Agenda 11/13/2018 Item #11A11/13/2018
EXECUTIVE SUMMARY
Recommendation to authorize staff to initiate an Invitation to Negotiate (ITN) process for the
development of housing that is affordable on the (1) County-Owned Bembridge property, and (2)
the County-Owned Manatee property proposed to be co-located with a passive park; as both
properties were previously identified as suitable for the development of housing that is affordable
in accordance with the Community Housing Plan.
OBJECTIVE: To provide housing that is affordable in Collier County and to further the goals set forth
in the Housing Element of the Growth Management Plan.
CONSIDERATIONS: On March 13, 2018, Item 11C the Board of County Commissioners (Board)
reviewed the results of a Request for Information (RFI) process for two (2) Cou nty-owned properties
previously identified to be suitable for the development of housing that is affordable:
Property Folio# Acreage Purchase Price
Bembridge PUD 00400246406 5.11 $406,797*
Manatee Site 00736520003 59.3 Donated in 1973
*Price based on appraised value of $79,608/acre as documented in BCC Agenda Item
16F2 9/12/2002
The Board directed staff to continue community engagement and complete the review of the Community
Housing Plan recommendations before bringing back a recommendation to proceed with an ITN on the
two (2) properties.
Staff then undertook an extensive public outreach plan including at least eight (8) public meetings listed
below and additional public meetings held since then.
03/28/18 4:00pm- East Naples Civic Association Board of Directors and Commissioner Taylor
04/02/18 8:00am- Afforable Housing Advisory Committee (AHAC)
04/04/18 3:30pm- East Naples/Fiddler’s Creek “focus group” and Commissioner Fiala.
04/11/18 4:00pm- Fiddler’s Creek neighborhood meeting with Commissioner Fiala.
04/17/18 6:00pm- Affordable Housing Town Hall with Commissioner Taylor at the Regional Library
04/18/18 2:00pm- Parks and Rec Advisory Board (PARAB) North Collier Regional Park
04/30/18 3:30pm- Fiddler’s Creek neighborhood meeting with Commissioner McDaniel
05/02/18 3:00pm- Fiddler’s Creek neighborhood meeting with Commissioner Taylor
Community sentiment from these meetings can be summarized as there being no concerns received for
the Bembridge Site, and several areas of concern for the Manatee Site. The top pressing concerns at the
Manatee site were: increased vehicle traffic, increased demand on area schools, environmental impacts,
lack of proximity to job centers and related transportation, increases in the crime rate in the surro unding
area, displacing the development of a community park and the impact to local residents, and
concentrating more low to moderate income housing in the East Naples area. Additionally, staff received
comments indicating the project may not be needed (“market will solve the problem”), more study on
impacts needs to be done before an ITN is issued, and the discussion should be delayed until the Fall
(seasonality of residents).
Upon completion of the community outreach and documentation of any concerns, staff then tasked a local
engineering firm (Davidson Engineering) to complete a feasibility analysis to study the effects of
development on each site as it relates to those issues of main concern to the community (density, traffic,
11.A
Packet Pg. 386
11/13/2018
environment, schools, utilities, etc…). The feasibility analysis determined that there are no major issues
related to the areas analyzed that would prevent development on either of the sites. The results of the
feasibility analysis were discussed at a public meeting on September 27, 2018 at a Joint AHAC/PARAB
Property Review Subcommittee meeting. The joint subcommittee was asked to review the feasibility
analysis and to develop possible parameters that should be included, if an ITN on either or both properties
is released by the Board. At the conclusion of the meeting the Joint Subcommittee issued the following
statement:
“If an ITN is developed to co-locate housing and other county uses on the Bembridge and/or Manatee
sites, possible criteria should use the following guidance.”
GENERAL CONDITION CRITERIA FOR BOTH PARCELS
Development Elements Concept drawings Unit
type and size (bedroom counts) Amenities
Land Requested terms for land acquisition
(purchase, long-term lease, donation)
Experience/Timeline/Commitment
Comprehensive development timeline
Financial info Per unit construction costs
Proformas for rental and proposed rates Per unit
market cost and sales price Detailed soft funding
incentives required from the County Funding
sources proposed, contingencies
Meets the housing affordability needs per Collier
County Housing Plan Describe long-term
commitment to housing affordability in Collier
County. Experience in housing development,
financing, and operations as applicable.
SITE SPECIFIC CRITERIA - BEMBRIDGE
Moderate to High Density (54-78 units) Set-
asides for seniors, veterans, and special needs
populations (10%-25%) Most likely a multi-
family rental development, leave flexibility
Offer a mixture of income targets, concentrating
on those with greatest need according to the
Community Housing Plan All units restricted to
households with incomes from 0%-140% of
median Leave most criteria to Housing
Advocates/Professionals
SITE SPECIFIC CRITERIA - MANATEE
Reserve at least 40 acres for Park uses (as is
typical for a community park) and remaining
(20ac) for Housing Low to Moderate density (88-
264 units) Set-asides for seniors, veterans, and
special needs populations (10%-25%) Allow for
design flexibility with consideration for neighbors
(setbacks, orientation, bldg. heights, etc.)
Housing may be integrated within park, allow for
creativity
Perhaps a mix of rental and ownership Include
long term rental restrictions Offer a mixture of
income targets, concentrating on those with
greatest need according to the Community Housing
Plan All units restricted to households with
incomes from 0%-140% of median Include a
Developer Contribution Agreement (DCA) to
provide resources for the park or a senior center
This guidance was then scheduled for discussion by the full AHAC and PARAB advisory committees.
On October 17, 2018 at their 2:00 pm meeting the PARAB:
Voted unanimously to totally support moving forward with recommending an ITN be issued to
develop the Bembridge property for housing that is affordable.
Did not reach consensus regarding co-locating housing with a passive community park on the
Manatee Park site. There were six (6) voting members present. Three (3) stated they were totally
11.A
Packet Pg. 387
11/13/2018
opposed to the concept of co-location and believe the site should be utilized strictly as a park.
Two (2) stated they were generally opposed, but willing to discuss the co-location concept
further. One (1) stated they were generally supportive of the concept of co-location as it could
benefit both the parks system and the inventory of senior housing.
Further agreed that if the Board elects to move forward with an ITN for the Manatee site, they
would recommend that the ITN include the guidance identified by the joint subcommittee.
On October 22nd, 2018 at their 8:30am the AHAC:
Voted unanimously to totally support moving forward with recommending an ITN be issued to
develop the Bembridge property for housing that is affordable.
Did not reach consensus regarding co-locating housing with a passive community park on the
Manatee Park site. There were six (6) voting members present. Two (2) stated they were totally
opposed to the concept of locating affordable housing on this site. One (1) stated they were
generally opposed, but willing to discuss the co-location concept further. Two (2) stated they
were generally supportive of the concept of co-location as it could benefit both the parks system
and affordable housing. One (1) member was totally in support of moving forward with the co -
location of housing and parks uses on the site.
It is recommended that an ITN be released, on each property, to the public at large, by the Procurement
Services Director, with a public announcement and open competition. An ITN is used when it is
determined beneficial to issue a written solicitation for competitive sealed replies to select one or more
vendors with which to conduct negotiations. This means that the Board can consider proposals and
customize the outcome to meet competing demands and address various sensitivities that have arisen
during the process. Or, the Board can determine that none of the proposals received have merit and can
decide not to proceed. Details on the ITN process and procedures will be contained in the solicitation. The
ITN will follow the procedures outlined for an RFP (Request for Proposals).
Staff Recommendation Bembridge Site: Move forward with an ITN process including the general and
specific criteria suggested in the Joint Committee guidance.
Staff Recommendation Manatee Site: Move forward with an ITN process, including the general and
specific criteria suggested in the Joint Committee guidance (except any specific predetermined acreage
split), to explore options to co-locate housing that is affordable on the site while still maintaining park
uses as previously proposed.
These recommendations are made based on concurrency with the Housing Plan, and, while there are
planning and regulatory steps still ahead, as well as development and other costs to be determined, the
feasibility analysis indicates there are no inherent barriers to proceeding. It is also recommended because,
at this time, there is not funding anticipated to be available for any development of the Manatee Park site
for ten (10) years. This means that if it were to materialize that housing would be placed on any portion
of the Manatee Site, there would be a chance to contribute to the park development through a
public/private partnership sooner than currently scheduled.
FISCAL IMPACT: Any potential Fiscal impact will be determined on a property-by-property basis
based on Board direction.
LEGAL CONSIDERATIONS: This Item is approved for form and legality and requires a majority vote
for Board approval. -JAB
GROWTH MANAGEMENT IMPACT: Use of County-owned parcels for the development of housing
that is affordable furthers the Goals, Objectives, and Policies of the Growth Management Plan and
11.A
Packet Pg. 388
11/13/2018
specifically the Housing Element.
RECOMMENDATION: To authorize staff to initiate an Invitation to Negotiate (ITN) process for the
development of housing that is affordable on the (1) County-Owned Bembridge property, and (2) the
County-Owned Manatee property to be to co-located with a passive park; as both properties were
previously identified as suitable for the development of housing that is affordable in accordance with the
Community Housing Plan.
Prepared By: Cormac Giblin, Manager, Grant and Housing Development, Community and Human
Services Division
ATTACHMENT(S)
1. [LINKED] Davidson Engineering Bembridge and Manatee Feasibility FULL Report 090618 with
Supplimental (PDF)
2. [Linked] Property Review INT Presentation 110618-1245 (PDF)
11.A
Packet Pg. 389
11/13/2018
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.A
Doc ID: 7153
Item Summary: ***This item to be heard at 10:45 a.m.*** Recommendation to authorize staff to
initiate an Invitation to Negotiate (ITN) process for the development of housing that is affordable on the
(1) County-Owned Bembridge property, and (2) the County-Owned Manatee property proposed to be co-
located with a passive park; as both properties were previously identified as suitable for the development
of housing that is affordable in accordance with the Community Housing Plan. (Cormac Giblin, Manager,
Grant and Housing Development, Community and Human Services Division)
Meeting Date: 11/13/2018
Prepared by:
Title: – Community & Human Services
Name: Cormac Giblin
10/25/2018 10:40 AM
Submitted by:
Title: Manager - Federal/State Grants Operation – Community & Human Services
Name: Kristi Sonntag
10/25/2018 10:40 AM
Approved By:
Review:
Community & Human Services Kristi Sonntag CHS Review Completed 10/25/2018 5:35 PM
Public Services Department Kimberley Grant Level 1 Reviewer Completed 10/26/2018 9:27 AM
Public Services Department Todd Henry Level 1 Division Reviewer Completed 10/26/2018 9:52 AM
Public Services Department Steve Carnell Level 2 Division Administrator Review Completed 10/26/2018 10:40 AM
County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 10/29/2018 2:05 PM
Budget and Management Office Mark Isackson Additional Reviewer Completed 10/31/2018 11:57 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 10/29/2018 2:30 PM
County Attorney's Office Emily Pepin CAO Preview Completed 10/29/2018 2:58 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 10/29/2018 3:24 PM
Budget and Management Office Ed Finn Additional Reviewer Completed 10/31/2018 2:42 PM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 11/06/2018 11:47 AM
Board of County Commissioners MaryJo Brock Meeting Pending 11/13/2018 9:00 AM
11.A
Packet Pg. 390
4365 Radio Road · Suite 201 · Naples, FL 34104 · P: (239) 434.6060 · F: (239) 434-6084
1990 Main Street · Suite 750 · Sarasota, FL 34236 · P: (941) 309-5180
Civil Engineering • Planning • Permitting
www.davidsonengineering.com
AFFORDABLE HOUSING FEASIBILITY REPORT
Bembridge PUD & Manatee Road Properties
Collier County, FL
PREPARED FOR:
Collier County
Community & Human Services
3339 E Tamiami Trail, Building H
Naples, FL 34112
PREPARED BY:
Davidson Engineering, Inc.
4365 Radio Road, Suite 201
Naples, Florida 34104
August 31, 2018
Revised September 5, 2018
TABLE OF CONTENTS
Bembridge PUD
Introduction 1
Existing Zoning 2
General Research Findings 3
Proposed Conceptual Plan Options 4
School Impact Analysis 6
Transportation Report Summary 7
Environmental Assessment Summary 7
Manatee Road
Introduction 9
Existing Zoning 10
General Research Findings 12
Proposed Conceptual Plan Options 12
School Impact Analysis 13
Transportation Report Summary 14
Environmental Assessment Summary 15
List of Attachments
Bembridge PUD Ordinance A
Bembridge PUD Access Easement Agreement B
Bembridge PUD Proposed Conceptual Site Plans C
Excerpt from Stantec Master Pump Station 313.00
Alternate Site Evaluation Technical Memorandum D
Bembridge PUD School Impact Analysis E
Bembridge PUD Transportation Report F
Bembridge PUD Environmental Assessment G
Manatee Road Proposed Conceptual Site Plans H
Manatee Road School Impact Analysis I
Manatee Road Transportation Report J
Manatee Road Environmental Assessment K
i
BEMBRIDGE PUD PROPERTY
Introduction
Davidson Engineering has reviewed the subject property identified by Parcel Number 00400246406 per
the Collier County Property Appraiser. The property is generally located on the east side of Santa Barbara
Boulevard and west of Calusa Park Elementary, in Township 50 south, Range 26 east, Section 4, Collier
County, Florida. The total site is approximately ± 4.78 acres, according to GIS mapping data from Collier
County. A survey of the property would more accurately determine the area of the site, which could
slightly skew the calculated densities.
SITE LOCATION
1
Existing Zoning
The property is currently vacant and within the Urban Mixed Use District, Urban Residential Subdistrict
future land use category and within one mile of Mixed Use Activity Center #6. The site is also a portion of
the Bembridge Planned Unit Development (PUD) zoning classification. This parcel is a Residential Tract
within the PUD that also includes Community Facilities. The PUD Master Plan, adopted on September 13,
2005, and included with Attachment A, indicates the subject property as part of Tract A which is intended
for Emergency Services and 6 units per acre of an affordable residential development. The Emergency
Medical Services station was constructed around 2007 as shown in the aerial maps below.
2005 COLLIER COUNTY AERIAL
2
2007 COLLIER COUNTY AERIAL
The existing PUD includes the following development standards:
Minimum Yards
Yards along Santa Barbara Boulevard (west): 70 feet for 1 and 2 story structures, 150 feet for 3
story structures
Yards from on-site lakes (east): 20 feet
Yards from internal tracts: Front (north): 30 feet or half the building height
Side/rear (south): 20 feet
Maximum Building Height
Principal buildings shall not exceed 40 feet or 3 stories, whichever is less.
Accessory structures shall revert back to the LDC limitations.
General Research Findings
Based on an existing South Florida Water Management District permit, this residential tract was
considered with a maximum 70% impervious surface lot coverage capacity within the master stormwater
retention pond to the east. If more than 70% of the site area is proposed impervious, additional volume
for the area would need to be accommodated. At time of site development, the SFWMD permit would
require modification to include updating the use and density of the property.
3
The minimum required native vegetation preservation on a property less than 5 acres is 10% gross land
area. However, as per the LDC, Section 3.05.07(H)(1)(f)(i)(e), a property owner may request that all or a
portion of the on-site native vegetation preservation retention requirement be satisfied offsite for
affordable housing projects. The maximum percent of native vegetation retention allowed offsite shall be
equal to the percent of affordable housing units, without limitation as to size of the preserve. As this
development is proposed as 100% affordable housing units, the applicant may request 100% preserve to
be provided offsite. It would be the option of the applicant to request this.
The only approved access is through a shared access easement, included as Attachment B, between the
School District (Calusa Park Elementary) and Collier County (Tract A) was recorded to give access to the
north via a private driveway running east-west from Santa Barbara Boulevard. This easement is currently
limited to the use of affordable housing for Essential Services Personnel, as defined in SHIP Local Housing
Assistance Plan, April, 2007 for a maximum of 30.66 units. If this property is developed accordingly, the
County would also be required to construct an interconnecting sidewalk on the south side of the access
driveway between Tract A and Calusa Park Elementary School. The definition of “Essential Services
Personnel” as per the 2016 SHIP LHAP is as follows:
Those individuals employed in the community as teachers, educators, other school district
employees, community college and university employees, police and fire personnel, health care
personnel, skilled building trades personnel (as listed in the U.S. Department of Labor, General
Decision No. FL 150012, dated 3/20/2015, for building construction in Collier County, FL as may be
amended or superseded from time to time), and government employees, in compliance with
Section 420.9075(3)(a), Fla Statute and Exhibit J Essential Personnel Certification.
Any deviation from the current agreement, e.g. number of units or resident type, would require
renegotiation and amendment to the access easement agreement.
Proposed Conceptual Plans (Attachment C)
a. LOW DENSITY DEVELOPMENT CONCEPT – existing PUD approved, 29 units
Although this site qualifies for a base density of 7 units per acre being within the Activity Center Density
Band, the previously approved PUD allows for 6 units per acre (29 units). The low density concept plan
included in this report is based on the approved PUD and depicts 28 one-story duplex units modeled from
a recent affordable housing development that appears as single-family homes to the passerby. There are
front porches and driveways for each building with a perimeter drive and surplus parking on either end of
the development. The “yards” in the rear of the homes could be used for stormwater management or
4
open space and the south end of the property could be dedicated to preserve. With further detailed
design, a different concept could potentially be developed for single family units in one or two stories. If
access is proposed from Santa Barbara Boulevard, a PUD amendment would be required. Otherwise, this
scenario would not require a PUD amendment if all other development standards are met.
b. MODERATE DENSITY DEVELOPMENT CONCEPT – midpoint, 54 units
The overall site layout for a moderately dense concept could remain with the preserve on the southern
end of the property and driveways connecting to either the north private access drive and/or Santa
Barbara near the south property line. Utilizing an affordable housing density bonus of 4 units per acre
allowing for a total of 11 units per acre, a two-story 54-unit multifamily building could be developed on
the east side of the property with a parking field to the west to assist in meeting the 70’ front yard setback
from Santa Barbara Blvd. An amenity area could be constructed to the north of the building. This would
require a PUD amendment to achieve the density as well as provide for any other development standard
changes.
c. HIGH DENSITY DEVELOPMENT CONCEPT – maximum affordable housing bonus, 78 units
A high density concept could utilize affordable housing density bonus of 9 units per acre to a maximum of
16 units per acre as defined in the Growth Management Plan. The site could be developed with a four-
story 78-unit multifamily building that has a slightly smaller footprint than the moderate density to
accommodate for the additional required parking on site. With the large parking areas, there may not be
available land area for amenities. The current PUD requires a 150’ front setback for 3 story buildings which
severely limits building area. The site plan attached depicts a multifamily building 130’ from the front
property line. With further detailed design, this may be accommodated. This would require a PUD
amendment.
d. PUMP STATION RESERVATION CONCEPT – 67 units
This plan is based on a public utilities alternative site evaluation study prepared by Stantec for Collier
County Utilities. Existing Master Pump Station 313.00 is a wastewater pumping station located on the
west side of Santa Barbara Boulevard approximately 500 feet south of Radio Road. Future build out of
Collier County could adversely affect this station and expansion would be needed. An alternative site
location would be at the Bembridge PUD property; therefore, this concept includes a 2-acre area reserved
for the pump station. Access to this was shown through a shared drive from the south EMS station. Further
coordination with Collier County Public Utilities and Emergency Medical Services to determine if this is
5
feasible and the development standards. See more information on this in the study prepared by Stantec
dated October 10, 2016, Attachment D.
This concept simply uses the remaining land area to provide as much parking possible and as a result, 67
units would be permissible meeting the parking requirements for multi-family residential. In addition, DE
chose to utilize Sec. 3.05.07(H)(1)(f)(i)(e), which allows for the native vegetation preservation retention
requirement to be satisfied offsite when developing affordable housing projects. This would require a PUD
amendment.
School Impact Analysis
The Bembridge PUD property is located within the Elementary Golden Gate City Area, Middle Southwest
Area and High North Central Area. Each planning area may include one or more schools of the respective
level. According to an impact analysis conducted by School District staff (Attachment E), the Level of
Service Standard (LOSS) in the planning areas where the Bembridge PUD property is located, is at 95% for
elementary and middle schools and 100% for high schools. Because the PUD was previously approved for
29 units, these capacity rates have already considered that number of units. Based on projected
enrollment trends in the CIP, new and expanded school facilities, and additional units proposed to be
developed, the School District staff projects the following potential impacts by the 2022/2023 school year,
as shown in the analysis attached and summarized below.
Low Density – 29 units
Elementary – 77% Capacity
Middle – 81% Capacity
High – 100% Capacity*
Medium Density – 54 units
Elementary – 77% Capacity
Middle – 81% Capacity
High – 100% Capacity*
High Density – 78 units
Elementary – 78% Capacity
Middle – 81% Capacity
High – 100% Capacity*
*As noted in the analysis document, a new high school is expected to be open by the 2023/2024
school year and will be added to next year’s CIP.
6
At time of development, if the capacity is expected to exceed the LOSS, Collier County Public Schools
would evaluate adjacent planning areas’ LOSS. If an adjacent area is below the standard capacity,
adjustments could be made to accommodate the new development. Such changes may include adjusting
school boundaries, expanding permanent school capacity, etc. Portable classrooms are not considered
when evaluating Level of Service and Capacity at the School District. Permanent solutions are always
considered for capacity increase and since growth is inevitable in Collier County, additions and new
schools have been anticipated and considered in the current Capital Improvement Plan.
Transportation Report Summary
A complete Transportation Report for the development scenarios on the Bembridge PUD property is
included in this report as Attachment F. Based on the preliminary evaluation of the parcel, the proposed
development does not create a significant impact on the analyzed Santa Barbara Boulevard segment,
between Radio Road and Davis Boulevard. In addition, the analyzed roadway segment does not exceed
the adopted Level of Service standard with or without the proposed project at 2023 future build-out
conditions. The Transportation Report concludes that the proposed Bembridge PUD project development
scenarios do not have a significant and adverse impact on the surrounding roadway network. The
developer is required to demonstrate compliance with all concurrency requirements prior to issuance of
a local development order. Other considerations such as access improvements and concurrency fair share
are evaluated within the Transportation Report attached.
Environmental Assessment Summary
The Environmental Assessment for the Bembridge PUD property is included as Attachment G. It includes
an approximate wetland limits map and recommends the following: a surveyed wetland map be
confirmed by the South Florida Water Management District and the Army Core of Engineers, an official
protected species survey be completed, determination of development limits to calculate potential
mitigation costs. Although no listed species were observed during preliminary investigation, possible
species that could reside on this property include: Wood Stork, Florida Panther and Florida Bonneted Bat.
Based on this assessment, approximately 3.89 acres of the site is jurisdictional wetlands, which is not
shown on the Conceptual Plans. Any impact to such wetlands will require mitigation off-site through
wetland credits at an approved wetland mitigation bank prior to commencement of construction. The
wetland within this property is considered very low quality and the result of past agricultural activity and
7
fill from surrounding development. It is expected that the wetlands would rate low on the Uniform
Mitigation Assessment Methodology scale.
