pine and 65% exotic vegetation (primarily punk and eucalyptus trees).The remainder of the subject property does not meet the canopy coverage requirement.Therefore, the proposed project requires approximately 1 .22 acres of native vegetation preservation. The applicant is proposing to potentially preserve 1.2 2 acres of the onsite native habitat or to purchase property offsite and don ate it to the County to satisfy the LDC . This will be determined during the PUD process. 7 .0 SUMMARY The Abaco Club project is located in Naples, Collier County , Florida .The property is specifically located at the southwest intersection of Immokalee R oad and Woodcrest Drive and is approximately 1 5 .89 acres .The property is bound by Woodcrest Drive to the east, Immokalee Road to the north, the Bent Creek subdivision to the west, and the Bent Creek subdivision to the south .The proposed project is to cr eate a new residential townhome development with associated infrastru cture and stormwater management system. The property consists of approximately 10.78 acres of uplands and 0.91 acres of wetlands , and 4.20 acres of stormwater retention pond .The upland and wetland habits on the subject property are of low ecological quality due to isolation and negative impacts from adjacent land uses and developments.A preliminary Uniform Mitigation Assessment Method (UMAM)and Wetland Rapid Assessment Procedure (WRAP )for the wetlands on the subject property w ere completed and is attached in Appendix B . Any proposed wetland impacts will be permitted through the applicable regulatory agencies and compensatory mitigation through the purchase of wetland mitigation bank credits will be provided. Protected species surveys were completed on the subject property by qualified ecologists on February 6 th and 7 th , 2015. No protected species were identified on the subject property or are anticipated to utilize the property for their life requisites. Therefore, the proposed project is not anticipated to negatively affect any protected flora or fauna species. Approximately 8 .11 acres of the subject property are classified as Pine Flatwoods – Disturbed and meet the requirements o f the LDC for preserving native vegetation. Due to the location and size of this project, the LDC requires 15% of the native vegetation habitat to be set aside as a preserve.The applicant is proposing to potentially preserve 1.22 acres of the onsite nat ive habitat or proposes to purchase property offsite and donate it to the County to satisfy this requirement of the LDC . This will be determined during the PUD process. Abaco Club Collier County, Florida September 2015 Page 12 Te chnical Literature References Chafin, L.G. 2000.Field Guide to the Rare Animals of Florida . Florida Natural Areas Inventory, Tallahassee, Florida. Coile, Nancy C. 1998.Notes of Florida’s Endangered and Threatened Plants . (Rule 5B -40 Florida’s Regulated Plant Index), Botany Contribution 38, 2 nd Ed. Florida Department of Agriculture and Consumer Services, Division of Plant Industry, Gaine s ville, Florida. 119 pp. Cox, Jeffrey. A. 1987 Status and Distribution of the Florida Scrub -Jay . Florida Ornithological Society. Special Publication No. 3, Gainesville, Florida 110 pp. Cox, James, D.Inkley, R. Kautz. 1987.Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus polyphemus ) Populations Found on Lands Slated for Large - Scale Development in Florida . Florida Game and Freshwater Fish Commission, Nongame Wildlife Program. Technical Report No. 4. Tallahassee, Florida. 69 pp. Deyrup, Mark, Franz, Richard 1994.Rare and Endangered Biota of Florida, Volume IV Invertebrates.Special Committee on Invertebrates, Florida Committee on Rare and Endangered Plants and Animals. Division of E ndangered Species.Threatened and Endangered Species System . Web Page Address:http://ecos.fws.gov/tess_public/TESSWebpage . United States Fish and Wildlife Service, Denver, Colorado. Environme ntal Laboratory, Wetlands Research Program. 1987.Corps of Engineers Wetlands Delineation Manual . Technical Report Y -87 -1. Department of the Army, Vicksburg, Mississippi. Florida Exotic Pest Plant Council. 2005.List of Florida’s Invasive Species. Int ernet:http://www.fleppc.org/05list.htm . Florida Exotic Pest Plant Council. Florida Fish and Wildlife Conservation Commission. 2004.Florida’s Endangered Species, Threatened Species, and Species of Specia l Concern . Web Page Address: http://www.wildflorida.org/imperiled/pdf/Endangered -Threatened -Special -Concern - 2004.pdf . Florida Fish and Wildlife Conser vation Commission. Gilbert, Carter R., 1992.Rare and Endangered Biota of Florida, Volume II Fishes.Special Committee on Fishes, Florida Committee on Rare and Endangered Plants and Animals. Gilbert, K.M., J.D. Tobe, R.W. Cantrell, M.E. Sweeley, J.R. C ooper. 1995. The Florida Wetlands Delineation Manual . Florida Department of Environmental Protection, South Florida Water Management District, St. Johns River Water Management District, Abaco Club Collier County, Florida September 2015 Page 13 Suwannee River Water Management District, Southwest Florida Water Mana gement District, and Northwest Florida Water Management District. 198 pp. Hipes, D. D.R. Jackson, K. NeSmith, D. Printiss, K. Brandt. 2001.Field Guide to the Rare Animals of Florida . Florida Natural Areas Inventory, Tallahassee, Florida. Humphrey, Step hen R., 1992.Rare and Endangered Biota of Florida, Volume I. Mammals . Special Committee on Mammals, Florida Committee on Rare and Endangered Plants and Animals. Moler, Paul E., 1992.Rare and Endangered Biota of Florida, Volume III Amphibians and Rept iles.Special Committee on Amphibians and Reptiles Florida Committee on Rare and Endangered Plants and Animals. Natural Resource Conservation Service (Soil Conservation Service at time of publication). Circa 1977.Soil Survey of Indian River County, Flor ida . United States Department of Agriculture. Rogers, James A. Jr., Kale, Herbert W. III, Smith, Henry T. 1996.Rare and Endangered Biota of Florida Volume V. Birds . Special Committee on Birds Florida Committee on Rare and Endangered Plants and Animals. Surveying and Mapping Office, Thematic Mapping Section. Department of Transportation. 1999.Florida Land Use, Cover and Forms Classification System 3 rd ed. State of Florida, Department of Administration. 81 pp. Wunderlin, Richard P. 1998.Guide to the V ascular Plants of Florida.University Press of Florida. 804 pp. Wunderlin, R. P., and B. F. Hansen. 2004.Atlas of Florida Vascular Plants (http://www.plantatlas.usf.edu/). [S. M. Landry and K. N. Campbell (application development), Florida Center for Community Design and Research.] Institute for Systematic Botany, University of South Florida, Tampa. APPENDIX A FIGURES A e r i a l M a p C o l l i e r C o u n t y M u l t i f a m i l y C o l l i e r C o u n t y , F l o r i d a I m a g e S o u r c e : E S R I W o r l d I m a g e r y 2 0 1 3 P a r c e l s - C o l l i e r C o u n t y P a r c e l s 2 0 1 4 D a t e : 7 -2 5 -1 5 0 2 0 0 1 0 0 F e e t E P r o p e r t y B o u n d a r y (1 5 .8 9 a c .) W W W .A T L A N T I C E C O .C O M 9 0 4 -3 4 7 -9 1 3 3 | j o d y @ a t l a n t i c e c o .c o m 2 1 7 G a l l i c i a A v e | S t . A u g u s t i n e , F L 3 2 0 8 6 T o p o g r a p h i c M a p C o l l i e r C o u n t y M u l t i f a m i l y C o l l i e r C o u n t y , F l o r i d a I m a g e S o u r c e : E S R I 2 0 1 4 P a r c e l s - C o l l i e r C o u n t y P a r c e l s 2 0 1 4 D a t e : 7 -2 5 -1 5 0 1 ,0 0 0 5 0 0 F e e t E P r o p e r t y B o u n d a r y W W W .A T L A N T I C E C O .C O M 9 0 4 -3 4 7 -9 1 3 3 | j o d y @ a t l a n t i c e c o .c o m 2 1 7 G a l l i c i a A v e | S t . A u g u s t i n e , F L 3 2 0 8 6 S o i l s M a p C o l l i e r C o u n t y M u l t i f a m i l y C o l l i e r C o u n t y , F l o r i d a I m a g e S o u r c e : E S R I W o r l d I m a g e r y 2 0 1 3 P a r c e l s - C o l l i e r C o u n t y P a r c e l s 2 0 1 4 S o i l : N R C S 2 0 1 3 D a t e : 7 -2 5 -1 5 0 2 0 0 1 0 0 F e e t E P r o p e r t y B o u n d a r y H y d r i c S o i l S o i l H a l l a n d a l e f i n e s a n d (1 0 .6 a c .)O l d s m a r f i n e s a n d , l i m e s t o n e s u b s t r a t u m (0 .1 a c .)R i v i e r a f i n e s a n d , l i m e s t o n e s u b s t r a t u m -h y d r i c (5 .2 a c .) W W W .A T L A N T I C E C O .C O M 9 0 4 -3 4 7 -9 1 3 3 | j o d y @ a t l a n t i c e c o .c o m 2 1 7 G a l l i c i a A v e | S t . A u g u s t i n e , F L 3 2 0 8 6 H a b i t a t M a p C o l l i e r C o u n t y M u l t i f a m i l y C o l l i e r C o u n t y , F l o r i d a I m a g e S o u r c e : E S R I W o r l d I m a g e r y 2 0 1 3 P a r c e l s - C o l l i e r C o u n t y P a r c e l s 2 0 1 4 D a t e : 7 -2 4 -1 5 0 2 0 0 1 0 0 F e e t E P r o p e r t y B o u n d a r y (1 5 .8 9 a c .)H a b i t a t 4 1 1 9 - P i n e F l a t w o o d s D i s t u r b e d (7 .8 2 a c .)4 2 4 9 - M e l a l e u c a D i s t u r b e d (1 .7 0 a c .) 