Agenda 05/12/2015 GMP COLLIER COUNTY
GROWTH MANAGEMENT PLAN
2014 CYCLE 1 AMENDMENT
(ADOPTION HEARING)
Project/Petition: #PL20140000113/CP-2014-2
[companion PUDZ-PL20140000100]
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- 16 —1, 15 MINISTRES 14 (DRI)
CCPC: April 02, 2015
BCC: May 12, 2015
Clerk's Office
EXECUTIVE SUMMARY
Recommendation to deny the single, 2014 Cycle 1 Growth Management Plan Amendment petition
PL20140000113/CP-2014-2 specific to the San Marino Planned Unit Development. (Adoption
Hearing) (Companion to rezone petition PUDA-PL20140000100, San Marino Planned Unit
Development)
OBJECTIVE: For the Board of County Commissioners (BCC) to deny (not adopt) the single
petition in the 2014 Cycle 1 of amendments to the Collier County Growth Management Plan
(GMP) and not to approve said amendment for transmittal to the Florida Department of
Economic Opportunity.
CONSIDERATIONS:
• Chapter 163, F.S., provides for an amendment process for a local government's adopted
Growth Management Plan.
• County Resolution 12-234 provides for a public petition process to amend the Collier
County GMP.
• For this Adoption hearing, the sole petition in the 2014 Cycle 1 of GMP amendments
being considered is PL20140000113/CP-2014-2, applicable only to a portion of the San
Marino Planned Unit Development.
• The Collier County Planning Commission (CCPC), sitting as the "local planning agency"
under Chapter 163.3174, F.S., held its Transmittal hearings for the subject petition on
November 6, 2014. The BCC held its Transmittal hearing on December 9, 2014. Their
respective transmittal recommendations/actions are contained in the CCPC adoption
hearing Staff Report.
• The CCPC held its adoption hearing on April 2, 2015. The staff and CCPC adoption
hearing recommendations are presented further below.
• After review of the Transmitted GMP amendment, the Florida Department of Economic
Opportunity (DEO) rendered its Comment Letter indicating "no comment" within the
agency's authorized scope of review, as did the Florida Department of Environmental
Protection (DEP), Florida Fish and Wildlife Conservation Commission (FWC), Florida
Department of Agriculture and Consumer Services (DACS), Southwest Florida Regional
Planning Council (SWFRPC) and South Florida Water Management District (SFWMD).
The Florida Department of Education (DOE) rendered comments within their authorized
scope of review, indicating The Collier County School District complete the school
planning level review per the Collier County Interlocal Agreement for Public School
Facility Planning and School Concurrency; the Florida Department of Transportation
(FDOT) conducted a planning level analysis and rendered comments within their
authorized scope of review. FDOT indicates that the proposed amendment is not
anticipated to adversely impact important State transportation resources or facilities, and
provided details regarding operating conditions on impacted State roadways.
DOE commented specifically, as follows:
1
The Department recommends the changes associated with the proposed amendment CP-
2014-2 be reviewed as required by Section 8 of the Collier County Interlocal Agreement
for Public School Facility Planning and School Concurrency before adoption
consideration.
In response to the DOE Comment, staff notes the Transmittal package of materials was
provided to School District representatives and subsequently reviewed in accordance with
Interlocal Agreement Section 8. Determinations from their Section 8 review are found in
a letter dated January 22, 2015, as attached hereto, and summarized below.
In accordance with Interlocal Agreement subsection 8.2, Collier County notified the
School District of the proposed GMP amendment that may increase school enrollment.
In accordance with Interlocal Agreement subsection 14.2, the Collier County School
District subsequently conducted the school planning level review per the Collier County
Interlocal Agreement for Public School Facility Planning and School Concurrency and
responded. The School District response indicates at this time there is sufficient capacity
for the proposed development within the middle and high school concurrency service
areas the development is located within and the adjacent currency service area for the
elementary level. This finding is for planning and informational purposes only and does
not constitute either a reservation of capacity or a finding of concurrency for the proposed
project. At the time of site plan or plat the development would be reviewed for
concurrency to ensure there is capacity within the concurrency service area the
development is located within and adjacent concurrency service areas such that the level
of service standards are not exceeded.
The remaining review agency (Florida Department of State, Division of Historical
Resources) did not provide a Comments Letter. All review agency Comments Letters
received are contained in the back-up materials.
• This adoption hearing considers amendment to the Future Land Use Element (FLUE)
text.
Note: Because the support materials are voluminous, and some exhibits may be oversized, the
Agenda Central system does not contain all of the related documents pertaining to this GMP
amendment petition. The entire Executive Summary package, including all support materials, is
included in the binder that is available for review in the Comprehensive Planning Section office
at 2800 North Horseshoe Drive, Naples, as well as in the Clerk of Courts/Minutes and Records
office at 3299 Tamiami Trail East, Suite 401, Naples.
Petition PL20140000113/CP-2014-2 is a petition submitted by Alexis V. Crespo,AICP, for Stock
Development and H & LD Venture, LLC requesting amendment to the Future Land Use Element
(FLUE) to introduce two site-specific exceptions from existing limitations in the Transfer of
Development Rights (TDR) program, affecting the transfer of TDR credits among properties in
the Rural Fringe Mixed Use District (RFMUD) and the Urban Residential Fringe (URF)
Subdistrict. Adoption of these amendments will grant new rights exclusive to [the undeveloped
portion of] the San Marino Planned Unit Development (PUD) property - to utilize 52% more
2
TDRs than other development in the URF, and allow those TDRs from distant RFMUD Sending
Lands. Note:A companion PUD rezone petition is scheduled for this same hearing.
Staff analysis of this petition is included in the Transmittal CCPC Staff Report. There was one
public speaker at the CCPC adoption public hearing, who spoke in support of the request.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is
authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes,
he Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The
Board should consider the following criteria in making its decision: (1) consistency with the
Comprehensive Plan, including analysis of impact on public infrastructure; (2) consistency with
the Land Development Code, including compatibility analysis; and, (3) review of data and
analysis to support the proposed amendment. This item is approved as to form and legality. It
requires an affirmative vote of four for approval because this is an Adoption hearing of the GMP
amendment. [HFAC]
FISCAL IMPACT: No fiscal impacts to the County result from this amendment if it is adopted.
GROWTH MANAGEMENT IMPACT: This is an adoption public hearing for the single
petition in the 2014 Cycle 1 of amendments to the GMP. Based upon statutory changes that
occurred during the 2011 Florida Legislative session, this GMP amendment is presumed to be
"in compliance" with applicable Florida Statutes. After adoption, the DEO and other applicable
review agencies will have 30 days (from the date DEO determines the adoption packages are
complete) to review the adopted Plan amendment and, should they believe the amendment is not
"in compliance," file a challenge [appeal] to the presumed "in compliance" determination with
the Florida Division of Administrative hearings. Similarly, any affected party also has 30 days
(from the date of BCC adoption) in which to file a challenge. If a timely challenge is not filed by
DEO or an affected party, then the amendment will become effective.
ENVIRONMENTAL ISSUES: The majority of the petition site is forested with native
vegetation, twenty five percent of which is required to be retained in accordance with applicable
policies in the CCME. Approximately 71 percent of the site (139.50 acres) contains State and
Federal jurisdictional wetlands.
No listed wildlife species were observed during the survey conducted in February, 2014.
However, two listed plant species were identified on the property; they are subject to the Land
Development Code requirements for possible relocation.
HISTORICAL/ARCHAEOLOGICAL IMPACT: According to the Florida Department of
State, Division of Historical Resources, no significant archaeological sites or cultural resources
are recorded for the San Marino site.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING
COMMISSION: That the CCPC forward Petition CP-2014-2, as proposed, to the Board of
County Commissioners with a recommendation not to approve for transmittal to the Florida
Department of Economic Opportunity.
3
Staff did, however, recommend approval of a different version of FLUE text: allowing for the
transfer of TDR credits from Sending Lands property more than one (1) mile from the Urban
boundary; removing the density increase; and, incorporating non-substantive changes for proper
code language, format, clarity, brevity, etc.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The
Collier County Planning Commission held its required Adoption public hearing on April 2, 2015.
The CCPC recommended that the BCC adopt petition CP-2014-2, including the petitioner-
proposed changes and staff-recommended revisions (vote: 5/0).
STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS:
Same as to the CCPC — Not to adopt and transmit petition PL20140000113/CP-2014-2, as
submitted, to the Florida Department of Economic Opportunity, for the following reason:
• The Urban Residential Fringe is intended for, and developed with, lower "transitional"
residential densities; a more compatible and consistent development pattern would be
maintained without approval of the proposed higher residential density.
It is staff's opinion that the application has not provided the necessary data and analysis for the
changes being proposed. Based upon this deficiency, the application has not satisfied the
Statutory requirement establishing the need for the amendment, therefore Comprehensive
Planning is providing a recommendation not to adopt. (Note: The Board of County
Commissioners heard staff's objections on December 09, 2014 during the transmittal hearing and
voted to transmit.)
Staff does, however, recommend approval of a different version of FLUE text: allowing for the
transfer of TDR credits from Sending Lands property more than one (1) mile from the Urban
boundary; removing the density increase.
Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth
Management Manager, Comprehensive Planning Section, Zoning Division, Growth Management
Department
Attachments: 1) CCPC Adoption Staff Report; 2)Adoption Ordinance with Exhibit"A"text; 3)
DEO and Reviewing Agency Comment Letters; 4) Transmittal Executive Summary; 5) CCPC
Transmittal Staff Report; 6)NIM Affidavit of Compliance 7)Adopted Transmittal Resolution; 8)
PL20140000113CP-2014-2 Petition)—due to the size of the entire document, the complete
back-up is accessible at:
http://www.colliergov.net/ftp/AgendaMay1215/GrowthMgmt/PL20140000113 CP-2014-
2 Adpt Petition SanMarino.pdf.
9) Legal Ad
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c e-r Coun l y
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: APRIL 2, 2015
SUBJECT: 2014 CYCLE 1, SINGLE GROWTH MANAGEMENT PLAN AMENDMENT
(ADOPTION HEARING)
ELEMENT: FUTURE LAND USE ELEMENT (FLUE)
Transmittal hearings on the amendment were held on November 6, 2014 (CCPC, Collier County
Planning Commission) and on December 9, 2014 (BCC). The respective Transmittal
recommendations/actions are presented further below, following the petition number and title.
Within CCPC materials provided you will find the Transmittal Executive Summary from the BCC
hearing and certain attachments referenced therein, and the Transmittal CCPC staff report for
the petition, which provide staff's detailed analysis of the petition.
REVIEW AGENCY COMMENT LETTERS
After review of the Transmitted GMP amendment, the Florida Department of Economic
Opportunity (DEO) rendered its Comment Letter indicating "no comment" within the agency's
authorized scope of review, as did the Florida Department of Environmental Protection (DEP),
Florida Fish and Wildlife Conservation Commission (FWC), Florida Department of Agriculture
and Consumer Services (DACS) and South Florida Water Management District (SFWMD). The
Florida Department of Education (DOE) rendered comments within their authorized scope of
review, indicating The Collier County School District complete the school planning level review
per the Collier County Interlocal Agreement for Public School Facility Planning and School
Concurrency; the Florida Department of Transportation (FDOT) conducted a planning level
analysis and rendered comments within their authorized scope of review. FDOT indicates that
the proposed amendment is not anticipated to adversely impact important State transportation
resources or facilities, and provided details regarding operating conditions on impacted State
roadways.
DOE commented specifically, as follows:
The Department recommends the changes associated with the proposed amendment CP-
2014-2 be reviewed as required by Section 8 of the Collier County Interlocal Agreement for
Public School Facility Planning and School Concurrency before adoption consideration.
In response to the DOE Comment, staff notes the Transmittal package of materials was
provided to School District representatives and subsequently reviewed in accordance with
Interlocal Agreement Section 8. Determinations from their Section 8 review are found in a letter
dated January 22, 2015, as attached hereto, and summarized below.
In accordance with Interlocal Agreement subsection 8.2, Collier County notified the School
District of the proposed GMP amendment that may increase school enrollment. In accordance
- 1 -
STAFF REPORT ON
2014 CYCLE ONE GROWTH MANAGEMENT PLAN AMENDMENT (ADOPTION HEARING)
with Interlocal Agreement subsection 14.2, the Collier County School District subsequently
conducted the school planning level review per the Collier County Interlocal Agreement for
Public School Facility Planning and School Concurrency and responded. The School District
response indicates at this time there is sufficient capacity for the proposed development within
the middle and high school concurrency service areas the development is located within and
the adjacent currency service area for the elementary level. This finding is for planning and
informational purposes only and does not constitute either a reservation of capacity or a finding
of concurrency for the proposed project. At the time of site plan or plat the development would
be reviewed for concurrency to ensure there is capacity within the concurrency service area the
development is located within and adjacent concurrency service areas such that the level of
service standards are not exceeded.
The Comments Letters received are located within materials provided to the CCPC. The
remaining reviewing agencies did not provide a Comment Letter.
Within CCPC materials provided is an Ordinance with Exhibit "A" text for the petition; this exhibit
reflects the text as approved by BCC for Transmittal.
PROPOSED AMENDMENT
PETITION CP-2014-2 / PL2014-0000113, requesting amendment to the Future Land
Use Element of the Growth Management Plan, to introduce two site-specific exceptions
from existing limitations in the Transfer of Development Rights (TDR) program, affecting
the transfer of TDR credits among properties in the Rural Fringe Mixed Use District
(RFMUD) and the Urban Residential Fringe (URF) Subdistrict. The first amends the
URF Subdistrict provisions themselves, while the second amends the way density
transfers are permitted by Density Bonuses' provisions of the FLUE Density Rating
System.
The subject property is within the San Marino Planned Unit Development (PUD) and
comprises approximately 196 acres of the 235-acre PUD. It is located on the east side
of Collier Boulevard (CR 951), approximately 1.5 miles south of Davis Boulevard (CR
84), 1.5 miles north of Rattlesnake Hammock Road (CR 864), north and east of the
developed portion of the San Marino PUD, north and west of the Willow Run PUD (now
Willow Run Sand & Gravel mining operation) and, south of Forest Glen Golf & Country
Club PUD, in Section 11, Township 50 South, Range 26 East, Collier County, Florida.
This petition seeks to amend the FLUE text of the Growth Management Plan to increase the
maximum allowable density that may be achieved in the Urban Residential Fringe Subdistrict up
to 3.02 residential dwelling units per acre in the San Marino PUD and to change the limitations
found in the Urban Residential Fringe Subdistrict to allow the transfer of TDR derived residential
density from more than one (1) mile from the Urban Boundary. Note: A companion PUD
amendment petition is scheduled for this same hearing.
TRANSMITTAL
STAFF RECOMMENDATION: Not to Transmit to DEO. (Staff did not support the density
increase, but did support allowing TDRs to be derived from beyond one mile of the URF
boundary.)
CCPC RECOMMENDATION: Transmit to DEO (vote: 7/0) with the density reduction modified
by the petitioner (from 4 DU/A, dwelling units per acre), for a maximum density of 3.02 DU/A (an
increase of 0.52 DU/A, or 102 DUs).
BCC ACTION: Transmitted to DEO (vote: 5/0), per CCPC recommendation.
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STAFF REPORT ON
2014 CYCLE ONE GROWTH MANAGEMENT PLAN AMENDMENT (ADOPTION HEARING)
ADOPTION
STAFF RECOMMENDATION: That the CCPC forward the single, Cycle petition to the BCC with
a recommendation not to adopt or transmit the (CP-2014-2) petition to the Florida Department of
Economic Opportunity and reviewing agencies that provided comments. However, staff does
recommend adoption of that portion of the petition that proposes to allow TDRs to be derived
from beyond one mile of the URF boundary.
LEGAL CONSIDERATIONS
This Growth Management Plan (GMP) amendment is authorized by, and subject to the
procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act,
and by Collier County Resolution No. 12-234, as amended. The Board should consider the
following criteria in making its decision: (1) consistency with the Comprehensive Plan, including
analysis of impact on public infrastructure; (2) consistency with the Land Development Code,
including compatibility analysis; and, (3) review of data and analysis to support the proposed
amendment. This item is approved as to form and legality. It requires an affirmative vote of four
for approval because this is an Adoption hearing of the GMP amendment. [HFAC]
PREPARED BY: / I
DATE: 12-
CORBY SC MIDT, AICP, PR NCIPAL PLANNER
COMPREHE SIVE PLANNING SECTION, ZONING DIVISION
REVIEWED :Y: / 1
DATE: r�� S_`
DAVID WEEKS, AICP, GROWTH MANAGEMENT MANAGER
COMPREHENSIVE PLANNING SECTION, ZONING DIVISION
REVIEWED BY:
DATE: 3- I2-/r
MIKE BOSI, AICP, DIRECTOR, ZONING DIVISION
APP: : -D BY: _
.
CA ALA, c! th' THE <AHEAD
GROWTH MANAGEMENT DEPARTMENT
2014 Cycle 1 GMPA—Adoption (petition CP-2014-2/PL2014-0000113).
DEO no.15-1 ESR
Staff Report for the April 2, 2015, CCPC Meeting.
NOTE: This single petition 2014.1 Cycle GMPA has been scheduled for the May 12, 2015, BCC
Meeting.
G:ICDES Planning Services\Comprehensive\COMP PLANNING GMP DATAIComp Plan Amendments12014 Cycles & Small Scale Petitions12014 Cycle 1 -
February12014.1 Cycle GMPA_Adptn CCPC stff rprt_FNL b.docx
- 3 -
STAFF REPORT ON
2014 CYCLE ONE GROWTH MANAGEMENT PLAN AMENDMENT (ADOPTION HEARING)
ORDINANCE NO. 15-
AN ORDINANCE AMENDING ORDINANCE 89-05, AS AMENDED,
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN OF
THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT TO INCREASE THE MAXIMUM ALLOWABLE
RESIDENTIAL DENSITY THAT MAY BE ACHIEVED IN THE
196.4 ACRE UNDEVELOPED PORTION OF THE SAN MARINO
RESIDENTIAL PLANNED UNIT DEVELOPMENT FROM 2.5
UNITS PER ACRE UTILIZING TRANSFER OF DEVELOPMENT
RIGHTS ("TDRS") TO 3.02 UNITS PER ACRE UTILIZING TDRS,
AND TO ALLOW THE TRANSFER OF RESIDENTIAL DENSITY
TO THAT PORTION OF THE SAN MARINO RESIDENTIAL
PLANNED UNIT DEVELOPMENT FROM SENDING LANDS
LOCATED MORE THAN ONE (1) MILE FROM THE URBAN
BOUNDARY, AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE
FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE
SUBJECT 196.4-ACRE PROPERTY IS LOCATED EAST OF
COLLIER BOULEVARD, APPROXIMATELY 1-1/2 MILES NORTH
OF RATTLESNAKE-HAMMOCK ROAD IN SECTION 11,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY,
FLORIDA. [PL20140000113/CP-2014-2]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act of
1985,was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Petitioner, Stock Development, initiated this amendment to the Future Land
Use Element; and
WHEREAS, Collier County transmitted the Growth Management Plan amendments to
the Department of Economic Opportunity for preliminary review on December 19, 2014, after
public hearings before the Collier County Planning Commission and the Board of County
Commissioners; and
[14-CMP-00934/1167565/1] 127 1 of 3
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Words underlined are additions;Words stslgh are deletions
*** *** *** ***are a break in text
WHEREAS, the Department of Economic Opportunity reviewed the amendments to the
Future Land Use Element to the Growth Management Plan and transmitted its comments in
writing to Collier County within the time provided by law; and
WHEREAS, Collier County has 180 days from receipt of the Comments Report from the
Department of Economic Opportunity to adopt, adopt with changes or not adopt the proposed
amendments to the Growth Management Plan; and
WHEREAS, Collier County has gathered and considered additional information, data and
analysis supporting adoption of these amendments, including the following: the Collier County
staff Report, the documents entitled Collier County Growth Management Plan Amendments and
other documents,testimony and information presented and made a part of the record at the public
hearings of the Collier County Planning Commission held on April 2, 2015, and the Collier
County Board of County Commissioners held on May 12, 2015; and
WHEREAS, all applicable substantive ad procedural requirements of the law have been
met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT
PLAN
The amendment to the Future Land Use Element attached hereto as Exhibit "A" and
incorporated herein by reference, is hereby adopted in accordance with Section 163.3184,
Florida Statutes, and shall be transmitted to the Florida Department of Economic Opportunity.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders,development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective. If a final order of noncompliance is issued by the Administration Commission,
this amendment may nevertheless be made effective by adoption of a resolution affirming its
effective status, a copy of which resolution shall be sent to the state land planning agency.
[14-CMP-00934/1167565/1] 127 2 of
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Words underlined are additions;Words stn ek-t eugh are deletions
*** *** *** ***are a break in text
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County,Florida this day of 2015.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA
BY:
Deputy Clerk TIM NANCE, Chairman
Approved as to form and legality:
t
Heidi Ashton-Cicko ,`t`
Managing Assistant County Attorney
Attachment: Exhibit A—Text
[14-CMP-00934/1167565/1] 127 3 of3
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Words underlined are additions;Words struck e-through are deletions
*** *** *** ***are a break in text
PL20140000113 CP-2014-2
EXHIBIT"A"
FUTURE LAND USE ELEMENT
[Page 28]
2. Urban Residential Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and
5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum base
density of 1.5 units per gross acre, plus any density bonus that may be achieved via CCME
Policy 6.2.5 (6) b.1., and either"a" or"b" below..
Within the Urban Residential Fringe, rezone requests are not subject to the density rating
system, except as specifically provided below for the Affordable-workforce Housing Density
Bonus. All rezones are encouraged to be in the form of a planned unit development. Proposed
development in the Subdistrict shall be fully responsible for all necessary water management
improvements, including the routing of all on-site and appropriate off-site water through the
project's water management system, and a fair share cost of necessary improvements to the
CR 951 canal/out-fall system made necessary by new development in the Subdistrict.
a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary
and designated as Rural Fringe Mixed Use District Sending Lands,
with the following exceptions:
i_ pProperties that straddle the Urban Residential Fringe and the Rural Fringe Mixed
Use Sending Lands designations, and meet the other Density Blending criteria
provided for in subsection 5.2 of the Density Rating System, which may achieve an
additional maximum density of up to 1.3 units per gross acre for all lands designated
as Urban Residential Fringe via the transfer of up to 1.3 dwelling units (transferable
development rights) per acre from lands located within one mile of the Urban
Boundary and designated as Rural Fringe Mixed Use District Sending Lands; or,
ii. The Urban Residential Fringe portion of the Naples Reserve Residential Planned
Unit Development located in Section 1, Township 51 South, Range 26 East, shall not
be subject to the one mile limitation set forth above and may utilize TDRs from any
lands designated Sending within the Rural Fringe Mixed Use District to achieve up to
the maximum allowable density; or,
iii. Up to 1.52 additional units per acre may be achieved for Urban Residential
Fringe lands within the 196.4 acre portion of the San Marino Planned Unit
Development described below, via the transfer of 1.52 dwelling units
(transferable development right) per acre. The Property shall not be subject to
the one mile limitation set forth above and may utilize TDRs derived from any
lands designated Sending within the Rural Fringe Mixed Use District to achieve
up to the maximum allowable density. The Property is further described as
follows:
That portion of the San Marino Planned Unit Development described in
Ordinance No. 2000-10, as amended, excepting the ±39 acres located in the
South 1/2 of the Southwest '/4 of the Northwest 1/4 of Section 11, Township 50
South, Range 26 East, and in the Northwest 1/4 of the Southwest 1/4 of Section 11,
Township 50 South, Range 26 East.
1
Words underlined are added; words struck-thfeugh are deleted.
Row of asterisks (**** **** ****) denotes break in text.
PL20140000113 CP-2014-2
b. In the case of properties specifically identified below, a density bonus of up to 6.0
additional units per gross acre may be requested for projects providing
affordable-workforce housing (home ownership only) for low and moderate
income residents of Collier County, pursuant to Section 2.06.00 of the Land
Development Code, or its successor ordinance, except as provided for below-:
Subdistrict.
Properties eligible for the Affordable-workforce Housing Density Bonus (home
ownership only) will be specifically identified herein. The actual number of bonus
units per gross acre shall be reviewed and approved in accordance with the
conditions and procedures set forth in Section 2.06.00 of the Land Development
Code, except that, Section 2.06.03 shall not apply, and the number of dwelling units
required to be sold to buyers earning 80% or less of Collier County's median income,
as calculated annually by the Department of Housing and Urban Development
(HUD), shall be at least thirty percent (30%).
The following properties are eligible for an Affordable-workforce Housing Density
Bonus (home ownership only) of up to 6.0 additional dwelling units per acre.
i. Property located on the East side of Collier Boulevard (C.R. 951), approximately
6 tenths of a mile south of intersection with Rattlesnake Hammock Road (C.R.
864), in Section 23, Township 50 South, Range 26 East, Collier County, Florida,
and further described as follows:
THE NORTH '/ OF THE SOUTHWEST % OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4 AND THE NORTHWEST 1/4 OF THE SOUTHEAST % OF THE
NORTHWEST 1/4 OF THE SOUTHWEST 1/4, LESS THE NORTH THIRTY FEET
FOR ROAD RIGHT OF WAY PURPOSES ONLY OF SECTION 23, TOWNSHIP
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA LESS THE WEST
100 FEET THEREOF,AND;
THE NORTHEAST % OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF
THE SOUTHWEST 1/4, LESS THE NORTH 30 FEET THEREOF FOR ROAD
RIGHT OF WAY, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA,AND;
THE SOUTH 1/2 OF THE NORTH % OF THE WEST 1/2 OF THE NORTHEAST %
OF THE SOUTHWEST 1/4 AND THE SOUTH 1/2 OF THE WEST 1/2 OF THE
NORTHEAST 1/4 OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA SUBJECT TO AN
EASEMENT OVER AND ACROSS THE WEST 36 FEET THEREOF,AND;
AN EASEMENT 36 FEET IN WIDTH OVER AND ACROSS THE EAST 36 FEET
OF THE NORTH 1/2 OF THE NORTH 1/2 OF THE WEST%OF THE NORTHEAST
2
Words underlined are added; words stcusk-through are deleted.
Row of asterisks **** **** ****
( )denotes break in text.
PL20140000113 CP-2014-2
' OF THE SOUTHWEST %, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND TOGETHER WITH;
A STRIP OF LAND DESIGNATED AS RIGHT OF WAY OVER AND ACROSS
THE NORTH 50 FEET OF THE SOUTH ' OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA,AND;
THE NORTH ' OF THE NORTH 1/ OF THE WEST 1/2 OF THE NORTHEAST 1/4
OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND;
THE SOUTHWEST 1/4 OF THE SOUTHWEST % OF THE NORTHWEST 1/4 OF
THE SOUTHWEST'/, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
OF COLLIER COUNTY, FLORIDA,AND;
THE EAST '/z OF THE NORTHEAST % OF THE NORTHWEST % OF
SOUTHWEST 1/4 LESS THE NORTH 30 FEET FOR RIGHT OF WAY OF
SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF COLLIER
COUNTY, FLORIDA,AND;
THE NORTH ' OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF THE
SOUTHWEST ' , LESS THE WEST 100 FEET OF SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA,AND; THE EAST
'/ OF THE NORTHEAST % OF THE SOUTHWEST 1/4, LESS THE NORTH
328.19 FEET OF SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA, CONTAINING 55 ACRES, MORE OR LESS.
****
B. DENSITY RATING SYSTEM: [Page 49]
**** **** **** **** **** **** **** **** **** **** **** ****
2. Density Bonuses
**** **** **** **** **** **** **** **** **** **** **** ****
f. Transfer of Development Rights Bonus
To encourage preservation/conservation of natural resources, density transfers are
permitted as follows:
(a) From Urban designated areas into that portion of the Urban designated area
subject to this Density Rating System, in accordance with the Transfer of
Development Rights (TDR) provision contained in Section 2.03.07 of the Land
Development Code, adopted by Ordinance No. 04-41, as amended, on June 22,
2004 and effective October 18, 2004. For projects utilizing this TDR process,
density may be increased above and beyond the density otherwise allowed by
the Density Rating System.
(b) From Sending Lands in conjunction with qualified infill development.
(c) From Sending Lands located within one mile of the Urban Boundary into lands
designated Urban Residential Fringe, at a maximum density increase of one unit
per gross acre, except for with the following exceptions:
i. pProperties that straddle the Urban Residential Fringe and the Rural Fringe
Mixed Use Sending Lands designations, and meet the other Density Blending
criteria provided for in subsection 5.2 of the Density Rating System, which
may transfer TDRs from Sending Lands located within one mile of the Urban
3
Words underlined are added;words struck-through are deleted.
Row of asterisks (**** **** ****)denotes break in text.
PL20140000113 CP-2014-2
Boundary into lands designated Urban Residential Fringe, at a maximum
density increase of 1.3 units per gross acre.
ii. The Urban Residential Fringe portion of the Naples Reserve Residential
Planned Unit Development located in Section 1, Township 51 South, Range
26 East shall not be subject to the one mile limitation set forth above and may
utilize TDRs from any lands designated Sending within the Rural Fringe
Mixed Use District to achieve up to the maximum allowable density increase.
iii. Up to 1.52 additional units per acre may be achieved for Urban Residential
Fringe lands within the 196.4 acre portion of the San Marino Planned Unit
Development described below, via the transfer of 1.52 dwelling units
(transferable development right) per acre. The Property shall not be subject
to the one mile limitation set forth above and may utilize TDRs derived from
any lands designated Sending within the Rural Fringe Mixed Use District to
achieve up to the maximum allowable density. The Property is further
described as follows:
That portion of the San Marino Planned Unit Development described in
Ordinance No. 2000-10, as amended, excepting the ±39 acres located in
the South 'h of the Southwest ' of the Northwest ' of Section 11,
Township 50 South, Range 26 East, and in the Northwest ' of the
Southwest ' of Section 11, Township 50 South, Range 26 East.
In rro case shall density be transferred into the Coastal High Hazard Area from outside
the Coastal High Hazard Area.
4
Words underlined are added; words strrusk-through are deleted.
Row of asterisks(**** **** ****)denotes break in text.
t.14 EST p
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33901 _ a www_swfrnc.ora
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January 20,2015
Mr.Nick Casalanguida
Administrator
Growth Management Division
Collier County
2800 North Horseshoe Drive
Naples,Florida 34104
Re: Collier County DEO 15-1ESR
Dear Mr. Casalanguida:
The staff of the Southwest Florida Regional Planning Council has reviewed the requested
amendments to the Collier County Growth Management Plan (GMP). The review was
performed according to the requirements of the Local Government Comprehensive Planning and
Land Development Regulation Act.
The Council will review the proposed amendments to the Collier County GMP at its February
19, 2015 meeting. Council staff has recommended that Council find the changes described in
DEO 15-1ESR as not regionally significant, and consistent with the Strategic Regional Policy
Plan (SRPP). Council staff also recommended that Council find that the requested changes do
not generate adverse effects to facilities found in the SRPP and that the proposed changes do not
produce extra jurisdictional impacts that are inconsistent with the comprehensive plans of any
other local government.
A copy of the official staff report explaining the Council staff's recommendation is attached. If
Council action differs from the staff recommendation,we will notify you.
Sincerely,
77 7 r
thwest Florida Regiona Planning Council
/i.m.„,±,„
Margare uerstle,AICP
Executi Director
MW/MAD
Attachment
Cc:Ray Eubanks,Administrator,Division of Community Planning/Plan Review and Processing,Department of
Economic Opportunity.
LOCAL GOVERNMENT COMPREHENSIVE PLAN AMENDMENTS
COLLIER COUNTY
The Council staff has reviewed proposed changes to the Collier County Growth
Management Plan DEO 15-1ESR. The changes were developed as a result of the 2013
Cycle 3 Growth Management Plan amendments. A synopsis of the requirements of the
Act and Council responsibilities is provided as Attachment I. Comments are provided in
Attachment H. Site location maps can be reviewed in Attachment III.
