Ordinance 87-094 RECEIVED
o~uu,~c~ 8?- g4 JAH~S ~.~l.~:,
~ ' CLER~
~E~SI~ Z~I~G ~T~O~S FOR ~E ~[~COR-
PORA~ ~ OE ~OLL[E~ CO~, ~ORIDA
~I~G ~E ZONIEG A~ ~ ~ 48-2~-5 BY
~Cl~C ~ ZO~I~C ~SI~CATION OF
~T D~w~ ~ ~ ~INS ~ FOR 230
FO~ 46.8 A~ES ~ SO~ OF ~ COPIlOtS
TO S.K. 865 B (~INS PASS RO~)
5EC~ON 16, ~IP ~8 SO~, ~
~ P~ING ~ Ek-~ DATE.
h'IIL~ZAS, ILtchard %epley, reprseentinS Cull llarbor Joinl:
~ls~rs to c~n~e t~ Zo~g Classification of the ~ere[n
described reef
' N~, ~~ BE IT O~AI~ by the ~ard of
~m~erm of ~llter C~nty, Ylor~:
SE~ ~
~ ~n~ Chssif~cat~ of the here~n described real property
located tn Section 16, T~shlp ~8 S~ch, hnge 2~ ~s~, Coll~tr C~n~y,
accordance ~h the ~ docu~nc aC~ached hereto as ~hib~c
w~ch ~ ~ncotporaKed herein and by re~nrence ~de par~ hereof.
Offichl ~o~n~ A~las ~p N~ber ~8-25-5, as described ~n ~d~nce
82-2, is hereby m~ed accord~gly.
SENIOR ~0 ~
~ Ordinance sMll bec~e effective upon receipt of no~ico
~ is ~s b,en filed ~h the Secre=a~ of S~a~e.
DATE: Novend~r 17, 1987 BOARD OF COUN~f COt~ISSIONEP~
COLLIER COUNTY, FLORIDA
JAKES C. GIL~.-C~KItK CBAI._I~..
· - ". x~~o~-- ' - o~~~
' ~sls~ ~m~
, . , .., ~~
R-87-16C ~ ~4A~nce
C,.') '
, f
WIGGINS LAKE
A
PLANNED UNIT DEVELOPMENT
BY.
GULF. HARBOR JOINT VENTURE
PREPARED BY:
COASTAL ENGINEERING CONSULTANTS, INC.
P.O. BOX 8306
3106 South Horseshoe Drive
Naples, FL 33941
DATE SUBHITTED April 28, 1987
DATE APPROVED BY CCPC October 15, 1987
REVISION DATE November 3, 1987
DATE APPROVEO BY BCC Nove~e.:lT, ).9e7
ORDINANCE NUMBER 87-94
~xhibit
INDEX
SECTION : - PROPERTY OWNERSHIP & DESCRIPTION
SECTIO~ II - PROJECT DEVELOPMENT
SECTION III - TRACTS 1,. 2, 3, 4 & $ MULTI-
FAMILY DEVELOPMENT
SECTION IV - DELETED
SECTIOH V -" TRACT 6: CHURCH PARCEL
SECTIOH VI - 'O'EVELOPMENT STANDARDS
SECTION VII - UTILITY SERVICES
LIST OF EXHIBITS
EXHIBIT "A" -
EXHIBIT "B" -
EXHIBIT "C' -
EXHIBIT mD" -
EXHIBIT "E" '
EXHIBIT 'F' -
EXHIBIT "G" -
EXHIBIT 'H" -
EXHIBIT "1" - TOPOGRAPHY AND SOILS MAP
EXHIBIT "J" - 'VEGETATION MAP
EXHIBIT "K" - GAME AND FRESHWATER FISH COMMISSION
STATEMENT ON IMPACT TO ADJACENT
EAGLE'S NEST
EXHIBIT 'L" - SUPPORT INFORMATION
PUD MASTER DEVELOPMENT PLAN
LOCATION MAP
STATEMENT OF COMPLIAIiCE
SURVEY MAP
TRAFFIC REPORT
EXCEPTIONS TO THE COUNTY SUBDIVISION
REGULATIONS
ENVIRONMENTAL IMPACT STATEMENT
EXISTING CONDITIONS MAP
,pAGE
1-1 to I-2
2-1 to 2-3 :
3-1 to 3-4 ...
6-I to 6-7
7-1 to 7-5'
PROPERTY OWNERSHIP AND DESCRIPTION
1.01 pURPOSE
The purpose of this Section is to set forth the loc~tton and the
ownership of the property, and to describe the existing conditions of
the property proposed to be developed under the project name of
Wiggins Lake.
SECTION
1.02 INTRODUCTION
It is the intent of Gulf Harbor Joint Venture (hereinafter to be
called Applicant) to establish a Planned Unit Development on approxi-
mately 46.8 acres of property located in northwest Collier County,
Florida..
1.03 NAHE
The development will be know as "Wiggins Lake".
1.04 PROPERTY OWNERSHIP
The record ownership of lands which are the subject of the peti-
tion for Planned Unit Development district zoning for Wiggins
Lake are es follows:
Parcel tl - Citizens and Southern Trust Company as Trustee of
Trust t5213, Acquired June 7, 1982
691 5th Avenue South
Naples, FL 33940
Parcel t2 - Otttzens and Southern Trust Company as Trustee, Trust
15213 Acquired March, 1984
691 Fifth Avenue South
Naples, FL 33940
Parcel ~3 - John J. Nevtns - Most Reverend Bishop of Diocese of
Venice, Acquired August 3, 1954
101 Capri Isle Boulevard, Venice, Florida 33895
1.05 UNIFIED CONTROL
See 1.04 If the petition is granted, the residential tracts
would be owned and developed by applicant (the beneficiary of Trust
15213) and the church tract by the Catholic Church.
1.06 LEGAL DESCRIPTION '
The subject property being 46.8 acres is located in northwest
Collier County, Section 16, Township 48 South, Range 25 East. A
complete description is located on Survey Map (Exhibit D}.
1-1
1.07 SURVEY
See Exhibit D, Survey Map
1.08 GENERAL LOCATION
The subject property is south and contiguous to!State Road 865-B. '
(Wiggins Pass Road) and approximately 1120 feet west of U.S. Highway
141.
Access to Wiggins Lake residential areas will bi from State Road
855-B utilizing the existing Gulf Harbor Road. Exhibit 'A", the PUD
Master Development Plan iljustrates where the proJec~ roadway will
connect to Gulf Harbor Road.
The church parcel on the northeast corner of. the Wiggins Lake
P.U.O. will be allowed two (2) points of access from :State Road 865.B,
Wiggins Pass Road.
1.09 GENERAL DESCRIPTION OF PROPERTY AREA AND EXISTING ZONING
The property is a relatively flat parcel of some' 46.8 acres with
an environmentally sensitive area {not recorded as ST on zoning) in
the northern third. A transmission line crosses the property from
north to south along the west section line of Section 16. The property
is bounded on the north, west, and south by public roads, and on the
e~st by C-4, RHF-6, and RO (PU-15) zoned land. Existing zoning on the
parcel is RNF-6, Exhibit H.
1.10 EXISTING ELEVATION
Average elevation on the site is +5.1N.G.V.D. Elevations vary
from +3.3 N.G.V.D. to +7.0 N.G.V.D. (Exhibit I).
1oll EXISTING SOIL TYPES
Based on the March, 1954 USDA Soil Survey of Collfer County, the
site consists of approximately S4% Immokalee Fine sand, 21% St. Lucie
fine Sand, 20% Pompano Pine Sand, and 5% Cypress Swamp.
1.12 EXISTING VEGETATION
The existing vegetation is described in the environmental impact
statement.
1-Z
SECTION II)
PROJECT DEVELOPMENT
2.01 PURPOSE '"~
The purpose of this section is to delineate and generally de-
scribe the project plan of development and general con tttons of the
Wiggins Lake Project.
2.02 GENERAL .-,
A. Where specific standards are not set forth tff this P.U.O.
Document for either principal or accessory structures/uses
the applicable provisions of the Collier County Zoning
Ordinance shall apply.
B. Unless otherwise noted, the definitions of all terms shall
be the same as the definitions set forth in "Collier County
Zoning Ordinance."
2.03 BACKGROUND INFORMATION AND DEVELOPMENT OBJECTIVES.
The project site is currently zoned RMF-6 and is presently
undeveloped. The current zoning of adjacent parcels is primarily PUD
and RMF (see Exhibit fi). The project development objective consists
of a residential community and a church/day care center.
W~tlands occupy a poFtton of this site and are oriented to form an
on-site slough. Much of the water entering the wetlands apparently
originates off-site from the Wiggins Pass Road swale. The wetlands
will be maintained in a natural state as a wetland preserve.
Utility and drainage easements will be established as needed to best
serve the existing and future needs of the County and project.
2.04 MAXIMUM PROJECT DENSITY
No more than a maximum 230 residential dwelling units shall be
constructed. The gross project area is 46.8 acres. The gross project
density, therefore, wtll be a maximum of 4.91 units per acre, exclu-
sive of development within the Church parcel.
2.05 DEVELOPMENT A~D FRACTIONALIZATION OF TRACTS
A. When the developer sells an entire tract or a building
parcel (fraction of a tract) to a subsequent owner, or
proposes development of such property himself, the developer
shall provide to the Zoning Director for approval, prior to
the development of the tract by the developer or prior to
the sale to a subsequent owner of such property, a boundary
drawing showing the tract and the number of units and/or
the square footage assigned to the property as applicable.
2-1
2.05 DEVELOPMENT AND FRACTIONALIZATIOIt OF TRACTS (con't)
The drawing shall also show the location and size of access
to those fractional parts that do not abut a public street.
An updated Master Plan showing the fractional parcel shall
be submitted.
In the event any tract or building parcel is sold by any
subsequent owner, as identified in Section 2.06A, in frac-
tional parts to other parties for development, the subse-
quent owner shall provide to the 2oning Director for
approval, prior to development of the tract by the developer
or prior to the sale to a subsequent owner of a fractional
part, a boundary drawing showing his originally purchased
tract or building parcel and the fr~ctional parts therein
the number of units and/or the square footage, as
applicable, assigned to each of the fr~tional parts. The
drawing shall also show the location and size of access to
those fractional parts that do not abut a public street.
An updated Master Plan showing the fractional parcel shall
be submitted.
The developer of any tract must submit a Conceptual Site
Plan for the entire tract in accordance with Section 2.05 of
this document prior to Final Site Development Plan submittal
for any portion of that tract. The developer may choose not
to submit a Conceptual Site Plan for the entire tract if a
Final Site Plan is submitted and approved for the entire
tract.
The developer of any tract or building parcel must submit,
prior to or at the same time of application for a building
permit, a detailed site development plan for his tract or
parcel in conformance with the Zoning Ordinance requirements
for site development plan approval. This plan shall be in
compliance with any approved Conceptual Site Plan as well as
all criteria within this document.
£. In evaluating the fracttonaltzation plans, the Zoning
Oirector's decision for approval or denial shall be based on
compliance, with the criteria and the development intent as
set forth in this document, conformance with allowable
amount of building square footage and the reasonable acces-
sibility of the fractional parts to public or private
roadways, common areas, or other means of ingress and
egress.
F If approval or denial is not issued within ten {10) working
~ays, the submission shall be considered automatically
approved.
2-2
2.06 PUD CONCEPTUAL SITE PLAN APPROVAL PROCESS
When PUD Conceptual Site Plan approval is desired or required by this
document, the following procedure shall be followed:
A written request for conceptual site plan approval shall be
submitted to the Director for approval. The request shall
include materials necessary to demonstrate that the approva~
,of the conceptual site plan will be in harmony with the
general t~ntent mhd purpose of this document. Such material
may include, but is not limited to the following, where
applicable:
Site plans at an appropriate scale showing proposed
placement of structures on the property; provisions
for ingress and egress, off-street loading areas;
~ards and other open spaces. ~
Plans showing proposed locations for utilities hookup.
3. Plans for screening and buffering.
In the case of cjustered buildings required property
development regulations may be waived or reduced provided a
site plan is approved under this section.
A fee consistent with the current fee schedule for County
Site Development Plan approval shall accompany the
application, unless a specific fee for Conceptual Site Plan
Review is. adopted.
If approval or denial is not issued within twenty
working days, the submission shall be considered
eutomattcally approved.
2.07 SITE DEVELOPMENT APPROVAL PROCESS
Site Development Plan approval, when desired or requested by this
document,'shall follow the procedure as outlined in the Zoning
Ordinance.
2-3
029.?. 91
TRACTS 1., 2 4, & 5:
RE SIOENTIAL'D~ELOPMEitT'
SECTION III
3.01 PURPOSE
The purpose of this section is to establish the regulations for
development of the Areas designated Residential on Exhibit "A" Master,
Development Plan.
3.02 MAXIMUM DWELLING UNITS t
A maximum total number of 230 dwelling units may be constructed ~i
on the RestCential Tracts. .~
3.03 USES PERMITTED
Mo building or structure or part thereof, shTall be erected,
altered or used, or land used, in whole or part, for other than the
following:
Principal Uses:
Residences.
Single Family Residences and Multtfamily
Units are permitted as individual structures or as
combinations of attached units. Such unit types as single
family, attached or detached, duplex, townhouse, patio,
cjuster, villa attached or detached, garden apartments,
condominiums and zero lot lines are permitted.