8
MANATEE ROAD PROPERTY
Introduction
DE has additionally reviewed the subject property identified by Parcel Number 00736520003 per the
Collier County Property Appraiser. The property is generally located on the east side of Roost Road, south
of Manatee Elementary and Middle Schools, in Township 51 south, Range 26 east, Section 11, Collier
County, Florida. The total site is approximately ± 59.3 acres, according to GIS mapping data from Collier
County. Acreage shown on the Property Appraiser. A survey of the property would more accurately
determine the area of the site, which could slightly alter the calculated densities.
SITE LOCATION
9
Existing Zoning
The property is currently vacant and within the Urban Coastal Fringe Subdistrict future land use
classification. The site is also within the Public (P) Zoning District and in the Coastal High Hazard Area
(CHHA). Located south of and adjacent to Manatee Elementary and Middle Schools, the property is an
ideal location for an affordable housing development. Since the property is located within the Public
Zoning District, a rezoning would be required for this project in all development scenarios below.
2005 COLLIER COUNTY AERIAL
10
2010 COLLIER COUNTY AERIAL
2018 COLLIER COUNTY AERIAL
11
General Research Findings
Based on a conceptual plan from County staff created in 2008 to develop a park on the property, the
affordable housing development conceptual scenarios reserve 30 acres, or approximately half of the
property for park land. The remaining land is contemplated below.
In all scenarios, approximately 15% of the site, or 4.4 acres, is estimated for stormwater management. In
addition, 25% of native vegetation would be required to be preserved on the development site. In the
event that the entire property is native vegetation, a maximum 7.33 acres was considered in the
conceptual plans. The remaining developable area is approximately 17.57 acres.
As per Chapter 163.3177 F.S., municipal comprehensive plans must include specific elements. One
required element in Collier County is a coastal management element that sets forth principals, guidelines,
standards and strategies that shall guide the local government’s decisions and program implementation
with respect to a specific list of objectives. One of the required objectives is §163.3177(6)(g)(6), “Limit
public expenditures that subsidize development in coastal high-hazard areas.” It’s unclear as to what that
limitation may look like but it’s possible that mitigation may be possible. Collier County’s Future Land Use
Element in the Growth Management Plan states “In the Urban Coastal Fringe Subdistrict, projects utilizing
Affordable Housing Density Bonus must provide appropriate mitigation consistent with Objective 12.1 and
subsequent policies, as applicable, of the Conservation and Coastal Management Element.” After review
of this objective in the C&CME, potential mitigation practices could be improving deficient shelters in the
area, installing permanent generators at public buildings where needed, installing temporary generator
connections to public buildings where permanent generators can not be accommodated, or any other
improvements that are consistent with the previously stated objective.
Proposed Conceptual Plans (Attachment H)
a. LOW DENSITY DEVELOPMENT CONCEPT – base density, 88 units
A low density development concept could utilize the base density allowed within the CHHA at 3 units per
acre and consist of a large portion of the site being held for preservation and park land including public
amenities contemplated by the 2008 concept plan. Up to 88 units could be constructed in single-story
duplex style homes. Site design could be manipulated in a way to undulate the preserve and stormwater
12
area in order to create an aesthetic flow of greenspace and trails throughout the subdivision. In addition,
with more in depth building design, it may be possible to construct single family homes on this property
with reduced lot sizes.
b. MODERATE DENSITY DEVELOPMENT CONCEPT – max current affordable housing bonus, 264 units
A moderate density development could utilize the current maximum of 6 affordable housing density
bonus credits allowable in the CHHA, giving a total of 9 units per acre. This could include approximately
264 multifamily units in two-story structures with associated parking fields and an amenity area to provide
a pool, bathhouse, playground, etc. Locations of the park, preserve and stormwater management may be
adjusted based on further site design, as in all scenarios on this site. A more detailed design may also
result in additional types of units being provided. There is potential for a mix of multifamily and single
family attached to provided multiple levels of housing on one site.
c. HIGH DENSITY DEVELOPMENT CONCEPT – maximum possible density, 440 units
A high density development concept could utilize the proposed maximum possible 12 affordable housing
density bonus credits with no limitation to the CHHA for a total of 15 units per acre. This density would
require a Growth Management Plan amendment in addition to the PUD rezoning. It could be developed
similarly to the moderate density model as provided with the 30 acre park to the west and preserve and
stormwater management to the south. In this concept, three-story multifamily buildings would be
required to provide enough units to maximize the density of 440. Parking could be provided around all
sides of the buildings with a smaller amenity area for the property.
School Impact Analysis
As previously stated, Collier County School District separates all schools into Concurrency Service Areas
(CSAs) which may include one or more of each level of schooling (elementary, middle, high). The Manatee
Road property is located within the Elementary Southwest Area South, Middle Southwest Area and High
Southwest Area. According to an impact analysis conducted by School District staff (Attachment I), the
current Level of Service Standard (LOSS) in the areas where the Manatee Road property is located is at
95% for elementary and middle schools and 100% for high schools. This LOSS is the target capacity for
each area and the threshold for evaluation of expansion or improvement. Based on projected enrollment
trends in the CIP, new and expanded school facilities, and additional residential units proposed, the School
District staff projects the following potential impacts by the 2022/2023 school year, as shown in the
analysis attached and summarized below.
13
Low Density – 88 units
Elementary – 97% Capacity
Middle – 81% Capacity
High – 88% Capacity
Medium Density – 264 units
Elementary – 99% Capacity
Middle – 82% Capacity
High – 88% Capacity
High Density – 440 units
Elementary – 101% Capacity*
Middle – 82% Capacity
High – 89% Capacity
*If capacity ever reaches over 100% in any CSA, adjacent CSAs are evaluated for availability and
students are assigned accordingly.
Similar to the Bembridge PUD property and all developments within the County, at time of development,
if the capacity is expected to exceed the LOSS, Collier County Public Schools would evaluate adjacent
planning areas’ LOSS. If an adjacent area is below the Standard capacity, adjustments could be made to
accommodate the new development. Such changes may include adjusting school boundaries, expanding
permanent school capacity, etc. Portable classrooms are not considered when evaluating Level of Service
and Capacity at the School District. Permanent solutions are always considered for capacity increase and
since growth is inevitable in Collier County, additions and new schools have been anticipated and
considered in the current Capital Improvement Plan.
Transportation Report Summary
The full Transportation Report for the Manatee Road property is included as Attachment J. Manatee Road
to the east of Roost Road is a private roadway associated with the Manatee Education Center. There are
gates that are left open during the day to allow public access, which is not discouraged. A shared access
easement to the school’s access roadway is recommended. Manatee Road and Roost Road are not Collier
County concurrency monitored roadways; therefore, for the purposes of the report, preliminary
concurrency evaluation is performed for the Collier Boulevard and US 41 segments accessed by Manatee
Road.
14
Based on preliminary evaluation of the parcel, the proposed development scenarios do not create a
significant impact on the analyzed roadway segments. Collier Boulevard segment from Wal-Mart
Driveway to Manatee Road is expected to go deficient in the year 2020 under background traffic
conditions (all vested developments included). All other analyzed roadway segments do not exceed the
adopted Level of Service standard with or without the project at 2023 future build-out conditions. The
proposed development scenarios do not have a significant and adverse impact on the analyzed US 41
segments and on Collier Boulevard segment located south of Manatee Road. At the time of future zoning
applications, Collier County may request fair share deficiency mitigation for the Collier Boulevard segment
from Wal-Mart Driveway to Manatee Road. The developer is required to demonstrate compliance with
all concurrency requirements prior to issuance of a local development order.
Environmental Assessment Summary
The complete Environmental Assessment for the Manatee Road property is Attachment K. It includes an
approximate wetland limits map and recommends the following: a surveyed wetland map be confirmed
by the South Florida Water Management District and the Army Core of Engineers, an official protected
species survey be completed, additional information on the applicability of the Deltona Settlement
Agreement should be gathered and determination of development limits to calculate potential mitigation
costs. Although no listed species were observed during preliminary observations of the site, the following
species could reside on the property: Wood Stork, Florida Panther and Florida Bonneted Bat. Based on
the preliminary analysis, approximately 12.53 acres of the property is jurisdictional wetlands, which is not
shown on the Conceptual Plans. Based on the property’s location, Deltona Settlement Agreement exhibits
were also reviewed. According to the agreement, the property is classified as an approved development
area. As previously stated, the Environmental Assessment recommends that the owner or developer
consult a land use attorney familiar with the Deltona Agreement to explore any implications the
agreement has on development of the property. This should negate the mitigation requirements for
impacts to SFWMD delineated wetlands on the property; however, impacts to ACOE determined wetlands
would still require mitigation.
15
ATTACHMENT A – Bembridge PUD Ordinance
ORDINANCE NO. 05- 46
AN ORDINANCE AMENDING ORDINANCE NUMBER
2004-41, AS AMENDED, THE COLLIER COUNTY
LAND DEVELOPMENT CODE, WHICH INCLUDES
THE COMPREHENSIVE ZONING REGULATIONS
FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA, BY AMENDING THE
APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM
PLANNED UNIT DEVELOPMENT (PUD), TO
COMMUNITY FACILITIES PLANNED UNIT
DEVELOPMENT (CFPUD) AND RESIDENTIAL
PLANNED UNIT DEVELOPMENT (RPUD) FOR A
PROJECT TO BE KNOWN AS THE BEMBRIDGE
EMERGENCY SERVICES COMPLEX COMMUNITY
FACILITIES CFPUD AND RPUD, TO AMEND THE
PUD DOCUMENT AND MASTER PLAN TO SHOW A
CHANGE IN USE FROM A CHURCH OR A NURSING
HOME, TO ALLOW DEVELOPMENT OF VARIOUS
PUBLIC AND COMMUNITY FACILITIES TO
INCLUDE GOVERNMENT FACILITIES AND AN
EXISTING ELEMENTARY SCHOOL AND
RETENTION OF RESIDENTIAL USES FOR
PROPERTY LOCATED ON SANTA BARBARA
BOULEVARD, NORTH OF DAVIS BOULEVARD (SR
84), IN SECTION 4, TOWNSHIP 50 SOUTH, RANGE 26
EAST, COLLIER COUNTY, FLORIDA, CONSISTING
OF 39.82± ACRES; PROVIDING FOR THE REPEAL OF
ORDINANCE NUMBER 98-06, THE FORMER
BEMBRIDGE PUD ORDINANCE; AND BY
PROVIDING AN EFFECTIVE DATE.
o.
J
I_~:' (
1
I J
WHEREAS, Coastal Engineering Consultants, Inc., representing Collier County Board of
County Commissioners, petitioned the Board of County Commissioners to change the zoning
classification of the herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 4,
Township 50 South, Range 26 East, Collier County, Florida, is changed from Planned Unit
Development (PUD) to CFPUD and RPUD for a project to be known as the Bembridge
Emergency Services Complex CFPUD and RPUD, to amend the PUD Document and Master
Plan to show a change in use from a church or a nursing home, to allow development of various
public and community facilities to include government facilities, an existing elementary school
and retention of residential uses in accordance with the PUD Document, attached hereto as
Exhibit "A," which is incorporated herein and by reference made part hereof. The appropriate
Page 1 of 2
zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier
County Land Development Code, is/are hereby amended accordingly.
SECTION TWO:
Ordinance Number 98-06, known as the Bembridge PUD, adopted on October 13, 1998,
by the Board of County Commissioners of Collier County, is hereby repealed in its entirety.
SECTION THREE:
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by the Board of County Commissioners of CollierFII; . L{County, Florida, this /3 day of Vf1 ¡J 1¿m.)L í, 2005.
ATTEST:
DWIGHT E. BROCK, CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
í21't,{)c.
At.Ús("¡$~;fhi fn.ø "
s .tÌ*Jt..rtbøtrJ~ 'BY:w.~FRED W. COYLE, CH MAN
i) , \Approved' as to· Form and
Legal Sufficiency
ìJ1'~Jd-~Marjo e M. Student-Stirling ,
Assistant County Attorney
PUDZ-A-2004-AR -5998/KDlsp
Thlš ırëJlniinêe filed with the
Sei)etary of Stc.te's Office the
day of~~,g~
and acknow;ec'","ment of that
fT . d ·h' ¿? '10 r €Ive t IS _____ day
pf ~r .£¡
j¡:... ,. . ÐY.
Attachment: PUD Document
Page 2 of 2
BEMBRIDGE EMERGENCY SERVICES COMPLEX
A
COMMUNITY FACILITIES AND RESIDENTIAL PLANNED UNIT
DEVELOPMENT
REGULATIONS AND SUPPORTING MASTER PLAN GOVERNING BEMBRIDGE
EMERGENCY SERVICES COMPLEX, A COMMUNITY FACILITIES PLANNED
UNIT DEVELOPMENT PURSUANT TO PROVISIONS OF THE COLLIER COUNTY
LAND DEVELOPMENT CODE
PREP ARED FOR:
COLLIER COUNTY BOARD OF COUNTY COMMISIONERS
PREP ARED BY:
Coastal Engineering Consultants, Inc.
3106 South Horseshoe Drive
Naples, Florida 34104
DATE REVIEWED BY CCPC
DATE APPROVED BY BCC
ORDINANCE NUMBER
AMENDMENTS AND REPEAL
9-1i-?005
2005-16
1998-06
Exhibit A
Revised September 19,2005
PUD Document final version 9-19-05,doc 1
TABLE OF CONTENTS
Paee
List of Exhibits.................................................................................3
Statement of Compliance ........... ................... ........ ................ ...........4
Section I Property Ownership and Description ...........................5
Section II Project Development Requirements .............................7
Section III Community Facilities Areas Plan...............................10
Section IV General Development Commitments .........................15
PUD Document final version ~·19-05,doc
2
í"-~'-·_--
LIST OF EXHIBITS
EXHIBIT A PUD Master Plan
PUD Document final version 9-] 9-05.doc
3
I"
STATEMENT OF COMPLIANCE
The development of approximately 39.82± acres of property in Collier County, as a
Community Facilities Planned Unit Development to be known as Bembridge EmergencyServicesComplexCommunityFacilitiesPlannedUnitDevelopment (Bembridge ESC
CFPUD and RPUD) shall be in compliance with the goals, objectives and policies of
Collier County as set forth in the Growth Management Plan (GMP), and implementinglanddevelopmentregulations.
The Calusa Park Elementary School and auxiliary school facilities are subject to the
Interlocal Agreement adopted in May 2003. The Calusa Park Elementary School and
existing facilities shall also be considered consistent with the Growth Management Plan.
The land uses of the CFPUD and the RPUD will be consistent with the growth policies,land development regulations and applicable comprehensive planning objectives of each
of the elements of the GMP for the following reasons:
1. The subject property is within the Urban Mixed Use, Urban Residential Subdistrict
Land Use Designation and located just north of Activity Center #6 as identified on the
Future Land Use Map. Residential uses, government facilities and essential services
are permitted within this designation.
2. The subject property is located within the residential density band of Mixed Use
Activity Center Number 6 located at the intersection of Davis Boulevard and Santa
Barbara Boulevard. As such, the subject property is eligible for 3 additional dwellingunitsperacre (DU/A). 7he projected density of 6 DU/A is in compliance with the
FLUE of the GMP based on the following relationships to required criteria:
Base Density (Based on FLUE Density Rating System) 4.0 DU/A
Bonus Density, proximate to an Activity Center 3.0 DU/A
Permitted Density 7.0 DU/A
RPUD Densitv (calculated on undeveloped portions of Tract A only) 6.0 DU/A
3. The subject property's location in relation to existing or proposed conupunityfacilitiesandservicespermitsthedevelopment's intensity as required in Objective 2
of the Future Land Use Element (FLUE).
4. The project development is compatible and complementary to existing and future
surrounding land uses as required in Policy 5.4 of the FLUE.
4. The project development will result in an efficient and economical extension of
community facilities and services.
5. All final local development orders for this project are subject to Sections 6.02.00 and
10.02.07 of the Collier County Land Development Code (LDC).
PUD Document flnal version \),19-05.G,)C
4
r '..,......
6. The Bembridge ESC CFPUD and RPUD project is compatible with and
complementary to existing and future surrounding land uses and is considered to be
consistent with Policy 5.4 of the FLUE.
1 'D Document final version 9-19-05,doc
5
SECTION I
PROPERTY OWNERSHIP AND DESCRIPTION
1.1 PURPOSE
The purpose of this Section is to set forth the location and ownership of the
property, and to describe the existing conditions of the property proposed to be
developed under the project name ofthe Bembridge ESC CFPUD and RPUD.
1.2 LEGAL DESCRIPTION
The subject property is currently known as the Bembridge PUD, which is
approximately 39.82± acres, located in Section 4, Township 50 South, and Range26East, and described as follows:
The Northwest 1/4 of the Southwest 1/4 of Section 4, Township 50 South, Range 26
East, Collier County, Florida.
Tax Folio Numbers: 00399840007,00400246406,00400246309
1.3 PROPERTY OWNERSHIP
The subject property is currently under the ownership of Collier County, 3301
Tamiami Trail East, Naples, FL 34112, and the Collier County School District,5775 Osceola Trail, Naples, FL 34109.
1.4 GENERAL DESCRIPTION OF PROPERTY AREA
A. The project is located on the east side of Santa Barbara Boulevard
approximately 2,906 feet south of Radio Road and 1,396 feet north of Davis
Boulevard.
B. The zoning classification of the subject property prior to the effective date of
this approved CFPUD Document was Planned Unit Development (PUD). That
PUD was approved by the Board of County Commissioners in 1998 (Ordinance98-86) for residential and church use with a nursing home. Prior to that date it
was designated Agricultural.
C. Collier County Public Schools purchased 39.82± acres of th~ Bembridge PUD
in January 2000 to build the Calusa Park Elementary School. In 2001 and 2002,Collier County purchased a 5.998± acre parcel and a 7± acre parcel from the
PUD Documcnt tinal \crsion lJ-jQ-05.doc
6
School District of Collier County to build the ESC Center and EMS Station #19
and water management lakes.
D. The property has received the following approvals:
1. SDP approval for EMS Station #19 (SDP-2003-AR-4786), May, 2004.
1.5 PHYSICAL DESCRIPTION
The project site is located within the Lely Canal Sub-basin. Run-off from the site is
routed to the Davis Boulevard swale via an improved easement along the eastern
boundary of the Shoppes at Santa Barbara PUD, and then southerly from the Davis
Boulevard swale system along County Barn Road, around the Royal Wood
Development to a canal which is tied to the Lely Canal. The current permitted,
pumped discharge will be replaced by a system of interconnected lakes designed for
water quality treatment and run-off attenuation to pre-development rates. A water
management lake will be constructed by the Collier County Transportation Division
on five acres located in the southwest comer of this project, which will serve Santa
Barbara Boulevard (6-lanes), residential uses, EMS Station #19, and Calusa Park
Elementary School. An existing detention lake is located in the central area of the
project on the elementary school site.
Elevations within the project site range from 9.5 to 10.5 feet above mean sea level.
The site is within Flood Zone "X" as shown on FEMA Firm Panel 120067 0415.
The soils on this site are primarily Boca fine sand and Pineda fine sand and are
modified by development of the site.
1.6 PROJECT DESCRIPTION
The Bembridge ESC CFPUD and RPUD project is a multi-use project. Major uses
consist of residential uses, those related to public safety (emergency medical
services), the existing Calusa Park Elementary School and related auxiliary school
facilities, and water management facilities which will serve these facilities and
Santa Barbara Boulevard.
1.7 SHORT TITLE
This Ordinance shall be known and cited as the "Bembridge ESC CommunityFacilitiesCFPUDandRPUDOrdinance."
0 Document final version 9-1 9-05.doc
7
SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1 PURPOSE
The purpose of this Section is to delineate and generally describe the project plan of
development, relationships to applicable County ordinances, and the respective land
uses of the tracts included in the project, as well as other project relationships.
2.2 GENERAL
A. Regulations for development of the Bembridge ESC CFPUD and RPUD shall
be in accordance with the contents of this Document, the CFPUD and RPUD-
Planned Unit Development District and other applicable sections and parts of
the Collier County LDC and GMP in effect at the time of building permit
application. Where these regulations fail to provide developmental standards,then the provisions of the most similar district in the County LDC shall apply to
the ESC Tracts "A" and "B". Tract "C", Calusa Park Elementary School and
auxiliary facilities are subject to the Interlocal Agreement between the Collier
County School District and Board of County Commissioners adopted in May2003.
B. Unless otherwise noted, the definitions of all terms in this Document have the
same meaning as the definitions set forth in Collier County LDC.
C. All conditions imposed and all graphic material presented depicting restrictions
for the development of the Bembridge ESC CFPUD and RPUD shall become
part of the regulations that govern the manner in which the Bembridge ESC
CFPUD and RPUD site shall be developed.
D. The provisions of Section 1O.02.03.A.3.a. and b. of the Collier County LDC and
the Interlocal Agreement (Adopted May 2003), where applicable, remain in full
force and effect with respect to the development of the land which comprisestheBembridgeESCCFPUDandRPUD.
E. The Master Plan is illustrated graphically as Exhibit A. The location, size and
configuration of the individual water management features and development
tracts shall be determined at the time of final site development plan approvalwithminoradjustmentsatthetimeoffinalplanapproval, in accordance with
Section 10.02.03. of the LDC.
PUD Document tinal version 9-19-05 doc
8
2.3 DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES
A. The layout of streets and use of land for the various tracts is illustrated
graphically by Exhibit A, the Master Plan. There shall be two land use tracts
Tracts "A" and "C") with necessary water management lakes, street rights-of-
way, the general configuration of which is also illustrated by Exhibit A. Tract
A" represents the future residential area and Emergency Management Services
building and related facilities. Tract "C" represents the existing Calusa Park
Elementary School. An additional development tract, Tract "B", represents the
lake and lake expansion area which will provide detention for stonnwater run-
off for this project and the Santa Barbara Boulevard road improvements.
B. In addition to the various areas and specific items shown on Exhibit A, such
easements as necessary (utility, private, semi-public, etc.) shall be established
within or along the various tracts as may be necessary.
2.4 DESCRIPTION OF PROJECT DENSITY OR INTENSITY OF LAND USE
The EMS Station # 19 shall not exceed 7,000 square feet. Ancillary uses, such as
heating, cooling, air conditioning mechanical equipment buildings and radio tower
equipment areas, do not count towards this building area allocation. The grossresidentialprojectdensityshallbeamaximumof6.0 units per acre, based upon the
undeveloped portion of Tract A only.
2.5 RELATED PROJECT PLAN APPROVAL REOUIREME~
A. Final plans for all required improvements shall receive approval of the
appropriate Collier County governmental agency to insure compliance with the
Bembridge ESC CFPUD Master Plan, the Collier County Subdivision Code,and the platting laws of the State of Florida.