Staff review of the proposed amendments was based on whether they were likely to be of
regional concern. This was determined through assessment of the following factors:
I. Location--in or near a regional resource or regional activity center, such that it
impacts the regional resource or facility; on or within one mile of a county
boundary; generally applied to sites of five acres or more; size alone is not
necessarily a determinant of regional significance;
2. Magnitude--equal to or greater than the threshold for a Development of Regional
Impact of the same type (a DRI-related amendment is considered regionally
significant); and
3. Character--of a unique type or use, a use of regional significance, or a change in the
local comprehensive plan that could be applied throughout the local jurisdiction;
updates,editorial revisions,etc. are not regionally significant.
A summary of the results of the review follows:
Proposed Factors of Regional Significance
Amendment Location Magnitude Character Consistent
DEO 15-IESR no no no (1)not regionally
(CP-20I4-2/ significant; and
PL20140000113) (2) consistent with
SRPP
RECOMMENDED ACTION: Approve staff comments. Authorize staff to forward
comments to the Department of Economic Opportunity
and Collier County.
2/19
Attachment I
COMMUNITY PLANNING ACT
Local Government Comprehensive Plans
The Act requires each municipal and county government to prepare a comprehensive plan
that must include at least the following nine elements:
1. Future Land Use Element;
2. Traffic Circulation Element;
A local government with all or part of its jurisdiction within the urbanized
area of a Metropolitan Planning Organization shall prepare and adopt a
transportation element to replace the traffic circulation; mass transit; and
ports, aviation,and related facilities elements. [9J-5.019(1),FAC]
3. General Sanitary Sewer, Solid Waste, Drainage, and Potable Water and
Natural Groundwater Aquifer Recharge Element;
4. Conservation Element;
5. Recreation and Open Space Element;
6. Housing Element;
7. Coastal Management Element for coastal jurisdictions;
8. Intergovernmental Coordination Element; and
9. Capital Improvements Element.
The local government may add optional elements (e. g., community design,
redevelopment, safety,historical and scenic preservation, and economic).
All local governments in Southwest Florida have adopted revised plans:
Charlotte County,Punta Gorda
Collier County,Everglades City,Marco Island,Naples
Glades County, Moore Haven
Hendry County, Clewiston, LaBelle
Lee County, Bonita Springs, Cape Coral,Fort Myers,Fort Myers Beach, Sanibel
Sarasota County, Longboat Key,North Port, Sarasota,Venice
Page 1
Attachment I
Comprehensive Plan Amendments
A local government may amend its plan at any time during the calendar year. Six copies
of the amendment are sent to the Department of Economic Opportunity (DEO) for
review. A copy is also sent to the Regional Planning Council, the Water Management
District, the Florida Department of Transportation, and the Florida Department of
Environmental Protection.
The proposed amendments will be reviewed by DEO in two situations. In the first, there
must be a written request to DEO. The request for review must be received within forty-
five days after transmittal of the proposed amendment. Reviews can be requested by one
of the following:
• the local government that transmits the amendment,
• the regional planning council,or
• an affected person.
In the second situation, DEO can decide to review the proposed amendment without a
request. In that case,DEO must give notice within thirty days of transmittal.
Within five working days after deciding to conduct a review, DEO may forward copies to
various reviewing agencies, including the Regional Planning Council.
Regional Planning Council Review
The Regional Planning Council must submit its comments in writing within thirty days of
receipt of the proposed amendment from DEO. It must specify any objections and may
make recommendations for changes. The review of the proposed amendment by the
Regional Planning Council must be limited to "effects on regional resources or facilities
identified in the Strategic Regional Policy plan and extra jurisdictional impacts which
would be inconsistent with the comprehensive plan of the affected local government.
After receipt of comments from the Regional Planning Council and other reviewing
agencies, DEO has thirty days to conduct its own review and determine compliance with
state law. Within that thirty-day period, DEO transmits its written comments to the local
government.
NOTE: THE ABOVE IS A SIMPLIFIED VERSION OF THE LAW. REFER TO
THE STATUTE(CH. 163,FS)FOR DETAILS.
Page 2
Attachment II
SOUTHWEST FLORIDA REGIONAL PLANNING COUNCIL
LOCAL GOVERNMENT COMPREHENSIVE PLAN REVIEW
FORM 01
LOCAL GOVERMENT:
Collier County
DATE AMENDMENT RECIEVED:
December 22,2014
DATE AMENDMENT MAILED TO LOCAL GOVERNMENT AND STATE:
Pursuant to Section 163.3184, Florida Statutes, Council review of proposed amendments to local
government Comprehensive Plans is limited to adverse effects on regional resources and
facilities identified in the Strategic Regional Policy Plan and extra jurisdictional impacts that
would be inconsistent with the Comprehensive Plan of any affected local government within the
region. A written report containing the evaluation of these impacts, pursuant to Section
163.3184, Florida Statutes, is to be provided to the local government and the State land planning
agency within 30 calendar days of receipt of the amendment.
December 22, 2014
1. AMENDMENT NAME:
Application Number: DEO 15-1ESR(CP-2014-2/PL20140000113)
2. DESCRIPTION OF AMENDMENT(S):
This petition is a privately-initiated petition submitted by Stock Development and H & LD
Venture LLC. The amendment proposes to affect the transfer of TDR credits among properties in
an area identified by Collier County's Future Land Use Element (FLUE) and Future Land Use
Map FLUM, as Rural Fringe Mixed Use District(RFMUD) and Urban Residential Fringe (URF)
Subdistrict, changing the Future Land Use Element by adding two (2) site-specific exceptions
from existing limitations in the Transfer of Development Rights(TDR)program.
1. The first amends the URF Subdistrict provisions themselves,
2. The second amends the way density transfers are permitted by the Density Bonuses'
provisions of the FLUE Density Rating System.
The specific effect on the density realized by this proposed change to the Collier County GMP
follows.
Page 1 of 3
Attachment II
Growth Management Plan Amendment(CP-2014-2)Future Land Use Element(FLUE)
The proposed amendments to the County's Future Land Use Element (FLUE) is specific to the
196.4 acre subject site, located in southern Collier County, approximately 1.5 miles north of Rattlesnake
Hammock Road, approximately I mile south of Beck Boulevard and immediately east of Collier
Boulevard with approximately 1,000 feet of frontage on this arterial roadway.
The property is designated in the Urban Fringe Residential (URF) Sub-District, is zoned Planned Unit
Development (PUD) and is found within the 235 acre PUD know as San Marino, (Ordinance 2000-10).
Of the 235 total acres, approximately 39 acres of the PUD has been developed with a 350 multi-family
dwelling unit apartment complex know as "Aventine at Naples". The balance of the PUD's acreage is the
subject of this amendment.
Petition DEO 15-1ESR (CP-2014-2/PL20140000113CP-2014-2) seeks to amend the Future Land Use
Element (FLUE) text of the Collier County Growth Management Plan (GMP) to introduce two site-
specific exceptions from existing provisions of the Transfer of Development Rights (TDR) program,
affecting the transfer of TDR credits among properties in the Rural Fringe Mixed Use District(RFMUD)
and the Urban Residential Fringe (URF) Subdistrict. The petition requests an increase of .52 dwelling
units per acre (DU/A) from the allowable TDR of 1.0 DU/A to 1.52 DU/A and amends the transfer of
TDR credits originating more distant than one(1)mile from the URF boundary
1. The allowed base density for the 196.4 acres is 1.5 DU/A or 295 DUs and the TDR allowed
density is 1.0 DU/A or 196 DUs. The petition requests an increase from the allowable TDR of
1.0 DU/A to 1.52 DU/A for use in the undeveloped portion of the San Marino PUD—increasing
total density from the present maximum allowed 2.5 DU/A to 3.02 DU/A or 593 DUs. Of the
593 DUs calculated at the requested density, 295 DUs (at base density) are subtracted
representing units already built and the two (2) remaining DUs approved and un-built from the
San Marino PUD are added; ( 593 - 295 = 298 + 2 = 300 DUs). In summary, the amendment
requests an increase in the TDR density for the site specific property within the San Marino PUD
so as to permit the construction of 300 DUs on the undeveloped lands.
2. Collier County's TDR Program states TDR credits may be transferred from any RFMUD
Sending Lands to any RFMUD Receiving Lands and Urban area receiving lands. But limits the
TDR credits from Sending Lands to one (1) mile of the URF boundary. This proposed
amendment requests the transfer of TDR credits originating more distant than one (1)mile from
the URF boundary for use in the undeveloped portion of the San Marino PUD located in the
URF.
Page 2 of 3
Attachment II
Council staff reviewed the proposed amendment request and found that the request was not
regionally significant due to its lack of magnitude, location and character; that the proposed
development would not substantially impact any regional resources or facilities; and that the
proposed changes would not impact any adjacent jurisdiction.
2. ADVERSE EFFECTS TO SIGNIFICANT REGIONAL RESOURCES AND FACILITIES
IDENTIFIED IN THE STRATEGIC REGIONAL POLICY PLAN:
Council staff has reviewed the requested amendment. Based on the review, Council staff has
found that the requested changes will not produce any significant adverse effects on the regional
resources or regional facilities that are identified in the Strategic Regional Policy Plan.
3. EXTRAJURISDICTIONAL IMPACTS INCONSISTENT WITH THE
COMPREHENSIVE PLANS OF LOCAL GOVERNMENTS WITHIN THE REGION
Council staff has reviewed the requested changes and finds that the requested Comprehensive
Plan amendments do not produce any significant extra jurisdictional impacts that would be
inconsistent with the Comprehensive Plan of any other local government within the region.
Request a copy of the adopted version of the amendment? X Yes—No
Page 3 of 3
Attachment III
Maps
Collier County
DEO 15-1ESR
CP-2014-2/PL20140000113
Growth Management Plan
Comprehensive PIan Amendments
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Centennial
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1915*2015
Florida Department of f Transportation
RICK SCOTT 10041 Daniels Parkway JIM BOXOLD
GOVERNOR Fort Myers,FL 33913 SECRETARY
January 16, 2015
Mr. David Weeks, AICP
Growth Management Plan Manager
Collier County Growth Management Division/Planning&Regulation
Planning&Zoning Department
Comprehensive Planning Section
2800 N. Horseshoe Drive
Naples,Florida 34104
RE: Collier County 15-1ESR (CP-2014-2) Proposed Comprehensive Plan Amendment
(Expedited State Review Process)—FDOT Comments and Recommendations
Dear Mr. Weeks:
The Florida Department of Transportation (FDOT), District One, has reviewed the Collier
County 15-1 ESR (CP-2014-2), Proposed Comprehensive Plan Amendment, transmitted under
the Expedited State Review process (received by FDOT on December 22, 2014) in accordance
with the requirements of Florida Statutes (F.S.) Chapter 163. The Department offers Collier
County the following comments and recommendations for your consideration regarding the
proposed amendment.
CP-2014-2 (Text and Map Amendment):
The San Marino Planned Unit Development(PUD) is a total of 235 acres. The subject site lies
within the PUD boundary and comprises approximately 196.4 acres of undeveloped
property. The site is located east of CR 951/Collier Boulevard, approximately 1.5 miles south of
SR 84/Davis Boulevard and 1.5 miles north of CR 864/Rattlesnake Hammock Road in Collier
County, Florida. It is noted that the subject property is designated as Urban Mixed Use District
and Urban Residential Fringes (URF) Subdistrict on the Future Land Use Map (FLUM).
The Comprehensive Plan Amendment proposes to:
1. Amend the Future Land Use Element (FLUE) text of the Growth Management Plan
(GMP) to increase the maximum allowable residential density that may be achieved in
the 196.4 acres (undeveloped portion of the San Marino residential PUD) from 2.50
DU's/Acre,utilizing Transfer of Development Rights (TDRs)to 3.02 DU's/Acre utilizing
TDRs, and
2. Allow the transfer of TDR derived residential density from sending lands located more
than one(1) mile from the urban boundary to the undeveloped portion of the San Marino
residential PUD.
www.dot.state.fl.us
Mr.David Weeks,AICP
Collier County 15-1 ESR—FDOT Comments and Recommendations
January 16,2015
Page 2 of 4
According to the existing FLU designation, the maximum development that can occur on the
196.4 acres of URF Subdistrict is 491 multi-family dwelling units (Base Density of 1.5
DU's/Acre + Allowed TDRs Density of 1.0 DU's/Acre = 2.5 DU's/Acre), which would result in
3,099 daily trips or 288 p.m. peak hour trips.
According to the proposed FLU designation, the maximum development that can occur on the
196.4 acres of URF is 593 multi-family dwelling units (Base Density of 1.5 DU's/Acre +
Allowed TDRs Density of 1.0 DU's/Acre +Proposed TDR's Density Increase of 0.52 DU's/Acre
= 3.02 DU's/Acre). This would result in 3,717 daily trips or 344 p.m. peak hour trips.
As indicated in the below table, the proposed development could result in a net increase of 618
daily trips or 56 p.m. peak hour trips.
TRIP GENERATION AS PROPOSED IN CP-2014-2/RESOLUTION NO. 14-262
Size of Development
Maximum
Scenario Land Use Allowed Land Use Daily Trips' PM Peak
Designation Density i Code Acres Allowed Trips
Intensity Development
Approved URF-MF-RES 2.5 DUs:Acre 220 196.4 491 DU's 3,099 288
Proposed URF-MF-RES 3.02 DUs,'Acre 220 196.4 593 DU's 3,717 344
Change in Trips +618 +56
1. Trip generation based on the rates and equations obtained in the ITE Trip Generation Manual(9th
Edition).
As seen in the following tables, a planning level analysis was prepared to establish whether state
roadways in the vicinity of the project will operate at their adopted level of service (LOS)
standards, as identified within the Collier County's comprehensive plan during the existing
(2013), short-term (2019), and long term(2035)horizon year conditions.
YEAR 2013 EXISTING ROADWAY CONDITIONS
2013 Conditions
Roadway From To SIS? LOS Std. No of Service'
Lanes Volume AADT LOS Acceptable?
SR Santa
84/Davis Barbara Blvd Radio Rd N D 4 41,790 10,500 C Yes
Blvd
SR SR 951'CR
84 Davis Radio Rd 951 N D 6 62,895 16,300 C Yes
Blvd
www.dot.state.fl.us
Mr. David Weeks,AICP
Collier County 15-I ESR—FDOT Comments and Recommendations
January 16,2015
Page 3 of 4
SR SR 84/Davis
951,Collier Blvd E.of 1-75 N D 8 84,105 40,000 C Yes
Blvd
CR
1-75 SR 951 886;Golden Y D 4 74,400 34,500 B Yes
Gate Pkwy
1. Service Volume at the Collier County Adopted LOS Standard.
YEAR 2019 SHORT-TERM HORIZON ROADWAY CONDITIONS
2019 Conditions
Roadway From To No.of Service' 2019 Project' Project Total
Lanes LOS Std. olume Background Dist.% Traffic Traffic LOS Acceptable?
Traffic
SR 84'Davis Santa Radio Rd 4 D 41,790 11,800 27% 167 11,967 C Yes
Blvd Barbara Blvd
SR 84/Davis Radio Rd SR 951 CR 6 D 62,895 18,300 37% 229 18,529 C Yes
Blvd 951
SR SR 84,Davis
951/Collier Blvd E.of 1-75 8 D 84,105 44,900 25% 155 45,055 C Yes
Blvd
CR
1-75 SR 951 886/Golden 6 D 111,800 39,200 15% 93 39,293 B Yes
Gate Pkwy
1. Service Volume a the Collier County Adopted LOS Standard.
2. The short-term planning horizon year 2019 background volumes were obtained using historical growth rates.
3. The project traffic distribution percentages were obtained based on the information provided in the Traffic Impact
Analysis(Exhibit Al),dated February 26,2014.
YEAR 2035 LONG-TERM HORIZON ROADWAY CONDITIONS
2035 Conditions
Roadway From To r 2035=
No.of LOS Std. Service Background Project"' Project Total LOS Acceptable
Lanes Yolume Dist./o Traffic Traffic ?
Traffic
SR 84/Davis Santa Radio Rd 4 D 41,790 23,254 27% 167 23,421 C Yes
Blvd Barbara Blvd
SR 84/Davis Radio Rd SR 951/CR 6 D 62,895 31,871 37% 229 32,100 C Yes
Blvd 951
SR SR 84/Davis
951/Collier Blvd E.of 1-75 8 D 84,105 78,899 25% 155 79,054 C Yes
Blvd
CR
1-75 SR951 886/Golden 6 D 111,800 81,685 15% 93 81,778 C Yes
Gate Pkwy
1. Service Volume at the Collier County Adopted LOS Standard.
2. The long-term planning horizon year 2035 background volumes were obtained using model volumes.
3. The project traffic distribution percentages were obtained based on the information provided in the Traffic Impact
Analysis(Exhibit M),dated February 26,2014.
www.dot.state.fl.us
Mr.David Weeks,AICP
Collier County 15-I ESR—FDOT Comments and Recommendations
January 16,2015
Page 4 of 4
FDOT Comment# 1:
Based on the planning level analysis, the segment of SR 84/Davis Boulevard from Santa Barbara
Boulevard to SR 951/CR 951, the segment of SR 951/Collier Boulevard from SR 84/Davis
Boulevard to east of 1-75, and the segment of I-75 from SR 951 to CR 886/Golden Gate
Parkway, located in the vicinity of the subject property operate under acceptable conditions
during the existing conditions. In addition, the same roadway segments are anticipated to
operate under acceptable conditions with the proposed amendment during the year 2019 short-
term and the 2035 long-term conditions.
The Department has determined that the changes associated with the proposed amendment,
CP-2014-2, are not anticipated to adversely impact important state transportation resources or
facilities.
Thank you for providing FDOT with the opportunity to review and comment on the proposed
amendment. If you have any questions please free to contact me at(239)225-1981 or
sarah.catala @dot.state.fl.us.
Sincerely,
Sarah Catala
SIS/Growth Management Coordinator
FDOT District One
CC: Mr. Ray Eubanks, Florida Department of Economic Opportunity
www.dot.state.fl.us
.ctR,itl,tics
z SOUTH FLORIDA WATER MANAGEMENT DISTRICT
OJ
� 46,9
January 13, 2015
Nick Casalanguida, Administrator
Collier County, Growth Management Division
2800 N. Horseshoe Drive
Naples, FL 34104
Subject: Collier County, DEO #15-1ESR
Y�
Comments on Proposed Comprehensive Plan Amendment Package
Dear Mr. Casalanguida:
The South Florida Water Management District (District) has completed its review of the
proposed amendment package from Collier County (County). The amendment updates
the Future Land Use Element to include two site specific exceptions in the Transfer of
Development Rights Program for a 196-acre site within the San Marino Planned Unit
Development. There appear to be no regionally significant water resource issues;
therefore, the District forwards no comments on the proposed amendment package.
The District offers its technical assistance to the County and the Department of
Economic Opportunity in developing sound, sustainable solutions to meet the County's
future water supply needs and to protect the region's water resources. Please forward a
copy of adopted amendments to the District. For assistance or additional information,
please contact Deborah Oblaczynski, Policy and Planning Analyst, at (561) 682-2544 or
doblaczy@sfwmd.gov.
Sincerely,
aK,e,ti
Dean Powell
Water Supply Bureau Chief
DP/do
c: Ray Eubanks, DEO
Deborah Oblaczynski, SFWMD
David Weeks, AICP, Collier County
Brenda Winningham, DEO
Margaret Wuerstle, SWFRPC
3301 Gun Club Road,West Palm Beach,Florida 33406 • (561)686-8800 • FL WATS 1-800-432-2045
Mailing Address: P.O.Box 24680,West Palm Beach,FL 33416-4680 • wwwsfwmd.gov
•
Rick Scott Jesse Panuccio
GOVERNOR EXECUTIVE DIRECTOR
FLORIDA DEPARTMENT if
ECONOMIC OPPORTUNITY RECEIVED
COMPREHENSIVE PLANNING
DEPARTMENT
January 16, 2015
The Honorable Tom Henning, Chairman •
Collier County Board of County Commissioners
3299 Tamiami Trail East,Suite 303
Naples, Florida 34112-5746
Dear Chairman Henning:
The Department of Economic Opportunity has completed its review of the proposed
comprehensive plan amendment for Collier County (Amendment No. 15-1ESR), which was
received on December 22, 2014. We have reviewed the proposed amendment pursuant to
Sections 163.3184(2) and (3), Florida Statutes (F.S.), and identified no comments related to
important state resources and facilities within the Department's authorized scope of review
that will be adversely impacted by the amendment if adopted.
The County is reminded that pursuant to Section 163.3184(3)(b), F.S., other reviewing
agencies have the authority to provide comments directly to the County. If other reviewing
agencies provide comments, we recommend the County consider appropriate changes to the
amendment based on those comments. If unresolved, such reviewing agency comments could
form the basis for a challenge to the amendment after adoption.
The County should act by choosing to adopt, adopt with changes, or not adopt the
proposed amendment. Also, please note that Section 163.3184(3)(c)1, F.S., provides that if the
second public hearing is not held within 180 days of your receipt of agency comments,the
amendment shall be deemed withdrawn unless extended by agreement with notice to the
Department and any affected party that provided comment on the amendment. For your
assistance, we have enclosed the procedures for adoption and transmittal of the
comprehensive plan amendment.
•
Florida Department of Economic Opportunity Caldwell Building 107 E.Madison Street Tallahassee,FL 32399
866.FLA.2345 1 850.245.7105 j 850.921.3223 Fax
www.floridajobs.org www.twitter.com/FLDEO j www.facebook.com/FLDEO
The Honorable Tom Henning, Chairman
January 16, 2015
Page 2 of 2
If you have any questions concerning this review, please contact Scott Rogers, Planning
Analyst, at (850) 717-8510, or by email at scott.rogers @deo.myflorida.com.
Sincerely,
Ana Richmond, Chief
Bureau of Community Planning
AR/sr
Enclosure: Procedures for Adoption
cc: Michael Bosi, Director, Collier County Planning& Zoning Department
Margaret Wuerstle, Executive Director, Southwest Florida Regional Planning Council
SUBMITTAL OF ADOPTED COMPREHENSIVE PLAN AMENDMENTS
FOR EXPEDITED STATE REVIEW
Section 163.3184(3), Florida Statutes
NUMBER OF COPIES TO BE SUBMITTED: Please submit three complete copies of all
comprehensive plan materials, of which one complete paper copy and two complete
electronic copies on CD ROM in Portable Document Format (PDF) to the Department of
Economic Opportunity and one copy to each entity below that provided timely
comments to the local government:the appropriate Regional Planning Council; Water
Management District; Department of Transportation; Department of Environmental
Protection; Department of State; the appropriate county (municipal amendments only);
the Florida Fish and Wildlife Conservation Commission and the Department of
Agriculture and Consumer Services (county plan amendments only); and the
Department of Education (amendments relating to public schools); and for certain locale
governments, the appropriate military installation and any other local government or
governmental agency that has filed a written request.
SUBMITTAL LETTER: Please include the following information in the cover letter
transmitting the adopted amendment:
Department of Economic Opportunity identification number for adopted
amendment package;
Summary description of the adoption package, including any amendments
proposed but not adopted;
Identify if concurrency has been rescinded and indicate for which public facilities.
(Transportation, schools, recreation and open space).
Ordinance number and adoption date;
Certification that the adopted amendment(s) has been submitted to all parties
that provided timely comments to the local government;
Name, title, address, telephone, FAX number and e-mail address of local
government contact;
Letter signed by the chief elected official or the person designated by the local
government.
1
Effective:June 2, 2011 (Updated 1'1arch 11,2013)
ADOPTION AMENDMENT PACKAGE: Please include the following information in the
amendment package:
In the case of text amendments, changes should be shown in strike-
through/underline format.
In the case of future land use map amendments, an adopted future land use
map, in color format, clearly depicting the parcel, its future land use designation, and its
adopted designation.
A copy of any data and analyses the local government deems appropriate.
Note: If the local government is relying on previously submitted data and analysis, no
additional data and analysis is required;
Copy of the executed ordinance adopting the comprehensive plan
amendment(s);
Suggested effective date language for the adoption ordinance for expedited review:
The effective date of this plan amendment, if the amendment is not timely
challenged, shall be 31 days after the Department of Economic Opportunity
notifies the local government that the plan amendment package is complete. If
timely challenged, this amendment shall become effective on the date the
Department of Economic Opportunity or the Administration Commission enters
a final order determining this adopted amendment to be in compliance. No
development orders, development permits, or land uses dependent on this
amendment may be issued or commence before it has become effective. If a
final order of noncompliance is issued by the Administration Commission, this
amendment may nevertheless be made effective by adoption of a resolution
affirming its effective status, a copy of which resolution shall be sent to the
Department of Economic Opportunity.
List of additional changes made in the adopted amendment that the Department
of Economic Opportunity did not previously review;
List of findings of the local governing body, if any, that were not included in the
ordinance and which provided the basis of the adoption or determination not to adopt
the proposed amendment;
Statement indicating the relationship of the additional changes not previously
reviewed by the Department of Economic Opportunity in response to the comment
letter from the Department of Economic Opportunity.
2
Effective:June 2, 2011 (Updated March 11, 2013)
This page intentionally left blank
r-r
DET+Rick Scott Jesse Panuccio
GOVERNOR EXECUTIVE DIRECTOR
FLORIDA DE:PARTMENTof
ECONOMIC OPPORTUNITY
December 10, 2014
•
The Honorable Tom Henning,Chairman
Collier County Board of County Commissioners
3299 Tamiami Trail East,Suite 303
Naples, Florida 34112-5746
Dear Chairman Henning:
The Department of Economic Opportunity has completed its review of the proposed
comprehensive plan amendment for Collier County (Amendment No. 14-5ESR), which was
received on November 12, 2014. We have reviewed the proposed amendment pursuant to
Sections 163.3184(2)and (3), Florida Statutes(F.S.), and identified no comments related to
important state resources and facilities within the Department's authorized scope of review
that will be adversely impacted by the amendment if adopted.
The County is reminded that pursuant to Section 163.3184(3)(b), F.S., other reviewing
agencies have the authority to provide comments directly to the County. If other reviewing
agencies provide comments,we recommend the County consider appropriate changes to the
amendment based on those comments. If unresolved, such reviewing agency comments could
form the basis for a challenge to the amendment after adoption.
The County should act by choosing to adopt, adopt with changes,or not adopt the
proposed amendment. Also, please note that Section 163.3184(3)(c)1, F.S., provides that if the
second public hearing is not held within 180 days of your receipt of agency comments,the
amendment shall be deemed withdrawn unless extended by agreement with notice to the
Department and any affected party that provided comment on the amendment. For your
assistance,we have enclosed the procedures for adoption and transmittal of the
comprehensive plan amendment.
Florida Department of Economic Opportunity Caldwell Building 107 E.Madison Street j Tallahassee,FL.32399
866.FLA.2345 ! 850.245.7105 ; 850.921.3223 Fax
www.florid aiobs.org www.twittcr.com/FL_1)1.0) ! www.facebook.com/FL,D10
a 4Y`
OFFICE OF THE COMMISSIONER �. ,imp=. THE CAPITOL
(850)6T7-7700 .,. 400 SOUTH MONROE STREET
TALLAHASSEE,FLORIDA 32399-o800
L,
• ,SUN
FLORIDA DEPARTMENT OP AGRICULTURE AND CONSUMER SERVICES
COMMISSIONER ADAM H. PUTNAM
January 8,2015
VIA US EMAIL(davidweeks @colliergov.net)
Collier County Growth Management Division
Attn: David Weeks
2800 N. Horseshoe Drive
Naples,Florida 34104
Re: DACS Docket#—20141223-498
Collier County Single Proposed 2014 Cycle I
Submission dated December 19,2014
Dear Mr. Weeks:
The Florida Department of Agriculture and Consumer Services(the"Department")received the above-
referenced proposed comprehensive plan amendment on December 23,2014 and has reviewed it
pursuant to the provisions of Chapter 163, Florida Statutes to address any potential adverse impacts to
important state resources or facilities related to agricultural,aquacultural,or forestry resources in
Florida if the proposed amendment(s)are adopted. Based on our review of your county's submission,
the Department has no comment on the proposal.
If we may be of further assistance,please do not hesitate to contact me at 850-410-2289.
Sincerely,
r411
Stormie Knig t
Sr. Management Analyst I
Office of Policy and Budget
cc: Florida Department of Economic Opportunity
(SLPA#: Collier County 15-1 ESR)
•
Resh
1-800-H ELP FLA Jda www.FreshFromFlorida.com
EXECUTIVE SUMMARY
Recommendation to deny the single petition within the 2014 Cycle 1 of Growth
Management Plan Amendments for transmittal to the Florida Department of Economic
Opportunity for review and Comments response, for an amendment specific to the San
Marino project, Transmittal Hearing.
OBJECTIVE: For the Board to deny the one petition in the 2014 Cycle 1 of amendments to the
Collier County Growth Management Plan (GMP) for transmittal to the Florida Department of
Economic Opportunity(San Marino project).
CONSIDERATIONS:
• Chapter 163, F.S., provides for an amendment process for a local government's adopted
Growth Management Plan.
• Resolution 12-234 provides for a public petition process to amend the Collier County
GMP.
• The Collier County Planning Commission (CCPC), sitting as the "local planning agency"
under Chapter 163.3174, F.S., held their Transmittal hearing for the 2014 Cycle 1 petition
on November 6, 2014 (one petition only, PL20140000113/CP-2014-2).
• This Transmittal hearing for the 2014 Cycle 1 considers an amendment to the Future
Land Use Element.
Note: Because the support materials (petition only) are voluminous, and some exhibits are
oversized, the Agenda Central system contains as noted, "confidential" the related document
pertaining to this GMP amendment. A link has been provided to the `I' drive on page 4 of this
document in order to view the document. The entire Executive Summary package, including all
support materials, is available for review in the Comprehensive Planning Section of the Zoning
Department office, located at 2800 North Horseshoe Drive, Naples, as well as in the Clerk of
Courts/Minutes and Records office at 3299 Tamiami Trail East, Suite 401. Or, the entire
Executive Summary package may be viewed on the Comprehensive Planning Section GMP
Amendments web page, via http://www.colliergov.net/index.aspx?page=2460.
Petition PL20140000113/CP-2014-2 seeks to amend the Future Land Use Element (FLUE) text
of the GMP to introduce two site-specific exceptions from existing limitations in the Transfer of
Development Rights (TDR) program, affecting the transfer of TDR credits among properties in
the Rural Fringe Mixed Use District (RFMUD) and the Urban Residential Fringe (URF)
Subdistrict. Adoption of these amendments will grant new rights exclusive to [the undeveloped
portion of] the San Marino Planned Unit Development (PUD) property - to utilize 52% more
TDRs than other development in the URF, and allow those TDRs from distant RFMUD Sending
Lands.
Presently, properties located within the URF may only receive TDR density transfers from the
RFMUD Sending Lands located within one (1) mile of the URF boundary. Stated differently,
TDR credits may be transferred from any RFMUD Sending Lands to any RFMUD Receiving
Lands and Urban area receiving lands except that TDR credits from Sending Lands beyond one
(1) mile of the URF boundary cannot be transferred into the URF. Part of this proposed
amendment will allow the transfer of TDR credits originating more distant than one (1) mile
from the URF boundary for use in [the undeveloped portion of] the San Marino PUD, which is
located in the URF.
Also, at present, properties located within the URF may receive the above-described TDR
transfers at up to 1.0 dwelling unit per acre (DU/A) via the transfer of one TDR per acre - in
addition to the base density of 1.5 DU/A. Stated differently, the maximum residential URF
density may be increased from 1.5 DU/A to 2.5 DU/A utilizing TDRs through the Density Rating
System. Part of this proposed amendment will increase the allowed transfer of TDR credits into
the URF from 1.0 DU/A to 1.52 DU/A via TDRs for use in [the undeveloped portion of] the San
Marino PUD—increasing total density from the present maximum allowed 2.5 DU/A to 3.02
DU/A via use of TDRs — a 0.52 DU/A increase or an increase of 102 DUs). [Note: The
application identifies the request is to allow 4.0 DU/A for an increase of 1.5 DU/A or 295 DUs.
At the Planning Commission hearing, the petitioner reduced the request to 3.02 DU/A for an
increase of 0.52 DU/A or 102 DUs. This irregular density figure (0.52 DU/A) is so as to allow
development of the site with a total of 300 DUs; the density calculation is described further
below.]
