Agenda 01/29/2008 Item #17E
Agenda Item No. 17E
January 29, 2008
Page 1 of 152
EXECUTIVE SUMMARY
Petition: PUDZ-2005-AR-8416, Distinctive Residential Development at Livingston, LLC,
represented by D. Wayne Arnold, AICP, of Q, Grady Minor and Associates, P,A, and
Richard Yovanovich, Esquire, of Goodlette, Coleman and Johnson, P,A., request a rezone
from the Agrieultural (A) zoning district to the Residential Planned Unit Development
(RPUD) zoning district for project known as Pezzetino di Cielo RPUD, The subject
property, consisting of 17.52ot acres, is located on the east side of Livingston Road,
approximately 4.5 miles north of Immokalee Road and 5 miles south of the Lee County
Line, Section 12, Township 48 South, Range 25 East, Collier County, Florida
OBJECTIVE:
To have the Soard of County Commissioners (SCC) consider an application for a rezone, to
permit the Pezzetino di Cielo Residential Planncd Unit Development (RPUD) and to ensure the
project is in harmony with all applicable codes and regulations in order to make certain that the
community's interests are maintained.
CONSIDERA TIONS:
The proposed project consists of l7.52ot acres of land to be developed as a RPUD. The proposed
development is for a residential neighborhood consisting of 43 single-family dwelling units and a
density of 2.57 dwelling units per acre. The single-family residential dwelling units will have a
minimum lot area of 5,000 square feet and a minimum lot width of fifty (50) feet, and the
maximum zoned building height will bc thirty-five (35) fcet. As dcpicted on the PUD Master
Plan, the project prO\ides 2.20 acres for lakes and watcr management areas and a 0.82 acre
preserve area, The project access road (Cielo Court) is located off of Livingston Road at the
northwest corner of the project.
~
The applicant has requested the following deviations from the Land Development Code (LDC):
I) for a reduction in the width of a local roadway right-of-way from sixty feet (60') to forty feet
(40'); 2) lor a deviation from the LDC which requires a five (5') foot wide sidewalk located on
both sides ofa local street; only the applicant would like to construct a five (5') wide sidewalk to
be located on one side of the street; and 3) for a deviation from Section 22-112 of the Codes of
Laws and Ordinances to pennit development excavations to be a minimum of twenty (20') feet
fi'om a property line with protective barriers. During the presentation at the Collier County
Planning Commission (CCPC) hearing, thc applicant providcd additional documentation on how
the requested deviations would not adversely affect the projects overall design. The CCPC
considered the applicant's requcst and decided to approve all of the proposed deviations as well
as an additional deviation to permit a cul-de-sac to exceed 1,000 feet in length, as long as it
meets the local fire district standards, Staff originally did not support deviations 1 and 2 but after
reviewing the additional documentation provided by the applicant, staIf now supports all the
proposed deviations and agrees with the CCPC motion to approve the deviation requests.
FISCAL IMPACT:
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item ~J;J. 17E
,1anuary 29, 2008
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The rezone by and of itself, will have no fiscal impact on Collier County. There is no guarantee
that the project, at build out, will maximize its authorized level of development, however, if the
new Pezzetino di CicIo RPUD is approved, a p0l1ion of the land could be developed.
The County collects impact fees prior to the issuance of building pel111its to help offsct the
impacts of each new dcvelopment on public facilities. These impact fees are used to fund
projects identified in the Capital Improvcment Element of the Growth Management Plan as
needed to maintain adopted Levels of Service (LOS) for public facilities, Additionally, in order
to meet the rcquircments of concurrency management, the developer of every local development
order approved by Collier County is required to pay 50 percent of the estimated Transp011ation
Impact Fees associatcd with the project. Othcr fees collected prior to issuance of a building
penn it includc building pCl111it review fees and utility fees associated with connccting to the
County's water and scwcr system,
Please note that the inclusion of impact fees and taxes collected are for infol111ational purposes
only; they are not includcd in the criteria used by staff and the Planning Commission to analyzc
this petition,
GROWTH MANAGEMENT PLAN IMPACT:
Future Land Use Element (FLUE): The subject property is designated Urban (Urban - Mixed
Use District, Urban Residential Subdistrict), as identified on the Future Land Use Map (FLUM)
of the County's Growth Management Plan (GMP), Relevant to this petition, this Subdistrict
pCI111its rcsidcntial dcvelopmcnt (varicty of unit Iypes) at a base density of four (4) rcsidcntial
units per gross acre as well as recrcation and open spacc uses. This project does not qualify for
any density bonuses and is not subject to dcnsity rcduction.
Conclusion: Based upon the above analysis, staff concludes that the proposed rezone to a
residential PUD at a dcnsity of 2,57 units pcr acre is consistcnt with the FLUE.
Transp0l1ation Elemcnt: Staff has reviewed the project with rcspcct to policies 5.1 and 5.2 of the
GMP's Transportation Elcment and finds the projeel to be consistent. Therefore, no phasing of
the construction of the approved dwelling units is required, FUl1hcrmorc, the developer has
agreed to a provision that a temporary tUI11 lane be providcd for thc project prior to the
commencement of cJI1-site construction, and the permanent tUI11 lane must be complete prior to
the issuance of the first eel1ificate of occupancy (CO).
AFFORDABLE HOUSING IMPACT:
During the CCPC hearing, the devclopcr agrced to contribute $1,000 to the Collier County
Affordable Housing Trust Fund for cach rcsidcntial dwelling unit constructed within the projcct.
This sum shall be paid prior to the issuance of the CO for each residcntial unit. The $ I ,ODO
contribution for cach residential unit shall be a credit against any affordable housing fees that
may be later adopted by the County and applicablc to this project.
ENVIRONMENTAL ISSUES:
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"I'::llluary 29, 20(13
Page 3 of '1 ~)2
Environmental Services staff has rcviewed the petition and notes that the applicant has complied
with staWs recommendations and safeguards have been addressed within the RPUD document,
and for this reason the rezone is consistent with the LDC and GMP.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
The EAC heard the petition on August 1, 2007 and with a 6-0 vote recommended to forward this
petition to the Board of County Commissioners (BCe) with a reeommcndation of approval with
the following conditions, which have been incorporated into the RPUD document:
1. Soil testing for contaminants including chlorinated hydrocarbons, organophosphates and
total petroleum hydrocarbons must he performed prior to final residential development
order approval.
2. The stonn water shall not be discharged into the preserve area until it has heen fully
treated in accordance with Collier County and Water Management District standards.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION:
The CCPC heard petition PUDZ-2005-AR-84l6 on December 6, 2007 and by a vote of 7-0
recommended to forward this petition to the Board of County Commissioners (BCC) with a
recommendation of approval subject to the following conditions that have already heen
incorporated in the RPUD document:
I. Approval of all the applicant's requested deviations as listed in Section V of the RPUD
document.
2, Approve an added deviation that states: The developer requests a deviation from Section
6'<)6'<) 1 of the LDC to pennit the cui-dc-sac to execcd 1,000 feet in length as shown on
the Master Plan. A vchiele turnaround meeting local fire district standards shall be
provided.
3, The elimination of the sidewalk is subjcet to a payment in-lieu of constructing the
sidewalk and is to be paid at the time of plat approval.
4. Revise the RPUD document - Development Standards Table I to change the single-family
side yard setback to 6 feet. resulting in a distance between structures of 12 fect.
5. Eliminate footnote #7 tl'om Table I in the RPUD document.
6, Add the Zoned Building Height to Table I in the RPUD document.
7, The applicant agreed to contribute funds to provide Affi.)l'dable Housing.
Since the CCPC approval reeommcndation was unanimous and no letters of objection have been
received, this petition has been placed on the Summmy Agenda.
LEGAL CONSIDERATIONS:
This is a site specific rezone from a Rural Agriculture (A) Zoning District to a Residential
Planned Unit Devclopment (RPUD) Zoning District for a project to be known as Pezzetino di
Cicio RPUD. Site specific rczoncs arc quasi-judicial in nature. As such, the burden falls upon
thc applicant to prove that the proposed rezone is consistent with all the criteria set forth below.
The burden then shins to the Board of County Commissioncrs (BCC), should it consider denying
the rezone, to determine that such denial would not be arbitrary, discriminatory or unreasonahle.
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Item r\lCl. 7E
,!anua:'y 29.:2 08
4 Dr 52
This would be accomplished by finding that the proposal does not meet one or more of the listed
critcria below,
Criteria for RPUD Rezones
Ask yourse(f the following questions. The answers a,"sist you in making a determination for
approval or not.
]. Consider: The suitability of the area for the type and pattern of development
proposed in relation to physical characteristics of the land, surrounding areas, traffic
and access, drainage, sewer, water, and other utilities,
2. ]s there an adequacy of evidence of unified control and suitability of agreements,
contract, or other instruments or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing operation
and maintenance of such areas and facilities that are nol to be provided or maintained
at public expense? Findings and recommendations of this l}l'e shall be made only
afier consl/ltalioll wilh the COl/ntv at/orney.
3. Consider: Conformity of the proposed RPUD with tbe goals, objcctives and policies
of the Growth Management Plan.
4, Consider: The internal and external compatibility of proposed uses, which
conditions may include restrictions on location of improvemcnts, restrictions on
design, and buffeIing and scrcening requirements.
5, Is there an adequacy of usable open space areas in existence and as proposed to serve
the development?
6, Consider: The timing or sequence of development (as proposed) for the PUlvose of
assunng tbe adcquacy of available improvements and facilities, both public and
private.
7. Consider: The ability of the subject propeliy and of surrounding areas to
accommodate expansion.
8. Consider: ConfOlTI1ity with RPUD regulations, or as to desirable modifications of
such regulations in tbe pmiicular case, based on detern1ination that such moditications
are justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.
9, Will the proposed change be consistent with thc goals, objcctivcs, and policies and
future land usc map and the c1cments oftbe Growth Managcment Plan?
10. Will the proposed RPUD Rezone be appropriate considering the existing land use
pattem?
I I. Would the requested RPUD Rczone result in the possible creation of an isolated
district unrelated to adjacent and nearby districts?
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item ~~o. IE
J3n~ary 25), 2 08
r"8ge ::> of 52
12. Considcr: Whether existing distlict boundaries are illogically drawn in relation to
existing conditions on the propeliy proposed for change,
13, Considcr: Whether changed or changing conditions make the passage of the
proposed amendment necessary.
14. Will the proposed change adversely int1uence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create
types of traffic dccmed incompatible with sUlTounding land uses, because of peak
volumes or projectcd types of vchicular traffic, including activity during construction
phases of the development, or olherH'ise affecl public safety?
16, Will the proposed changc ereate a drainage problem?
17. Will the proposcd changc seriously reduce light and air to adjacent arcas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a granl o{special privilege
to an individual owner as contrasted with the public welfare.
2] . Are there substantial reasons why the property cannot ("reasonably") be Llsed 111
accordance with existing zoning? (a "core" question,. ,)
22. I s the change suggested out of scale with the needs of the neighborhood or the
county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in disl1icts already pennitting such use.
24. Consider: The physical charactcristics of the propeliy and the dcgree of site
alteration which would bc requircd to make the propeliy usable for any of the range
ofpotcntial uscs under thc proposcd zoning classification.
25. Consider: The impact of devclopmcnt resulting f)-(m1 the proposcd RPUD rezone 011
the availability of adequate puhlic jilcilities alld sC/1'ices consistcnt with the levels of
service adopted in the Collier County Growth Management Plan and as defined and
implemented through the Collier County Adequate Public Facilities Ordinance [Code
ch, ] 06, art.Il], as amended.
26, Are there other factors, standards, or critcria relating to the RPUD rezonc requcst that
the Board of County Commissioners shall deem important in the protection of the
public health, safcty, and welfarc?
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t./Jenda Item i.Jo. 1 ?'E
, .JaiHl,:Jr}' ::'~l 20G3
Page 6 of 152
The BCC must base its decision upon the competent, substantial evidence presented by the
written materials supplied to it, including but not limited to tbe Stafl' Report, Executive
Summary, maps, studies, letters from interested persons and the oral testimony presented at the
BCC hearing as these items rclate to these criteria. (MMSS)
RECOMMENDATION:
Staff recommends that tJle Board of County Commissioncrs (BCC) approve Petition PUDZ-
2005-AR-8416 Pezzetino di CicIo RPUD suhjcet to staff and thc CCPC conditions of approval.
All of the deviations and conditions have been incorporated into the RPUD document which has
been rcviewed by tJle County Attorney's Oflice for legal sutlicieney.
PREPARED BY:
Melissa Zone, Principal Planner
Departmcnt of Zoning and Land Development Review
Page 6 of6
Item Number:
Item Summary:
Meeting Date:
Page lof2
f,genda Item 1'0, 17E
January .29, 2003
Page 7 of 152
COLLIER COUNTY
BOARD OF COUNTY COr~MISSIONERS
17E
This item requires that all participants be sworn in and ex parte disclosure be provided by
Commission members. PUDZ-05-AR-8416 Pezzetino di Cielo RPUD, Distinctive Residential
Development at livingston, LLC, represented by D. Wayne Arnold, AICP, of Q Grady Minor
and Associates, P.A and Richard Yovanovich, Esquire, of Goodletle, Coleman and Johnson,
P.A, request a rezone from the Agricultural (A) zoning district to the Residential Planned Unit
Development (RPUD) zoning district for project known as Pezzetlno Oi Cielo RPUD. The
subject property. consisting of 17.52 acres, is located on the east side of Livingston Road,
approximately 45 miles north of lmmokalee Road and 5 miles south of the Lee County Line,
Section 12, Township 48 South. Range 25 East, Collier County, Florida.
11291200890000 AM
Prepared By
Melissa Zone
Community Development &
Environmental Services
Principal Planner
Date
Zoning & Land Development Review
1/15120083:03:03 PM
Approved By
Judy Puig
Community Development &
Environmental Services
Operations Analyst
Date
Community Dev'2lopment &
Environmental Services Admin.
1/17/200811 :32 AM
App.'oved By
r~orm E. Feder, ft.ICP
Transportation Services
Transportation Division Administrator
Date
Transportation Services Admin.
1/17120081 :24 PM
Approved By
Joseph K. Schmltt
Community Develo;::;:-T1C.'nt &
Envi;onmental Services
Community Development &
Environmental Services Adminstrator
Dat.e
COlTliT1lmity Development &.
Environmental Services Admin.
1/13/20088:-42 Pilll
Approved By
Nick Casalanguida
Transportation Services
MPO Director
Date
Transportation Planning
1/22/2008 7:55 AM
Approved By
S~san Murray, tJe?
Community Development &
Environmental Services
Zoning & Land Development Director
Date
Zoning & Land Development Review
1/22/200812:58 PM
Approved By
Ray 3ellows
Community Development &
Chief Planner
Date
Zoning & Land Development Review
1/22/20082:24 PM
filp.//('.IAnpmhTp,tIF"nnrtll)l)_ hnl1Orv%)O)l) %)O)OORI 17 oj,,)OSIIMMA RY%)OAnFNn
1 n'\nOOR
Page 2 of 2
i\genda item ~.~o. 17 E
January 29, 2008
Page S of 152
Environmental Services
Approved By
OMS Coordinator
OMS Coordinator
Date
County Manager's Office
Office of Management & Sudget
1/22/20082:28 PM
Approved By
Mark Isackson
Budget Analyst
Date
County Manager's Office
Office of Management & Budget
1/22/20084:20 PM
Approved By
James V. Mudd
County Manager
Date
Board of County
Commissioners
County Manager's Office
1/22/20088:22 PM
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Page 9 of 152
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM:
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION
HEARING DATE: DECEMBER 6, 2007
SUBJECT: PETITION PUDZ-2005-AR-8416, PEZZETINO Di CIELO RPUD
OWNER: Distinctive Residential Development, LLC
Mr. Steve Fiterman
1845 Trade Center Way
Naples,FL 34109
AGENTS: D. Wayne Arnold
Q. Grady Minor and Associates, P.A.
3800 Via Del Ray
Bonita Springs, FL 34134
REQUESTED ACTION:
To have the Collier County Planning Commission (CCPe) consider a proposed rezone of the subject
17.52010 acre site from Rural Agricultural (A) to a Residential Planned Unit Development (RPUD) to
be known as the Pezzetino di CicIo RPUD, to allow 43 detached dwelling units at a density of2.57
units per acre.
GEOGRAPHIC LOCATION:
The subject propeliy is located immediately East of Livingston Road (CR-88I ) and approximately Y.
mile south of the Lee County line, in the North y:, ofSeetion 12, Township 48 South, Range 25 Rast
(See location map on the following page).
Page I of7
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Agenda Item No, 17E
January 29, 2008
Page 11 of 152
PURPOSEIDESCRIPTION OF PRO,JF:CT:
The propo~ed projcct consists of 17.52" acres of land to be developed as a Rcsidential Plmmed Unit
Dcvelopmcnt (RPUD). The proposed dcvelopment is for a residcntial ncighborhood consisting of 43
single-family dwelling units on a 12.51 acre tract. As depicted on the PUD Master Plan, the project
provides 2.20 acres for lakes mld water management areas and a 0.82 acrc prescrvc area, The project
access road (Cielo COUli) is off of Livingston Road at the northwest corner of the project.
SURROUNDING LAND USE AND ZONING:
Subject Parcel: Vacant, zoncd Rural Agricultural (A)
Surrounding:
NOlih:
South:
East:
West:
Residential dwelling units, zoned Mediterra PUD
Residcntial dwelling units, zoned Mcditcrra PUD
Residential dwelling units, zoned Mediterra PUD
Livingston Road (CR-88l) and Residential dwelling units, zoned Mediterra PUD
ZONING MAP
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Page 3 of7
Hem tJo. 17E
.JanL<:'Jry ~9, 2rJ08
Page 12 of 152
GROWTH MANAGEMENT PLAN CONSISTENCY:
Future Land Use Elemcnt (FLUE): The subject propcrty is dcsignated Urban (Urban - Mixcd Use
District, Urban Rcsidential Subdistrict), as idcntificd on the Future Land Use Map (FLUM) of the
County's Growth Managemcnt Plan (GMP). Relevant to this pctition, this Subdistrict permits
residential developmcnt (varicty of unit typcs) at a basc dcnsity of four (4) residential units per gross
acre and rccreation and open spacc uses. This projcct does not quality for any density bonuses and is
not subjcct to density reduction.
The applicant was encouraged to implemcnt appropriate Policies under Objcctive 7 of the FLUE that
support smat1 growth, including walk-ability atld interconnections with adjoining communities.
Conclusion: 13ased upon the above atlalysis, staff concludes that the proposed rezone to a residential
PUD at a dcnsity of2.57 units per acre is consistent with the FLUE.
TranSl1011ation Elem~!l1: Staff has reviewed thc project with respect to policies 5.1, atld 5.2 of the
OMP's TranspOJ1ation Element and finds thc project to be consistcnt. Thcrcfore, no phasing of thc
construction of the approvcd dwelling units is required.
ANALYSIS:
Staff completed a thorough cvaluation of this land use pctition and the criteria on which a favorable
determination would be based. The criteria arc spccifically noted in Section 10.02.13 and Section
10.03.05 of the Land Development Code and required staff evaluation and comment. The Planning
Commission will usc thc same criteria ~lS the basis for their recommendation. Each of the potential
impacts or considerations identiIied during the staff rcview are listed under each of the criterion noted
and arc summarized by stan: culminating in a determination of compliatlce, non-compliancc, or
compliance with mitigation. Thcse evaluations are complcted as scparate documents and arc attached
to Ihe staffrcport as Exhibit "A" and Exhibit "8".
Utility Analvsis: Thc Public Utilities Division staff has rcviewcd and approved thc petition, The
RPUD document rcquires the Developer (0 mect all applicable Counly ordinanccs in effect at the time
construction documents are submitted for development approval. Dcsign and construction of all
improvements shall be subjcct to compliance with appropriate provisions ofthe [DC.
Transportation Analvsis: The Transportation Services Division rccommcnds approval subject to thc
Deve!(';,er commitmcnts containcd in Section 4.2 of the RPUD document. This includcs the provision
that a icmpormy turn Imle be providcd for the projcct prior to the commenccmcnt of on-site
construction, and the pcnl1anent turn lanc must be complete prior to the issuance of the first
certificate of occupancy.
Environmcntal Analvsis: Enviroml1cntal Scrvices staff has revicwed the pctition and notes that the
applicant has complicd with staffs recommendations and safcguards have been addrcsscd within the
RPUD documcnt and for this reason the rczonc is consistent with the LDC and GMP.
Environmental Advisory Comn1Jssion (EAC): The EAC heard this petition on August 1,2007 and
with a 6-0 votc in favor to forward this petition to the Board of County Commissioncrs (BCC) with a
Page 4 of7
Agenda Hem No. 17E
January 29, 2008
. . I C II' d' . I . I h b' Pdage 1310f 152
recommendation of approval wlth t le 10 owmg con JUon w l1C 1 avc ccn mcorporate mto t lC
RPlJD document:
1. Soil testing for contaminants including chlorinated hydrocarbons, organophosphates and total
pctroleum hydrocarbons must be performcd prior to final residential devclopment order
approval.
2. The storm watcr shall not be discharged into the preserve area until it has been fully treatcd in
accordance with Collier County and Watcr Management District standards.
Zoning and Land Developnl\<!lt Review Analvsis: The Zoning and Land Development Review
analysis applics specifically for current and future land use planning and focuses on the relationship
of the RPUD to the surrounding propertics. As mentioned prcviously, the RPUD proposes a
maximum of 43 single-family residential dwelling units which will rcsult in a gross density of 2.5
dwelling units pcr acre. The Urban Rcsidential Subdistrict base density is four (4) residcntial dwelling
units per gross acre which is greater then the 2.5 dwelling units per gross acre the developer is
requesting.
The propelty is surrounded on thrcc sidcs (thc North, East and South) by thc Mcclitcrra PUD (Ord 01-
61) a golf course community which is currently being developed. The allowable development
adjacent to the NOlth and East boundaries of the Mcditcrra project are designated residcntial with
allowable development parameters almost idcntical to tllose proposed for Pezzetino Di Cielo RPUD.
Along the Southern boundaty, the Mediterra PUD permits the construction of a Commercial Village
Center approved for 20,000 square feet of commcrcial spacc and allowing for a broad array of
commcrcial services and building heights up to 50 fcet. The Village Center is surrounded by 123
single-family dwelling Lmits and 216 multi-family dwelling units. Meditcrra was approved for a total
of 750 residential dwclling units at a gross density of 0.56 units pcr acre. The Western boundary of
the proposcd project abuts Livingston Road (CR-8SI) with the Meditena devclopment across
Livingston Road to the West.
As mcntion prcviously, the permitted principal uscs will bc single-family residential dwclling units
with a minimum lot area of 5,000 squarc fcet and a lot width of fifty (50) feet. Thc maximum zoned
building height is thirty-five (35) feet. The Tuscany Re~erve PUD which is located north and east of
the Mediterra PUD and situated just west ofI-75 has a maximum building height of fifty (50) fcet for
the multi-family structurcs.
The purpose of PUD regulations is to encourage aud allow more creative and imaginative dcsign of
land developments than i~ pos~ible under district zoning regulations. PUDs are intended to allow
l1exibility in planning and designing a proposal. This l1exibility often accrues in the form of relief
from compliance with conventional zoning ordinance site and design requiremcnts. Ideally, this
flexibility results in a development that is bctter planned, that contains morc amcnities, and ultimately
a development that is more dcsirable to live in than one produced in accOrdatlCe with typical zoning
districts. An essential, and often neglected, prcmise, upon which the approval of a PUD must be
conditioned, is that while greatcr density or more lenient siting requiremcnts may be granted, the
PUD should contain fcaturcs not normally required of traditional developments.
The PUD may depart from strict confonnancc with tlle required density, dimension, area, height and
land use, so long as the PUD provides tangible benefits tn the neighborhood or community in which it
is locatcd. Thcse benefits shall be in the form of provisions of exceptional amenities, design
excellence, i.e. clubhoLlse, pool, recreation areas. The PUD process is intcnded to assure that the
development employs tcchniques featuring amenities and excellcnce in the form of variations in
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January 29. 2003
. . . dId d/ ' d d II' II I' d Raoe 'A .of 152
slUng, mlxe an uses an or vane 'we mg types, as we as at aplallOn to an conservatIOn of lIie
topography and other natural characteristics of the land involved. The proposed PUD does not offer
such amenities to the prospective home owners nor docs it provide an amenity (0 the community at-
large.
Deviation from LDC requirements: The applicant is requesting tlu'ee deviations from the LDC. The
first request is for a reduction in the width of a local roadway right-of-way from sixty feet (60') to
fOliy feet (40').
Stalf docs not supPOli this deviation because it will give the developer a greater impervious area for
cach home site and with the side yard setback of a zero foot lot line will only ensure the development
will have an overcrowded neighborhood character. If the local roadway is approved for the fOliy feet
width will only contribute to the feel of an overstuffed residential neighborhood.
The secund request is for a deviation from the LDC which requires a five (5') foot wide sidewalk to
be located on both sides of a local street and would like to construct a five (5') wide sidewalk to be
located on one side oethe local strcet.
Staff docs not suppOli this deviation as well because of the oversized lots will again give the
developer a greater impervious area for cach home site and the appearance of an overcrowded
neighborhood character.
The third request is for a deviation from Section 22-112 of the Codes of Laws and Ordinances to
permit development excavations to be a minimum of twcnty (20') feet from a properly line with
protective barriers.
Staff can suppoti this dcviation because the tWt:nty (20') fcct from a property line to the control
t:levation with protective barriers is a standard South l'lorida Watt:r Management District (SI'WMD)
rcquired lakc maintenanet: t:asement and will allow maintenance vehicles to pass around the lake.
l3ased on staffs review of the proposcd project and the adjacent existing and anticipaled land uses,
Pt:zzelino di Cicio RPUD is compatible with the surrounding property as well as consistent with the
UMP provisions and LDC regulations.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The agent for the applicant properly advertised and held the rcquired NIM on May 31, 200? at N olih
Naples Middlc School cafeteria at 5:30 p.m. Two ncighboring property owners, thc applicant's team
and county staff attended. Comments and conccrns stated by the neighbors eentcred on tlle project's
construction phase, i,c. noise from heavy equipment and dirt and dust that will be a result of the
infrastructure construction. They said i r the developers will give them notice of commenccment, they
will be satisfied. Questions regarding price points for the units and landscaping along Livingston
Road were similarly satisficd by thc owner/developer.
RI';COMMENDATION:
The Collier County Platllling Commission (Cepe) fOlwards petition PUDZ-2005-AR-8416 to the
Board of County Commissioners (BCe) with a recommendation of approval subject to staff
conditions of approval that havc been incorporated into the RPUD document.
Page 6 of?
/\genda Item No. 11E
January 29, 2008
Page 15 of 152
PREPARED BY:
~ -.----r
/n/ ' .I
MEi~lisA zOJ.,m, ~N ~itkANNER
DEPARTMENT OF ZONING AND
LAND DEVELOPMENT REVIEW
/~ib~,~
D '1" '/
REVIEWED BY:
~~T~'E~r'O
ASSISTANT COUNTY ATTORNEY
11-2./-Or
DATE
. /5L~
//-/6-(2]
DATE
/~ ~ '-r11. ~lA.A_.u1--
~ M, ISTENES, A1CP, DIRECTOR
DEP ARTMENT 01' ZONING AND
LAND DEVELOPMENT REViEW
.. J..,.lwo1
~
APPROVED BY:
" -::tf:~--
PI-I K. SCHM(TT ADMINISTRATOR
C 1MUNITY DEVELOPMENT AND
E V1RONMENT AL SERVICES DIVISION
(,/12(;)07
j{A~
Tentatively scheduled for the January 29, 2008 Board of County Commissioners Meeting
COLLIER .COk)~NNIN. G COMMISSION:
.A /1 ~ J .,...
t\/ CUI ~
MA K p, STRAIN, CHAIRMAN
Page 7 of7
EXHIBIT A
/\;;snda Itern ~,jo. 17E
January 29, 2008
?age 16 of 152
REZONE FINDINGS
PETITION PUnZ-2005-AR-8416 Pezzetino di Cicio RPUD
Chapter IO,Q3,05.G of thc Collier County Land Development Code requircs that the report and
recommendations of the Plmming Commission to the Board of County Commissioners shall
show that the Planning Commission has studicd and considcrcd the proposed change in relation
to the following, where applicable:
1. Whether the proposed change will be consistent with the goals, objectives, & policies
of the Future Land Use Map and the elements of the Growth Managcment Plan,
Pro: Thc Comprchensive Planning Department has indicated that the proposed rezone is
consistent with the Future Land Use Elemcnt (FLUE) land use designation of the Growth
Management Plan (GMP).
Con: None,
I'llldings: The proposed change is consistent with the designatcd Urban-Mixed Use,
Urban Residential Subdistrict on the FLUE. In addition, the proposed density of 2.5
dwelling units per gross acre docs not exceed the maximum 4 dwelling units pcr gross
acre allowed by the Urban Rcsidential Subdistrict; therefore, the project is consistent with
thcGMl',
2, Thc cxisting land use pattern;
Pro: The existing pattern of development is single-family residential. The project is
consistent with the existing rcsidcntialland use patterns as explained in the staff rcport.
Con: None.
Findings: The residcntial units are deemed acceptable for this site because the rezone
complies with the OMP and tDC requirements.
3, The possible creation of an isolated district unrelated to adjacent and ncarby
districts;
Pro: ^n isolatcd district fi'om Ihe neighborhood is determined by topography and
inadequate public f~lcifitics. Since the proposed RPUD rezone is consistent with thc GMP
with regards (0 adequate public facilities the change will not create an isolated districl.
!:.QJl: None,
Findings: The proposed RPUD rezonc will not result in un isolated district since the
proposed residential uses and density complies with the FLUE. There are several other
PUD developments in the area with similar land uscs and developmen( standards.
Therefore, the rezone request will not create an isolated district to the adjaecnt districts.
4, Whether existing district boundaries are illogically drawn in relation to existing
conditions on the propel'ty proposed for changc,
Page 1 of 5
Agenda Item No. 17E
January 29,2008
Page 17 of 152
EXHIBIT A
Pro: The boundaries are logically drawn and providc a complimentary development to
the Meditcrra PUD,
Con: None.
Finding~: The district boundaries arc logically drawn and follow the existing property
boundaries. Thereforc, the project is compatiblc with existing conditions as well they are
consistent with the Urban Residcntial Subdistrict, as identified on the FLUM of the GMP.
5. Whether changed or changing conditions makc the passagc of the proposed
amendmcnt necessary.
Pro: The request is reasonable because the Future Land Use Map (FLUM) desigtlates
this arca as the Urban Residential Subdistrict.
C;::on: The proposed RPUD rezone is not obligatory at tllis location.
Findings: The proposed RPUD rezone is appropriate based on the existing conditions of
the property and because it adhere to the FLUE.
6. Whcthcl' the proposed changc will adverscly intlncnce living conditions in thc
neighbOl'hood;
Pro: The proposcd dwelling unit types arc similar to the currently approved Mediterra
PUD residcntial developmcnt in the area.
CQ.12: None.
Findings: The development will not adversely affcct the living conditions in the
neighborhood because thc recommendcd developmcnt standards and other conditions for
approval have been dcsigned to ensure the least amount of advcrse impact on the adjaccnt
and ncarby developmcnts.
7. Whether the proposed ehllIlge will ereatc or execssively increase traffic congestion
or create types of traflic deemed incompatible with surronnding land nses, becanse
of peak volumes or projected typcs of vehicular traffic, including activity during
con.~t..uetion phases of the development, or otherwise affect public safety.
Pro: The site generated trips will not lower thc Level of Scrvice (LOS) below the
adoptcd LOS standard for Livingston Road (CR-88 I), Therefore, the project is consistent
with policy 5.1 and 5.2 ofthc GMP.
Con: Since the site is currently vacant and if this petition rcquest is approved, therc will
bc morc site generated trips on Livingston Road (CR-881).
findings: The Transportation Services Division has rcviewed thc proposcd PUD and has
rccoll1mended approval of the petition based upon the projcct will not lower the LOS
below thc adopted LOS for the area.
Page 2 of5
EXHlIlIT A
8. Whether the proposed change will create a drainage problem;
'!"'Jenda item No. 17 E
~:::lnuary 29, 20CJ8
P8ge 13 of 152
E!:Q: The proposed change should not create drainage or surface water problems because
the proposcd water management and drainage is design cd to prevent drainage problems
on site and is compatible with thc adjacent water managcment systems, Additionally, the
LDC and GMP havc regulations in plaee that will cnsme review for drainage on ncw
developments.
Con: Staff will not detcrmine if the ncw developmcnt will have drainage problems until
the review of the development order.
l'indings: Evcry project approved in Collier County involving the utilization of land is
scrutinized and requircd to mitigate all sub-surfaee drainage generatcd by development
activities as a condition of approval. The drainage plan has been approved for all cxisting
land uses and future development will be reviewcd at the time of the first development
order. This ensures that the drainage meets County standards.
9. Whether the proposed change will seriously .'eduee light and lIir to adjaeeut areas;
Pro: The proposcd development requircs thc site to conform to the dcvelopment
standards which arc based on the LDC. Thcse standards providc for open space, corridor
management, and bllilding hcight restrictions, etc, to protect the adjacent arcas,
Con: None,
findings: Thc proposed change will not have an advcrse impact on adjaccnt propertics,
I'urthermorc, the linal sitc design and the effect of light and air on adjacent properties
will be finalized at thc time oUirst development order.