B. Exhibit A, the Master Plan, constitutes the required PUD development plan.
C. The provisions of Section 10.02.03 of the Collier County LDC, when
applicable, shall apply to the development of all platted tracts, or parcels of land
as provided in said Section prior to the issuance of a building pennit or other
development order.
D. Appropriate instruments shall be provided at the time of infrastructural
improvements regarding any dedications and method for providing perpetualmaintenanceofcommonfacilities.
2.6 AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN
Amendments may be made to the CFPUD and RPUD as provided in the Collier
County LDC, Section 10.02.13.E.
PUD Document tinal version 9·19-05,doc
9
SECTION III
COMMUNITY FACILITIES PLAN
3.1 PURPOSE
The purpose of this Section is to identify permitted uses and development standards
for areas so designated on Exhibit A, Bembridge ESC CFPUD Master Plan.
3.2 GENERAL DESCRIPTION
The CFPUD and RPUD provides for a maximum of 7,000 square feet of building
area for permitted and accessory emergency operations uses, limited to an EMS use,
as well as the existing Calusa Park Elementary School and a residential area, on
39.82± acres. Ancillary uses, such as HV AC and radio tower equipment areas, do
not count towards this building area allocation.
3.3 PERMITTED USES AND STRUCTURES
No building or structure, or part thereof, shall be erected, altered or used, or land
used, in whole or part, for other than the following:
A. Permitted Principal Uses and Structures:
1. Educational plants (Tract "C")
2. Emergency medical services (Tract "A")
3. Residential units that are one-family and two-family dwellings, townhouse
dwellings, garden apartment dwellings, and multi-family dwellingslimitedto6unitsperacreonTract "A" only)
B. Uses Accessory to Permitted Uses:
1. Accessory uses and structures customarily associated with the principal
uses including carports, garages, and utility buildings for residential uses
within Tract A.
2. Residential and commercial uses of an accessory nature which are
incidental and customarily associated with support of a principal use
3. Accessories for residential use such as recreational uses and facilities
including swimming pools, tennis courts, children's playground areas, tot
lots, walking paths, picnic areas, recreation buildings/clubhouses, and
basketball/shuffle board courts for residential uses within Tract A.
4. Temporary use of the site for public purposes in accordance with Section
1O.02.06.G. of the LDC.
PUD Document tinal version 9-19-0:' doc
10
5. Parking facilities (Tract "A" and "COO).
6. HVAC plants and other like facilities (Tract "A" and "C").
7. Major maintenance' and service facilities (Tract "A" and "C")
3.4 COMMUNITY FACILITIES DEVELOPMENT STANDARDS
A.Minimum Lot Area:None required.
B.Minimum Lot Width:None required.
C. Minimum Yards:
1. Principal & Accessory Structures
a.Perimeter of CFPUD
abutting residentially
zoned property.
Fifty (50) feet or 12 the building
height, whichever is greater.
b.Perimeter of CFPUD
abutting non residentially
zoned property.
Twenty-five (25) feet or 12 the building
height, whichever is greater.
c.Waterfront Zero (0) feet to bulkhead or
rip-rap at top or bank, otherwise
20 feet.
D. Distance Between Principal Structures on the Same Parcel:
A minimum of 15 feet or one-half the sum of the building heights as
measured by the closest exterior building walls, whichever is greater.
E. Distance Between Accessory Structures on the Same Parcel:
A minimum of 10 feet between detached accessory structures and between
accessory structures and principal structures.
F. Maximum Building Hei~ht:
1. Principal buildings shall not exceed 40 feet in height nor 3 stories,
whichever is less.
2. Accessory structures shall not exceed 30 feet in height.
I'UD Document final \ersion 9-19-05.doc
11
3.5 RESIDENTIAL USE DEVELOPMENT STANDARDS
A. Minimum Yards:
1. Yards along Santa Barbara Boulevard: Seventy (70) feet for one (1)
and two (2) story structures and one hundred fifty (150) feet for
three story structures.
2. Yards from on-site lakes: twenty (20) feet.
3. Yards for internal tracts:
height
Front - 30 feet or half the building
Side / Rear - 20 feet
B. Minimum Floor Area (residential units):
1. One bedroom units - six hundred (600) square feet.
2. Two bedroom units - eight hundred fifty (850) square feet.
3. Three bedroom units - eleven hundred (1100) square feet.
4. Four bedroom units - one thousand three hundred fifty (1350)
square feet.
C. Distance Between Principal Structures:
1. Between one (1) story structures - Ten (10) feet.
2. Between one (1) story and two (2) story structures - Fifteen (15)
feet
3. Between one (1) story and three (3) story structures - Twenty (20)
feet
4. Between two (2) story structures - Twenty (20) feet
5. Between two (2) story and three (3) story structures - Twenty-five
25) feet
6. Between three (3) story structures - thirty (30) feet
D. Maximum Building Height:
1. Principal buildings shall not exceed 40 feet in height or 3 stories,
whichever is less.
2. Accessory structures shall not exceed the height restrictions of the
LDC.
3.6 PROVISIONS FOR OFF-SITE REMOVAL OF EARTHEN MATERIAL
The excavation and stockpiling of earthen material in preparation of water
management facilities or to otherwise develop water bodies is hereby permitted.Off-site disposal is also hereby permitted subject to the following conditions:
PUD Document tinal versi,m 9-19-05,doc
12
A. Excavation activities shall comply with "clear and fill" application requirements
pursuant to Subsection 4.06.04.A.l.a.iii of the LDC. Off-site removal shall be
limited to 10% of the total volume excavated, but not to exceed 20,000 cubic
yards as set forth in the Collier County Code of Laws and Ordinances.
B. All other provisions of the Collier County Code of Laws and Ordinances, shall
apply.
3.7 LANDSCAPE BUFFERS. BERMS. FENCES. AND WALLS
The following standards shall apply:
A. Landscape berms shall have the following maximum side slopes:
1. Grassed berms 4: 1
2. Ground cover berms
Perimeter 3: 1
Internal to project 3 : 1
3. Structural walled berms - vertical
B. Landscape buffers, berms, gates, fences and walls may be constructed within
the landscape buffer tract along the perimeter of the Bembridge ESC CFPUD
boundary prior to preliminary subdivision plat and site development plansubmittal. Sidewalks shall meet the requirements of Section 4.06.02.D.4 of the
LDC. Landscape and irrigation plans shall be submitted to Collier County
Community Development and Environmental Services (CDES) for approval
prior to construction.
Pedestrian sidewalks and/or bike paths, water management systems, drainage
structures, and utilities may be allowed in landscape buffers as permitted by Section
4.06.02.D.4. of the LDC.
D. A Type "D" buffer shall be provided along Santa Barbara Boulevard for the
portion of Tract "A" that is developed with residential uses.
3.8 DESIGN GUIDELINES AND STANDARDS
The Bembridge ESC CFPUD is intended to encourage ingenuity, innovation and
imagination in the planning, design and development or redevelopment of relativelylargetractsoflandassetforthinSection2.03.06. of the LDC.
3.9 GENERAL PERMITTED USES
Certain uses shall be considered general permitted uses throughout the BembridgeESCCFPUD. General permitted uses are those uses which generally serve the
facilities.
PUD Document final version 9-19-05,doc
13
A. General Pennitted Uses:
1. Essential services as set forth under Section 2.01.03. of the LDC.
2. Water management facilities and related structures.
3. Lakes, including lakes with bulkheads or other architectural or structural
bank treatments.
4. Guardhouses, gatehouses, and access control structures.
5. Temporary construction and administrative offices for authorized
contractors and consultants, including necessary access ways, parking areas
and related uses.
3.10 SIGNAGE
All signs shall be in accordance with Section 5.06.00 of the LDC with the exclusion
of signs for Calusa Park Elementary School which are subject to the provisions of
Section 1O.02.03.A.3.a. and b. of the Collier County LDC and the Interlocal
Agreement of May 2003. Two entry signs for the Calusa Park Elementary School
shall be pennitted, if one is a marquee sign (see 4.13.F).
3.11 SIDEWALKSIBIKEPATHS
A. Pursuant to Section 6.06.02 of the LDC and Section 3.6 and 4.9 of the
Bembridge ESC CFPUD, sidewalks/bikepaths shall be pennitted as follows:
1. An internal sidewalk shall be pennitted within drainage easements.
2. Sidewalks may be located outside platted rights-of-way when
located within a separate sidewalk easement.
3. Sidewalks may be located within landscape buffers and/or
easements.
PUD Document final version 9-1 9-U5,doc
14
SECTION IV
GENERAL DEVELOPMENT COMMITMENTS
4.1 PURPOSE
The purpose of this Section is to set forth the development commitments for the
Bembridge Emergency Services Complex CFPUD.
4.2 GENERAL
All facilities shall be constructed in strict accordance with final site developmentplansandallapplicableStateandlocallaws, codes, and regulations applicable to
this CFPUD in effect at the time of site plan submittal with the exclusion of Calusa
Park Elementary School which is subject to the requirements Section
1O.02.03.A.3.a. and b. of the LDC and the lnterlocal Agreement of May 2003.
Except where specifically noted or stated otherwise, the standards and
specifications of Chapter 4 of the LDC shall apply to this project. The developer,its successor and assigns, shall be responsible for the commitments outlined in this
Document.
The developer, its successor or assignee, shall follow the Master Plan and the
regulations of the CFPUD as adopted, and any other conditions or modifications as
may be agreed to in the rezoning of the property. In addition, any successor or
assignee in title to the developer, is bound by the commitments within this
Document.
4.3 CFPUD MASTER PLAN
A. The Bembridge ESC CFPUD Master Plan (Exhibit A) is an illustration of the
conceptual development plan. Tracts and boundaries shown on the plan are
conceptual and shall not be considered final. Actual tract boundaries shall be
determined at the time of site development plan approval.
B. All necessary easements, dedications, or other instruments shall be granted to
insure the continued operation and maintenance of all service utilities and all
common areas in the project.
4.4 SCHEDULE OF DEVELOPMENT/MONITORING REPORT AND SUNSET
PROVISION
A. Sunsetting: The Bembridge ESC CFPUD shall be subject to the sunset
provisions of Section 1O.02.13.D of the LDC, as amended.
PUD Document tinal version 9-19-05.doc
15
B. Monitoring Report: An annual PUD monitoring report shall be submitted
pursuant to Section 1O.02.13.F of the LDC.
4.5 ENGINEERING
A. All project development shall be consistent with the LDC.
4.6 UTILITIES
A. Water distribution, sewage collection, and transmission systems shall be
constructed throughout the project by the developer. Potable water and sanitary
sewer facilities constructed within platted rights-of-way or within dedicated
County utility easements shall be conveyed to Collier County, pursuant to
Collier County Ordinance 04-31, as may be amended.
B. Upon completion of the utility facilities, the facilities shall be tested to insure
they meet Collier County utility construction requirements in effect at the time
construction plans are approved.
4. 7 WATER MANAGEMENT
A. A SFWMD surface water management permit shall be obtained pnor to
approval of the site development plan.
B. An excavation permit shall be required for the proposed lakes in accordance
with the Collier County Code of Laws and Ordinances. All lake dimensions
shall be approved at the time of excavation permit approval.
4.8 ENVIRONMENTAL
A. A minimum of sixty (60) percent open space of the gross area of the portion of
the site that is developed for residential purposes, as described in Section
4.02.01.B of the LDC, shall be provided.
B. An exotic vegetation removal, monitoring and maintenance plan for the site,
with emphasis on the preserve/open space areas, shall be submitted to the
Department of Environmental Services Staff for review and approval prior to
final site plan/construction plan approval.
C. This CFPUD shall be consistent with the Environmental Sections of the Collier
County GMP and the Collier County LDC in effect at the time of final
development order approval.
PUD Document tinal version 9-19-05,doc
16
D. Environmental permitting shall be in accordance with the State of Florida
Environmental Resource· Permit Rules and be subject to review and approval by
the Environmental Services Review Staff. Removal of exotic vegetation shall
not be counted towards mitigation for impacts to Collier County jurisdictional
wetlands.
E. All approved agency (SFWMD, ACOE, FPWCC) permits shall be submitted
prior to final plan/construction plan approval.
4.9 TRANSPORTATION
A. All traffic control devices, signs, pavement markings and design criteria shall be
in accordance with Florida Department of Transportation (FDOT) Manual of
Uniform Minimum Standards (MUMS), current edition, FDOT Design
Standards, current edition, and the Manual On Uniform Traffic Control Devices
MUTCD), current edition. All other improvements shall meet the requirements
of the Collier County LDC .
B. Arterial level street lighting shall be provided at all access points. Access
lighting shall be in place prior to the issuance of the first certificate of
occupancy (CO).
C. All work within Collier County rights-of-way or public easements shall require
a right-of-way permit.
D. The development shall be designed to promote the safe travel of all roadway
users including bicyclists, and shall provide for the safety of pedestrians
crossing said roadways. Sidewalks shall be separated from vehicular traffic in
accordance with recognized standards and safe practices, as determined by
Collier County Transportation Services Staff.
4.10 ACCESSORY STRUCTURES
Accessory structures shall be constructed simultaneously with or following the
construction of the principal structure, except for a construction site administrative
office.
4.12 LANDSCAPING FOR OFF-STREET PARKING AREAS
All landscaping for off-street parking areas shall be in accordance with Section
4.06.00 ofthe LDC in effect at time of building permit application.
PUD Document final version 9-19-05.doc
17
4.13 DEVIATIONS FROM LAND DEVELOPMENT CODE
A. Deviation withdrawn
B. Deviation withdrawn
C. Deviation withdrawn
D. Deviation withdrawn
E. Deviation withdrawn
F. Subsection 5.06.00 of the LDC - Signs
Deviation from Subsection 5.06.06.C.l of the LDC, which limits the number of
signs to one ground sign or one pole sign. Calusa Park Elementary School shall be
permitted two entry signs with one being a marquee sign.
G. Deviation withdrawn
PUD Document final version 9-] 9-05 ,doc
18
I en IS en IIJ >-
Z
a: ¡..!i r;~ Ii I r;~ :II ! Ox -<I! ' ~~ ~ -< ~00. . ! z~ ~ z~ a:: . I a::Q.ð~xz I §~~
q! ....~c a:: I
I
J>-~§ S ur
j¡50:::J ~~ ~I . ~cn~ It! III ~ , ti ~ '" It en - z
a::(J~ " ! , : 8'!~ tjo! -<IIJ _UJ_ ,.¡ IY~(J ,... ~~ 1
Ï ~ i' : ¡ : ~ . ." 9 5o::UJJ: ; ~ .; "
ØI ø Œ 0::: 0 OIY £d~ ~ ~ , ;, \ -;!i ~j ¥ (Jffi U ~ £ C)~ ~ ] ",i<J<J<J<J<J<J!¡li¡.!i ~ ! ~ ~0 J: -< ~ iií i:I '
II
æ)1
I
DO
I I I I
I I 11111111
1'--' 1111111 1-o ,
o ,
1__2
eOOCilÐO
II
II
III~
II
m
pi i
jHI
ci
I~
I
I
II
I
II
II
I
IIIj
1
j
i ~ ~
I ~'\ . . (_IF:: ~I' \1 \-~'j ))))\! !
1'( jii ~
HL._\!JI-~'-'-~""'" '--',:::1
Ol/VAil1nOS WVSI/VS V.lNVS
T-·".-'··--
STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do
hereby certify that the foregoing is a true and correct
copy of:
ORDINANCE 2005-46
Which was adopted by the Board of County Commissioners
on the 13th day of September 2005, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 19th
day of September, 2005.
i': ". .. !I,;/~,
UDWIGHTE. BRG.CK-·".,.¡y. ': .', ,/
Clerk of couÌ?tE3t~~d',"Ç1:~rk''''-
L"" ,', ;..Ex-off icio t;..o: ij~};?d Qf,f,. '-.
Cou y Commlj;siðner~3~ t':': ~~
l' .
h ,':,",.....~. -,
c;;) , ". " l1a
IN¿ \...0 ...... _i"'>
1c a . ","
Heidi R. Rockhold,
Deputy Clerk
T .....' --. .. --.,.,,,.
ATTACHMENT B – Bembridge PUD Access Easement
Agreement
ATTACHMENT C – Bembridge PUD
Proposed Conceptual Site Plans
SANTA BARBARABLVD.PRESERVE AREARESIDENTIALDEVELOPMENT AREA29 - 78 UNITSDRYDETENTIONDRYDETENTIONCALUSAPARKELEMENTARY4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 F: 239.434.6084Company Cert. of Authorization No. 00009496SITE LOCATION MAPSITE LOCATIONSANTA BARBARA BLVD.CALUSAPARKELEMENTARYDAVIS BLVD
CP01CONCEPT PLAN #1 LOWDENSITY (28 UNITS)4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 F: 239.434.6084Company Cert. of Authorization No. 00009496DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT NO.:XX-XXXXJEFF L. DAVIDSON, P.E NO. 47161ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400JENNA A. WOODWARD, P.E. NO. 84212SHEET NO:SHEET TITLE:PROJECT:REVISIONSCLIENT:DATE:REV.DESCRIPTIONXX/XX/XXXX XXXX FIRST SUBMITTALMANATEE ANDBEMBRIDGESITE / LAND USE SUMMARYCC BEMBRIDGE PUDFLOOR AREA CALCULATIONS
CP02CONCEPT PLAN #2 MEDIUMDENSITY (54 UNITS)4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 F: 239.434.6084Company Cert. of Authorization No. 00009496DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT NO.:XX-XXXXJEFF L. DAVIDSON, P.E NO. 47161ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400JENNA A. WOODWARD, P.E. NO. 84212SHEET NO:SHEET TITLE:PROJECT:REVISIONSCLIENT:DATE:REV.DESCRIPTIONXX/XX/XXXX XXXX FIRST SUBMITTALMANATEE ANDBEMBRIDGESITE / LAND USE SUMMARYCC BEMBRIDGE PUDFLOOR AREA CALCULATIONS
CP03CONCEPT PLAN #2 HIGH DENSITY(78 UNITS)4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 F: 239.434.6084Company Cert. of Authorization No. 00009496DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT NO.:XX-XXXXJEFF L. DAVIDSON, P.E NO. 47161ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400JENNA A. WOODWARD, P.E. NO. 84212SHEET NO:SHEET TITLE:PROJECT:REVISIONSCLIENT:DATE:REV.DESCRIPTIONXX/XX/XXXX XXXX FIRST SUBMITTALMANATEE ANDBEMBRIDGESITE / LAND USE SUMMARYCC BEMBRIDGE PUDFLOOR AREA CALCULATIONS
CP044365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 F: 239.434.6084Company Cert. of Authorization No. 00009496DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT NO.:XX-XXXXJEFF L. DAVIDSON, P.E NO. 47161ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400JENNA A. WOODWARD, P.E. NO. 84212SHEET NO:SHEET TITLE:CONCEPT PLAN #4 (67 UNITS)PROJECT:REVISIONSCLIENT:DATE:REV.DESCRIPTIONXX/XX/XXXX XXXX FIRST SUBMITTALMANATEE ANDBEMBRIDGESITE / LAND USE SUMMARYCC BEMBRIDGE PUDFLOOR AREA CALCULATIONSAs per the LDC, Section 3.05.07(H)(1)(f)(i)(e), a property owner may request that all or a portion of the Collier County on-site native vegetation preservation retention requirement be satisfied offsite for affordable housing projects. The maximum percent of native vegetation retention allowed offsite shall be equal to the percent of affordable housing units, without limitation as to size of the preserve. As this development is proposed as 100% affordable housing units, the applicant may request 100% preserve to be provided offsite.3
Attachment D – Excerpt from Stantec Master Pump Station
313.00 Alternate Site Evaluation Technical Memorandum
FIGURE 2-3
MPS 313.00
ATTACHMENT E – Bembridge PUD School Impact Analysis
BEMBRIDGE PUD
Under Current Landuse and Zoning: Estimated Impact on Level of Service Standard (LOSS) by Concurrency Service Area (CSA)
29 UNITS (MULTIFAMILY)
CSA CSA Projected Current CSA Projected CSA LOS
CSA Concurrency FISH Cap Enrollment (CIP)Student Enrollment (CIP)
LOSS Service Area (CSA)2018 2022/2023 School Yr Estimate 2022/2023 School Yr
95%E4 Golden Gate City Area 4107 3177 6 3177 77%
95%M2 Southwest Area 2866 2325 2 2325 81%
100%H3 North Central Area 3995 3995 3 3995 100%
Proposal: Estimated Impact on Level of Service Standard (LOSS) by Concurrency Service Area (CSA)
54 UNITS (MULTIFAMILY)
CSA CSA Projected Proposal CSA CSA LOS
CSA Concurrency FISH Cap Enrollment (CIP)Student Estimated Impact
LOSS Service Area (CSA)2018 2022/2023 School Yr Estimate Enrollment
95%E4 Golden Gate City Area 4107 3177 5 3182 77%
95%M2 Southwest Area 2866 2325 2 2327 81%
100%H3 North Central Area 3995 3995 2 3997 100%
Proposal: Estimated Impact on Level of Service Standard (LOSS) by Concurrency Service Area (CSA)
78 UNITS (MULTIFAMILY)
CSA CSA Projected Proposal CSA CSA LOS
CSA Concurrency FISH Cap Enrollment (CIP)Student Estimated Impact
LOSS Service Area (CSA)2018 2022/2023 School Yr Estimate Enrollment
95%E4 Golden Gate City Area 4107 3177 10 3187 78%
95%M2 Southwest Area 2866 2325 4 2329 81%
100%H3 North Central Area 3995 3995 4 3999 100%
Notes:
1. Proposals exclude impacts of units currently allowable in the PUD
2. The CIP (Capital Improvement Plan) is a five year plan updated annually
3. New high school capacity is expected to be available in the 2023/24 school year and will be added to the CIP next year.
4. When a proposed change exceeds the LOSS for the CSA the project is located within, adjacent CSA's are evaluated for capacity availability
5. This is for informational purposes only. Concurrency is determined at time of subdivision or plat
ATTACHMENT F – Bembridge PUD Transportation
Report
Transportation Report
Bembridge PUD Affordable Housing
Due Diligence
Collier County, Florida
8/30/2018
Prepared for: Prepared by:
Davidson Engineering, Inc.
4365 Radio Road, Suite 201
Naples, FL 34104
Phone: 239-434-6060
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 2
Statement of Certification
I certify that this Transportation Report has been prepared by me or under my immediate
supervision and that I have experience and training in the field of Traffic and Transportation
Engineering.
Norman J. Trebilcock, AICP, P.E.
