Agenda 04/27/2021 Item #17B (Ordinance: Mobile Home Overlay/NC Square MPUD)17.B
04/27/2021
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by Commission members. Should a hearing
be held on this item, all participants are required to be sworn in. Recommendation to approve an
Ordinance amending Ordinance Number 04-41, as amended, the Collier County Land
Development Code, which includes the comprehensive zoning regulations for the
unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas
map or maps by changing the zoning classification of the herein described real property
from the Rural Agricultural zoning district within the Mobile Home Overlay and the Rural
Fringe Mixed Use District Overlay -Receiving Lands to the Mixed Use Planned Unit
Development (MPUD) within the Rural Fringe Mixed Use District Overlay -Receiving
Lands for a project known as NC Square MPUD, to allow up to 44,400 square feet of commercial
uses, a 12,000 square foot daycare, and a minimum of 120 and a maximum of 129 dwelling units
with an affordable housing agreement. The property is located at the southwest corner of
Immokalee Road and Catawba Street approximately 1.6 miles west of Wilson Boulevard in Section
29, Township 48 South, Range 27 East, Collier County, Florida, consisting of 24.4f acres; and by
providing an effective date. (This is a Companion item to Agenda Item 17.A)
OBJECTIVE: To have the Board of County Commissioners (Board) review staff s findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above -referenced petition and render a decision regarding the petition; and ensure the
project is in harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS: The petitioner proposes rezoning 24.4f acres from the Rural Agricultural (A)
zoning district within the Mobile Home Overlay (MHO) and the Rural Fringe Mixed Use District
Overlay -Receiving Lands (RFMUO) to the Mixed -Use Planned Unit Development (MPUD) for a project
known as NC Square MPUD. The project will allow up to 44,400 square feet of commercial uses, a
12,000 square foot daycare, and a maximum of 129 dwelling units (5.3 residential dwelling units per acre)
by providing affordable housing. See Attachment A - Proposed PUD Ordinance.
The proposed NC Square MPUD, along with the companion Growth Management Plan Amendment
(GMPA), will allow an increase in residential density, from the otherwise base density of one unit per five
acres, to a maximum of 129 residential units (5.3 units per acre).
The Master Plan, located on page 3 of this Staff Report, depicts the area of proposed mixed -use
(commercial and residential development), vehicular circulation, preserve areas, and water management
areas. The Master Plan also shows that 3.99f acres will be commercial area, 9.80f acres will be
residential area, and 6.20f acres will be preserve. A minimum of 30% open space has been provided. To
the north of the subject PUD is Immokalee Road and the residential golf community of Twin Eagles. To
the east is Catawba Street and undeveloped land a developed landscape nursery. To the south is a
landscape nursery and developing residential properties. To the west is developing residential property.
The proposed PUD boundary setback for commercial principal and accessory land uses is 50 feet and 25
feet from Immokalee Road, and 50 feet and 20 feet from Catawba Street. The proposed PUD boundary
setback for commercial principal and accessory land uses are 30 feet and 15 feet from the southern
boundary.
The proposed PUD boundary setback for residential principal and accessory land uses is 200 feet and 25
feet from Immokalee Road and 30 feet and 15 feet from the western PUD boundary.
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The petitioner proposes a maximum zoned height of 35 feet and an actual building height of 42 feet for
commercial buildings and townhouses, and a maximum zoned building height of 40 feet and an actual
building height of 47 feet for multi -family buildings.
There is a proposed 20-foot wide Type D Landscape Buffer (trees at 30 feet on center and a 2-foot height
hedge) and preserve area along Immokalee Road and Catawba Road. A 10-foot wide Type A Landscape
Buffer (trees at 30 feet on center) is proposed along the landscape business to the south and east. A 15-
foot wide Type B Landscape Buffer (trees at 25 feet on center and a 6-foot high hedge, fence or wall) and
preserve areas are proposed along the residential development to the west.
There is one proposed deviation related to preserve standards. For further information, please see the
Deviation Section of the attached Staff Report on page 16.
Affordable Housing Review Staff has reviewed the petition and accompanying Affordable Housing
Agreement. The application seeks a density bonus of 1.3 units per acre in exchange for providing 100%
of the residential units (129 units) as owner -occupied housing affordable to households as follows:
• Approximately 65 of the 129 units provided to those earning no more than 140% of the Area
Median Income of Collier County (the "Gap" income category).
• Approximately 64 of the 129 units be provided for those earning no more than 120% of the Area
Median Income (the "Moderate" income category).
• The Developer is requesting to have the option of swapping up to twenty percent (20%) of the
Gap units for additional Moderate units or vice -versa.
The units restricted under this agreement will remain affordable for a period of 30 years from the date of
issuance of Certificate of Occupancy. Community and Human Services Division recommends approval of
this project and the associated Affordable Housing Agreement (see Attachment A-1- Affordable Housing
Agreement).
FISCAL IMPACT: The PUD Rezone (PUDR) 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 PUD Rezone is approved, a portion of the land could be developed, and
the new development will result in an impact on Collier County public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the
impacts of each new development on public facilities. These impact fees are used to fund projects
identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the
adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of
concurrency management, the developer of every local development order approved by Collier County is
required to pay a portion of the estimated Transportation Impact Fees associated with the project in
accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected
prior to issuance of a building permit include building permit review fees. Please note that impact fees
and taxes collected were not included in the criteria used by staff and the Planning Commission to
analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Comprehensive Planning staff has reviewed
the proposed PUDA and has found it consistent with the Future Land Use Element (FLUE) of the GMP
subject to the adoption of the companion GMPA-PL20180002233, NC Square Mixed -Use Overlay.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC,
heard Petition PUDR-PL20180002234, NC Square MPUD on March 18, 2021, and voted 7-0 to forward
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this petition to the Board with a recommendation of approval subject to a minimum of 120 dwelling units.
The requested change has been made. See Attachment A - Proposed PUD Ordinance.
No letters of objection have been received. Therefore, this petition has been placed on the Summary
Agenda.
LEGAL CONSIDERATIONS AS TO THE REZONE: This is a rezone to a Mixed Use Planned Unit
Development (MPUD) Zoning District for a project which will be known as the NC Square MPUD. The
burden falls upon the applicant to prove that the proposed rezone is consistent with all the criteria set forth
below. The burden then shifts to the Board of County Commissioners, should it consider denying the
rezone, to determine that such denial would not be arbitrary, discriminatory or unreasonable. This would
be accomplished by finding that the proposal does not meet one or more of the listed criteria below.
Criteria for MPUD Rezones
Ask yourself the following questions. The answers assist you in making a determination for approval
or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or
other instruments or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense? Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed MPUD with the goals, objectives and policies of the
Growth Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the
development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring
the adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Consider: Conformity with MPUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to literal application of such
regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed MPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested MPUD Rezone result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed
amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or
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17.B
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot ("reasonably") be used in accordance
with existing zoning? (a "core" question...)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses under the
proposed zoning classification.
25. Consider: The impact of development resulting from the proposed MPUD rezone on the
availability of adequate public facilities and services consistent with the levels of service
adopted in the Collier County Growth Management Plan and as defined and implemented
through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.11], as
amended.
26. Are there other factors, standards, or criteria relating to the MPUD rezone request that the
Board of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written
materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies,
letters from interested persons, and the oral testimony presented at the BCC hearing as these items relate
to these criteria. The proposed Ordinance was prepared by the County Attorney's Office. This item has
been approved as to form and legality and requires an affirmative vote of four for Board approval.
(HFAC)
LEGAL CONSIDERATIONS AS TO THE AFFORDABLE HOUSING AGREEMENT: The
Affordable Housing Density Bonus Agreement is approved for form and legality and requires a majority
vote for Board action. However if the proposed Ordinance does not receive the required affirmative vote
of four the consideration of the Affordable Housing Density Bonus Agreement becomes moot. - JAB
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends
that the Board of County Commissioners approve the request for Petition PUDR-PL20180002234, NC
Square MPUD. Staff also recommends approval of the Affordable Housing Agreement.
Prepared by: Nancy Gundlach, AICP, PLA, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Staff Report NC Square MPUD 3-3-21 (PDF)
2. Attachment A -Proposed Ordinance - 032421 (PDF)
3. Affordable Housing Agreement 4-7-21 (PDF)
4. [Linked] Attachment B-Application (PDF)
5. RES 2018-40 Expedited Review for Affordable Housing (PDF)
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6. NC Square Fast Track Certificate (PDF)
7. Virtual Hearing Waiver 2-23-21(PDF)
8. legal ad - Agenda ID 15376 (PDF)
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17.B
COLLIER COUNTY
Board of County Commissioners
Item Number: 17.B
Doc ID: 15376
Item Summary: This item requires that ex parte disclosure be provided by Commission members.
Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve an Ordinance amending Ordinance Number 04-41, as amended, the Collier County Land
Development Code, which includes the comprehensive zoning regulations for the unincorporated area of
Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning
classification of the herein described real property from the Rural Agricultural zoning district within the
Mobile Home Overlay and the Rural Fringe Mixed Use District Overlay -Receiving Lands to the Mixed
Use Planned Unit Development (MPUD) within the Rural Fringe Mixed Use District Overlay -Receiving
Lands for a project known as NC Square MPUD, to allow up to 44,400 square feet of commercial uses, a
12,000 square foot daycare, and a minimum of 120 and a maximum of 129 dwelling units with an
affordable housing agreement. The property is located at the southwest corner of Immokalee Road and
Catawba Street approximately 1.6 miles west of Wilson Boulevard in Section 29, Township 48 South,
Range 27 East, Collier County, Florida, consisting of 24.4f acres; and by providing an effective date.
(This is a Companion item to Agenda Item 17.A)
Meeting Date: 04/27/2021
Prepared by:
Title: Planner, Principal — Zoning
Name: Nancy Gundlach
03/22/2021 2:58 PM
Submitted by:
Title: Planner, Principal — Zoning
Name: Anita Jenkins
03/22/2021 2:58 PM
Approved By:
Review:
Growth Management Department
Zoning
Zoning
Growth Management Department
County Attorney's Office
County Attorney's Office
Office of Management and Budget
County Attorney's Office
Office of Management and Budget
Jeanne Marcella
Level 1 Reviewer
Ray Bellows
Additional Reviewer
Anita Jenkins
Zoning Director Review
Thaddeus Cohen
Department Head Review
Heidi Ashton-Cicko Level 2 Attorney of Record Review
Jennifer Belpedio
Additional Reviewer
Debra Windsor
Level 3 OMB Gatekeeper Review
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Laura Zautcke
Additional Reviewer
Completed
03/24/2021 10:08 AM
Completed
03/24/2021 5:37 PM
Completed
03/25/2021 3:00 PM
Completed
03/26/2021 1:29 PM
Completed
04/12/2021 9:35 AM
Completed
04/15/2021 9:34 AM
Completed
04/15/2021 9:45 AM
Completed
04/15/2021 3:10 PM
Completed
04/15/2021 4:27 PM
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County Manager's Office
Board of County Commissioners
Dan Rodriguez Level 4 County Manager Review
Mary,lo Brock Meeting Pending
Completed 04/20/2021 8:27 AM
04/27/2021 9:00 AM
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Coibe' r County
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STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION — ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT - PLANNING &
REGULATION
HEARING DATE: MARCH 18, 2021
SUBJECT: PUDR-PL20180002234, NC SQUARE MIXED -USE PLANNED UNIT
DEVELOPMENT (MPUD) (COMPANION ITEM TO GMPA-
PL20180002233, NC SQUARE MIXED -USE OVERLAY)
PROPERTY OWNER/APPLICANT AND AGENTS:
Property Owner/Applicant:
Immokalee Square, LLC
2055 Trade Center Way
Naples, FL 34109
Agents:
Jessica Harrelson, AICP Noel Davies, Attorney
Davidson Engineering, Inc. Davies Duke, PLLC
4365 Radio Road, Suite 201 2375 Tamiami Trail North, Suite 306
Naples, FL 34104 Naples, FL 34103
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance
of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number
04-41, as amended, the Collier County Land Development Code, which includes the comprehensive
zoning regulations for the unincorporated area of Collier County, Florida, by amending the
appropriate zoning atlas map or maps by changing the zoning classification of the herein described
real property from the Rural Agricultural zoning district within the Mobile Home Overlay and the
Rural Fringe Mixed Use District Overlay -Receiving Lands to the Mixed -Use Planned Unit
Development (MPUD) within the Rural Fringe Mixed Use District Overlay -Receiving Lands for a
project known as NC Square MPUD, to allow up to 44,400 square feet of commercial uses, a 12,000
square foot daycare, and a maximum of 129 dwelling units with an affordable housing agreement,
and by providing an effective date.
PUDR-PL20180002234, NC SQUARE MPUD March 3, 2021
Page 1 of 18
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MASTER PLAN — Sheet 1 of 2
PUDR-PL20180002234, NC SQUARE MPUD
March 3, 2021
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PLANNING NOTES
PRESERVE CALCULATION
CURRENT ZONING:
A -MHO RFMUO-RECEIVING
PROPOSED DEVELOPMENT
PROPOSED ZONING:
MPUD RFMUO-RECEIVING
CURRENT LAND USE:
UNDEVELOPED
PRESERVE REQUIRED 25% OF TOTAL SITE ACREAGE = 025' 24.40 AC = 6,10 AC
FUTURE LAND USE:
MIXED -USE SUBDISTRICT
PRESERVE PROVIDED 6.20 AC
RESIDENTIAL:
MAXIMUM 129 DWELLING UNITS
NOTE: PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE BUFFER
REQUIREMENTS AFTER EXOTIC VEGETATION REMOVAL IN ACCORDANCE WITH
LDC SECTIONS 4.06.02 AND 4.06.05.E.1. SUPPLEMENTAL PLANTINGS WITH NATIVE
COMMERCIAL:
MAXIMUM 44,400 SQUARE FEET AN
PLANT MATERIALS SHALL BE IN ACCORDANCE WITH LDC SECTION 3.05.07. SEE
12,000 SQUARE FEET FOR A DAYCARE
THE LANDSCAPING DEVELOPER COMMITMENT, WITHIN EXHIBIT F OF THE PUD.
MAXIMUM ZONED HEIGHT - 35 FEET
DEVIATIONS
1 DEVIATION #1 SEEKS RELIEF FROM LDC SECTION 3.05.07. A.5.
"PRESERVATION STANDARDS," WHICH REQUIRES THAT PRESERVE AREAS
TO BE INTERCONNECTED WITHIN THE SITE AND TO ADJOINING OFF -SITE
PRESERVATION AREAS OR WILDLIFE CORRIDORS" TO INSTEAD ALLOW TWO
PRESERVE AREAS THAT ARE NOT CONNECTED WITHIN THE SITE.
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GEOGRAPHIC LOCATION:
LAND USE SUMMARY
USE
ACRES
% OF SITE
WATER MANAGEMENT
t2.81 ACRES
11.5%
PRESERVE
±6.20 ACRES
25.4%
LANDSCAPE BUFFERS
t1.19ACRES
4.9%
COMMERCIALAREA
t3.99ACRES
16.3%
RESIDENTIAL AREA
t9.80 ACRES
40.2%
COMPENSATING ROW
t0.08 ACRES
0.3%
CATAWBA 30' EASEMENT
t0.33 ACRES
1.4%
TOTAL SITE AREA
24.40 ACRES
100%
USABLE OPEN SPACE REQUIREMENT
REQUIRED OPEN SPACE (24.40-ACRES X 30%= 7.32 AC)
'USABLE OPEN SPACE LOCATIONS WILL BE DETERMINED
AT TIME OF SDP PERMITTING
REVISIONS
REVISED PER CC RAI COMMENTS - DWI 312i119
® REVISED PER CC RAJ COMMENTS-OW2TW19
® REVISED PER CC RAI COMMENTS - 07*WL1 20
® REVISED PER CC RµI COMMENTS - OSW 2020
® REVISED PER CC RAI COMMENTS - 09MS12020
MASTER PLAN — Sheet 2 of 2
NC SQUARE MPUD
:ONCEPTUAL MASTER PLAN
EXHIBIT C-1
The subject PUD, consisting of 24.4± acres, is located at the southwest corner of Immokalee Road
and Catawba Street approximately 1.6 miles west of Wilson Boulevard in Section 29, Township 49
South, Range 27 East, Collier County, Florida. (See the Location Map on page 2 of this Staff
Report.)
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner proposes rezoning 24.4± acres from the Rural Agricultural (A) zoning district within
the Mobile Home Overlay (MHO) and the Rural Fringe Mixed Use District Overlay -Receiving
Lands (RFMUO) to the Mixed -Use Planned Unit Development (MPUD) for a project known as NC
Square MPUD. The project will allow up to 44,400 square feet of commercial uses, a 12,000 square
foot daycare, and a maximum of 129 dwelling units (5.3 residential dwelling units per acre) by
providing affordable housing. See Attachment A — Proposed PUD Ordinance.
The proposed NC Square MPUD, along with the companion Growth Management Plan Amendment
PUDR-PL20180002234, NC SQUARE MPUD March 3, 2021
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(GMPA), will allow an increase in residential density, from the otherwise base density of one unit
per five acres, to a maximum of 129 residential units (5.3 units per acre).
The Master Plan, located on page 3 of this Staff Report, depicts the area of proposed mixed -use
(commercial and residential development), vehicular circulation, preserve areas, and water
management areas. The Master Plan also shows that 3.99± acres will be commercial area, 9.80±
acres will be residential area, and 6.20± acres will be preserve. A minimum of 30% open space has
been provided. To the north of the subject PUD is Immokalee Road and the residential golf
community of Twin Eagles. To the east is Catawba Street and undeveloped land a developed
landscape nursery. To the south is a landscape nursery and developing residential properties. To
the west is developing residential property.
The proposed PUD boundary setback for commercial principal and accessory land uses is 50 feet
and 25 feet from Immokalee Road, and 50 feet and 20 feet from Catawba Street. The proposed PUD
boundary setback for commercial principal and accessory land uses are 30 feet and 15 feet from the
southern boundary.
The proposed PUD boundary setback for residential principal and accessory land uses is 200 feet
and 25 feet from Immokalee Road and 30 feet and 15 feet from the western PUD boundary.
The petitioner proposes a maximum zoned height of 35 feet and an actual building height of 42 feet
for commercial buildings and townhouses, and a maximum zoned building height of 40 feet and an
actual building height of 47 feet for multi -family buildings.
There is a proposed 20-foot wide Type D Landscape Buffer (trees at 30 feet on center and a 2-foot
height hedge) and preserve area along Immokalee Road and Catawba Road. A 10-foot wide Type
A Landscape Buffer (trees at 30 feet on center) is proposed along the landscape business to the south
and east. A 15-foot wide Type B Landscape Buffer (trees at 25 feet on center and a 6-foot high
hedge, fence or wall) and preserve areas are proposed along the residential development to the west.
There is one proposed deviation related to preserve standards. For further information, please see
the Deviation Section of this Staff Report located on page 16.
SURROUNDING LAND USE AND ZONING:
North: Immokalee Road, a six -lane road, South Florida Water Management District (SFWMD)
Cocohatchee Canal, and then developed golf course and residential known as Twin Eagles
with a zoning designation of A -MHO RFMUD-Receiving
East: Undeveloped and developed landscape business with a zoning designation of A -MHO
RFMUD-Receiving
South: A landscape business and developing single-family residential known as Valencia Trails
with a zoning designation of A -MHO RFMUD-Receiving
PUDR-PL20180002234, NC SQUARE MPUD March 3, 2021
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West: Developing single-family residential known as Valencia Trials, with a zoning designation of
A -MHO RFMUD-Receiving
PUDR-PL20180002234, NC SQUARE MPUD
AERIAL PHOTO -Far Away
March 3, 2021
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AERIAL PHOTO -Close up
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Comprehensive Planning staff has reviewed the proposed PUD Rezone and has found it consistent
with the Future Land Use Element (FLUE) of the GMP subject to the adoption of the companion
GMPA-PL20180002233, NC Square Mixed -Use Overlay.
Transportation Element: In evaluating this project, staff reviewed the applicant's July 30, 2020,
Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the
Growth Management Plan (GMP) using the 2020Annual Update and Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states;
"The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE)
affecting the overall countywide density or intensity of permissible development, with
consideration of their impact on the overall County transportation system, and shall not
approve any petition or application that would directly access a deficient roadway segment
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17.B.1
as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient
as identified in the current AUIR, or which significantly impacts a roadway segment or
adjacent roadway segment that is currently operating and/or is projected to operate below
an adopted Level of Service Standard within the five-year AUIR planning period, unless
specific mitigating stipulations are also approved. A petition or application has significant
impacts if the traffic impact statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal
to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where
it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project's
significant impacts on all roadways. "
Staff finding: According to the TIS provided with this petition the proposed development will
generate a projected total of +/- 467 PM peak hour, 2-way trips on the adjacent roadway segments
of Immokalee Road. The trips generated by this development will occur on the following adjacent
roadway network links using the current 2020 AUIR:
Roadway/Link #
Link
2020
Current Peak
Projected
2020
AUIR
Hour Peak
P.M Peak
Remaining
LOS
Direction
Hour/Peak
Capacity
Volume/Peak
Direction
Direction
Project
Traffic 1
Immokalee
Logan Blvd to
D
3,200/East
64/EB
435
Road/43.2
Collier Blvd
Expected Trip
Bank Deficient
2027
Immokalee
Collier Blvd to
E
3,300/East
129/EB
95
Road/44.0
Wilson Blvd
Expected Trip
Bank Deficient
2021
Immokalee
Wilson to Oil
D
3,300/East
109/EB
525
Road/45.0
Well Road
Expected Trip
Bank Deficient
2028
Collier Blvd/30.1
Immokalee
D
3,000/North
52/NB
603
Road to
Expected Trip
Vanderbilt
Bank Deficient
2030
Beach Road
Wilson Blvd/118.0
Immokalee
B
900/South
33/SB
550
Road to
Golden Gate
Blvd
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Randall Blvd/132.0
Immokalee
D
900/East
22/EB
7
Road to 8th
Expected
Street NE
Traffic Count
Deficient 2022;
Trip Bank
Deficient 2021
1 Source for P.M. Peak Hour/Peak Direction Project Traffic is July 30, 2020; Traffic Impact Statement provided by the
petitioner.
Staff notes the following regarding the adjacent road network and scheduled improvements: Randall
Boulevard from Immokalee Road to 8th is a committed link widening improvement; P.M. Peak Hour
Peak Direction service volume will increase to 2,000. Additionally, Vanderbilt Beach Road
Extension is scheduled for construction within the Five -Year Capital Improvement Element and is
anticipated to provide relief to the Immokalee Road corridor and this network.
Florida Statute 163.3180 bullet points:
■ Must allow an applicant to enter into a binding agreement to pay or construct their
proportionate fair share when applicable. The above -noted improvements are projected to
address the development impacts.
■ Facilities determined to be deficient with existing, committed, and vested trips plus projected
background traffic from any source other than the development shall be removed from the
proportionate share calculation.
■ The improvement necessary to correct this type of deficiency is the funding responsibility of
the maintaining entity.
■ Applicant must receive a credit for the anticipated road impact fees.
■ Applicant will pay the required Collier County road impact fees as building permits are
issued for the project.
Based on the TIS provided by the applicant, the 2020 AUIR, the road network improvements noted
above, and Florida State Statute 169.3180 the subject PUD can be found consistent with Policy 5.1
of the Transportation Element of the Growth Management Plan. Transportation Planning staff finds
this petition consistent with the GMP.
Conservation and Coastal Management Element (CCME): Environmental Planning staff has
found this project to be consistent with the CCME. The project site consists of 24.40 acres of native
vegetation. A minimum of 6.10 (25%) acres of native vegetation shall be placed under preservation
and dedicated to Collier County.
GMP Conclusion: The proposed PUD Rezone may be deemed consistent with the FLUE of the
GMP subject to the adoption of the companion GMPA-PL20180002233, NC Square Mixed -Use
Overlay.
STAFF ANALYSIS:
Staff completed a comprehensive evaluation of this land use petition, including the criteria upon
which a recommendation must be based, specifically noted in Land Development Code (LDC)
Section 10.02.13 B.S., Planning Commission Recommendation (commonly referred to as the "PUD
Findings"), and Section 10.02.08 F., Nature of Requirements of Planning Commission Report
(referred to as "Rezone Findings"), which establish the legal basis to support the Collier County
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Planning Commission's (CCPC) recommendation. The CCPC uses these same criteria as the basis
for their recommendation to the Board of Collier County Commissioners (BCC), who in turn use
the criteria to support their action on the rezoning request. An evaluation relative to these subsections
is discussed below, under the heading "Rezone Findings and PUD Findings." In addition, staff
offers the following analysis:
Environmental Review: Environmental Planning staff has reviewed the petition to address
environmental concerns. The property is located within Rural Fringe Mixed -Use (RFMU) Overlay
Receiving Lands. The minimum PUD preserve requirement is 6.10 acres (25% of 24.40 acres); the
applicant has provided 6.20 acres of preservation onsite. No listed plant or animal species were
observed on the property; however, the property has suitable habitat for various listed species. Prior
to the site clearing state of the proposed development, additional observations for Big Cypress Fox
Squirrel nests will be needed. The Florida Fish and Wildlife Conservation Commission (FWC)
wildlife data indicates the presence of Black Bear (Ursus americanus floridanus) in the area. A
black bear management plan will need to be included at SDP or PPL review. The subject property
is located within core foraging ranges for two Wood Stork (Mycteria americana) colonies.
Consultation with FWS may be needed to mitigate for impacts proposed onsite. The Environmental
Data indicates the subject property falls within FWS Secondary Florida Panther (Felis concolor
coryi) habitat. There were no observations of panther onsite; however, consultation with FWS will
be required to obtain panther mitigation.
This project requires Environmental Advisory Council (EAC) review, as this project does meet the
EAC scope of land development project reviews as identified in Section 2-1193 of the Collier
County Code of Laws and Ordinances. Specifically, a deviation is being requested to allow two
preserves that are not connected within the site. Please see the Deviation Discussion on page 16 of
this Staff Report for further information.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance with
the GMP and the LDC and recommends approval.
Utilities Review: The project lies within the regional potable water and north wastewater service
areas of the Collier County Water -Sewer District. Water and wastewater services are readily
available via existing infrastructure along the project's frontage on Immokalee Road. Sufficient
water and wastewater treatment capacities are available. The developer has committed to providing
an 8" water main stub -out at the southeast corner of the eastern parcel (i.e. southernmost point of
the project frontage on Catawba Street) for future water distribution system connections.
School Board Review: At this time there is capacity for the proposed development either within the
elementary, middle, and high school concurrency service areas the project is located within or in
adjacent concurrency service areas. At the time of SDP or PPL, the development would be reviewed
for concurrency to ensure there is capacity either within the concurrency service area the
development is located within or in adjacent concurrency service areas.
Zoning and Land Development Review: FLUE Policy 5.4 requires new land uses to be compatible
with, and complementary to, the surrounding land uses. In reviewing the appropriateness of the
requested uses and intensity on the subject site, the compatibility analysis included a review of the
PUDR-PL20180002234, NC SQUARE MPUD March 3, 2021
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subject proposal comparing it to surrounding or nearby_ properties as to allowed use intensities and
densities, development standards (building heights. setbacks. landscape buffers, etc.). building
building location and orientation, architectural features, amount and type of open space and location.
Staff believes that the proposed development will be compatible with and complementary to the
surrounding land uses. Staff offers the following analysis of this project:
As previously stated, the land across Immokalee Road and to the north of the proposed 24.4± acres
NC Square MPUD is Twin Eagles, a residential golf course community. The land across Catawba
Street to the east and a portion of the land to the south is developed with a landscape nursery. The
lands to the south and west are developing single-family residential properties in a community known
as Valencia Trails.
The proposed NC Square commercial development is located on the corner of Immokalee Road and
Catawba Street. It is separated from Twin Eagles by a 6-lane divided median arterial road. Immokalee
Road. Across Catawba Street and to the south is a landscape nursery.
An approximately 250-foot wide preserve area along the north side of the site separates and buffers
the proposed residential development from Immokalee Road. A 10-foot wide Type A landscape buffer
separates the proposed residences from the landscape nursery to the east.
The proposed residential development is buffered from the developing residential development of
Valencia Trails to the west by a 15-foot wide Type B Landscape Buffer, which consists of trees 25-
feet on -center and a 6-foot high wall or hedge. Staff also notes that the proposed residential
development is further separated from the nearest developing Valencia Trails residence to the west by
approximately 200 feet. Within that 200-foot area are an entry road, a lake, and a landscape buffer.
Another 250-foot wide preserve area separates the proposed residential from the developing Valencia
Trails residences to the south.
The proposed commercial zoned height of 35 feet and actual height of 42 feet should be compatible
with the adjacent neighborhood as the location of the commercial area is at the corner of Immokalee
Road and Catawba Street. The proposed residential townhouse zoned height of 35 feet and multi-
family residential zoned height of 40 feet is compatible with the surrounding Agriculture -Mobile
Home Overlay (A -MHO) zoned height of 35 feet.
Zoning staff can recommend that this petition be found compatible with, and complementary to, the
surrounding land uses, pursuant to the requirement of FLUE Policy 5.4.
REZONE FINDINGS:
Staff offers the following analysis:
1. Whether the proposed change will be consistent with the goals, objectives, and policies and
future land use map, and the elements of the GMP.
The Comprehensive Planning staff has indicated that the proposed PUD Rezone is consistent with
all applicable elements of the FLUE of the GMP subject to the adoption of the companion GMPA.
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2. The existing land use pattern.
As described in the "Surrounding Land Use and Zoning" portion of this report and discussed in the
zoning review analysis, the neighborhood's existing land use pattern can be characterized as mostly
developed and undeveloped residential and a developed agricultural land use.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The subject parcel is of sufficient size that it will not result in an isolated district unrelated to adjacent
and nearby districts.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change.
The district boundaries are logically drawn as discussed in Items 2 and 3.
5. Whether changed or changing conditions make the passage of the proposed rezone
necessary.
The proposed change is not necessary, but it is being requested in compliance with the LDC
provisions to seek such changes because the petitioner wishes to develop the property with mixed -
use commercial and residential land uses.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
Development in compliance with the proposed PUD Rezone should not adversely impact living
conditions in the area.
7. Whether the proposed change will create or excessively increase traffic congestion or create
types of traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety.
As previously stated, Transportation Planning staff finds this petition consistent with the GMP.
Operational impacts will be addressed at the time of the first development order (SDP or Plat).
Additionally, the project's development must comply with all other applicable concurrency
management regulations when development approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed PUD Rezone will not create a drainage problem. Furthermore, the project is subject
to the requirements of Collier County and the South Florida Water Management District.
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9. W ether the proposed change will seriously reduce light and air to adjacent areas.
It is anticipated that the proposed PUD Rezone will not reduce light and air to adjacent areas inside
or outside the PUD.
10. W ether the proposed change would adversely affect property values in the adjacent area.
This is a subjective determination based upon anticipated results, which may be internal or external
to the subject property. Property valuation is affected by a host of factors including zoning; however,
zoning by itself may or may not affect values, since value determination is driven by market value.
11. W ether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
The basic premise underlying all of the development standards in the LDC is that their sound
application, when combined with the SDP approval process and PPL process, gives reasonable
assurance that a change in zoning will not result in deterrence to improvement or development of
the adjacent property. Therefore, the proposed zoning change should not be a deterrent to the
improvement of adjacent properties.
12. W ether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
The development will comply with the GMP subject to the adoption of the companion GMPA, which
is a public policy statement supporting zoning actions when they are consistent with the
Comprehensive Plan. In light of this fact, the proposed Rezone does not constitute a grant of special
privilege. Consistency with the FLUE is further determined to be a public welfare relationship
because actions consistent with plans are in the public interest.
13. W ether there are substantial reasons why the property cannot be used in accordance with
existing zoning.
The subject property can be used in accordance with existing zoning; however, the proposed uses
cannot be achieved without rezoning the property.
14. W ether the change suggested is out of scale with the needs of the neighborhood or the
county.
Staff is of the opinion that the proposed PUD Rezone is not out of scale with the needs of the
neighborhood or County.
15. W ether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
There may be other sites in the County that could accommodate the uses proposed; however, this is
not the determining factor when evaluating the appropriateness of a zoning decision. The petition
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was reviewed on its own merit for compliance with the GMP and the LDC, and staff does not review
other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration which would be
required to make the property usable for any of the range of potential uses under the proposed
zoning classification.
Any development anticipated by the PUD Document would require considerable site alteration, and
this project will undergo extensive evaluation relative to all federal, state, and local development
regulations during the SDP and/or PPL processes, and as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County GMP and as defined and
implemented through the Collier County adequate public facilities ordinance.
The activity proposed by this amendment will have no impact on public utilities facility adequacy.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in the protection of the public health, safety, and welfare.
To be determined by the BCC during its advertised public hearing.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that "In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan's compliance with the following criteria:"
1. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water,
and other utilities.
Water distribution/transmission and wastewater transmission mains are readily available within the
Immokalee Road right-of-way, and there is adequate water and wastewater treatment capacity to
serve the proposed PUD.
2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for Rezones in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense.
Documents submitted with the application provided satisfactory evidence of unified control of the
property. Additionally, the development will be required to gain SDP approval. These processes
will ensure that appropriate stipulations for the provision of, continuing operation of, and
maintenance of infrastructure will be provided by the developer.
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3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies
of the GMP.
Staff has found this petition consistent with the overall GMP subject to the adoption of the
companion GMPA.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The proposed landscaping and buffering standards are compatible with the adjacent uses.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The amount of open space set aside for this project meets the minimum requirement of the LDC
6. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
Collier County has sufficient treatment capacity for water and wastewater service to the project.
Conveyance capacity must be confirmed at the time of development permit application.
As previously stated, Transportation Planning staff finds this petition consistent with the GMP.
Operational impacts will be addressed at the time of the first development order (SDP or Plat), at
which time a new TIS will be required to demonstrate turning movements for all site access
points. Finally, the project's development must comply with all other applicable concurrency
management regulations when development approvals, including but not limited to any plats and or
site development plans, are sought.
7. The ability of the subject property and of surrounding areas to accommodate expansion.
The area has adequate supporting infrastructure, including adjacent Collier County Water -Sewer
District potable water and wastewater mains, to accommodate this project.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
This criterion essentially requires an evaluation of the extent to which development standards and
deviations proposed for this PUD depart from development standards that would be required for the
most similar conventional zoning district. The petitioner is seeking one deviation related to
preservation standards.
Please, refer to the Deviation Discussion portion of the staff report below for a more extensive
examination of the deviation.
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Deviation Discussion:
The petitioner is seeking one deviation from the requirements of the LDC. The deviation is directly
extracted from PUD Exhibit F. The petitioner's rationale, and staff analysis/recommendation are
outlined below.
Deviation #1 (Preservation Standards):
Deviation #1 seeks relief from LDC Section 3.05.07. A.5. "Preservation Standards," which requires
preserve areas to be interconnected within the site and to adjoining off -site preservation areas or
wildlife corridors" to instead allow two preserve areas that are not connected within the site.
Petitioner's Justification: The petitioner states the following in support of the deviation:
Preserve No. 1 (2.61 ± acres), located in the site's northwest corner along Immokalee Road, was
established in response to a Phase I Cultural Resource Assessment conducted by Archaeological
and Historical Conservancy, Inc. The assessment found seven positive shovel tests for cultural
material in the live oak (Quercus virginiana) hammock, resulting in the documentation of one
archaeological site. As a result of these findings, no development is being proposed in this area,
but rather it will be preserved in perpetuity.
In this instance, creating an interconnection between the northern archaeological sensitive area
and the larger Preserve No. 2 (3.59± acres) to the south would be inappropriate. An
interconnection with Preserve No. 1 would direct wildlife movement from the south into
Immokalee Road, resulting in the potential for injury or death to the animals and a safety hazard
for passing motorists. Preserve No. 2 being situated along the site's south side not only provides
a more substantial buffer to Twin Eagles South, but also directly abuts the preserved wetlands
on the south end of the Crawford Landscaping site. This alignment will encourage wildlife to
move in more of an east/west direction, further away from major road traffic and possibly to the
wildlife crossing that extends under Immokalee Road, located 0.30± mile to the northwest.
Additionally, Preserve No. 2 is comprised of drained bald cypress (Taxodium distichum), and
the Project design proposes to discharge pre-treated stormwater into this preserve, thereby
helping to improve the hydrology in this area. This goal of improving the hydrology of Preserve
No. 2 would be inconsistent with an interconnection to the upland, live oak preserve to the north
(i.e., Preserve No. 1), especially during a major storm event.
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17.B.1
PRESERVE #1
-]
NORTHERN PRESERVE AREA
6215E3
(01 14
4274E2
L J r L (12B AC-0 r
J J L Y r 1 J
J Y
J J 4 W
42B9ES
[2.59 Ac.3]
TWIN EAGLES
SOUTH
SOUTHERN PRESERVE
ta59 Ai)
6215EZ
(1121 A[.±1
-IMMOKALEE R4AD-
(05E2
f4.35 AC-0
PJL
CRAWFORD
LANDSCAPING
4159E2
(4.54. AC. t]
.. J J L W. r. PRESERVE#/-
TWIN EAGLES
SOUTH
Staff Analysis and Recommendation: Zoning and Land Development Review staff recommend
APPROVAL for the proposed deviation request. Preserve #1 is located near Immokalee Road;
therefore, it is not appropriate to direct wildlife movement toward this area because it may result in
injury or death to animals and may cause a safety hazard for motorists. Preserve #2 provides an
interconnection to the adjacent Crawford Landscaping wetland preserve to provide for wildlife
movement along an east -west corridor, further away from potential traffic conflicts.
Furthermore, in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that
"the element may be waived without a detrimental effect on the health, safety, and welfare of the
community," and LDC Section 10.02.133.51, the petitioner has demonstrated that the deviation is
"justified as meeting public purposes to a degree at least equivalent to literal application of such
regulations."
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Page 17 of 18
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NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant held a NIM meeting on August 6, 2020, at New Hope Ministries, 7675 Davis
Boulevard, Naples, Florida. There were no attendees.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney Office has reviewed the Staff Report for this petition on March 1, 2021.
RECOMMENDATION:
Planning and Zoning Review staff recommends that the CCPC forward Petition PUDZ-
PL20180002233, NC Square MPUD to the BCC with a recommendation of approval
Attachments:
Attachment A - Proposed PUD Ordinance
Attachment B - Application
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17.B.2
ORDINANCE NO.2021-
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 04-41, AS AMENDED,
THE COLLIER COUNTY LAND DEVELOPMENT CODE,
WHICH INCLUDES THE COMPREHENSIVE ZONING
REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, BY AMENDING THE
APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM THE
RURAL AGRICULTURAL ZONING DISTRICT WITHIN
THE MOBILE HOME OVERLAY AND THE RURAL
FRINGE MIXED USE DISTRICT OVERLAY -RECEIVING
LANDS TO THE MIXED USE PLANNED UNIT
DEVELOPMENT (MPUD) WITHIN THE RURAL FRINGE
MIXED USE DISTRICT OVERLAY -RECEIVING LANDS
FOR A PROJECT KNOWN AS NC SQUARE MPUD, TO
ALLOW UP TO 44,400 SQUARE FEET OF COMMERCIAL
USES, A 12,000 SQUARE FOOT DAYCARE, AND A
MINIMUM OF 120 AND MAXIMUM OF 129 DWELLING
UNITS WITH AN AFFORDABLE HOUSING
AGREEMENT. THE PROPERTY IS LOCATED AT THE
SOUTHWEST CORNER OF IMMOKALEE ROAD AND
CATAWBA STREET APPROXIMATELY 1.6 MILES WEST
OF WILSON BOULEVARD IN SECTION 29, TOWNSHIP
48 SOUTH, RANGE 27 EAST, COLLIER COUNTY,
FLORIDA, CONSISTING OF 24.4f ACRES; AND BY
PROVIDING AN EFFECTIVE DATE. (PL20180002234)
WHEREAS, Jessica Harrelson of Davidson Engineering and Noel Davies, Esquire of
Quarles & Brady, P.A., representing Immokalee Square, LLC, petitioned the Board of County
Commissioners to change the zoning classification of the herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
[19-CPS-01870/1616165/11194
NC Square PUDZ /PL20180002234 Page I of 2
3/24/21 Packet Pg. 1609
17.B.2
SECTION ONE:
The zoning classification of the herein described real property located in Section 29,
Township 49 South, Range 27 East, Collier County, Florida, is changed from a Rural
Agricultural Zoning District within the Mobile Home Overlay and the Rural Fringe Mixed Use
District Overlay -Receiving Lands to the Mixed Use Planned Unit Development (MPUD) Zoning
District within the Rural Fringe Mixed Use District Overlay -Receiving Lands for a project
known as the NC Square MPUD, in accordance with Exhibits A through F, attached hereto and
incorporated herein and by reference made part hereof. The appropriate zoning atlas map or
maps, as described in Ordinance Number 04-41, as amended, the Collier County Land
Development Code, is/are hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. 2021- becomes
effective.
PASSED AND DULY ADOPTED by super -majority vote of the Board of County
Commissioners of Collier County, Florida, this day of
ATTEST:
CRYSTAL K. KINZEL, CLERK
, Deputy Clerk
Approved as to form and legality:
-1A
y
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachments:
Exhibit A - List of Permitted Uses
Exhibit B - Development Standards
Exhibit C - Master Plan
Exhibit D - Legal Description
Exhibit E - List of Deviations
Exhibit F - List of Developer Commitments
Exhibit G - Enhanced Buffer
2021.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
C
Penny Taylor, Chairman
[19-CPS-01870/1616165/11194
NC Square PUDZ /PL20180002234 Page 2 of 2
3/24/21 Packet Pg. 1610
17.B.2
EXHIBIT A
LIST OF PERMITTED USES
Regulations for development of the NC Square MPUD shall be in accordance with the contents of this
document and all applicable sections of the Growth Management Plan (GMP), the Land Development
Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan
(SDP) or Plat.
MAXIMUM INTENSITY:
A minimum of 120 residential units, not to exceed a maximum of 129 residential units, 44,400 square
feet of commercial land uses and a 12,000 square feet day care, limited to 250 students, shall be
permitted within this MPUD. The uses are subject to the trip cap identified in Exhibit F of this MPUD.
Residential density shall be subject to an Affordable Housing Agreement between the Owner and Collier
County.
PERMITTED USES:
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or
in part, for other than the following:
A. PRINCIPAL USES —COMMERCIAL TRACT:
All permitted principal and conditional uses listed within the C-1 'Commercial Professional and
General Office District' through the C-2 'Commercial Convenience District', and the following
limited uses, permitted within the C-3'Commercial Intermediate District':
1. Amusement and recreation services, indoor (SIC 7999 martial arts, yoga and gymnastics
instruction, gymnastic schools, and recreation involving physical fitness exercise only)
2. Animal specialty services, except veterinary (SIC 0752, excluding outside kenneling)
3. Apparel and accessory stores (SIC 5611-5699) with 5,000 square feet or less of gross floor area
in the principal structure
4. Auto and home supply stores (SIC 5531) with 5,000 square feet or less of gross floor area in
the principal structure
5. Business associations (SIC 8611)
6. Business services — miscellaneous (SIC 7389, except auctioneering service, automobile
recovery, automobile repossession, batik work, bondspersons, bottle exchanges, bronzing,
cloth cutting, contractors' disbursement, cosmetic kits, cotton inspection, cotton sampler,
directories -telephone, drive -away automobile, exhibits -building, filling pressure containers,
field warehousing, fire extinguisher, floats -decoration, folding and refolding, gas systems,
bottle labeling, liquidation services, metal slitting and shearing, packaging and labeling, patrol
of electric transmission or gas lines, pipeline or powerline inspection, press clipping service,
process serving services, recording studios, repossession service, rug binding, salvaging of
damaged merchandise, scrap steel cutting and slitting, shrinking textiles, solvent recovery,
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sponging textiles, swimming pool cleaning, tape slitting, tax collection agencies, texture
designers, textile folding, tobacco sheeting, window trimming, and yacht broker)
7. Drug stores (SIC 5912)
8. Eating places (SIC 5812) with 6,000 square feet or less in gross floor area in the principal
structure.
9. Essential services, subject to LDC Section 2.01.03
10. Food stores (SIC 5411-5499, except poultry dealers) with greater than 5,000 square feet or
less of gross floor area in the principal structure
11. General merchandise stores (SIC 5331-5399, except salvage stores and surplus stores) with
5,000 square feet or less of gross floor area in the principal structure
12. Health services, offices and clinics (SIC 8011-8049, 8071, 8092, 8099, except for blood banks,
blood donor stations, plasmapheresis centers and sperm banks)
13. Home furniture and furnishings stores (SIC 5713-5719) with 5,000 square feet or less of gross
floor area in the principal structure
14. Household appliance stores (SIC 5722) with 5,000 square feet or less of gross floor area in the
principal structure
15. Insurance carriers, agents and brokers (SIC 6311-6399, except health insurance for pets,
6411)
16. Laundries, family and commercial (SIC 7211)
17. Membership organizations, miscellaneous (SIC 8699)
18. Musical instrument stores (SIC 5736) with 5,000 square feet or less of gross floor area in the
principal structure
19. Paint stores (SIC 5231) with 5,000 square feet or less of gross floor area in the principal
structure
20. Personal services, miscellaneous (SIC 7299 - babysitting bureaus, clothing rental, costume
rental, dating service, debt counseling, depilatory salons, diet workshops, dress suit rental,
electrolysis, genealogical investigation service, and hair removal only) with 5,000 square feet
or less of gross floor area in the principal structure
21. Personnel supply services (SIC 7361 and 7363)
22. Physical fitness facilities (SIC 7991; 7911, except discotheques)
23. Political organizations (SIC 8651)
24. Radio, television and consumer electronics stores (SIC 5731) with 5,000 square feet or less of
gross floor area in the principal structure
25. Repair services— miscellaneous (SIC 7629-7361, 7699- bicycle repair, binocular repair, camera
repair, key duplicating, lawnmower repair, leather goods repair, locksmith shop, picture
framing, and pocketbook repair only)
26. Retail nurseries, lawn and garden supply stores (SIC 5261) with 5,000 square feet or less of
gross floor area in the principal structure.
27. Retail services - miscellaneous (SIC 5921-5963 except pawnshops and building materials,
5992-5999 except auction rooms, awning shops, gravestones, hot tubs, monuments, M
swimming pools, tombstones and whirlpool baths) with 5,000 square feet or less of gross floor Q
area in the principal structure
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28. Vocational schools (SIC 8243-8299, except automobile driving instruction, charm schools,
charm and modeling finishing schools, flying instruction, hypnosis schools, survival schools
and truck driving schools. Music and drama schools shall be limited to 60 decibels audible
from outside.)
B. PROHIBITED USES —COMMERCIAL TRACT
1. Gasoline service stations (SIC 5541)
2. Stand-alone drive -through restaurants (SIC 5812)
3. Homeless shelters
4. Soup kitchens
C. ACCESSORY USES —COMMERCIAL TRACT
1. Outdoor playground associated with Child Care Services (not to exceed 5,000 square feet)
2. Accessory uses and structures customarily associated with the permitted principal uses
and structures
D. PERMITTED USES -RESIDENTIAL TRACT
1. Multi -Family dwellings
2. Townhouse dwellings
3. Model homes / model sales or leasing offices
4. Any other principal use which is comparable in nature with the foregoing list of permitted
principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing
Examiner by the process outlined in the LDC
E. ACCESSORY USES —RESIDENTIAL TRACT
1. Accessory uses and structures customarily associated with the permitted principal uses
and structures, including, but not limited to:
a. Recreational facilities, such as swimming pools and playgrounds
b. Garages
c. Screened enclosures
F. PERMITTED USES— PRESERVE TRACT
1. Preservation
2. Water management, as allowed by the LDC
3. Passive uses, as per LDC requirements
4. Uses subject to LDC section Allowable uses within County required preserves
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EXHIBIT B
LIST OF DEVELOPMENT STANDARDS
The standards for land uses within the development shall be as stated in these development standards
tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC
in effect as of the date of approval of the SDP or subdivision plat.
TABLE I
COMMERCIAL DEVELOPMENT STANDARDS
PRINCIPAL USES
ACCESSORY USES
MINIMUM LOT AREA
10,000 square feet
N/A
MINIMUM LOT WIDTH
100 feet
N/A
MINIMUM YARDS (EXTERNAL)
From Immokalee Road ROW
50 feet
25 feet
From Catawba Street ROW
50 feet
20 feet
From the Western Commercial Tract Boundary
30 feet
15 feet
From Southern PUD Boundary
30 feet
15 feet
MINIMUM YARDS (INTERNAL)
Internal Drives
(Measured from back of curb)
15 feet
15 feet
Lakes (measured from the Lake Maintenance
Easement)
5 feet
5 feet
Preserve
25 feet
10 feet
MINIMUM DISTANCE BETWEEN STRUCTURES
10 feet
10 feet
MAXIMUM HEIGHT
Zoned
35 feet
35 feet
Actual
42 feet
42 feet
MINIMUM FLOOR AREA
N/A
N/A
Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is
expressly stated in a list of deviations.
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TABLE II
RESIDENTIAL DEVELOPMENT STANDARDS
TOWNHOUSE
(PER UNIT)
MULTI -FAMILY
ACCESSORY USES
MINIMUM LOT AREA
1,200 square feet
N/A
N/A
MINIMUM LOT WIDTH
20 feet
N/A
N/A
MINIMUM LOT DEPTH
50 feet
N/A
N/A
MINIMUM YARDS (EXTERNAL)
From Immokalee Road ROW
200 feet
200 feet
25 feet
From Eastern Residential Tract Boundary
30 feet
30 feet
20 feet
From Western PUD Boundary
30 feet
30 feet
15 feet
MINIMUM YARDS (INTERNAL)
Internal Drives
(Measured from the back of curb)
15 feet
15 feet
15 feet
Lakes (measured from the Lake
Maintenance Easement)
5 feet
5 feet
5 feet
Preserve
25 feet
25 feet
10 feet
Front
20 feet
20 feet
10 feet
Side
10 feet
10 feet
10 feet
Rear
10 feet
10 feet
5 feet
MINIMUM DISTANCE BETWEEN
STRUCTURES
10 feet
25 feet
10 feet
MAXIMUM HEIGHT
Zoned
35 feet
40 feet
35 feet
Actual
42 feet
47 feet
42 feet
MINIMUM FLOOR AREA
800 square feet
per unit
700 square feet
per unit
N/A
1 Townhouse front entry garages shall be setback a minimum of 23 feet from the back of sidewalks
Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is
expressly stated in a list of deviations.
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EXHIBIT C
PUD MASTER PLAN
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EXHIBIT D
LEGAL DESCRIPTION
Legal Description:
(Official Records Book 5534 Page 851 Collier County, Florida)
The West 1/2 of the Northeast 1/4 of the Northwest 1/4 and the Northeast 1/4 of the Northeast 1/4 of
the Northwest 1/4 of section 29, Township 48 South, Range 27 East, less the north 100 feet thereof
previously dedicated for State Highway purposes and less lands described as Parcel 139 in Order of Taking
records in Official Records Book 3302, Page 3221, all within Collier County, Florida.