10, WhethlT the proposcd chnnge will adversely nffcct propel'ty values in thc adjacent
area;
pro: Urbun intensification typically incrcases the value of adjacent land. Additionally,
the development standards are similar to [hose approved for the MeclitclTa PUD,
Con: Thcre is no guarantee that thc project will be markcted in a manner comparable to
the surrounding developments,
Findin~s: Property valuation is atIceted by a host of tactors including zoning; however
zoning by itself mayor may not affect values, since vuluc determination by law is driven
by market value, The mcre fact that a property is given a residential zoning designRlion
should not uffect value because the surrounding area is also residential zoning,
11. Whether the proposed ehangc will be a deten'cnt to the improvement or
development of adjacent pl'Operty in accol'danee with existing regulations;
Pro: The adjacent propcrties me also designatcd Urban Rcsidential on the FLUE and
they allow for similar dwelling typcs. Thercforc, the proposed dcvelopment wiJlnot be a
deterrcnt to the improvement of adjacent propertics.
PClge 3 of5
Agenda Item No. 17E
January 29, 2008
Page 19 of 152
EXHIBIT A
Con: None.
Findings: The LDC's criteria for review of each land use application to allow Planning
Commission and Board of Commissioners to follow standardized review process which
requires consistency of the OMP. The developmcnt of adjacent propCliies, in accordance
with existing regulations, will not be affected if this rezone amendment is approved,
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with the pub lie welfare;
Pro: Land Use application <U'e subject to the public hearing process to assure that the
rezone thereby auiliorized shall not constitute a grant of special privileges inconsistent
with the limitations upon oilicr properties in the vicinity in which the property is situated.
Con: None.
Findings: The proposed rezonc complies with the land use designation of the Urban
(Urban Residential Subdistrict) on the Future Land Use Map (PLUM) of the OMP, which
is a public policy statement supporting zoning actions when they are consistent with the
entire OMP.
13. Whether there arc substantial rcasons why the property cannot be uscd in
accordance with existing zoning;
Pro: The proposed RPUD rezone conforms to the future land use element of the OMP
because it will be used in accordance with the existing residential zoning within the area,
Con: None,
Findings: TIle subject property could not dcvelop residential dwelling units in
accordance with the existing zoning bccause thc current zoning is Agdculture (A) and
that zoning does not allow this type of residential development.
14, Whether the change suggested is out of scale with the needs of the neighbor'hood or
the County;
E!:Q: The proposed rezone meets all objcctive criteria set forth for residential zoning and
conforms to the purpose and intent "fthe OMP and all its clements.
Con: None.
Findings: The proposed RPUD will not generate vehicular trips that will lower the LOS
below adopted standards the project will not adversely impact the neighborhood. The
proposed RPUD is compatible with surrounding property in scale,
15, Whether is it impossible to find other adequate sites in the County fOJ' the proposed
use in districts already permitting such use.
Pro: There are many sites which are zoned to accommodate the proposed development
but this is not the determining factor when evaluating the appropriateness of a rezoning
Page 4 of 5
EXHIBIT A
decision. The determinants ofthc wning arc with consistency with all thc clements of the
OMP.
i~g~)nd3 item r\jo. 17E
January 29, 2003
Page 20 of 152
.<:;on: None.
Findings: Each zoning petition is reviewed on its own merit for compliance with thc
OMP and the LDC; and staff does not rcview other sites in conjunction with a specific
petition. The propos cd RPUD is consistent with thc 1'LUM bccause it is in the Urban
Residcntial Subdistrict.
16. The physical characteristics of the property and the degree of site alteration, which
would be \'equircd to make the pl'Operty usable for any of the range of potential uses
under the pJ"Oposed, zoning classification.
Pro: Thc land use pattcrn should accommodate carefully planncd levels of dcvelopment,
safeguard the environment, rcduce sprawl, promote cfficient usc of land, and help to
maintain a sense of community,
Con: Nonc.
rindings: The sitc will not rcquire extcnsive alteration to makc it usable for residential
development.
17. The impact of development on the availability of adeqnate public facilitics and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
)"ro: The proposcd RPUD rezone mccts all objcctive critcria set fOlth for residcntial
zoning and conforms to thc purpose and intent ofthc OMP and all its elcments,
Con: Thc OMP encourages but docs not requirc the synchronizing of dcvelopmcnt with
the availability of public facilities nceded to support that dcvelopmcnt.
Findings: This pctition has been revicwcd by county staff that is rcsponsible for
jurisdictional elcmcnts of thc OMP and they have coneludcd that no LOS will bc
adversely impacted bccause the proposed development is consistent with all Elcments of
the GMP.
Page5of5
~:XHlRJT B
Agenda Item ~Jo, 17E
January 29, 2008
Page 21 of 152
FINDINGS FOR PUD
PIJDZ-2005-AR- 8416 Pezzetino di Cielo RPUD
Section 10.02.13 ofthc Collier County Land Dcvelopment Code requircs thc Planning Commission
to make a finding as to thc PUD Master Plans' compliance with the following criteria:
1, The suitability of the arca for thc lJ'pc and pattcrn of dcvclopmcnt pl'Oposcd in
rclation to physical charactcristics of the land, surrounding areas, tmffic and access,
drainage, sewer, wlItcr, and other utilitics.
Pro: The project is locatcd within the Urban Rcsidcntial Subdistrict of the GMP and this
district permits rcsidcntial uses with a varicty of dwelling types. The RPUD rezone will
intcnsify the land but relative to public facilities this projeet will be required to comply
with all county regulations regarding drainage, sewcr, water ffild other utilities.
Con: The existing residents in the area may perceive the residcntial intensification in thc
area as contributing factors to traffic congestion,
Findings: The proposed level of developmcnt of 2.5 units per gross aere is below the 4
units per gross acre which is permitted in the Collier County Growth Management Plan.
The level of service for all utili tics is at an acceptable level and the proposed projcct will
not reduce or adversely affcct the Level of Service for adjacent roadways or for any
utility providers.
2, Adcquacy of evidence of unified control and suitability of any proposed agreements,
contract, 01' other instruments, or for amendments in those proposed, particularly as
they may relate to arrangements or Pl'ovisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be prm'ided or
maintained at public expcnsc,
Pro: The application has indicated that thc project has evidence of unificd control and a
homeowners association will muintain common areas.
Con: None.
Findings: Documents submitted with Pezzetino di CicIo RPUD application providc
evidcncc of unified control. The RPUD documcnt makes appropriate provisions for
continuing operation and maintcnanee of common arcas.
3, Conformity of the proposed Planned Unit Development with the goals, objectives
and policies of thc Growth Management Plan (GMP).
pro: The proposed dcvelopment is compatiblc with and complimcntary to, the
surrounding land uscs. The development standards contained with in this RPUD are
nearly identical to permitted developmcnt standards in the Mediterra PUD which bounds
this project 011 all sides. Furthermore, due to thc smaller size of this parcel, on-site
amcnitics such as golf courscs and expansive amcnities are not possible. Absent that
Page t 00
EXHIBIT II
/\o'2nda ~ieil1 t'-lD. 17t:::
- January :29, 2008
Page 22 of 152
paliicular element which serves to grcatly rcduce the gross density of Mediterra, thc
development pattern is this PUD closely mirrors the development tracts contained within
the Mediterra PUD.
ron: None.
Findings: The project as proposed is consistent with the Future Land Use Map (FLUM)
which designated the subject propeliy as Urban Residential. The subject petition has heen
found consistent with the goals, objectives and policics of the OMP, The staif report
expounds in detail of how the project is decmed consistent with the OMP,
4. The intenlal llnd external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and
buffering and screening ,'equirements,
Pro: The WUD Mastcr Plan has been designed to optimize internal land use
relationships through the use of various forms of open space separation, External
relationships arc regulated by the Land Development Code (LDC) to assure harmonious
relationships between projects.
Con: The development standards in the RPUO document allow for zero Jot lines and
together with the requested deviations for a reduction in the width of the local roadway
from sixty (60') feet to fOliy fect (40') and, to only construct a fivc (5') foot wielc
sidewalk to be locatcd on one side of the roadway will give the appearance of an
overcrowded neighborhood.
Findings: Staff analysis indicated that the petition is compatible, both internally and
externally with the proposed uses and with thc surrounding uscs but is not compatible
with the dcviation rcquest.
5, The 3rlequaey of usable open spllee arellS in existence and as proposed to serve the
development.
Pro: Thc amount of opcn space set aside is the minimum requirement of tbe LOC
proVISions.
Con: The lot sizc with side yard setback of zero and the dcviations requested to limit the
roadway to forty fcct wide and sidewalks on one side of the roadway will limit the open
space for the residents, Right-of-Way is not
Findings: While the proposed single-fiullily developmcnt would be appropriate for the
site, carenll considcration must be given to thc protection of new rcsidential uscs fi'om
potcntial impacts resulting from ovcr crowded developmcnt and limited internal
F"Jways.
6. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and pl'ivate,
Page 2 or3
EXHIBIT B
Agenda Item 1'>10, 17E
January 29,2008
Page 23 of 152
PrQ: No capacity issues are known at this time and the petition has been reviewed by all
the required county staff and they have determined that no Level of Service (LOS)
standards will be adversely affected,
Con: None.
Findings: The timing or sequence of the development for the proposed RPlJO in light of
concurrency requirements automatically triggers review by County staff to assure the
projcct will not adversely impact the timing or sequence of development that is currently
allowed in the area. I'urthcrmore, thc adopted concurrcncy requircmcnts ensurc that
fmther Lcvel of Service (LOS) degradation is not allowed or the LOS dcficiency is
correctcd.
7, The ability of the subject property and of surrounding areas to accommodate
expansion.
Pn~: Currently, thc utility and roadway infrastructure has adcquate capacity to servc thc
proposcd RPlJO as well as thc surrounding dcvelopment at the time of build-out of this
project.
Con: Nonc.
Findings: Supporting infrastructure such as wastcwater disposal systems, potable water
supplies and capacity of roads is at a level supportive of expansion.
8, Conformity with pun regulatious, or as to desirable modifications of such
regulations in the particulal' case, based on determination that such modifications
are jnstified as mcctin~ puhlic purposcs to a degree at least equivalent to literal
application of such re~ulations,
Pro: Staff has revicwcd this petition for adequate public scrviccs and levels of servicc
and found it is consistent with the Futurc Land Use Element (FUJE) land usc designation
and meets thc rcgulations of the OMP.
Con: None.
Findings: The Pezzetino di Cielo RPUO contains development standards that arc either
consistent with the LOC and/or comparable to the development standards contained in
the Mediterra PUO. The proposed building hcights, setbacks and developmcnt
commitments ensure a similar product to that of the adjacent property.
Page 3 of3
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,';genda item No. 17E
January 29, 2008
Page 25 of 152
-SOLLlER COUNTY GOVERNMENT
DEPT. OF ZONING & LAND DEVELOPMENT REVIEW
WWW.COLLlERGOV.NET
(i) '"I"
.~' ,
'0""
.
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 403-2400 FAX (239) 643-6968
PETITION NO (AR)
PROJECT NAME
PROJECT NUMBER
DATE PROCESSED
ASSIGNED PLANNER
~ PUDZ_2005-AR-8416
-- -- PROJECT #20030400003 REV: 4
01\ TE: 217107
MELISSA ZONE
-- _.__..._-~
]
NAME OF APPLICANT (S) DISTINCTIVE RESIDENTIAL QEVELOPMENT AT LIVINGSTON, LLC
ADDRESS 1845 TRADE CENTER WAY CITY NAPLES STATE FL ZIP 34109
TELEPHONE # 239-596-2966 CELL # FAX # 239-596-2977
E-MAIL ADDRESS:SFITERMAN(a)MAC.COM
NAME OF AGENT D, WAYNE ARNOLD. AICP - Q, GRADY MINOR AND ASSOCIATES, PA
ADDRESS 3800 VIA DEL REY CITY BONITA SPRINGS STATE FLORIDA ZIP 34134
TELEPHONE # 239-947-1144 CELL # FAX # 239-947-0375
E-MAIL ADDRESS:WARNOLD(a)GRADYMINOR.COM
NAME OF AGENT RICHARD D, YOVANOVICH - GOODLETTE, COLEMAN AND JOHNSON. PA
ADDRESS 4001 TAMIAMI TRAIL NORTH
TELEPHONE # 239-947-1144 CELL #
CITY NAPLE9. STATE FLORIDA ZIP 34104
FAX # 239-947-0375
E-MAIL ADDRESS:RYOVANOVICH@GCJLAW.COM
i' .... ..... .-.--- ......--. ._~---. . -''- "'J
3E AWARE THAT COLLIER COUNTY HAS LOBBYIST REGULATIONS. GUIDE YOURSELF
i A~,CORDINGLY"~NDENSURE THAT~OU ARE INCOMPLIANCE WI~HTHESEREGULATIONS. .
SFRPUD Rezone Petition.doc
,L,geiida i1em r>lo. 17 E
.:anuary 29. 2008
Page 26 of 152
Complete the following for all Association(s) affiliated with this petition. Provide additional
sheets if necessary.
NAME OF HOMEOWNER ASSOCIATION: NA
MAILING ADDRESS CITY STATE ZIP
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS CITY STATE ZIP
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS CITY STATE ZIP
NAME OF MASTER ASSOCIATION:
MAILING ADDRESS CITY STATE ZIP
NAME OF CIVIC ASSOCIATION:
MAILING ADDRESS CITY STATE ZIP
SFRPUD Rezone PeliliOlujoc
Agenda Item t\!o, 17E
January 29. 2008
Page 27 of 152
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as
well as the percentage of such interest. (Use additional sheets if necessary).
Name and Address
Percentage of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and
the percentage of stock owned by each.
Name and Address
Percentage of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with
the pe rcentage of interest.
Name and Address
Percentage of Ownership
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the
name of the general and/or limited partners.
Name and Address
Percentage of Ownership
Distinctive Residential Development at Livinqston, LLC
Steve Fiterman
100%
Sl;'RPUD Rezone Petition,doc
/\g'2nda iteill I\lo. 11E
January 29, 2003
Page 28 of 152
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership, list the names of the contract purchasers
below, including the officers, stockholders, beneficiaries, or partners.
Name and Address
Percentage of Ownership
Steve Fiterman, Principal
7575 Golden Valley Road #250
Minneapolis, MN 55427
100%
Date of Contract: 6-20-05
f. If any contingency clause or contract terms involve additional parties, list all
individuals or off. ers, if a corporation, partnership, or trust.
Name and Addresc;
g. Date subject property acquired ~ 2004
leased-[J.+erm of lease YFSolmes.
If, Petitioner has option to buy, indicate the following:
Date of option:
Date option terminates: , or
Anticipated closing date 12-15-06
h, Should any changes of ownership or changes in contracts for purchase occur
subsequent to the date of application, but prior to the date of the final public
hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a
supplemental disclosure of interest form.
~FRpUD Re;cone Petition,cloe
Detailed leQal description of the property covered bv the application: (If space is inadequate, attach
on separate page.) If request involves change to more than one zoning district, include separate legal
description for property involved In each district. Applicant shall submit four (4) copies of a recent
survey (completed within the last six months, maximum 1" to 400' scale) If required to do so at the
pre-application meeting.
NOTE: The applicant is responsible for supplying the correct legal description. if questions arise
concerning the legal description, an engineer's certification or sealed survey may be required.
Section/Township/Range 12
Lot: Block:
/ 488
!
25E
Subdivision:
Plat Book
Page #:
PropertyI.D.#: 00147840000.00147240008.00146680009
Metes & Bounds Description:
Size of property: ;!; 688 fl. X :t 1109 ft. = Total Sq. Ft. 763,170 Acres 17,52
Address/Qenerallocation of subiect property: The property is located immediately East of Liyinaston Road,
approximately 4,5 miles North of Immokalee Road and ,5 miles south of the Lee County Line,
PUD District (LDC 2.03.06):
!ZD Residential 0 Community Facilities
o Commercial 0 Industrial [;8J Mixed Use
':,,",:\'.,'-:,""_".7.,,'
. .ADJACE:NTZQNIN~ANbLAND USE - '.
, ,..,,__-,','. .c..,...",'----...,., ".,..,','" .........,'..'.........'....'......
-~-.,,-~-----~_._---.-
','....'.>'....-,
I
I
Zoning
Land use
N
S
E
W
PUD
PUD
PUD
PUD
Residential
Commercial! Residential
Residential
Road ROW (Livinqston Rd.) & Residential
Does the owner of the subject property own property contiguous to the subject property? If so,
give complete legal description of entire contiguous property. (If space is inadequate, attach
on separate page). NO
Section/Township/Range
Lot: Block:
Plat Book_ Page #:
Metes & Bounds Description:
I /
Subdivision:
Property I.D. #:
SFRPUD RcZCtllC PetiLion.doc
This application is requesting a rezone from the
A
zoning dlstrict(s) to the
PUD zoning district(s).
Present Use of the Property: Aaricultural / Residential
Proposed Use (or range of uses) of the property: Residential
Original PUD Name: NA
Ordinance No.:
--_.__._.~.:....-...~-
E:VA~UAtioN CRITERIA'
j
. .
Pursuant to Section 10.02.13 of the Collier County Land Development Code, staff's analysis and
recommendation to the Planning Commission, and the Planning Commission's recommendation to
the Board of County Commissioners shall be based upon consideration of the applicable criteria noted
below. Provide a narrative statement describing the rezone request with specific reference to the
criteria noted below. Include any backup materials and documentation in support of the
request.
PUD Rezone Considerations (LDC Section 10.02.13.B) (Please see attached Narrative)
], The suitability of the area for the type and pattern of development proposed in relation
to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing operation
and maintenance of such areas and facilities that are not to be provided or maintained
at public expense. Findings and recommendations of this type shall be made only after
consultation with the county attorney.
3, Conformity of the proposed PUD with the goals, objectives and policies of the growth
management plan.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and
screening requiremonts.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
6. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private,
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on determination that such modifications of justified as
SFRPlltJ }{CZOIlC Petition.Joc
,~.genda Item No. 17E
January 29, 2008
meeting public purposes to a degree at least equivalent to literal applicati~ :OfcSlfCh
regulations,
Deed Restrictions: The County is legally precluded from enforcing deed restrictions, however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the
request is affected by existing deed restrictions.
Previous land use petitions on the subiect property: To your knowledge. has a public hearing been
held on this property within the last year? DYes [gJ No
If so, what was the nature of that hearing?
NOTICE:
This application will be considered "open" when the determination of "sufficiency" has been made
and the application is assigned a petition processing number. The application will be considered
"closed" when the petitioner withdraws the application through written notice or ceases to suQQ]y
necessary information to continue processinq or otherwise actively pursue the rezoninq for a period
of six (6) months, An application deemed "closed" will not receive further processing and an
application "closed" through inactivity shall be deemed withdrawn. An application deemed "closed"
may be re-opened by submitting a new application, repayment of all application fees and granting of
a determination of "sufficiency". Further review of tl18 project will be subject to the then current code.
(LDG Section 10.03.05.0.)
SFRPUD Rezone PetitiulI.doe
!;';.~:nda item r.~o. 1/E
JElnUary 29, 2008
Page 32 of 152
LEGAL DESCRIPTION
Tax Parcel 22 located in Section 12, Township 48 South, RJJnge 25 East, Collier County, Florida, described as:
The West J/2 oftbe SW 1/4 of the SW 1/4 oflhe Nil 1/4 of Section 12, Townsbip 48 Soulb, Range 25 East, LESS AND
EXCEPT:
A perpetual easement to Collier County, Flodda for roads, utilities and drainage easement over and across the West 50
feet thereof.
AND
Tax Parcel 9.1 more particularly described as:
Degumiug at tbe Southwcst corner ofthe SW 1. ufthe SW ';' ofthe Nil Y. of Section 12, TOWllship 48 Soutb, Range 25
Eaet, thence Nortb 660 feet to a point; thence Eust 162 feet to the POINT OF BEGiNNING; thellce continue East 132 feet
to a point; tbence South 330 feet; thence West 132 fect; thence Nortb 330 feet to tile POmT OF BEGINNmG; Subject to
a road Right,of-Way over and across lbe NOIth 30 feet tbcreof.
AND
The East ~ oflhc East Y1 of the SW ~ of the SW 114 ofthe NE~, less and except the North 30 r~et lhereof, and
The West n of the East YS oflllc SE ~~ of the SW ~ of the NE ]11, and
The Wef>t Yz of the East V; of the SW ~ of1he SW ~~ GfUw NE Y-t, and
The West Y, oftbe SE Y. afthe SW Y. of the NE 1.,
AND
PARCEL ONE as described in O.R. Book 3103, Pg 2950
The South thirty feet of the North ~ of the S\V 111 oflhe NE ~I~ ofSectjOll 12, Township 4& S, Range 25 E, Collier County,
Florida, LESS AND EXCEPT the East 1.. "fthe East 'I, "fthe East Y, of the North Y, ofthe SW Y. oflhe NE Y. ofSect!oD
12, Township 48 South, Ran~e 25 East.
AI1 1,()[',Cli(~IJin SectiDIl 12, Tll\.l,'llShip 48 SOll1l1, Range 25 Ew;l, Colljc:rCollllty, Florida.
Application For f'llblic Hearing For PUD ReZOllC, 6114/04
,~genda Item No, 17E
January 29, 2008
Page 33 of 152
Distinctive PUD
Rezone Considerations (LOC Section 10.02.13.8)'
9. The suitability of the area for the type and pattern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other
utilities,
This petition seeks to convert 17.52 acres of land zoned Agriculture (A) to PUD forthe dcvelopment of
Rcsidential use at a maximum gross density of 2.45 upa for a total of 43 units. The property is
surrounded on three sides (the North, East ancl South) by the Mediterra Development which is
currently under development. The allowable development adjacent to the North and East boundaries
of the Mediterra project are designated resIdential with aBowable development parameters nearly
identical to those proposed for the Distinctive PUD. Along the Southern boundary, the Mediterra PUD
permits the construction of a Commercial Village Center allowing for a broad array of commercial
services and building heights up to 50'. The Wcstern boundary of the proposcd project abuts
Livingston Road with the Mediterra development across Livingston Road to the West.
The proposed levcl of devclop (2.45 upa) is below the 4 upa which Is permitted in the Collier County
Growth Management Plan. TI,e level of service for all utilitlcs is at an acceptable level and the
proposed project will not roduce or adversoly affect the Level of Service for any adjacent roadways or
for any utility providers.
10, Adequacy of evidence of unified control and suitability of allY proposed agreements, contract, or
other instruments. or for amendments in those proposed. palticuiarly as they may reiole to
arrangements or provisions to be made for the continuing operation and maintenance of suci)
areas and facilities that are not to be provided or maintained at public expense, Findings and
recommendations of this type sl1all be made only alter consultation with the county attorney.
The land is Under contract to tile petitioner and such centracts contain necessary permissions from
the property owner to seek a rezoning of the properly. Any common areas within the project Including
all preserve areas will be owned and maintained by a Homeowners or Condominium Association.
11. Conformity of the proposed PUD with the goals, objoctives and policies of the growth Ilwl10gemellt
plan.
The project as proposed is consistont with the Growth Management Plan through the application,of the
development standards contained in this PUD. .Listed below are key policies and objectives that are
applicable to this project:
Policy 5.1: The project as proposed is consistent with the Collier County Futu re Land Use Map which
designated the sUbJact property as Urban Residential. This designation permits up to 4 base units per
acre with density bonuses applied if celtain criteria are mel. Tho proposed project seeks a maximum
of 2.45 units per acre and is roquesting no density bonuses.
Policy 5,3: Tho proposed development is bounded on three sides by development consistent with the
policies and objectives of the growth management pian. Tha devolopment of this parcel in a manner
consistent with the allowable density in the GMP serves to reduce urban sprawl and direct growth to
areas with established utilities.
Policy 5.4: The proposed development is compatible with and complimentary to, the surrounding land
uses. The development standards contained with in this PUD are nearly identical to pormitted
developmant standards in the Mediterra PUD which bounds this project on all sidos. Furthermore, due
to the smaller size of this parcel, on-site amenities such as golf courses and expansive amenities are
not possible. Absent that particular element which Serves to greatly reduce the gross density of
Application For Public Hearing For pun Re7.one 6/14104
';g8nda it9m ~~o. 17E
Moditerra, the devolopment pattern is this PUD closely mirrors the development tracts cont,"jfletfwitlliilOO~
the Mediterra PUD. Page 34 of 152
Policy 2.2.2 of the Conservation and Coastal Management Element (CCME) is furthered with the water
management design of the project which utilizes conservation areas for water management, thereby
reducing the cumulative impacts of run-off through improved water quality treatment.
Policy 6.1: The project will preserve the required native vegetative communities in the largest
contiguous tracts possible, while permitting for a reasonable plan of development. The attached PUD
Master Plan accomplishes this goal.
Pollcy6.1.S: An EIS has been completed and is submitted as part of this application. The oniy
substantive wetland on site is being preserved and enhanced through the engineering of the water
management for the project. A ditch on the property which contains wetland vegetation is being
eliminated, but the project as proposed will meet or exceed its required retention of native vegetation.
12, The internal and external compatibility of proposed uses, which conditions may include restrictions
on IDeation of improvemel1ts, restrictions 011 desigl1, al1d buffeling and screening requirements.
Through the application of development standards that are mostly equal to and in some cases more
stringent than the adjacent properties, the project achieves external compatibility. The consistent
design and application of development standards, building sizes and types of units results in internal
compatibility also.
13, The adequacy of usable open space areas in ex/stol1ce Bl1d as proposed to seNe the
developmeot,
The project wlll meet or exceed the required open space per the LDC and has additional common area
that will be set aside for the residents use.
] 4, The timing or sequence of development for the pwpose of assuring the adequacy of available
improvements and facilities, both pubiic and private.
The project will comply with tho County Adequate Public Facilities Ordinance, No capacity issues are
known at this time.
J 5. The aililily of Ihc subject property and of surrounding areas to accommodate expansion.
This PUD will fully utilize the subject property and room for expansion is not a consideration,
] 6. Conformity with PUD regulations, or as to desirable modilications of sucl) roguiutions in the
particular case, based on rjeterminatiol1 IIwt SUch modiiications of justified as me8ting public
purposes to a clegree at least equivalent to litural application of sue!) rogulatiol1s.
The PUD where possible contains development standards that are either consistent with tho Land
Development Code or comparable to the development standards contained in the Mediterra PUD. The
proposed building heights, setbacks and development commitments ensure a similar product to that of
the adjacent property.
Application For Public Hearing For pun Rel(JnC 6114/04
Agenda Item No, 17E
January 29, 2008
Page 35 of 152
ORDINANCE NO, 08-
AN ORDINANCE OF TIm llOAIill OF COUNTY
COMMISSIONERS OJ' COLLIER COUNTY, FLOIUVA,
AMENDING ORDINANCE NUMllER 2004-41, AS
AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE, WHICH ESTABLISHED nm
COMPREHENSIVE ZONING REGULATIONS FOR
THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA, BY AMENDING THE
APPROPRlATE ZONING ATLAS MAP OR MAPS llY
CHANGING TlIE ZONING CLASSIFICATION OF TllE
HEREIN DESCRIBED REAL PROPERTY FROM AN
AGRICULTIJRAL (A) ZONING DISTRICT TO A
RESIDENTfAL PLANNED UNIT DEVELOPMENT
(RPUD) ZONING DISTRICT FOR TIlE PROJECT TO
BE KNOWN AS THE PEZZElTINO m CIELO RPUD,
TO ALLOW CONSTRUCTION OF A MAXIMUM OF 43
RESlDENTIAL DWELLING UNITS ON PROPERTY
LOCATED IMMEDIATELY EAST OF LIVINGSTON
ROAD AND APPROXIMATELY 4.5 MILES NORTH OF
IMMOKALEE ROAD (C.R. 846) IN SECTfON 12,
TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER
COUNTY, FLORIDA, CONSISTING OF 17,52+1-
ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
WHEREAS, D. Wayne Arnold, AICP of Q. Grady Minor and As~ociatcs, P.A., and
Richard Yov3novichj Esq., of GoodJette Coleman and Johnson P,A., representing Distinctive
Residential Development at Livingston, LLC, pelitioned the Bomd ofCounly Commissioners
to change the zoning cJas~ification ofthe herein described real property.
NOW, THEREFORE, HE IT ORDAINED BY TIlE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLOIUDA, thal:
SECTION ONE:
The zoning clas~ificatjoll of the herein described real properly located in Section 12,
Township 48 South, Range 25 East, Collier Count)'; Florida, is changed from an Agricultural
(A) Zoning District to a Residential Planned Unit Development. (Rl'UD) Zoning District for n
project to be known as the Pczzc(lino Di Cicio RJ)UD, to allow wnstructiun of a maximum
of 43 residential dwelling uHits in accordance with the Pcncttino Vi Cielo RPUD. attached
hereto as Exllibit "A/' and inCol11orated by reference berein. The appropriate zoning arias
map or maps, as described in Ordinance Number 2004-41, (:IS amended, the Collier County
Land Development Code, is/arc hereby amended accordingly.
SECTION TWO:
This Ordinance ::;h1:l1l become effective upon filing with the Dt;partmcnt of Stale.
Pago I of2
:0,oenda Item 1\10. 17E
~ Janua,y 29, 2003
P3ge 36 of 152
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this day of ___ _ ,2008.
ATIEST:
DWIGHT E, BROCK, CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By:
, Deputy Clerk
By:w,.,
TOM HENNING, CHAIRMAN
Approved <:IS to form
and legal sllfficiency:
MaJjorie M. Stlldcnt-Stirling
Assistant County Atturney
Page2of2
!\genda Item No. 17E
January 29, 2008
Page 37 of 152
PEZZETIINO DI CIELO RPUD
A
RESIDENTIAL PLANNED UNIT DEVELOPMENT
REGULATIONS AND SUPPORTING MASTER PLAN GOVERNING THE PEZZEITINO
Dr CIELO RPUD, A RESIDENTIAL PLANNED UNIT DEVELOPMENT PURSUANT TO
PROVISIONS OF THE COLLIER COUNTY LAND DEVELOPMENT CODE
PREPARED FOR:
Distinctive Residential Dcvelopment at Lh~ngston, LLC
Mr. Steve Fiterman
1845 Trade Center Way
Naples, FL34109
PREPARED BY:
Richard V. Yovano\~eh, Esq.
Goodlette, Coleman and Johnson, P.A.
4001 North Tamiami Trail, Suile 300
Naples, FL34103
Q. Grady Minor am! Associates, P.i\.
3800 Via Del Rey
Bonita Springs, FL 34134
239-947-1144
Exhibit A
DATE REVIEWD Byeepe December 6. 2007
DATE APPROVED BY BCC
ORDINANCE NUMBER
AIvIENDMENTS AND REPEAL
TABLE OF CONTENTS
SECTION I
PROPERTY OWNERSHIP & DESCRIPTION
SECTION II
RESlDENTlALAREAS PL~
SECTION III
CONSERVATION / PRESERVE AREA
SECTION IV
DEVELOPMENT COMMlTMENTS
SECTION V
DEVIATIONS FROM THE LDe
LIST OF TABLES At'JD EXHIBITS
TAllLEl
DEVELOPMEwrSTANDARDS
EXHIBIT A
RPUD MASTER PUN
2
i\]cc:nC:3 Item No. 17E
~ J:3.lluary 29,2003
?a::;e 33 of 152
PAGE
3
5
7
8
10
6
11
Ag8ncJa Item 1'0. 17E
January 29, 2008
Page 39 of 152
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 of the Pezzettino Di Cielo RPUD.
1.2 LEGAL DESCRIPTION
111e subject property being +/-17.52 acres is described as:
Tax Parcel 22 located in Section 12, Township 48 South, Range 25 East, Collier
County, Florida, described as: .
Thc Wcst 1/2 of the SW 1/4 of the SW 1/4 ofthe NE 1/4 of Section 12, TOvVllShip
48 South, Range 25 East, LESS AND EXCEPT:
A perpetual easement to Collier County, Florida for roads, utilities and
drainage easement over and across the West 50 feet thereof.
AND
Tax Parcel 9.1 more particularly described as:
Beginning at the Southwest corner of the SW '14 of the SW '14 of the NE
1/4 of Section 12 Township, 48 South, Range 25 East, thcnce North 660
feet to a point; thence East 162 feet to the POINT OF BEGINNING;
thence continue East 132 feet to a point; thence South 330 feet; thenee
Wc.st 132 feet; thence North 330 feet to the POINT OF BEGINNING;
Subject to a road Right-of-Way Over and across the North 30 feet thereof.
AND
The East 1/2 of the East 1/2 of the SW 1/4 of the SW '/4 of the NE '14, less and
except the North 30 feet thereof, and
The W cst 1/2 of the East 1/2 of the SE '14 of the SW !f4 of the NE 1/4. and
The West 1/2 of the East '12 of the SW!f4 ofthe SW '14 ofthe NE '14, and
The West 1/2 of the SE '14 of the SW 1/4 of the NE 1/4.
AND
PARCEL ONE as described in O.R, Book 3103, Pg 29.50
3
Agenda item No. 17E
January 29,2008
Pa';J8 40 of 152
The Sonth thirty feet of the North '/2 of the SW '14 of the NE '14 of Section 12,
Township 48 S, Rangc 25 E, Collicr County, Florida, LESS AND EXCEPT the
East '12 of the East 1/2 of the East 1/2 of the North '/2 of the SW '14 of the N E '14 of
Section 12, Township 48 South, Range 25 East.
All Located in Section 12, Township 48 South, Range 25 East, Collier County,
Florida.