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
Company Cert. of Auth. No. 27796
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 3
Table of Contents
Project Description ......................................................................................................................... 4
Traffic Impact Statement Considerations ....................................................................................... 5
Methodology Statement, Review Fees and Study Classification ................................................... 6
Concurrency – Level of Service Considerations .............................................................................. 7
Road Impact Fees and Certificate of Adequate Public Facilities .................................................... 9
Access Management Considerations ............................................................................................ 10
Anticipated Developer Commitments .......................................................................................... 10
Identify Collier County Coordination ............................................................................................ 12
Potential Contribution Requirements .......................................................................................... 12
Appendices
Appendix A: Project Site Plan – Concept Scenarios ..................................................................... 13
Appendix B: ITE Trip Generation Calculations ............................................................................. 18
Appendix C: Collier County Residential Impact Fees ................................................................... 23
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 4
Project Description
The Bembridge Planned Unit Development (PUD) Affordable Housing project is a proposed
residential development located on the east side of Santa Barbara Boulevard, north of Davis
Boulevard and approximately 1/2 miles south of Radio Road, in Section 4, Township 50 South,
Range 26 East, in Collier County, Florida (ref. Figure 1 – Project Location Map).
Figure 1 – Project Location Map
The subject property is currently vacant land and lies within the Bembridge Emergency Services
Complex, which is currently zoned Community Facilities Planned Unit Development (CFPUD)
and Residential Planned Unit Development (RPUD). Based on the approved Collier County
Ordinance No. 05-46, the proposed project is part of Tract A which currently allows for
Residential development.
For the purposes of this due diligence analysis, the development proposes 4 concept site plan
scenarios, as illustrated in Appendix A: Project Site Plan – Concept Scenarios.
The traffic evaluation provides a highest and best use scenario with respect to the project’s
estimated trip generation. Traffic calculations are based on the Land Use Code (LUC)
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 5
descriptions as depicted in the Institute of Transportation Engineers (ITE) Trip Generation
Manual. As such, the ITE LUC 220 Multifamily Housing (Low-Rise) and ITE LUC 221 Multifamily
Housing (Mid-Rise) are utilized for the purposes of this analysis. The associated common
recreation amenities are considered passive incidental to the residential land use, and are not
included in the trip generation analysis.
A pump station reservation concept is presented as Scenario 4 development. Typically, the
pumping stations operate in un-manned automatic mode. As such, traffic generation associated
with the pump station use is disregarded for this analysis.
The proposed development scenarios are illustrated in Table 1.
Table 1
Proposed Development Concept Scenarios
Development Land Use Type Total Size ITE Land Use ITE Land Use
Code
Scenario 1
Low Density Residential Duplex 28 dwelling units Multifamily Housing
(Low-Rise) 220
Scenario 2
Moderate Density
Residential
Multifamily 54 dwelling units Multifamily Housing
(Low-Rise) 220
Scenario 3*
High Density
Residential
Multifamily 78 dwelling units Multifamily Housing
(Low-Rise) 220*
Scenario 4*
Pump Station
Reservation Concept
Residential
Multifamily 67 dwelling units Multifamily Housing
(Low-Rise) 220*
Wastewater
Pumping Station 2 acres N/A N/A
Note(s):
*The development scenarios #3 and #4 propose 3-4 story buildings which are typically covered under ITE LUC 221 –
Multifamily Mid-Rise. In order to preserve the intent of the proposed development scenarios (similar type residential
units), the ITE LUC 220 Multifamily Low-Rise is conservatively utilized in this report.
For purposes of this evaluation, the project build-out year is assumed to be consistent with the
Collier County 2023 planning horizon.
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 6
Traffic Impact Statement Considerations
The purpose of a Traffic Impact Statement is to quantify potential traffic impacts, evaluate
compliance with the transportation concurrency requirements consistent with the
comprehensive plan, and identify site-related operational deficiencies that impact the health,
safety and welfare of the travelling public.
Where applicable, the Traffic Impact Statement shall also analyze access points, median
openings and intersections significantly impacted by the development on the transportation
system and develop mitigation strategies to offset the impacts according to the methodologies
and provisions as described in the Collier County Traffic Impact Study (TIS) Guidelines and
Procedures. These guidelines are in addition to the requirements of the access-management
regulations and in the event of any conflict between these guidelines and such regulations, the
more stringent requirement shall apply.
Methodology Statement, Review Fees and Study
Classification
Prior to conducting any traffic related study, a methodology statement shall be submitted for
review and approval by County Transportation Planning Staff. Transportation studies are
classified as follows: Small Scale Study – no significant operational or roadway impacts; Minor
Study – no significant operational impacts with minimal roadway impacts and work within the
County right-of-way (ROW); and Major Study – significant roadway and/or operational impacts.
Collier County review fees associated with a traffic impact statement submittal are as follows:
$500 – Methodology Fee; Small Scale Study Review Fee (less than 50 net new 2-way trips) – No
Fee; Minor Study Review Fee (50 or greater but less than 100 net new 2-way trips) – $750; and
Major Study Review Fee (100 net new 2-way trips or greater) – $1,500.
The project’s site trip generation is based on the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 10th Edition. The Online Traffic Impact Study Software (OTISS) trip
generation calculation worksheets are provided in Appendix B: ITE Trip Generation
Calculations. Based on the Collier County TIS Guidelines and Procedures and Institute of
Transportation Engineers (ITE) Trip Generation Manual, latest edition, for the purposes of the
methodology meeting, this project qualifies for a Small Scale Study (Total $500 = $500
Methodology Fee + $0 Study Review Fee).
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 7
Concurrency – Level of Service Considerations
Collier County’s Concurrency Management System is intended to ensure that there is adequate
roadway capacity available to serve current and future development. Transportation
concurrency is a measure of the capacity of the roadway system to support the adopted Level
of Service (LOS) for vehicular traffic. Collier County evaluates concurrency at the time of
application for rezoning, site development plan (SDP), site development plan amendment
(SDPA), site improvement plan (SIP), and subdivision construction plat and plan (PPL), as
applicable.
Generally, concurrency is evaluated for each link significantly impacted by a proposed
application. Proportionate share payments may be used to mitigate impacts of a development
on a deficient roadway link.
Collier County transportation staff will review total trip capacity available for new
developments based on the PM Peak Hour trips generated by the project. Projected trip
generation for the project is illustrated in Appendix B: ITE Trip Generation Calculations.
For the purposes of this report, a concurrency evaluation is performed for Santa Barbara
Boulevard, specifically for the segment directly accessed by the project (from Radio Road to
Davis Boulevard).
Santa Barbara Boulevard segment from Radio Rd. to Davis Blvd. is a six-lane divided roadway
under Collier County jurisdiction and has a posted legal speed limit of 45 mph in the vicinity of
project. The existing roadway conditions are consistent with the traffic data provided within the
Collier County adopted 2017 Annual Update and Inventory Report (AUIR).
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 8
Roadway improvements that are currently under construction or are scheduled to be
constructed within the Five-year Transportation Improvement Plan (TIP) or Capital
Improvement Program (CIP) are considered to be committed improvements. As no such
improvements were identified in the Collier County 2017 AUIR, the evaluated roadway segment
is anticipated to remain under current capacity potential through project build-out. The
existing and future roadway conditions are illustrated in Table 2, Existing and Future Roadway
Conditions.
Table 2
Existing and Future Roadway Conditions
Roadway Link CC AUIR
Link ID #
Roadway Link
Location
Existing
Conditions
Roadway
Min.
Standard
LOS
Exist Peak Dir,
Peak Hr
Capacity
Volume
2023
Project
Build out
Roadway
Santa Barbara
Blvd. 78.0 Radio Rd. to
Davis Blvd. 6D E 3,100 (NB) 6D
Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D =4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of
Service
The analyzed Santa Barbara Boulevard segment is located within the East Central
Transportation Concurrency Management Area (TCMA). The TCMA’s designation is provided in
Policy 5.6 of the Transportation Element – Collier County Growth Management Plan (GMP).
In agreement with Policy 5.7 of the Transportation Element, the TCMA concurrency is
measured on a system-wide basis such that each TCMA shall maintain 85% of its lane miles at
or above the LOS standards. Based on the information contained in 2017 AUIR, the East Central
TCMA percent lane miles meeting standard is 92.6%.
A significance test is performed in compliance with adopted Collier County Land Development
Code (LDC), Section 6.02.02 – M and Collier County Traffic Impact Study (TIS) Guidelines and
Procedures. Based on our preliminary evaluation for this parcel, the proposed development
does not create a significant impact on the analyzed Santa Barbara Boulevard segment.
As illustrated in Collier County LDC, Section 6.02.02 – M.2., once traffic from a development has
been shown to be less than significant on any segment using Collier County TIS criterion, the
development’s impact is not required to be analyzed further on any additional segments.
Level of service evaluation for a specific roadway segment is based on the projected peak hour
traffic compared against its maximum adopted service volume (as illustrated in the Collier
County AUIR).
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 9
Based on our preliminary evaluation, the analyzed roadway segment does not exceed the
adopted LOS standard with or without the project at 2023 future build-out conditions. As such,
no LOS deficiencies are expected for the surrounding area roadway network.
In conclusion, the proposed Bembridge PUD project development scenarios do not have a
significant and adverse impact on the surrounding roadway network. The developer is required
to demonstrate compliance with all concurrency requirements prior to issuance of a local
development order.
Road Impact Fees and Certificate of Adequate Public
Facilities
Prior to approval of a Site Development Plan (SDP) application, 33% of the estimated road
impact fees must be paid and a Certificate of Adequate Public Facilities (COA) for transportation
concurrency issued. Upon concurrency approval and payment, a COA in perpetuity will be
issued concurrently with approval of the SDP application. Final calculation of the impact fees is
based upon the rates in effect when the building permit is submitted, or at issuance of a
certificate of occupancy, whichever is less. The remaining road impact fees and all other impact
fees are paid prior to the issuance of a Certificate of Occupancy.
The current county roadway impact fee for a Home-condo/Townhouse is $4,844.91 per unit.
Based on Collier County Impact Fee Schedule dated February 8, 2018, the total impact fees
(utility impact fees are not included) associated with proposed scenarios are as follows:
Scenario 1 – 28 dwelling units – $312,243.96; Scenario 2 – 54 dwelling units – $602,184.78;
Scenario 3 – 67 dwelling units – $657,740.34; Scenario 4 – 78 dwelling units – $765,727.56.
Impact fee evaluation is illustrated in Appendix C: Collier County Residential Impact Fees.
Pursuant to the requirements established in Collier County LDC, Section 74-401, the County
shall defer the payment of the impact fee for any new dwelling unit which qualifies as
affordable housing. Applicable definitions for affordable housing dwelling units are depicted in
Collier County LDC, Section 74-402.
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 10
Access Management Considerations
Santa Barbara Boulevard is functionally classified as a major collector in compliance with Collier
County GMP – Transportation Element – Map TR – 3.0.
In addition, consistent with the Collier County Access Management Policy inventory
spreadsheet, the analyzed Santa Barbara Boulevard segment (AUIR ID #78.0) is designated as a
future Access Class 5.
Collier County Resolution No. 13-257, as may be amended, establishes the adopted Collier
County Access Management system for arterial and collector roadways. The adopted spacing
standard is illustrated in Table 1 – Access Classification and Standards of the approved Collier
County Access Management Policy. As such, the established spacing standard for the Santa
Barbara Boulevard analyzed segment is 330 ft as minimum connection spacing, 440 ft for
directional median openings, and 1,320 ft for full median openings.
Based on the existing access configuration along Santa Barbara Boulevard in the vicinity of
project, a right-in/right-out access is allowed under the Access Management Policy provisions.
The proposed access onto Santa Barbara Boulevard should be located at the center of the
parcel frontage to allow for the minimum spacing standard from the neighboring driveway
connections.
An access connection onto the Calusa Park Elementary school’s access drive is allowed based on
current provisions illustrated in the Collier County Ordinance No. 05-46. Based on the adopted
Access Management Policy standards, a minimum corner clearance of 125 ft should be
provided from the Santa Barbara Boulevard and school’s access road intersection. To promote
safe intersection operations, the proposed driveway should be located as close as feasibly
possible to the eastern property line.
Anticipated Developer Commitments
A. It is customary for residential development projects in Collier County to establish home
owner associations or condo associations to be responsible for the infrastructure. All
internal roads, driveways, alleys, pathways, sidewalks, and interconnections to adjacent
developments shall be operated and maintained by an entity created by the developer and
Collier County shall have no responsibility for maintenance of any such on-site facilities.
The cost of the site improvements are being estimated by others and are not included in
this report.
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 11
B. Site Access Improvements: If any required turn lane improvement requires the use of
existing County ROW or easements (Santa Barbara Boulevard), compensating ROW along
the development frontage may need to be provided without cost to Collier County as a
consequence of such improvement.
Based on our preliminary analysis, a dedicated right-turn lane is warranted at the project
access on Santa Barbara Boulevard. The minimum turn lane length is 185 ft (which includes
a 50 ft taper) plus required queue, as depicted in FDOT Design Standards Index 301 (for a
design speed of 45 mph). At the minimum, the turn lane should be 210 ft long (which
includes a minimum of 25 ft of storage). The preliminary right-turn lane magnitude of cost
estimate is $150,000. During final development order design, the most cost effective design
can be developed. The site access improvements are considered site related and would
need to be covered 100% by the development. In addition, the County may require
compensating ROW up to the square footage of the turn lanes pavement.
The estimated costs for turn lane improvements consider reconstruction of the existing
sidewalk and potential utilities relocation.
No turn lane improvements are expected for the proposed connection onto the shared
school’s access drive.
C. Offsite Improvements: Based on our preliminary analysis, the project estimated traffic will
not trigger level of service deficiency at Santa Barbara and school’s access drive signalized
intersection. No turn lane improvements are anticipated at this location.
An intersection operational analysis may be required at the time of rezone and/or
development order processes.
D. Impact Fees and Concurrency Fair Share:
Impact fees were discussed previously in the “Road Impact Fees and Certificate of Public
Facilities” section of this report. As previously illustrated the impact fee amount ranges
from $312,243.96 to $765,727.56 (impact fee deferral for affordable housing projects per
LDC regulations),
In compliance with the Collier County LDC, Section 6.02.03 – F, proportionate share
payments may be used to mitigate the impacts of a development on a deficient roadway
link. Based on our preliminary evaluation and consistent with the Collier County TIS
Guidelines and Procedures, the analyzed roadway segment does not exceed the adopted
LOS standard with or without the project at 2023 future build-out conditions (no LOS
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 12
deficiencies are projected). As such, concurrency mitigation proportionate share payments
are not expected in conjunction with the proposed development.
Identify Collier County Coordination
Coordination with Collier County staff is recommended as a condition of future development
approval. The specific details of the site and offsite improvements would be determined during
the development approval process and would be further defined in the future Traffic Impact
Statement prepared at the time of SDP application.
A Collier County ROW Permit will be required for any improvements on Santa Barbara
Boulevard. The Collier County ROW Permit can run concurrent with the SDP permitting
process.
Potential Contribution Requirements
Contribution requirements for transportation related impacts have been identified and
explained in the developer commitments section of this report and are illustrated in the table
below:
Item Development
Location
Description of
Improvement
Total
Improvement
Cost*
Contribution
Requirement/Developer Cost
1 Santa Barbara
Boulevard
Santa Barbara Project
Access – Turn Lane
Improvements
$150,000 100%/$150,000
Note(s):
*Costs are applicable regardless of which development scenario is pursued in permitting.
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 13
Appendix A: Project Site Plan – Concept Scenarios
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 14
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 15
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 16
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 17
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 18
Appendix B: ITE Trip Generation Calculations
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 19
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 20
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 21
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 22
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 23
Appendix C: Collier County Residential Impact Fees
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 24
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 25
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 26
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 27
Bembridge PUD Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 28
ATTACHMENT G – Bembridge PUD Environmental
Assessment
BEMBRIDGE PUD
Environmental Assessment
SECTION 04, TOWNSHIP 50 SOUTH, RANGE 26 EAST
COLLIER COUNTY, FLORIDA
Prepared For:
Prepared By:
August 16, 2018
Davidson Engineering
4365 Radio Road
Suite #201
Naples, FL 34104
Earth Tech Environmental, LLC
10600 Jolea Avenue
Bonita Springs, FL 34135
239.304.0030
www.eteflorida.com Ea r t h Tech
Environmental, LLC
Environmental Assessment
Earth Tech Environmental
2
TABLE OF CONTENTS
1.0 INTRODUCTION ........................................................................................................................................ 3
2.0 EXISTING SITE CONDITIONS ..................................................................................................................... 3
3.0 PARCEL HISTORY ...................................................................................................................................... 4
4.0 PRELIMARY WETLAND ASSESSMENT ....................................................................................................... 5
4.1 Soils ................................................................................................................................................. 5
4.2 Wetland hydrology .......................................................................................................................... 5
4.3 FLUCCS Vegetation Mapping ........................................................................................................... 6
4.4 Upland Communities ....................................................................................................................... 7
4.5 Wetland Communities .................................................................................................................... 7
5.0 LISTED SPECIES ......................................................................................................................................... 8
5.1 Wood Stork (Mycteria americana) .................................................................................................. 9
5.2 Florida Panther (Felis concolor coryi) .............................................................................................. 9
5.3 Florida Bonneted Bat (Eumops floridana) ..................................................................................... 10
6.0 DISCUSSION ........................................................................................................................................... 10
EXHIBITS
Figure 1. Location Map ...................................................................................................................................... 3
Figure 2. Site Vicinity ......................................................................................................................................... 4
Figure 3. 1985 & 1993 Aerial Comparisons ........................................................................................................ 4
Figure 4. NRCS Soils Map ................................................................................................................................... 5
Figure 5. FLUCCS Mapping ................................................................................................................................. 7
Figure 6. Approximate Wetland Limits .............................................................................................................. 8
Figure 7. Wood Stork Information ..................................................................................................................... 9
Figure 8. Florida Panther Information ............................................................................................................. 10
Environmental Assessment
Earth Tech Environmental
3
1.0 INTRODUCTION
Earth Tech Environmental (ETE) has conducted a field investigation of the Bembridge PUD parcel (Subject
Property). The purpose of the investigation was to:
1. Review Parcel History
2. Identify the presence and approximate location of any environmentally sensitive lands such as
wetlands
3. Evaluate the property for potential listed species concerns
4. Make recommendations for environmental permitting
The Bembridge PUD parcel is located immediately east of Santa Barbara Boulevard and approximately 0.50
miles north of Davis Boulevard, in Collier County. According to the Collier County Property Appraiser, the
Subject Property is approximately 4.87 acres. See Figure 1 below for the property location.
Figure 1. Location Map
2.0 EXISTING SITE CONDITIONS
The Subject Property is currently undeveloped and contains the following surrounding land uses:
West: Santa Barbara Boulevard
South: Fire Station/Pond
North: Undeveloped/Residential (across Calusa Park Elementary School access road)
East: Pond/ Calusa Park Elementary School
Environmental Assessment
Earth Tech Environmental
4
Figure 2. Site Vicinity
3.0 PARCEL HISTORY
Based on a review of historic aerials, the Subject Property was fully cleared prior to 1985. By 1993, the
property appears to be in active agricultural use. Figure 3 illustrates the status of the property in 1985 and
1993.
Figure 3. 1985 & 1993 Aerial Comparisons
Environmental Assessment
Earth Tech Environmental
5
Agricultural operations on the property had ceased by the early 2000’s and the property has remained
fallow, allowing increasing densities of exotic vegetation to dominate the property. Old furrows from the
prior agricultural activities on the property are still evident.
4.0 PRELIMARY WETLAND ASSESSMENT
The U.S. Army Corps of Engineers (ACOE) and SFWMD are the regulatory agencies that handle development
activities in wetlands. In general, to be considered wetland by the ACOE or the SFWMD, the area should
exhibit wetland hydrology, wetland vegetation, and hydric soils. Because hydric soil, wetland hydrology,
and wetland vegetation are needed for an area to be considered as wetland, ETE searched the Subject
Property for indicators of these parameters.
4.1 Soils
The soils on the property have been mapped by the Natural Resources Conservation Service (NRCS). See
Figure 4 for NRCS mappings on the Subject Property. These mappings are general in nature, but can provide
a certain level of information about the site as to the possible extent of wetland area. According to NRCS,
the majority of the property is underlain by Boca fine sand (non-hydric), with one small area of Pineda fine
sand (hydric) in the southeast corner of the property.
Figure 4. NRCS Soils Map
4.2 Wetland hydrology
Wetland hydrology is normally present if the soil is saturated or inundated for a long duration, which in
South Florida normally occurs during the rainy season. In our region, the rainy season occurs in the summer
and early fall. Therefore, if an area exhibits soil saturation or is inundated for an extended period of time,
the area is considered to have wetland hydrology. In the absence of visual signs of saturation or inundation,
one may use secondary indicators of hydrology such as adventitious rooting, lichen lines, or algal matting.
Environmental Assessment
Earth Tech Environmental
6
On the Subject Property, hydrologic indicators observed include standing water, drift water-lines, matting,
and bleaching. Standing water was noted in the south-central portion of the Subject Property and in many
of the low-lying agricultural furrows.
4.3 FLUCCS Vegetation Mapping
Vegetation communities were mapped on the property according to the classification system used by the
regulatory agencies. Vegetation is one parameter used in determining the presence of a wetland. Wetland
vegetation is present if the majority of the plants present in the habitat are those which are adapted to
saturated soil conditions.
Listed below are the FLUCCS communities identified on the site. The community descriptions correspond
to the mappings on the FLUCCS map in Figure 5. See Florida Land Use, Cover and Forms Classification
System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999) for
definitions.
The Florida Exotic Pest Plant Council’s (FLEPPC) list of invasive species contains Category 1 species that may
be found on the Subject Property. Category 1 species are invasive exotics that are altering native plant
communities by displacing native species, changing community structures or ecological functions, or
hybridizing with natives (FLEPPC). A significant factor in mapping vegetative associations and local habitats
is the invasion of these species such as Brazilian pepper, ear leaf acacia, and melaleuca. Levels of exotic
density were mapped by using field observations and photo interpretation as shown in Figure 5. Modifiers
are appended to the FLUCCS codes to indicate the approximate density of exotics in the canopy and/or
sub-canopy, as follows:
E1 = Exotics 0-25% of total cover
E2 = Exotics 26-50% of total cover
E3 = Exotics 51-75% of total cover
E4 = Exotics >75% of total cover
Vegetation Community Summary:
FLUCCS DESCRIPTION ACREAGE
513 Ditch 0.09
619 Exotic Wetland Hardwood 2.98
641-E2 Freshwater Marsh (26-50% Exotics) 0.82
740 Disturbed Land 0.98
TOTAL: 4.87
Environmental Assessment
Earth Tech Environmental
7
Figure 5. FLUCCS Mapping
4.4 Upland Communities
Very little native vegetation exists on the Subject Property. The majority of the parcel consists of dense
Brazilian pepper (Schinus terebinthifolia) and earleaf acacia (Acacia auriculiformis) with scattered cabbage
palm (Sabal palmetto). Upland communities on the property are limited to disturbed areas which border
the east and west property boundaries.