Accessory Uses:
I. Customary accessory uses and structures, including
private garages and carports.
Recreational uses and facilities shall be visually and
functionally compatible with the adjacent residences
which have the use of such facilities and shall not
restrict the visual and functional enjoyment of the
non-participating residences.
3. Signs as permitted by the Collier County Zoning
Ordinance in effect at the time permit is requested.
4. Model units and temporary sales offices will be
permitted as allowed by the Collier County Zoning
Ordinance Section 8.47.
C. The removal of fill from the site will be allowed if
required during lake excavation.
3-1
3.04 REGULATIONS
line or as stated.
B. MINIMUM YARD REQUIREMENTS
Single Family Detached
Minimum Lot Area:
Minimum Lot Width:
Minimum Corner Lot Width:
Front Yard Setback:
Side Ymrd Setback:
Lake, Top of Bank Setback:
Rear Yard Setback:
Jurisdictional Boundary Setback:
Distance Between Principal Str:
External Tract Boundary Setback:
Internal Tract Boundary Setback:
GENERAL: All criteria listed below shall be understood to
~e-'t-6-Telation to the respective tract boundary line, lot
Minimum Floor Area:
6,000 S.F.
60 Ft.
75 Ft.
25 Ft.
7t Ft.
15 Ft.
25 Ft.
15 Ft.
~'5 Ft.
3O Ft.
20 Ft. or zero {0)
where adjacent tracts are
developed under a unified
site plan.
1,000 S.F.
Single Family Attached, Duplex, Cjuster, Group Housing, Zero Lot
Line and Patio Homes
Minimum Lot Area:
Minimum Lot Width:
Minimum Corner Lot Width:
Front Yard Setback:
Side Yard Setback:
Lake, Top of Bank Setback:
Rear Yard Setback:
Jurisdictional Boundary Setback:
Oistance Between Principal Str.:
External Tract Boundary Setback:
Internal Tract Boundary Setback:
Minimum Floor Area:
Villas and Townhouses
Minimum Lot Area:
Front Yard Setback:
3oZ
4,000 S'.F. except for
zero lot line where the
minimum area shall be
5,000 S.F.
SO Ft.
65 Ft.
25 Ft.
0 or 10 Ft.
15 Ft.
20 Ft.
15 Ft.
0 or 10 Ft.
3O Ft.
20 Ft. or zero {0) where
adjacent tracts are
developed under a unified;
site plan.
750 S.F.
t Acre ..
20 Ft.
93'
Villas and Townhouses (con't)
Side Yard Setback:
Lake, Top of Bank Setbacks:
Rear Yard Setback:
Jurisdictional Boundary Setback:
Otstance Between Principal Str.:
External Tract Boundary Setback:
Internal Tract Boundary Setback:
Mtntmun Floor A'rea:
Maxtmun Lot Density:
Multi-Family Dwellings
Minimun Lot Area:
Front Yard Setback:
Side,Yard Setback:
Lake, Top of Bank Setback:
Rear Yard Setback:
Jurisdictional Boundary Setback:
Distance Between Principal Str.:
External Tract Boundary Setback:
Internal Tract Boundary Setback:
Mtntmun Floor Area:
Maximum Lot Density:
3-3
10 Ft. or zero {0)
where adjacent lots are
developed under a unified
site plan. 15 Ft.
15 Ft. or zero {0),
where adjacent lots are ·
developed under a unified~
site plan.
15 Ft.
0 or 10 Ft. 30 Ft.
20 Ft. or zero {0)
where adjacent tracts are
developed under a unified
site paln. ,.
750~S.F.
Twelve (12) Units per
acre.
1 Acre
20 Ft.
15 Ft. plus l. Ft.
each 2 Ft. of building
height over 30 Ft. or
zero (0) where adjacent
lots are developed under
a unified site plan 15 Ft.
1S Ft. pllls! Ft. for
each 2 Ft. of building
height over 30 Ft. or
zero (0) where adjacent
lots are developed under
a untftfed site plan. IS Ft.
1S Ft. or a distance
equal to one-half ()) the
sua of the heights,
whichever is greater. ~0 Ft.
20 Ft. plus 1 Ft. for
each ~ Ft. of building
height., over $0 Ft. or
zero (0) where adjacent
lots are developed under
a untf~ied site plan.
750 S.F.
Sixteen (16) units per
acre.
If a single family detached tract is developed adjacent to a
eulttfamtly tract or if a multtfamtly tract is developed adjacent to a
single family detached tract, a landscape buffer as defined in Section
8.37 of the Collier County Zoning Ordinance shall be required. The
buffer shall be provided by the Developer of the latter tract, and
shall be maintained by the Homeowner's Association. A multtfamtly
dwelling for this purpose shall be as defined in Section 20 of the
Collier County Zoning Ordinance.
Patio houses and zero lot line houses shall, concurrent with final
building permit approval, and as a condition thereof, record a
covenant, in a form satisfactory to the County Attorney and as part of
the deed, determining the responsibility for maintenance of the common
wall along the property line.
C. Accessory Structures
Carports may be located within 5 feet of any tnte)nal tract boundary
and within l0 feet of any external tract boundary.
O. ~odificattons
Encroachment into s~tbacks, yards and minor variations of the PUD
Master Development Plan will be permitted with the Zoning Director's
approval when such encroachments or variations are the result of
preservation efforts as dictated by the NRMD.
EZ Maximum Height
Three (3) floors of living area with an option of having il) floor of
parking beneath the living area for Tracts 3, 4 and $. Four (4)
floors of living area with an option of having one il) floor of
parking beneath the~ltvtng area for Tracts ! and Z.
3.05 OFF-STREET PARKING REQUIREI4ENTS
As required by Collier County Regulations in effect at the time
permits are sought.
3-4
$.01 PURPOSE
TRACT 6: CHURCH PARCEL
SECTION V
The purpose of this section is to indicate the !development plan
land regulations for the area designated on Exhibit .hA' Master
Development Plan as Tract "6", Church. ~
5.02 USES PERHITTED :
No building or structure, or part thereof, shall be erected,
altered or used, or land used, in whole or in part, for other than
following:
A.
Principal Uses:
Churches and other places of worship; rtctoryl civic and
cultural facilities; colleges, schools, end day care facil-
ities.
Accessory Uses:
Accessory uses and structures customarily associated with
uses permitted in this district.
5.-03 REGULATIONS
A. Minimum Tract Area: As shown on the PUD Master Plan.
B. Minimum Yard Requirements:
Front Yard - Twenty Five {2S) feet
Side Yard - Twenty Five (25) feet
Rear Yard - Twenty Five (2S) feet
Maximum Height of Structures: Fifty (SO) feet with option of
one il) floor parking beneath building, except steeples,
which may be higher if approved by Building officials.
D. Minimum Floor Area of Principal Structures: One thousand
{X,O00) square feet per building on ground floor.
Minimum Distance Between Structures: Twenty C20) feet or
one-half (X/g) the sum of the heights, which ever is
greater.
Access to the Church tract will not be allowed through
Juridictional wetlands.
5-1
5.04 OFFSTREET PARKING REQUIREMENTS
As required by Collier County Regulations in effect at the time
permits are sought.
S.OS CHURCH ACCESS
The church tract will be allowed two (2) points of access from
State Road 865.B, Wiggins Pass Road.
%
5-2
mm
m
mm
SECTION VI~'
DEVELOPMENTS STANDARDS
6.01 PURPOSE
The purpose of this section is to set forth the standards for the
development of Wiggins Lake P.U.O. ..
6.02 GENERAL
All facilities shall be constructed in strict accordance with the
final development plans and all applicable state and local laws, codes
and regulations. Except where specifically noted or stated otherwise,
the standards and specifications of the current official Collier
County Subdivision Regulations shall apply to this project.
6.03 P.U.D. MASTER DEYELOPME~T PLAN
E)htbtt 'A', Master Development Plan, i~justrates the
proposed ~evelopment.
B. The design criteria iljustrated on the Exhibits and stated
herein shall be understood as flexible. Site alterations
may be permitted subject to planning staff and administra-
tive approval, See Section 2.06.
C. All necessary easements, dedications, or other instruments
shall be granted to insure continued operation and mainte-
~nance of all service utilities in this project.
6.04 DRAINAGEt GRA~INGt EARTHWORK
All clearing, grading, earthwork, and site drainage work shall be
performed in accordance with all applicable state and;local codes.
6.05 STREETS
All internal streets shall be privately owned and maintained.
All private street design and construction shall meet the Collier~,
County Standards that are in effect at the time of submission of
construction plans.
All street names and addresses, project names and any revised PUD
name must be registered and approved by the Planning/Zoning Department.
6.06 EASEMEI(TS FOR UNDERGROUND UTILITIES
Easements for underground utilities such as power, telephone, TV -
cable, wastewater collection and transport, water distribution and
other similar utilities necessary for the service of the project shall
be located as required and granted for those purposes. Clearing of
the easements for installation of underground utilities shall be
selected so as to protect the maximum number of trees and natural
vegetation.
m m mmmlmm
6.07 SIGNS
All signs shall be in accordance with the appropriate Collier
County Ordinances at the time a permit is requested or required.
6.08 LANDSCAPING FOR~ OFF-STREET PARKING AREAS
All landscaping for off-street parking areas shall be in accord-.
ante with the appropriate Collier County Ordinances in effect at the
time of adoption to this ordinance.
6.9 COMMON AREA MANAGEMENT
The petitioner intends to convey the common areas, including the
water retention and surface water management structures, to the
Wiggins Lake Foundation, Inc., a Florida not for profit corporation,
which will be responsible for implementation of the surface water
management plan and have authority to assess the Uther lands within
the district for the cost of such maintenance. The petitioner will
also grant 4n easement to Collier County with respect to the surface
water management system so that the County may operate and maintain
the system in the event the Foundation fails to do so.
6.10 WATER MANAGEHENT
Detailed site drainage plans for each project phase shall be
submitted to the County Engineer and Water Management
Director for review. No construction permits shall be
issued unless and until approval of the proposed
construction in accordance with the submitted plans is
granted by the County Engineer and the Water Management
Director.
In accordance with the Rules of the South Florida Water
Management District, {SFWMD) Chapter 40E-4.and 40E-40, this
project shall be designed for a storm event of 3-day
duration and 2S-year return frequency except for the
westerly church parcel which shall comply with the
S.F.W.M.D. and Collier County criteria for water quality
treatment only.
An excavation Permit will be required for the proposed lakes
in accordance with Collier County Ordinance No. 80-26, as
~a~ended by Ordinance No. 83-3, and as may be amended in the
future.
ee
Petitioner shall verify that the capacity of the outfall
system is sufficient to accomodate project dtschargel
insufficient capacity determination shall require system
inprovements as deemded appropriate by the County Engineer.
Petitioner shall verify that restricting the wetland
sheetflow area to the jurisdictional line limits will not
adversely impact upstream properties.
6-2
,m
c:
6.11 EXCEPTIONS OF T~E COUtlTY SUBDIVISION REGULATIONS
A list of exceptions to the County Subdivision Regulations is
enclosed within this P.U.D. submission, Exhibit "F".
6.1Z ROAD IMPROVEMENTS
a. Access to the Church tract{s) from Wiggins Pass Road shall
be in accordance with Ordinate 82-91 including requirements
for turn lanes if deemed necessary.
b. Gulf Harbor Road shall be widened to a minimum of two 12'
lanes from Wiggins Pass Road to the project's southern-most
entrance.
c. A left turn lane shall be required on Gul~ Harbor Road at
the project's main entrance.
d. A sidewalk shall be provided along the entire frontage of
Gulf Harbor Road at time of road improvements.
e. The Developer shall provide left and right turn lanes on
Wiggins Pass Road at Gulf Harbor Road.
f. The Oeveloper shall provide collector level street lighting
at the intersection of Wiggins Pass Road and Gulf Harbor
Road.
g. The Oeveloper shall provide left and right turn lanes on the
Gulf Harbor.Road approach to Wiggins Pass Road.
6.13 GENERAL LANDSCAPE DEVELOPMENT CONCEPT
A. Objective
'To provide an aesthetic environment for future residents of
this development and the community as a whole, with minimum
disruption of existing vegetation patterns by:
1. Maximum utilization of existing natural features.
2. Hatntatning sensitive areas in a natural' condttio'n.
B. Plant Community Analysis
See Environmental Impact Statement, Section 4.A
C. Sensitive Areas
See Environmental Impact Statement, Section 4.A
6-3
O. Building Sites
FunctioP: Location for Structures
Treatment:
Retain the maximum amount of vegetation and
incorporate a native planting scheme to ensure
visual unity and low maintenance.
ED
Landscaped buffers will be provided at the perimeter of the
PUD meeting 'the standards of Section 8.37 of the Zoning
Ordinance with the exception that opacity requirement may be
40~ rather than 80%.
6.14 PARKItIG? STORAGE OR USE OF )IAJOR RECREATIONAL EQUIPMENT
Major recreational equipment is hereby defined~as including boats
and boat trailers, horse trailers, travel tratlers,}tckup campers or
coaches (designed to be mounted on motorized vehicles), motorized
dwellings or motor homes, tent trailers, popout campers, houseboats,
and the like, and cas~s or boxes used for transporting recreational
equipment whether occupied by such equipment or not. No major recrea-
tional equipment shall be used for living, sleeping or housekeeping
purposes when parked or stored with the project or in any location not
approved for such use. Major recreational equipment may be parked or
stored only in completely enclosed area and cannot be seen from the
exterior of the lot or the adjacent multi-family or single family
structures provided, however, that such equipment may be parked
anywhere on residential premises for a period not to exceed twenty-
-four (24) hours during loading and unloading.