4 2 4 9 H - H y d r i c M e l a l e u c a D i s t u r b e d (0 .6 2 a c .)5 3 4 - S t o r m w a t e r P o n d (4 .2 0 a c .)6 3 0 -W e t l a n d M i x e d F o r e s t D i s t u r b e d (0 .2 9 a c .)7 4 0 - D i s t u r b e d L a n d (1 .1 9 a c .) W W W .A T L A N T I C E C O .C O M 9 0 4 -3 4 7 -9 1 3 3 | j o d y @ a t l a n t i c e c o .c o m 2 1 7 G a l l i c i a A v e | S t . A u g u s t i n e , F L 3 2 0 8 6 7 4 0 5 3 4 4 1 1 9 4 1 1 9 4 2 4 9 4 2 4 9 H 4 2 4 9 6 3 0 9 6 3 0 9 7 4 0 7 4 0 4 2 4 9 4 2 4 9 4 1 1 9 4 2 4 9 H 4 2 4 9 4 1 1 9 4 2 4 9 4 2 4 9 4 2 4 9 H 6 3 0 9 4 1 1 9 4 2 4 9 H a b i t a t M a p C o l l i e r C o u n t y M u l t i f a m i l y C o l l i e r C o u n t y , F l o r i d a I m a g e S o u r c e : E S R I W o r l d I m a g e r y 2 0 1 3 P a r c e l s - C o l l i e r C o u n t y P a r c e l s 2 0 1 4 D a t e : 7 -2 4 -1 5 0 2 0 0 1 0 0 F e e t E P r o p e r t y B o u n d a r y (1 5 .8 9 a c .)H a b i t a t 4 1 1 9 - P i n e F l a t w o o d s D i s t u r b e d (7 .8 2 a c .)4 2 4 9 - M e l a l e u c a D i s t u r b e d (1 .7 0 a c .) 4 2 4 9 H - H y d r i c M e l a l e u c a D i s t u r b e d (0 .6 2 a c .)5 3 4 - S t o r m w a t e r P o n d (4 .2 0 a c .)6 3 0 -W e t l a n d M i x e d F o r e s t D i s t u r b e d (0 .2 9 a c .)7 4 0 - D i s t u r b e d L a n d (1 .1 9 a c .) W W W .A T L A N T I C E C O .C O M 9 0 4 -3 4 7 -9 1 3 3 | j o d y @ a t l a n t i c e c o .c o m 2 1 7 G a l l i c i a A v e | S t . A u g u s t i n e , F L 3 2 0 8 6 W 1 - 0 .8 4 a c r e s W 2 - 0 .0 7 a c r e s W e t l a n d M a p C o l l i e r C o u n t y M u l t i f a m i l y C o l l i e r C o u n t y , F l o r i d a I m a g e S o u r c e : E S R I W o r l d I m a g e r y 2 0 1 3 P a r c e l s - C o l l i e r C o u n t y P a r c e l s 2 0 1 4 D a t e : 7 -2 5 -1 5 0 2 0 0 1 0 0 F e e t E P r o p e r t y B o u n d a r y (1 5 .8 9 a c .)W e t l a n d (0 .9 1 a c .) W W W .A T L A N T I C E C O .C O M 9 0 4 -3 4 7 -9 1 3 3 | j o d y @ a t l a n t i c e c o .c o m 2 1 7 G a l l i c i a A v e | S t . A u g u s t i n e , F L 3 2 0 8 6 APPENDIX B HABITAT ASSESSMENTS Score Score Score Score 0.33 Sum of above / 30 Adjacent Landscape Description Vegetation & Wildlife Notations Notes: Notes: 4 3 Hydrology Description Community structure 1. Vegetation and/or 2. Benthic Community 3 Soils Description Notes: Optimal (10)Not Present (0) 1.08 Condition is less than optimal, but sufficient to maintain most wetland/surface water functions The scoring of each indicator is based on what would be suitable for the type of wetland or surface water assessed Condition is optimal and fully supports wetland/surface water functions Minimal level of support of wetland/surface water functions Condition is insufficient to provide wetland/surface water functions Minimal (4) Abaco Club 424H Assessment Area Acreage Review (Original) Assessment conducted by:Review (Original) Assessment dates: JS 02/10/15 Scoring Guidance Location and Landscape Support Water Environment PART II – Quantification of Assessment Area Site/Project Name Application Number Assessment Area Name - Review (Original) Uniform Mitigation Assessment Method Moderate(7) FLUCFCS** Code: UMAM Score APPENDIX C CURRICULUM VITAE www.atlanticeco.com Engineering vices D Jody N. Sisk, Senior Ecologist/Owner University of Central Florida, 2000, B.S. Biology Nova Southeastern University, 2002, M.S. Marine Biology Flagler College, Adjunct Professor,Dept of Natural Sciences FWC Authorized Gopher Tortoise Agent, GTA -09 -00003 FDACS Florida Natural Areas Pesticide Applicator, CM22973 FWC Certified Wildlife Observer Mr. Sisk, owner/senior ecologist at Atlantic Ecological Services, is responsible for mana ging all firm operations. He specializes in the assessment and mitigation of ecological issues associated with development and conservation projects. Mr. Sisk’s in -depth understanding of the maze of environmental regulations comes from over 15 years of w orking with local, state and federal regulators for developers, landowners, state and local government projects. He has consulted on project types ranging from single family residences to large scale developments including Developments of Regional Impact (DRI), residential subdivisions, wetland mitigation banks and conservation tracts, airports, trails, highways and bridges, marinas, utility installations, mining and commercial sites, and landfills. Mr. Sisk is a lead scientist who performs wetland and up land habitat assessments, wetland delineations, Environmental Resource Permitting,Section 404 permitting,protected species surveys and permitting / relocations, protected species planning projects, NEPA and PD&E documents, Environmental Impact Assessment s, Environmental Site Assessments, land management planning, habitat restoration projects, compliance issues, expert witness, and ecological mitigation analysis and design. Project Experience: Flagler County Manatee Protection Plan,Flagler County, FL Technical support to Flagler County to plan, construct, and adopt its Manatee Protection Plan. The project includes technical writing, GIS mapping, stakeholder meetings, and regulatory agency approval. Windjammer Condominium Boardwalk Replacement and Land Management,St. Johns County, FL Gopher tortoise surveys, FWC permitting, and gopher tortoise relocations to support construction of the boardwalk. Land management planning, exotic species eradication, native plantings, and monitoring. Sawmill Estates,S t. Johns County, FL Wetland delineations, regulatory agency review, ERP permitting, Alternative Sites Analysis, Jurisdictional Determinations, UMAM assessments, gopher tortoise surveys, and exotic species eradication. Matanzas Woods Mitigation Area,Flagle r County, FL Wetland mitigation design, compliance assistance, ERP permitting, regulatory agency review, wetland species planting, exotic species eradication, monitoring, and reporting. Lake Okeechobee Scenic Trail ,Palm Beach & Hendry Counties , FL Dupuis Management Area Lygodium Bio -Statistical Survey ,Palm Beach County, FL C -44 Maintenance Services USACE ,Martin County , FL Naples Center Wetland Monitoring ,Collier County, FL Dark Hammock Road Widening PD&E ,Okeechobee County, FL Vince Carter Center Expansion NEPA,Flagler County, FL PBIA Wading Bird Rookery Monitoring ,Palm Beach County, FL Doris Leaper Spruce Creek Preserve Land Management Plan,Volusia County, FL Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission TRAFFIC IMPACT STATEMENT JM B TRANSPDRTATID N ENGINEERING , INC . TRAFFIC/TRANSPDRTATIO N ENBINEERIN B & PLANNIN B SERVICE S TRAFFI C IMPAC T STATEMEN T Fo r Abac o Clu b RPU D (Woodcres t Driv e & Immokale e Road , Collie r County , Florida ) Marc h 16 , 201 5 Revise d Augus t 3,201 5 Prepare d by : JM B TRANSPORTATia N ENQINEERINQ , INC . 7 6 1 21°^ STREE T N W NAPLES , FLORID A 34 1 2 0 (239 ) 9 1 9-276 7 CERTIFICAT E o f AUTHORIZATIO N No . 27 B (PRO.JEC T NO . 150 3 12 ) TABL E O F CONTENT S Conclusion s 2 Methodolog y 2 Scop e o f Projec t 2 Tabl e A - Propose d Lan d Us e 2 Figur e 1 2.1 Sit e Pla n 2.2 Projec t Generate d Traffi c 3 Tabl e B - Ne t Ne w Site-Generate d Trip s 3 Tabl e 1 - Tri p Generatio n Computation s 3.1 Existin g + Committe d Roa d Networ k 4 Tabl e 2 A - Are a o f Impact/Roa d Classificatio n 4.1 Projec t Traffi c Distributio n 5 Are a o f Significan t Impac t 5 Figur e 2 A - Projec t Traffi c Distributio n 5.1 Tabl e 2 A - Are a o f Impact/Roa d Classificatio n 5.2 201 4 thr u 202 0 Projec t Build-ou t Traffi c Condition s 6 Polic y 7.2 - Project's Impac t o n Neighborhoo d Street s 6 Tabl e 2 B - 201 4 & 202 0 Lin k Volume s 6.1 Tabl e 2 C - 202 0 Lin k Volumes/Capacit y Analysi s 6.2 Appendi x 7 1 Conclusion s Base d upo n th e finding s o f thi s report , i t wa s determine d tha t th e propose d developmen t o f Abac o Clu b RPU D wil l no t hav e a negativ e impac t upo n th e roa d networ k o r th e surroundin g neighborhoo d streets . I t wa s verifie d tha t al l road s an d intersections , withi n th e project's are a o f influence , currentl y hav e a surplu s o f capacit y an d ca n accommodat e th e traffi c associate d wit h th e propose d residentia l community . A s determined , th e roa d networ k wil l continu e t o operat e a t acceptabl e level s o f servic e fo r 202 0 projec t build-ou t condition s an d wil l no t creat e an y off-sit e transportatio n deficiencie s tha t nee d t o b e mitigated . Collie r Count y Governmen t wil l requir e tha t th e Develope r contribut e a pr o rat a shar e toward s th e planne d traffi c signa l a t th e intersectio n o f Woodcres t Driv e & Immokale e Road . Th e Coimt y ha s als o indicate d tha t th e Develope r wil l b e require d t o contribut e a pr o rat a shar e toward s specificall y project-impacte d improvement s a t th e intersectio n o f C.R . 