The following communities would likely be considered upland, based on vegetation and hydrologic
indicators:
FLUCCS 740, Disturbed Land (0.98 Acres)
This community consists of previously cleared areas which border the east and west property boundaries.
They are heavily inundated with exotic vegetation including canopy level Brazilian pepper. Groundcover
consists of ragweed (Ambrosia artimisifolia), dog fennel (Eupatorium capillifolium), Spanish needle (Bidens
alba), balsam apple (Momordica charantia), and grapevine (Vitis riparia).
4.5 Wetland Communities
Based on the overwhelming dominance of wetland vegetation and signs of hydrology, the following
communities would likely be considered as wetlands by the regulatory agencies:
Environmental Assessment
Earth Tech Environmental
8
FLUCCS 513, Ditch (0.09 Acres)
A ditch is located parallel to the western property boundary. It contains standing water bordered by
Carolina willow (Salix caroliniana).
FLUCCS 619, Exotic Wetland Hardwoods (2.98 Acres)
This community is found throughout the majority of the property. It consists of dense Brazilian pepper with
lesser amounts of earleaf acacia and scattered cabbage palm. Groundcover consists of sedges (Cyperus
spp.), dog fennel, balsam apple and a variety of vines, with cogon grass (Imperata cylindrica) and
torpedograss (Panicum repens) along the edges.
FLUCCS 641-E2, Freshwater Marsh (0.82 Acres)
This community is found in the southern portion of the property. It is largely void of canopy-level
vegetation. The understory contains small earleaf acacia, Carolina willow, sedges, golden rod (Solidago
sempervirens), lobelia (Lobelia spp.), and cogon grass. Drift lines and bleaching were apparent within this
community.
Based on the habitat descriptions above, Figure 6 shows the approximate limits of wetlands on the Subject
Property.
Figure 6. Approximate Wetland Limits
5.0 LISTED SPECIES
The site does have community types in which protected species could reside, primarily threatened wading
birds. During ETE’s preliminary investigation, no listed species were observed utilizing the property. A
Environmental Assessment
Earth Tech Environmental
9
formal Protected Species Survey would be needed prior to development to document the presence or
absence of any listed species utilizing the property. During permitting for development, the following listed
species concerns may be raised by the agencies:
5.1 Wood Stork (Mycteria americana)
The Subject Property does fall within the core foraging area (estimated at 18.6 miles) of at least three (3)
wood stork colonies in Lee and Collier Counties. See Figure 7 for wood stork colony and foraging
information as it relates to the property. The dense/overgrown nature of the wetland habitat on the
property may preclude wood stork foraging. For impacts to wetlands on the property, consultation with
USFWS may be necessary for wood stork.
Figure 7. Wood Stork Information
5.2 Florida Panther (Felis concolor coryi)
The property does not fall within the US Fish & Wildlife Service (USFWS) Florida panther consultation area;
however, telemetry points from tracked panthers do fall within a 2-mile radius of the property. See Figure
8 for Florida panther information as it relates to the Subject Property. As illustrated by Figure 8, the
property does not fall in an area mapped as Primary or Secondary Panther Habitat by the USFWS. As such,
the project is likely to have “no effect” on the Florida panther, and consultation with the USFWS should not
not be necessary for Florida panther.
Environmental Assessment
Earth Tech Environmental
10
Figure 8. Florida Panther Information
5.3 Florida Bonneted Bat (Eumops floridana)
The Subject Property falls within the USFWS consultation for the Florida bonneted bat. If any snags or
cavities are observed during a formal protected species survey, they would be scoped for bat activity.
Canopy trees on the Subject Property are minimal, so the USFWS should make a determination of “no
effect” for bonneted bats.
6.0 DISCUSSION
Wetland locations were estimated and drawn using a non-rectified aerial with approximate property
boundaries; hence, their location, aerial extent, and acreage is approximate. Before any detailed site
planning, it is recommended that the wetland lines be flagged, approved by the agencies and subsequently
surveyed by a professional land surveyor.
Per ETE’s FLUCCS mapping, site contains approximately 3.89 acres of jurisdictional wetlands (Figure 6). The
wetlands onsite are very low-quality habitat, dominated by exotic vegetation. The South Florida Water
Management District (SFWMD) is the regulatory agency that handles wetlands and storm water
management permitting on the state level. A wetland jurisdictional determination is required during the
environmental resource permitting process if impacts to wetlands are proposed. An Environmental
Resource Permit from the SFWMD and US Army Corps of Engineers (ACOE) will be required for
authorization to fill and/or dredge onsite wetlands. Any impact to onsite wetlands will require mitigation
to offset the impacts. Mitigation would be provided through the purchase of off-site wetland credits at an
approved wetland mitigation bank prior to commencement of construction. A Uniform Mitigation
Assessment Methodology (UMAM) worksheet along with the acreage of wetland impacts would be used
Environmental Assessment
Earth Tech Environmental
11
to calculate the exact number of wetland credits required for purchase. The cost of each forested
freshwater wetland credit is currently $95,000 at Panther Island Mitigation Bank.
For the Subject Property, wetland quality is very low. The wetlands on the site are the result of past
agricultural activity and fill from surrounding development causing this property to act as a “bowl”. ETE
would not expect resistance from the regulatory agencies for impacts to most or all of the wetlands on the
property and quality assessments for the wetlands should score on the low end of the UMAM scale.
From an environmental perspective, the next steps for this property would be to:
1. Flag the wetland/upland limits in the field and request informal wetland jurisdictional
determinations from the SFWMD & ACOE.
2. Have an official protected species survey completed to rule out any listed species concerns.
3. Determine proposed development limits and calculate potential mitigation costs.
ATTACHMENT H – Manatee Road
Proposed Conceptual Site Plans
RETENTION
PRESERVE
RESIDENTIAL DEVELOPMENT AREA
AREA 88-440 UNITS
RETENTION
PRESERVE
RESIDENTIAL DEVELOPMENT AREA
AREA 88-440 UNITS
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060 F: 239.434.6084
Company Cert. of Authorization No. 00009496
MANATEE ROADSITE LOCATION MAP
SITE LOCATION
ROOST ROADTA
M
I
A
M
I
T
R
A
I
L
MUSEO CIRCLECAMPANILE CIRCLEROOST ROADCAMPANILE CIRCLE
MUSEOCIRCLE
CP04CONCEPT PLAN #4 LOW
DENSITY
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060 F: 239.434.6084
Company Cert. of Authorization No. 00009496
DESIGNED BY:
DRAWN BY:
CHECKED BY:
PROJECT NO.:
XX-XXXXJEFF L. DAVIDSON, P.E NO. 47161ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400JENNA A. WOODWARD, P.E. NO. 84212SHEET NO:SHEET TITLE:
PROJECT:REVISIONSCLIENT:
DATE:REV.DESCRIPTION
XX/XX/XXXX XXXX FIRST SUBMITTAL
MANATEE AND
BEMBRIDGE
CC MANATEE RDFLOOR AREA CALCULATIONSSITE / LAND USE SUMMARY
CP05CONCEPT PLAN #5 MEDIUM
DENSITY
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060 F: 239.434.6084
Company Cert. of Authorization No. 00009496
DESIGNED BY:
DRAWN BY:
CHECKED BY:
PROJECT NO.:
XX-XXXXJEFF L. DAVIDSON, P.E NO. 47161ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400JENNA A. WOODWARD, P.E. NO. 84212SHEET NO:SHEET TITLE:
PROJECT:REVISIONSCLIENT:
DATE:REV.DESCRIPTION
XX/XX/XXXX XXXX FIRST SUBMITTAL
MANATEE AND
BEMBRIDGE
CC MANATEE RDSITE / LAND USE SUMMARYFLOOR AREA CALCULATIONS
CP06CONCEPT PLAN #6 HIGH
DENSITY
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060 F: 239.434.6084
Company Cert. of Authorization No. 00009496
DESIGNED BY:
DRAWN BY:
CHECKED BY:
PROJECT NO.:
XX-XXXXJEFF L. DAVIDSON, P.E NO. 47161ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400JENNA A. WOODWARD, P.E. NO. 84212SHEET NO:SHEET TITLE:
PROJECT:REVISIONSCLIENT:
DATE:REV.DESCRIPTION
XX/XX/XXXX XXXX FIRST SUBMITTAL
MANATEE AND
BEMBRIDGE
CC MANATEE RDFLOOR AREA CALCULATIONSSITE / LAND USE SUMMARY
ATTACHMENT I – Manatee Road School Impact Analysis
MANATEE ROAD PROPERTY
Under Current Landuse and Zoning: Estimated Impact on Level of Service Standard (LOSS) by Concurrency Service Area (CSA)
88 UNITS (MULTIFAMILY)
CSA CSA Projected Current CSA Projected CSA LOS
CSA Concurrency FISH Cap Enrollment (CIP)Student Enrollment (CIP)
LOSS Service Area (CSA)2018 2022/2023 School Yr Estimate 2022/2023 School Yr
95%E2 Southwest Area South 2114 2059 18 2059 97%
95%M2 Southwest Area 2866 2325 7 2325 81%
100%H2 Southwest Area 4091 3595 8 3595 88%
Proposal: Estimated Impact on Level of Service Standard (LOSS) by Concurrency Service Area (CSA)
264 UNITS (MULTIFAMILY)
CSA CSA Projected Proposal CSA CSA LOS
CSA Concurrency FISH Cap Enrollment (CIP)Student Estimated Impact
LOSS Service Area (CSA)2018 2022/2023 School Yr Estimate Enrollment
95%E2 Southwest Area South 2114 2059 35 2094 99%
95%M2 Southwest Area 2866 2325 14 2339 82%
100%H2 Southwest Area 4091 3595 16 3611 88%
Proposal: Estimated Impact on Level of Service Standard (LOSS) by Concurrency Service Area (CSA)
440 UNITS (MULTIFAMILY)
CSA CSA Projected Proposal CSA CSA LOS
CSA Concurrency FISH Cap Enrollment (CIP)Student Estimated Impact
LOSS Service Area (CSA)2018 2022/2023 School Yr Estimate Enrollment
95%E2 Southwest Area South 2114 2059 70 2129 101%
95%M2 Southwest Area 2866 2325 28 2353 82%
100%H2 Southwest Area 4091 3595 32 3627 89%
Notes:
1. Proposal student estimates exclude impacts of units currently allowed in PUD
2. The CIP (Capital Improvement Plan) is a five year plan updated annually
3. The current CIP does not include any new elementary schools or classroom additions
4. When a proposed change exceeds the LOSS for the CSA the project is located within, adjacent CSA's are evaluated for capacity availability
5. This is for informational purposes only. Concurrency is determined at time of subdivision or plat
ATTACHMENT J – Manatee Road Transportation Report
Transportation Report
Manatee Road Affordable Housing
Due Diligence
Collier County, Florida
8/30/2018
Prepared for: Prepared by:
Davidson Engineering, Inc.
4365 Radio Road, Suite 201
Naples, FL 34104
Phone: 239-434-6060
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 2
Statement of Certification
I certify that this Transportation Report has been prepared by me or under my immediate
supervision and that I have experience and training in the field of Traffic and Transportation
Engineering.
Norman J. Trebilcock, AICP, P.E.
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
Company Cert. of Auth. No. 27796
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 3
Table of Contents
Project Description ......................................................................................................................... 4
Traffic Impact Statement Considerations ....................................................................................... 6
Methodology Statement, Review Fees and Study Classification ................................................... 6
Concurrency – Level of Service Considerations .............................................................................. 7
Road Impact Fees and Certificate of Adequate Public Facilities .................................................... 9
Access Management Considerations ............................................................................................ 10
Anticipated Developer Commitments .......................................................................................... 10
Identify Collier County and FDOT Coordination ........................................................................... 13
Potential Contribution Requirements .......................................................................................... 13
Appendices
Appendix A: Project Site Plan – Concept Scenarios ..................................................................... 14
Appendix B: ITE Trip Generation Calculations ............................................................................. 18
Appendix C: Collier County Residential Impact Fees ................................................................... 28
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 4
Project Description
The Manatee Road Affordable Housing project is a proposed residential development located
east of Collier Boulevard, on the east side of Roost Road and approximately 0.4 miles south of
Manatee Road and Roost Road intersection, in Section 11, Township 51 South, Range 26 East, in
Collier County, Florida (ref. Figure 1 – Project Location Map).
Figure 1 – Project Location Map
The subject property is currently vacant land and it is currently zoned as Public Use District (P).
As illustrated in the Collier County adopted Land Development Code (LDC), Section 2.03.05 – A,
the purpose and intent of P District is to accommodate only local, state and federally owned or
leased and operated government facilities that provide essential public services.
The proposed site development considers residential affordable housing and a public park
concept (30 acre park land reserved). For the purposes of this due diligence analysis, the
development proposes 3 concept site plan scenarios, as illustrated in Appendix A: Project Site
Plan – Concept Scenarios.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 5
The traffic evaluation provides a highest and best use scenario with respect to the project’s
estimated trip generation. Traffic calculations are based on the Land Use Code (LUC)
descriptions as depicted in Institute of Transportation Engineers (ITE) Trip Generation Manual .
As such, the ITE LUC 220 Multifamily Housing (Low-Rise), ITE LUC 221 Multifamily Housing (Mid-
Rise), ITE LUC 411 Public Park and ITE LUC 495 Recreational Community Center are considered
for the purposes of this analysis. The associated residential common recreation amenities are
considered passive incidental to the residential land use, and are not included in the trip
generation analysis.
The traffic associated with the proposed 30 ac Public Park is evaluated based on a hybrid trip
generation as follow: ITE LUC 495 – variable size – 19,048 square feet (sf) center (utilized to
model 10 ac active area within the Park); and ITE LUC 411 – variable size – 20 ac.
The proposed development scenarios are illustrated in Table 1.
Table 1
Proposed Development Concept Scenarios
Development Land Use Type Total Size ITE Land Use ITE Land Use
Code
Residential
Low Density Residential Duplex 88 dwelling units Multifamily Housing
(Low-Rise) 220
Residential
Moderate Density
Residential
Multifamily 264 dwelling units Multifamily Housing
(Low-Rise) 220
Residential*
High Density
Residential
Multifamily 440 dwelling units Multifamily Housing
(Low-Rise) 220*
Community
Complex**
Public Park 20 Acres Public Park 411
Community Center 19,048 square feet Recreational
Community Center 495
Note(s):
*This scenario proposes 3 story buildings which are typically covered under ITE LUC 221 – Multifamily Mid-Rise. In order
to preserve the intent of the proposed development scenarios (similar type residential units), the ITE LUC 220
Multifamily Low-Rise is conservatively utilized in this report.
** Included with each Residential scenario.
For purposes of this evaluation, the project build-out year is assumed to be consistent with the
Collier County 2023 planning horizon.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 6
Traffic Impact Statement Considerations
The purpose of a Traffic Impact Statement is to quantify potential traffic impacts, evaluate
compliance with the transportation concurrency requirements consistent with the
comprehensive plan, and identify site-related operational deficiencies that impact the health,
safety and welfare of the travelling public.
Where applicable, the Traffic Impact Statement shall also analyze access points, median
openings and intersections significantly impacted by the development on the transportation
system and develop mitigation strategies to offset the impacts according to the methodologies
and provisions as described in the Collier County Traffic Impact Study (TIS) Guidelines and
Procedures. These guidelines are in addition to the requirements of the access-management
regulations and in the event of any conflict between these guidelines and such regulations, the
more stringent requirement shall apply.
Methodology Statement, Review Fees and Study
Classification
Prior to conducting any traffic related study, a methodology statement shall be submitted for
review and approval by County Transportation Planning Staff. Transportation studies are
classified as follows: Small Scale Study – no significant operational or roadway impacts; Minor
Study – no significant operational impacts with minimal roadway impacts and work within the
County right-of-way (ROW); and Major Study – significant roadway and/or operational impacts.
Collier County review fees associated with a traffic impact statement submittal are as follows:
$500 – Methodology Fee; Small Scale Study Review Fee (less than 50 net new 2-way trips) – No
Fee; Minor Study Review Fee (50 or greater but less than 100 net new 2-way trips) – $750; and
Major Study Review Fee (100 net new 2-way trips or greater) – $1,500.
The project’s site trip generation is based on the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 10th Edition. The Online Traffic Impact Study Software (OTISS) trip
generation calculation worksheets are provided in Appendix B: ITE Trip Generation
Calculations. Based on the Collier County TIS Guidelines and Procedures and Institute of
Transportation Engineers (ITE) Trip Generation Manual, latest edition, for the purposes of the
methodology meeting, this project qualifies for a Minor Scale Study (Total $1,250 = $500
Methodology Fee + $750 Study Review Fee) for the proposed Low Density Scenario, and a
Major Scale Study (Total $2,000 = $500 Methodology Fee + $1,500 Study Review Fee) for the
proposed Moderate and High Density Scenarios.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 7
Concurrency – Level of Service Considerations
Collier County’s Concurrency Management System is intended to ensure that there is adequate
roadway capacity available to serve current and future development. Transportation
concurrency is a measure of the capacity of the roadway system to support the adopted Level
of Service (LOS) for vehicular traffic. Collier County evaluates concurrency at the time of
application for rezoning, site development plan (SDP), site development plan amendment
(SDPA), site improvement plan (SIP), and subdivision construction plat and plan (PPL), as
applicable.
Generally, concurrency is evaluated for each link significantly impacted by a proposed
application. Proportionate share payments may be used to mitigate impacts of a development
on a deficient roadway link.
Collier County transportation staff will review total trip capacity available for new
developments based on the PM Peak Hour trips generated by the project. Projected trip
generation for the project is illustrated in Appendix B: ITE Trip Generation Calculations.
The proposed site access is located on Roost Road which connects to Manatee Road to the
north. Manatee Road is presently a public roadway to the west of Roost Road. The portion of
Manatee Road to the east of Roost Road is a private roadway associated with the Manatee
Education Center. There are gates at each end of the private roadway that are left open during
the day allowing public access. Public use of this roadway is not discouraged. A shared access
easement to the school’s access roadway is recommended.
Roost Road and Manatee Road are not Collier County concurrency monitored roadways. For
the purposes of this report, a preliminary concurrency evaluation is performed for the Collier
Boulevard and US 41 (Tamiami Trail East) segments accessed by Manatee Road.
The existing roadway conditions are consistent with the traffic data provided within the Collier
County adopted 2017 Annual Update and Inventory Report (AUIR).
Collier Boulevard segments located north and south of Manatee Road are four-lane divided
roadways under Florida Department of Transportation (FDOT) jurisdiction and have a posted
legal speed limit of 45 mph in the vicinity of their intersections with Manatee Road.
US 41 segments located north and south of Manatee Road are six-lane divided roadways under
FDOT jurisdiction and have a posted legal speed limit of 50 mph in the vicinity of their
intersections with Manatee Road.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 8
Roadway improvements that are currently under construction or are scheduled to be
constructed within the Five-year Transportation Improvement Plan (TIP) or Capital
Improvement Program (CIP) are considered to be committed improvements. As no such
improvements were identified in the Collier County 2017 AUIR, the evaluated roadway
segments are anticipated to remain under current capacity potential through project build-out.
The existing and future roadway conditions are illustrated in Table 2, Existing and Future
Roadway Conditions.
Table 2
Existing and Future Roadway Conditions
Roadway
Link
CC AUIR
Link ID#
Roadway Link
Location
Existing
Conditions
Roadway
Min.
Standard
LOS
Exist Peak Dir,
Peak Hr
Capacity
Volume
2023
Project
Build out
Roadway
Collier
Blvd 36.2 Wal-Mart Driveway
to Manatee Road 4D D 2,000 (NB) 4D
Collier
Blvd 37.0 Manatee Road to
Mainsail Drive 4D D 2,200 (NB) 4D
Tamiami
Trail East 95.1 Collier Boulevard to
Manatee Road 6D D 3,100 (EB) 6D
Tamiami
Trail East 95.1 Manatee Road to
Joseph Lane 6D D 3,100 (EB) 6D
Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D =4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of
Service
The analyzed roadway segments are not located within the Collier County’s Transportation
Concurrency Exception Area (TCEA). In addition, the proposed development is not situated
within the County’s designated Transportation Concurrency Management Areas (TCMAs). The
TCEA’s and TCMA’s designations are provided in Policy 5.4 and 5.6 of the Transportation
Element – Collier County Growth Management Plan (GMP).
A significance test is performed in compliance with adopted Collier County Land Development
Code (LDC), Section 6.02.02 – M and Collier County Traffic Impact Study (TIS) Guidelines and
Procedures. Based on our preliminary evaluation for this parcel, the proposed development
scenarios do not create a significant impact on the analyzed roadway segments.
As illustrated in Collier County LDC, Section 6.02.02 – M.2., once traffic from a development has
been shown to be less than significant on any segment using Collier County TIS criterion, the
development’s impact is not required to be analyzed further on any additional segments.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 9
Level of service evaluation for a specific roadway segment is based on the projected peak hour
traffic compared against its maximum adopted service volume (as illustrated in the Collier
County AUIR).
Consistent with Collier County 2017 AUIR, Collier Boulevard segment from Wal-Mart Driveway
to Manatee Road is expected to go deficient in the year 2020 under background traffic
conditions (all vested developments included).
Based on our preliminary evaluation, all other analyzed roadway segments do not exceed the
adopted LOS standard with or without the project at 2023 future build-out conditions. As such,
no LOS deficiencies are expected for the surrounding area roadway network.
In conclusion, the proposed development scenarios do not have a significant and adverse
impact on the analyzed US 41 segments and on Collier Boulevard segment located south of
Manatee Road. At the time of future zoning applications, Collier County may request fair share
deficiency mitigation for the Collier Boulevard segment from Wal-Mart Driveway to Manatee
Road.
In addition, the developer is required to demonstrate compliance with all concurrency
requirements prior to issuance of a local development order.
Road Impact Fees and Certificate of Adequate Public
Facilities
Prior to approval of a Site Development Plan (SDP) application, 33% of the estimated road
impact fees must be paid and a Certificate of Adequate Public Facilities (COA) for transportation
concurrency issued. Upon concurrency approval and payment, a COA in perpetuity will be
issued concurrently with approval of the SDP application. Final calculation of the impact fees is
based upon the rates in effect when the building permit is submitted, or at issuance of a
certificate of occupancy, whichever is less. The remaining road impact fees and all other impact
fees are paid prior to the issuance of a Certificate of Occupancy.
The current county roadway impact fee for a Home-Condo/Townhouse is $4,844.91 per unit.
Based on Collier County Impact Fee Schedule dated February 8, 2018, the total impact fees
(utility impact fees are not included) associated with proposed scenarios are as follows: Low
Density – 88 dwelling units – $981,338.16; Moderate Density – 264 dwelling units –
$2,944,014.48; High Density – 440 dwelling units – $4,319,488.80.