The site of this GMP amendment request comprises only a portion of the San Marino PUD
(196.4 acres of the total 235 acres); the PUD is already approved for the maximum base density
of 1.5 DU/A, for a total of 352 DUs; approximately 39 acres of the PUD are developed with an
apartment complex consisting of 350 DUs —most of that density being derived from the subject
196.4-acre portion of the total 235 acres in the PUD; and, the subject site will utilize the two (2)
remaining DUs approved in the PUD but un-built. All of this may lead to some confusion in
attempting to understand the density calculations resulting from this amendment request; the
below table may help.
Subject site= 196.4 acres
Base density(presently allowed) 1.5 DU/A 295 DUs
TDR density(presently allowed) 1.0 DU/A 196 DUs
TDR density increase—this petition 0.52 DU/A 102 DUs
SUM 3.02 DU/A 593 DUs
From the above table: Of the 593 DUs total proposed, subtract 295 DUs that have already been
approved in the San Marino PUD and already built on the 39-acre portion of the PUD to yield
298 DUs (196 + 102); then, add the 2 DUs approved in the PUD but un-built to yield 300 DUs to
be developed on this 196.4-acre site.
Again from the above table: All 298 DUs (196 + 102) will be derived from TDR credits; this
amendment would allow the increase of 102 DUs, and would allow all 298 TDR credits to be
derived from any RFMUD Sending Lands (within or beyond 1 mile from the URF boundary).
There are three existing exceptions to the 2.5 DU/A cap in the URF;two of these projects include
provision of affordable/workforce housing, a priority at the time (First Assembly Ministries PUD
—approved in 2008, no DUs built, and Rockedge PUD—approved in 2006, no DUs built [a pre-
application meeting was held in November 2014 at which the applicant indicated plans to pursue
development at a maximum of 2.5 DU/A with no provision of affordable-workforce housing]),
and the third is Hacienda Lakes — approved in 2011. Two developments in (or partially in) the
URF are approved for density of 2.5 DU/A with use of TDRs — Lord's Way 30 Acre PUD and
Naples Reserve PUD, and another is pending—Lido Isles PUD. All other developments in the
URF are approved at no greater than 1.5 DU/A(Forest Glen of Naples PUD, Willow Run PUD,
Winding Cypress PUD, and the existing San Marino PUD.
Staff's evaluation and analysis of this petition included/considered: history of the Rural Fringe
GMP amendments; the stated intent that the URF provide a transitional density; that the 2011
Evaluation and Appraisal Report did not identify a need for changes to the URF regarding
transitional density or restriction on TDR derivation; the applicant's justifications; the supply
and demand of TDR credits and how they are proposed to be transferred into the San Marino
property; environmental impacts; and, traffic capacity/traffic circulation impact analysis and
other public facilities impacts.This review resulted in the following findings and conclusions:
• Correlating amendments to the San Marino PUD are needed and may be submitted
subsequent to, or concurrent with,the Adoption phase of this GMP amendment petition.
• Public Utilities' staff does not have preliminary issues with respect to the proposed
amendment.
• The part of the GMP amendment allowing the transfer of TDR-derived residential density
from more than one (1) mile from the Urban Boundary to the undeveloped portion of the
San Marino PUD would satisfy a portion of the potential unmet need in the Urban
Residential Fringe for TDR credits.
• The proposed GMP amendment will have no affect on the requirements of the
Conservation and Coastal Management Element (CCME) and will support the intent of
the TDR program by directing development away from environmentally sensitive
RFMUD Sending Lands.
• The majority of the site is forested with native vegetation, twenty five percent of which is
required to be retained in accordance with the CCME. Native vegetation preservation
may not change from this amendment, while Goals of the RFMUD may be met without
any need for change.
• This amendment will result in increased demand for TDRs in one area [Sending Lands
beyond 1 mile from URF] but decreased demand for them in another [Sending Lands
within 1 mile of URF] CI while no net benefits are gained for the TDR program.
• Impact upon the TDR program could be noteworthy in that a number of TDR credits
originally intended for use in areas of RFMUD designated Receiving Lands will be
redirected to the Urban Residential Fringe—a reallocation of TDR credits.
• The number of TDRs available from "qualified" Sending Lands is sufficient at this time.
• This GMP amendment increases the potential devaluation of TDR credits generated from
Sending Lands within one mile of the URF.
• The Urban Residential Fringe is intended for, and developed with, lower "transitional"
residential densities; a more compatible and consistent development pattern would be
maintained without approval of the proposed higher density.
• Continued approval of exceptions to the URF density cap lessens the intended transition
and encourages further requests for such exceptions — and suggests that the density cap
may no longer be appropriate for the Subdistrict as a whole.
Staff found the data and analysis for the subject GMP amendment does not support the proposed
changes to the FLUE. Additional staff analysis of this petition is included in the CCPC Staff
Report.
FISCAL IMPACT: There are no fiscal impacts to Collier County as a result of this amendment,
as this is for the Transmittal of this proposed amendment. Petition fees account for staff review
time and materials, and for the cost of associated legal advertising/public notice.
LEGAL CONSIDERATIONS: This item is approved as to form and legality. A majority vote
of the Board is needed for adoption of the Resolution. [HFAC]
GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board
for Transmittal to the Florida Department of Economic Opportunity will commence the
Department's thirty (30) day review process and ultimately return the amendment to the CCPC
and the Board for Adoption hearings to be held early to late Spring in 2015.
ENVIRONMENTAL ISSUES: The majority of the petition site is forested with native
vegetation, twenty five percent of which is required to be retained in accordance with the
requirements of the CCME. Approximately 71 percent of the site (139.50 acres) contains State
and Federal jurisdictional wetlands.
No listed wildlife species were observed during the survey conducted in February, 2014.
However, two listed plant species were identified on the property; they are subject to the Land
Development Code requirements for possible relocation.
As part of the process of obtaining subsequent development orders (e.g. site development plan),
the site will be subject to all applicable local, state and federal environmental protection
regulations, including applicable portions of the CCME, and the Land Development Code.
HISTORICAL/ARCHAEOLOGICAL IMPACT: No archaeological sites or cultural
resources are recorded for or likely to be present within the San Marino site, and it is unlikely
that any such sites or resources will be affected.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING
COMMISSION: That the CCPC forward Petition CP-2014-2, as proposed, to the Board of
County Commissioners with a recommendation not to approve for transmittal to the Florida
Department of Economic Opportunity.
Staff did, however, recommend approval of a different version of FLUE text: allowing for the
transfer of TDR credits from Sending Lands property more than one (1) mile from the Urban
boundary; removing the density increase; and, incorporating non-substantive changes for proper
code language, format, clarity, brevity, etc.
COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC
forwarded petition PL20140000113/CP-2014-2, as modified by the petitioner to reduce the
density increase request to 0.52 DU/A (3.02 DU/A total), to the Board with a recommendation to
approve for transmittal to the Florida Department of Economic Opportunity (vote: 7/0), subject
to the staff-recommended non-substantive changes.
STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS:
Same as to the CCPC — not to transmit petition PL20140000113/CP-2014-2, as submitted or as
revised at the CCPC meeting, to the Florida Department of Economic Opportunity.
Staff does, however, recommend approval of a different version of FLUE text: allowing for the
transfer of TDR credits from Sending Lands property more than one (1) mile from the Urban
boundary; removing the density increase; and, incorporating non-substantive changes for proper
code language, format, clarity, brevity, etc.
Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, GMP Manager,
Comprehensive Planning Section, Zoning Department, Growth Management Division
Attachments:
1)PL20140000113/CP-2014-2 CCPC Staff Report; 2)PL20140000113/CP-2014-2 Resolution
with Exhibit"A"text; 3)NIM Mtg. Affidavit of Compliance 4) CP-2014-2 Application Backup
Information(petition only); due to the size of the entire document, the complete back-up is
accessible at:
http://www.col liergov.net/ftp/AgendaDec0914/GrowthM2mt/PL20140000113_CP-2014-
2 SanMarino Petition.pdf
Agenda Item 9.A.
Co V1ORIGINAL
r Covc. .ty
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DIVISION/PLANNING AND REGULATION, PLANNING
AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING SECTION
HEARING DATE: November 6, 2014
SUBJECT: PETITION CP-2014-2/ PL-2014-0000113, Growth Management Plan Amendment
(TRANSMITTAL HEARING)
APPLICANTS/OWNERS/AGENTS:
Stock Development H & LD Venture, LLC
do Keith Gelder c/o Joe Boff
2647 Professional Circle, Suite 1201 11145 Tamiami Trail East
Naples, Florida 34110 Naples, Florida 34113
HCN Foundation Habitat for Humanity of Collier Co., Inc.
Landstrasse 11 11145 Tamiami Trail East
Triesen, Liechtenstein Naples, Florida 34113
Alexis V. Crespo,AICP Richard D. Yovanovich, Esq.
Waldrop Engineering, P.A. Coleman,Yovanovich & Koester, P.A.
28100 Bonita Grande Drive, Suite 305 4001 Tamiami Trail North, Suite 300
Bonita Springs, Florida 34135 Naples, Florida 34103
GEOGRAPHIC LOCATION:
The subject site is within the San Marino Planned Unit Development (PUD) and comprises
approximately 196 acres of the 235-acre PUD. It is located on the east side of Collier Boulevard
(CR 951), approximately 1.5 miles south of Davis Boulevard (CR 84), 1.5 miles north of
Rattlesnake Hammock Road (CR 864), north and east of the developed portion of the San
Marino PUD, north and west of the proposed Willow Run PUD (now Willow Run Sand & Gravel)
and, south of Forest Glen Golf & Country Club PUD, in Section 11, Township 50 South, Range
26 East (Royal Fakapalm Planning Community).
REQUESTED ACTIONS:
This petition seeks to amend the Future Land Use Element (FLUE) text of the Growth
Management Plan to introduce two site-specific exceptions from existing limitations in the
Transfer of Development Rights (TDR) program, affecting the transfer of TDR credits among
properties in the Rural Fringe Mixed Use District (RFMUD) and the Urban Residential Fringe
(URF) Subdistrict. The first amends the URF Subdistrict provisions themselves, while the
second amends the way density transfers are permitted by Density Bonuses' provisions of the
FLUE Density Sating System.
- 1-
CP-2014-2/PL20140000113
2014-2, Stock Development:allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
Properties located within the URF may only receive TDR density transfers from the RFMUD
Sending Lands located within one (1) mile of the URF boundary. Stated differently, TDR credits
may be transferred from any RFMUD Sending Lands to any RFMUD Receiving Lands and
Urban area receiving lands except that TDR credits from Sending Lands beyond 1 mile of the
URF boundary cannot be transferred into the URF. Part of this proposed amendment will allow
the transfer of TDR credits originating more distant than one (1) mile from the URF boundary for
use in [the undeveloped portion of] the San Marino PUD, which is located in the URF.
Presently, properties located within the URF may receive the above-described TDR transfers at
up to 1.0 dwelling unit per acre (DU/A) via the transfer of one TDR per acre. Stated differently,
the maximum residential URF density may be increased from 1.5 DU/A to 2.5 DU/A utilizing
TDRs through the Density Rating System. Part of this proposed amendment will allow the
transfer of TDR credits at up to 2.5 DU/A for use in [the undeveloped portion of] the San Marino
PUD (increasing density from 1.5 DU/A to 4 DU/A).
Adoption of these amendments will grant new rights exclusive to the San Marino property to
utilize two and one-half times more TDRs from distant RFMUD Sending Lands than other
development in the URF. (CP-2014-2 Resolution Exhibit A reflects the petition's proposed text
changes;staff text alternatives are located under Staff Recommendation at end of this Report.)
SURROUNDING LAND USE,ZONING AND FUTURE LAND USE DESIGNATION:
Subject Site: The 196.4-acre subject site is zoned San Marino PUD; that total (235 acres)
PUD is approved for 352 multi-family units, golf course, and 103 acres of preserves. Of the 352
approved DUs, 350 DUs are built on 39 acres. The undeveloped 196.4-acre subject site is
designated in the PUD as golf course and preserve. The PUD's gross density is 1.5 DU/A(352
DUs/235 acres)and net density is 8.98 DU/A(350 built DUs/39 acres).
The subject site is designated Urban, Urban Mixed Use District, Urban Residential Fringe
Subdistrict(URF) on the Future Land Use Map. This site does not abut the RFMUD to the east.
The transitional Urban Residential Fringe Subdistrict (URF) allows a maximum gross density of
1.5 DU/A, or 2.5 DU/A through use of TDR Credits (1.5 DU/A base density + 1.0 DU/A TDR
Credits = 2.5 DU/A maximum). The maximum gross density (1.5 DU/A) approved in San
Marino PUD has been used except for 2 DUs(350/352 DUs built).
San Marino PUD site (235 acres)- Eligible Density
Existing_Conditions
No. of Acres Density Total No.of DUs
235 Base 1.5 DU/A 353
235 TDRs 1.0 DU/A 235
Total Eligible 2.5 DU/A 588(approved for 352 DUs)
Proposed
No. of Acres Density Total No. of DUs
235 Base 1.5 DU/A 353
39(developed apartment site) TDRs 1.0 DU/A 39
196.4(undeveloped subject site) TDRs 2.5 DU/A 491
Total Eligible 39 acs. @ 2.5 DU/A 11 883*
196.4 acs. @ 4.0 DU/A
Likely maximum of 844 DUs, as the 39-acre site is built-out with a 350-unit apartment
complex.
-2 -
CP-2014-2/PL20140000113
2014-2, Stock Development:allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
Surrounding Lands:
North: A large portion of bounding lands to the north of the subject site is zoned PUD (Forest
Glen of Naples PUD, approved for a variety of commercial uses (100,000 sq. ft. on 10 acres),
residential uses (799 residential units), golf course (70 acres), essential services (including fire
station site), and 385 acres of preserve and open space. Of the 799 approved DUs, 769 DUs
have been built; the golf course and fire station are also built. The PUD's gross density is 1.28
DU/A(799 DUs/625 noncommercial acres) and the net density is 4.52 DU/A(769 built DUs/170
acres. The portion generally west of an FPL ROW is zoned A, Rural Agricultural, which allows
agricultural uses, single-family residential at a maximum density of 1 DU per 5 acres [0.2 units
per acre], and a variety of institutional and recreational uses subject to the conditional use
process; these A-zoned lands are undeveloped.
All of these lands are designated Urban Mixed Use District, Urban Residential Fringe Subdistrict
(URF) on the Future Land Use Map.
West: Land to the west of the subject site [across CR 9511 is zoned PUD (Naples National Golf
Club), approved for residential uses (24 DUs/guest suites), a golf course and 184 acres of
preserve/conservation. Of the 24 approved units, 12 have been built, as well as the golf course.
The PUD's gross density is 0.075 DU/A(24 DUs/320 acres).
The Future Land Use designation is Urban Mixed Use District, Urban Residential Subdistrict.
South: A portion of bounding lands to the south of the subject site is zoned San Marino PUD
and developed with Aventine at Naples apartments (350 units built out of 352 total approved in
the PUD). The portion generally east of an FPL ROW is zoned A, Rural Agricultural, with a
Conditional Use for an earth materials extraction operation, and developed as the Willow Run
Quarry. The Willow Run property is pending PUD approval for 590 dwelling units (1.06 units per
acre), associated recreational uses, and preserves.
These lands are designated Urban Mixed Use District, Urban Residential Fringe Subdistrict
(URF) on the Future Land Use Map.
East: Land to the east of the subject site is also zoned A, Rural Agricultural, with a Conditional
Use for an earth materials extraction operation, and developed as the Willow Run Quarry. The
Willow Run property is pending PUD approval for 590 dwelling units (1.06 units per acre),
associated recreational uses, and preserves; it is partly located in the URF and partly in RFMUD
Sending Lands. These Sending Lands do not abut the subject site to the west.
The Future Land Use designation is also Urban Mixed Use District, Urban Residential Fringe
Subdistrict(URF).
In summary, the existing land uses in the area immediately surrounding or directly opposite the
subject PUD are predominately rural non-residential in nature to the east, and residential to the
west, north and [pending] south.
STAFF ANALYSIS:
Background and Considerations—
History of the Rural Fringe GMP Amendments: The Governor and Cabinet issued a Final
Order on June 22, 1999, pertaining to GMP amendments adopted in 1997 pursuant to the 1996
Evaluation and Appraisal Report (EAR). The Final Order required the County to conduct a
Rural and Agricultural Assessment for the Rural and Conservation Designated lands within the
County, and then adopt measures to protect natural resources such as wetlands, wildlife and
their habitats, and prevent the premature conversion of unique agricultural lands to other uses.
This was to be accomplished while directing incompatible land uses away from these sensitive
lands by employing creative land planning techniques.
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The Final Order allowed the County to conduct this Assessment in phases. Accordingly, the
County divided the Assessment into two geographical areas, the Rural Fringe Area and the
Eastern Rural Lands Area. Relevant to this petition, the Rural Fringe Mixed Use District
(RFMUD) was established. The RFMUD represents a transitional area between Golden Gate
Estates and the County's urban area, and between the urban area and vast agricultural lands
and agricultural operations farther to the east. The RFMUD consists of approximately 73,222
acres and is divided into three distinct designations: Sending Lands (±41,535 acres originally; ±
41,414 acres now), Receiving Lands (± 22,020 acres originally; ± 22,373 acres now), and
Neutral Lands (+ 9,667 acres originally; ± 9,427 acres now). Allowable uses, density, and
preservation standards vary by designation.
Sending Lands are those lands that have the highest degree of environmental value and
sensitivity and generally include significant wetlands, uplands, and habitat for listed species.
The preservation standard for non-NRPA Sending Lands is eighty percent (80%) of the native
vegetation on site while the standard for NRPA Sending Lands is ninety percent(90%). Density
is limited to 1 dwelling unit per 40 acres or I dwelling unit per legal non-conforming lot/parcel of
record (created on or before June 22, 1999). Transfer of development rights from Sending
Lands may occur at a rate of 1 dwelling unit per five acres (0.2 du/ac.) [later increased to
account for each of three types of TDR bonus credits thereby allowing a maximum transfer of
0.8 TDR credits per 5 acres] or 1 dwelling unit per legal non-conforming lot / parcel of record.
Permitted non-residential uses are limited to: agricultural uses, consistent with the Florida Right
to Farm Act; habitat preservation and conservation uses; passive parks and other passive
recreational uses; sporting and recreational camps; limited essential services; and oil extraction
and related processing.
Receiving Lands are those lands identified as being the most appropriate for development and
to which residential units may be received from areas designated as Sending Lands. The
preservation standard for Receiving Lands, except for the North Belle Meade Overlay, is forty
percent (40%) of the native vegetation present, not to exceed twenty-five percent (25%) of the
total site area to be preserved. The base residential density (non-Rural Village development) is
1 dwelling unit per 5 acres (0.2 du/ac.) or 1 dwelling unit per legal non-conforming lot/parcel of
record. The maximum density achievable for non-Rural Village development is 1 dwelling unit
per acre, through the Transfer of Development Rights (TDRs). The minimum and maximum
density for Rural Village development within Receiving Lands is 2 and 3 dwelling units per acre,
respectively, except that the minimum density for Rural Village development on Receiving Lands
within the North Belle Meade Overlay is 1.5 dwelling units per acre. Permitted non-residential
uses are primarily the same as those uses permitted in the agricultural zoning district prior to the
Final Order(e.g. full range of agricultural uses, community facilities, recreational uses, etc.).
Neutral Lands are those lands suitable for semi-rural residential development. Generally,
Neutral lands have a higher ratio of native vegetation than lands designated as Receiving
Lands, but do not have values approaching those in the Sending Lands. The preservation
standard for Neutral Lands is sixty percent(60%) of the native vegetation present, not to exceed
forty-five percent (45%) of the total site area to be preserved. The maximum residential density
is limited to 1 dwelling unit per 5 acres (0.2 du/ac.) or legal non-conforming lot/parcel of record.
These lands are "neutral" to the TDR program and do not generate or receive residential
density. Permitted non-residential uses are primarily the same as the uses permitted in the
agricultural zoning district prior to the Final Order(e.g. full range of agricultural uses, community
facilities, recreational uses, etc.).
The consultant who assisted in development of the RFMUD TDR program found a correlation
between the proximity of properties lying east of CR 951 and their land values. The higher
transitional/residential densities allowed in the Urban Residential Fringe affected these nearer
lands with higher property values while more-distant Sending Lands - which are less dense,
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further removed from urban services, less acceptable, and so forth - revealed notably lower
values.
This geographical relationship was recognized and specific limitations established to
bolster TOR values for the more proximate lands, and provided special arrangements for the
transfer, redemption and use of TDRs.
The consultant also directly addressed the TDR program, and predicted the haste which
requests to change the program to benefit only a few, or single, landowners would appear. The
County was cautioned to keep the TDR program intact [for a substantial period of time].
Changes weaken the program, diminish TDR values and discourage the viability of long-term
continuing participation.
Applicant's Justifications: (Refer to application "Exhibit P", Amendment Justification
Narrative)
The justifications asserted in the application for the proposed amendments [with staff
assessments]are:
1) The proposed amendment furthers the RFMUD goal to preserve Sending Lands by
providing additional opportunities for TDRs to be utilized by Receiving Lands;
[Staff Assessment: Not acknowledged » Creating additional demand for TDRs may
only accelerate the timing of TDR severances, thus the timing of Sending Lands'
protection- but the goal to protect Sending Lands may be met without any need for
change. With respect to utilization of TDRs by Receiving Lands, this GMPA will not
result in TDRs being used in RFMUD Receiving Lands but does create opportunity
for more TDRs to be used in URF receiving lands.]
2) Will further the objectives of the TDR program by increasing demand for TDRs;
[Staff Assessment:Acknowledged; However, no net benefits are gained for the TDR
program - this amendment will result in increased demand for TDRs in one area
(Sending Lands beyond 1 mile from URF)J, while simultaneously resulting in
decreased demand for them in another (Sending Lands within 1 mile of URF);
creating additional demand for TDRs may accelerate the redemption of TDR credits
from Sending Lands beyond 1 mile from the URF while decelerating the redemption
of TDR credits from Sending Lands within 1 mile of the URF.]
3) Will allow for a compact and contiguous development pattern along a major arterial
thoroughfare with available public services and infrastructure;
[Staff Assessment: Acknowledged; However, the Urban Residential Fringe is
intended for and developed with lower, "transitional" residential densities; A more
compatible and consistent development pattern would be maintained without
approval of the higher, proposed density.]
4) Will be compatible with adjacent developments, both existing and proposed; and,
[Staff Assessment: Cannot Be Ascertained » Compatibility issues are more
specifically addressed in the consideration of rezone requests; However, potential
compatibility issues accompany the higher residential density in an area intended for
lower, transitional density]
5) Will recognize that sufficient "qualified" Sending Lands are not available to support the
development potential in the URF.
[Staff Assessment: Acknowledged » Potential development in the URF would
ultimately demand approximately twice the number of TDRs available from `qualified"
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Sending Lands; However. the number of TDRs available from "qualified" Sending
Lands is sufficient at this time.]
Generally, only some of these justifications support the petition, while others are arguably too
generalized, characterize attributes that would be applicable to other properties, or cannot be
ascertained.
TDR Credits-SupplvlDemand and How Proposed to Transfer into San Marino:
Of all Sending Lands, only those located within one mile of the Urban designated area qualify to
transfer TDR credits into the transitional Urban Residential Fringe Subdistrict(URF).
1,804 estimated total TDR credits in [qualified]Sending Lands within one mile of the Urban
Area
- 721 number of TDR credits from [qualified]Sending Lands within one mile of Urban Area
already committed to URF use
= 1,083 number of potential TDR credits in[qualified]Sending Lands within one mile of
Urban Area remaining for URF use
Urban Residential Fringe Subdistrict (URF) lands can make use of the TDR credits available
from [qualified]Sending Lands, as follows:
2,177 potential demand for TDR credits in URF
- 1,083 estimated potential, available TDR credits in Sending Lands within 1 mile of URF
= 1,034 approximate unmet need of TDR credits for URF use
The figures above are provided as part of the applicant's petition, and are derived from Collier
County resources [inc. TDR Program Activity Mapping and Severance Reports], with
calculations of acreage and provisions of the Rural Fringe Mixed Use District and the Urban
Residential Fringe Subdistrict. Comparable figures were utilized previously in the Hacienda
Lakes of Naples and Naples Reserve applications.
Potentially, residential development in the URF needing approximately 1,034 TDR credits may
be underdeveloped due to the existing prohibition on transferring TDR credits from Sending
Lands beyond one mile of the URF boundary; that is, the potential demand for 1,034 TDR
credits created by URF lands may go unmet as there is a potential shortage of 1,034 TDR
credits generated from Sending Lands within 1 mile of the URF boundary. The subject GMP
amendment would satisfy a portion of that potential unmet need for TDRs. If approved as
submitted, all Sending Lands would become eligible to transfer TDRs to the San Marino PUD,
not just those within one mile of the URF boundary. This would have two effects: artificially
amplifying demand for[unqualified] TDRs generated from Sending Lands greater than 1
mile from the URF, while simultaneously suppressing demand for [qualified] TDRs
generated from Sending Lands within 1 mile from the URF.
Also, this part of the amendment further increases the (potential) devaluation of TDRs
generated from Sending Lands within one mile of the URF by increasing the supply of eligible
TDRs - introduced with previously-approved transfers of unqualified TDRs into the URF
[Hacienda Lakes, and Naples Reserve].
These two development locations are distinctly different from one another, and both are
uniquely different from the San Marino site. They are properties lying in more than one Future
Land Use designation. The San Marino site does not straddle two different Land Use
Designations and lies entirely within the Urban Residential Fringe (URF) Subdistrict. This
project does not abut the RFMUD to the east. There are three provisions in the FLUE for
achieving additional density in the URF beyond the base 1.5 DU/A, and only one applicable to
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San Marino- 1 DU/A through use of TDRs for a maximum of 2.5 DU/A. The second provision is
a unique instance of this cap being "lifted" above 2.5 DU/A for the Hacienda Lakes of Naples
PUD. This 2,262-acre project site covers three Future Land Use designations (URF Subdistrict,
qualified Sending Lands and unqualified Sending Lands- under unified control - and achieves
a 2.8 DU/A maximum density with TDR transfers from both qualified Sending Lands and
unqualified Sending Lands within the project. That unique "lift" was determined to have no
measurable impact on the URF's "transitional" nature, nor would it affect its surrounding lands.
The third provision is specific to the Rockedge PUD for provision of affordable housing. No
other development is approved to exceed the maximum 2.5 DU/A density.
With the 196.4-acre portion of San Marino PUD, the maximum allowable density
would be increased by 2.5 DU/A through use of TDRs to 4.0 DU/A.
The existing San Marino PUD was approved in 2000 for 352 dwelling units - based on the
entire (parent)235.3 acres -yielding 1.5 DU/ac. As described in the PUD document, 350 units
of this residential development were clustered on 39 acres - and now known as "Aventine at
Naples", or San Marino Apartments. This part of the San Marino PUD is where its 1.5 DU/A are
clustered. All but two units of this approved density have been developed, and only these units
derived from base density are still to be utilized from the parent acreage.
With the transfer of TDRs to the entire San Marino property, it would have been possible to
achieve up to another 235 buildable dwelling units -for a total of 588 DUs. But the developed
39 acre portion of San Marino has changed hands and this number of units cannot be achieved.
The remaining 196.4 acres of the property have already generated 1.5 DU/A as part of the
entire PUD; therefore, utilizing the existing FLUE provision to increase density by 1 DUTA
using TDRs, the subject 196.4 acres can be developed with 196 DUs. The requested
density retains this connection to each acre of the 196.4 acres to be developed at up to 4.0 units
per acre (1.5 DU/A approved and developed as part of entire PUD x 196.4 acres = 295 DUs;
requested 2.5 DU/A to be derived by TDR credits x 196.4 acres = 491 DUs). All future
development (491 DUs)will be derived from TDRs severed elsewhere and transferred here.
The present request for an additional 491 dwelling units is based exclusively on the
undeveloped 196.4-acre portion of the property. The request to receive TDRs is already
allowed by the FLUE, but at a rate of 1 DU/A, not 2.5 DU/A. Direct relationships, or nexus, can
be established for considering the additional density stipulated upon where this density is
originated -from qualified Sending Lands or unqualified Sending Lands. The direct relationship
exists between the already allowed 1 DU/A and qualified Sending Lands; the other relationship
is between the additional 1.5 DU/A and unqualified Sending Lands.
Provided below are summaries of residential (or mixed use) developments along the Collier
Blvd. corridor from Davis Blvd. south to Rattlesnake-Hammock Road, as well as the PUDs
partially in the transitional URF approved to utilize TDR credits. The first table identifies PUDs
located in the one-mile corridor on the west side of CR 951 / Collier Boulevard. These
developments lie in the Urban Residential Subdistrict, where a base density of 4 DU/A is
allowed and potentially up to 16 DU/A with density bonuses.
West Side of Collier Blvd.
• Cedar Hammock 799 DU 1.91 DU/A gross density
• Naples Heritage Golf&CC 799 DU 1.43 DU/A gross density
• Naples National Golf Club 26 DU 0.08 DU/A gross density
• Homes of Islandia 28 DU 0.18 DU/A gross density
• Naples Lakes CC 731 DU 1.56 DU/A gross density
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The table above reflects densities in developments on the west side of CR 951 / Collier
Boulevard ranging from less than 1 DU/A to 1.91 DU/A. The second table (below) identifies
PUDs located in the one-mile corridor on the east side of CR 951 / Collier Boulevard. These
developments lie in the Urban Residential Fringe designated area, where lower, transitional
densities between the Urban Designated Area and the Agricultural/Rural Area allow up to 1.5
DU/A without/ 2.5 DU/A with utilizing TDRs. Also included in this table is the Naples Reserve
PUD that is located partially in the URF and approved to use TDRs.
East Side of Collier Blvd.
• Forest Glen of Naples 799 DU 1.28 DU/A gross density
• Willow Run [pending] 590 DU 1.06 DU/A gross density
• San Marino PUD 352 DU 1.5 DU/A gross density
• Hacienda Lakes of Naples(DRI) 1,760 DU 0.82 DU/A gross density*
• Naples Reserve 1,154 DU 1.68 DU/A gross density*
* = Portion of PUD is within RFMUD; Hacienda Lakes is allowed density in URF at 2.8 DU/A via
use of TDRs.
The table above reflects densities in developments on the east side of CR 951 / Collier
Boulevard ranging from approximately 1 DU/A to 1.68 DU/A.
All densities on the west side of CR 951 are less than or equal 1.91 DU/A, and all
densities on the east side of CR 951 are less than or equal 1.68 DU/A.
One purpose of the URF Subdistrict is to provide an area where transitional densities are
intended to demarcate the Urban Designated Area from the Agricultural/Rural Area. The URF
Subdistrict has existed since the 1989 GMP adoption - while the RFMUD TDR program was
adopted in 2002. It is important to note that the URF's purposes and intents as a transition
existed before there was a TDR allowance here. Originally, the URF was devised as a transition
from 4 DU/A[in Urban area] to 1 DU/5A[in the Agricultural/Rural designation]. But in 2002, the
nature of this transition changed. The URF now provides an even greater transition from 4
DU/A [in Urban area] to 1 DU/40A in RFMUD designated Sending Lands. It is even more
important to note that the use of TDRs in the URF is only related to transitional density in that
the allowed 2.5 DU/A is still less dense than the base density of 4 DU/A on west side of CR 951;
and to be reminded that the San Marino site is not located at the URF/RFMUD Sending Lands
boundary.
In contrast with the purposes and intents of the URF Subdistrict, the San Marino request
imposes higher densities found only in the Urban designated area - and unintended for the
URF. This density increase has a measurable impact on the URF's "transitional" nature, and
would affect its surrounding lands. If approved, the Urban-density San Marino project begins to
fragment the URF's "transitional" nature.
Environmental Impacts, including Historical and Archaeological Impacts:
Collier County Department of Natural Resources personnel reviewed this petition and provided
the following analysis:
The majority of the site is forested with native vegetation, twenty five percent of which is
required to be retained in accordance with the requirements of the Conservation and Coastal
Management Element (CCME). Approximately 71 percent of the site (139.50 acres) contains
State and Federal jurisdiction wetlands.