Description:
Parcel 139 Order of Taking Records in Official Records Book 3302, Page 3221, Collier County, Florida
A portion of the W 1/2 of the NE 1/4 of the NW 1/4, and the NE 1/4 of the NE1/4 of the NW 1/4 of Section
29, Township 48 South, Range 27 East, Less the North 100 feet thereof, previously dedicated for State
Highway purposed, Collier County, Florida. more particularly described as follows: Commence at the
North 1/4 Corner of said Section 29; thence South 02°22'23" East, along the east line of the Northwest
1/4 of said Section 29, for a distance of 100.04 feet, to a point on the Southerly Right -of -Way line of State
Road #846 (Immokalee Road) and the POINT OF BEGINNING of the herein described parcel; thence
continuing, South 02°22'23" East, along the said East line, for a distance of 88.99 feet; thence South
86°00'23" West, for a distance of 328.55 feet; thence North 03°59'37" West, for a distance of 10.00 feet;
thence South 86°00'23" West, for a distance of 342.35 feet; thence South 03°59'37" East, for a distance
of 19.73 feet; thence South 86°00'23" West, for a distance of 109.24 feet; thence North 03°59'37" West,
for a distance of 20.06 feet; thence South 86°00'23" West, for a distance of 505.83 feet; thence North
02°23'24" West, for a distance of 78.65 feet, along the west line of the Northeast 1/4 of the Northwest
1/4 of said Section 29; to a point on said Southerly Right -of -Way Line; thence North 86°00'23" East, along
said Southerly Right -of -Way Line, for a distance of 1,286.29 feet, to the POINT OF BEGINNING, Containing
2.452 acres, more or less.
Property contains 24.4 acres or 1,062,862 square feet more or less.
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EXHIBIT E
LIST OF DEVIATIONS
1. Deviation #1 seeks to relief from LDC Section 3.05.07 A.5 "Preservation Standards," which requires
that preserve areas be interconnected within the site, to instead allow two separate preserve areas
that are not connected within the site.
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EXHIBIT F
LIST OF DEVELOPMENT COMMITMENTS
The purposed of this Section is to set forth the development commitments for the development of this
project.
1. GENERAL
A. Development of this MPUD shall comply with the following requirements and limitations:
i. This MPUD shall provide a minimum of 120 residential dwelling units and a maximum of 129
residential dwelling units, subject to an Affordable Housing Agreement between the Owner
and Collier County.
ii. This MPUD shall be subject to all provisions of the Rural Fringe Mixed Use District Receiving
Lands provisions except as provided in the NC -Square Mixed -Use Overlay of the Future Land
Use Element.
iii. This MPUD shall be developed with a common theme for architecture, signage and
landscaping.
iv. Pedestrian connectivity shall be provided between land uses throughout the MPUD, as well
as to the existing sidewalk on Immokalee Road.
B. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-
out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments
until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Immokalee
Square, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a
successor entity, then it must provide a copy of a legally binding document that needs to be
approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity
will be released of their/its obligations upon written approval of the transfer by County staff, and
the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts,
the Managing Entity shall provide written notice to County that includes an acknowledgement
of the commitments required by the PUD by the new owner and the new owner's agreement to
complywith the Commitments through the Managing Entity, but the Managing Entity shall not be
relieved of its responsibility under this Section. When the PUD is closed -out, then the Managing
Entity is no longer responsible for the monitoring and fulfillment of PUD commitments.
C. Issuance of a development permit by a county does not in any way create any rights on the part
of the applicant to obtain a permit from a state or federal agency and does not create any liability
on the part of the county for issuance of the permit if the applicant fails to obtain requisite
approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that
result in a violation of state or federal law." (Section 125.022, FS)
D. All other applicable state or federal permits must be obtained before commencement of the
development.
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E. The developer shall avoid the archaeological site, as depicted on the Conceptual Master Plan. All
clearing within 100 feet of the archeological site shall be monitored by a certified archeologist.
2. TRANSPORTATION
A. Intensity of uses under any development scenario for the PUD is limited to 463 two-way, AM peak
hour trips and 467 two-way, PM peak hour trips based on the use codes in the ITE Manual on trip
generation rates in effect at the time of the application for SDP/SDPA or subdivision plat approval.
3. ENVIRONMENTAL
A. The preservation requirement shall be 40% of the existing native vegetation on -site, not to exceed
25% of the total site acreage. (24.4-acres x 25% = 6.1 acres required)
B. Big Cypress fox squirrel (Sciurus niger avicennia) and Florida black bear (Ursus americanus
floridanus) management plans will be submitted to and approved by Collier County
Environmental Services staff prior to site development plan approval. The management plans
shall follow the Florida Fish and Wildlife Conservation Commission's (FWCC's) most recent
recommended conservation practices for these species, where practicable. Informational posters
for these species will be provided to the construction crew prior to site clearing activities, and the
FWCC's created brochure "A Guide to Living in Bear Country" will be provided to the homeowners
association for distribution to residents at post -construction. Residents will also be provided with
information regarding the use of bear -proof garbage containers.
4. LANDSCAPING
A. Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation
removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1. Supplemental plantings with
native plant materials shall be in accordance with LDC section 3.05.07. In order to provide the
required Type B buffer, a minimum 6-foot-wide landscape buffer reservation located outside of
the preserve will be conveyed by the owner to a homeowner's association or condominium
association at the time of SDP or plat approval. In the event that the preserve does not meet
buffer requirements after removal of exotics and supplemental planting within the preserve,
plantings will be provided in the 6' wide reservation to meet the buffer requirements. The type,
size and number of such plantings, if necessary, will be determined at time of initial SDP or plat
and included on the landscape plans for the SDP or plat.
5. LIGHTING (COMMERCIAL TRACTS)
A. Site lighting shall be Dark Skies compliant, with full cutoff shielding and installed to protect
neighboring properties from direct glare.
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6. UTILITIES
A. The Developer shall provide an 8" water main stub -out at the southeast corner of the eastern
parcel (i.e. southernmost point of the project frontage on Catawba St) at time of project
construction and the Owner shall convey a 15' wide County Utility Easement (CUE) to the Collier
County Water -Sewer District for the stub -out. The CUE shall be conveyed in accordance with the
Collier County Utilities Standards and Procedures Ordinance at no cost to the County or District,
free and clear of all liens and encumbrances, prior to or concurrent with preliminary acceptance
of utilities.
7. MINIMUM PROJECT DENSITY AND INTENSITY
A. A minimum of 25% of the residential units (32 units) and a minimum of 4,900 SF of commercial
area must be constructed to ensure a mixed -use project. No building permits shall be issued on
the remaining 75% of the residential units (97 units) until the minimum commercial square
footage has been issued Certificate of Occupancy.
8. SPECIAL CONDITIONS FOR THE COMMERCIAL TRACT
A. The following limitations shall apply to the principal uses in the Commercial Tract:
i. There shall be no associated repair of vehicles.
ii. The hours of operation for any eating place shall be 5:30 a.m. —11:00 p.m.
iii. There shall be no outdoor amplified sound, televisions or music.
iv. There shall be no outdoor display of merchandise associated with hardware stores.
9. AFFORDABLE HOUSING
A. As documented in the Affordable Housing Agreement, the developer has agreed to construct 65
owner occupied dwelling units for residents in the "Gap" income category (earning no more than
one hundred forty percent of the median income of Collier County) and 64 units owner occupied
dwelling units for residents in the "Moderate" income category (earning no more than 120% of
the median income of Collier County). Developer shall have the option of swapping up to 20% of
the Gap Units for Moderate Units and vice -versa.
10. WILDFIRE PREVENTION AND MITIGATION PLAN
A. Project Structural Design and Materials
1. Roofs shall be constructed using Class A, B or C fire rated materials. The use of flammable
shakes or shingles are prohibited.
2. Soffits shall be made of non-combustible material or (minimum) %-inch nominal wood
sheathing.
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B. Location/Defensible Space
1. A minimum 25 feet of Defensible Space shall be maintained around the development area.
2. Within Defensible Space:
i. Vegetation shall be thinned and maintained. Tree crowns shall be a minimum of 10
feet apart.
ii. Native plants shall be used.
iii. Trees shall be maintained so that branches are 6 to 10 feet from the ground.
iv. Less flammable plants species shall be used.
V. More flammable plants located within 5 feet of structures shall be removed.
vi. Non-flammable materials shall be used in planting beds within 5 feet of structures.
vii. The Owner, Property Association and/or Homeowner's Association shall be provided
with this Wildfire Prevention and Mitigation Plan and informed of responsibility to
adhere to these requirements at the time of closing.
viii. The Owner, Property Association and/or Homeowner's Association shall be
responsible for these requirements within commons areas and structures.
C. Native Vegetation
"South Florida" plants shall be used on slopes adjacent to preserves.
D. Prescribed Burns on Nearby Public Lands
Florida conservation and agricultural lands are heavily mixed with developed areas. This can
increase contact between developed spaces and other land management activities, including
prescribed burning, which is often utilized to return plant nutrients to the soil, to improve
ecological health for conservation lands, to improve wildlife forage, and to reduce forest fuels,
thus reducing the incidence of catastrophic wildland fires. Florida remains a burn -friendly state
and endorses the use of prescribed burning to promote healthy ecosystems and agricultural lands.
Residents in developed areas may experience exposure to light amounts of smoke and ash from
nearby prescribed burning activity.
NC Square MPUD PUDZ-
PL20180002234
March 24, 2021
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17.B.3
AGREEMENT AUTHORIZING AFFORDABLE HOUSING
AND IMPOSING COVENANTS AND
RESTRICTIONS ON REAL PROPERTY
THIS AGREEMENT is made as of the day of.
, 2021, by
and between Immokalee Square LLC (the "Developer") and the Collier County Board of
County Commissioners (the "Commission"), collectively, the "Parties".
RECITALS:
A. The Developer owns a tract of real property described in Exhibit "A"
attached hereto and incorporated herein (the "Property"). It is the Developer's intent to
construct a maximum of 129 residential units (the "Units") on the Property. One hundred
percent (100%) of the Units will be affordable housing units.
B. The Property is located within the NC Square Mixed -Use Overlay within the
Agricultural/Rural Mixed -Use District of the Future Land Use Element of the Growth
Management Plan (the "GMP").
C. Pursuant to Collier County Ordinance No. [PUD Ordinance], the
Property is zoned as the NC Square Mixed -Use Planned Unit Development (MPUD)
(the "PUD").
NOW, THEREFORE, in consideration of the approval and grant of the density
set forth in the GM and PUD, and for other good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, the Developer and the Commission
hereby covenant and agree as follows:
1. Recitals. The above Recitals are true and correct and are incorporated
herein by reference.
IBC Square MPUD
P U DZ-P L20180002234
April 6, 2021
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2. Developer Agreements, The Developer hereby agrees that one hundred
percent (100%) of the 129 Units will be affordable housing units as follows:
a. Sixty-five (65) of the 129 Units shall be provided for those earning
no more than one hundred forty percent (140%) of the median income of Collier County
(the "Gap" income category) ("Gap Units"). Sixty-four (64) of the 129 Units shall be
provided for those earning no more than one hundred twenty percent (120%) ofthe
median income of Collier County (the "Moderate" income category) ("Moderate Units").
Developer shall have the option of swapping up to twenty percent (20%) of the Gap Units
for additional Moderate Units or vice -versa,
b. All Units will be owner -occupied, not rentals.
c The Units will include townhomes and multifamily units with a
variety of bedroom counts,
d. The following provisions shall be applicable to all of the Units:
(1) Defined terms. In the event of a conflict between terms as defined
in the LDC or in Ordinance No,_ [PUD Ordinance], the definitions of the LDC will control
when applying or interpreting this Agreement. "Phasing" shall mean: (a) the phased
construction of buildings or structures in separate and distinct stages as shown on a PUD
master plan, subdivision master plan or site development plan; or (b) in developments
where phased construction is not depicted on a PUD master plan, subdivision master
plan or site development plan, the construction of buildings orstructures in a clearly
defined series of starts and finishes that are separate and distinct within the development.
(2) Median Income. For the purposes of this Agreement, the median
income of the area as defined by the U,S. Department of Housing and Urban
Development (HUD) shall be the then current median income for the Naples
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April 6, 2021
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17.B.3
Metropolitan Statistical Area, established periodically by HUD and published in the
Federal Register, as adjusted for family size as shown on the tables attached hereto as
Exhibit "B," which Exhibit shall be adjusted from time to time in accordance with any
adjustments that are authorized by HUD or any successor agency. In the event that HUD
ceases to publish an established median income as aforesaid, the Parties hereto shall
mutually agree to another reasonable and comparable method of computing adjustments
in median income.
(3) Qualification Process. The Developer shall be responsible for
qualifying Unit owners by accepting applications, verifying income and obtaining income
certification for all affordable units in the subject development per procedures approved
by the County.
(a) Application. A potential Unit owner shall apply to the
developer, owner, manager, or agent to qualify as a moderate or gap income family for
the purpose of owning and occupying an affordable housing unit pursuant this
Agreement. The Application form is Exhibit "C," attached to this Agreement and
incorporated by reference herein.
(b) Income Verification and Certification. No affordable
housing unit in the development shall be sold to an individual or family whose household
income has not been verified and certified in accordance with this Agreement.
(c) Income Verification. The Developer shall obtain written
verification from the potential occupant (including the entire household) to verify all regular
sources of income (including the entire household). The most recent year's federal
income tax return for the potential occupants (including the entire household) may be
used for the purpose of income verification, attached to the Affordable Housing
NC Square MPUD
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April 6, 2021
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17.B.3
Applicant Income Verification form, including a statement to release information,
occupant verification of the return, and a signature block with the date of application. The
verification shall be valid for up to one hundred eighty (180) days prior to occupancy.
Upon expiration of the 180-day period, the information may be verbally updated from the
original sources for an additional thirty (30) days, provided it has been documented by
the person preparing the original verification. After this time, a new verification form must
be completed. The Affordable Housing Applicant Income Verification form is Exhibit "D,"
attached to this Agreement and incorporated by reference herein,
(d) Income Certification. Upon receipt of the Preliminary
Application for an affordable housing unit and Applicant Income Verification form, the
Developer shall require that an income certification form be executed by the potential
occupant (including the entire household) prior to occupancy of the affordable housing
unit by the occupant. Income certification shall assure that the potential occupant has an
appropriate household income which qualifies the potential occupant as eligible to occupy
an affordable housing unit. The Affordable Housing Applicant Income Certification form
is attached to this Agreement as Exhibit "E."
3. Inspections. Random inspection of files containing required documentation
to verify occupancy in accordance with this Agreement may be conducted by the
Community and Human Services Division upon reasonable notice.
4. Annual Progress and Monitoring Report, The Developer shall provide an
annual PUD Monitoring Report to the County regarding the delivery of affordable housing
units throughout the period of their construction and occupancy. The annual progress and
monitoring report shall, at a minimum, provide any information reasonably required to
ensure compliance with this Agreement. The report shall be filed on or before
September 30 of each year and the report shall be submitted by the Developer to the
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April 6, 2021
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Community and Human Services Division. Failure to complete and submit the monitoring
report to the County within sixty (60) days from the due date shall result in a penalty of
up to fifty dollars ($50,00) per day unless a written extension not to exceed thirty (30)
days is requested prior to expiration of the sixty (60) day submission deadline. No more
than one such extension may be granted in a single year,
5. Violations. It shall be a violation of this Agreement to sell or occupy, or
attempt to sell or occupy, an affordable housing unit except as specifically permitted by
the terms of this Agreement; or to knowingly give false or misleading information with
respect to any information required or requested by the Community and Human Services
Division or by any other person(s) within the County. The method of enforcement for a
breach or violation of this Agreement shall be at the option of the Commission by criminal
enforcement pursuant to the provisions of Section 125.69, Florida Statutes, or by civil
enforcement as allowed by law.
6. Certificate of Occupancy. In the event that the Developer fails to maintain
the affordable units in accordance with this Agreement, as amended, at the option of the
Commission, building permits or certificates of occupancy, as applicable, may be withheld
for any future planned or otherwise approved unit located or to be located upon the
Property until the entire project is in full compliance with this Agreement, as amended.
7. Assignment. nment. The Commission may assign all or part of its obligations under
this Agreement to any other public agency having jurisdiction over the Property provided
that it gives the Developer thirty (30) days advance written notice thereof. The Developer
may assign, delegate or otherwise transfer all or part of its duties, obligations, or
promises under this Agreement to any successor in interest to the Property without
the express written consent of the Commission. The Developer shall provide written notice to the
County of the assignment to a successor in interest to the Property and shall be relieved of any
further obligations under this Agreement. The written notice to the County shall include the
NC Square MPUD
P U DZ-P L2018OOO2234
April 6, 2021
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17.B.3
successor's acknowledgment that it is bound by the terms of this Agreement.
8. Severability. if any section, phrase, sentence or portion of this Agreement
is for any reason held invalid or unconstitutional by any court of competent jurisdiction,
such portion shall be deemed a separate, distinct, and independent provision, and all
other provisions shall remain effective and binding on the Parties.
9. Notice. Any notices desired or required to be given under this Agreement
shall be in writing and shall either be personally delivered or shall be sent by mail, postage
prepaid, to the Parties at the following addresses:
To the Commission: Collier County Community and Human
Services
3339 E Tamiami Trail
Building H, Suite 211
Naples, Florida 34112
To the Developer: Immokalee Square LLC
c/o Antonio Brown
2055 Trade Center Way
Naples, FL 34109
With a copy to: Noel J. Davies, Esq.
Quarles & Brady LLP
1395 Panther Lane, Suite 300
Naples, FL 34109
Any Party may change the address to which notices are to be sent by notifying the other
Party of such new address in the manner set forth above.
10. Authority to Monitor. The Parties hereto acknowledge that the Collier
County Community and Human Services Division or its designee, shall have the authority
to monitor and enforce the Developer's obligations hereunder.
11. Covenants. The Developer agrees that all of its obligations hereunder
shall constitute covenants, restrictions, and conditions which shall run with the land and
NC Square MPUD
PUDZ-PL20180002234
April 6, 2021
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17.B.3
shall be binding upon the Property and against every person then having any ownership
interest at any time and from time to time until the date that is thirty (30) years from the
date of issuance of the Certificate of Occupancy for each Unit in the project. However,
the Parties agree that if Developer transfers or conveys the Property to another person
or entity, Developer shall have no further obligation hereunder and any person seeking
to enforce the terms hereof shall look solely to Developer's successor in interest for the
performance of said obligations.
12. Recording., This Agreement shall be recorded at County's expense in the
official records of Collier County, Florida.
13. Entire Agreement. The Parties hereto agree that this Agreement constitutes
the entire Agreement between the Parties hereto and shall inure to and be binding upon
their respective heirs, successors, and assigns.
14. Termination. The affordable housing units shall be restricted to remain and
be maintained as affordable housing for a period of thirty (30) years from the dateof
issuance of the Certificate of Occupancy of each Unit constructed.
15. Modification. This Agreement shall be modified or amended only by the
written agreement of both Parties.
16. Discrimination.
a. The Developer agrees that neither it nor its agents shalldiscriminate
against any owner or potential owner because of said owner's race, color, religion, sex,
national origin, familial status, or handicap.
b. When the Developer advertises, sells or maintains the affordable
housing units, it must advertise, sell and maintain the same in a non-discriminatory
manner and shall make available any relevant information to any person who is interested
in purchasing such affordable housing unit.
C. The Developer agrees to be responsible for payment of any real
NC Square MPUD
PU DZ-PL20180002234
April 6, 2021
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17.B.3
estate commissions and fees for which it is liable in the purchase and sale of affordable
units.
17. Phasing. The percentage of affordable housing units to which the
o
Developer has committed for the total development shall be maintained in each phase
and shall be constructed as part of each phase of the development on the Property.
Developer commits to 100% affordable housing units for this project, with 100% of the
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units in each phase consisting of affordable units.
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18. Consistency, This Agreement and authorized development shall be
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consistent with the Growth Management Plan and land development regulations of Collier
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County that are in effect at the time of development. Subsequently adopted laws and
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policies shall apply to this Agreement and to the development to the extent that they
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are not in conflict with the number, type of affordable housing units and the amount of
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affordable housing approved for the development.
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19. Governing Law, This Agreement shall be governed by and construed in
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accordance with the laws of the State of Florida.
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20. Further Assurances, The Parties hereto shall execute and deliver, in
recordable form if necessary, any and all documents, certificates, instruments, and
agreements which may be reasonably required in order to effectuate the intent of the
a
Agreement. Such documents shall include but not be limited to any document requested
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by the Developer to exhibit that this Agreement has terminated in accordance with the
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provisions of this Agreement.
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P U D Z-P L20180002234
April 6, 2021
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17.B.3
IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be
executed as of the day and year first above written.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, Clerk COLLIER COUNTY, FLORIDA
, DEPUTY CLERK By: PENNY TAYLOR, CHAIRPERSON
Approved as to form and legality:
Jennifer A. Belpedio op. 1%.
Assistant County Attorney
D+c
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P U DZ-P L20180002234
April 6, 2021
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DEVELOPER:
Witnesses:
Witness
Printed Name
Witness
Printed Name
STATE OF FLORIDA )
COUNTY OF COLLIER )
The foregoing Agreement was acknowledged before me by means of ❑ physical
presence or ❑ online notarization as who is
personally known to me or has produced as identification.
WITNESS my hand and official seal this day of
2021.
My Commission Expires:
NC Square MPUD
PU Dz-PL2018000223,4
April 6, 2021
Notary Public
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17.B.3
EXHIBIT A
Legal Description
Legal Description:
(Official Records Book 5534 Page 851 Collier County, Florida)
The West 1/2 of the Northeast 1/4 of the Northwest 1/4 and the Northeast 1/4 of the Northeast 1/4 of
the Northwest 1/4 of section 29, Township 48 South, Range 27 East, less the north 100 feet thereof
previously dedicated for State Highway purposes and less lands described as Parcel 139 in Order of Taking
records in Official Records Book 3302, Page 3221, all within Collier County, Florida.
Description:
Parcel 139 Order of Taking Records in Official Records Book 3302, Page 3221, Collier County, Florida
A portion of the W 1/2 of the NE 1/4 of the NW 1/4, and the NE 1/4 of the NE1/4 of the NW 1/4 of Section
29, Township 48 South, Range 27 East, Less the North 100 feet thereof, previously dedicated for State
Highway purposed, Collier County, Florida. more particularly described as follows: Commence at the
North 1/4 Corner of said Section 29; thence South 02022'23" East, along the east line of the Northwest 1/4
of said Section 29, for a distance of 100.04 feet, to a point on the Southerly Right -of -Way line of State
Road #846 (Immokalee Road) and the POINT OF BEGINNING of the herein described parcel; thence
continuing, South 02°22'23" East, along the said East line, for a distance of 88.99 feet; thence South
86°00'23" West, for a distance of 328.55 feet; thence North 03°59'37" West, for a distance of
10.00 feet; thence South 86000'23" West, for a distance of 342.35 feet; thence South 03°59'37" East, for
a distance of 19.73 feet; thence South 86°00'23" West, for a distance of 109.24 feet; thence North
03°59'37" West, for a distance of 20.06 feet; thence South 86'00'23" West, for a distance of 505.83 feet;
thence North 02°23'24" West, for a distance of 78.65 feet, along the west line of the Northeast 1/4 of the
Northwest 1/4 of said Section 29; to a point on said Southerly Right -of -Way Line; thence North 86°00'23"
East, along said Southerly Right -of -Way Line, for a distance of 1,286.29 feet, to the POINT OF BEGINNING,
Containing 2.452 acres, more or less.
Property contains 24.4 acres or 1,062,862 square feet more or less.
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EXHIBIT B
Income Categories and Limits
The below chart indicates the 2020 current median income as referenced in Section 2A(l)
of this Agreement, as well as the various income limits based on household size, An applicant would
qualify to purchase a Unit provided monthly rents or monthly mortgage payments including taxes
and insurance shall not exceed 30 percent of that amount which represents the percentage of the
median annual gross income for the households. However, it is not the intent to limit an individual
household's ability to devote more than 30 percent of its income for housing, and housing for which
a household devotes more than 30 percent of its income shall be deemed affordable if the first
institutional mortgage lender is satisfied that the household can afford mortgage payments in excess
of the 30 percent benchmark,
Collier County 2020
Income Percent
Income Limit by Number of People in Household
1 2 3 4 5
Ext Low
30`Ya
$17,300
$19,800
$22,250
$26,200
$30,680
Very Low
50%
$28,850
$32,950
$37,050
$41,150
$44,450
Low
80%
$46,100
$52,700
$59,300
$65,850
$71,150
Moderate
120%
$69,240
$79,080
$88,920
$98,760
$106,680
Gap
140%
$80,780
$92,260
$103,740
$115,220
$124,460
Median Household Income Collier County 2020 = $82,300
NC Square MPUD
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April 6, 2021
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17.B.3
EXHIBIT C
APPLICATION FOR AFFORDABLE HOUSING UNIT
Date Occupancy Desired: Date of Application: Amt. Of See. Deposit:
Your Name: Race/National Origin: Handicap: Yes No
Co -Applicant's Name Race/National Origin: Handicap: Yes No
Present Address:
Street City State Zip Telephone No
Name of Landlord How Long at this Address:
Landlord's Address:
Street City State Zip Telephone No.
If you have resided at your present address less than 3 years, please state previous address:
Street City State Zip Telephone No.
Name of Previous Landlord
Street City
APPLICANT:
Present Employers Name
Address and Telephone No.
State Zip Telephone No.
How long with Present Employer: Job Title
Gross Salary: Hourly $� ___ _ _Weekly $ Every 2 Weeks $ Monthly $
Social Security Number_
Previous Employers Name
Address and Telephone No.
How long with Previous Employer
CO -APPLICANT:
Present Employers Name
NC Square MPUD
PU DZ-PL20180002234
April 6, 2021
Birth Date
Job Title
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17.B.3
Address and Telephone No.
How long with Present Employer: Job Title
NC Square MPUD
PU DZ-PL20180002234
April 6, 2021
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17.B.3
Gross Salary: Hourly $_
Social Security Number_
Previous Employers Name
Address and Telephone No
Weekly $ Every 2 Weeks $
irth Date
How long with Previous Employer Job Title
NAMES OF ALL WHO WILL OCCUPY APARTMENT BIRTH DATE SEX AGE
2, _
3.
PERSONAL REFERENCES (Not Relatives)
1. Name: Address:_
2, Name: Address:
NC Square MPUD
PUDZ-PL20180002234
April 6, 2021
Monthly $
SOCIAL SECURITY
How Long Known:
How Long Known:
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EXHIBIT D
AFFORDABLE HOUSING APPLICANT INCOME VERIFICATION
Date:
Applicant's Name:_
Co -Applicant's Name:
Present Address:
ial Security Number
Social Security Number
Street City State Zip Telephone No,
I hereby make application for a single family unit at
I hereby declare and reveal all of my sources of income.
I am aware that to leave out, omit or fail to report my assets or forms of income from pensions,
stocks, bonds, real property rent, sale or ownership is a fraudulent act punishable by law.
Knowingly falsifying information on this form is cause for refusal of occupancy.
I hereby certify that this will be my permanent residence and that I have no other assisted housing.
I understand that this information is for the purpose of computing my annual income to determine
my qualification to buy an affordable, workforce, or gap housing unit. I understand that I am not
required to surrender my ownership or rights or claimed property, pensions or capital gains, etc,
A,pnlicamt
Amount Frequency
Received of Pay
Co_Occupant
Amount Frequency
Received of Pay
Wages/Salary
$
$
$ $
Bonuses
$
$
$ $
Tips
$
$
$ $
Commissions
$
$
$ $
Interest Income
$
$
$ $
Trust Fund Income
$
$
$ $
Unemployment
$
$
$ $
Workman's Compensation
$
$
$ $
Welfare
$
$
$ $
Food Stamps
$
$
$ $
Social Security
$
$
$ $
Social Security Disability
$
$
$ $
Supplemental SSI
$
$
$ $
Family Assistance
$
$
$ $
Child Support
$
$
$ $
Veterans Benefits
$
$
$ $
NC Square MPUD
PUDZ-PL20180002234
April 6, 2021
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Widows Benefits
Union Pension
Self -Employment Business,
Silent Partner, etc.
Private Insurance Pension
TOTAL ANNUAL INCOME
THE VERIFICATION HERE REQUESTED MAY TAKE THE FORM OF THE MOST RECENT
YEAR'S INCOME TAX RETURN FOR EACH OCCUPANT WHO HAS FILED AND WILL OCCUPY
THE AFFORDABLE, WORKFORCE, OR GAP UNIT.
THE SAME MUST BE EXECUTED FOR EACH OCCUPANT OF THE HOUSEHOLD WHO
CONTRIBUTED TO THE ANNUAL HOUSEHOLD INCOME. FAILURE TO REPORT ALL
SOURCES OF HOUSEHOLD INCOME WILL RESULT IN DISQUALIFICATION FOR OWNERSHIP
OF AFFORDABLE, WORKFORCE, OR GAP HOUSING UNIT.
NC Square MPUD
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April 6, 2021
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17.B.3
EXHIBIT E
AFFORDABLE HOUSING APPLICANT INCOME CERTIFICATION
APPLICANT:
Present Employer
Address:
ob Title;
Street City State Zip
hereby authorize the release of information requested
(Applicant)
on this certification form.
Signature of Applicant
STATE OF FLORIDA )
) ss
COUNTY OF COLLIER)
The foregoing Agreement was acknowledged before me by means of ❑ physical presence or ❑
online notarization
Who is personally known to me or has produced as
identification.
Witness my hand and official seal this day
(notary seal)
Notary Public
My Commission Expires:
NC Square MPUD
P U DZ-P L20180002234
April 6, 2021
2021
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17.B.3
EMPLOYER CERTIFICATION
Applicant's Gross Annual Income or Rate or Pay: $
Number of Hours Worked (Weekly): . Frequency of Pay:
Amount of Bonuses, Tips, or other Compensation Received: $ $
Monthly Annually
Supervisor
STATE OF FLORIDA )
) ss
COUNTY OF COLLIER)
The foregoing Agreement was acknowledged before me by means of ❑ physical
presence or ❑ online notarization
Who is personally known to me or has produced as
identification.
Witness my hand and official seal this day of , 2021
(notary seal)
My Commission Expires:
NC Square MPUD
PU DZ-PL20180002234
April 8, 2021
Notary Public
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RESOLUTION NO. 18 - 4 0
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
SUPERSEDING AND REPLACING RESOLUTION 2007-
176, AMENDING THE PROCEDURES FOR EXPEDITING
THE DEVELOPMENT REVIEW PROCESS FOR
QUALIFIED AFFORDABLE HOUSING.
RECITALS
WHEREAS, it is the intent of the Board of County Commissioners of Collier
County, Florida, to increase the amount of affordable housing to its workers and
residents, encourage the retention of affordable -workforce housing in the County,
encourage the location of residences in proximity to employment centers, reduce
commute times to places of employment, and provide businesses with access to a
pool of employees within the County; and
WHEREAS, the Board has formally expressed its commitment to
affordable- housing by adoption of certain Goals, Objectives and Policies in the
County's Growth Management Plan (GMP); and
WHEREAS, the intent of Goal 1 of the GMP's Housing Element is to create
an adequate supply of safe, decent, sanitary, and affordable housing for all residents
of Collier County; and
WHEREAS, Objective I of the GMP's Housing Element states that the
County will seek to "Provide new affordable housing units in order to meet the
current and future housing needs of legal residents with very -low, low, moderate
and gap incomes, including households with special needs such as rural and
farmworker housing in rural Collier County; and
WHEREAS, in order to address the housing needs of low, moderate, and
gap income persons by encouraging the more efficient production of affordable
housing, GMP Policy 2.5 requires the County and the City of Naples to review its
existing permit process system in an effort to reduce the processing time and cost
[I 8-GRC-0066111392679/ 1
17.B.5
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of affordable housing and continue to identify areas that can be streamlined; and
WHEREAS, in order to comply with State law, the Board of County
Commissioners through Resolution No 2007-176 adopted as its policy, specific
procedures for expediting the review of development orders for affordable housing
qualified projects to a greater degree than other reviews; and
WHEREAS, the Board of County Commissioners wishes to amend its
expedited review program to improve the benefit to providers of affordable housing
serving families with 140% or below median household income levels, and to make
the program consistent with other affordable housing programs administered by the
County.
NOW, THEREFORE, BE IT RESOLVED by the Board of County
Commissioners of Collier County, Florida, that:
1. This Resolution shall supersede and replace Resolution2007-176.
2. The foregoing Recitals are adopted as true and incorporated as part
of this Resolution.
3. The Board of County Commissioners' affordable housing expedited
review policy, as amended, is adopted for immediate use, as follows:
A. Purpose/Scope: The purpose of this Program is to establish
procedures to allow for expedited reviews of all development orders qualifying as
affordable housing so as to create more affordable housing and comply with State
law. The expedited review process for qualified development orders is not intended
to otherwise modify or alter existing procedural standards for reviewing
development orders, including those that do not qualify for affordable housing.
B. Applicability: These procedures apply to the review of all qualified
development orders for new and expanding development in Collier County
proposing to construct affordable housing. In order to qualify for the expedited
review process, the applicant for a proposed development ordermust:
1. Specifically request affordable housing expedited review project
[18-0 RC-00661/1392679/11
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17.B.5 1.
status as part of an application for a County development order, as defined in Sec.
163.3164 (7), F.S., including but not limited to: Rezone petitions, including
those for Planned Unit Development (PUD) districts, Conditional Use, Site
Development Plans, Subdivision Plats, and Building Permits, including but not
limited to their corresponding zoning, engineering, environmental, transportation,
building, and fire code reviews; and
2. Construct an affordable housing project that contains a minimum of
twenty percent (20%) of the total number of approved units as approved affordable
housing in the 140% or below of household medium income category; and
3. Include a certificate issued by the Collier County Community and
Human Services Division stating that the affordable housing project has qualified
for expedited review status by meeting the criteria as outlined in this Resolution.
C. Affordable Housing Expedited Review Procedures.
I. Affordable housing review qualification meeting and Certificate.
Prior to the pre -application meeting process and an application for a
development order being submitted to Collier County for the expedited review
process, the applicants or agents must attend a qualification meeting with Collier
County Community and Human Services. To qualify, the applicant or agent must
demonstrate how the project will comply with paragraph B above. Those projects
that demonstrate compliance will be issued a certificate to allow the expedited
review process for all development orders.
2. Affordable Pre -application meeting.
A pre -application meeting is required prior to a development order
application being submitted under this expedited review process.
3 Submittal of affordable expedited review Development Order
Application.
Once qualified, an application for a development order, including an
approved copy of the certificate of affordable housing for expedited review issued
[18-GRC-0066111392679/1 1
Packet Pg. 1646
17.B.5
by Collier County Community and Human Services, must be submitted to the
County for expedited review within nine (9) months from date of issuance of the
certificate. If not timely submitted, the applicant must apply to be re -qualified as
set forth above.
4. Affordable housing expedited review time line for application
sufficiency. Complete development order application submittal packages, once time -
stamped by the Growth Management Department will receive an expedited sufficiency
review as set forth below.
a. The Growth Management Department, will review the submittal
package and determine it to be "complete" or "incomplete" after sufficiency review.
b. To be considered "complete" an application submittal package for
a Zoning, Engineering and/or Environmental Section type petition must include the
following: all items checked off on pre -application meeting notes (i.e., application
and review fees, addressing checklist, and any additional information requested and
noted during the pre -application meeting, and any other information noted as a
required). To be considered "complete" an application submittal package for the
Building Permit Section must include all items checked off on the application
checklist noted as required (i.e. survey, truss drawings, energy calculations, and any
other information noted asrequired).
C. An application package deemed "incomplete" will not be accepted
and will be returned to the applicant noting the deficiencies and the applicant will
be directed to reapply. With each subsequent submittal, the Growth Management
Department will determine an application package to be "complete" or
"incomplete" after sufficiency review
d. Once an application package is deemed "complete" it will have all
necessary data entered into the computer project -tracking program noting the
project as an "affordable housing" and an expedited review route sheet will be
completed, attached, and the application package distributed for staff review within
three (3) business days from sufficiency review to determine submittal as
"complete".
[I 8-GRC-0066111392679/1)
Packet Pg. 1647
17.B.5
a. Expedited review times for affordable projects. Review of any
development order with an expedited review status will be completed and the
appropriate staff reports and approvals completed within one hundred and twenty (120)
business days for petition types such as Rezone and/or Conditional Use requests, sixty
(60) business days for petition types such as Subdivision Plats and/or Site Development
Plan requests, or seventy-five (75) days for residential Building Permit requests from
date of distribution for staff review,
b. To ensure that expedited review applications move through the review
process in a timely manner, all re -submittal packages and plan corrections must be
provided to the County by the applicant within fifteen (15) business days measured
from the date of staffs review comment letter created at the end of each review cycle.
As such, the County's complete 120/60/75 business day review timeframes will not
include any time when the County is waiting for the applicant to re -submit plan
corrections based on staffs review comment letter.
C. In order to meet the complete expedited review period noted in
paragraph
5. a and b. above, review staff must complete their reviews for affordable
housing applications within fifteen (15) business days from the distribution date of
submittal package for planning petitions (Le. PUD Rezones or Conditional Use), seven
(7) business days from the distribution date of submittal package for site -related
petitions (i.e. Subdivision Plats or Site Development Plans), or twenty- five (25)
business days from the distribution date of submittal package for Building Permits.
d. Resubmittal packages, additional information and/or corrected plans
will be reviewed under the same submittal procedures until all of the assigned review
departments have approved the development order and final approval is granted by the
County Manager or his designee,
e. Once an application for a development order has been rejected twice by
County staff, the applicants or agents must attend a mandatory project review meeting
to be held with all County review departments yet to approve the application. The
purpose of such a project review meeting will be to reach resolution and allow the
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17.B.5
application to proceed to public hearings.
f. Once all departments have completed reviews for a development order
such as but not limited to a site development plan or building permit resulting in an
approved status the final approval process shall be completed within three (3) business
days (i.e. final typing of permit or approval letter for site development plan).
6. Public Meeting and Hearings. Qualified affordable expedited review
projects will be given first priority for scheduling of all meetings including but not
limited to pre -application meetings, neighborhood informational (NIM) meetings,
project meetings, and public hearings. Note: If an applicant does not respond within
the fifteen (IS) business days as outlined in paragraph 5.b. above, the County cannot
guarantee first priority scheduling.
r� AIA
This Resolution adopted after motion, second, and majority vote this
day of February 2018.
ATTEST, , �.����; .; BOARD9DREWSOLIS,
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DWIGI'I E: $ROGK; CLERK COLL
aE S�`aSL#0 C �i 6 '*'Clerk A CHAIRMAN
sjgnature aniy,
'`'��
Approved as to form
and legality:
Jennifer elpedio
Assistant County Atto eyC
[ 18-GRC-006611139267911
Packet Pg. 1649
17.B.6
Main: 239.434.6060
jessica@davidsonengineering.com
co ,er county
Public Services Department
Community & Human Services Division
CERTIFICATE OF AFFORDABLE HOUSING EXPEDITED REVIEW
Name of Development NC Square Mixed -Use Overlay! NC Square Planned Unit Development
Address/Location: Southwest comer of the Immokalee Road/Calawba, Street
Applicant /Agent: Jessica Harrelson, AICP- Davidson Engineering, Inc.
Phone I Email: 239.434,6060 i j s�@davidsonen9ineering com
Size of Property: 24.4-aces
Proposed Use: 129 residential units (owner occupied) and 54.400 SF commercial
Total Number Residential Units Planned: 122
Number of Affordable Housing Units Planned:
Rental
Owner Occupied 65
121% - 140% AMI - GAP Income
Rental
Owner Occupied 64
81%- 120% AMI - Moderate Income
Rental
Owner Occupied
51 % - 80% AMI - Low Income
Rental
Owner Occupied
50% or less AMI - Very Low Income
Rental
Owner Occupied
30% or less AMI - Extremely Low Income
Permit Number, if available: GMPA- PL20180002233 & MPUD- PL2018000223-4
Proposed Land Use Restriction: __- PUD Restriction or AHDB Agreement
Developer Agreement
- Impact Fee Deferral Agreement
- Grant Restriction
X Other: Affordable Housing Agreement
1 hereby certify that the above described project meets the definition of providing affordable Housing In Collier
County and as such Is entitled to participate in the County's "Expedited Review Procedures of Affordable
Housing" as described in the Collier County Administrative Code through Resolution No. 2018-40.
Date 8/3/2020
_
Community and Human Services Dimion ���
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bete:
Budder/ Owned Developed Contractor _�� �'
This Certification must be submitted to the GropArth Management Department with permit application package, or plait
revisions, wrihln me moMhs of date of issuance.
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Packet Pg. 1650
17.B.7
Coibe' r County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliercountyfl.xov
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Hybrid Virtual Quasi -Judicial Public Hearing Waiver
Emergency/Executive Order 2020-04
Hearing of the Collier County Planning Commission
and Board of County Commissioners
GMPA-PL20180002233/CP-2019-1 (NC Square Mixed Use Overlay)
For Petition Number(s): PUDZ-PL20180002234
LLC
Regarding the above subject petition number(s), Immokalee Square, (Name of
Applicant) elects to proceed during the declared emergency with hybrid virtual public hearings of the
Collier County Planning Commission and Board of County Commissioners, and waives the right to
contest any procedural irregularity due to the hybrid virtual nature of the public hearing.
Name: Antonio Brown, Manager, Immokalee Square, LLC
Signature*:
✓❑ Applicant
❑ Legal Counsel to Applicant
Date: C �p -z' Z U
* This form must be signed by either the Applicant (if the applicant is a corporate entity, this must be an
officer of the corporate entity) or the legal counsel to the Applicant.
Packet Pg. 1651
17.B.8
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NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners
on'April 27, 2021, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government
Center, 3299 Tamiami Trail East, Naples, FL, to consider the enactment of two Ordinances. The meeting will
commence at 9:00 A.M. The titles of the proposed Ordinances are as follows:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05,
AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING
THE FUTURE LAND USE ELEMENT AND MAP SERIES TO CREATE THE NC SQUARE MIXED -
USE OVERLAY ON LAND IN THE AGRICULTURAURURAL DESIGNATION AND RURAL FRINGE
MIXED USE DISTRICT -RECEIVING LANDS OVERLAY TO ALLOW UP TO 44,400 SQUARE FEET
OF COMMERCIAL USES, A 12,000 SQUARE FOOT DAYCARE LIMITED TO 250 STUDENTS, AND
A MINIMUM OF 120 AND A MAXIMUM OF 129 AFFORDABLE HOUSING RESIDENTIAL DWELLING
UNITS AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE
FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS 24.4t
ACRES AND LOCATED AT THE SOUTHWEST CORNER OF iMMOKALEE ROAD AND CATAWBA
STREET APPROXIMATELY 1.6 MILES WEST OF WILSON BOULEVARD IN SECTION 29, TOWNSHIP
48 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA. [PL201800022331
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA, AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, THE COLLIER COUNTY
LAND DEVELOPMENT CODE, WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS
FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE
APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION
OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE RURAL AGRICULTURAL ZONING
DISTRICT WITHIN THE MOBILE HOME OVERLAY AND THE RURAL FRINGE MIXED USE DISTRICT
OVERLAY -RECEIVING LANDS TO THE MIXED USE PLANNED UNIT DEVELOPMENT (MPUD)
WITHIN THE RURAL FRINGE MIXED USE DISTRICT OVERLAY -RECEIVING LANDS FOR A PROJECT
KNOWN AS NC SQUARE MPUD, TO ALLOW UP TO 44,400 SQUARE FEET OF COMMERCIAL USES,
A 12,000 SQUARE FOOT DAYCARE, AND A MINIMUM OF 120 AND A MAXIMUM OF 129 DWELLING
UNITS WITH AN AFFORDABLE HOUSING AGREEMENT. THE PROPERTY IS LOCATED AT THE
SOUTHWEST CORNER OF IMMOKALEE ROAD AND CATAWBA STREET APPROXIMATELY 1.6
MILES WEST OF WILSON BOULEVARD IN SECTION 29, TOWNSHIP 48 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA, CONSISTING OF 24.4t ACRES; AND BY PROVIDING AN EFFECTIVE
DATE.[PL201800022341
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Copies of the proposed Ordinances are'on file with the Clerk to the Board and -are available for inspection. All
interested parties are invited to attend and be heard.
NOTE: All persons wishing to speak on any agenda item must register with the County Manager prior to
presentation of the agenda item to be addressed. Individual speakers will be limited to 3 minutes on any item.
The selection of any individual to speak on behalf of an organization or group is encouraged. If recognized by
the Chairman, a spokesperson for a group or organization may be allotted 10 minutes to speak on an item.
Persons wishing to have written or graphic materials included in the Board agenda packets must submit said
material a minimum of 3 weeks prior fo the respective public hearing. In any case, written materials intended
to be considered by the Board shall be submitted.to the appropriate County staff a minimum of seven days
prior to the public hearing. All materials used in presentations before the Board will become a permanent part
of the record.
As part of an ongoing initiative to promote social distancing during the COViD-19 pandemic, the public will have
the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals
who would like to participate remotely, should register any time after the agenda is posted on the County
website which is 6 days before the meeting through the link provided on the front page of the County website at
www.colliercounWi.gov. individuals who register will receive an email in advance of the public hearing detailing
how they can participate remotely in this meeting. For additional information about the meeting, please call
Geoffrey Willig at 252-8369 or email to Geoffrey-Willig0colliercount3fl.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining
thereto and therefore, may need to ensure that a verbatim record of the proceedings is made; which record
includes the testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you
are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380,
at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the
Board of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
PENNY TAYLOR, CHAIRMAN
CRYSTAL K. KiNZEL, CLERK
By: Martha Vergara, Deputy Clerk
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CO*r County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400
Pre -Application Meeting Notes
Petition Type: PUDZ
Date and Time: Wednesday 8 / 8 / 18 1: 30 PM
Assigned Planner: Nancy Gundlach
Engineering Manager (for PPL's and FP's):
Project Information
ProjectName: Tmmokalee Square (PUDZ)
PL#: 20180002234
214160008 & 214000003 A -MHO RFMUO-Receiving
Property ID #: Current Zoning:
Project Address:
Applicant: Jessica Harrelson
City: State: Zip:
Agent Name: Davidson Engineering Phone: 239-434-6060
Agent/Firm Address: 4365 Radio Rd, Ste 201City: Naples State: FL Zip: 34104
Property Owner: World Strategic Alliances WSA
Please provide the following, if applicable:
i. Total Acreage:
24.51
ii. Proposed # of Residential Units:
iii. Proposed Commercial Square Footage:
iv. For Amendments, indicate the original petition number:
V. If there is an Ordinance or Resolution associated with this project, please indicate the
type and number:
vi. If the project is within a Plat, provide the name and AR#/PL#:
Updated 7/24/2018 Page 1 1 of 5
Co*.r Count
y
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400
Meeting Notes
As of 10/16/2017 all Zoning applications have revised applications, and your associated
Application is included in your notes; additionally a *new Property Ownership Disclosure
Form is required for all applications. A copy of this new form is included in your pre-app
Note — link is https://www.colliereov.net/Home/ShowDocument?id=75093.
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Disclaimer. Information provided by staff to applicant during the Pre -Application Meeting is
based on the best available data at the time of the meeting and may not fully inform the applicant
of issues that could arise during the process. The Administrative Code and LDC dictates the
regulations which all applications must satisfy. Any checklists provided of required data for an
application may not fully outline what is needed. It is the applicant's responsibility to provide all
required data.
Updated 7/24/2018 Page 1 2 of 5
Co*r County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliereov.net
Meeting Notes
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(234) 252-2400
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Other required documentation for submittal (not listed on application):
Disclaimer- Information provided by staff to applicant during the Pre -Application Meeting is
based on the best available data at the time of the meeting and may not fully inform the
applicant of issues that could arise during the process. The Administrative Code and LDC
dictates the regulations which all applications must satisfy. Any checklists provided of required
data for an application may not fully outline what is needed. It is the applicant's responsibility to
provide all required data.
3�
Updated 7/24/2018 Page I,6"'of 5
Co*r County
COLLIER COUNTY GOVERNMENT
2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400
Other required documentation for submittal (not listed on application):
Disclaimer. Information provided by staff to applicant during the Pre -Application Meeting is
based on the best available data at the time of the meeting and may not fully inform the
applicant of issues that could arise during the process. The Administrative Code and LDC
dictates the regulations which all applications must satisfy. Any checklists provided of required
data for an application may not fully outline what is needed. It is the applicant's responsibility to
provide all required data.
3g
Updated 7/24/2018 Page �-Tof 5
RFMU Environmental PUDZ-PUDA Checklist
Project Name —
I. Is the project is in compliance with the overlays, districts and/or zoning on the subject site and/or the surrounding
properties? (CON, ST, PUD, RLSA, RFMU, etc.) (LDC 2.03.05-2.03.08; 4.08.00) Not in CV Library
2. Submit a current aerial photograph (available from the Property Appraiser's office) and clearly delineate the
subject site boundary lines. If the site is vegetated, provide FLUCFCS overlay and vegetation inventory
identifying upland, wetland and exotic vegetation (Admin. Code Ch. 3 G.1. Application Contents #24).
3. Clearly identify the location of all preserves and label each as "Preserve" on all plans. (LDC 3.05.07.H.1).
4. Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained, the max.
amount and ratios permitted to be created on -site or mitigated off -site. Exclude vegetation located within utility
and drainage easements from the preserve calculations (LDC 3.05.07.13-1); 3.05.07.F; 3.05.07.H. Ld-e).
5. Created and retained preserve areas shall meet the minimum width requirements per LDC 3.05.07.H. Lb.
6. Retained preservation areas shall be selected based on the criteria defined in LDC 3.05.07.A.3, include all 3 strata,
be in the largest contiguous area possible and shall be interconnected within the site and to adjoining off -site
preservation areas or wildlife corridors. (LDC 3.05.07.A.1-4)
7. Principle structures shall be located a minimum of 25' from the boundary of the preserve boundary. No accessory
structures and other site alterations, fill placement, grading, plant alteration or removal, or similar activity shall be
permitted within 10' of the boundary unless it can be shown that it will not affect the integrity of the preserve (i.e.
stem wall or berm around wetland preserve). Provide cross -sections for each preserve boundary identifying all
site alterations within 25'. (LDC 3.05.07.H.3; 6,01.02.C.)
8. Wildlife survey required for sites where an EIS is not required, when so warranted. (LDC 10.02.02.A.2.f)
9. Provide Environmental Data identifying author credentials, consistency determination with the GMPs, off -site
preserves, seasonal and historic high water levels, and analysis of water quality. For land previously used for farm
fields or golf course, provide soil sampling/groundwater monitoring reports identifying any site contamination.
