HEX Final Decision 2021-49HEX NO. 2021-49
HEARING EXAMINER DECISION
DATE OF HEARING.
October 14, 2021
PETITION_
PETITION NO. PDI-PL20210000868 - Tree Farm Mixed -Use Planned Unit Development -
Request for an insubstantial change to the Tree Farm Mixed -Use Planned Unit Development
(MPUD) by requesting deviations from LDC Section 5.06.04.G.2.a which limits off -premises
directional signs to 12 square feet in area to instead allow an off premises directional sign
with up to 50 square feet of sign area and to Sections 5.06.04.G.2.c and 5.06.04.G.3 which
requires off -premises directional signs to be located a minimum of 10 feet to a property line
and a minimum of 50 feet to the adjacent residential zoning district, respectfully, to instead
allow an off -premises directional sign to have a zero foot setback to the residential tract to
the north for the benefit of the Tree Farm Apartments. The subject MPUD is 58.844: acres
located in the northwest quadrant of the intersection of Immokalee Road (CR 846) and
Collier Boulevard (CR 951) in Section 22, Township 48 South, Range 26 East, Collier
County, Florida.
GENERAL PURPOSE FOR THE PETITION.
To request an Insubstantial Change to the Tree Farm MPUD to amend Section 6.8 to include
deviations for an off -premise directional sign for Tree Farm Apartments, to be located within the
existing access and sign easement on Tract C, immediately south of Tract B. Due to location, an
on -premise sign is not feasible and as such the applicant is pursuing an off -premise directional
sign.
STAFF RECOMMENDATION.
Approval with conditions.
FINDINGS.
The Hearing Examiner has jurisdiction over this Petitioner pursuant to Sec. 2-87 of the Collier
County of Ordinances, Sec. 8.10.00 of the Land Development Code, and Chapter 9 of the
County Administrative Code.
2. The public hearing for this Petition was properly noticed and conducted in accordance with all
County and state requirements.
3. The public hearing was conducted electronically and in -person in accordance with
Emergency/Executive Order 2020-04.
Page 1 of 6
4. The Petitioner and/or Petitioner's representative executed the Hybrid Virtual Quasi -Judicial
Public Hearing Waiver related to conducting the public hearing electronically and in -person.
5. The County presented its staff report and recommendations, followed by the Petitioner and/or
Petitioner's representative, and then public comment. There were no objections at the public
hearing.
6. The Neighborhood Information Meeting (NIM) was held on August 5, 2021 at St. Monica's
Episcopal Church, at 7070 Immokalee Road, Naples, Florida, 34134; an option to attend
remotely was provided. Attending were two interested persons, County staff, and the
applicant's team. Questions were taken at the conclusion of the presentation and the meeting
was subsequently closed at 5:50 PM.
7. The County's Land Development Code Sections 10.02.13.E.1 and 10.02.13.E.2 lists the
criteria for an insubstantial change to an approved PUD Ordinance. The Hearing Examiner
having the authority of the Planning Commission may approve a request for an insubstantial
change to an approved PUD ordinance upon review and evaluation of the criteria in the Collier
County Land Development Code.1
Section 10.02.13.E.1 Criteria:
1. Is there a proposed change in the boundary of the Planned Unit Development (PUD)?
The record from the public hearing reflects that there is no proposed change in the
boundary of the PUD.
2. Is there a proposed increase in the total number of dwelling units or intensity of land use
or height of buildings within the development?
The record from the public hearing reflects that there is no proposed increase in the
number of dwelling units or intensity of land use, or height of buildings within the
development.
3. Is there a proposed decrease in preservation, conservation, recreation, or open space areas
within the development in excess of five (5) percent of the total acreage previously
designated as such, or five (5) acres in area?
The record from the public hearing reflects that there is no proposed decrease in
preservation, conservation, recreation, or open space areas within the development as
designated on the approved Master Plan.
i The Hearing Examiner's findings are italicized.
Page 2 of 6
4. Is there a proposed increase in the size of areas used for non-residential uses, to include
institutional, commercial, and industrial land uses (excluding preservation, conservation or
open space), or a proposed relocation of nonresidential land uses?
The record from the public hearing reflects that there is no increase to the size of areas
used for non-residential uses and no relocation of non-residential uses proposed.
5. Is there a substantial increase in the impacts of the development which may include, but
are not limited to increases in traffic generation; changes in traffic circulation; or impacts
on other public facilities?