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A listed species survey was conducted by the environmental consultant in February, 2014. No
listed wildlife species were observed during the survey. Florida black bear (Ursus americanus
floridanus) scratch and bite trees were observed on the property during the listed species
survey. Although recently delisted by the State of Florida, the Florida black bear is still protected
under the Florida Black Bear Management Plan.
In addition to listed wildlife species, the project site was also surveyed for plants listed by the
Florida Department of Agriculture and Consumer Services, U.S. Department of Agriculture and
the U.S. Fish and Wildlife Service. Two listed plant species were identified on the property,
butterfly orchid (Encyclia tampensis) and hand fern (Ophioglossum palmatum). In accordance
with the requirements of the LDC, up to ten individuals of these species may be required to be
relocated, into proposed preserves if the preserves do not contain these species and are able to
support the species of plants.
Correspondence received from the Florida Master Site File lists no archeological sites and
cultural resources within Section 11, Township 50 South, Range 26 East.
The proposed GMP amendment to allow TDRs to be transferred to the San Marino Residential
PUD from any lands designated Sending in the RFMUD will have no affect on the requirements
of the CCME and will support the intent of the TDR program by directing development away
from environmentally sensitive Sending Lands.
[Stephen Lenberger, Senior Environmental Specialist
Surface Water&Environmental Planning Section]
Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element
Consistency Determination:
The net new trips, while significant on CR 951, do not indicate that they would cause adverse
impacts. The project is consistent with Policy 5.1 of the Transportation Element, and as such,
no mitigation would be required within the project's area of significant impacts to accommodate
the identified impacts on network capacity.
The project's significant impacts are found only on the first link of CR 951. These significant
impacts are expected from 183 Southbound trips (6.10% impact), and 104 Northbound Trips
(3.47% impact). In this case, only the 104 northbound trips are of interest in reviewing the
project for consistency with the Transportation Element, as this is the peak direction of the
network.
No other subsequent impacts are expected to exceed the 2% (or consequent 3%)threshold(s).
[John Podczetwinsky, Project Manager
Transportation Planning Section]
Public Facilities Impact:
The San Marino PUD is within the Collier County Water and Sewer District. Public Utilities staff
does not have any preliminary issues with respect to the proposed amendment. Commitments
will be reviewed and requested as part of any PUD [or PUD amendment] applications.
[Kris Van Lengen, Principal Project Manager
Public Utilities Planning&Project Management Dept.]
NEIGHBORHOOD INFORMATION MEETING (NIM)SYNOPSIS:
A Neighborhood Information Meeting (MM) required by LDC Section 10.03.05 F was [duly
advertised, noticed and] held on Tuesday, October 21, 2014, 5:30 p.m. at the Collier County
South Regional Library, Meeting Rm. "A", located at 8065 Lely Cultural Parkway, Naples.
Approximately 15 people other than the application team and County staff attended -and heard
the following information:
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Agenda Item 9.A.
The applicant's agent provided a description of the proposed GMP amendments to the group,
including how the transfer of TDRs will be allowed to the undeveloped golf course portion of the
San Marino PUD located in the Urban Residential Fringe (URF) from Rural Fringe Mixed Used
District Sending Lands. The agent explained how the proposed density is not allowed by the
FLUE, nor is the use of TDRs transferred from Sending Lands more than 1 mile from the Urban
area.
An overview of the PUD application and development plans were also provided. Some of the
details given of the planned development include the introduction of a new access point onto
CR 951 for its main entry. The conceptual master plan showed how on-site preserve areas
buffer the closest residences located in the Forest Glen community; and how the future San
Marino residential areas are buffered by adjacent Forest Glen preserve areas.
The applicant's agent explained the hearing process for the Transmittal phase of the request
and reviewed an anticipated hearing schedule for the Adoption phase of the request along with
the companion PUD amendment.
Questions were taken from those in attendance [and addressed], covering topics such as if and
how signalization would be required and introduced at a new CR 951 intersection with the main
entrance [when warranted, along with specific directional traffic controls]; configuration of new
lakes and water management facilities, along with the permits required and construction timing
[3 large lakes permitted through SFWMD]; types of residences to be offered, price points, floor
areas and construction phasing [mix of market rate units phased to meet demand]; whether any
commercial development is proposed [it is not]; and, the configuration of walls at project
boundaries and along CR 951 [with requested deviations explained].
No one in attendance expressed opposition to the changes. The meeting was completed by
6:05 p.m.
[Synopsis prepared by C. Schmidt, AICP, Principal Planner]
FINDINGS AND CONCLUSIONS:
The following findings and conclusions result from the reviews and analyses of this request:
• Correlating amendments to the San Marino PUD may be submitted subsequent to, or
concurrent with the Adoption phase of this GMPA application.
• Staff does not have preliminary Public Utilities issues with respect to the proposed
amendment.
• The part of the GMP amendment allowing the transfer of TDR derived residential density
from more than one (1) mile from the Urban Boundary to the undeveloped portion of the
San Marino PUD would satisfy a portion of the potential unmet need in the Urban
Residential Fringe for TDR credits.
• The proposed GMP amendment will have no affect on the requirements of the COME
and will support the intent of the TDR program by directing development away from
environmentally sensitive Sending Lands.
• The majority of the site is forested with native vegetation, twenty five percent of which is
required to be retained in accordance with the CCME. Native vegetation preservation
may not change from this amendment, while Goals of the RFMUD may be met without
any need for change.
• This amendment will result in increased demand for TDRs in one area [Sending Lands
beyond 1 mile from URF] but decreased demand for them in another [Sending Lands
within 1 mile of URF]-while no net benefits are gained for the TDR program.
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• Impact upon the TDR program could be noteworthy. A number of TDR credits originally
intended for use in areas of RFMUD designated Receiving Lands will be redirected to
the Urban Residential Fringe-a reallocation of TDR credits.
• The number of TDRs available from "qualified" Sending Lands is sufficient at this time.
• This GMP amendment increases the potential devaluation of TDR credits generated
from Sending Lands within one mile of the URF.
• The Urban Residential Fringe is intended for, and developed with, lower "transitional"
residential densities, and a more compatible and consistent development pattern would
be maintained without approval of the proposed higher density.
• Potential compatibility issues accompany the higher residential density in an area
intended for lower, transitional density.
LEGAL CONSIDERATIONS:
A copy of this Staff Report was provided to the Office of the County Attorney and has been
approved as to form and legality. The County Attorney also recommended that provisions of the
Urban Residential Fringe Subdistrict be restructured to provide the proper connections and
document flow from the main Subdistrict paragraph to its subordinate provisions. This
restructuring is reflected in the Staff Recommendation below.
[S.Stone]
STAFF RECOMMENDATION:
That the Collier County Planning Commission forward Petition CP-2014-2, as submitted, to the
Board of County Commissioners with a recommendation not to approve for transmittal to the
Florida Department of Economic Opportunity.
Staff does, however recommend approval of a different version of FLUE text provisions allowing
for the transfer of TDR credits from Sending Lands property more than one (1) mile from the
Urban boundary, modified to incorporate non-substantive changes for proper code language,
format, clarity, etc.; resolving formatting problems introduced by the UPPER CASE underlined
legal description proposed by petitioner through the complete replacement with the more
suitable version below; and, removing the increase to the maximum allowable residential
density that may be achieved.
Note: Words underlined are added-as proposed by petitioner; words double underlined
are added, words are deleted-as proposed by staff.
[Page 28]
2. Urban Residential Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and
5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum base
density of 1.5 units per gross acre, plus any density bonus that may be achieved via CCME
Policy 6.2.5 (6) b.1., and either"a"or"b" below:.
[Relocation Only Difference for Next Paragraph Below]
Within the Urban Residential Fringe, rezone requests are not subject to the density rating
system, except as specifically provided below for the Affordable-workforce Housing Density
Bonus. All rezones are encouraged to be in the form of a planned unit development. Proposed
development in the Subdistrict shall be fully responsible for all necessary water management
improvements, including the routing of all on-site and appropriate off-site water through the
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project's water management system, and a fair share cost of necessary improvements to the
CR 951 canal/out-fall system made necessary by new development in the Subdistrict.
a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary
and designated as Rural Fringe Mixed Use District Sending Lands, except in the case of
L Properties that straddle the Urban Residential Fringe and the Rural Fringe Mixed
Use Sending Lands designations, and meet the other Density Blending criteria
provided for in subsection 5.2 of the Density Rating System, which may achieve an
additional maximum density of up to 1.3 units per gross acre for all lands designated
as Urban Residential Fringe via the transfer of up to t3 dwelling units (transferable
development rights) per acre from lands located within one mile of the Urban
Boundary and designated as Rural Fringe Mixed Use District Sending Lands.
iG The Urban Residential Fringe portion of the Naples Reserve Residential Planned
Unit Development located in Section 1, Township 51 South, Range 26 East, shall not
be subject to the one mile limitation set forth above and may utilize TDRs from any
lands designated Sending within the Rural Fringe Mixed Use District to achieve up to
the maximum allowable density; or,
_-_- - - -- _ _ - - = •
_
heoithiR—tThe undeveloped portion of the San Marino Planned Unit Development
located in Section 11, Township 50 South, Range 26 East via tho tr ncfor-_of 5
-_--'_----_--_ - _= = ---_- _ -_- _ =. - -
- - shall not be
subject to the one mile limitation set forth in subsection °a" above and may utilize
TDRs from any lands designated Sending within the Rural Fringe Mixed Use District
to achieve up to the maximum allowable density. The Property is further described
as follows:
That •ortion of the San Marino Planned Unit Develo•ment des ribed in
Ordinance No. 2000-10 excepting the ±39 acres located in the South 'A of the
Southwest 1/4 of the Northwest 1/4 of Section 11, Township 50 South. Range 26
East. and in the Northwest 'A4 of the Southwest 1/4 of Section 11, Township 50
South. Range 26 East.
b. In the case of properties specifically identified below, a density bonus of up to 6.0
additional units per gross acre may be requested for projects providing
affordable-workforce housing (home ownership only) for low and moderate
income residents of Collier County, pursuant to Section 2.06.00 of the Land
Development Code, or its successor ordinance, except as provided for below=:
[Indenting Only Difference Below]
Properties eligible for the Affordable-workforce Housing Density Bonus (home
ownership only) will be specifically identified herein. The actual number of bonus
units per gross acre shall be reviewed and approved in accordance with the
conditions and procedures set forth in Section 2.06.00 of the Land Development
Code, except that, Section 2.06.03 shall not apply, and the number of dwelling units
required to be sold to buyers earning 80% or less of Collier County's median income,
as calculated annually by the Department of Housing and Urban Development
(HUD), shall be at least thirty percent(30%).
The following properties are eligible for an Affordable-workforce Housing Density
Bonus (home ownership only)of up to 6.0 additional dwelling units per acre.
41. Property located on the East side of Collier Boulevard (C.R. 951), approximately
6 tenths of a mile south of intersection with Rattlesnake Hammock Road (C.R.
- 12-
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2014-2, Stock Development allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
864), in Section 23, Township 50 South, Range 26 East, Collier County, Florida,
and further described as follows:
THE NORTH 1/2 OF THE SOUTHWEST % OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4 AND THE NORTHWEST '/ OF THE SOUTHEAST 1/4 OF THE
NORTHWEST 1/4 OF THE SOUTHWEST 1/4, LESS THE NORTH THIRTY FEET
FOR ROAD RIGHT OF WAY PURPOSES ONLY OF SECTION 23, TOWNSHIP
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA LESS THE WEST
100 FEET THEREOF,AND;
THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF
THE SOUTHWEST 1/4, LESS THE NORTH 30 FEET THEREOF FOR ROAD
RIGHT OF WAY, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA,AND;
THE SOUTH '/ OF THE NORTH 1/2 OF THE WEST 1/2 OF THE NORTHEAST 1/4
OF THE SOUTHWEST '/4 AND THE SOUTH '/ OF THE WEST 1/2 OF THE
NORTHEAST 1/4 OF THE SOUTHWEST '/4, SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA SUBJECT TO AN
EASEMENT OVER AND ACROSS THE WEST 36 FEET THEREOF,AND;
AN EASEMENT 36 FEET IN WIDTH OVER AND ACROSS THE EAST 36 FEET
OF THE NORTH 1/2 OF THE NORTH '/2 OF THE WEST 1/2 OF THE NORTHEAST
1/4 OF THE SOUTHWEST %, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND TOGETHER WITH;
A STRIP OF LAND DESIGNATED AS RIGHT OF WAY OVER AND ACROSS
THE NORTH 50 FEET OF THE SOUTH 1/2 OF THE NORTHWEST 1/4 OF THE
SOUTHWEST Y4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA,AND;
THE NORTH 1/2 OF THE NORTH / OF THE WEST 1/2 OF THE NORTHEAST 1/4
OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND;
THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF
THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
OF COLLIER COUNTY, FLORIDA,AND;
THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF
SOUTHWEST 1/4 LESS THE NORTH 30 FEET FOR RIGHT OF WAY OF
SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF COLLIER
COUNTY, FLORIDA,AND;
THE NORTH 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHWEST '/4 OF THE
SOUTHWEST'/4, LESS THE WEST 100 FEET OF SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA, AND; THE EAST
1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST %, LESS THE NORTH
328.19 FEET OF SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA, CONTAINING 55 ACRES, MORE OR LESS.
B. DENSITY RATING SYSTEM: [Page 49]
**** **** **** **** **** **** **** **** **** **** **** ****
2. Density Bonuses
**** **** **** **** **** **** **** **irk **** **** **** ****
f. Transfer of Development Rights Bonus
**** **** **** **** **** **** **** **** **** **** **** ****
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CP-2014-2/PL20140000113
2014-2, Stock Development: allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
(c) From Sending Lands located within one mile of the Urban Boundary into lands
designated Urban Residential Fringe, at a maximum density increase of one unit
per gross acre, except for properties that straddle the Urban Residential Fringe
and the Rural Fringe Mixed Use Sending Lands designations, and meet the other
Density Blending criteria provided for in subsection 5.2 of the Density Rating
System, which may transfer TDRs from Sending Lands located within one mile of
the Urban Boundary into lands designated Urban Residential Fringe, at a
maximum density increase of 1.3 units per gross acre. The Urban Residential
Fringe portion of the Naples Reserve Residential Planned Unit Development
located in Section 1, Township 51 South, Range 26 East, and the undeveloped
portion of the San Marino Planned Unit Development located in Section 11,
Township 50 South, Range 26 East, as further described in the Future Land Use
Designation Description Section, Urban Residential Fringe Subdistrict, shall not
be subject to the one mile limitation set forth above and may utilize TDRs from
any lands designated Sending within the Rural Fringe Mixed Use District to
achieve up to the maximum allowable density increase.
IF the Planning Commission chooses to recommend transmittal of the petition so as to
allow use of TDRs from unqualified Sending Lands and to allow increased density, staff
recommends the following revisions to the applicant's proposed text(for proper code
language, format, clarity, etc., including a replacement property description,AND to require
partial use of qualified TDRs:
Note: Words underlined are added-as proposed by petitioner; words double underlined
are added,words are deleted-as proposed by staff.
[Page 28]
2. Urban Residential Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and
5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum base
density of 1.5 units per gross acre, plus any density bonus that may be achieved via CCME
Policy 6.2.5 (6) b.1., and either"a"or"b" of below
[Relocation Only Difference for Next Paragraph Below]
Within the Urban Residential Fringe, rezone requests are not subject to the density rating
system, except as specifically provided below for the Affordable-workforce Housing Density
Bonus. All rezones are encouraged to be in the form of a planned unit development. Proposed
development in the Subdistrict shall be fully responsible for all necessary water management
improvements, including the routing of all on-site and appropriate off-site water through the
project's water management system, and a fair share cost of necessary improvements to the
CR 951 canal/out-fall system made necessary by new development in the Subdistrict.
a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0)dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary
and designated as Rural Fringe Mixed Use District Sending Lands, except in the case of:
i_ pProperties that straddle the Urban Residential Fringe and the Rural Fringe Mixed
Use Sending Lands designations, and meet the other Density Blending criteria
provided for in subsection 5.2 of the Density Rating System, which may achieve an
additional maximum density of up to 1.3 units per gross acre for all lands designated
as Urban Residential Fringe via the transfer of up to 1.3 dwelling units (transferable
- 14-
CP-2014-2/PL20140000113
2014-2, Stock Development:allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
development rights) per acre from lands located within one mile of the Urban
Boundary and designated as Rural Fringe Mixed Use District Sending Lands.
ii. The Urban Residential Fringe portion of the Naples Reserve Residential Planned
Unit Development located in Section 1, Township 51 South, Range 26 East, shall not
be subject to the one mile limitation set forth above and may utilize TDRs from any
lands designated Sending within the Rural Fringe Mixed Use District to achieve up to
the maximum allowable density; or,
iii. Up to 2.5 units per acre may be achieved for Urban Residential Fringe lands
within the undeveloped portion of the San Marino Planned Unit Development
located in Section 11, Township 50 South, Range 26 East via the transfer of 2.5
dwelling units (transferable development right) per acre. The Propert y shall be
subject to the one mile limitation set forth in subsection "a"above for the first forty
percent (40%) of TDRs used (1 DU/A) but shall not be subject to the one mile
limitation set forth above - _--". _ for • o i_ _•e c- 61°0 of TDRs
(1.5 DU/A) used. which may be derived from any more-distant lands designated
Sending within the Rural Fringe Mixed Use District to achieve up to the maximum
allowable density. The Property is further described as follows:
That portion of the San Marino Planned Unit Development described in
Ordinance No. 2000-10 excepting the ±39 acres located in the South 1/2 of the
Southwest 'A of the Northwest 1/4 of Section 11. Township 50 South. Range 26
East. and in the Northwest 1/4 of the Southwest '1/4 of Section 11. Township 50
South. Range 26 East.
b. In the case of properties specifically identified below, a density bonus of up to 6.0
additional units per gross acre may be requested for projects providing
affordable-workforce housing (home ownership only) for low and moderate
income residents of Collier County, pursuant to Section 2.06.00 of the Land
Development Code, or its successor ordinance, except as provided for below;_
[Indenting Only Difference Below]
Properties eligible for the Affordable-workforce Housing Density Bonus (home
ownership only) will be specifically identified herein. The actual number of bonus
units per gross acre shall be reviewed and approved in accordance with the
conditions and procedures set forth in Section 2.06.00 of the Land Development
Code, except that, Section 2.06.03 shall not apply, and the number of dwelling units
required to be sold to buyers earning 80% or less of Collier County's median income,
as calculated annually by the Department of Housing and Urban Development
(HUD), shall be at least thirty percent(30%).
The following properties are eligible for an Affordable-workforce Housing Density
Bonus (home ownership only)of up to 6.0 additional dwelling units per acre.
4 i. Property located on the East side of Collier Boulevard (C.R. 951), approximately
6 tenths of a mile south of intersection with Rattlesnake Hammock Road (C.R.
864), in Section 23, Township 50 South, Range 26 East, Collier County, Florida,
and further described as follows:
THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4 AND THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE
NORTHWEST 1/4 OF THE SOUTHWEST %4, LESS THE NORTH THIRTY FEET
FOR ROAD RIGHT OF WAY PURPOSES ONLY OF SECTION 23, TOWNSHIP
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA LESS THE WEST
100 FEET THEREOF,AND;
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CP-2014-2/PL20140000113
2014-2, Stock Development: allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF
THE SOUTHWEST %, LESS THE NORTH 30 FEET THEREOF FOR ROAD
RIGHT OF WAY, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA,AND;
THE SOUTH 1/2 OF THE NORTH 1/2 OF THE WEST'/z OF THE NORTHEAST 'A
OF THE SOUTHWEST 1/4 AND THE SOUTH '/z OF THE WEST 1/2 OF THE
NORTHEAST 1/4 OF THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA SUBJECT TO AN
EASEMENT OVER AND ACROSS THE WEST 36 FEET THEREOF,AND;
AN EASEMENT 36 FEET IN WIDTH OVER AND ACROSS THE EAST 36 FEET
OF THE NORTH 1/2 OF THE NORTH 1/2 OF THE WEST 1/2 OF THE NORTHEAST
1/4 OF THE SOUTHWEST 1/4, SECTION 23,TOWNSHIP 5O.SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND TOGETHER WITH;
A STRIP OF LAND DESIGNATED AS RIGHT OF WAY OVER AND ACROSS
THE NORTH 50 FEET OF THE SOUTH 1/2 OF THE NORTHWEST 1/4 OF THE
SOUTHWEST '/, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA,AND;
THE NORTH '/ OF THE NORTH 1/2 OF THE WEST 1/2 OF THE NORTHEAST'/4
OF THE SOUTHWEST 'A SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND;
THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF
THE SOUTHWEST 1/4, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
OF COLLIER COUNTY, FLORIDA,AND;
THE EAST 1/2 OF THE NORTHEAST 'A OF THE NORTHWEST 'A OF
SOUTHWEST 1/4 LESS THE NORTH 30 FEET FOR RIGHT OF WAY OF
SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF COLLIER
COUNTY, FLORIDA,AND;
THE NORTH % OF THE NORTHWEST '/ OF THE SOUTHWEST 1/4 OF THE
SOUTHWEST 1/4, LESS THE WEST 100 FEET OF SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA,AND; THE EAST
% OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4, LESS THE NORTH
328.19 FEET OF SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA, CONTAINING 55 ACRES, MORE OR LESS.
B. DENSITY RATING SYSTEM: [Page 491
**** **** ** * ***
2, Density Bonuses
**** **** **** **** **** **** *** **** **** **** **** ****
f. Transfer of Development Rights Bonus
**** **** **** **** **** **** **** **** **** * ** **** ****
(c) From Sending Lands located within one mile of the Urban Boundary into lands
designated Urban Residential Fringe, at a maximum density increase of one unit
per gross acre, except for properties that straddle the Urban Residential Fringe
and the Rural Fringe Mixed Use Sending Lands designations, and meet the other
Density Blending criteria provided for in subsection 5.2 of the Density Rating
System, which may transfer TDRs from Sending Lands located within one mile of
the Urban Boundary into lands designated Urban Residential Fringe, at a
maximum density increase of 1.3 units per gross acre. The Urban Residential
Fringe portion of the Naples Reserve Residential Planned Unit Development
located in Section 1, Township 51 South, Range 26 East shall not be subject to
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CP-2014-2/P1_20140000113
2014-2, Stock Development:allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
the one mile limitation set forth above and may utilize TDRs from any lands
designated Sending within the Rural Fringe Mixed Use District, and the
undeveloped portion of the San Marino Planned Unit Development located in
Section 11, Township 50 South, Range 26 East shall not be subiect to the one
mile limitation set forth above and may utilize uo to sixty percent (60°0 of TDRs
from =--- more-distant lands designated Sendin. within the Rural Fringe Mixed
Use District to achieve up to the maximum allowable density increase.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
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CP-2014-2/PL20140000113
2014-2, Stock Development allowing TDR transfers into San Marino RPUD
Agenda Item 9.A.
PREPARED BY:
,I] / • e1 DATE: 24 C} '
CORBY CH IDT,AICP, PRI CIPAL PLANNER
COMPREHENSIVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT
R VIEWED
DATE: /V _ -IV
DAVID WEEKS,AICP, GROWTH MANAGEMENT PLAN MANAGER
COMPREHENSIVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT
REVIEWED BY:
DATE: ! . .. J,.I
MIKE BOSI,AICP, DIRECTOR, PLANNING AND ZONING DEPARTMENT
APPR D BY: /rezi
DATE:
NICK CASALANGUIDA,A1MtNISTRATOR
GROWTH MANAGEMENT DIVISION
PETITION No.: CP-2014-2/PL-20140000113
Staff Report for the November 6, 2014, CCPC Meeting.
NOTE: This petition has been scheduled for the December 9,2014, BCC Meeting.
CP-2014-2/PL20140000113
2014-2,Stock Development allowing TDR transfers into San Marino RPUD
AFFIDAVIT OF COMPLIANCE
I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development
Code, I did cause the attached newspaper advertisement to appear and I did give notice by mail
to the following property owners and/or condominium and civic associations whose members
may be affected by the proposed land use changes of an application request for a rezoning,PUD
amendment,or conditional use,at least 15 days prior to the scheduled Neighborhood Information
Meeting. For the purposes of this requirement, the names and addresses of property owners
shall be deemed those appearing on the latest tax rolls of Collier County and any other persons
or entities who have made a formal request of the county to be notified. The said notice
contained the laymen's description of the site property of proposed change and the date, time,
and place of a Neighborhood Information Meeting.
Per the attached letters, property owner's list, and copy of newspaper advertisement which are
hereby made a part of this Affidavit of Compliance
(Signature of Appli t)
State of Florida
County of Collier
The foregoing Affidavit of compliance was acknowledged before me this day of
r Al 1 . 2014 by •A'e I S C( SC) ,who ' personall
. own to m who has produced as identification.
t'Y ®®��
(Signature of No- Pub 'c)
(Notary Seal)
Printed Name of Notary nJLUAN JONES.III
NOTARY PUBLIC
�f! 7 STATE OF FLORIDA
Colnmm1 E6099139
Expires a11/Z01d
G:NN Procedmts/Amdavit Of Compliance-NIM Oct201 O.Doc
4 NEIGHBORHOOD.; . _. f ..•�' . i
TllNFORMrtEB
The public is invited to attend a nelghporhood infoiarnattori°Fn i'h s* '(
and Yovanvoich of Coleman;Yovanvoich•8„Koe* pA and Afext§ po }4 , .
NAPLES DAILY NEWS Waldrop Engineering,RA on behalf of the proppfty Dwnet a(t the f040-5,ing
Published Daily location: s S`?,R,`;,4
Naples,FL 34110 - Tuesday October'21 ".24142a4-.3.,-9%.13-5r- 1 !*` -.g ' if '.,,L6.,,,3.
Collier Courrty South Regl at Ubraty ful�inij 't �;� T
Affidavit of Publical 8065 Lely Cultural P*iay Naplefi•F. T1 t� 4t,3
State Of Florida The subject property totals 235#1'�aere i4l:ated oN , ,r
Blvd.,approximately 1 Yz miles rierth o Flattl alts MamrnocK d 1514a4'1d 141
Counties of Collier and Lee "Township 50 South, Range 26 East C,:._. FloridaFA is
diately north of the Aventine at NaplesApartiment 050101,‘P(.::-7.4,10,,,,, p tttt i �
made two(2)concurrent applications Whet County T t9,appit'ratdolt i�ltir(a',.
Before the undersigned they serve of the following: rz'" "x
appeared Daniel McDermott,who o_ ,
(1)A Growth Management.Plan Amen eri)(Gk4PAIV1 100-..,r it t 0501.-
Inside Sales Manager of the Naples I able Development Rights(TDRs)• 3ntiing Iar ds-le ated•tnttril Ntt 9 list-lit. .
newspaper published at Naples,in C from the Urban Boundary and ttllI a ese Tl3 astchi .� Lf` ry a
distributed in Collier and Lee counti per acre per the Urban Residentia1F LYistri4ij Pt1 f , r
attached copy of the advertising,ben (2)A Planned Unit Development: anent(PtJD4.io ne141, z � C
Planned Unit Development approv • per Vrdmance--20Upi
PUBLIC NOTICE maximum number of dwelling units f 352 to t14;,to•rerR@V .1ksa e rm- ^ ••
uses,to revise the Master Plan'to d e�ei'Ealn Permted Cat t
Standards and Deviations,and'to'e � elt�i�l frf t*11 }h 4-'li
N Jf c11✓ -.„+Nri^ t I�tWS�a A
in the matter of PUBLIC NOTICE 4.;
was published in said newspaper 1 t' l
7 ,�
on September 29,2014. .: .,.....•_ r 3 f� ;W v i ..
Affiant further says that the said N. 14 �-!��' p l *. w i'". •
published at Naples,in said Collier • _ [ C� s -' i J F+
newspaper has heretofore been con, ✓_: -"9 y
County,Florida;distributed in Colli- I, , 'l 2 r_�, ;,.
each day and has been entered as sec I `� '
office in Naples,in said Collier Co ii. `, ��°
year next preceding the first publica
advertisement and affiant further sa F r _� 'promised any person,firm or corpo • .i, '1 , -r • ,.-`
commission or refund for the purpos: li " s h '
publication ire the said newspaper. 1�`1 , ' -
/, WE VALU 1 YQU[T-lltll'UT a y ,n 1 `# r' t
r / /� Fl Business and property owners and residents are welcome tbattaxtt#+ -4
/, and discuss the project with the'oWnersi repieSatYtati and ilher F f,;
(Signature of affiant, \ you are unable to attend this meeting,but b ,e dons or pommen pg
directed to:
{
..
' Waldrop Engineering PA`.cro Alexis-Creep 3 '
SW to ands.b- bed before me 28100 Bonita Grande Dr. Suite 305 X3onitaSpflrlgs $i t '!'
Tin 3rd day of•• • 2 f)14 (239)405-7777,ext 207.OR-alexisb waldr6p :,i, , ,l ' .
,. ,. // . ' .°Please note that Collier County Public tibrary,dor t1clt R ` o e .", _.'
• • Xs :_IttJ
(Signature of notary public)
cwot.Paloowt
•� iilYCOYau�SIOX+i:EE 851758 .
?., ;, EXPIRES Norember20,2014
4"?.' andudlbroPidrrd Yuma llQVny
.-b--- 4
WALDROP ENGINEERING tF pr zl_
/�,�,�M� '`yam�p���/��T��}� y 1 � �.� .y
tM I.BYBINEM40 S MW YEVU.O mer CONS �.�ANIO 11.$ 3 '
4,ry� ,. € i„'Sr�'�"-C^�'.;'s q r'!s eta � F�
���.sa�.n..+-rt,�#. �' a � " t t .�+
dgc,_,zk` .3 ..��.. .. �' <-s•i .R.A�,.' ,_. alk .Y ri..z ..$_r,s .:.)_.�f``" ...a.._._�n.c.a...+.,--....1-.1_-?
September 26,2014
RE: San Marino
GMPA-PL20140000113
PUDA-PL20140000100
Dear Property Owner:
Please be advised that Alexis Crespo, AICP of Waldrop Engineering, P.A. and Richard Yovanovich,
Esquire of Coleman, Yovanovich & Koester, P.A. on behalf of the property owner has made two (2)
concurrent applications to Collier County.
These applications include: (1) a Growth Management Plan Amendment (GMPA) to allow the use of
Transferable Development Rights(TDRs)from Sending Lands located more than 1 mile from the Urban
Boundary, and utilize these TDR to achieve a density of 4.0 units per acre per the Urban Residential
Fringe District; AND (2)to amend the San Marino Planned Unit Development approved per Ordinance
2000-10,to increase the maximum number of dwelling units from 352 to 843,to remove the golf course
uses, to revise the Master Plan,to add certain Permitted Uses, Development Standards and Deviations,
and to revise Developer Commitments.
The subject property totals 235+/-acres and is located in Section 11,Township 50 South,Range 26 East,
Collier County,Florida,east of Collier Blvd.(CR 951)and approximately 1.5 miles north of Rattlesnake
Hammock Road.The property is immediately north of the Aventine at Naples apartment complex.
In compliance with the Land Development Code requirements,a Neighborhood Information Meeting will
be held to provide you an opportunity to hear a presentation about this applications and ask questions.
The Neighborhood Information Meeting will be held on Tuesday,October 21,2014 at 5:30 p.m. at
the South Regional Library,Meeting Room"A",8065 Lely Cultural Parkway,Naples,FL 34113.
Should you have questions prior to the meeting,please contact me directly at(239)405-7777 ext.207,or
alesisc a orNaldropeneineerirw.coni.
Sincerely,
WALDROP ENGINEERING,P.A.
Alexis V.Crespo,AICP
Principal Planner
*Please note that Collier County Public Library does not sponsor or endorse this program.