(LDC 3.08.00)
10. PUD Document and Master Plan shall state the minimum acreage required to be preserved. (LDC 10.02.13.A.2)
11. If the PUD includes a Preserve Tract section
A. Principal Use: Preserve
B. Accessory Uses: Uses subject to LDC section Allowable uses within County required preserves
Alternate format. If the agent insists on listing specific uses under Accessory Uses, the following language shall
be used for B:
B. Passive uses are allowed within preserves to provide for access to the preserve, as long as any
clearing required to facilitate these uses does not impact the minimum required native vegetation or
cause loss of function to the preserve. Passive uses are subject to LDC section Allowable uses within
County required preserves:
1. Pathways
2. Stormwater only when in accordance with the LDC.
Environmental Review Checklist Page 1 of 5
12. Site Plan note when Preserve acts as Landscape Buffer — COORDINATE WITH LANDSCAPE REVIEW.
Where preserves occur adjacent to development off site and will be used in lieu of landscape buffers, include the
following condition in the environmental commitments section of the PUD document or master plan:
Type B or C Landscape Buffer (provide as Buffer commitment):
Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in
accordance with LDC sections 4.06.02 and 4.06.05.E.1. Supplemental plantings with native plant
materials shall be in accordance with LDC section 3.05.07. In order to provide the required (insert Type
B or C) buffer, a minimum 6-foot-wide landscape buffer easement located outside of the preserve will
be conveyed by owner to a homeowner's association or condominium association at time of SDP or plat
approval. Owner will plant additional landscape material in the buffer easement to achieve the opacity
requirement no later than one year from the issuance of the first residential certificate of occupancy.
Do not include this as an Environmental Commitment. If Landscape Review wants to include as a
commitment, it shall go into a Buffer section.
13. PUD Document shall identify any listed species found on site and/or describe any unique vegetative features that
will be preserved on the site. (LDC 10.02.13.A.2.) Unique Features- P628
Example: A management plan for the entire project shall be submitted in accordance with the requirements and
procedures of the LDC for listed species including but not limited to Black Bear, Gopher Tortoise and listed birds.
The management plan shall be submitted prior to development of the first phase of the project.
14. Review cross -sections if provided; they are not required with the PUD. However, sometimes they are provided.
Is there any fill proposed in the preserve?
15. Wetlands within the RFMU District and the Urban Designated Area Lake Trafford/Camp Keais wetland
system shall provide an assessment of the value and function of the onsite wetlands (WRAP score).
Direct impacts of development shall be directed away from high quality wetlands. (LDC 3.05.07.F.3.a)
16. Wetlands within the RFMU District and the Urban Designated Area Lake Trafford/Camp Keais wetland
system being utilized by listed species, serving as wildlife corridors and existing wetland flow ways
shall be preserved onsite, even if by doing so exceeds the required preservation acreage. (LDC
3.05.07.F.3.b-c)
17. Wetland preserves within the RFMU District and the Urban Designated Area Lake Trafford/Camp
Keais wetland system shall have a vegetated (existing or planted) upland buffer located landward from
the approved jurisdictional line. Provide planting plan and plant list if supplemental planting is
required. (LDC 3.05.07.17.3.f)
18. All direct impacts to wetlands within the RFMU District and the Urban Designated Area Lake
Trafford/Camp Keais wetland system shall be mitigated. Provide a mitigation assessment. (LDC
3.05.07.F.3-4)
Environmental Review Checklist Page 2 of 5
Environmental Data Checklist
The Environmental Data requirements can be found in LDC Section 3.08.00
Provide the EIS fee if PUD or CU.
WHO AND WHAT COMPANY PREPARED THE ENVIRONMENTAL DATA REPORT? Preparation of
Environmental Data. Environmental Data Submittal Requirements shall be prepared by an individual with
academic credentials and experience in the area of environmental sciences or natural resource management.
Academic credentials and experience shall be a bachelor's or higher degree in one of the biological sciences with
at least two years of ecological or biological professional experience in the State of Florida. Please include
revision dates on resubmittals.
Identify on a current aerial, the location and acreage of all SFWMD jurisdictional wetlands according to the
Florida Land Use Cover and Forms Classification System (FLUCFCS) and include this information on the SDP
or final plat construction plans. Wetlands must be verified by the South Florida Water Management District
(SFWMD) or Florida Department of Environmental Protection (DEP) prior to SDP or final plat construction
plans approval. For sites in the RFMU district, provide an assessment in accordance with 3.05.07 F and identify
on the FLUCFCS map the location of all high quality wetlands (wetlands having functionality scores of at least
0.65 WRAP or 0.7 UMAM) and their location within the proposed development plan. Sites with high quality
wetlands must have their functionality scores verified by the SFWMD or DEP prior to first development order
approval. Where functionality scores have not been verified by either the SFWMD or DEP, scores must be
reviewed and accepted by County staff, consistent with State regulation.
4. SDP or final plat construction plans with impacts to five (5) or more acres of wetlands shall provide an analysis
of potential water quality impacts of the project by evaluating water quality loadings expected from the project
(post development conditions considering the proposed land uses and stormwater management controls)
compared with water quality loadings of the project area as it exists in its pre -development conditions. The
analysis shall be performed using methodologies approved by Federal and State water quality agencies, and must
demonstrate no increase in nutrients (nitrogen and phosphorous) loadings in the post development scenario.
5. Where treated stormwater is allowed to be directed into preserves, show how the criteria in 3.05.07 H have been
met.
6. Where native vegetation is retained on site, provide a topographic map to a half foot and, where possible,
provide elevations within each of the FLUCFCS Codes identified on site. For SDP or final plat construction
plans, include this information on the site plans. Provide when treated stormwater is being directed into
preserves (#S above).
7. Provide a wildlife survey for the nests of bald eagle and for listed species known to inhabit biological
communities similar to those existing on site. The survey shall be conducted in accordance with the guidelines or
recommendations of the Florida Fish and Wildlife Conservation Commission (FFWCC) and the U.S. Fish and
Wildlife Service (USFWS). Survey times may be reduced or waived where an initial habitat assessment by the
environmental consultant indicates that the likelihood of listed species occurrence is low, as determined by the
FFWCC and USFWS. Where an initial habitat assessment by the environmental consultant indicates that the
likelihood of listed species occurrence is low, the survey time may be reduced or waived by the County Manager
or designee, when the project is not reviewed or technical assistance not provided by the FFWCC and USFWS.
Additional survey time may be required if listed species are discovered
8. Provide a survey for listed plants identified in 3.04.03
9. Wildlife habitat management and monitoring plans in accordance with 3.04.00 shall be required where listed
species are utilizing the site or where wildlife habitat management and monitoring plans are required by the
FFWCC or USFWS. These plans shall describe how the project directs incompatible land uses away from listed
Environmental Review Checklist Page 3 of 5
species and their habitats. Identify the location of listed species nests, burrows, dens, foraging areas, and the
location of any bald eagle nests or nest protection zones on the native vegetation aerial with FLUCFCS overlay
for the site. Wildlife habitat management plans shall be included on the SDP or final plat construction plans. Bald
eagle management plans are required for sites containing bald eagle nests or nest protection zones, copies of
which shall be included on the SDP or final plat construction plans.
Note: Not required at time of Land use petitions except for Bald Eagle Management Plans. Staff requests
management plans for other species are only provided at time of Plat or SDP.
10. Identify on a current aerial the acreage, location and community types of all upland and wetland habitats on the
project site, according to the Florida Land Use Cover and Forms Classification System (FLUCFCS), and provide
a legend for each of the FLUCFCS Codes identified. Aerials and overlay information must be legible at the scale
provided.
a. Provide descriptions of each FLUCFCS code
Provide calculations for the acreage of native vegetation required to be retained on -site.
a. Demonstrate on map.
b. Provide a companion chart.
Include the above referenced calculations and aerials on the SDP or final plat construction plans.
For SDP/Plat provide in a separate report; for land use petition provide in environmental data report the
following:
demonstrate how the preserve selection criteria pursuant to 3.05.07 have been met. Where applicable,
include in this report an aerial showing the project boundaries along with any undeveloped land,
preserves, natural flowways or other natural land features, located on abutting properties.
11. Include on a separate site plan, the project boundary and the land use designations and overlays for the RLSA,
RFMU, ST and ACSC-ST districts. Include this information on the SDP or final plat construction plans.
12. Where off -site preservation of native vegetation is proposed in lieu of on -site, demonstrate that the criteria in
section 3.05.07 have been met and provide a note on the SDP or final plat construction plans indicating the type
of donation (monetary payment or land donation) identified to satisfy the requirement. Include on the SDP or
final plat construction plans, a location map(s) and property identification number(s) of the off -site parcel(s) if
off -site donation of land is to occur.
13. Provide the results of any Environmental Assessments and/or Audits of the property, along with a narrative of the
measures needed to remediate if required by FDEP.
14. Shoreline development must provide an analysis demonstrating that the project will remain fully functional for its
intended use after a six-inch rise in sea level.
15. Provide justification for deviations from environmental LDC provisions pursuant to GMP CCME Policy 6.1.1
(13), if requested.
16. Where applicable, provide evidence of the issuance of all applicable federal and/or state oil and gas permits for
proposed oil and gas activities in Collier County. Include all state permits that comply with the requirements of
Chapter 62C-25 through 62C-30, F.A.C., as those rules existed on January 13, 2005.
17. Identify any Wellfield Risk Management Special Treatment Overlay Zones (WRM-ST) within the project area
and provide an analysis for how the project design avoids the most intensive land uses within the most sensitive
WRM-STs and will comply with the WRM-ST pursuant to 3.06.00. Indicate that the petition is in compliance
with 3.06.00 and does not propose any prohibited uses per LDC 3.06.00.
Environmental Review Checklist Page 4 of 5
Include the location of the Wellfield Risk Management Special Treatment Overlay Zones on the SDP or final plat
construction plans. For land use applications such as standard and PUD rezones and CUs, provide a separate site
plan or zoning map with the project boundary and Wellfield Risk Management Special Treatment Overlay Zones
identified.
18. Demonstrate that the design of the proposed stormwater management system and analysis of water quality and
quantity impacts fully incorporate the requirements of the Watershed Management regulations of 3.07.00.
19. For sites located in the Big Cypress Area of Critical State Concern -Special Treatment overlay district (ACSC-
ST), show how the project is consistent with the development standards and regulations in 4.02.14.
20. For multi -slip docking facilities with ten slips or more, and for all marina facilities, show how the project is
consistent with 5.05.02. Refer to the Manatee Protection Plan for site specific requirements of the Manatee
Protection Plan not included in 5.05.02.
2 1. For development orders within RFMU sending lands, show how the project is consistent with each of the
applicable Objectives and Policies of the Conservation and Coastal Management Element of the GMP.
22. The County Manager or designee may require additional data or information necessary to evaluate the project's
compliance with LDC and GMP requirements. (LDC 10.02.02.A.3 f)
The following to be determined at preapplication meeting:
(Choose those that apply)
a. Provide overall description of project with respect to environmental and water management issues.
b. Explain how project is consistent with each of the applicable objectives and policies in the CCME of the
GMP.
c. Explain how the project meets or exceeds the native vegetation preservation requirement in the CCME and
LDC.
d. Indicate wetlands to be impacted and the effects of the impact to their functions and how the project's design
compensates for wetland impacts.
e. Indicate how the project design minimizes impacts to listed species. Describe the measures that are proposed
as mitigation for impacts to listed species.
23. PUD zoning and CU petitions. For PUD rezones and CU petitions, applicants shall collate and package
applicable Environmental Data Submittal Requirements into a single Environmental Impact Statement (EIS)
document, prior to public hearings and after all applicable staff reviews are complete. Copies of the EIS shall be
provided to the County Manager or designee prior to public hearings.
24. Is EAC Review (by CCPC) required? — Possibly, staff to confirm at Review 1.
Environmental Review Checklist Page 5 of 5
CO&Y COLInt
y
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400
Pre -Application Meeting Sign -In Sheet
PL# 201800022,34
Collier County Contact Information:
Name
Review Discipline
Phone
Email
❑ David Anthony
Summer Araque
Environmental Review
Environmental Review
252-2497
252-6290
david.anthony@colliercountyfl.gov
summer.brownaraque@colliercountyfl.gov
❑ Claudine Auclair
GMD Operations and
Regulatory Management
252-5887
claudine.auclair@colliercountyfl.gov
❑ Steve Baluch
Transportation Planning
252-2361
stephen.baluch@coiliercountyfLgov
❑ Ray Bellows
Zoning, Planning Manager
252-2463
raymond.bellows@colliercountyfl.gov
Laurie Beard
PUD Monitoring
252-5782
laurie.beard@colliercountyfl.gov
❑ Craig grown
Environmental Specialist
252-2548
craig.brown@colliercountyfl.gov
Heidi Ashton Cicko
Managing Asst. County
Attorney
252-8773
heidi.ashton@colliercountyfl.gov
91 Thomas Clarke
Operations Coordinator
252-2584
thomas.clarke@colliercountyfl.gov
❑ Kay Deselem
Zoning Services
252-2586
kay.deselem@colliercountyfl.gov
❑ Dale Fey
Eric Fey, P.E.
North Collier Fire
Utility Planning
597-9227
252-1037
dfey@northcollierfire.com
eric.fey@colliercountyfl.gov
❑ Tim Finn, AICP
Zoning Division
252-4312
timothy.finn@colliercountyfl.gov
❑ Sue Faulkner
Comprehensive Planning
252-5715
sue.faulkner@colliercountyfl.gov
ElPaula Fleishman
Impact Fee Administration
252-2924
paula.fleishman@colliercountyfl.gov
❑ James French
Growth Management Deputy
Department Head
252-5717
james.french@colliercountyfl.gov
❑ Michael Gibbons
Structural/Residential Plan
Review
252-2426
michael.gibbons@colliercountyfl.gov
❑ 5torm Gewirtz, P.E.
Engineering Stormwater
252-2434
storm.gewirtz@colliercountyfl.gov
Nancy Gundlach, AICP, PLA
Zoning Division
252-2484
nancy.gundlach@colliercountyfl.gov
❑ Shar Hingson
Greater Naples Fire District
774-2800
shingson@gnfire.org
❑ John Houldsworth
Engineering Subdivision
252-5757
john.houldsworth@colliercountyfl.gov
El JodiHughes
Transportation Pathways
252-5744
jodi.hughes@colliercountyfl.gov
❑ Alicia Humphries
Right -Of -Way Permitting
252-2326
alicia.humphries@colliercountyfl.gov
❑ Marcia Kendall
Comprehensive Planning
252-2387
marcia.kendall@colliercountyfl.gov
❑ John Kelly
Zoning Senior Planner
252-5719
john.kelly@colliercountyfl.gov
❑ Gil Martinez
Zoning Principal Planner
252-4211
gi I bert. m a rtinez @ coil iercountyf Lgov
❑ Thomas Mastroberto
Greater Naples Fire
252-7348
thomas.mastroberto@colliercountyfl.gov
❑ Jack McKenna, P.E.
Engineering Services
252-2911
jack.mckenna@colliercountyfl.gov
❑ Matt McLean, P.E.
Development Review Director
252-8279 1
matthew.mclean@colliercountyfl.gov
Updated 7/24/2018 Page 1 4 of 5
Corder County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliereov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400
❑ Michele Mosca, AICP
Capital Project Planning
252-2466
michele.mosca@colliercountyfl.gov
❑ Annis Moxam
Addressing
252-5519
annis.moxam@colliercountyfl.gov
❑ Stefanie Nawrocki
Development Review - Zoning
252-2313
stefanie.nawrocki@colliercountyfl.gov
S( Richard Orth
Stormwater Planning
252-5092
richard.orth@colliercountyfl.gov
❑ Brandy Otero
Transit
252-5859
brandy.otero@colIiercountyfl.gov
❑ Brandi Pollard
Utility Impact fees
252-6237
brandi.pollard@colliercountyfl.gov
❑ Todd Riggall
North Collier Fire
597-9227
triggall@northcollierfire.com
❑ Daniel Roman, P.E.
Engineering Utilities
252-2538
daniel.roman@colliercountyfl.gov
❑ Brett Rosenblum, P.E.
Development Review
Principal Project Manager
252-2905
brett.rosenblum@colliercountyfl.gov
❑ James Sabo, AICP
Zoning Principal Planner
james.sabo@colliergo.net
Michael Sawyer
Transportation Planning
252-2926
michael.sawyer@colliercountyfl.gov
❑ Corby Schmidt, AICP
Comprehensive Planning
252-2944
corby.schmidt@colliercountyfl.gov
❑ Chris Scott, AICP
Development Review - Zoning
252-2460
chris.scott@colliercountyfl.gov
❑ Peter Shawinsky
Architectural Review
252-8523
peter.shawinsky@colliercountyfl.gov
❑ Camden Smith
Zoning Division Operations
252-1042
camden.smith@colliercountyfl.gov
❑ Scott Stone
Assistant County Attorney
252-5740
scott.stone@coil iercountyfLgov
❑ Mark Strain
Hearing Examiner/CCPC
252-4446
mark.strain@colliercountyfl.gov
V_ Mark Templeton
Landscape Review
252-2475
mark.templeton@colliercountyfl.gov
❑ Jessica Velasco
Zoning Division Operations
252-2584
jessica.velasco@colliercountyfl.gov
❑ Jon Walsh, P.E.
Building Review
252-2962
jonathan.walsh@colliercountyfl.gov
David Weeks, AICP
Comprehensive Planning
Future Land Use Consistency
252-2306
david.weeks@colliercountyfl.gov
❑ Kirsten Wilkie
Environmental Review
252-5518
kirsten.wilkie@colliercountyfl.gov
❑ Christine Willoughby
Development Review -Zoning
252-5748
christine.wiIlough by@coil iercountyfLgov
Additional Attendee Contact Information:
Representing
�..
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Updated 7/24/2018 Page 1 5 of 5
C01t7eV C014 Lty
Growth Management Department
Zoning Division
Applicant/Agent may also send site
plans or conceptual plans for
review in advance if desired.
PL20180002234 — Immokalee Square (PUDZ) PRE-APP INFORMATION
Assigned Ops Staff: Thomas Clarke
Camden Smith,(Ops Staff)
STAFF FORM FOR SUPPLEMENTAL PRE -APPLICATION MEETING INFORMATION
• Name and Number of who submitted pre-app request
Jessica Harrelson, Davidson Engineering
(239)434-6060
• Agent to list for PL#
Davidson Engineering -Josh Fruth; Derek Burr, AICP; Anna Weaver; Jessica Harrelson
• Owner of property (all owners for all parcels)
World Strategic Alliances WSA
• Confirm Purpose of Pre-App: (Rezone, etc.)
Proposed mixed -use subdistrict within the RMFU-Receiving Lands to consist of commercial along
Immokalee Road frontage and multi -family in the rear of the property
• Please list the density request of the project if applicable and number of homes/units/offices/docks (any that
apply):
While there is no specific site plan determined at this time, preliminary concepts have one or more
commercial buildings along the frontage to Immokalee Road with a driveway connection from
Immokalee and a driveway connection from Catawba Street. Multifamily structures may be behind the
commercial buildings with preserve in the southern, rear of the property.
Possible SF of commercial -± 80,000
Possible no. of residential units -TBD
• Details about Project (choose type that applies):
PUD-Z - At this time, the project would be constructed at one time over the entire property. The commercial
and multifamily portions will be separated into two tracts.
Aerial map attached.
Survey is forthcoming and will not be complete by the time of this meeting.
-,1
Zoning Division - 2800 North Horseshoe Drive - Napies, Florida 34104.239-252-2400 • www.cdkergov.net
Coen County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
Fino4ubmittal Requirement Checklist for:
LV PUD Rezone- Ch. 3 G. 1 of the Administrative Code
❑ Amendment to PUD- Ch. 3 G. 2 of the Administrative Code
❑ PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
The following Submittal Requirement checklist is to be utilized during the Pre -Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date
application. Please provide the submittal items in the exact order listed below, with cover sheets attached to
each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at
http://www.colliercountyfl.gov/Home/ShowDocument?id=76983.
REQUIREMENTS
COPIES
REQUIRED
NOT
REQUIRED
Cover Letter with Narrative Statement including a detailed description of
why amendment is necessary
,—,/
l(�
❑
Completed Application with required attachments (download latest version)
1
Pre -application meeting notes
1
Affidavit of Authorization, signed and notarized
1
Property Ownership Disclosure Form
1
Notarized and completed Covenant of Unified Control
1
Completed Addressing Checklist
1
Warranty Deed(s)
1Li
List Identifying Owner and all parties of corporation
1
Signed and sealed Boundary Survey
1
Architectural Rendering of proposed structures
1EJ
Current Aerial Photographs (available from Property Appraiser) with
project boundary and, if vegetated, FLUCFCS Codes with legend included
on aerial.
1
❑
Statement of Utility Provisions
1
Environmental Data Requirements pursuant to LDC section 3.08.00
1
Ely
11
Environmental Data Requirements collated into a single Environmental
Impact Statement (EIS) packet at time of public hearings. Coordinate with
project planner at time of public hearings.
❑
Listed or Protected Species survey, less than 12 months old. Include
copies of previous surveys.
1
❑
Traffic Impact Study
1
LJ
Historical Survey
1
E
School Impact Analysis Application, if applicable
1EJ
Electronic copv of all reauired documents
1
Completed Exhibits A-F (see below for additional information)*
❑
I
❑
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
❑
,�, /
❑
Checklist continues on next pace
Updated 2/01/2018 Page 9 of 11
CAr County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Revised Conceptual Master Site Plan 24" x 36"and One 8 %" x 11" copy
❑
Original PUD document/ordinance, and Master Plan 24" x 36" — Only if
Amending the PUD
❑
/
(�
Revised PUD document with changes crossed thru & underlined
1
Copy of Official Interpretation and/or Zoning Verification
1
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal
requirement
'The following exhibits are to be completed on a separate document and attached to the application packet:
Y Exhibit A: List of Permitted Uses
*"Exhibit B: Development Standards
IV Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code
V Exhibit D: Legal Description
IV Exhibit E: List of Requested LDC Deviations and justification for each
Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-
690-3500 for information regarding "Wildfire Mitigation & Prevention Plan."
PLANNERS — INDICATE IF THE PETITION NEEDS TO RF Rnt]TFn TO TNF Fni i nwuur. aFvimAtcDc.
School District (Residential Components): Amy ockheart
E071
Conservancy of SWFL: Nichole Johnson
Utilities Engineering: Eric Fey
Parks and Recreation: Barry Williams & David Berra
I LT
Emergency Management: Dan Summers
Immokalee Water/Sewer District:
City of Naples: Robin Singer, Planning Director
Other:
I _ ASSOCIATED FEES FOR APPLICATION I
V re -Application Meeting: $500.00
V PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
11 PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
❑ PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre
V Comprehensive Planning Consistency Review: $2,250.00
V" Environmental Data Requirements -EIS Packet (submittal determined at pre -application
meeting): $2,500.00
❑ Listed or Protected Species Review (when an EIS is not required): $1,000.001JIA
Transportation Review Fees:
Methodology Review: $500.00, to be paid directly to Transportation at the
Methodology Meeting*
*Additional fees to be determined at Methodology Meeting.
o Minor Study Review: $750.00
o Major Study Review $1,500.00
Updated 2/01/2018 Page 10 of 11
CoMer County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
XLegal Advertising Fees:
CCPC: $1,125.00
BCC: $500.00
❑ School Concurrency Fee, if applicable:
o Mitigation Fees, if application, to be determined by the School District in
coordination with the County
Fire Code Plans Review Fees are collected at the time of application submission and those fees are set
forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood
Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All
checks payable to: Board of County Commissioners.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this
checklist is included in this submittal package. I understand that failure to include all necessary
submittal information may result in the delay of processing this petition.
*Additional fee for the 5th and subsequent re -submittal will be accessed at 20% of the original fee.
Signature of Petitioner or Agent
Printed named of signing party
Date
Updated 2/01/2018 Page 11 of 11
C( er County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Application for a Public Hearing for PUD Rezone, Amendment to PUD or
PUD to PUD Rezone
PETITION NO
PROJECT NAME To be completed by staff
DATE PROCESSED
✓❑ PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code
❑ Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative
Code
❑ PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
Name of Property Owner(s): Antonio Brown, Manager, Immokalee Square, LLC
Name of Applicant if different than owner:
Address: 2055 Trade Center Way city: Naples
Telephone:
239.260.1523 Cell:
E-Mail Address: abrown@niancorp.com
State: FL ZIP: 34109
Name of Agent: Jessica Harrelson and Noel Davies, Attorney
Firm: Davidson Engineering, Inc. / Quarles & Brady, LLP
Address:
4365 Radio Rd, Suite 201 / 1395 Panther Lane, Suite 300 City: Naples
Telephone: 239.434.6060 / 239.434.4937 Cell:
Fax:
State: FL
Fax: N/A
ZIP: 34104 / 34109
E-Mail Address: Jessica@davidsonengineering.com; Noel.Davies@quarles.com
Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that
you are in compliance with these regulations.
July 30, 2018 Page 1 of 11
C( er County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
REZONE REQUEST
This application is requesting a rezone from: A -MHO RFMUO-RECEIVING Zoning district(s) to the
MPUD zoning district(s).
Present Use of the Property: Undeveloped
Proposed Use (or range of uses) of the property: Commercial/ Residential
Original PUD Name: N/A
Ordinance No.: N/A
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the property
covered by the application:
• If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
• The applicant shall submit 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; and
• 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: 29 / 48 / 27
Lot: Block: Subdivision: N/A
Metes & Bounds Description:
Plat Book: Page #:
See attached survey for Legal Description
Property I.D. Number: 00214160008 & 00214000003
Size of Property: 24.4-acres ft. x ft. = Total Sq. Ft. Acres: 1,062,862
Address/ General Location of Subject Property: NW Corner of Immokalee Road and Catawba Street
PUD District (refer to LDC subsection 2.03.06 Q
❑ Commercial ❑ Residential ❑ Community Facilities
❑■ Mixed Use ❑ Other:
❑ Industrial
July 30, 2018 Page 2 of 11
C( er County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
ADJACENT ZONING AND LAND USE
Zoning
Land Use
N
ROW / A -MHO
Immokalee Rd / Developed Residential (Twin Eagles)
S
A-RFMUO
Developed Agriculture (Crawford Landscaping) / Undeveloped
E
ROW / A-RFMUO
Catawba Street / Developed Ag / Residential
W
A-RFMUO
Undeveloped
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: _/_/
Lot: Block: Subdivision:
Plat Book: Page #: Property I.D. Number:
Metes & Bounds Description:
ASSOCIATIONS
Required: List all registered Home Owner Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner's website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: Golden Gate Estates Area Civic Association, Inc.
Mailing Address: 100 13th ST SW City: Naples State: FL Zip: 34117
Estates-AreaVoice@embargmail.com; Michael.R.Ramsey@embargmail.com
Name of Homeowner Association: Twin Eagles HOA
Mailing Address: 11725 Twin Eagles Blvd
Name of Homeowner Association:
City: Naples State: FL Zip: 34120
Mailing Address: City: State: ZIP:
Name of Homeowner Association:
Mailing Address: City: State: ZIP:
Name of Homeowner Association:
Mailing Address: City: State: ZIP:
July 30, 2018 Page 3 of 11
cAer County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
EVALUATION CRITERIA
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff's analysis and recommendation to the Planning Commission, and the Planning Commission's
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request. SEE SEPARATE SHEET.
a. 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.
b. 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.
C. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub -district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of
that Sub -district, policy or other provision.)
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You 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.
July 30, 2018 Page 4 of 11
C( er County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Previous land use petitions on the subject property: To your knowledge, has a public hearing been
held on this property within the last year? If so, what was the nature of that hearing?
No
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
❑ Yes ❑■ No if so please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E.
of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a
written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B.
of the Administrative Code for the NIM procedural requirements.
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments
or Notice of Developer Commitments that contains the legal description of the property that is the subject of
the land use petition and contains each and every commitment of the owner or developer specified in the
Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the
recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided
to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said
Memorandum or Notice.
LDC subsection 10.02.08 D
This application will be considered "open" when the determination of "sufficiency" has been made
and the application is assigned a petition processing number. The application will be considered
"closed" when the petitioner withdraws the application through written notice or ceases to supply
necessary information to continue processing or otherwise actively pursue the rezoning,
amendment or change, for a period of 6 months. An application deemed "closed" will not receive
further processing and an application "closed" through inactivity shall be deemed withdrawn. An
application deemed "closed" may be re -opened by submission of a new application, repayment of
all application fees and the grant of a determination of "sufficiency". Further review of the request
will be subject to the then current code.
July 30, 2018 Page 5 of 11
cAer County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): Immokalee Square, LLC
Address: 2055 Trade Center Way
Telephone: 239.260.1523
Cell:
E-Mail Address: abrown@niancorp.com
Address of Subject Property (If available):
City: Naples
State: FL ZIP:
City: Naples State: FL
PROPERTY INFORMATION
Section/Township/Range: 2 48 27
/
Lot: Block: Subdivision: N/A
Metes & Bounds Description: See attached survey
Plat Book: Page #:
Fax:
ZIP: 34109
Property I.D. Number: 00214160008 & 00214000003
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System ❑
b. City Utility System ❑
C. Franchised Utility System ❑ Provide Name: North County Water Reclamation Facility
d. Package Treatment Plant ❑ (GPD Capacity): 24,100,000
e. Septic System ❑
I TYPE OF WATER SERVICE TO BE PROVIDED I
Check applicable system:
a. County Utility System
❑
b. City Utility System
❑
C. Franchised Utility System
❑
d. Private System (Well)
❑
Provide Name: North County Regional Water Treatment Plant
Total Population to be Served: 129 residential units, 44,400 sf commercial space, 12,000 sf daycare facility (Limited to 250 Children)
Peak and Average Daily Demands:
A. Water -Peak: 161,364GPD Average Daily: 119,529 GPD
B. Sewer -Peak: 115,260 GPD Average Daily: 85,378 GPD
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: January 1st, 2022
July 30, 2018 Page 6 of 11
cAer County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of affluent
and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall
be provided from tests prepared and certified by a professional engineer.
See LOS.
Collier County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County's utility service system, a notarized statement shall be provided agreeing to dedicate
the water distribution and sewage collection facilities within the project area to the Collier County
Utilities. This shall occur upon completion of the construction of these facilities in accordance with
all applicable County ordinances in effect at that time. This statement shall also include an agreement
that the applicable system development charges and connection fees will be paid to the County
Utilities Division prior to the issuance of building permits by the County. If applicable, the statement
shall contain an agreement to dedicate the appropriate utility easements for serving the water and
sewer systems.
Acknowledged.
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at
the pre -application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to serve
the project shall be provided.
July 30, 2018 Page 7 of 11
DE
DAVIDSON
E N G I N E E R I N G
CELEBRATING 20 YEARS
PUBLIC FACILITIES LEVEL OF SERVICE (LOS) ANALYSIS
The NC Square MPUD comprises approximately ±24.4-acres and is located on the southwest corner of
Immokalee Road and Catawba Street. The purpose of this development is to increase the residential
density to a maximum of 129 residential units and allow general commercial uses to serve surrounding
residential areas and passerby -traffic. For this comparative analysis, the site will be conceptually
developed to the maximum standards using the proposed zoning.
Summary for Existing Use:
The existing project site is vacant.
Summary for Proposed Change in Use:
Multi -Family Residential (Apartments):
Multi -Family Residential (Town Homes):
Commercial:
Child Daycare:
87 Units
42 Units
44,400 sf
12,000 sf (Limited to 250 Children)
The Capital Improvement Element of the Growth Management Plan establishes Levels of Service for the
following:
Arterial and Collector Roads
Surface Water Management Systems
Potable Water Systems
Sanitary Sewer Systems
Solid Waste Disposal Facilities
Parks and Recreation Facilities
Public School Facilities
Each of the areas will be examined for the development in this summary report.
Arterial and Collector Roads
See included Traffic Impact Statement for Level of Service. The level of service is not significantly or
adversely impacted by the proposed build -out.
NC Square MPUD
P U DZ-P L20180002234
April 4, 2020
1
www.davidsonengineering.com
DE
DAVIDSON
E N G I N E E R I N G
CELEBRAT NG 20 YEARS
Surface Water Management Systems
The NC Square MPUD project is a mixed -use project that consists of commercial and residential uses. The
stormwater management system with be designed to Collier County and SFWMD standards. The
commercial portion will provide the required %' pre-treatment prior to discharging to the onsite wet
detention ponds. The wet detention ponds will provide all the remaining required water quality and
quantity standards prior to discharging to the on -site southern preserve.
Potable Water and Sanitary Sewer Systems
Potable water and wastewater for the proposed site will be provided by Collier County Utilities. Water
service is readily available to the project via an existing 8" water main at the northeast corner of the
property (southwest corner of Catawba St & Immokalee Rd), and wastewater service is readily available
to the project via an existing 16" force main along the north side of Immokalee Rd. Water for irrigation
will be provided by either a private well, on -site lakes or Collier County Utilities subject to the provisions
of LDC 4.03.08 C, the Collier County Irrigation Ordinance (2015-27) and other applicable rules and
regulations. If a private well or lake is utilized for irrigation, a water use permit through SFWMD will be
applied for at the time of SDP permitting. Please see the included CC wastewater flow worksheet and
Statement of Utility Provisions for proposed potable water and wastewater demands.
Solid Waste Disposal Facilities
According to the Collier County 2019 AUIR, currently there is a permitted capacity of 13,547,175 tons, and
a ten-year landfill capacity requirement of 2,675,006 tons. The estimated life of the landfill is 42 years.
The existing landfill capacity is adequate to accommodate the additional tons per capita generated by the
proposed project. The level of service is not significantly or adversely impacted by the proposed build -out.
Parks and Recreation Facilities
Per the Collier County 2019 AUIR, there is a projected 2023/2024 surplus of 56.01 community park acres
and 216.29 regional park acres. A population increase of approximately 333 (129 residential units x 2.5
people per household) people will require 0.40 community park acres (Level of service standard of 1.2
acres per 1,000 people) and 0.90 regional park acres (Level of service standard of 2.7 acres per 1,000
people) to maintain Collier County level of service standards. Additionally, the proposed development will
have private amenities for residents that will reduce the impact to public park and recreational facilities.
Therefore, the level of service is not significantly or adversely impacted by the proposed build -out.
NC Square MPUD
P U DZ-P L20180002234
April 4, 2020 2 www.davidsonengineering.com
DE
DAVIDSON
E N G IN E E R ING
CELEBRA7tNG 20 YEARS
Public School Facilities
School Impact fees will be paid based on the proposed 129 residential units to offset any impacts to school
population or facilities. The level of service is not significantly or adversely impacted by the proposed
build -out.
Fire and EMS Facilities
The subject site is located within the North Collier Fire & Rescue District. The nearest fire/EMS station
(station No. 10) is located at 13240 Immokalee Rd., approximately 2.2 miles away from the subject site.
The level of service for fire and EMS facilities is not significantly or adversely impacted by the proposed
build -out.
NC Square MPUD
PUDZ-PL20180002234
April 4, 2020
www.davidsonengineering.com
Co*er County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.collierXov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
COVENANT OF UNIFIED CONTROL
The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property
commonly known as Immokalee Square, LLC
See Exhibit A for legal description
(Street address and City, State and Zip Code)
and legally described in Exhibit A attached hereto.
The property described herein is the subject of an application for Immokalee Square planned unit development
(M PUD) zoning. We hereby designate Davidson Engineering, Inc. legal representative thereof, as the legal
representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in
the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and
authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning
approval on the site. These representatives will remain the only entity to authorize development activity on the property
until such time as a new or amended covenant of unified control is delivered to Collier County.
The undersigned recognize the following and will be guided accordingly in the pursuit of development of the
project:
1. The property will be developed and used in conformity with the approved master plan including all conditions placed
on the development and all commitments agreed to by the applicant in connection with the planned unit
development rezoning.
2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and
stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in
part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County.
3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or
safeguards provided for in the planned unit development process will constitute a violation of the Land Development
Code.
4. All terms and conditions of the planned unit development approval will be incorporated into covenants and
restrictions which run with the land so as to provide notice to subsequent owners that all development activity within
the planned unit development must be consistent with those terms and conditions.
5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms,
safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel
compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit
development and the County may stop ongoing construction activity until the project is brought into compliance with
all terms, conditions and safeguards of the planned unit development.
Owner
ANTONIO BROWN, MANAGER, IMMOKALEE SQUARE, LLC
Printed Name
STATE OF FLORIDA)
COUNTY OF COLLIER)
Owner
Printed Name
Sworn to (or affirmed) and subscribed before me this `'� day of J�-t t/L-C-- , 201a by rkjot.6,�,
who is personally known tome or has produced as identif at n.
Notary Public v-U
�,,��rlt�a,SName typ c{ ri ted or stampe
aY °�e�'', �ivla�ia Branco
COMMISSION NFF913814
July 30, 2018 3s,dr� EXPIRES: August 27, 2t)19 Page 8 of 11
�.,, t t ��� www.AARoNNOTARY.COM
Exhibit A
Legal Description:
(Official Records Book 5534 Page 851 Collier County, Florida)
The West 1/2 of the Northeast 1/4 of the Northwest 1/4 and the Northeast 1/4 of the Northeast 1/4 of
the Northwest 1/4 of Section 29, Township 48 South, Range 27 East, less the north 100 feet thereof
previously dedicated for State Highway purposes and less lands described as Parcel 139 in Order of Taking
records in Official Records Book 3302, Page 3221, all within Collier County, Florida.
Description:
Parcel 139 Order of Taking Records in Official Records Book 3302, Page 3221, Collier County, Florida
A portion of the W 1/2 of the NE 1/4 of the NW 1/4, and the NE 1/4 of the NE1/4 of the NW 1/4 of Section
29, Township 48 South, Range 27 East, Less the North 100 feet thereof, previously dedicated for State
Highway purposed, Collier County, Florida. more particularly described as follows: Commence at the
North 1/4 Corner of said Section 29; thence South 02°22'23" East, along the east line of the Northwest
1/4 of said Section 29, for a distance of 100.04 feet, to a point on the Southerly Right -of -Way line of State
Road #846 (Immokalee Road) and the POINT OF BEGINNING of the herein described parcel; thence
continuing, South 02°22'23" East, along the said East line, for a distance of 88.99 feet; thence South
86°00'23" West, for a distance of 328.55 feet; thence North 03°59'37" West, for a distance of 10.00 feet;
thence South 86°00'23" West,
for a distance of 342.35 feet; thence South 03°59'37" East, for a distance of 19.73 feet; thence South
86°00'23" West, for a distance of 109.24 feet; thence North 03°59'37" West, for a distance of 20.06 feet;
thence South 86°00'23" West, for a distance of 505.83 feet; thence North 02°23'24" West, for a distance
of 78.65 feet, along the west line of the Northeast 1/4 of the Northwest 1/4 of said Section 29; to a point
on said Southerly Right -of -Way Line; thence North 86°00'23" East, along said Southerly Right -of -Way Line,
for a distance of 1,286.29 feet, to the POINT OF BEGINNING, Containing 2.452 acres, more or less.
Legal Description:
(Official Records Book 5534 Page 581 Collier County, Florida)
The West 1/2 of the Northeast 1/4 of the Northwest 1/4 and the Northeast 1/4 of the Northeast 1/4 of
the Northwest 1/4 of section 29, Township 48 South, Range 27 East, less the north 100 feet thereof
previously dedicated for State Highway purposes and less lands described as Parcel 139 in Order of Taking
records in Official Records Book 3302, Page 3221, all within Collier County, Florida.
Description:
Parcel 139 Order of Taking Records in Official Records Book 3302, Page 3221, Collier County, Florida
A portion of the W 1/2 of the NE 1/4 of the NW 1/4, and the NE 1/4 of the NE1/4 of the NW 1/4 of Section
29, Township 48 South, Range 27 East, Less the North 100 feet thereof, previously dedicated for State
Highway purposed, Collier County, Florida. more particularly described as follows: Commence at the
North 1/4 Corner of said Section 29; thence South 02°22'23" East, along the east line of the Northwest
1/4 of said Section 29, for a distance of 100.04 feet, to a point on the Southerly Right -of -Way line of State
Road #846 (Immokalee Road) and the POINT OF BEGINNING of the herein described parcel; thence
continuing, South 02°22'23" East, along the said East line, for a distance of 88.99 feet; thence South
86°00'23" West, for a distance of 328.55 feet; thence North 03°59'37" West, for a distance of 10.00 feet;
thence South 86°00'23" West, for a distance of 342.35 feet; thence South 03°59'37" East, for a distance
of 19.73 feet; thence South 86°00'23" West, for a distance of 109.24 feet; thence North 03°59'37" West,
for a distance of 20.06 feet; thence South 86°00'23" West, for a distance of 505.83 feet; thence North
02°23'24" West, for a distance of 78.65 feet, along the west line of the Northeast 1/4 of the Northwest
1/4 of said Section 29; to a point on said Southerly Right -of -Way Line; thence North 86°00'23" East, along
said Southerly Right -of -Way Line, for a distance of 1,286.29 feet, to the POINT OF BEGINNING, Containing
2.452 acres, more or less.
Property contains 24.4 acres or 1,062,862 square feet more or less.
cAer County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
Final Submittal Requirement Checklist for:
❑ PUD Rezone- Ch. 3 G. 1 of the Administrative Code
❑ Amendment to PUD- Ch. 3 G. 2 of the Administrative Code
❑ PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
The following Submittal Requirement checklist is to be utilized during the Pre -Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date
application. Please provide the submittal items in the exact order listed below, with cover sheets attached to
each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at
http://www.colliercountyfl.gov/Home/ShowDocument?id=76983.
REQUIREMENTS
COPIES
REQUIRED
NOT
REQUIRED
Cover Letter with Narrative Statement including a detailed description of
why amendment is necessary
❑
❑
Completed Application with required attachments (download latest version)
1
❑
Pre -application meeting notes
1
❑
Ll
Affidavit of Authorization, signed and notarized
1
❑
Property Ownership Disclosure Form
1
Notarized and completed Covenant of Unified Control
1
❑
Completed Addressing Checklist
1
❑
Warranty Deed(s)
1
0
❑
List Identifying Owner and all parties of corporation
1
0
Signed and sealed Boundary Survey
1
✓
I
❑
Architectural Rendering of proposed structures
11
El
I
❑✓ i
Current Aerial Photographs (available from Property Appraiser) with
project boundary and, if vegetated, FLUCFCS Codes with legend included
on aerial.
1
0
❑
Statement of Utility Provisions
1
I 0
I
�❑
Environmental Data Requirements pursuant to LDC section 3.08.00
1
❑✓1
❑
Environmental Data Requirements collated into a single Environmental
Impact Statement (EIS) packet at time of public hearings. Coordinate with
project planner at time of public hearings.
❑
❑✓ i
Fl
Listed or Protected Species survey, less than 12 months old. Include
copies of previous surveys.
1
❑
Traffic Impact Study
1
❑✓�
❑
Historical Survey
1
❑✓
Li
School Impact Analysis Application, if applicable
1
✓
❑
Electronic copy of all required documents
1
✓❑
❑
Completed Exhibits A-F (see below for additional information)'
❑
❑
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
❑
❑
Checklist continues on next page
July 30, 2018 Page 9 of 11
c er County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Revised Conceptual Master Site Plan 24" x 36"and One 8 %" x 11" copy
❑
❑
✓
Original PUD document/ordinance, and Master Plan 24" x 36" — Only if
Amending the PUD
❑
❑
Revised PUD document with changes crossed thru & underlined
1
I ❑
I
✓❑
Copy of Official Interpretation and/or Zoning Verification
1
1
❑
I
✓❑
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal
requirement
'The following exhibits are to be completed on a separate document and attached to the application packet:
Exhibit A: List of Permitted Uses
Exhibit B: Development Standards
Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code
Exhibit D: Legal Description
Exhibit E: List of Requested LDC Deviations and justification for each
171 Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-
690-3500 for information regarding "Wildfire Mitigation & Prevention Plan."
PLANNERS — INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
❑
School District (Residential Components): Amy
Lockheart
❑
Conservancy of SWFL: Nichole Johnson
❑
Utilities Engineering: Eric Fey
❑
Parks and Recreation: Barry Williams & David Berra
❑
Emergency Management: Dan Summers
❑
Immokalee Water/Sewer District:
❑
City of Naples: Robin Singer, Planning Director
❑
Other:
I ASSOCIATED FEES FOR APPLICATION I
Pre -Application Meeting: $500.00
PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre
❑� Comprehensive Planning Consistency Review: $2,250.00
❑✓ Environmental Data Requirements -EIS Packet (submittal determined at pre -application
meeting): $2,500.00
Listed or Protected Species Review (when an EIS is not required): $1,000.00
❑✓ Trans ortation Review Fees:
Methodology Review: $500.00, to be paid directly to Transportation at the
Methodology Meeting*
*Additional fees to be determined at Methodology Meeting.
o Minor Study Review: $750.00
❑✓ Major Study Review $1,500.00
July 30, 2018 Page 10 of 11
cAer County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
Legal Advertising Fees:
o CCPC: $1,125.00
o BCC: $500.00
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
School Concurrency Fee, if applicable:
o Mitigation Fees, if application, to be determined by the School District in
coordination with the County
Fire Code Plans Review Fees are collected at the time of application submission and those fees are set
forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood
Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All
checks payable to: Board of County Commissioners.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this
checklist is included in this submittal package. I understand that failure to include all necessary
submittal information may result in the delay of processing this petition.
*Additional fee for the 5r" and subsequent re -submittal will be accessed at 20% of the original fee.
2.19.2019
Signature f Petitioner r hent Date
Jessica Harrelson
Printed named of signing party
July 30, 2018 Page 11 of 11
DE
DAVIDSON
ENGINEERING
NC SQUARE MPUD REZONE
NARRATIVE AND EVALUATION CRITERIA
PROJECT NARRATIVE:
The subject application includes a request for 129 residential affordable housing units within a mixed -use
development. Such a request fits squarely within the County's Growth Management Policies encouraging
the development of affordable housing: "The goal of the Housing Element of the Collier County Growth
Management Plan is 'to create an adequate supply of decent, safe, sanitary, and affordable housing for
all residents of Collier County.' ... The development of private housing in Collier County is driven by an
expensive housing stock; effectively excluding low-income and working-class families from the housing
market. Thus, there is a need for the County to find way to encourage the provision of affordable -
workforce housing for these families."
The subject site is comprised of two separate parcels, collectively ±24.4-acres in size. The properties are
located along Immokalee Road, at the southwest corner of Immokalee Road and Catawba Street, in
Section 29, Township 48 South and Range 27 East, and are approximately ±1.6 miles west of the Wilson
Boulevard/Immokalee Road intersection and ±3.4 miles east of the Collier Boulevard/ Immokalee Road
intersection. The current zoning of the subject properties is Agricultural — Rural Fringe Mixed -Use District
— Receiving Lands.
The proposed NC Square Mixed -Use PUD, along with the companion GMPA, will allow an increase in
residential density, from the otherwise base density of one unit per five acres, to a maximum of 129
residential units. The PUD will further permit general commercial uses to serve surrounding residential
communities and passerby -traffic. The vision of the proposed development is to create a compact,
walkable community with the possibility of job creation within, while also providing the opportunity for
affordable housing to Collier County residents. Child care services will be provided on -site to alleviate the
need to travel for such service when living within the development, and also aide in the need to travel
many miles for others living nearby. NC Square will offer affordable housing and services for residents of
Collier County east of Collier Boulevard.
To continue the protection of natural resources in the subject area, the PUD will follow the same native
vegetation requirements that are outlined within the RFMUD- Receiving Lands, which requires 40% of
native vegetation on -site be preserved, not to exceed 25% of the total site area. The site plan that has
been prepared and included for review demonstrates an overall ±6.2-acre preserve. This preserve will
also provide a significant buffer to the adjacent residential development that is currently under
construction (Valencia Trails formerly known as Brentwood /Twin Eagles South).
Due to acreage requirements outlined in the current TDR Program, requiring a minimum of 40-acres for
participation, the subject property does not qualify to participate. Adjacent lands are not available for
purchase to increase the property acreage to the minimum 40-acre requirement; therefore, the property
is restricted to a density of one unit per five acres. However, the proposed PUD and companion GMPA
include language, requiring that residential density be subject to an Affordable Housing Density Bonus
Agreement between the Owner/Developer and Collier County.
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RURAL FRINGE MIXED -USE DISTRICT RESTUDY:
Per the Rural Fringe Mixed -Use District Restudy White Paper, participants made clear they would like to
see the opportunity for employment, goods and services, and a mixture of housing types within the
RFMUD-Receiving Lands. Participants were in support of increased density within the Receiving Lands
and avid about the need for affordable housing within the RFMUD. A statement from the White Paper,
regarding the need to address affordable housing, is "it needs to be a much higher priority in the
discussion of the RFMUD. The RFMUD plan must have a dynamic affordable housing component built
into the plan to avoid both the affordable housing and future workforce crisis. Without it, our community
will suffer." A copy of the White Paper has been included for your reference.
The White Paper outlines suggested methods to work towards broadening affordable housing, such as
allowing mixed -use housing types (apartments, condos, cottage homes, etc.). Single-family residential
within gates communities is noted to be the majority of development within the surrounding area; thus,
the White Paper also outlines the preference of new residential development to be something other than
a single-family residential gated community. Diversifying housing types is a Smart Growth principal and a
great planning technique. The proposed PUD meets this method by proposing different affordable
housing options (both multi -family and townhouse units).
The White Paper further notes that requirements within the RFMUD-Receiving Lands should be amended
to promote commercial uses within the area, not only to support the residents within the Receiving Lands
but also for the surrounding area. Per a letter from the members of the Golden Gate Area Civic
Association, changes to the RFMUD to permit services and employment will compliment the build -out of
the Estates. The NC Square PUD is consistent with meeting this intent.
In addition, the following can be found within the Restudy:
"Mixed -use development has dimensions beyond land use. Healthy places are also found to provide for
mix incomes, generations, and housing type. This relates directly to affordable housing. The RFMUD
currently requires approximately 10 percent of residential units in villages to be affordable. The issue of
the need for affordable housing within the RFMUD was clearly stated in Mr. William Poteet's letter to staff
dated June 6, 2016, "The future Rural Fringe plans must include specific opportunities for affordable
housing for our entire workforce, not just first time responders or those classified as "workforce housing."
Affordable housing must include a mix of apartments, multi family and possibly single-family
opportunities." While, Collier County's current comprehensive affordable housing study may provide
greater guidance on principles to include in the RFMUD, the program can be improved through this process
through greater density and removing the TDR credits currently required for affordable housing."
Also stated within the RFMUD Restudy, "This is accomplished by allowing business uses outside of a village
in appropriate locations, with approvals as promptly as possible. These steps will support the economic
diversification of eastern Collier County".
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Lastly, the original goals set forth under the current Rural Fringe Mixed -Use District as well as the new
goals outlined within the White Paper are being met with the NC Square Mixed -Use Subdistrict. Some of
the goals outlined in the White Paper include the following:
Protecting wetlands, wildlife and habitat
o Although the request includes the removal of the subject properties from the RFMUD, the
NC Square Mixed -Use Subdistrict will follow the some Preservation Standards as required
in the RFMUD-Receiving Lands, which is 40% of the native vegetation on -site but not to
exceed 25% of the total site. The development, as proposed and shown on the Conceptual
Master Plan, demonstrates a +6.2-acre preserve area. (+24.4 acres x 25% = +6.1 acres).