6.15 PARKING OF COMMERCIAL VEHICLES IN RESIDEUTIAL AREAS
It shall be unlawful to park a commercial vehicle within the
residential zoned districts unless one of the following conditions
exist:
The vehicle is engage tn a construction service operation on the
site where it is parked. The vehicle must be removed as soon as the
construction or service activity has been completed.
6.16 ENVIRONMENTAL STIPULATIONS .'
Petitioner shall be subject to Ordinance 75-21 {or the
tree/vegetation removal ordinance in existence at the time
of permitting), requiring the acquisition of a tree removal
permit prior to any land clearing. A site clearing plan
.shall be submitted to the Natural Resources Management
Department and the Community Development Division for thief
review and approval prior to any substantial work on the
site. This'plan may be submitted in phases to coincide with
the development schedule. The site clearing plan shall
clearly depict how the final site layout incorporates
retained native vegetation to' the maximum e~tent possible
and how roads, buildings, lakes, parking lots, and other
facilities have been oriented to accomodate this goal.
6-4
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Native species shall be utilized, where available, to the
maximum extent possible in the site landscaping design. A
landscaping plan will be submitted to the Natural Resources
Hanagement Department and the Community Development Division
for thier review and approval. This plan will depict the
incorporation of native species and their, mix with other
species, if any. The goal of site landscaping shall be the
re-creation of native vegetation and habitat characteristics
lost on the site during construction or due' to past
activities.
All exotic plants, as defined in the County Code, shall be
removed during each phase of construction from development
areas, open space areas, and preserve areas. Following site
development a maintenance program shall be implemented to
prevent retnvaston of the site by such exotic species. This
plan, which will describe control techniq{~es and inspection
intervals, shall be filed with and approved by the Natural
Resource Hanagement Department and the Community Development
Division.
If during the course of site clearing, excavation, or other
constructional activities, an archaeological or historical
site, artifact, or other indicator is discovered, all
development at that location shall be immediately stopped
and the Natural Resource Management Department notified.
Development will be suspended for a sufficient length of
time to enable the Natural Resources 14anagenent Department
or a designated consultant to assess the find and determine
the Draper course of action in regard to its salvageability.
The Natural Resources Management Department will respond to
any such notification in a timely and efficient manner so as
to'provide only a minimal interruption to any constructional
acttvittes.~ :
A survey for the presence and distribution 6f protected
species must be conducted by qualified personnel subject to
approval by NRHD. For species identified in the Florida
Game and Fresh Water Fish Commission duly, 1987 edition of
"Official Lists of Endangered and Potentially Endangered
Fauna and Flora in Florida", the survey must include: .gopher
tortoise {Gopherus Polyphemus), gropher frog (Rana
Areolata), eastern indigo snake (Drymarchon(Corais coupert),
and Florida scrub lizard {Sceloporus woodi)J Results of the
survey must be made available to the NRHD, ~nd if warranted,
project design shall be adjusted and/or individuals/pop-
ulations relocated to appropriate locations to insure the
survivial of the protected species. Where appropriate,
retention or relocation efforts will include the butterfly
orchid (Encyclia tampensis). Lastly, the petitioner shall
satisfy all state {Florida Game and Fresh W~ter Fish
Commission) and federal {United States Fish'and Wildlife
Service) stipulations concerning protected dlan and animal
species. ,
6-5
The petitioner shall implement final project designs that
wi]l mtntmtze the destruction of exlsttng upland habitats,
especially the two xeric oak areas in the sourthern portion
of the tract. The petitioner and NR~O will cooperate on the
final layout of the housing units and water management
structures (lakes, swales, etc) resulting in a design
acceptable to both parties. Prior to construction, housing
facilities will. be ffeld staked by the petitioner and
subject to the review and approval by HRI4D. Petitioner shall
make reasonable field adjustments to minimize habitat
destruction and shall follow xeriscape principles to not
only reduce environmental impacts but to also reduce
construction and maintenance costs cf the de'zelopment.
Where'applicable due to development, componehts of plant
communities will be transplanted within preserve areas,
and/or as landscape elements within the project. Examples
of plant species appropriate for transplant Ivould include
sabal plams (Sabal palmetto), wax myrtle (Myrica cerifera)
and components of the Xeric live oak communities including:
oaks {Ouercus ssp.}, wax myKtle, rusty lyonia {Lyonta
ferruginea), and gall berry (Ilex glabra).
A visual barrier of native hardwood trees compatible with
the surround.trig habitat shall be planted and maintained
along both the southern and eastern property!limits; each
barrier shall commence at the intersection of these
boundaries and extend for at least 300 feet to the west and
north, respectively.
'No construction activity within either the phimary or
secondary "eagle nest zone of impact limit" (PUD Master
Development Plan, submitted August 3, 1987) shall take place
during the eagle's critical nesting months; 'September,
October, and Hovember.
The petitioner shall adhere to all stipulations concerning
the bald eagle (Haliaeetus Leucocephalus) as mandated by the
Florida Game and Fresh Water Fish Commission and the U.S.
Fish and Wildlife Service.
Final placement and configuration of water management
excavations shall be field adjusted to minimize habitat
destruction. Prior to construction, areas proposed for
alteration shall be flagged by the petitioner, and subject
to review and approval by ~RMD. To maximizetthe amount of
littoral habitat produced in lake margins, side slopes of
lakes shall be graded at 4:1 pitch, to a depth of 3 feet
from mean low water. Petitioner should investigate
vegetating littoral shelf areas with various!native plant
species (upon request, HRMD can provide pertinent
information concerning plant species).
6-6
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1. Petitioner shall design and implement a program to prevent'
and/or reduce populations of noxious/exotic plant
populations within lakes, specifically but not limited to
preventing growth of hydrflla (Hydrtlla verttcfllata), water
hyacinth (Eichhornta crasstpes), and (to a lesser degree)
cattails (Typha latifolta); this program will be subject to
the review of I(RMD.
m. On site plans accompanying the petition, wetland areas will
be identified as wetland preserves and so stated in the PUD
Document. Any proposed alterations and/or uses within the
· preserve will be subject to the review and approval of NRMO.
The preserve must be flagged by the petitioner prior to any
construction in surrounding areas; preserve boundaries will
be subject to the review and approval of ~RMD. The
petitioner and/or property owners shall c~nsult with NRMO in
the preparation of the ~inal site development and water
· anage~ent plans in order to implement design features to
maximize ecological health of the wetland preserve. These
features shall include, but not be limited to, on-site aaa
e¢¢-s(~e water Management procedures geared to restoring
historic water levels in the preserve, rear yard
restrf:tions to maintain preserve transitional zone as
ecological buffer, and removal and management of exotics,
and the like.
n. Deleted
o. For parking lots and perhaps certain roadways, petitioner.
should investigate the use of paver bricks in lieu of
traditional asphalt paving to reduce the amount of
impervious surfaces chemical runoff, maintenance, and
possibly installation expenses.
p. Mutual agreements must be reached with respect to
Stipulations lo, if, and Im above, between ~RMO and
personnel of the Wiggins Lake PUD. If mutual agreements
· cannot be reached, the matter will be brought before the EAC
or whatever County Environmental Review board is in power at
the time of disputes; this governing entity will act as an
arbitrator for disputes. If arbitration is futile, th~
matters will be brought before the Board of County
Commissioners (BCC), to act as the final arbitrator.
6.17 POLLING
Polling places are a permitted use in accordance with the provisions
of Section g.ll of the Zoning Ordinace.
6-7
UTILITY SERVICES
SECTION VII
7.01PURPOS_.____._~E
The purpose of this section is to provide a list of utility
services and how they will be provided.
7.02 UTILITY DIVISION STIPULATIONS
The Petitioner agrees to comply with the utility stipulations.
A) Water & Sewer Services
Water distribution and sewage collection and transmission systems
will be constructed throughout the project development by the
developer pursuant to all current requirements of Collier County
and the State of Florida. Water and sewer facilities constructed
within platted rights-of-way or within uttltfy easements required
by the County shall be conveyed to the County for ownership,
opera,tton and maintenance purposes pursuant to appropriate County
Ordinances and regulations in effect at the time of conveyance.
All water and sewer facilities constructed on private property
and not req,~tred by the County to be located within utility
easements shall be owned, operated and maintained by the
Developer, his assigns or successors. Upon completion of
construction of the water and sewer facilities within the
project, the. facilities will be tested to insure they meet
Collier County's uttlttty construction requirements in effect at
the time construction plans are approved. The above tasks must
be completed to the satisfaction of the Utilities Division prior
to placing any utility facilities, County owned or privately
owned, into service. Upon completion of the water and/or sewer
facilities and prior to the issuance of Certificates of
Occupancy for structures within the project the utility
facilities shall be conveyed to the County, when required by the
Utilities Division, pursuant to County Ordinances and Regulations
in effect at the time conveyance is requested.
All construction plans and technical specifications and proposed
plats, if applicable, for the proposed water distribution and
sewage collection and transmission facilities must be reviewed
and approved by the Utilities Division prior to commencement of
construction.
All customers connecting to the water distribution and sewage
collection facilities will be customers of the County and will be'
billed by the County in accordance with the County's established
rates. Should the County not be in a position to provide water
and/or sewer service to the project, the water and/or sewer
customers shall be customers of the interim utilitiy established
to serve the project until the County's off-site water and/or
sewer facilities are available to serve the project.
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It is anticipated that the County Utilities Divts4on will
uttmately supply potable water to meet the consumptive demand
and/or receive and treat the sewage generated by this project.
Should the County system not be in a position to supply potable
water to the project and/or receive the project's wastewater :t
the time development commences, the Oeveloper, at his expense,
will 4nstall and operate interim water supply and,on-site
treatement facilities and/or interim on-site sewage treatement
and disposal facilities adequate to meet all requirements of the
appropriate regulatory agencies. :
An Agreement shall be entered into between the County and the
Oeveloper, binding on the Developer, his assigns or successors,
legally acceptable to the County, prior to the approval of
construction documents for the proposed project, Stating that:
The proposed water supply and on-site treate~ent facilities
and/or on-site wastewater treatment and disposal facilities,
tf required, are to be constructed as part of the proposed
project and must be regarded as tnterim'~ they shall be
constructed to State and Federal standards and are to be
owned, operated and maintained by the Developer, his assigns
or successors until such time as the County's off-site water
facilities and/or off-site sewer facilities are available to
service the project. The interim treatement, facilities
shall supply services only to those lands owned by the
Oeveloper and approved by the County for development. The
utility facility(les} may not be expanded to provide water
and/or sewer service outside the development boundary
approved by the County without written consent of the
County.
b) Upon connection to the County's off-site water facilities,
and/or sewer facilities, the Oeveloper, his assigns or
successors shall abandon, dismantle and remove from the site
the interim water and/or sewage treatment facility and
discontinue use of the water supply source, if applicable,
in a manner consistent with State of Florida standards. All
work related with this activity shall be performed at no
cost to the County.
c) Connection to the County's off-site water and/or sewer
facilities will be made by the owners, their'assigns or
successors at no cost to the County within gO days after
such facilities become available. The cost of connection
shall include, but not be limited to, all engineering design
and preparation of construction documents, permitting,
modification or refitting of existing sewagepumptng
facilities or construction of new master sewage pumping
facilities, tnterconnectton with County off-site facilities,
water and/or sewer lines necessary to make the connection{s),'
etc.
7-2
d)
ge
At the time County off-site water and/or sewer factlttes are
available for the project to connect with, the following
water and/or sewer facilities shall be conveyed to the
County pursuant to appropriate County Ordinances and
Regulations in effect at the time:
1. All water and/or sewer facilities constructed in
publicly owned rights-of-way or within utility
.easements required by the County within the project
limits required to make connection with the County's
off-site water and/or sewer facilities; or,
2. All water and sewer facilities required to connect the
project to the County's off-site water and/or sewer
facilities when the on-site water and/or sewer
facilities are constructed on private property and not
required by the County to be located within utility
easements, including but not limited to the following:
a) Main sewage lift station and ~orce main
interconnnecting with the County sewer facilities
including all utility easements necessary:
b) Water distribution facilttes from the point of
connection with the County's water facilities to
the master water meter serving the project,
including all utility easements necessary.
The customers served on an interim basis by the utility
system constructed by the Developer shall become customers
of the Coqnty at the time when County off-site water and/or
sewer facilities are available to serve the project and such
connection is made. Prior to connection of the project to
the County's off-site water and/or sewer facilities the
Developer, his assigns, or successors shall turn over to the
County a complete list of the customers served by the
interim utilities system and shall not compete with the
County for the service of those customers. The Developer
shall also provide the County with a detailed inventory of
the facilities served within the project and the entity
which will be responsible for the water and/or sewer service
billing for the project.
All construction plans and technical specifications related
to connections to the County's off-site water and/or sewer
facilities will be submitted to the Utilities Division for
review and approval prior to commencement of construction.
The Developer, his assigns or successors agree to pay all
system development charges at the time tha.t Building Permits
are required, pursuant to appropriate County Ordinances and
Regulations in effect at the time of Permi~t request. This
requirement shall be made known to all prospective buyers of
properties for which building permits will~ be required prior
to the start of building construction.