. _
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RESOLUTION NO. 14- 262
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AMENDMENT TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING
THE FUTURE LAND USE ELEMENT TO INCREASE THE
MAXIMUM ALLOWABLE RESIDENTIAL DENSITY THAT MAY
BE ACHIEVED IN THE 196.4 ACRE UNDEVELOPED PORTION
OF THE SAN MARINO RESIDENTIAL PLANNED UNIT
DEVELOPMENT FROM 2.5 UNITS PER ACRE UTILIZING
TRANSFER OF DEVELOPMENT RIGHTS ("TDRS") TO 3.02
UNITS PER ACRE UTILIZING TDRS, AND TO ALLOW THE
TRANSFER OF RESIDENTIAL DENSITY TO THAT PORTION OF
THE SAN MARINO RESIDENTIAL PLANNED UNIT
DEVELOPMENT FROM SENDING LANDS LOCATED MORE
THAN ONE (1) MILE FROM THE URBAN BOUNDARY, AND
FURTHERMORE RECOMMENDING TRANSMITTAL OF THE
AMENDMENT TO THE FLORIDA DEPARTMENT OF
ECONOMIC OPPORTUNITY. THE SUBJECT 196.4-ACRE
PROPERTY IS LOCATED EAST OF COLLIER BOULEVARD,
APPROXIMATELY 1-1/2 MILES NORTH OF RATTLESNAKE-
HAMMOCK ROAD IN SECTION 11, TOWNSHIP 50 SOUTH,
RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
[PL20140000113/CP-2014-2]
•
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act of
1985, was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Petitioner, Stock Development, initiated this amendment to the Future Land
Use Element; and
WHEREAS, on November 6,2014,the Collier County Planning Commission considered
the proposed amendment to the Growth Management Plan pursuant to the authority granted to it
by Section 163.3174, F.S.,and has recommended approval of said amendment to the Board of
County Commissioners; and
114-CU1P-00934/1 131666/1)-86 1 of 2
Rev. 11/12114
Words underlined are additions; Words str'k-t#fetigli are deletions
*** *** *** *** are a break in text
41:0
WHEREAS, on December 9, 2014, the Board of County Commissioners at a public
hearing approved the transmittal of the proposed amendment to the state Iand planning agency in
accordance with Section 163.3184, F.S.; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
Amendment, various State agencies and the Department of Economic Opportunity (DEO) have
thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier
County its comments within said thirty (30)days pursuant to Section 163.3184, F.S.; and
WHEREAS, Collier County, upon receipt of the written comments from DEO must
adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment
within one hundred and eighty(180)days of such receipt pursuant to Section 163.3184, F.S.; and
WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted
Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan
Amendment pursuant to Section 163.3184(3), F.S.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the
purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies
thereby initiating the required State evaluation of the Growth Management Plan Amendment
prior to final adoption.
THIS RESOLUTION ADOPTED after motion, second and majority vote this c tA--\-1
day of °U 4"' ,2014.
ATTESil"x',2:a°" BOARD OF COUNTY COMMISSIONERS
DW( I1{ ':E. BRO(K,.CLERK COLLIER COUNTY. LORIDA
/
±i �! I
- -
f);Deputy Clerk j TOM HENNING,ING, io
airman
Attest aat4 Civil I
signature only..
Approved a to form and legality:
Car Pa:): s0.414
ileidi Ashtotn-Cicko
Managing Assistant County Attorney
Attachment: Exhibit°'A"
1 14-CMP-0093411 1 3 1 666%11-86 2 of 2
Rev. 11'12/14
Words underlined are additions; Words struck through are deletions
*** *** *** *** are a break in text
CA
PL20140000113 CP-2014-2
EXHIBIT"A"
FUTURE LAND USE ELEMENT
[Page 28]
2. Urban Residential Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and
5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum base
density of 1.5 units per gross acre, plus any density bonus that may be achieved via CCME
Policy 6.2.5 (6) b.1., and either"a"or"b" below::
Within the Urban Residential Fringe, rezone requests are not subject to the density rating
system, except as specifically provided below for the Affordable-workforce Housing Density
Bonus. All rezones are encouraged to be in the form of a planned unit development. Proposed
development in the Subdistrict shall be fully responsible for all necessary water management
improvements including the routing of all on-site and appropriate off-site water through the
proiect's water management system, and a fair share cost of necessary improvements to the
CR 951 canal/out-fall system made necessary by new development in the Subdistrict.
a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary
and designated as Rural Fringe Mixed Use District Sending Lands,
with the following exceptions:
L pProperties that straddle the Urban Residential Fringe and the Rural Fringe Mixed
Use Sending Lands designations, and meet the other Density Blending criteria
provided for in subsection 5.2 of the Density Rating System, which may achieve an
additional maximum density of up to 1.3 units per gross acre for all lands designated
as Urban Residential Fringe via the transfer of up to 1.3 dwelling units (transferable
development rights) per acre from lands located within one mile of the Urban
Boundary and designated as Rural Fringe Mixed Use District Sending Lands; or,
ii. The Urban Residential Fringe portion of the Naples Reserve Residential Planned
Unit Development located in Section 1, Township 51 South, Range 26 East, shall not
be subject to the one mile limitation set forth above and may utilize TDRs from any
lands designated Sending within the Rural Fringe Mixed Use District to achieve up to
the maximum allowable density; or,
iii. Up to 1.52 additional units per acre may be achieved for Urban Residential
Fringe lands within the 196.4 acre portion of the San Marino Planned Unit
Development described below, via the transfer of 1.52 dwelling units
(transferable development right) per acre. The Property shall not be subiect to
the one mile limitation set forth above and may utilize TDRs derived from any
lands designated Sending within the Rural Fringe Mixed Use District to achieve
up to the maximum allowable density. The Property is further described as
follows:
That portion of the San Marino Planned Unit Development described in
Ordinance No. 2000-10, as amended, excepting the ±39 acres located in the
South '/z of the Southwest 1/4 of the Northwest 1/4 of Section 11, Township 50
South, Range 26 East, and in the Northwest 1/4 of the Southwest %of Section 11,
Township 50 South, Range 26 East.
[14-CMP-00934/1130955/1] 1
Words underlined are added; words st sk-t#reugh are deleted.
Row of asterisks(**** "¢* ****)denotes break in text.
L.�
PL20140000113 CP-2014-2
b. In the case of properties specifically identified below, a density bonus of up to 6.0
additional units per gross acre may be requested for projects providing
affordable-workforce housing (home ownership only) for low and moderate
income residents of Collier County, pursuant to Section 2.06.00 of the Land
Development Code, or its successor ordinance, except as provided for below
. .
f
StibEtistfiet
Properties eligible for the Affordable-workforce Housing Density Bonus (home
ownership only) will be specifically identified herein. The actual number of bonus
units per gross acre shall be reviewed and approved in accordance with the
conditions and procedures set forth in Section 2.06.00 of the Land Development
Code, except that, Section 2.06.03 shall not apply, and the number of dwelling units
required to be sold to buyers earning 80% or less of Collier County's median income,
as calculated annually by the Department of Housing and Urban Development
(HUD), shall be at least thirty percent(30%).
The following properties are eligible for an Affordable-workforce Housing Density
Bonus (home ownership only) of up to 6.0 additional dwelling units per acre.
4 I. Property located on the East side of Collier Boulevard (C.R. 951), approximately
6 tenths of a mile south of intersection with Rattlesnake Hammock Road (C.R.
864), in Section 23, Township 50 South, Range 26 East, Collier County, Florida,
and further described as follows:
THE NORTH 1/2 OF THE SOUTHWEST % OF THE NORTHWEST % OF THE
SOUTHWEST % AND THE NORTHWEST '/. OF THE SOUTHEAST 1/4 OF THE
NORTHWEST 1/4 OF THE SOUTHWEST %, LESS THE NORTH THIRTY FEET
FOR ROAD RIGHT OF WAY PURPOSES ONLY OF SECTION 23, TOWNSHIP
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA LESS THE WEST
100 FEET THEREOF,AND;
THE NORTHEAST % OF THE SOUTHEAST ' OF THE NORTHWEST % OF
THE SOUTHWEST %, LESS THE NORTH 30 FEET THEREOF FOR ROAD
RIGHT OF WAY, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA,AND;
THE SOUTH '/2 OF THE NORTH 1/2 OF THE WEST '/2 OF THE NORTHEAST Y
OF THE SOUTHWEST ' AND THE SOUTH '/2 OF THE WEST '/2 OF THE
NORTHEAST % OF THE SOUTHWEST %, SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA SUBJECT TO AN
EASEMENT OVER AND ACROSS THE WEST 36 FEET THEREOF,AND;
AN EASEMENT 36 FEET IN WIDTH OVER AND ACROSS THE EAST 36 FEET
OF THE NORTH 1/2 OF THE NORTH 1/2 OF THE WEST 1/2 OF THE NORTHEAST
(14-CMP-00934/1130955/1} 2
Words underlined are added; words struck-though are deleted.
Row of asterisks(**** **** ****)denotes break in text.
P1_20140000113 CP-2014-2
%4 OF THE SOUTHWEST %, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND TOGETHER WITH;
A STRIP OF LAND DESIGNATED AS RIGHT OF WAY OVER AND ACROSS
THE NORTH 50 FEET OF THE SOUTH 'A OF THE NORTHWEST 1/4 OF THE
SOUTHWEST f,, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA,AND;
THE NORTH % OF THE NORTH 1/2 OF THE WEST 1/2 OF THE NORTHEAST 1/4
OF THE SOUTHWEST %, SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, OF COLLIER COUNTY, FLORIDA,AND;
THE SOUTHWEST % OF THE SOUTHWEST % OF THE NORTHWEST % OF
THE SOUTHWEST '/., SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
OF COLLIER COUNTY, FLORIDA,AND;
THE EAST ' OF THE NORTHEAST % OF THE NORTHWEST %. OF
SOUTHWEST % LESS THE NORTH 30 FEET FOR RIGHT OF WAY OF
SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF COLLIER
COUNTY, FLORIDA,AND;
THE NORTH '/2 OF THE NORTHWEST '4 OF THE SOUTHWEST ' OF THE
SOUTHWEST %, LESS THE WEST 100 FEET OF SECTION 23, TOWNSHIP 50
SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA, AND; THE EAST
1/2 OF THE NORTHEAST % OF THE SOUTHWEST %, LESS THE NORTH
328.19 FEET OF SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST, OF
COLLIER COUNTY FLORIDA, CONTAINING 55 ACRES, MORE OR LESS.
**** **** **** **** **** **** **** **** **** **** **** ****
B. DENSITY RATING SYSTEM: [Page 49]
2. Density Bonuses
**** **** **** **** **** **** **** **** **** **** **** ****
f. Transfer of Development Rights Bonus
To encourage preservation/conservation of natural resources, density transfers are
permitted as follows:
(a) From Urban designated areas into that portion of the Urban designated area
subject to this Density Rating System, in accordance with the Transfer of
Development Rights (TDR) provision contained in Section 2.03.07 of the Land
Development Code, adopted by Ordinance No. 04-41, as amended, on June 22,
2004 and effective October 18, 2004. For projects utilizing this TDR process,
density may be increased above and beyond the density otherwise allowed by
the Density Rating System.
(b) From Sending Lands in conjunction with qualified infill development.
(c) From Sending Lands located within one mile of the Urban Boundary into lands
designated Urban Residential Fringe, at a maximum density increase of one unit
per gross acre, except with the following exceptions:
i_ pProperties that straddle the Urban Residential Fringe and the Rural Fringe
Mixed Use Sending Lands designations, and meet the other Density Blending
criteria provided for in subsection 5.2 of the Density Rating System, whieil
may transfer TDRs from Sending Lands located within one mile of the Urban
[14-CMP-00934/1130955/1] 3
Words underlined are added; words struck- #rough are deleted.
Row of asterisks(**** **** ****)denotes break in text.
CAS
PL20140000113 CP-2014-2
Boundary into lands designated Urban Residential Fringe, at a maximum
density increase of 1.3 units per gross acre.
ii. The Urban Residential Fringe portion of the Naples Reserve Residential
Planned Unit Development located in Section 1, Township 51 South, Range
26 East shall not be subject to the one mile limitation set forth above and may
utilize TDRs from any lands designated Sending within the Rural Fringe
Mixed Use District to achieve up to the maximum allowable density increase.
iii. Up to 1.52 additional units per acre may be achieved for Urban
Residential Fringe lands within the 196.4 acre portion of the San Marino
Planned Unit Development described below, via the transfer of 1.52
dwelling units (transferable development right) per acre. The Property
shall not be subject to the one mile limitation set forth above and may
utilize TDRs derived from any lands designated Sending within the Rural
Fringe Mixed Use District to achieve up to the maximum allowable
density. The Property is further described as follows:
That portion of the San Marino Planned Unit Development described in
Ordinance No. 2000-10, as amended, excepting the ±39 acres located in
the South 1/2 of the Southwest % of the Northwest 1/4 of Section 11,
Township 50 South, Range 26 East, and in the Northwest ' of the
Southwest ' of Section 11, Township 50 South, Range 26 East.
In no case shall density be transferred into the Coastal High Hazard Area from outside
the Coastal High Hazard Area.
[14-CMP-00934/1130955/1] 4
Words underlined are added; words struek-through are deleted.
Row of asterisks(**** **** ****)denotes break in text.
C AE?
PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE
NOTICE OF PUBLIC HEARING AND
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on
Tuesday,May 12,2015 at 9:00 a.m., in the Board of County Commissioners Chamber,Third Floor,Collier County
Government Center,3299 Tamiami Trail E.,Naples, FL.
The purpose of the hearing is to consider:
AN ORDINANCEAMENDING ORDINANCE 89-05,ASAMENDED,THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN OF THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA SPECIFICALLY AMENDING THE
FUTURE LAND USE ELEMENT TO INCREASE THE MAXIMUM ALLOWABLE RESIDENTIAL DENSITY THAT MAY
BE ACHIEVED IN THE 196.4 ACRE UNDEVELOPED PORTION OF THE SAN MARINO RESIDENTIAL PLANNED
UNIT DEVELOPMENT FROM 2.5 UNITS PER ACRE UTILIZING TRANSFER OF DEVELOPMENT RIGHTS("TDRS")
TO 3.02 UNITS PER ACRE UTILIZING TDRS,AND TO ALLOW THE TRANSFER OF RESIDENTIAL DENSITY TO
THAT PORTION OF THE SAN MARINO RESIDENTIAL PLANNED UNIT DEVELOPMENT FROM SENDING LANDS
LOCATED MORE THAN ONE(1)MILE FROM THE URBAN BOUNDARY,AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY.
THE SUBJECT 196.4-ACRE PROPERTY IS LOCATED EAST OF COLLIER BOULEVARD APPROXIMATELY 1-1/2
MILES NORTH OF RATTLESNAKE-HAMMOCK ROAD IN SECTION 11,TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA. [PL201 400001 1 3/CP-2014-2]
&
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING
ORDINANCE NUMBER 2000-10, THE SAN MARINO PLANNED UNIT DEVELOPMENT, BY INCREASING THE
MAXIMUM DWELLING UNITS FROM 352 TO 650;BY REMOVING THE GOLF COURSE USES;BY ESTABLISHING
TWO DEVELOPMENT PARCELS AS PARCEL A AND PARCEL B; BY ADDING PERMITTED USES FOR PARCEL B;
BY ADDING DEVELOPMENT STANDARDS FOR PARCEL B;BY ADDING DEVIATIONS;BY REVISING THE MASTER
PLAN; BY REVISING DEVELOPER COMMITMENTS FOR THE PUD LOCATED ON THE EAST SIDE OF CR 951
APPROXIMATELY 1.5 MILES SOUTH OF DAVIS BOULEVARD IN SECTION 11,TOWNSHIP 50 SOUTH,RANGE 26
EAST, COLLIER COUNTY FLORIDA CONSISTING OF 235±ACRES;AND BY PROVIDING AN EFFECTIVE DATE.
(PETITION PUDA-PL20140000100)[COMPANION TO CP-2014-2/PL20140000113]
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NAPLES J NAPLES HERITAGE
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All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCES will be made
available for inspection at the Zoning Division, Comprehensive Planning & Zoning Services Sections, 2800 N.
Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Furthermore the
materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor, Collier County
Government Center, 3299 East Tamiami Trail, Suite 401 Naples, one week prior to the scheduled hearing. Any
questions pertaining to the documents should be directed to the Zoning Division, Comprehensive Planning
Section.Written comments filed with the Clerk to the Board's Office prior to Tuesday, May 12, 2015 will be read
and considered at the public hearing.
If a person decides to appeal any decision made by the Collier County Planning Commission with respect to any
matter considered at such meeting or hearing,he will need a record of that proceeding,and for such purpose he
may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and
evidence upon which the appeal is to be based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding,you
are entitled, at no cost to you,to the provision of certain assistance. Please contact the Collier County Facilities
Management 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
TIM NANCE,CHAIRMAN
DWIGHT E. BROCK,CLERK
By: Martha Vergara, Deputy Clerk (SEAL)
No.231121319 April 22.2015
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Published Daily i s � ,, '-° t °.;WTH '
Naples,FL34110 �® T:` Rua
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Affidavit of Publication 1 F, " OF-
State of Florida :, P A '` : NO.•Counties of Collier and Lee ` = a ""'G,•
s 4 • � Sao.
{{,- _ • Y ` 11
Before the undersigned they serve as the authority,personally - <
appeared Daniel McDermott who on oath says that he serves as ,. t J• IDA
Inside Sales Manager of the Naples Daily News, a daily ( —' '?BY
newspaper published at Naples, in Collier County, Florida; _ � ` IBY
distributed in Collier and Lee counties of Florida; that the `,• of :•
attached copy of the advertising,being a ' 3 • in'
JDA
PUBLIC NOTICE r.-------.,1 (ib y•_- -,--:-:.,,f7=:.
,
in the matter of PUBLIC NOTICE t , {F}�' `, .
was published in said newspaper 1 time in the issue
on March 13, 2015. ��//�� LIST$25;884
f I II. S� ® - 9 Speed ,i..1,-,,I,_.,:,;
Affiant further says that the said Naples Daily News is a newspaper 1 ;a Automatic
published at Naples, in said Collier County, Florida, and that the said fUCorinect �.,'
newspaper has heretofore been continuously published in said Collier
County,Florida; distributed in Collier and Lee counties of Florida;
each day and has been entered as second class mail matter at the post . - . : ,_ . - - - :----i ,..•
office in Naples, in said Collier County, Florida, for a period of one `"' �r
d ade
year next preceding the first publication of the attached copy of _- � :=
•
Ih NOTi,CE OF=MEETING f d•.'NOTICE: OI°;INTENT rTO�CONSIDERVO. NANCES
'Notice isihereby given that•the Collier County Plannlrsg Commission'Will hold `public meeting on April 02,c
•;2015,at'9.00 a.m_.`;;in the'Board of County Commissioners.Chamber Third Floor;�County,;Government'Center : .
' .3299•East Tamiami Trail,Naples FL34112 • •. -• K;
i' The purpose of tha hearing.isto'consider < c
NAPLES DAILY NEWS :f1ti z �z ; 5 t
• `-rAN ORDINANCE:AMENDiNG;ORDINANCEi89,05 AS AMENDED,THE-COLLIER.COUNTY GROWTN
Published Daily ::MANAGEMENT' PLAN.'.OF•. THE jUNINCORPORATED::AREq OF'COLLIER -COUNTY .FLORIDA- i•
Naples,FL 34110 • -"1SPECIFRCALLY;AMENDING,THE FUTURE LAND USE.'.ELEMENT>TO iNCREASe,THE MAXIMUM „
ALLOWABLE RESIDENTIAL DENSTY THAT MAY BE ACNIEVEDIN;THE 196.4 ACRE:UN DEVELOPED,;;
PORTION OF THE SAN MARINO RESIDENTIAL PLANNEDTUNiT DEVELOPMENT FROM 25'UNITS
PER ACRE UTILIZING TRANSFER.tOF DEVELOPMENT RIGHTS('TDRS�1 TO 302 UNITS PER ACRE
Affidavit of Publica Li UTILIZING/I RS AND TOrAI LOW THE TRANSFEROF RESIDENTIAL DENSITY TO THAT PORTiON�OF
{ + THE SANIMARINOIRESIDENTIAL 1P.LANNED UNIT DEVELOPMENT FROM:SENDING':LANDS LOCATED
State of Florida MORE-6140 ONEI(1)MILE'FROPeellE URBANBOUNDARY:AND FURTHERMORE RECOMMENDING
r`TRANSMITTAL,OF THE ADOPTED`•AMENDMENT TO.THE FLORIDA DEPARTMENT OF-ECONOMIC
Counties of Collier and Lee ''. OPPORTUNITY THE SUBJECT 196 4-ACRE PROPERTY IS LOCATED EASTCF COLLIER BOULEVARD,:
'`APPROXIMATELY.,1 1/2:MILES NORTH OF1RATTLESNAKE=HAMMOCK ROAD IN•:SECTION 11'"j
6WNSHIP SO SOUTH RANGE 26 EAST COLLIER COUNTY FLORIDA L20140000113/CP 2014-2)
Before the undersigned they serve as ti;. h a
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER`COUNTY}FLORIDA ;.
appeared Daniel McDermott who ono ';AMENDING ORDINANCE NUMBER'2000-10,sTHE SAN:MARINO PLANNED UNIT DEVELOPMENT,•BY%-
INCREASiNGTHE,MAXIMUM DWELLING UNITS"FROM 352 TQ.B50;BY REMOVING THE GOLF COURSE`
Inside Sales Manager of the Naples Da USES BY ESTABLISHING DEVELOPMENT`PARCELS AS PARCEL NAND.PARCEL,B BYADDING;
newspaper published at Naples,in Col PERMITTED USES FOR-.PARCEL a;,`BY ADDIN�DEVELOPMENT STAtNDARDS'FOR"PARCEL 13;43*,-,"••
.:ADDING,DEVIATIONS BY:REVISING THE MASTER PLAN;+BY,REVISING'DEVELOPER COMMITMENTS
distributed in Collier and Lee counties i-_ FOR:THE-P1)0 LOCATED:ON THE;EAST-SIDE"OF-CR 951.APPROXIMATELY 1.5'MILES SOUTH•OF
DAMS BOULEVARD;IN;SECTION:.11,TOWNSHIP 50 SOUTH;RANGE:26'EAS7`.COLL/ER.COUNTY.1
attached copy of the advertising,being:,FLORIDACONSISTING OF 235±ACRES AND BY PROVIDING AN.EFFECTIVE:'DATE`(PETiTION:PUDA ,'
PL20140000100) . ` ti ::":2.,1:1:::,.;;'''
PUBLIC NOTICE «R z, iii ,. . -....:4�� +
y^k rs�mo�.ao wt.� �
. in the matter of PUBLIC NOTICE .: .° F° `.,F ,, _' i. �s ,• n»' '
was published in said newspaper 1 tim;µ "'°a f ` i 'PROJECT
on March 13, 2015. .-
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Affiant further says that the said Na ;;,_ r i .PROJECT
published at Naples, in said Collier Co=`< .,t' l , :.
P p , �a.
newspaper has heretofore been continua,; z —3 �'. II I.-. ."°°"°"°"l .•
� , L
County,Florida; distributed in Collier :>.�• >. t1 ,ii,;i.:� l ,,,,� -7x - l r,,r::-..,..,:',-.
g + 3- ir1`s } 'l a cwv L'3 ten. ..ii.. ....vin t. ,. r t .
each day and has been entered as secor, ;,;_ etr °; s H r,,m -i <<� ;3 ` ,
office in Naples, in said Collier Count s
r
p -A11 interested parties are•invited to appeaeandibe heard Copies of the proposed ORDINANCES will be;made ,
year next preceding the first pLIblicatic "availaLle'for inspection at the.Zoning Division Comprehensive Planning Section.2800 N Horseshoe'Dr d'•I 'Naplesiibetweenythwhoursrof 800A M and 5 00 PM Monday through Friday Furthermore the materials WI
advertisement; and affiant further says be made available for inspection at the'Colirer County Clerk sI;Office'fourth floor-Co?Ilien County Government
promised any person, firm or co orat Center.3299 Tanpami Trail East Suite 401 Naples:one week pdorto the scheduled hearing:My questions
P y P , pertaining'to the documents should be directed to;the.Zoning Division;Comprehensive;PlanningJSection':r,
commission Or refund for the purpose '-Written-comments;filed with the Clerk,;to the Boards Office pnorto on ApnirO2,20.15•wili be,read�and,
•considered at the public heating r > •• t•.. ..::-..,-,:..1-7,,:' -
publicatio.n in the said newspaper r
:•If a person decides.to appeal any decision madeiby the Cop Iiir County•PlanningCommission2with respect
/ to=any matter considered at such meeting or'heanng he'will'need a_record of that proceeding and for such
/ A.A. ';puripose.be may need to ensure that:a verbatim.record of.the proceedings is made which record includes'the-:'
!
testimony evidence upon which the appeal is'to,be based r '
Signature of a fi ant) -1f yu area person with a'disability who needs any accommodettfon inorder to participate in this proceeding
.yyouiare entitled atrno+cost to.you'o theiprovisromof certain assistance•Please'contact the ColkeriCounty l
iFacilities Mana em`ent Division;lfocated s at 3335 Tamiamr'Trill East;•Suite 101,.Naples'FL-,34112-5356;1(239)"•
9
-252 8380;;atileast two days,pnor'to the'meeting:':Assisted Listening devices forthe hearing impaired are
!avaiiabie in the'Board of Coun iCommissioners Office . i .: E r :.
SW to and sub•c bed efore me - .. �' �' � _ ; �,� _
:Mark1P Strain Chairman z
T 19th day of • 1 rch, 0 I S` Y
f -,Collier Cou*Planning Commission r, . 44 v , :- S
No 231123976 + i
/ , .March 13.2015,
____..-.
4 i•.,. 'AROL PILiDGO'
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'P ,A Notary Public-State of Florida s,
•e Commission#FF 185630
1 -?, .:� .-.My Comm.Expires Dec 28,2018;
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4;rte — v e o • a
PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE
NOTICE OF MEETING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that the Collier County Planning Commission will hold a public meeting on April 02,
2015,at 9:00 a.m.,in the Board of County Commissioners Chamber,Third Floor,County Government Center,
3299 East Tamiami Trail,Naples,FL 34112.
The purpose of the hearing is to consider:
AN ORDINANCE AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN OF THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA
SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT TO INCREASE THE MAXIMUM
ALLOWABLE RESIDENTIAL DENSITY THAT MAY BE ACHIEVED IN THE 196.4 ACRE UNDEVELOPED
PORTION OF THE SAN MARINO RESIDENTIAL PLANNED UNIT DEVELOPMENT FROM 2.5 UNITS
PER ACRE UTILIZING TRANSFER OF DEVELOPMENT RIGHTS ("TDRS") TO 3.02 UNITS PER ACRE
UTILIZING TDRS,AND TO ALLOW THE TRANSFER OF RESIDENTIAL DENSITY TO THAT PORTION OF
THE SAN MARINO RESIDENTIAL PLANNED UNIT DEVELOPMENT FROM SENDING LANDS LOCATED
MORE THAN ONE (1) MILE FROM THE URBAN BOUNDARY,AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC
OPPORTUNITY.THE SUBJECT 196.4-ACRE PROPERTY IS LOCATED EAST OF COLLIER BOULEVARD
APPROXIMATELY 1-1/2 MILES NORTH OF RATTLESNAKE-HAMMOCK ROAD IN SECTION 11,
TOWNSHIP 50 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA. [PL20140000113/CP-2014-2]
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA
AMENDING ORDINANCE NUMBER 2000-10, THE SAN MARINO PLANNED UNIT DEVELOPMENT, BY
INCREASING THE MAXIMUM DWELLING UNITS FROM 352 TO 650;BY REMOVING THE GOLF COURSE
USES;BY ESTABLISHING TWO DEVELOPMENT PARCELS AS PARCEL A AND PARCEL B;BY ADDING
PERMITTED USES FOR PARCEL B; BY ADDING DEVELOPMENT STANDARDS FOR PARCEL B; BY
ADDING DEVIATIONS; BY REVISING THE MASTER PLAN; BY REVISING DEVELOPER COMMITMENTS
FOR THE PUD LOCATED ON THE EAST SIDE OF CR 951 APPROXIMATELY 1.5 MILES SOUTH OF
DAVIS BOULEVARD IN SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY
FLORIDA CONSISTING OF 235±ACRES;AND BY PROVIDING AN EFFECTIVE DATE.(PETITION PUDA-
PL20140000100)
/RAD u
(C.R.IO 656)RD. • BOULEVARD TOLL EAST
rc g TWELVE WESIPORT CENOEN OAL PLAZA \PIZA
R.V.
LAKES CONWERCE
.`3 -CENTER
4 FF-S 4-
'0 3 2
y FOREST GLEN
WIDDWOOD y OF NAPLES
ESTATES CEDAR w
01 - HAMMOCK PROJECT
NEW NCPE 8 LOCATION
rulMEx ! / PL20140D00113 --
NAPLES NAPLES HERITAGE
HERITAGE
GOLF AND COUNTRY CWB
AND
TAORMINA COUNTRY NAPLES NATIONAL
RESERVE CLUB GOLF CLUB HACIENDA LAKES
pQ �- PROJECT OI)
9 LOCATION 10 11 12
2U PUDA-PL20140000100 I WILLOW RUN
Nm HOLIES OF ISLANDIA
U9P CONSERVATION AREA
SHADOW-
�WATERFORDO NS LAKES -- ---
ESTATES
couNTRy CLUB FIRST
ASSEJABLY HACIENDA U4 ES 13
16 15 MINISTRIES 14 (DRI)
All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCES will be made
available for inspection at the Zoning Division, Comprehensive Planning Section, 2800 N. Horseshoe Dr.,
Naples,between the hours of 8:00 A.M.and 5:00 P.M.,Monday through Friday.Furthermore the materials will
be made available for inspection at the Collier County Clerk's Office,fourth floor, Collier County Government
Center, 3299 Tamiami Trail East, Suite 401 Naples, one week prior to the scheduled hearing. Any questions
pertaining to the documents should be directed to the Zoning Division, Comprehensive Planning Section.
Written comments filed with the Clerk to the Board's Office prior to on April 02, 2015 will be read and
considered at the public hearing.
If a person decides to appeal any decision made by the Collier County Planning Commission with respect
to any matter considered at such meeting or hearing, he will need a record of that proceeding,and for such
purpose he may need to ensure that a verbatim record of the proceedings is made,which record includes the
testimony and evidence upon which the appeal is to be based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding,
you are entitled, at no cost to you,to the provision of certain assistance. Please contact the Collier County
Facilities Management 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.
Mark P.Strain,Chairman
Collier County Planning Commission
No.231123976 March 13,2015
SAN MARINO
GROWTH MANAGEMENT PLAN AMENDMENT
GM PA-PL20140000113/CP-2014-2
This page is intentionally left blank.
Table of Contents
Application to Amend Growth Management Plan
Executed Letter of Authorization & Deed
EXHIBITS:
Exhibit A Additional Professionals
Exhibit B Legal Description
Exhibit C Proposed FLUE Text Amendments
Exhibit D Surrounding Development Map
Exhibit E Aerial Location Map
'Exhibit F Zoning Map
Exhibit G Future Land Use Map
Exhibit H Archaeological Probability
Exhibit I Environmental Report & FLUCCS Map
Exhibit J Public Conservation Lands Map
Exhibit K Public Facilities Map
Exhibit L Utility Availability Letter
Exhibit M Traffic Impact Statement
Exhibit N Waste Generation Rates
Exhibit 0 Boundary Survey
Exhibit P Justification Narrative
This page is intentionally left blank.
San Marino
G M PA-PL2014-0000113
2nd Submittal
GMP AMENDMENT
APPLICATION
This page is intentionally left blank.
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
APPLICATIONN NUMBER DATE RECEIVED
PRE-APPLICATION CONFERENCE DATE
DATE SUFFICIENT
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Department,
Suite 400, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-2400 (Fax 239-252-2946).
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be notified
in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy
the deficiencies. For additional information on the processing of the application, see Resolution 97-
431 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the
Comprehensive Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFOMRATION
A. Name of Applicant Stock Development c/o Keith Gelder
Company Stock Development
Address 2647 Professional Circle, Suite 1201
City Naples State Florida Zip Code 34110
Phone Number (239) 592-7344 Fax Number(239) 592-7541
B. Name of Agent * Richard Yovanovich, Esq.
• THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company Coleman, Yovanovich & Koester, P.A.