95 1 & Immokale e Road . Methodolog y I t wa s confirme d wit h Mr . Joh n Podczerwinsk y tha t a methodolog y meetin g wa s no t necessary . Th e repor t wa s prepare d consisten t wit h Collie r Count y Traffi c Impac t Statemen t Guideline s fo r a "mino r study " (i.e., project's generatin g les s tha n 10 0 trip s diu-in g th e highes t pea k hour). Scop e o f Projec t Abac o Clu b i s a propose d residentia l commxmit y tha t wil l b e locate d o n th e southwes t come r o f Woodcres t Driv e & Immokale e Road , withi n Collie r County , Florida . I t i s bein g propose d t o construc t 10 4 multi-famil y dwellin g imit s an d relate d amenities . Acces s t o th e sit e wil l b e on e ful l acces s o n Woodcres t Drive . Tabl e A Propose d Lan d Us e Propose d Lan d Us e Numbe r o f Unit s Multi-Famil y 10 4 Dwellin g Unit s 2 o o 3 o c o Pin e Ridg e Wolf e R a J Vanderbil t Belc h R d ?oa d I I ^^^^^^ ^ j _ Gree n Boulevar <r l l S I l l ° i _Golden_Gcjt e Parkwa y 4 - I I I Tre e Far m Roa d d NORT H NXS . Vanderbil t Beac h R d •s o I 3 O CD c Golde n Gat e Boulevar d Whit e Boulevar d LEGEN D 6-LAN E ARTERIA L •-LAN E ARTERIAL/COOECTO R 2-LAN E ARTERIA L 2-LAN E COLLECTOR/LOCA L RAI L ROA D i JM B TRANSPORTATIO N ENBINEERINB , INC . Abac o Clu b RPU D Marc h 12 . 201 5 Projec t Locatio n & Roadwa y Classificatio n FIGUR E 1 A N e a l Communit y Co n c e p t u a l S i t e P l a n SI T E D A T A T A B L E Si t e A r e a CO N D O M I N I U M U N I T S 15 . 9 A C . ( + ) (1 3 ) S - U n i t B l d g . ' s • T y p i c a l B u i U i n g D i m e n s i o n 7 7 x I S S f ST O R M W A T E R 10 4 U n i t s 5. 2 A c r e s CO N C E P T U A L PLA N NOTE S 1 . S T O R M W A T E R BASE D UPO N ESTIMATE , N O CA L C U L A T I O N S PERFORME D 2 . B O U N D A R Y B Y SURVE Y PROVIDB D 3 . F L O O D ZONE S AR E NO T VERIHE D 4 . N O COORDINATIO N PERFORME D WIT H UnUT Y CO M P A N Y ( I E S ) O R REGULATOR Y AGENCY(IES). PL A N PREPARE D SOLEL Y FO R YIEL D ANALYSI S EV A L U A T I O N O F SIT E AN D SHAL L B E USE D A T OW N RI S K 5 . U M T S SHOW N HAV E NOTBEE N VEREFIE O WTI H LO C A L GOVERNIN G MUNIOPAUT Y LAN D US B AN D / O R ZONIN G FO R ALLOWABL E DENSn Y LI M I T A T I O N S . H,A N PREPARE D SOLEL Y FO R YIEL D AN A L Y S I S EVALUATIO N O F SIT E AN D SHAL L B E US E D A T OW N RISK , Pr e p a r e d B y : 12 0 1 8 0 2 4 0 Sc a l e : 1 " = 1 2 0 ' - G u l f s t r e o r r r DESIG M R.ROU P Ma t t L a h t i , P.E . ma t t @ g u l f s t r e a m d e s i g n . c o m 90 4 . 8 0 6 . 2 8 9 8 CASTL E BA Y DESIG N t STUDI O S . Bret t Kuzoian , RI A brett@castlebaydesign.co m 386.747.137 0 Projec t Generate d Traffi c Traffi c tha t ca n b e expecte d t o b e generate d b y th e projec t wa s estimate d base d upo n th e guideline s establishe d b y th e Institut e o f Transportatio n Engineers , Tri p Generatio n Manual , 9*^ Edition . Tha t is , historica l traffi c dat a collecte d a t simila r lan d use s wa s relie d upo n i n estimatin g th e project's traffic . I t wa s conclude d tha t lan d us e cod e "Residentia l Condominium/Townhouse " (LU C 230 ) wa s mos t appropriat e i n estimatin g th e ne w trips . A s determined , th e project's ne w trip s durin g th e A M & P M pea k hour s wil l b e 5 3 vp h & 6 2 vph , respectively . Tabl e 1 depict s th e computation s performe d i n determinin g th e project's ne w trips . Tabl e B provide s a summar y o f th e result s for m Tabl e 1 . Tabl e B Ne w Site-Generate d Trip s (Summation of Table 1) Dail y Weekda y Trip s Generate d (ADT ) A M Pea k Hou r Trip s Generate d (vph ) P M Pea k Hou r Trip s Generate d (vph ) 66 6 5 3 6 2 3 TABL E 1 TRI P GENERATIO N COMPUTATION S Abac o Clu b Lan d Us e Cod e Lan d Us e Descriptio n Buil d Schedul e 23 0 Residentia l Condo/Townhous e 10 4 Unit s Lan d Us e Tri p Generatio n Equatio n Cod e Tri p Perio d (Base d upo n Units ) Tota l Trip s Trip s Enter/Exi t LU C 23 0 Dail y Traffi c (ADT ) = Ln(T ) = 0.87Ln(X)+2.4 6 = 66 6 AD T A M Pea k Hou r (vph ) = Ln(T ) = 0.80Ln(X)+0.2 6 = 5 3 vp h 9/4 4 vp h 17 % Enter / 83 % Exi t = P M Pea k Hou r (vph ) = Ln(T ) = 0.82Ln(X)+0.3 2 = 6 2 vp h 4 2 / 2 0 vp h 67 % Enter / 33 % Exi t = 3.1 Existin g + Committe d Roa d Networ k Tabl e 2 A an d Figur e 1 provid e a detai l o f th e surroundin g E + C roa d network . Tabl e 2 A als o show s th e roads ' respectiv e minimu m leve l o f servic e performanc e standard s an d capacity . A s shown , ther e ar e n o significan t 5-yea r committe d roadwa y improvement s withi n th e project's are a o f impact , excep t fo r th e extensio n o f Massey/Woodcres t an d Tre e Far m Roa d tha t wil l b e complete d b y th e privat e sector . Immokalee Road i s classifie d a s a six-lan e divide d arterial . Th e roa d function s a s a primar y east/wes t intercoimec t betwee n th e norther n Golde n Gat e Estate s Are a an d northwes t Collie r County , a s wel l a s continue s north/sout h t o th e Immokale e Communit y an d intercormect s wit h S.R . 29 . Withi n proximit y o f th e site , th e poste d spee d limi t o f Immokale e Roa d i s 4 5 MPH . Collier Boulevard i s classifie d a s a six-lan e divide d arterial . Th e roa d function s a s a primar y north/sout h corrido r tha t extend s betwee n Immokale e Roa d an d Marc o Island . Withi n proximit y o f th e site , th e poste d spee d limi t o f C.R . 95 1 i s 4 5 MPH . Woodcrest Drive i s a two-lan e loca l road , bu t wil l b e reclassifie d a s a two-lan e mino r collecto r whe n th e Woodcrest/Masse y extensio n i s completed . Woodcrest/Masse y wil l functio n a s a paralle l roa d t o C.R . 95 1 (betwee n Immokale e Roa d an d Vanderbil t Beac h Road). 4 Pr o j e c t T r a f f i c P e a k D i r e c t i o n ( v p h p d ) = Pr o j e c t T r a f f i c N o n - P e a l ( D i r e c t i o n ( v p i i ) = 4 2 E n t e r i n g 2 0 E x i t i n g Ro a d Cl a s s Co u n t y R o a d 9 5 1 3 0 . 2 I m m o k a l e e R d t o V a n d e r b i l t R d 6 D Im m o l c a l e e R o a d 4 3 . 2 L o g a n B l v d t o O R . 9 5 1 6 D 4 4 C . R . 9 5 1 t o W o o d c r e s t D r i v e 6 D 4 4 W o o d c r e s t t o W i l s o n B l v d 6 D TA B L E 2 A PR O J E C T ' S A R E A O F I M P A C T LO S S e r v i c e P r o j e c t PK D I r . P K D i r e c t i o n P r o j e c t P k H r Se r v . V o l . V o l u m e T r a f f i c P K D i r LO S ( v p h p d ) % D i s t . ( v p h p d ) D 3 0 0 0 3 5 % 1 5 Pr o j e c t Pr o j e c t P k H r P r o j e c t P k H r N o n - P K D i r N o n - P k Impac t Percen t Significan t P k D i r ( v p h ) D I R Standar d Impac t Impac t N 7 N 2 % 0.49 % N O D 3 2 0 0 3 5 % 1 5 E 3 3 0 0 8 0 % 3 4 E 3 3 0 0 1 0 % 4 W 7 E 2 % 0.46 % N O W 1 6 E 2 % 1.02 % N O W 2 E 2 % 0.13 % N O Projec t Traffi c Distributio n Th e project's traffi c wa s distribute d t o th e surroundin g roadwa y networ k base d upo n logica l mean s o f ingress/egress ; curren t an d futur e traffi c pattern s i n th e area ; locatio n o f surroundin g businesse s an d commercia l centers . Figur e 2 A an d Tabl e 2 A provid e a detai l o f th e traffi c distribution s base d o n a percentag e basi s an d b y volume . Th e projec t traffi c assignment s wer e agree d t o durin g th e methodolog y meetin g a s show n i n th e attache d summar y report . Are a o f Significan t Impac t Th e are a o f significan t impac t wa s determine d base d upo n Collie r County's 2%, 2 % an d 3 % criteri a (i.e., i f th e project's traffi c i s 2 % o r mor e o f a roadway's adopte d leve l o f servic e capacity , the n th e projec t ha s a significan t impac t upo n tha t link). Tabl e 2 A describe s th e projec t traffi c distribution s an d th e leve l o f impac t o n th e surroundin g roadways . Road s tha t wer e identifie d a s bein g withi n th e project s are a impac t ar e show n i n Tabl e 2A . 5 Irrjmokale e R d ' L / * r\or z "2 D > C o 5 I Pin e Ridg e i o C Q 2 o o C D NORT H N.T.S . Vanderbil t Be l c h Roa d Gree n Boulev a Vanderbil t Beac h R d 3 O m c o Golde n Gat e Boulevar d Whit e Boulevar d LEGEN D ^ 65%^ Projec t Traffi c Distributio n b y Percentag e JM B TRANSPORTATia N ENBINEERINB , INC . Abac o Clu b RPU D Marc h 12 . 201 5 Projec t Generate d Traffi c Distributio n FIGUR E 2 A TA B L E 2 A PR O J E C T S A R E A O F I M P A C T Pr o j e c t T r a f f i c P e a k D i r e c t i o n ( v p h p d ) = 4 2 Pr o j e c t T r a f f i c N o n - P e a k D i r e c t i o n ( v p h ) = 2 0 Co u n t y R o a d 9 5 1 3 0 . 2 I m m o k a l e e R d t o V a n d e r b i l t R d En t e r i n g Ex i t i n g Ro a d Cl a s s 6 D LO S S e r v i c e P r o j e c t P r o j e c t PK D I r . P K D i r e c t i o n P r o j e c t P k H r P r o j e c t P k H r P r o j e c t Se r v . V o l . V o l u m e T r a f f i c P K D i r P k H r N o n - P K D i r N o n - P k Impac t Percen t Significan t LO S ( v p h p d ) % D i s t . ( v p h p d ) P k D i r ( v p h ) D i R Standar d Impac t Impac t D 3 0 0 0 3 5 % 1 5 N 7 N 2 % 0.49 % N O Im m o k a l e e R o a d 43 . 2 Lo g a n B l v d t o C . R . 9 5 1 6 D D 32 0 0 35 % 1 5 W 7 E 2 % 0.46 % N O 4 4 C. R . 