7-3
h. The County will lease to the Developer for operation and
maintenance the water distribution and/or sewage collection
and transmission system for the sum of $10.OO per year, when
such system is not connected to the County. Terms of the
lease shall be determined upon completion of the proposed
utility construction and prior to activation of the water
supply, treatment and distribution facilities and/or the
sewage collection, transmission and treatment facilities.
The Lease, if required, shall remain in effect until the
JCounty can provide water and/or sewer service through its
off-site ~factltties or until such time that bulk rate water
and/or sewer service agreements are negotiated with the
interim uttltity system serving the project.
B) Data requi~ed under County Ordinance No. 80-112 showing the
availability of sewage service must be submitted and approved by
the Utilities Division prior to approval of ~he construction
documents for the project. Submit a copy of th'e approved DER
permits for the sewage collection and transmtss.ton systems and
th~ wastewater treatment facility to be utilized, upon receipt
thereof.
C) If an interim on-site water supply, treatment and transmission
facility is utilized to serve the proposed project, it must be
properly sized to supply average and peak day domestic demand, in
addition to fire flow demand at a rate approved by the
appropriate Fire Control District servicing the project area.
D) Construction and ownership of the water and sewer facilities,
including any proposed interim water and/or sewage treatment
facilities, shall be in compliance )ftth all Utilities Division
Standards, Policies, Ordinances, Practices, etc. in effect at the
time construction approval is requested.
E) Detailed hydraulic design reports covering the water distribution
and sewage collection and transmission systems ltD serve the
project must be submitted with the construction documents for the
project. The reports shall list all design ass.umptions, demand
rates and other factors pertinent to the system under
consideration.
F) The on-site w~ter distribution system shall consist of 8 inch
diameter pipe, minimum size. It shall be connected to the
existing water main on Gulf Harbor Road, extended through the
project and looped to the existing water line on Pan Am Avenue.
If the hydraulic design report for the water system improvements
thdtcates any deficiency in the existing Gulf Harbor Road water
line, the Developer shall construct a properly 'sized parallel
water main from Wiggins Pass Road tu the project entrance as part
of the tntttial construction of the project.
7-4
G) Certificates of Occupancy for structures constructed within the
project will not be approved by the Utilities Oivtston until fire
flow tests have been conducted on the ProJect'slwater
dtstrt~bution system and the results are found to be acceptable
and are approved by the Utilities Admtntstra:orL
7.03 SOLID WASTE COLLECTION
Solid waste collection for Wiggins Lake will beihandled by the
company holding the franchise for that area of the County.
7.04 ELECTRIC POWER SERVICE
Florida Power and Light Company will be providihg electricity to
the entire Wiggins Lake Project.
7.05 TELEPHONE SERVICES
Wiggins Lake Project will be provided telephR~ service by United
Telephone of Florida.
7.06 CONSTRUCTION FOR UflOERGROUND UTILITIES
m
All on-site utilities such as telephone, electric power, cable
T.V. service, wastewater collection, water distribution, etc. shall be
installed undergroun'd. Only items such as electrical feeder lines,
1Lft stations, etc. which require above ground installation shall be
permitted above ground.
7-5
EXHIBIT A
EX}~IBIT B
LE~ COUHT~
t. TS
COLLIER COUN. T Y
HAP1
!
!
~ ~~~~~J~4 · * ",%
SCAL£ IN MILES
I
SR
84--
sn
U4
US
11-4-86 ~ GULF HARBOR JOINT VENTURE
JFM
· $C'U~'A.S SHOY~
DCH EXHIBIT B - LOCATION MAP ~OF4
86-168 C~ASTAL ENGINEERIt~G CO~ULTANTS
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EXI(IBIT C
mm
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EXHIBIT!
STAT£HEHT OF COHPLIANCE
STATEMENT OF COMPLIMICE
The development of approximately 46.8 acres of property in
Horthwest Collier County, Florida, to be known as Wiggins
Lake will comply with the plan and development objectives of
Collier County. These objectives are set forth in the
Collier County Comprehensive Plan adopted on December
1983. Wiggins Lake Planned Unit Development will meet or
exceed these objectives for'the following reasons:
1. , The Comprehensive Plan "Use Designation' !for Wiggins
Lake is~urban.
2, The Wiggins Lake P.U.D. is phased to meet the community
and neighborhood needs of Collier County.
3. The Wiggins Lake P.U.O. will provide a qu'altty living
environment as well as a House of Worship/Day Care
Center to serve the area.
4. Adequate support facilities are existing or will be
provided by the developer. :
5. The current zoning for Wiggins Lake property is RHF-5
which allows $ units per acre. The denst.ty for Wiggins
Lake is 4.g! units per acre. ;
6. The proposed land use mix is compatible With the
surrounding uses.
EXHIBIT D
II
exhibit d.
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WIGGINS BAY EAST
PARCEL I
DESCRIPTION
A tract of land in the southeast quarter of Section 16,
Township 48 South, Range 25 East, Collier County, Florida,
more particularly described as follows:
Commencing at the center of Section 16 run S 00*36'47" E
along the west line of the southeast quarter of said
Section 16, 851.23 feet to the point of beC-inning of the
herein described tract; thence continue S 00'36'47' E
467.4Z feet to the northline of Pan Am Avenue as shown on
the plat of Gulf Harbor recorded in Plat Book 4, page 31 of
the Public Records of Collier County, Florida; thence along
said north line N 88°41'31' E 1375.47 feet; thence
N 00'43'40' W 625.75 feet to the southwest corner of the
plat of Sunny Trail Heights as recorded in Plat Book 4, page
.43 of the Public Records of Collier County, Florida; thence
along the'west line of said Sunny Trail Heights
N 00°41'50" ~ 676.63 feet to the south line of Wiggins Pass
Road; thence along said south line S 88°07'04" W 653.97
feet; thence S 00°36'48" E 821.05 feet; thence
S 88°06'16" W 719.50 feet to the point of beginning.
m
WIGGIr(S BAY EAST
PARCEL 2
DESCRIPTION
A tract of land in the southwest quarter of SeCtion 16,
Township 48 South, Range 25 East, Collier County, Florida,
more particularly described as follows:
Commencing at the center of Section 16, run S 00'36'47" E
30.01 feet to the south line of ~iggtns Pass Road and the
point of beginning of the herein described tractl thence
continue S 00°36'47- E along the west line of the southeast
quarter of said Section 16 - 1288.64 feet :o the north line of
Pan'Am Avenue as shown on the plat of Gulf ~arbor recorded
in Plat Book,4, page 3! of the Public Records of Collier
County, Florida; thence S 88'41'31' W 119.99 feet to the
east line of Gulf Harbor Road as recorded in O.R. Book 43,
page 63, Collier County, Florida; thence along said east
line N 00°36'44- W 1287.45 feet to the south line of
,Wiggins Pass Road; thence N 88°07'23" E 119.99 feet to the
point of beginning.
m
P RC£L
DESCriPTION
A tract of land in the southeast quarter of Section 16,
Township 48 South, Range 2S East, Collier CountY, Florida,
eore particularly described as follows:
Commencing at the center of Section 16, run S 00'36'47" E
30.01 feet to the south 1the of Wiggins Pass Road and the
point of beginning of the herein described tract; thence
continue S 00°36'47" E along the west line of the southeast
quarter of said Section 16 - 821.22 feet; thence
N 88°06'16" E 719.50 feet; thence ~ 00'36'~8" W 821.05
feet; thence S 88°07'04- W along the south line :of Wiggins
Pass Road, 719.49 feet to the point of beginning.
,!
EXHIBIT E
?.
-PIURRAY-DUDECK & ASSOCIATES
TPv~RC ENGINEERING CONSUL TANT~
TRAFFIC IHPACT ANALISIS REPORT
TIIE. PROPOSED'I~IGGINS BAY' EAST RESIDEHTIAL D£VJLO?HENT
LOCATED ON THE SOUTESIDE OF WIGginS PASS ROAD
JUST EAST OF WIGGINS BAY AND NORTH OF GULF IIARBOR
WITHIN TIlE COLLIER COUNTY UNINCORPORATED AREA'
~UR~A~-DUDSC~: ~ ASSOCIA~SS
Dan£el N. Hurray, P.E.
tdURRAY-DUDECK & ASSOCIATES
TABLE OF CO~TE~T
Pa~e
Introduction '
Purpose and Scope Of Traffic Study ................. ~ ......... l
Site. Location Hap H Piz~re I1 ................................ 2
Plannin~ Dota;~'. i 3
Trip Generation ............................................... 3
External Daily Tripe .
Traffic Distribution
Project Trip Percenta2e Distribution -- FiRure
Traffic Aeai~nmant.; .......................................... 7 .
Development Daily Traffic Distribution -- Figure J3..., ...... 8
Adjusted Average Daily Traffic -- Figure ~&, .......... ! ....... 9
AH Peak Hour Turning Counta -- Figure
PH Peak ~lour Turnin~ Counts ~- Figure ~6 ..................... 12
Anal~ais
Ili~huay Capacity ...................................
Recommended Access Concept Along ~iggina Pass Road ........... l&
£eqeirod Iligh~ay. [~pro~oments ................................
Acceea Along Ui~gin~ Pass Road -- Figure
Appendix ~A~ -- Future Residen~ial Development Trip Producers
burroundir~g trip Attractions
Appendix "~# -- Tra~£tc Count Data
Appendix "~'"-- Iltgh~ay Capacity Analysts
I~URRAY-DUDECK & ASSOCIATES
INTRODUCTIO~
A parcel of property located .on the southsi4e
Pass Road ,between U.S. 41 and Yanderbilt Drive CC.R. 901) is
· eint proposed for development as a residefltiel!multl-fanily
connunitl geared'fo~ the second hone owner. The specific location
is Just east o~ ~he approved ~itlifls Bay PUD and Just north of
the ~ulf Harbor residential subdl~ision. The project which has
been identi~ied es ~lggins Bay East, will utilize ~he ~ate House
access onto ~iglifls ~ass Road, which vas desig~d~ approved &
built tar the Yiggina Ba~ development. Likewise, the property
positioned between the. ~iggifls Bay East site and t/iglifls Pass
Road ia proposed for development as a Catholic Church site with
the development of access onto the proposed Gulf Iia~bor Road to
bt built aleag the easterly section of the proper~y.
To guarantee that the traffic inpacts created hy a proposed
project, are identified & alleviated, Collier County' nandnted
thac a traffic inpact analysis study be undertaken~ As a result .
Eurray - Dudeck & Associates, Traffic Enlineerinli C~nsultants
have been retained by the developer to investilate and determine
~he traffic impacts create~ b~ the proposed ~illins Day East
project.
PURPOSE ARD SCOPE OF'TRAFFIC STUDY
·
The recognized reason for undertaking a "Traffic Impact
Analysis" off any proposed development, ic to determi.e the
traffic generation and affect such a project would.have on the .
aurroundin~ highway network. Specilically, the pro~ecc~ direct
acctss i~tersection .onto the public- roadway and the nd~acent
intersections which could be influenced by the peak hour
To establish a realistic study nree for the sub,eot project,
discussions were held rich County scaf~o lc vas concluded Chat
the traffic evaluation of Wiggins Pass Roa.d ac the i~ntersec~iona
of Yanderbilt Drive, Project Access, Relocated Gulf :llarbor Road,
and U.S'. &l would'address the project related inpac~s. Also, to
insure chaC the hi~h~ay syscen con handle the incroo'sed
an evaluation o[ the existing carryin~ capacity on ~iglins Pass
Road, Yanderbllt Drive, and U.S. 41 vas necessary.. The
Location }lap -- Fiture. Ii identities the necessary study urea to
adequately deternifle the [r=[£1c impoccs creaked by chis project.
MURRAY-DUDECK & ASSOCIATES '
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'i
SITE LOCATIO~
~
Figure
ROAD
CO.