Address 4001 Tamiami Trail N., Suite 300
City Naples State Florida Zip Code 341103
Phone Number (239) 435-3535 Fax Number
C. Name of Agent * Alexis V. Crespo, AICP
• THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company Waldrop Engineering, P.A.
Address 28100 Bonita Grande Drive, Suite 305
City Bonita Springs State Florida Zip Code_34135
Phone Number (239) 405-7777 Fax Number (239) 405-7899
D. Name of Owner (s) of Record H & LD Venture, LLC c/o Joe Boff
Address 11145 Tamiami Trail East
City Naples State Florida Zip Code 34113
1
E. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this application. Please refer to Exhibit "A" attached.
II. Disclosure of Interest Information:
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. (Use additional sheets if necessary).
Name and Address Percentage 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 Percentage of Stock
HCN Foundation 70%
Landstrasse 11
Triesen, Liechtenstein
Dr. Markus Kolzoff, Member of the Board _
Dr. Peter Sprenger, Member of the Board
Mr.Tom van der Meer, Member of the Board
Habitat for Humanity of Collier County, Inc. 30%
(A Florida Non Profit Corporation)
1 1 145 Tamiami Trail East
Naples, FL 34113
Samuel Durso, JM.D., President
Michael Mueller, Secretary
Stanard Swihart MD, Vice President
John W. Cunningham, Treasurer
Rev. Lisa Lefkow, E. Vice President
Nick Kouoheras, E. Vice President
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 Percentage of Interest
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 Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee,
or a Partnership, list the names of the contract purchasers below, including the officers,
stockholders, beneficiaries, or partners.
Name and Address Percentage of Ownership
N/A
Date of Contract: N/A
F. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust.
Name and Address
N/A
G. Date subject property acquired (X) leased ( ): 4/12/2011 Term of lease yrs./mos.
If, Petitioner has option to buy, indicate date of option: N/A _ and date
option terminates: , or anticipated closing:
H. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application, but prior to the date of the final public hearing, it is the responsibility
of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
III. DESCRIPTION OF PROPERTY:
A. LEGAL DESCRIPTION Please refer to Exhibit "B" enclosed
B. GENERAL LOCATION East of CR 951 & 1.5 miles north of Rattlesnake Hammock Road
PLANNING COMMUNITY: Royal Fakapalm D. TAZ 358
E. SIZE IN ACRES 196.4+/-acres F. ZONING Planned Unit Development
G. SURROUNDING LAND USE PATTERN Multi-and Single-Family Residential; Golf Course-See
also Justification Narrative attached as Exhibit "P"
H. FUTURE LAND USE MAP DESIGNATION(S) Urban Residential Fringe Subdistrict
IV. TYPE OF REQUEST:
A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
Housing Element Recreation/Open Space
Traffic Circulation Sub-Element Mass Transit Sub-Element
Aviation Sub-Element Potable Water Sub-Element
Sanitary Sewer Sub-Element NGWAR Sub-Element
Solid Waste Sub-Element Drainage Sub-Element
Capital Improvement Element CCME Element
X Future Land Use Element Golden Gate Master Plan
Immokalee Master Plan
B. AMEND PAGE (5) 29 & 49 OF THE FUTURE LAND USE ELEMENT
AS FOLLOWS: (Use Strike through to identify language to be deleted; Use Underline to
identify language to be added). Attach additional pages if necessary:
Please refer to Exhibit "C"
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM N/A
TO
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
N/A
E. DESCRIBE ADDITIONAL CHANGES REQUESTED: N/A
REQUIRED INFORMATION:
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1"=400'. At least one copy reduced to
8-1/2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
See Exhibit "D" Provide general location map showing surrounding developments (PUD,
DRI's, existing zoning) with subject property outlined.
See Exhibit "E" Provide most recent aerial of site showing subject boundaries, source, and
date.
S ee Exhibit "F" Provide a map and summary table of existing land use and zoning within
a radius of 300 feet from boundaries of subject property.
B. FUTURE LAND USE AND DESIGNATION
See Exhibit "G" Provide map of existing Future Land Use Designation(s) of subject property
and adjacent lands, with acreage totals tor each land use designation on
the subject property.
C. ENVIRONMENTAL
See Exhibit "I" Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED
ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE.
See Exhibit "I" Provide a summary table of Federal (US Fish & Wildlife Service) and State
(Florida Game & Freshwater Fish Commission) listed plant and animal
species known to occur on the site and/or known to inhabit biological
4
communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route, etc.),Identify historic and/or
archaeological sites on the subject property.
D. GROWTH MANAGEMENT
Reference 9J-11.006, F.A.C. and Collier County's Capital Improvements Element
Policy 1.1.2 (Copies attached).
1. INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING:
N Is the proposed amendment located in an Area of Critical State
Concern? (Reference 9J-1 1.006(1)(a)(5), F.A.C.). IF so, identify area
located in ACSC.
N Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380 F.S. ?
(Reference 9J-1 1.006(1)(a)7.a, F.A.C.)
N Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ?
(Reference 9J-1 1.006(1)(a)7.b, F.A.C.) Does the proposed amendment
create a significant impact in population which is defined as a potential
increase in County-wide population by more than 5% of population
projections? (Reference Capital Improvement Element Policy 1.1.2). If
yes, indicate mitigation measures being proposed in conjunction with the
proposed amendment.
Yes, Please refer to Exhibit P-Justification Narrative Does the proposed land use cause
an increase in density and/or intensity to the uses permitted in a specific land use
designation and district identified (commercial, industrial, etc.) or is the proposed
land use a new land use designation or district? (Reference Rule 9J-5.006(5)
F.A.C.).
If so, provide data and analysis to support the suitability of land for the proposed
use, and of environmentally sensitive land, ground water and natural resources.
(Reference Rule 9J-1 1.007, F.A.C.)
E. PUBLIC FACILITIES
1. Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the following public facilities:
See Exhibit "L" Potable Water
See Exhibit "L" Sanitary Sewer
See Exhibit "M" Arterial & Collector Roads; Name specific road and LOS
N/A Drainage
Collier County does not enforce a Level of Service Standards beyond complying with the South
Florida Water Management District (SFWMD) standards for water quality and off-site discharge
of stormwater. The project will designed in accordance with SFWMD standards in effect at the
time of Environmental Resource Permit review and approval.
See Exhibit "N" Solid Waste
See Exhibit "K" Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that would
cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation
measures being proposed in conjunction with the proposed amendment.
(Reference Capital Improvement Element Objective 1 and Policies)
2. See Exhibit "K" Provide a map showing the location of existing services and public
facilities that will serve the subject property (i.e.water, sewer, fire
protection, police protection, schools and emergency medical services.
3. See Exhibits "K" & "P" Document proposed services and public facilities, identify provider,
and describe the effect the proposed change will have on schools, fire
protection and emergency medical services.
F. OTHER
Identify the following areas relating to the subject property:
Flood Zone "X" Flood zone based on Hood Insurance Rate Map data (FIRM).
N/A Location of wellfields and cones of influence, if applicable. (Identified on
Collier County Zoning Maps)
N/A Traffic Congestion Boundary, if applicable
N/A Coastal Management Boundary, if applicable
N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
X $16,700.00 non-refundable filing fee made payable to the Board of County
Commissioners due at time of submittal. (Plus proportionate share of advertising costs)
N/A $9,000.00 non-refundable filing fee for a Small Scale Amendment made
payable to the Board of County Commissioners due at time of submittal.
(Plus proportionate share of advertising costs)
X Proof of ownership (copy of deed)
X Notarized Letter of Authorization if Agent is not the Owner (See attached form)
X 1 Original and 5 complete, signed applications with all attachments including
maps, at time of submittal. After sufficiency is completed, 25 copies of the
complete application will be required.
* Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1"=400' or at a scale as determined during the pre-application meeting.
6
San Marino
G M PA-PL2014-0000113
2"d Submittal
EXECUTED LETTER OF
AUTHORIZATION & DEED
This page is intentionally left blank.
LETTER OF AUTHORIZATION
TO WHOM IT MAY CONCERN
I hereby authorize Richard Yovanovich, Esq. and Alexis Crespo, AICP
(Name of AgenU
to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting
property identified in this Application.
Signed: Joseph Boff, Managing Member ofHJliD Venture, LLC Date: Fr_. -�r�`n �4C) L-4
(Name Owner(s) of Record)
hereby certify that have the authority I hereby certify that I have the authority to make the fore9,aing ap licatior nd that the application s
true, correct and complete to the best of my knowledge\,,
Nome Typed or Printed
STATE OF ( R )
COUNTY OF ( LC.��
A^
Sworn io and subsc/ibec| before n�e1his �\ day of 'Frtor-kArz'A_ _. 17D-C\L+
by MY COMMISSION EXPIRES:
( ;Notary Public
CHOOSE ONE OF THE FOLLOWING:
who is personally known to me,
who has produced identification
and
JAcoUEmwLxn000Uu
—/' did Notary 'mu:m**mx
■--~ �o�m �xv./o,nuo�mm
did my . ,*,o��m1zm
�' wp�^
NOT|CE - 8E/\VV4R�THAT� - -'
Florida Statute Section 837.06 - False Official Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in
the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable
as provided by a fine to a maximum of%5O0.DO and/or maximum of a sixty day jail term. '
LETTER OF AUTHORIZATION
TO WHOM IT MAY CONCERN
I hereby authorize Keith Gelder, Stock Development
(Name of Agent)
to serve as my Agent in a request to amend the Collier County Growth Management Pion affecting
property identified in this Application.
Signed: Joseph Boft. Managing Member of H & ID Venture, LIC Dote: ) 1-"---, `-i
(Name of Owner(s) of Record)
I hereby certify that I hove the authority to make the foregoing application, d that the oppl|co|ion
is true correct md can plate tu |huhedofmy
SiUnnl 9xe. o' *ppxcor
`". .e 'typed `" Printed
STATEDF ( � �L.Vii ilk)
COUNTY OF ( ���� c 1,2 ) |
_
Sworn to and subscribed cl �\�� J��y o� - � ~ u���, '
by n����-�' MY COMMISSION EXPIRES:
CHOOSE ONE OF THE FOLLOWING: 4 Notary Public -°'^""' Florida
My Comm.Expires xom
� . �
~/ • n"m�e mn # EE 145786�hohpeuonu|� known to me, 4 »�o� National Notary^�" �
__� vvhohas omducod _ ____os\den ~�^. ~~
and
--~
did take an Oath
did not take and Oath
NOTICE - BE AWARE THAT:
Florida Statute Section 837,06 - False Official Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in
the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable
as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term."
7
INSTR 4551887 OR 4674 PG 321 RECORDED 4/21/2011 9:45 AM PAGES 7
DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA
DOC @.70 $8,750.00 REC $61.00 INDX $1.00
CONS $1,250,000.00
This instrument prepared by:
and after recording return to:
James D.Barnett, Esquire
GrayRobinson, P.A.
401 East Las Olas Boulevard, Suite 1850
Fort Lauderdale, Florida 33301
Parcel I.D.Nos.:
00411440000
00411640004
00410640005
00410840009 (Reserved for Clerk of Court)
00410880001
00410960002
00411200004
00411240006
00411320007
SPECIAL WARRANTY DEED
THIS SPECIAL WARRANTY DEED is made and entered into as of the day of
April 2011 by SAN MARINO JOINT VENTURE, a Florida general partnership, Grantor,
whose office address is 1441 Davila Street, Naples, FL 34120, to H & LD VENTURE, LLC, a
Florida limited liability company, Grantee, and whose mailing address is 1 1145 Tamiami Trail
East,Naples, FL 34113. Wherever used herein, the terms"Grantor" and"Grantee" shall include,
as to each party to this instrument, its heirs,legal representatives and assigns.
WITNESSETH:
GRANTOR, for and in consideration of Ten and No/l 00 Dollars ($10.00) and other
good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged,
has granted, bargained and sold, and by these presents does hereby grant, bargain and sell to
Grantee, the following described land situated and being in Collier County, Florida (the
"Property"):
SEE EXHIBIT A ATTACHED HERETO AND MADE A PART HEREOF
TOGETHER WITH all the tenements, hereditaments and appurtenances
thereunto belonging or appertaining thereto.
THIS CONVEYANCE is subject to: taxes and assessments for the 2009 calendar year
and all subsequent years; zoning ordinances, restrictions, prohibitions and other requirements
imposed by governmental authority; conditions, restrictions, reservations, limitations and
easements of record,if any, but this reference shall not operate to re-impose same.
# 966173 vl
OR 4674 PG 322
GRANTOR hereby warrants the title to the Property and will defend the same against
the lawful claims of all persons claiming by, through or under Grantor. Grantee, by acceptance
and recordation of this Special Warranty Deed, (a) except as otherwise expressly set forth herein,
Grantee acknowledges that Grantor has made no representations or warranties regarding the
Property, (b) Grantee agrees to accept the Property in its AS-IS condition, and (c) Grantee agrees
to cause this Special Warranty Deed to be recorded in the Public Records of Collier County,
Florida and to pay all recording fees and documentary stamp taxes due in connection therewith.
IN WITNESS WHEREOF, Grantor has hereunto set its hand and seal as of the day and
year first above written.
Witnesses: SAN MARINO JOINT VENTURE
a Florida general partnership
By WATERWAYS JOINT VENTURE VI,
a Florida general partnership, as
general partner
By Goodland San Marino, LLC,
a Florida limited liability
company,as general partne
By: //frj
r�� ���%� " Name: �c €>/.U;yeu�),R
> Title: /9&.-/Le/
By Goodland Golden Gate, LI,C,
a Florida limited liability
company, as general partne•
\6•.\y` By: •
Name: /jiff-
�il'�.�, P Title:
By: HABITAT FOR HUMANITY
OF COLLIER COUNTY, INC.,
a Florida corporation not for profit, as
general partner
By:
Name:
Title:
# 966173 vi 2
OR 4674 PG 323
STATE OF FLORIDA )
):SS
COUNTY OF aioa/e )
The foregoing instrument was acknowledged before me this / '?/ day of April 2011, by
Richard Davenport, as Manager of Goodland San Marino, LLC, as general partner of Waterways
Joint Venture VI, as general partner of SAN MARINO JONIT VENTURE. IIe/She is personally
known to me or produced drivers license as identification.
Print or X414.
Notary i ,�.', S e of Florida at Large
a', C4 Notary Public State at Florida
W Jeffrey Cecil Commission No. ;
�, n` My Commission EE030933
My Commission Expires-
-10,
,,o Expires 09/29/2014 Y ommsson
STATE OF FLORIDA )
n ):SS
COUNTY OF C�oGUCZ )
The foregoing instrument was acknowledged before me this /Zfejj day of April 2011, by
Richard Davenport, as Manager of Goodland Golden Gate, LLC, as general partner of
Waterways Joint Venture VI, as general partner of SAN MARINO JONIT VENTURE. He/She
is personally known to me or produced drivers lice se s.entification.
V i, .
Print or
d �.„RY Notary Public Slate of Florida Notary e h pi, . e of Florida at Large
1 <; W Jeffrey Cecil Commissio No. :
if My Commission 6E030933
of Expires 09/29/2014 My Commission Expires:
# 966173 vl 3
OR 4674 PG 324
GRANTOR hereby warrants the title to the Property and will defend the same against
the lawful claims of all persons claiming by, through or under Grantor. Grantee, by acceptance
and recordation of this Special Warranty Deed, (a)except as otherwise expressly set forth herein,
Grantee acknowledges that Grantor has made no representations or warranties regarding the
Property, (b) Grantee agrees to accept the Property in its AS-IS condition,and (c) Grantee agrees
to cause this Special Warranty Deed to be recorded in the Public Records of Collier County,
Florida and to pay all recording fees and documentary stamp taxes due in connection therewith.
IN WITNESS WHEREOF, Grantor has hereunto set its hand and seal as of the day and
year first above written.
Witnesses: SAN MARINO JOINT VENTURE
a Florida general partnership
By: WATERWAYS JOINT VENTURE VI,
a Florida general partnership, as
general partner
By Goodland San Marino, LLC,
a Florida limited liability
company,as general partner
By
Name:
Title:
By Goodland Golden Gate,LLC,
a Florida limited liability
company,as general partner
By:
Name:
Title:
By: HABITAT FOR HUMMANITY
OF COLLIER COUNTY, INC.,
a Florida corporation not for profit, as
general partner
Imo,, rza. Lisa 6 La tuvvi
Name: • IL. .e ( T- "j)uyS�
Title: Pr e iden--
l12/cK Kos le)h"4-C
# 966173 v1
OR 4674 PG 325
STATE OF FLORIDA )
� ): SS
COUNTY O
The foregoing instrument was acknowledged before me this day of April 2011, by
Sam Durso, as President of Habitat for Humanity of Collier County, Inc., as general partner of
SAN MARINO JONIT VENTURE. He/51ft is personally known to me or produced drivers
license as identification. ��Qn
— -Pa
Print or Stamp Name: REBECCA PARATORE
Notary Public, State of Florida at arge
A∎
REBECCA COMMISSION N DD 89749 : -1`�n,
=7.,�� MY COMMISSIONMDD897498 COmm1SS10nNo. `-r`-(
Pr , EXPIRES:July4,2013 My Commission EX ires: ii
,... Bonded Thru Notary Public Underwriters y 1� 1
4 966173 v1
OR 4674 PG 326
Exhibit A
Legal Description
The Northeast 1/4 of the Northwest 1/4 of Section 11, Township 50 South, Range 26 East,
Collier County,Florida;; and
The Northwest 1/4 of the Northeast 1/4 of Section 11, Township 50 South, Range 26 East,
Collier County,Florida; and
The Southwest 1/4 of the Northeast 1/4 of Section 11, Township 50 South, Range 26 East,
Collier County,Florida; and
The Southeast 1/4 of the Northwest 1/4 of Section 11, Township 50 South, Range 26 East,
Collier County,Florida; and
The North 1/2 of the North 1/2 of the Southwest 1/4 of the Northwest 1/4 of Section 11,
Township 50 South, Range 26 East, Collier County, Florida, less the West 100 feet for road
right-of-way; and
The South 1/2 of the North 1/2 of the Southwest 1/4 of the Northwest 1/4 of Section 11,
Township 50 South, Range 26 East, Collier County, Florida, less the West 100 feet for road
right-of-way; and
The North 1/2 of the South 1/2 of the Southwest 1/4 of the Northwest 1/4 of Section 11,
Township 50 South, Range 26 East, Collier County, 'Florida, less the West 100 feet for road
right-of-way.
Being more particularly described as follows:
Commencing at the West 1/4 corner of Section 11,Township 50 South,Range 26 East of Collier
County, Florida; thence along the West line of the Northwest 1/4 of said Section 11, N 00
degrees 50'48" E, a distance of 344.19 feet,to the Southwest corner of the North 1/2 of the South
1/2 of the Southwest 1/4 of the Northwest 1/4 of said Section 11; thence leaving the said West
line and along the South line of the North 1/2 of the South 1/2 of the Southwest 1/4 of the
Northwest 1/4 of said Section 11, N 87 degrees 55'08" E, a distance of 100.13 feet, to the Point
of Beginning of the parcel herein described; thence N 00 degrees 50'48" E, a distance of 1032.30
feet, being 100.00 feet Easterly and parallel to the said West line; thence along the North line of
the North 1/2 of the North 1/2 of the Southwest 1/4 of the Northwest 1/4 of said Section 11,N 88
degrees 04'51" E, a distance of 1234.18 feet to the Southwest corner of Northeast 1/4 of the
Northwest 1/4 of said Section 11; thence along the West line of the Northeast 1/4 of the
Northwest 1/4 of said Section 11; N 00 degrees 49'48" E, a distance of 1371.72 feet, to the
Northwest corner of Northeast 1/4 of the Northwest 1/4 of said Section 11; thence along the
North line of the Northeast 1/4 of the Northwest 1/4 of said Section 11;N 88 degrees 17'49" E,a
distance of 1333.66 feet, to the North 1/4 corner of said Section 11; thence along the North line
of Northwest 1/4 of the Northeast 1/4 of said Section 11, N 88 degrees 17'56" E, a distance of
H 966173 vl
*** OR 4674 PG 327 ***
1333.62 feet, to the Northeast corner of the Northwest 1/4 of the Northeast 1/4 of said Section
11; thence along the East line of the West 1/2 of the Northeast 1/4 of said Section 11, S 00
degrees 47'44" W, a distance of 2723.17 feet to the Southeast corner of the Southwest 1/4 of the
Northeast 1/4 of said Section 11; thence along the East to West 1/4 line of said Section 11, S 87
degrees 51'54" W, a distance of 2669.89 feet to the Southwest corner of the Southeast 1/4 of the
Northwest 1/4 of Section 11; thence along the west line of the Southeast 1/4 of the Northwest 1/4
of Section 11, N 00 degree 49'48" E, a distance of 342.93 feet to the Southeast corner of the
North 1/2 of the South 1/2 of the Southwest 1/4 of the Northwest 1/4 of Section 11; thence along
the South line of the North 1/2 of the South 1/2 of the Southwest 1/4 of the Northwest 1/4 of said
Section 11, S 87 degrees 55'08" W, a distance of 1234.66 feet to the Point of Beginning of the
parcel described herein.
8 966173 vl
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San Marino
G M PA-PL2014-0000113
2"d Submittal
EXHIBIT A
PROFESSIONAL QUALIFICATIONS
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I 7-\\ 'WALDROP I ENGINEERING
CIVIL ENGINEERING& LAND DEVELOPMENT ENGINEER CONSULTANTS
28100 BONITA COME DR.#305
ROP4TA MOWS,FL 34135
P:::239-405-7777
Fm 239.405-7899
9
EXHIBIT"A"
LIST OF PROFESSIONAL QUALIFICATIONS
Name of Land Use Attorney Richard Yovanovich, Esq. Company Coleman, Yovanovich & Koester, P.A.
Address 4001 Tamiami Trail N., Suite 300, Naples, FL 34103
Phone Number (239) 435-3535 Email ryovanovich @cyklawfirm.com
Qualifications: Richard Yovanovich is a shareholder at Coleman, Yovanovich & Koester, P.A. and
attended University of South Carolina School of Law earning a Juris Doctor (J.D.) degree in 1987. He
was an Assistant County Attorney for Collier County from 1990-1994. As an Assistant County Attorney
he focused on land development and construction matters. Mr. Yovanovich represents clients in
complex matters before courts, arbitration panels and local and state agencies. Mr. Yovanovich has an
extraordinary amount of experience in real estate zoning, construction and land-use, including projects
ranging from residential and commercial projects to large developments of regional impact.
Name of Planning Consultant Alexis Crespo, AICP Company Waldrop Engineering, P.A.
Address 28100 Bonita Grande Drive, Suite 305, Bonita Springs, FL 34135
Phone Number(239) 405-7777 Email alexisc @waldropengineering.com
Qualifications: Alexis Crespo has over nine years of professional planning experience in Southwest
Florida, and is certified with the American Institute of Certified Planners (AICP). Alexis has prepared
numerous privately initiated rezoning petitions, Comprehensive Plan Amendments, and Notice of
Proposed Changes to Developments of Regional Impact across Southwest Florida and provided expert
testimony to support the petitions. Alexis also represents several local governments for the
development of Land Development Code amendments, including City of Bonita Springs and Glades
County. Alexis is also a Leadership in Energy and Environmental Design Accredited Professional (LEED
AP), with emphasis on sustainable land use practices.
Name of Environmental Consultant Shane Johnson Company Passarella and Associates, Inc.
Address 13620 Metropolis Ave., Suite 200, Fort Myers, FL 33912
Phone Number (239) 274-0067 Email shanej @passarella.net
San Marino GMPA
Exhibit A—List of Professional Qualifications
Page 1 of 2
EXHIBIT A
Qualifications: Ecologist Shane Johnson joined Passarella & Associates in 2004. As a team leader, he
supervises project teams and oversees business development, client relations and document
preparation, as well as conducting jurisdictional determinations, environmental construction
inspections, environmental-impact and ecological assessments, listed species surveys and wetland
monitoring. Shane holds a Bachelor of Science degree in Zoology from Southern Illinois University
Carbondale. Before joining Passarella & Associates, he worked as a shorebird technician with the U.S.
Fish and Wildlife Service at the Sanibel-Captiva Conservation Foundation where he documented the
nesting behavior of the area's bald eagles. Shane holds memberships in the Florida Association of
Environmental Professionals, Calusa Herpetological Society and the Society of Wetland Scientists.
Name of Transportation Consultant Jim Banks, P.E. Company JMB Transportation Engineering, Inc.
Address 761 21st Street NW, Naples, FL 34120
Phone Number (239) 919-2767 Email jmbswte @msn.com
Qualifications: Jim Banks holds a Bachelor of Science Degree in Civil Engineering from the University of
Kentucky, and has been a registered Professional Engineer in the State of Florida since 1991. Jim has been
actively involved in the fields of traffic/transportation engineering and planning since 1987. During the past
25 years, he has developed a comprehensive knowledge within these disciplines and is regarded as an
expert within his profession. Mr. Banks has represented a wide range of clientele in both the public and
private sectors. Public sector clients include airport authorities & FAA, local and state municipalities, county
commissions, public school boards, city councils, planning boards, and city/county attorneys. Private sector
clients have been land planners, land use attorneys, right-of-way acquisition attorneys, engineers,
surveyors, architects and developers.
San Marino GMPA
Exhibit A—List of Professional Qualifications
Page 2 of 2
San Marino
GM PA-PL2014-0000113
2"d Submittal
EXHIBIT B
LEGAL DESCRIPTION
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EXHIBIT"B"
LEGAL DESCRIPTION
THE NORTHEAST 114 OF THE NORTHWEST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA.
AND
THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA.
AND
THE SOUTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA.
AND
THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA.
AND
THE NORTH 1/2 OF THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 11,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, LESS THE WEST 100 FEET FOR ROAD RIGHT-
OF-WAY.
AND
THE SOUTH 1/2 OF THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 11,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, LESS THE WEST 100 FEET FOR ROAD RIGHT-
OF-WAY.
AND
THE NORTH 1/2 OF THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 11,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, LESS THE WEST 100 FEET FOR ROAD RIGHT-
OF-WAY. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE WEST 1/4 CORNER OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST OF COLLIER
COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF THE NORTHWEST 1/4 OF SAID SECTION 11,
N.00°50'48"E., A DISTANCE OF 344.19 FEET, TO THE SOUTHWEST CORNER OF THE NORTH 1/2 OF THE SOUTH
1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 11; THENCE LEAVING THE SAID WEST
LINE AND ALONG THE SOUTH LINE OF THE NORTH 1/2 OF THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF THE
NORTHWEST 1/4 OF SAID SECTION 11, N.87°55'08"E., A DISTANCE OF 100.13 FEET, TO THE POINT OF
BEGINNING OF THE PARCEL HEREIN DESCRIBED; THENCE N.00°50'48"E., A DISTANCE OF 1032.30 FEET, BEING
1 of 2
EXHIBIT B
2/28/14
100.00 FEET EASTERLY AND PARALLEL TO THE SAID WEST LINE;THENCE ALONG THE NORTH LINE OF THE NORTH
1/2 OF THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 11, N.88°04'51'E., A
DISTANCE OF 1234.18 FEET TO THE SOUTHWEST CORNER OF NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SAID
SECTION 11; THENCE ALONG THE WEST LINE OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION
11, N.00°49'48"E., A DISTANCE OF 1371.72 FEET, TO THE NORTHWEST CORNER OF NORTHEAST 1/4 OF THE
NORTHWEST 1/4 OF SAID SECTION 11; THENCE ALONG THE NORTH LINE OF THE NORTHEAST 1/4 OF THE
NORTHWEST 1/4 OF SAID SECTION 11, N.88°17'49"E.,A DISTANCE OF 1333.66 FEET,TO THE NORTH 1/4 CORNER
OF SAID SECTION 11; THENCE ALONG THE NORTH LINE OF NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SAID
SECTION 11, N.88°17'56"E., A DISTANCE OF 1333.62 FEET, TO THE NORTHEAST CORNER OF THE NORTHWEST
1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 11; THENCE ALONG THE EAST LINE OF THE WEST 1/2 OF THE
NORTHEAST 1/4 OF SAID SECTION 11,5.00°47'44"W.,A DISTANCE OF 2723.17 FEET TO THE SOUTHEAST CORNER
OF THE SOUTHWEST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 11; THENCE ALONG THE EAST TO WEST 1/4
LINE OF SAID SECTION 11, S.87°51 '54"W., A DISTANCE OF 2669.89 FEET TO THE SOUTHWEST CORNER OF THE
SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 11; THENCE ALONG THE WEST LINE OF THE SOUTHEAST
1/4 OF THE NORTHWEST 1/4 OF SECTION 11, N.00049'48"E., A DISTANCE OF 342.93 FEET TO THE SOUTHEAST
CORNER OF THE NORTH 1/2 OF THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID
SECTION 11; THENCE ALONG THE SOUTH LINE OF THE NORTH 1/2 OF THE SOUTH 1/2 OF THE SOUTHWEST 1/4
OF THE NORTHWEST 1/4 OF SAID SECTION 11, S.87°55'08"W., A DISTANCE 1234.66 FEET TO THE POINT OF
BEGINNING OF THE PARCEL DESCRIBED HEREIN.
2 of 2
San Marino
GMPA-PL2014-0000113
2"d Submittal
EXHIBIT C
PROPOSED FLUE
TEXT AMENDMENTS
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GM PA-PL2014-000113
EXHIBIT "C"
FUTURE LAND USE ELEMENT TEXT AMENDMENTS
[Page 29]
2. Urban Residential Fringe Subdistrict:
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and
5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum base
density of 1.5 units per gross acre, plus any density bonus that may be achieved via CCME
Policy 6.2.5 (6) b.1., and either "a"ef`b" or"c" below:
a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary
and designated as Rural Fringe Mixed Use District Sending Lands, except in the case of
properties that straddle the Urban Residential Fringe and the Rural Fringe Mixed Use
Sending Lands designations, and meet the other Density Blending criteria provided for
in subsection 5.2 of the Density Rating System, which may achieve an additional
maximum density of up to 1.3 units per gross acre for all lands designated as Urban
Residential Fringe via the transfer of up to 1.3 dwelling units (transferable development
rights) per acre from lands located within one mile of the Urban Boundary and
designated as Rural Fringe Mixed Use District Sending Lands. The Urban Residential
Fringe portion of the Naples Reserve Residential Planned Unit Development located in
Section 1, Township 51 South, Range 26 East, shall not be subject to the one mile
limitation set forth above and may utilize TDRs from any lands designated Sending
within the Rural Fringe Mixed Use District to achieve up to the maximum allowable
density; or,
b. In the case of properties specifically identified below, a density bonus of up to 6.0
additional units per gross acre may be requested for projects providing affordable-
workforce housing (home ownership only) for low and moderate income residents of
Collier County, pursuant to Section 2.06.00 of the Land Development Code, or its
successor ordinance, except as provided for below- or
c. Up to 2.5 units per gross acre may be achieved for Urban Residential Fringe lands within
the undeveloped portion of the San Marino Planned Unit Development located in Section
11, Township 50 South, Range 26 East via the transfer of 2.5 dwelling units (transferable
development right) per acre. The Property shall not be subject to the one mile limitation
set forth above and may utilize TDRs from any lands designated Sending within the
Rural Fringe Mixed Use District to achieve up to the maximum allowable density. The
Property is further described as follows:
THE NORTHEAST 114 OF THE NORTHWEST 1/4 OF SECTION 11, TOWNSHIP 50
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. AND THE NORTHWEST
1/4 OF THE NORTHEAST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26
EAST, COLLIER COUNTY, FLORIDA AND THE SOUTHWEST 1/4 OF THE
NORTHEAST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA. AND THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4
1 of 4
Words underlined are added; words struck through are deleted; italicized words are pending approval.