The record from the public hearing reflects that there are no substantial impacts resulting
from this amendment pertaining to traffic generation, traffic circulation, or impacts on
other public facilities.
6. Will the change result in land use activities that generate a higher level of vehicular traffic
based upon the Trip Generation Manual published by the Institute of Transportation
Engineers?
The record from the public hearing reflects the request does not change the land use
activities and does not generate a higher level of vehicular traffic.
7. Will the change result in a requirement for increased stormwater retention, or otherwise
increase stormwater discharge?
The record from the public hearing reflects that the request does not result in a requirement
for increased stormwater retention or increased stormwater discharge.
8. Will the proposed change bring about a relationship to an abutting land use that would be
incompatible with an adjacent land use?
The record from the public hearing reflects that there will be no incompatible relationships
with abutting land uses.
9. Are there any modifications to the PUD Master Plan or PUD document or amendment to a
PUD ordinance which is inconsistent with the Future Land Use Element or other elements
of the Growth Management Plan or which modification would increase the density of
intensity of the permitted land uses?
The record from the public hearing reflects that the proposed changes to the PUD
Document are consistent with the FLUE of the GMP. Both environmental and
Transportation Planning staff reviewed this petition, and no changes to the PUD Document
are proposed that would be deemed inconsistent with the CCME or the Transportation
Element of the GMP. This petition does not propose any increase in density or intensity of
the permitted land uses.
Page 3 of 6
10. The proposed change is to a PUD District designated as a Development of Regional Impact
(DRI) and approved pursuant to Chapter 380.06, Florida Statues, where such change
requires a determination and public hearing by Collier County pursuant to Sec. 380.06 (19),
F.S. Any change that meets the criterion of Sec. 380.06 (19)(e)2., F.S., and any changes to
a DRI/PUD Master Plan that clearly do not create a substantial deviation shall be reviewed
and approved by Collier County under Section 10.02.13 of the LDC.
The record from the public hearing reflects that the subject project is not a DRI.
11. Are there any modifications to the PUD Master Plan or PUD document or amendment to a
PUD ordinance which impact(s) any consideration deemed to be a substantial modification
as described under Section(s) 10.02.13 E.?
The record from the public hearing reflects that the proposed change is not deemed to be
substantial.
Section 10.02.13.E.2 Criteria:
Does this petition change the analysis of the findings and criteria used for the original
application?
The record from the public hearing reflects that the proposed change does not affect the
original analysis and findings for the most recent zoning action in Petition PUDZ-05-AR-
8284.
Deviation:
Proposed Deviation:
One off -premise sign may be located within the existing access and sign easement (OR 5771, PG
1841) on the northern boundary of the C/MU tract (Tree Farm Tract C) adjacent to Collier
Boulevard to provide project signage for the Residential Tract to the north (Tree Farm Tract B) as
depicted on Exhibit C within Attachment A. The off -premise sign may deviate from section
5.06.04.G.2.a which limits off -premise directional signs to 12 square feet in sign area to instead
allow a maximum of 50 square feet in sign area. The off -premise sign may deviate from section
5.06.04.G.2.c and section 5.06.04.G.3 which require the sign to be a minimum of 10 feet to a
property line and a minimum 50 feet to adjacent residential zoning district, respectively, to instead
allow the sign to have no minimum (zero feet) distance to the residential tract to the north.
The Petitioner has presented sufficient evidence and expert testimony to support its requested
deviation. Specifically, that the deviations will allow the Tree Farm Apartment's main project
sign to be located near the primary access and provide sufficient visibility at the proposed Collier
Boulevard traffic circle. The relocation of the southern access to the Tree Farm Apartments project
is necessary for the County's traffic circle improvements on Collier Boulevard. This access road
provides the primary entrance into the Apartment development. The access road is being moved
to the south, away from the multi -family project (tract B), in cooperation with the County to
Page 4 of 6
construct a traffic circle on Collier Boulevard. The traffic circle on Collier Boulevard is subject to
a developer agreement between Collier County and the Tree Farm developers. The existing
easement allows for the placement of the sign and enhanced landscaping. By locating the sign in
the Sign Easement, it is now considered an off -premise sign by the LDC as opposed to an on -
premise residential sign. The deviations allow the off -premise sign to function as an on -premise
residential sign (LDC Section 5.06.04 B.6) as it relates to size, sign area and setbacks; the requested
off -premise sign is in lieu of placing an on -premise residential sign. An on -premise residential sign
is permitted to be up to 8 feet in height, 64 square feet in sign area and must be setback a minimum
of 10' from property lines. LDC Section 5.06.04 G allows for off -premise directional signs;
however, deviations are necessary to allow a sign that is consistent with standards for an on -
premise residential sign.