Y AREA
PROJECT
.SITE
846
MURRAY-DUDECK & ASSOCIATES
The Traffic £agineerin~ Impact 'Analysis vas based sa the
sits plan prbpared bT Team P~an Inc. The sics plan reflects a
ail of Covnhouses, villas, and 3 story sidrise. 'Also, a
sect£on of the property is beinC developed as a Cacho[i¢ Church
site. Specific details on'the ~and use dace are as
lestdeacLa! N mulct-fa=~ly ................ 200 unica
Res~dentia! anea~ctel
A. tennis
Tachc clubhouse
C. dock
C~cholic Church FaciltcT
A. chu=ch ............................. 40U seats
S. ds~-schoo! ........................ 1U,OUO sq. £C.
C. social hall ........................ 6,000
D. rectory ............................ &,UUu sq. It.
residencLa[ deve[opoehc.
trip ~snsraC~on race ;or ~ho proposed
Lc vas necessar~ to u~e the recenc[T
Florida trip generation darn van utilized
patterns on a ¢nci:o1£c Church. ~oned on
subsequent co~uCntlons vere m3de:
pubttshed Institute oJ Transportations Fngineera Trip
~snsracion--Third Cd,ties Publication. The ap;,ropriacd section to
use is the "Residential Condominium", vhich cove'rs nec oniT
condominiums buC /nclu&es covnt;ouse~. A(ld~Clunnll~, local ~ouch
Co vertET, the crtP
Chess dace ~ources the
HURRA¥-DUDECI( & ASSOCIATES
Type o~ Fecilit.y Unit. Size
· weekday
Saturday
Sunday
Trip Rat.e Da/Iy Trips
weekday :Sat.. Sunday
200 units 5.2 trips/unit. 10~0
'200 units .~.29 trips/unit 1{0.~8
200 units &.6 trips/unit ! 920
t.otal daily trips - I0t~ 10~8 920
church '"
SsCurday ~U~ seats 2/3 Crtpa/aaac
Sund~y IUU sea~s 6/3 crtpa/sea~ ~ 533
veekda~
daily ~ass iO persona 1.0 trips/person ~0
social or 1UO persons I.U trips/person 1UU
relttious
day-care ~0 children 2.0 trips/child lOO
total gaily trips - 2~O 260 ~33
External Deil~ Trips
To de~eraine an accurate number o~ ~ri~s Chic ~111 be
lenera~ad on~o ~he hiihva~ nuCvork, lC is ol ucaos~ impor~ance
cake into consigera~ion ~he 'occupanc~ race" oE cha residencial
development. Si,co the proposed developaen~ i~ ~eared Co
accracctn~ tndtvtdualn looking ~or a aecondar~ aeasona~ home, the
ancictpa~ed ~ccupanc~ rate v~uld be vel1 balo~ It:U~.J Occupancy
rate lindings tn South Florida mulct-~amtly developments clearly
Thus the daily tripe should be adjusted as ~ollovs:
*******************************************************************
Sacurdar lO~b trips/dar x GU% - oAo trips/day
~u~doy ~gb ertl,a/dar x bill m 7~1~ cr~/ps/dol
-4-
MURRAY-DUDECK & ASSOCIATES
Further consideration should be. given to the
amenities", vhich fulfill certain social-recreational
social-recreations! tr~p purpose, there vill ba a red,trion
n
~otal external trips generated. Since the average perce~tase
social-recreational tr~ps are 21~ of tho Cot~ home-base
residential trips as indicated in the Transportation and
EnGineer~n~lland~ook ~ iC is very conservative to assume chaC l~
of the ~i~ins ~aZ £asc trips rill be "internal socia~
recreational trips"° Also, rich the predominant resident bein~ a
seasonal visitor iC is realistic. Co assume thnC the social -
recreational trip vi~l- be in excess o~ 2~' The s~bsequenC
calculation reflects chase trips:
veekdaya ~32 Cripa/day x 1~2 - 125 trips/da:
Saturday 8~b trips/day x 1~ - 127 trips/da:
Sunday 736 trips/day x l~g - 110 trips/day
the residential community ara computed aa follevs~
Resulting External Trips
veekdays 832 - 125 - 707 trips/day
Saturday ~§ - 127 - 719 trips/daf
" Sunday 736 - 110 - 626 trips/day
==============================================... :.::,' .::::: :::..:::..
TRAFFIC DISTRIBUTION.
To determine a realist~c trnffic distribution patte~'n it is
essential to undertake a caregul revie~ and evaluacid'r of the
aurroundin~ trip attractions and trip .productions ( [re,er to
Appendix "A" ). Trips thnC are produced :ro~ a re~iiduncial
Trip ~urpoee Percentage o[ Trips roy Seasonal ge~l~enta
social/recreation 212 '~
shopping lb~ 2~
school 1UL
personal,business 12:
other 91 IS~
:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::... . . · . . . .
~a/ed on the crn~£ic dura analysis, m co~p~lacio, o! trip
nntcd in the I'roject Trip l'orcenca~e Distribution -- Figure
MURRA¥-DUDECK & ASSOCIATES
.P~OJECT T£IP'PE~CE~TACE
· ~i ins
Ftaure t2
~ (~o~) 7o~ ~
~(10~) lU~ (5~)~
______..._ Pass RD.
*Viattns* (I0:) ~
SEaac ·
~lggins ~ay
Acceaa
iN
. U.s. '41"~
(10~)30~7'
Sunny Trail
heighcs Access
Proposed Gul£'
Harbor Rd.
'l'ercenca~e Distribution For Vig~tns Bay
Ease kssidencial Trips
Percentage Diacribucion For Church Trips
MURRAY-DUDECK & ASSOCIATES
~TZAFFIC ASSIGNMENT ..
By utilizin$ ~he C=ip distribution percencatea indicated
Fllure fl,' t,ha development traffic on 'each affected hi,bray link
within the area of iflfluence can be determined. The comp'utacions
are depicted in the DevelopmenC Daily Traf£ic D[scribuced --
Fliure 13.
· A~cer · thorough reviev o~ ill che traffic
aspects ChaC uould impact Ohm traffic diacr~bution patterns, the
calculaCiofl of'the 'Adjusted Average Daily Traffic aa shorn in
Filure ~4 vas made. These filures vere derived by usin~ the
existing 1984 daily counts shorn in Appendix "B' and
them for averaae conditions by applyins the seasonal adjustment
factors and then adding the development daily traffic.
In computin~ ohm development peak hour turnint cou~s ac the
~ro~ecC accesses iC is inportanC to reco~nize Cha[ the $~turday &
Sunday masses usually occur durinl off peak traffic periods.
Secondly, the vehicular arrivals are lefleraXl! cjustered vtthin
I0 minutes mi Cbs stare of the mass and the departures are
~-miflute surle after maas. Therefore, ohm critical period for
analysis should include church traffic durinl tha veekday AH &
peak periods, Tha basis of decermininl the Church ~'eekday peek
traffic vere observaciona I data collection oaken for other
Catholic Church traffic studies. Additionally, Ohm ~eok hour
factors for mulci-familF residential, ms preseflced in'the
Trip Generation Hanual yore applied Co the rei£den~ial
developmenC. The relieving calculations depict the data and '
method of analysis in decer=inin~ the. development peak ho~r
HURRAY-DUDECl( & ASSOCIATES
DE¥£LOPHENT DA~L~ T~AFF~C D~ST£ZBUTED
Figure ~3
Yandarbll~ Dr.
(?l) (212) ~ i
-72- -24-
(7U7.)~
So.ny Trail
II~ighCs Accasa
-,~---(3~) ~illina Day Proposed Cul~
-2~- Access harbor Rd..
(283) Vliiine Bey'Ease Devalopmanc Daily Tra[£ic
-60- Church Developmen~ Daily Tra££ic
(203)
MURRAY-DUDECK & ASSOCIATES,
ADJUSTED AVE. RACE DAILY TRAFFIC
· 1480
(71)
Ysndsrbil~ Dro' ((245))
23u6 -.
(141)
-96-
(707)
((2450))
'3157'
14~0
(35)
((123)) Access
-24-
13980
(212)
((735))
-24-
<I0000>
=24951,
2306
(566)
((1900))
-96-
<2150>
'7078=
Psis
((luuu))
-240-
· IgUu=
LEgEnD
Proposed Gul'~
Earbor Rd.; '
Figure 14
1102 ~ 1102
(495) { ' (495)
((17~s)) ~ ((171~))-
=0007, X { =5995= X
i
gunn~ ~rail
Ueights Access
'
(203)
<IUUUU>
I39~0 Adjusted Averale 1984 Daily Traffic
(2o3) ~iggins Day East Development Uniiy Traffic
((9~0)) Future El{gins ~ay.Oaily Traffic
<luuou)
Church ~uvelopnu,~ {~aily Tra£tic
Estimated 50~ Other Approved Residential Trtp~
· l'aCal Traffic
-9-
' MURRAY-DUDECK & 'ASSOCIATES
Peak Hour Calcula~ions
Facilit~ Trip Rate Occupancy Rate UniC Ilourly Traffic
In Out
Wiggins may East'
multi-family
A, Afl
0.07 mU: 200 I[
0.37 80~ 200 ~ 59
0.37.. 80: 200 59
0.18 ~[ 200 29
0.07 60~ 693 39
0.37 eU~ 693 205
0,37 00% 693 205
Catholic Church
A. Afl .
day-care O.50 I00~ §0 r2s 25
daily maas U.3U
day-care 0,50 lOOZ 50 25 25
social- u,.SU [UU: ~0 !25
recreational
A decermiflacian el ~he ~veraga existing peak hour traffic was
made by examining the 26-hour machine count ~atn ta~6n on ~lggins
Pass Road both east & vest o~ the pro,act.access an~ on existin~
Gulf lfnrbor Road. Likewise, the Florida Department
Transportation [981 peak hour turning count at cheiincersection
of U.S. &! & Iitlgins Pass Road vas useful. Addtti&nall?. l~b-
count data obtained free Lea Coun:y at"che intersection of ~on[ca
bouch Road & Ynnderb£1~ Drive ~aa uci£ize~i. ~'h£s data ts sho~n
Appendix "D". Then by applyin~ the seasonal adjustment ~actors.
the #~eraga exis:in~ peak hour traffic could he~ deLer~£ne~I.
Furthermore, the e:iscing and :he development peak!hour cur~ing
cnuflcs cnn be assigned Lo Lhe fl~acenL lflc~raocL£un~ and
deYe[opment accesse~ by usinG the £accors previously indicated.
Tf~e re~ulc~ are sho~n £fl t~e AZi ?ear hour Turnin~ Ca*tats
F~gure i5 and the P;I Peak Hour Turning Counts o- ~lgure
-]U-
MURRAY-DUDECK & ASSOCIATES
AH PEA[ IIOUl TU£NI~C COU~T$
¥ 57 (20) -27- *I0~*
29 36
Vt~Ri,ns
-122~ (l~)l~&~
*lOC -8- (2)A
U6(lU)*IO~e
(9)-31-*A0'
Pass
'28'(18)10
(12) (aT)
-Al- -166-
*~3· ~211'
Accea~
LEGEND ·
Adjusted exiscini,A~l Peak
llour Turning Traffic
Development AH Peak Hour
Taralng Tra~ltc
Yigai~s Day Ail Peak Jfour
Turning Traffic
Total AU'Peak I[our
T~rnl,~ TraIilc
Figure
-I1-
15
~79 (9)-31-a119'
~ 20 (la)
! ~d.
7 13
'25''27'
Proposed Gull Harbor Rd.
*54* "6~2o
'~'
(10)
31 662 9
OlS&*-TU-(26)5~ w
ala3*-gG-(3$)I& A
U.S.: &l
*03* *~30' *33*
PIURRAY-DUDECK & ASSOCIATES
Figurw
sS0e*ll$*
-27-
50 63
/
9
(29)
-70-
U.S. &l
~62 (21) ~13- *96*
~31 .(I0) - 7- *68*
A ~
35 31
(12)
-16-
*35**57*'
93(25)*118'
'~(67)-16a-'211'
Pass
~i{gins i~7
Access
Adjusted exiscin{ PH Peak
{four Turnin{ Traliic
Developnenc Pti Peak llour
Turnin~ Traffic
~lllins ~ay Pti Peak Iiour
Turning Trallic
Total Pti Peak /tour
Yurninl TrnJ£ic
~ 85(~7)L166-'296,
~ 13 (20)
Rd.
-19i,-Su-(23)u~ ~
-80-
8 16
Proposed
lfarbor Rd.
*I05,''331* *36*
-70-
'12a I2 ~
083,-~6-(25)12 ~
-12-
&8 1179 96
(.~u)
*lbO' *1179' ·
MURRAY. DUDECK & ASSOCIATES
To determine the level
[inkS, which the subject project will inpacc, it is es~ential to
examine the hi~hva! carryin~ capacity. Reasonable and acceptobIe
traffic movement can be achieved if the roadvay sections are
operatina aC or above level of service 'D". For a 2-lane
undivided hi,ava? a total of ll.500 vehicles per,ay resuits in
#D# service; for I &-Xane divided hishvay the figure is 27,600
vehicles per ~a~; and for a 6-lane divided highvay the value is
il,lO0 vehicles per gay;
I ca;caul exa=ination of the daily
Filure ~i vas made so that the hi,bray link capacities could be
verified. Under the existing traffic levels ic is rather apparent
that the exiatini hi&hvay flecvork can adequately cart! the
traffic. Alas, rich the additional tra£fic 8eneratbd by the
proposed pro~ect and ~iggina ~ay the highvay system is still
sufficien~ to handle these vehicular movements. It is ~ece~nized
thaC with the several'pro,ecrm proposed & approved, but riot built
along Vanderbilt Drive, that tile roadvay viii require
improvements. I[ovover, the proper approach cO major
transportation needs is co fund thru the lovernmental alencies.
The Collier County york pro,ran has addressed th~ nee~l Co 4-1a.e
VanderbilC Drive and pro*~da an additional ease-vest connection
becveen Vaflgerbilt Drive
Head. ~ith chose proposed improve=eats the longe rnnto capacity
needs viii be acco~odated. 'Titus from a traffic flay &i capacity
aspect, the proposed project rill not introduce a~ adverse
traffic conditions.
To determine c~e peak hour impacts,' ic is necessary to
evaluate cite trat£ic movements ac the project accesses ~nd ac ti~e
ad~acent intersections. Dy utilizing Cite Trnnsportation Eesearch
Circular
the intersections indicated above. The aflallsis indicated thac
the develop=eat accesses i the adjacent intersections are
operacin~ aC very acceptable level nE service. The results and
geta£la on
Appendix
-13-
' ' I~IURRAY-DUDECIC & ASSOCIATES
R£COHHEND£D ACC£SS CONCEPT ALONG VZGGZNS PASS ROAD
· Vig~ins Pass Road serves es a secondary connector route
betveen Vsnderbilt Drive and U.S. ~1. Under current conditions
there sre liniCed s~de frictions! interference because of the
non-existence of ingress-eGress vehiculer n~%e~ents. To
ef[ec~ively ~einte~n this sccess concept ~ is essentte~ ce
carefully develop each incerseccin~ sidercad, so chaC proper
de~neacion sad spac~n~ is ~uarsnceed.