Row of asterisks (**** *'`** "*`*) denotes break in text. EXHIBIT C
7/28/14
GMPA-PL2014-000113
OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY,
FLORIDA. AND THE NORTH 1/2 OF THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF
THE NORTHWEST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, LESS THE WEST 100 FEET FOR ROAD RIGHT-OF-
WAY. AND THE SOUTH 1/2 OF THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF THE
NORTHWEST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, LESS THE WEST 100 FEET FOR ROAD RIGHT-OF-
WAY. AND THE NORTH 1/2 OF THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF THE
NORTHWEST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, LESS THE WEST 100 FEET FOR ROAD RIGHT-OF-
WAY. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT
THE WEST 1/4 CORNER OF SECTION 11, TOWNSHIP 50 SOUTH, RANGE 26 EAST
OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF THE
NORTHWEST 1/4 OF SAID SECTION 11, N.00°50'48"E., A DISTANCE OF 344.19
FEET, TO THE SOUTHWEST CORNER OF THE NORTH 1/2 OF THE SOUTH 1/2 OF
THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 11; THENCE
LEAVING THE SAID WEST LINE AND ALONG THE SOUTH LINE OF THE NORTH 1/2
OF THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID
SECTION 11, N.87°55'08"E., A DISTANCE OF 100.13 FEET, TO THE POINT OF
BEGINNING OF THE PARCEL HEREIN DESCRIBED; THENCE N.00°50'48"E., A
DISTANCE OF 1032.30 FEET, BEING 100.00 FEET EASTERLY AND PARALLEL TO
THE SAID WEST LINE; THENCE ALONG THE NORTH LINE OF THE NORTH 1/2 OF
THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID
SECTION 11, N.88°04'51'E., A DISTANCE OF 1234.18 FEET TO THE SOUTHWEST
CORNER OF NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 11;
THENCE ALONG THE WEST LINE OF THE NORTHEAST 1/4 OF THE NORTHWEST
1/4 OF SAID SECTION 11, N.00°49'48"E., A DISTANCE OF 1371.72 FEET, TO THE
NORTHWEST CORNER OF NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SAID
SECTION 11; THENCE ALONG THE NORTH LINE OF THE NORTHEAST 1/4 OF THE
NORTHWEST 1/4 OF SAID SECTION 11, N.88°17'49"E., A DISTANCE OF 1333.66
FEET, TO THE NORTH 1/4 CORNER OF SAID SECTION 11; THENCE ALONG THE
NORTH LINE OF NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 11,
N.88°17'56"E., A DISTANCE OF 1333.62 FEET, TO THE NORTHEAST CORNER OF
THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 11; THENCE
ALONG THE EAST LINE OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF SAID
SECTION 11, S.00°47'44"W., A DISTANCE OF 2723.17 FEET TO THE SOUTHEAST
CORNER OF THE SOUTHWEST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION
11; THENCE ALONG THE EAST TO WEST 1/4 LINE OF SAID SECTION 11, S.87°51
'54"W., A DISTANCE OF 2669.89 FEET TO THE SOUTHWEST CORNER OF THE
SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 11; THENCE ALONG THE
WEST LINE OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 11,
N.00049'48"E., A DISTANCE OF 342.93 FEET TO THE SOUTHEAST CORNER OF
THE NORTH 1/2 OF THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF THE
2 of 4
Words underlined are added; words struck through are deleted; italicized words are pending approval.
Row of asterisks (**** ****) denotes break in text.
GM PA-PL2014-000113
NORTHWEST 1/4 OF SAID SECTION 11; THENCE ALONG THE SOUTH LINE OF
THE NORTH 1/2 OF THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF THE
NORTHWEST 1/4 OF SAID SECTION 11, S.87°55'08"W., A DISTANCE 1234.66 FEET
TO THE POINT OF BEGINNING OF THE PARCEL DESCRIBED HEREIN.
**** **** **** **** **** **** **** **** **** **** **** ****
[Page 49]
B. DENSITY RATING SYSTEM:
This Density Rating System is only applicable to areas designated on the Future Land Use
Map as: Urban, Urban Mixed Use District; and, on a very limited basis, Agricultural/Rural. It
is not applicable to the Urban areas encompassed by the Immokalee Area Master Plan, and
the Golden Gate Area Master Plan; these two Elements have their own density provisions.
The Density Rating System is applicable to that portion of the Urban Coastal Fringe
Subdistrict to the extent that the residential density cap of 4 dwelling units per acre is not
exceeded, except for the density bonus provisions for Affordable Housing and Transfer of
Development Rights, and except as provided for in the Bayshore/Gateway Triangle
Redevelopment Overlay. The final determination of permitted density via implementation of
this Density Rating System is made by the Board of County Commissioners through an
advertised public hearing process (rezone or Stewardship Receiving Area designation).
**** **** **** **** **** **** **** **** **** **** **** ****
2. Density Bonuses
Consistency with the following characteristics may add to the base density. Density
bonuses are discretionary, not entitlements, and are dependent upon meeting the criteria for
each bonus provision and compatibility with surrounding properties, as well as the rezone
criteria in the Land Development Code.
**** **** **** **** **** **** **** **** **** **** **** ****
f. Transfer of Development Rights Bonus
To encourage preservation/conservation of natural resources, density transfers are
permitted as follows:
(a) From Urban designated areas into that portion of the Urban designated area
subject to this Density Rating System, in accordance with the Transfer of
Development Rights (TDR) provision contained in Section 2.03.07 of the Land
Development Code, adopted by Ordinance No. #04-41, as amended, on June
22, 2004 and effective October 18, 2004. For projects utilizing this TDR process,
density may be increased above and beyond the density otherwise allowed by
the Density Rating System.
(b) From Sending Lands in conjunction with qualified infill development.
3 of 4
Words underlined are added; words struck through are deleted; italicized words are pending approval.
Row of asterisks (**** **** ****) denotes break in text.
GM PA-PL2014-000113
(c) From Sending Lands located within one mile of the Urban Boundary into lands
designated Urban Residential Fringe, at a maximum density increase of one unit
per gross acre, except for properties that straddle the Urban Residential Fringe
and the Rural Fringe Mixed Use Sending Lands designations, and meet the other
Density Blending criteria provided for in subsection 5.2 of the Density Rating
System, which may transfer TDRs from Sending Lands located within one mile of
the Urban Boundary into lands designated Urban Residential Fringe, at a
maximum density increase of 1.3 units per gross acre. The Urban Residential
Fringe portion of the Naples Reserve Residential Planned Unit Development
located in Section 1, Township 51 South, Range 26 East and the undeveloped
portion of the San Marino Planned Unit Development located in Section 1,
Township 51 South, Range 26 East, as further described in the Future Land Use
Designation Description Section, Urban Residential Fringe Subdistrict, shall not
be subject to the one mile limitation set forth above and may utilize TDRs from
any lands designated Sending within the Rural Fringe Mixed Use District to
achieve up to the maximum allowable density increase.
In no case shall density be transferred into the Coastal High Hazard Area from outside
the Coastal High Hazard Area.
4 of 4
Words underlined are added; words struck through are deleted; italicized words are pending approval.
Row of asterisks (**** **"* ****) denotes break in text.
San Marino
GM PA-PL2014-0000113
2nd Submittal
EXHIBIT D
SURROUNDING DEVELOPMENT MAP
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San Marino
G M PA-PL2014-0000113
2nd Submittal
EXHIBIT E
AERIAL LOCATION MAP
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San Marino
G M PA-PL2014-0000113
2nd Submittal
EXHIBIT F
ZONING MAP
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San Marino
G M PA-P L2014-0000113
2"d Submittal
EXHIBITG
FUTURE LAND USE MAP
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San Marino
G M PA-P L2014-0000113
2"d Submittal
EXHIBIT H
ARCHAEOLOGICAL PROBABILITY
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(,/ \ This record search is for informational purposes only and does NOT constitute 'a
STOP project review. This search only identifies resources recorded at the Florida Master
\" Site File and does NOT provide project approval from the Division of Historical
Resources. Contact the Compliance and Review Section of the Division of Historical
Resources at 850-245-6333 for project review information.
February 25, 2014 Florida
,'Master
Alexis V. Crespo, AICP, LEED AP Site .-•,
Principal Planner File ' �
' AL D OP
,, ,ENGINEERING
t,,,,,,,,t., r..i's h', t?h i7¢4t".H 1 >
Direct: E: alexisc a waldropengineering.com IC. (239) 850-8525
Office: P: (239)40-5-77771F: (239)405-7899
ww■ .waldroIengineering.com
In response to your inquiry of February 25, 2014, the Florida Master Site File lists no archeological sites
and no other cultural resources found in the following parcel:
Township 50S Range 26E Section 11 based on the project area submitted with search request.
When interpreting the results of this search, please consider the following information:
• This search area may contain unrecorded archaeological sites, historical structures
or other resources even if previously surveyed for cultural resources.
• Federal, state and local laws require formal environmental review for most
projects. This search DOES NOT constitute such a review. If your project falls
under these laws,you should contact the Compliance and Review Section of the
Division of Historical Resources at 850-245-6333.
Please do not hesitate to contact us if you have any questions regarding the results of this search.
Sincerely.
fey , (,M C� J, C---`-"
[man M. Vovsi
Historical Data Analyst
Florida Master Site File
FMVovsi(a DOS.MyFlorida.com
500 South Bronough Street• Tallahassee. FL 32399-0250 • www.flheritage.com/preservation/sitefile
850.245.6440 ph 1 850.245.6439 fax SiteFile(a)dos.state.fl.us
EXHIBIT H
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San Marino
G M PA-PL2014-0000113
2nd Submittal
EXHIBIT I
ENVIRONMENTAL REPORT, FLUCCS &
SUPPORTIVE EXHIBITS
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SAN MARINO
ENVIRONMENTAL REPORT FOR
GROWTH MANAGEMENT PLAN AMENDMENT
February 2014
Prepared For:
Stock Development, LLC
26=17 Professional Circle, Suite 1201
Naples, Florida 34119
(239) =1-19-5227
Prepared By:
Passarella and Associates, Inc.
13620 Metropolis Avenue, Suite 200
For! Myers, Florida 33912
(239) 27=1-0067
EXHIBIT I
02/27/2014
Project No.99DCB454
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TABLE OF CONTENTS
Page
Introduction
Vegetation Associations and Land Uses I
Soils 3
Listed Species 5
References 6
LIST OF FIGURES
Page
Figure I. Project Location Map 2
Figure 2. Soils Map 4
ii
LIST OF TABLES
Page
Table I. Existing Land Use and Cover Summary I
Table 2. Soils Listed By the NRCS 3
Table 3. Listed Plant Species Observed Within the Project 5
iii
LIST OF EXHIBITS
Paoe
Exhibit A. Aerial with FLUCFCS and Wetlands Map A-1
Exhibit B. Soil Descriptions B-1
Exhibit C. Listed Species Survey Report C-1
iv
INTRODUCTION
The following information regarding site conditions and environmental considerations has been
prepared for the Growth Management Plan Amendment Application for the San Marino (Project).
The 196.43±acre San Marino property is located in Section 11,Township 50 South,Range 26 East,
Collier County(Figure 1). The latitude and longitude coordinates for San Marino are 26°08'08"and
81°40'45", respectively. More specifically the property is found on the east side of Collier
Boulevard(County Road 951),approximately 1.5 miles south of the intersection of Davis Boulevard
and Collier Boulevard.
The existing land use of the site is undeveloped, forested lands. The adjacent land uses or cover
types consist of undeveloped, forested land to the east; State Road 951 to the west; Willow Run
Quarry to the south; and Forest Glen, a golf and residential development, to the north.
VEGETATION ASSOCIATIONS AND LAND USES
Vegetation mapping for the property was originally accomplished using 1996 Collier County
unrectified aerial photographs(Scale: 1"=200')and groundtruthing conducted in December 1996.
January 1997, and November 1997. Field visits were conducted in March 2013 to update the
vegetation mapping using 2012 Collier County unrectified aerial photographs (Scale: 1'' = 200').
The vegetation associations and land uses were mapped utilizing the Florida Land Use, Cover and
Forms Classification System(FLUCFCS) Levels III and IV (Florida Department of Transportation
1999). Level IV was used to denote exotic infestations,disturbances.and hydrological conditions.
To identify levels of exotic infestation (i.e., melaleuca (Alelaleuca quinquenervia) and Brazilian
pepper(Schinus terehinthifolius)),"E"codes were used. AutoCAD Map 3D 2013 software was then
used to determine the acreage of each mapping area, produce summaries, and generate the
FLUCFCS map for the Project site(Exhibit A). Table 1 summarizes the acreages of each FLUCFCS
classification.
Table 1. Existing Land Use and Cover Summary
FLUCFCS Percent
Code Description Acreage of Total
41 19 El Pine Flatwoods, Disturbed (0-24% Exotics) 0.28 0.1
4119 E2 Pine Flatwoods, Disturbed (25-49% Exotics) 17.45 8.9
4119 E3 Pine Flatwoods, Disturbed (50-75% Exotics) 1.39 0.7
4159 E Pine, Disturbed (0-24% Exotics) 1.50 0.8
4159 E2 Pine, Disturbed (25-49% Exotics) 1.81 0.9
4159 E3 Pine, Disturbed (50-75% Exotics) 22.91 11.7
4 159 E4 Pine. Disturbed (76-100% Exotics) 5.90 3.0
4269 El "Tropical Hardwoods. Disturbed (0-24% Exotics) 0.46 0.2
1
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FIGURE 1. PROJECT LOCATION MAI' ,r,s,,,,,,,, 2/27/14 L— -
SAN MARINO s.L,� '�'-?�14
Table 1. (Continued)
FLUCFCS Description Acreage Percent
Code of Total
4269 E3 Tropical Hardwoods, Disturbed (50-75% Exotics) 0.57 0.3
6219 E2 Cypress. Disturbed (25-49% Exotics) 3.15 1.6
6219 E3 Cypress, Disturbed (50-75% Exotics) 1.92 1.0
6219 E4 Cypress. Disturbed (76-100% Exotics) 0.81 0.4
6249 El Cypress/Pine/Cabbage Palm, Disturbed 10.90 5.5
(0-24% Exotics)
6249 E2 Cypress/Pine/Cabbage Palm, Disturbed 38.34 19.5
(25-49% Exotics)
6249 E3 Cypress/Pine/Cabbage Palm, Disturbed 57.24 29.1
(50-75% Exotics)
6249 E4 Cypress/Pine/Cabbage Palm, Disturbed 10.70 5.4
(76-100% Exotics)
6259 E4 Pine, Hydric, Disturbed (76-100% Exotics) 16.35 8.3
740 Disturbed Land 0.68 0.3
7401 Disturbed Land, Hydric 0.09 0.0
832 Electrical Power Transmission Lines 2.12 1.1
8334 Well Field 1.77 0.9
8335 Pumping Station 0.09 0.0
Total 196.43 100.0
SOILS
The soils for the property,per the Natural Resource Conservation Service(NRCS)(formerly the Soil
Conservation Service),are listed in Table 2 and are shown on Figure 2. A brief description for each
soil type is attached as Exhibit B.
Table 2. Soils Listed by the NRCS
Mapping
Unit Description
4 Chobee. Limestone Substratum and Dania Mucks, Depressional
11 Hallandale Fine Sand
14 Pineda Fine Sand. Limestone Substratum
21 Boca Fine Sand
3
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°' NOTES
Soil Unit Description
4 CHOBEE.LIMESTONE SUBSTRATUM,AND DANIA MUCKS,DEPRESSIONAL AERIAL PHOTOGRAPHS WERE ACQUIRED
11 HALLANDALE FINE SAND THROUGH THE COLLIER COO NTS PROPERTY
LEGEND 14 PINEDA FINE SAND,LIMESTONE SUBSTRATUM AP PRaI_ER S OFFICE WITH A FLIGHT DATE
21 BOCA FINE SAND OF DECEMBER 2012
SAN MARINO ROADWAY NETWORKS WERE ACQUIRED
FROM THE FLORIDA GEOGRAPHIC DATA
LIBPARI AERATE
SOILS MAPPING WAS ACQURED EAOM
THE FLORIDA GEOGRAPHIC DATA LIBRARY
0 400 800 WEBSITE OCTOBER 2007 AND CREATED BY
THE NATURAL RESOURCE CONSERVATION
Feet sERVIC E 1990
T.S. I„ 2/26/14
FIGURE 2. SOILS MAP 1.1,,,,H,111 1II
R
SAN MARINO S.J. •�/26/14 '
LISTED SPECIES
A listed species survey was conducted on the Project by Passarella & Associates, Inc. in February
2014. The survey methodology and results are provided as Exhibit C. No listed wildlife species
were observed during the survey; however, two listed plant species were identified within the
Project site. Table 3 provides a summary of the listed plant species identified within the Project.
The approximate location of the listed plant species are provided in Exhibit C.
Table 3. Listed Plant Species Observed Within the Project
Common Name Scientific Name Status
FDACS USDA
Plants
Butterfly orchid Encyclia tampensis -- CE
Hand fern Ophioglossum palmat11m E --
FDACS—Florida Department of Agriculture and Consumer Services
USDA—U.S. Department of Agriculture
CE—Commercially Exploited
E—Endangered
5
REFERENCES
Florida Association of Environmental Soil Scientists. 1995. Hydric Soils of Florida Handbook,
Second Edition. Victor W. Carlisle, Ed.
Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification
System. Procedure No. 550-010-001-a. Third Edition.
6
EXHIBIT A
AERIAL WITH FLUCFCS AND WETLANDS MAP
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EXHIBIT B
SOIL DESCRIPTIONS
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4-Chobee, limestone substratum, and Dania These soils are moderately suited to range. The
mucks,depressional dominant forage is maidencane.Since the depth of
the water table fluctuates throughout the year, a
These level, very poorly drained soils are in natural deferment from cattle grazing occurs.
cypress swamps and marshes.individual areas are Although this rest period increases forage
elongated and irregular in shape, and they range production,the periods of high water may reduce
from 10 to 100 acres in size. The slope is 0 to 1 the grazing value of the site. The Chobee and
percent. Dania soils are in the Freshwater Marshes and
Ponds range site.
Typically, the surface layer of the Chobee soil is
black fine sandy loam to a depth of about 6 inches. These soils have severe limitations for all urban
The subsurface layer is black fine sandy loam to a and recreational uses because of ponding and the
depth of about 13 inches. The subsoil is mottled depth to bedrock. They also have severe
sandy clay loam to a depth of about 45 inches.The limitations for septic tank absorption fields
upper part of the subsoil 17 is dark gray, and the because of ponding, the depth to bedrock, slow
lower part is gray. Limestone bedrock is at a depth percolation, and poor filtration. An effective
of about 45 inches. drainage system that keeps the water table at a
given depth is expensive and difficult to establish
Typically, the surface layer of the Dania soil is and maintain. Also, these soils act as a collecting
black muck about 10 inches thick.The substratum basin for the area; therefore, a suitable outlet to
is light gray loamy fine sand to a depth of about remove the water is not available.They require an
12 inches. Limestone bedrock is at a depth of adequate amount of fill material to maintain house
about 12 inches. foundations and road beds above the high water
table. Even when a good drainage system is
Mapped areas can consist entirely of the Chobee installed and the proper amount of fill material is
soil,entirely of the Dania soil,or any combination added,keeping the area dry is a continual problem
of the two soils. The two soils were not separated because of seepage water from the slightly higher
in mapping because of similar management needs adjacent sloughs or flatwoods.
resulting from the ponding.
The Chobee and Dania soils are in capability
The dissimilar soils in this map unit are small subclass Vllw.
areas of Gator and Hallandale soils in similar
landscape positions. "these soils make up about 5
to 15 percent of the unit. 11-Hallandale fine sand
The permeability in the Chobee soil is moderate, This nearly level, poorly drained soil is on
and the available water capacity is moderate. The flatwoods. Individual areas are elongated and
permeability in the Dania soil is rapid, and the irregular in shape,and they range from 20 to 1,000
available water capacity is very low.Under natural acres in size. The slope is 0 to 2 percent.
conditions,these soils are ponded for 6 months or Typically,the surface layer is very dark gray fine
more during most years. During the other months, sand about 3 inches thick. The subsurface layer is
the water table is within a depth of 12 inches,and grayish brown fine sand to a depth of about 9
it recedes to a depth of 12 to 40 inches during inches. The subsoil is yellowish brown fine sand
extended dry periods. to a depth of about 12 inches. Limestone bedrock
is at a depth of about 12 inches.
These soils are not suited to cultivated crops or
citrus because of ponding and wetness. They are In 95 percent of the areas mapped as Hallandale
used for natural wetlands. The natural vegetation fine sand,Hallandale and similar soils make up 83
consists of cypress,red maple,ferns,maidencane, to 98 percent of the map unit. In the remaining
and other wetland plants. areas,the Hallandale soil makes up either a higher
B-1
or lower percentage of the mapped areas. The bahiagrass,and clover. Excellent pastures of grass
characteristics of Boca and Jupiter soils are similar or a grass-clover mixture can be grown with good
to those of the Hallandale soil. management. Regular applications of fertilizer and
controlled grazing are needed for the highest
The dissimilar soils in this map unit are small possible yields.
areas of Pineda and Riviera,limestone substratum,
soils in sloughs. These soils make up about 17 This soil is moderately suited to range. The
percent or less of the unit. dominant forage consists of creeping bluestem,
lopsided indian grass, pineland threeawn, and
The permeability of this soil is rapid. The chalky bluestem. Management practices should
available water capacity is very low. Under natural include deferred grazing and brush control. This
conditions, the seasonal high water table is Hallandale soil is in the South Florida Flatwoods
between a depth of 6 to 18 inches for 1 to 6 range site.
months during most years. During the other
months, the water table is below a depth of 18 This soil has severe limitations for most urban
inches, and it recedes to a depth of more than 40 uses because of the shallow depth to bedrock and
inches during extended dry periods. the wetness. It has severe limitations for septic
tank absorption fields because of the depth to
The natural vegetation consists of South Florida bedrock,wetness,and poor filtration. If this soil is
slash pine, saw palmetto, creeping bluestem, used as a septic tank absorption field,it should be
chalky bluestem, and pineland threeawn. mounded to maintain the system well above the
seasonal high water table. For recreational uses,
This soil is poorly suited to cultivated crops this soil has severe limitations because of wetness,
because of the wetness and droughtiness. The the sandy texture, and the shallow depth to
number of adapted crops is limited unless very bedrock_however,with proper drainage to remove
intensive management practices are used. With excess surface water during wet periods, some of
good water-control and soil improving measures, these limitations can be overcome.
this soil is suitable for many fruit and vegetable
crops.A water-control system is needed to remove This Hallandale soil is in capability subclass IVw.
excess water during wet seasons and to provide
water through subsurface irrigation during dry
seasons. Row crops should be rotated with cover 14-Pineda fine sand,limestone substratum
crops. Seedbed preparation should include
bedding of the rows. Applications of fertilizer and This nearly level,poorly drained soil is in sloughs
lime should be based on the needs of the crops. and poorly defined drainage ways. Individual
areas are elongated and irregular in shape, and
With proper water-control measures, the soil is they range from 20 to 300 acres in size. The slope
well suited to citrus. A water-control system that is 0 to 2 percent.
maintains good drainage to an effective depth is
needed. Planting on raised beds provides good Typically,the surface layer is dark grayish brown
surface and internal drainage and elevates the trees fine sand about 4 inches thick. The subsurface
above the seasonal high water table. Planting a layer is light brownish gray fine sand to a depth of
good grass cover crop between the trees helps to about 12 inches.The subsoil extends to a depth of
protect the soil from blowing when the trees are about 55 inches. The upper part of the subsoil is
younger. brownish yellow and very pale brown fine sand,
the next part is grayish brown sandy clay loam,
With good water-control management,this soil is and the lower part is light brownish gray and dark
well suited to pasture. A water-control system is grayish brown fine sandy loam. Limestone
needed to remove excess water during the wet bedrock is at a depth of about 55 inches.
season. This soil is well suited to pangolagrass,
B-2
In 95 percent of the areas mapped as Pineda fine With good water-control management,this soil is
sand, limestone substratum, Pineda and similar well suited to pasture. A water-control system is
soils make up 79 to 98 percent of the map unit. In needed to remove excess water during the wet
the remaining areas, the Pineda soil makes up season. This soil is well suited to pangolagrass,
either a higher or lower percentage of the mapped bahiagrass,and clover. Excellent pastures of grass
areas.The characteristics of Holopaw and Riviera, or a grass-clover mixture can be grown with good
limestone substratum,soils are similar to those of management. Regular applications of fertilizer and
the Pineda soil. controlled grazing are needed for the highest
possible yields.
The dissimilar soils in this map unit are small
areas of Boca, Hallandale, and Malabar soils in This soil is well suited to range. The dominant
landscape positions similar to those of the Pineda forage consists of blue maidencane, chalky
soil. These soils make up about 11 percent of less bluestem, and bluejoint panicum. Management
of the unit. practices should include deferred grazing. This
soil is in the Slough range site.
The permeability of this soil is slow.The available
water capacity is low. Under natural conditions, This soil has severe limitations for most urban
the seasonal high water table is within a depth of uses because of the high water table. It has severe
12 inches for 3 to 6 months during most years. limitations for septic tank absorption fields
During the other months,the water table is below because of the wetness,slow percolation,and poor
a depth of 12 inches, and it recedes to a depth of filtration. Building sites and septic tank absorption
more than 40 inches during extended dry periods. fields should be mounded to overcome these
During periods of high rainfall,the soil is covered limitations. This soil also has severe limitations
by shallow,slowly moving water for about 7 days. for recreational development because of wetness
and the sandy texture. The problems associated
The natural vegetation consists of South Florida with wetness can be corrected by providing
slash pine, wax myrtle, chalky bluestem, blue adequate drainage and drainage outlets to control
maidencane, and gulf muhly. the high water table. The sandy texture can be
overcome by adding suitable topsoil or by
This soil is poorly suited to cultivated crops resurfacing the area.
because of the wetness and droughtiness. With
good water-control and soil-improving measures, This Pineda soil is in capability subclass Illw.
this soil is suitable for many fruit and vegetable
crops.A water-control system is needed to remove
excess water during wet seasons and to provide 21-Boca fine sand
water through subsurface irrigation during dry
seasons. Row crops should be rotated with cover This nearly level, poorly drained soil is on
crops. Seedbed preparation should include flatwoods. individual areas are elongated and
bedding of the rows.Applications of fertilizer and irregular in shape, and they range from 20 to 350
lime should be based on the needs of the crops. acres in size. The slope is 0 to 2 percent.
With proper water-control measures, the soil is Typically,the surface layer is very dark gray fine
moderately suited to citrus. A water-control sand about 4 inches thick. The subsurface layer is
system that maintains good drainage to an fine sand to a depth of about 26 inches. The upper
effective depth is needed. Planting on raised beds part of the subsurface layer is light gray, and the
provides good surface and internal drainage and lower part is brown. The subsoil is dark grayish
elevates the trees above the seasonal high water brown fine sandy loam to a depth of about 30
table. Planting a good grass cover crop between inches. Limestone bedrock is at a depth of about
the trees helps to protect the soil from blowing 30 inches.
when the trees are younger.
B-3
In 95 percent of the areas mapped as Boca fine above the seasonal high water table. Planting a
sand, Boca and similar soils make up 79 to 93 good grass cover crop between the trees helps to
percent of the map unit. In the remaining areas,the protect the soil from blowing when the trees are
Boca soil makes up either a higher or lower younger.
percentage of the mapped areas. The
characteristics of Hallandale soils are similar to With proper water management, this soil is well
those of the Boca soil. suited to pasture. A water-control system is
The dissimilar soils in this map unit are small needed to remove excess water during the wet
areas ofPineda and Riviera,limestone substratum, season. This soil is well suited to pangolagrass,
soils in sloughs.These soils make up about 7 to 21 bahiagrass,and clover. Excellent pastures of grass
percent of the unit. or a grass-clover mixture can be grown with good
management.Regular applications of fertilizer and
The permeability of this soil is moderate. The controlled grazing are needed for the highest
available water capacity is very low. Under natural possible yields.
conditions, the seasonal high water table is at a
depth of 6 to 18 inches for I to 6 months during This soil is moderately suited to range. The
most years. During the other months, the water dominant forage consists of creeping bluestem,
table is below a depth of 18 inches, and it recedes lopsided indian grass, pineland threeawn, and
to a depth of more than 40 inches during extended chalky bluestem. Management practices should
dry periods. include deferred grazing and brush control. This
Boca soil is in the South Florida Flatwood range
The natural vegetation consists mostly of South site.
Florida slash pine, cabbage palm, saw palmetto,
wax myrtle, chalky bluestem, and pineland This soil has severe limitations for most urban
threeawn. uses because of the depth to bedrock and wetness.
It has severe limitations for septic tank absorption
This soil is poorly suited to cultivated crops fields because of the shallow depth to bedrock,
because of the wetness and droughtiness. The wetness,and poor filtration. If this soil is used as a
number of adapted crops is limited unless very septic tank absorption field,it should be mounded
intensive management practices are used. With to maintain the system well above the seasonal
good water-control and soil improving measures, high water table. For recreational uses, this soil
this soil is suitable for many fruit and vegetable also has severe limitations because of wetness and
crops.A water-control system is needed to remove the sandy texture; however, with proper drainage
excess water during wet seasons and to provide to remove excess surface water during wet
water through subsurface irrigation during dry periods, many of the effects of these limitations
seasons. Row crops should be rotated with cover can be overcome.
crops. Seedbed preparation should include
bedding of the rows.Applications of fertilizer and This Boca soil is in capability subclass 111w.
lime should be based on the needs of the crops.
With proper water-control measures, the soil is
well suited to citrus. A water-control system that
maintains good drainage to an effective depth is
needed. Planting on raised beds provides good
surface and internal drainage and elevates the trees
[3-4
EXHIBIT C
LISTED SPECIES SURVEY REPORT
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SAN MARINO
LISTED SPECIES SURVEY REPORT
February 2014
INTRODUCTION AND METHODOLOGY
This report documents the results of a literature review to identify potential listed species that
could utilize the San Marino project (Project) and summarizes the results of the listed species
survey conducted on the Project site by Passarella&Associates, Inc. (PAl) in February 2014.
As part of the literature review, the Florida Atlas of Breeding Sites for Herons and Their Allies
was referenced for the location of breeding colonies for both listed and non-listed wading birds
including; but not limited to, the snowy egret(Egretta Chula), tri-colored heron (Egretta tricolor),
little blue heron (Egretta caerulea), wood stork (Mycteria americana), and white ibis
(Eudocimus albus) (Runde et al. 1991). There was no reference in the atlas to any breeding
colonies located on or adjacent to the Project site.
The Florida Fish and Wildlife Conservation Commission (FWCC) database for bald eagle
(Haliaeetus leucocephalus) nests was checked to determine if any eagle nests have been
documented on or near the Project site. According to FWCC records, the nearest bald eagle nest
(CO-015) is located approximately 2.0 miles northeast of the Project (Appendix A). No bald
eagle nests were identified within the Project limits. The bald eagle nest database is current
through August 2013.
The FWCC database for red-cockaded woodpecker (RCW) (Picoides borealis) colonies shows
the closest historic nesting colony to be approximately 0.5 mile east of the property (Appendix
A). No RCW colonies were located within the Project limits.
The FWCC database for the Florida panther (Puma concolor corgi) shows several historic
panther telemetry locations within the Project(Appendix A).
A listed species survey was conducted on the Project by PAI in February 2014 for wildlife listed
by the FWCC and the U.S. Fish and Wildlife Service (USFWS) as an endangered, threatened, or
species of special concern (FWCC 2013). These species include; but are not limited to, the
Florida panther. Big Cypress fox squirrel (Sciurus niger avicennia), RCW, gopher tortoise
(Gopherus polyphemus), and the Eastern indigo snake (Drvmarchon corals cooper!). The
Project site was also surveyed by PAI for plant species listed by the Florida Department of
Agriculture and Consumer Services (FDACS), the U.S. Department of Agriculture (USDA), and
the USFWS as endangered, threatened, or commercially exploited (FDACS 2004).
The weather during the February 2014 survey period was seasonal, with temperatures in the low
to mid-80s, partly cloudy. skies and five to ten mile per hour winds. Three qualified ecologists
walked parallel transects at intervals close enough to ensure that sufficient visual coverage was
obtained. Direct sightings of listed species, as well as evidence and signs of listed wildlife (i.e.,
C-1
burrows, nests, tracks, scrapes, droppings, etc.) were recorded and Global Positioning System
(GPS) located.
SURVEY RESULTS
No listed wildlife species were observed during the listed species survey conducted by PAI.