The record from the public hearing reflects that 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 10.02.13.B.5.h, 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. "
ANALYSIS.
Based on a review of the record including the Petition, application, exhibits, the County's staff
report, and hearing comments and testimony from the Petitioner and/or the Petitioner's
representative(s), County staff and any given by the public, the Hearing Examiner finds that there
is enough competent, substantial evidence as applied to the criteria set forth in Sections
10.02.13.E.I and 10.02.13.E.2 of the Land Development Code to approve Petition.
DECISION.
The Hearing Examiner hereby APPROVES Petition Number PDI-PL20210000868, filed by
Christopher O. Scott of Peninsula Engineering representing TBC Tree Farm 1, LLC and WPPI
Naples TF, LLC, with respect to the property in the Tree Farm MPUD comprises 58.84± acres
located at the northwest quadrant of Immokalee Road (CR 846) and Collier Boulevard (CR 951)
in Section 22, Township 48 South, Range 26 East, Collier County, Florida, for the following:
• An insubstantial change to the Tree Farm Mixed -Use Planned Unit Development (MPUD),
Ordinance 07-54, as amended, by requesting deviations from LDC Section 5.06.04.G.2.a,
which limits off -premise directional signs to 12 square feet in area to instead allow an off -
premise directional sign with up to 50 square feet of sign area and from Sections 5.06.04.G.2.c
and 5.06.04.G.3, which requires off -premise directional signs to be located a minimum of 10
feet to a property line and a minimum of 50 feet to the adjacent residential zoning district,
respectfully, to instead allow an off -premise directional sign to have a zero -foot setback to the
residential tract to the north for the benefit of the Tree Farm Apartments.
Said changes are fully described in the Deviations and Master Concept Plan attached as Exhibit
"A" and are subject to the condition(s) set forth below.
Page 5 of 6
ATTACHMENTS.
Exhibit A — Deviations and Master Concept Plan
LEGAL DESCRIPTION.
See Ordinance 07-54, as amended, Tree Farm MPUD comprises 58.84± acres located at the
northwest quadrant of Immokalee Road (CR 846) and Collier Boulevard (CR 951) in Section 22,
Township 48 South, Range 26 East, Collier County, Florida.
CONDITIONS.
All other applicable state or federal permits must be obtained before commencement of the
development.
DISCLAIMER.
Pursuant to Section 125.022(5) F.S., 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.
APPEALS.
This decision becomes effective on the date it is rendered. An appeal of this decision shall be done
in accordance with applicable ordinances, codes and law.
RECORD OF PROCEEDINGS AND EXHIBITS: SEE CLERK OF COURT, MINUTES
AND RECORDS DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR
VARIANCES, CONDITIONAL USES, AND BOAT DOCK EXTENSIONS SHALL BE
NOTED ON THE ZONING MAP FOR INFORMATIONAL PURPOSES.