Impact fee evaluation is illustrated in Appendix C: Collier County Residential Impact Fees.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 10
Pursuant to the requirements established in Collier County LDC, Section 74-401, the County
shall defer the payment of the impact fee for any new dwelling unit which qualifies as
affordable housing. Applicable definitions for affordable housing dwelling units are depicted in
Collier County LDC, Section 74-402.
Access Management Considerations
Collier County’s roadway network is comprised of State, County, City and privately maintained
roadways. As illustrated in Collier County LDC, Section 110-122, roadways are classified as
arterial, collector, or local.
Collier County Resolution No. 13-257, as may be amended, establishes the adopted Collier
County Access Management system for arterial and collector roadways.
Based on our review of the LDC (roadways classification definitions) and County’s Access
Management Policy, Roost Road is functionally classified as a local road.
From a transportation access management standpoint, local roads are typically classified as
Access Class 7, in compliance with the Collier County Transportation Planning Development
Guidebook
The adopted spacing standard is illustrated in Table 1 – Access Classification and Standards of
the approved Collier County Access Management Policy. As such, the established spacing
standard for Roost Road is 125 ft as minimum connection spacing, 330 ft for directional median
openings, and 440 ft for full median openings.
Based on these access management considerations, one or more driveway connections are
allowed from Roost Road.
Anticipated Developer Commitments
A. It is customary for residential development projects in Collier County to establish home
owner associations or condo associations to be responsible for the infrastructure. All
internal roads, driveways, alleys, pathways, sidewalks, and interconnections to adjacent
developments shall be operated and maintained by an entity created by the developer and
Collier County shall have no responsibility for maintenance of any such on-site facilities.
The cost of the site improvements are being estimated by others and are not included in
this report.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 11
B. Site Access Improvements: If any required turn lane improvement requires the use of
existing County ROW or easements (Roost Road), compensating ROW along the
development frontage may need to be provided without cost to Collier County as a
consequence of such improvement.
The site access improvements are considered site related and would need to be covered
100% by the development. In addition, the County may require compensating ROW up to
the square footage of the turn lanes pavement.
Based on our preliminary analysis, dedicated turn lanes are not recommended at the
project access on Roost Road, as this facility is a no outlet roadway. This recommendation is
consistent with the existing access configurations along Roost Road.
C. Offsite Improvements: Intersection operational analyses may be required at the time of
rezone and/or development order processes.
Manatee Road and Roost Road Intersection
Based on our preliminary analysis, the project estimated traffic will not trigger level of
service deficiency at Manatee Road and Roost Road intersection. Currently, this is an all-
way stop controlled intersection.
Consistent with the Collier County Construction Standards Handbook, Section III – A, turn
lane improvements may be anticipated at Manatee Road and Roost Road intersection.
These intersection upgrades will improve safety and will increase traffic capacity on
Manatee Road.
Due to substantial safety characteristics and potentially significant operational and capacity
advantages, a modern roundabout traffic control mode may be considered for the
reconstruction of Manatee Road and Roast Road intersection.
Preliminary Manatee Road and Roost Road intersection improvements can be estimated at
approximately $300,000 - $400,000. A fair share contribution of 25% of the construction
costs is estimated to be allocated to this project.
Manatee Road and Collier Boulevard Intersection
Based on our preliminary analysis, the project estimated traffic will not trigger a level of
service deficiency at this intersection. Generally, lower level of service characteristics may
be expected on minor street (Manatee Road).
Based on future coordination with Collier County, operational improvements may be
desired at this location as follows: Collier Boulevard – southbound left-turn lane – extend to
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 12
accommodate new traffic (threshold traffic volume for a dual-left turn lane may be reached
with the proposed moderate and high density scenarios); Manatee Road approach – turn
lane improvements, and signal timing adjustments.
Preliminary intersection improvements associated with proposed project can be estimated
at approximately $100,000 - $200,000.
Manatee Road and US 41 Intersection
This is currently a signalized intersection that was recently improved as part of the US 41
widening project at this location.
Based on our preliminary analysis, the project estimated traffic will not a trigger level of
service deficiency at this intersection. Minor turn lane improvements (re-stripping
operations; queue extension) may be anticipated on Manatee Road approach to
accommodate proposed increased traffic. Construction costs allocated to this project are
estimated at $50,000 - $100,000.
D. Impact Fees and Concurrency Fair Share:
Impact fees were discussed previously in the “Road Impact Fees and Certificate of Public
Facilities” section of this report. As previously illustrated the impact fee amount ranges
from $981,338.16 to $4,319,488.80 (impact fee deferral for affordable housing projects per
LDC regulations),
In compliance with the Collier County LDC, Section 6.02.03 – F, proportionate share
payments may be used to mitigate the impacts of a development on a deficient roadway
link.
As previously described in this report, Collier County may request fair share deficiency
mitigation at the time of rezoning for Collier Boulevard segment from Wal-Mart Driveway to
Manatee Road. A 4 to 6 lane widening if deemed required would then necessitate, a
minimum fair share contribution estimated at a percentage of the construction costs and at
a percentage of the traffic on the roadway. Consistent with FDOT database, the projected
2% to 4% fair share contribution toward widening of the 0.75 mile section is estimated at
$50,000 to $100,000.
Concurrency mitigation proportionate share payments are not expected for all other
analyzed roadway links based on estimated traffic impacts associated with the proposed
development.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 13
Identify Collier County and FDOT Coordination
Coordination with Collier County and FDOT staff is recommended as a condition of future
development approval. Early coordination during the rezone process will help define the later
transportation requirements. The specific details of the site and offsite improvements would be
determined during the development approval process and would be further defined in the
future Traffic Impact Statement prepared at the time of development order application.
A Collier County ROW Permit will be required for any improvements on Manatee Road and
Roost Road. The Collier County ROW Permit can run concurrent with the development order
permitting process.
Coordination with Manatee Education Center is encouraged in order to secure a shared access
easement to the school’s access roadway (Manatee Road, east of Roost Road).
Potential Contribution Requirements
Contribution requirements for transportation related impacts have been identified and
explained in the developer commitments section of this report and are illustrated in the table
below:
Item Location Description of
Improvement Total Improvement Cost
Contribution
Requirement/Developer
Cost
1
Collier Blvd. from Wal-
Mart Driveway to
Manatee Rd.
Widening 4 lane to 6
lane $2,500,000 2% to 4%/$50,000 –
$100,000
2 Collier Blvd. and
Manatee Rd. Intersection
Intersection
Improvements $100,000 – $200,000 100%/$100,000 – $200,000
3 Roost Road. and
Manatee Rd. Intersection
Intersection
Improvements $300,000 – $400,000 25%/$75,000 – $100,000
4 US 41 and Manatee Rd.
Intersection
Intersection
Improvements $50,000 – $100,000 100%/$50,000 – $100,000
Total $2,950,000 – $3,200,000 $475,000 – $500,000
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 14
Appendix A: Project Site Plan – Concept Scenarios
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 15
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 16
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 17
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 18
Appendix B: ITE Trip Generation Calculations
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 19
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 20
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 21
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 22
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 23
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 24
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 25
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 26
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 27
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 28
Appendix C: Collier County Residential Impact Fees
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 29
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 30
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 31
Manatee Road Affordable Housing – Transportation Report – Due Diligence – August 2018
Trebilcock Consulting Solutions, PA P a g e | 32
ATTACHMENT K – Manatee Road Environmental Assessment
MANATEE ROAD PUD
Environmental Assessment
SECTION 11, TOWNSHIP 51 SOUTH, RANGE 26 EAST
COLLIER COUNTY, FLORIDA
Prepared For:
Prepared By:
August 27, 2018
Davidson Engineering
4365 Radio Road
Suite #201
Naples, FL 34104
Earth Tech Environmental, LLC
10600 Jolea Avenue
Bonita Springs, FL 34135
239.304.0030
www.eteflorida.com Ea r t h Tech
Environmental, LLC
Environmental Assessment
Earth Tech Environmental
2
TABLE OF CONTENTS
1.0 INTRODUCTION ........................................................................................................................................ 3
2.0 EXISTING SITE CONDITIONS .......................................................................................................................... 3
3.0 PARCEL HISTORY ...................................................................................................................................... 4
4.0 PRELIMARY WETLAND ASSESSMENT ....................................................................................................... 6
4.1 Soils ..................................................................................................................................... 6
4.2 Wetland hydrology ............................................................................................................. 6
4.3 FLUCCS Vegetation Mapping .............................................................................................. 7
4.4 Upland Communities .......................................................................................................... 8
4.5 Wetland Communities ........................................................................................................ 9
5.0 LISTED SPECIES ....................................................................................................................................... 10
5.1 Wood Stork (Mycteria americana) ................................................................................... 10
5.2 Florida Panther (Felis concolor coryi) ................................................................................ 11
5.3 Florida Bonneted Bat (Eumops floridana) ........................................................................ 12
6.0 DISCUSSION ........................................................................................................................................... 12
EXHIBITS
Figure 1. Location Map ......................................................................................................................................... 3
Figure 2. Aerial Vicinity Map ............................................................................................................................... 4
Figure 3. 1984 & 1995 Aerial Comparison ............................................................................................................ 5
Figure 4. Deltona Settlement Exhibit ................................................................................................................... 5
Figure 5. NRCS Soils Map ..................................................................................................................................... 6
Figure 6. FLUCCS Mapping ................................................................................................................................... 8
Figure 7. Approximate Wetland Limits .............................................................................................................. 10
Figure 8. Wood Stork Information ..................................................................................................................... 11
Figure 9. Florida Panther Information ............................................................................................................... 12
Environmental Assessment
Earth Tech Environmental
3
1.0 INTRODUCTION
Earth Tech Environmental (ETE) has conducted a field investigation of the Manatee Road PUD parcel
(Subject Property). The purpose of the investigation was to:
1. Review Parcel History
2. Identify the presence and approximate location of any environmentally sensitive lands such as
wetlands
3. Evaluate the property for potential listed species concerns
4. Make recommendations for environmental permitting
The Manatee Road PUD parcel is located immediately east of Roost Road and approximately 0.30 miles
south of Manatee Road, in Collier County (Figure 1). According to the Collier County Property Appraiser,
the Subject Property is approximately 59 acres.
Figure 1. Location Map
2.0 EXISTING SITE CONDITIONS
The Subject Property is largely forested and undeveloped. A large area of cleared land containing excavated
fill material can be found in the central portion of the property. Various drainage ditches, likely associated
with past agricultural use, are located in the western portion. An excavated borrow area is in the center of
the property and contains standing water. A shelter and mowed area are present in the north central
portion of the property, which are used for flying remoted controlled planes. The 2018 aerial, taken in
January 2018, shows pile of horticultural debris that were a result of the site being temporarily used for
hurricane debris processing. All this material has since been removed.
Environmental Assessment
Earth Tech Environmental
4
The Subject Property is bordered the following surrounding land uses, see Figure 2:
West: Undeveloped/Residential Community (across Roost Road)
South: Residential Community
North: Manatee Elementary School
East: Residential Community
Figure 2. Aerial Vicinity Map
3.0 PARCEL HISTORY
Based on a review of historic aerials, the Subject Property was fully cleared and in agricultural use prior to
1984. By 1995, it appears the agricultural use may have lapsed. Figure 3 illustrates the status of the
property in 1985 and 1993. All vegetation currently on the property is regrowth that has occurred since
the mid to late 1980’s.
Based on the Subject Property’s location, ETE also reviewed the exhibits associated with the Deltona
Settlement Agreement. The property does appear to be covered by the settlement agreement- see Figure
4. According to the agreement, the property is classified as an approved development area. Multiple
State agencies and environmental groups were parties to the agreement and as such cannot object or place
further restrictions on development of parcels located within the portions identified as approved
development areas. ETE recommends that the property owner meet with a land use attorney familiar with
the Deltona Agreement to explore any implications the agreement has on development of the property.
Environmental Assessment
Earth Tech Environmental
5
Figure 3. 1984 & 1995 Aerial Comparison
Figure 4. Deltona Settlement Exhibit
Environmental Assessment
Earth Tech Environmental
6
4.0 PRELIMARY WETLAND ASSESSMENT
The U.S. Army Corps of Engineers (ACOE) and the South Florida Water Management District (SFWMD) are
the agencies that regulate development activities in wetlands. In general, to be considered wetland by the
ACOE or the SFWMD, the area should exhibit wetland hydrology, wetland vegetation, and hydric soils.
Because hydric soil, wetland hydrology, and wetland vegetation are needed for an area to be considered
as wetland, ETE searched the property for indicators of these parameters.
4.1 Soils
The soils on the property have been mapped by the Natural Resources Conservation Service (NRCS). See
Figure 5 below for NRCS mappings on the Subject Property. These mappings are general in nature, but can
provide a certain level of information about the site as to the possible extent of wetland area. According
to NRCS, the majority of the property is underlain by Malabar fine sand (hydric), with one small area of
Pineda fine sand (hydric) in the southeast corner of the property.
Figure 5. NRCS Soils Map
4.2 Wetland hydrology
Wetland hydrology is normally present if the soil is saturated or inundated for a long duration, which in
South Florida normally occurs during the rainy season. In our region, the rainy season occurs in the summer
and early fall. Therefore, if an area exhibits soil saturation or is inundated for an extended period of time,
the area is considered to have wetland hydrology. In the absence of visual signs of saturation or inundation,
one may use secondary indicators of hydrology such as adventitious rooting, lichen lines, or algal matting.
On the Subject Property, hydrologic indicators observed in portions of the site included standing water,
algal matting, and bleaching.
Environmental Assessment
Earth Tech Environmental
7
4.3 FLUCCS Vegetation Mapping
Vegetation communities were mapped on the property according to the classification system used by the
regulatory agencies. Vegetation is one parameter used in determining the presence of a wetland. Wetland
vegetation is present if the majority of the plants present in the habitat are those which are adapted to
saturated soil conditions.
Listed below are the FLUCCS communities identified on the site. The community descriptions correspond
to the mappings on the FLUCCS map in Figure 6. See Florida Land Use, Cover and Forms Classification
System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999) for
definitions.
The Florida Exotic Pest Plant Council’s (FLEPPC) list of invasive species contains Category 1 species that may
be found on the Subject Property. Category 1 species are invasive exotics that are altering native plant
communities by displacing native species, changing community structures or ecological functions, or
hybridizing with natives (FLEPPC). A significant factor in mapping vegetative associations and local habitats
is the invasion of these species such as Brazilian pepper, ear leaf acacia, and melaleuca. Levels of exotic
density were mapped by using field observations and photo interpretation as shown in Figure 6. Modifiers
are appended to the FLUCCS codes to indicate the approximate density of exotics in the canopy and/or
sub-canopy, as follows:
E1 = Exotics 0-25% of total cover
E2 = Exotics 26-50% of total cover
E3 = Exotics 51-75% of total cover
E4 = Exotics >75% of total cover
Vegetation Community Summary:
FLUCCS DESCRIPTION ACREAGE
411-E2 Pine Flatwoods (26-50% Exotics) 9.86
414-E3 Pine-Mesic Oak (51-75% Exotics) 16.85
414H-E3 Hydric Pine-Mesic Oak 11.48
740 Disturbed Land 16.92
742H Borrow Area-Hydric 1.05
814 Roadways 1.01
832 FPL Easement 2.25
TOTAL: 59.42
Environmental Assessment
Earth Tech Environmental
8
Figure 6. FLUCCS Mapping
4.4 Upland Communities
The property consists primarily of forested upland habitat with exotic vegetation ranging from 26-75%, and
disturbed areas which are largely void of canopy-level trees. The following communities would likely be
considered upland, based on vegetation and lack of hydrologic indicators:
FLUCCS 411-E2, Pine Flatwoods (26-50% Exotics) (0.98 Acres)
This community is located along the eastern portion of the Subject Property. The canopy consists of
predominantly slash pine (Pinus elliottii) with lesser amounts of earleaf acacia (Acacia auriculiformis). The
mid-story consists of cabbage palm (Sabal palmetto) and saw palmetto (Serenoa repens). Groundcover
consists of swamp sedge (Carex acutiformis), muscadine (Vitis rotundifolia), false button weed
(Spermacose), dog fennel (Eupatorium capillifolium), bushy broomsedge (Andropogon glomeratus), ceaser
weed (Urena lobata), yellow-eyed grass (Sisyrinchium californicum), and cocoplum (Chrysobalanus icaco).
FLUCCS 414-E3, Pine-Mesic Oak (51-75% Exotics) (16.85 Acres)
This community is located in the northwestern portion of the Subject Property. The canopy and mid-story
vegetation consists of slash pine, cabbage palm, laurel oak (Quercus laurifolia), earleaf acacia, melaleuca
(Melaleuca quinquenervia), saw palmetto, and downy rose-myrtle (Rhodomyrtus tomentosa).
Groundcover consists of dog fennel, saw palmetto, finger grass (Digitaria), false button weed, flat sedge
(Cyperus odoratus), swamp sedge, earleaf acacia, downy rose-myrtle, muscadine, and foxtail (Hordeum
murinum).
Environmental Assessment
Earth Tech Environmental
9
FLUCCS 740, Disturbed Land (16.92 Acres)
This community is located in the central-eastern portion of the Subject Property. The northern portion of
this community is void of vegetation. The southern portion contains swamp sedge, bahia grass (Paspalum
notatum), crows foot (Dactyloctenium aegyptium), Mexican clover (Richardia brasiliensis), dog fennel, false
button weed, sparse torpedo grass (Panicum repens), yellow-eyed grass, and small patches of cogon grass
(Imperata cylindrica).
FLUCCS 814, Roadways (1.01 Acres)
This community consists of the access road that runs along a majority of the northern boundary of the
Subject Property.
FLUCCS 832, FPL Easement (2.25 Acres)
This community consists of a portion of the access road that runs along the western boundary of the
Subject Property and contains overhead electrical power transmission lines.
4.5 Wetland Communities
Based on the presence of wetland vegetation and signs of wetland hydrology, the following communities
may be considered wetlands by the regulatory agencies:
414H-E3, Hydric Pine-Mesic Oak (51-75% Exotics) (11.48 Acres)
This community is located in the southwestern portion of the Subject Property. The canopy and mid-story
vegetation consists of slash pine, cabbage palm, laurel oak, earleaf acacia, melaleuca, widely scattered saw
palmetto, and downy rose-myrtle. Groundcover consists of dog fennel, saw palmetto, finger grass, false
button weed, flat sedge, swamp sedge, earleaf acacia, downy rose-myrtle, muscadine, foxtail, swamp fern
(Acrostichum aureum), torpedo grass, and maidencane (Panicum hemitomon).
FLUCCS 742H, Borrow Area-Hydric (1.05 Acres)
This community is located in the center of the Subject Property. Vegetation within this community includes
cattail, melaleuca, lobelia, coin vine, Carolina willow, swamp sedge, dog fennel, arrowhead (Syngonium
podophyllum), primrose willow (Ludwigia), downy rose-myrtle, meadow beauty (Rhexia virginica).
Standing water was present in this area.
Based on the habitat descriptions above, Figure 7 shows the approximate limits of wetlands on the Subject
Property.
Environmental Assessment
Earth Tech Environmental
10
Figure 7. Approximate Wetland Limits
5.0 LISTED SPECIES
The site does have community types in which protected species could reside. During ETE’s preliminary
investigation, no listed species were observed utilizing the property. A formal Protected Species Survey
would be needed prior to development to document the presence or absence of any listed species utilizing
the property. During permitting, the following listed species concerns may be raised by the agencies:
5.1 Wood Stork (Mycteria americana)
The Subject Property does not fall within the core foraging area (estimated at 18.6 miles) of any wood stork
colonies in Lee and Collier Counties. See Figure 8 for wood stork colony and foraging information as it
relates to the property. Consultation with USFWS should not be necessary for wood stork.
Environmental Assessment
Earth Tech Environmental
11
Figure 8. Wood Stork Information
5.2 Florida Panther (Felis concolor coryi)
The property does not fall within the US Fish & Wildlife Service (USFWS) Florida panther consultation area;
however, telemetry points from tracked panthers do fall within a 2-mile radius of the property. See Figure
9 for Florida panther information as it relates to the Subject Property. As illustrated by Figure 5 below, the
property does not fall in an area mapped as Primary or Secondary Panther Habitat by the USFWS. As such,
the project is likely to have “no effect” on the Florida panther, and consultation with the USFWS should not
be necessary for Florida panther.
Environmental Assessment
Earth Tech Environmental
12
Figure 9. Florida Panther Information
5.3 Florida Bonneted Bat (Eumops floridana)
The Subject Property falls within the USFWS consultation for the Florida bonneted bat. If any snags or
cavities are observed during a formal protected species survey, they would be scoped for bat activity. From
what ETE observed in the field, snag and potential roost sites on the Subject Property are minimal, so the
USFWS should make a determination of “no effect” for bonneted bats. During permitting, acoustic surveys
for bonneted bat may be required by the USFWS in order to prove there is no bat activity on the site.
6.0 DISCUSSION
Wetland locations were estimated and drawn using a non-rectified aerial with approximate property
boundaries; hence, their location, aerial extent, and acreage is approximate. Before any detailed site
planning, it is recommended that the wetland lines be flagged, approved by the agencies and subsequently
surveyed by a professional land surveyor.
Per ETE’s FLUCCS mapping, the site contains approximately +/-12.53 acres of jurisdictional wetlands (Figure 7).
The wetlands onsite are low-quality habitat and dominated by exotic vegetation. The South Florida Water
Management District (SFWMD) is the regulatory agency that handles wetlands and storm water management
permitting on the state level. A wetland jurisdictional determination is required during the environmental
resource permitting process if impacts to wetlands are proposed. An Environmental Resource Permit from the
SFWMD and US Army Corps of Engineers (ACOE) will be required for authorization to fill and/or dredge onsite
wetlands. Any impact to onsite wetlands will require mitigation to offset the impacts. Mitigation would be
Environmental Assessment
Earth Tech Environmental
13
provided through the purchase of off-site wetland credits at an approved wetland mitigation bank prior to
commencement of construction. A Uniform Mitigation Assessment along with the acreage of wetland impacts
is used to calculate the exact number of wetland credits required for purchase.
As stated previously, the Subject Property is part of the Deltona Settlement Agreement. This agreement should
negate the mitigation requirements for impacts to SFWMD delineated wetlands on the property, however
impacts to ACOE determined wetlands would still require mitigation.
SUMMARY & RECOMMENDATIONS
Per ETE’s FLUCCS mapping, the site contains approximately +/-12.53 acres of jurisdictional wetlands.
From an environmental perspective, the next steps for this property would be to:
1. Flag the wetland/upland limits in the field and request jurisdictional determinations from the
SFWMD and ACOE.
2. Have an official protected species survey completed to rule out any listed species concerns.
3. Gather additional information on the applicability of the Deltona Settlement Agreement
4. Determine proposed development limits and calculate potential mitigation costs.
Transportation Report
Manatee Road Affordable Housing
Due Diligence
Collier County, Florida
10/9/2018
Prepared for: Prepared by:
Davidson Engineering, Inc.