Since Virgins Pass Road is epproxinaCe~y ! nile ~n length
end ~he ViG~ins gay.access ha~ been approved end constructed
about 1~00 ~eec east o~ YanderbilC Drive, ic is race.needed ~hat
· one addiCiona~ access be developed b~cveen ~iG~ins ~ay access and
'U.S. aX. ~n exsnining the exiscin~ rondvay access as shove ~n
the Access Alofl~ ~l~ns Pass Road -- Figure #?, ~t is evident
Ch~t the exisCifl~ Gulf Harbor Road is to close co the
access, iii:arise, the: Sunny Trail lleiGhCs access ~s much to near
U.S. ~! Co consider ss a pr/msr~ ifl~ress-e~ress poiflc. Ilovever,
the proposed ~osit~oning of chQ ney Gul~ harbor Road ia very
acceptable.
By escsblishin~ the cra intermediate accesses on
Pass Road, a drivevay separate of l~uO £eet or better ca~ be
maLncained. This provides suf£ic~enc roo~ co develop
necussary Corn lanes and transitions and separates the
points. Such a design v~ enhance the traffic f~ov G safety
cond£cions along ~i~ins ~ass Road.
To decermi.e l-f any hi~)h~oy improvements ara necessary co
link capaclc~ anal~sts and c~l~tcal 1uno Intersections1 analTsts
the sub,acc development vtll have limited Impact au the h~h~ay
Gunurnl t~avel/n~ pt~bl/c, l:ased on the uEoreme.cio::u(i the
~oLlovin~ consents are recammended~
HURRAY-DUDECK & ASSOCIATES
Yanderbilt ~r.
Pass
25u'
llarbor Rd.
Access
Su~n~ Trail
lle!thcs Access
Proposed
. Harbor
NOTE:
Exiscial Gulf llarb~r Road to be aband,,.~ned.
Sunn7 Trail llei{hts access lov volume !dr~yeva7
Three main accesses spaced to adhere ~o the
recomoonded median opening spacin; of 1132U feet
-15-
MURRAY'DUDECK & ASSOCIATES
il To facilities the egressing traffic an Kew Calf i[arbor Road,
especiall[ for the church traffic, iC is recommended Chaca
separate right Cure & left =urn egress lane be constructed. The
n~cessary pa'yammer markin2s, errors & s~opbars shall ~e installed
Co properly defined & delineate the turn lanes.
12 To alleviate the po~ential of a rear-end acci~ent,, it is
cu~ested that a left turn & riEht turn lane be constructed on
~l~lns Pass Road nc the ~ew Guif Ilarbor Read interaecti~n.
Likewise, required pavement markings & errors shall ~e placed in
conformance ~lth the Hanual Of Unifor~ Traffic Co]t~ol Devices
13 [~ ts r~iomnended Cha~ once the developmen~ is fully.
operational, Chat' a siena! study be undertaken
intersection o~ Virgins Pass Road and the project ~ccesaes to
determine l~ signal is varranced. Assu~£ng thaC lc Jo, then cite
developer shall design and install the required ai~nalizacion.
iA T~ improve the traffic safety & reduce any la'lays for
e~ressing motorists, it £a re-commended that the exit accesses be
delineated with pavement arrows on the roadway to encourage a
right turn eKresa on the westerly driveway & a le~t turn egre~s
on :he easterly driveway. Supples~ental stop signs and stopbars
should be placed so chac exiting traffic is effectively
controlled and provided proper £nterseccional
]~ The turn lane improvements on ~i~Gins Pass Road ac the
~iGgins ~y entrance cnn very adequately acco~odate cite
additional traffic generated by the ~i~gins ~ay East project.
~ecauae of cite split driveways, ic is suggested chaca decorative
one-way sign or uxit-entrance signbe 'installed to avoid wrong
var uoveueqLs by westbound traffic e~ocucing a left turn ingress
;6 The iflterfla~ access roadways shall be properly de~iflented
with pavement markings in con£ornflnce ~ich Life ,;&tnual of Uni£or~
Trafftc Control Devices, where necessary. Additionally, sitarp
a/i~ment chan~e~ or blind ~riveways w!,lcr, i,troduca
restrictions shall be avoided.
MURRAY-DUDECK & ASSOCIATES
~7 To provide posit~'e control at an intersection of
roadva~s, tC ia necesser~ to install a stop si~n rich o pavement
stopbar on the low volumed approach. The position£~ o~ the
stop,ar & atop si;n should attempt to maximize the inturseccional
sith~ d~stance trian~le.
~ To insure that the proper traffic si;fl/n~, pavecent
narktn;s, and signalization suggestions ore implemented,
recommended that a traffic encineertn; design plan be developed.
This plan should spell-out in detail the sia~al layout
operation, the positionin~ & type of signin~.& pavement markings.
~9 By implementin~ the reconstruction and' relocation o~ Gulf
;lather Road, the residents o~ uu:£ aarbor rill benefit.
substantially ~rom a transportation perspective. Firstly, the ney
drtveva~ entrances, vhich is the case vith the existin; roadva~.
Tho ~acronsed drlvavar coati,cos vuu~ definite1! unhnnce
accident potential co any person drivin~ on exiscin& Gulf Harbor
provided a ney, current standard road~ay vtch all. the proper turn
si~fli~icaflc portion of the trips [roa Gulf liarbor are in the
~recCion et ~.~, 4~. ~y relocating tho toe,var closer co u.~.
&~. a more direcC~ convenient route ia beinG provided.
DY implementifli' the aEorem=ntioned' recommendations, the
travel/h& public ~ill not be adversulr u~feccod b/~L:~e frei;it
leneraCed by the sub~ecc project. AddictonalZr, chose motorists
usin~ the develop=dsc roadway. ~il! be i, rovidcd l,O,lC~ve, uu~e
access co ~n~reas & ogress the facilities.
- MURRAY-DUDECK & ASSOCIATES !.,
FUTUlIE RF,$IDE;{TIAL DEVELOPdt"-~T TR~F PRODUCERS
.
~II~ROUI;DI~G. TRIP ATTI:,~CTIO,'iS
MURRAY-DUDECK & ASSOCIATES
l& b.,.~esc~ 232 d.u. ·
675
15 Vanderbil~ lakes ~ 105 d.u.
16 Sunscar ~ 23t d.u.
17 '~e~zea~ ~7~0 d.u.
18 Village Place -- 406 d.a.
19 ~iggins ~a7-- 693 d.u.
LEE CO. ,~ f
C0. ' "I
~tgsins ?asa Landing -- 213 d.u.
Ylgsins Pass Yacht Club -- 352 d.u.
846
N
!12 The Anchorage -- 34 d.u.
II~ Shelter Island 4 I12 d.u.
115 Cull Earbor Est3tes -- 161 d.u.
MURRA'~t~.DECK & ASSOCIATES,.
LEE
16
17
19 To 1-75 Southbound ,
II0 Wiggins ?ass $:ate ?ar~
To Bonita Springs & 1-75 ~orthbound
Trip Attractions ~orth ]On U.S. &l
Trip Attractions South On U.S. Il
tN
CO.
CO.
I11 Driving Range
!12 C~ecery
113 £1eme~tary School
846
9 :~.,-
-- 029.- ,.143
HURRAY-DUDECK & ASSOCIATES
TRAFFIC COUNT DATA
DEPARTHENT OF TRA~:SPORTATIO,~ HAl;UAL TURNING COUNT
LEE COUtlT~ COU~TS AT flOI~ITA ~EAC[[ ROAD ~ VAfiDER~ILT
{~ACII~E COUP{TS TA~E;{.NY HURRAY-DUDEC~ & ~ASSOCIATES
l. W2G~2~S PASS ROAD KASTBOUI;D JUST WEST
2. ~2GG2I{S PASS ROAD WEST~OUHD JUST ~EST OF
~2GG2{iS PASS ROAD ~AST~OU;;~ ~U~T EAST
VAi;DEE~ILT
~. ~U~II{S PASS ROAD ~ESTBOUND JU3T EAST OF
5. GULF {fhRBO~ ROAD [;ORTHBOU~iD & SOUTHBUU~ID
COh~I;{~D JUS'f ~OUT{[ UF "' ......
029 .144
PfURRAY-DUDECK & ASSOCIATES
D.O.T, RAN'UAL TUR;tII:~] COU:iT 0 V:]:CGIh'S PASS ROAD & I.S. 41
./
TIRE PERIOD TRAFFIC DI£ECTIOXAL APPROACH
WEST ' EAST SOUT]:[
L T X L T R L T ~
7:00- $:uO AK 49 5 12
8:Ou-'y:OO 25 ~
9:00-10:00 17 11 13
lO:uO-ll:uO 20 9
80 12 25 27 416 2S
71 7 34' 24 45b ~U
59 l& 21 24 493 '60
5& 8 23 2~ 543 37
2:00- 3:00 Pti 46 8 1G 74 19 3I 27 912 52
3:oU- &:UO 32 lO 2u 65 18 36 3~ ~& ou
&:O0- 5:00 25 10 lu 49 7 35 61 1002 80
5:u0- o:uu 21 8 12 5U 15 23 38 ~hO 60
NORTH
L T
37 667 16
~4U 633 13
32 270 i5
22 323 16
31 281 8
27 2u4 14
LEE COUf;TT COU:fTS AT gO::ITA 0EACli ROAD & VA:IDEgDZLT DRIVE
Ranuat Count~
( :fore: ~= count not: taken
a 44
MURRAY-DUDECK & ASSOCIATES
~ICGlflS PASS
TAM,AMI TRAIL
flOUR - - QUARTER
OF DAY 1ST 2ND
flOU~ - - flOUR
3RD- &TH TOTAL
12 AH 4 ! 0
1 AH 0 0 0
2 AH 0 0. 0
3 AN 0 0 0.
, & AN '0 0 I
5 ~ff 0 0 -" O.
6 AN 0 2 2
7 AH 3 8 6
8 AN l& 8 -3
9 AH ~ 5 9
I0 AN 9 7 11
11 AN 6 ~ 10
12 PH l& 10 9
~ ' PH 9 14 7
~'2 PH 8 5 8
3 PM ll 9 0
& PN i0 10 11
$ PN 13 13 12
6 PM 8 '7
7 PM 3 7 6
8 PM 3 2 3
'9 PM 3 2 I
I0 PH 2 0 2
11PH 2 1 2
EACH e REPRESENTS & VEHICLES
A DASH MEAflS flOUR VOLUME ( 2
.TOTAL VOLUME ~S 466 VEHICLES.
PEAK HOURS:
0 5
0 0 -
0 0
0 0
O' 1 -
2 2
$ 9
9 28
7 3A *********
8 29
6 39
7 37
10 31
31
7 38
& 23
i 20
3 11
3 9
2 6
2 7
MORgZflG PEA£ HOUR VOLUME OF 42 BEGINS AT 7:30 AN
EVENIflG PEA[ HOUR VOLUME OF 46 BEGINS AT 5:00
DATA COLLECTION B£GAN AT 12 PH ON THURSDAY, AUGUST 23, 1984.
MURRAY-DUDECK & ASSOCIATES
VIGGIHS PASS RD.
TAHIAHI TRAIL
YEST BOUND
HOUR - - QUARTER HOUR - - HOUR
OF DAT 1ST 2ND 3RD. 4TH TOTAL
EACH ~ R£PRES£HTS &{VEHICLES
A DASH H£ANS HOUR VOLUHE < 2
12 AH I I 3 0 5
1 AH 0 1 0 0 i -
2 AH 0 0 0 0 0
3 AN 0 1' 0 0 1
4 AH · 0 0 0° 1. 1
5 AH 0 0 .. I 3 4
7 AH B 6 10 10 3&
I0 AH 10 6 8 10 3A
,'' PH 7 13 10 6 36
~Z PH 10 ! 3 5 19
i P~ Ii 6 8 I1 39
5 PH 11 5 5 7 28
6 PH 6 5 6 8 25
8 PH 6 7 0 6 19
9 PH 4 2 2 1 9
'I0 ?H 1 2 2 0 5
TOTAL VOLUHE ZS 471 VEH/CLES.
PEAK HOURS:
MORNING PEAK HOUR VOLUHE'OF 52 BEGINS AT 7:65 AH (I12)
EVENING PEAK HOUR VOLUHE OF 39 BEGINS AT 12:45 PH
DATA COLLECTIOH BEGAN AT 12 PH ON THURSDAY, AUGUST 23, 198A.
,=
MUREAY-DUDECK & ASSOCIATES
UIGCINS PASS RD,
Ei.S'l' OF 901
EAST SOUND
HOUR - - QUARTER' HOUR - -
OF OAT IST 2HO 3RD'
12 AH 1 [ 0 0
1 AN 0 I 0 0
2 AM 0 0 0 0
& AN ! 2 0
7 Alt 16 22 19 31
8 AM 18 23 23 21
9 AH 20 23 2& B
10 AH 25 18 6 27
11 AN 18 21 30
12 PN II 2& I~ 18
PN 12 16 25 23
PE 16 5 18 12
3 PN 31 25 18 14
& PM 17 19 24 20
6 PN 16 13' 10 13
7 PN 11 10 13 1
8 PN 8 I1 I 8
9 P~ 5 10 0 3
10 PN & 2 2 1
11 PN i I 2 2
TOTAL VOLUME IS 1,039 VEHICLES·
PEAK HOuRs:
HOUR
TOTAL
EACH · REPRESENTS &iVEEICLES
A DASH MEANS HOUR VOLUME ( 2
35
31
18
MORNING PEAK HOUR VOLUME OF 96 BEGINS AT 10:45 AH (91)
EVENING PEAK HOUR VOLUME OF 88 ~EGINS AT 3:00
DATA COLLECTION BEGAN AT 12 PH ON T~URSDA¥, AUGUST 23, 1984.