Direct Growth to appropriate locations
o The Receiving Lands have been identified as the most appropriate for development.
Utilize creative land use techniques, including new towns, satellite communities, clustering, mixed
use and open space.
o Creative land use techniques have been utilized to create a compact, walkable/pedestrian
friendly community. The proposed mixed -use subdistrict will give its residents an
opportunity for affordable housing, while also creating the possibility of job creation
within.
Improve the TDR credit system
o The subject property does not meet the minimum acreage requirements to participate in
the TDR program.
EVALUATION CRITERIA:
The following criteria have been addressed by the applicant to evaluate the proposed PUDR application:
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.
Response: The proposed NC Square Mixed -Use PUD is located within an established area
of Collier County and does not contribute to urban sprawl. Appropriate ingress
and egress are proposed along Immokalee Road and Catawba Street; refer to
Conceptual Master Plan. The MPUD will be served by Collier County Public
Utilities, via an existing 8" water main at the southwest corner of Catawba and
Immokalee, and a 16" force main on the north side of Immokalee Road; refer
the Statement of Utility Provision and Utility Availability Letter. A Traffic Impact
Statement has been prepared to outline the projects impacts to area roadway
networks, while the MPUD further addresses the development's maximum AM
and PM peak -hour trips. Stormwater has conceptually been reviewed and will
be finalized at time of Site Development Plan permitting. An Environmental
Resource Permit, through the South Florida Water Management District, will be
also obtained (as required).
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b. 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.
Response: Evidence of Unified Control has been provided. Immokalee Square, LLC owns
the properties that are the subject of this PUD Rezone request. The
applicant/developer will be responsible for the provision and maintenance of
all facilities on -site.
C. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub -district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of
that Sub -district, policy or other provision.)
Response: A companion Growth Management Plan Amendment has been submitted,
requesting to remove the subject property from the Rural Fringe Mixed -Use
District, redesignate the site to the Agricultural/ Rural Mixed -Use District and
create a Subdistrict within. The proposed NC Square Mixed -Use Subdistrict will
allow an increase in residential density, from the otherwise base density of one
unit per five acres, to a maximum of 129 residential units. The Subdistrict will
further permit general commercial uses within the development as well.
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
Response: The proposed NC Square MPUD has been designed to be compatible with
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adjacent developments. The Development Standards, outlined in Exhibit B of
the PUD, are the same as those you will find for other developments within the
Rural Fringe Mixed Use District. The Conceptual Master Plan depicts the
Preserve area along the southern portion of the site and will serve as an
additional buffer to the adjacent residential community to the south (Valencia
Trails (formerly known as Brentwood/Twin Eagles South). Limitations to
several commercial land uses have been addressed within Exhibit F of the
MPUD, to further address compatibility with neighboring properties. Lastly,
lighting within the commercial tracts will be Dark Skies Compliant to minimize
glare onto adjacent developments.
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The adequacy of usable open space areas in existence and as proposed to serve the development.
Response: The proposed MPUD will meet required open space requirements.
The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
Response: The MPUD as proposed does not negatively impact existing public or private
facilities. Please refer to the Traffic Impact Statement and Level of Service,
included for review.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
Response: The subject properties are surrounded by rights -of -way, single-family
residential and agricultural facilities. Expansion beyond the proposed PUD
boundary is not feasible as currently proposed.
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 meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Response: The proposed PUD Rezone complies with all applicable regulations set forth
within the MPUD and the Collier County Land Development Code.
Future Land Use Element Provisions
Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land uses, as set
forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18,
2004, as amended).
Response: The proposed NC Square MPUD has been designed to be compatible with adjacent
developments. The Development Standards, outlined in Exhibit B of the PUD, are the
same as those you will find for other developments within the Rural Fringe Mixed Use
District. The Conceptual Master Plan depicts the Preserve area along the southern
portion of the site and will serve as an additional buffer to the adjacent residential
community to the south (Valencia Trails formerly known as Brentwood/ Twin Eagles
South). Limitations to several commercial land uses have been addressed within Exhibit
F of the MPUD, to further address compatibility with neighboring properties. Lastly,
lighting within the commercial tracts will be Dark Skies Compliant to minimize glare
onto adjacent developments.
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Policy 7.1
The County shall encourage developers and property owners to connect their properties to fronting
collector and arterial roads, except where no such connection can be made without violating intersection
spacing requirements of the Land Development Code.
Response: The NC Square MPUD will have access along Immokalee Road and Catawba Street.
Please refer to the Conceptual Mater Plan for access locations.
Policy 7.2
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion
on nearby collector and arterial roads and minimize the need for traffic signals.
The NC Square MPUD will be developed with internal vehicular drive aisles access points; refer to
Conceptual Master Plan.
Policy 7.3
All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of land use type.
Due to the design of the adjacent property, interconnects are not feasible. Please refer to the
Brentwood plans for development details (aka Twin Eagles South). Access points along Immokalee
Road (to the north) and Catawba Street (to the east) are proposed.
Policy 7.4
The County shall encourage new developments to provide walkable communities with a blend of
densities, common open spaces, civic facilities and a range of housing prices and types.
The NC Square MPUD is proposed to be a compact, walkable community which will consist of affordable
housing residential and commercial land uses.
Conservation & Coastal Manaeement Element
Objectives 6.1 and 6.2
The native vegetation to be retained on -site meets the minimum standards required for the Project
(25 percent of the existing native vegetation will be preserved on -site). Selection of the native
vegetation preserve area is consistent with the criteria listed in Policy 6.1.1.
The on -site preserve area will be protected by a permanent conservation easement to prohibit
further development (Policy 6.1.1(3)).
The discharge of treated stormwater into the preserve area will not result in adverse impacts to the
naturally occurring native vegetation. The pre-treatment of water discharged into the wetland
preserve area will meet water quality criteria requirements as set forth by the SFWMD (Policy
6.1.1(5)).
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• A preserve management plan including exotic vegetation removal, maintenance, and monitoring
will be implemented (Policies 6.1.1(6) and 6.1.4).
• The requirement for submittal of appropriate environmental data has been satisfied through
submittal of the Environmental Data Report (Policy 6.1.8).
• Jurisdictional wetlands have been delineated pursuant to the Florida Statutes and have been
verified by the SFWMD (Policies 6.2.1 and 6.2.2).
• State and federal agency permits will be provided to the County at the time of Site Development
Plan submittal. As stated in Policies 6.2.3 and 6.2.4, where permits issued by jurisdictional agencies
allow for impacts to wetlands within the Urban Designation and require mitigation for such impacts,
this shall be deemed to meet the objective of protection and conservation of wetlands and the
natural functions of wetlands within this area.
• Required preservation areas are identified on the PUD master plan. Allowable uses within the
preserve areas are included in the PUD document. Uses within preserve areas shall not include any
activity detrimental to drainage, flood control, water conservation, erosion control, or fish and
wildlife conservation and preservation (Policy 6.2.6).
Objective 7.1
• A listed species survey has been conducted on the Project site in accordance with Florida Fish and
Wildlife Conservation Commission (FWCC) and U.S. Fish and Wildlife Service (USFWS) guidelines
(Policy 7.1.2(1)).
• A listed species management plan was included in the Environmental Data Report for approval by
the County. The plan describes the measures that the Project will implement to reduce potential
human -wildlife interactions, including measures to avoid the foraging of Florida black bears (Ursus
americanus floridanus) in garbage cans and methods to inform future residents of concerns related
to interaction between black bears and humans (Policy 7.1.2(2)).
• The Project development will comply with applicable federal and state permitting requirements
regarding listed species protection (Policy 7.1.4).
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.�$trict School
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Collier Coul�
Collier County School District
School Impact Analysis Application
Instructions: Submit one copy of completed application and location map for each new
residential project requiring a determination of school impact to the Planning Department of
the applicable local government. This application will not be deemed complete until all
applicable submittal requirements have been submitted. Please be advised that additional
documentation/information may be requested during the review process.
For information regarding this application process, please contact the Facilities Management
Department at 239-377-0267.
Please check [�] type of application request (one only):
�✓ School Capacity Review ❑ Exemption Letter
QConcurrency Determination 0 Concurrency Determination Amendment
For descriptions of the types of review please see page 3,
Project Name: Immokalee Square MPUD
Project Information:
Municipality: COLLIER COUNTY
Parcel ID#: (attach separate sheet for multiple parcels): 00214160008 & 00214000003
Location/Address of subject property: NW Corner of Immokalee Road / Catawba Street (Attach location map)
Approximately ±1.6 miles west of the Wilson Boulevard/Immokalee Road intersection and ±3.4 miles east of the
Closest Major Intersection: Collier Boulevard/ Immokalee Road intersection
Owner/Contract Purchaser Name(s):
II. Ownership/Agent Information:
Immokalee Square, LLC
Agent/Contact Person: Jessica Harrelson, Davidson Engineering, Inc.
(Please note that if agent or contact information is completed the District will forward all information to that person)
Mailing address: 4365 RADIO ROAD, SUITE 201, NAPLES, FL 34104
Telephone#: 239.434.6060
Fax: 239.434.6084
Email Jessica@davidsonengineering.com
I hereby certify the statements and/or information contained in this application with any attachments submitted
herewith are true and correct to the best of my knowledge.
Authorzed Agent'oig"Aature
III. Development Information
02-12-2019
Date
Project Data (Unit Types defined on page 2 of application)
Current Land Use Designation:
AG
Proposed Land Use Designation:
Mixed -Use (residential and commercial)
Current Zoning:A-Rural Fringe Mixed Use District
Proposed Zoning: Immokalee Square PUD
Project Acreage:24.4
Unit Type:
SF
MF
MH
C
G
Total Units Currently Allowed by Type:
5
0
Total Units Proposed by Type:
42
87
Is this a phased project: Yes or No If yes, please complete page 2 of this application.
Date/time stamp:
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Types of Reviews:
School Impact Analysis:
This review should be divided into two categories:
- School Capacity Review (land use and rezonings), and;
- Concurrency Determinations (site plans and subdivisions).
School Capacity Review is the review of a project in the land use and rezoning stage of development. It is a
review of the impact of the development on school capacity and is considered long range planning. This may
be a review resulting in mitigation being required. In situations where the applicant may be required to
mitigate, capacity may be reserved dependent on the type of mitigation.
Concurrency Determination is the review of residential site plans and subdivisions to determine whether
there is available capacity. When capacity is determined to be available a School Capacity Determination
Letter (SCADL) will be issued verifying available capacity to the applicant and the local government. If a
project exceeds the adopted level of service standards, the applicant is afforded the option of a negotiation
period that may or may not result in an executed/recorded mitigation agreement Mitigation at this stage is
expressed as a Proportionate Share Mitigation Agreement. For those residential developments that may have
an impact but are otherwise exempt from concurrency, an exemption letter will be prepared for the applicant
upon request. For those residential developments that are determined to not have an impact, a letter of no
impact will be prepared for the applicant upon request.
Exemption Letter:
An applicant may request an Exemption Letter as documentation for the local government. These are projects
that would be exempt from school concurrency review or projects that do not impact the public schools.
Exemptions from school concurrency are limited to existing single family or mobile home lots of record;
amendments to previously approved site plans or plats that do not increase the number of dwelling units or
change the dwelling unit type; age restricted communities with no permanent residents under the age of 18; or
residential site plans or plats or amendments to site plans or plats that generate less than one student; or are
authorized as a Development of Regional Impact (Chapter 380, F.S.) as of July 1, 2005.
Concurrency Determination Amendment:
An applicant may request an amendment to a previously issued School Concurrency Determination or to an
application being processed. This review may require additional staff time beyond the initial concurrency
determination review and results in a modified determination being issued. An amendment could result in a
negotiation period and/or a mitigation agreement being issued or a previously approved determination being
modified and reissued.
ArrIUAV1 I OF AU I HUKILA I IUN
I, Antonio Brown (print name), as Manager, (title, if applicable) of Immokalee Square, LLC, (company, if applicable), swear
or affirm under oath, that I am the (choose one):
The owner X applicant contract purchaser _ and that:
1. 1 have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced
property as a result of any action approved by the County in accordance with this application and the Land
Development Code;
2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto
and made a part of this application are honest and true;
3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose
of investigating and evaluating the request made through this application; and that
4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by
the approved action.
5. We/I authorize Davidson Engineering, Inc. to act as our/my representative in any matters regarding this petition
including 1 through 2 above.
6. Applicant is the owner of the property described herein and which is the subject matter of the proposed submittal;
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 Applicant's knowledge and belief; and that if Applicant is not providing an attorney's opinion of title, that the
information Applicant provided to the surveyor is sufficient to prepare an accurate boundary survey for this
application, and is honest and true to the best of Applicant's knowledge and belief.
7. Applicant understands 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. Applicant further
understands that if Public Hearings are required, they will not be advertised until this application is deemed complete,
and all required information has been submitted.
*Notes:
• if the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres.
• If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L,C.), then the documents should typically be signed by the
Company's "Managing Member."
• if the applicant is a partnership, then typically a partner can sign on behalf of the partnership.
• If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named
partnership.
• If the applicant is a trust, then they must include the trustee's name and the words "as trustee".
• In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate
format for that ownership.
Under penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true.
Signature
STATE OF FLORIDA
COUNTY OF COLLIER
I —I 70 /00 6- b r o WV
Printed Name
T e �,e goin in u ent was sworn to (or affirmed) and subscribed before me on 2 ltJ (date) by
-� (� n . (name of p r on providin ath or affirmation), as who is
personally known tome or who has produced � y of ider�ficatio ) as ' en ' ication.
t a JESSICA TAYLA AFFLECK
STAMP/SEAL Notary Public. State of Florida re of Notary Public
Commission# GG 199372
My comm. expires April 13, 2022
AFFIDAVIT OF AUTHORIZATION
FOR PETITIOIN NUMBERS(S) I PL20180002234
Antonio�B.Brown Mana>;er (title, if
applicable) Immokalee Sauare. LLC (company, If applicable), swear or affirm
under oath, that I am the (choose one) owner X applicant contract purchaser and that:
1. I have full authority to secure the approval(s) requested and to impose covenants and restrictions on
the referenced property as a result of any action approved by the County in accordance with this
application and the Land Development Code;
2. All answers to the questions in this application and any sketches, data or other supplementary matter
attached hereto and made a part of this application are honest and true;
3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours
for the purpose of investigating and evaluating the request made through this application; and that
4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and
restrictions imnosed by the aooroved action.
5. We/I authorize Noel J. Davies, Esa.. Davies Duke. PLLC to act as our/my representative
in a y matters regarding This petition me u ing I tnrougna ove.
*Notes:
• If the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres.
• If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L.C.), then the documents should
typically be signed by the Company's "Managing Member. "
• If the applicant is a partnership, then typically a partner can sign on behalf of the partnership.
• If the applicant is a limited partnership, then the general partner must sign and be identified as the `general
partner" of the named partnership.
• If the applicant is a trust, then they must include the trustee's name and the words `as trustee"
• In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then
use the appropriate format for that ownership.
Under penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that
the facts stated in it are true.
CP\08-COA-00115\155
REV 3/4/2020
Signature
STATE OF FLORIDA
COUNTY OF COLLIER
Da e
The foregoing instrument was acknowleged before me by means of physical presence or ® online notarization this
_ day of � �Alc- 20_�A by (printed name of owner or qualifier)
.such person(s) Notary Public must check applicable box:
Are personally known to me
Has produced a current drivers license
[� Has produced _ as identification.
Notary Signature: _ 12
\Avlana Franca
Comm.tGG354913
Expires: August 27, 2023
Bonded Thru Aaron Notary
Ce6 f fier County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
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.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address
% of Ownership
Immokalee Square, LLC
100%
2055 Trade Center Way, Naples, FL 34109
Franco & Zegada LLC Officer: Guillermo J Franco
26%
AR Development Consulting LLC Officer: Roland Hauner, P.A.
9%
Antonio B Brown (individual)
10%
Totam LLC Officer: Antonio B Brown
5%
Bedoya & Sons LLC Officer: Pablo Bedoya Saenz
10%
Jose A Katimi (Individual)
30%
Oruro Inv. LLC Officer: Tonchi Eterovic Nigoecic
10%
C. If the property is in the name of a TRUSTEE, list the beneficiaries
of the trust with the
percentage of interest:
Name and Address
% of Ownership
Created 9/28/2017 Page 1 of 3
Gother County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
i
i
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
9
Date of Contract:
If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired 7.9.201
❑ Leased: Term of lease __ years /months
If, Petitioner has option to buy, indicate the following:
Created 9/28/2017 Page 2 of 3
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
Date of option:
Date option terminates:
Anticipated closing date:
Co[Cier County
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
or
AFFIRM PROPERTY OWNERSHIP INFORMATION
Any petition required to have Property Ownership Disclosure, will not be accepted without this form.
Requirements for petition types are located on the associated application form. Any change in ownership whether
individually or with a Trustee, Company or other interest -holding party, must be disclosed to Collier County
immediately if such change occurs prior to the petition's final public hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. i understand that failure to include all necessary submittal information may result
in the delay of processing this petition.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
1.25.2019
Agent/Owner Signature Date
Antonio Brown, Manager, Immokalee Square, LLC
Agent/Owner Name (please print)
_._ JESSICA TAYLA AFFLECK
,vQ� p°ate Notary Public. State of Florida
�' sian## GG 199372
ed69 7�pi�es April 13. 2022
Page 3 of 3
INSTR 5587867 OR 5534 PG 851 RECORDED 7/18/2018 1:57 PM PAGES 2
CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA
DOC@.70 $16,800.00 REC $18.50
CONS $29400,000.00
This instrument was prepared by:
Timothy J. Cotter
Timothy J. Cotter, P.A.
599 9th Street North #313
Naples, FL 34102
Property Appraisers Parcel Identification (Folio) Number(s):
00214000003;00214160008
File No.: 18-129
Prepared without opinion of title
Consideration: $2,400,000.00
WARRANTY DEED
This Warranty Deed Made this �day of July, 2018, by World Strategic Alliances (WSA), LLC, a
Florida limited liability company, heremafter-ealledthe-grantor, whose post office address is: 4951
North Tamiami Trail, Suite 103, Naples„
to: Immokalee Square, LLC, a Flpricarfimited liability company wh'gse post office address is: 2055
Trade Center Way, Naples, FL �41
e gra
WITNESSETH: That said gran�tor,ifdr, rfi�0"co" hsId'i! � f A'um of $10.00 Dollars, and other
variable considerations, rec ipt h4reofi�is heneby�a�w; d edlhereby grants, bargains, sells,
aliens, remises, releases, con ey '�ra.�.. lnfaftsmurafo. a gr,Vloat certain land situated in
Collier County, Florida, viz: \
The West 1/2 of the Northeast Zotahe Northwest 1/4 arr1thelortheast 1/4 of Northeast 1/4
of Northwest 1/4 of Section 29,vT,dw s:h1p 48 South, Rave l East, less the North 100 feet
thereof previously dedicated for State Hig`lwy purarses orrd less lands described as Parcel 139
in Order of Taking recorded in Official Recor4s-Bobk�3W, Page 3221, all within Collier County,
Florida.
TOGETHER with all the tenements, hereditaments and appurtenances thereto belonging or in
anywise appertaining.
To Have and to Hold, the same in fee simple forever.
And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land
in fee simple; that the grantor has good right and lawful authority to sell and convey said land;
that the grantor hereby fully warrants the title to said land and will defend the same against the
lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except
taxes accruing subsequent to 12/31/2017, reservations, restrictions and easements of record, if
any.
(The terms "grantor" and "grantee" herein shall be construed to include all genders and singular or
plural as the context indicates)
IN WITNESS WHEREOF, Grantor has hereunto set grantor's hand and seal the day and year first
above written.
*** OR 5534 PG 852 ***
Signed, Sealed and Delivered in Our Presence:
Witness ®�' ✓���
Print name:
Witn ss
Print name:
Wor ie'Alliances (WSA), LLC, a
ida limited liability company,
By: Calixto Montenegro, President and
Authorized Member
STATE OF FLORIDA , ' PC,�
COUNTY OF COLLIER 4' �ft
The foregoing instrument wad ack�o*v edge 4hefor r this °% day of July, 2018 by Calixto
Montenegro, President and Nut hgrized Mir i0err Worl Strate is Alliances (WSA), LLC, a Florida
limited liability company, who eit c � � ire — irWi rt fit onrbehalf of the company.
Who is/are personally knowr f'6 . 4h , , �' � s rod dr1,-Jrjlicense(s) as identification.
k
�.. I%
My Commission expires:
G'.E,
[SEAL]
Notary Kublic
My Commission expires: ONc TIMOTHY J. COTTER
MY COMMISSION # GG226773
��� EXPIRES: June I0, 2022
dk k k t� r+ �RCV
LEGEND
a SUBJECT PROPERTY 24.4 ACRES
COLLIER COUNTY MAINTAINED ROADS
no
PLANNING DEPARTMENT
4365 RADIO ROAD, SUITE 201
NAPLES, FL 34104
DAVIDSON
CELEBRATING YEARS
PHONE:239-434-6060
IMMOKALEE SQUARE PUD REZONE
Z:\Active Projects\I\IMMOKALEE SQUARE\GIS\GIS\IMMOKALEE GMPA PUDZ AERIAL MAP.mxd
Date Saved:1/11/2019
TPODIICOCR
planning-enoineerine
Traffic Impact Statement
NC Square
Growth Management Plan Amendment (GMPA)
Mixed -Use Planned Unit Development Rezone
Prepared for:
Davidson Engineering
4365 Radio Road, Suite 201
Naples, FL 34104
Phone: 239-434-6060
(MPUDZ)
Exhibit V.E.3
Collier County, Florida
07/30/2020
Prepared by:
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Collier County Transportation Methodology Fee* — $500.00 Fee
Collier County Transportation Review Fee* — Maior Study — $1,500.00 Fee
Note — *to be collected at time of first submittal
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Statement of Certification
I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision
and that I have experience and training in the field of Traffic and Transportation Engineering.
This item has been electronically signed and sealed
by Norman J. Trebilcock, AICP, PE, State of Florida
license 47116, using a SHA-1 authentication code.
Printed copies of this document are not considered
signed and sealed, and the SHA-1 authentication
code must be verified on any electronic copies.
Norman J. Trebilcock, AICP, P.E.
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
Trebilcock Consulting Solutions, PA P a g e 1 2
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Table of Contents
ProjectDescription.......................................................................................................................................4
TripGeneration.............................................................................................................................................
5
Trip Distribution and Assignment.................................................................................................................7
BackgroundTraffic........................................................................................................................................9
Existing and Future Roadway Network.......................................................................................................
10
FY20 — FY24 Year Work Program/CIE......................................................................................................10
Project Impacts to Area Roadway Network -Link Analysis..........................................................................
11
Site Access Turn Lane Analysis....................................................................................................................
13
Immokalee Road — Main Site Access......................................................................................................13
Catawba Street — Site Access..................................................................................................................13
Immokalee Road and Catawba Street Intersection................................................................................14
ImprovementAnalysis................................................................................................................................
14
Mitigationof Impact...................................................................................................................................
14
Appendices
Appendix A: Project Master Site Plan........................................................................................................ 15
Appendix B: Initial Meeting Checklist (Methodology Meeting)................................................................. 18
Appendix C: ITE Trip Generation Calculations and Land Use Code Descriptions......................................25
Appendix D: Collier County FY20 — FY24 Five Year Work Program/CIE..................................................... 52
Appendix E: Collier County Transportation Element Map TR-7 — Excerpt ................................................. 55
Trebilcock Consulting Solutions, PA P a g e 1 3
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Project Description
The NC Square project is located in the southwest portion of the Immokalee Road (County Road 846) and
Catawba Street intersection, approximately 1.6 miles west of Wilson Boulevard, and lies within Section 29,
Township 48 South, Range 27 East, in Collier County, Florida. The subject property is approximately 24.40
acres in size.
Refer to Figure 1— Project Location Map and Appendix A: Project Master Site Plan.
Figure 1— Project Location Map
Project
Google
N
The project site is vacant and is currently zoned Agriculture — Mobile Home Overlay, Rural Fringe Mixed
Use Overlay — Receiving (A -MHO RFMUO — Receiving). A purpose of the Planned Unit Development —
Rezone project is to change the zoning designation from A -MHO RFMUO — Receiving to Mixed Use Planned
Unit Development (MPUD).
An additional purpose of this report is to document the transportation impacts associated with the
proposed Growth Management Plan Amendment (GMPA) and the associated Planned Unit Development
Rezone (PUDZ).
The proposed development parameters are illustrated in Table 1.
Trebilcock Consulting Solutions, PA P a g e 14
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Table 1
ITE — Development Land Use Designation
Development
Land Use — [SIC Codes]
ITE LUC — Land Use
Size
(ITE variable)
Residential
Townhomes — [Not Applicable]
220 — Multifamily Housing (Low-
42 (dwelling units)
Rise)
Residential
Multifamily Housing — [Not
220 — Multifamily Housing (Low-
87 (dwelling units)
Applicable]
Rise)
Institutional
Day Care Center — [#8351— Child
Day Care Services]
565 — Day Care Center
12,000 (square feet)
Retail — [All PUD permitted uses
Commercial
typical for a shopping center as
820 — Shopping Center
44,400 (square feet)
an inline/outparcel use]
Traffic generation associated with the proposed development is evaluated generally based on ITE Trip
Generation Manual, 10th Edition and ITE Trip Generation Handbook, 3rd Edition. In agreement with ITE
Land Use Code (LUC) descriptions, the ITE land use designations are illustrated in Table 1.
The project proposes a connection onto eastbound Immokalee Road and a connection onto Catawba
Street. A detailed evaluation of applicable access points will be performed at the time of a Site
Development Plan or Development Order application to determine turn lane requirements, as more
accurate parameters become available.
A methodology meeting was held with the Collier County Transportation Planning staff on January 25,
2019, via email (ref. Appendix B: Initial Meeting Checklist (Methodology Meeting)).
Trip Generation
The project's site trip generation is based on the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 10th Edition. The software program OTISS (Online Traffic Impact Study Software, most
current version, is used to create the raw unadjusted trip generation for the project. The ITE rates and
equations are used for the trip generation calculations, as applicable. The ITE — OTISS trip generation
calculation worksheets are provided in Appendix C: ITE Trip Generation Calculations and Land Use Code
Descriptions.
The internal capture accounts for a reduction in external traffic because of the interaction between the
multiple land uses in a site. ITE guidelines used for the calculation of internal capture follow the same
recommended procedure presented in the NCHRP Report 684: Enhancing Internal Trip Capture Estimation
for Mixed -Use Developments.
One of the ITE premises in estimating the internal capture traffic illustrates that the number of trips from
a land use within a mixed -use development to another land use within the same development (an internal
trip) is a function of the size of the "receiving" land use and the number of trips it attracts, as well as the
size of the "originating" land use and the number of trips it sends. The number of trips between a
Trebilcock Consulting Solutions, PA P a g e 1 5
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
particular pair of internal land uses is limited to the smaller of these two values (ITE procedure of balancing
internal trips in a mixed -use development).
For the purposes of this analysis and following Collier County TIS Guidelines recommendations, the overall
internal capture rate does not exceed 20%.
The pass -by trips account for traffic that is already on the external roadway network and stops at the
project on the way to a primary trip destination. Per Collier County TIS Guidelines and Procedures, the
pass -by capture for Shopping Centers (LUC 820) should not exceed 25% for the peak hour traffic and 15%
daily traffic, and pass -by for the Fast -Food Restaurant with Drive -Through Window (LUC 934) should not
exceed 50% for the peak hour traffic and 40% daily traffic.
For the purposes of operational analysis, it should be noted that the driveway volumes are not reduced
as a result of the pass -by reduction, only the traffic added to the surrounding streets and intersections.
As such, pass -by trips are not deducted for operational access analysis (all external traffic is accounted
for).
Comparison trip generation calculations were performed to determine the highest and best use for the
Commercial land use. Two scenarios were analyzed: 1) The ITE LUC 820, Shopping Center was used to
generate projected traffic for the proposed total of 44,400 square feet (sf) commercial space and; 2)
Assume 20% of the commercial area is restaurant (for a total of 8,880 sf restaurant) while the balance
(35,520 sf) is analyzed as Shopping Center. The ITE LUC 934 — Fast -Food Restaurant with Drive -Through
Window is utilized as a highest and best use for the restaurant traffic. The trip generation associated with
the proposed build -out conditions is summarized in Table 2.
Table 2
Project Trip Generation — Build -out Conditions — Average Weekday
Daily Two -Way
Volume
AM Peak Hour
PM Peak Hour
Enter
Exit
Total
Enter
Exit
Total
Multifamily Housing (Low-
Rise)
934
14
47
61
47
27
74
Day Care Center
571
70
62
132
63
70
133
Shopping Center
2,974
105
65
170
121
132
253
Fast -Food Restaurant
w/Drive Through Window
4,182
182
175
357
151
139
290
Total Traffic
8,661
371
349
720
382
368
750
Internal Capture
(884)
(26)
(26)
(52)
(52)
(52)
(104)
Total External
7,777
345
323
668
330
316
646
Pass -by
(1,899)
(106)
(99)
(205)
(93)
(86)
(179)
Net External
5,878
239
224
463
237
230
467
Trebilcock Consulting Solutions, PA P a g e 1 6
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified based
on the proposed project highest peak hour trip generation (net external traffic) and consistent with the
peak hour of the adjacent street traffic. Based on the information contained in Collier County 2019 Annual
Update and Inventory Report (AUIR), the peak hour for the adjacent roadway network is PM peak hour.
Trip Distribution and Assignment
The traffic generated by the proposed project is assigned to the adjacent roadways using the knowledge
of the area and engineering judgement.
The site -generated trip distribution is shown in Table 3 and it is graphically depicted in Figure 2 — Project
Distribution by Percentage and by PM Peak Hour.
Table 3
Proposed Development — Traffic Distribution for PM Peak Hour
Collier
Distribution
PM Peak Hour Project Vol.*
Roadway Link
County
Roadway Link Location
of Project
Link No.
Traffic
Enter
Exit
Logan Blvd to Collier
Res — 40%
EB — 64
WB — 61
Immokalee Rd
43.2
Blvd
Com — 25%
Res —13; Com — 51
Res — 8; Com — 53
Res — 80%
EB —129
WB —121
Immokalee Rd
44.0
Collier Blvd to Project
Com — 50%
Res — 26; Com —103
Res —16; Com —105
Res — 20%
WB —108
EB —109
Immokalee Rd
44.0
Project to Wilson Blvd
Com — 50%
Res — 6; Com —102
Res — 4; Com —105
Wilson Blvd to Oil Well
Res —10%
WB — 44
EB — 44
Immokalee Rd
45.0
Rd
Com — 20%
Res — 3; Com — 41
Res — 2; Com — 42
Immokalee Rd to
Res — 35%
NB — 52
SB — 49
Collier Blvd
30.1
Vanderbilt Beach Rd
Com — 20%
Res —11; Com — 41
Res — 7; Com — 42
Collier Blvd
N/A**
North of Immokalee Rd
Res-5%
SB-13
NB-11
Com — 5%
Res — 2; Com —11
Res —1; Com —10
Immokalee Rd to Golden
Res — 5%
NB — 32
SB — 33
Wilson Blvd
118.0
Gate Blvd
Com —15%
Res —1; Com — 31
Res —1; Com — 32
Immokalee Rd to 8" St
Res — 5%
WB — 23
EB — 22
Randall Blvd
132.0
NE
Com —10%
Res — 2; Com — 21
Res —1; Com — 21
Note(s): *Peak hour, peak direction traffic volumes are underlined and bold to be used in Roadway Link Level of Service calculations.
**Not a Collier County Monitored Roadway.
Trebilcock Consulting Solutions, PA P a g e 1 7
NC Square MPUD — GMPAIPUDZ — TIS — July 2020
Figure 2 — Project Distribution by Percentage and by PM Peak Hour
Project Trip Distribution
by Percentage
(
(Peak Hour Peak S Direction)
Res 40°k
Res-50A
com-5%
(N/A)
Cam-20%
(NB)
Res-1 0%
F7C5%�
Com-21)%
ABS
(EB)
Res 80%
Res-20%
Cam-50%
(EB)
(EB)
< >
Res-5%
Com-10%
Res-5%
(EB)
Com-15%
(SB)
Go 11P
Map data @2018 Google 2000 ft I
Project Trip Distribution Res-Ent-3; Exit-2
(
by PM Peak Hour C-Qm--F-nt-41; fxI:-42 NI I Total-Ent-44; Exit-44
Res-Ent-2; Exit-1 I
Com7lHnt-1 I � Exit-1 0 Res-Ent-26 ; Ex it- 16 Res-Ent-6; Exit-4
Total-Ent-13; Exit-1 1 -Ent-103� Exit-1rnCom-Ent- 102 � Exit-1
Co
('5 9 Total -Ent -I 08; Exit -I 09
�Total-Ent-1 2'9- Exit -I 21 >
Res-Ent-2; Exit-1
Com-Ent-21 : Exit-21
Res-Ent-113; Exit-8 Total-Ent-23; Exit-22
Con-Ent-51-Exlt-53 Res-Ent-1 1; Exit-7 Re�,Ent-i; Exit-1
Total-Ent-64; Exit-61
Com-Ent-41 Exit-42 Com-Ent-31 m Exit-32
Total-Ent-52; Exit-49 Total-Ent-32; Exit-33
ISLAND WALK U.tle Honda
Go gle
Map data 02018 Google 2000 ft I I
Trebilcock Consulting Solutions, PA P a g e 1 8
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Background Traffic
Average background traffic growth rates are estimated for the segments of the roadway network in the
study area using the Collier County Transportation Planning Staff guidance of a minimum 2% growth rate,
or the historical growth rate from peak hour peak direction volume (estimated from 2008 through 2019),
whichever is greater.
Another way to derive the background traffic is to use the 2019 Annual Update and Inventory Report
(AUIR) volume plus the trip bank volume. The higher of the two determinations is to be used in the
Roadway Link Level of Service analysis.
Table 4, Background Traffic without Project illustrates the application of projected growth rates to
generate the projected background (without project) peak hour peak direction traffic volume for the
build -out year 2024.
Table 4
Background Traffic without Project (2019 - 2024)
Roadway
Link
CC
AUIR
Link
ID #
Roadway Link
Location
2019 AUIR Pk
Hr, Pk Dir
Background
Traffic
Volume
(trips/hr)
Projected
Traffic
Annual
Growth
Rate
(%/yr)*
Growth
Factor
2024 Projected Pk
Hr, Peak Dir
Background Traffic
Volume w/out
Project (trips/hr)
Growth Factor**
Trip
Bank
2024 Projected Pk
Hr, Peak Dir
Background
Traffic Volume
w/out Project
(trips/hr) Trip
Bank***
Immokalee
Logan Blvd to
43.2
1,930
2.97%
1.1576
2,235
986
2,916
Rd
Collier Blvd
Immokalee
Collier Blvd to
44.0
2,050
3.52%
1.1888
2,438
888
2,938
Rd
Project
Immokalee
Project to
44.0
2,050
3.52%
1.1888
2,438
888
2,938
Rd
Wilson Blvd
Immokalee
Wilson Blvd to
45.0
2,460
4.00%
1.2167
2,993
364
2,824
Rd
Oil Well Rd
Immokalee Rd
Collier Blvd
30.1
to Vanderbilt
1,850
4.00%
1.2167
2,251
547
2,397
Beach Rd
Immokalee Rd
Wilson Blvd
118.0
to Golden Gate
350
2.0%
1.1041
387
1
351
Blvd
Immokalee Rd
Randall Blvd
132.0
to 8t" St N E
810
2.0%
1.1041
895
26
836
Note(s): *Annual Growth Rate — Historical Growth Rate or 2% minimum.
**Growth Factor = (1 + Annual Growth Rate)5. 2024 Projected Volume = 2019 AUIR Volume x Growth Factor.
***2024 Projected Volume = 2019 AUIR Volume +Trip Bank.
The projected 2024 Peak Hour — Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which
is underlined and bold as applicable.
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NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Existing and Future Roadway Network
The existing traffic conditions for the roadway segments understudy are extracted from the Collier County
2019 AUIR and reflect peak hour, peak direction traffic service volumes, adopted level of service and
number of lanes.
Consistent with the Collier County's TIS Guidelines, projected future roadway conditions are based on the
current Collier County 5-Year Work Program. Roadway improvements that are currently under
construction or are scheduled to be constructed within the five-year Transportation Improvement Plan
(TIP) or Capital Improvement Program (CIP) are considered to be committed improvements. The adopted
FY2020 - FY2024 Five Year Work Program/CIE for Collier County is illustrated in Appendix D.
FY20 - FY24 Year Work Program/CIE
With potential impact to the study network, the document depicts the following committed road
improvements:
- Randall/Immokalee Rd Intersection - At grade intersection improvements to include 4-lane
widening of Randall Blvd, from Immokalee Rd to 8th St.
The existing and future roadway conditions are illustrated in Table 5, Existing and Future Roadway
Conditions.
Table 5
Existing and Future Roadway Conditions
Roadway Link
CC AUIR
Link ID #
Roadway Link
Location
2019
Roadway
Condition
2019 Min.
Standard
LOS
2019 Peak
Dir, Peak Hr
Capacity
Volume
2024
Roadway
Condition
2024 Min.
Standard
LOS
2024 Peak
Dir, Peak Hr
'
Capacity
Volume
Logan Blvd to
Immokalee Rd
43.2
6D
E
3,200 (EB)
6D
E
3,200 (EB)
Collier Blvd
Collier Blvd to
Immokalee Rd
44.0
6D
E
3,300 (EB)
6D
E
3,300 (EB)
Project
Immokalee Rd
44.0
Project to
6D
E
3,300 (EB)
6D
E
3,300 (EB)
Wilson Blvd
Wilson Blvd to
Immokalee Rd
45.0
6D
E
3,300 (EB)
6D
E
3,300 (EB)
Oil Well Rd
Immokalee Rd
Collier Blvd
30.1
to Vanderbilt
6D
E
3,000 (NB)
6D
E
3,000 (NB)
Beach Rd
Immokalee Rd
Wilson Blvd
118.0
to Golden
2U
D
900 (SB)
2U
D
900 (SB)
Gate Blvd
Immokalee Rd
Randall Blvd
132.0
to 811 St NE
2U
D
900 EB
( )
4D
D
2,000 EB
( )
Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D = 4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of Service.
Trebilcock Consulting Solutions, PA P a g e 1 10
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Project Impacts to Area Roadway Network -Link Analysis
The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the
roadway links impacted by the project, which are evaluated to determine the project impacts to the area
roadway network in the future horizon year 2024. The Collier County Transportation Planning Services
guidelines have determined that a project will be considered to have a significant and adverse impact if
both the percentage volume capacity exceeds 2% of the capacity for the link directly accessed by the
project and for the link adjacent to the link directly accessed by the project; 3%for other subsequent links
and if the roadway is projected to operate below the adopted LOS standard.
Based on these criteria, the projects impact on Immokalee Road is significant between Collier Boulevard
and Wilson Boulevard and significant on Wilson Boulevard between Immokalee Road and Golden Gate
Boulevard.
None of the analyzed links are projected to exceed the adopted LOS standard with or without the project
at 2024 build -out conditions. Table 6, Roadway Link Level of Service illustrates the LOS traffic impacts of
the project to the area roadway network.
As illustrated in the 2019 AUIR — Attachment H (Projected Collier County Deficient Roads FY 2019 — FY
2029), the proposed Vanderbilt Beach Road Extension will relieve congestion on Immokalee Road and
Golden Gate Boulevard. The Vanderbilt Beach Road Extension project is scheduled for construction in
Fiscal Year (FY) 2021.
In addition, Collier County has funded the construction of a bridge at 16t" St NE that has construction
planned for FY 2021. This improvement will provide for additional north/south interconnection options
between Randall Boulevard and Vanderbilt Beach Road Extension/Golden Gate Boulevard which will
reduce traffic demands in the Randall Boulevard area.
The 2019 AUIR also illustrates the Immokalee Road links between Logan Boulevard and Oil Well Road are
expected to be deficient in 2024. These links also expect some relief from the Vanderbilt Beach Road
Extension project.
The analyzed roadway segments are not located within the Collier County's Transportation Concurrency
Exception Area (TCEA). In addition, the proposed development is not situated within the County's
designated Transportation Concurrency Management Area (TCMA). The TCEA's and TCMA's designations
are provided in Policy 5.4 and 5.6 of the Transportation Element — Collier County Growth Management
Plan (GMP).
Trebilcock Consulting Solutions, PA P a g e 1 11
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Table 6
Roadway Link Level of Service (LOS) — With Project in the Year 2024
Roadway
Link
CC
AUIR
Link ID
#
Roadway Link
Location
2024 Peak
Dir, Peak
,Hr
Capacity
Volume
Roadway
Link Peak
Dir, Peak Hr
(Project Vol
Added)*
2024 Peak
Dir, Peak Hr
Volume
w/Project**
%Vol
Capacity
Impact by
Project
Min LOS
exceeded
without
Project?
Yes/No
Min LOS
exceeded
with
Project?
Yes/No
Immokalee
Logan Blvd to
Rd
43.2
Collier Blvd
3,200 (EB)
EB — 64
2,980
2.0%
No
No
Immokalee
Collier Blvd to
44.0
3,300 (EB)
EB —129
3,067
3.9%
No
No
Rd
Project
Immokalee
44.0
Project to
3,300 (EB)
EB —109
3,047
3.3%
No
No
Rd
Wilson Blvd
Immokalee
45.0
Wilson Blvd to
3,300 (EB)
EB-44
3,037
1.3%
No
No
Rd
Oil Well Rd
Immokalee Rd
Collier Blvd
30.1
to Vanderbilt
3,000 (NB)
NB-52
2,449
1.7%
No
No
Beach Rd
Immokalee Rd
Wilson Blvd
118.0
to Golden Gate
900 (SB)
SB — 33
420
3.7%
No
No
Blvd
Randall Blvd
132.0
Immokalee Rd
to811StNE
2,000 (EB)
EB — 22
917
1.19/.
No
No
Note(s): *Refer to Table 3 from this report. **2024 Projected Volume = 2024 background (refer to Table 4) + Project Volume added.
As illustrated in Collier County LDC Chapter 6.02.02 — M. 2, once traffic from a development has been
shown to be less than significant on any segment using Collier County TIS significance criterion, the
development's impacts are not required to be analyzed further on any additional segments.
Policy 5.1 of the Collier County Transportation Element of the Growth Management Plan (GMP) states
that "the County Commission shall review all rezone petitions, SRA designation applications, conditional
use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall
countywide density or intensity of permissible development, with consideration of their impact on the
overall County transportation system, and shall not approve any petition or application that would directly
access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway
segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway
segment or adjacent roadway segment that is currently operating and/or is projected to operate below
an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating
stipulations are also approved."
It is noted that Immokalee Road and Collier Boulevard are Collier County designated hurricane evacuation
routes as depicted in Collier County Transportation Element — Map TR - 7. For details refer to Appendix E.
Trebilcock Consulting Solutions, PA P a g e 1 12
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Site Access Turn Lane Analysis
Access to the site is proposed as a right-in/right-out driveway onto eastbound Immokalee Road and by a
proposed full access driveway connection to Catawba Street. No other new connections are proposed as
part of this application.
The project accesses are evaluated for turn lane warrants based on the Collier County Construction
Standards Handbook: (a) two-lane roadways-40vph for right -turn lane/20vph for left -turn lane; (b) multi-
lane divided roadways — right -turn lanes shall always be provided; and (c) when new median openings are
permitted, they shall always include left -turn lanes.
Turn lane lengths required at build -out conditions are analyzed based on the number of turning vehicles
in an average one -minute period for right -turning movements, and two -minute period for left -turning
movements, within the peak hour traffic. The minimum queue length is 25 feet and the queue/vehicle is
25 feet.
Immokalee Road (CR 846) is a 6-lane urban divided arterial under Collier County jurisdiction, and has a
posted legal speed of 50 mph in the vicinity of the project. This is currently a curb and gutter facility at
this location. As depicted in the Manual of Uniform Minimum Standards ("MUMS") for Design,
Construction and Maintenance for Streets and Highways (commonly known as the "Florida Greenbook"),
Table 3-15, curb and gutter is not to be used on facilities with design speed greater than 45 mph. However,
based on the County Staffs concerns in regards to counted higher speeds, a design speed 5 mph greater
than the posted speed limit is chosen to compensate for a slight overrunning of the speed limit by some
drivers. Based on FDOT Standard Plans Index 711-001 (sheet 11 of 13), design speed of 55 mph — urban
conditions — the minimum turn lane length is 350 feet (which includes a 50 foot taper) plus required
queue.
Catawba Street is a 2-lane private, no outlet roadway with an assumed speed limit of 30 mph in the vicinity
of the project. Based on FDOT Standard Plans Index 711-001 (sheet 11 of 13), for a design speed of 35
mph, the minimum turn lane length is 145 feet (which includes a 50 foot taper) plus required queue.
Immokalee Road — Main Site Access
A dedicated eastbound right -turn lane is warranted as the project meets the multi -lane criteria. A review
of Collier County Access Management guidelines shows that for a Class 3 roadway, the minimum
connection spacing is 660 feet. The projects proposed driveway is greater than 660 feet from the nearest
driveway west of the project and approximately 710 feet from the Catawba Street intersection which is
greater than the minimum spacing required as illustrated in the Collier County Access Management
Guidelines, which would make this a conforming driveway.
In addition, Access Management guidelines specify the minimum distance for a directional median
opening is 660 feet. The proposed median opening spacing is approximately 730 feet from the center of
Catawba Street which would allow for a conforming directional median opening into the project.
Catawba Street — Site Access
Due to the no outlet, low volume nature of this private roadway, no turn -lane modifications are
recommended at this project access.
Trebilcock Consulting Solutions, PA P a g e 1 13
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Immokalee Road and Catawba Street Intersection
The Immokalee Road and Catawba Street intersection is an existing full -movement intersection with left -
turn lanes provided on Immokalee Road for both westbound and eastbound directions. Collier County
Access Management minimum standards on a Class 3 roadway are as follows: a directional median
opening is 660 feet, a full median opening is 1,320 feet and the minimum signal spacing is 0.5 mile (2,640
feet).
The median opening spacing between Catawba Street and the next full opening west of this intersection
(Twin Eagles Boulevard) is approximately 1,900 feet.
The median opening spacing between Catawba Street and the next full opening east of this intersection
(Rock Road) is approximately 1,290 feet.
The existing full -movement opening at Immokalee Road and Catawba Street is in general compliance with
Access Management guidelines for a full median opening.
A detailed evaluation of applicable access points — turn lane requirements will be performed at the time
of site development permitting/platting when more specific development parameters will be made
available.
Improvement Analysis
Based on the results illustrated within this traffic analysis, the proposed project is a significant traffic
generator for the roadway network at this location. None of the analyzed links are projected to exceed
the adopted LOS standard with or without the project at 2024 build -out conditions.
The project proposes a connection onto eastbound Immokalee Road and a connection onto Catawba
Street. A detailed evaluation of applicable access points will be performed at the time of a Site
Development Plan or Development Order application to determine turn lane requirements, as more
accurate parameters become available.
Mitigation of Impact
The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are
issued for the project, as applicable.
Trebilcock Consulting Solutions, PA P a g e 1 14
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Appendix A:
Project Master Site Plan
Trebilcock Consulting Solutions, PA P a g e 1 15
NC Square MPUD - GMPA/PUDZ - TIS - July 2020
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NC Square MPUD - GMPA/PUDZ - TIS - July 2020
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Trebilcock Consulting Solutions, PA P a g e 1 17
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Appendix B:
Initial Meeting Checklist (Methodology Meeting)
Trebilcock Consulting Solutions, PA P a g e 1 18
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
INITIAL MEETING CHECKLIST
Suggestion: Use this Appendix as a worksheet to ensure that no important elements
are overlooked. Cross out the items that do not apply, or N/A (not applicable).
Date: January 25, 2019 Time: N/A
Location: TBD
People Attending:
Name, Organization, and Telephone Numbers
1) Michael Sawyer, Collier County Growth Management Division
2) Norman Trebilcock, TCS
3) Daniel Doyle, TCS
Study Preparer:
Preparer's Name and Title: Norman Trebilcock, AICP, PE
Organization: Trebilcock Consulting Solutions, PA
Address & Telephone Number: 1205 Piper Boulevard, Suite 202, Naples, FL 34110: ph
239-566-9551
Reviewer(s):
Reviewer's Name & Title: Michael Sawver, Proiect Manaeer
Collier County Transportation Planning Department
Organization & Telephone Number: 239-252-2926
Applicant:
Applicant's Name: Davidson Engineering
Address: 4365 Radio Road, Suite 201, Naples, Fl 34104
Telephone Number: 239-434-6060
Proposed Development:
Name: Immokalee Square — GMPA and PUDZ
Location: South of Immokalee Road (CR 846), in the southwest portion of the Immokalee
Rd and Catawba Street intersection, approximately 1.6 miles west of Wilson Boulevard, in
Collier Countv, Florida (refer to Figure 1).
Land Use Type: Residential, Institutional and Commercial
ITE Code #: Land Use Code (LUC) 220 — Multifamily Housing (Low -Rise), LUC 221 —
Multifamily Housing (Mid -Rise), LUC 565 — Day Care Center and LUC 820 — Shopping
Center.
Description: The proposed Traffic Impact Statement (TIS) will support the Growth
Management Plan Amendment (GMPA) and the associated Planned Unit Development
Rezone (PUDZ) for the Immokalee Square proiect. The applicant intends to construct 42
single-family townhomes. 87 multi-familv dwelling units, a 12,000 square feet (st) day
care and a 44,000 sf commercial building.
Page 1 of 6
Trebilcock Consulting Solutions, PA P a g e 1 19
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Figure 1— Project Location Map
i wiy.
Project
0
._+ N
v
Go,_,gle
Zoning
Existing: Agricultural —Mobile Home Overlay Rural Fringe Mixed Use Overlay (A -MHO
RFMUO — Receiving).
Comprehensive plan recommendation: GMPA-PUDZ
Requested: approval for new development
Findings of the Preliminary Study:
Study Uc: Since projected net external AM or PM project traffic is greater than 100 two-
wav peak hour trips, this studv qualifies for a Maior TIS — significant roadwav and/or
operational impacts.
Proposed TIS will include tripgeneration, traffic distribution and assignments, significance
test (based on 2%o/20/o/3% criterion), and operational site access analysis.
The TIS will determine if there is consistency with the Policy 5.1 of the Transportation
Element. The report will provide existing LOS and document the impact the proposed
change will have on designated arterial and collector roads.
Roadway concurrence analysis — based on estimated net external PM traffic.
The TIS shall be consistent with Collier County TIS Guidelines and Procedures.
The analyzed roadway segments are not located within the Collier County's Transportation
Concurrency Exception Area (TCEA). In addition, the proposed development is not
situated within the County's designated Transportation Concurrency Management Areas
(TCMAs). The TCEA's and TCMA's designations are provided in Policy 5.4 and 5.6 of
the Transportation Element — Collier County Growth Management Plan (GMP).