9 5 1 t o W o o d c r e s t D r i v e 6 D E 33 0 0 80 % 3 4 w 1 6 E 2 % 1.02 % N O 4 4 Wo o d c r e s t t o W i l s o n B l v d 6 D E 33 0 0 10 % 4 W 2 E 2 % 0.13 % N O Immok a e e Roa d i ' NORT H N.T3 . A M Pea k Enter/Exi t = 9 vph/4 4 vp h ^ P M Pea k Enter/Exi t = 4 2 vph/2 0 vp h ^ i Abac o Clu b Entranc e ' A M 4 0 : P M 1 8 ' A M 4 : P M 2 ^ ' r > Q w Q) i -O "D O O LEGEN D ^ M A M 2 8 : P M 5 8 Projec t Traffi c A M Pea k Hou r : P M P < < V S a . ja k Hou r JM B TRANSPORTATIO N ENBINEERINB , INC . Abac o Clu b RPU D Marc h 12 , 201 5 Projec t Generate d Traffi c Assignmen t FIGUR E 2 B 5.5 201 4 thr u 202 0 Projec t Build-ou t Traffi c Condition s I n orde r t o establis h 201 4 thr u 202 0 projec t build-ou t traffi c conditions , tw o forecastin g method s wer e used . Th e firs t traffi c forecastin g metho d wa s th e County's traffi c coun t dat a wa s adjuste d fo r pea k seaso n conditions , pea k hou r conditions , pea k direction , an d a n annua l growt h rat e wa s the n applied . Th e pea k season/pea k hour/pea k directio n facto r a s show n o n Tabl e 2 B wa s derive d fro m th e 201 4 Collie r Count y AUI R Reports . Th e annua l growt h rat e wa s extracte d fro m th e growt h tren d determine d vi a th e 200 7 thr u 201 4 AUI R Reports . Usin g th e annua l growt h rate , th e 202 0 backgroun d traffi c condition s wer e determined , whic h ar e depicte d i n Tabl e 2B . Th e secon d traffi c forecastin g metho d wa s t o ad d th e veste d trip s (tri p bank ) identifie d i n th e 201 4 AUI R repor t t o th e adjuste d pea k season , pea k hou r an d pea k directio n traffi c counts . Th e 202 0 veste d trips"+" backgroun d traffi c volimie s ar e depicte d i n Tabl e 2B . Th e greate r o f th e tw o value s produce d b y th e tw o forecastin g procedure s wa s the n considere d t o reflec t th e 202 0 backgroun d traffic . Th e ne t ne w projec t generate d traffi c wa s the n adde d t o th e backgroun d traffic . Tabl e 2 C provide s a summar y o f th e 201 4 thr u 202 0 traffi c condition s an d th e roadways ' leve l o f servic e an d remainin g availabl e capacity . A s shown , al l projec t impacte d roadway s wil l continu e t o operat e a t th e County's adopte d minimu m leve l o f servic e threshold s a t projec t build-out . Polic y 7.2 - Project's Impac t o n Neighborhoo d Street s Woodcrest Drive i s currentl y a two-lan e loca l road , bu t wil l b e reclassifie d a s a two-lan e mino r collecto r whe n th e Woodcrest/Masse y extensio n i s completed . Woodcrest/Masse y wil l fimction a s a paralle l roa d t o C.R . 95 1 (betwee n Immokale e Roa d an d Vanderbil t Beac h Road). Ther e ar e five existin g estat e residence s tha t currentl y us e Woodcres t Driv e a s eithe r direc t o r indirec t access . I n additio n ther e i s a n on-goin g residentia l developmen t (Ben t Cree k Preserve ) tha t ha s a secondar y acces s t o Woodcres t Drive . Ben t Cree k ha s tw o point s o f direc t acces s t o Immokale e Road . I t i s anticipate d tha t th e tota l traffi c deman d o n Woodcres t Driv e (wit h th e completio n o f Ben t Cree k Preserve ) wil l b e les s tha n 15 0 pea k hou r pea k directio n trips . Th e 4 4 pea k hou r pea k directio n trip s associate d wit h Abac o Clu b wil l yile d n o mor e tha n a tota l deman d o f 19 4 vphjx i o n a roadwa y tha t ca n accommodat e u p t o 60 0 vphpd . Therefore , Woodcres t Driv e wil l continu e t o operat e a t acceptabl e level s o f servic e fo r projec t build-ou t conditions . I n addition . Collie r Count y wil l requir e tha t th e Develope r contribut e a pr o rat a shar e toward s th e planne d traffi c signa l a t th e intersectio n o f Woodcres t Driv e & Immokale e Road . 6 TA B L E 2 B 20 1 4 & 2 0 2 0 R O A D W A Y L I N K V O L U M E S Pe r G r o w t h R a t e M e t h o d 20 2 0 Pe r Vested Trips Metfi o 202 0 Pea k Hou r Im m o k a l e e R o a d 4 4 20 1 4 Pe a k H o u r P K Directio n 20 0 7 A U I R AU I R AU I R Ca i c Mi n P K D i r e c t k > n Tr i p Backgroun d Tr a f f k : Tr a f f i c P k Ye a r s o f Gr o w t h Gr o w t h Ba c k g r o u n d Ba n k Pe r Veste d Trip s (v p h p d ) (v p h p d ) Di R Gr o w t h Ra t e Ra t e (v p h p d ) (v p h p d ) (vphpd ) C. R . 9 5 1 t o W o o d c r e s t D r i v e 15 8 0 16 3 0 E 7 0. 4 5 % 2. 0 0 % 18 3 6 47 0 210 0 Wo o d c r e s t t o W i l s o n B l v d 15 8 0 16 4 0 E 7 0. 5 3 % 2. 0 0 % 18 4 7 26 3 190 3 TA B L E 2 C 20 2 0 R O A D W A Y L I N K V O L U M E / C A P A C I T Y A N A L Y S I S 20 2 0 20 2 0 20 2 0 202 0 202 0 20 1 4 Pe a k H o u r 20 2 0 Pe a k H o u r Pr o j e c t Pr o j e c t Bu i l d - O u t Serv . Vol . Build-Ou t Build-Ou t Pe a k H o u r P K D i r e c t i o n Bk g d P K D i r e c t i o n P k H r Pr j c t P k H r P r j c t Pe a k H o u r P k H r Pea k Hou r Pea k Hou r P K D i r e c t i o n Ba c k g r o u n d P k Ba c k g r o u n d P K D i r P k No n - P K D i r N o n - P k P K D i r PKDi r P K Directio n P K Directio n (v p h p d ) LO S (v p h p d ) Di r LO S (v p h p d ) Di r (v p h ) D i r (v p h p d ) (vDhpd ) v/c Rati o LO S Im m o k a l e e R o a d 4 4 . 0 C. R . 9 5 1 t o W o o d c r e s t D r i v 1 6 3 0 B 21 0 0 E B 3 4 E 1 6 E 21 3 4 330 0 0.6 5 B 44 . 0 Wo o d c r e s t t o W i l s o n B l v d 1 6 4 0 B 19 0 3 E B 4 W 2 E 19 0 5 330 0 0.5 8 B APPENDI X Suppor t Document s 7 1 1 1 1 1 1 1 1 1 Co l l i e r C o u n t y 2 0 1 4 A n n u a l U p d a t e a n d I n v e n t o r y R e p o r t ( A U I R ) B a s e d o n A d o p t e d L O S , T n p B a n k a n d rr a f l l c C o u n t s 20 1 4 20 1 4 Pe a k H o u r Pe a k 20 1 4 1/ 7 * 100 % Pe a k D i r Ho u r 20 1 4 If f * To M L Yea r lOOV . Tota l 100 % Tota l Volum e 100 % Remainin g Capacit y IC n t Mi n Pe a k Pe a k D i r Tr i p Tr i p Tr i p 20 1 4 T o t a l Re m a i n . O Expecte d Tri p Tri p 100 % Tota l Volum e 100 % Remainin g Capacit y Pr o j < ( Li n k Fr o m T o B? l f f !y i Sl a . St d Di r Vo l U B K Vo l u m e Ba n k Ba n k Ba n k Vo l u o i e Ca p a c i t y S Deficien t Ban k Ban k 100 % Tota l Volum e 100 % Remainin g Capacit y 99 9 1 0 1. 0 99 9 1 0 CR 3 1 Ai r p o r t R o a d Im m o k a l e e R o a d Va n d e r b i l t B e a c h R o a d 4 D 55 4 D S 2. 2 0 0 13 1 0 4 3 4 3 1, 3 5 3 84 7 C 0 4 3 135 3 84 7 2, 1 5 5 62 0 3 1 CR 3 1 Ai r p o r t R o a d Va n d e r b i l t B e a c h R o a d Or a n g e B l o s s o m D r . 6 D 59 9 E N 3, 0 0 0 19 7 0 9 9 9 9 2. 0 6 9 93 1 c 0 9 9 206 9 93 1 2. 2 -5 5 62 0 3 1 CR 3 1 Ai r p o r t R o a d Or a n g e B l o s s o m D r Pm e R i d g e R d . 6 D 50 3 E N 3, 0 0 0 18 0 0 20 7 20 7 2, 0 0 7 99 3 c 0 20 7 200 7 99 3 3. 0 3 9 60 1 2 1 CR 3 1 Ai r p o r t R o a d Pi n e R i d g e R o a d Go l d e n G a t e P w k w a y 6 D 50 2 E N 3, 0 0 0 17 6 0 7 2 7 2 1. 8 3 2 11 6 8 c 0 7 2 183 2 116 8 4. 0 99 9 0 6 CR 3 1 Ai r p o r t R o a d Go l d e n G a t e P a r k w a y Ra d i o R o a d 6 D 53 3 E N 2, 8 0 0 22 1 0 1 1 2. 2 1 1 58 9 D 0 1 221 1 58 9 5. 0 3 66 0 3 1 CR 3 I Ai r p o r t R o a d Ra d i o R o a d Da v i s B o u l e v a r d 6 D 55 3 E N 2, 8 0 0 19 6 0 1 4 1 4 1. 9 7 4 82 6 C 0 1 4 197 4 82 6 6. 0 3 66 0 3 1 CR 3 1 Ai r p o r t R o a d Da v i s B o u l e v a r d U S 4 1 6 D 55 2 E S 2, 7 0 0 15 5 0 6 6 1. 5 5 6 11 4 4 C 0 6 155 6 114 4 7. 0 99 9 1 1 Bs y s h o r e D r i v e Ta m i a m i T r a i t Th o m a s s o n D r i v e 4 D 52 1 D S 1, 8 0 0 60 0 2 0 2 0 62 0 11 8 0 B 0 2 0 62 0 118 0 8. 0 3 1 60 0 2 1 CR 8 6 S Bo n i t a B e a c h R o a d We s t o f V a n d e r b i l t D r . Hi c k o r y B o u l e v a r d 4 D 65 3 D E 1, 9 0 0 10 7 0 0 0 1, 0 7 0 83 0 C 0 0 107 0 83 0 9. 0 Ca r s o n R o a d La k e T r a f f o r d R o a d Im m o k a l e e D r i v e 2 U 61 0 D N 60 0 30 0 0 0 30 0 30 0 B 0 0 30 0 30 0 10 . 0 3 3 60 1 0 1 Co u n t y B a m R o a d Da v i s B o u l e v a r d Ra t t l e s n a k e H a m m o c k R o a ( 2 U 51 9 D S 90 0 31 0 5 1 5 1 36 1 53 9 B 0 5 1 36 1 53 9 11 . 0 99 9 1 2 CR 2 9 O R 2 9 Ta m i a m i T r a i l Ev e r g l a d e s C i t y 2 U 58 2 A D S 1, 0 0 0 0 0 16 0 84 0 B 0 0 16 0 84 0 12 . 0 SR 8 4 Da v i s B o u l e v a r d Ta m i a m i T r a i t Ai r p o r t R o a d 6 D 55 8 E E 2, 7 0 0 14 0 0 1 4 1 4 1. 4 1 4 12 8 6 B 0 1 4 141 4 128 6 13 . 0 4 8 60 1 6 1 SR 8 4 Da v i s B o u l e v a r d Ai r p o r t R o a d La k e w o o d B o u l e v a r d 4 D 55 9 D E 2, 0 0 0 14 0 0 0 0 1. 4 0 0 60 0 C 0 0 140 0 60 0 14 . 0 4 9 60 1 6 1 SR 8 4 Da v i s B o u l e v a r d La k e w o o d B o u l e v a r d Co u n t y B a m R o a d 4 D 65 8 D E 2, 0 0 0 14 3 0 6 1 6 1 1. 4 9 1 50 9 C 0 6 1 149 1 50 9 15 . 0 8 3 60 1 6 1 SR 8 4 Da v i s B o u l e v a r d Co u n t y B a m R o a d Sa n t a B e f f b a r a B o u l e v a r d 4 D 53 8 D E 2, 2 0 0 12 7 0 10 4 10 4 1. 3 7 4 82 6 C 0 10 4 137 4 82 6 16 . 1 S 3 SR 8 4 Da v i s B o u l e v a r d Sa n t a B a r b a r a B o u l e v a r d Ra d i o R d . 4 D 56 0 D E 2. 9 0 0 62 7 1 0 3 0 4 0 66 7 22 3 3 B 21 0 22 0 84 7 205 3 16 2 S 3 SR 8 4 Da v i s B o u l e v a r d Ra d i o R d . Co l l i e r B o u l e v a r d 6 U 60 1 D W 2, 9 0 0 91 0 3 7 7 6 11 3 1. 