' MURRAY-DUDECK & ASSOCIATES
VIGGINS PASS RD.
~.XST OF 901
VEST BOUND
HOUR - o QUARTER HOUR - o HOUR
OF DA! IST 2ND 3RD 4TH TOTAL
I AM 0
3 AM
4 AM · 1
6 AM 2
7 AM 11
9 AM 18
I0 AM 13
11 AM
12 PM 18
' 1 PM 14
'- 2 PM 11
3 PM 17
~ PN 19
5 PH 18
& ~H 12
7 PH 8
8 P~ 8
9 P~ '
10 P~ 2
11PH 6
TOTAL VOLUHE IS
PEAK HOURSt
MORNING PEAK
EVENING PEAK
DATA COLLECTION
2 2 I 8
0 2 1 3
0 O 0 1
0 O 1 2
O 0 O* 1
'1.. 0 2 3
6 8 16 32
16 20 26 73
18 8 9 61
18 10 14 60
15 13 21 62
12 15 14 56
17 13 12 60
20 10 Ii 55
12 18 17 58
16 21 17 71'
16 28 16 79
23 19 13 73
11 10 11 44
10 10 7 35
& 9 8 29
10 8 4 27
2 4 & 12
0 6 4 16
921 VEHICLES.
EACH ~ REPRESENTS'& VEHICLES
A DASH MEANS HOUR?VGLUHE ( 2
HOUR VOLUME OF 90 BEGINS AT 7:30 AM
HOUR VOLUME OF 85 BEGINS AT 4:30
BEGAN AT 12 PH O~ THURSDAY, AUGUST 23. 1984.
.2
149
MURRAY-DUDECK: & ASSOCIATES
GULF HARBOR
WIGGINS PASS RD.
NORTH / SOUTH ,,
flOUR - - QOARTER flOUR - - flOUR
OF DAr IST 2ND 3RD &TH TOTAL
12 AH 0 0 1 2 3
1 AH 1 0 0 1 2
2 AH 0 0 0 0 0
3 AH 0 0 2 0 2
A AH .0 2 2 .I-
5 AH 0 I .. 0 0 I
6 AH 1 0 I0 7 18
7 AH 11 10 I1 9
8 A~ 19 9 II 11 ~0
9 AH 9 6 5 5 25
10 AH 2 6 9 6 23
11 AH 8 8 13 I0 39
12 PH 7 11 7 A 29
1PH 5 IG 9 12 36
2 PH 8 5. 7 7 27
3 PH 23 10 12 6 51
& PH 10 8 11 12 al
5 PN 12 I0 7 13 ~2
6 PH 5 6 7 8 26
7 PH 10 IA 6 5 35
8 PH 9 A 5 5 23
9 PH 7 10 3 & 2&
10 PH 3 3 I 3 IO
1! PH I : 0 6 1 8
EACH * REPRESENTS 4 VEHICLES
A DASH HEANS flOUR VOLUHE ( 2
TOTAL VOLUNE IS f61 VEHICLES.
PEAK HOURS:
~ORNING PEAK flOUR VOLUHE OF ~0 BEGINS AT 8:00 AH (81)
EVENING PEAK flOUR VOLUNE OF 52 BEGINS AT 2:45 PN (9~)
DATA COLLECTION BEGAN AT 12AH 0~ THURSDAY, AUGUST 23, 1984.
MURRAY-IDUDECK & ASSOCIATES
Ce
De
~i~ina Pass Ro~d ~ U,S, 1
1, AN Peak Eour
2. P~I l'eak Sour Trat/ic
' ~iliin{ Pass Road a Vanderbllc Driv~
' 1, AN Peak {laur Traifi~
2. .Pti Peak Ilour
~l{{ins Pass Road { Propoasd Oull liarbor Road
1, A}{ Peak {lout
2, 'PIt Peak Ilour '/'rallic
~igiins Pass Road { Project Access
1, 1}{ Pnnk flour Tral~ic
2, P~{ l'~nk ;lout
MURRAY-DUDECK & ASSOCIATES
AH PEA[ HOUR TRAFFZC
: DATE OF COUNTSs 198& AVERAGE
SATURAT[0N
CRITICAL N/~ VOL
CIITZCAL E/V VOL 373
HOIT~OU~D $0UTUBOUND EASTDOURD VESTDOUND
t.tSE . ~OV ~[DTU HUY ~[DTR tROY
! t.o 12o0 I,. 12.0 RTL 12.0 RTL 12.0
2 T.. 12.O T.o 12.0
3 To. 12.0 T.. 12.0
& L., 12.0 L.. 12.0 ..............
TEAFFZC VOLUHES
HOZ'X~DOU~D $OUT~DOUHO EASTBOUND i VESTBOUND * '
154 i 31
A89 6&2 6 ~ 14
33 5& lA3 j 94
X0RTHE0ftND 5 0 ~ i .8~
SOUTHBOUND ! 5 0
ZAST]OURD $ 0
~EST~OUND 5 O
?UASZ~ ~/S ~I. ~EZTIIEI TURN PROTECTED
~/v zl. ~EX~IIE~ TURN PROT£CT~D
P£DESTI~A~ ACTZVXTT t I. 0 - 99 (I~£DS/IIR)
CYCL~ LE~bTH z bu SECUreS *
G/C - RD & SS THEft g .o
CRXTTCAL LANE VOLUtlES DY IIUVFJ'I£11T
H0gThU,.JU~D SUUThDtJUr;D CASTBOUKD VJ.:DTBUUI; D
~I~U -IXC~T 317 &16 373 171
L~ · 311 22 u u
~UCTiI~OU;~D
CAPACITY
,MURRAY-DUDECK & ASSOCIATES
CRITZCAL ~OYE~E~T
VZCGZXS PASS ID. & U.S. 41
DATE 0~ COU~TS= 198&
LKV~L OF S~RYXCE A
SATURATXON
CRXTXCAL ~/S VOL
C~XTZCAL E/V VOL 216
C~ZTICAL SU~
XO~TI~$OUND
I t.. 12.0
2 T.. 12.0
3 T.. 12.0
& L.. 12.0
180
1179
T~UC~S (~)
10RTI[BOUffD
SOUTUBOU~D
EJLSTBOUXD
'SOUTHBOUtlD £AST~O~XD
S.o 12.0 ~TL 12.0
T.. 12.0 ..° ....
T.. 12.0 .......
L.. 12.0 .......
TZAFFXC VOLVHES
36 81
33L 12
108 83
G/C - RD & SB TIfXU f ,u
C]tXTZCAL LAS:.~ YOLU~ES gY HOY£H£~T
VESTDOUXD ·
llOV gZDTH
ITL 12.0'
8
T~R~ -RXCHT 76~ 214 216 130
LEFT TURR CII~C£
IwFUT YOLU~I~ l&u 3U ul
CAi'ACXTT u~ U ~J
,,. MURRAY-DUDECK & ASSOCIATES
VZ¢CZNS PASS kD.'& VAXD~ZBZLT DX.
L~YEL OF S£XYZC~ A
~ATW~ATXO~ 16
CRZTZCAL ~/S VOL 166
C~[TZCAL E/V V~L 128
C~XTZCAL SU~
LA~
LJ. XE HOV VXDT]~ ~OV VXDTI[ llOV VXDTH
oO
I LT. 12.O LT. 12.O .......
TIA£1rxc VOLU~E$
IOX'FI:IBO~D SOfT,BOUnD EASTDOU~D
THRU 29 A7 0
IZGKl' A& O O
TZUC'~$ (~) LOCAL ~USES
IOIT~BOUXD $ u
~ASTBOUND ~ o
PffASZXG R/S si. WEXTHE~ TU~W PZOTE~ED
E/V st, ~EZTIIER TUrN P~OTECTED
pED~T~XA~ A~ZYXTT t I. o - 99 (IPEDS/IIR)
CICLE LE~GTII s ~O SECONDS
G/C - XB A SI ~U I .5
u/C - ~l i ~D TIiKU f .4
C~XT~CAL LArgE YOLUHES
b~ST~0U~D
12.0
PIURRAY-DUDE~K & ASSOCIATES
¢I1'TZCAL IIOVE~IL""ZT AJIAI. I'SZS
PH P~A: ~OUI TRAFFIC
DATE OF C0UNT$~ 198A AVERAGE
L~VEL OF ~£~YZCE A
SATURATZ0~
CRITICAL N/S VOL 2u3
Cl:TZCAL E/~ VOL 118
CRITICAL SUH 321
12.0
CAI'A~{TT
LARK GKOHKT!!
SOUTHDOUMD
M0V VZDT~ .
LT. 12.0
TRAFFIC YOL~HE3
$OUTUBOUND
115
O
0
0
o
o
~£ZTJIgR TUR~ PROTECTED
KAST~ouJr~
0
VESTBOUND
12.0
o
I~EAI ~OUK FACT01[
pKDF..~TRZAN ACTZYZT~ : I. "U - 99 (tPF. DS/]fR)i
CTCLZ LENGTH I bU SEC0gDS
G/C - N~ & Sa TIrRU ~ .5
GlO - E~ & WB TH~U : .4
NO~TII~UUMD ~U~TII~CJUIIU ~.AST~OUII D~, ~E~TUO~XD
~EU -RZG~T 113 203
LZ~ 0 . O O
u 115
~lfl .fl ',,t ~ ifil
MURRAY-DUDECK & ASSOCIATES
A~ PEA~ ll0UZ TZAFFZC
LZYEL OF SEZYZCE A
SATUZATZON 23
CtZT[CAL E/V VOL 376
· C~ZTZCAL SUH &09 }
W0tT*IIBOU{tD
~0Y VZI/TE
I l.. 12.0
2 L.. 12.0
LAI~E C EO,'~L'TI[ T
SOUTHBOU/CD
HO¥ VZDTIt
CTCL~ L~GTII f ~0 SEC0~DS
G/C - E~ & V~ TIIXU f .6
C~ZTZCAL LA~E Y0LUNES DY
EAST=OU~D VESTSOU~
X.. I~.O T.. 12.0
T.. 12.0 L.. 12.0
EAST~0U~D
ROI~THOOUWO SOUT]II~OUr. 0 ~ASTI~0U~rD
T~IU -~ICHT 33 0 376
~ 30 u 0 84
LE~ TU~ CllEC~
~ORTIfgUU~D SUUTIIBOU~Ib ~ASTUUUIID VEST'
IaP~ VOL~f~ 2~ 0 ~
CAPAcITI ~&O 540 U 71
.. 029 '.156
PIURRAY-DUDECK & ASSOCIATES
¢IZTZ¢,tL HO?i~£NT AffAL~SI$
PH P£AE ~OUR TRAFFZ¢
.LZYEL OF SEZYIC~
CIIT2CAL NfS VOL
C~ZTICAL SUIt &07
L~E ~0~ VZDT~I
z =.. ~i.o
2' L.~ 12.0
33
0
3&
$OUTHDOUND EASTBOUKI)
AOY VZDTH NOV gZDT~
....... ~.. 12.0
....... T.. 12.0
TXAFF~C VOLUHF,~
SOUTHBOUND ~AST~0UK~
0 O,
0 191
0
LOCAL ~CS£5
0
O
0
0
L~F'r
u
· (,gA
~STBOUgD
HOY
T.. 12.0
L.o 12.0
33
296
0
PEtE KOUI FACT01
.85
VEST~OU~O
&o
-33
MURRAY-DUDECK & ASSOCIATES
VZGGZXS ?ASS rD. & PEOJECT ACCESS
A~ PEA£ IrOUI T~AFF~C
'' LEVEL OF SEIYXCE A
SATURA?ZOM 23
CRITICAL g/S VOL 260
CRXTZCAL E/V VOL 1~0
CRXTZCAL S~H 410
LA~E CEO~ET£T
BOUTHBOUMD
ROET'~BOURD ~ASTBOUffD
LAI~ HOV ~XD'X'~ NOV ~ZDTB
I i.. / 12.0 ,.. ..., R.. 12.0
2.' L.. 12.0 .,, .... T.. 12.0
T~AFF~C YOLU~ES
~O~T11BO~XD $OUT~DOU~D EAST~OUffD
LZTT .$3 0 0
~*~IU 0 ~o 122
IZG~ 211 0 10
LOCAL BUSES
0
0
0
MEXTIIE~ TU~ PROTE~ED
J01TI~OUYD
~0UTII~OU~D 5
EASTBOUND
VF~TBOUgD
pEDE~T~ZAI ACTZYZTI'*f
*CYCLE LEwGTII : 80 SEC0gDS
G/C - [B I gB TII~U r .&
0 - 99
CRZTZCAL LAgE VOLUHES BT ~OVIL~EHT
HOY VXDTH
T.. 12.0
L.. 12.0
V~STBOUYD
&0
I0~
0
PEA£ EOU~ FACTOE
; .SS
WOE~IDOUWD SOU~IBOUgD £ASTBOU~D VESTDOUffD
Tff~U -IIGffT 260 o 1~0 12~
LEFT ~5 O 0 ~g
MURRA¥-DUDECK & ASSOCIATES
CfZTJ:CAL. ~OYEH£~IT AXALTSZS
T~¢CZXS ?ASS f0. & PROJE.CT ACCESS
L~YEL OP SEE~ZC~ A
C~TZCAL ~/$ VOL 127
CRZTZCAL E/~ VOL 260
C~ZTZCAL SUH 387
~ORTHBOU~D
E.o 12.0
2 L.o 12.O
LA~ C£0HET~Z
SOUTHbOUnD EASTOOU]~D
~lOY VIDTH NOV VZDT~
....... ~.. ~2.0
....... T.. 12.0
TrAFFiC ¥OLUHF. S
SOUThBOUnD EAST~0U~D
}tOY VZDTH
T.o 12.0
L. · 12.0
0 0 ~ 211
0 I19
0 ~9 0
~0CAL BUSES (I/~X) P£AZ ~0UR FACTOR
0
0
0
~/'CL~ GZ~G~! : ~ 80 S£CO~DS
¢/C o NB & S3 T~R~ f' .3 ,
CRZTZCAL LA~ VOL~/fE$ B~ ~OV£ZIENT
#O~?n~OU~O SOUT~BOU~O EAST~OU~
TIXX~ -I~CB'T 127 0 146
LEFT 32 o u
I~T VOLI~ 26 0 0
260
~EST~0U~U '-:
211
_ ~1~71 ..~
WO
.;
EXHIBIT F
EXHIBIT "F" i
EXCEPTIOr(S TO COUNTY SUBDIV%SZON REGULATIO~(S
Article X, Section 16: The requirement for locating 'internal
sidewalks in street right-of-way shall be waived.