1.3 PROPERTY OWNERSHIP
The subject properly is under the ownership of:
Distinctive Residential Development at Livingston, LLC and Long
Bay Partners, LLC. Distinctive Residential Development at
Livingston, LLC has a ~ontract to purchase the balance of the
property not under their ovmership from Long Bay Partners, LLC.
The lands together make up the oJ: 17.52 acres covered by this
RPUD
1.4 DESCRIPTION OF PROJECT PIAN AND PROPOSED I AND
USES
A. TIle project Master Plan, including layout of streets and llse of land for the
various tracts, is illustrated graphically by Exhibit "A", RPUn Mastcr Plan,
I.AND USE 'lYPE
Single-family, zero lot line
43 Dwelling Units
WATER MANAGEMENT
PRESERVE AREA
ROADS/ROW
DEVELOPMENf TRACTS
TOTAL:
+/- 2.20 acres
+/- 0.82 acres
+/-1.99 acres
+/-12,9 acres
+/-17.52 acres
1
l\genda Item No, lYE
January 29.2008
Page 41 of 152
SECTION II
RESIDENTIAL AREAS PIAN
2.1 MAXIMUM DWELLING UNITS
The maximum number of dwelling units allowed vdthin thc RPUD shall be 43.
2.2 USES PERMITI'RD
No building or structure, or part thereof, shall be erected, altered or used, or land
used, in whole or part, for other than thc following:
A Principal Uses:
(1) Single family detached dwellings.
(2) Zero lot line detached dwellings.
B. AccessOlY Uses:
(1) CustomalyaccessolY uses and structures, including private garages,
outdoor kitchen facilities, privacy walls (6' height) pavilions, fountains,
trellises, and other landscape fcatures,
(2) Common recreation amenities. Such uses shall be visually and
functionally compatible with the adjacent residences which havc the
use of such facilities.
(3) Essential services, water management facilities and other similar
facilities design cd to serve the infrastructure nceds of the RPUD.
2.3 DEVELOPMENT STANDARDS
Table I sets forth thc dcvelopment standards for land uses ,"vi thin the "R"
Residential District.
General:
(1) All yards and setbacks shall be in relation to the individual parcel
boundaries, except as otherwise provided.
(2) In no ease shall thc minimum setback be less than the requircd
landscape buffer width.
5
i~~g'2nda Item No, 17E
January 29,2003
Page 42 of 152
TABLE I - DEVELOPMENT STANDARDS
"R" Residential Areas
Requirements
Minimum lot area
Minimum lot width
Minimum floor area
Minimum principal structure set.baeks
. Front yard
. Front yard for side entry garage
. Side yard
. Rear yard
. Waterfront
. Preserve boundary
Minimum accessory structurc setbacks
. Front yard
. Side yard
. Real' yard
. Preserve boundary
Minimum dist.ance bel ween principal struclures
Maximum hcighl (zoned)
Single Family Zero Lot Line
5,000 square feet 5,000 square feet
50 feet' 50 feet!
1,600 Sl!Uare feet 1,600 square feet
20 feet' 20 feet'
10 feet 10 feet
6 feet o and 10, or 5 feet3
10 feet 10 feet
20 feet" 20 feet'
25 feet 25 feet
SPS" SPS'
SPS' o feet'
5 feet o feet"
10 feet 10 feet
12feet. 10 feet
35 feet :,5 feet
I Minimum lot width for cul-de-sac lots may be reduced by 20% provided the minimum lot ~rea is
maintained.
, The distance from the b~ck of thc sidewalk to the face of the garage door must be at least 23 feet to
allow room to park a vehicle on the driveway without encroaching into the sidewalk. Should the
garage he side-loaded, plans must ensure that parked vehicles \vill not interfere with pedestrian
traffic.
3 Where a 7.ero foot yard option is utilized, the opposite side of the structUl'e shall have a 10 foot
yard. Othelwise, a minimum 5 foot side yard shall be prO\~ded on each side.
~ Patios, pools) 6 foot privacy walls, fountains, trellises, landscape features, screen enclosures and
the like may encl'Oaeh into the 10 foot yard and may attach to the adjoinin!\ dwellin!\ jJl'Ovided an
easement is granted from the adjuining dwelling unit owner, In no case ,hall lhese elements
encroach into the lake maintenance easement.
~ Measured from control elevation.
6 SPS = Same as Principal Strndure.
',/ Accessory structures shall not be placed 'within lake maintenance casements or required landscape
buffers.
6
Ag~nda Item No, 17E
January 29, 2008
Page 43 of 152
SECTION III
PRESERVE AlmA
3,1 PERMIITED USES
The RPUD Master Plan provides for .82 aeres of preserve area which meets the
15% native vegetation preservation requirement. Minor adjustments may be
made to the boundaries of preserve areas based on permitting considerations
in accordance 'vI~th the Land Development Code (LDC) and Growth
Management plan (GMP).
No building, structUl'e or part thereof, shall be erected, altered or used, or land
used, in whole or part, for other than the follo'vl~ng and subject to permitting:
A. Priucipal Uses and Structures
1. Passive recreational uses such as pervious nature trails or boardwalks
within the preserve areas, subject to LDC requirements. Fences may be
utilized outside of the preserves to provide protection to the preserves in
accordance with the LDC.
2. Watcr managcment detention and structUl'es, excluding a perimetcr berm.
a. Native vegetation retention area(s) used for water management
purposes shall meet the following criteria:
(1) There shall be no adverse impacts to the native vegetation being
retilined. Thc additional watcr dirceted to this area shall not
increase the annual hydro-period unless it is proven that such
would have no adverse impact to the existing vegetation.
(2) If the project requires permitting by the South Florida Water
Management District, the project shall provide a letter or official
document from the District indicating that the native vegetation
v\~thin the retention area will not ha.ve to be removed to comply
with water management requirements. If the District cannot or 'vI~1l
not supply such a letter or other document, then the native
vcgctation retention area shall not be used for water management
purposes.
3. Native preserves.
4. Any other use which is comparable in natUl'e with the foregoing list of
permitted principal uses, as determined by the Board of Zoning Appeals
(RZA) through the process outlined in the LDC.
'I
!\genda item t'<Jo. 17E
January 29,2008
Page 44 of 152
SECTION IV
DEVELOPMENT COMMITMENTS
4,1 PURPOSE
'nle purpose of this Section is to set forth the development commitments for the
development of the project.
4,2 TRANSPORTATION
A. Nothing in any developmcnt order shall vest a right of access in excess of a
right in/right out condition at any access point. Neither shall thc cxistcnce of
a point of ingress, a point of egrcss or a mcdian opening, nor the lack thereof,
be the basis for any future cause of action for damages against thc County by
the developer, its successor in title, or assignee,
B. The developer shall pro\~de payment in licu of the installation of sidewalks
on one side of the road per the requested deviation in Scction 5.1 of this
RPUD in accordanee with Seetion 6.06.02 of the LDC. The amonnt shall be
determined by utilizing FOOT's 2004 Transportation Costs "s amended.
Payment in lieu of providing the sidcwalk shall hc rcquired prior to approval
of plats and plans for the first phase of the project.
C. A temporary turn lane shall be provided for the projcet pnor to
commenccment of on-site construction, ancl the permanent turn lane
improvements must he complete prior to the issuance of the I1rst eertil1eatc
of occupancy (CO),
D. Alltraf11c control dcviccs, signs, pavcmcnt marking, and design criteria shall
be in accordance with the Florida DepartmenL 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 eclition, All other improvements shall be
consistent ,,~th, and as required by the Collier County's LDC, as amended.
E. Arterial-level street lighting shall be provided at all access points. Access
lighting shall be in place prior to thc issuance of the first CO.
F. Access points shown on the RPUD Master Plan are considered to be
conceptual. Nothing depicted on any such Mastel' Plan shall vest any right of
access at any specific point along any property frontage. All such access
issues shall be approved or denied during the rcview of required subsequent
site plans, final plat submissions, or by an approved Developer Contribution
Agreement (DCA). 1\.11 such acecss points shall be consistent with the Collier
County Access Management Poliey (Res. No. 01-247), as it may be amended
from time to time, and with the Collier County Long Range Transportation
Plan. Thc numher of access points constructed may be less than the number
depicted on the Master Plan; however, no additional access points shall be
considered unless a PUD amendment is approved,
8
,l\genda Item No. 17E
January 29. 2008
Page 45 of 152
G. Site related improvements (as opposed to systcm related improvements)
necessary for safe ingress and egress to this project, as determined by Collier
Couuty, shall not be eligible [or impact fee credils. All rcquircd
improvements shall be in place and available to the public prior to
commencement of on-site construction.
II. All proposed median opening locations shall be in accordance with the
Collier County Acccss Management Policy (Res. No. 01-247), as it may be
amended, and the LDC, as it may be amended. Collier County reserves the
right to elose any median opening existing at any time which is found to be
adverse to the health, safety, and welfare of the public. Any such
modifications shall be based on, but not limited to, safety, operational
circulation, and roadway capacity.
L All internal roads, driveways, alleys, pathways, sidewalks, interconneetions to
adjacent dcvelopments shall be operated and maintained by an entity created
by the developer in accordance vdth the applicablc regulations of the State of
Florida. Collier COllnty shall have no responsibility for maintenance of any
such facilities.
J. If any required turn lane improvement requires the use of any existing
County right.~-of-way or casemcnt(s), then compcnsating right-of-way shall
be provided at no cost to Collier County as a conscquencc of such
improvcment(s).
K. If, in thc sole opinion of Collier County, a traffic signal, or other traffic
control device, sign, or pavement marking improvement within a public
right-of-way or easement is determined to be necessary, the cost of such
improvement shall be the responsibility o[ the developer, his slIccessors or
assigns. The improvements shall be paid for or installed, at the County's
discretion, prior to the issuance of appropriate corresponding CO.
4,3 ENVIRONMENTAL
A. Soil testing for contaminants including chlorinated hydrocarbons,
organophosphates and total petroleum hydrocarbons must be performed
prior to final residential clevelopment order approval.
4.4 WATERMANAGEMENT
A. The storm water shall not he discharged into the preserve area until it has
been fully treated in accordance vvith Collier County and Water Management
District standards.
9
/'''Jenda Hem r\!o. 17E
,January 29, 2008
Page 45 of 152
4,5 A}<'FORDABLE HOUSINQ
A. The developcr shall contribute $1,000 to the Collier County Affordable
Housing Trust Fund for each residential dwelling unit constructed within the
project. This sum shall be paid prior to the issuanee of the CO for the
residential unit. The $1,000 contribution for eaeh residential unit shall be a
credit against any affordable housing fces that may be adopted by the County
which may be applicable to this projeet.
10
.L\cenda Item No. 17E
- January 29,2008
Page 47 of 152
SECTION V
DEVIATIONS FROM THE LDC
5.1 DEVIATIONS FROM LDC;:;
A. Right-of-Way Width:
The developer requests a reduction in the v,;idth of a local roadway right-of-
way from sixty feet (60') as shown in Appendix B of the LDC to forty feet
(40') as shown in attached Exhibit I.
B. The developer requests a deviation from Appendix H of the LDC which
requires a 5 foot wide sidewalk to be located on both sides of a local street to
pcrmit a 5 foot wide sidewalk to be located on one side of the local street.
C. The dcvcloper requests a deviation from Section 22~1l2 of the Collier County
Code of Laws and Ordinances to permit development excavations to be a
minimum of 20 feet from a property line with proteetivc barriers,
D, The developcr requests a deviation from Section 6.06.01 of the LDC, to
permit the cul-de-sac to exceed 1,000 feet in length as shown on the Master
Plan. A vehicle turnaround meeting local tire district standards shall be
provided.
11
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<19
Prepared by and Return To:
David L. Cook, Esq.
AgendaTtem t-.Jo, 1 '!F
January 29, 2003
3951795 OR: 4160 PGref8~7152
RICORDID in OFFICIAL RECORDS of COLLIiR COD~T', IL
12128/20~6 at 10:10AK D~IGK7 I. KROCK, CLIRK
CORK 1000000.00
RIC FE! 18.50
DOC-.70 1000.00
It
Henderson, Franklin, Starnes & Holl, P.A, (Drooks)
9990 Coconut Road Suite 101
Bonita Springs, FL 34135
239.344.1375
File Number: Hardcst1l424.17
Retn:
CHIF" PASKIDOKO 17 AL
821 5TH AVE S t201
HAPLIS 'L 34102
Parcel Identification No, 00147240008
(Spac~ Above Thts Line For Recording Data)
PARCEL II:
All thai ecrtaln parcel ofland situate lying and being In Section 12, Township 48 Soutb, Rauge 25 East,
Collier County, :F'lorida and being more particularly described as follows:
Commencing at tbe Soutbwest corner of tbe Southwest V. of tbe Soutbwest Y. of tbe Nortbeast Y. of Section 12,
Township 48 Soulh, Range 25 East, thence go Nortb 660 feet to a point, thence go East 162 feet to the point of
beginning, thence continue cast 132 feet to a point, tbcJH~e South 30 feet, thence West 132 feet, thence North
30 feet to thc point of beginning
Subject to reservations, easements and restrictions ufrccord.
Subject to taxes for 2007 and subsequent years; covenants, conditions, restrictions, casements,
reservations and limitations of record, If any.
and said grantor does hereby fillly warrant the title to said land, and will defend tile same against lawful claims of all persons
whomsoever.
,.. "Grnntorr and "Grantee" are llsed for singular Qr plural, as context requires.
DoubleTim~
, ~,
A:Jenda !tem f'Jo. 17E
~ janua:'y 29, 2008
*** OR: 4160 PGtl~3~ c*w
In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year fIrst above wrilten.
Signed, scaled and delivered in our presence:
LONG BAY P ARTNERS, LLC~ a Florida limited liability
company,
A""~<7./~ Y4/7t'</7
W~;;;;:!!!ZJ;K/~
Witness #2 Printed Name MARSHA STACHtBR:
By: Bonita Day Properties) Inc., a Florida Corporation,
as Man$mg Member ~
~M,
D n Gleeson '
I : Vice President
(SEAL)
WarraJlty Deed (Sio/ltlory Form) . Pag!:: 2
DoubleTim&ll
?
Agenda [tem No.-"17E"
January 29, 2008
3951796 OR: 4160 PG:9 r83f2
RECORDED In OffiCIAL RECORDS of COLLIER CDUHTY, FL
12/21/2006 at 10:IOAK DWIGH! E. BROCI, CtERI
RIC m
DOC-,10
11.50
,10
Prepared by and Return To'
David L. Cook, Esq. '
HENDERSON, FRANKLIN, STARNES & HOLT, P.A.
9990 Coconut Road Suite 101
Bonita Springs, FL 34135
239-344-1375
File Nmnber: Hardestll424.17
Retn:
CRI~fY 1ASSIDOHO E7 AL
121 5Ta AVE S 1201
NAP LIS I L 3i 102
Parcel IdentificatIon No: 00146680009
[Space Above This Une For Recording Data)
Quit Claim Deed
years; covenants, conditions, restrictiuns, easements,
To Have and to Hold,. the same together with all and singular the appurtenances thereto belonging or in anywise
appertaining, and all the estate, right. titlc, interest, lien, equity and claim whatsoever of grantors, either in law or equity, for
the use. benefit and profit of the said grantee forever,
In Witness \Vhereof, grantor has hereunto set grantor's band and seal the day and year first above written.
Signed, sealed and delivered in our presence:
LONG BAY PARTNERS, LLC., a Florida limited liability
company,
.~;~ '/b4M
Witness #1 Printed Nap~1# #VI'.>
W~#2P' dN-
1tne" nnte ame. MARSHA STACfI1:;l5R
By: Bonita Bay Properties, Inc" a Florida Corporation,
. as Managing Membe~
By' .-, 11 ffJ24~
n Gleeson \
. Vice Presidcn.t
DoubleTlm~
;'.\g,:;nda item r'j6-. lic'
January 29, 2003
*** OR: 4160 PG~aYB~2t**'*
State of Florida
County of Lee
The foregoing instrwnent was acknowledged before me this lS'h day of December, 2096
by John M. GleesoQ as Vice President of Bonita Bay Properties, Inc., a Florida
Corporation, as Managing Member of Long Bay Partners, LLC., a Florida Limited
Liability Company, on behalf of the company. He is personally known to me.
~~a~jL
Notary Pu lie ~
(seal) Printed Name: c,,s<' Pu,,_ Marsha Stachler
My commission expires:~ ""\\ ~ Commission # DD284665
~A V~ Expires March 20, 2008
''fOFp..Cf'E\tr'IMdTrtFJFIlir1-I~.1ot:.~101D
Aaenda Item No, 17E
." January 29, 2008
Page 53 of 152
AFFIDAVIT
I
Well, Distinctive Residential Development at Livingston, LLC being first duly sworn, depose
and say that we/! amIare the owners of the property described herein and which is the subject
matter of the proposed hearing; that all the answers to the questions in this application, including
the disclosure of interest information, all sketches, data, and other supplementary matter attached
to and made a part of this application, are honest and true to the best of our knowledge and
belief. Well understand that the information requested on this application must be complete and
accurate and that the content of this form, whether computer generated or County printed shall
not be altered. Public hearings will not be advertised until this application is deemed complete,
and all required information has been submitted.
As property owner Well further authorize Q. Grady Minor and Associates, P,A, and Goodlette,
Coleman and Johnson, P,A., to act as ourlmy representative in any matters regarding this
Petition.
,,---~
.~-
Signature of Property Owner
~\~
Signature of Property Owner
Steve Fiterman. Principal
Typed or Printed Name of Owner
Typed or Printed Name of Owner
STATE OF )
COUNTY OF )
Sworn to (or affirmed) and subscribed before me this..11. day of ~___, 2007 by
___5iJ",ye.~tt::~__ who' personally known me or has produced
~~----
Not~Rublic /2 . / _ tfl
-UkL~.fU!!:t:17LL~~7C
(Name typed, printed or stampe~-/
(Serial Number, if any)
as identification,
DANA PARTlN-MCGOURTY
MY COMMISSION I DO 434861
EXPIRES: June 29, 2009
IJurlcl8lJThruNOllryF'U~U~rw~rl
RECEIVED
JUN 1 5 2007
a. (Brady Minor
& Associates, PA
A,g:.-;nda Item I'Jo. 17E
January 29, 2U08
P "4 of 152
--,-'-._._,--,-----~-"_._----,~, .----.--....---.---.---.--.- - --.~.__._-_._--
lM.JD DEVElOPMEt,T ,lJTillllOS. PERMITTING. WATER MANAGEMENT, FEASIBllJTY STUDIES
DAVIDSON
ENGINEERING
Trip Generation Report
Prepared For
DISTINCTIVE RESIDENTIAL DEVELOPMENT
MR. STEVE FITERMAN
7575 GOLDEN VALLEY RD, SUITE 250
GOLDEN VALLEY, MN 55427
Prepared by
Davidson Engineering, Inc.
2154 Trade Center Way
Naples, Florida 34109
August 2005
L, Davidson, P,E.
, Registration No, 47161
Company Registration No, 00009496
SEP 2 1 2005
PllDZ-2005-AR-8416
PROJECT U2003040003
DATE: 10/19105
HEIDI WILLIAMS
- __m...___.~ ... ,__,,__ .._____._.._"_.__,~.,_.__~_.____ _,__._...___ ___.__._______._.__...._.____
2154 T'Clde Center Way, Suite 1/3 . t'''ples, Flor;Ja 34109 ' Phone: 239597.3916 . Fox: 239.597,5195
www.doYidsonengjneerillg.com
Agenda Item No. 17E
January 29, 2008
Page 55 of '152
General
Distinctive PUD is a proposed single family development. The projcct site consists of three
properties proposed to be rezoned from "A" to RPUD totaling 16 + / - acres. The site is located on
Livingston Road approximately l/4 mile south of the Lee County line in Section 12, Township 48
South, Range 25 East, Collier County, Florida. The infrastructure for the development is
proposed to be constructed in one phase.
Pre-Development Conditions
The site is currently undeveloped,
Proposcd Conditions
The project includes the construction of up to 48 single family residential dwelling units. The
associated pavement, water management area and utilities are also proposed for construction.
Trip Generation
Trip generation rates were derived from the Trip Generation Sixth Edition, Institute of
Transportation Engineers publication. The Land Use Category and associated variable used for
the projcct arc:
A) Nmnber of units (i,e, dwelling units, square feet, etc.)
48 dwelling units
B) Description of development and ITE category for trip generation,
The ITE category used for this trip generation is Single-Family Detached Housing (LUC
210)
Trip Generation
=.<1;
-----"._" Equation Ente1111g-- Exiting
Calculated Traffic
Weekday Daily Traffic = 528 ."".~-'-'--
Ln(T) = 0.92(X) +2.707 264 (50 %) 264 (50%)
AM Peak Hour Traffie= 43 --..----
T=0.7(X) + 9-477 11 (25%) 32 (75%)
PM Peak Hour Traffie=55 Ln(T) = 0.901(X) +0.527 35 (64%) 20 (36%)
..-, ._-- -.. -'-.~.'._""- -- -.----
Table 1.. Singlc-Family Dctached Housing (LUC 21.0)
X 8
2
AClenda item ~'Jo, 17E
~ January 29, 2008
P3ge 56 of 152
C) Total trips generated for the Average Annual Daily Traffic (AADT) and the
AM and PM peak hours.
Total trips generated for the Average Annual Daily Traffic (MDT) and the AM and PM
peak hours are listed in the chart below.
Calculated Traffic Entering Exiting Total
~--_._-
A."'-DT 264 264 528
AM Peak Hour-Traffic 11 32 43
PM Peak Hour Traftle 55 35 20
Table 2. Net Site Generation
Since the added AADT is less than 1000 trips and peak hour generated traffic is less
than 100 vph, no further traffic impact study is required for this project. The project will
not have negative impact on the existing roadway conditions.
3
Agenda Item t-.Jo, 17E
January 29, 2008
Page 57 of 152
Item V.A
ENVIRONMENTAL ADVISORY COUNCIL
STAFF REPORT
MEETING OF Au!!ust 1, 2007
I. NAME OF PETITIONERlPROJECT
Petition No.:
Petition Name:
Applicant/Developer:
PUDZ-AR-8416
PEZZETTINO DI CIELO RPtm
DISTINCTIVE RESIDENTIAL
DEVELOPMENT AT UVINGSTON,
LLC
Q GRADY MINOR AND ASSOCIATES
BOYLAN ENVLRONMENTAL
CONSULTANTS, INe,
Engineering Consultant:
Environmental Consultant:
II. LOCATION
The subject propelty is located immediately East of Livingston Road and
approximately I,," mile south of the Lee County line, in the North '/2 of Section 12,
Township 48 South, Range 25 East, Collier County. Florida,
III. DESCRIPTION OF SURROUNDING PROPERTIES
The subject propelty is sUlTounded by MeditelTa PUD, which is an in-fiJI project
to hc devcloped on I ;696 acres locatcd in north Collicr County and south Lee
County. Approximately l.I68:!: acres of the project are in Collier County.
Meditcna PUO is a golf course community that includcs a range of singlc-family
and multi-family housing along with a Village Center that will provide a
max,imum of 20,000 square feet of floor area of commercial uses to be designed
as a small scale neighborhood retail goods and services land use.
ZO:\TING
DESCRIPTION
N-
Meditena PUD
Residential
S-
Meditena pun
CommercialfResidential
E-
Mediterra PUD
Residential
w-
:\1editena pun
Road ROW (CR-88l Livingston Road)
& Residential
EAC Meeting
!\C'2nca Item r'~o. 17E
~ ,january 29, 2008
Page 58 of 152
Page 2 of 7
IV, PROJECT DESCRIPTION
Rezone the subject :t16.76 acre site from "A" (Agriculture) to a Residential
Planned Unit Development to be known as Pezzettino Di Cielo RPUD, to permit
43 detached dwelling units at a density of 2.57 units per acre.
V, GROWTH MANAGEME:'IiT PLAN CONSISTENCY
A. Future Land lJse Element
The subject property is designated Urban (Urban - Mixed Use District, Urban
Residential Subdistrict), as identified on the Future Land Use Map (FLUM) of the
County's Growth Management Plan (GMP), Relevant to this petition, this
Subdistrict permits residential development (variety of unit typcs) at a base
density of four residential units per gross acre and recreation and open space uses.
This project docs not qualify for any density bonuses and is not subject to density
reduction.
FLeE Policy 5.4 requires new land uses to be compatible with the surrounding
area, Comprehensive Planning leaves this determination to Zoning and Land
Development Review staff as part of their review of the petition in its entirety.
The applicant is encouraged to implement appropriate Policies under Objective 7
of the FLUE that support smart growth, including wal k ability und
interconnections with adjoining communities,
Based upon the above analysis, slaff concludes Ihat the proposed rezone is
consistent with the FLUE.
B. Conservation & Coastal Manal!ement Element
Objectivc 2.2 of the Conservation and Coastal Management Element of the
Growth Managcmcnt Plan states, "All canals, rivers, and flow ways discharging
into estuaries shall meet all applicable federal, state, or local water quality
standards."
To accomplish that, Policy 2.2.2 states "In order to limit the specific and
cumulative impacts of storm water runoff, stonn water systems should be
designed in such a way that discharged water does not degrade receiving waters
and an attempt is made to enhance the timing, quantity. and quality of frcsh water
(discharge) to the estuarine system,"
This project is consistent with thc objectives of Policy 2,2.2 in that it attempts to
mimic or enhance the quality and quantity of water leaving the site by utilizing
E~C Meeting
,i\genda Item No, 17E
January 29, 2008
Page 59 of 152
Page 3 of 7
interconnected dry detention area(s), lake(s) and a wetland(s) to provide water
quality retention and peak flow attenuation during stonn events,
This project is consistent with Policy 6.1.1 as the requirement to preserve 15% of
the native vegetation on a 5 to 19 acre non-coastal residential development has
been met by providing 0,82 acres of native vegetation. The property contains
approximately 5.48 acres of native vegetation on site. The total site preservation
meets that required hy the peD.
In accordance with Policy 6.1.1. (2), preserved native vegetation will include
canopy, under-story, and groundcover. The preserve areas have been designed to
accommodate the onsite wetlands. All three strata of the existing native vegetation
will be preserved, and exotic species will be removcd.
In accordance with Policy 6,1.1. (4), the preserve has been selected to preserve
areas in accordance with the descending order of priority as noted in the LDC and
GMP, It was noted dming an initial survey that the potential for fox squirrel may
be present. due to the presence of stick structures located onsite. This arca
incorporatcd both the 630-Mixcd Hardwood Wctlands, and the 41 I-Disturbed
Pine Flatwoods arca. A follow-up survey was conductcd, following several major
stonn events to recertify the location of these structures. The results found no
ncsts or structures present. Preservation of habitat known to be utilized hy listed
species is a priority in preserve selection. In addition, preservation of wetlands and
uplands which buffer wetlands, arc also criteria which follow in descending ordcr
the priority for protection. This project proposes to preserve both a portion of the
wetland and adjacent upland habitat which may he utilized hy listed species.
This project is consistent with Policy 6.1. 1. (9) whereas there are no adjacent
preserves, conservation acquisition areas, now ways or potential wildlife corridors
exist in this area or around the project site. Roads and development exists along
the nOlth, west and south boundaties of the site. The cast consists of undeveloped
residential lands, The preserve area has been designed to best accommodate the
onsite wetlands and upland areas,
In accordance with Policy 6.2.1., the wetlands have becn ficld vcritied and
approved by the SFWl\1D and are delineated on the plans accordingly.
In accordance with Policy 7,1.2, a listcd species survey was conductcd on the
property and no species were observed, however possible Big Cypress Fox
SquilTel nests/daybeds wcre found on the propcrty. ^ Big Cypress Management
Plan has been provided,
The project is consistent with the Objectives and Policies of the Conservation and
Coastal Management Elemenl.
E~C Meering
f'\g.3nda itsrn i'~o. 17E
Janu8;-y 29, 2008
~a;Je 60 of 152
rogo 4 of7
VI. MAJOR ISSUES
A. Storm water Manal!cmcnt
Pezzettino Di Cielo sits within the Imperial Drainage Outlet Basin, therefore the
maximum allowable amount of water that the site can discharge is 0.15 cfs per
acre as per ColIier County Ordinance 90-10, The Basin drains toward the west
and eventually out to Wiggins Bay and Wiggins Pass.
The proposed Water Management system for this project consists of a series of
inlets connected with drainage pipes and connected to wet detention areas. The
system wi II be sized to achieve the proper water quality retention and peak flow
attcnuation. Discharge through the drainage control structure will be to the
Livingston Road Right-of-Way drainage system.
The sfwmd.gov website shows that an ERP for this site was applied for through
the SFWMD on April iI, ~OO6 and a Requcst for Additional Information (RAI)
was sent back to Davidson Engineeling on May 11, ~006.
Section 8.06.03 O.~. of the Collier County Land Development Code states, "The
surface watcr managcment aspects of any petition, that is or will he reviewed and
permitted by South Florida Watcr Management District (SFWMD), are cxcmpt
from review by the EAC except to evaluate the criteria for allowing treated storm
water to be discharged into Preserves as allowed in Section 3.05.07."
11. Environmental
1. Site Description
The project site contains 0.96 acres of wetlands, 0, I 1 acres of man-made water
bodies (surfacc watcrs) and 16.45 acres of various disturbed uplands. There is one
jurisdictional wetland onsiLe, a mixed hardwoods wetland (0.96 acres) near the
northern portion of the propeI1y. Thc majority of the rcmaindcr of the site
comprises disturbed and forested pasture areas, low density residential, and
warehouse/storage facilities, ah,mdoned citms, and trails,
2, Wetlands
The project site contains approximately 0.96 acres of Wetlands all elassified as
MIxed WeIland Hardwoods (630e3). A mixture of cyprcss and melaleuca
dominate the wetland canopy. While ground cover was sparse, swamp fern can be
found around the outcr cdge of this wetland community, A site inspection has
E.(\C Meeting
!'.genda item No, 1'1;;;
January 29, 20G8
Page 61 at 152
PageS of7
been conducted with the SFWMD, and the Jines have been verified according to
the applicant. This project proposes to preserve 0.67 of the 0,96 acres of Lhe
mixed hardwood wetlands onsite, Overall the project is preserving approximately
70% of the onsite wetlands. Wetland 1 will have 0.29 acres of wetland impacts.
These impacts will bc mitigated for onsite. Well and impacts will be addrcssed
with South Florida Water Managemcnt District during the ERP process.
3. Presenation ReQuirements
The propcrty contains approximately 5.48 acres of native vegetation comrmmities.
Fifteen percent of the native vegetation is required to be preserved in ordcr to
meet Collier County preservation requirements. That equates to 0.82 acres of
native vegetation required for preservation. The project proposes to preserve 0,82
acres, whieh meets the required amount. Staff worked with thc environmental
consultant to include a comhination of Pine Flatwoods (0.15 acres) and Mixed
Wetland Hardwoods (0.67 acres) for preservation.
4, Listed Species
)J'o protected species were dircctly identified on site, However, four stick nests
wcre ohserved during the initial survey. These stick nests have the potential to
possibly be Big Cypress Fox Squirrel daybeds. A management Plan for the Fox
Squinel is included with thc EIS. Prior to clearing or construction, the site will be
resurveyed for nests. If any Big Cypress Fox Squirrels arc actively nesting, a
12S-foot huffer will be placed around these nests and no development will occur
in these areas until after nesting.
VII. RECOMMENDA nON
Staff recommends approval of PUDZ-AR-8416 Pczzettino de Cicio RPUD.
EAC Meeting
Page 6 of 7
PREPARED BY:
J 1 ,,' t () 'JI I
~!--. 1(,t/' !~, /G[C-o//,v<..z
SR AIU\.Ql;E (/
SENIOR ENVIRO:\lME~TAL SPECIALIST
EKVIRONMENTAL SERVICES DEPARTMEI\T
LriLJ -kr
STANCHRZAKOWSKI, PE
EKGINEERING REVIEW MA:--iAGER
EKGINEERING SERVICES DEPART!\ffiI\T
~
~ 13~'
:vtELTSSA O:--iE
PRINCIPAL PLAN_
DEPARTi\1ENT OF ZONI:-.iG A:--iD LAND DEVELOPMENT REVIEW
P-,'Jenda Item ~~o. 17E
~ January 29,2008
Page 62 of 152
1;,/;2''1
I; !~' {j ,/
DATE
7//7/07
DATE
7~6~""'O>
Dl\TE / r
EA,C Meeting
Page 7 of?
REVIEWED BY:
,(?.f}Jxu~ ..d ~4:>CJ1--
BARBARA S. BURGESON
PRINCIPAL ENVIRONMENTAL SPECIALIST
ENVIRONMENTAL SERVICES DEPARTMENT
J-. ~ikd
1 u"ll . -/L
LIAM D, LOR Z, Jr., P,E.
ENVIRONMENTAL SERVICES DEPARTMENT DIRECTOR
.
/
(
JEFF
ASSIST COUNTY ATTORNEY
OFFICE OF THE COLLIER COUNTY ATTORNEY
APPROVED BY:
o EPH K, SCHMITT
C MMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES
DMlNISTRATOR
Agenda Item No. 17E
January 29,2008
Page 63 of 152
'7-Cf-n7
DATE
0/'-/(,..'7
DATE
::r /1 {, / 0 ";f-
DATE '
~ff(?