0 2 3 18 7 7 B 53 3 56 9 147 9 142 1 17 0 6 2 63 0 4 1 CR 8 7 6 Go l d e n G a t e B o u l e v a r d Co l l i e r B o u l e v a r d Wi l s o n B o u l e v a r d 4 D 53 1 D E 2, 3 0 0 15 6 0 0 0 1. 5 6 0 74 0 C 0 0 156 0 74 0 18 . 0 99 9 1 3 CR 8 8 6 Go l d e n G a t e P a r k w a y U S 4 1 Go o d l e t t e - F r a n k R o a d 6 D 53 0 E E 2, 7 0 0 11 8 0 1 3 1 3 1. 1 9 3 15 0 7 B 0 1 3 119 3 150 7 19 , 0 5 60 0 2 7 C CR 8 8 6 Go l d e n G a t e P a r k w a y Go o d i e t l e - F r a n k R o a d Ai r p o r t R o a d 6 D .5 0 7 E E 3, 3 0 0 25 2 0 9 9 2. 5 2 9 77 1 D 0 9 252 9 77 1 20 . 1 7 4 60 0 0 6 CR 8 8 6 Go l d e n G a t e P a r k w a y Ai r p o r t R o a d Li v i n g s t o n R d . 6 D 50 8 E E 3, 3 0 0 23 0 0 0 0 0 2. 3 0 0 10 0 0 C 0 0 230 0 100 0 20 , 2 7 4 60 0 0 6 CR 8 8 6 Go l d e n G a t e P w ^ c y Li v i n g s t C T j R d . 1- 7 5 6 D 69 1 E E 3, 3 0 0 27 1 0 2 0 2 2. 7 1 2 58 8 D 202 4 0 2 271 2 58 8 21 . 0 7 4 60 0 2 7 CR 8 S 6 Go l d e n G a t e P a r k w a y 1- 7 5 Sa n t a B a r b f f l - a B o u l e v a r d 6 D 50 9 E E 3. 3 0 0 19 4 0 1 0 0 1 0 1, 9 5 0 13 5 0 C 0 1 0 195 0 13.5 0 22 , 0 99 9 1 6 CR 8 8 6 Go l d e n G a t e P a r k - w a y Sa n t a B a r b a r a B o u l e v a r d Co l l i e r B o u l e v a r d 4 D 60 5 D E 1, 8 0 0 14 8 0 4 5 8 5 3 1. 5 3 3 26 7 D 202 3 5 6 10 1 15S 1 21 9 23 . 0 1 9 6S 0 4 1 CR 8 5 1 Go o d l e t t e - F r a n k R o a d Im m c ^ c a l e e R o a d Va n d e r b i l t B e a c h R o a d 2 U 59 4 D N l. O O O 76 0 1 5 1 5 77 5 22 5 D 0 1 5 77 5 22 5 24 , 1 6 5 60 1 3 4 CR 8 5 1 Go o d l e t t e - F r a n k R o a d Va n d e r b i l t B e a c h R o a d Or a n g e B l o s s o m D r . 4 D 59 5 E N 2, 4 0 0 13 9 0 7 7 7 7 1, 4 6 7 93 3 C 0 7 7 146 7 93 3 24 . 2 6 5 60 1 3 4 CR S 5 1 Go o d l e t t e - F r a n k R o a d Or m g e B l o s s c a n D r . Pi n e R i d g e R o a d 6 D 58 1 E N 2. 4 0 0 16 2 0 0 0 1, 6 2 0 78 0 c 0 0 162 0 78 0 25 , 0 8 8 60 0 0 5 CR S 5 1 Go o d l e t t e - F r a n k R o a d Pi n e R i d g e R o a d Go l d e n G a t e P a r f c v r a y 6 D 50 5 E N 3, 0 0 0 18 9 0 0 0 1. 8 9 0 11 1 0 c 0 0 189 0 111 0 26 , 0 99 9 1 7 CR 8 5 1 Go o d l e t t e - F r a n k R o s d Go l d e n G a t e P ^ - k w a y Ta m i a n i T r a i l 6 D 50 4 E N 2, 7 0 0 18 8 0 0 0 1, 8 8 0 82 0 c 0 0 188 0 82 0 27 0 8 7 68 0 5 5 Gr e e n B o u l e v a r d Sa n t a B a r b a r a B o u l e v a r d Co l l i e r B o u l e v a r d 2 U 64 2 D E 90 0 65 0 0 0 65 0 25 0 c 0 0 65 0 25 0 29 , 0 66 0 1 1 Gu l f e h o r e D r i v e ll l t h A v e n u e Va n d e r b i l t B e a c h R o a d 2 U 58 3 a D N 80 0 23 0 0 1 0 23 0 57 0 B 0 0 23 0 57 0 30 , 1 3 7 65 0 6 1 CR 9 5 1 Co l l i e r B o u l e v a r d Im m o k a l e e R o a d Va n d e r b i l t B e a c h R d . 6 D 65 5 E N 3, 0 0 0 14 2 0 19 0 17 4 36 4 1, 7 8 4 12 1 6 C 121 8 140 8 282 8 17 2 30 , 2 3 7 65 0 6 1 CR 9 5 1 Co l l i e r B o u l e v a r d Va n d e r b i l t B e a c h R d . Go l d e n G a t e B o u l e v a r d 6 D 58 4 E S 3. 0 0 0 11 1 0 12 8 3 8 16 6 1, 2 7 6 17 2 4 B 26 6 39 4 150 4 ^ 149 6 31 , 1 8 5 68 0 5 6 CR 9 5 1 Co l l i e r B o u l e v a r d Go l d e n G a t e B o u l e v a r d Pi n e R i d g e R o a d 6 D 53 6 D N 3. 0 0 0 17 9 0 2 4 1 6 4 0 1, 8 3 0 11 7 0 C 11 2 13 6 192 6 107 4 31 , 2 8 5 68 0 5 6 CR 9 5 1 Co l l i e r B o u l e v a r d Pi n e R i d g e R o a d Gr e e n 6 D 53 6 D N 3. 0 0 0 17 9 0 1 9 1 2 3 1 1. 8 2 1 11 7 9 c 8 4 10 3 189 3 110 7 3 2 1 7 6 65 0 6 2 CR 9 5 1 Co l l i e r B o u l e v a r d Gr e e n B o u l e v a r d Go l d e n G a t e P w k y 4 D 52 5 D N 2, 3 0 0 12 7 0 1 8 0 1 8 1. 2 8 8 10 1 2 c 0 1 8 128 8 101 2 32 , 2 7 6 68 0 5 S B CR 9 5 1 Co l l i e r B o u l e m d Go l d e n G a t e P w i c y Go l d e n G a t e M a i n C a n a l 4 D 60 7 D N 2, 3 0 0 12 4 0 3 5 16 2 19 7 1, 4 3 7 S6 3 c 113 4 116 9 240 9 32 . 3 7 6 68 0 5 6 B CR 9 5 1 Co U i e r B o u l e v a r d Go l d e n G a t e M a i n C a n a l 1- 7 5 8 D 60 7 B N 3, 6 0 0 12 4 0 3 5 25 S 29 3 1, 5 3 3 20 6 7 B 180 6 184 1 308 1 51 9 33 0 6 1 60 0 9 2 SR 9 5 1 Co l l i e r B o u l e v a r d 1- 7 5 Da ^ i s B o u l e v a r d S D 57 3 E N 3, 6 0 0 2, 0 1 6 9 34 7 35 6 2, 3 7 2 12 2 8 C 242 9 243 8 445 4 34 , 0 8 6 60 0 0 1 CR 9 5 1 Co l l i e r B o u l e v a r d Da v i s B o u l e v a r d Ra t t l e s n a k e H a m m o c k R o a 6 D 60 2 E N 3, 0 0 0 16 0 0 6 37 7 38 3 1, 9 8 3 10 1 7 C 263 9 264 5 424 5 35 , 0 8 6 60 0 0 1 CR 9 5 1 Co l l i e r B o u l e v a r d Ra t t l e s n a k e H a m m o c k R o a > : Ta m i a m i T r a i l 6 D 60 3 E N 3, 2 l » 14 4 0 3 3 24 5 27 8 1, 7 1 8 14 S 2 C 171 5 174 8 318 8 1 2 36 1 1 2 64 0 4 1 SR 9 5 1 Co l l i e r B o u l e v a r d Ta m i a m i T r a i l Wa l - M a r t D r i v e w a y 6 D 55 7 E N 2, 5 0 0 19 5 0 4 18 3 18 7 2, 1 3 7 36 3 D 201 9 128 1 128 5 .323 5 36 2 SR 9 5 1 Co l l i e r B o u l e v M - d Wa l - M a r t D r i v e w a y Mi m a t e e R d . 4 D 70 0 D N 2, 0 0 0 17 0 0 1 4 10 8 12 2 1, 8 2 2 17 8 D 202 0 75 6 77 0 247 0 37 , 0 1 2 64 0 4 1 SR 9 5 I Co l h e r B o u l e v a r d Ma n a t e e R o a d Ma i n s a i l D r 4 D 62 7 D N 2, 2 0 0 , 14 0 0 I 10 3 10 4 1. 5 0 4 69 6 C 72 1 72 2 212 2 7 8 38 . 0 5 1 64 0 4 1 SR 9 5 1 Co l l i e r B o u l e v a r d Ma i n s a i l D r Ki a r c o I s l a n d B r i d g e 4 D 62 7 D N 2, 2 0 0 14 0 0 0 3 1 3 1 1, 4 3 1 76 9 C 21 7 21 7 161 7 58 3 39 , 0 6 4 99 9 0 1 CR S 4 6 lI l t h A v a i u e N . Gu l f e h o r e D r i v e Vw i d e r b i l t D r i v e 2 U 58 5 D E 70 0 24 0 0 0 24 0 46 0 B 0 0 24 0 46 0 40 . 0 1 60 0 3 1 CR 8 4 6 mt h A v e n u e N . Va n d e r b i l t I > i v e Ta m i a m i T r a i l 2 U 61 3 D E 90 0 39 0 0 0 39 0 51 0 B 0 0 39 0 51 0 41 , 1 6 66 0 4 2 CR 8 4 6 tn m o k a l e e R o a d Ta m i a m i T r a i l Go o d l e t t e - F r ^ R d . 6 D 56 6 E W 3. 1 0 0 19 5 0 6 0 6 0 2, 0 1 0 10 9 0 C 0 6 0 201 0 109 0 41 . 2 6 66 0 4 2 CR 8 4 6 tn m o k a l e e R o a d Go o d l e t t e - F r a n k R d . jf U r p o r t R o a d 6 D 62 5 E E 3, 1 0 0 25 0 0 3 2 3 2 2. 5 3 2 56 8 D 0 3 2 253 2 56 8 42 , 1 6 66 0 4 2 CR 8 4 6 Im m o k a l e e R o a d Ai r p o r t R o a d Li v i n g s t O T i R d . 6 D 56 7 E W 3, 1 0 0 28 0 0 2 4 2 4 2, 8 2 4 27 6 D 201 9 0 2 4 282 4 27 6 42 . 2 6 66 0 4 2 CR 8 4 6 Im m o k a l e e R o a d Li v i n g s t c m R d . 1- 7 5 6D / 8 D 56 8 E E 3, 5 0 0 22 6 0 4 4 4 4 2. 3 0 4 11 9 6 C 0 4 4 230 4 119 6 43 , 1 8 66 0 4 5 CR S 4 6 Im m o k a l e e R o a d 1- 7 5 Lo g a n B o u l e v a r d 6D / 8 D 65 6 E E 3, 5 0 0 18 1 0 21 2 16 9 38 1 2, 1 9 1 13 0 9 C 118 3 139 5 320 5 29 5 43 . 2 CR 8 4 6 Im m o k a l e e R o a d Lo g a n B o u l e w d Co l l i e r B o u l e v a r d 6 D 65 6 E E 3. 2 0 0 18 1 0 15 3 35 7 51 0 2, 3 2 0 88 0 C 249 9 265 2 446 2 44 . 0 7 1 60 0 1 8 CR 8 4 6 Im m o k a l e e R o a d Co l l i e r B o u l e v a r d Wi l s o n B o x i l e v a r d 6 D 67 4 E E 3, 3 0 0 16 3 0 20 5 26 5 47 0 2, 1 0 0 12 0 0 C 185 5 206 0 369 0 45 . 0 7 1 60 0 1 8 CR 8 4 6 Im m o k a l e e R o a d Wi l s o n B o u l e v a r d Oi l W e l l R o a d 6 D 67 5 E E 3, 3 0 0 16 4 0 5 8 20 5 26 3 1, 9 0 3 13 9 7 c 143 5 149 3 313 3 16 7 46 . 0 7 3 60 1 6 5 CR 8 4 6 Im m o k a l e e R o a d O U W e l l R o a d SR 2 9 2 U 67 2 D E 90 0 28 0 1 4 10 2 11 6 39 6 50 4 B 71 4 72 8 100 8 47 . 0 6 6 99 9 0 3 La k e T r a f f o r d R o a d Ca r s o n R d SR 2 9 2 U 60 9 D E 80 0 44 0 7 7 44 7 35 3 C 0 7 44 7 35 3 48 . 0 60 1 6 6 Lo R a n B o u l e v a r d Va n d e r b i l t B e a c h R o a d Pi n e R i d g e R o a d 2 U 58 7 D N 1. 0 0 0 56 0 0 1 9 1 9 57 9 42 1 c 13 3 13 3 69 3 30 7 49 . 0 2 2 68 0 5 1 Lo f ^ B o u l e v a r d Pm e R i d g e R o a d Gr e e n B o u l e v a r d 4 D 58 8 D S 1. 9 0 0 13 9 0 0 0 1, 3 9 0 51 0 c 0 0 139 0 51 0 50 . 0 7 9 60 1 6 6 Lo R a n B o u l e v a r d bn m o k a l e e R o a d Va n d e r b i h B e a c h R o a d 2 U 64 4 D N 1, 0 0 0 40 0 0 3 0 3 0 43 0 57 0 B 21 0 21 0 61 0 39 0 51 . 0 2 1 65 0 4 1 CR 8 8 1 Li v i n g s t o n R o a d Im p e r i a l S t r e e t Im m o k a l e e R o a d 6/ 4 D 67 3 D N 3. 0 0 0 12 3 0 18 1 18 1 1, 4 1 1 15 8 9 B 0 18 1 141 1 158 9 52 . 0 5 7 62 0 7 1 CR 8 8 1 Li v i i ^ t o n R o a d Im m o k a l e e R o a d Va n d r a i )i t t B e a c h R o a d 6 D 57 6 E N 3, 1 0 0 16 6 0 5 6 5 6 1, 7 1 6 13 8 4 C 0 5 6 171 6 138 4 53 . 0 5 8 62 0 7 1 CR 8 8 1 Li v i n g s t o n R o a d Va n d e r b i l t B e a c h R o a d Pi n e R i d t e e R o a d 6 D 57 5 E S 3, 1 0 0 14 7 0 16 0 16 0 1. 6 3 0 14 7 0 B 0 16 0 163 0 147 0 co i x i u t c o v t m t i n A N N C U . 