4365 Radio Road, Suite 201
Naples, FL 34104
Phone: 239-434-6060
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 2
Statement of Certification
I certify that this Transportation Report has been prepared by me or under my immediate
supervision and that I have experience and training in the field of Traffic and Transportation
Engineering.
Norman J. Trebilcock, AICP, P.E.
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
Company Cert. of Auth. No. 27796
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 3
Table of Contents
Project Description ......................................................................................................................... 4
Traffic Impact Statement Considerations ....................................................................................... 6
Methodology Statement, Review Fees and Study Classification ................................................... 6
Concurrency – Level of Service Considerations .............................................................................. 7
Road Impact Fees and Certificate of Adequate Public Facilities .................................................. 11
Access Management Considerations ............................................................................................ 12
Anticipated Developer Commitments .......................................................................................... 12
Identify Collier County and FDOT Coordination ........................................................................... 15
Potential Contribution Requirements .......................................................................................... 15
Appendices
Appendix A: Project Site Plan – Concept Scenarios ..................................................................... 16
Appendix B: Project ITE Trip Generation Calculations ................................................................. 20
Appendix C: Manatee Rd and Roost Rd – Current Background Traffic Projections .................... 30
Appendix D: Collier County Residential Impact Fees ................................................................... 33
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 4
Project Description
The Manatee Road Affordable Housing project is a proposed residential development located
east of Collier Boulevard, on the east side of Roost Road and approximately 0.4 miles south of
Manatee Road and Roost Road intersection, in Section 11, Township 51 South, Range 26 East, in
Collier County, Florida (ref. Figure 1 – Project Location Mapoad Affordable Housing).
Figure 1 – Project Location Map
The subject property is currently vacant land and it is currently zoned as Public Use District (P).
As illustrated in the Collier County adopted Land Development Code (LDC), Section 2.03.05 – A,
the purpose and intent of P District is to accommodate only local, state and federally owned or
leased and operated government facilities that provide essential public services.
The proposed site development considers residential affordable housing and a public park
concept (30 acre park land reserved). For the purposes of this due diligence analysis, the
development proposes 3 concept site plan scenarios, as illustrated in Appendix A: Project Site
Plan – Concept Scenarios.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 5
The traffic evaluation provides a highest and best use scenario with respect to the project’s
estimated trip generation. Traffic calculations are based on the Land Use Code (LUC)
descriptions as depicted in Institute of Transportation Engineers (ITE) Trip Generation Manual.
As such, the ITE LUC 220 Multifamily Housing (Low-Rise), ITE LUC 221 Multifamily Housing (Mid-
Rise), ITE LUC 411 Public Park and ITE LUC 495 Recreational Community Center are considered
for the purposes of this analysis. The associated residential common recreation amenities are
considered passive incidental to the residential land use, and are not included in the trip
generation analysis.
The traffic associated with the proposed 30 acre Public Park is evaluated based on a hybrid trip
generation as follow: ITE LUC 495 – variable size – 19,048 square feet (sf) center (utilized to
model 10 acre active area within the Park); and ITE LUC 411 – variable size – 20 acres.
The proposed development scenarios are illustrated in Table 1.
Table 1
Proposed Development Concept Scenarios
Development Land Use Type Total Size ITE Land Use ITE Land Use
Code
Residential
Low Density Residential Duplex 88 dwelling units Multifamily Housing
(Low-Rise) 220
Residential
Moderate Density
Residential
Multifamily 264 dwelling units Multifamily Housing
(Low-Rise) 220
Residential*
High Density
Residential
Multifamily 440 dwelling units Multifamily Housing
(Low-Rise) 220*
Community
Complex**
Public Park 20 Acres Public Park 411
Community Center 19,048 square feet Recreational
Community Center 495
Note(s): *This scenario proposes 3 story buildings which are typically covered under ITE LUC 221 – Multifamily Mid-Rise. In
order to preserve the intent of the proposed development scenarios (similar type residential units), the ITE LUC 220
Multifamily Low-Rise is conservatively utilized in this report.
** Included with each Residential scenario.
For purposes of this evaluation, the project build-out year is assumed to be consistent with the
Collier County 2023 planning horizon.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 6
Traffic Impact Statement Considerations
The purpose of a Traffic Impact Statement is to quantify potential traffic impacts, evaluate
compliance with the transportation concurrency requirements consistent with the
comprehensive plan, and identify site-related operational deficiencies that impact the health,
safety and welfare of the travelling public.
Where applicable, the Traffic Impact Statement shall also analyze access points, median
openings and intersections significantly impacted by the development on the transportation
system and develop mitigation strategies to offset the impacts according to the methodologies
and provisions as described in the Collier County Traffic Impact Study (TIS) Guidelines and
Procedures. These guidelines are in addition to the requirements of the access-management
regulations and in the event of any conflict between these guidelines and such regulations, the
more stringent requirement shall apply.
Methodology Statement, Review Fees and Study
Classification
Prior to conducting any traffic related study, a methodology statement shall be submitted for
review and approval by County Transportation Planning Staff. Transportation studies are
classified as follows: Small Scale Study – no significant operational or roadway impacts; Minor
Study – no significant operational impacts with minimal roadway impacts and work within the
County right-of-way (ROW); and Major Study – significant roadway and/or operational impacts.
Collier County review fees associated with a traffic impact statement submittal are as follows:
$500 – Methodology Fee; Small Scale Study Review Fee (less than 50 net new 2-way trips) – No
Fee; Minor Study Review Fee (50 or greater but less than 100 net new 2-way trips) – $750; and
Major Study Review Fee (100 net new 2-way trips or greater) – $1,500.
The project’s site trip generation is based on the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 10th Edition. The Online Traffic Impact Study Software (OTISS) trip
generation calculation worksheets are provided in Appendix B: Project ITE Trip Generation
Calculations.
The proposed development trip generation is illustrated in Table 2.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 7
Table 2
Trip Generation (Proposed Development Scenarios) - Average Weekday
Proposed Build-out Conditions 24 Hour Two-
Way Volume AM Peak Hour PM Peak Hour
Size Enter Exit Total Enter Exit Total
Low Intensity 30 ac*; 88 du* 1,274 32 44 76 55 44 99
Moderate Intensity 30 ac*; 264 du* 2,605 50 104 154 110 76 186
High Intensity 30 ac*; 440 du* 3,936 67 162 229 161 106 267
Note: * ac = acres; du = dwelling units; proposed 30 ac Public Park – ITE trip generation based on 19,048 sf Recreational
Community Center (utilized to model 10 ac within proposed Park) and 20 ac Public Park; Multifamily Housing is utilized to
model the residential portion of proposed project.
Based on the Collier County TIS Guidelines and Procedures and Institute of Transportation
Engineers (ITE) Trip Generation Manual, latest edition, for the purposes of the methodology
meeting, this project qualifies for a Minor Scale Study (Total $1,250 = $500 Methodology Fee +
$750 Study Review Fee) for the proposed Low Density Scenario, and a Major Scale Study (Total
$2,000 = $500 Methodology Fee + $1,500 Study Review Fee) for the proposed Moderate and
High Density Scenarios.
Concurrency – Level of Service Considerations
Collier County’s Concurrency Management System is intended to ensure that there is adequate
roadway capacity available to serve current and future development. Transportation
concurrency is a measure of the capacity of the roadway system to support the adopted Level
of Service (LOS) for vehicular traffic. Collier County evaluates concurrency at the time of
application for rezoning, site development plan (SDP), site development plan amendment
(SDPA), site improvement plan (SIP), and subdivision construction plat and plan (PPL), as
applicable.
Generally, concurrency is evaluated for each link significantly impacted by a proposed
application. Proportionate share payments may be used to mitigate impacts of a development
on a deficient roadway link.
Collier County transportation staff will review total trip capacity available for new
developments based on the PM Peak Hour trips generated by the project. Estimated trip
generation for the project is illustrated in Table 2.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 8
The proposed site access is located on Roost Road which connects to Manatee Road to the
north. Manatee Road is presently a public roadway to the west of Roost Road. The portion of
Manatee Road to the east of Roost Road is a private roadway associated with the Manatee
Education Center. There are gates at each end of the private roadway that are left open during
the day allowing public access. Public use of this roadway is not discouraged . A shared access
easement to the school’s access roadway is recommended.
For the purposes of this report, a preliminary concurrency evaluation is performed for the
Collier Boulevard and US 41 (Tamiami Trail East) segments accessed by Manatee Road. The
existing roadway conditions are consistent with the traffic data provided within the Collier
County adopted 2017 Annual Update and Inventory Report (AUIR).
Collier Boulevard segments located north and south of Manatee Road are four-lane divided
roadways under Florida Department of Transportation (FDOT) jurisdiction and have a posted
legal speed limit of 45 mph in the vicinity of their intersections with Manatee Road.
US 41 segments located north and south of Manatee Road are six-lane divided roadways under
FDOT jurisdiction and have a posted legal speed limit of 50 mph in the vicinity of their
intersections with Manatee Road.
Roadway improvements that are currently under construction or are scheduled to be
constructed within the Five-year Transportation Improvement Plan (TIP) or Capital
Improvement Program (CIP) are considered to be committed improvements. As no such
improvements were identified in the Collier County 2017 AUIR, the evaluated roadway
segments are anticipated to remain under current capacity potential through project build-out.
The analyzed roadway segments are not located within the Collier County’s Transportation
Concurrency Exception Area (TCEA). In addition, the proposed development is not situated
within the County’s designated Transportation Concurrency Management Areas (TCMAs). The
TCEA’s and TCMA’s designations are provided in Policy 5.4 and 5.6 of the Transportation
Element – Collier County Growth Management Plan (GMP).
The existing and future roadway conditions are illustrated in Table 3, Existing and Future
Roadway Conditions.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 9
Table 3
Existing and Future Roadway Conditions
Roadway Link CC AUIR
Link ID#
Roadway Link
Location
Existing
Conditions
Roadway
Min.
Standard
LOS
Exist Peak Dir,
Peak Hr Capacity
Volume
2023 Project
Build out
Roadway
Roost Rd* N/A Project Entrance to
Manatee Road 2U D 800* (SB) 2U
Manatee Rd* N/A Roost Road to
Collier Boulevard 2U D 800* (EB) 2U
Collier Blvd 36.2 Wal-Mart Driveway
to Manatee Road 4D D 2,000 (NB) 4D
Collier Blvd 37.0 Manatee Road to
Mainsail Drive 4D D 2,200 (NB) 4D
Tamiami Trail
East 95.1 Collier Boulevard to
Manatee Road 6D D 3,100 (EB) 6D
Tamiami Trail
East 95.1 Manatee Road to
Joseph Lane 6D D 3,100 (EB) 6D
Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D =4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of
Service. *Not a Collier County monitored roadway, LOS and service volume assumed as illustrated for
similar type roadway – e.g. Shadowlawn Dr.
The new traffic generated by the proposed project is assigned to the adjacent roadways using
the knowledge of the area and consistent with previously approved projects in this area. Based
on current conditions for Manatee Road segment located east of Roost Road, the site –
generated traffic distribution is depicted in Figure 2.
A significance test is performed in compliance with adopted Collier County Lan d Development
Code (LDC), Section 6.02.02 – M and Collier County Traffic Impact Study (TIS) Guidelines and
Procedures. Based on our preliminary evaluation for this parcel, the proposed development
scenarios create significant but not adverse traffic impacts on Roost Road and Manatee Road
segments. In addition, traffic impacts are not significant on the analyzed County monitored
roadway segments (Collier Blvd and US 41 roadway segments).
As illustrated in Collier County LDC, Section 6.02.02 – M.2., once traffic from a development has
been shown to be less than significant on any segment using Collier County TIS criterion, the
development’s impact is not required to be analyzed further on any additional segments.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 10
Figure 2 – Distribution by Percentage – Access Allowed to Tamiami Trail via Manatee Road
Level of service evaluation for a specific roadway segment is based on the projected peak hour
traffic compared against its maximum adopted service volume (as illustrated in the Collier
County AUIR).
Roost Road and Manatee Road are not Collier County concurrency monitored roadways. An
analysis of these roads has been performed using ITE Trip Generation data to predict the
existing peak traffic volumes and remaining roadway capacity. Based on this analysis, there is
sufficient remaining capacity on these roadways to accommodate the proposed project (See
Appendix C: Manatee Rd and Roost Rd – Current Background Traffic Projections). In order to
confirm traffic conditions on these roadway facilities, traffic counts during season would be
recommended as part of the development Traffic Impact Statement (TIS) that normally occurs
during the entitlement (zoning/permitting) process.
Based on the information illustrated in Table 2 and Table 3, the proposed development is
expected to utilize up to 20% of the projected capacity standard on Roost Road. In addition,
based on our preliminary evaluation, the proposed development is expected to utilize up to
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 11
11% of the projected capacity standard on Manatee Road segments (roadway links located to
the west and east of Roost Road). The proposed project does not create any capacity
deficiencies on Manatee Road and Roost Road.
Consistent with Collier County 2017 AUIR, Collier Boulevard segment from Wal-Mart Driveway
to Manatee Road is expected to go deficient in the year 2020 under background traffic
conditions (all vested developments included).
Based on our preliminary evaluation, all other analyzed roadway segments do not exceed the
adopted LOS standard with or without the project at 2023 future build-out conditions. As such,
no LOS deficiencies are expected for the surrounding area roadway network.
In conclusion, the proposed development scenarios do not have a significant and adverse
impact on the analyzed US 41 segments and on Collier Boulevard segment located south of
Manatee Road. At the time of future zoning applications, Collier County may request fair share
deficiency mitigation for the Collier Boulevard segment from Wal-Mart Driveway to Manatee
Road.
In addition, the developer is required to demonstrate compliance with all concurrency
requirements prior to issuance of a local development order.
Road Impact Fees and Certificate of Adequate Public
Facilities
Prior to approval of a Site Development Plan (SDP) application, 33% of the estimated road
impact fees must be paid and a Certificate of Adequate Public Facilities (COA) for transportation
concurrency issued. Upon concurrency approval and payment, a COA in perpetuity will be
issued concurrently with approval of the SDP application. Final calculation of the impact fees is
based upon the rates in effect when the building permit is submitted, or at issuance of a
certificate of occupancy, whichever is less. The remaining road impact fees and all other impact
fees are paid prior to the issuance of a Certificate of Occupancy.
The current county roadway impact fee for a Home-Condo/Townhouse is $4,844.91 per unit for
the Low and Moderate Density scenarios, and $3,510.36 per unit for the proposed High Density
scenario. Based on Collier County Impact Fee Schedule dated February 8, 2018, the total impact
fees (utility impact fees are not included) associated with proposed scenarios are as follows:
Low Density – 88 dwelling units – $981,338.16; Moderate Density – 264 dwelling units –
$2,944,014.48; High Density – 440 dwelling units – $4,319,488.80.
Impact fee evaluation is illustrated in Appendix D: Collier County Residential Impact Fees.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 12
Pursuant to the requirements established in Collier County LDC, Section 74-401, the County
shall defer the payment of the impact fee for any new dwelling unit which qu alifies as
affordable housing. Applicable definitions for affordable housing dwelling units are depicted in
Collier County LDC, Section 74-402.
Access Management Considerations
Collier County’s roadway network is comprised of State, County, City and privately maintained
roadways. As illustrated in Collier County LDC, Section 110-122, roadways are classified as
arterial, collector, or local.
Collier County Resolution No. 13-257, as may be amended, establishes the adopted Collier
County Access Management system for arterial and collector roadways.
Based on our review of the LDC (roadways classification definitions) and County’s Access
Management Policy, Roost Road is functionally classified as a local road.
From a transportation access management standpoint, local roads are typically classified as
Access Class 7, in compliance with the Collier County Transportation Planning Development
Guidebook
The adopted spacing standard is illustrated in Table 1 – Access Classification and Standards of
the approved Collier County Access Management Policy. As such, the established spacing
standard for Roost Road is 125 ft as minimum connection spacing, 330 ft for directional median
openings, and 440 ft for full median openings.
Based on these access management considerations, one or more driveway connections are
allowed from Roost Road.
Anticipated Developer Commitments
A. It is customary for residential development projects in Collier County to establish home
owner associations or condo associations to be responsible for the infrastructure. All
internal roads, driveways, alleys, pathways, sidewalks, and interconnections to adjacent
developments shall be operated and maintained by an entity created by the developer and
Collier County shall have no responsibility for maintenance of any such on-site facilities.
The cost of the site improvements are being estimated by others and are not included in
this report.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 13
B. Site Access Improvements: If any required turn lane improvement requires the use of
existing County ROW or easements (Roost Road), compensating ROW along the
development frontage may need to be provided without cost to Collier County as a
consequence of such improvement.
The site access improvements are considered site related and would need to be covered
100% by the development. In addition, the County may require compensating ROW up to
the square footage of the turn lanes pavement.
Based on our preliminary analysis, dedicated turn lanes are not recommended at the
project access on Roost Road, as this facility is a no outlet roadway. This recommendation is
consistent with the existing access configurations along Roost Road.
C. Offsite Improvements: Intersection operational analyses may be required at the time of
rezone and/or development order processes.
Manatee Road and Roost Road Intersection
Based on our preliminary analysis, the project estimated traffic will not trigger level of
service deficiency at Manatee Road and Roost Road intersection. Currently, this is an all-
way stop controlled intersection.
Consistent with the Collier County Construction Standards Handbook, Section III – A, turn
lane improvements may be anticipated at Manatee Road and Roost Road intersection.
These intersection upgrades will improve safety and will increase traffic capacity on
Manatee Road.
Due to substantial safety characteristics and potentially significant operational and capacity
advantages, a modern roundabout traffic control mode may be considered for the
reconstruction of Manatee Road and Roast Road intersection.
Preliminary Manatee Road and Roost Road intersection improvements can be estimated at
approximately $300,000 - $400,000. A fair share contribution of 25% of the construction
costs is estimated to be allocated to this project.
Manatee Road and Collier Boulevard Intersection
Based on our preliminary analysis, the project estimated traffic will not trigger a level of
service deficiency at this intersection. Generally, lower level of service characteristics may
be expected on the minor street (Manatee Road).
Based on future coordination with Collier County, operational improvements may be
desired at this location as follows: Collier Boulevard – southbound left-turn lane – extend to
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 14
accommodate new traffic (threshold traffic volume for a dual-left turn lane may be reached
with the proposed moderate and high density scenarios); Manatee Road approach – turn
lane improvements, and signal timing adjustments.
Preliminary intersection improvements associated with proposed project can be estimated
at approximately $100,000 - $200,000.
Manatee Road and US 41 Intersection
This is currently a signalized intersection that was recently improved as part of the US 41
widening project at this location.
Based on our preliminary analysis, the project estimated traffic will not trigger a level of
service deficiency at this intersection. Minor turn lane improvements (re-stripping
operations; queue extension) may be anticipated on Manatee Road approach to
accommodate proposed increased traffic. Construction costs allocated to this project are
estimated at $50,000 - $100,000.
D. Impact Fees and Concurrency Fair Share: Impact fees were discussed previously in the
“Road Impact Fees and Certificate of Public Facilities” section of this report. As previously
illustrated the impact fee amount ranges from $981,338.16 to $4,319,488.80 (impact fee
deferral for affordable housing projects per LDC regulations),
In compliance with the Collier County LDC, Section 6.02.03 – F, proportionate share
payments may be used to mitigate the impacts of a developme nt on a deficient roadway
link.
As previously described in this report, Collier County may request fair share deficiency
mitigation at the time of rezoning for Collier Boulevard segment from Wal-Mart Driveway to
Manatee Road. A 4 to 6 lane widening, if deemed required, would then necessitate a
minimum fair share contribution estimated at a percentage of the construction costs and at
a percentage of the project’s traffic on the roadway. Consistent with FDOT database, the
projected 2% to 4% fair share contribution toward widening of the 0.75 mile section is
estimated at $50,000 to $100,000.
Concurrency mitigation proportionate share payments are not expected for all other
analyzed roadway links based on estimated traffic impacts associated with the proposed
development.
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 15
Identify Collier County and FDOT Coordination
Coordination with Collier County and FDOT staff is recommended as a condition of future
development approval. Early coordination during the rezone process will help define the later
transportation requirements. The specific details of the site and offsite improvements would be
determined during the development approval process and would be further defined in the
future Traffic Impact Statement prepared at the time of development order application.
A Collier County ROW Permit will be required for any improvements on Manatee Road and
Roost Road. The Collier County ROW Permit can run concurrent with the development order
permitting process.
Coordination with Manatee Education Center is encouraged; however, coordination with CCPS
staff has confirmed that the school’s access roadway (Manatee Road, east of Roost Road) is
now a public roadway, which will help distribute project traffic to US 41 as an alternative to
Collier Blvd.
Potential Contribution Requirements
Contribution requirements for transportation related impacts have been identified and
explained in the developer commitments section of this report and are illustrated in the table
below:
Item Location Description of
Improvement Total Improvement Cost
Contribution
Requirement/Developer
Cost
1
Collier Blvd. from Wal-
Mart Driveway to
Manatee Rd.
Widening 4 lane to
6 lane $2,500,000 2% to 4%/$50,000 –
$100,000
2 Collier Blvd. and
Manatee Rd. Intersection
Intersection
Improvements $100,000 – $200,000 100%/$100,000 – $200,000
3 Roost Road. and
Manatee Rd. Intersection
Intersection
Improvements $300,000 – $400,000 25%/$75,000 – $100,000
4 US 41 and Manatee Rd.
Intersection
Intersection
Improvements $50,000 – $100,000 100%/$50,000 – $100,000
Total $2,950,000 – $3,200,000 $275,000 – $500,000
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 16
Appendix A: Project Site Plan – Concept Scenarios
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 17
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 18
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 19
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 20
Appendix B: Project ITE Trip Generation Calculations
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 21
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 22
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 23
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 24
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 25
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 26
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 27
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 28
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 29
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 30
Appendix C: Manatee Rd and Roost Rd – Current
Background Traffic Projections
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 31
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 32
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 33
Appendix D: Collier County Residential Impact Fees
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 34
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 35
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 36
Manatee Road Affordable Housing – Transportation Report – Due Diligence – October 2018
Trebilcock Consulting Solutions, PA P a g e | 37
November 13, 2018
Collier County
Board of County Commissioners
Co-Location of Housing that is Affordable on County
Owned Properties
Cormac Giblin, AICP
Housing and Grant Development Manager
Collier County Community and Human Services Div.
What Affordable Housing IS
Safe, DECENT, & Affordable
Less than 30% of monthly income
Vestcor -Noah’s Landing
Naples, FL
Big Cypress Housing-Hatcher’s Preserve
Immokalee, FLThe Preserve at Bristol Pines
Naples, FL2
Affordable HousingExtremely Low
0 –30%
Very Low
31 –50%
Low
51 –80%
Moderate
81 –120%
Gap
120 –140%
Affordable Housing-Housing is
affordable to a household when a
residential dwelling unit with monthly
rent or monthly mortgage payment,
including property taxes, insurance, and
required fees is not in excess of 30
percent of that amount which represents
the percentage of the median annual gross
income for the household.