,;g2iida item No. 17E
,:anuary 29, 2008
Page 64 of 152
Pezzettino Di Cielo RPUD
Environmental Impact Statement
Col\ier County Section 12, Township 48 South, Range 25 East
Approximately 17.52 acrcs
Boylan -~?i"
~~::~o~~~~:~~~;
Wet/wu! & Wild/ifl! Slll"l.t'Y/flmoiimrmenJal Permilting,
Impac{);;;;ssments
11000 Metro Parkway, Suite 4, FOlt ivlyers, Florida,
33912 Phone: (239) 418-067IFux: (239) 418-0672
REV: 4
September 14, 2005
Revised July 11,2006
Revised January 22) 2007
PUDZ-2005-AR-S416
PROJECT #20030400003
VA TE, 217107
MELISSA ZONE
Agenda Item No. 17E
January 29, 2008
Page [i5 of 152
Submittal Requirements for All Applications
A. Enviromnental impact ~tatements
I. Purpose,
a. The purpose of this section is to provide a method to objectively evalunte the impact
of a proposed development, site [\lteration, or project npon the resources and
environmental quality of the project area and the conununity and to insure that planning
and zoning decisions are made with a complete lInderst<lllcling of the impact of such
decisions upon the vnvironment, to encourage projects find developments that will:
i. Protect, conserve and ennance, but not degrade, the environmental quality
and resources of the pnrticular project or dtlvelopment site, the general flrea und the
greater conmmnity.
ii. Minimize the fl1ture reduction in property values likely lo resllltt or be
caused by improperly designed and executed projects. and developments.
iii. Reduce the necessity for cxpcnditme of public funds in the fuhlre for
rehabilitating the environmental quality of areas of environmental sensitivity.
b. Furtherl it is the purpose of this section to att~in the widest range of beneficial uses
of the environment without degradation of environmt;ntl.ll adv(lntages and risk to public
health, safety, welfare and other undesirable consequences.
c It is <llso tbe purpose ofthis section to optimize a balance betwecn population and
resource use to pcm1iL high standards of living nnd a wide sharing of r~sources and
mnenities among all citizens and residcnts of [l!ld visitors to Col1it:r Count.y during the
present and future generntions.
2. Applicability; environmental impflct statcrtlCtH (EIS) required, Without first obtaining
approval of an EIS, or exemption pursuant to section 10.02.02 A.7" ~s required hy this Code it
shall be unlawful and no building permit, conditional use, zoning change, subdivision or
condomillium plat or unplatteu subdivision approved or other county permit or approval of or for
development or site alteration shall be issued to cause the development of or site alteration of:
a. AllY site with a ST Of ACSC-ST overlay.
h. All sites seaward of the coastal managemeJlt boundary that are 2.5 or more acres.
c. All sites landwnrd of the coastal management boundmy that me tell or mon: acres.
d, Sites where a prjor EIS was prepared (lJld approved [or the same area of land and
whew the following cxi~t:
1. Greater impacts to preserve areas or chnnges. ill location to preserve nreas
are proposed;
ii Greater ilnpacts to jurisdictional wetlands or listC',{1 species habitflts are
proposed;
iil. New listed species hovc heen identified on site; or
iv. A previous EIS is more than 5 years old.
e. Any other development or site altemtion which in the opinion of the County
Manager or his designce, would have substantial impact upon enyironmentrll quality and
which is not specifically ex.empted in this Code. In determining whether such a project
would have substantial environmental impact the County Manager or his designee shall
base his decision on the terms flnd conditions described in this Code and on the project's
consistency with the growth management plan.
f. When required by section 3.04.01 of this Code, plant and animal species surveys
shall be conducted regardlcs."i of whether an EIS or resubmitted EIS is required by this
section.
2
/.\g;'::lIda Item No.1 I'E
.J.snLJary 29, 2003
?age 66 of 152
3. Submission and review ofEIS. A completed EIS, in written ilnd digital format, shall be
submitted to County Manager or his designee for approvall denial or approval with modifications.
No development or site alteration will be started without this approval .1l1d permits n:quin.:<.l by
law. Failure to provide fullnnd complete infonnatiol1 shall be grounds for denial of the
application. The author(s) of the EIS shall provide evidencel by academic credentials or
experience, of his/her expertise in the area of environmcnlnl sciences or natural resource
management. Acauemic credentials shall be a hachclor1s or higher degree in one of the biological
sciences. Experience shaH reflect at lenst three years, two YCMS of which shall he in the State of
Florida, of (;(;ological or biological professional experience if substituting for academic
credentials.
4. Information required for application,
a. Applicant information,
i. Responsible person who wrote the EIS and his/her
cducation and job relatcd cnvironmental experience,
Rae Ann Boylan, ii,S., MS., Biolo[;y, Environmental Sciences, 21
years experience; RaeAnn@BoJlLfJl1Env.com; (239) 418-0671
Kimberly Schlachta, B.S., Environmental Sciences, 8 years
experience; KimS(i,WovlanEnv.eom; (239) 4] 8-0671
ii. Owner(s)/agcnt(s) nalllC, address, phonc number & c-mail
address.
Steven Fiterman
Ground Development C{)}j'oration
7575 Golden Valley Road Suile 250
Golden Valley, MN55427
(763) 546-2625 exl, 12
s{ifenll!1nkiJmil c, cu t!1
,_. ..- .
b. Mapping and SUpPOI.t graphics.
i. General location map.
See attached map Ii/led LocaliOlI AIap.
ii. Native habitats and their boundaries identified on an
aerial photograph of the site extending at least 200 fcct outside
the parcel boundary. This does not mean the applicant Is
requircd to go on to adjoining propertics. Habitat
identification consistent with the Florida Departmcnt of
Transportation Florida Land Use Cover and Forms
Classification System (FLUCFCS) sllllll be depicted on an
aerial photograph having a scale of one inch cqual to at least
J
Agenda Item No, 17E
January 29, 2008
Page 67 of 152
200 feet when available from the County, Other seale aerials
may be used where appropriate for t.he size of t.he project.,
provided the photograph and overlays are legible at t.he scale
provided. A legend for each of t.he FLUCFCS categories found
on-site shall be included on the aerial.
See attached map titles FLUCCS Map of Site and Area Extending
200 Feel Beyond,
Ill. Topographic map, and existing drainage patterns if
applicable. Where possible, elevations within each of
FLUCFCS categories shall be provided.
See attached map titled Topographic Map overlain 011 the
FLUCCS Map.
iv. Soils map at scale consistent with that used for the
Florida Department of Transportation Florichl Land Use
Cover and Forms Classification System determinations.
See at/ached map titled NRCS Soil Survey Map.
v. Proposed drainage plan indicating basic 110w p:ltterns,
outfall and off-site drainage.
See Concept Drainage plans provided by Davidson Engineering.
vi. Development plan includiug phasing program, servic.e
area of existing and proposed public facilities, and existing and
proposed tl'ansportationnetwork in the impact. area.
See attached Davidson Engineering PUD master plans,
vii. Site plan showing preserves on-site, and how they align
with preserves on adjoining and neighboring properties,
Inclnde on the plan locations of proposed and existing
development, roads, and areas for stormwater retention, as
shown on approved master plans for these sites, as well as
public owned conservation lands, conservation acquisition
areas, major flowways aud potential wildlife corridors.
No adjacent preserves, conservation acquisition areas, flowways
or polential wildlife corridors exist in this area or aruund the
project site, Roads and development exists along the norlh, east,
west, and soulh boundaries afthe site. l1Je preserve areas have
been designed to best accommodate the ollsite wetlands, polential
4
f<l03nda item No. 17E
~ January 29, 20G8
Page 68 of 152
fox squirrel habitat has also been included, and to maintain on
contiguous preserve. See attached PUD Master Plan and
Indigenous Preserve Map.
VIII. For properties in the RLSA or JWMU districts, a site
plan showing the location of the site, and land use designations
and overlays as identificd in the Gl'owth Managemcnt Plan,
Not applicable, the project Is nol within those districts.
c. Pro,ject description and GMP consistency determination.
i. Provide an overall description of thc project with respect
to environmentalalld water management i~~ucs.
The project site conlains 0,96 acres of wetlands, 0, I 1 acres of man
made waler bodies (surface walers) and 16.45 acres of uplands,
There is one jurisdiclional weiland onsite, a mixed hardwoods
wetland (0.96 acres) near the northern portion of the properly.
'he majority of the remainder of Ihe site comprises disturbed and
;,resled pas/ure areas, low dcnsily residential, warehouse/storage
acililies, abandoned citrus and lralls.
IYJe pmposed sile plan will impact 0.29 acrcs oflhe mixed wetland
hardwoods, Onsite mitigatiolJ will be pruvidedfor impacts 10
wetland ], 10 be permi/led through SFWMD. T'lJe remainder of the
mixed hardwood weiland (0.67 acres, weiland I) will be preserved,
and enhal/ced.
1n order to offsel the direct weiland impacts ol2O'lle miligation will
be provided. l1te onsite mitigalion will include the preservation
and enhancement oflhe remaining porlion o/the mixed hardwoods
wetland and also a porlion oftl/{! adjocenl uplal/ds. '['lie details of
the miligalion plan will be finalized during the i'.'nvironmental
Permitting process with the SFWMD.
No adverse secondary or cumulative impacts are anticipoled as a
result of/his development and 110 adverse water quality or
discharge impacls are al/ticipated, All impacts would be mitigated
through environmental perll1i11ing wilh Ihe SFWA1D.
ii, gxplain how the projcct is consistent with each of the
Objcctivcs and Policies in thc Conscrvation and Coastal
Mana!:ement Elcment of the Growth Mallllgel11ent Plan, where
applicable.
'/7w project site includes wellands and uplands, The projects
preserve area of 0.82 acres of indigenous vegetalion alld will
5
Agenda Item No, 17E
January 29, 2008
Page 69 of 152
contain porlions of the onsite wetlund, indigenous lands, and
uplands,
This project is consistent with Policy 6,1.1 whereas the standards
and criteria have been met to preserve native vegetation on-site, by
providing greater than 15% indigenous vegelalionfor a 5 10 19 acre
non-coastal residential development. The total sile preservation
exceeds that required by the PUIJ.
The sUe is required to prcsen'e 15% of the 5.48 acres of
indigenous, equating to 0.82 acres. The total indigenous provided
within Ihe preserve equals 0.82 acres. The site will preserve 15%
of the onsite indigenous areas which meets the requirement,
In accordance with Policy 6,1.1. (2), preserved native vegetation
will include canopy, under-story, and groundco vel'. The preserve
areas have been designed to accommodate the onsite wetlands,
mainlain a single contiguous preserve possible thallhe water
management system allowsfor. Alllhree .I'lrata oflhe existing
native vegelation will be preserved, and exotic species will be
removed.
In accordance wuh Policy 6..1.1. (4), the preserve has been
selected to preserve areas in accordance with Ihe deseending
order of priority as noled in the LIJC and GAfF. It was noted
during an initial survey that Ihe poten/ialfor fox squirrel may be
present noted by located of slick structures located onsite. This
area inCOljJoraled both the 630-Mixed Hardwood Wetlands, and
the 41 I-Disturbed Pine Flatwoods area. A follow-up survey
following several major storm events 10 re-documenl the location
of these slructures resuller! in finding no nests ur struclures
present. Preservation of habilal known 10 be utilized by listed
species is a priority in presel've seieciion. Tn addilion, preservation
of wetlands and upiands which buffer wetlands are criteria which
follow in descending order the priority for proteclion. This project
proposes to preserve bolh a portioll oflhe wetland and adjacent
upland habitat which may be utilized by listed species. Therefore
this policy has been addresses in accordance with the criteria,
This project is consistent with Policy 6.1,1. (9) Whereas there are
no adjacent preserves, conservation acquisition areas, jlowways or
potenlial wildlife corridors exist in this area or around the project
site. Roads and development exists along Ihe 110rth, west and soulh
boundaries uf the site, 17w easl consists of undeveloped residential
land.\', 71w preserve area has been designed to best accommodate
the onsite wetlallds, alld indigenous areas. The preserve location is
designed 10 remain interconnected as best possible the water
management system and site development allows,
6
Agenc3 item No. 17E
January 29, 20G8
P3ge 70 of 152
In accordance with Policy 6,2.1., the wetlands have been field
verified and approved by the SFWMD and are delineated on the
plans accordingly,
Since th(~\'e issues are the only issues Ihat are highlighled in Ihe
objectives, Ihe project would be consistent with Ihe Objectives and
Policies of the Conservation and Coastal Management Element,
d. Native vegetation preservation.
i. Identify the acrellge and cOlllmunity type of all upland and
wetland habitats found on the Pl'oject site, according to the
Florida Land Use Cover and Forms Classification System
(FLUCFCS). Provide a description of eaeh uf the FLUCFCS
categories identilled on-sitc by vegetation type (species),
vegetation composition (canupy, mid story and ground cover)
and vegetatiun duminance (dominant, common and
occasional).
110 Low Density Residential (approximately 0.91 (ICre,l)
This upland community consists (Jf a sil1gle-family home within a fenced 101 area
consisting of St. Augustine and lawn grasses, and non-native landscape Irees in
the yard.
212 Unimproved Pasture (appl'Oximately 5.05 acre.l)
The canopy is sparse in this community however, some scattered cabbage palms
and pines were present. Bahia grass dominaled Ihe ground cover, Other
vegelalion found in Ihis co mill unity includes wax /71yrlle, Krapcl'inc, Nack 1'001,
bl'oo/71 sedge, poison I\Y, dogfcnnel, and Brazilian pepper.
VEGETATION TYPE
COMPOSITION
(C-ClIIlOPY, M-MItMory, G-
_.Gro\lll~I,=-(\~~I.)
G
M
G
G
G
G
---~_..-
G
M
DOMINANCE
(D-nollllnsnt, C-CommOllt
9_-P.CCllSi{lJlul)
Bahia Grass
Wax Myrtle
_Grapevine
Black Root
----_.._--~--
Broomsedge
Poison ivy_
Dol;': Fennel
Brazilian Pepper
c
o
o
o
o
---._-------
o
o
o
7
Ag'2nda Item No, 17E
January 29, 2008
Page 71 of 152
213 Woodland Pasture (approximately 4,09 acre~)
In this community the canopy wa, dominated by mature slash pine trees with a
few scallered cabbage palms and melaleuca, the sub canopy was dominated
Brazilian pepper. Poison ivy grew feverishly upon several of the Irees inlhe
community. When pre,ent, the ground cover in this area was dominaled by
various pasture grasses.
...- -,--. ..-,
VEGETATION TYPE COMPOSITION DOMINANCE
(C~Canop)'1 M.Midstory, G- (D~Dolllillnl1t, C~COlflmOll.
- Gronnd cover) O-Occnslonal\
Slash pine C D
.---.-
Melaleuca M 0
..
Cabbage Palm M 0
~_... -
Poison Ivy G 0
_.u.._ --' ~
Brazilian Pep]'ler M 0
.. .. .-...
Wire Grass G 0
- --... -----,. ---
224 Abandoned Groves (approximately 0.69 acre~)
This community consi,/s of rows afabandoned dtn,s that have /lot been
maintainedfor some period of time. Various grasses dominated Ihe ground cover
oft/lis community.
260 Warehollse/Storage/Other Open Lands (approximately 2.33 acre.s)
Thi, area consists (!fseveral storage and warehouse structures, The structures
appear to be run down,
411 e2 .I'lite Flatwoods (approximately 0.65 acres) -Exotics 25-49%
171is uplandforesled community is dominated by Florida Slash pine found in the
canopy, with some scattered meialeuca, Other vegetation present includes wax
myrtle, saw palmetto, wire grass, Brazilian pepper, poison ivy, and grape
vine2saw palmetto, wire grass, Brazilian pepper, poison i1:y, and grape vine.
.~ .- ----
COMPOSITION nOMINAN
(C-CnllOPY, M-MidslorYl G~ {D"Domlllflllt,C-C
GI~oulHl cover} O-Oc:cndOlllll)
C C
,.--
M 0
---...
M 0
G 0
.- -- ,.
G 0
-
M 0
.
G 0
G 0
. . .__._-~. ___",~__m
CE
--
VEGETATION TYPE
omm-Oll,
Slash pine
CYJ;rcss
Wax Myrtle
Grapevinc
P'!iSOll Ivy
!3razili~n Peppcr
Wirc Grass
Saw Palmctto
8
,l'\C18nda item No. 17E
~ January 29, 2008
Page '12 of 152
422 Brazilian Pepper (approximate!y 0.63 acres)
This community was dominaled by Brazilian pepper, very little grew under Ihe
dense shade of/his exotic. Other scal/ered vege/alion included various paslure
I{rasses, and dOl{ {ennel.
. .. .
VEGETATIONT
-
YPE COMPOSITION DOMINANCE
(C.Cnltopy, M~MltlstoI"Y, G. (D.DOl11lnlllll~; C~COlllmOll.
.--- Ground covel') . O~Oc('nsional __
M D
-
. Brazilian PePI?.er_
424 Jl1elaleuca (approximately O.! 0 acres)
This communily cOl1sists of melaleuca. Ground cover is similar 10 those in Ihe
surrounding communities and includes various pasture grasses.
DOMINANCE
VEGETATION TYPE COMPOSITION
Melaleuca
(C-Canopr, M-Mithtury, G~ (O-nomillnntJ C.COJlllllOll.
(.,'oUlld cuver) ____ __Q:PCCllSloJll~)
C
C
500 Othel'SUljitce Waters (appl'oximately 0.11 acres)
Ihis area is long ditch thai nms throughout the northern porlion of Ihe property.
nICse dilches are excavaled and man made,
630e3 Mixed Wet/a/l(/lJardwood.l' (approximately 0.74 aaes) - Exotics 50-75%
.1 mix/ure of cypress, and melaleuca dominatcd this communily '.I' canopy, While
ground cover was sparse, swamp jel'll could be found around Ihe ouler edge (~r
this ,vel/and community.
..
VEGET ATION TYPE COMPOSITION
DOMINANCE
Cypress
Slash Pine
...~-
Melaleuca
(C-CIlJ10PY, M-:\.flrhtory, G- (D-Domlnnllt, C-Common,
Gl'-,!.'!!!~~_'!.!~__~____Q..-_Qr-C_:.!~~IUlI)
C C
C C
C C
M 0
...- --_.-- --- -.-----.
M 0
---~.._--_.
M 0
M 0
G 0
._'--~._-
Waxlvlyrtle
Dahoon
Myrsine
[~l.'azi~anp~pper
~wamp Fern ,
9
Agenda Item No, 17E
January 29, 2003
Page 73 of 152
740 Disturbed Lands (appl'Oximately 1. 63 acres)
This community includes porlions of a dirt road that run along the northern
border of the property and the adjacent vegetation. This community ;s currently
overrun by adventitious vegetation including ceaser weed, dog fennel, Spanish
needles and various pasture grasses,
VEGET A TTON TYPE COMPOSITION
DOMINANCE
(t:-Canopy, MwMhhtory, G- (D-DonUHltllt, C-COmJl\OI~l
Gruund co"/;'1' O-Occ:lslonnn
o
o
o
o
Ceasar weed
St. Augustine Grass
Dog Fennel
Spanish Needles
G
G
G
G
743 Spoil Areas (approximately 0.04 acres)
This area includes a dirt pile leji behind(rom excavating the nearby dilch. lIJe
spoil area separates the dilchji'om Ihe nearby wetland Melaleuca trees are Ihe
dominanl vegetation in this community.
McIalcuea
Grapevine
Smilax
Spanis~ Needles
COMPOSITION
(C-CallOpy, M-Midsj(}I'Y, G-
_~~rOllllcJ t:OYl'I') .__
C
G
G
G
DOMINANCE
(D-Domlnant, C-ComllIOIl,
O-OcClisioH!1D
o
o
o
o
VEGETATION TYPE
814 Roads and lI'ail.~ (approximately 0.42 acres)
This community consists (~( 0 dirt lrailleading to the storage sheds in the far
southeast corner of the property.
10
ACEmda item No. 17E
~ January 29, 2008
Page 74 of 152
FLUCCS "'etlnnd Acrcllge OSW Non-
Code Communily acreage wetland
110 Low _c.l~nsity residential -. -- 0.91
c-W-., Unimproved Pasture' un -. 5,05
.-._-
213 Woodland Pasture -- -- 3,98
- "
224 Abandoned Citrus Grove -- -- 0.69
---. - .
260 W arehouselS lorngelO lhcr 2,33
open lands -- --
-:c, ----
411c2 Disturbed Pine Flatwoods -- -- 0.52
Drnzili~-n Penner ---------
422 -- -- 0,63
- -
424 11claleuca -- -- 0,23
n"
500 Vitch -- 0.11 --
'"
~Oe3 Mixed Wetland Hardwoods 0.96 -- ---
740 Disturbed IAlIlcls un -- 1.63
" - "
743 Spoil Areas "- -- -- 0.04
- .--.--- - .~------ -~-- -
_814 Roads nnd Trails -- -- 0.42
...
Total: 0.96 0.11 16.45
Total Site Acreage: 17,52
ii. Explain how thc projcct mccts or cxcceds the nativc
vcgctation preservation requiremcnt in Goal 6 of thc
Conservation and Coastal Managcment Elemcnt of the Growth
Managemcnt Plan, ami Chaptcrs 4 and 10 of thc I,and
Dcvetopmcnt Code. Providc an cxhihit illustrating snch.
Includc calculations identifying the acreage for preservation
and impact, pCI' FLUCFCS category.
See altached Indigmous Communities --Impact/Prcserve map,
The properly conlained about 5.48 acres of native indigenous
communi/ies, and 15% is reqnired 10 be preserved in order 10 meet
Collier County indigenous requirements. l1wt equates to 0,82
acres ,,( indigenous nceded for preservation. The pro;ect proposes
to preserve 0,82 <leres, which meels the required amount.
]]
Aaenda Item !'o. 17E
~ January 29. 2008
Page 75 of 152
- ...
FLUCCS Community Upland Wetland Impact Indigcnous
Acrcage Acrcage Acrcage Preserve
Acrcage
- -- --"'
110 Low density 0.91 ae. -- 0.91 ae.
residential
~ ..
212 Unimproved Pasture 5.05 ae. -- 5.05 ae.
.. , .--- _____u
213 Woodland Pasture 4.09 ac. -- 4.04 ac.
224 ...... . .-- -
Abmldoned Citms 0.69 ae. -- 0.69 ae.
Grove
-
260 Warehouse!Storage/ 2.33 ae. -- 2.33 ae.
Other open lands
. ..
4J1e2 Disturhed Pine 0.52 ae. -- 0.37 ae. 0.15 ae
F/atJl'oods
422 Brazilian Pepper 0.63 ae. -- 0.42 ae.
.... _.--
424 Mdalcuea 0.10 ac. -- 0.10 ae.
. .
500 Other Surface Waters 0.11 He. -- 0.06 ae. 0.02 ae.
-- --- -.-
630e3 Mixed Wetland -- 0.96 ae. O.29oe. 0.67 ae.
Hardwoods
.- ---
740 Disturbed Lands L63~"__ 1.45 ae.
.----- .------ I- ------..--
743 Spoil Areas 0.04 ac. --
.
814 Roads & Trails 0.42 ae. -- 0.42 ae.
-. -, _.~ ____..0 ..
1lI. FOI' sites already cleared and in agriculturalllSe , provide
documentlltilln that the parcel (s) arc in compliancc with the 25
ycar rezonc limitation in Policy 6.1.5 of the Conservation and
Coastall\'Ianagcrncnt Elcmcnt of the Growth Managcment
l'lan and Chaptcrs 4 and 10 ofthc Land Development Code.
For sitcs e1eared priOlo to January 2003, providc
documcntation that thc parcel (s) arc in compliancc with the 10
year rezone limitation prcviously idcntificd in thc Growth
J\-Ianagemcnt Plan aud Land Developmcnt Code.
The site has been previously cleared for agricultural use. Please
see the attached November 1975 aerial documenting the disturbed
/lature oj the site.
12
t'\oenda item No. 17E
~ JJnuary 29, 2008
Page 76 of 152
iv. Have prcscrves or acreage requircmcnts for preservation
preyiously been identified for the site during preyious
deyelopmcnt ordcr approyals? If so, identify thc loclltionllud
acrea~e of these prescrvcs, and provide an explanation ifthcy
arc different from what is proposed.
No.
v. For propcrties with Spccial Trcatmcnt "ST" overlays,
show the ST ovcl'iay on the development plan and provided an
exphlllation as to why thcsc areas are being impacted or
prescrved.
These lands are not within the ST overlay.
c. Wetlands.
i. Dcfine the number of aCI'CS of Collier County jurisdictioual
wetlands (pursuant to Policy 6.2.1 and 6.2.2 of the
Conseryation and Coastal Management Elemcnt of the Growth
Managcment Plan) according to the Florida Land Usc Covcr
and Forms Classification Systcm (FLUCflCS). Include a
dcscription of each of thc FLUCFCS categories idcntificd un-
sitc by vcgctlltion typc (species), vegetation composition
(canopy, midstory and ground coycr) and vegetation
donllnance (dominant, common and occasional). ,"Yctland
determinations are required to bc vcrified by thc South Flol'ida
\Vater Management District or Florida Departmcnt of
Environmcntal Protection, prior to submission to the Connty.
630e3 Mixed Wetland Hardwoods (approximately 0.96 acres)
A mix/ure of cypress, and melaleuca dominated Ihis community's
CalWPY. vVhile ground covel' was sparse, swamp fern could be
found around the outer edge of this wetland community.
C xprcss
Slash Pine
---~---- ---,_._--
MelaJeuea
----
Wa,x Myrtle
Dahoon
Myrsinc_,___
Brazilian Pcpper
Swamp Fern
c;
C
C
1\1
M
M
-,
M
G
,
ION DOMl
lshu.yIC. (D"Domina
- O.Occllsioll
- C
--
C
.- '-
C
-. --
0
0
... --
0
----
0
-
0
____d___
NANCE
-
VEGETATION TYPE COMPOSIT
(C-CJ\lIOPY, M-Mi<
GnHlUd _C.!'Y~I')
IltIC~COJ1llJlOn,
"~
13
Agenda Item ['0. 17E
January 29. 2008
Page 77 of 152
A site inspeetion has been conducted with the SFWMD, and the
lines have been verified. Attached is an email confirming the
wetlands have been verified and approved hy the agency.
ii. Determinc seasonal and historic high water lcvels utilizing
lichen lines or other biological indicators. Indicate how thc
project design impl'Oves/affccts predevclopment hydl'Operiods.
Provide a Ilarrative addressing the anticipatcd control
clevation(s) for the sitc.
Staining and lichen lines made it possible to indicate historic high
water levels on site. Representative trees where marked in the
field with nails and the elevations were then surveyed. Three
different trees were surveyed. In the first tree, a cypress, two
d{lfcrent nail elevations were taken. The first elevation was set at
the average seasonal high and lies at 12.16'. The second
elevation takenJi'Oln this tree was the seasons high at 13.36' at.
The second tree was a melaleuca that indicated a high water level
at 12.21 '. The final nail was placed in a cypress and thc elevation
wasfound to lie at 12.69 '. These elevations were inconsistent 'with
the topography of the site. lhe control elevation will be at an
elevation that will at a minimum, maintain the hydrology of the
preserved wetland as permitted through the SFWMD and adjacent
permitted projects.
11\. Indicatc the proposed perccnt of defincd wetlands to be
impacted and the effccts of proposcd impacts on the functions
of thcsc wetlands. Providc an exhibit showing the location of
wetlands to be impacted and those to be preservcd on-sitc.
Describe how impacts to wctlands hllVC bcenminimized.
See attached Wetland Impacts Map.
The majority of wetland 1 a mixed hardwood wetland (FLUCeS
630, 0.67) will be preserved. The impacts to this small portion of
the wetland was nccessalY in order to allow for site development
including the entrance road, and water quality including lakes.
Overall the project is preserving 30% of the onsite wetlands.
iv. Indicate how the project design compensatcs for wetland
impacts pursuant to the Policies and Objcctivcs in Goal 6 of
the Conscrvation and Coastal Management Element of the
Gl'owth Managemcnt Plan. For sitcs in the RFMU district,
14
,';genda item No. 17E
January 29,2003
Page 78 of 152
providc an assessmcnt, hased on the South Florida Water
Management District's Uniform Mitigation Assessmcnt
Method, that has bcen acccpted by eithcr the South Florida
Water Managemcnt District or the Florida Department of
Environmcntal Protcction. For sites outside the RFM U district,
1111<1 where higher quality wetlands are being retaine(l on-sitc,
provide justification bascd on the Uuiform Mitigation
Assc.<sment Method.
Wetland] will have 0.29 acres of wetland impacts. these impacts
will be mitigated for onsite. Enhancement of the onsite wetland,
potential hydrological improvements and supplemental plantings
may be a part of the miligation plan. All Environmental issues
including wetland impacts with South Florida Water management
will be addressed during the E1U' process. A UMAM assessment
has been conducted to determine the impact and mitigation. The
preservation and enhancement of the onsite wetland and adjacent
upland area will more than odequately ofj,et the wetlond impacts
for this site.
f. Surface and grollnd water management.
i. Provide an overall dcscription of thc proposcd watcr
manllgement system explaiuing how it works, the basis of
design, historical drainagc flows, off-site tlows coming in to the
system and how they will be incorporatcd in the systcm or
passed around the system, positivc outfall availability, Wet
Seasou ,"Vatel' Table and Dry Scason '"Vater Table, and how
they wcre dctermincd, and any other pertincnt information
pertaining to the control of storm and grouud water.
The water management system will consist of a series ,!finlets
interconnected with drainage pipes and wet detention basins. The
greater o/either thefirst ineh ofrwwfffi'om the site or 2.5" times
the percentage of imperviousness will be detained. Discharge
through a water control structure will bc to the drainage s)'stem
along the Livingston Road JUw. Discharge will be limited to the
rate permitted by Collier County Ord. 90-JO.
Presently there are no known on-site stormjlows that affect this
site. Wet season water table elevations will be determined by
either soil borings, field observation of markings on existing
vegetation, and/or existing county soil sW'W()'s.
ii. Provide an analysis of potcntial watcr quality impacts of
the pt'oj ect by cvalullting water ()ulllity loadings cxpected from
thc project (post developmcnt conditions considcring the
15
Agenda Item loJo. 17E
January 29. 2008
Page 79 of 152
proposed land uscs and stormwater managemcnt controls)
compared willi water quality loadings of the proj ect llrca as it
exists in its pre- devclopment conditions. This analysis is
required for projects impacting fivc (5) or more acres of
wctlllUds. The :lllalysis shall be performed using mcthodologies
approvcd by Fcdcral and Statc water quality agcncies.
Tile project '0' water management system is designed to maximize water
quality enhancement, thereby meeting or exceeding the requirements of
SFWMD Basis of Review Sections 1.2.4 and 5.9.1 (b). The pmjeet will use
wet detention to attenuate storm flows discharging form the site and to
protect the native preserve and wetland~. In addition, the project will use
pollution prevention measures (both during and after construction) along
with design features that will improve travel time to discharge locations
and allow for additional "scrubbing" of the storm water prior to
dischatge.
PRE-CONSTRUCTION AND DURING CONSTRUC71ON
Str1{Gural and Non-Structural Controls (Basis of Review 4.2.1. / (a)-(f))
I. Follow practices outlined in Pollution Prevention Plan.
2. Install perimeter bermM or siltfences with straw bale barrier{c,)
adjacent 10 wetland areas.
3. Continue clearing and grading.
4. Construction storm water management lakes
5. Stockpile excavated soil.
6. Stahilize denuded areas and stockpiles within 21 days of last
construction activity in that area.
7. Monitor rain cvents and check condition of erosion control
measures aliGl' each sign!/icallt event.
Other Cm;]rfjls
I. Proper handling of hazardous or potentially hazardous materials.
2. Proper disposal of all trash and other waste products.
3. Spill prevention and notification
4 Contractor training and res])()",ibility
POST-CONSl1l UCTlON
Non-Structural Controls (Basis of Review 5.9.1 (b))
This project wiil use Best Management Practices (BMF's) intended to
improve the quality of storm water runoffby reducing the generation and
16
/\gsnda [113m r'Jo. 11E
January 29.2003
Page 80 of 152
accumulation of potential storm water runoff contaminants at or near the
respective sources for each constituent.
1. Nutrient and Pesticide Management: Rach lot owner must commit
themselves to the practice of responsible and carejilllandscope design
and maintenance of each lot to prevent contamination of surface
waters.
2. Street Sweeping: This practice involves sweeping and vacuuming
the primary streets and par/ang areas to remove dry weather
accumulation ojjJOllutants. especiaily particulate matter, before wash-
off of these pollutants can occur during a storm event. This practice
reduces the potential jiJr poilution impacts on reeeiving water bodies
by removing particulate matter and associated chemical constituents.
3. Solid Waste Management: In general, solid waste management
involves issues related to the management and handling of urhan
refuse, litleI' and leaves that will minimize the impact of these
constituents as water pol/utants.
4. Water !\1anagement Sys/cm Maintenance: Inspection of all
compO/wnt' of the system on a regular basis. Cleaning of system as
necessmy to keep system to operate as designed.
The 1vater management system H'ill be designed to e:rceed the m.inimunt
design criteria as outlined in the Basis of Review. In addition. pre-
cOl1s/mcliol1 and long term monitoring and maintenance of the system
comhincd with prol'er(er/ilizcr and pesticide use will improl'c water
quality in the storm water discharges beyond minimum requirements.
lll. Idcntify any Wel1ticld Risk Managemcnt Spccial
Trcatmcnt Overlay Zones (WRM-ST) within the projcct arca
and providc an analysis for how the project design avoids thc
most intensivc land llSes within the most sensitivc \VRM-STs.