Page 2 of 6
Trebilcock Consulting Solutions, PA P a g e 1 20
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Site Access — The applicant proposes one access connection on Immokalee Road and one
access connection to Catawba Street — review compliance with adopted CC Access
Management Policv.
Immokalee Road— segment from Collier Blvd to Wilson Blvd — Access Management Class
5, Posted Speed — 50 mph, Design Speed — 50 mph.
Operational site access — turn lane analysis is based on proposed project build -out
conditions AM -PM peak hour generated traffic.
Internal capture and pass-bv rates are considered based on ITE and Collier Countv
guidelines recommendations as applicable.
Studv Tvpe: if not net increase, operational study)
Small Scale TIS ❑ Minor TIS ❑
Major TIS
Study Area:
Boundaries: Adiacent streets—Immokalee Road, Catawba Street
Additional intersections to be analyzed: N/A
Build Out Year: 2023
Planning Horizon Year: 2023
Analysis Time Period(s): PM Peak Hour
Future Off -Site Developments: N/A
Source of Trip Generation Rates: ITE Trip Generation Manual, 10 h Edition
Reductions in Trip Generation Rates:
None: N/A
Pass -by trips: N/A
Internal trips: N/A
Transit use: N/A
Other: N/A
Horizon Year Roadwav Network Improvements: 2023
Methodology & Assumptions:
Non -site traffic estimates: Collier Countv traffic counts and 2018 AUIR
Site -trip generation: OTISS — ITE 10 h Edition
Trip distribution method: Engineer's Estimate - refer to Figure 2
Traffic assignment method: project trip generation with background growth
Traffic growth rate: historical growth rate or 2% minimum
Turning movements: Site Access - 60% projected traffic will access the parcel via
Immokalee Rd with 40% projected traffic accessing the parcel via Catawba Street.
Page 3 of 6
Trebilcock Consulting Solutions, PA P a g e 1 21
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Figure 2 — Project Trip Distribution by Percentage
Project Trip Distribution
by Percentage
(Peak Hour Peak
(N � Direction)
0
Res-40%
[7ReMIF5%Com-25%
(EB)
I
M_�"
Res-10%
ComS%
ABSn-(EB)
Com
Res-80%
MRe.l.%Com-50%
o
Com-10%
(EB)
M
V
,
Go gle
Map date ®2018 Google 2000 ft
Special Features: from preliminary study or prior experience)
Accidents locations: N/A
Sight distance: N/A
Queuing: N/A
Access location & configuration: N/A
Traffic control: MUTCD
Signal system location & progression needs: NIA
On -site parking needs: N/A
Data Sources: CC 2018 AUIR, CC Traffic Counts
Base maps: N/A
Prior study reports: N/A
Access policy and jurisdiction: N/A
Review process: NIA
Requirements: N/A
Miscellaneous: N/A
Page 4 of 6
Trebilcock Consulting Solutions, PA P a g e 1 22
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Small Scale Study — No Fee
Minor Study - $750.00
Major Study - $1,500.00 X
Methodology Fee $500 X
Includes 0 intersections
Additional Intersections - $500.00 each
Allfees will be agreed to during the Methodology meeting and must be paid to Transportation prior to
our sign -off on the application.
SIGNATURES
Normam, Tre&cDc%
Study Preparer Norman Trebilcock
Reviewer(s)
Applicant
Page 5 of 6
Trebilcock Consulting Solutions, PA P a g e 1 23
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Collier County
Traffic Impact Study Review Fee Schedule
Fees will be paid incrementally as the development proceeds: Methodology Review, Analysis
Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are also
provided below.
Methodology Review - $500 Fee
Methodology Review includes review of a submitted methodology statement, including review of
submitted trip generation estimate(s), distribution, assignment, and review of a "Small Scale Study"
determination, written approval/comments on a proposed methodology statement, and written
confirmation of a re -submitted, amended methodology statement, and one meeting in Collier
County, if needed.
"Small Scale Study" Review - No Additional Fee (Includes one sufficiency review)
Upon approval of the methodology review, the applicant may submit the study. The review
includes: a concurrency determination, site access inspection and confirmation of the study
compliance with trip generation, distribution and maximum threshold compliance.
"Minor Studv Review" - $750 Fee (Includes one sufficiencv review)
Review of the submitted traffic analysis includes: optional field visit to site, confirmation of trip
generation, distribution, and assignment, concurrency determination, confirmation of committed
improvements, review of traffic volume data collected/assembled, review of off -site improvements
within the right-of-way, review of site access and circulation, and preparation and review of
"sufficiency" comments/questions.
"Major Studv Review" - $1,500 Fee (Includes two intersection analysis and two sufficiencv
reviews
Review of the submitted traffic analysis includes: field visit to site, confirmation of trip generation,
special trip generation and/or trip length study, distribution and assignment, concurrency
determination, confirmation of committed improvements, review of traffic volume data
collected/assembled, review of traffic growth analysis, review of off -site roadway operations and
capacity analysis, review of site access and circulation, neighborhood traffic intrusion issues, any
necessary improvement proposals and associated cost estimates, and preparation and review of up
to two rounds of "sufficiency" comments/questions and/or recommended conditions of approval.
"Additional intersection Review" - $500 Fee
The review of additional intersections shall include the same parameters as outlined in the "Major
Study Review" and shall apply to each intersection above the first two intersections included in the
"Major Study Review"
"Additional Sufficiency Reviews" - $500 Fee
Additional sufficiency reviews beyond those initially included in the appropriate study shall require
the additional Fee prior to the completion of the review.
Page 6 of 6
Trebilcock Consulting Solutions, PA P a g e 1 24
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Apuendix C:
ITE Trip Generation Calculations and Land Use Code
Descriptions
Trebilcock Consulting Solutions, PA P a g e 12S
NC Square MPUD - GMPA/PUDZ - TIS - July 2020
Land Use: 220
Multifamily Housing (Low -Rise)
Description
Low-rise multifamily housing includes apartments, townhouses, and condominiums located within
the same building with at least three other dwelling units and that have one or two levels (floors).
Multifamily housing (mid -rise) (Land Use 221), multifamily housing (high-rise) (Land Use 222), and
off -campus student apartment (Land Use .225) are related land uses.
Additional Data
In prior editions of Trip Generation Manual, the low-rise multifamily housing sites were further
divided into rental and condominium categories. An investigation of vehicle trip data found no
clear differences in trip making patterns between the rental and condominium sites within the
ITE database. As more data are compiled for future editions, this land use classification can
be reinvestigated.
For the three sites for which both the number of residents and the number of occupied dwelling units
were available, there were an average of 2.72 residents per occupied dwelling unit.
For the two sites for which the numbers of both total dwelling units and occupied dwelling units were
available, an average of 96.2 percent of the total dwelling units were occupied.
This land use included data from a wide variety of units with different sizes, price ranges, locations,
and ages. Consequently, there was a wide variation in trips generated within this category. Other
factors, such as geographic location and type of adjacent and nearby development, may also have
had an effect on the site trip generation.
Time -of -day distribution data for this land use are presented in Appendix A. For the 10 general
urban/suburban sites with data, the overall highest vehicle volumes during the AM and PM on a
weekday were counted between 7:15 and 8:15 a.m. and 4:45 and 5:45 p.m., respectively. For the
one site with Saturday data, the overall highest vehicle volume was counted between 9:45 and
10:45 a.m. For the one site with Sunday data, the overall highest vehicle volume was counted
between 11:45 a.m. and 12:45 p.m.
For the one dense multi -use urban site with 24-hour count data, the overall highest vehicle volumes
during the AM and PM on a weekday were counted between 7:00 and 8:00 a.m. and 6:15 and 7:15
p.m., respectively.
For the three sites for which data were provided for both occupied dwelling units and residents, there
was an average of 2.72 residents per occupied dwelling unit.
The average numbers of person trips per vehicle trip at the five general urban/suburban sites at
which both person trip and vehicle trip data were collected were as follows:
• 1.13 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 7 and 9 a.m.
• 1.21 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 4 and 6 p.m.
,{`= Trip Generation Manual 10th Edition • Volume 2: Data - Residential (Land Uses 200-299) 29
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The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in British Columbia
(CAN), California, District of Columbia, Florida, Georgia, Illinois, Indiana, Maine, Maryland,
Minnesota, New Jersey, New York, Ontario, Oregon, Pennsylvania, South Dakota, Tennessee,
Texas, Utah, Virginia, and Washington.
It is expected that the number of bedrooms and number of residents are likely correlated to the
number of trips generated by a residential site. Many of the studies included in this land use did
not indicate the total number of bedrooms. To assist in the future analysis of this land use, it is
important that this information be collected and included in trip generation data submissions.
Source Numbers
168, 187, 188, 204, 211, 300, 305, 306, 319, 320, 321, 357, 390, 412, 418, 525, 530, 571, 579, 583,
864, 868, 869, 870, 896, 903, 918, 946, 947, 948, 951
30 Tnp Generation Manual 10th Edition • Volume 2: Data Residential (Land Uses 200-299) W
Trebilcock Consulting Solutions, PA P a g e 1 27
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Land Use: 221
Multifamily Housing (Mid -Rise)
Description
Mid -rise multifamily housing includes apartments, townhouses, and condominiums located within
the same building with at least three other dwelling units and that have between three and 10
levels (floors). Multifamily housing (low-rise) (Land Use 220), multifamily housing (high-rise) (Land
Use 222), off -campus student apartment (Land Use 225), and mid -rise residential with 1 st-floor
commercial (Land Use 231) are related land uses.
Additional Data
In prior editions of Trip Generation Manual, the mid -rise multifamily housing sites were further divided
into rental and condominium categories. An investigation of vehicle trip data found no clear differences
in trip making patterns between the rental and condominium sites within the ITE database. As more
data are compiled for future editions, this land use classification can be reinvestigated.
For the six sites for which both the number of residents and the number of occupied dwelling units
were available, there were an average of 2.46 residents per occupied dwelling unit.
For the five sites for which the numbers of both total dwelling units and occupied dwelling units were
available, an average of 95.7 percent of the total dwelling units were occupied.
Time -of -day distribution data for this land use are presented in Appendix A. For the eight general
urban/suburban sites with data, the overall highest vehicle volumes during the AM and PM on a
weekday were counted between 7:00 and 8:00 a.m. and 4:45 and 5:45 p.m., respectively.
For the four dense multi -use urban sites with 24-hour count data, the overall highest vehicle volumes
during the AM and PM on a weekday were counted between 7:15 and 8:15 a.m. and 4:15 and 5:15
p.m., respectively. For the three center city core sites with 24-hour count data, the overall highest
vehicle volumes during the AM and PM on a weekday were counted between 6:45 and 7:45 a.m.
and 5:00 and 6:00 p.m., respectively.
For the six sites for which data were provided for both occupied dwelling units and residents, there
was an average of 2.46 residents per occupied dwelling unit.
For the five sites for which data were provided for both occupied dwelling units and total dwelling
units, an average of 95.7 percent of the units were occupied.
The average numbers of person trips per vehicle trip at the five center city core sites at which both
person trip and vehicle trip data were collected were as follows:
• 1.84 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 7 and 9 a.m.
• 1.94 during Weekday, AM Peak Hour of Generator
• 2.07 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 4 and 6 p.m.
• 2.59 during Weekday, PM Peak Hour of Generator
,``= Trip Generation Manual 10th Edition - Volume 2: Data - Residential (Land Uses 200-299) 71
Trebilcock Consulting Solutions, PA P a g e 1 28
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The average numbers of person trips per vehicle trip at the 32 dense multi -use urban sites at which
both person trip and vehicle trip data were collected were as follows:
• 1.90 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 7 and 9 a.m.
• 1.90 during Weekday, AM Peak Hour of Generator
• 2.00 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 4 and 6 p.m.
• 2.08 during Weekday, PM Peak Hour of Generator
The average numbers of person trips per vehicle trip at the 13 general urban/suburban sites at which
both person trip and vehicle trip data were collected were as follows:
• 1.56 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 7 and 9 a.m.
1.88 during Weekday, AM Peak Hour of Generator
• 1.70 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 4 and 6 p.m.
• 2.07 during Weekday, PM Peak Hour of Generator
The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in Alberta (CAN), British
Columbia (CAN), California, Delaware, District of Columbia, Florida, Georgia, Illinois, Maryland,
Massachusetts, Minnesota, New Hampshire, New Jersey, Ontario, Oregon, Pennsylvania, South
Carolina, South Dakota, Tennessee, Utah, Virginia, and Wisconsin.
Source Numbers
168, 188, 204, 305, 306, 321, 357, 390, 436, 525, 530, 579, 638, 818, 857, 866, 901, 904, 910, 912,
918, 934, 936, 939, 944, 947, 948, 949, 959, 963, 964, 966, 967, 969, 970
72 Trip Generation Manual 10th Edition • Volume 2: Data • Residential (Land Uses 200-299) W
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Land Use: 565
Day Care Center
Description
A day care center is a facility where care for pre-school age children is provided, normally during
the daytime hours. Day care facilities generally include classrooms, offices, eating areas and
playgrounds. Some centers also provide after -school care for school -age children.
Additional Data
Time -of -day distribution data for this land use are presented in Appendix A. For the 21 general urban/
suburban sites with data, the overall highest vehicle volumes during the AM and PM on a weekday
were counted between 7:15 and 8:15 a.m. and 4A5 and 5A5 p.m., respectively.
The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in California, Florida,
Georgia, Maryland, Minnesota, New Hampshire, New Jersey, New York, North Carolina, Oregon,
Pennsylvania, Tennessee, Texas, Virginia, and Wisconsin.
Source Numbers
169, 208, 216, 253, 335, 336, 337, 355, 418, 423, 536, 550, 562, 583, 633, 734, 866, 869, 877, 878,
954, 959, 981
224 Trip Generation Manual 10th Edition • Volume 2: Data Institutional (Land Uses 500-599) ,{`_
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Land Use: 820
Shopping Center
Description
A shopping center is an integrated group of commercial establishments that is planned, developed,
owned, and managed as a unit. A shopping center's composition is related to its market area in
terms of size, location, and type of store. A shopping center also provides on -site parking facilities
sufficient to serve its own parking demands. Factory outlet center (Land Use 823) is a related use.
Additional Data
Shopping centers, including neighborhood centers, community centers, regional centers, and super
regional centers, were surveyed for this land use. Some of these centers contained non -merchandising
facilities, such as office buildings, movie theaters, restaurants, post offices, banks, health clubs, and
recreational facilities (for example, ice skating rinks or indoor miniature golf courses).
Many shopping centers, in addition to the integrated unit of shops in one building or
enclosed around a mall, include outparcels (peripheral buildings or pads located on the
perimeter of the center adjacent to the streets and major access points). These buildings are
typically drive-in banks, retail stores, restaurants, or small offices. Although the data herein
do not indicate which of the centers studied included peripheral buildings, it can be assumed
that some of the data show their effect.
The vehicle trips generated at a shopping center are based upon the total GLA of the center. In
cases of smaller centers without an enclosed mall or peripheral buildings, the GLA could be the
same as the gross floor area of the building.
Time -of -day distribution data for this land use are presented in Appendix A. For the 10 general urban/
suburban sites with data, the overall highest vehicle volumes during the AM and PM on a weekday
were counted between 11:45 a.m. and 12:45 p.m. and 12:15 and 1:15 p.m., respectively.
The average numbers of person trips per vehicle trip at the 27 general urban/suburban sites at which
both person trip and vehicle trip data were collected were as follows:
• 1.31 during Weekday, AM Peak Hour of Generator
• 1.43 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 4 and 6 p.m.
• 1.46 during Weekday, PM Peak Hour of Generator
The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in Alberta (CAN), British
Columbia (CAN), California, Colorado, Connecticut, Delaware, District of Columbia, Florida, Georgia,
Illinois, Indiana, Iowa, Kansas, Kentucky, Maine, Maryland, Massachusetts, Michigan, Minnesota,
Nevada, New Jersey, New York, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, South
Dakota, Tennessee, Texas, Vermont, Virginia, Washington, West Virginia, and Wisconsin.
Source Numbers
105, 110, 154, 156, 159, 186, 190, 198, 199, 202, 204, 211, 213, 239, 251, 259, 260, 269, 294, 295,
299, 300, 301, 304, 305, 307, 308, 309, 310, 311, 314, 315, 316, 317, 319, 358, 365, 376, 385, 390,
400, 404, 414, 420, 423, 428, 437, 440, 442, 444, 446, 507, 562, 580, 598, 629, 658, 702, 715, 728,
868, 870, 871, 880, 899, 908, 912, 915, 926, 936, 944, 946, 960, 961, 962, 973, 974, 978
,``= Trip Generation Manual 10th Edition • Volume 2: Data • Retail (Land Uses 800-899) 137
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Project Information
Project Name:
NC Square - with FF Restaurant July 2019
No:
Date:
07/10/2019
City:
State/Province:
Zip/Postal Code:
Country:
Client Name:
Analyst's Name:
Edition:
1Trip Generation Manual, 10th Ed
Land Use
Size
Weekday
AM Peak Hour
PM Peak Hour
Entry
Exit
Entry
Exit
Entry
Exit
820 - Shopping Center (General
Urban/Suburban)
35.52 1000 Sq. Ft. GLA
1487
1487
105
65
121
132
Reduction
0
0
0
0
0
0
Internal
124
202
8
8
22
23
Pass -by
204
193
24
15
25
27
Non -pass -by
1159
1092
73
42
74
82
934 - Fast -Food Restaurant with Drive -
Through Window (General
Urban/Suburban)
8.88 1000 Sq. Ft. GFA
2091
2091
182
175
151
139
Reduction
0
0
0
0
0
0
Internal
286
142
17
9
15
22
Pass -by
722
780
82
84
68
59
Non -pass -by
1083
1169
83
82
68
58
220 - Multifamily Housing (Low -Rise)
(General Urban/Suburban)
129 Dwelling Units
467
467
14
47
47
27
Reduction
0
0
0
0
0
0
Internal
32
98
1
9
15
7
Pass -by
0
0
0
0
0
0
Non -pass -by
435
369
13
38
32
20
565 - Day Care Center (General
Urban/Suburban)
12 1000 Sq. Ft. GFA
286
285
70
62
63
70
Reduction
0
0
0
0
0
0
Internal
0
0
0
0
0
0
Pass -by
0
0
0
0
0
0
Non -pass -by
286
285
70
62
63
70
Total
4331
4330
371
349
382
368
Total Reduction
0
0
0
0
0
0
Total Internal
442
442
26
26
52
52
Total Pass -by
926
973
106
99
93
86
TotalNon-pass-by
2963
2915
239
224
237
230
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Analysis Name:
Project Name
Date:
State/Province:
Country:
Analyst's Name:
PERIOD SETTING
Weekday
NC Square -with FF
Restaurant July 2019
7/10/2019
No:
City:
Zip/Postal Code:
Client Name:
Edition:
Trip Generation Manual, 10th
Ed
Land Use
Independent
Variable
Size
Time Period
Method
Entry
Exit
Total
820 - Shopping Center
1000 Sq. Ft. GLA
35.52
Weekday
Best Fit (LOG)
1487
1487
2974
(General
Ln(T) = 0.68Ln(X)
50%
50%
Urban/Suburban)
+5.57
934 - Fast -Food
1000 Sq. Ft. GFA
8.88
Weekday
Average
2091
2091
4182
Restaurant with Drive-
470.95
50%
50%
Through Window
(General
Urban/Suburban)
220 - Multifamily
Dwelling Units
129
Weekday
Best Fit (LIN)
467
467
934
Housing (Low -Rise)
T = 7.56 (X)+-40.86
50%
50%
(General
Urban/Suburban)
565 - Day Care Center
1000 Sq. Ft. GFA
12(o)
Weekday
Average
286
285
571
(General
47.62
50%
50%
Urban/Suburban)
(0) indicates size out of range
TRAFFIC REDUCTIONS
Land Use Entry
Reduction
820 - Shopping Center 0 %
934 - Fast -Food Restaurant with Drive -Through 0 %
Window
220 - Multifamily Housing (Low -Rise) 0 %
565 - Day Care Center 0 %
Adjusted Entry Exit Reduction Adjusted Exit
1487
0 %
1487
2091
0 %
2091
467
0 %
467
286
0 %
285
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INTERNAL TRIPS
820 - Shopping Center 934 - Fast -Food Restaurant with Drive -
Through Window
Exit 1487 Demand Exit: 13 % (193) Bal an�c3ed. Demand Entry: 50 % (1046) Entry 2091
Entry 1487 Demand Entry: 8 % (119) Bal need: Demand Exit: 14 % (293) Exit 2091
11
820 - Shopping Center
Exit 1487 Demand Exit: 14 % (208) Balanced:
9
Entry 1487 Demand Entry: 17 % (253) Balanced:
5
820 - Shopping Center
Exit 1487
Demand Exit:
0 %
(0)
Entry 1487
Demand Entry:
0 %
(0)
934 - Fast -Food Restaurant with
Drive -Through
Window
Exit 2091
Demand Exit:
4 %
(84)
Entry 2091
Demand Entry:
20 %
(418)
934 - Fast -Food Restaurant with
Drive -Through
Window
Exit 2091
Demand Exit:
0 %
(0)
Entry 2091
Demand Entry:
0 %
(0)
220 -Multifamily Housing (Low -Rise)
Exit 467 Demand Exit: 0 % (0)
Entry 467 Demand Entry: 0 % (0)
Balanced:
0
Balanced:
0
Balanced:
23
Balanced:
93
220 - Multifamily Housing (Low -Rise)
Demand Entry:
2 %
(9) Entry 467
Demand Exit:
1 %
(5) Exit 467
565 - Day Care Center
Demand Entry:
0 %
(0) Entry 286
Demand Exit:
0 %
(0) Exit 285
220 - Multifamily
Housing (Low -Rise)
Demand Entry:
5 %
(23) Entry 467
Demand Exit:
20 %
(93) Exit 467
565 - Day Care Center
Balanced:
Demand Entry:
0 %
(0)
Entry
286
0
Balanced:
Demand Exit:
0 %
(0)
Exit
285
0
565 - Day Care Center
Balanced:
0
Demand Entry:
0 %
(0)
Entry
286
Demand Exit:
0 %
(0)
Exit
285
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820 - Shopping Center
Internal Trips
934 - Fast -Food
220 -
565 - Day Care
Total
Total Trips
Restaurant with
Multifamily
Center
External Trips
Drive -Through
Housing (Low -
Window
Rise)
Entry
1487 (100%)
119 (8%)
5 (0%)
0 (0%)
124 (8%)
1363 (92%)
Exit
1487 (100%)
193 (13%)
9 (1 %)
0 (0%)
202 (14%)
1285 (86%)
Total
2974 (100%)
312 (10%)
14 (0%)
0 (0%)
326 (11 %)
2648 (89%)
934 - Fast -Food Restaurant
with Drive -Through Window
Internal Trips
820 - Shopping
220 -
565 - Day Care
Total
Total Trips
Center
Multifamily
Center
External Trips
Housing (Low -
Rise)
Entry
2091 (100%)
193 (9%)
93 (4%)
0 (0%)
286 (14%)
1805 (86%)
Exit
2091 (100%)
119 (6%)
23 (1 %°)
0 (0%)
142 (7%)
1949 (93%)
Total
4182 (100%)
312 (7%)
116 (3%)
0 (0%)
428 (10%)
3754 (90%)
220 - Multifamily Housing (Low -Rise)
Internal Trips
Total Trips
820 - Shopping
Center
934 - Fast -Food
Restaurant with
565 - Day Care
Center
Total
External Trips
Drive -Through
Window
Entry
467 (100%)
9 (2%)
23 (5%)
0 (0%)
32 (7%)
435 (93%)
Exit
467 (100%)
5 (1%)
93 (20%)
0 (0%)
98 (21%)
369 (79%)
Total
934 (100%)
14 (1%)
116 (12%)
0 (0%)
130 (14%)
804 (86%)
565 - Day Care Center
Internal Trips
820 - Shopping
934 - Fast -Food
220 -
Total
Total Trips
Center
Restaurant with
Multifamily
External Trips
Drive -Through
Housing (Low -
Window _
i Rise)
Entry
286 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
286 (100%)
Exit
285 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
285 (100%)
Total
571 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
571 (100%)
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Land Use
820 - Shopping Center
934 - Fast -Food Restaurant with Drive -Through
Window
220 - Multifamily Housing (Low -Rise)
565 - Day Care Center
EXTERNAL TRIPS
External Trips Pass -by%
2648 15
3754 40
Pass -by Trips
397
1502
Non -pass -by
Trips
2251
2252
804 0 0 804
571 0 0 571
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PERIOD SETTING
Analysis Name:
AM Peak Hour
Project Name :
INC Square -
with FF
No:
Restaurant July 2019
Date:
7/10/2019
City:
State/Province:
Zip/Postal Code:
Country:
Client Name:
Analyst's Name:
Edition:
Land Use
Independent
Variable
Size
Time Period
Method
820 - Shopping Center
1000 Sq. Ft. GLA
35.52
Weekday, Peak
Best Fit (LIN)
(General
Hour of Adjacent
T = 0.5 (X)+151.78
Urban/Suburban)
Street Traffic,
One Hour
Between 7 and 9
a.m.
934 - Fast -Food
1000 Sq. Ft. GFA
8.88
Weekday, Peak
Average
Restaurant with Drive-
Hour of Adjacent
40.19
Through Window
Street Traffic,
(General
One Hour
Urban/Suburban)
Between 7 and 9
a.m.
220 - Multifamily
Dwelling Units
129
Weekday, Peak
Best Fit (LOG)
Housing (Low -Rise)
Hour of Adjacent
Ln(T) = 0.95Ln(X)
(General
Street Traffic,
+-0.51
Urban/Suburban)
One Hour
Between 7 and 9
a.m.
565 - Day Care Center
1000 Sq. Ft. GFA
12
Weekday, Peak
Average
(General
Hour of Adjacent
11
Urban/Suburban)
Street Traffic,
One Hour
Between 7 and 9
a.m.
TRAFFIC REDUCTIONS
Land Use Entry
Reduction
820 - Shopping Center 0 %
934 - Fast -Food Restaurant with Drive -Through 0 %
Window
220 - Multifamily Housing (Low -Rise) 0 %
565 - Day Care Center 0 %
Trip Generation Manual, 10th
Ed
Entry Exit Total
105 65 170
62% 38%
182 175 357
51% 49%
14 47 61
23% 77%
70 62 132
53% 47%
Adjusted Entry Exit Reduction Adjusted Exit
105
0 %
65
182
0 %
175
14
0 %
47
70
0 %
62
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INTERNAL TRIPS
820 - Shopping Center
Exit 65 Demand Exit: 13 % (8) Balanced:
8
Entry 105 Demand Entry: 8 % (8) Balanced:
8
820 - Shopping Center
Exit 65 Demand Exit: 14 % (9) Balanced:
0
Entry 105 Demand Entry: 17 % (18) Balanced:
0
820 - Shopping Center
Exit 65 Demand Exit:
0 %
(0)
Balanced:
0
Entry 105 Demand Entry:
0 %
(0)
Balanced:
0
934 - Fast -Food Restaurant with
Drive -Through
Window
Exit 175 Demand Exit:
4 %
(7)
Balanced:
1
Entry 182 Demand Entry:
20 %
(36)
Balanced:
9
934 - Fast -Food Restaurant with Drive -Through
Window
Exit 175 Demand Exit: 0 % (0) Balanced:
0
Entry 182 Demand Entry: 0 % (0) Balanced:
0
220 - Multifamily Housing (Low -Rise)
Exit 47 Demand Exit: 0 % (0) Balanced:
0
Entry 14 Demand Entry: 0 % (0) Balanced:
0
820 - Shopping Center
934 - Fast -Food Restaurant with Drive -
Through Window
Demand Entry:
50 %
(91)
Entry
182
Demand Exit:
14 %
(25)
Exit
175
220 - Multifamily
Housing (Low -Rise)
Demand Entry:
2 %
(0)
Entry
14
Demand Exit:
1 %
(0)
Exit
47
565 - Day Care Center
Demand Entry:
0 %
(0)
Entry
70
Demand Exit:
0 %
(0)
Exit
62
220 - Multifamily
Housing (Low -Rise)
Demand Entry:
5 %
(1)
Entry
14
Demand Exit:
20 %
(9)
Exit
47
565 - Day Care Center
Demand Entry:
0 % (0)
Entry 70
Demand Exit:
0 % (0)
Exit 62
565 - Day Care Center
Demand Entry:
0 % (0)
Entry 70
Demand Exit:
0 % (0)
Exit 62
Internal Trips
934 - Fast -Food
220 - Multifamily
565 - Day Care
Total
Total Trips
Restaurant with
Housing (Low-
Center
External Trips
Drive -Through
Rise)
Window
Entry 105 (100%)
8 (8%)
0 (0%)
0 (0%)
8 (8%)
97 (92%)
Exit 65 (100%)
8 (12%)
0 (0%)
0 (0%)
8 (12%)
57 (88%)
Total
170 (100%)
16 (9%)
0 (0%)
0 (0%)
16 (9%)
154 (91 %)
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934 - Fast -Food Restaurant with Drive -Through Window
Internal Trips
Total Trips
820 - Shopping
220-Multifamily
565 - Day Care
Total
External Trips
Center
Housing (Low-
Center
Rise)
Entry
182 (100%)
8 (4%)
9 (5%)
0 (0%)
17 (9%)
165 (91 %)
Exit
175 (100%)
8 (5%)
1 (1 %)
0 (0%)
9 (5%)
166 (95%)
Total
357 (100%)
16 (4%)
10 (3%)
0 (0%)
26 (7%)
331 (93%)
220 - Multifamily Housing (Low -Rise)
Internal Trips
820 - Shopping
934 - Fast -Food
565 - Day Care
Total
Total Trips
Center
Restaurant with
Center
External Trips
Drive -Through
Window
Entry
14 (100%)
0 (0%)
1 (7%)
0 (0%)
1 (7%)
13 (93%)
Exit
47 (100%)
0 (0%)
9 (19%)
0 (0%)
9 (19%)
38 (81 %)
Total
61 (100%)
0 (0%)
10 (16%)
0 (0%)
10 (16%)
51 (84%)
565 - Day Care Center
Internal Trips
820 - Shopping
934 - Fast -Food
220 - Multifamily
Total
Total Trips
Center
Restaurant with
Housing (Low-
External Trips
Drive -Through
Rise)
Window
Entry 70 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
70 (100%)
Exit 62 (100%)
0 (0%)
1 0 (0%)
0 (0%)
0 (0%)
62 (100%)
Total
132 (100%)
10 (0%)
0 (0%)
0 (0%)
0 (0%)
132 (100%)
Land Use
820 - Shopping Center
934 - Fast -Food Restaurant with Drive -Through
Window
220 - Multifamily Housing (Low -Rise)
565 - Day Care Center
EXTERNAL TRIPS
External Trips Pass -by%
154 25
331 050
51 0
132 0
Pass -by Trips Non -pass -by
Trips
39 115
166 165
0 51
0 132
Trebilcock Consulting Solutions, PA P a g e 1 39
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
PERIOD SETTING
Analysis Name :
PM Peak Hour
Project Name :
NC Square -
with FF
No:
Restaurant July
2019
Date:
7/1012019
City:
State/Province:
Zip/Postal Code:
Country:
Client Name:
Analyst's Name:
Edition:
Land Use
Independent
Variable
Size
Time Period
Method
820 - Shopping Center
1000 Sq. Ft. GLA
35.52
Weekday, Peak
Best Fit (LOG)
(General
Hour of Adjacent
Ln(T) = 0.74Ln(X)
Urban/Suburban)
Street Traffic,
+2.89
One Hour
Between 4 and 6
P. M.
934 - Fast -Food
1000 Sq. Ft. GFA
8.88
Weekday, Peak
Average
Restaurant with Drive-
Hour of Adjacent
32.67
Through Window
Street Traffic,
(General
One Hour
Urban/Suburban)
Between 4 and 6
P. M.
220 - Multifamily
Dwelling Units
129
Weekday, Peak
Best Fit (LOG)
Housing (Low -Rise)
Hour of Adjacent
Ln(T) = 0.89Ln(X)
(General
Street Traffic,
+-0.02
Urban/Suburban)
One Hour
Between 4 and 6
P. M.
565 -Day Care Center
1000 Sq. Ft. GFA
12
Weekday, Peak
Average
(General
Hour of Adjacent
11.12
Urban/Suburban)
Street Traffic,
One Hour
Between 4 and 6
P. M.
TRAFFIC REDUCTIONS
Land Use Entry
Reduction
820 - Shopping Center 0 %
934 - Fast -Food Restaurant with Drive -Through 0 %
Window
220 - Multifamily Housing (Low -Rise) 0 %
565 - Day Care Center 0 %
Trip Generation Manual, 10th
Ed
Entry Exit Total
121 132 253
48% 52%
151 139 290
52% 48%
47 27 74
64% 36%
63 70 133
47% 53%
Adjusted Entry Exit Reduction Adjusted Exit
121
0 %
132
151
0 %
139
47
0 %
27
63
0 %
70
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INTERNAL TRIPS
820 - Shopping Center
Exit 132 Demand Exit:
9 %
(12)
Entry 121 Demand Entry:
16 %
(19)
820 - Shopping Center
Exit 132 Demand Exit:
8 %
(11)
I
Entry 121 Demand Entry:
3 %
(4)
820 - Shopping Center
Exit 132 Demand Exit:
0 %
(0)
Entry 121 Demand Entry:
0 %
(0)
934 - Fast -Food Restaurant with
Drive -Through
Window
Exit 139 Demand Exit:
9 %
(13)
Entry 151 Demand Entry:
7 %
(11)
934 - Fast -Food Restaurant with
Drive -Through
Window
Exit 139 Demand Exit:
0 %
(0)
Entry 151 Demand Entry:
0 %
(0)
220 -Multifamily Housing (Low -Rise)
Exit 27 Demand Exit:
0 %
(0)
Entry 47 Demand Entry:
0 %
(0)
820 - Shopping Center
934 - Fast -Food Restaurant with Drive -
Through Window
3alanced:
12
Demand Entry:
9 %
(14) Entry 151
3alanced:
Demand Exit:
13 %
(18) Exit 139
18
220 - Multifamily
Housing (Low -Rise)
Balanced:
Demand Entry:
23 %
(11) Entry 47
11
Balanced:
Demand Exit:
21 %
(6) Exit 27
4
565 - Day Care Center
Balanced:
Demand Entry:
0 %
(0) Entry 63
0
Balanced:
Demand Exit:
0 %
(0) Exit 70
0
220 - Multifamily
Housing (Low -Rise)
Balanced:
4
Demand Entry:
8 %
(4) Entry 47
Balanced:
Demand Exit:
10 %
(3) Exit 27
3
565 - Day Care Center
Balanced:
Demand Entry:
0 %
(0) Entry 63
0
Balanced:
Demand Exit:
0 %
(0) Exit 70
0
565 - Day Care Center
Balanced:
Demand Entry:
0 %
(0) Entry 63
0
Balanced:
0
Demand Exit:
0 %
(0) Exit 70
Internal Trips
Total Trips
934 - Fast -Food
Restau rant with
220 - Multifamily
Housing (Low-
565 - Day Care
Center
Total
External Trips
Drive -Through
Rise)
Window
Entry 121 (100%)
18 (15%)
4 (3%)
0 (0%)
22 (18%)
99 (82%)
Exit 132 (100%)
12 (9%)
11 (8%)
0 (0%)
23 (17%)
109 (83%)
Total
253 (100%)
30 (12%)
15 (6%)
0 (0%)
45 (18%)
208 (82%)
Trebilcock Consulting Solutions,
PA
P a g e 141
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934 - Fast -Food Restaurant with Drive -Through Window
Internal Trips
Total Trips
820 - Shopping
220-Multifamily
565 - Day Care
Total
External Trips
Center
Housing (Low-
Center
Rise)
Entry
151 (100%)
12 (8%)
3 (2%)
0 (0%)
15 (10%)
136 (90%)
Exit
139 (100%)
18 (13%)
4 (3%)
0 (0%)
22 (16%)
117 (84%)
Total
290 (100%)
30 (10%)
7 (2%)
0 (0%)
37 (13%)
253 (87%)
220 - Multifamily Housing (Low -Rise)
Internal Trips
820 - Shopping
934 - Fast -Food
565 - Day Care
Total
Total Trips
Center
Restaurant with
Center
External Trips
Drive -Through
Window
Entry
47 (100%)
11 (23%)
4 (9%)
0 (0%)
15 (32%)
32 (68%)
Exit
27 (100%)
4 (15%)
3 (11%)
0 (0%)
7 (26%)
20 (74%)
Total
74 (100%)
15 (20%)
7 (9%)
0 (0%)
22 (30%)
52 (70%)
565 - Day Care Center
Internal Trips
820 - Shopping
934 - Fast -Food
220-Multifamily
Total
Total Trips
Center
Restaurant with
Housing (Low-
External Trips
Drive -Through
Rise)
Window
Entry 63 (100%)
0 (0%)
0 (0%)
%)
roo((00
0 (0%)
63 (100%)
Exit 70 (100%)
0 (0%)
0 (0%)
%)
0 (0%°)
70 (100%)
Total
133 (100%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
133 (100%)
Land Use
820 - Shopping Center
934 - Fast -Food Restaurant with Drive -Through
Window
220 - Multifamily Housing (Low -Rise)
565 - Day Care Center
EXTERNAL TRIPS
External Trips Pass -by%
208 25
253 50
52 0
133 0
Pass -by Trips Non -pass -by
Trips
52 156
127 126
0 52
0 133
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Project Information
Project Name:
NC Square MPUD - July 2019
No:
Date:
07/10/2019
City:
State/Province:
Zip/Postal Code:
Country:
Client Name:
Analyst's Name:
Edition:
Trip Generation Manual, 10th Ed
(Land Use (Size lWeekday JAM Peak Hour IPM Peak Hour
Entry JExit JEntry I Exit JEntry I Exit
220 - Multifamily Housing (Low -Rise)
(General Urban/Suburban)
129 Dwelling Units
467
467
14
47
47
27
Reduction
0
0
0
0
0
0
Internal
9
5
0
0
22
11
Pass -by
0
0
0
0
0
0
Non -pass -by
458
462
14
47
25
16
565 - Day Care Center (General
Urban/Suburban)
12 1000 Sq. Ft. GFA
286
285
70
62
63
70
Reduction
0
0
0
0
0
0
Internal
0
0
0
0
0
0
Pass -by
0
0
0
0
0
0
Non -pass -by
286
285
70
62
63
70
820 - Shopping Center (General
Urban/Suburban)
44.4 1000 Sq. Ft. GLA
1731
1730
108
66
143
155
Reduction
0
0
0
0
0
0
Internal
5
9
0
0
11
22
Pass -by
259
258
27
17
33
33
Non -pass -by
1467
1463
81
49
99
100
Total
2484
2482
192
175
253
252
Total Reduction
0
0
0
0
0
0
Totallnternal
14
14
0
0
33
33
Total Pass -by
259
258
27
17
33
33
Total Non -pass -by
2211
2210
165
158
187
186
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PERIOD SETTING
Analysis Name: Weekday
Project Name : NC Square MPUD - July No:
2019
Date: 7/10/2019 City:
State/Province: Zip/Postal Code:
Country: Client Name:
Analyst's Name: Edition: Trip Generation Manual, 10th
Ed
Land Use
Independent
Variable
Size
Time Period
Method
Entry
Exit Total
220 - Multifamily
Dwelling Units
129
Weekday
Best Fit (LIN)
467
467 934
Housing (Low -Rise)
T = 7.56 (X)+-40.86
50%
50%
(General
Urban/Suburban)
565 -Day Care Center
1000 Sq. Ft. GFA
12(o)
Weekday
Average
286
285 571
(General
47.62
50%
50%
Urban/Suburban)
820 -Shopping Center
1000 Sq. Ft. GLA
44.4
Weekday
Best Fit (LOG)
1731
1730 3461
(General
Ln(T) = 0.68Ln(X)
50%
50%
Urban/Suburban)
+5.57
(0) indicates size out of range
TRAFFIC REDUCTIONS
Land Use Entry Adjusted Entry Exit Reduction Adjusted Exit
Reduction
220 - Multifamily Housing (Low -Rise) 0 % 467 0 % 467
565 - Day Care Center 0 % 286 0 % 285
820 - Shopping Center 0 % 1731 0 % 1730
220 -Multifamily Housing (Low -Rise)
Exit 467 Demand Exit: 0 % (0)
Entry 467 Demand Entry: 0 % (0)
INTERNAL TRIPS
565 - Day Care Center
Balanced: Demand Entry: 0 % (0) Entry 286
0
Balanced: Demand Exit: 0 % (0) Exit 285
0
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NC Square MPUD - GMPA/PUDZ - TIS - July 2020
220 -Multifamily Housing (Low -Rise)
Exit 467 Demand Exit: 1 % (5)
Entry 467 Demand Entry: 2 % (9)
565 - Day Care Center
Exit 285 Demand Exit: 0 % (0)
Entry 286 Demand Entry: 0 % (0)
820 - Shopping Center
Balanced: Demand Entry: 17 % (294) Entry 1731
5
Balanced: Demand Exit: 14 % (242) Exit 1730
9
820 - Shopping Center
Balanced: Demand Entry: 0 % (0) Entry 1731
0
Balanced: Demand Exit: 0 % (0) Exit 1730
0
220 - Multifamily Housing (Low -Rise)
Internal Trips
Total Trips
565 - Day Care
820 - Shopping
Total
External Trips
Center
Center
Entry 467 (100%) —„_0
(0%)
9 (2%)
9 (2%)
458 (98%) —
Exit 467 (100%)
0 (0%)
5 (1%)
5 (1%)
462 (99%)
Total
1934 (100%)
10 (0%)
14 (1 %)
14 (1 %)
920 (99%)
565 - Day Care Center
Internal Trips
Total Trips 220 - Multifamily 820 - Shopping Total External Trips
Housing (Low -Rise) Center
Entry 286 (100%) 0 (0%) 0 (0%) 0 (0%) 286 (100%)
Exit 285 (100%) 0 (0%) 0 (0%) 0 (0%) 285 (100%)
Total 571 (100%) 10 (0%) 0 (0%) 0 (0%) 1571 (100%)
820 - Shopping Center
Total Trips
Entry 1731 (100%)
Exit 1730 (100%)
Internal Trips
External Trips
1726 (100%)
1721 (99%)
220 - Multifamily
Housing (Low -Rise)
565 - Day Care
Center
Total
5 (0%)
9 (1 %)
0 (0%)
0 (0%)
5 (0%)
9 (1 %)
Total
3461 (100%)
14 (0%)
0 (0%)
14 (0%)
3447 (100%)
Land Use
220 - Multifamily Housing (Low -Rise)
565 - Day Care Center
820 - Shopping Center
EXTERNAL TRIPS
External Trips Pass -by%
920 0
571 0
3447 15
Pass -by Trips Non -pass -by
Trips
0 920
0 571
517 2930
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PERIOD SETTING
Analysis Name:
AM Peak Hour
Project Name :
NC Square MPUD
- July No:
2019
Date:
7/10/2019
City:
State/Province:
Zip/Postal Code:
Country:
Client Name:
Analyst's Name:
Edition:
Land Use
Independent Size
Time Period
Method
Variable
220 - Multifamily
Dwelling Units 129
Weekday, Peak
Best Fit (LOG)
Housing (Low -Rise)
Hour of Adjacent
Ln(T) = 0.95Ln(X)
(General
Street Traffic,
+-0.51
Urban/Suburban)
One Hour
Between 7 and 9
a.m.
565 - Day Care Center
1000 Sq. Ft. GFA 12
Weekday, Peak
Average
(General
Hour of Adjacent
11
Urban/Suburban)
Street Traffic,
One Hour
Between 7 and 9
a.m.
820 - Shopping Center
1000 Sq. Ft. GLA 44.4
Weekday, Peak
Best Fit (LIN)
(General
Hour of Adjacent
T = 0.5 (X)+151.78
Urban/Suburban)
Street Traffic,
One Hour
Between 7 and 9
a.m.
TRAFFIC REDUCTIONS
Trip Generation Manual, 10th
Ed
Entry Exit Total
14 47 61
23% 77%
70 62 132
53% 47%
108 66 174
62% 38%
Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit
220 - Multifamily Housing (Low -Rise) 0 % 14 0 % 47
565 - Day Care Center 0 % 70 0 % 62
820 - Shopping Center 0 % 108 0 % 66
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INTERNAL TRIPS
220 - Multifamily Housing (Low -Rise)
Exit 47 Demand Exit: 0 % (0)
Entry 14 Demand Entry: 0 % (0)
220 - Multifamily Housing (Low -Rise)
Exit 47 Demand Exit: 1 % (0)
Entry 14 Demand Entry: 2 % (0)
565 - Day Care Center
Exit 62 Demand Exit: 0 % (0)
Entry 70 Demand Entry: 0 % (0)
220 -Multifamily Housing (Low -Rise)
Internal Trips
Total Trips
565 - Day Care
Center
Entry 14 (100%)
0 (0%)
Exit 47 (100%)
0 (0%)
Total 61 (100%)
0 (0%)
565 - Day Care Center
Total Trips
Entry 70 (100%)
Exit 62 (100%)
Total 132 (100%)
820 - Shopping Center
Total Trips
Entry 108 (100%)
565 - Day Care Center
Balanced: Demand Entry: 0 % (0) Entry 70
0
Balanced: Demand Exit: 0 % (0) Exit 62
0
820 - Shopping Center
Balanced: Demand Entry: 17 % (18) Entry 108
0
Balanced: Demand Exit: 14 % (9) Exit 66
0
820 - Shopping Center
Balanced: Demand Entry: 0 % (0) Entry 108
0
Balanced: Demand Exit: 0 % (0) Exit 66
0
820 - Shopping
Center
0 (0%)
0 (0%)
0 (0%)
Internal Trips
220 - Multifamily
820 - Shopping
Housing (Low -Rise)
Center
0 (0%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
Total
0 (0%)
0 (0%)
0 (0%)
Total
0 (0%)
0 (0%)
0 (0%)
External Trips
14 (100%)
47 (100%)
61 (100%)
External Trips
70 (100%)
62 (100%)
132 (100%)
Internal Trips
220 - Multifamily 565 - Day Care Total External Trips
Housing (Low -Rise) Center
0 (0%) 0 (0%) 0 (0%) 108 (100%)
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Exit 66 (100%) 0 (0%) 0 (0%) 0 (0%) 66 (100%)
Total 174 (100%) 0 (0%) 10 (0%) 0 (0%) 174 (100%)
Land Use
220 - Multifamily Housing (Low -Rise)
565 - Day Care Center
820 - Shopping Center
EXTERNAL TRIPS
External Trips Pass -by%
61 0
132 0
174 25
Pass -by Trips Non -pass -by
Trips
0 61
0 132
44 130
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NC Square MPUD — GMPA/PUDZ — TIS — July 2020
PERIOD SETTING
Analysis Name:
PM Peak Hour
Project Name :
NC Square MPUD
- July No:
2019
Date:
7/10/2019
City:
State/Province:
Zip/Postal Code:
Country:
Client Name:
Analyst's Name:
Edition:
Land Use
Independent Size
Variable
Time Period
Method
220 - Multifamily
Dwelling Units 129
Weekday, Peak
Best Fit (LOG)
Housing (Low -Rise)
Hour of Adjacent
Ln(T) = 0.89Ln(X)
(General
Street Traffic,
+-0.02
Urban/Suburban)
One Hour
Between 4 and 6
p.m.
565 - Day Care Center
1000 Sq. Ft. GFA 12
Weekday, Peak
Average
(General
Hour of Adjacent
11.12
Urban/Suburban)
Street Traffic,
One Hour
Between 4 and 6
p.m.
820 - Shopping Center
1000 Sq. Ft. GLA 44.4
Weekday, Peak
Best Fit (LOG).
(General
Hour of Adjacent
Ln(T) = 0.74Ln(X)
Urban/Suburban)
Street Traffic,
+2.89
One Hour
Between 4 and 6
p.m.