Collier County Housing Plan
Updated Definition –Back to Basics
3
Affordable Housing
Under 30% spent on housing
Restricted
6,798
Unrestricted,
Market Rate
78,127
Definition
Tracking and
Reporting
Collier County Housing Plan
Updated Definition
4
Affordable HousingExtremely Low
0 –30%
Very Low
31 –50%
Low
51 –80%
Moderate
81 –120%
Gap
120 –140%
Collier County Housing Plan
Updated Definition –Who?3 Person HH$20,780
Retail, Servers, Labor, Health Aid
$33,750
Teaching Asst, Hospitality
$54,000
Teacher, Firefighter, Construc.
$81,000
Finance, Manufac. Nursing, 2 Wage Earn
$94,500
Professionals, Mangmt, 2 Wage Earn
Source: 2018 HUD income and Rent Limits
5
Rent 2 BR$519
$843
$1,350
$2,025
$2,362
Collier County Housing Plan
Updated Definition –Can Afford
3 Person HH$20,780 (Ext. Low)
Retail, Servers, Labor, Health Aid
$33,750 (Very Low)
Teaching Asst, Hospitality
$54,000 (Low)
Teacher, firefighter, Construc.
$81,000 (Moderate)
Finance, Manufac. Nursing, 2 Wage Earn
$94,500 (Gap)
Professionals, Mangmt, 2 Wage Earn Own$62,000
$100,000
$125,000
$235,000
$290,000
Source: 2018 HUD income and Rent Limits
6
Rent 2 BR$519
$843
$1,350
$2,025
$2,362
Collier County Housing Plan
Updated Definition –Can Afford
3 Person HH$20,780 (Ext. Low)
Retail, Servers, Labor, Health Aid
$33,750 (Very Low)
Teaching Asst, Hospitality
$54,000 (Low)
Teacher, firefighter, Construc.
$81,000 (Moderate)
Finance, Manufac. Nursing, 2 Wage Earn
$94,500 (Gap)
Professionals, Mangmt, 2 Wage Earn Own$62,000
$100,000
$125,000
$235,000
$290,000
Source: 2018 HUD income and Rent Limits
7
ULI and Community Housing Plan Policy
Recommendation
Use Publicly Owned Land
8
First Steps…. Resolution No.2018-39
Approved February 27, 2018
9
Review of County Owned Lands
Shortlist of 16 Potential Sites Reviewed
Is the site vacant?
Does the site have significant restrictions (environmental, easements, deeds, etc…)?
Is the site located near transit, roads, and/or jobs?
Is the site accessible to urban services (power/water/sewer/roads)?
Is the site of useable size (greater than 5 acres) and suitable for housing?
Is the site zoned for housing, and/or what required zoning changes may be required
Does the site have any restrictions that make it unsuitable or unavailable for housing?
9 Presented to BCC June 27, 2017
BCC Directed continued research on 6 parcels
10
Review of County Owned Lands
2 Properties Presented to BCC December 12, 2017
BCC Directed staff to move forward with an RFI process to
ascertain market place interest in sites
Bembridge PUD-Designate for Affordable Housing
Manatee Site-Include Housing in the Development Plan
11
Board Direction 12-12-17, Approved 5/0
12
Review of County Owned Lands
RFI Results Presented to BCC March 13, 2018
10 Responses, Varying level detail and approaches
provided
BCC Directed staff to continue
community outreach and complete
Housing Plan Implementation items
prior to moving forward on either site
13
Community Input Meetings (at least 8)
3/28/18 4:00pm-East Naples Civic Association Board of Directors and Commissioner Taylor
4/2/18 8:00am-AHAC
4/4/18 3:30pm-East Naples/Fiddler’s Creek “focus group” and Commissioner Fiala.
4/11/18 4:00pm-Fiddler’s Creek neighborhood meeting with Commissioner Fiala.
4/17/18 6:00pm-Affordable Housing Town Hall with Commissioner Taylor at the Regional Library.
4/18/18 2:00pm-Parks and Rec Advisory Board (PRAB) North Collier Regional Park
4/30/18 3:30pm-Fiddler’s Creek neighborhood meeting with Commissioner McDaniel
5/2/18 3:00pm-Fiddler’s Creek neighborhood meeting with Commissioner Taylor
14
“Focus Group” Summary 4/4/18 Meeting
The group supports the development of a Community Housing Plan.
The following are the most pressing concerns about the potential impacts of
developing the Manatee site:
“Increased vehicle traffic”
“Increased demand on area schools”
“Lack of proximity to job centers and related transportation”
“Increases in the crime rate in the surrounding area”
“Displacing the development of a community park on the site”
“Concentrating more low to moderate income housing in the East
Naples area”
Other comments from the group:
“The project may not be needed”. The group believes that the market is
beginning to provide more diversely priced housing (the group cited some
examples).
“Issuing an Invitation to Negotiate is premature”. More study needs to be done
before initiating that step.
“Board consideration of the ITN in June is ill timed”. Discussion should be
delayed until the Fall (October) as many Fidler’s residents won’t be
here in June to participate.
“Dispersion”. You would like to see more efforts to develop housing that is
affordable in the eastern rural areas of the County and possibly North Naples.
Two Additional Comments:
1)…substantively the factor that deserves the
highest weighting is the need for studies of the
impact of the proposed Manatee plan on the
schools,traffic,public transit,jobs,etc.is
paramount before any further steps are taken.There is
no need to create momentum for a plan that might end
up being determined to be ill conceived by the
engineers conducting the studies.
2)…the unfairness of depriving the residents
of Manatee and Roost Roads of the Park to
which they are entitled,and of imposing on them
the substantial burdens on their already overcrowded
schools and two lane streets by the imposition of
hundreds of additional housing units and perhaps
thousands of children and automobiles.
15
Top Community Concerns
16
1.Dispersion of Housing that is Affordable throughout County (perceived
concentration in “East Naples Area”):
a.Not Here -“Build Affordable Housing where the jobs are”
b.No Need -“Market is already fixing the problem”, 4000+ new apartments coming
online
2.Need for Studies:
a.Density
b.Traffic
c.Schools
d.Environment
3.Keep Park Uses
Concentration…
17
Affordable Housing
Under 30% spent on housing
Restricted-
Approved
Affordable
6,798
Unrestricted Market
Rate-Reasonably
Priced
78,127
Definition
Tracking and
Reporting
Collier County Housing Plan
Updated Definition
18
Concentration
Concentration-Approved Affordable Units
District 1-758 built (11%)
District 2-766 built (11%)
District 3-2,002 built (29%)
District 4-1,200 built (18%)
District 5-2,072 built (31%)
Total built 6,798 units
19
Concentration-Reasonably Priced Units
20
Concentration
US41 East & Collier Blvd
141 homes for sale less than
$250,000 5/3/18
Immokalee Rd & I-75
138 homes for sale less than
$250,000 5/3/18
Zillow.com Search 5-3-18
All Units for Sale Less than $250,000
(incl. Single Fam, Multi-Fam, Condo, Townhouse, & Manufactured
21
Concentration
US41 East & Collier Blvd
63 homes for sale less than
$250,000 5/3/18
Immokalee Rd & I-75
97 homes for sale less than
$250,000 5/3/18
NABOR Search 5-3-18
All Units for Sale Less than $250,000
(incl. Single Fam, Multi-Fam, Condo, Townhouse, & Manufactured
22
23
Jobs…
“Build Where the Jobs Are”–Jobs are everywhere
US41 East & Collier Blvd
17,233 Jobs
22% Less than $15,000/yr
46% $15,000-$40,000/yr
32% $40,000+/yr
Immokalee Rd & I-75
16,266 Jobs
21% Less than $15,000/yr
32% $15,000-$40,000/yr
47% $40,000+/yr
Census Mapping Tool
Jobs Concentration 6 Miles X 6 Miles
36 square miles
24
25
Market Already
Addressing…
“The Market is Already Fixing the Problem”
Collier County Rental Apartments “in Process"
Possible
Units
# Approved
Units
# Under
Construction
#
Completed
to date
Estimated
Completion Area Comment Affordabilty
Restrictions
Springs @ Sabal Bay 340 340 340 0 2020 East Naples Under Construction None
Ave Maria Apartments 264 250 0 0 2022 Ave Maria No SDP None
Inspira at Lely Resort 304 304 304 216 2018 East Naples Rent:1/1=$1527; 2/2=$1830; 3/2=$2040 None
Journey's End 483 483 0 0 2021 East Naples Rezoning to Condo None
Milano Lakes 296 296 210 86 2018 East Naples Rent: 1/1=$1420; 2/2=$1590; 3/2=$1840 60 Units ESP Preference
Briarwood Apartments 320 320 0 0 2020 Central Naples No SDP None
Legacy Naples New Hope Ministries 304 304 304 0 2020 Central Naples Under Constuction None
Under Addison Place (Addies Corner PUD)250 250 240 0 2020 North Naples Under Constuction None
I75 Alligator Alley PUD 425 0 0 0 can not determine Golden Gate No Plans Submitted None
Pine Ridge Commons 400 325 0 0 2022 North Naples Rent: $1350 for One-Bedroom None
Courthouse Shadows 300 0 0 0 2022 East Naples PUD Amendment Required None
Livingston Rd/GG Pkwy Residential Subdist 382 0 0 0 2022 Central Naples GMP and PUD Amendments Required None
The Crest (in Vecentian PUD)200 200 200 0 2020 East Naples Under Construction 32 Units Gap Preferance
Totals 4268 2672 1264 302
Orchid Run Apts **Market Comparison**1/1=$2190 2/2=$2648 3/2=$3164 *5/31/18
26
Top Community Concerns
27
1.Dispersion of Housing that is Affordable throughout County (perceived
concentration in “East Naples Area”):
a.Not Here -“Build Affordable Housing where the jobs are”
b.No Need -“Market is already fixing the problem”, 4000+ new apartments coming online
2.Need for Studies:
a.Density
b.Traffic
c.Schools
d.Environment
3.Keep Park Uses
28
Need for Studies…
29
Affordable Housing Feasibility Report
Prepared by Davidson Engineering
9/5/18
Property
Location
Map
30
Cost & Value By Site:
Bembridge Site
Purchased January 29, 2002
Purchase price $406,697
Appraised value $774,000
(2/27/18)
Manatee Site
Acquired May 25, 1973
Donated Document stamp illegible and
associated BCC agenda was not located.
Appraised value $3,087,000
(2/27/18)
31
Property #1 –Bembridge PUD
5.11 Acres immediately adjacent to EMS
station –originally acquired for EOC
Fronts Calusa Park Elementary school
Located in a zoned activity band
Can develop up to 16 units/ac using Rezone
and Density Bonus provisions = 81 units max
New Hope Ministries development nearby is
already at 16 units/ac for 304 units on 19
acres.
Public Utilities Interest in Pump Station Re-
Location
32
Feasibility Study Bembridge -Density
LOW DENSITY DEVELOPMENT CONCEPT –existing PUD approved, 29 units
Although this site qualifies for a base density of 7 units per acre being within the Activity Center Density Band, the
previously approved PUD allows for 6 units per acre (29 units). The low density concept plan included in this
report is based on the approved PUD and depicts 29 one-story units. With further detailed design, a different
concept could potentially be developed for single family units in one or two stories.
MODERATE DENSITY DEVELOPMENT CONCEPT –midpoint, 54 units
The overall site layout for a moderately dense concept could remain with the preserve on the southern end of the
property and driveways connecting to either the north private access drive and/or Santa Barbara near the south
property line. Utilizing an affordable housing density bonus of 4 units per acre allowing for a total of 11 units per
acre, a two-story 54-unit multifamily building could be developed on the east side of the property with a parking
field to the west. An amenity area could be constructed to the north of the building. This would require a PUD
amendment to achieve the density as well as provide for any other development standard changes.
HIGH DENSITY DEVELOPMENT CONCEPT –maximum affordable housing bonus, 78 units
A high density concept could utilize affordable housing density bonus of 9 units per acre to a maximum of 16 units
per acre as defined in the Growth Management Plan. The site could be developed with a four-story 78-unit
multifamily building that has a slightly smaller footprint than the moderate density to accommodate for the
additional required parking on site. The site plan depicts a multifamily building 130’ from the front property line.
This would require a PUD amendment.
33
Feasibility Study Bembridge -Schools
The Bembridge PUD property is located within the
Elementary Golden Gate City Area, Middle Southwest
Area and High North Central Area.
Each planning area may include one or more schools of
the respective level.
According to an impact analysis conducted by School
District staff the Level of Service Standard (LOSS) in
the planning areas where the Bembridge PUD
property is located is set at 95% for elementary
and middle schools and 100% for high schools.
Because the PUD was previously approved for 29
units, these capacity rates have already considered that
number of units. Based on projected enrollment trends
in the CIP, new and expanded school facilities, and
additional units proposed to be developed, the School
District staff projects the following potential impacts
by the 2022/2023 school year, as shown in the
analysis.
Low Density –29 units
Elementary –77% Capacity
Middle –81% Capacity
High –100% Capacity*
Medium Density –54 units
Elementary –77% Capacity
Middle –81% Capacity
High –100% Capacity*
High Density –78 units
Elementary –78% Capacity
Middle –81% Capacity
High –100% Capacity*
*As noted in the analysis document, a new high school is
expected to be open by the 2023/2024 school year and
will be added to next year’s CIP.
FL DOE 2018 School Grades:
Calusa Park Elm. –B
E. Naples Middle –B
Golden Gate High –B
The state accountability system
focuses on the following school
and district performance
outcomes: student achievement,
learning gains, graduation,
acceleration success, and
maintaining a focus on students
who need the most support.
34
Feasibility Study Bembridge -Traffic
Based on the preliminary evaluation of the parcel, the proposed development does
not create a significant impact on the analyzed Santa Barbara Boulevard segment,
between Radio Road and Davis Boulevard.
The analyzed roadway segment does not exceed the adopted Level of Service
standard with or without the proposed project at 2023 future build-out conditions.
The Transportation Report concludes that the proposed Bembridge
PUD project development scenarios do not have a significant and
adverse impact on the surrounding roadway network.
The developer is required to demonstrate compliance with all concurrency
requirements prior to issuance of a local development order. Other considerations
such as access improvements and concurrency fair share are evaluated within the
Transportation Report.
35
Feasibility Study Bembridge -Environmental
Although no listed species were observed during preliminary investigation, possible
species that could reside on this property include: Wood Stork, Florida Panther and
Florida Bonneted Bat.
Based on this assessment, approximately 3.89 acres of the site is jurisdictional
wetlands. Any impact to such wetlands will require mitigation off-site through
wetland credits at an approved wetland mitigation bank prior to commencement of
construction.
The wetland within this property is considered very low quality and the result
of past agricultural activity and fill from surrounding development. It is expected
that the wetlands would rate low on the Uniform Mitigation Assessment
Methodology scale.
36
Conceptual Bubble Plan
37
Conceptual Bubble Plan-Bembridge
38
Feasibility Analysis
Prepared by Davidson Engineering, 9/5/18
Density
Schools
Traffic
Environmental
Conclusion: There are no significant issues preventing development of the Bembridge Site
Advisory Boards-Bembridge
40
Joint PARAB/ AHAC Subcommittee 9/27/18
“If an ITN is developed to co-locate housing and other county uses on the Bembridge
and/or Manatee sites, possible criteria should use the following guidance.”
Advisory Boards-Bembridge
TOTALLY OPPOSSED
Property should not be
used
GENERALLY OPPOSSED
But willing to Continue
discussing
GENERALLY
SUPPORTIVE
But still have concerns
FULLY SUPPORTIVE
Favor shared use
concept
PARAB:
AHAC:
PARAB:
AHAC:
PARAB:
AHAC:
PARAB:
AHAC:
Decision Making Continuum
Recommendation -Bembridge
42
Move forward with an ITN process including the general and specific criteria
suggested in the Joint Committee guidance.
Property #2 –Manatee Site
60+/-Acres
Conceptual Park Designed 10+/-yrs ago
No date or funding planned for park
development
Could develop up to 15 u/a on 60 Acres using
Rezone and Density Bonus provisions = 900
Units
Manatee Elementary and Middle Schools are
adjacent to the parcel. Also CCPS owns 30
acres of vacant land adjacent used for storage.
Potential for carving out a section for housing
and other uses
43
Feasibility Study Manatee –Density (Using only 30 Acres)
LOW DENSITY DEVELOPMENT CONCEPT –base density, 88 units
A low density development concept could utilize the base density allowed within the CHHA at 3 units per acre and consist of a large
portion of the site being held for preservation and park land including public amenities contemplated by the 2008 concept plan. Up to
88 units could be constructed in single-story duplex style homes. Site design could be manipulated in a way to undulate the preserve
and stormwater area in order to create an aesthetic flow of greenspace and trails throughout the subdivision. In addition, with more in
depth building design, it may be possible to construct single family homes on this property with reduced lot sizes.
MODERATE DENSITY DEVELOPMENT CONCEPT –partial affordable housing bonus, 264 units
A moderate density development could utilize 6 affordable housing density bonus credits allowable in the CHHA, giving a total of 9
units per acre. This could include approximately 264 multifamily units in two-story structures with associated parking and an amenity
area to provide a pool, bathhouse, playground, etc.
Locations of the park, preserve and stormwater management may be adjusted based on further site design, as in all scenarios on this
site. A more detailed design may also result in additional types of units being provided.
There is potential for a mix of multifamily and single family attached to provided multiple levels of housing on one site.
HIGH DENSITY DEVELOPMENT CONCEPT –full density bonus, 440 units
A high density development concept could utilize the proposed full possible 12 affordable housing density bonus credits with a
limitation to the CHHA for a total of 15 units per acre.
Could be developed similarly to the moderate density model as provided with the 30 acre park to the west and preserve and
stormwater management to the south.
In this concept, three-story multifamily buildings would be required to provide enough units to maximize the density of 440. Parking
could be provided around all sides of the buildings with a smaller amenity area for the property.
44
Feasibility Study Manatee -Schools
As previously stated, Collier County School District
separates all schools into Concurrency Service Areas
(CSAs) which may include one or more of each level of
schooling (elementary, middle, high).
The Manatee Road property is located within the
Elementary Southwest Area South, Middle Southwest
Area and High Southwest Area.
According to an impact analysis conducted by School
District staff, the current Level of Service Standard
(LOSS) in the areas where the Manatee Road property
is located is 95% for elementary and middle
schools and 100% for high schools.
This LOSS is the target capacity for each area and the
threshold for evaluation of expansion or improvement.
Based on projected enrollment trends in the CIP, new
and expanded school facilities, and additional
residential units proposed, the School District staff
projects the following potential impacts by the
2022/2023 school year, as shown in the analysis.
Low Density –88 units
Elementary –97% Capacity
Middle –81% Capacity
High –88% Capacity
Medium Density –264 units
Elementary –99% Capacity
Middle –82% Capacity
High –88% Capacity
High Density –440 units
Elementary –101% Capacity*
Middle –82% Capacity
High –89% Capacity
*If capacity ever reaches over 100% in any CSA, adjacent CSAs are evaluated for availability and
students are assigned accordingly.
At time of development, if the capacity is expected to exceed the LOSS, Collier County Public
Schools would evaluate adjacent planning areas’ LOSS. If an adjacent area is below the Standard
capacity, adjustments could be made to accommodate the new development. Such changes may
include adjusting school boundaries, expanding permanent school capacity, etc.
Portable classrooms are not considered when evaluating Level of Service and
Capacity at the School District.Permanent solutions are always considered for capacity
increase and since growth is inevitable in Collier County, additions and new schools have been
anticipated and considered in the current Capital Improvement Plan.
FL DOE 2018 School Grades:
Manatee Elm. –B
Manatee Middle –B
Lely High –B
The state accountability system focuses on
the following school and district
performance outcomes: student
achievement, learning gains, graduation,
acceleration success, and maintaining a
focus on students who need the most
support.
45
Feasibility Study Manatee -Traffic
The proposed development scenarios do not create a significant impact on the analyzed roadway
segments. Collier Boulevard segment from Wal-Mart Driveway to Manatee Road is expected to go
deficient in the year 2020 under background traffic conditions (all vested developments
included).
All other analyzed roadway segments do not exceed the adopted Level of Service standard
with or without the project at 2023 future build-out conditions.
The proposed development scenarios do not have a significant and adverse impact on the
analyzed US 41 segments and on Collier Boulevard segment located south of Manatee Road.
At the time of future zoning applications, Collier County may request fair share deficiency mitigation
for the Collier Boulevard segment from Wal-Mart Driveway to Manatee Road. The developer is
required to demonstrate compliance with all concurrency requirements prior to issuance of a local
development order.
The project estimated traffic will not trigger level of service deficiency at Manatee Road
and Roost Road intersection. Currently, this is an all-way stop controlled intersection.
Consistent with the Collier County Construction Standards Handbook, Section III –A, turn lane
improvements may be anticipated at Manatee Road and Roost Road intersection. These intersection
upgrades will improve safety and will increase traffic capacity on Manatee Road.
46
Feasibility Study Bembridge -Environmental
No listed species were observed during preliminary observations of the site, the
following species could reside on the property: Wood Stork, Florida Panther and
Florida Bonneted Bat.
Approximately 12.53 acres of the property is jurisdictional wetlands.
Based on the property’s location Deltona Settlement Agreement was also reviewed.
According to the agreement, the property is classified as an approved
development area.
This should negate the mitigation requirements for impacts to SFWMD delineated
wetlands on the property; however, impacts to ACOE determined wetlands may
still require mitigation.
47
2008 Conceptual Park Site Plan-Manatee
48
Conceptual Bubble Plan-Manatee
49
Conceptual Bubble Plan-Manatee
50
Feasibility Analysis
Prepared by Davidson Engineering, 9/5/18
Density
Schools
Traffic
Environmental
Conclusion: There are no significant issues preventing development of the Manatee Site
Advisory Boards-Manatee
52
Joint PARAB/ AHAC Subcommittee 9/27/18
“If an ITN is developed to co-locate housing and other county uses on the Bembridge
and/or Manatee sites, possible criteria should use the following guidance.”
Advisory Boards-Manatee
TOTALLY OPPOSSED
Property should be used
for Park Only
GENERALLY OPPOSSED
But willing to Continue
discussing
GENERALLY
SUPPORTIVE
But still have concerns
FULLY SUPPORTIVE
Favor shared use
concept
PARAB:
AHAC:
PARAB:
AHAC:
PARAB:
AHAC:
PARAB:
AHAC:
Decision Making Continuum
Recommendation -Manatee
54
Move forward with an ITN process,including the general and specific
criteria suggested in the Joint Committee guidance (except any specific
predetermined acreage split),to explore options to co-locate housing that is
affordable on the site while still maintaining park uses as previously
proposed.
Questions?
55