The project is not within a V/RM-S7:y overlay zone.
g. Listed species.
i. Provide a plant mill animal specics survey to include at a
miuimulIl, listed species lmown to inhabit biolol-\ical
communities similar to those existing on-site, and eonductcd in
accordance with the guidelines of the Florida Fish and Wildlifc
Conservation Commission and the U.S. Fish and Wildlife
Service. Stllte actual survcy times and dlltcs, llnd provide a
map showing the Jocation(s) of spccies of special status
identificd on-site.
17
Agenda Item !~o. 17E
January 29. 2008
Page 81 of 152
A protective species was conducted on the property on July 8,
2005. The survey was conductcd bctween the hours of 1 0: 15 alll
and 12: 15 pm. During the survey four stick nests were identified.
Those nests have the potential to possibly be Big Cypress Fox
Squirrel day beds. A follow-up survey was conducted on June 9, to
update the location of the structures. No nests wae located at that
time. No other protected species or signs thereof were identified
during the inspection. See attached protected species survey. No
Fox Squirrels were observed on this site.
ii. Identify all listed spccics that are known to inhahit
hiological communities similar to thosc existing on the site or
that have been dil'cctIy obscrved on the site.
No protected species were identified on sUe. During the initial
survey stick nests were observed. The folloWing table shows the
potential listed species that could lie within the FUJCCS
communitiesfuund on site.
FLUCCS Potential Listcd % )'\,cscn t Abscnt Density Visibility
Snecies Covcrace (ft)
cill._ 13urrowingOwl 95 X 40
-
Gopher Tortoise 95 X 40
-"---- .d ---------- 1--- .. -
212 Florida Panther 95 X 100+
Unimproved
l'asture '-_.-.'" ... .,.--
Florida Sand hill 95 X 20
Crane - -... -
,. ..
213 Florida Panthcr 95 X 2~
- - ---
Florida Sand hill 95 X 20
Crane
---
Red Cockaded lOa X 20
----.-- Woodpecker . .... ~~,. -. -- ,-
Big Cypress Fox 100 X 20
d SCjllirrel ----- --"-'--. .- ---.-- f--- - --....-
224 Burrowing Owl 95 ----"-. X ----- -, 20
"- ~'-- ".-
260 NONE -- -- -- 20
,'n __ --
411 Beautiful Pawpaw 100 X 20
--- ---... .- ,
Big Cypress Fox 100 X 20
,. Squil1'el ---."-- -.- f-'
Eastem Indigo 100 X 20
'---. Snake
18
Anenda Item No. 17E
~ January 29. 2008
Page 32 of 152
-~--~------- ----,--- ---
Fakahatehee 100 X 20
Burmannia
--. ,
Florida Black Bear 100 X 20
-
F10lida Coontie ~OO__ ---. X 20
-. - --,--- -..---------.--
Florida Panther 100 X 20
- ---- -----
Gopher Frog 100 X 20
.---
Gopher Tort<!i.".C.-.. 100 .--- X 20
- - , --- , .,--
Red-CockarJed 100 X 20
Woodpecker ...- , ---
Satin leaf 100 X 20
Southeastern 100 X 20 ......
American Kestrel .-
---.. .---
-' Twisted Air Plant 100 X 20
422 NONE 75 -- -- -- 20
,
424 NONE 80 -- -- -- 20
~---- -----. ------,
500 Anleriean Alligator_. 95 X 20_
, 0---
- Everglades Minl<__ 95 X 20_
---- -~----
-----. Limpkin 95 X 20
-.-
Little Blue lleron 95 X 20
-.---- - -
Rec1c1isll,Egret 95 X 20
..., ... -
>----,--. . Roseate SpO(11))jll e-~ X 2Q_
..- --.-
Snowy Egret 95 X 20
- -.
. Tricoloreellleron __ 95 X 20
----- .. ,
630 American Alligator 90 . X 20
-
1-, Florida Black Bear 90 -----... X 20
.f-_... ....-. .,---- .-- .... -
Florida Panth<:r.........~ -' 90 __~m X 20
----. - ---- ------- -. -----
Limllkin 90 X -- 20
--~- -------. .... --.-
Little Dlue Heron 90 X 20
. ...--
I--- -. Reddish Egret 90 X 29_
- ---- --
_ -,Snow)' Egret .-..-- ~.90_ X 20
-- . .. ~--- -- --
Trico]ored lleron 90 X 20
-------- -- .--- ----- . ...-
Twisted Air Plant 90 X 20
- ---- -- -_.
Wooel Stork 90 X 1--.., 20
------ --------- .. ,-_.,
740 Bu!,!owing Owl 95 X 20
---- ---. .- .-
- I Gopher Tortoise ._ 100 I---'-~'" X 20
- J.---~... - .- ---------
743 _ Gopher Tortois~. 100 X 20
~--- -----
R14 NONE -- -- -- 20
Ill. Indicate how thc project design minimizes impacts to
spccies of special statns.
A plant and animal survey was conducted according to FGFWFC
guidelines. Overlapping belt transects. approximately] 0 to 50
feet apart were he walked, depending on the density of the
19
Agenda Item No. 17E
January 29. 2008
Page 83 of 152
vegetation. In addition, periodic stop-look-listens techniques were
utilized to observe potential listed species. During the original
survey four stick nests Were marked in the field. A follow-up
survey to update the nest locations yielded no nests. Another
survey will be conducted prior to clearing and construction on this
site in order to determine if Rig Cypress fox squirrels are present
and actively nesting. If the squirrels are actively nesting, a buffer
will be placed around the active nest until the nest is deemed
inactive. See attached protected species survey and Management
Plan. In addition, 0.82 acres of indigenous will be preserved and
enhanced, including open pine areas and hardwood wetlands that
will proved habitat for squirrels.
iv. Provide habitat managcment plllns for each of thc listed
spccics known to occur on the property. For sites with bald
eaglc ncsts and/or nest protcction zones, bald cagle
managcmcnt plans arc requircd, copies of which shall bc
inclnded as exhibits attached to the PUD docllments, where
applicable.
While no protected species were directly identified on site four
stick nests were observed durinK the initial survey. These stick
nests had the potential to possibly be Big Cypress Fox Squirrel
daybeds. A management Planfor the Fox Squirrel is included.
Prior to clearing or construction, the site will be resurveyed for
nests. lj the squirrels are actively nesting. a I,,{[(er will be placed
around these nests and no development will occur in these areas
until after nesting. All regulations will be followed if protected
species are(owld Oil the property. See attached Management Plan.
v. Where applicable, include correspondence rcceivcd from
thc Florida lfish and Wildlife Conservatiun COlllmission
(FliWCC) and thc U.S. Fish and Wildlifc Service (USFWS),
with rcgards to the project. Explain how the concerns of thcsc
agencies havc been mct.
A protected species survey was cunducted on the property. Upon
submilling a copy of the environmental supplement will be sent to
fhe FFWCC and the USFWS A Fox Squirrel Management Plan
has been prepared to address the potentialfor Big Cypress Fox
Squirrels and habitat. Correspondence ji'om FWC is attached.
20
,.Q,genda Item r\~o. 17E
January 29, 2D08
Page 84 of 152
h. Othcr.
i. For multi-slip docking facilities with teu slips or more, and
for all marina facilities, show how the Pl'oject is consistent with
the marillll Siting and othcl' crltcria in the Manatee Protcction
Plan. ii. Include the results of any cnviroumcntal assessmcnts
andlor audits of thc propcrty. If applicllble, provide a
narrativc of the cost llnd measures necdcd to clean up the sitc.
Not applicable, there are no docking facilities.
ii. Include the rcsults of any environmental asscssments
andlor lludits of thc property. If applicable, provide a narrative
of the cost and measurcs necdcd to clean up the sitc.
Protected ,'pedes sun'ey and wetlands verification by the SFWMD
have been conduetcd.
Ill. For sites located in thc Big Cyprcss Arca of Criticlll State
Concern-Special Treatment (ACSC-ST) overlay district, show
how thc project is consistcnt with thc dcvelopmcnt standards
and rcgulations established for thc ACSC-ST.
Not applicable.
iv. Soil sampling or ground water monitoring reports and
programs shall be rC1luired for sites that occupy old farm
fields, old golf eourscs or for which there is a rcasonablc bllSis
for believing thllt therc has been prcvious contamination On
site. The amount of sampling and testing shall be determined
by thc Enviroumcntal Scrvices staff along with the Pollution
Control Departmcnt and the Florida Dcpartmcnt of
Environ\l1enlal Protcction.
No/ applicable.
v. Provide rlocumentation from thc l<'lol'ida Mastcr Sitc File,
Florida Departmcnt of State and any printed historic
archaeological surveys that havc bccn eonductcd on thc projcct
area. Locate any known historic or archaeological sites and
their relationships to the proposed project design. Dcmonstrate
how thc projcct design prcservcs the historic/archacological
integrity oftbe site.
Correspondence from the Florida Department of Historical
Resources indicated the site has b~en previously surveyed and
included in (An Archaeological S, i'vey {if the 1\1editerra Property,
21
Agenda Item No. 17E
January 29. 2008
Page 85 of 152
jka Toulan). An archaeological site (8CR808) was noted in the
vicinity of the project, however further review of the site location
indicates the site is not located within the boundaries of this
project but the adjacent Mediterra development. This project will
not have any effect on the archaeological site.
5. Additional data. The County Manager or his designcc may
rcquire additional data or information necessary in ordcr to make a
thorough and complete cVllluation ofthe EIS and pl'o.jeet.
6. Relation between EIS llnd development of regional impact (DRI).
In any instancc where thc proposed project rNluircs both an EIS and
a DR!, their data may be embodied in one report providcd sueh
rcport includes all the required information on both the ETS and DRI.
{//u[ DRI.
22
/\genda item No. 17E
January 29. 2008
Page 86 of 152
110
740
.
224
260
21?
814
--~._-,.~_._---
1:::7~ Wetland Preserve (0.67 ac) ~ Wetland Impacts (0.29 ac)
FLUCCS LEGEND E-_cre~ % of Total
110 Residential 0.91 ae 5.?
212 Unimproved Pasture 5.05 ac 28.9
f 213 Woodland Pusture 3.98 ae 22.8
2"4 Abandoned Groves 0.69 ae 3.9
260 Warehouse/storage/Olher Open Lands 2.33 Be 13.3
411e2 Disturbed Pine Flalwoods 0.52 ae 2.9
422 Brazilian Pepper 0.63 ne 3.6
424 MelHleuea 0.23 Be 1.4
500 Other Surfaco Waters 0.11 ae 0.6
630e3 Mixed Wetland Hardwoods 0.96 ne 5.5
740 Disturbed I.ands 1.63 Be 9.3
743 Spoil Areas 0.06 Be 0.2
814 Roads Hnd Trails 0.42 ne 2.3
17.52 Acres 100%
Boylun ~-
EnvtroIltuent~lll ~~
Consulwuts. Ino, )
r.:um" I'~ ~ ~Jt'ttn,a
h>t;-><floHl'mWTII' ~'.
lJil)).1Ii"dr""l'>1"l'.Sft!"4.n..~J"r.JJ9111lJ'!iflM<5l/
Or.l\'\'lI\ny~ 01110:
ClltL~
p,,,,,
_3 11g21
JotlNu;r,bct
E . .",
Sc."\1<l:
Pezzettino 0\ Cielo RPUD
MOO68
SmH
'~200'
Wetland Impacts/Preserve Map
tJd11blt
COllnty
12/483/25E
COLLIeR
7<10
224
110
422
212
424
212
'213
~ Indigenous Impacts (4.57 ac)
Agenda Item No. 17E
January 29,2008
Page 87 of 152
212
FLUCCS LEGEND Acreage % of Total
110 Residential 0.91 ae 6.2
N 212 Unimproved !'asture 6.06 ae 28.9
t 213 Woodland Pasture 3.98 ae 72,8
224 Abandoned Groves 0.69 ae 3.9
260 Warehouse/Storage/Olher Open Lands 2.33 ae 13.3
B 411e2 Dlslurbed Pine Flalwoods 0.62 ae 2.9
* 422 Brazilian Pepper 0.63 ac 3.6
~ <124 Mo!aieuea 0.23 ae 1.4
500 Other Surface Walers 0.11 ae 0.6
n(;^LE~1'~.2OO' 630e3 Mixed Weliand Hardwoods 0.96 ae 5.5
740 Distlllbed Lands 1.63ae 9.3
743 Spoil Areas 0.06 ae 0.2
814 Roads and Trails 0.42 ae 2.3
17.52 Aeres 100%
Boylan ~.
Euvlronroentnl ~~
Consultants. Ino. "\)
..-oti-Id".lUU/I~.~~~t1ir'"
11('<~.lI",~rc,fH.~.r..), l.l,..If)Ul,JJjI,.ra-19JJUN>ll
Df&vinBy: Dalo:
~
C
Sooltt:
K.AS 1/19107
JooNIiIYo,,*"
010068
Sm"
12"/4BSI25E
"=200'
COOmy
eOLLI~n
260
Pezzettino Di Cielo RPUD
INDIGENOUS Impacts Map
p,,,,
!:.mLhIt
;\genca Ilem t'>Jo. 17E
January 29. 2008
__~_~l~f_.1_?2
740
743
224
213
110
2GO
B14
~[NO\}g RLOUllll'-MENTS
TOTAL lNlJIGEN{)US g ~.4e f\C II: 16% = 0.02 AMl-S H(.'q'.1dp.<1
8d~lillill!ldl\l~n...us f'w,iUod '" O,{l2 AcroIi'
TOTAl..prtr,,'\ERVAnml rR{JVlDE(>=O.O'ZMfe.\
[/~~~ Approximate IndigonmJB Pr.serve (0.82 ao)
% of Total
Acreage
FLUCCS LEGEND
---.-
N
~
6
,
~
0.91 ac
5.05 ac
3.98 ac
0.69 ac
2.33 ae
0.52 ae
0.63 ae
0.23 ae
0.11 ae
0.96 ac
1.63 ae
0.06 ae
0.42 ac
5.2
28.9
?2.8
3.9
13.3
2.9
3.6
1.4
0.6
5.5
9.3
0.2
2.3
FleRldentl,,1
Unimproved Pasture
Woodland Pasture
Abandoned Groves
Warehouse/Storage/Other Open Lands
Disturbed Pine Flatwoods
Elrazilian Pepper
MelaleuGa
Dtner Surface Waters
Mixed Welland Hmdwoods
Disturbed lands
Spoil Areas
Roads and Trails
110
212
213
224
260
411e2
'122
424
500
630e3
740
743
814
SC(\I.E.'t...:~,
17.52 Acres 100%
Dm....'I1~DalO:
KAS 1/"''''''''
Job NtlfllW
P",.
CII\I'QOJY
FI.UQEQ.S
-:;mlo: .1._
Boylun -;c--
Environmental ~~
c,nBUllantll.~o.
....u......I'lld:r~_..tJ ~
I1()XJ.'I'fr~ 1'....1"."'. f.:ul, n. JIy,,,,J#1 r1>>!J/U611
Pezzettino Di Cielo RPUD
INDIGENOUS Preserve Map
0400lXl
SfTlR
12j48St2bE
. 1'~2Q!lC__
COO""
COLLIER
Extiibll
Agenda Item No. 17E
January 29. 2008
Page 89 of 1 ".2
N
~
AppruximoI91""nsecllor.Jllioos
@ Sllck NQ,t., 4 ~ Ob~~lVl'ld dlllirl9 1I'l11!!ll SUi"'/1l'f ,jato (l.a 200:!j),
"Nil 6kucturcs pre.scnl llllfin(lllpdmcd lIU1Vey(J;.9-~)
FLUCCS LEGEND
i
110
212
213
224
260
411e2
422
424
500
630e3
740
743
814
seAlE; 1- '-"2O<t
Residential
Unimproved Pasture
Woodland Pasture
Abandoned Groves
Warello\lse/SloragelOlller Open Londs
Disturbed Pine Flatwoods
Brazilian Pepper
Melaleuea
Otller Surface Waters
Mixed Wetland Hardwoods
Disturbed Lands
Spoil Areas
Roads nnd Trails
Acreage
0.91 nc
5.05 ac
3.98 ae
0.69 ec
2.33 ac
0.52 ac
0.63 ae
0.23 ae
0.11 ae
0.96 ae
1.63 ae
0.06 ae
0.42 ac
% of Total
----..-.-
5.2
28.9
22.8
3.9
13.3
2.9
3.6
1.4
0.6
5.5
9.3
0.2
2.3
17.52 Acres 100%
Di'llVIIi~~ Dlllo; c.~ ~._-
Boylan ~ Pa!Jo
Environmental . ~ ,IO'ur/LVTIhtn' So::al&~ Pezzettino Oi Cielo RPUO
C,nsullants. Inc. ~ 040068 '-2 f);lllhlt
"'~.~"';:;1:.~ s{r{fl -. Protected Species Survey Map
IlllI>>JJmcl'",IVd'f.S<"'rf.rUfs,"..tJ?J /mHlaWJ 1?/40S 25E COLLIER
_.._~-
Agenda item No, 17c
January 29.2008
Page 90 of 152
N
t
PSStF.GCNO
I'lnM"
:U~~~ ArIJltlxiiTHllo trBmccll()C(lh"n~
@ SlId( Ntl~'S. 4 obscrwu durillQ rrlmal$IJI~f!Y aalo (7.6200::').
'No') :;11II<:t\llll~, pmsenl dllrlrl\l u~dalClI !uNI'Jj'(CH.,2000)
FLUCCS LEGEND
B
i
110
212
213
224
260
411e2
422
424
500
630e3
740
743
814
SCAtF::i"-'200'
Residential
Unimprovod Pasture
Woodland Pasture
Abandoned Groves
Warehouse/Storage/Olher Open Lands
Disturbed Pine Fletwoods
Brazilian Pepper
Melaleuca
Other Surface Waters
Mixed Weiland Hardwoods
Disturbed Lands
Spoil Areas
Roads "nd Trails
CClk'1JOo)'
lJrll'M1 By; Dl'IlO:
Boylon ~
Ellvlronment.ul ~ ~
Consultants, Inc. ~
Jr.u-t. .,.a.:II.~'J'<I~~. I""'"
1/(\"3 JIIr<(: rCl'h..1J, .",,~~.i-t ,ll,-/rI,JJN j}N}~I~(XJ1I
S j'
JDbNul(\l>ef
....JJ.UQEc&.-
Scale:
Pezzettino Di Cie)o RPUD
Protected Species Survey Map
F>d1jb.:\
O~OOO"
SIT/n
12/46S/25E
_ 1.....20()'~
('to\"'ty
COLLIER
Acre~~
0.91 De
5.05 ae
3.98 ae
0.69 ee
2.33 ec
0.112 ae
0.63 ec
0.23 ec
0.11 nc
0.96 ne
1.G3 ec
0.06 ec
0.42 ac
17.52 Acres
% of Total
5.2
28.9
22.8
3.9
13.3
2.9
3.G
1.4
0.6
5.5
93
0.2
2.3
100%
",go
ENYIRONI\~IENTAL R.ISK MANJ\GEMEl'{J, lti~~
licensed Engineering and Geology Firm' Assessment & Remediation Consultants
PHASE li ENVliRONM]iN'fAIL
SrI'E ASSESSMfl'!:NT
3 Parr-els in Collier Connty
Naples, Florida
Folio No. 00147840000, 00147240008, 0014668000\1
I"REI?AJRED FOR:
MI'. Steve Fitennml
Distinctive Communities, lnc.
6967 Verde Way
Naples, Flmjda 34108
PREPARED BY:
Environmental Risk Management, lne.
ERMI File NQ. Cl143A
September 15, 2005
HD8d~ttJ)~ite[:$ , '~5;:::~<0.8 Tak1hDao1'~i rn?J~~ SCiiUl:h of;~gOO oJ ~ort Myers, FIGw~da 339G8
'H]S80l"&~\!-t1IiG.IV"" (1..(3eS-3GB-64G8) ,) Fay. Hl88-2,f.\8-()3a9 .. www....ml.....t
Agenda Item No. 17E
Agenda Item No. ~7E
ENVIRONMENIAL RISK MANAGEIYIENTI INC
L.icensed Engineering and Geology Firm' Assessment & Remediation Consultants
September 15,2005
Ml'. Steve Fiterman
Distinctive COJ.1lIi1unidcsl Inc.
6967 Verde Way
Naples, Florida 34108
RE: P!:Iase li EilVir(l~mer!lt!l1 SHe Assessmenl.
3 Pm'cds in CtllUiel' County
Naples, FI,wi:dia
!FoliO) No. \l014784.!lOOO, ~m14724{l!l(l8, llfl]466flO1l1l9
IERMI JFile No. C1l43A
Dear Mr. Fiterman:
Environmental Risk Management, Inc. (ERMI) has completed a Phase I Environmental Site
Assessment of the referenced propelty according to our Contract Agreement, dated August 29,
2005.
.
i,
We investigated the land use history, site activities, and regulatory involvement of the propelty in
the site vicinity according to Americfu. Society of Testing and Materials (ASTM) designation
E1527-00, "StaJldmd Practice For Environmental Site Assessments: Phase I Environmental Site
Assessment Process". The pwpose of the investigation was to detemline if evidence exists to
suggest the impact or potential impact of hazardo\1S sl.lhstances andlor petroleum hydrocmbons to
the subject propClty.
As recollli11ended, the rcpOlt is presented in the AS'l'M St,mdard. For a concise review of the
findings, please refer in ::;~cHm] Vi of this report.
Pleasc call us at [,g88,FNV,MGMT (1-888-368-6468) Of locally at 239-415-6406 if we can clarify
the findings, ii.uthcr explJin the significance of this document, or be of additional service to you.
Sincerely,
ENVITRONMll~NTAL PJSK IVl\ANA<GEJVillNT, liNe.
/' /
/~).- ,-: cc.-:t:.. ,]
BaJtOll J. Baker, CHiA, imp A
Projcct Manager
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L lan cy . t,ut~.\.'0). ,0'.
Principal Geologist
Hr:~aldcjl.!JClr{E';,fS ) 'm:gl~>8 T;:'JiJni<.:lllini Tl'8ii South i.~aOQ J Futrt MY0fS, fk~r~da 33003
.IR8~38-E~~V-MGMu ("lnB80-368u6468) ~ Pax '1~882r36Sb6329 .J WIJ\fw.ennLflet
Agenda Item No. 17E
January 29. 2008
Page 93 of 152
11 A.BlE OF COINTt::NTS
I'.
1.0 EXECUTIVE SUMMARY ......................................................................................................... 1
1.1 Introduction................. ............................................................................... .................................. 1
1.2 Comments 011 Risk Mallagcment.................................................................................................1
).3 Potential SOilrces of Impact .........................................................................................................1
1.4 Opiniml ..... ........ ........ ............................................................ ............ ................... ........... .............1
1.5 Recommendations.... ......... .............. ............................. .......................... ......................................1
1.6 Conclusions. ............................................ ........................... ........... ............................................... 1
2.0 INTRODUCTION .... ............................. ....... ......... ........... .................................. ................ ............ 1
2.1 Purpose.................. ...... .......... ................................................................................... ....................1
2.2 Detailed Scope of-Serdees............... ........... ................ ...................... .... .............. ........... ...... .......1
2.3 Significant Assumptions ............................................ ........ .......................... ..... ...........................1
2.4 Limitations and Exceptions........................... ........ .......................................................................1
2.5 Special Terms and Conditions .....................................................................................................1
2.6 User Reliance .................. .................................... .................... ................. ....................................1
3.0 SITE DESCRIPTION ..................................................................................................................... I
3.1 Location and Legal Deseription...................................................................................................1
3.2 Site alld Vicinity General Characteristics....................................................................................1
3.3 Current Use of Property ...............................................................................................................1
3.4 Description of Improvements ..................... ........ ........ ..................... ..................... .......................1
3.5 CU1Tcnt Uses of thc Adjoining Propcliies ....................................................................................1
4.0 USER PROVIDED INFORMATION ........................................................................................... 1
4.1 Title Records........ ......................................................................... .......... .....................................1
4.2 Environmental Licns or Activity and Use Limitations ................................................................1.
4.3 Specialized Knowledge.................................................................................................... ............1
4.4 Valu3tiOll Reduction for Environmental Issues ...........................................................................1
4.5 Owner, Propelly Manager, 3nd Occupant Information...............................................................l
4.6 Reason For PerfDrming Phase I...................................................................................................1
5.0 RECORDS REVIEW. ..... ........... ............................ .................. ........... ..... .................. ......... ............ 1
5.1 Standard Environmental Record Sources ....................................................................................1
5.1.1 National PriDrities List (NPL)............................................................................:................ 1
5.1.2 CERCLlS .......... .......................... .................. ............. .......................... ..... .................. ....... 1
5.1.3 llandlers with Corrective Action Activity (CORRACTS) ................................................. 1
5.1.4 ROtA Notifiers with Treatment, Storage and/or Disposal Activities (TSD)..................... 1
'5.1.5 RCRA Notificrs with no Treatment, Storage and/or Disposal Activities (NON-ISD)...... 1
5.1.6 Emergcncy Response Notiiication System (ERNS) ........................................................... I
5.1.7 t'DEP Petroleum Contamination Tracking System Report: (PCTS) ................................... I
5.1.8 FDEP Stomge Tanks RepOlt (TANKS).............................................................................. 1
5.1.9 PDEP Solid Waste racilities (SLDWST) ..........................................................................1
5.2 Additional Environmental Record Sources .................................................................................1
5.3 Physical Settillg Source(s) ...... .......... ........... ...... ............. .............. ................. ............ ....... .........1
5A Historical Use Information on the Pmperly.................................................................................1
5.4.1 Directories .............. ....................... .................. ..... ..... ....... ... .................. ...... ........................ 1
5.4.2 Aeriall'hotographs.... .......... ........:..... .................. ..................... '" .................. ...................... 1.
'5.5 Historical Use Information on Adjoining Properties ...................................................................1
r~gencia 11em No. 17E
,January 29. 2008
Page 94 of 152
6.0 SHE RECONNAISS/\NCE........................................................................................................ ]
6.1 h'!cthodology and Limiting Condllioi18....................................................................................... ]
6.1.1 Methodology ...................................................................................................................... 1
6.1.2 Lirn.iting Condjtion~ ........................................................................................................... I
6.2 General Site Selling .................. ...........................................................................................1
6.3 EXterior Obscrvations ... ....... ........... ...... ........ ............ ............ ........ ........ ........ ........ ........... ....... .....1
6.4 Interior Observations. ..... ......... .......... ...... ....... ...... ...... ....... ............... ........... ........ .... ............ ........1
7.0 INTERVIEWS ....... ............. ...... ........ ........ ........... ..... ......... ....... ..... ..... .......... ...... ...... ... ................... 1
8.0 FI1'1DINGS ....... ........... ..... ...... ........ ........ ................ ................. ....... ........................ ............ ............. 1
9.0 OPlN IONS ...... .......... ................ ....... ... ..... .... .... .............. ... ........... .......... ................ ...... .......... ......... 1
10.0 CONCLUSIONS. ........... .......... ...... ............. .............. ........... ............. ........ .................................. .... 1
11.0 DEVIATIONS ................................................................................................................................1
11.1 Exceedances.. ........... ............ ....... ........ ......... ......... .............. .................... ........ ...... .......................1
12.0 ADDITIONAL SERVICES ........ .............. ......................... ............ ................................................. 1
13.0 RI-':FERENCES ................ ........ ....... ........ ......... ............ ........... ..... ................................................... 1
14.0 SIGNATURE OF ENVIROl--IMbNTAL P!WFESSlONALS........................................................ 1
15.0 QUALIFICATIONS OF ENVIRONMENT AL PROFESSiONALS............................................. 1
15.1 Resume of Stunlcy 1. J{ulka, P.G. ................................................................................................1
15.2 Resume of Harton Jet Baker, CFEA, REPA................................................................................l
15.3 Statement of Qualifications....... ........ ................................ .... ......... ........................ ........ ..............1
16.0 APPENDICES ...... ............ .................. ........ ......... ........... ................................ ....... ....... ........... .... ... 1
ii
Agenda Item No. 17E
January 29. 2008
Page 95 of 152
~,;,;!;:,,;! ~":':!!:::!ie';"1
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11 J) EXECUT~VE SUMMARY
1.1 KN'fRO[)JUC'I'JON
Environmental Risk Management, L1C. (ERMI) has investigated the land use history, site
activities, and regulatory involvement of the property located within the site vicinity
according to American Society of Testing and Materials (ASTM) tlesignation EI527-00,
"Standard Practice For Environmental Sile Assessments: Phase I Environmental Sile
Assessment Process".
The purpose of the investigation was to detem1ine if evidence exists to suggest the impact or
potential imp&t of hazardous substances and/or petroleum hydrocarhons to the subject
propel1y. 'rIMs Slssessmelnt [MUS 1rev~mllelIil IIIl1:.' cllillel11clJ !lW 1re~<!}gll1.i~wil lJl!lvironnm'-'1Il1an
COJrni[liti.N1l1S llin <C(!\ITlJlIlcdU<[IJ1ID wutlln the mllft~.ied [lllrll][1>eJrty.
1.2 r;"OMMEN1'S ON lRmK MANAGlEMENT
ASTM Standard El527-00 defines "Recognized Environmental Conditions" (REC) to
include both actual and [lotcntial conditions. ERMl wishes to emphasize the distinction
between a potel1tial environmental concern and an actual environmental condition. ^
potential environmental conee11l does not necessarily mean that an economically
significant environmental condition exists.
It is ER.c'V/i's policy to olltline each potential concern and provide opinions regarding the
risk, but ultimalely, the levcl of diligence necessary to proceed with the project is a
decision that each client. will need to make hased on their individual level of risk
tolerance and their understanding of the potential concern. We strive to educate our
clients regarding environment.al issues so informed decisions can be made. In many
cases, fUl1her investigation is necessary to provide additional assurance to clients that the
potel1tial environmental risk will not lead to actual liability.
1.3 P'O'l'l';N'I'IAL SilJIJill:<CISS tW JMI?AC'[
No evidence was identified in this investigation to indicate the prescnee of environmentul
impJct to the subject property.
1.4 I)l'I'mnilli
BaBed on research conductcd in tbis investigation, it is ERMI's opinion that an
economically significant source of impact has not been identified.
\FH';~'.<:'n.'J I,ll ~I
F-"R,lJJ F,:!e So. Cn-.I3. t
Agenda Item ~Jo" 17E
January 29, 2008
Page 96 of 152
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liiECOMf\lHCNKlATlONS
Recommendations to consider regarding environmental managemcnt at the site include a
policy to prevent discharges of hazaxdous materials or petroleum hydrocmbol1s into the
environment. If any such materials me itltroduccd to the site, a control policy of spill,
release, ".no discharge prevention should be implemented.
Ui CONCLlJS10NS
Based on ERhlI's observations and the results of this investigation, no eV!OellCe of
environmental impact has been identified. Purther investigation is Dol considered
necessary at this time.
2,(\:1 ~NT\~O[)lILJlC1iU)N
2.1 PUitroSIE
The objective of this investigation is to use reasonable judgment in assessing the evidence
obtained to idcntify recognized cnvinlllmenlal conditions in connection with the subjcct
property. '1'he term recognized envirOluncntal conditions means the prcsence or likely
presence of any hazardous substances Of petroleum products on a property under conditions
that indicate an existing release. a pa.st release, or a material threat of a release of any
hazardous suhstances or petroleum products into structures on the property or into the
ground, f7oundwater, or surface water of the propClty. The tenn is not intcnded to include
de minimis conditions ll-L1t generally do not prescnt a material risk of hann to public health
or cnvironment and that generally would not be the subjcet of an enforcement action if
brought to the attention of appropriatc govcrnmental agencics. Conditions dctemlincd to be
de minimis axe not recognized environmental conditions.
In thc opinion of L-invironmenlal Ri;;k Managcment, Inc., the performance of an
environmental site assessmcnt in accordance with ASTM Practice E 1527-00 constituies
good commcreial practice. The methodology is summarized in our contract agrecm<::nt
dated August 29,2005. A copy of the contract agreement is provided in AJ[nlfDcmlix Hi.5-
COnfO\1l1311Ce with this method rcpresents appropriate inquiry to determinc the location and
e,'<.islcnce of potential sources of cnviromnentaJ ilIlpact without intrusive testing. TI1e
inlenlion ()r this diligence is to satisfy one of the requirements to qualify for the innocent
landowner defense to CElKLA (42 use., 9601 (35)(B)).
2.1 PET AtllLEll SCl.lPE.OF-SERVWES
The scope of services conducted by ERMllllcludes the following:
1. A review of reasonably available historical documentation, including, but not limited
to United States Geographical Survey (USGS) maps, topographic maps and aerial
photographs.
w',\,W.cr,'l.'f. n er
FInn Fi!I' ,\10. Cl'o!3:\.
2
Agenda Item No. 17E
January 29. 2008
Page 97 of 152
''If(!St : : l;i'''IUI.'iI!~!Ii<i; ,:;i,,-, -) ',t''i,\I]IU,'il
~:")ili"{ .:'/<:'!! 0' ';,!.!;(J,'- , "(!:'f ,'~ :'~:\'~"'Il< (i'Vr}.:!F:.:..\,".r',-\L R.I.';..''; ,llA .\iA GEJj L\jT i,\iC..~
~J.J!j
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2. A review of local, state and federal regulatory agency records to identify registered
hazardous waste generators, waste storage disposal facilities, registered aboveground and
underground stmage tanks, and complaint files conceming the subject property and
,urrounding properties within Y2 mile of the subject properly.