November 11, 2021
Date
Andrew Dickman, Esq., AICP
Hearing Examiner
Page 6 of 6
EXHIBIT "A"
LIST OF REQUESTED DEVIATIONS FROM THE LDC
TREE FARM MPUD
* * * * * * * * * * * * *
6.8 DEVIATIONS
A. Deviation #1
At the discretion of the developer, the minimum right-of-way width to be utilized for all
internal project streets may be fifty feet (50'). Deviation #1 from section 6.06.01 (0) of
the LDC. Utilization of lands within all project right-of-way for landscaping. Decorative
entranceway and signage may be allowed subject to review and administrative approval
by the community development and environmental services administrator, or his
designee, for engineering and safety considerations prior to installation. [Approved in
Ord. 07-54]
B. Deviation #2
Relief from LDC Section 5.03. 02. C, which permits a maximum wall height of 6' in
residential zoning districts and residential components of a PUD, to allow a maximum
wall height of 8' along the perimeter of the PUD, and allow a 12' wall/berm combination
within residential portions of the PUD along Collier Boulevard. The berm portion of the
12' wall/ berm shall be minimum of Yin height. [Approved in Ord. 07- 541]
C. Deviation #3
Boundary marker monuments containing project identification signs designed to
identify the project, or any major use within the project, shall be permitted in location
depicted on the MPUD master plan (Exhibit " A"). Said boundary marker monument
shall not exceed 6 feet in height as measured from finished grade at the location of the
boundary marker monument. The sign face area for such boundary markers shall not
exceed 64 square feet in area and shall not exceed the height or length of the
monument, which it is located. If the sign is two-sided, each sigh shall not exceed 64
square feet in area. Each sign shall only contain the main project name, insignia or
motto of the entire development, and the developer's name and logo. Boundary marker
monuments shall be setback a minimum of 10 feet from any MPUD perimeter property
line. [Approved in Ord. 07- 541]
D. Deviation #4
One off -premises sign may be located to west of the tree farm MPUD generally located
near the access to collier boulevard from the property immediately adjacent to the west
of Tree Farm MPUD. The off -premise sign may deviate from the maximum 12 square
foot size set forth in section 5.06.04.G.2.a., but may not exceed 16 square feet in size,
and may also deviate from section 5.06.04.G.2.e., which requires such off -site signs to
Underline Text is Added Tree Farm MPUD — PL20210000868
_.Str*ke-thrA_,ug4 Text is Deleted Last Revised: June 11, 2021
Page 1 of 2
EXHIBIT "A"
be located within 1, 000 feet of the intersection of the arterial roadway serving the
building, structure or use. [Approved in Ord. 07- 541]
E. Deviation #5
One off -premise sign may be located within the existing access and sign easement (OR
5771, PG 1841) on the northern boundary of the C/MU tract (Tree Farm Tract C)
adjacent to Collier Boulevard to provide project signage for the Residential Tract to the
north (Tree Farm Tract B) as depicted on Exhibit C. The off -premise sign may deviate
from section 5.06.04.G.2.a. which limits off -premise directional signs to 12 square feet
in sign area to instead allow a maximum of 50 square feet in sign area. The off -premise
sign may deviate from section 5.06.04.G.2.c. and section 5.06.04.G.3. which require the
sign to be a minimum of 10 feet to a property line and a minimum 50 feet to adjacent
residential zoning district, respectfully, to instead allow the sign to have no minimum
(zero feet) distance to the residential tract to the north.
* * * * * * * * * * * * *
Underline Text is Added Tree Farm MPUD — PL20210000868
c+r;ke-thr,,,,,.4 Text is Deleted Last Revised: June 11, 2021
Page 2 of 2
' III r -A►
WELL SITE
(50'x80')
vS'f h r'
BOUNDARY OF 1/3
MILE TO MUAC
r •.tra�� ,i%
0.51 AC. NATIVE VEGETATION PRESERVE TO
y BE RE-CREATED IN ACCORDANCE WITH
COMPLIANCE AGREEMENT (EXHIBIT D) AND
IN ACCORDANCE WITH THE STANDARDS
SET FORTH IN THE LDC SECTION 3.05.07.H
ESPLANADE GOLF
AND COUNTY CLUB
` CADDIE'S CORNER J
PUD
INTERCONNECT WITH
ADDIE'S CORNER PUD
a L_
IMUOKALEE ROAD
Y71T�• 1
PENINSULA
ENGINEERING
CIVIL ENGINEERING LANDSCAPE ARCHITECTURE .
ENVIRONMENTAL CONSULTING - LAND PLANNING
SITE PLANNING - CONSTRUCTION MANAGEMENT .
_ OWN ER REPRESENTATIVE
2600 Golden Gate Parkway
Naples, Florida 34105
Phone: 239.403.6700 Fax: 239.261.1797
Email: into®pen-e",. Website:—pen-eng.—
Florida Cenifi"te of Authorization 028275
PROJECT:
C
12' ASPHALT GREENWAY
(APPROXIMATE LOCATION MAY
MEANDER)
TREE FARM
MPUD
_ 10' TYPE
"A" BUFFER
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/ /�01' �TYVIE
%"A" BUFFER
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10'TYPE
D" BUFFER I
10'TYPE
"On BUFFER
RIGHT IN/ RIGHT OUT (3/4 MILE)
Un
APPROXIMATE LOCATION SUBJECT TO
~
COLLIER COUNTY TRANSPORTATION
z
APPROVAL.
EliDIVISION
U)
ft
1- r
20'TYPE
"D" BUFFER
APPROXIMATE LOCATION SUBJECT TO COLLIER
COUNTY TRANSPORTATION DIVISION APPROVAL.