11 TRAFFIC REDUCTIONS
Land Use
220 - Multifamily Housing (Low -Rise)
565 - Day Care Center
820 - Shopping Center
Trip Generation Manual, 10th
Ed
Entry Exit Total
47 27 74
64% 36%
63
70 133
47%
53%
143
155 298
48%
52%
Entry Adjusted Entry Exit Reduction Adjusted Exit
Reduction
0% 47 0% 27
0% 63 0% 70
0% 143 0% 155
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INTERNAL TRIPS
220 - Multifamily Housing (Low -Rise)
Exit 27 Demand Exit: 0 % (0)
Entry 47 Demand Entry: 0 % (0)
220 - Multifamily Housing (Low -Rise)
Exit 27 Demand Exit: 42 % (11)
Entry 47 Demand Entry: 46 % (22)
565 - Day Care Center
Exit 70 Demand Exit: 0 % (0)
Entry 63 Demand Entry: 0 % (0)
220 -Multifamily Housing (Low -Rise)
Internal Trips
Total Trips
565 - Day Care
Center
Entry 47 (100%)
0 (0%)
Exit 27 (100%)
0 (0%)
Total 74 (100%)
0 (0%)
565 - Day Care Center
Total Trips
Entry 63 (100%)
Exit 70 (100%)
Total 133 (100%)
820 - Shopping Center
565 - Day Care Center
Balanced: Demand Entry: 0 % (0) Entry 63
0
Balanced: Demand Exit: 0 % (0) Exit 70
0
820 - Shopping Center
Balanced: Demand Entry: 10 % (14) Entry 143
11
Balanced: Demand Exit: 26 % (40) Exit 155
22
820 - Shopping Center
Balanced: Demand Entry: 0 % (0) Entry 143
0
Balanced: Demand Exit: 0 % (0) Exit 155
0
820 - Shopping
Center
22 (47%)
11 (41%)
33 (45%)
Internal Trips
220 - Multifamily
820 - Shopping
Housing (Low -Rise)
Center
0 (0%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
0 (0%)
Total
22 (47%)
11 (41%)
33 (45%)
Total
0 (0%)
0 (0%)
0 (0%)
External Trips
25 (53%)
16 (59%)
41 (55%)
External Trips
63 (100%)
70 (100%)
133 (100%)
Internal Trips
Total Trips 220 - Multifamily 565 - Day Care Total External Trips
Housing (Low -Rise) Center
Entry 143 (100%) a 11 (8%) I 0 (0%) 11 (8%) 132 (92%)
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NC Square MPUD — GMPA/PUDZ — TIS — July 2020
CXIi i I UU � I UU%o) ZZ � 14 %o) U kU%o) ZZ k 14 %o) 1 J,7 k00%o)
Total 1 298 (100%) 33 (11 %) 0 (0%) 33 (11 %) 265 (89%)
EXTERNAL TRIPS
Land Use External Trips Pass -by% Pass -by Trips
220 - Multifamily Housing (Low -Rise) 41 0 0
565 - Day Care Center 133 0 0
820 - Shopping Center 265 25 66
Non -pass -by
Trips
41
133
199
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Appendix D:
Collier County FY20 - FY24 Five Year Work Program/CIE
Trebilcock Consulting Solutions, PA P a g e I S2
NC Square MPUD - GMPA/PUDZ - TIS - July 2020
Project
60158
60201
66066
60147
60190
60215
60212
60212.1
TBD
60228
60145
60211
60198
60199
60200
60219
60129
65061
60144
33524
70167
68057
60055
60232
TBD
TBD
60229
TBD
TBD
TBD
60016
33524
60148
60214
60225
60226
60227
60231
60230
60213
60132
60192
TBD
60233
TBD
TBD
TBD
Several
61001
60040
60056
50154
60208
Attachment ❑
2020 5 Year Work Program
(Dollars shown in Thousands)
Project
UPDATE
Name
TO SAP
FY19
FY20
FY21
FY22
FY23
FY24
FY 20-24
SUMMARY OF PROJECTS
Amount
Amount
Amount
Amount
Amount
Amount
Amount
Vanderbilt Beach RdlCollier Blvd-16th
27,154
RAdAXA
15,000
RIA
75,000
C
90,000
Pine Ridge Rd (Livingston to 175)
1,000
A
30,000
DICM
30,000
11 Bridge Replacements
1,975
M
31,865
C
32,940
RandallAmmokalee Road Intersection
221
D
950
DIR
%goo
C
9,750
Airport Rd Vanderbilt Bch Rd to Immokalee Rd
64
3,000
DIR
14,500
C
17,500
Triangle Btvd Price St
200
R
6,000
RIC
6,000
New Golden Gate Bridges (11)
15,476
DIC
6,12n
DIC
16,mn
DfC
39,596
47th Ave NE
9,000
DIC
9,000
10th Street NE Bridge
%030
DIC
9,030
Sidewalks
1
1,6271
WC
1 1,311
DIC
1 1,997
DIC
1 2,530
DIC
1 2,535
DIC
1 10,000
Golden Gate Blvd 20th St to Everglades
21,935
RAI iC
-
Orange Blossom (Airport to Livingston)
200
S
-
-
Veterans Memorial
400
R
3,6UU
KID
8,8W
C
12,400
Vanderbilt Beach Rd (US41 to E of Goodlette)
800
D
500
D1R
%900
C
9,400
G oodlard Road (CR 92A) Roadway Improvements
1,400
DAM
2,000
A
4,100
C
6,100
ippoorwill
300
4,000
WC
4,000
Wilson Benfield Ext (Lord's way to City Gate N)
3,487
SfC
7,000
C
1,000
RIA
1,000
WA
1,000
WA
1,000
RIA
11,000
Ruston Pointe
1411
C
15n
C
15n
Oil well (Everglades to Oil well Grade)
5,832
608
A
300
A
300
A
300
A
300
A
1,809
Tiger Grant
Z852
605
635
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%000
C
0,000
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3,200
DIA
7,000
RIA
4,900
A
15,100
Randall BlvdAmmkto Oil well
232
1,500
A
1,500
Belle Meade
311
3"
Goodlette Rd (VBR to Immokalee Rd)
2,000
RIA
5,500
DAtMVA
6,750
A
14,250
Green Blvd (Santa Barbara Blvd to Sunshine)
500
S
500
Wilson Blvd (GG Blvd to Immokalee)
2,000
A
10,000
DIA
10,000
C
22,000
aiderbi0 Bch Rd (16th to Everglades)
2,B00
DIFUM
11,250
RIA
5,000
RIA
19,050
Massey St
845
DiR
845
Immnkalee Rd (Llvingston to Logan)
I
1,nm
s1A
I
I'm"
Intersections Improvements Shoulder Widening
Z112
-
375
300
300
550
1,525
Pine Ridge Rd Turning Ln
1,590
-
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2, 148
DC
-
ImmukaleaMkodcrest Imp
1,000
DC
-
de Blvd (Collier to 23rd St S.W.) Shoulders
175
D
-
16th Ave (13th St SWto 23rd St SW Shoulders
150
D
1,350
C
1,500
Corkscrew Rd (Lee County Line) Shoulders
1,200
C
1,200
Oil well Rd (Camp Keais Rd to SR 29) Shoulders
900
WC
900
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100
D
900
C
900
St Andrews Safety
534
DC
-
ImmWICR951 Broken Back Intersection
1,109
DC
-
Lake Trafford @ 19th St
2
DC
-
Raidall Blvd (Irrmk Rd to Desoto Blvd)Shoulder
100
DC
1,450
C
1,550
Corkscrew Rd (Lee Cnty Lineto SR02 Curve)
1,400
C
-
Randall Blvd at Everglades Blvd
625
DC
350
C
975
Immk Rd at Northbrooke DrlTapon Bay Btvd
1,000
DC
1,000
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1,600
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1,600
LAPS
13"
-
Tree ForniMbodcrest
1,034
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423
-
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339
-
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545
-
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3
-
Contingency
Total1
7 861
1
1 51,3751
151,406
1
1 71,973
1
1 67,0451
50,995
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Trebilcock Consulting Solutions, PA P a g e 1 53
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Trebilcock Consulting Solutions, PA P a g e 1 54
NC Square MPUD — GMPA/PUDZ — TIS — July 2020
Apuendix E:
Collier County Transportation Element Map TR-7 -
Excerpt
Trebilcock Consulting Solutions, PA P a g e I SS
NC Square UPU D-Gum/ u z-2«-2lyAA
Tmbca Dsumq Solutions, PA Paae1k
EXHIBIT V.C.1
IMMOKALEE SQUARE MPUD
COLLIER COUNTY
ENVIRONMENTAL DATA REPORT
Revised March 2019
Prepared For:
Immokalee Square, LLC
c% Nian Custom Homes, Inc.
2055 Trade Center Way
Naples, Florida 34109
(239) 260-1523
Prepared By:
Passarella & Associates, Inc.
13620 Metropolis Avenue, Suite 200
Fort Myers, Florida 33912
(239) 274-0067
Project No. 15TFL2408
TABLE OF CONTENTS
Page
Introduction....................................................................................................................................1
EnvironmentalData Author...........................................................................................................1
VegetationDescriptions.................................................................................................................1
ListedSpecies Survey....................................................................................................................3
Native Vegetation Preservation.....................................................................................................3
References......................................................................................................................................4
[I
LIST OF TABLES
Page
Table 1. Existing Land Use and Cover Summary................................................................2
Table 2. On -Site Preserve Native and Non -Native Habitat Types and Acreages................4
ii
LIST OF EXHIBITS
Page
Exhibit 1. Project Location Map.........................................................................................El-1
Exhibit 2. Environmental Data Submittal Preparer's Resume ........................................... E2-1
Exhibit 3. Aerial with FLUCFCS Map...............................................................................E3-1
Exhibit 4. Listed Species Survey Report............................................................................E4-1
Exhibit 5. Native Vegetation Map...................................................................................... E5-1
Exhibit 6. On -Site Preserves Map...................................................................................... E6-1
Exhibit 7. Preserve and Listed Species Management Plan.................................................E7-1
iii
INTRODUCTION
The following environmental data report is provided in support of the Growth Management Plan
Amendment (GMPA) and Planned Unit Development (PUD) for the proposed Immokalee
Square Mixed -Use Planned Unit Development (MPUD)/Immokalee Square Mixed -Use
Subdistrict (Project). If approved, the GMPA and PUD would allow the Project area to be
removed from the Rural Fringe Mixed Use Overlay (RFMUO) subdistrict and accommodate
commercial and multi -family uses on the site. The following information is being provided in
accordance with the Collier County Environmental Data Submittal Requirements outlined in
Section 3.08.00(A) of the Collier County Land Development Code (LDC).
The Project totals 24.40± acres and is located in Section 29, Township 48 South, Range 27 East,
Collier County (Exhibit 1). More specifically, it is located at the southwest corner of the
intersection of Immokalee Road and Catawba Street. The Project is bordered by Immokalee
Road and the residental and golf course community of Twin Eagles to the north; Catawba Street
and Crawford Landscape Nursery to the east and southeast; the residential development Twin
Eagles South, currently under construction, to the south and southwest; and an Immokalee Road
stormwater detention area to the northwest.
The following environmental data report includes details regarding the author of this report,
vegetation descriptions for the various habitats on -site, results of the listed species survey
conducted by Passarella & Associates, Inc. (PAI) in July 2018, and the Project's native
vegetation preservation information.
ENVIRONMENTAL DATA AUTHOR
This environmental data report was prepared by Michael Myers. He satisfies the environmental
credential and experience requirements for preparing the report, per Section 3.08.00(A)2 of the
Collier County LDC.
Mr. Myers is a Senior Ecologist with PAI and has over 26 years of experience in the
environmental consulting industry. He holds a Bachelor of Science degree from Michigan State
University in Wildlife Biology and Management. His resume is attached as Exhibit 2.
VEGETATION DESCRIPTIONS
The Project's existing land use consists of undeveloped, forested upland habitat with varying
degrees of exotic infestation. The vegetation mapping of the subject property was conducted
using Collier County December 2017 rectified color aerials (Scale: V = 100'). Groundtruthing
to map the vegetative communities was initially conducted on November 6, 2015 and updated on
July 5, 2018 utilizing the Florida Land Use, Cover and Forms Classification System (FLUCFCS)
Levels III and IV. Level IV FLUCFCS was utilized to denote hydrological conditions and
disturbance. Exotic, or "E," codes were used to show levels of exotic species invasion (e.g.,
Brazilian pepper (Schinus terebinthifolius)). AutoCAD Map 3D 2017 software was used to
determine the acreage of each mapped polygon, produce summaries, and generate the final
FLUCFCS map (Exhibit 3).
A total of five vegetative associations (i.e., FLUCFCS codes) were identified on the property.
The dominant habitat types on the site are Cypress, Disturbed and Drained (25-49% Exotics)
(FLUCFCS Code 6215 E2) (63.8 percent of the site) and Pine, Disturbed (25-49% Exotics)
(FLUCFCS Code 4159 E2) (17.8 percent of the site). Exotic vegetation documented on -site
includes, but is not limited to, Brazilian pepper and strawberry guava (Psidium cattleyanum).
The degree of exotic infestation ranges from 0 to 75 percent cover.
Surrounding land use practices, such as the construction of the Cocohatchee Canal, have
significantly altered the hydrologic regime of the area, with draining effects resulting in a relic
wetland system within the Project site. The Project site was confirmed to be comprised entirely
of upland habitat by the South Florida Water Management District (SFWMD) through a Formal
Wetland Determination (Permit No. 11-100754-P) issued November 29, 2018, and by the U.S.
Army Corps of Engineers (COE) through an Approved Wetland Determination (Project No.
SAJ-2018-02547 (NPR-RMG)), by letter dated October 26, 2018.
The resulting acreage and a description for each FLUCFCS classification is provided in Table 1
and the vegetation composition for each community type follows.
Table 1. Existing Land Use and Cover Summary
FLUCFCS
Code
Description
Acreage
Percent
of Total
4159 E2
Pine, Disturbed 25-49% Exotics
4.34
17.8
4279 E2
Live Oak, Disturbed 25-49% Exotics
1.28
5.2
4289 E3
Cabbage Palm, Disturbed 50-75% Exotics
2.58
10.6
6215 E2
Cypress, Disturbed and Drained 25-49% Exotics
15.56
63.8
6215 E3
Cypress, Disturbed and Drained 50-75% Exotics
0.64
2.6
Total
24.40
100.0
Pine, Disturbed (25-49% Exotics) (FLUCFCS Code 4159 E2)
This upland habitat is situated along the property's northeast boundary and occupies 4.34± acres
or 17.8 percent of the property. The canopy is dominated by slash pine (Pinus elliottii) with
scattered cabbage palm (Sabal palmetto). The sub -canopy is dominated by cabbage palm with
slash pine, Brazilian pepper, and scattered dahoon holly (Ilex cassine). Ground cover included
saw palmetto (Serenoa repens), muscadine grape (Vitis rotundifolia), poison ivy (Toxicodendron
radicans), greenbriar (Smilax sp.), Virginia creeper (Parthenocissus quinquefolia), American
beautyberry (Callicarpa americana), and scattered ground orchid (Habenaria sp.).
Live Oak, Disturbed (25-49% Exotics) (FLUCFCS Code 4279 E2)
This upland habitat is found along the site's northern boundary and occupies 1.28± acres or 5.2
percent of the property. The canopy is dominated by live oak (Quercus virginiana) with cabbage
palm. The sub -canopy includes wax myrtle (Morella cerifera), Simpson's stopper (Myrcianthes
fragrans), and Brazilian pepper. The ground cover is comprised of wild coffee (Psychotria
2
nervosa), swamp fern (Blechnum serrulatum), strap fern (Campyloneurum phyllitidis), sword
fern (Nephrolepis cordifolia), caesarweed (Urena lobata), and American beautyberry.
Cabbage Palm, Disturbed (50-75% Exotics) FLUCFCS Code 4289 E3)
This upland habitat is located on the northwest side of the site and occupies 2.58± acres or 10.6
percent of the property. The canopy and sub -canopy strata are dominated by cabbage palm. The
sub -canopy also includes Brazilian pepper, with scattered live oak and bald cypress (Taxodium
distichum). The ground cover is dominated by sword fern with wild coffee, caesarweed,
muscadine grape, and lantana (Lantana camera).
Cypress, Disturbed and Drained (25-49% Exotics) (FLUCFCS Code 6215 E2)
This upland habitat is located on the southern and central portions of the property and occupies
15.56± acres or 63.8 percent of the site. The canopy of this habitat is dominated by bald cypress
along with cabbage palm. The sub -canopy is dominated by cabbage palm along with scattered
strangler fig (Ficus aurea), strawberry guava, hog plum (Ximenia americana), citrus (Citrus
spp.) and Brazilian pepper. The ground cover includes wild coffee, caesarweed, American
beautyberry, swamp fern, and scattered Boston fern (Nephrolepis exaltata).
Cypress, Disturbed and Drained (50-75% Exotics) (FLUCFCS Code 6215 E3)
This upland habitat is located on the northwest corner of the property and occupies 0.64f acre or
2.6 percent of the site. The vegetative composition is similar to that of FLUCFCS Code 6215
E2; however, this community contains 50 to 75 percent cover of exotic species.
LISTED SPECIES SURVEY
A listed plant and wildlife species survey was conducted by PAI for the Project site on July 5,
2018 in accordance with the requirements outlined in Section 3.08.00(A)4.b. of the LDC. No
listed species or their sign were identified on the property during the survey. The Collier County
Listed Species Survey Report for the Project is provided as Exhibit 4.
NATIVE VEGETATION PRESERVATION
The 24.40± acre site contains all native vegetation, as defined by the LDC (Exhibit 5). The
proposed Project will remain consistent with the preservation standards outlined in LDC Section
3.05.07 C.1, requiring 40 percent of the on -site native vegetation to be retained (not to exceed 25
percent of the total site area). This equates to a 6.10± acre preserve requirement for the Project
(i.e., 24.40± acres of native vegetation x 25 percent = 6.10± acres of preserve). Table 2 provides
a summary of the native vegetation communities on -site and the native vegetation preservation
calculation.
K
Table 2. On -Site Preserve Native and Non -Native Habitat Types and Acreages
FLUCFCS
Code
Description
Native
Vegetation
Acreage*
Non -Native
Vegetation
Acreage
4159 E2
Pine, Disturbed 25-49% Exotics
4.34
-
4279 E2
Live Oak, Disturbed 25-49% Exotics
1.28
-
4289 E3
Cabbage Palm, Disturbed 50-75% Exotics
2.58
-
6215 E2
Cypress, Disturbed and Drained 25-49% Exotics
15.56
-
6215 E3
Cypress, Disturbed and Drained 50-75% Exotics
0.64
-
Total
24.40
0.00
*Minimum Retained Native Vegetation Requirement = 6.1 Acres
(Native Vegetation Acreage 24.40 Acres x 25 Percent)
The Conceptual Master Plan identifies 6.20± acres of preserve area for the Project. The
Conceptual Master Plan proposes to establish two preserve areas: one in the northwest corner of
the site (2.61± acres) along Immokalee Road, and the second along the south boundary line
(3.59± acres), to further buffer the Project from Twin Eagles South and to adjoin the off -site
preserve to the east (Exhibit 6). The intent of two preserve areas is to satisfy the Preservation
Standards as outlined in Sections 3.05.07.4 and .5 of the LDC. The northwest preserve area will
retain a small live oak or hardwood hammock that contained one archaeological site (8CR1502)
that was tested during a Phase I cultural resource assessment by Archaeological and Historical
Conservancy, Inc. (refer to Davidson Engineering, Inc. submittal for copy of Phase I
assessment). The second preserve area will adjoin the off -site conservation area located to the
site's east, on Crawford Landscape Nursery. All of the prohibited exotics will be removed from
the preserve areas, and a management plan is provided (Exhibit 7), per Collier County's LDC
requirements.
REFERENCES
Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification
System. Procedure No. 550-010-001-a. Second Edition.
12
EXHIBIT 1
PROJECT LOCATION MAP
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EXHIBIT 2
ENVIRONMENTAL DATA SUBMITTAL
PREPARER'S RESUME
Michael A. Myers
Senior Vice President
November 1996 - Present
Senior Vice President for Passarella & Associates, Inc., an ecological consulting firm providing environmental and
ecological services. Services include state, federal, and local permitting; agency negotiations; presentations for
planning, zoning, and board of county commissioner hearings; environmental impact assessments; ecological
assessments; listed species surveys, permitting and relocation; state and federal wetland jurisdictionals; wetland
mitigation assessments, design, permitting and construction observations; and environmental project management.
REPRESENTATIVE PROJECT EXPERIENCE
AVIATION
Naples Municipal Airport, Collier County
Wetland jurisdictional determinations, wetland mitigation
assessment, and state and federal permitting for the hoof
acre airport.
Pine Island Airpark, Lee County
Environmental project management, wetland jurisdictional
determinations, listed species surveys, bald eagle consultation
with the U.S. Fish and Wildlife Service, and state and federal
permitting for the lot acre airport.
COMMERCIAL & RESIDENTIAL DEVELOPMENT
Freshman Daniels/Waterstone, Lee County
Environmental project management, vegetation mapping,
wetland mitigation assessment, wetland mitigation design,
listed species surveys, species specific surveys, state and
federal permitting, Lee County zoning review, and Lee
County Hearing Examiner presentation for the 44f acre
project.
Arborwood, Lee County
Environmental project management; state and federal
permitting; wetland mitigation assessment, design, and
monitoring; species specific surveys; consultation with the
U.S. Fish and Wildlife Service; and Lee County Hearing
Examiner presentation for the 2,534t acre project.
Daniels Marketplace, Lee County
Environmental project management; state and federal
permitting; wetland mitigation assessment, design, and
monitoring; listed species survey and species specific surveys;
and Lee County Hearing Examiner presentation for the 59f
acre project.
Cypress Hammock, Lee County
Environmental project management; state and federal
permitting; wetland mitigation assessment, design, and
monitoring; listed species survey and species specific surveys;
and Lee County Hearing Examiner presentation for the 26t
acre project.
Hunter's Ridge Golf Course, Lee County
Wetland mitigation monitoring for the 270t acre project.
Carefree Resort of Southwest Florida, Lee County
Environmental project management; state, federal, and local
permitting; agency negotiation; mitigation design; and
construction observations for the 50f acre mobile home and
RV development.
Retreat Golf Course, Lee County
Environmental project management, state and federal
permitting, wetland jurisdictional determinations, and listed
species surveys for the 18of acre project.
Airport Technology Center, Lee County
Environmental project management; state and federal
permitting; wetland mitigation assessment, design, and
monitoring; listed species survey and species specific surveys;
and Lee County Hearing Examiner presentation for the 171f
acre project.
Verandah, Lee County
State and federal permitting, county zoning review, wetland
mitigation assessment, and U.S. Fish and Wildlife Service
Section 7 Consultation for the 1,454f acre residential and golf
course project.
Sun City, Lee County
State and federal permitting and U.S. Fish and Wildlife
Service Section 7 Consultation for the 1,o17t acre residential
and golf course development.
Hideout Golf Course, Collier County
Vegetation mapping, listed species survey, wetland
jurisdictional determinations, wetland mitigation assessment,
red -cockaded woodpecker foraging surveys, state and federal
permitting, and federal negotiations for red -cockaded
woodpeckers on the 19ot acre project.
Glen Eden on the Bay, Collier County
Environmental project management, state and federal
permitting, agency negotiations, wetland mitigation
assessment, and off -site wetland mitigation for the 40t acre
residential development project.
PASSARELLA
Con. g'°ging
SSOCIATES X
Offices in Florida and South Carolina
13620 Metropolis Avenue • Suite 200 • Ft. Myers, FL 33912 1 505 Belle Hall Parkway • Suite 102 • Mt. Pleasant, SC 29464
www.passarella.net
Michael A. Myers
Senior Vice President
CONSERVATION BANKS
Florida Panther Conservation Bank, Hendry County
Permitting and agency consultation for the 1,971t acre first
U.S. Fish and Wildlife Service approved Florida panther
conservation bank.
Florida Panther Conservation Bank II, Hendry County
Permitting and consultation with the U.S. Fish and Wildlife
Service for the 472t acre conservation bank.
INSTITUTIONAL
Collier County Public Schools, Collier County
Environmental permitting and monitoring services on
numerous public school sites in Collier County.
Golden Gate High School, Collier County
Environmental site assessment, wetland jurisdictional
determinations, School Board Review approval, species
specific surveys, state and federal permitting, U.S. Fish and
Wildlife Service Section 7 Consultation, gopher tortoise
permitting and relocation services, and general consultation
for the 61f school site.
Bethune Education Center, Collier County
Listed species survey, wetland jurisdictional determinations,
School Board Review approval, state and federal permitting,
U.S. Fish and Wildlife Service approval via technical
assistance, State Historic Preservation Officer Determination,
and general consultation for environmental permitting for the
6f acre project.
ROAD PROJECTS
Bonita Beach Road
State and federal permitting, vegetation mapping, listed
species survey, wetland delineation, and mitigation
assessment for the 19f acre road project.
Bonita Beach Road Sections 4 and 5
State and federal permitting, vegetation mapping, and listed
species survey for the 41f acre road project.
WETLAND MITIGATION BANKS
Bullfrog Bay Mitigation Bank, Polk County
State permitting, wetland mitigation assessment, wetland
mitigation design, and mitigation monitoring for the 426f
acre project.
OTHER
Bonita Springs Utilities Bonita Beach Road East Water
Storage Tank, Lee County
Environmental project management, vegetation mapping,
state, federal, and local permitting, wetland mitigation
design, listed species survey, wetland monitoring, and Lee
County Hearing Examiner presentation for the 14f acre
project.
Bonita Springs Fire Station No. 4, Lee County
Environmental project management, vegetation mapping,
state and federal permitting, wetland mitigation design, listed
species survey, wetland monitoring, and Lee County Hearing
Examiner presentation for the 14t acre project.
Florida Gulf Coast University, Lee County
Vegetation mapping, ecological assessment, and state
permitting for the 40t acre student housing project.
U.S. Fish and Wildlife Service Beautiful Pawpaw Monitoring
and Reporting, Lee and Charlotte Counties
Monitoring and report preparation on the listed species,
Beautiful pawpaw for the U.S. Fish and Wildlife Service in Lee
and Charlotte Counties.
Florida Department of Environmental Protection Cape
Romano Acquisition Area, Collier County
Wetland jurisdictional determinations for real estate
assessment maps for the Florida Department of
Environmental Protection Soot acre acquisition area.
Lee County Emergency Operation Center, Lee County
State and federal permitting, U.S. Fish and Wildlife Service
Section 7 Consultation, Collier County Environmental Impact
Statement, wetland jurisdictional determination, wetland
mitigation assessment, and wetland mitigation design for the
34f acre school facility.
PREVIOUS EXPERIENCE
Ecologist III, Environmental Field Supervisor
Johnson Engineering, Inc.
(September 1992 - November 1996)
Member of the firm's environmental section. Supervisor for
ecological field studies, environmental planning, and
regulatory agency coordination. Performed wetland
jurisdictional determinations, protected species surveys,
regulatory permitting, and wetland mitigation design and
monitoring.
2 1 Page
Michael A. Myers
Senior Vice President
Representative Projects
Estero Pointe Property, Lee County
Field supervisor and ecological assessment (vegetation
mapping, jurisdictional wetland determinations, and
protected species surveys) for the 800± acre project.
Florida Department of Transportation Alternative US 41
Extension from South of Six Mile Cypress to Business US 41,
Lee County
Ecological assessment (vegetation mapping) for the road
extension project.
Old Town Commercial and Residential Development, Lee
County
Ecological assessment (vegetation mapping), state and
federal permitting, and wetland mitigation design for the
200± acre project.
Baylanding Commercial and Residential Development,
Lee County
Ecological assessment (vegetation mapping, wetland
jurisdictional determinations, and protected species surveys)
and state, federal, and local permitting for the 6o± acre
project.
Fisher Parcel, Lee County
Ecological assessment (vegetation mapping and wetland
jurisdictional determinations) and state and federal
permitting for the 7o± acre project.
DSA Proposed Mining Operation, Collier County
Environmental assessment (wetland jurisdictional
determination) for the 36o± acre project.
Lee County Boot Camp Site, Lee County
Environmental assessment (wetland jurisdictional
determination and protected species survey) for the 8o± acre
project.
4± Acre Residential Home Site, Lee County
Environmental assessment (protected species survey) and
agency coordination for gopher tortoise take permit for the 4±
acre project.
OBP Regional Mall Site, Collier County
Environmental assessment (wetland jurisdictional
determination) for the 200± acre project.
406± Acres in North Cape Coral, Lee County
Ecological assessment assistance (vegetation mapping,
wetland jurisdictional determinations, and listed species
surveys) for the 4o6± acre project.
Hookers Prairie Mitigation Site, Polk County
Third annual wetland monitoring reportfor IMCFertili7er,
Inc.'s 125± acre mitigation site.
Florida Department of Transportation Widening of SR 72,
Sarasota County
Wetland mitigation monitoring/permitting for the road
widening project.
Market Place DRI, Lee County
Gopher tortoise relocation for the 6o± acre project.
Florida Cities Water Company Green Meadows Wellfield,
Lee County
Wetland monitoring for the wel field.
Lee County Department of Transportation Daniels Road
Widening, Lee County
Wetland mitigation inspections for the 30± acre mitigation
site.
Florida Department of Transportation 951 Widening South
of US 41, Collier County
Construction inspections for the road widening project.
City of Cape Coral Del Prado Boulevard Extension, Lee
County
Ecological assessments (vegetation mapping, listed species
surveys, and wetland jurisdictional determinations), state and
federal permitting, and wetland mitigation design for the
road extension project.
Omni Interstate Park, Lee County
Wetland monitoring for the 6o± acre mitigation site.
Health Park Florida DRI, Lee County
Wetland mitigation design, wetland monitoring, wetland
jurisdictional determinations, state and federal permitting,
and mitigation construction observations for the 400± acre
project.
River Run, Lee County
Wildlife surveys for the 1,1oo± acre project.
CONTINUING EDUCATION
Hydric Soils and Fall Grass Identification Workshop,
Hillsborough River State Park, Florida (2013)
Audubon's Shorebird and Seabird Identification Class
(2012)
ULI Southwest Florida "Mitigation Matters" (201 1)
Fort Myers Lower West Coast Partnering - South Florida
Water Management District (2009, 2010)
Proposed Changes to Florida's Water Quality Regulations
and Economic Impacts on Southwest Florida (2010)
3 1 Page
Michael A. Myers
Senior Vice President
Endangered Species & Renewable Energy Development
(2009)
Exotic Species Workshop (2009)
Future of Master Planned CommLnities in Southwest
Florida (2009)
The Road to Recovery, Infrastructure Leads the Way
(2009)
U.S. Army Corps of Engineers Regulatory Road Show
(2008)
Panther Mitigation Workshop (2007)
Florida Uniform Mitigation Assessment Method (UMAM),
South Florida Water Management District (2005)
Scrub Plant Seminar with Dr. George Wilder (2004)
Oak Trees of Lee and Collier Counties with Dr. George
Wilder (2004)
Florida Gulf Coast University Plant Identification Course
(2003)
Master Wildlifer Program (2003)
Ted Below, Shorebird Seminar (1998)
Dr. David Hall, Grasses, Sedges and Rushes Plant
Identification Workshop (1996)
Dr. David Hall, Sedges and Rushes Plant Identification
Workshop (1995)
Dr. David Hall, Plant Identification Workshop (1993)
Native Plant Society Annual Conference (1993)
Florida Department of Environmental Protection Wetland
Delineation Workshop (1993)
Dr. Victor Carlisle Hydric Soils Workshop (1993)
Florida Chamber's Environmental Permitting Short Course
(1993)
PRESENTATIONS
American Society of Civil Engineers
Presentation on Bald Eagle Protection Regulations
(2007)
Southwest Florida Association of Environmental
Professionals
Presentation on Bald Eagle Protection Regulations
(2007)
Florida Zoning and Planning Association
Presentation on Bald Eagle Protection Regulations
(2007)
EDUCATION
Bachelor of Science, Wildlife Biology & Management 1980
Michigan State University, East Lansing, Michigan
CERTIFICATIONS
Certified Wetland Delineator, U.S. Army Corps of
Engineers
Certified to Perform Generic Gopher Tortoise Relocations
by the Florida Fish and Wildlife Conservation
Commission
Certified in Basic First Aid by the South Fort Myers Fire
Department
PROFESSIONAL ASSOCIATIONS
Florida Association of Environmental Professionals
President of Southwest Florida Chapter (1996 - 1998)
State Board of Directors (1996 - 1998)
Local Board of Directors (1994- 1998)
Florida Native Plant Society
Society of Wetland Scientists
Lee County Eagle Technical Advisory Committee
(2007 - Present)
4 1 Page
EXHIBIT 3
AERIAL WITH FLUCFCS MAP
EXHIBIT 4
LISTED SPECIES SURVEY REPORT
IMMOKALEE SQUARE MPUD
LISTED SPECIES SURVEY REPORT
January 2019
INTRODUCTION
This report documents the results of the listed species survey conducted by Passarella &
Associates, Inc. (PAI) on July 5, 2018 for Immokalee Square Mixed -Use Planned Unit
Development (MPUD) (Project). The Project includes a proposed commercial and multi -family
development with associated infrastructure and stormwater management system. The purpose of
the survey was to review the Project area for plant and wildlife species listed by the Florida Fish
and Wildlife Conservation Commission (FWCC), the Florida Department of Agriculture and
Consumer Services, and the U.S. Fish and Wildlife Service (USFWS) as endangered, threatened,
species of special concern, or commercially exploited. The survey was also conducted to be
consistent with Sections 3.08.00 and 3.04.03 of the Collier County Land Development Code
(LDC).
The Project totals 24.40± acres located in Section 29, Township 48 South, Range 27 East, Collier
County (Figure 1). More specifically, the property is located in the southwest corner of the
intersection of Immokalee Road and Catawba Street, approximately 6.6 miles east of Interstate
75. The Project is bordered by Twin Eagles, a residential golf community to the north across
Immokalee Road (State Road 846); Crawford Landscape Nursery to the east and southeast; Twin
Eagles South, a future residential community currently under construction, to the south and west;
and a detention area that is part of the Immokalee Road stormwater management system to the
west.
The results of the July 5, 2018 survey identified no listed species or their sign on the property.
METHODOLOGY AND DISCUSSION
The listed plant and wildlife species survey included an on -site review conducted on July 5, 2018
and subsequent literature search for local, state, and federal listed species. The results of the on -
site review found no listed wildlife species or its signs (i.e., tracks, burrows, scat, calls, etc.).
The literature search found no documented occurrences for listed wildlife species on the property
and the Project is not located within designated critical habitat for any listed wildlife species.
The literature search involved an examination of available information on protected species in
the Project's geographical region. The literature sources reviewed include Florida's Endangered
and Threatened Species list (FWCC 2017); Florida Atlas of Breeding Sites for Herons and Their
Allies (Runde et al. 1991); USFWS Habitat Management Guidelines for the Bald Eagle in the
Southeast Region (1987); the Florida Panther Habitat Preservation Plan (Logan et al. 1993); the
Landscape Conservation Strategy Map (Kautz et al. 2006); and the USFWS and/or the FWCC
databases for telemetry locations of the Florida panther (Puma concolor coryi), bald eagle
E4-1
(Haliaeetus leucocephalus), red -cockaded woodpecker (Picoides borealis) (RCW), Florida black
bear (Ursus americanus floridanus), Florida scrub jay (Aphelocoma coerulescens), and wading
bird rookeries, such as the wood stork (Mycteria americana), in Collier County. The results of
the literature search found no documented occurrences of listed wildlife species on -site (Figure
2).
The wildlife agencies' database information is updated on a periodic basis and is current through
different dates, depending on the species. The FWCC information is current through the noted
dates for the following four species: Florida panther telemetry — June 2017; bald eagle nest
locations — April 2016; black bear telemetry — December 2007; and RCW locations — August
2017.
As previously noted, the results of the literature search found no documented occurrences of
listed wildlife species on -site (Figure 2). The closest documented bald eagle nests is located two
miles to the southwest of the Project. The nest distance is beyond the USFWS and the FWCC
recommended 660-foot buffer protection zone for active and alternate bald eagle nests. The bald
eagle is not a listed species but is protected under the Bald and Golden Eagle Protection Act and
the Migratory Bird Treaty Act.
No RCW colonies or cavity trees have been documented within the Project area, per the FWCC
database (Figure 2). The USFWS considers suitable habitat for the RCW to include any forested
community with pines in the canopy that encompasses more than 10.0± acres (i.e., includes both
on -site and off -site). Although the Project area does have canopy pine trees, no cavities were
noted in living pines during the survey and no sightings were documented in the area. The RCW
is a state and federally listed endangered species.
The literature search confirmed that the Project is located within the 30-kilometer (18.6-mile)
core foraging area for two documented wood stork rookeries (No. 619018 and Barron Collier)
(Figure 3). The wood stork is a state and federally listed threatened species. The wetlands that
historically existed on the site have been effectively drained and are infested with exotic species,
such as Brazilian pepper (Schinus terebinthifolius), and are heavily overgrown with cabbage
palm (Sabal palmetto) in the mid -story. As a result, it is not expected that wood storks will
access and utilize this habitat.
The FWCC database contains no documented Florida black bear radio -telemetry locations
on -site (Figure 2). The closest telemetry point is located over two miles northwest of the Project
area. The Florida black bear was delisted by the FWCC in August 2012.
No Florida panther telemetry is located on -site (Figure 2). The closest panther telemetry point is
located approximately three-quarters of a mile northeast of the Project site, across Immokalee
Road. The property, however, is located within the Florida Panther Secondary Zone (Kautz et al.
2006) of the Panther Focus Area (Figure 4). The Florida panther is a state and federally listed
endangered species.
The July 5, 2018 field survey methodology consisted of qualified ecologists walking parallel belt
transects across the property (Figure 5). The transects were generally walked approximately 100
E4-2
feet apart, depending on habitat type and visibility. The weather during the July 5, 2018 survey
was clear to partly cloudy with calm to light wind. The temperatures ranged from the mid-80s to
low 90s. The survey began around 10:15 a.m. and ended at approximately 2:30 p.m.
RESULTS
The results of the July 5, 2018 survey identified no listed species or their sign. The literature
search of the wildlife agencies' databases also found no documented occurrences for listed
species within the Project area. The Project site is located within the USFWS Panther Secondary
Zone and Focus Area. It is located within the core foraging area of two wood stork colonies but
is not located in the vicinity of any documented active RCW colonies or bald eagle nests.
REFERENCES
Florida Fish and Wildlife Conservation Commission. 2017. Florida's Endangered and
Threatened Species. Official Lists, Bureau of Non -Game Wildlife, Division of Wildlife.
Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida.
Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti,
R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape -scale
conservation for the Florida panther. Biological Conservation, Volume 130, Issue 1,
Pages118-133.
Logan, Todd, Andrew C. Eller, Jr., Ross Morrell, Donna Ruffner, and Jim Sewell. 1993. Florida
Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife
Service. Gainesville, Florida.
Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of
Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife
Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission.
Tallahassee, Florida.
U.S. Fish and Wildlife Service. 1987. Habitat Management Guidelines for the Bald Eagle in the
Southeast Region.
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PANTHER ZONES
® PRIMARY ZONE
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NOTES
PANTHER FOCUS AREA WAS ACQUIRED
FROM THE USFWS FTP SITE MARCH 2O07.
PRIMARY AND SECONDARY ZONES WERE
ACQUIRED FROM (KAUTZ ET AL. 2006).
PROJECT LOCATION
FIGURE 4. PANTHER ZONES WITH PANTHER FOCUS AREA H.H. E EDGY D 3/1$ POPASSARELLA
M.A.M. 7/3/18 SL ASSQCIATES
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FIGURE 5. AERIAL WITH SURVEY TRANSECTS REVIEWED BY DATE
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URVEY
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THE
COLLIER COUNTY PROPERTY APPRAISER'S OFFICE WITH
A FLIGHT DATE OF DECEMBER 2017.
PROPERTY BOUNDARY PER DAVIDSON ENGINEERING
DRAWING NO. E-256-P571-I8-434 IMMOKALEE SOUARE.DWG
DATED JANUARY 2, 2019.
OPPASSARELLA
asu1fnE & ASSOCIATES �
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EXHIBIT 5
NATIVE VEGETATION MAP
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EXHIBIT 6
ON -SITE PRESERVES MAP
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EXHIBIT 7
PRESERVE AND LISTED SPECIES MANAGEMENT PLAN
IMMOKALEE SQUARE MPUD
PRESERVE AND LISTED SPECIES MANAGEMENT PLAN
March 2019
INTRODUCTION
The following details the preserve and listed species management plan for Immokalee Square
Mixed -Use Planned Unit Development (MPUD) (Project), a 24.40± acre commercial and multi-
family residential project located in Section 29, Township 48 South, Range 27 East, Collier
County. The plan has been prepared in accordance with Collier County Land Development Code
(LDC) Chapter 3.04.00.
The Project includes a total of 6.20± acres of native preservation split between two areas (Note:
6.10± acres is needed to satisfy the County's minimum native vegetation preservation
requirement). The Conceptual Master Plan proposes a preserve located in the northwest corner of
the site (2.61f acres) along Immokalee Road, and the second along the south boundary line
(3.59± acres) next to Twin Eagles South and abutting the off -site preserve to the east on
Crawford Landscape Nursery. The preserve areas will include enhancement activities in the form
of exotic vegetation removal, along with placement under a record conservation easement
granted to the Collier County. This will ensure that the preserve remains in a natural state in
perpetuity.
EXOTIC REMOVAL
The preserve areas will be enhanced through the hand removal/treatment of exotic vegetation.
The exotic plant species to be removed from the preserve areas include, but are not limited to,
melaleuca (Melaleuca quinquenervia), Brazilian pepper (Schinus terebinthifolius), strawberry
quava (Psidium cattleyanum), caesarweed (Urena lobata), air potato (Dioscorea bulbifera), and
downy rose -myrtle (Rhodomyrtus tomentosa).
Hand treatment of exotic and nuisance plant species will include one or more of the following
methods: (1) cut exotics within 12 inches of ground elevation, hand remove cut vegetation, and
treat remaining stump with approved herbicide; (2) foliar application of approved herbicide to
exotic saplings; (3) foliar application of approved herbicide or hand pulling of exotic seedlings;
and (4) foliar application of approved herbicide to nuisance and exotic grasses. Cut exotic
vegetation debris will be removed from the site.
Application of Environmental Protection Agency approved herbicides will be executed under the
supervision of a state licensed pesticide applicator in accordance with the applicable material
safety data sheets and label directions. Care will be taken to reduce damage to non -target native
species to the maximum extent practical.
E7-1
Exotic vegetation species to be controlled include Category I and II species listed by the Florida
Exotic Pest Plant Council. Nuisance plants reaching a problematic, invasive level will also be
controlled to reasonable and achievable levels (not dominating any one area of the preserve, as
appropriate for the habitat type/target habitat of the area and associated potential wildlife usage).
INSPECTIONS AND MONITORING
The Preserve Manager will conduct qualitative monitoring of the preserve areas annually, at a
minimum. The vegetation will be monitored following enhancement activities and will include a
review of the canopy, sub -canopy, and ground cover strata. Monitoring will identify areas which
may have been missed by landscape/maintenance crews and are in need of treatment. Permanent
fixed-point photograph stations will be established in the two preserve areas to provide photo -
documentation of the condition and appearance of the preserve, as well as any changes taking
place within it. Annual monitoring reports will be prepared for the property owner and kept on
record. The most recent five years of reports will be made available for Collier County's review
upon request.
MAINTENANCE
The preserve area will remain in a natural state in perpetuity and not be disturbed by dredging,
filling, land clearing, or construction related activities. Maintenance will be conducted in
perpetuity to ensure that the preserves are free of exotic vegetation and nuisance vegetation. The
preserve area shall be kept free of refuse and debris. If sod is being used to stabilize the berm
slopes adjacent to the preserve area, native sod grass (i.e., St. Augustine grass (Stenotaphrum
secundatum)) will be used, and maintenance and monitoring of the preserve and development
line boundaries will be conducted to control the spread of the sod grass into the preserve.
Maintenance of the sod will include regular edging and either hand pulling or herbicide treatment
of sod grass which has encroached into the preserve.
PRESCRIBED FIRE
Prescribed burning may be used as a management tool to maintain the native vegetation
communities within the on -site preserve. Prescribed burns help maintain vegetative communities
in their natural state, reduce fuel loads and the danger of wildfire, aid with the eradication and
control of exotic and nuisance vegetation species, and improve wildlife habitat.
Prescribed burning is typically conducted during the winter or early spring when temperatures
are reduced and wind direction is more constant. However, changes in annual weather cycles
determine when burn permits will be available and when burns may be conducted. All required
permits from the appropriate regulatory authorities will be obtained prior to implementation of
prescribed burns. Prior to the prescribed burn, the burn prescription will be forwarded to Collier
County compliance staff for their review and approval.
E7-2
PRESERVE SIGNAGE
Permanent physical markers identifying the boundary of the preserve will be installed along the
limits of the on -site preserve area. Signage will be placed around preserve areas to identify and
protect the preserve during and after construction. In accordance with LDC 3.05.04, the signs
will be no closer than 10 feet from residential property lines, will be limited to a maximum
height of 4 feet and a maximum size of 2 square feet, and spaced no further than 300 feet apart.
PERMITTED USES
Allowable uses within the preserves include those activities required to maintain the preserve
area per the Project's requirements. Prohibited uses include, but are not limited to, construction
or placing of buildings on or above the ground; dumping or placing soil or other substances such
as trash; removal or destruction of trees, shrubs, or other vegetation -- with the exception of
exotic/nuisance vegetation removal; excavation, dredging, or removal of soil material; diking or
fencing; and any other activities detrimental to drainage, flood control, water conservation,
erosion control, or fish and wildlife habitat conservation or preservation.
BIG CYPRESS FOX SQUIRREL MANAGEMENT PLAN
The following plan has been prepared to outline the protection guidelines that will be
implemented for the Big Cypress fox squirrel (Sciurus niger avicennia) prior to, during, and after
construction of the Project, and to address the conservation of fox squirrel habitat on the site.
Pre -Construction Surveys
Although no Big Cypress fox squirrels were observed on -site during the July 2018 listed species
survey, there is the potential for Big Cypress fox squirrels to utilize the site. As such, prior to
commencement of construction activities, the preserve area will be staked in the field and clearly
identified with orange silt fencing or an equivalent barrier. The operation and storage of
construction equipment and the stockpiling of fill and construction material will be prohibited
within the fenced preserve area. The fencing identifying the limits of the preserve will be
maintained for the duration of construction activities.
Also prior to commencement of clearing activities, a survey will be conducted by a qualified
ecologist in the areas that will be cleared in order to identify potential Big Cypress fox squirrel
nests. If potential nests are identified within the clearing limits, observations will be conducted
to determine if the nests are being utilized by Big Cypress fox squirrels. The Florida Fish and
Wildlife Conservation Commission (FWCC) will be notified of nests determined to be utilized
by Big Cypress fox squirrels.
No clearing will be conducted within 575 feet of an active Big Cypress fox squirrel nest tree.
After completion of nesting and observations document that juvenile squirrels have left the nest,
a written request to remove the nest shall be made to the FWCC. After receipt of the written
authorization from the FWCC, the nest tree and buffer can then be cleared.
E7-3
The habitats within the two on -site preserve areas will be enhanced through exotic removal and
protected by placement under a recorded conservation easement. These activities will ensure that
the preserve area will continue to provide foraging and nesting habitat for Big Cypress fox
squirrels.
FLORIDA BLACK BEAR MANAGEMENT PLAN
The informational brochure created by the FWCC and titled "A Guide to Living in Bear
Country" provides background information on the identification, habits, and protection of the
Florida black bear (Ursus americanus floridanus) and will be distributed to future commercial
and residential homeowners, as well as construction/maintenance personnel. The brochure
educates the public about the Florida black bear and how to discourage bears around commercial
business and residential homes. The brochure also provides FWCC contact information for
anyone who may experience bear problems. The Project will utilize bear -proof dumpsters and
owners will be provided with information on how to secure their garbage containers to
discourage bears from foraging in trash receptacles. These brochures can be obtained from the
FWCC's website: www.myfwc.com/wildlifehabitats/managed/ bear/brochures.
PRESERVE MANAGER AND DEVELOPER INFORMATION
The contact information for the preserve manager and the developer are as follows:
Preserve Manager
Mike Myers
Passarella & Associates, Inc.
13620 Metropolis Avenue, Suite 200
Fort Myers, Florida 33912
(239) 274-0067
MikeM@Passarella.net
Developer
Antonio Brown
Immokalee Square, LLC
2055 Trade Center Way
Naples, Florida 34109
(239) 260-1523
abrown@niancorp.com
The preserve manager is responsible for overseeing the implementation of the preserve
management plan until a property manager and/or homeowners association takes over from the
developer.
This Preserve and Listed Species Management Plan is provided on a 24 x 36 inch drawing as
Appendix A.
E7-4
APPENDIX A
PRESERVE AND LISTED SPECIES MANAGEMENT PLAN
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NC SQUARE MPUD
FLORIDA BONNETED BAT CAVITY TREE SURVEY AND
CAVITY INSPECTION REPORT
June 2049
Prepared For:
Pan Terra Holdings, LLC
150 Alhambra Circle, Suite 925
Coral Gables, Florida 33134
(305) 461-0563
Prepared By:
Passarella & Associates, Inc.
13620 Metropolis Avenue, Suite 200
Fort Myers, Florida 33912
(239) 274-0067
Project No. 15TFL2408
TABLE OF CONTENTS
Page
1.0 Introduction...................................................................................................................... 1
2.0 Site Description................................................................................................................ 1
3.0 Biology of the Florida Bonneted Bat................................................................................ 1
3.1 Description................................................................................................................1
3.2 Range........................................................................................................................2
3.3 Habitat...................................................................................................................... 2
3.4 Life History and Ecology.......................................................................................... 2
4.0 Methodology....................................................................................................................3
4.1 Cavity Tree Survey.................................................................................................... 3
4.2 Cavity Inspections..................................................................................................... 4
5.0 Survey Results.................................................................................................................. 4
5.1 Cavity Tree Survey.................................................................................................... 4
5.2 Cavity Inspections..................................................................................................... 4
6.0 Summary..........................................................................................................................5
7.0 References........................................................................................................................5
a
LIST OF TABLES
Page
Table 1. Summary of Weather Conditions for the Cavity Tree Survey and
CavityInspections.............................................................................................4
LIST OF APPENDICES
Page
Appendix A. Project Location Map....................................................................................A-1
Appendix B. Aerial with FLUCFCS Map.......................................................................... B-1
Appendix C. Aerial with Survey Transects and Cavity Tree Locations ............................... C-1
Appendix D. Tree Cavity Inspection Field Observation Form ............................................ D-1
Appendix E. Cavity Tree Photographs............................................................................... E-1
9
1.0 INTRODUCTION
This report documents the results of the Florida bonneted bat (Eumops floridanus) cavity tree
survey and cavity inspection at NC Square Mixed -Use Planned Unit Development
(Project). The Project totals 24.40± acres and is located in Section 29, Township 48 South, Range
27 East, Collier County (Appendix A). The cavity tree survey was conducted on the Project site
to identify potential cavity trees that may be utilized for roosting by the Florida bonneted bat.
The Florida bonneted bat is listed as federally endangered by the Florida Fish and Wildlife
Conservation Commission (FWCC) and endangered by the U.S. Fish and Wildlife Service
(USFWS). The Project site is located within the USFWS's consultation area for the Florida
bonneted bat. However, there are no known records of Florida bonneted bats occurring on -site.
2.0 SITE DESCRIPTION
The site's location is at the southwest corner of the intersection of Immokalee Road and Catawba
Street, approximately 6.6 miles east of Interstate 75. It is bordered by Twin Eagles, a residential
golf community to the north across Immokalee Road (State Road 846); Crawford Landscape
Nursery to the east and southeast; Twin Eagles South, a future residential community currently
under construction, to the south and west; and a detention area that is part of the Immokalee Road
stormwater management system to the west. Per the FWCC's data collection for recorded state
and federal listed species, there are no known roosting sites for the Florida bonneted bat on the
Project site.
The property is dominated by forested habitat types with various levels of exotic vegetation
infestation. Most of the site is dominated by Cypress, Disturbed and Drained (Florida Land Use,
Cover and Forms Classification System (FLUCFCS) Code 6215) (i.e., 66.4 percent or 16.20±
acres). The drained condition of this community is likely due to the Cocohatchee Canal to the
north. The other cover types on -site include Pine, Disturbed (FLUCFCS Code 4159) (4.34± acres);
Live Oak, Disturbed (FLUCFCS Code 4279) (1.28± acres); and Cabbage Palm, Disturbed
(FLUCFCS Code 4289) (2.58± acres). A FLUCFCS map for the Project site is provided as
Appendix B.
3.0 BIOLOGY OF THE FLORIDA BONNETED BAT
3.1 Description
With an average wingspan of 490 to 530 millimeters (19.3 to 20.9 inches) and an average
length of 130 to 165 millimeters (5.1 to 6.5 inches), the Florida bonneted bat is the largest
species of bat found in Florida. They are members of the Molossidae family, commonly
referred to as free -tailed bats. As the name suggests, Molossids, including Florida bonneted
bats, have tails that extend well beyond their short tail membrane. Also similar to other
free -tailed bats, the Florida bonneted bat has small eyes; large upper lips; and long, narrow
wings (Marks and Marks 2006). Their fur is short and glossy with sharply bicolored hairs
with a white base (Timm and Genoways 2004). Their fur ranges from dark gray to brownish
gray or cinnamon brown on its dorsal side, with lighter, grayish fur underneath. The Florida
bonneted bat is characterized by its large size and its large, broad ears that slant forward
over the eyes and join together along the midline of the head. Their big ears protrude over
their head like a bonnet, giving them their name (Marks and Marks 2006).