3. The performance of a site reconnaissance on September 2, 2005, of the subject
property located on Hardesty Road in Naples, Florida for the assessment of:
i
I
. Toxic or hazardous materials storage, use and disposal.
~ Bodies of water wit:h sheens, odors or evidence of pollution.
. Aboveground or underground storage tanks.
. Pad or pole-mounted electrical transformers for evidence of Polychlorinated
Biphenyl (PCB).
~ Stressed vegetation.
s Pools of liquids.
Q Storage containers and/or 55-gallon drums.
. FloDr drains.
. Source of potable water supply.
. Sewage di,posal systcm.
. H j 115, mounds or evidence of burial.
. Solid waste disposal, garbage or dumping.
4. The performance of a drivc-by of the arca within a ~ mile radius of t.he site to
identify any potential sources of contamination.
5. Interviews with current ;md past owncrs and local historians.
6. Intcrviews with as many people as dcemed nceessary to achieve the purpose of this
investigation.
7. This report, which is intended to document our findings from data research and to
present our environmental recommendations and conclusions.
Please refer to the contract agreement presented in A[llJil'ellllllix 16.5 for more details.
2.3 SIGMf<!C,;,N'/, ASSUTMl"I'WNS
ERlvn assumes that:
1) '{'he client has provided any pertinent information or documentat.ion relative to
this assignment.
2) fhe results of interviews are reliable.
3) Informat.ion obtained from various references and records are reliable.
',r !~. H'. C j'),' ! 1. .' I t i
3
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Aoenda item No. 17E
~ January 29, 2008
P8ge 98 of 152
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4) The user of this report has a general understanding of the inherent limitations to
the assessment process, understanding that environmental assessments are simply
risk management tools for use in decision malung regarding involvement with
real properly, and that ERMl is not responsible for liabilities caused by any
decisions made by the user of this asseSSlnent.
If any of thcse assumptions are incorrect, please contact ERMI immediately for
clarification.
2:.4 iLllvll'fATWNS AND EXCEPTIONS
'fhis environmental sile assessment report is limited to the investigation of the potential
impact of ha7.ardous substances or petroleum hydrocarbons to the subject property.
Additional environmental service.s, including, but not limited to: ashestos containing
materials, radon, lead-based paint. lead in dtinking water, wetlands, cultural and histOlieal
resources, industrial hygiene, bealth and safety, ecological resources, endangcred species,
indoor air quality, and high voltage power lines arc not included in this report. Tht:
investigation is limited to tbe scope of work defined in the contract agreement.
The following standard sources of historical data were not available. not provided, or not
obtainable within the time constraints of this repOlt:
I'
Q Fire L"1snn.lnce rnaps
Q 1 ~and Title Records
Cow;equcntly, historical data for the pmposes of this report was limited 1.0 available aerial
photographs, complaint files review, Poll, City Directories and client provided information.
No environmental site assessment can wholly eliminatc uncertainty regarding the potential
for recognized environmental conditions in connection with a property. l'erforrnance of this
practice is intended to reduce, but not eliminate, uncertainty regarding tbe potential fur
recognized environmental wnditions (REe's) in connection witb a propCl1y.
FRMI recognizes, based on e;,pericnce, that with 811Y facility that has historiealland l1se(s)
where nnderground slmage tanks \Vuc lltiii,.ed, there is the possibility that nnregistered,
nndergroilnd storage syslem(s) could have been in use plior to installation of the current or
fonner registered underground storage system(s). The Phase I ESA process, condneted
according '[0 ASTM Standardt: IJ27.00, limits tlle historical investigation to aerial
photographs, city directories, interviews, and observations n1ade during a site
reconnaIssance. ERI\11 recognizes that unregistered underground storage tanks could go
undetected even with a diligent investigation hy tbese processes. An unregistered tank
would be a hidden condition as describerl in Oilr contract agreement.
Subsurface testing and sampling procedures were beyond the scope of services of this
investigi\tiol1. For addition~l confidence regardin[; environmental impact to the property,
furiher study involving subsurface testing and analysis would he required. Such testing to
II'W:\',"i'."!i.nd
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Agenda Item No. 17E
January 29. 2008
Page 99 of 152
i)ha~" I )',)! IIT,'_",' IJ,' '111m' .)ir::i..~:'i:t:"]il~'!!!
3 !'J'_lrif{\ iil (''.'i/i!'-,- C,';nill.' ... !?;V\iIRO:\':L'E,-\"',/,,-IL N/:,'X YJA,\'AGE:\JE\!T. l:'\'C. -' '~C/)':"iJ!!-ltr /5 ~'Dr~J"";
provide further assurance is all option that is always available to thc client upon request at
this level of investigation.
Secilml 3.2 and many of the conclusions oftbis report are bascd on thc site reconnaissance,
that was condlleted September 2, 2005. If furtller assurance regarding environmental impact
on the subject propel1:y subsequent to the site reconnaissance is desired, ERMI or another
environmental consultant should visit the site, and update the rcpOlt.
Possession of this report, or a copy thereof, does not eany with it the right of publication.
It may 'lot be used for allY purpose by any person other than the party to whom it is
addressed without written consent of ERM]. !tis intended to he used in its entirety.
Neither all !lor any part of the content of tl1is repoli, or copy thereof, shall be eonveycd to
the public through advertising, public relations, news, sales, or any other media without
written consent and approval of ERt\lfI. Acceptancc of and/or use of this assessment
constitute acceptance of all provisions 31ld limitations stated in this report.
bRMI liability shall be limited to injury or propcrty damage caused by the ncgligence of
bRMI. ERMI bas neither created nor contributcd to the creation or existence of any
hazardous, radioactive, toxic, ilTitant, pollutant, or otherwise dangerous substanecs or
conditions at the site, and its compcnsation hereundcr is in no way commensurate with
the potential risk of injury or loss that may bc caused by such substances or condit.ions.
2.5 St"\,ClAI" TERMS AN!) CONITIITJONS
The terms and conditions of Ihis l'epOlt are provided in the contract agreement., which is
provided in A[>l~cmlix lill>.5 of this re1'OI1:.
2.l\i USEIR RELIANCE
ERMI eeltifies this report to Steve Fiterman of Distinctive Conmlunitics, Inc.. Thc report
was prepared for the exclusive use of the above entity, whom may solely rely on the report
contents. Reliance on this report is contingent upon unconditional aCceptfu'1Ce of all teffils
and conditions of thc contract (please refer to Aj[)~Ji1flfix Hi.S) and all limitations contained
in tIllS report.
As described in the contract agreement, if additional palties request additional rcpOlts or
reliance on dlls report in the future, eUlTent client permission will be req llircd and additional
f'ccs may a.pp!y.
3J1~ snlE IDilESCH4i1Pl'iOINl
3.1 LOCA '!'ION ANrJ LI'.GAL jiJlc<:sCmft'TION
The subject property is located at on Hardesty Road in Section 12, Township 48 South,
Range 25 East, Collier County, f'lorida. The legal description, infoi'Olation from the
LV\( . ! \.' . C ~ .. . " .': r. f1 ;' I
f:-g;\Il Ftie Yn. cn43A
5
A';:Jenda Item t'~o. 1lE
January 29, 2008
Page 100 of 152
, :1 :,', ; i ~,;. .' Ii .' ! I ,<If.'( f 'i i :,' '\',. '; '; ; " -" 11/
....\ ~,J :;~ ~:::' .,' ,,~ ,.;' !If,';.I',.. ''."'i.'I/,;!}'''','''] 1:.:,\'/7"\1.. ii'/SA \L',\;\',--\ C:-F\,j/~''yT. j,ve. .;' S?/)ii'!i'[)Ci' /:i ~..:,1(,'5
~~fr---~-~---'
Collier County Property Appraiser's office, and a Site Location Map arc provided as
Apt;)cmlix 16.1 of this repOli.
3.2 SITE_b-ND VJClNITY (~ENEllAL iCUARACTElUS'l'ICS
The study area is defined as all property within a one-quarter mile radius of the site. A
velucle search of tbe arca was conducted to detemune conservative bOUllllary linuts and to
create a list of facilities within tllis area that appeared to have the potential to impact the
subject property.
The entire study area consists of commerical and residential land uses. No dumping,
landfills or improper disposal of waste was ohscrve,i.
Adjacent properties generally represent the greatest off.site environmental threat to a site.
'[he adjaccnt and slllToundillg propeltics observed during the study area search were:
. NO!rlh:
. SrJQllh:
. We~t:
e }lta~t:
undeveloped residential parcels
residential parcels
Livingston Road, MedetelTa R.esidentiul Community
undeveloped and residential parcels
No evidence wus discovered during the study area ch'ive-by to indicate that any of tl,e
adjacent or nearby properlies are currently sources of envirOillTlcnta\ inlpDct to the subject
property.
The suhject property is developed
with a private residence and a
portion of the site maintains a small
scale callIe grat.ing operation. The
current owner of the property also
sells hay from the property.
303 pmln:l'-lT UlSiE OF
KlWPJ<:RTY
3,4 flESClW'1fI0N OF
ID:I'II'RO'VlEMEN1S
A small residentisl home was
obf;erved to have been. built 011 the
subject property in the mid 1970' s
(r'ighi). The observed structure is
wood rraiTied with wood siding.
AJ"o, a metal barn was observed on
the subject property (above right).
There vvere t'vVU malluLlCtured
;,')1' ~v, ,T.'i!i. :1,,'1
(-)
l-nnH File ;Yo, C! 143A
'~'J
i'% ."ii
4.d'" "
(
Agenda item No. 17E
January 29. 2008
Page 101 of 152
?f:;f\( f ,'.' 'In,'I'I;)!~"'i_.(/! :..';,,;.\SYI;s:..mi:lli
..:.:. ?,rr>.,i:: ; ! "'':',0'1:(.' C__l!d!,"': .; E-,V"\iJRO:\':\j;:';,VT.-\l. HISk. \lk\i.\ (;E;~}E,\'T, }',,:C. ....
ill/,eI' 5. _':)1}5
homes observed on the subject propeliy.
3.5 CURRJENT U~ms OF nm A,OJOINING PROI'ERTmS
The prope(lY adjacent n01'th was observed as undeveloped residential land. The property
adjacent south was observed to be Tuscany Reserve, a residential development. The
property adjacent east was observed as undeveloped residential land. The prope(cy
adjacent west, across Livingstot1 Road, was observed to be Mcdil.erra, a residential
development.
4JJ] UlSER PROV~DIED ~NIFORMAT~ONl
(
4,1 TUTlLE REOJlIllil>S
Title Infonnation conceming the subject prop"liy has not been provided to ERMl as of the
date of this report.. Til.le Info\111ation cail be reviewed to identify f0l111er owners, leases,
easements, and land uses of the site and to detenuine if any environll1"lltal cleanup liens
have ever been placed Oil the property. If request~d, ERMI will review this dOCIlll1ent and
provide the results aj; an addendum to tbis repolt.
4.2 l!:NVIR<Q>NMI8Nl'hL ]LIENS Ollt AiC'I'lVi'fll AND USE ILIMI'fA'i'IONS
Based on information obtained from this assessment, tllere are no environmental liens or
activity and Ilse limitations at tbe subject propeliy.
4.3 SmiC!ALiZEI!) KNOWJ,\i:Jl)GE
The uscr of this assessment has no specialized knowledge or experience that is material to
rccogl1ized environmental conditions in connection with the subject property.
jj.'l V AILIUA'i'!(l>N Ib:mJCI'ION K<'Y'Ji{ lI<:NViKWNIVIlEN'TAIL ~SS!JES
The user of this assessment was not aware of any cnvironmental issues in connection
with tbe subject propcliy that have reduced the purchase price of this property.
4.5 QYVNIZITl.. C"R(J'I'~:rj{ Th1lANAiGER"ANIJ> OCCUPANT RNFO!l.IVIA'i'IOl'j
The properly is CUlTClllly owned by Lynn Hardcsty, according to information obtained
from the Collier County Propcliy Appraiser's Office. Please refer to A!!llflendix Hi.l for
addilional information.
1\"1"I'.,_,'I':I/".il;-';
7
FR.JfJ Filt- :\'0. CIl../3,.\
.~genda item hlo. 17E
January 29. 2003
Pade 102 of 152
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4.6 REASON FOIl. PEltFOII.M!NG FrlASE ~
This assessmeflt was C0l1ducled with the iniention of satisfying ODe of the requirements to
qualify for the innocent landowner defense lo CliRCLA liability and to assess husiness
risk. Refer to Sedimn 2.1 for more information.
5.0 !rU~CORI!)S R.EVuEW
(
5.1 Sl'ANlJARJ"l ENVIRON~IEN'II'AL lREcmw SOURCES
5.1.1 National Prilllities List (NPlJ
'fbe Nalional Priorities I,ist (NFL) is a listing of facilities and/or locations where
envirollmental contamination has been confirmed and prioritized for "Superfund"
cleanup activities. 'fhis "Superfund" was initially established under tbe
Comprehensive Environmental Rcspom,e Cornpcnsaiion and Liabilities Act of
1980 (CBRCLA) and reinstated under the Superfund Amendments and Re-
authorization Act of 1986 (SARA). Thue mre ilO fl9dUities lisQ<ed .1Il this
database wiU';iIl mle mile of Hie sl]bjed II)mpel"iy.
5.1.2 CERCLlS.
The Comprehensive Environmental Response Compensation and Liability
Information System (CERCLlS) is the ErA Office of Emergency and Remedial
Response datahase. Over 25,000 sites nationwide are repOlted to the agency as
having potential environm"ntal problems. The BPA or tbe appropriate slate agency
determine if ha7.ardous subsl<mccs are present in sufficient quantity to jw;tify placing
the site on the NFL. The facility would then be prioritized, according to the degree
of cnvironmelltlli healib and safety concerns, 1.0 detemune the ranking of il~ l"ederaJly
regulated cleanup. Tlleg'~ lu'e l'IO fllcinil.ies fli~iled m Hl1lis Illl\mba~<e wifihi'llme-nmilf
llli1tile o~. the r~u~l']ed ~]1'opreno~yo
5.1.3 Halldlcrs with COITective Action Activity (CORRACTS)
The USEPA Corrective Action (CORRACTS) data is a listing of hazardous waste
bandicl's that have undergone some type of enforwment and corrective aelion
activity to address non.eompliance with RCRA regulations. This illfonnalion is
compiled by thc EPA Rcgioml and State RCRA program personnel, as well as tbe
[(eRA facilities themselvcs, into a na1.iollal infon-nation system rcfencd to as
RCRAlnfo. 1fhe~e awe 1110 nadlBties lisjel~ in Hlls da-rnlbm;e witMr~ Gl1Il2-lnall' 91rJite of
,be stab.ied prllp8rty.
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"
c)
Agenda Item No. 17E
January 29. 2008
Page 103 of 152
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5.1.4 RI;RA N9tifiers with Treatment. Storage and/or Disposal Activitics (TSD)
The USEPA Resource Conservation and Recovery Information System (RCPJS)
identifies those facilities or locations that have notified the EPA of their activities
relative to the handling of hazardous waste transportation, and hazardous waste
treatmcl1t, storage and disposal, as defined by federally recognized hazardous waste
codes. Generators arc typically divided inlo large quantity and small-quantity
gencrators (LQG 311d SQG, respectively). Hazardous waste facilities involved in the
TreDtment, Storage alld Disposal are often grouped into a "TSD" category. TI~Clre
&t"e ml [(2!dintfies nns,ed ill tMs d~mb~~e wit&nfin "me-half mij~e !If ,he sufn,.iect
~]fII}pe/i'[:1 "
5.1.5 RCRA 1',otifiers with no Treatment. Storage and/or Disposal Activities
(NON-TSD)
The USEPA Rcsource Conservation and Recovery Infonnation System (RCRIS)
identifies those facilities 0" locations that have notified the EP A of their activities
relative to the handling of hazardous waste transportation, and hazardous waste
treatment, storage and disposal, as defined by federally recognized hazardous waste
codes. Generators are typically divided into large-quantity and smail-quantity
generators (LQG and SQG, rcspectively). Hazardous waste facilities involved in the
Trcatment, Storage "nd Disposal are often grouped into a "TSD" category. Then
sure J']1ill iil.dlli.,Jes 2i;;ficall tn this d31talblllMl wfilm!1I1 lill~e"IMJIjf mile (PI' trniC s1ll!IOJ~ct
F;J>miP'I'rty.
5.1.6 Emergerl9' Res1Jgnse Notification System (URNS}
The Emergency Response Notification System (ERNS) database contains a listing of
facilities that have been reported to the EP A as having rcleased potentially
hazardous mateli"l. The listing includes information such as the date of tbe incident,
the rc>spon,.c by those i.nvolved, the hazardous substances involved, and the reported
location of the incident. The su!1,.jed propertLY RS !1IO~ !istell in tlJJjg datllbmse.
5.1.7 FDEP !,e.tl'Oleum f:ontamination Tracking System Report (PCf2)
The Florida Department of Environmental Protection (FDEP) Petroleum
Contamination Tracking System (PCTS) list is a suhset or the FDEP Storage Tank
and Contamination Monitoring Database and identifies facilities and/or locations
that have notified the FDEp or a possible release of contaminants from petroleum
storage systems. There awe lro':> \'~dnmes Insted ill1 I.lhis database witlill1 one-haif
mi~e of tI~e 5uhjed J:lroiP'e~'llY.
~'-'W1l". ;-'r~,'! i. i":!
9
,.',::..';1,11 i"':i!: Sr:. Cli.-i3J,
.~.genda Item ~.Jo. 17E
.January 29,2008
Page 104 of 152
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5.1.8
d L?Fi-'/:-.Ui, \'itl.C,\'T,iL /U,:~K ::or. \ \:.4 Ci-;:',-!2,'Yj", {\'C, <# ';"'.')iL,;,!!:t;,_~.,
.: 5_::t-,'rt~
1~'DEP Slorage Tj\i1.ks R"porlJJ't'J\jKS)
The Florida Department of Envirol1mental Protection (FDEP) Storage Tanles RepOlt
identifies those facilities or locations that have registered aboveground and/or
underground storage tanks pt.l1'SUal1t to I he 110Lifieations rcquiremcnls found in
applicable chaplet.s of the Florida Administrative Code. TI1is Report is generated
from the I.DEP Storage Tank and Contamination Monitoring Database. The subject
t]"lD~]erty is \lilt listed in this dataoase.
5.1.9 FOE? Solid Waste facilities (S!J)WSTl
The Florida Dcpmimcnt of Enviromncntal Protection (I'DEP) Solid Waste List
(SI.DWST) identifies locations that havc been pern1itted to conduct solid waste
I9.ndfilling activillCS or other waste handling activities such as those conducted at
transfer stations. Tn addition, sites handling bio-hazardous wastes are also included
on this list. The~e are n~ f1ndbfttkg !l}~a~ed witlilii. o7lle-buJ1~f mine ~r the slllbjcd
ll)mi[>ei'ly.
Regulatory research produced 110 cvidcuce to indicate environmental impact to the
suhjcct property from facilities and/or activities in the study area
5.2 An)[)l'l'!ONAJ. ENVmONMIENTAL RECOI'Jll SOUR<CF.S
! ncal records reviewed include:
. Collier County Pol!ution Control and Prevention Department (CepCPD)
o FDEP SW District, Hazardous Waste File Rcview
o OCULUS. FDEP website consisting of a database of regLllatory
docUll1ents.
Since no suspect facilities wcre identified, OCULUS and local regulatory file
research was not considered necessary.
5.3 Pr.WSICAt SE1f]i!NG SOlJRCli.ls.l
The USGS 7.5 l1linute topographic lllap ("ce Appendix Hid) of the study area was
reviewed and indicated that the topography of the study area is relatively flat with no
large l1i11s lI1' valleys lhat might aid in the potential migntion of haz.src101.\5
subWmces snofor petroleum hyclrocmbol1s. No potcntial sources of impact 10 the
subjed prO]1clty were identificd from the topograpl1ic lffip review.
5.4 HiSTOlUCAL IUSE INFORlVl!-\.'l'lON ON THE PUOPli:U'I'Y
5.4.1 Directo1j~s
The Polk City Directories for Naples, flnrida were referenecd for the subject
property for determination of current and f0l'll1er 1and use.
i r ~'. 'II'. ,;-.. 1 ,i i .:'!
10
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Agenda Item No. 1YE
January 29.2008
Page 105 of 152
.-:~'.{rco'L r:i ,:',_./,1,:,;- L ': ~IW\ ,'i' ;::i'/F1j~O\(;'lESTAL kI.'>K ,~I"L\"l(;EMEiVT i:\iC. ..'
':5. :?u(5
Ba,<;ed on busil1ess name and inferred business practices, Polk City Directory
research has not revealed any COrDler land uses that represent a potcntial
environmental concern.
5.4.2 Aerial Photograph~
Aerial photographs of Scction 12, Township 48 South, Range 25 East, Collier
County, FIOlida were obsC'rved to idclltify the extent and nature of recent land uses.
The aerial photographs are public documents available from the Collier County
Propel1y Appraiser's Omce and the Collier County Natural Resources Conservation
Service office. Aerial photographs, with a north an'ow and a second an-ow to
depicting the subject property location, are provided below.
Land clearing activities are
1975 observed on ,he subject
property.
~I__-
C0l1tinued bm.! clearing
1981 activities are observed on
the subject pwperty.
.~-----_._'
- ~--_.' -----------.--.
'\,l'.",,'.,-f','"ni.iiCI
r~'R,Hl n!1' .V/J. C/ l:i3A
11
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f"'\9'.:mda Item r~o. 17E
January 29. 2008
Page 106 of 152
','(. " .1' 1_. ",/in/" ('.."I,'lf.' iJ E:-','\ "IiI ();". :lfEVTAL H.1Sg M--\\,.--\ Gf:;\:lEVT, r,ve, 01 Sc'rr'~I;lk. ,'. 5. ~lif.I.--
I
, J$'
CJ''',j
"':';";!,,-
---..-- ----_.~-_.~
1985
There are no si gnifjcant
changes to report.
1989
Land clearing activities are
observed east of the suhject
propeJ.ty. The ham structure
is observed on the subject
properly.
I
L
--._-- .~--- -
1993
There are no significant
changes to repo([
1_1_ ,---
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---.-..-
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.: ,'il ill (,',,;!i'!;"C,!;II;,1 ~ E\:\JRO,\.'AjJ::"'J.':.~L iUS/{ \L,'.:\!..'iGf;\,lE\iT, I;\C. .,)
j' Y!(i:,
Agenda Item No. 17E
January 29, 2008
Page 107 of 152
(
1996
There are no significant
changes to report.
2002
The adjacent propclty to the
west has been developed.
(
-~._.._--_._.
The subject property and
2004 djoining properties appear as
they do today.
l_...-L--
Based 011 tbe land use history investigation. former study area activities Hre not
considered to represent potential sources of environmental impact to the subject
property with the exception of former agricultural land nses, which represent a
potential coneell1. No tal1ks or maintenance' areas were observed in aerial
photogTaphs. Based on the lack of evidence to document a specific source area,
~-~- --.-'--- .-.,---.
\ t . Ii ' ! \ ' _ i. I ,".~ r, :', iJ .'.',.
fJnfI FilI.'Sn. ell..f'),
13
,~genda Item No. 17 E
January 29. 2008
Page 108 of 152
, I i~-' I ' j" (, i ' .. i I .;: a ii,' I __; i,.~, . l .' " ," .' \' :;' ~-'!, f
h
(~D~;~i~1- ~
<\ "'nl~':;
" .';! '~,J,'iil>.i' ('''ft!!\ .., :.:.\",.};{()\:,\IE.\'T.'\i 1':IS,'\ \LiY,I,C.E.ilE\.'"!'. (\;c. ,j
(
ERlVlI considers tbis to be a low risk. Sampling would be necessary to verify tbat the
site is not impacted. Without a specific area of concem, sHeh sampling would need
to be random. Please refer to Sectilln 5.4 of tbis report lor more infom.ation.
Based on these photographs, there is evidence that land-clearing activities took
place between 1975 and 1981. Heavy equipment was most likely utilized during
this project. The petroleum products used at tbat time to fuel and maintain the
equipment are a potential source of environmental impact. As described above, no
evictenee of impact was observed, but the current vegetation or development may
have hidden any such evidence. If an environmental condition er-isls from tbe
land clearing activities, wbich EKMI considers to be unlikely, it would be a
hidden condition as described in tbe contract agrccment. As stated, ERMI
coosidcrs impact from this remotc concern to he unlikely. As described in the
limit.ations section, sampling would bc the only means to mle out the concern.
The subject property was observed to be undeveloped in the 1975 aerial
photograph. Aerial photographs prior to 1975 were Dot readily available for
review and, tbus, not considered necessary during this investigation.
Hascd on the land use history investigation, former study area activities are not
considered to represent potcntial sources of environmental impact to the subject
prope11y.
5.5 H1S'I:ORJCAJ!- USE [NI,'Olil.MATlON ON AIIP.HNN1NG lP'ROPEIll1filES
Please refcr to Sedil)J,rn 5.4 lmd 3.5 fur information on adjoining properties.
6.0 SnrE ~~ECOINN!.\~SSJS.~n~CE
id MdlmilllJ>ijll:!:'1 ~md Li,])fjn1.nn~ ComiHti'Jr/$
6.1.1 Methodology
o Coordinate access to the site.
o Check in with site iI18.nagerlpcrsonnel.
o Perfom. room-by-room interior inspection.
e Perform grid pattern exterior observation.
o Sketch site pl~n.
o Document ~itc conditions using one or more of ihe following
(photographs, notes. vicleo, audio recorder, etc.).
6.1.2 L-jmj1.ln~,_~i:~dit~_9J1.~
t) Qense vegetation.
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14
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,";1<1:;;' i i~_I) "I,'1;IIII;(';I!(l1 ,)tl~ .\ ,\"Sf:;.,";n :'11i
;;1 Cd!!,}!" COi!,Ii.\ .r E",\;"\.'{ROSME,\TAL JUS"f( ,"kLL".j,-\0EiHE,\iT, /.\'C.
.A,genda It9m No. l7E
January 29. 2008
Page 109 of 152
'I';,I!
'" Pavement, concrete, or buildings on site, may hidc or obscure evidence of
impact that may have existed on tbe site prior to development.
~ I.ridden conditions (see Terms illld Conditions in Apli'emliix Hi.5).
G.:/'. !G:-\;<;NIZRU SiTE SKHING
Hh'\".cn"i.lri.il:'r
The total subject property consists of 17.00 acres. of zoned agriculture. The
property was observed to be fenced and separaled into two sections. The northern
section was observcd to be cattle grazing area. The southern section was observed
to be residential. ERMI personnel gained access to the subject property form the
eastem side of Livingston Road North. POltions of tbe property were observed to
be densely vegetated. No soil staining or distresscd vegetation was observed
during the site reconnaissance.
DESCli.!PTION OF ON~1>lTE STRUCTURES
A small residcntial home was observed on tbc subject property. The home
stmcture was observed to be in a state of disrepair. Also, a metal barn was
observed on the subject propelty. The barn st.ructure was observed to be used for
hay storage and minor equipment repairs. There were two manufacl:ured homes
observed on the subjec.t property (below). One of t.he manufact.ured homes was
observed to be in a state of disre air.
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SURFACE DRAfNAGE
No amenities for surface drainage were observed during tbe site reconnaissance.
PUBLIC UTlloITIES,l'QT ABLB WATER SUPj>L Y &_SEWEr{ SYSTEMS
The ,"hjcct property has ~eeess to municipal sewer and water, but is serviced by
private well and septic tallle.
15
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Ao?nc:a Item 1'0. 17E
~ Ja:lU3ry 29, 2008
Page 110 of 152
-':"."1.-:( ; ~ :I\'i; !i.~r;.:.- ;';,','(11 ',-,i!!, -\ -:' .'~-_;i11.'!lf
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I'd
E);,.ClfiO'[ O~)servatim.s
UNDERGROUND STORAGE TANKS
None were observed during the site reconnaissance.
ABOVEGROUND STORAGE TANKS
None were observed during the site reconnaissance.
,'iOJ,]]) WASTE DISPOSAT.,
None were observed during the site reconnaissance.
PAD ORPOLE-)'vlOUNTED TRANSFORMER5jI'CB's)
None were observed during Lhc site reconnaissance.
HILLS, D~PRESSIONS OR SIGNS OF BURIAl,
NOlle were observed during the site reconnaissance.
U\!<JoS, PONDS.BODIE,S OF WATER
None were observed during the site reconnaissance.
STORAGE CONTAINERS /55 GALLON DRUMS
None were observed during the site reconnaissance.
lIAZl\!<.DOUl> MATgRJALS,,-;TORAGE. USE Ol{ mSPOSAl.,
None were observed during the site reconnaissance.
0A lnu,edor (~.sc~'V,,~ilms
HAZARDOUS CONTATNEl{~
None \vere observed during the site reconnaissance.
FLQPR DI{AIi\IS
None were observed during the site reconnaissance.
<",""'.':'.',i'i'.:,',;.;,:'{
1:"R:\J1 Fill: So, Cll-!3A
16
Agenda Item No. 17E
January 29.2008
Page 111 of 152
:','(((.,"1,-' F.:!l'i,;'!'li'l:'I:!'/ .:;11(- -\,,\t!.<,,':I'/I!i!/
~<J
j'",.. .;.;-",
,~ .' '1,
,~;J~:~j!
;: ?".!!"/"-/:;,'/I i_ ,_'.'U_..~,f'
E/Y~'I':(Ot:,HEST.-\.L i\'r')'i,' .\fA.\i,-lG,S'.hf-:,.VT. I.Ve'. .fi
I:". ,,:<;1/5
I
\
CHEMICALS USED
None were observed during the site reconnaissance.
HAZARDOUS MATE~IALS STORAGE. HA]\JDLING OR DISPOSAL
None were observcd during the site reconnaissance.
Based on site observations, no evidence was discovered to indicate that the site has been
impacted by petroleum or hazardous substances as a result of eunent site activities. No tanks,
soil stains, distresscd vegetadon, or other evidence to indicate the prescnce of contamination 011
the property from current or former land uses was observed.
1.<<] iN-fElR:VUIEWS
ERMI ren;onncl contacted Mr. Steve Hardcsty, son of the owner Lynn lIarclesty. MI'. Hardesty
stated that his falher has owned and homesteaded the subject property since the early 1970's. The
subject properly, he staled has bccn a residence and small scale cattle operation the entire time.
He also stated that no storage tanks or cattle clip vats were present on the subject property.
ERMI Personnel contacted Ms. Ruth Buchanan. Ms. Buchanan stated tbat there was no record of
contamination at the DEP.
~.o fUJlDiNlGS
Please refer to Seetilln1 lUI.
~,O OPijN~ONS
ERMI bas no professional opinions regarding the cnvirOlllilenta1 quality of the site other
than those presented in SednOIl1.!I.
.~ <<),0 COINICI1JJSijONS
Please refer to SectitQm UI for more information.
~ VJ [)EVij~;rlm~S
Any deviation from ASTM standard E 1527-00 that is not listed will have no bearing on
the results of this investigation, based on the knowledge and experience of ERMl. r;urther
Pbase I ESA research services are not considered necessary to achieve the purpose of this
Phase I ES/\ investigation.
(
"---..- ~--"--'-'-"-'- ---.--,,'------.--.,--- -----._- --'- ----~..~-
~ r -,'.' i i ..i " " o'!! i. Ii ," r
17
,SR..\'f7 F!h. \it). C) 1 '.<.\
/\oc:;nda Item ~~o. 17E
- January 29. 2008
Page 112 of 1 52
;./~...... ~;";"'i,"I::"":;'>""'::':i';t~;'~:I!i'\; E\!AL i:lii( .\IA.\\ <'L': \11':'\"[ l.\e ., SePI,'i!lb" i5 JOil.'
..:"",.,.:,,
, '-".,~:;;ili'-
The search radius conducted in this assessment is considered sufficient by ERMI to
achieve the purpose of this Phase I ESA. The search radii outlined in ASTM E 1527-00
arc considered to be excessive for the region, and were not prccic;dy followed in this
invcstigation, 2,S outlined in the tahle below.
[ Reem-d Sources --~STM ~~Rl'/ll J
Search Search
Distance Distance
State lcakmg UST lists 0.5 miles .25 miles
This opinion/judgment is based on the slow flow rates of groundwater migration, the
liability protcetions afforded to "innocent landowners" in s.s.376.30R, F.S., and 15 yem's
experience in the region.
n.1 EXCV,ElM.Nl;ES
None for this investigation.
1\2J) f3',DD!TIIONAl SIERV~CES
None for this investigation.
.~ 3.0 ~lEFE~ENCES
o Collier County PropGl1y Appraiser's Office
~ Interviews
Aerial Photographs
WlEl~SllTES
o The Righl-To,Know Nctwork
o 't'erra Server
Owner InI'ormation; Maps
Petroleum Storage Tanle Discharge
Databascs; Facility Information
l\ssessmellt, Rankin g And
Status l{eporl,
I-Iazaroous Waste Databases
!\Grial Maps
. Collier COUl1iy Property Appraiser's Office
Ql rDEP
" OCULUS
'rH'l\". ':.'/";','1 ,'..,"".-'[
lR
EI\MI F:'k .\iO. C1143':"
Agenda Item No. 17E
January 29. 2008
Page 113 of 152
;"1"",<,;; I Fi!\'f'rO,I!!'i:ii (II ','i{c ,i"','t'.l:;jjtlli
(
J . P..~ i'C"i) 'n ( ,i-'
< jJ
d,'!J\)"iJ
"0:f%f$?