Two listed plant species were identified during the survey.
The Project contains suitable habitat for listed wading bird species, including the wood stork.
However, no listed wading bird species, wading bird nests, or wading bird nesting activities were
observed within the Project site during the listed species survey.
The FWCC database for bald eagle nests shows no documented bald eagle nests on or adjacent to
the property. According to FWCC records, the nearest bald eagle nest (CO-015) is located
approximately 2.0 miles northeast of the Project. No bald eagles, eagle nests, or nesting activity
was observed on the Project site during the listed species survey.
The Project contains suitable habitat that could be potentially utilized by the RCW; however, no
RCWs or RCW cavity trees were observed within the Project during the listed species survey.
The Project contains suitable habitat that could be utilized by the Florida panther. In addition,
the FWCC database for Florida panthers shows several historic panther telemetry locations
within the Project site. However, no Florida panthers or sign of Florida panther (i.e., tracks,
scrapes, scat, etc.) were observed within the Project during the listed species survey.
Florida black bear (Ursus americanus floridanus) scratch trees and a black bear bite tree were
observed within the Project site during the listed species survey. The approximate locations of
the black bear scratch trees and bite tree are depicted on Appendix B. The Florida black bear has
been delisted by the state but is still protected by the FWCC Management Plan.
The listed plant species identified during the listed species survey include butterfly orchids
(Encvclia tampensis) and hand fern (Ophioglossum palmatum). The butterfly orchid is listed as
a commercially exploited species by the USDA. The hand fern is listed as endangered by the
FDACS. The approximate location of the butterfly orchids and hand fern are depicted on
Appendix B.
C-2
REFERENCES
Florida Department of Agriculture and Consumer Services. 2004. Florida's Federally Listed
Plant Species. Chapter 5B-40, F.A.C.
Florida Fish and Wildlife Conservation Commission. 2013. Florida's Endangered and
Threatened Species.
Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of
Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife
Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission,
Tallahassee, Florida.
C-3
This page is intentionally left blank.
APPENDIX A
DOCUMENTED OCCURRENCES OF LISTED SPECIES
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AERIAL WITH LISTED SPECIES LOCATION
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GMPA-PL2014-0000113
2nd Submittal
EXHIBIT J
CONSERVATION LANDS MAP
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San Marino
GMPA-PL2014-0000113
2"d Submittal
EXHIBIT K
PUBLIC FACILITIES MAP
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EXHIBIT K�,, °
IIIIII ,25/2014
4
S N INO SERVICES&FACILITY � y
I'A� ,
" 1. ....fir repared For: H & LD Venture, LLC
This page is intentionally left blank.
San Marino
G M PA-PL2014-0000113
2"d Submittal
EXHIBIT L
UTILITY AVAILABILITY LETTER
This page is intentionally left blank.
CD tier Comity
Public Utilities Division
February 25, 2014 Planning & Project Management
Alexis Crespo, AICP, LEED AP VIA: E-MAIL
Waldrop Engineering
28100 Bonita Grande Drive, #305
Bonita Springs, FL 34135
Subject: San Marino PUD
Parcel #: 00411440000 and related
Water and Wastewater Availability
Dear Ms. Crespo:
Both water and wastewater service are available for the above referenced project from a 36"
water main and a 12" force main, both located in the Collier Blvd. (CR 951) right-of-way.
Connection points for the system tie-ins to water and wastewater lines may be made after
submission and approval of the hydraulic calculations by the Planning and Project Management
Department, validating that the up/downstream systems are adequate to handle the increase
in flow. Interconnection with adjacent development must be evaluated.
This letter implies no guarantee that other developments throughout the District will not have
an impact on the quantity of potable water and sewage 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 Cromer, Principal Project Manager Matt McLean, Engineering Review
EXHIBIT L
0—if Pftp,
02/25/2014
. .
pu r r 1� ,-_1 `i�'� �i 0, t(, 3�it ..53 �.r�»n;i i,i E.a.. .�:�t � `,3, = r a ,-i" � ;i •.�,,;, '1
`, ' i%
This page is intentionally left blank.
WALDROP ENGINEERING
A CIVIL ENGINEERING & LAND DEVELOPMENT CONSULTANTS
A 28100 BONITA ODE DII.#3051
+riA SPRINGS,'FL 34135
P:23:4.405 4777
F:23540548
EXHIBIT L
UTILITY DEMAND CALCUATION SHEET
The proposed increase in demand for potable water upon approval of this GMPA is 252.4 GPM.
The proposed increase in demand for sanitary sewer upon approval of this GMPA is 196.8 GMP
CALCULATION OF EXISTING DEMAND PER GMP
Potable Consumption Demands Estimate per Collier County Public Utilities Division
Population =396(1.0 du/acre X 196.4 acres+ 2 du per existing PUD X 2 persons per unit)
Peak Factor=4.0
Number Persons Per Capita Consumption Rates Peak Consumption
of Units Per Unit Consumption Rates
(GPD)
GPD GPM GPD GPM
198 2 154 60,984 42.4 243,936 169.4
Sanitary Sewer Demands Estimate per Collier County Public Utilities Division
Population =396(1.0 du/acre X 196.4 acres +2 du per existing PUD X 2 persons per unit)
Peak Factor=4.0
Number Persons Per Capita Consumption Rates Peak Consumption
of Units Per Unit Consumption Rates
(GPD)
GPD GPM GPD GPM
198 2 120 47,520 33 190,080 132
SUMMARY OF EXISTING DEMAND:
Estimated Peak Potable Water Demand= 169.4 GPM
Estimated Peak Sanitary Sewer Demand= 132 GPM
CALCULATION OF PROPOSED DEMAND PER GMPA
Potable Consumption Demands Estimate per Collier County Public Utilities Division
Population = 986 (2.5 du/acre X 196.4 acres+ 2 du per existing PUD X 2 persons per unit)
Peak Factor= 4.0
San Marino GMPA
Utility Demand Calculation
Page 1 of 2
Number Persons Per Capita Consumption Rates Peak Consumption
of Units Per Unit Consumption Rates
(GPD)
GPD GPM GPD GPM
493 2 154 151,844 105.4 607,376 421.8
Sanitary Sewer Demands Estimate per Collier County Public Utilities Division
Population = 986 (2.5 du/acre X 196.4 acres+ 2 du per existing PUD X 2 persons per unit)
Peak Factor= 4.0
Number Persons Per Capita Consumption Rates Peak Consumption
of Units Per Unit Consumption Rates
(GPD)
GPD GPM GPD GPM
493 2 120 118,320 82.2 476,280 328.8
SUMMARY OF PROPOSED DEMAND
Estimated Peak Potable Water Demand =421.8 GPM
Estimated Peak Sanitary Sewer Demand = 328.8 GPM
San Marino GMPA
Utility Demand Calculation
Page 2 of 2
San Marino
GMPA-PL2014-0000113
2"d Submittal
EXHIBIT M
TRAFFIC IMPACT STUDY
This page is intentionally left blank.
;11
J1k4B TRANSPORTATION ENGINEERING , INC.
TRAFFIC/TRANSPOR.TATION ENGINEERING & PLANNING SERVICES 111
1. .!
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111 A FFIC IMPACT STATEMENT NI
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San Marino RPUD
„..,
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(Collier Boulevard, Collier County, Florida) III
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February 26, 2014
!!!!!
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!!!! Prepared by: 0!
!!!:iJMB TRANSPORTATION ENGINEERING, INC.
761 21 STREET NW
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NAPLES, FLORIDA 34120
(239) 919-2767
!flCERTIFICATE OF AUTHORIZATION NO. 27830
(PROJECT No. 140214)
. EXHIBIT M
,..
. . _.,..: .. 2- 26 -Z014-
JA M. BANKS, P.E.
i DATE
F IV.IDA PEG. No. 43860
I „.,,
This page is intentionally left blank.
TABLE OF CONTENTS
Conclusions 2
Methodology 2
Scope of Project 2
Table A - Proposed Land Use 2
Figure 1 - Project Location & E+C Road Classification 2.1
Project Generated Traffic 3
Table B - Total Development-Generated Trips 3
Table C - New Site-Generated Trips 3
able 1 - Trip Generation Computations 3.1
Existing + Committed Road Network 4
Table 2A - Area of impact/Road Classification 4.1
Project Traffic Distribution 5
Area of Significant Impact 5
Figure 2A - Project Traffic Distribution 5.1
Table 2A - Area of Impact/Road Classification 5.2
2013 Oro 2020 Project Build-out Traffic Conditions 6
Table 2B - 2013 & 2020 Link Volumes 6.1
Table 2C - 2020 Link Volumes/Capacity Analysis 6.2
Appendix 7
This page is intentionally left blank.
Conclusions
Based upon the findings of this report, it was determined that the proposed developnieni
of San Marino RPUD will not have a negative impact upon the surrounding road
network. It was verified that all roadways & intersections, within the project's u;enoF
influence, currently have a surplus of capacity and can accommodate the traffic
associated with the proposed 401 dwelling units. As determined, the road network will
continue to operate at acceptable levels of service for 2020 project build-out conditions
and will not create any off-site transportation deficiencies that need to be mitigated.
Methodology
On February 24, 2014, a methodology meeting was held with Mr. john Podezerwinsky
and Mr. Reed ]orvi of Collier Countvs Transportation Planning Department. The results
of that meeting are provided in the attached Methodology Report TrufficImpact
Statement for San Marino RPUD. dated February 24, 2014.
As discussed, the project is proposing to construct a directional left-in median opening on
C.R. 951. The directional left-in median opening (if approve) will be located between the
existing Naples Heritage Access (to the north) and the existing San Marino Apartments
access (to the south). At this time, the County will not make a final determination as to
whether or not a directional \ch'iu *iU be approved. Ti not approved, the site's access will
be restricted to right-in/out. A final determination will be made by the County prior Wthe
issuance of zoni and SDP approval.
Scope of P 'uct
San Marino RPUI) is a proposed residential coouuniLy that will consist uf]68single-
family units and 123 multi-family units at completion. Previously, a portion of the
property was developed by others as an apartment complex that has 350 dwelling units.
The site is located on the cast. side oh Collier Boulevard (C.R. 931) and approximately
one and one-half miles north of the Rattlesnake Hammock Road. Access to San Marno
will be provided by one entrance road that intersects C.R. 951. For additional site details,
refer to the development plans prepared by Waldrop Engineoin�.
Table A
Proposcd Land Use
Proposed Land Use Number of Units
Single-Family ' 368 Dwelling�--��—1
��uki-Fund|v |
123 Dwelling Units
��— --^�— --� � �'
Toiu| Build-out 491 Dwelling Units
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6-LANE DIVIDED ARTERIAL \
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4-LANE DIVIDED ARTERIAL
2-LANE ARTERIAL
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2-LANE COLLECTOR/LOCAL
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..1MB TRANSPORTATION ENGINEERING, INC. \
\
Son Mono Project Location &
FIGURE 1
Feb 24, 2014 Roadway Classification
2J
Project Generated Traffic
Traffic that can be expected to be u.enerated by San Marino RPUD was estimated based
upon the guidelines established by the Institute of Transportation Engineers, Trip
Generation Manual, 9th Edition. That is, historical traffic data collected at similar land
uses was relied upon in estimating the project's traffic. It was concluded that land use
codes "Single-Family Detached Housing" (LUC 210) and "Condominium/Townhouse"
(ITC 230) were most appropriate in estimating the new trips associated with the
proposed project. In addition, trips associated with the previously c onstructed San Marino
Apartments were estimated using IiE's land use code "Apartments" (I:LIC 220).
As determined,the total development traffic will he 504 vph & 621 vph (existing + new)
trips during the AM and PM peak hours, respectively. Table I depicts the computations
performed in determining the total existing new trips. Table B provides a summary of
the trip generation computation results that are shown in Table 1.
Table B
Total Development-Generated Trips
(Summation of Table 1)
Daily Weekday AM Peak Flour PM Peak Flour
Trips Generated Trips Generated Trips Generated
(ADT) (vph) (vph)
6,580 504 621
As determined, San Marino RPUI) will generate 328 vph & 411 vph new trips during the
AM and PM peak hours, respectively, Table 1 depicts the computations performed in
determining the project's new trips. Table C provides a summary of the trip generation
computation results that arc shown in Table 1 .
Table C
New Site-Generated Trips
(S'iim Cation at Table 1)
Daily Weekday AM Peak Hour PM Peak Hour
Trips Generated Trips Generated Trips Generated
(AD I") (vph) j ( 'h) —
4,252 328 411
TABLE 1
TRIP GENERATION COMPUTATIONS
San Marino RPUD
Land Use
Code Land Use Description Build Schedule
210 Single-Family Housing (Proposed Land Use) 368 Units
230 Condo/Townhouse (Proposed Land Use) 123 Units
220 Apartment (Existing Land Use) 350 Units
Land Use Trip Generation Equation
Code Trip Period (Based upon Units) Total Trips Trips Enter/Exit
LUC 210 Daily Traffic (ADT) = Ln(T) = 0.92Ln(X)+2.72 = 3482 ADT
AM Peak Hour(vph)= T=0.70(X)+9.74 = 267 vph 67 / 201 vph
25% Enter/75% Exit=
PM Peak Hour (vph)= Ln(T) =0,90Ln(X)+0.51 = 339 vph 214 / 126 vph
63% Enter/ 37% Exit =
*********************************** *********************************************
LUC 220 Daily Traffic (ADT) = T= 6.65(X) = 2,328 ADT
AM Peak Hour(vph) = T=0.49(X)+3.73 = 175 vph 35 / 140 vph
20% Enter/80% Exit=
PM Peak Hour(vph) = T=0.55(X)+17.65 = 210 vph 137 / 74 vp'
65% Enter/ 35% Exit =
*****************************************************************************4***
LUC 230 Daily Traffic (ADT) = Ln(T) = 0.87Ln(X)+2.46 = 770 ADT
AM Peak Hour(vph) = Ln(T) = 0.80Ln(X)+0.26= 61 vph 10 / 51 vph
17% Enter/83% Exit =
PM Peak Hour(vph) = Ln(T) =0.82Ln(X)+0.32 = 71 vph 48 / 24 vph
67% Enter/ 33% Exit =
Total Trips (Existing+ Proposed) Daily Traffic (ADT) = 6,580 ADT
AM Peak Hour (vph) = 504 vph 112 / 391 vph
PM Peak Hour (vph) = 621 vph 398 / 223 vph
Total Net New Trips Daily Traffic(ADT) = 4,252 ADT
AM Peak Hour (vph) = 328 vph 77 / 251 vph
PM Peak Hour (vph) = 411 vph 262 / 149 vph
3, I
Existing + Committed Road Network
Figure 1 and Table 2A provide a detail of the surrounding E C road network. Table 2A
depicts the minimum level of service performance standards and capacity for the roads
within the project's are of influence.
Collier Boulevard is classified as a six-lane divided arterial. The road functions as a
primary north/south corridor that extends between Immokalee Road and Marco Island.
Within proximity of the site, the posted speed limit of C.R. 951 is 45 MPI I.
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The project's traffic was distributed to the surrounding roadway network based upon
logical means of ingress/egress; current and future traffic patterns in the area; location of
surrounding businesses and commercial centers. Figure 2A and Table 2A provide a detail
of the traffic distributions based on a percentage basis and by volume.
The project traffic assignments were agreed to during the February 24, 2014
methodology meeting as shown in the attached summary report.
Area of Significant Impact
The area of significant impact was determined based upon Collier County's 2%, 2% and
3% criteria (j.e., if the project's traffic is 2% or more of a roadway's adopted level of
service capacity, then the project has a significant impact upon that link). Table 2A
describes the project traffic distributions and the level of impact on the surrounding
roadways. Roads and intersections that were identi tied as being within the projects area
impact are shown in Table 2A.
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II 65%10 PROJECT TRAFFIC DISTRIBUTIO). BY PERCENT
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San Varina PROJECT—GENERATED
Feb 24, 2014 TRAFFIC DISTRIBUTION FIGURE 2A
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2013 thru 2020 Project Build-out Traffic Conditions
In order to establish 2013 thru 2020 project build-out traffic conditions, two forecasting
methods were used.
The first traffic forecasting method was the County's traffic count data was adjusted for
peak season conditions, peak hour conditions, peak direction, and an annual growth rate
was then applied. The peak season/peak hour/peak direction factor as shown on Table 2B
was derived from the 2013 Collier County AUIR Reports. The annual growth rate was
extracted from the growth trend determined via the 2007 thru 2013 AUIR Reports. Using
the annual growth rate, the 2020 background traffic conditions were determined, which
are depicted in Table 2B.
The second traffic forecasting method was to add the vested trips (trip bank) identified in
the 2013 AUIR report to the adjusted peak season, peak hour and peak direction traffic
counts. The 2020 vested trips "+" background traffic volumes are depicted in Table 213.
The greater of the two values produced by the two forecasting procedures was then
considered to reflect the 2020 background traffic. The net new project generated traffic
was then added to the background traffic. Table 2C provides a summary of the 2013 thru
2020 traffic conditions and the roadways' level of service and remaining available
capacity. As shown, all project impacted roadways will continue to operate at the
County's adopted minimum level of service thresholds at project build-out.
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APPENDIX
Support Documents
7
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47.:1
JMB TRANSPORTATION ENGINEERING, INC.
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TRAFFIC/TRANSPORTATION ENGINEEFRINO Ex PLANNING SERVICES id
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TRAFFIC IMPACT STATEMENT ill
METHODOLOGY REPORT
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San Marino RPUD ti
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February 24, 2014
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Prepared by:
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JME TRANSPORTATION ENGINEERING, INC.
761 215' STREET NW
NAPLES, FLORIDA 34120 -
1K, iF
IA (239) 919°2767
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I .1 CERTIFICATE OF AUTHORIZATION No. 27030 !fl
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It( JAMES M ' !ANKS, P.E. DATE
FLORID EG. NO. 4:3E360
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APPENDIX A
INITIAL MEETING CHECKLIST
Suggestion: Use this Appendix as a worksheet to ensure that no important elements
are overlooked. Cross out the items that do not apply.
Date:02-24-2014 Time: 9:30 AM
Location: Collier County Government Offices (North Horseshoe Drive)
People Attending:
Name, Organization, and Telephone Numbers
1) James M. Banks, .1114B Transportation Engineering, Inc., 239-919-2767
2) Reed Jarvi, Collier County Government,
3) John Podczerwinsky, Collier County Government,
4)
Study Preparer:
Preparer's Name and Title: James M. Banks, P.E., President
Organization: JMB Transportation Engineering, Inc.
Address & Telephone Number: 761 21st Street NW Naples. Florida 34120 (239)-919-
2767
Reviewer(s):
Reviewer's Name & Title: Reed Jarvi, Planning Manager
Collier County Transportation Planning Department
Reviewer's Name & Title: John Podczerwinsky, Project Manager
Organization & Telephone Number: Collier County Transportation Planning Department
Applicant:
Applicant's Name:
Address:
Telephone Number:
Proposed Development:
Name: San Marino RPM)
Location: East side of C.R. 951 and North of Rattlesnake Hammock Road
Land Use Type: Single-Family & Multi-Family
ITE Code 4: LUC 210 & LUC 230
Proposed number of development units: 368 S-F and 123 M-F dwelling units
Other:
Description:
Zoning:
Existing: Vacant
Comprehensive plan recommendation:
Requested:
M t
Findings of the Preliminary Study: See the attached
Study "rype: Major Study TIS
Study Area:
Boundaries: Based upon the County's 2%, 2% & 3% impact rule. See attached
Additional intersections to be analyzed: To be determined
Horizon Year(s): 2020
Analysis Time Period(s): AM and PM Peak
Future Off-Site Developments: None
Source of Trip Generation Rates: ITE Trip Generation Manual, 9th Edition (See Table 1)
Reductions in Trip Generation Rates:
Pass-by trips: None
Internal trips (PUD):
Transmit use:
Other:
Horizon Year Roadway Network Improvements: 2020 per Collier County's 5-year
CTE.
Methodology & Assumptions:
Non-site traffic estimates: See Attached
Site-trip generation: See Table 1
Trip distribution method: Based upon manual assignment (See Table 2A & Figure 2A)
Traflic assignment method: Based upon manual assignment (See Table 2A & Figure 2A)
Traffic growth rate: Per Collier County- Historical & Current AU1R Reports but not less
than 2% or background plus vested trips method. whichever is.greater.
M a
Special Features: (from preliminary study or prior experience)
Accidents locations:
Sight distance:
Queuing:
0 7-
Access location & configuration: t\,,,-ek-k-9 *-Y,.\'
Traffic control: K kb P6L,3 ST) "C v l'-/L) (A K. .
Signal system location &progression needs:
On-site parking,needs: 1‹,. I l),)Ta___ ce)/0 Pe CT(
Data Sources: EsK'kS-T t A)e 1-if-- \--4Ic-t--
Base maps: -F' . .':,- - VC914--1 -E'\7 C°c Afr7
Prior study reports:
Access policy and jurisdiction:
Review process: 0.--M
Requirements: 14-a--- ,,, t---1.6. --Cr- i . s .
Miscellaneous:
Small Scale Study—No Fee
Minor Study - $750.00
F-56 L,3 it.c___ 7,..6
Major Study - $1500.00 X y C
Includes 2 intersections
Additional Intersections - $500.00 each To be determined
All fees will be agreed to during the Methodology meeting and must be paid to Transportation prior to
our sign-off on the application.
11
SIGN, ii " ,:'
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St.fl v -,-ep,'rer
R6viewers
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Applicant
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10% 37% If) 1-75
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Beck Boulevard
.**,,,..„.154a;s Boulevard
, Shopping Center I
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Davis Bouievard
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) 5% Trip Absorption
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LEGEND
4_1+657 PROJECT TRAFFIC DISTRIBUTIO BY PERCENT
J MR TRANSPORTATiCIN ENGINEERING, INC.
•
•
San Varino PROJECT-GENERATED
Feb 24, 2014 TRAFFIC DISTRIBUTION FIGURE 2A
• TABLE 1
TRIP GENERATION COMPUTATIONS
San Marino
Land Use
Code Land Use Description Build Schedule
210 Single-Family Detached Housing 368 Units
230 Residential Condo/Townhouse 123 Units
Land Use Trip Generation Equation
Code Trip Period (Based upon S.F.) Total Trips Trips Enter/Exit
LUC 210 Daily Traffic(ADT)= Ln(T) =0.92Ln(X)+2.72 = 3482 ADT
AM Peak Hour(vph) = T=0.70(X)+9.74 = 267 vph 67 / 201 vph
25% Enter/75% Exit =
PM Peak Hour(vph) = Ln(T) =0.90Ln(X)+0.51 = 339 vph 214 / 126 vph
63% Enter/37% Exit=
LUC 230 Daily Traffic (ADT) = Ln(T) =0.87Ln(X)+2.46 = 770 ADT
AM Peak Hour (vph) = Ln(T) = 0.80Ln(X)+0.26 = 61 vph 10 / 51 vph
17% Enter/ 83% Exit -
PM Peak Hour (vph) = Ln(T) =0.82Ln(X)+0.32 71 vph 48 / 24 \
67% Enter/33% Exit =
************t******* *****************t************************,***************
Total New Daily Traffic (ADT) = 4,252 ADT
AM Peak Hour (vph) 328 vph 77 / 251 vph
PM Peak Hour (vph) = 411 vph 262 / 149 vph
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San Marino
GMPA-PL2014-0000113
2"d Submittal
EXHIBIT N
WASTE GENERATION RATES
WALDROP
Ifi CIVIL ENGINEERING& LAND DEVELOPMENT ENGINEERCONSULTANTS I NGoo oarrerra csDi DR, 4305
BONITA SPRINGS,FL 34136
P:239-405-7777
F 2394054899
4054899
EXHIBIT N
WASTE GENERATION RATES
The proposed increase in demand for solid waste services upon approval of this GMPA is 3,267
lbs. per day.
The Solid Waste Demands Estimate below is based upon 4.43 lbs/day/capita @ 2.5 persons per
unit.
CALCULATION OF EXISTING DEMAND PER GMP
Population =495 (1.0 du/acre X 196.4 acres +2 du per existing PUD X 2.5 persons per unit)
Number Persons Per Per Capita
Use of Units Unit Consumption Total Demand
(lbs./day)
Residential 198 2.5 4.43 lbs./day 2,193 lbs./day 1
CALCULATION OF PROPOSED DEMAND PER GMPA
Population = 1,233 (2.5 du/acre X 196.4 acres+2 du per existing PUD X 2.5 persons per unit)
Number Persons Per Per Capita
Use of Units Unit Consumption Total Demand
(lbs./day)
Residential 493 2.5 4.43 lbs./day 5,460 lbs./day
EXHIBIT N
02/26/2014
San Marino GMPA
Waste Generation Rates
Page 1 of 1
San Marino
GMPA-PL2014-0000113
2nd Submittal
EXHIBIT 0
BOUNDARY SURVEY
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San Marino
GMPA-PL2014-0000113
2nd Submittal
EXHIBIT P
AMENDMENT
JUSTIFICATION NARRATIVE
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EXHIBIT P
AMENDMENT JUSTIFICATION NARRATIVE
INTRODUCTION
The subject property ("Property") comprises 196 acres and is located immediately east of
Collier Blvd., 1+/- mile south of Beck Blvd., and 1.5+/- miles north of Rattlesnake Hammock
Road in southern Collier County. The Property has direct access to Collier Blvd., and
approximately 1,000 feet of frontage on this arterial roadway.
The Property is designated in the Urban Fringe Residential (URF) Subdistrict and is zoned
Planned Unit Development (PUD) per Ordinance 00-10. Approximately 39 acres of the overall
PUD have been developed with 350 multi-family dwelling units known as the "Aventine at
Naples" apartment complex. The remaining undeveloped 196 acres are the subject of this
amendment request, and a forthcoming PUD Amendment, to allow for the development of the
Property as a stand-alone residential community.
The property is currently eligible for a density bonus of one unit per acre through the use of
transferable development rights (TDRs). The Applicant is requesting two (2) site-specific text
amendments to the Future Land Use Element to allow: 1) an additional density bonus of 1.5
units per acre to allow up to 2.5 units per gross acre via the transfer of up to 2.5 units TDRS per
acre from lands designated as Rural Fringe Mixed Use District Sending Lands; and 2) to allow
the use of TDRS from any lands designated as Sending within the Rural Fringe Mixed Use
District, thereby omitting the requirement to obtain TDRs from lands within one (1) mile of the
Urban Boundary. The proposed text amendments apply solely to the 196.4-acre Property as
described in the application.
As outlined in detail below, the proposed text amendments will further the County's stated
objectives regarding the TDR program by directing new development to an urbanized area of
the County with adequate public infrastructure, while assisting in the protection of Rural Fringe
Mixed Use Sending Lands by increasing the demand for their perpetual conservation through
the severance of development rights. The unique development pattern surrounding the subject
property, specifically the location of Forest Glen's and Willow Run's preservation areas under
conservation easement, will ensure that the intended transition between urban and rural areas
of the County is achieved through build-out of this property at the requested density.
San Marino GMPA
Justification Narrative
Page 1 of 7
longer financially feasible, and would also serve to underutilize the public services and
infrastructure available to service additional density.
The requested density of 2.5 du/acre on the 196 acre subject property, or 4.0 du/acre when
combined with the existing density on the Aventine at Naples property, is consistent with the
approved density of 3.67 du/acre within the Lely Resort PUD/DRI, which is 1.5 miles southwest
of the subject property. In addition to this comparable density, the Lely Resort approval allows
for 820,000 square feet of commercial uses, which further intensifies the project and
development pattern along Collier Blvd.
Similarly, Hacienda Lakes is approved at a density of 2.8 du/acre, but also has 587,500 square
feet of commercial uses permitted in the development. When the commercial lands are
excluded from the density calculation, Hacienda Lakes' density is similar to that proposed
through this application (1,760 approved dwelling units/447 acres of Residential Tracts = 3.9
du/acre).
It is also important to note that uses immediately north in Forest Glen are multi-family
dwellings, at a relatively high net density of approximately 12 du/acre. Additionally, these
higher density residential uses are buffered from the subject property by the on-site preserve
areas and golf course.
Therefore, the proposed text amendment is supported by surrounding development patterns,
and will not be inconsistent with the residential character and approved densities/intensities
along the Collier Blvd. corridor. Compatibility will be further addressed through performance
standards and development regulations provided in the companion PUD application.
GMP ANALYSIS& CONSISTENCY
The subject property is within the Urban Residential Fringe (URF) Subdistrict per the Collier
County Growth Management Plan (GMP).This subdistrict is specifically sited on the Future Land
Use Map to provide transitional densities between the Urban designated area and the
Agricultural/Rural area, and extends 1 mile east of Collier Blvd., from Davis Blvd. south to US 41.
See also Exhibit G.
The maximum allowable "base" density within the URF subdistrict is 1.5 units per acre, which
may be increased by 1.0 unit per acre via the use of transferable development rights (TDRs)
severed from Sending Lands located within one (1) mile of the Urban Boundary.
The Urban Residential Fringe Subdistrict was established in 1989 to provide a transition from
the urban area which allowed a density of 4 units per acre to the rural area that allowed a
density of 1 unit per 5 acres. Since the original adoption of the GMP in 1989 the need for a
transition area no longer exists and higher density can easily be accommodated from an
infrastructure and environmental standpoint. See Exhibit J demonstrating the predominance of
publicly owned conservation lands east of the Collier Blvd. corridor. There is existing utility
infrastructure along Collier Boulevard, which is now a 6 lane arterial road and not a two lane
road as was the case in 1989. Impact fees have been adopted to address other infrastructure
San Marino GMPA
Justification Narrative
Page 3of7
In terms of the request for bonus density of up to 2.5 du/acre through the use of TDRs, the
property's boundary does not "straddle" the URF and Rural Fringe Mixed Use Sending Land
designations, and is not eligible for the additional 0.3 units of available density bonus.
Therefore, under the County's current policies and regulations, the maximum attainable
density for the 196-acre subject property is 198 dwelling units through the purchase of 196 TDR
units as outlined in Table 3 below. The Applicant respectfully submits that building out the
property at 1.0 du/acre will result in an underutilization of the available infrastructure in the
area, and is not necessary to achieve the transition from Urban to Rural required in the URF for
the reasons outlined above, as well as the location of off-site preserves along the northern and
eastern boundaries.
Table 3: Density Calculation- Existing
MAX. DENSITY DENSITY
DU/ACRE ACREAGE ALLOWABLE UTILIZED AVAILABLE
DENSITY
Existing Base Density 1.5 235* 352 350 2
Existing Bonus Density 1.0 196.4** 196 0 196
EXISTING DENSITY 198 units
[1 du/acre]
*San Marino PUD acreage
**Amendment Acreage less apartment site/developed acreage
The Applicant is requesting a text amendment to the URF policy within the Future Land Use
Element to allow for the build-out of the 196-acre subject property with a maximum of 493
units, which are calculated in Table 4 below. This calculation outlines the intent to exclude the
"Aventine at Naples" portion of the San Marino PUD from the amendment request, as the
Applicant does not own this property.
Table 4: Density Calculation—Proposed
MAX. DENSITY DENSITY
DU/ACRE ACREAGE ALLOWABLE
DENSITY UTILIZED AVAILABLE
Existing Base Density 1.5 235' 352 350 2
Existing Density Bonus 1.0 196.4 196 0 196
Proposed Bonus Density 1.5 196.4** 295 0 295
493 units/
PROPOSED DENSITY [2.5 du/acre]
The amendment is justified by the infill nature of the property, and its location along an
urbanized 6-lane arterial corridor, which is a desirable location to direct higher densities from a
land use standpoint.
This application demonstrates that the required infrastructure is available to support the
project based upon the additional 1.5 units of bonus density requested. The request will
prevent the underutilization of the County's ongoing investment in the public infrastructure
San Marino GMPA
Justification Narrative
Page 5 of 7
3) Will allow for a compact and contiguous development pattern along a major arterial
thoroughfare with available public services and infrastructure;
4) Will be compatible with adjacent developments, both existing and proposed.
5) Will recognize that sufficient "qualified" Sending Lands are not available to support the
development potential in the URF.
Accordingly, the Applicant respectfully requests approval of this petition.
San Marino GMPA
Justification Narrative
Page 7 of 7