THIS DRIVEWAY SHALL BE DESIGNED TO ALIGN
WITH THE EXISTING HERITAGE BAY DRIVEWAY
I
EXISTING 60'
— ACCESS EASEMENT
(O.R 100, PG 80,85)
TREE FARM MPUD
BOUNDARY
0 HERITAGE B Y -
fn (MPUD)j
z
Q -
a
x
w
0
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00
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APPROXIMATE LOCATION
SUBJECT TO COLLIER COUNTY
TRANSPORTATION DIVISION
APPROVAL
`APPROXIMATE LOCATION OF STR VEHICULAR AND PEDEIAN
INTERCONNECTION FROM
C/MU AND R TRACTS
74
APPROXIMATE LOCATION SUBJECT TO
COLLIER COUNTY TRANSPORTATION
'DIVISION APPROVAL
50' FUTURELR.O.W. / ACCESS
EASEMENT (O.R 5422, PG 1498)
I
I i ,
20' TYPE a„
"D" BUFFERI<
COMMON PROPERTY LINE BETWEEN TREE FARM AND
ADDIE'S CORNER PUD NO SETBACK OR LANDSCAPE BUFFER
REQUIRED IF DEVELOPED UNDER UNIFIED CONTROL.
IF NOT DEVELOPED UNDER UNIFIED CONTROL, REQUIRED
LANDSCAPE BUFFERS PER LDC.
TITLE: I OWNER/CLIENT/CONSULTANT: I SEC: 22 TWPA8 RGE: 26
MPUD MASTER
CONCEPT PLAN
(EXHIBIT "A")
Designed by: ALEJANDRO AVILA
TBC TREE FARM 1,
Drawn by:
ALEJANDRO AVILA
Date:
MARCH 2O21
LLC IS, TBC TREE
Drawing Scale:
N.T.S.
FARM 2, LLC
Project Number:
P-BROK-001
File Number:
P-BROK-001-001-X17
C-X17
Sheet Number:
01 of 02
SCHEDULE OF DEVIATIONS
DEVIATION 1:
AT THE DISCRETION OF THE DEVELOPER, THE MINIMUM RIGHT-OF-WAY WIDTH TO BE
UTILIZED FOR ALL INTERNAL PROJECT STREETS MAY BE FIFTY FEET (50').
DEVIATION #1 FROM SECTION 6.06.01(0) OF THE LDC. UTILIZATION OF LANDS WITHIN
ALL PROJECT RIGHT-OF-WAY FOR LANDSCAPING.
DECORATIVE ENTRANCEWAY, AND SIGNAGE MAY BE ALLOWED SUBJECT TO REVIEW
AND ADMINISTRATIVE APPROVAL BY THE COMMUNITY DEVELOPMENT AND
ENVIRONMENTAL SERVICES ADMINISTRATOR, OR HIS DESIGNEE, FOR ENGINEERING
AND SAFETY CONSIDERATIONS PRIOR TO INSTALLATION.
DEVIATION 2:
DEVIATION #2 SEEKS RELIEF FROM LDC SECTION 5.03.02.C, WHICH PERMITS A
MAXIMUM WALL HEIGHT OF 6' IN RESIDENTIAL ZONING DISTRICTS AND RESIDENTIAL
COMPONENTS OF A PUD, TO ALLOW A MAXIMUM WALL HEIGHT OF V ALONG THE
PERIMETER OF THE PUD, AND ALLOW A 12' WALL/BERM COMBINATION WITHIN
RESIDENTIAL PORTIONS OF THE PUD ALONG COLLIER BOULEVARD. THE BERM
PORTION OF THE 12' WALL/BERM SHALL BE MINIMUM OF TIN HEIGHT.