..' E.V~';RONJIE:vr-\L R/S}{I--r,-l.,.\'.-) GE1D:.,';\-'T, ///C .j. S~'P/c,(,jh(;'( /5, ~(i05
14J) S~GNA1UR\E OF E.NViRONMENTAL PROFESSiONALS
The undersigned certifies the information contained in the above report and the statements made
herein below are true and conect to the best of my knowledge and belief.
I. The statements of fact contained in this report are true and eOlTeet.
2. The reported analyses, opinions and conclusions 3re limited only by the repOlted
assumptions and limiting conditions and our personal, unhiased professional analysis,
opinions and conclusions.
3. We have no present or prospective interest in the property that is the subject of this report
and no personal interest or bias with respcet to the partics involved or their
representatives.
4. Our compensation is not contingent upon the attainment of a stipulated result or finding.
5. The environmental report was performed in accordance with ASTM standard practices.
/-\ i r"~
~iL----- ~oI
,,/'"!520JYt/ ,J 'u:Y
Stanley J. Rutka, P.O.
Principal Geologist
--~---- -~--- ._- '~'--_._-...-~ ----..-.---
d".'i):.,-T,'ni..'ic"!
19
Ern!} Fo"!e Va. ("';' j ).~_-I-
,';genda item No. 17E
January 29. 2008
"'age 114 of 152
.'. h (lS'-" !" '1 ;.0," ill :' I: r, ~ I _< t! I' .' ..,,' .: 1 I;: r t! I
J~ """",,,,,,I""ii.,,".,
~~.~);;',\"
'15.Q OlUAlLliFICAliONiS OF E~-..jJViIRONIMlENTAt PROFESSiONALS
[-;-,\''\;?j) {) \'[\1 E,\--"'>~L /~' JSX .l,r.L\'AGEi\j}~:;\,T, JSc.
~ S-:.'.(;rJinh,_,.,. -'::;. ?JiJ5
15.1 RESUME OF STANLEY .1. RUTKA. 1'.Q.,
EXI?ElUJENCE
Mr. Ru\ka serves as ERMI's Principal Geologist and has been responsible for a wide
range of hydrogeologic investigations in Florida. He has perfonned and managed over
1,200 Phase I Environmental Site Assessments throughout Florida. In addition to his
education, licenses and certifications, he has more than 15 years of experience working
on a variety of enviroIlmental investigations throughout Florida. He has developed
detailed knowledge of various Federal, State, and Local environmental regulations and
has been practicing 8_S a licensed professional geologist within the State of Florida for the
past g years.
Furthermore, Mr. Rutka has designed, performed and managed aU activities assoeiatcd
with storage tank closures, groundwater monitoring plans, site/contamination
assessments, and soil/groundwater rcmedial cleanup projects associated with a broad
range of contaminant parameters. As a cC11ified asbeslos and lead paint
inspector/supervisor, Mr. Rl\tka has designed, performed and managed numerous
asbestos and lead painl surveys of cOlnmercial buildings, apmtmcnt cOlllplexes and s.ingle
rami I y r.~sj dences.
E1)llCATWN
State Ulliversity of New York at Cortlmld, Bachelors of Science, 1989
Dual Major - Geology & Geography, GPA 3.5 (Major Coursework)
Suece'.sfnJ1y completed over 80 credit hours iu the Geosciences
CERTJJil.iCATltONS
. Stale of Florida ;Pyofessional Geologist - Lieense #1>G-I963
. CFEA & REI' A Environmental Property Assessor Certifications
o FDJjP/EPA Certified in Hazardous W,lstc Management
. FDEP/EP A CeJ,ificd in Managing Undcrgroulld Storage Tank.~
. AHERA Celtified Asbestos Building Inspector & Project Designer
. liP A Certiticd Lead Paint Inspc;ctor, Risk Assessor & Supervisor
Q OSH/\ Certified Hazardous Site Safety Supervisor
. State of Florida CCltified in Respiratory l-'rolcction
:I'H"T ~'~-,n". ,/':(
20
FN.,\IJ Fi!i! \':1. ('1143--\
Agenda Item No. 17E
January 29. 2008
Page 115 of 152
.;"_~l(-':\_:' I f'.!I''''F(JlI-'l!/'!iTC:.' s~'~~ ..i ,.\',''.;;jr",,:/i
t " ,0:lf':"(-; ill C,",,!.':',:!" :~'::'!'c;!ri' " E:'iVlr7():\:,i1ENT-\L R/Si{~{-L\A_GE:l-jEST. !,\C. .,
..,1,,)
'(fJq, -::'711
'."';iW
:i-EjY~
I - l(JO_~
Jl5,2 ~ESlJME OF BAIlTON JET BAKER. ClFEA. REP A
CIER'HlFTIiCATfiON
o Cel'tifiiedl Flmi"da IEffl'l'Dl'<<J>mne,utal Assessor (ClFlEA) #327
. I.~egistcl'e-d IElfilvlnmme'utat I.'ril>perty Assess~r (REPA) #6024
@ Cel"tifilelil hn!iliD(;1" EIll'l'i.mmmeJllJalist (CIE)
. Cel't!l:'ied Moll<<ll Remedi1ntODr (CMIR)
PRIOR lEXPEIUlENCE
@ University of Florida, Soil and Water Science Department
Bachelor of Science Graduate
@ University of Florida, Treeo Center Water Analysis Training
~1[JRREN'f EXPEIUENCE: EI]'l'il'oi1lmcnwl Risk M21l1lagcmcmlt, Inc,
m En'l'BJr<<mmenwU Cmlsllllillmtllf'Jrojcct M~mJlger
@ Sl.llJf Geillllogist
o Imllool' Air Qmlllity Cmlsl!ljt~mt
@ Petmllemn Fll>relusk Analyst
. Soil lmd Gwmldwater Slllml)~il1g If'rO}cco1l.ires (DElP' S01[')
RepoJrt Writing ExperieIice amI Technical lRc'l'ie'Wcr of:
1, SOQe Assessmc]J]t IRcpmrts (SAR)
2. Remedial ACtililIl Plaos (RAP)
3, IP'b~~.e K ESA's
liL i:'oo~c [! ESA's
5. MO}nlitllri!]!J Re[lO}rts
6, T,mk C\\O}sijm~ A5SeSSmQlilt Reports (feAR)
7, TIr'1c!!0}1])i" AiJr Ql.ialHty Assessments
ll. MoUd Remediation Plal1l (I'II1RI~)
Barton Baker has completed over 100 projects for Environmental Risk Management, Inc.
including Site Assessment Reports (SAR), Remedial Action Plans (RAP), Phase I ESA's, Phase
If t:SA's, Monitoring Reports, Tank Closures Assessment Reports crCAR), Indoor Air Quality
Assessments, and Mold Remediation Plans (MRP).
l
q:;..'II_t'/'Inl.i/:.:/
21
[Jun i ':Ii: Sr.>. C1 J.~'3.\
A;jenda 118m NO.1 TE
January 29, 2003
Page 116 of 152
) '~:f-'~;:"!'" " ..
,~~
:,tlfil"
!! _'.,;;-'. .1'j ~':'-.'.i;" ;!I!
:',!i;
"'" .,,' F:.\':- j /f;),:\'j.fP;,,\'T.\L !'{ !SK '11A,'- .-\:;r:.,HEST, [:\Ie. .s -:;q>!(il:hl.--j' 1)_ ~fl()5
15.3 STATEMENT OF OIJAL}Io'lCA'HONS
,t, SEE WEB Sfm FOR DEl'An~S "
E/lviru/1mental T<isk Management, Inc. (ERMl) manages environmental risks to mainwin or
reslOre property value and provide economic benefits to our clients.
SeniCC5
Phase \III Environmental. Site I\ssessmenls
Site Asscssment Reports
Rcmedial Action PI,ms
Site Remediation
Innovative Rcmediai Technologies
Tank Closure
Conditional No I'Ulther Action
Risk Based Corrective Action
Hazardous Waste. Compliance Audits
Insurance Claims Services
funding Allocation Agreements
Real Estate Brokering
Mortgage Brokeriug
Asbestos, Lead Paint, Mold Services
Industrial Hygiene/Indoor Air Quality
Litigation Support/Expert 'Witness
J3rownfield Designation/Services
New Release Investigations
RnSUf:DlIIM:e CpvcJr21::;."
Professional Liability: $2,000,000
General I .iability: $?,OQO,OOO
Pollution Liability: $2,000,000
Automobile Liability: $1,000,000
Rcrrnesellltative Cli.cnt Lii>..!
Florida DepaItment of Environmental Protection
Florida I )epartment of Transportation
Florida Department of Corrections
Zur;i:h lJ .S. Environmental Claims Department
A1G Technical Services
Hendry County
tl1ades County
Rl Paso COI1Joration
Hefcl'ermees
Melanic Anderson, InterBank (863) 763-5535
Dawn Hicstand, Zurich U.S. EtlVirunmcntal Claims Department (847) 605-7734
Jeil' Gould, FOEI' Administrator, South District (239) 332.-6975
Lester Baird, Hendry County A,]rninistrator (863) 675-.'\220
Calier McCain. MacFarlane, Ferguson & McMullen (813) 273-422.6
Insurance Reference: Patricia Schmaltl. (8l3) 248- 1135
Cm]flact J rnf~Jrl!13tn{J11
~nvironmei1tal R.isk Management, Inc.
15248 Tamiami Trail South, Suite 800
\Vebsite: \",'\\!w.ermi.n~l
Bmail: hb:1];:er@enlli:net
: i ' : r Il' . ~' i" ,'; I ,'. j ~ " r
22
J~'RMJ F!/e s!). CI l--!3,-\
Agenda item 1'0. 17E
January 29. 2008
Page 117 of 152
J;:" <'~;~;,i;,':;:':':.':;~;,';'i';:;::':'~';~'~\:;R(j\""E't'<L IUSK ,III,vIGE,\IE'vl', {'1L . Slprcudm 15. ]M5
I)a-t.i;~jj
'\':11W
Fort Myers, FL 33908
Phone No. 1-888-ENV-MGMT (1-888-368-6468)
~ ~,,(IJJ A~PENfO!CES
16.1 Site (Vicinity) Map
16.2 Site Plan
16.3 Site Photographs
16.4- Database Repmt
16.5 Contract Agreement
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23
I:'RMl Fill! Ya. C:I U3A
Agenda Item No. 17E
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Agenda Item No. 17E
.1~IDH~1Y(;191 2008
<-,age 11"9 of 152
~~C"li:m;:=-.~=,I';EO~'..~~~""""~~
~"T^~.
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Subject Property
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@2004.CoIIiGfCOU:lly Ploperty App:rJi~?r. Whilo lh0 ColliGf COllnt}. IJropmiy ^[};lrais(:lri::: (;cmmitleu to providing the most <lcO:;lJrnle 8nd up-lo.dalo informE.lioll, nc
[orl\le D!lIc:.tloroin,'its use, Oll\s inierpol,,\ion.
(
Print Map
A.genda Item I~o. 17E
J~a'\!l}rl' (i'1J.12003
Page 120 of 152
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Subject Property
~ 2001, Collier Coullty Prop; 11}1 '..ppfai~~1 \','hile 111~ C(llIier COUllty' f'rcpsrly l\ppraisfH is ccmminec1 10 rrn'/iding the mosl acclImle 2.11d IJp.io.c)a1e information, fl~
b; li;(~ (\:tta hGrein, I\s use, III lis. inlerpll,t,'ltlon.
n'~ ',"",>"^I!'
Print Map
Agenda Item No. 17E
J,'Pil'6'(;Y12.slf 4008
r'ag'e 12101152
!.U':.~~~~.~ _,
-.
....
Subject Property
@2004. CoHi3r r;ounty PrtlP8rt)' ApfJmiser. Whilo tho Collior County Properly hppfnisflr \s cOll1mllled 10 providing Iho most accl.Imlr. and ufJ-to-dale in[nrmat(on, r1(
. for the dnl~ herein. ils use, or it!,'; inlerprel<)Uo~.
\.
Details
Ag9mia Item No. 17E
JarpHFO'l-,;?P08
P dgi'? I L2 of ~ 52
folio ~~I 00','7840000 M~o II
1'~<7~ltr~;;'~~;:"'~i
",,,,,,..~~,,J,,,I"'l"h..J,,
Current Ownersh~p
Properly Addr...II""No SITE ADDRESS
(
[
OwnGrN~m~~ROESTYT~t LyriN L
.l',ddl'eS3GS \ LYNN L HARDESTY REV ItN TRUST
UTO 1/20/92
00 HARDESTY RO
City 30N1TA SPRINGS StotellL,,__ .=:11
.~~ 34135 . 5947
I
j
CLGQal 1248Z5THATPORTIOI~OFW1/2
Of SW114 OF SW1J~ OF NE1/4
I DESC IN OR 1774 PG 2054 AND E
1/2 Of ::112 OF SWiM OF SW1/4
. ~For more than four lines of Leg.,l DesciipUon please call the Property Appraiser's Office.
1
\
I SGctloil
L.12
II
II
I 100
c..... 60
Township t
40 .....J
Range
25
lLcr..
15.:11
I
'"I
~/lap No.
3A12
Strap 1\30.
402512022.0003A12
SuhNo.
;~t)$~
i ACREAGE HEADER
AGRICULTURAL
.'1 l'Ilillilae
12.8115
211JQII5 PrQ~nmirnlilrll Tal{ L"{oH
(Sllbjact t.O Chm'ge)
If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
latest Sa~es History
I
L
1
L
I.
!
Land V2llue _J $ 2,329,510.00
(+\ lmpr?_v~d ValLIS - .II -- S 42,5B5.00
- _=:II
(-) Market Value $ 2,372,095.00
.---
(.) SOH ExcmfJt Value -11 S 0.00
(=) Assessed Value . 1\ $ 2,372.095.00
H Homestead and oth~r Exempt valueJI S 2,023,006.0.0
(=) Tai,ilb!e V<lltl1: II $ 349,089.0.0
Book. P~ge
11I.4,2954
Amount I
~. $0001
SOH..:: 'Save Our llOIT'<3S" Bnernpt \'3h:!'! {jue 10 Gap on flS:;eSSlllcnt
jncreOlc;~f,.
-~. ....,
n-W-Hr.:}~ffl,~~
~.:=~,~I3;-i~~
n',e Information is Upda[{~d Weekly
Details
Agenda Item No. 17E
J~~&f9 f~6~~~~
1-
r-ouili)! 00147240006 Mau I
~"%.,.:tI~;"t'I'~. p".'
, ;:J....,.~t"~~~ l"lJ
Current OWi'OershD'
Property- Ac.ldrel!ie NO SirE ADDRESS
(
O~'\.'TIOI' NOImtt LONG BAY PARTt~ERS LlC
Adtlresses 9990 COCONUT RD STE 202
L---=-_ c;t;l1 BONITA SPRINGS I
Sto'ell FL
_"
zip1134i:i5.8480
l
- L8\lEl1!12 4825 COMt.\ SW CNR OF SW114 -~
"
n OF NE1.'4, N 660FT, E 162FT TO -
POB, E 132FT, S 330FT, W
132FT. N 330FT TO POB
h~ar more than four Ilnes of Lena' Description rlcase c.all the Property Apo~aisar's Office.
I .Section II Towl~~.hip
I 12 ==:]1 48
I. '~::::g~~1
Ii
II'
I<.I1go II
25' '=:1[
Acres
'I
ul
Mtlp No.
3A12
I Str~p No.
482512009.0013A12
99
I ACREAGE HEADER
NON.AGRICULTURAL ACREAGE
.'e Mllln.~.re_a
97
100
2i1liIJ5 PreRimumlG)' Tax Roti
(Subject to Cnz,nge)
If all Values shown below equal 0 this
parcel was created after tho Final Tax Roll
~_atest SiIDles Histi!lJ1fJf
(
Land Value __. J)
Hlm_ (.)roved VaIL!(;) ~
-"(0) "ark.t Val"" - '~t
H SOH Exempt Value . [
r (,,;) Assessed V~ue -.=-==
~IDl11este'd and D'I\1er E,empt Value r.'
(l:'"J Taxable Value [
$ 136.505.00
$ 0.00
$ 136.505.00
" $ 0.00
$136.505.00
$ 0.00
$ 136.505.00
Dste
07! 2000
07 I 2000
1- O~ 11979 l
Sook.
21\~4.'
21\94.
"01.
Page ] Amount
nu :=J $ 0.00
ZF1 J - $ 45,000.00
-
897 . S 0.00
SOH;: "Suva Our l-I:JnlC;l:';" !~xempt value due \0 cap on assessment
inCr0aSGs.
~t$~ ~-~
Willf..i1.,..l.... ~
ThA Information h. UpdCited WW.':lkly
Delails
'~'denda Item No. 17E
Jap\iel)if'gf~008
pag& 1 "4 0(152
'~"C'''''"''"'''''''m
.\d-:Q~~:;J,~,~~, ",
CWTent Ownership
rropeli:y Adcll'Gssll NO SliE ADDRESS
L
Folio ~II 00146680009 MJ!n If
--
O1Jmer M~mG LONG BAY PARTNERS LLC
Addresses. 9~90 COCONUT RD STe 202
ell" BONITA SPRINGS IL
S~rFL
--T'
--1
Zlp!134135. 8.188::=J
Legal 12..:.B 25 N1i2 of SW1/4 OF Nt:.
1/4 LESS UVINGSTON' RD AND N
1/2 OF SE1/4 OF NEil4 lESS
CONSERVATION EASEMEr-..lT DESC IN
~For more than four lines of logal Description please l;;}ll the PrClperty Appr;;!iser's Offie.e,
l
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I
I
I
I Sub No. II
r-'-'"U;;~---I
0.09
JI
--c:::
M~p No,
:..A12
1 Strop No.
1482512 G01.0003A12
Secti()~1
12 II
TOU'Jn$l1lp -.JL
48 II
Range
25
II
11--
Acres
1 DO II ACREAGE HEADER
~-'-l[NDN:AGRICULTURAL ACREAGE'
11.J~ M~tUI .J'~ MilLEl~m
11"- 97 IC- 12.8115
20015 Prelh..,hv:l~lI Tmz Roll
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If all Values shown below equal 0 this
parcel was created after the Final Tax Roll
Lund Value I $ 5,750.00 It Dt1te I
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(+\ Impn,,'lVed \f2.IUG 11 S 0.00 II 07 J 1998 I
I=l Market Valu. - .. '11 $ 5.75G.00 10511998 I
(-J SOH E,.mpt Volue -II S 0.00
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(=) T,n::<lble 'Ji\1u(;) II. S 6,750.00
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II S 0.00
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Page 126 of 152
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January 29. 2008
Page 131 of 1 52
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January 29. 2008
Page 133 of 152
ENVIRONMENTAL DATA REPORT
Custom Data Research
2500 Hardcsty Road
Bonita Springs, Florida 34135
Client Project #: Sl143A
Prepared For:
Environmcntal Risk Managemcnt, Inc.
15).48 Tamiami Trail Suite 800
Fort Myers, FL 33908
Prepared By:
ENVIRONMENTAL DATA MANAGEMENT, n\lc.
14100 Wahingham Road, Suite 31
Largo, Florida 33774
Wednesday, September 07, 2005
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r'\genda item No. 17E
January 29. 2008
Page 134 of 152
F.llI'lIl.llmen1?.1 fh;llll\\,II'~r.cnll~'IIl. !'1('
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Lance Scoogin
Environmental Risk 1\.1anagen1cnt, Inc,
15)48 Tamiami Trail Suite gOO
FoH Myers. FL 33908
Suhject: Cu~tmn H31ta Re~em.cb -- ED~1 Pl'ID".ject #: l/l5iS
Dear 1\.1r. Scoog,in:
Thank you for using EnvironnlC'.ntal Data Management, lnc. The [oUewing report provides thc results of our
environmental data resca.rch tha.t you reqLlested lor the fnllO\\!ing location:
zs~o Ha...logty Road
Bouita Sprtn~s, F~orida 34135
The following is a sunmwyy of the components cornuined vvithin this report:
i'I ElWCUti~1t2 S~HrmrHHl' .. a Iist1ng of the databases ~(;arGhGd, search distance criteria and the number of sites
identified for each dat::ibase.
II.) rVl~rj{~} o~. St1!l!~ji Area: - show the location of sites identiGcd relative to tbe subject property, These sites are
labeled with Map ID!\lumbers, use.d to correlate the map symbots with data d,~tail within the: report. A f/OI1-
mopped ()fJiior1 is available.
" s.m:J[lntary Tabk - surnma.ry informiiliol1 c01ICerni)lg the rccmds ld(~lItificd vlith.in your study area. The table
provides conesponding Map ID numbers, the site's Permit or Facility J.D. Number, the :,ite's name and adJress
and lhc government databasc(s) on which the :;ite W(lS listed
a SHe Detail Repo~.ts -- datu detail [or c(tch record identified. Grouped by dlltabase lisling or by M.ap rD.
C! Pru,x~mS!~ IV;,:cij,rds Tah~c -- sunullary inforrna\ion listing potentially relevant sites identified just beyond the
search crii:-ria, These records limy account for instances where a regulated site's boundnry c;(tends into the
stll.llyare-.-1 hut its address is outside of the search radius or where the site is mis-mapped ,slightly.
Ii' N(HIi~;\1l2lV-pcd t{,Ecm'oh 'ft'~ble .. lists tllO~e gOVGIT1111(;;nt records that do Hot contaiil sufficient 8.ddJctj~,
information 10 plot within Ouf GIS system, but may !-',lill exist within your stlldy area.
o AndJh:lll.Y h'lr()ntur.:j~,1l1I - may include Title Search l{cpOi'l, City Directory Records or othr,;l additional research
records.
At EDM we lal(e grr~at pride in om work, and continually s\rive to provide you with the most thorough and
comprehensive service available, 'vVe accomplish this by manuillJy screening your report against both cmnputerizec1
and hard copy Inaps, as well as acklitional address sources. This n1anual cffOl't may add more time "nd effort to
your report preparation, hut we think a more thorough and accurate resuh is wortb it. After all, what's tbe vc.lue of
inaccUl'{lte ii1foI111B.tion?
Thank you again for sdcCling 1;':DM as your data research provider. Should you have any q1.\estions regC1xding this
report 01' our service, please fcel free to cont3.ct us. We apprccinte the opportunitYlo be of service \.0 )'01.\ anclluok
f{lrward to 'INorking with Eavir~H\!f.l1cnta~ FJ.~k Jvla~lagement? In.e. in the future.
ENVlRONMENTAL ][jATA. MANAGJ'i:MENT, I.I'IC.
Agenda Item No. 17E
January 29. 2008
Page 135 of 152
Agen~v List Description,..
US EJ'lVil'lm[][\ellilill~ PrlltectimJl AgekJ,cy (\.JSEP A)
(;.:;!mp;'~~h~~n:.;hl$ ~~W F~o:~;~pon5o?, Cor~'It:Jcn!:;ation a- Li2lbiH~y Il'lrcJITnatkH1 Sys~crHUst(Cf':Ii.C~,(~;)
The US CF'A Comprehensive ElIvlrol1men1~"\I P-cspons'i::, Cornpens<:ll\ort, :)'.ld Liability Information System (CERCLlS) is ihe Sllp(~rhmd database used to track
fuci!ities oodloo locations. fhat lhe UsEPA is inv0stig;;rting to determine if 00 c;~5tiny or lhrf'-a\ened reiei'lse of hazardous substances is present.
Agency File DD'ie: 7/5/2005 Received by EDM: 7121/200:-; E;:D1V! nat<)ha~e 1JIldated: 7/23/2005
{::~CRIS r~_Bndl';W~: '.!ifith Correci;\IE: Ar;.ti0n((;ORR./-\\.~.f"S)
The US EPA Corrcctiv~ Aciion Sitos (CORRACTS) dotabiJse is 1] listng of tmzardm.lS waste handlers thai have undergone RCRA cOIT8:::fivc action activi1y.
This information is compiled by the EPA ReidiOl)ul and Stote RCRA pto~ram plJrsonnel, as well as the RCRA faGiHtics themselves.
AJ;:ency Fjic Date: 5/20/2005 Received by RUN.!: 6/612005 EDM D~tnhasc U,Jda[eu: 6fl6/2005
RC Fi,AuL '':';.{G~SQG, CES(){:':O.ln::! Trunsporbr~{ \\!C.~NT.sD)
TIm EDM NONTSD list is a subset at the US EPA n.CR1S lis1. end idenlifiw facilili1:!s that gGnaolc and transpolt hazardous wastes, These facilities may be
Large Quantity Generators (LOG), Small QUClntily Generators (SOG), Conditionally Exernpl SQG's (CESQG) ",S W-3Il as~ Non-t--Jo:ifiers' and "Nor,.
Handlers" .
A~e!lcy File llatc: 5120/2005 Recci\led by EUM: 61612005 KDlVI Database Updated: 6l9/200S
N.tclt.ionF.d ;";.;-J<Jritlns 1.~ist(I>.JPq
The US ErA National Priurities List {NPL) con'iains ra:::ilities and/or lor:aiions wher(:l envi1"cnrnetltal contamlnatiOll has been r.on~ifmp.rl and prinrilil(Jd for
de<lnup activities. The NPL WEts devised <IS ~ rrY.:lUlocl for the EPA to prioriilze these sites for the purpo$<3 of takinq reme(~al ae1ion as fUnded hy too
Haz<lrdous Waste Substance Supeliund program.
Agency File Dlltr.: 4/27/2005 R!!ceivcd by EDM: '1/4/2005 EDM [18.t~bm.e Uplls.ted: 7/4/2005
RCFL[\. Tri~alrnent. S"tortlge am-;/(lr ObDosaJ Sites{iSD)
The EDM TSD Ii::;.. is a suosf.::ll of the US EPA RCI~US list and i0entifies la::lIltics thClI Treat, Store Llndlor Dispose of h8ZaI"daus W<.lst~.
AgCilCY File Dnt('.: 5/:20/2005 Received by El>M: 6/611005 EUM [}alab2la: Updated: 61<)/2U05
FI41rnda Dcpa.tmerut qDf EJJ1lVnnmmenltal Pmkcti41iCIJ (][InlEt')
l.r,)2.\fting Ui'lc.iE~:'.Qrounc', Si:O;'fi9'2 .r~ll"ll';E L,!2.t(LUST}
The FnFP LUST Iisl icellli11es frlcll"l!ies 8nrlI0lIo(;8\ions Ii 181 havenoiiflcd th.e FDCP of a pOSSible release O'i cont",minanls 110m pe\rolcum sloraiJC systems.
'I his Report is gcnm::1led frem Ihe FDEP Storage Tun\< Olnd Contamil)aiiul) Moniturlng OF.llaiJase (STeM}.
Agemy [<i1e ))ate: 6/6/2005 Recejved by EDM: 611612005 EDM j}at~base Uf.d~tel!: 6/17/2005
Solid Wa5t~ FacilWof, Ust{SLDWS'f}
Tha FOEP SLOWST ldentifies IOC:8!iU[1S th(Oi\ tmve been perflliacc! to COlluuct solid wcste hclnd\ing ac\jvi1\'::ls including 'Landfill::>, Transier Station." and sites
handling Bio.H8l:;.:rdo'Js w<:\Sles. Sites listed with "'@" aHer iha GMS lD Number :':Ire histolicallccaticns, cbtnined (rum documents on ro:;J:;;ord at local
agencies.
Agency File Date.: 6/6/7.005 Received hy EHM: 6(6/2005 r::iJM D~t1\n25e Updated: 0116/20(15
S~a\e Sites List(STCE:F~C}
Th8 -STCF.RC b G hislOiLf.lllisiing of site;:; that tho Fbrida Llcpartmenl of Environmoll'i81 Rc:gulation (FbER) GornpHcd lDtrC1d~ SIJsp8cl ccntarnir18tion si'.es.
This list wc\s kn,.lINn GS ihoCl r:=loridA SlTES list and was l2.slupd8ted hV ~h8 FDER in 1989,
Agency File n<lt~: 1 1.11 II 989 nCl:eiv~u b.y P:DM: 4il(]995 EDM U"tllba3e Updated: 4/25/1995
St~)ti:'. r:'\J.l;'[h;'d {l"c1.!r..<\" i!lte~,;(5Tl\H'L.)
Th81-DEP Sr-AS list contains facili'(ip.;; and/or lo(:;aibfls th~l haYc b~en idelltlfk:d by i.he FDEP a~ h8\~n0 known environmenr.,1 contaminaiion find ore curr81llly
baing addre~~ed through S\a~'e funded clEanup 8ction.
Agency File Daie: .1/2212005 Received hy EDM: 6/26/:2005 EDM o.f~t2lb:'J!>e VpdMf!il: 6/27/2005
Un de;.gny.n--, d,.' ,c\b;:"\'(~~.;fOun t' Sk',:-"1t,!t,~ T ani:..s.;{T J{\.Nl-~C:;}
The FDEP Slorage T8nlc and Cmt8rninQtion r..~orlilming (STCtvl) ual"b2se contains Sit2S wiih Icgistered aiJove0round 3nrlfol" un:Jerground storFlg::: tunks
conl81ny regulated polroletlm ))Ioduct,,_ Plc2se rflfBr to the '''r::xplorration of Fb-ida TC;lllk Codes" insert io iniGl'pret tank consiruction. niDTli\oring <-Jr)[i piping
eocles.
Agency File Dnte: glJ 4/2005
Received by EDlVi: (\/29/2005
EUM D}.ltDbll~a~ Ul}dakd: 9/1/2005
Ag2~da item r'>lo. 17E
Janu3'Y 29. 2008
Page 136 of 152
g)(PL~MATD()N 01" FLORmA TANK G...Q!28
s;;,Of~STRIJCnOI~ TYPE COE>E
A::: BAll CHECI< V/,,\.VE
B:: INTERNAL L II\! IhlG
C ::: STEEL
D ::: UNK.NOWN
I: ::: FIBERGLASS
r- ::: FIAERGL~SS-CU,D STEFL
G::: CATI-lOLJIC PROTECTIOI,I-s!-',cr<\flCli\L ANODE
Ii"" CATHODIC PROT\::ClIO\\j -IMIJI-U::'SSED CURnr::NT
I:.;; DBL WALL/SINGLE I'.~ATERIAL .
J:::: SYNTHETIC U[\JER IN TAI\lK EXCAVATIOl\l
t<::: AST CONTAlblMENT: CONCRETE ISYNTHETIC MATERIAL ARFA
L ::: COMPf"HTMCNTED
r~::: SPILL COhITAII\lf\/lENT DUCI\I~T
II.! ::: I~LOW SHUT or::f
0::: TIGHT FILL
P -=: LEVEL GAUGES, HI LEveL ALARMS
Q:= OTHER DER. APPROVED PEOTECllON ME"fHOD
R::: DBL WI\LlIDUf.\L Mft,T[!~I,1..U {TI\NI<" JACKET")
S ::: OTHER DEP APPRoveD SECOhJDARY CONT ^INTMEI\lT SYSTE=.iv'l
Y -=: SMf.l,LL USE TANK
lJ:: FIELD ERECTED TANI(
V::: P1PELESS UST WISEGONOP,RY CONTA~NiVlE.NT
IN ::: BUILT Ohl SUPPORTS
X ::: CONCRETE
V :::: POL VETHYLD-lE
z.:::: OTHER OEP APPROVED TAHK MAT!:::RIAl.
?!PU~G TV?'!:: CQDES
A"' ,~80Vr:. Gl~OUNO.N() CONTAC i- WISOIL
13:::: STEEL Ol~ GALVf-\NL:::ED MFTAL
C :.;; FIBERGLASS
D :-: E)(fEf{I'JAL PROTlCTIVE'. COt-,TII\lG
[; ::: CATHODlC PROTl::CTION (S/\CRI;.IC1/\L !\HODFJlf'/I\-'f.t[SSErJ
CURr.ENT\
r- :-: DRLWIl-,LVSINC;Ll :\~ATFRIAl
G::. SYt'lTHETIC OR BO):J'TRENC\-! liNER
Ii:: t..IRPORTfSEAPORT HYDRAI'>!T SYST'>:.1V1
I = SUCTION PIPING SYSTEM
J '" PRESSURIZEO PIeING !:,Ysr:::ro/i
K ::: DISPENSER U\'-.lH~S
L...., BULK [JROOUCT SYSTC:M
M ;; DOUBLE WAl.L I DUAL MAlER-1M. (PI!.JE 'JI\CI<E j")
N ::: I"PP\~OV[D SYHTI1CT1C MP,TERI!-\L
o =: SEV[RE VIOLATION
P ;; INTi: \:::'NAL PIPING WITHIN IhITEr:.NP,L SUI',~r RIS1c::H
v -=: VIOLA liON
K:::: NO PIiJlI'JG ASOC\ATEI1 VvTfH 1/,,1\\1-(
y,... UNi<NOWN
Z '0 m HLR OFP f.',PPROVED 1--'IPll":'G M,'\.rCRI:~L
i.