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" - ' JS a a O M S H S L - C« » B a » « M l o t M H A « mu s s 56 .3 )6 -JWJ _ -S i t . _E S _ . •( r i M O t t t A d a a r H t m t > a i t c c f o Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission SCHOOL IMPACT ANALYSIS APPLICATION Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission REQUESTED DEVIATIONS & JUSTIFICATIONS NARRATIVE Abaco Club – PL2015 ‐0000204 Deviation Narrative Page 1 of 4 JUSTIFICATIONS FOR REQUESTED DEVIATIONS FROM LDC ABACO CLUB RPUD REVISED FEBRUARY 2016 Deviation 1: Deviation from LDC Section 4.05.04.G regarding multi ‐family dwellings, which allows parking spaces for recreation facilities to be computed at 25 percent of the normal requirements where a majority of the dwelling units are within 300 feet of the recreation facilities, to allow the parking spaces for the recreation facilities to be computed at 25 percent of the normal requirements for the entire development. Justification: The proposed amenity site is oriented away from the perimeter of the property to ensure compatibility with Bent Creek PUD. As such, the amenity is not within 300 feet of most of the proposed residential units. However, the majority of units are within 500 feet of the recreational facilities, or 1/10 th of a mile, which is generally accepted as “within walking distance”. Additionally, due to the relatively small size of the site, clustered development footprint, and internal sidewalk system, the development has been designed to encourage pedestrian access to the proposed recreational area. Additional areas for guest/visitor parking has been provided for in the master plan, thereby mitigating the need for additional parking at the amenity site. Deviation 2: Deviation from LDC Section 5.03.02.C.2, which permits a maximum wall height of six (6) feet in residential zoning districts, to allow for a maximum wall height of eighteen (18) feet along the Immokalee Road frontage, and a maximum wall height of twelve (12) feet along Woodcrest Drive . Justification: The proposed wall height will mitigate the noise impact from traffic traveling down Immokalee Road and Woodcrest Drive, and appropriately screen the site from the adjacent residential development. The proposed deviation will allow for additional visual screening between the proposed uses and the surrounding roadways, while ensuring a quality design aesthetic via screening of the wall by required perimeter plantings. A gate will be provided in the perimeter wall where the pedestrian interconnection is proposed to the Bent Creek PUD to the south to ensure appropriate access between the communities. This deviation is consistent with the wall deviation approved for the Bent Creek PUD, and will thereby provide for design consistency with the neighboring development. Deviation 3: Deviation from LDC Section 5.04.04.B.3.e, which provides that a temporary use permit for a model home (occupied or unoccupied) and sales center shall be issued initially for a period of three (3) years. The requested deviation is to allow the model homes and sales center to remain in use up to five (5) years without requiring a conditional use. Justification: The developer requests the ability to maintain model units and a sales center for an extended period of time without having to go through periodic Conditional Use permitting. The Abaco Club – PL2015 ‐0000204 Deviation Narrative Page 2 of 4 proposed timeframe is reasonable based upon the number of proposed units, and introduction of a new multi ‐family community in this portion of the County. Deviation 4: Deviation from LDC Section 5.04.06.A.3.e which allows temporary signs on residentially zoned properties up to 4 square feet in area or 3 feet in height, to allow a temporary sign or banner up to a maximum of 32 square feet in area and a maximum of 8 feet in height, subject to approval under temporary sign permit procedures in the LDC. The temporary sign or banner shall be limited to 90 days per calendar year. This deviation will remain valid until 90% of the units are sold. At such time, the deviation will be void. Justification: The requested deviation will allow for a banner sign announcing the project’s grand opening and/or available unit sales. The deviation will provide additional signage area to assist in marketing efforts, while protecting viewsheds from Woodcrest Drive and Immokalee Road. The sign will be temporary in nature, and will undergo the requisite temporary sign permit process in accordance with Section 5.04.06 of the LDC. Deviation 5: Deviation from LDC Section 5.06.02.B.5, which requires on ‐premise directional signs to be setback a minimum of 10’ from the edge of roadway, to allow for on ‐premise direction signage to be setback a minimum of 5’ from private, internal roadways within the PUD. This deviation does not apply to property adjacent to public roadways. Justification: The proposed deviation will allow for the development of appropriate directional signage internal to the RPUD, which is integral to way finding in multi ‐family developments such as this. A unified design theme will be utilized for all signage throughout the community, thereby ensuring a cohesive appearance and increased aesthetic appeal. Furthermore, this deviation is typical of many of the master ‐planned developments throughout Collier County. Deviation 6: Deviation from LDC Section 5.06.02.B.6.b, which permits two (2) ground or wall signs per entrance to the development with a combined sign area of 64 square feet, to allow for two (2) ground or wall signs at the project entrance with a combined sign area of 80 s.f. Justification: The proposed deviation will allow for additional design flexibility and ensure visibility of the community from adjacent roadways. This deviation request is typical of similar master planned residential communities throughout Collier County. The proposed signage will undergo the requisite permitting prior to construction. Deviation 7: Deviation from LDC Section 3.05.07.H.1.f.i, which limits satisfying native vegetation off ‐site to less than one (1) acre, to allow for 1.22 acres of native vegetation to be satisfied off ‐site. Justification: The Property is an ideal location to utilize the off ‐site mitigation provisions set forth in LDC Section 3.05.07.H.1.f. for several reasons. The site is an infill, high ‐density development within the Urban ‐designated portion of the county and within the density bands of an activity center. Maximizing the project’s density will result in a compact and contiguous growth pattern in an ideal location for new development based upon the available infrastructure and services available to accommodate population growth. Additionally, the native vegetation on ‐site is lower quality vegetation with a relatively high percentage of exotic infestation. Furthermore, the existing on ‐site Abaco Club – PL2015 ‐0000204 Deviation Narrative Page 3 of 4 native vegetation does not border any off ‐site preserves on adjacent properties or flowways that would result in a contiguous network of habitat. Deviation 8: Deviation from LDC Section 6.06.01.J, which prohibits dead ‐end streets, to allow two (2) dead ‐ end accessways and two (2) dead ‐end hammerheads within the RPUD. Justification: The proposed street design is a result of the revised PUD master plan that avoids relocation of the existing stormwater management pond for the benefit of the adjacent property owner and Collier County. The Applicant originally planned to relocate the existing pond to the central portion of the site, as permitted by the Stipulated Final Judgement recorder per OR Book 3892, Page 4139. This design would allow for lake views from all proposed dwelling units, while providing for the stormwater management needs of the project and the County roadway in accordance with the Judgement. This design also accommodated a single, loop road around the development that did not require dead ‐ end streets. However, during a meeting with Staff on January 4 th , the County requested that the Applicant consider a re ‐design of project that would maintain the lake in its current location, on the western side of the property, to allow for continued lake views from adjacent lots in Bent Creek Preserve, and reduce the complexity of the agreement for long ‐term maintenance of the lake between the Applicant and the County. This redesign has resulted in the clustering of development and associated roadways in the eastern portion of the site, and eliminated the ability to loop the roadway. In order to accommodate the density permitted by the Growth Management Plan and Stipulated Judgement Settlement, the resulting design contains two (2) dead ‐end accessways and two (2) hammerheads. [Note: The Stipulated Final Judgement clearly states the Mary Wagner (Owner/Applicant) is entitled to the density associated with the stormwater management parcel.] From a design and public safety standpoint, the maximum length of the proposed dead ‐end streets (without hammerheads) are less than 150 feet, in compliance with local fire code, and will service a maximum of 4 dwelling units on each segment (a relatively small number of units). The hammerheads will comply with all LDC design standards and allow for fire truck access and turnaround in accordance with the LDC. Therefore, the proposed hammerhead design is in compliance with state and local fire safety standards. For these reasons, the requested deviation will not negatively impact public health, safety or welfare. Deviation 9: Deviation from LDC Section 