DEVIATION 3:
BOUNDARY MARKER MONUMENTS CONTAINING PROJECT IDENTIFICATION SIGNS
DESIGNED TO IDENTIFY THE PROJECT, OR ANY MAJOR USE WITHIN THE PROJECT,
SHALL BE PERMITTED IN LOCATION DEPICTED ON THE MPUD MASTER PLAN (EXHIBIT
"A"). SAID BOUNDARY MARKER MONUMENT SHALL NOT EXCEED 6 FEET IN HEIGHT AS
MEASURED FROM FINISHED GRADE AT THE LOCATION OF THE BOUNDARY MARKER
MONUMENT. THE SIGN FACE AREA FOR SUCH BOUNDARY MARKERS SHALL NOT
EXCEED 64 SQUARE FEET IN AREA AND SHALL NOT EXCEED THE HEIGHT OR LENGTH
OF THE MONUMENT WHICH IT IS LOCATED. IF THE SIGN IS TWO-SIDED, EACH SIGH
SHALL NOT EXCEED 64 SQUARE FEET IN AREA. EACH SIGN SHALL ONLY CONTAIN THE
MAIN PROJECT NAME, INSIGNIA OR MOTTO OF THE ENTIRE DEVELOPMENT, AND THE
DEVELOPER'S NAME AND LOGO. BOUNDARY MARKER MONUMENTS SHALL BE
SETBACK A MINIMUM OF 10 FEET FROM ANY MPUD PERIMETER PROPERTY LINE.
DEVIATION 4:
ONE OFF -PREMISES SIGN MAY BE LOCATED TO WEST OF THE TREE FARM MPUD
GENERALLY LOCATED NEAR THE ACCESS TO COLLIER BOULEVARD FROM THE
PROPERTY IMMEDIATELY ADJACENT TO THE WEST OF TREE FARM MPUD. THE
OFF -PREMISE SIGN MAY DEVIATE FROM THE MAXIMUM 12 SQUARE FOOT SIZE SET
FORTH IN SECTION 5.06.04.C.15.B.I.G.2.A., BUT MAY NOT EXCEED 16 SQUARE FEET IN
SIZE, AND MAY ALSO DEVIATE FROM SECTION 5.06.04.C.15.B.VG.2.E., WHICH REQUIRES
SUCH OFF -SITE SIGNS TO BE LOCATED WITH IN 1,000 FEET OF THE INTERSECTION OF
THE ARTERIAL ROADWAY SERVING THE BUILDING, STRUCTURE OR USE.
DEVIATION 5:
ONE OFF -PREMISE SIGN MAY BE LOCATED WITHIN THE EXISTING ACCESS AND SIGN
EASEMENT (OR 5771, PG 1841) ON THE NORTHERN BOUNDARY OF THE C/MU TRACT
(TREE FARM TRACT C) ADJACENT TO COLLIER BOULEVARD TO PROVIDE PROJECT
SIGN AGE FOR THE RESIDENTIAL TRACT TO THE NORTH (TREE FARM TRACT B) AS
DEPICTED ON EXHIBIT C. THE OFF -PREMISE SIGN MAY DEVIATE FROM SECTION
5.06.04 G.2.A. WHICH LIMITS OFF -PREMISE DIRECTIONAL SIGNS TO 12 SQUARE FEET IN
SIGN AREA TO ALLOW A MAXIMUM OF 50 SQUARE FEET IN SIGN AREA. THE
OFF -PREMISE SIGN MAY DEVIATE FROM SECTION 5.06.04 G.2.C. AND SECTION 5.06.04
G.3 WHICH REQUIRE THE SIGN TO BE A MINIMUM OF 10 FEET TO A PROPERTY LINE
AND A MINIMUM 50 FEET TO ADJACENT RESIDENTIAL ZONING DISTRICT,
RESPECTFULLY, TO INSTEAD ALLOW THE SIGN TO HAVE NO MINIMUM (ZERO)
DISTANCE TO THE RESIDENTIAL TRACT TO THE NORTH.
LEGEND
R RESIDENTIAL
CAM U COMMERCIAL / MIXED USE
p PRESERVE
PUDINGRESS/EGRESS
ODEVIATIONS
WATER MANAGEMENT LAKE
PRESERVE AREA
®
ROW CONVEYANCE TO COLLIER COUNTY
LABELED AS TRACTS A, B AND C.
(SEE SECTION 6.3.C)
BOUNDARY MARKER MONUMENTS
ENGINEERING ii
CIVILENGINEERING LANDSCAPE ARCHITECTURE -
ENVIRONMENTALCONSULTINC LANDPLANNING
SITE PLANNING - CONSTRUC ION MANAGEMENT
OWNER REPRESENTATIVE
2600 Golden Gate Parkway
Naples, Florida 34105
Phone: 239.401,6700 Fax: 239,261.1797
Email: into@Pen g. , Web,ire:—p--eng—,
PROJECT
TREE FARM
MPUD
TITLE:
MPUD MASTER PLAN NOTES
1. THE AMOUNT OF REQUIRED OPEN SPACE IS 30 % .
2. WITHIN THE MPUD BOUNDARIES THERE WILL BE A MINIMUM OF 15.43 AC OPEN
SPACE [30 % OF 51.43 (58.84 - 7.42 ROW CONVEYANCE.)]