!_EAf( MONITORiNG CODES
1 ::: CONTINUOUS ELECTROt~IC SENSING FQUIf.tMENT
2:: VISUAL lI\1SPECTIONS OF PIPING SUMPS
3::: ElECTROI'IIC MOt-llTORli'JG OF PIPING SUMPS
4::: VISUAL INSPECTIONS Of DISPENSING llNCRS
5::: ~lECTRONIC MONITORING OF D1SPEI'JSCR UNERS
G =: E:)(TERNAl PIPII\!G MONITOHING
7:: AUTOtv'lATICALL Y SAMPLED WELL.S
B =: r\Ml\lUALLY S,'l.,MPI EO WEll S
A::: S\TE SUITA8lLlTY PLAN
B::: SITE SUITADILlTY PLAN E}(EMPTION
C" mmur~D\rI/AT[R MONITOR PLAN
!) =: S\".:lCC PlAf..J
E =: \NTERSTiTlAL MONITO~~ING \JS! LINERS
F '" IbfiERST1Tll.\L SPACE-DOUBLE Vv'ALL TMI\(
G -= ELECTRONIC LINE L.EAK DETECTOR Wlf-LOW SHUTOFF
Ii ::: ME:.CI'I^NICAL LlNE LEAI-< DETECTOR
1;-: NOT HEQUIRED.S[E RULE FOR EXEMPTIONS
.1 -=: INTERSTITIAL r-.r10NITORlI\lG.PIP1NG LINER
I, co IN.] ERSTlTlAl \vlONITOFUNG- DOUBLF. WALL PIPING
L::: A UTOfv1l\TIC T,'\t-H( GAUGING SYSTEM (LJS.~ S)
11M"" MANUAL TANf( GAUGlhlG SYSTl::M (USTS)
N ::: GH.OUNDWATER MONITORING SYSTEM
0-= VAPOH MONITORING SYSTEM
p::: VAPOR. MONITORING WlDlLUTION PROCLDURFS
Q::: VISUAL \f\)SPECTION OF AST SYSTEr'llS
R ~ 1f.~TERSTITIAL tViONITOHING OF Tf\NK RO 1 rOM
S '" S.IATISTI(;-AL INVENTORY HECONCll1ATION (SIRIUSTS.I
r ::: ANNUAl. TIGHTNESS fEST Wrf\-IINVEI\lTORY (lJST}
1I ::: sUU< PIPING PRES$Uf-{E TFS-\
V'" SUCTIO\x putv1P CHF_GK VNVE
\f\I '" FIBER-OPTIC TFCI-INOLOGIE.S
Xc: NOf\!C
Y = UI>lKHOWN
z: ::: OTHER Dt:.P /\PPROVCD lvlONlfOP.II-IG MCTHOD
Agenda Item No. 17E
January 29.2008
Page 137 of 152
ExecnlIltive SllJlmnlYlIa&-v
Project InformOlticm
CHerlt ~nforrnation
Lance Scoogin
Environmental Risl( Management, In.c.
239-4 '15-6406
Client Job No# S 1143A
Client P.O. ~Jo
Custom Data Re~>earcl1
2500 Hardesty Road
Bonita Springs,
EDM Job Naif
Florida
17158
34135
The following table displays the databases that were included in the research provided, the respective search
distance for each database, and the number o[records identified for each database.
(
-
-_.--
EPA DATABASES -,
Nation~\ Priorities Lis"((NPL)
ComprehensivD Env Response, Componsation 8.,
Information SystemUst(~ERCLIS)
RCH1S Handlers with C:OlT0ctive Action(CORRAC
RCRA.Trcatment, Storage and/or D~sposal Sitss(
RCRA-LQG,SQG,CESQG iJl1d Transporters(NOI\!
fJ1J;P DA T AB,t>.SE'1 .~._- - --.--------
State Funded Action Sites(STI\!PL)
-- --~-
State Sites Li~t(STCERC}
-----.,.
Solid Waste FacHitic;;s List(SLDWST)
Leaking Underground Storage T,mb List(LUST)
_.,--, ..--
~lderground/...\b()V8groLlnc1 StorElge Tanks(T ,L\~V.'
'---r~:()()l::O-lo:-T 6-d6-TNlA
Liability --~50_L~r=~-1=---NIA [NIA
~:~}-~-=---I ~~rfJ~' ~--"'I-Y I~, ~;:-
IS[)~ -..-1125 0 I~ NIA I-I"IA N;,o;-l~
100 [- LJ 0 fnor, 0 N/A
050 0 DONIA NIA
---:=1 ~~~--~ ~--~' ~;:I ~;: ~;:
ij------:-_..:.....J .12d=j---1_ N/A - NIA NI~ NiA.
o
o
u
o
o
o
o
o
o
o
H", DisclClirnar **~
PJC:l~C undenln[1d thaI tbe n:gulntory dat~hases wc utilize were \lol uriginally intended for om lISC, but ralher f{l( the source agency's ;nlemnl tTacl(ing of siies for which
they havc jUrlsdiclion or olher ifltcre~1. As ::I lesolt Oflhi:s Jiffer~l1cc ill illlel~dcd usc, their daL...., is flcC]\Icntly fOlllHll0 he incu;nplctc or inaccurate, ilnd is less than id~al
for Qur use. Addilionally, limitalions exist ill mapping uat<1 (~etfli\ and lIcclllaey Our rCllort is nol In he relied IljJOTl for any ptlrpo~c other tllan to "point" at ap]}lo,;imatc
localioll~ w\\~re fut1her evaluOl~IOll Ill;:y be warranted. No e(melus.ion can be based :sulcly upon our report. R;lIhtr, nul' rcpll(l ~hould be (If.Cct ll~ " filst 51cp In directing
yuur attention III JlOlcntial problem areas, which should be followed up b:( :;ile inspectiuns, interviews witl, releyunt pr.rwnJwl tmd rC~tll;llOIY fil~ T(:YlCW, Rcaders
proceed al thei, UWIl lisk ill rdyiu[\: IlpOlllhi-5 d~\ll, in whole 01 ill )lall, for 11-5(: within <H1YCVOIUillicl\. lllC ElJlvl Service RcqUe-:il FOl11l, SigilCri by all of om dieni:;
'oefm-e El)M isn.es (, report, eOlllains 1\lore detailed I!mgllilgc with rc:;ard 10 such limitations, the lcml~ of......11ich the render ll1l1~t accepl in ,heir cnlin~l)' beforc ntihzil;g
this report. Jfthe si!:,'11erl contrncl is nul flv~ilab\e to 1l1c: reackr, EDM will gladly fumish [\ copy upon rcqllcst.
.ED1VI
Ccppyright@ 200!3 Environn"'tental Data Mc;li1&'lgement, 1i1'~'
Fa,' furi"fu?y information ple~se contQlct us at" 800..3G8..73U,
Use of this in(ufmatfOfl ;s strictly ~i1lited IJY CDM's C)uihorfzatlim ~gf'cGment, signed by our cNf:lJls 1'or Btich repo)i'.
Agenda :tem 1"0. 17E
January 29. 2008
Page 138 of 152
(
Sq)07,200S
"'.\ F.l'\NIROl\JIVJJ:.':NTAL. DATA }.,fANAGEMENT *",
Custom Data Research
SUMMARY TABLE
rage I ofl
-""""-'.~""""""~'~'
.......""'"""'--- .
rAAPIDII f'ACIUTV ~D NUWIBER, W,liIIE Atoll) Loc/mON
REGULATORY LISTS
I~ C!I'C T Ns[slS L i-
PEOSOTTLUA
L R.R 0 N NIG 0 S N
CRT PEW T~{
LI A IsiIL!'IS S
Is c [) eiT
.J! II i
'l' I....~l-r
lJJ I I
, I
Ii'
~-'--J
f~.I). I)~\a F <'""'0
... .~._--------
OIS,ANCl:. [-ROM SIJ:lJECT PROP[;F;TYl",lj
DIRE.CllOr-J ..nOM SU[;1.IEc'r P"OPl:.P.TY
,
I
....-""u'""""~..........~~'.<._,..~~~"__....""'"
EDM
CopVloight @ 2005 r:t1vironmental D8ta rJlanagf.:)ment, inc.
For f(Jrl:hGr information please Gmf'lact !~S at'80fl.366a7.376
Use oUNs iofonni'ltitiJ1 is stndly f,'mltcd by F/JM's [Wf,'lDrizaUoll 80rHHflIcnt. s.ignfJd by ollr cli,:-nts f(l( 83Ch report'.
Agenda Item No. l7E
January 29, 2008
Page 139 of 152
Pj{OXIMAL RECORDS TABLE
SlOp 07, 2005
=~-=
The Proximal Records Table includes mapped facilitics that appeat outside of the study area, but in
the proximity of the research boui1dary. Theya.re provided in a summary fashion to allow one to
determine potential intcrest.
Generally, these sites may be ofpotential interest for three reasons:
I.) The location occurs so close 10 tbe resesTch boundary that it merits inclusion in the evaluation.
2.) Tbe site may be expansive with regard to the property boundary. The physical address ofa
landfill for example may occur outside of the research boundary, but the landfill boundary may
extend into the research arca. Large industrial complexes may also fall into this category.
3.) The U.S. Census Bureau data, from whicb our maps are created, is not always precise witb
regard to address information. A facility may thcrefore appear on the map outside ofthe research
area, but actually fall within the research area. These inaccuracies are typically less than 500 feet.
If you obscrve any such inaccuracies, we ask that you please notify us of tho more precise location
and we will use this information to improve our product.
If more specific information relative to one or more locations included in thc Proximal Records
Table is desired, please feel fl-eo to contact us and we will send you this information as an
addendum to this report.
-, ," ",."_",~_~"""_,,,,,c,"_,'''_'",J-''''.'''.,<,...r,',,,...,,, "-",.."~..,, "'._ ..,.'.'''_ ,,,,..,,,-..,.,".... _ '_" .,.,..___~,.~.'.~_., '_,_"_NI.;.. ",'- ...."~".,,,.,~', '"~'-'="-L..'--"
.-"'.,.'..'_-..~,.,,,,-, '-""".".,",""'-'-. ....k""'..
\
Copyright @ 2005 Envlronment,,1 D"ta ~~"Mge!11';l1t. Inc.
For furl:her information please contact us at 800-368..7376
Use or fllis in(ormaiion is stl'icCly J.1T1ited by EDM's ButllOrilafiarJ agref>mellf, signed by our clients {or each mpo!t
EDM
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.~.genda item No. 17E
January 29. 2008
Page 140 of 152
(
Scp 01, ~.005
,,', ENVIRONM1:::I\]TA.L DATA. Mi'..J\JAGEMENT ,'*
Custom Dati:! .Re,;earch
PF.O'CIM;\L RECORDS TAGLE
Pnge 1 ofl
nllAf'IDit FAC1LITY iD 1<U[ill8>ER. N!,\~E AI~D LOCJ.>:fION
IN'':f.la.ta F".md -,
_~___.____.~------.l
(
EDl\r1 .
CO[jlyrigh1: @ 2005 Environmentall),;jta MEli1f.)gem~:Hrt" !nc.
For fwi.bCJf iaforHiSlticm pJease contact 0$ at 800-36(}.7376
Use 01 illis informMion is strictly lirilNod by EDM's <:lulflOrizalioll agreement. signee) by our clients for eaGiI report.
Agenda Item ['0. 17E
January 29. 2008
Page 141 of 152
NONMAPPED RECORDS TABLE
Sep 01, 2005
~~-
The Non-Mapped Records Table is a listing of datCl,base records that lack sufucient address information to be.
placed within our mapping system, but may exist within your study area. These records have been manually
screened, using two primary criteria. The first s.creening criteria is whether Ole non-mapped record co.n be
identified as existing within your study area, and then adding it to the map and body of the report. The
second criteriun is whether ~he listed facility can possibly exist within the study area. f.f \.he site can be
conclusively identifled ElS existing out~:ide of the study area, it is excluded from the report. All remaining,
screened records are provided on the EDM Non~l\4apped Records Table within l.bis report.
The Non-Mapped Records Table consists of i?ites idelltifien as p'(&~r.;ibly existing within your study area (e.g.
a valid street name, but no street number), or a listed address that is unrecognized, For your convenience, we
have categorized these screened records into three groups:
1.) Non.mapped records that contain a Zip code equal Lo the subject property and surrounding area,
Because we extract all of the zip codes listed within records mapped within your study area (to help
identify historical zip codes), you may see zip code values in this portion of your report that arc
unexpected,
2,) Non.mapped records that contain no Zip code information but arc listed within the same CHy as the
subject property, Adjacent Ciiy data may also be provided if the subject properly is located vcry near
another city bouudary.
3.) Non-mapped records that contain no Zip code or City information but an: listed within the same
County as the subject property. Adjacent county data may also be provided if the subject property 1~
~ocated very near a county boundary_
If more specific illfnrma,tion relative to one O[ more locations included in the Notl.Mapped Records 'fable is
desiredl please feel free to contact us alld we will send you thi~; infonnaiion as an ad{kndum to ~his report
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C<>l'y,'ighl @ 2005 Environm"nl~1 Dffit~ M~nagemenl, Inc.
FOIl' further infufiRfJt:ion please Gontact Wi at eOa~368-,737rj
Use of ihis information is sidcily !imlied by EDM's aulhorizClfion agmemont, .~i.qned 1))1 our dioms rur each report
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A;:;enda Item 1\10. 17 E
January 29. 2008
Page 142 of 152
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Copyright @ 2005 Erl'vh"onlllental Data MF.JnagGITl(:'Hlt. Inc.
For furth0r informaUof1 pl'~asG COU("5"!ct HS at 800-368-7376
Use of this inioi"li13ii0I1.is sr,icf/y !fm.7ed by EDrll!'s fluthOflzatio!l R9re.::ITi1Cnl, sir/flHd by our r:Iisnis ror each J"0pOrt.
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Custom Data Research
CITY PORTION OF THE NON.MAPPED RECORDS TABLE
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Agenda Item No. 17E
January 29. 2008
Page 143 of 152
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MAPID# FACILITY 10 NUMBER, NAME AND LOCAnON
IFor City of: ,No Data Found .~
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Copyright @ 2Q05 Envin:.mmental Data Mal1ageml3-ot, Inc.
For furthef iti(orl'n'af:;o81 please contact u-s at ,800-368..7376
Ihe of fhis informafion b strictty li'mifp.d by EUM's authorization agrf).')ment, signed b)' atrr c6ents (or 0BCh It'1(JOlt
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f\oenda Item No. 17E
~ January 29. 2008
PaJa 144 of 152
(
SepOl,2005
, EN\!1R0l\1MENTAL DATA I\1ANACEMENT "*
Cust()m Data Research
COUNTY PORTION OF TI-IE NON-MAPPED RECORDS T AlJLE
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Use uf Ihis ,jl(ormallon Is sfricily limNed by EDM"s i;Ju{!lorizf)fion ClgmeroCJlt, sigrltld by our clients i'or oac:h report
Agenda Item No. 17E
January 29. 2008
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ENVIRONlVrEN.(M..l !U~K ivJA1~AGE~m~T\ INC.
Licensed Engineering and GecJ!ogy Firm' AssesSlnent & l~elnediation ConsultantS
August 12, 2005
Mr. Stcve Fitennan
Distinctive Communities, Inc.
6967 Verde Way
Naples, Florida 34 109
VIA EMAIL: sfiterman@ma9.com
R11~: lP'~-u'pllrJ'j8ed. PtT;3se fl ~lnrip.(!bUl!;Jl1lel1taQ Sute A~~eSS~ffICH,~
3 J:",ncels in C~Ili(~r Cm.mty
Fo,Ei,o No. OO147MOQlOllb, O@H724(lOOl.l, Oll146@Q!(tll'J
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ERUwll,',n~ Nil, CH43A
Dear Mr. I'itel111an:
Environmental Risk Management, lnc. (EIlMl) proposcs to conduct a Phase 1
Environmental Site Ass~ssmellt (ESA) orthe referenced property. We propose to provide
assessment procedures as described in the attached scope of services fonn.
The PUl1JOSlj of the proposed rcser.lfCh is to detenninc if any evidence exists to suggest the
presence of envirollmcntal impact (0 tbe soil and/or grouildwater of ih" site. The
specificd levcl of diligel1ce is in aecoi'danee ,-,,,ith the scope and limitatiuns of AS'I'M
Standard. The limitations of Phase I ESl\s are documented in ASTM Designation E
1527-00, "Standard Practice for Environmental Site Assess'ments." Matters outside the
scope of tbis investigatioll, include but (lre not limited to: asbestos containing materials,
radon, mold, lead-based paint, lead in driilk:ing \vater, wetlands, regulatory compliance,
cultural and historical reSOUi'ces, industtial hygiene, health and safety, ecological
resources~ endangered species, indoor air quality, a~ld high voltage power lines, Please
contact us if you are intei:cstcd in adding any of lhcse matters to tbe'scope of work for
tbis project.
Vve propose to you a fixed lce of.~W for our servll.:cs (fun reporl) according to the
attached seh~dule of Tenl1s and Conditions datcd January 1, 2004, whicb is made a part of
this 3.b'Yeemel1t as if fully contained nerein. ER.MI wiill pl"I>v;de ,W0 \:llples -Ill' llle liinUlI
n'el~'Jo[o't lm!cs~ otl.1C" w,'f,ycn mT~F.Ig0me'-1':5 ~re made,
Please provide the following inlormation to ERJ\1J:
. legal Iwme(s) of aU cntitics to which the report should be cerlified.
. reliable documentation indicating tbe subject property boundmies, mid a legal
description of ihe propcorty.
Ht:,adqu~li'Hrs.J '152480 T.sal"'iiarni .'1"T)"(1j! t.:'ou~h #~M~O .< Fort My.?fi's, FloI)~.ida 3:1if;\f13
"1-888.E.NVnMG1V1T CI..HSS<383-646e}. F.8X 'I..BS8<')\:..l8~68?9 oJ :{f'Nw.crrni.n8t
.I\genda Item No. 17E
January 29. 2008
Page 147 of 152
Mr. Steve Fitemw.n
Proposed Pl~SA
Page 2 of 3
August 12.2005
e if available, title infonnation as outlined in the attached Scope of Services fOlUl.
. The name of any party which should he contacted for site access.
e Propeliy owners name, address and phone numbers
ERMI can provide the following follow-up services after completing this project:
e Adlllitionalbm.md copne5 <1>f the ['etHII"t.
. AdditOGnal certifications [01' reliance on Hle I'cpor~.
. Upd~tes to the repo,t mf[cl' l'epor! suhi1lliH~!.
. AddWonan fee$ mal' :!Nlly.
We trust this proposal is responsive to your needs. If acceptable, please so indicate by signing and returning
one copy of this proposal, recdpt of which shall constitute our Notice to Proceed. ERMI presumes that by
authorizing this eontTact, you have obtained pennission for EJ{Ml to perform these services 011 the subject
property.
Final payment will be due upon receipt of the report. This proposal will become null and void if not
accepted within 30 days of its date.
Sinccrely,
ENVIRONJVffiNTAL IUSlK I\1IANAGEMENT, ~NC.
~! /
t.Ja,t.VN- \. 75;,t.v----
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Barton 1. Baker, CFEA, REPA
Project Manager
Enclosure:
TClms and Conditions
Scope of Services
Statcment of Qualificntions
\.
Bnviromnental Risk Management, Inc.
ERJ\.ll File No. Cl143A
OS/:;;.9/0!J liON 15:;]t} J....!'"T.. 'i'G:J ~~:H) 'i';.i2J. GIWUNP ~}BVEX.;j.hJRH:C THe.
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.I\G',nda Item No. 17E
~ January.29. 2008
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~oin,g or real t';silt!:e 1r8:11Jili,,"ti.()IJl '\'iill liot ~ffect p~:Y"l!:lo:Dio dllJ~, P~y="t is dt.1e llp~n CO!'!,1pletiull of1!Jl;
fuJaI. ~jaot rep!lhi !;lid ""m be l'(';ql.lJ\;ed p;;or to reka.>c of tl1e report unless oiber 'Mitten :ID:'dflJ,lemenls m:e
mlIdlc. K clsQ <lDJil:l!~'Wled~ Il:m I h~~re 1'1::00, underr,\mlcl \li1l.a. a,'),1"1I> to tire tmrlS and C(l;).ditioIl8 set IDl'th:in
lfui!s P1;'!lJj()il~l, Q~ lrttacll.cd l!wreto. 1 W,k"'!~.nt f.l!Jil "''Present that 1 :l-"ll sllihm:i,1ed to enter i~to this agr,;omen.t
sad ~ ill \l; p~l:s(malJy l:eRfJt:j[!:qihre for ilia p~~'l\'!l?Ilt of 9\1 fee"",
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Agenda Item No. 17E
January 29.2008
Page 149 of 152
Mr. Steve Fitennan
Proposed Phase [ESA
Page 3 of 3
August 12,2005
PROPOSAL ACCEPTANCE
I HEREBY CERTIFY thai I am the Owner of, Agent for the Owner of, or have a valid "Contract to
Purchase" with the Owner of, the property which is the subject of this Proposal. I hereby authorize the
perfolU1ance of the services as set forth in this Proposal, and agree to compensate the finn of Environmental
Risk Managemcnt, Inc., with monetary dishursement, for said services. I understand the result of any
financing or real estate transaction will not effect payments duc. Payment is due upon completion of the
[mal project repoli and will be rcquired prior to release of the repOli unless other written arrangements are
made. ] also acknowledge that I have rca(~ understand and agree to the terms and conditions set forth U1
this Proposal, or at1ached thereto. I warrant and represent that I am auth0l1zed 1:0 enter into this agreement
and agree to be personally responsible for the payment of all fees.
This Proposal is accepted this day, ..
__of)___
2005.
By:
Authorized Representative ----
Client: ___. .___,
Printed Name, Title, Company Name
Please indicate below which payment meth(!d iq preferred:
L'HECK (Mlliled prior to delil't!lJ' o.freport OR w be }lided "p upon delh'ery).
V1SA or MASTERCAPJJ (if/ill he charged when Ihe jlluJ!1 report i. mailed (11' deliver"d).
Credit Card /II".
[j)r.pil'llilhm Dllte of Credil Card.
Please indic~le iflhe complmylindil'id,,"j.l\ lJilidre,'s hei,,!!, im"ryiced is diffen!f!1f.from Ihe informatkm
that appears 01'1 the fronl".fthis propos/J!!.
Fax Numher or E",,,i/ Address
ERMJ File N~43A
Envirorunental Risk Management, Inc.
ENVIRONMENTAL RISK MANAGEMENT. INC.
,
Licensed Engineering and Geoiogy F\rm' Assessment & Remedi8tion Consultants
TERMS AND CONDHRONS
,~anMary 1, 211114.
Pi1vm~nt: Payment is due upon (,;ompletion of the fina.l projcGt l'ep0l1 and will be required prior relense of the report unless other
written arrangements are made:. If payment terms arc extended bcyoll(..l the project due elate, the client agrees to carefully read the
invoices and promptly notify us, in writing, of any claimed errors or discrep<.mcics wit bin 15 days after the date of the invoic.;e. If we
do not recdve such notice, it is presumed that you agree with tbe nccuracy and raimess of the invoice. Invoices shall be considered
past due jf not paid within 30 days after the invoice date. Late payment charges of 1.5% per month of the balance due on the account
shall be applied on an past due invoice. If any pOi1ion of ~n account is unlJuid 90 days after the invoice Jate, ,he ctient shall pay the
cost of collection, including reasonable attoi11cy'g lees.
Hidden Conditiol1_s.: A structural condition iR hidden if concealed by c}~isting finishes or is nut Hscertamable by rca!:ionable visual
observation. For example, B.n unregistered undergTound storage HUlk with \10 vi~iu(:I1 ~vidt:.nce to indicate its existence is a bidden
condition. Similarly, sailor &1'oundwatcr contamination existing in an untested location, with no reasonable vi~Hat) regulatory. or
historical evidence to indicate its ~xistcnce is Cl hidden condition_ Provided ERMI COHIOI1TlS to the Standard uf Care as outlined below
and the Scope of Work defined in the Contract Agyeement, ERMI \-vill not be responsible for any liability associated v\'ith hidden
conditions.
Standard of Care: ERlv'iJ rcprcs~nts lhat the services performed i.n this project will cmll'onn to the slandmd of care, skill, and diligence
exercised hy other similar professionals perforJnirlg the same or similar services in tilt: an.:a. ERMI wm render qualifiec-l opinions
pertaining to tbe objectives of this project, ba~c:d on data obtained in the iIJvl;5tif~ation. A.n (ls~:e!;smcnt of this nahlre dot::s not include
any guaranty regarding the conc1w;lons of the final report because even the most diligcni investigation has limitations.
\
Rdiancc and lJsc.ofB-gnorls: The client is cntitkLl to rely on tbe information prcseuled In the final report. No othcr parlic:s me entitled
to rely on the n:port unless ~dditional written atTongemcnts arc made. If a successor ot" assignee of the client, or "mother third party,
requests the ability to rdy un the rep01t, the party must ~.gree to the terms and conoitions of ihls contract agreement. Additionsl
charges may apply for relianr.:e letters. ERMI will provide one original and one .;;opy of the fmal report to the client unless otherwise
specified in the Scope of Work ~ection of \he agreement. ^ddilional charges m".y apply if the client Gesirc:> <.ludilional copies of the
filUd r~port.
Site Safety. ERMI's site responsibilities are limit.:.::d solely io the activii.il,;s of LRiViT. Thc~c n::sponsibilltics shall not be inferred to
mean that ERJ\.H has responsibility [or the safety of a'ny person not employed by ERl'lll.
TCn11ination of Ser~jcc~: The result of any financing or red \:slate IrDn~.action will nol effect p<!ymcnls due, If tne dient desires to
terminate this agrc~ment [or any reason, anu ER1vlI hJ.s i"Cildcred prolt:5siollZll services tmvmd cornplctiDl1 of tbe project, a fc~ of
$750.001 or fees on a time and materials basis, \-vill be chmgl:d, whichever IS grcalt;r. rhe tClTllinalion notice must be submitted in
writing to the project manager.
Indemnific2.ti~n~~ E1UI/lI agrees to i11dcmni-fy the client ii-om liability caused by ERlvlI negligence arising from thG' serviCe!l provided
hy ERMI in Lhis project. Client agret;s to indei1lllify ERMI il:orn li8bihty caused by the cHent, the prop:.:rty owner, or lh<:: facilit>)
operator at th~ ~uhjcct prol)crty, and to jJldelTlIlify ER.MI frOm1]<:Jollity 9.sslJcinted wIth real c:l1ate inms<lctions or fimmt:ing.
~uialion: In an effort 10 resolve any contl1cls that may <Aise from this proj(:ct, client m,d EFJvll agree th<1l all disputes S113i1 be
submined to non-binding mediation, unless the parlie5 muulillly agree olhl.:!wisc.
Arwlicablc LElw: This agreement shall be governed by Lht; laws of Florida, and venue of any procccJiugs shnlll!e exclusively in Lee
County Florida.
i
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i\tt0111CV'S Fees: In COllllcclioll with &HY IitiEation that may arise from this projcr.:.t, tbe prev<1iling I'lcriy shall be entitled to recover
reasonable atton)cy':;; fees from the other party.
L Ke8dquaflGrS .J1524.8 Tami@miTraH 3mJth :ftfjOl) .) For( Myers, F;,orida 339~8
l 1~g83-f::N\f-MG[\01T (1~88gD3ij3*lo4~)g) .J Fcm '!nfWB<1G:1G'o:329 .J w"Nw.err,i)I.\'ile~
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Agenda Item No. 17E
January 29. 2008
P:J.GJC 1:1 :i---iEi'1
ENVIRONMENTAL RISK MANAGEMENT, INC.'
(
Licr::.:nsed Engineering and Geology rirm' ;:',ssessrnBnt & P.ernediation Consultants
S1fAl:;!J;JAiID SCOPE 01, SERVICES
Based en the present professional environmen,al assessment Standard of Care in Florida, the following procedurc5lcpre~cnt appropriate inquiry (0 illvestigate property
in ,In attempt to determine the location and existence of potential sources ofenviromm:ntal imp'-'_c\ without in(msive testing.
Land Use Historv Invt.'!stica.Hon
1. Title infot'mation to the subject property sbould be reviewed or provided by the client (i.e. Abstract of Title or 50 year chain
ofTitte) to help identify the fonner owners, former land uses, and legal history of the site. If sufficient evidence to develop a
history of previous study area land uses defined in Section 7-3 of ASTM E-1527-00 is obtained, the title infonnation will not
be necessary.
2. A series of historical aerial photographs, USGS Quad Maps, city directories, ami property cards are reviewed to gather data
on former study 1l.rea land u~es.
3, Property owners, s.ite tenants, local historians or nrea residents arc interviewed (if necessary) to obtain supplemental
infonnation concerning tile land use history.
Site 2lllldl Study Area Ohscrvo.ti!H'"
1. A limited field invcstjgat~on is conducted for nearby properties. Facilities with land uses suspected as potential sources of
enviro11mental impact are listed, observed, mid n.:sr;archeu through interviews and/or regulatory investigations.
2. The site reconnaiss.ance includes the completion of an environmental site observation gLlide to dClcllnillc the potential for
environmental impact on the f:ite and in the study area. This st~ndard fonn abo encourages the observation of site-specific
characteristics to promote a comprehensive site observation and verify the evidence collected from the public records.
3. Color photographic dor..;umc[Jtatioll is collected.
Regulatorv A!!"eIiCY Re\li~':Y
1. A compilation of federal, State, and local regulatory databases are reviewed for suspect facilities identified within the study
area, State and local files arc researched for documentation verifying potential environment'}J impact in the area.
2, Fed~ral and State 20vemment databa<;;es are reviewed to identify contaminated or potentially contaminated facilities. For each
database, the respective search distflnces from the site appear in parenthesis. The lists- includes the following: Federal NPL
site list (1.0 mile), Federal CERCLIS (0.5 mile), Fedcml CERCLlS NFRAP site list (property and adjoining propertie,),
Federal RCRA CORRACTS f"eililie, Ii" (l.0 mile), Federal RCRA nOl1-CORRACTS TSD facilities list (0.5 mile). Federat
RCP..A. generators list (r.ite and adjoinill~ pl'Operties), Ferler3.1 ERNS list (property only), State lists of hazardow:l waste ioiites
identified [or investigation or remediation: State-equivalent l'-ll'L (1.0) mile, Stat.e-equivalent CERCLIS (0.5 mile), State
landfill and/or solid waste disposal site lists (0.5 mile), State leaking UST lists (0.5 mile), and State n:gistcn.:d UST lists.
3. If necessary) county pollution control department officials are inten/iewed ,mrt regulatory files are reviewed to supplement
the regulatory data collected.
Evalilaiiu!,!
1. Collected data is documented and described in a rcpmt with sections devoted to the research clements described above.
2. The findings) including poiential sources of environmental impact to ihc subject property, are 5tWlllMrizEd in the conclusions
section for convt:nient reference in the report.
3. Reconmlendations arc made based on evidence from data collected in an invGstigHtion,
CYient CGmrrmmicatUou
1. These services are generally completed within two wc~k.s of ERlv'iI's t)utborizntion to proceed. A verbal report or a report
summaty leltyr can he provided upon request.
\.
Headquarters ,'15248 Tamiam; Trail South UBG!) d ForI My"..s, ['Io.k.!" 33fJOB
1-888-ENV-MGMT('1.1l813.36S-641il8j . Fax 1-3SS-368-6:IZe . www.e..."I.net
(
!',genda Item No. 17E
8
ENVIRONNIENTAL RISK ~:L\~AGEME~~IJNC.
Licensed Engineering 2nd Geology Firm' Assessment & Remediation Consul\ants
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Environmento.l Risk Manogement, Inc. (ERMl) manages environme'1tal risks to
maintain or restore property value and provide economic bendits to our clients.
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R"~I3t$e jlll EI'AV. SAte As~.essmell':s
Site Assessment RepOlis
Remedial Action Plans
Site Remediation
In110vative Remedial Technologies
Tank Closure
Conditional No FUliher Action
n isk Based Corrective Action
Ha,ardous Waste Compliance Audits
Insurance Claims Services
Funding Allocation Agreements
Real Estate Brokcring
Mortgage 3rokering
Asbestos, Lead Paint, Mold Services
lndusttial Hygiene/Indoor Air Quality
Litigation SuppOltJExpcrt Witness
Brownfield Designation/Services
i nnSl.llWlll11lce C@vel''''f!~
Professional J jability~ $2,000,000
General Liabllity~ $2,000,000
Pollution Liability~ $2,000,000
Automobile Liability: $1,000,000
ReIUC'CIl,,,.H~e Cluent Us,
Flmida Department of Environmental Protection
Florida Department of Transportation
Florida Department of COlTeclion5
Zurich US Environmental Claims Department
AiG Teclmieal Services
Hendry County
Glades County
El Paso Corporation
Rc[ere,l]CeS
Melanie A.llderson, Regions nank (g63) 763.5535
Dawn Hiestand, Zurich US Rnvironmental Claims Dcpmiment (847) 605-773,1.
Jeff Gould, FUEl' Adl11inis'lrator, South Disliiet (239) 332-6975
Lester Baird, Hendry Count)1 Administrator (863) 675,5220
Carter McCain, MacFarlane, Ferguson & McMullen (813) 273-4226
Bank Reference: Kent Anderson (239) :'59i!.-5900
Insurance Reference: Patricia Schmahz (813) 2'!.8-1135
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EnvironwentallZisk Management, Inc.
15248 Tamiami Trail South, Suite 800
Fort Myers, FL 33908
Contact: Barton.l. Baker, CFEA REPA
Wcbsite: ",,,'ww.Crll1l.net
Email: ~~I~\I~~_c-r(ii>[~nm, '1ct
Phone No. 1,888-361\-6468
Fax No. 1-888-368-6329
HeadqMoJrtel'S ,i5248 TilImi..lrni Trail Sout.h :!gmO, Fo"k Myers, r-!orida 33i3ij::J
'1cBg8.ENV-~tm"n ('i -i8>88-361j,.u4,fii,81.' ["om 1..3SS..:!:,li8.63:29. WW1i1l.('lmli.l1et