4.06.02.C, which requires a Type “B” buffer where multi ‐family uses are proposed adjacent to single ‐family residential uses, to omit the buffer along the western property line, and a portion of the southern property line where the existing stormwater pond abuts the Bent Creek Preserve PUD, as shown on the PUD master plan. Justification: This deviation is at the request of the adjacent property owner and developer of the Bent Creek Preserve RPUD. Omission of this buffer requirement will allow for the adjacent single ‐ family homes in Bent Creek to enjoy views of the on ‐site stormwater management pond constructed Abaco Club – PL2015 ‐0000204 Deviation Narrative Page 4 of 4 by the County. The proposed two ‐story multi ‐family or “coach home” dwellings in the Abaco Club project will be both complimentary to and compatible with the development pattern within Bent Creek Preserve, thereby negating the need for the buffer. Additionally, the proposed multi ‐family units will be separated from the Bent Creek Preserve units by a distance of more than 200 feet in most locations, thereby providing sufficient separation for compatibility purposes. Lastly, the developer of Bent Creek Preserve RPUD sought approval of a maintenance agreement to omit their development’s buffering requirement along this shared property line, which is further evidence of the appropriateness of this request. Enclosed please find correspondence from the representative of Bent Creek Preserve, John Mirabile, indicating his support for this deviation request. 1 Alexis Crespo From:Michael R. Greenberg <mgreenberg@nealcommunities.com> Sent:Thursday, February 04, 2016 11:41 AM To:John Mirabile Cc:Richard Yovanovich; R. Bruce Anderson; Alexis Crespo; Jeremy H. Arnold; Dan Ciesielski Subject:RE: Abaco - Bent Creek PUD Type B Buffer deviation Hi John, Thank you for getting back to me so fast. We are in agreemen t that the southern boundary of our property outside of the country drainage easement where it abuts Be nt Creek PUD will have a Type B buffer. Thank you. Michael Michael R. Greenberg Southwest Florida Regional President Neal Communities 239-405-7366 Ofc 941-323-9150 Cell mgreenberg@nealcommunities.com nealcommunities.com Confidentiality Notice - This message is being sent by or on beh alf of Neal Communities. It is intended exclusively for the individual or entity to which it is addressed. This communicati on may contain information that is proprietary, privileged or confidential or otherwise legally exempt from disclosure. If you are not the named addresse e, you are not authorized to read, print, retain, copy or disseminate this message or any part of it. If you hav e received this message in error, please notify the sender immediately by e-mail and delete all copies of this message. From: John Mirabile [mailto:john.mirabile@calatl.com] Sent: Thursday, February 04, 2016 11:29 AM To: Michael R. Greenberg Cc: Richard Yovanovich Subject: RE: Abaco - Bent Creek PUD Type B Buffer deviation Michael, I have agreed to waive the Type B buffer between our properties along the pond. There still should be a buffer on the areas of our bordering property without the pond, such as the southern border of the property without the pond. If you would like a drawing signed off that clearly identifies the areas, please let me know. JOHN MIRABILE VP Operations CalAtlantic Homes Continuing the legacies of Ryland and Standard Pacific 2 9432 Greenleigh Ct., Naples, FL 34120 office: (239) 352 ‐1840 John.Mirabile@calatl.com calatlantichomes.com NYSE: CAA From: Michael R. Greenberg [mailto:mgreenberg@nealcommunities.com ] Sent: Thursday, February 04, 2016 11:23 AM To: John Mirabile Subject: Abaco - Bent Creek PUD Type B Buffer deviation Hi John, I would appreciate if you would, as the authorized owner re presentative of Bent Creek PUD, would confirm by response, that we have agreed with each other to waive the Type B buffer adjacent to the pond that is next to your PUD. I would appreciate it getting your confirmation back to me today if possible. Thank you. Warm regards, Michael Michael R. Greenberg SW Florida Regional President 28100 Bonita Grande Dr, Suite 106 Bonita Springs, FL 34135 239-405-7366 Office 239-405-7891 Fax 941-323-9150 Cell mgreenberg@nealcommunities.com nealcommunities.com Confidentiality Notice - This message is being sent by or on behalf of Neal Communities. It is intended exclusively for the individual or entity to which it is addressed. This communi cation may contain information that is proprietary, privileged or confidential or otherwise legally exem pt from disclosure. If you are not the named addressee, you are not authorized to read, print, retain, copy or disseminate this message or any part of it. If you hav e received this message in error, please notify the sender immediately by e-mail and delete all copies of this message. Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission PUD CONCEPTUAL MASTER PLAN 11” x 17” ENTRY SIGN (TYP) ENTRY SIGN (TYP) 20' TYPE "D" BUFFER 20' TYPE "D" BUFFER 20 ' T Y P E " D " B U F F E R 15 ' T Y P E " B " B U F F E R SIDEWALK CONNECTION TO WOODCREST DRIVE 6' TALL FENCE/WALL/HEDGE NO BUFFER REQUIRED MAXIMUM 12' TALL FENCE/WALL/BERM COMBINATION 18' TALL FENCE/WALL/BERM COMBINATION BICYCLE/PEDESTRIAN INTERCONNECT R 2 2 FLU: URBAN RESIDENTIAL SUBDISTRICT ZONING: RPUD EXISTING LAND USE: SINGLE FAMILY RESIDENTIAL FL U : U R B A N R E S I D E N T I A L S U B D I S T R I C T ZO N I N G : R P U D EX I S T I N G L A N D U S E : S I N G L E F A M I L Y R E S I D E N T I A L WOODCREST DRIVE IM M O K A L E E R O A D FLU: RURAL FRINGE MIXED USE DISTRICT RECEIVING LANDS ZONING: A EXISTING LAND USE: GOLF COURSE/SINGLE FAMILY EXISTING LAKE LAKE OPTIONAL GATED ENTRY R R R R 8 8 8 8 5' CONCRETE SIDEWALK 20 . 0 ' LM E 20 . 0 ' LM E 20 . 0 ' LM E REC 1 20.0' LME 9 NO B U F F E R RE Q U I R E D 9 CO L L I E R C O U N T Y DR A I N A G E E A S E M E N T 10 0 . 0 ' 08 / 0 6 / 2 0 1 5 1 0 SCALE IN FEET 25 50 100 WA L D R O P CI V I L E N G I N E E R I N G & LA N D D E V E L O P M E N T C O N S U L T A N T S SET NUMBER: SHEET : 435-01-E01 28 1 0 0 B O N I T A G R A N D E D R I V E - S U I T E 3 0 5 B O N I T A S P R I N G S , F L 3 4 1 3 5 P: 2 3 9 - 4 0 5 - 7 7 7 7 F : 2 3 9 - 4 0 5 - 7 8 9 9 E M A I L : i n f o @ w a l d r o p e n g i n e e r i n g . c o m 1 J: \ 4 3 5 - 0 1 I m m o k a l e e - W o o d c r e s t P r o p e r t y \ D r a w i n g s - E x h i b i t s \ 4 3 5 - 0 1 - E 0 1 - M C P \ C u r r e n t P l a n s \ 4 3 5 0 1 E 0 1 0 1 . d w g 2/ 1 6 / 2 0 1 6 2 : 3 5 : 3 0 P M RE V I S E D P E R C O U N T Y C O M M E N T S AB A C O C L U B R P U D CL I E N T : N E A L C O M M U N I T I E S O F S O U T H W E S T F L O R I D A , L L C PU D M A S T E R P L A N FLORIDA CERTIFICATE OF AUTHORIZATION #8636 PL A N R E V I S I O N S RE V 0 0 < < S U B M I T T E D / B I D S E T > > 0 3 / 2 0 / 2 0 1 5 10 / 0 2 / 2 0 1 5 2 RE V I S E D P E R C O U N T Y C O M M E N T S EX H I B I T " C " GENERAL NOTES 1.THIS PLAN IS CONCEPTUAL IN NATURE AND SUBJECT TO MODIFICATIONS AT TIME OF PERMITTING IN ACCORDANCE WITH LDC SEC 10.02.13 2.ALL ACREAGE IS APPROXIMATE AND SUBJECT TO MODIFICATION AT THE TIME OF PPL OR SDP APPROVAL 3.1.22 ACRES OF REQUIRED PRESERVE WILL BE SATISFIED OFF-SITE IN ACCORDANCE WITH LDC SEC. 3.05.07.H.1.F. SEE DEVIATION 7. 4.A MAXIMUM OF 104 DU, GROSS DENSITY OF 6.54 DU/ACRE IS PERMITTED 5.LME = LAKE MAINTENANCE EASEMENT LAND USE SUMMARY RESIDENTIAL PAVEMENT/SIDEWALK IMPERVIOUS PERVIOUS TOTAL AREA 7.3 1.7 4.5 2.8 15.9 ACREAGE PERCENT OF TOTAL ACREAGE 46% 10% 28% 18% 100% LEGEND PROPOSED PAVEMENT LAKE RESIDENTIAL (R) OPEN SPACE SUMMARY OPEN SPACE REQUIRED RESIDENTIAL/RECREATION (PERVIOUS) LAKE 9.54 3.04 5.50 ACREAGE PERCENT OF TOTAL ACREAGE 60% 19% 35% OPEN SPACE PROVIDED 9.54 60% BUFFERS 1.00 6% LAKE 5.5 35% OTHER OPEN SPACE 1.0 6% 12 / 1 5 / 2 0 1 5 3 RE V I S E D P E R C O U N T Y C O M M E N T S #DEVIATION RECREATION 0.5 3% 01 / 0 5 / 2 0 1 6 4 RE V I S E D P E R C C P C C O M M E N T S 01 / 1 9 / 2 0 1 6 5 RE V I S E D P E R C C P C C O M M E N T S RECREATION REC 01 / 2 5 / 2 0 1 6 6 RE V I S E D P E R C A O C O M M E N T S 02 / 0 4 / 2 0 1 6 7 RE V I S E D P E R C A O C O M M E N T S Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission IMMOKALEE ROAD & WOODCREST DRIVE BUFFER CROSS SECTIONS PROPERTY BOUNDARY 18' FENCE/WALL/BERM COMBINATION 4:1 (TYP ) 4:1 (T Y P ) IMMOKALEE ROAD TYPE "D" BUFFER 18' FENCE/WALL/BERM COMBINATION 20 . 0 ' W I D E DOUBLE - STAGGERED HEDGEROW, #3 SHRUBS 24" HIGH AT PLANTING & MAINTAINED AT 36" 30.0' O.C. 20.0' WALDROP PREPARED FOR: ABACO CLUB CIVIL ENGINEERING & LAND DEVELOPMENT CONSULTANTS UPDATED: FILE NAME: J: \ 4 3 5 - 0 1 I m m o k a l e e - W o o d c r e s t P r o p e r t y \ D r a w i n g s - E x h i b i t s \ 4 3 5 - 0 1 - E 0 2 - B e r m S e c t i o n \ C u r r e n t P l a n s \ 4 3 5 0 1 E 0 2 0 1 . d w g FLORIDA CERTIFICATE OF AUTHORIZATION #8636 28100 BONITA GRANDE DRIVE - SUITE 305 BONITA SPRINGS, FL 34135 P: 239-405-7777 F: 239-405-7899 EMAIL: info@waldropengineering.com 2015/10/02 43501E0201 0 SCALE IN FEET 5 10 20 PROPERTY BOUNDARY 12' FENCE/WALL/BERM COMBINATION 4:1 (TYP ) 4:1 (T Y P ) WOODCREST DRIVE TYPE "D" BUFFER 12' FENCE/WALL/BERM COMBINATION 20 . 