3. THE FACILITIES AND IMPROVEMENTS SHOWN ON THIS PUD MASTER PLAN
SHALL BE CONSIDERED CONCEPTUAL IN NATURE.
4. THE DESIGN, LOCATION, AND CONFIGURATION OF THE LAND IMPROVEMENTS
SHALL BE DEFINED AT EITHER SITE DEVELOPMENT PLAN APPROVAL, OR
CONSTRUCTION PLANS AND PLAT APPROVAL.
5. THE PROJECT SHALL BE DESIGNED TO PROVIDE VEHICULAR, PEDESTRIAN AND
BICYCLE CONNECTIVITY BETWEEN RESIDENTIAL AND MIXED
USED/COMMERCIAL AND TO ADJACENT PROPERTY TO THE WEST.
6. BOUNDARY MARKER MONUMENTS SHALL BE SETBACK A MINIMUM OF 10 FEET
FROM ANY PERIMETER MPUD PROPERTY LINE.
LAND USE SUMMARY
TRACT
LAND USE
ACREAGE
TRACT "R"
RESIDENTIAL
*39.64 t ACRES
TRACT "P"
PRESERVE
0.51 t ACRES
TRACT "C/MU"
COMMERCIAL / MIXED USE
*18.69 t ACRES
TOTAL
58.84 t ACRES
* INCLUDES ROW CONVEYANCE
PRESERVE
A MINIMUM OF 0.51 ACRES (25 % OF THE 2.02 ACRES OF NATIVE
VEGETATION ON SITE) IS REQUIRED TO BE RETAINED OR REPLANTED.
THE TRACTS IDENTIFIED AS "P" CONTAINS 0.51 t ACRES, AND FULLY
SATISFIES THE NATIVE VEGETATION REQUIREMENTS.
MAXIMUM DENSITY AND INTENSITY
460 MULTI -FAMILY / SINGLE FAMILY ATTACHED / TOWNHOUSE AND / OR
SINGLE FAMILY DETACHED RESIDENTIAL DWELLING UNITS.
PLUS 250 HOTEL UNITS, 150 ALF UNITS, 105,000 SF OF INDOOR SELF
STORAGE AND 80,000 SF COMMERCIAL USES. ALL SUBJECT TO
SECTION 6.3.K
MPUD MASTER
CONCEPT PLAN
NOTES
O W N E R/CLI ENT/CONSULTANT:
TBC TREE FARM 1,
LLC & TBC TREE
FARM 2, LLC
SEC: 22
TWPA8 RGE: 26
Designed by:
ALEJANDRO AVILA
Drawn by:
ALEJANDRO AVILA
Date:
MARCH 2O21
Drawing Scale:
N.T.S.
Project Number:
P-BROK-001
File Number:
P-BROK-001-001-X17
C-X17
Sheet Number: 02 of 02
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SIDEWALK ACCESS
EASEMENT
TRACT C
(COMMERCIAL)
lPEN INSULA
ENGINEERING`'
TREE FARM
CIVILENGINEERING LANDSCAPE ARCHITECTURE
ENVI NMENTAPI-ANNING -CONSULTING LAANAGE NING
SITE PLANNING � CONSTRUCTION MANAGEMENT
APARTMENTS
_ OWNER REPRESENTATIVE
2600 Golden Gate Parkway
Naples, Florida 34105
Phone: 219.40"6700 Fax: 239,261.1797
Email: into®pen-e g-c Website: www.pen-eng.—
Florida Certificate of Authorization 82E275
21'±
TITLE:
SIGN LOCATION
EXHIBIT C
1
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150' COLLIER BLVD
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R.O.W.
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SEC: 22
TWPA8S RGE: 26E
OWNER/CLIENT/CONSULTANT:
Designed by:
ANTON SCHAFFER
Drawn by:
ANTON SCHAFFER
WPPI NAPLES
Date:
JUNE
Drawing Scale:
1" =50' 50'
TF, LLC.
Project Number:
P-BROK-003-001
File Number:
P-BROK-003-001-X16
C-X16
Sheet Number:
01 of 01
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