3.2 Range
The current range of the Florida bonneted bat is known to include both the east and the
west coast of Southern Florida (excluding the Keys) and includes Charlotte, Collier, Lee,
Miami -Dade, Okeechobee, and Polk Counties. In addition, bonneted bat calls were
recorded in two locations in the Kissimmee River area, which may effectively move the
range of this species northward by approximately 50 miles (Marks and Marks 2008a and
USFWS 2014). They have historically been found in only a few areas, including the Miami
area in 1936; Coral Gables, Coconut Grove, and Miami in the 1950s; Punta Gorda in 1979;
Fakahatchee Strand in 2000; and North Fort Myers in 2003 (Marks and Marks 2006).
Recent locations where bonneted bats have been recorded include 12 locations documented
during acoustic surveys conducted between 2006 and 2008 in Coral Gables (Granada Golf
Course) and Homestead in Miami -Dade County; North Fort Myers in Lee County;
Babcock Ranch in Charlotte and Lee Counties; Babcock/Webb in Charlotte and Lee
Counties; Kicco Wildlife Management Area in Polk County; Kissimmee River Public Use
Area in Okeechobee County; Naples in Collier County; Everglades City in Collier County;
Fakahatchee Preserve in Collier County; Big Cypress National Preserve in Collier County;
and Picayune Strand State Forest in Collier County (Marks and Marks 2008b and USFWS
2014). Additional surveys conducted in 2010 through 2012 identified additional bonneted
bat locations within the Miami area and areas of Everglades National Park and Big Cypress
National Preserve (USFWS 2014).
3.3 Habitat
Habitat for the Florida bonneted bat consists mainly of foraging areas and roosting sites,
including some artificial structures in both urban and forested areas (USFWS 2014). They
are known to roost in rock crevices, tree cavities, buildings, and bat boxes (Marks and
Marks 2008b). South Florida bonneted bats roost primarily in trees and in manmade
artificial structures, with roost availability indicated as an important limiting factor
(USFWS 2014). Foraging habitat includes areas over open fresh water such as ponds,
streams, and wetlands; and they will drink when flying over open water (USFWS 2014).
They will also forage over treetops and other open areas such as golf courses (Marks and
Marks 2006). During the dry season, the bonneted bat becomes more dependent upon the
remaining open water habitats such as ponds, streams, and wetland areas for foraging
activities (USFWS 2014).
3.4 Life History and Ecology
Molossids are found primarily in the tropical and subtropical regions of the world, but some
species also occur in warmer portions of temperate regions. At one time the Florida
2
bonneted bat was known as Wagner's mastiff bat (Eumops glaucinus) and was considered
a single species with an extensive range (Marks and Marks 2006). In 1971, the Florida
population was recognized as a separate subspecies, Eumops glaucinus floridanus
(Koopman 1971). Evidence published in 2004 demonstrated that, in fact, the Florida
population is a distinct species; and it was subsequently reclassified as Eumops floridanus
(Timm and Genoways 2004).
Very little information is known about the ecology of the Florida bonneted bat. They are
colonial and appear to roost in groups of approximately 8 to 12 individuals. Findings from
two colonies suggest that Florida bonneted bats may roost in a harem consisting of one
male and a group of females. Females give birth to a single pup, but are believed to have
two birthing seasons per year. It has been speculated that one birthing period may occur in
June and July, and a second in late summer. It is unknown whether or not females produce
an offspring during both birthing periods. Pregnant females have been found between June
and September. Mating behavior, gestation period, and information about weaning of the
young is also unknown (Marks and Marks 2006).
All molossids are insectivorous, and the guano from one Florida bonneted bat roost
included the remains of insects from several orders including beetles, flies, and true bugs.
The Florida bonneted bat emerges from its roost approximately 40 minutes after sunset,
which is later in the evening than most other Florida bat species. They are high, fast flyers
and have been observed flying at 30 feet or higher, foraging above treetops and over open
areas as noted above (Marks and Marks 2006).
The Florida bonneted bat uses echolocation to navigate, as well as to locate and capture
prey. Echolocation is used by bats to determine how far away an object is, its size, shape,
texture, whether it is approaching or receding, and how fast it is moving. There are five
main types of bat calls: commute calls, social calls, search calls, approach calls, and feeding
buzzes. Search calls are given when a bat is looking for prey and are the type of call
typically used for species identification. The Florida bonneted bat is the only bat in Florida
that issues search calls in the 10 to 16 kilohertz (kHz) range (with an occasional extended
call range from 16 to 25 kHz), making them easy to distinguish from the other Florida bat
species (personal communication with George and Cynthia Marks).
4.0 METHODOLOGY
4.1 Cavity Tree Survey
The cavity tree survey was conducted by qualified ecologists walking transects through the
Project site to ensure that sufficient visual coverage of potential cavity trees was obtained.
Surveys were conducted with the aid of binoculars. All habitats on the Project site were
inspected for cavity trees.
Living and dead slash pine (Pious elliottii), cabbage palm (Sabal palmetto), and bald
cypress (Taxodium distichum) trees were inspected on all four sides for cavities. Cavity
9
trees were flagged in the field and their locations were recorded with a handheld Global
Positioning System (GPS).
4.2 Cavity Inspections
Cavities identified during the cavity tree survey were inspected by use of a "TreeTop
Peeper Video Inspection System" manufactured by Sandpiper Technologies, Inc.
(www.sandpipertech.com). The inspection system consists of a wireless color video cavity
camera with a light source and a video monitor. The camera is mounted on top of a 50-foot
telescopic fiberglass pole with the video monitor mounted to the base of the pole. During
the cavity inspection, video of the inside of the cavity is sent wirelessly to the monitor.
This system was developed for inspecting red -cockaded woodpecker (Picoides borealis)
cavities and is suitable for inspecting cavities for Florida bonneted bats and other cavity
dwelling animals.
5.0 SURVEY RESULTS
5.1 Cavity Tree Survey
The cavity tree survey was conducted on April 18, 2019. Weather conditions during the
survey are depicted in Table 1.
Table 1. Summary of Weather Conditions for the Cavity Tree Survey and
Cavity Inspections
Day
Temperature
(degrees Fahrenheit)
Wind
Cloud Cover
April 18, 2019
Mid to Upper 80s
0-5 mph S
Sunny with 60
percent cloud cover
A total of ten cavity trees were identified during the survey with a total of 20 cavities. All
cavities were in bald cypress trees. The approximate locations of the identified cavity trees
are depicted on Appendix C. No Florida bonneted bats were documented during the cavity
tree survey.
5.2 Cavity Inspections
Inspections of the cavities identified during the cavity tree survey were conducted on April
18, 2019. Weather conditions during the cavity tree inspections are depicted in Table 1.
Each cavity was inspected during daytime hours with the aid of a TreeTop Peeper Video
Inspection System. One red -bellied woodpecker (Melanerpes carolinus) was observed
exiting Cavity Tree No. 1 from a cypress snag. The cavity inspection field observation form
is included as Appendix D. Photographs of the cavity trees are attached as Appendix E.
No Florida bonneted bats were documented during the cavity inspections.
El
6.0 SUMMARY
The cavity tree survey was conducted on April 18, 2019 to identify and inspect potential cavity
trees that may be utilized for roosting by the Florida bonneted bat. A total of 20 cavities in ten
cavity trees were identified. No Florida bonneted bats were documented during the cavity tree
survey and subsequent cavity inspections.
7.0 REFERENCES
Koopman, K.F. 1971. The systematic and historical status of the Florida Eumops (Chiroptera:
Molossidae). The American Novitates. 2478: 1-6.
Marks, C.S. and G.E. Marks. 2006. Bats of Florida. University Press of Florida, Gainesville,
Florida.
Marks, G.E. and C.S. Marks. 2008a. Status of the Florida bonneted bat (Eumops fZoridanus).
Supplemental report. Submitted by the Florida Bat Conservancy under grant agreement
number 401815G 192. Florida Bat Conservancy. Bay Pines, Florida.
Marks, G.E. and C.S. Marks. 2008b. Status of the Florida bonneted bat (Eumops fZoridanus). Final
report. Submitted by the Florida Bat Conservancy under grant agreement number 401815G
192. Florida Bat Conservancy. Bay Pines, Florida.
Timm, R.M., and H.H. Genoways. 2004. The Florida bonneted bat, Eumops fZoridanus
(Chiroptera: Molossidae): distribution, morphometrics, systematics, and ecology. Journal
of Mammalogy. 85: 852-865.
U.S. Fish and Wildlife Service. 2014. Biological Opinion for Golf Club of the Everglades. Service
CPA Code 2014-CPA-0037. South Florida Ecological Services Office, Vero Beach,
Florida.
E
APPENDIX A
PROJECT LOCATION MAP
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PROJECTAPPENDIX A. • • a
APPENDIX B
AERIAL WITH FLUCFCS MAP
APPENDIX C
AERIAL WITH SURVEY TRANSECTS AND
CAVITY TREE LOCATIONS
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CAVITY TREE NUMBER c • ND
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TWIN EAGILES '
TRANSECTS
` SOUTH"
41 t '
AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THE
• - -COLLIER COUNTYPROPERTY
44
S V
PROPERTY BOUNDARY PER DAVIDSON ENGINEERING
APPENDIX D
TREE CAVITY INSPECTION FIELD OBSERVATION FORM
NC SQUARE MPUD
FLORIDA BONNETED BAT
TREE CAVITY INSPECTION FIELD OBSERVATIONS
Date: April 18, 2019
Start Time of Survey: 0900 Weather Conditions: Sunny sky with scattered clouds (60%
cloud cover), winds south at 0-5 mph, and temperatures in the
mid-80s
End Time of Survey: 1545 Weather Conditions: Sunny sky with scattered clouds (60%
cloud cover), winds south-southeast at 11 mph, and
temperatures in the upper 80s
Observer(s): Ramsey Fisher, Mike Myers
Station
Tree Species
Direction
Height
Notes
(Degrees)
CT-6
Taxodium distichum
90
28 feet 8 inches
Empty
CT-5
Taxodium distichum
60
32 feet 8 inches
Empty
CT-1
Taxodium distichum snag
120
34 feet (approx.)
Red -bellied woodpecker
in cavity.
CT-2
Taxodium distichum
220
55 feet (approx.)
Cavity too high in tree to
inspect.
A 300
31 feet 9 inches
Empty
CT-7
Taxodium distichum
B 300
30 feet 8 inches
Empty
C 320
28 feet 5 inches
Empty
CT-4
Taxodium distichum
A 270
33 feet 2 inches
Empty
B 270
30 feet 7 inches
Empty
CT-3
Taxodium distichum
80
35 inches
Empty
A 350
46 feet 4 inches
Empty
CT-9
Taxodium distichum
B 330
43 feet 1 inch
Empty
C 350
41 feet 3 inch
Empty
D 350
38 feet 7 inches
Empty
CT-8
Taxodium distichum
A 185
33 feet 2 inches
Empty
B 185
31 feet 2 inches
Empty
A 30
33 feet 3 inches
Empty
CT-10
Taxodium distichum
B 30
31 feet 8 inches
Empty
C 90
30 feet 1 inch
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APPENDIX E
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A PHASE I CULTURAL RESOURCE
ASSESSMENT OF THE IMMOKALEE
SQUARE PARCEL
COLLIER COUNTY, FLORIDA
Robert S. Carr, M.S.
Alan M. Noe, B.A.
John Beriault, B.A.
ARCHAEOLOGICAL AND HISTORICAL CONSERVANCY, INC.
4800 SW 64th Avenue, Suite 107
Davie, Florida 33314
archlgcl@belIsouth.net
(954) 792-9776
For:
PASSARELLA ASSOCIATES, INC.
AHC PROJECT NO. 2018.194
AHC TECHNICAL REPORT NO. 1207
DECEMBER 2018
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TABLE OF CONTENTS
List of Figures
Consultant Summary
Project Setting
Previous Research
Cultural Summary
Methodology
Summary of Site: 8CR1502
Results and Recommendations
References Cited
Appendix I: Survey Log Sheet
Appendix II: Florida Site Form: 8CR1502
ii
1
3
9
16
26
30
33
34
44
48
LIST OF FIGURES
1. USGS map of the Immokalee Square parcel area 2
2. 1943 Copeland map showing project parcel 4
3. 1963 black and white aerial photograph showing project parcel 5
4. 1995 black and white aerial photograph showing project parcel 6
5. 2017 color aerial photograph showing project parcel 7
6. Field photo of hammock, HPZ-1 8
7. Field photo from hammock, looking at cabbage palm and cypress 8
8. USGS map showing all previously recorded sites within one mile of the
project parcel 15
9. 1963 black and white aerial photograph showing high- and medium -
probability zones 28
10. 2017 color aerial photograph showing shovel test locations 29
11. 2017 color aerial photograph 8CR1502 showing shovel test locations 31
12. Sample of faunal bone 32
13. Sample of sand tempered plain ceramics 32
CONSULTANT SUMMARY
In December, 2018, the Archaeological and Historical Conservancy, Inc. (AHC)
conducted a Phase I cultural resource assessment for Passarella and Associates, Inc. of
the Immokalee Square parcel located south of County Road 846 (Immokalee Road) in
northeastern Collier County. The 24.71-acre parcel was surveyed to assess sites of
archaeological and/or historical significance.
This cultural resource assessment was conducted to fulfill historic resource requirements
in response to Florida Statutes, Chapters 267 and 373, and in accordance with Section
106 of the National Historic Preservation Act of 1966 (Public Law 89-665), as amended
in 1992, and 36 C.F.R., Part 800: Protection of Historic Properties. The work and the
report conform to the specifications set forth in Chapter IA-46, Florida Administrative
Code.
The project parcel encompasses part of Section 29 in Township 48S, Range 27E (Figure
1). In 2018 the parcel encompassed uncleared woodland (Figure 3). The project area is
vegetated in hydric and mesic woodland, a single hardwood oak hammock, and a cypress
slough that traverses part of the south and eastern part of the parcel.
One high -probability zone (HPZ), a mesic oak hammock, and one medium -probability
zone (MPZ) was identified. Both features were initially identified on aerial photographs
and were subsequently ground-truthed and tested at 25 and 50m intervals respectively. In
addition to judgmental and systematic testing of the HPZ and MPZ, additional shovel
tests were dug along five transects within the low probability zones (LPZ). A total of 41
shovel tests (50 cm2) were dug across the parcel, of which, seven were positive for
cultural material, resulting in the documentation of one archaeological site, Immokalee
Square 1, 8CR1502.
Based on available data, there is insufficient information to determine whether site
8CR1502 meets eligibility criteria for listing on the National Register of Historic Places
(NRHP). Additional testing would be necessary to make that determination. The
consultant recommends avoidance of the site, or if avoidance is not feasible, phase II
archaeological testing should be conducted to determine NRHP eligibility. Additionally,
it is recommended that all clearing within 100 feet of the site should be subject to
monitoring by an archaeologist.
PROJEC
PARCEL
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Figure 1. USGS Map of the Immokalee Square parcel
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TOWNSHIP 48S, RANGE 27E, SECTION 29
USGS Map: CORKSCREW SW, REV. 1987 0 750 1500 3000 Feet approx.
0 270 450 900 Meters approx.
2
PROJECT SETTING
The project parcel is located in Section 29 in Township 48S, Range 27E immediately
south of County Road 846 (Immokalee Road) in northeastern Collier County (Figure 1)
about 12 miles east of the coastline. The 24.71-acre project area is a "L" shaped polygon
with sides more or less oriented to the cardinal points. The project parcel is bordered by
County Road 846 on the north and on the other sides by cleared fields, residences, and
undeveloped woodland. The relevant USGS map is Corkscrew SW.
The parcel encompasses pine woods, an oak hammock and cypress sloughs. The parcel is
low-lying to moderately elevated (10-15 feet above sea level). Historically, much of this
area was southern slash pine/saw palmetto flatwoods and low pond cypress forests, linear
cypress sloughs, and cypress dome/ponds. In the area are numerous emerging cabbage
palm hammock "islands" covering several hundred acres, part of what was historically
called the Curry Island system. Bird Rookery Slough drained to the north and west of the
project parcel. A review of vintage aerial photographs indicates few cultural impacts.
The soils present on the subject parcel are: Riviera fine sand, limestone substratum and
Oldsmar fine sand. Gray and tan sands found extensively in the district usually overlie
relict marine deposits of shelly marl and marly limestone caprock that are part of
Pleistocene formations. Many of these formations are linked to the Caloosahatchee/Fort
Thompson/Coffee Mill Hammock series.
Marine marls contain lenses and deposits of clay intermixed with varying percentages of
sand. These clays may have been a source for ceramic manufacture by the Formative
period Native Americans. Mantling the Pleistocene sands are windblown deposits of gray
sands of varying depths. Areas of the parcel contain tan and gray sand surfacial zones
overlying a dense brown sand spodic horizon (often referred to as "hardpan"). This
formation is a zone of organic leaching accumulation.
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Figure 2. 1943 D. Graham Copeland map of a portion of Township 485,
Range 27E with the modern parcel boundaries superimposed.
0 750 1500 3000 Feet approx. N
0 270 450 900 Meters approx.
t
Figure 3. 1963 black and white aerial photograph of the Immokalee Square parcel.
0 50 100 200 Meters
0 164 328 656 Feet N'
Figure 4. 1995 black and white aerial photograph of the Immokalee Square parcel.
0 50 100 200 Meters
0 164 328 656 Feet N
PREVIOUS RESEARCH
Southwest Florida has been a focus of archaeological investigations since the 1880s,
although much of the early work was directed toward the recovery of museum quality
artifacts rather than understanding cultural processes. Griffin (1988:48-50) discussed
some of the very early references to archaeological sites in South Florida. He noted that
these early reports were mostly casual observations, and few appear to refer to southwest
Florida, but rather refer to the southeast and Key West areas.
Kenworthy's (1883) informal report on shell mounds and ancient canals was one of the
first reports on southwest Florida archaeological sites. At about the same time as
Kenworthy's investigations, Simons (1884) gave a narrative account of some of the very
large coastal shell middens, and Douglass (1885) provided further information about
prehistoric canals (although he did not accept that they were prehistoric). One account
described a canal near Gordon's Pass that is probably the Naples Canal (8CR59), and
another further north may be the Pineland Canal. Douglass' diaries record excavations of
a post -contact era site (8CR41) on Horrs Island, as evidenced by the presence of
European artifacts (Griffin 1988:50-51). Douglass visited Lostman's River and other
areas in the Ten Thousand Island area including Horrs Island (1890).
In 1895 Durnford reported that cordage and other artifacts were recovered from a
mangrove muck pond on Marco Island (8CR49). The material was shown to Cushing,
who mounted a major project to recover more material from the site. Cushing (1897)
reported recovering wood and other perishable artifacts from the muck pond on Marco
Island, adjacent to a large shell works and midden village site. Publication of illustrations
of the spectacular finds generated a great deal of subsequent interest. Wells M. Sawyer, a
young artist accompanying the expedition, produced an excellent and presumably
accurate contour map for the entire Key Marco Shell Midden. This map is valuable to
present-day efforts in understanding many of the now obliterated features and
interpreting (reconstructing) the "architecture" of the shell midden. Widmer (1983) notes
that Cushing also focused attention on the nonagricultural chiefdom level of social
organization supported by the rich estuary and marine resources, although his
anthropological observations have remained overshadowed by the wealth of artifacts.
Moore (1900, 1905, 1907) investigated several sites along the Collier/Lee County coast,
apparently attempting to find material comparable to Cushing's finds. Although Moore
provided information about site locations and general contents, most of his work was
extremely crude and uncontrolled, by both contemporary archaeological standards, and
by modern standards.
The first attempt to systematically survey and investigate archaeological sites was
initiated by Ales Hrdlicka, who visited a number of sites along the coast and tidal
mangrove estuaries in 1918, focusing on the Ten Thousand Island region (Hrdlicka
1922). Hrdlicka noted that southwest Florida was a distinct region within south Florida
and made an attempt to type sites by function.
�7
Matthew Stirling's (1931, 1933) excavation of a burial mound on Horrs Island represents
one of the first controlled excavations in Collier/Lee Counties (although he attempted
stratigraphic control, Cushing had little success in his wet site excavation). The site was
named the Blue Hill Mound, but it is not recorded under that name in the FMSF (either as
a primary or secondary name), so it is unclear exactly which site he excavated, although
it was probably site 8CR41 (McMichaels 1982). These reports by Stirling are
preliminary, and apparently neither a final report nor a skeletal analysis has been
published.
John M. Goggin was the first to define a south Florida cultural area (Glades Area), and
describe south Florida ceramics (Glades ware), establishing a basis for later
archaeological work. He published an analysis of the ceramic sequence in south Florida
(Goggin 1939, 1940). In later reports (Goggin 1947, 1949a, 1949b), he formulated a basic
framework of cultural areas and chronologies that is still current (although modifications
with additional data have been made, see further discussion below). Goggin (1949b)
summarized much of this information in an unpublished manuscript, which Griffin
(1988) thoroughly described.
In passing, one unfortunate aspect of Goggin's work was a dependence on informant
information for location of sites (especially interior sites) and he had a real concern that
existing sites would be looted. This concern resulted in his either deliberately or
incidentally reporting vague locational data for many sites. Some of these sites have
never been satisfactorily relocated, although a few have undoubtedly been re -recorded by
later investigators.
For several decades, much of the subsequent archaeological investigations in the region
took place in Lee and Charlotte Counties, especially in the Cape Haze, Charlotte Harbor
and Pine Island areas. It is rumored that Goggin had a "gentleman's agreement" with
many of the other leading practicing Florida archaeologists of the time that the South
Florida area was his exclusive province to investigate. If this rumor is correct, it might
explain the neglect shown the southwest Florida area in the archaeological arena from the
end of World War II to Goggin's death in 1964.
In 1956, Sears reported on a large village and mound complex at the mouth of Turner
River on Chokoloskee Bay south of Marco Island, and in 1967 he reported on the results
of a survey of the Cape Coral area (Sears 1956, 1957). Laxson (1966) reported on
excavations at Turner River Jungle Garden site, which is upriver from the Turner River
site, although these have been confused in recent accounts.
Van Beck and Van Beck (1965) excavated three small test pits on Marco Island (at the
Marco midden, 8CR48) associated with the Cushing site (8CR49). The resulting
publication of this work was some of the first reported scientific archaeological work to
come from the southwest Florida area in nearly twenty years (Van Beck and Van Beck,
1965).
In 1967 through 1969, Marco Island was extensively surveyed and a few sites were tested
through excavation by Cockrell, Morrell, and others (Morrell 1969). No complete site
10
report was ever published, although an unpublished and incomplete manuscript is
available. Some of these sites were discussed in Cockrell's master's thesis (1970).
Widmer performed a survey of Big Key, John Stevens Creek, Barfield Bay, Blue Hill
Bay, and Collier Bay, which are proximal to Marco Island (Widmer 1974). Widmer
eventually utilized his southwest coast experience to write a doctoral dissertation on the
Calusa that not only remains the definitive work on that group, but also explored the
relationship between subsistence adaptation and cultural evolution (Widmer, 1983).
In Lee County, Arlene Fradkin and other investigators from the University of Florida
began an ongoing involvement with the Pine Island Sound/Sanibel Island area in the
1970s. Her first investigations were at the Wightman site on northern Sanibel Island
(Fradkin 1976).
Several archaeologists excavated at Horrs Island in the 1980s. McMichaels (1982)
reviewed sites on Horrs Island in a Master's thesis. In 1983, Marquardt began a series of
investigations at Josslyn Key, Useppa Island, Pineland, Buck Key, Galt Island in Lee
County, and at Big Mound Key in Charlotte County (Marquardt 1984, 1987, 1988, 1992).
Marquardt and Russo have investigated Horrs Island in Collier County. A number of the
large shell midden village sites they excavated appear to be late Archaic, and they expect
to document a more elaborate social organization at these sites and larger sedentary or
semi -sedentary population sizes than previously known for that period (Russo 1990, and
pers. comm.).
Most of these studies focused on the coastal sites, as have subsequent summaries and
discussions. Recent work on the interior has made significant advances in documenting
the extent and intensity of inland resources, especially in the Big Cypress and Everglades
parks (Ehrenhard et al. 1978, 1979; Ehrenhard and Taylor 1980; Ehrenhard et al. 1980;
Taylor and Komara 1983; Taylor, 1984, 1985). Griffin's (1988) synthesis of the
Everglades Park data is the defining work on south Florida archaeology to date. Athens
(1983) summarized some of the results of the Big Cypress survey, but more analysis of
this data resource is needed.
Beriault and colleagues (1981) reported on salvage excavations at Bay West Nursery
(8CR200). The site includes a rarely documented Middle Archaic use of ponds for
cemeteries.
In 1995, Widmer and Story began an investigations at the Key Marco Midden (Widmer
1996). In the first season they excavated with the help of graduate students and
volunteers. The results of their work have appeared in the Florida Anthropologist.
In the last two decades the pressure of development as well as a recognized need for
preservation or mitigation of prehistoric sites has led to a number of reports by
commercial cultural resource management consultants. While most of these reports are
limited in scope due to restriction to a small tract of land, many have produced useful
summaries of regional archaeological, as well as insightful analysis of the relationship
between site types and location and ecotypes (Almy and Deming 1982, 1986a, 1986b,
11
1986c, 1987, Austin 1987, Carr and Allerton 1988a, 1988b, Deming and Almy 1987,
1988, Fay and Carr 1990, Fuhrmeister et al. 1990, Martinez 1977, Miller and Fryman
1978, Swift and Carr 1989).
Arthur W. Lee, John Beriault and others in the Southwest Florida Archaeological Society
(SWFAS) have recorded and investigated a large number of archaeological sites in
Collier and Lee Counties. It is an ongoing effort of the Society to publish and disseminate
reports and manuscripts (Lee et al. 1993, 1997, 1998, Beriault 1973, 1982, 1986, 1987,
Beriault and Strader 1984). Many of these reports deal with small interior seasonal sites.
In addition, Beriault has provided several unpublished manuscripts as to site types and
areas (Beriault 1972 1987).
PREVIOUS RESEARCH — IMMOKALEE ROAD AREA
In January to May 1980 the Southwest Florida Archaeological Society (SWFAS)
conducted salvage work at the Bay West Mortuary Pond Site (8CR200) which is located
about three miles from the subject parcel. In 1989, SWFAS conducted controlled test
excavations at the Mulberry Midden (8CR697) located six miles west of the subject
parcel.
The Archaeological and Historical Conservancy has documented numerous sites near
Immokalee Road. These sites include Eagles Nest during a Phase I and a Phase II survey
in 1994 (Carr, Steele, and Davis 1994a and 1994b). Nine prehistoric sites, including four
likely burial mounds were discovered and surveyed. In 1998 and 1999 AHC found two
sites south of this grouping and located a suspected seasonal campsite, the Persea Hope
Site (8CR797), 4.5 miles north of the road corridor.
Other work done within one mile of the project parcel includes general historic and
archaeological surveys and inventories (Florida Preservation Services 1986), individual
parcels (Carr and Davis 1994; Almy 1997; Archaeological Consultants 2005; Carty 2005;
Altes 2006; Beriault 2005, 2006, 2013a, 2013b; Archaeological and Historical
Conservancy 2018), Utility and Road Surveys and Improvements (Beriault 2001, 2004,
2013c; Janus Research 2005), and cell tower placements (Sims 2005a, 2005b).
LITERATURE REVIEW
A search was requested on 11/21/18 with the Florida Division of Historic Resources for
archives and literature associated with the project area. This included site forms and
cultural resource assessment reports from the Master Site File in Tallahassee of
previously recorded archaeological sites and surveys within the project parcel and within
one mile of the parcel (Table 1).
12
Table 1. Literature Review Summary
Previously Recorded Archaeological Sites:
14
Within Project Parcel
0
Within One Mile of Project Parcel
14
Previous Assessments:
12
Within Project Parcel
0
Within One Mile of Project Parcel
12
A review of Florida site files determined that fourteen previously recorded archaeological
sites occur within the project or within a mile of the project (Table 2).
Table 2. Previously Recorded Sites Summary'
Site No. Site Name Site Type References
8CR755 Piper #1 Prehistoric Midden Carr and Davis
1994
8CR759 Carr and Davis
1994
8CR760 Carr and Davis
1994
8CR761 Carr and Davis
1994
8CR763 Carr and Davis
1994
8CR830 Beriault 2006
8CR831 Beriault 2006
8CR832 Beriault 2006
8CR833 Beriault 2006
8CR834 Beriault 2006
8CR835 Beriault 2006
8CR836 Beriault 2006
8CR841 Beriault 2006
8CR1097 Beriault 2006
Note: 'Based standing structures and
feet.
Piper #5
Piper #6
Piper #7
Piper #9
Twinberry
Colyott
Centipede
Camphorwood Grove
Psychotria
Coppice
Great Circles
Godwin Site
East Midden
on sites within or within on
Prehistoric Midden
Prehistoric Midden
Prehistoric Midden
Prehistoric Midden
Prehistoric Midden
Prehistoric Midden
Prehistoric
Midden/human burials
Prehistoric Midden
Prehistoric Midden
Prehistoric Midden
Possible earthwork
Prehistoric Midden
Prehistoric Midden
e mile of the project parcel,
In Survey
Parcel
Resource Grot
Outside of
Parcel
X
X
X
X
X
X
X
X
X
X
X
X
X
X
ips within 500
A review of the state report files indicated that eleven cultural resource assessments were
previously conducted within one mile of The Immokalee Road South/Twin Eagles
project parcel (Table 3).
13
Table 3. Previous Cultural Resource Assessments'
Author
Title
In Parcel
Out of
No.
ParcelDate
Parcel
1108
1986
Florida Preservation
Historical/Architectural Survey of Collier
X
Services
County, Florida
Carr, Robert S. and
A Phase 11 Archaeological Survey and
3948
1994
Davis, Joe
Assessment of the Piper Parcel, Collier County,
X
Florida
An Archaeological Survey of the County Road
6608
2001
Beriault, John G.
846 (Immokalee Road) Expansion, Collier
X
Boulevard (CR 951) to Oil Well Road (CR 855),
Collier County, Florida
Cultural Resource Assessment Survey of the
11274
2005
Janus Research, Inc.
FPL Collier -Orange River #3 230 KV
X
Transmission Line: Segment E, Collier County,
Florida
12096
2005
Archaeological
Cultural Resource Assessment Survey Living
X
Consultants
Word Family Church, Collier County, Florida
A Phase I Archaeological Survey of the
12105
2005
Beriault, John G.
Vanderbilt Beach Road (CR 862) Extension
X
Area, Collier County, Florida
A Phase I Archaeological Assessment of the
13344
2006
Altes, Christopher
Collier County Public Schools Elementary L
X
Parcel, Collier County, Florida
A Phase One Archaeological Assessment of
14204
2004
Beriault, John G.
the North Collier County Regional Water
X
Treatment Plant Fast Track Water Supply
Wellfield, Collier County, Florida
A Phase I Archaeological Assessment of the
17294
2006
Beriault, John G.
Immokalee Road South Parcel, Collier County,
X
Florida
A Cultural Resource Assessment of the Golf
Club of the Everglades Parcel, Collier County,
20465
2013
Beriault, John G.
Florida
X
A Reconnaissance Cultural Resource
20106
2013
Beriault, John G.
Assessment of the Olde Florida Golf Club
X
Parcel, Collier County, Florida
An Archaeological Assessment of the Twin
25316
2018
Archaeological and
Historical Conservancy
Eagles South aka Immokalee Road South
X
Parcel, Collier County, Florida
Note: 'Based on assessments within one mile of the project parcel.
14
47
_
I BCR763
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8CR759
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BCR830 O
O 8C R831
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.
Figure 8. USGS map of the Immokalee Square parcel area showing all previously
recorded archaeological sites within one mile of the project parcel.
0 = PREVIOUSLY -RECORDED ARCHAEOLOGICAL SITE
0 1500 3000 6000 Feet approx. N
0 450 900 1800 Meters approx.
15
CULTURAL SUMMARY
Stirling was the first to distinguish the indigenous prehistoric cultures of southern Florida
in 1936 by defining a Glades cultural area, including all of south Florida (Carr et al.
1994b:9; Milanich 1994:5-6). Griffin (1988) pointed out that this was not formulated as a
strict cultural area, but it was rather a geographic region with some common cultural
traits. Kroeber (1939), in a review of North American prehistory, utilized a slightly
different term, the "South Florida Area," basing his definition on both environmental and
cultural factors. Subsequently Goggin delineated more particular boundaries for southern
Florida and divided the region into three sub -areas: "Okeechobee" around Lake
Okeechobee, "Tekesta" for southeast Florida and the Florida Keys, and "Calusa" for
Southwest Florida (Carr et al. 1994b:10; Goggin 1947:114-127).
Following Goggin's study, subsequent researchers have refined or altered the cultural
distinctions attributed to southern Florida's prehistoric populations. There has been
criticism that Goggin's names and definitions were based on historic accounts of the
main (proto) historic groups found in the respective regions and not on the archaeological
evidence of spatial, temporal, and cultural differences (Sears 1966; Griffin 1974; Carr
and Beriault 1984; Griffin 1988). Griffin, in particular, questioned the distinctions. He
believed that South Florida cultures varied only by local environmental conditions and
ceramic exchange rates. Griffin believed the inhabitants of prehistoric southern Florida
were mainly dwelling on the coast and that the interior was nearly uninhabited and under-
utilized. Griffin designated the entire southern Florida region as the "Circum-Glades"
area (Eck 1997:5; Griffin 1974:342-346). This new designation for the area was furthered
by a widely circulated book on Florida archaeology by Milanich and Fairbanks (1980).
Griffin later (1988) retreated to some extent from his earlier position as further research
(particularly by Ehrenhard, Carr, Komara, and Taylor in the Big Cypress and Carr in the
eastern Everglades in the 1970s and 1980s) showed abundant sites (and concomitant use
and habitation) in the interior and Everglades.
Carr and Beriault, in particular, have taken issue with the concept of a Circum-Glades
region. Carr's research in the Big Cypress and Everglades and his subsequent analysis
demonstrating variation of key cultural markers (particularly in decorated ceramics)
formed the basis for this contention. There is abundant evidence for cultural (and
probably political or tribal) diversity in the various areas of south Florida. Carr and
Beriault particularly noted and defined differences between the lower southwest Florida
coast, which they termed the "Ten Thousand Island" region, and the area to the north,
which they called the "Caloosahatchee" region. This latter area they believed to be the
seat of the historic Calusa chiefdomship, although previous (and some subsequent)
researchers have called the entire southwest Florida from Cape Sable to the Cape Haze
peninsula (and beyond) in Charlotte County "Calusa."
Griffin, in his definitive 1988 synthesis on Everglades archaeology, attempted to
reconcile and refine some of the conflict in the definition of south Florida prehistoric and
historic culture areas. As stated by Carr and colleagues (1994b), "the issue... appears in
part to be one of trying to determine the significance of regional and temporal variation,
rather than whether these differences are real." There is evidence that changes through
16
time in regional political affiliations or realties makes any model not addressing this
complex issue two-dimensional. The Calusa hegemony that was in place by the time of
the arrival of Europeans may have begun as early as 800 AD in the Ten Thousand Island
"district" or area (Griffin 1988:321; Carr et al. 1994b:12). There is currently ongoing
research to further refine present thought as to cultural affiliations in south Florida. It
would seem only a matter of time before new directions and emphases provide a more
accurate summation of south Florida cultural affinities.
Using the present models, the coastal zones of Collier County and southern Lee County
contain three distinct culture areas. Indian Hill on Marco Island lies thirty miles from the
projected interface by Carr and Beriault (1984) of the Caloosahatchee area (called the
"the `heartland' of the Calusa," Carr et al. 1994b:12) to the north, and the Ten Thousand
Islands area to the south. At a yet undefined point to the east lies the Okeechobee cultural
area, but the boundary, if it is a definite, fixed one, is likely to occur in the vicinity of the
Immokalee rise forty miles or more to the northeast of Indian Hill. Further work is in
progress by Carr to address the issue of where the southwest boundaries of the
Okeechobee culture area occur.
At the same time that the south Florida archaeological cultural models have evolved over
the past 60-plus years, so have the temporal markers or framework on which we base
evolution of that culture. Much of this latter effort has resulted from comparisons made
between the recovered artifacts from the 100-year period of scientific and nonscientific
excavation and collection by the various individuals and institutions (and others)
enumerated in part above. This Floridian effort must be seen against the broader
background of archaeological work in eastern North America and the New World as a
whole. All of these efforts have been mutually complimentary and certainly not
exclusive.
In south Florida, the following periods and adaptations are generally accepted. Part of
this chronology involving the later or Formative period is called the Glades sequence in
honor of Goggin, the greater part of whose work in defining the ceramic sequence or
markers has withstood the test of time and subsequent criticism (Goggin 1939, 1947,
1949c). From Goggin's day to present, pottery variability in form, substance, and
decoration has proven useful for providing time markers, at least during the
archaeologically -brief (± 3500 year) period spanning the late Archaic and Formative
periods that it was produced. Other artifact types and their variations have, to present,
proven somewhat less reliable as absolute indicants of prehistoric age. Radiocarbon
dating, a phenomena of the last 30-plus years, provides, within the standard deviation
expressed in plus -or -minus years BP (before present), a relatively absolute date for a
given sample and provides a yardstick to measure traits or distinctions in provenienced
artifacts. Determining and adequately defining what traits we can discern against this
absolute is part of the ongoing function of the regional archaeological effort.
The following information is generalized and abbreviated. The dates are approximate;
transitions between periods are in reality more gradual that the manner they are expressed
for convenience.
17
PALEO PERIOD (14,000 - 8,500 BP)
During the Paleo Period, the first Native Americans began moving into the southeastern
portion of North America and Florida. Most evidence of their presence in Florida can be
reliably dated to about 10,000 BP.
There are no known Paleoindian sites in Collier County. Several are documented from
elsewhere in south Florida, including Warm Mineral Springs and Little Salt Springs in
Sarasota County (Cockrell and Murphy 1978; Clausen and Gifford 1975), Harney Flats in
Hillsborough County (Daniel and Wisenbaker 1987) and the Cutler Fossil Site in Dade
County (Carr 1986).
During this period, the terminal Wisconsian ice age, the climate was probably less
extreme, with cooler summers and warmer winters. The climate was also drier, and sea
levels were lower (Carbone 1983; Allerton and Carr 1988a; Griffin 1988).
One reason that possible Paleo period sites have not been discovered in Collier and Lee
Counties is that the shoreline may have been as much as 100 miles further west due to
lower sea levels. Drier conditions may have made the interior very inhospitable, and the
shallow estuarine and littoral sites that existed were flooded by post -ice age Holocene sea
rises.
Any possible interior sites from the Paleo Period may be unrecognizable due to lack of
diagnostic artifacts, subsequent reuse of site areas, low population density, and few
permanent camps. These and other factors may help explain the absence to date of
identifiable Paleo period sites in Collier and Lee Counties. On the other hand, the
southwest Florida coast south of Charlotte Harbor may have been uninhabitable during
this period due to an absence of key conditions for the successful hunting of large game,
a trait of the Paleo period.
ARCHAIC PERIOD (8,500 - 2,500 BP)
The Archaic period reflects a post -Pleistocene shift in adaptation marked by an increase
in the seasonal exploitation of a broad spectrum of food resources, a more restricted use
of territory due to regional specialization, and more semi -sedentary habitation sites. No
ceramics are known until the Late Archaic. During the Archaic, regional specializations
became more marked, not only with material culture but also with distinct local
utilization of local plant and animal resources.
As mentioned above, there is, as yet, no firm evidence of human presence in southwest
Florida during the Paleo period. This apparently is also true for the Early Archaic (8500-
7000 BP), as there is evidence of an environment too and to support scrub oak, and the
presence of shifting wind formed dunes (Watts 1975; Widmer 1983). No early Archaic
sites are known from southwest Florida (Allerton and Carr 1988:14).
By about 6500 BP mesic conditions began to spread, although localized xeric conditions
continued (and still exist in some areas) through south Florida. Middle Archaic sites
dating from this time are rare, although the Bay West Nursery site (8CR200) in Collier
18
County and the Ryder Pond site (8LL1850) in Lee County near Bonita Springs provide
evidence of occupation, as do several sites in southeast Florida. The Bay West site is a
Middle Archaic cypress pond cemetery, associated with a lithic scatter. The Ryder Pond
site is a similar mortuary pond site surrounded by pine flatwoods (Carr and Heinz 1996).
Beriault has also recorded several aceramic shell scatters in coastal sand hills (paleo
dunes), some of which may date to the Middle Archaic. Griffin (1988) summarizes
evidence indicating that despite the rise of available surface water, brackish estuaries and
other major modern landscape features had not formed, and population (or repopulation)
was still sparse.
During the Archaic period sea levels began to rise at a fairly rapid rate, estimated at 8.3
cm. per 100 years 6000-3000 BP, and 3.5 cm per 100 years afterwards (Scholl et al.
1969), although whether sea levels were steadily rising or oscillating is still unclear (see
Griffin 1988; Allerton and Carr 1990 for recent reviews of the literature). Data is
somewhat difficult to sort out as sea level rise was accompanied by both shore regression
and transgression in places. As conditions became wetter (and warmer) in the interior,
cypress swamps and hardwood sub -tropical forests established themselves by about 5000
BP (Carbone 1983; Delcourt and Delcourt 1981).
By late Middle or early Late Archaic times (4000 years BP) there were significant shell
mounds and middens on Horrs Island, Marco Island, and elsewhere in the coastal regions,
suggesting that the estuary system had been established and was being utilized to provide
the subsistence basis for denser populations and semi -sedentary settlements (Morrell,
1969; Cockrell, 1970). At Useppa Island in Lee County, excavations have provided
radiocarbon dates from pre -ceramic shell middens ranging between roughly 4900 BP and
5600 BP, suggesting that the Middle Archaic as well as Late Archaic periods saw a
growing dependence on shellfish resources (Milanich et al. 1984). There are aceramic
coastal sand hill and interior wetland sites as well, but these have not been demonstrated
to be Archaic despite some investigators equating aceramic with preceramic.
Radiocarbon dates for these sites would clarify this point.
Allerton and Carr (1988) noted that a number of stratified sites in the wet mangrove and
marsh areas of the Everglades, as well as on Horrs Island, contain Archaic preceramic
horizons, although it is unclear if aceramic was equated with preceramic. Additional
supporting evidence of interior use by Archaic peoples will provide a new dimension to
the archaeological understanding of Archaic resource utilization. Allerton and Carr point
out that if the wet tree islands were initially used by Archaic people, then at least some of
the hardwood hammocks in swamp environments were raised in elevation (with
subsequent changes in vegetation) due to human activities. Post -Archaic people
extensively utilized these hammocks and continued to advance their development as
distinct geomorphic features. This is obviously an area where additional archaeological
investigations have a potential to contribute to understanding the interaction of
geomorphic and cultural evolution in southwest Florida.
Toward the end of the Archaic there was the introduction of fiber -tempered pottery into
the archaeological record, often used as a marker of the Orange Phase, commencing at
about 4000 BP, either coincident with or soon after the development of the extensive
19
shell middens. The Late Archaic Orange Phase subsistence strategy is characterized by
intensive use of shellfish and marine resources, as well as being marked by an accelerated
trend toward regional specializations.
A number of the large shell middens on Marco Island (Cockrell 1970), Horrs Island
(Russo n.d.), Cape Haze (Bullen and Bullen 1956), and elsewhere date from this period
or earlier, as they contain fiber -tempered ceramics, although there are known aceramic
(preceramic?) levels below the Orange Phase deposits that may date to the Middle
Archaic. These shell middens are usually capped by deposits from later occupations as
well.
FORMATIVE STAGE OR GLADES PERIODS (2500 BP - 500 BP)
The Formative or Glades adaptation, based on hunting, fishing, and the harvesting of
shellfish and plants, was similar to the Archaic, but was characterized by increasing
specializations in gathering strategies and tool-making. Earlier writers have typed this
hunter -gatherer society as primitive or "low-level" (Kroeber 1939). However, there is
certainly evidence ftom the specialization of tools, from the beautifully -executed wood
carvings from Key Marco in Collier County and those from Fort Center near Lake
Okeechobee (Cushing 1897; Sears 1982), and from the historic accounts of the Calusa
hegemony, that the south Florida area had an advanced culture that Goggin (1964) has
called a "stratified non -agrarian society."
The preceding Late Archaic late Orange phase (also known as the transitional phase) was
marked by changes in pottery, and terminated with the relatively rapid replacement of
fiber -tempered pottery with sand -tempered, limestone -tempered, and chalky "temperless"
pottery. It was also characterized by changes in ceramic style and often by reduction in
the size of stone projectile points.
The Formative Stage (beginning about 2500 BP) is divided in south Florida into the
Glades Periods sequence. Subsistence adaptation is marked by a narrowing spectrum of
resource use, as well as continued trends toward regional diversity and ecological
specializations, marked in part by the proliferation of inland resource extraction
encampments.
Formative Period cultural evolution eventually led to increased political sophistication,
perhaps initially of modest dimensions, but culminating in broad regional political
alliances and regulation of materials and goods (i.e. resources) between the coast and
inland areas (Milanich and Fairbanks 1980). By protohistoric and contact times the
Calusa were the dominant tribal group, gaining broad political influence and at least
partial control over much of south Florida as far north as central Brevard County.
Historically, the main Calusa village has been regarded as "Calos" on Mound Key in
Estero Bay in Lee County, although 50 to 70 large villages were under direct Calusa
control by contact times (Griffin 1988).
During the Formative Periods, village sites grew to the proportions of large multi -use
complexes, particularly along the coast and barrier islands of southwest Florida. Some of
20
the projected intra-site functions of the elements of these complex shellworks were as
temples, canals, causeways, temple and platform mounds, courtyards and watercourts.
Current research involving the excavating of large contiguous areas of these shell mound
complexes is beginning to establish demonstrable uses for the features of these large
sites, upon which heretofore were merely speculated (Widmer 1996).
Tidal estuary rivers and inland hammocks along deep water sloughs, marshes, and
permanent ponds were seasonally visited for extraction of natural resources, and are now
marked by small to relatively large black dirt middens, some of which may have been
semi -permanent hamlets. The pine and cypress flatwoods appear to have supported few
sites, although areas around Lake Trafford and other rich interior areas developed
substantial sites, including sand mounds, and may be more similar to the Okeechobee
cultural area than to the coastal cultures.
In 1992, Dickel and Carr excavated a Deptford Period burial mound (the Oak Knoll Site)
in the Bonita Bay Tract north of the Imperial River. Exotic trade items and seventy or
more human burials were among the material findings. The resulting conclusions and
subsequent surveying and testing of the Bonita Bay Shell works (8LL717) suggest social
stratification and complexity may extend further back into the past than the Formative
period (Dickel and Carr 1992).
Coastal sites (shell middens) reflect a predominate dependence on fish and shellfish, wild
plant foods and products, and larger inland game. The inland sites show a greater reliance
on interior resources, including large, medium and small mammals, turtle, small
freshwater fish, alligator, snake, frogs, and, sometimes, freshwater shellfish. Interior and
coastal resource exchange can be documented by the consistent finds of moderate
amounts of marine shell in many interior middens, as well as interior resources in coastal
middens.
The Formative Stage (with a nod to Goggin) has been often termed the Glades cultural
tradition. Much of this "tradition" is focused on decorated ceramics, the minority in the
archaeological record, although the majority of recovered (rim) sherds are plainware.
However, despite this, pottery (and its decorations) is usually utilized as the major
temporal marker(s) for fitting sites into a temporal framework. Changes in pottery do not
represent mere changes in artistic motifs, but reflect inter- and intra-regional trade
contacts and outside cultural influences (possibly through exogamy, shifting of
populations, and even the through evolution of a culture through time). Whatever the
influences, the Glades tradition is continuous from post -Archaic times to contact times.
Despite the fact that exogamy is likely to have been practiced, traders or other specialists
probably moved between major cultural areas in small numbers, and genetic flow
probably accompanied cultural exchange, although perhaps not on the same scale. This
may have increased in later times due to use of traditional obligations of kinship and
intermarriage to stabilize alliances that were not codified into a formal legal system.
The following table has been modified from several sources, but it is predominantly
based on Milanich and Fairbanks (1980), Griffin (1988), and Allerton and Carr (1990).
21
Dates have been rounded somewhat and translated to Before Present (BP). There are
some differences of opinion in the dates, particularly about the timing of the Glades Ia
and lb division.
Table 1: Glades Cultural Sequence
Glades Ia (2500 BP - 1500 BP) First appearance of sand tempered plain pottery,
but little else to mark a difference and the
preceding Late Archaic. Sand tempered plain
remains a predominate type throughout the Glades
sequence.
Glades lb (1500 BP - 1250 BP) First appearance of decorated sand -tempered
ceramic (Ft. Drum Incised, Ft. Drum Punctated,
Cane Patch Incised, Turner River Punctate),
plainware common. Pottery rim grooving and
incision decorations become widespread.
Glades IIa (1250 BP - 1100 BP) First appearance of Key Largo Incised, Sanibel
Incised, Miami Incised, and plainware is common.
Distinction between ceramics of southeast and
southwest Florida becomes apparent. Ten
Thousand Island area distinct from Caloosahatchee
area. First mound construction- increased social
stratification? Population size may have
approximated that at contact.
Glades IIb (1100 - 1000 BP) First appearance of Matecumbe Incised; Key Largo
Incised common on east coast, Gordon's Pass
Incised common on the west, and plainware
common throughout.
Glades IIe (1000 BP - 800 BP) First appearance of Plantation Pinched, but few
decorated wares with a preponderance of plainware
(there is some evidence of population reduction -
perhaps due to a cataclysmic event). Non -local
pottery (e.g. St. Johns Plain and Check Stamped,
Belle Glade Plain) appears.
Glades IIIa (800 - 600 BP) First appearance of Surfside Incised, increasing
quantities of St. Johns pottery (especially on East
Coast), and Belle Glade pottery.
Glades IIlb (600 BP - 500 BP) Glades Tooled rims appear (rare on West Coast),
zoned punctate designs, but general decline in
incised decoration. Belle Glade ceramics common
22
on west coast. St. Johns ware present but rare on
West Coast, common on East Coast.
Glades IIIc (500 BP - 300 BP) Continuation of IIIb ceramics, with
pronounced flaring of rims and embossing on
Glades Tooled ceramics. Mound burial
construction less common with intrusive burials
into existing mounds, appearance of European
goods, plainware common.
By European contact times (the first half of the 16th century), the southwest coast of
Florida was maintaining a vigorous, possibly expanding political chiefdom with a broad
network of alliances, as well as a rich and ancient cultural tradition without an
agricultural base. However, direct conflict with Europeans and, more importantly,
exposure to European diseases led to the rapid decline of the Calusa. By the mid 1700s
their numbers had greatly diminished. The remnants of this once -powerful tribe may have
left south Florida in the 1760s with the Spanish for relocation in Cuba. Others may have
become indistinguishable from Spanish Cuban fishermen who worked the great fishing
"ranchos" in the Pine Island Sound region catching and salting fish for export to Cuba.
Other groups of Native Americans may have fused with the Creek -derived Seminoles.
In the late 1700s, members of the Creek tribe were forced into Florida from Georgia and
Alabama. They were later called Seminoles, from the Spanish term "cimmarones."