0 ' W I D E DOUBLE - STAGGERED HEDGEROW, #3 SHRUBS 24" HIGH AT PLANTING & MAINTAINED AT 36" 30.0' O.C. 20.0' WALDROP PREPARED FOR: ABACO CLUB CIVIL ENGINEERING & LAND DEVELOPMENT CONSULTANTS UPDATED: FILE NAME: J: \ 4 3 5 - 0 1 I m m o k a l e e - W o o d c r e s t P r o p e r t y \ D r a w i n g s - E x h i b i t s \ 4 3 5 - 0 1 - E 0 2 - B e r m S e c t i o n \ C u r r e n t P l a n s \ 4 3 5 0 1 E 0 2 0 2 . d w g FLORIDA CERTIFICATE OF AUTHORIZATION #8636 28100 BONITA GRANDE DRIVE - SUITE 305 BONITA SPRINGS, FL 34135 P: 239-405-7777 F: 239-405-7899 EMAIL: info@waldropengineering.com 2015/10/02 43501E0202 0 SCALE IN FEET 5 10 20 Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission POND PARCEL AFFIDAVIT AFnDAVIT OF LEO E. OCHS, JR. STATE OF FLORIDA COUNTY OF COLLIER I, LEO E. OCHS, JR., County Manager for Collier County, Florida, do hereby affirm and state as follows: t. Collier County is the owner of the pond site property described in Exhibit A (attached hereto and made a part hereof). Collier County does hereby consent to the rezone of the herein described property under application number PUDZ-PL20150000204, subject to the following conditions: a. The retention pond may not be relocated without a replacement drainage easement acceptable to the County as to size and available capacity, and an access easement providing for access by government vehicles and/or agents to the relocated pond site. b. The retention pond may not be relocated without a developer's agreement between Collier County and Rock Development Group, LLC, seffing forth the details of the pond relocation. 2. This consent is limited to an agreement that the applicant may request a rezone of the property. The desision on the rezone is solely a decision of the Board of County Commissioners, and this consent does not in any way alter or influence the Board's decision making ability. Attachment: Exhibit A - legal description I I 5.CPS{ I 430/ I 224s8? Dl4 | Abaco Club RPUD, PUDZ-PAO I 50000204 R″ NORTH uNE OF SECnい 20 に 8:臓 -87 ・ 7~ Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission NEIGHBORHOOD INFORMATION MEETING SYNOPSIS Page 1 of 1 Memorandum To: Fred Reischl From: Alexis Crespo cc: Blake Doganiero Date: May 14, 2015 Subject: Abaco Club RPUD (PL2 015-0000204) – Neighb orhood Information Meeting Synopsis Waldrop Engineering, P.A., and Collier County Staff conducted a Neighborhood Information Meeting (NIM) on Thursday, May 14, 2015. The meeting was held at 5:30 p.m. at the Greater Naples Fire Rescue Station Headquart ers at 14575 Collier Blvd., Naples, FL 34119. The sign-in sheet is attached as Exhibit “A”, and demonstrates no residents were in attendance. Handouts were made available outlining the project, proposed uses, and site development regulations. The handouts are attached as Exhibit “B”. Staff and the Applicant’s representatives closed the meeting at 5:45 p.m. due to lack of attendance. NE I G H B O R H O O D I N F O R M A T I O N M E E T I N G AB A C O C L U B R P U D P L 2 0 1 5 0 0 0 0 2 0 4 Ma y 1 4 , 2 0 1 5 @ 5 : 3 0 p . m . PL E A S E P R I N T C L E A R L Y ** * Pl e a s e b e a d v i s e d ** * Th e in f o r m a t i o n on th i s sh e e t is to co n t a c t yo u re g a r d i n g th i s pr o j e c t an d fu t u r e pu b l i c me e t i n g s . Un d e r Fl o r i d a la w , e ‐ma i l ad d r e s s e s , ph o n e nu m b e r s an d ce r t a i n ho m e ad d r e s s e s ar e pu b l i c re c o r d s on c e re c e i v e d by a go v e r n m e n t ag e n c y . If yo u do no t wa n t yo u r e ‐ma i l ad d r e s s , ph o n e nu m b e r or ho m e ad d r e s s re l e a s e d if th e co u n t y re c e i v e s a pu b l i c re c o r d s re q u e s t , yo u ca n re f r a i n fr o m in c l u d i n g su c h in f o r m a t i o n on th i s sh e e t . Yo u ha v e th e op t i o n of ch e c k i n g wi t h th e co u n t y st a f f on yo u r ow n to ob t a i n up d a t e s on th e pr o j e c t as we l l as ch e c k i n g th e co u n t y We b si t e fo r ad d i t i o n a l in f o r m a t i o n . NI M si g n in sh e e t 12 ‐7 ‐12 . d o c x Na m e A d d r e s s C i t y , S T Z i p E - M a i l A d d r e s s Abaco Club (RPUD) Neighborhood Information Meeting May 14, 2015 ~ 5:30 p.m. ~ 14575 Collier Blvd. ~ Greater Naples Fire Rescue District Project Information Sheet Project Size: 15.9+/- acres Native Vegetation: Proposed Off-site Mitigation Future Land Use: Urban Residential Subdistrict Current Zoning: Rural Agricultural (A) Current Use: Vacant Proposed Zoning: Residential Planned Unit Development (RPUD) Proposed Density/Uses: Maximum of 104 dwelling units at 6.5 du/acre; and accessory uses Maximum Attainable Density : 104 dwelling units ABACO CLUB RPUD PERMITTED USES A maximum of 104 residential units with associated accessory uses may be developed within the RPUD. I. Residential: A. Principal Uses: 1. Multiple-family dwellings. 2. Townhouse dwelling units. 3. Any other principal and related use that is determined to be comparable to the foregoing by the Board of Zoning Appeals or Hearing Examiner pursuant to the process outlined in the Land Development Code (LDC). B. Accessory Uses/Structures: 1. Uses and structures customarily associated with permitted principal uses including but not limited to: 2. Customary accessory uses and st ructures including carports, garages, and utility buildings. 3. Recreational uses and facilities including swimming pools, tennis courts, volleyball courts, fishing docks, walking paths, picnic areas, recreation buildings, and basketball/shuffle board courts. 4. Temporary sales trailers and model units. 5. Entry Gates & Gatehouse. 6. Essential services, including interim and permanent utility and maintenance facilities. 7. Water management facilities. 8. Any other accessory use and related use that is determined to be comparable to the foregoing by the Board of Zoning Appeals, or Hearing Examiner, pursuant to the process outlined in the Land Development Code (LDC). C. Development Density 1. A maximum of 104 dwelling units shall be constructed within the project. The gross project area is 15.9+/- acres and the residential density maximum shall be 6.54 units per acre. DEVELOPMENT STANDARDS FOR ABACO CLUB RPUD TABLE I RESIDENTIAL DEVELOPMENT STANDARDS (1) PERMITTED USES AND STANDARDS Townhouses Multi-Family Dwellings Clubhouse Min. Lot Area 1,400 S.F. N/A N/A Min. Lot Width 16’ N/A N/A Min. Lot Depth 100’ 100’ N/A SETBACKS Front (2) 20’ 20’ 20’ Side 5’/0’ 7.5’ 10’ Rear (Principal) Rear (Accessory) 10’ 5’/0’ from a LME or LBE 10’ 10’/0’ from a LME or LBE 10’ 10’0’ from a LME or LBE Water body (3) 20’ 20’ 20’ Min. Distance Between Principal Structures 10’/0’ 15’ 10’ Maximum Height Actual Zoned 35’ 40’ 40’ 45’ 45’ 50’ Minimum Floor Area 750 S.F. 750 S.F. N/A (1) All distances are in f eet unless otherwise noted. (2) Front setback is measured from back of curb. In no case shall there be less than a clear area of 23 feet between the back of the si dewalk and the face of the garage door for front entry garages. (3) Waterbody setbacks are measured from the c ontrol elevation establis hed for the water body. April 27, 2015 RE: Abaco Club Residential Planned Unit Development PL2015-0000204 Dear Property Owner: Please be advised that Alexis Crespo, AICP of Waldrop Engineering, P.A. on behalf of Rock Development Group, LLC has filed a formal applic ation to Collier County seeking approval of a Residential Planned Unit Development rezone (PUDZ). The petitioner is asking the County to approve this application to allow development of a maximum of 104 dwelling units and accessory uses. The property totals 15.9+/- acres and is located at the southwest corner of Immokalee Road and Woodcrest Drive in unincorporated Collier County, Florida. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to become fully aware of our development intentions and to give you an opportunity to influence the form of development. The Neighborhood Information Meeting will be held on Thursday, May 14, 2015 at 5:30 p.m. at the Greater Naples Fire Rescue Station Headquarters (Station 73) at 14575 Collier Boulevard, Naples, FL 34119. The meeting will be held in the front meeting room. At this meeting the petitioner will make every e ffort to illustrate how the property will be developed and to answer any questions. Should you have questions prior to the meeting, please contact me directly at (239) 405-7777 ext. 207, or alexis.crespo@waldropengineering.com . Sincerely, WALDROP ENGINEERING, P.A. Alexis V. Crespo, AICP Director of Planning *Please note that Greater Naples Fire Rescue District does not sponsor or endorse this program. Abaco Club Residential Planned Unit Development PUDZ ‐PL20150000204 Collier County Planning Commission SIGN POST AFFIDAVIT