Pressures from colonial (and later) white encroachment on their traditional territories
forced them into the Big Cypress and Everglades area by the 1830s. By this time, most of
the cultural identity of pre -contact times had been lost, although some of the Calusa
subsistence strategies may have been partly adopted by Seminoles.
SEMINOLE ARCHAEOLOGY
A number of Seminole period sites have been documented on prehistoric middens. This
reflects the paucity of high land in the Big Cypress and Everglades (Ehrenhard et al.
1978, 1979, 1980; Ehrenhard and Taylor 1980; Taylor and Komara 1983; Taylor 1984,
1985).
Seminole periods in south Florida are divided into I (1820-1860), II (1860-1900) and III
(1900-1940) (Ehrenhard et al. 1978). Post-1940 Seminole camps are designated "Late
Seminole" in some reports. These designations reflect the different stages of Seminole
migration into south Florida, Seminole displacement and active conflict with the
expanding American culture, and the eventual refuge by Seminole remnants in Big
Cypress and Everglades regions. Military records, and, in particular, several sketch maps
by military personnel done in the 1830s and 1840s and the Ives military map of South
Florida (1856) shows evidence of investigations at and near "Malco Inlet," "Casimba,"
"Good Land," and "Cape Romans."
23
The advent of the Second and Third Seminole Wars (1834-38, 1855-58) disrupted the
peaceful settlement of the Southwest Florida region. There were a number of forts,
"temporary" and permanent, established along the Caloosahatchee River during this time.
Fort Dulaney was established at Punta Rassa near the mouth of the Caloosahatchee in
1837 and was occupied intermittently through 1841, and again in 1855. After a hurricane
destroyed Ft. Dulaney in 1841, Fort Harvie was established upriver. The name of this fort
was changed in 1850 by its commander General Twiggs to honor his new son-in-law,
Col. Abraham Myers. Fort Myers was thus created, and became the chief fort of the
region.
From this central administrative point, a line of forts was established up the
Caloosahatchee River. They were: Fort Denaud, Fort Adams, Fort Thompson, and Fort
Center on Fisheating Creek leading into Lake Okeechobee. Other forts and "temporary
depots" were established south into the Big Cypress Swamp such as Fort Simon Drum,
Temporary Depot Number One, Fort Doane, Fort Simmons, Fort Keis, Fort Foster, Fort
Shackleford, and others.
A number of military expeditions were sent south along the coast during the Second and
Third Seminole Wars with the objectives of interdicting trade in guns and ammunition
between the Seminoles and the Spanish -Cuban fishing community, and hunting and
capturing Indians. General Thomas Lawson, who had just been appointed Surgeon
General of the United States, commanded one of the early notable expeditions. Lawson's
expedition left Fort Harvie (Fort Myers) in February 1838. Elements of Lawson's
command explored the area in and around the Caxambas Point area, discovering two
abandoned Indian villages in the Blackwater River/Palm Bay area. Other expeditions
bivouacked at Cape Romano and Caxambas Point. Colonel Rogers, of the ill-fated
Parkhill expedition, wrote several dispatches from Cape Romano in the Caxambas area in
1858, describing the ambush of Captain Parkhill's party at the headwaters of Turner
River. The Collier County Museum is the repository for a collection of military artifacts
purportedly found by a local collector near Indian Hill in the early 1960s. This material
may have originated with one of the various military expeditions stopping at Caxambas
Point.
IMMOKALEE ROAD AREA HISTORY
The area near the road corridor began to be developed by the early 1950s. With the
completion of work on Immokalee Road (CR846) by 1957, the area was opened to
development, some of it agricultural (in the form of large cleared vegetable fields) and
some as cattle range. Much of the ranching was done by local families such as the
Pipers, Whiddens, Johnsons and Roberts. In 1962, Palm River Estates was created eight
miles northwest of the subject parcel, followed in 1966 by Willoughby Acres. By the
1970s other area developments followed, including upscale communities such as Quail
Creek. County Road 951 was constructed by 1964 and was linked in part with the
development of the northern Golden Gate Estates area, a huge grid of over 984 miles of
paved roads. An elevated pad for the maintenance of equipment was placed at what
would later become the intersection of Vanderbilt Beach Road (CR 862) and CR 951. By
the late 1980s Golden Gate Estates east of CR 951 would become a rural community of
24
several thousand homes established on 2.5 to 5-acre lots. In 1992, the Olde Florida
Country Club was established, followed by other community golf courses such as
Vanderbilt Pines and Calusa Grove. The Vanderbilt Beach Road extension, CR 862, was
completed circa 1986. Large developments such as Village Walk, The Vineyards, and
Island Walk were begun by the mid 1990s. The entire area of the Immokalee Road
corridor is currently in a state of rapid growth.
25
METHODOLOGY
Prior to conducting fieldwork in the project parcel, relevant archives and literature were
reviewed. This included, but was not limited to, studying previous archaeological reports
for sites in Collier County, reviewing information from the Master Site File in
Tallahassee concerning nearby sites, and examining USGS maps of the project area.
Also, black and white and color aerial photographs from the project area, which could aid
in revealing anthropogenic changes to the topography and floral communities and
vegetative communities associated with archaeological sites, were interpreted.
RESEARCH DESIGN
This Phase I archaeological assessment of the Immokalee Square Parcel incorporated the
use of certain predictive archaeological site models. These models are based on
topographic and vegetative attributes that are associated with prehistoric and historic sites
in northeastern Collier County. These models postulate that live oak/tropical hardwood
hammocks in close proximity to deep wetlands, ponds, marshes or sloughs are high
probability areas for prehistoric archaeological sites (Carr 2002; Schwadron 2006). The
elevational information on the USGS Corkscrew SW map for the area also was used.
Based on the interpretation of vintage and recent aerial photographs and observations
made during ground-truthing, two medium to high probability zones (MPZ/HPZ) were
identified on the parcel.
FIELD WORK
The project parcel was assessed by pedestrian survey and subsurface testing. The high -
probability zone was tested systematically on a 25 meter grid. The medium -probability
zone was tested systematically along one transect on the western edge of the slough, at
50m intervals. The remainder of the parcel was considered low -probability and was
tested on five north -south transects at 100m intervals. A total of six transects was tested
on the parcel to sample the low probability and medium probability zones (LPZ/MPZ)
(Figures 7, 8).
Because the hammock is relatively small, positive shovel tests were delineated outwardly
from the 25m grid at 5m intervals, with two negative shovel tests established. A total of
41 shovel tests (50 cm2) was dug across the parcel to an average of 1 meter in depth
where possible. All excavated material was screened through a 1/4" mesh and any
material of archaeological significance collected was sent to AHC in Davie for cleaning,
analysis, and conservation.
COLLECTIONS
All collected material was transferred to the AHC lab in Davie where it was washed,
sorted, and catalogued.
26
INFORMANTS
The field biologists from Passarella and Associates were the principal informants familiar
with the subject parcel. They had previously identified an oak hammock on the parcel.
27
HPZ-1
Figure 9. 1963 black and white aerial photograph showing high probability and medium
probability zones.
0 50 100 200 Meters
0 164 328 656 Feet N
m
29
SUMMARY OF SITE
Site Name:
Site Number:
Location:
Environmental Setting:
Site Type:
Site Function:
Immokalee Square 1
8CR1502
Township 48S, Range 27E, Section 29
Oak hammock; live oaks, cabbage palms, ferns, wild
coffee.
Black earth midden
Habitation / resource procurement
Description: The site is a midden characterized by a bedrock
"unconformity" in the form of an elevated island, as much
as 60-70cm higher than the surrounding elevation. The site
is about 30m north by south and 20m east to west (Figure
11). The stratigraphy within the hammock followed a
typical pattern of a grey sand near the surface and
transitioning to a darker brown sand before encountering
compacted marl and water, both at approximately 70cmbs.
Within the positive tests, the cultural horizon was near the
surface and contained within the dark grey sand. Cultural
material diminished at depth and the midden transitioned to
a sterile light grey sand at—40cmbs.
The greatest assemblage of artifacts was recovered from
ST-9 located just south of center of the hammock. Material
sharply decreased 5 meters to the south and west. The
midden did continue 5 meters to the east but again sharply
declined by l0m east of ST-9 (ST-16). A relatively light
amount of cultural material was recovered from ST-3 and 5
compared to ST-9.
Chronology: Prehistoric: Glades Period
Collections: STP ceramics (N=38); faunal bone
Preservation Quality: Very good
Significance: Based on available data there is insufficient information to
determine eligibility for listing on the National Register
of Historic Places.
30
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CD
- •1 • •
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/
ON
Ln m
ti0
M
H •
N `N
N
ry)
N N �• N•
�
� t
00
•
~
� n
N
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•
N � •
N
N m •
~ • to
�•N•� i
Figure 12. Sample of faunal bone collected from ST-15.
Figure 13. Sample of sand tempered plain ceramics from ST-9
32
RESULTS AND RECOMMENDATIONS
This Phase I cultural resource assessment of the Immokalee Square Parcel resulted in the
documentation of one newly recorded archaeological site, 8CR1502. Most of the parcel is
considered low probability as it is low-lying slash pine flatwoods. Two higher probability areas
were identified, including one high -probability zone (HPZ), a mesic oak hammock, and one
medium -probability, the western bank of a slough.
A total of 41 shovel tests were dug across the parcel, 28 in the HPZ, 3 in the MPZ, and 10 in the
LPZ. Of the 31 shovel tests dug within the HPZ, seven were positive for prehistoric
archaeological material. This site is a black earth midden within a mature live oak hammock
(Figure 11). All other shovel test were negative for cultural material.
A total of seven field specimens were collected representing cultural materials associated with
individual shovel tests. Prehistoric material includes 38 sand -tempered plain ceramic sherds, and
fragmentary faunal bone (including snake, fish, and deer).
Based on available data, there is insufficient information to determine whether site 8CR1502
meets eligibility criteria for listing on the National Register of Historic Places (NRHP).
Additional testing would be necessary to make that determination. The consultant recommends
avoidance of the site and its associated hammock. If avoidance is not feasible, then phase II
archaeological testing should be conducted to determine the site's NRHP eligibility.
Additionally, it is recommended that all clearing within 100 feet of the site and the hammock
should be subject to monitoring by an archaeologist.
Although a systematic effort was made to locate other sites on the subject parcel without positive
results, there is still the potential of small archaeological sites, features or artifacts occurring on
the parcel. Should subsequent development reveal this, efforts should be made to protect and
document these resources. In the event that human remains are discovered then the provisions of
Florida State Statue 872.05, governing unmarked human burials, will apply.
33
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34
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35
2013b A Reconnaissance Cultural Resource Assessment of the Olde Florida Golf Club Parcel,
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1988b An Archaeological and Historical Assessment of the Goodland Marina Project Tract,
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1975 Florida spring confirmed as 10,000 year old early man site. The Florida
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Fay, P and RS Carr
1990 An Archaeological Review of Select Sites of Impact in the National Panther
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43
DE
DAVIDSON
E N G I N E E R I N G
NC SQUARE MPUD
DEVIATION JUSTIFICATIONS
1. Deviation #1 seeks to relief from LDC Section 3.05.07. A.S. "Preservation Standards," which
requires that preserve areas to be interconnected within the site and to adjoining off -site
preservation areas or wildlife corridors" to instead allow two preserve areas that are not
connected within the site.
Justification: Preserve No. 1 (2.61# acres), located in the site's northwest corner along
Immokalee Road, was established in response to a Phase 1 Cultural Resource Assessment
conducted by Archaeological and Historical Conservancy, Inc. The assessment found seven
positive shovel tests for cultural material in the live oak (Quercus virginiana) hammock,
resulting in the documentation of one archaeological site. As a result of these findings, no
development is being proposed in this area, but rather it will be preserved in perpetuity.
In this instance, creating an interconnection between the northern archaeological sensitive
area and the larger Preserve No. 2 (3.59t acres) to the south would be inappropriate. An
interconnection with Preserve No. 1 would direct wildlife movement from the south into
Immokalee Road, resulting in the potential for injury or death to the animals and a safety
hazard for passing motorists. Preserve No. 2 being situated along the site's south side not
only provides a more substantial buffer to Twin Eagles South, but also directly abuts the
preserved wetlands on the south end of the Crawford Landscaping site. This alignment will
encourage wildlife to move in more of an east/west direction, further away from major
road traffic and possibly to the wildlife crossing that extends under Immokalee Road,
located 0.30t mile to the northwest. Additionally, Preserve No. 2 is comprised of drained
bald cypress (Taxodium distichum), and the Project design proposes to discharge pre-
treated stormwater into this preserve, thereby helping to improve the hydrology in this
area. This goal of improving the hydrology of Preserve No. 2 would be inconsistent with
an interconnection to the upland, live oak preserve to the north (i.e., Preserve No. 1),
especially during a major storm event.
NC Square MPUD
PUDZ-PL20180002234
Deviation Justifications
August 10, 2020
DE
DAVIDSON
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NC Square MPUD
PUDZ-PL20180002234
Deviation Justifications
August 10, 2020 2
AGREEMENT AUTHORIZING AFFORDABLE HOUSING
AND IMPOSING COVENANTS AND
RESTRICTIONS ON REAL PROPERTY
THIS AGREEMENT is made as of the day of , 2021, by
and between Immokalee Square LLC (the "Developer") and the Collier County Board of
County Commissioners (the "Commission"), collectively, the "Parties".
RECITALS:
A. The Developer owns a tract of real property described in Exhibit "A"
attached hereto and incorporated herein (the "Property"). It is the Developers intent to
construct a maximum of 129 residential units (the "Units") on the Property. One hundred
percent (100%) of the Units will be affordable housing units.
B. The Property is located within the NC Square Mixed -Use Overlay within the
Agricultural/Rural Mixed -Use District of the Future Land Use Element of the Growth
Management Plan (the "GMP")
C. Pursuant to Collier County Ordinance No. [PUD Ordinance], the
Property is zoned as the NC Square Mixed -Use Planned Unit Development (MPUD)
(the "PUD")
NOW, THEREFORE, in consideration of the approval and grant of the density
set forth in the GMP and PUD, and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the Developer and the
Commission hereby covenant and agree as follows:
1. Recitals. The above Recitals are true and correct and are incorporated
herein by reference.
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
2. Developer Agreements. The Developer hereby agrees that one hundred
percent (100%) of the 129 Units will be affordable housing units as follows:
a. Approximately 65 of the 129 Units shall be provided for those
earning no more than one hundred forty percent (140%) of the median income of Collier
County (the "Gap" income category) ("Gap Units"). Approximately 64 of the 129 Units
shall be provided for those earning no more than one hundred twenty percent (120%) of
the median income of Collier County (the "Moderate" income category) ("Moderate
Units"). Developer shall have the option of swapping up to twenty percent (20%) of the
Gap Units for additional Moderate Units or vice -versa.
b. All Units will be owner -occupied, not rentals.
c The Units will include townhomes and multifamily units with a
variety of bedroom counts.
d. The following provisions shall be applicable to all of the Units:
(1) Defined terms. In the event of a conflict between terms as defined
in the LDC or in Ordinance No. [PUD Ordinance], the definitions of the LDC will
control when applying or interpreting this Agreement. "Phasing" shall mean: (a) the
phased construction of buildings or structures in separate and distinct stages as shown
on a PUD master plan, subdivision master plan or site development plan; or (b) in
developments where phased construction is not depicted on a PUD master plan,
subdivision master plan or site development plan, the construction of buildings or
structures in a clearly defined series of starts and finishes that are separate and distinct
within the development.
(2) Median Income. For the purposes of this Agreement, the median
income of the area as defined by the U.S. Department of Housing and Urban
Development (HUD) shall be the then current median income for the Naples
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
2
Metropolitan Statistical Area, established periodically by HUD and published in the
Federal Register, as adjusted for family size as shown on the tables attached hereto as
Exhibit "B," which Exhibit shall be adjusted from time to time in accordance with any
adjustments that are authorized by HUD or any successor agency. In the event that
HUD ceases to publish an established median income as aforesaid, the Parties hereto
shall mutually agree to another reasonable and comparable method of computing
adjustments in median income.
(3) Qualification Process. The Developer shall be responsible for
qualifying Unit owners by accepting applications, verifying income and obtaining income
certification for all affordable units in the subject development per procedures approved
by the County.
(a) Application. A potential Unit owner shall apply to the
developer, owner, manager, or agent to qualify as a moderate or gap income family for
the purpose of owning and occupying an affordable housing unit pursuant this
Agreement. The Application form is Exhibit "C," attached to this Agreement and
incorporated by reference herein.
(b) Income Verification and Certification. No affordable
housing unit in the development shall be sold to an individual or family whose
household income has not been verified and certified in accordance with this
Agreement.
(c) Income Verification. The Developer shall obtain written
verification from the potential occupant (including the entire household) to verify all
regular sources of income (including the entire household). The most recent year's
federal income tax return for the potential occupants (including the entire household)
may be used for the purpose of income verification, attached to the Affordable Housing
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
3
Applicant Income Verification form, including a statement to release information,
occupant verification of the return, and a signature block with the date of application.
The verification shall be valid for up to one hundred eighty (180) days prior to
occupancy. Upon expiration of the 180-day period, the information may be verbally
updated from the original sources for an additional thirty (30) days, provided it has been
documented by the person preparing the original verification. After this time, a new
verification form must be completed. The Affordable Housing Applicant Income
Verification form is Exhibit "D," attached to this Agreement and incorporated by
reference herein.
(d) Income Certification. Upon receipt of the Preliminary
Application for an affordable housing unit and Applicant Income Verification form, the
Developer shall require that an income certification form be executed by the potential
occupant (including the entire household) prior to occupancy of the affordable housing
unit by the occupant. Income certification shall assure that the potential occupant has
an appropriate household income which qualifies the potential occupant as eligible to
occupy an affordable housing unit. The Affordable Housing Applicant Income
Certification form is attached to this Agreement as Exhibit "E."
3. Inspections. Random inspection of files containing required
documentation to verify occupancy in accordance with this Agreement may be
conducted by the Community and Human Services Division upon reasonable notice.
4. Annual Progress and Monitoring Report. The Developer shall provide an
annual PUD Monitoring Report to the County regarding the delivery of affordable
housing units throughout the period of their construction and occupancy. The annual
progress and monitoring report shall, at a minimum, provide any information reasonably
required to ensure compliance with this Agreement. The report shall be filed on or
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
before September 30 of each year and the report shall be submitted by the Developer
to the Community and Human Services Division. Failure to complete and submit the
monitoring report to the County within sixty (60) days from the due date shall result in a
penalty of up to fifty dollars ($50.00) per day unless a written extension not to exceed
thirty (30) days is requested prior to expiration of the sixty (60) day submission
deadline. No more than one such extension may be granted in a single year.
5. Violations. It shall be a violation of this Agreement to sell or occupy, or
attempt to sell or occupy, an affordable housing unit except as specifically permitted by
the terms of this Agreement; or to knowingly give false or misleading information with
respect to any information required or requested by the Community and Human
Services Division or by any other person(s) within the County. The method of
enforcement for a breach or violation of this Agreement shall be at the option of the
Commission by criminal enforcement pursuant to the provisions of Section 125.69,
Florida Statutes, or by civil enforcement as allowed by law.
6. Certificate of Occupancy. In the event that the Developer fails to maintain
the affordable units in accordance with this Agreement, as amended, at the option of
the Commission, building permits or certificates of occupancy, as applicable, may be
withheld for any future planned or otherwise approved unit located or to be located upon
the Property until the entire project is in full compliance with this Agreement, as
amended.
7. Assignment. The Commission may assign all or part of its obligations
under this Agreement to any other public agency having jurisdiction over the Property
provided that it gives the Developer thirty (30) days advance written notice thereof. The
Developer may assign, delegate or otherwise transfer all or part of its duties,
obligations, or promises under this Agreement to any successor in interest to the
NC Square MPUD
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5
Property without the express written consent of the Commission. The Developer shall
provide written notice to the County of the assignment to a successor in interest to the
Property and shall be relieved of any further obligations under this Agreement. The
written notice to the County shall include the successor's acknowledgment that it is
bound by the terms of this Agreement.
8. Severability. If any section, phrase, sentence or portion of this Agreement
is for any reason held invalid or unconstitutional by any court of competent jurisdiction,
such portion shall be deemed a separate, distinct, and independent provision, and all
other provisions shall remain effective and binding on the Parties.
9. Notice. Any notices desired or required to be given under this Agreement
shall be in writing and shall either be personally delivered or shall be sent by mail,
postage prepaid, to the Parties at the following addresses:
To the Commission: Collier County Community and Human
Services
3339 E Tamiami Trail
Building H, Suite 211
Naples, Florida 34112
To the Developer: Immokalee Square LLC
c/o Antonio Brown
2055 Trade Center Way
Naples, FL 34109
With a copy to: Noel J. Davies, Esq.
Quarles & Brady LLP
1395 Panther Lane, Suite 300
Naples, FL 34109
Any Party may change the address to which notices are to be sent by notifying the other
Party of such new address in the manner set forth above.
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PUDZ-PL20180002234
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R
10. Authority to Monitor. The Parties hereto acknowledge that the Collier
County Community and Human Services Division or its designee, shall have the
authority to monitor and enforce the Developer's obligations hereunder.
11. Covenants. The Developer agrees that all of its obligations hereunder
shall constitute covenants, restrictions, and conditions which shall run with the land and
shall be binding upon the Property and against every person then having any ownership
interest at any time and from time to time until the date that is thirty (30) years from the
date of issuance of the Certificate of Occupancy for each Unit in the project. However,
the Parties agree that if Developer transfers or conveys the Property to another person
or entity, Developer shall have no further obligation hereunder and any person seeking
to enforce the terms hereof shall look solely to Developer's successor in interest for the
performance of said obligations.
12. Recordinq. This Agreement shall be recorded at County's expense in the
official records of Collier County, Florida.
13. Entire Agreement. The Parties hereto agree that this Agreement
constitutes the entire Agreement between the Parties hereto and shall inure to and be
binding upon their respective heirs, successors, and assigns.
14. Termination. The affordable housing units shall be restricted to remain
and be maintained as affordable housing for a period of thirty (30) years from the date
of issuance of the Certificate of Occupancy of each Unit constructed.
15. Modification. This Agreement shall be modified or amended only by the
written agreement of both Parties.
16. Discrimination.
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October 29, 2020
7
a. The Developer agrees that neither it nor its agents shall
discriminate against any owner or potential owner because of said owner's race, color,
religion, sex, national origin, familial status, or handicap.
b. When the Developer advertises, sells or maintains the affordable
housing units, it must advertise, sell and maintain the same in a non-discriminatory
manner and shall make available any relevant information to any person who is
interested in purchasing such affordable housing unit.
C. The Developer agrees to be responsible for payment of any real
estate commissions and fees for which it is liable in the purchase and sale of affordable
units.
17. Phasing. The percentage of affordable housing units to which the
Developer has committed for the total development shall be maintained in each phase
and shall be constructed as part of each phase of the development on the Property.
Developer commits to 100% affordable housing units for this project, with 100% of the
units in each phase consisting of affordable units.
18. Consistency. This Agreement and authorized development shall be
consistent with the Growth Management Plan and land development regulations of
Collier County that are in effect at the time of development. Subsequently adopted laws
and policies shall apply to this Agreement and to the development to the extent that
they are not in conflict with the number, type of affordable housing units and the amount
of affordable housing approved for the development.
19. Governing Law. This Agreement shall be governed by and construed in
accordance with the laws of the State of Florida.
20. Further Assurances. The Parties hereto shall execute and deliver, in
recordable form if necessary, any and all documents, certificates, instruments, and
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
agreements which may be reasonably required in order to effectuate the intent of the
Agreement. Such documents shall include but not be limited to any document
requested by the Developer to exhibit that this Agreement has terminated in accordance
with the provisions of this Agreement.
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
9
IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be
executed as of the day and year first above written.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, Clerk COLLIER COUNTY, FLORIDA
, DEPUTY CLERK By:
Approved as to form and legal sufficiency:
, Assistant County Attorney
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
, CHAIRMAN
10
DEVELOPER:
Witnesses:
Witness
Printed Name
Witness
Printed Name
STATE OF FLORIDA )
COUNTY OF COLLIER )
The foregoing Agreement Authorizing Affordable Housing And Imposing Covenants And
Restrictions On Real Property was acknowledged before me by as
who is personally known to me or has produced
as identification.
WITNESS my hand and official seal this day of
2021.
My Commission Expires:
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
Notary Public
11
EXHIBIT A
Legal Description
Legal Description:
(Official Records Book 5534 Page 851 Collier County, Florida)
The West 1/2 of the Northeast 1/4 of the Northwest 1/4 and the Northeast 1/4 of the Northeast 1/4 of
the Northwest 1/4 of section 29, Township 48 South, Range 27 East, less the north 100 feet thereof
previously dedicated for State Highway purposes and less lands described as Parcel 139 in Order of
Taking records in Official Records Book 3302, Page 3221, all within Collier County, Florida.
Description:
Parcel 139 Order of Taking Records in Official Records Book 3302, Page 3221, Collier County, Florida
A portion of the W 1/2 of the NE 1/4 of the NW 1/4, and the NE 1/4 of the NE1/4 of the NW 1/4 of
Section 29, Township 48 South, Range 27 East, Less the North 100 feet thereof, previously dedicated for
State Highway purposed, Collier County, Florida. more particularly described as follows: Commence at
the North 1/4 Corner of said Section 29; thence South 02°22'23" East, along the east line of the
Northwest 1/4 of said Section 29, for a distance of 100.04 feet, to a point on the Southerly Right -of -Way
line of State Road #846 (Immokalee Road) and the POINT OF BEGINNING of the herein described parcel;
thence continuing, South 02°22'23" East, along the said East line, for a distance of 88.99 feet; thence
South 86°00'23" West, for a distance of 328.55 feet; thence North 03°59'37" West, for a distance of
10.00 feet; thence South 86°00'23" West, for a distance of 342.35 feet; thence South 03°59'37" East, for
a distance of 19.73 feet; thence South 86°00'23" West, for a distance of 109.24 feet; thence North
03°59'37" West, for a distance of 20.06 feet; thence South 86°00'23" West, for a distance of 505.83 feet;
thence North 02°23'24" West, for a distance of 78.65 feet, along the west line of the Northeast 1/4 of
the Northwest 1/4 of said Section 29; to a point on said Southerly Right -of -Way Line; thence North
86°00'23" East, along said Southerly Right -of -Way Line, for a distance of 1,286.29 feet, to the POINT OF
BEGINNING, Containing 2.452 acres, more or less.
Property contains 24.4 acres or 1,062,862 square feet more or less.
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
12
EXHIBIT B
Income Categories and Limits
The below chart indicates the 2020 current median income as referenced in Section
2.d.(1) of this Agreement, as well as the various income limits based on household size. An
applicant would qualify to purchase a Unit provided monthly rents or monthly mortgage
payments including taxes and insurance shall not exceed 30 percent of that amount which
represents the percentage of the median annual gross income for the households. However, it is
not the intent to limit an individual household's ability to devote more than 30 percent of its
income for housing, and housing for which a household devotes more than 30 percent of its
income shall be deemed affordable if the first institutional mortgage lender is satisfied that the
household can afford mortgage payments in excess of the 30 percent benchmark.
Collier County 2020
Income Percent
Income Limit by Number of People in Household
1 2 3 4 5
Ext Low
30';.-
$17,300
$19,800
$22,250
$26,200
$30,680
Very Low
50'Fb
$28,850
$32,950
$37,050
$41,150
$44,450
Low
SQ3,
$46,100
$52,700
$59,300
$65,850
$71,150
Moderate
1200-0
$69,240
$79,080
$88,920
$98,760
$106,680
Gap
140%
$80,780
$92,260
$103,740
$115,220
$124,460
Median Household Income Collier County 2020 = $82,300
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
13
EXHIBIT C
APPLICATION FOR AFFORDABLE HOUSING UNIT
Date Occupancy Desired:
Your Name:
Co -Applicant's Name_
Present Address:
Street
Name of Landlord _
Landlord's Address:
Date of Application: Amt. Of Sec. Deposit:
Race/National Origin: Handicap: Yes No
Race/National Origin: Handicap: Yes No
City
State Zip Telephone No.
How Long at this Address:
Street City State Zip Telephone No.
If you have resided at your present address less than 3 years, please state previous address:
Street City State Zip Telephone No.
Name of Previous Landlord
Street City
APPLICANT:
Present Employers Name
Address and Telephone No.
How long with Present Employer:
Gross Salary: Hourly $ Weekly $
Social Security Number
Previous Employers Name
Address and Telephone No.
How long with Previous Employer
CO -APPLICANT:
Present Employers Name
Address and Telephone No.
How long with Present Employer:
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
State Zip Telephone No.
Job Title
Every 2 Weeks $ Monthly $
Birth Date
Job Title
Job Title
14
Gross Salary: Hourly $
Social Security Number
Previous Employers Name
Address and Telephone No.
Weekly $ Every 2 Weeks $ Monthly $
Birth Date
How long with Previous Employer Job Title
NAMES OF ALL WHO WILL OCCUPY APARTMENT BIRTH DATE SEX AGE
2. _
3.
PERSONAL REFERENCES (Not Relatives)
1. Name: Address:
2. Name: Address:
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
SOCIAL SECURITY
How Long Known:
How Long Known:
15
EXHIBIT D
AFFORDABLE HOUSING APPLICANT INCOME VERIFICATION
Date:
Applicant's Name:
Co -Applicant's Name:
Social Security Number
Social Security Number
Present Address:
Street City State
I hereby make application for a single family unit at _
I hereby declare and reveal all of my sources of income.
Zip Telephone No.
I am aware that to leave out, omit or fail to report my assets or forms of income from pensions,
stocks, bonds, real property rent, sale or ownership is a fraudulent act punishable by law.
Knowingly falsifying information on this form is cause for refusal of occupancy.
I hereby certify that this will be my permanent residence and that I have no other assisted
housing.
I understand that this information is for the purpose of computing my annual income to
determine my qualification to buy an affordable, workforce, or gap housing unit. I understand
that I am not required to surrender my ownership or rights or claimed property, pensions or
capital gains, etc.
Applicant
Co -Occupant
Amount
Frequency
Amount
Frequency
Received
of Pay
Received
of Pay
Wages/Salary
$
$
$
$
Bonuses
$
$
$
$
Tips
$
$
$
$
Commissions
$
$
$
$
Interest Income
$
$
$
$
Trust Fund Income
$
$
$
$
Unemployment
$
$
$
$
Workman's Compensation
$
$
$
$
Welfare
$
$
$
$
Food Stamps
$
$
$
$
Social Security
$
$
$
$
Social Security Disability
$
$
$
$
Supplemental SSI
$
$
$
$
Family Assistance
$
$
$
$
Child Support
$
$
$
$
Veterans Benefits
$
$
$
$
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
16
Widows Benefits $ $ $ $
Union Pension $ $ $ $
Self -Employment Business,
Silent Partner, etc. $ $ $ $
Private Insurance Pension $ $ $ $
TOTAL ANNUAL INCOME $ $
THE VERIFICATION HERE REQUESTED MAY TAKE THE FORM OF THE MOST RECENT
YEAR'S INCOME TAX RETURN FOR EACH OCCUPANT WHO HAS FILED AND WILL
OCCUPY THE AFFORDABLE, WORKFORCE, OR GAP UNIT.
THE SAME MUST BE EXECUTED FOR EACH OCCUPANT OF THE HOUSEHOLD WHO
CONTRIBUTED TO THE ANNUAL HOUSEHOLD INCOME. FAILURE TO REPORT ALL
SOURCES OF HOUSEHOLD INCOME WILL RESULT IN DISQUALIFICATION FOR
OWNERSHIP OF AFFORDABLE, WORKFORCE, OR GAP HOUSING UNIT.
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
17
EXHIBIT E
AFFORDABLE HOUSING APPLICANT INCOME CERTIFICATION
APPLICANT:
Present Employer:
Address:
Street
I,
(Applicant)
on this certification form.
STATE OF FLORIDA )
) ss
COUNTY OF COLLIER)
Job Title:
City State Zip
hereby authorize the release of information requested
The foregoing was acknowledged before me by
Who is personally known to me or has produced
identification.
Witness my hand and official seal this
(notary seal)
My Commission Expires:
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
M
Signature of Applicant
day of
as
Notary Public
2021.
EMPLOYER CERTIFICATION
Applicant's Gross Annual Income or Rate or Pay: $
Number of Hours Worked (Weekly): . Frequency of Pay:
Amount of Bonuses, Tips, or other Compensation Received: $
STATE OF FLORIDA )
) ss
COUNTY OF COLLIER)
The foregoing was acknowledged before me by _
Who is personally known to me or has produced
identification.
Witness my hand and official seal this
(notary seal)
My Commission Expires:
NC Square MPUD
PUDZ-PL20180002234
October 29, 2020
Monthly Annually
Supervisor
as
day of , 2021.
Notary Public
19
From: SummersDan
To: Jessica Harrelson; GundlachNancv
Subject: FW: Emergency Preparedness Plan- updated discussion
Date: Thursday, June 13, 2019 2:44:08 PM
Jessica and Nancy
Good afternoon:
Nancy and I just spoke and based on elevation, location and this type of development effort, I see no
need for an Emergency Management Plan. We have "outgrown" that requirement with our ability
to communicate with resident's by various means such as
AlertCollier, NOAA weather radio, and information via internet resources, etc. When the
development opens we hope to be able to participate in hurricane preparedness meetings, etc., if
such HOA meetings occur. Our only "minor" concern is a defensible space for wildfire which can be
accomplished via berms, or other spaces, setbacks, likely already noted in other requirements.
I am going to ask Nancy to mark this requirement as not applicable, due to the development size and
inland location with low storm surge threat and the low probability of hurricane evacuation.
If you have any questions or concerns, please let me know.
Thank you.
Dan Summers
From: Jessica Harrelson <Jessica@davidsonengineering.com>
Sent: Wednesday, June 12, 2019 7:09 AM
To: SummersDan <Daniel.Summers@colliercountyfl.gov>
Subject: RE: Emergency Preparedness Plan
Good morning Dan,
The project is currently known as the Immokalee Square MPUD (PL20180002234).
Thank you for getting back to me so quickly.
Jessica Harrelson, AICP
Senior Planner
Df�r-
DAVIDSON
FrwrC=INEERIr.
,ELEBRATrNG YEARS
Main: 239.434.6060
0essicaadavidsonengineering.com
www.davidsonengineering.com
Naples, FL Sarasota, FL
From: SummersDan <Daniel.Summers(@colliercount)tfl.gov>
Sent: Tuesday, June 11, 2019 10:52 PM
To: Jessica Harrelson <Jessica(@davidsonengineering.com>
Cc: DL-Emergman <Emergman(@colliercountyfl.gov>
Subject: RE: Emergency Preparedness Plan
Ms. Harrelson
Good Evening
We are in receipt of your email.
I will serve as your point of contact.
I am in a training and travel status out of state this week with FEMA.
Let me get with GMD Staff, as we haven't had a call to address this in some time.
If convenient could you send me the PUD # and I will research further in City View remotely this
week.
Thank you.
Dan Summers, Director
Collier County Bureau of Emergency Services
From: Jessica Harrelson <Jessica(d)davidsonengineering.com>
Sent: Tuesday, June 11, 2019 8:17 AM
To: DL-Emergman<Emergman(@colliercountyfl.gov>; DL-Emergman
<Emergman(@colliercountyfl.gov>
Subject: Emergency Preparedness Plan
Good morning,
I am working on a Planned Unit Development, for a proposed mixed -use project, within the Rural
Fringe Mixed Use Overlay- Receiving Lands (see attached location map). Per provisions outlined in
the County's Future Land Use Element, the Growth Management Department has requested that I
develop an Emergency Preparedness Plan to be addressed in the PUD. Can you please confirm what
necessary steps I need to take, to work with your office to develop this plan?
Thank you.
Jessica Harrelson, AICP
Senior Planner
DAVIDSON
CFLEBRITrNC; VCt.RS
Main: 239.434.6060
iessica(@davidsonengineering.com
www.davidsonengineerinaxom
Naples, FL Sarasota, FL
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released
in response to a public records request, do not send electronic mail to this entity. Instead, contact this
office by telephone or in writing.
Jessica Harrelson
From: Avni, Melinda <Melinda.Avni@fdacs.gov>
Sent: Tuesday, October 15, 2019 3:46 PM
To: Jessica Harrelson
Subject: RE: Immokalee Square WPMP (aka NC Square)
Good afternoon Jessica,
Of course.
Per Collier County regulations, the Florida Forest Service has reviewed and approved the submitted WPMP for NC
Square as meeting the required wildland fire mitigation accommodations in its vegetation, defensible space, and
prescribed burning requirements.
Sincerely,
Forester, Wildfire Mitigation Specialist
Florida Forest Service
Florida Department of Agriculture and Consumer Services
(239) 690-8018
(239) 690-8002 Fax
Melinda.Avni@FDACS.gov
Caloosahatchee Forestry Center
10941 Palm Beach Blvd.
Fort Myers, FL 33905
R FIRE
AdRPTE a
m GOMMIJNITICi"
www. FDACS.gov
Please note that Florida has a broad public records law (Chapter 119, Florida Statutes).
Most written communications to or from state employees are public records obtainable
by the public upon request. Emails sent to me at this email address may be considered
public and will only be withheld from disclosure if deemed confidential pursuant to the
laws of the State of Florida.
From: Jessica Harrelson <Jessica@davidsonengineering.com>
Sent: October 15, 2019 11:00
To: Avni, Melinda <Melinda.Avni@fdacs.gov>
Subject: Immokalee Square WPMP (aka NC Square)
Good morning Melinda,
At the request of Collier County Staff, can you please provide an email stating that you have reviewed and approved the
WPMP for the referenced project?
Thank you.
Jessica Harrelson, AICP
Senior Planner
DAVIDSON
ENGI N EEkI ICI C:
IESTAW$H159) 199i
Main: 239.434.6060
Jessica .davidsonengineering.com
www.davidsonengineering.com
DAVIDSON
E N G I N E E R I N G
ESTABLISHED 12.97 L-
September 10, 2020
To:
From:
Civil Engineering • Planning • Permitting
esigning xcellence
MEMORANDUM
Nancy Gundlach, AICP, PLA, Principal Planner/Corby Schmidt, AICP, Principal Planner
Jessica Harrelson, AICP
Subject: NC Square Mixed Use Overlay GMPA (PL20180002233/CP-2019-1)
NC Square Mixed Use MPUD (PL20180002234)
Neighborhood Information Meeting
The Neighborhood Information Meeting was advertised and notices were mailed to those who may be
affected by the subject applications, as required. Virtual participation to the meeting was offered to
the public as an alternative to in -person attendance. The meeting was held on August 6, 2020 and
there were no attendees (virtual or in -person).
Jessica Harrelson, AICP
Senior Planner
4365 Radio Road - Suite 201 - Naples, FL 34104 - P: (239) 434.6060
AFFIDAVIT OF COMPLIANCE
I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did
cause the attached newspaper advertisement to appear and I did give notice by mail to the following
property owners and/or condominium and civic associations whose members may be affected by the
proposed land use changes of an application request for a Planned Unit Development Rezone and
Growth Management Plan Amendment, at least 15 days prior to the scheduled Neighborhood
Information Meeting. For the purposes of this requirement, the names and addresses of property
owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or
entities who have made a formal request of the county to be notified. The said notice contained the
laymen's description of the site property of proposed change and the date, time, and place of a
Neighborhood Information Meeting.
Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby
made a part of this Affidavit of Compliance
Jessica Harrelson, AICP
State of Florida
County of Collier
The foregoing Affidavit of compliance was acknowledged before me this 17th day of July ,
2020 by Jessica Harrelson, AICP, who is personally known to me.
(Signature of Notary Public)
(Notary Seal)
Tocia Hamlin
Printed Name of Notary
TOCIAKMAM M
r W LION S OC 309W
NC Square Mixed Use Overlay GMPA (PL20180002233/CP-2019-1) S.J*7.�
NC Square Mixed Use MPUD (PL20180002234) y••.•••'•�
NtjPtt.q Ott o
PART OF THE USA TODAY NETWORK
Published Daily
Naples, FL 34110
DAVIDSON ENGINEERING INC
4365 RADIO RD #201
NAPLES FL 34104
Affidavit of Publication
STATE OF WISCONSIN
COUNTY OF BROWN
Before the undersigned they serve as the authority,
personally appeared Joe Heynen who on oath says that
he serves as legal clerk of the Naples Daily News, a
daily newspaper published at Naples, in Collier County,
Florida; distributed in Collier and Lee counties of Florida;
that the attached copy of the advertising was published
in said newspaper on dates listed. Affiant further says
that the said Naples Daily News is a newspaper
published at Naples, in said Collier County, Florida, and
that the said newspaper has heretofore been
continuously published in said Collier County, Florida;
distributed in Collier and Lee counties of Florida, each
day and has been entered as second class mail matter
at the post office in Naples, in said Collier County,
Florida , for a period of one year next preceding the first
publication of the attached copy of advertisement and
affiant further says that he has neither paid nor promised
any person, or corporation any discount, rebate,
commission or refund for the purpose of securing this
advertisement for publication in the said newspaper.
7/1712020
Subscribed and sworn to before on July 17th, 2020:
.� �1.l.GL_ 1'Yl VV
Notary, State of WI, County of Brown
TARA MONDLOCH
M Notary Public
State of Wisconsin
My commission expires: August 6, 2021
Publication Cost: S945.00
Ad No GC10445518
Customer No: 505018
PO#: NEIGHBORHOOD INFO MEETING
NEIGHBORHOOD INFORMATION MEETING
The public is invited to attend a Neighborhood Information Meeting, held by Davidson
Engineering, Inc. on:
Thursday, August 6th, 2020 at 5:30 p.m., in the Lecture Hall (Room 211)
at New Hope Ministries located 7675 Davis Boulevard, Naples, FL 34104
The subject site is comprised of two separate parcels, collectively ±24.4-acres in
size. The properties are located along Immokalee Road, at the southwest corner of
Immokalee Road and Catawba Street, in Section 29, Township 48 South and Range 27
East, and are approximately ±1.6 miles west of the Wilson Boulevard/Immokalee Road
intersection and ±3.4 miles east of the Collier Boulevard/ Immokalee Road intersection.
Immokalee RD o
m
Project
Location
Formal applications have been submitted to Collier County seeking approval for the
following:
NG Square Mixed-_ se Planned Unit Development (PUDZ-PL2018 002234): To rezone
±24.4-acres from Rural Agricultural -Mobile Home Overlay -Rural Fringe Mixed Use
Overlay -Receiving Lands to the NC Square Mixed -Use Planned Unit Development to
permit up to 44,400 square feet of commercial uses, a 12,000 square feet day care
and 129 residential units.
NC Square Mixed -Use Overlay (GM-PL2018000223 ., To establish the NC Square
Mixed -Use Overlay to allow mixed -use development on the subject site, permitting
up to 44,400 square feet of commercial uses, a 12,000 square feet day care and 129
residential units.
Business and property owners, residents and visitors are welcome to attend the
presentation to discuss the project. If you are unable to attend the meeting in -person
and would like the opportunity to participate virtually, an on-line Zoom meeting will be
available. Reservations for in -person meeting attendance is required to ensure that
the CDC guidelines for social distancing can be achieved and details related to joining
the meeting via Zoom can be obtained by contacting the individual listed below.
If you are unable to attend the meeting in -person or participate virtually, and have
questions or comments, they can also be directed by mail, phone or e-mail to the
individual below:
Jessica Harrelson, AICP
Davidson Engineering, Inc.
4365 Radio Road, Suite 201
Naples, FL 34104
Phone: 239-434-6060
Email: jessica@davidsonengineering.com
2430 CATAWBA STREET LLC
BARBARA L WENDELL TRUST
BELL RI HOLDINGS LLC
2360 CATAWBA ST
5444 STOW RD
2271 ROCK RD
NAPLES, FL 34120--- 3821
HUDSON, OH 44236--- 4136
NAPLES, FL 34120 --- 0
CURCIO, JOHN A
DAHL, THEO & MADELIENE
DORIA, REY & MARY
8561 GLENLYON CT
11514 PEREGRINE CT
PO BOX 8539
FT MYERS, FL 33912 --- 0
NAPLES, FL 34120--- 4332
NAPLES, FL 34101--- 8539
GONZALEZ, SALVADOR & CANDIDA
GROSS, GLEN S & RHONDA L
HADLEY, JOHN M & MARIE E
761 91ST AVE N
11515 PEREGRINE CT
11507 PEREGRINE CT
NAPLES, FL 34108--- 2424
NAPLES, FL 34120--- 4332
NAPLES, FL 34120 --- 0
HILBERG, ROY DAVID
IMMOKALEE SQUARE LLC
IVANOV, FRANCES
4570 BENFIELD RD
2055 TRADE CENTER WAY
11430 GOLDEN EAGLE CT
NAPLES, FL 34114--- 1211
NAPLES, FL 34109 --- 0
NAPLES, FL 34120--- 4330
JONES, ALAN R & DIANE M
MARK S BELL REVOCABLE TRUST
NAPLES ASSOCIATES IV LLLP
11503 PEREGRINE CT
8757 HIDEAWAY HARBOR CT
1600 SAWGRASS CORPORATE PKWY
NAPLES, FL 34120--- 4332
NAPLES, FL 34120--- 4327
# 400
SUNRISE, FL 33323 --- 0
OZENDO, PIERRE L
RODRIGUEZ, ROBERTO
SD TWIN EAGLES LLC
JOYCE Z PERE
63 MADISON DR
2639 PROFESSIONAL CIRCLE #101
11511 PEREGRINE COURT
NAPLES, FL 34110--- 1322
NAPLES, FL 34119 --- 0
NAPLES, FL 34120 --- 0
SHADOW CREEK INVESTMENTS LLC
SHANAHAN JR, PATRICK J
SHARPE, ROGER A
PO BOX 8262
MARGARET F SHANAHAN
COLEEN R SHARPE
NAPLES, FL 34101--- 8262
11426 GOLDEN EAGLE CT
8051 FRIENDSHIP LN
NAPLES, FL 34120--- 4330
NAPLES, FL 34120--- 4854
SHAUGHNESSY JR, BERNARD J
SWIGERT, ESTHER E
TRACY, TIMOTHY P & SHAILEEN M
MELISSA J SHAUGHNESSY
11680 IMMOKALEE RD
11422 GOLDEN EAGLE CT
JAMES W JACKSON
NAPLES, FL 34120--- 3867
NAPLES, FL 34120--- 4330
11418 GOLDEN EAGLE CT
NAPLES, FL 34120 --- 0
TWINEAGLES HOMEOWNERS
UIHLEIN TR, RICHARD A
GOLDEN GATE ESTATES AREA CIVIC
ASSOCIATION INC
LAURALEE A UIHLEIN TR
ASSOCIATION INC.
11100 BONITA BEACH ROAD SUITE 101
R A & L A UIHLEIN REV RES TR11414
PO BOX 990596
BONITA SPRINGS, FL 34135 --- 0
GOLDEN EAGLE CT
NAPLES, FL 34116
NAPLES, FL 34120--- 4330
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DAVIDSON
E N G I N E E R I N G
ESTABLISHED
July 17, 2020
Dear Property Owner,
Civil Engineering • Planning • Permitting
esigning "xcellence
The public is invited to attend a Neighborhood Information Meeting, held by Davidson Engineering, Inc.
on:
Thursday, August 6th, 2020 at 5:30 p.m., in the Lecture Hall (Room 211) at New
Hope Ministries located 7675 Davis Boulevard, Naples, FL 34104
The subject site is comprised of two separate parcels, collectively ±24.4-acres in size. The properties are
located along Immokalee Road, at the southwest corner of Immokalee Road and Catawba Street, in
Section 29, Township 48 South and Range 27 East, and are approximately ±1.6 miles west of the Wilson
Boulevard/Immokalee Road intersection and ±3.4 miles east of the Collier Boulevard/ Immokalee Road
intersection (see back for location map).
Formal applications have been submitted to Collier County seeking approval for the following:
NC Square Mixed -Use Planned Unit Development (PUDZ-PL20180002234): To rezone ±24.4-acres from
Rural Agricultural -Mobile Home Overlay -Rural Fringe Mixed Use Overlay -Receiving Lands to the NC Square
Mixed -Use Planned Unit Development to permit up to 44,400 square feet of commercial uses, a 12,000
square feet day care and 129 residential units.
NC Square Mixed -Use Overlay (GMPA-PL20180002233): To establish the NC Square Mixed -Use Overlay
to allow mixed -use development on the subject site, permitting up to 44,400 square feet of commercial
uses, a 12,000 square feet day care and 129 residential units.
Business and property owners, residents and visitors are welcome to attend the presentation to discuss
the project. If you are unable to attend the meeting in -person and would like the opportunity to
participate virtually, an on-line Zoom meeting will be available. Reservations for in -person meeting
attendance is required to ensure that the CDC guidelines for social distancing can be achieved and details
related to joining the meeting via Zoom can be obtained by contacting the individual listed below.
If you are unable to attend the meeting in -person or participate virtually, and have questions or
comments, they can also be directed by mail, phone or e-mail to the individual below:
Jessica Harrelson, AICP
Davidson Engineering, Inc.
4365 Radio Road, Suite 201
Naples, FL 34104
Phone: 239-434-6060
Email: jessica@davidsonengineering.com
4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
DE
DAVIDSON
ENGINEERING
lmmokalee RD z
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Location
(CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT)
A zoning sign(s) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen (15) calendar
days in advance of the first public hearing and said sign(s) must be maintained by the petitioner or the petitioner's agent through
the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be
construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code,
Chapter 8 E.
1. The sign(s) must be erected in full view of the public, not more than five (5) feet from the nearest street right-of-way or
easement.
2. The sign(s) must be securely affixed by nails, staples, or other means to a wood frame or to a wood panel and then fastened
securely to a post, or other structure. The sign may not be affixed to a tree or other foliage.
3. The petitioner or the petitioner's agent must maintain the sign(s) in place, and readable condition until the requested action
has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the
petitioner's agent must replace the sign(s)
NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE
RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE
ASSIGNED PLANNER.
AFFIDAVIT OF POSTINGNOTICE
STATE OF FLORIDA
COUNTY OF COLLIER
BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED JESSICA HARRELSON, AICP WHO ON
OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.000F THE COLLIER
COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER GMPA-
PL20180002233/ CP-2019-1 and PUDZ-PL20180002234.
SI RE OF A P ICANT OR AGENT
Jessica Harrelson, AICP, Senior Planner, Davidson Engineering, Inc.
NAME (TYPED OR PRINTED)
STATE OF FLORIDA
COUNTY OF COLLIER
4365 Radio Road, Suite 201
STREET OR P.O. BOX
Naples. FL 34104
CITY, STATE ZIP
The foregoing instrument was sworn to and subscribed before me this 12th day of February, 2021,
by Jessica Harrelson, AICP, who is personally known to me and who did take an oath.
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. € MrsaNtoc�esn
My Commission Expires:
(Stamp with serial number)
Signature of NotaryPublic
Tocia Hamlin Rosa
Printed Name of Notary Public
NC Square Mixed Use Overlay- GMPA-PL20180002233/ CP-2019-1
NC Square Mixed Use PUD - PUDZ-PL20180002234
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