Article X, Section 19: Street name signs shall be approved by the '.
County Engineer, but need not meet the U.S.O.O.~.F.H.W.A. Manual
of Uniform Traffic Control 0evices. Street pavement painting,
striping, and reflective edging requirements shall be waived.
Article X, Section 24: An exemption from the subdivision requirement
that utility casings be installed shall be granted subject to
installation Of all utilities prior to construct(on of the
roadway pavement and base. ;
Article XI, Section 10: The requirement to place permanent reference
monuments and permanent control points in a typical water valve
cover where such monuments occur within street pavement areas
shall be waived subject to installation of all Survey monuments
in accordance with State Statutes and as approved by the County
Engineer.
Article XI, Section 17-H: An exemption to the 1000 foot maximum
dead-end street length requirement. ~
Article XI, Section 17K: The requirement for I00 foot tangent sections
between reverse curves of streets shall be reduced to a 50 foot
tangent for local roads.
EXHIBIT H
~2T-~~ ~.~. ...... ~,oo~, ,.... ,~ ;.?.'.,
~!~ ' I t t '! f I' - - ~ ~
a~ ~, .... ~..l..,...~..t...i.-~..~...[..~..;...k~..~..~-.,-'
LEGEND
C-4
~o CP~IS)
~PROX.~ SCALE: I" = 300'
11-4-86 F~ GULF HARBOR JOINT VENTURE.
· s~() d F M ~[~S SHOW~
.DCH [ EXHIBIT'H - EXISTING CONDITIONS i~a,,.2 oF 4
~ e~-m~ I ~,?~.~,,?~&c~,~uu~Ts~;~,~.. i~ ~ e~.r~~
EXI-[IBIT I
!1-4o86
~FM
DCH
86-168
lT. L~¢I! FI#!
GULF HARBOR ,JOINT
APPROX. S~ALE: I" = 300'
EX~IEIIT ! - TOPOGRAPHY AND ~S(
30F~
E~IBIT J
-4-86 ~
LAND COVER CODE VEGETATIVE COMMUNITY
Forlstfend
421 Will MI'rife
Wetland
il2! C)~plll), I
Ground-Truthlng Stations
GULF HARBOR JOINT
APPROX. S.C~EE: I" - $OO'~~
VENTURE '?
EXHIBIT J - VEGETATION "MAP
~. SHOWN
J~'~ k 86-168
COASTAL ENGINEERING CONSULTANTS, INC.
EXI4IBIT K
FLORIDA
GAME AND FRESH 'WATER FISt~I
COMMISSION
MRS. GILBERT ~,V. HU,~IPHRE¥THOMAS L HIRES. IR. ~' TOM RA[NEY* D.V.~L J.H. BAROCO
ALLAN
Kr. JohrtF. HJ~daJevek~
Coascal Engineering Co~sulCanCs
3106 South Horseshoe Drive
~osc Off~ce ~ox 8306
~eples, FL33941
Dear Er. Ead~Jevski:
October 10, 1986
Fursuanc co your recent request, ye have assessed the po~i~cial
impecCs the planned Virgins Bay development project in CollierlCouncy
might have on an active bald eagle nesting cerr£cor~ (designac~d
CO-O1 in our files) which overlaps portions of cbs developmentjsiCe. In
matters such as chis, we epply cbs restrictions and concepts spt fforch in
the publication "HanagemenC Guidelines for the ~ald Eegle tn cbs Southeast
Re~lon.' ~e ~dalineJ therein were Jointly developed by CBs Cane and
Fresh WaGer ~lJh Co~lsJion Ind Chi U.S. Fish a~d
pri~rll~ Co assist developers In co. lying with the variou scats and
federat lays protecting bald eagles and/or their nests. In essence, the
luigelinnJ call for establishing ~o protective zones arced eagle nests,
a prlna~ zonl enco~aJsing an area exClndl~g 7~0 fesC ou~ard free a
glvln else, in which no development ac all should no.ally occur, and
seconda~ zone exC~nd~ng an addiC~oul ?lO fe~c ou~Jrd, In which certain
development mi&he occur buc under restricted conditions.
In applying the guidelines in chis particular instance, because your
plans do no~ involve any development in the primary zone, and development
in ~h~ secondary zone w£11 consist o~ Iow-density housinl, andlas many
~rees and as ~uch o~he,r vegetation as poss£ble w£11 be recaine~, your
planned project is not lnconeiscen~ with ~he restrictions, provided thaC
all development in the secondary zone is done between May 1~ and October 1
(outs/de the eagle nesting season).
Oc~obe~ 10, 19~$
Th~nk you ~'o~ consul, t:~n~
ES(:
cc: ~r. David ~8sley
L~. Colonel O. C~ynn Kelley
P~. Debor~
~r. ~:k ~bson
Sinceroly0 ;
im
mm
mmmm
E~IBIT L
EX~ZBZT
SUPPORT I ;iFOR~4ATI 0~1
North'Naples Sheriff Substation
Naples Park Fire Station
Naples Park Elementary School
Delnor - Wiggins State Pmrk
3.2 Road t~tles
2.4 Road Miles
2.5 Road Miles
2.5 Road Miles
mm
EXHIBIT M
oo o
Z, Richard ~pley, es ovner or nuthorized agent for
~-87-I6¢, agree to the folloving stipulations requested by the
County ~lanntn$ Counission tn C~etr ~bltc he~r~ on Occobe~ 1~, 1987.
a. ?ectCtoner s~ll ~ sub]acc co Ordinance 7~-21 /or the tree/ ·
vegetagton removal ordinance tn existence aC the time o~
petering], requirer the acquisition of a tree rem~al pe~tt
prior to any land clearing. A site clearing plan s~ll be
appr~al prior to any ~bscanttal work ~ the site,
plan ~y b~ su~nttted in p~ses to coincide ~th
devtlo~nt schedule. ~ site clen~tng pla~ s~11 c~ea~ly
~eptcc h~ the tt~1 nits ~ayout incorporates zeta~ned ~tlvn
vegetation to zhe ~ extent possible and
bullrings, ~kes, parker lots, and other facilities ~ve been
oriented Co acc~d~t~ tht~ goal.
b. ~ativ* species shall b~ utilized, vhere available,
~ extent possible tn the nits landscaping des1~. A
landscaping plan rill Be sub.trod Co ~he Natural Res~rces ·
~ge~nK Dependent and the C~ntty Develo~n~ DC visiOn
for their revte~ a~ appr~al. ~ts plan~ depict the
tncorporact~ of n~civ, species and their ~ch other
~ sp,ci~s, if any. ~ ~oal of si~e landscaping shall be the
r~-cr~ltion ol ~ttva vtlt~a:ion and hbi~a:
lost ~ the sics during consC~cCt~ or due to past activities.
A.l! exotic p:l-,nts, nn defined in the County Code, shell be
removed during ench'phann of construction from dnveloTmenC
areas, open space areas, and preserve areas. Following nice
development a ~aintenancn program'shall be Implemented Co
pre~enC retnvasion of the nits by such exotic species. Thin
plan, ~hich vlll describe control techniques and inspection
intervals, shall be filed rich and approved by the Natural
Y~sources Hanagement Department and ths.Co~gaunity Development
Division.
de
If during the course of site clearing, excavation, or ocher
constructional activities, an archaeological or historical
nice, nrcifacC, or other indicator in dikcovered, a11. ''
development aC that Iocacton shall be /:==edtaCely scooped and
th* Natural Resources HanagemenC Department notified.
Development will be suspended for a sufficient length of time
to enable the Natural Ri~'~'urces Hanagement Department or a
designated consultant to assess the find and determine the
proper course.o~ action in reg~Fd Co. ice salvageability. The
){atural Resources Hanegement Department will respond to any
such notification in s timely and efficient manner so as to
P~0vide only. a.minimal interrupt~ou to.any constructio&al
~suree'"for the p~,,noe ani;aka==i~tlon o~'protectea'
species must'be conducted by qualified personnel subject to
approval by NR~D. For species identified in thc Florida Game
and Fresh ~ater Fish Co~mtssion July~ 1987 edition of
"Official Listr of Endangered and Potentially Endangered Fauna
and Flora in. Florida", the survey musk include: gopher
~&rtolae'~Copherus polyphemus)~ gopher fro~ (Rams steelers),
eastern indigo snake ~Drymarchon corais coup~ri), ~nd Florida
scrub'lizard .(S6&l~brus woodi). ResUlts of the survey must
be made available to NP,~D'~' and~ if warranted~ project designs
~hall be adjusted and/or individuals/popuLations relocated to
appropriate 19cations to insure the survival of the protec=ed
epecies..'l~h&}e'~pprop~iate,'retention or relocation efforts
will include the butterfly orchid (En~elia ta.mpensis).
Lastly;.She peti~ioner ahall'satia~y, all eca~e:.(Florida Game
and F~esh ~ater Fish Commission)"~and feder'sl (United State~
FiO~..~{.Vi!~iife $~rvieg).~ipul~ti~ns concernin~ protected
The piti~lbn~r shall implemen~..final project designs t~aC will
i~tnimile the.destruction o~ existing upland habitats,
especially ~he t~o xeric.~ak areas in the southern portion of
ih& tract.. The peCltionit'and NRKD vtll cooperate on'the
final layoot of the housing unica and water management
atruct~Fes (lakes, swales, et~.) resulting in a design
9¢~a~.~o bg~h ~arties. 'Prior to ¢onsti'UCtion, housing
fa¢ili~ies'vill'ba.~ield staked by the ~etitionerand subject
td the review'and approval by
reaso9~bls field adjustments tominimtze habitat destruction
and shall ~io~'xeriscapa prinoiples to not only reduce
envirotunental impacts but to also reduce construction and
maintenance costs of the development.
l~hers applicable due to development, components el pla~t
eo~unitiea will be transplanted within preserve areasland/or
~ land'cape elements within the project, Examples ofiplant
species appropriate for transplant would include cabalI
palms ~Sabal palmetto), wax myrtle .(H?rica cerifera.) aid
2
(C~uercus app.), vax myrtle, rusty Iyonia ~L.~.onia ~erruginee).
and gall berry (Ilex glabra).
h. A viau~l'bar~[~ of na~iv~-hardvood trees compatible with the
surrounding habita~ shall be plan~ed and ~ain~ained ~lo~l bo~h
~he sou~he~ and e~ proper~y ll~i~s; each barrier
c~nce a~ ~he i~ersec~on o~ ~hese bound~riea and ~x~end
for a~ leas~ 300 fee~ ~o ~he ves~ and north, respec~iVely.
i. ~o cons~c~iou ac~vi~y within either ~he prima~ O~
seconda~ "eagle nes~ zone o[ ~pac~ 1~" (P~ ~s~er
Devalo~en~ P~n, sub~K~ed Aurae 3, 1987) shall taka place
.during ~he eagTeta critical nea~ing non~hs~ SepKember, 0c~ober
and N~e~er. ..
~s peri,loner shall'adhere ~o all s~ipula~ious conce~ing
bald eagla'(Haliaee~us leucocephalus) as ~nda~ed by ~he
~lorida Cane and ~resh ~a~er ~ish Co~ission and ~h~ ~S. ~ish
and ~dlife Si~i~ef .' '
k. ~i~q~ p~cem&~ aSd configucacion o~ water ~na~emenc~
excavations shall ~e field adjusted to minimize habica~
des~c~ion~ ~{io~ ~o consc~c~ion, areas proposed
~l~rl~ion shll be flag,ed by th~ p~ti~i~tr, and s~bJecC to
review and appr~al bY ~. To ~x~ize the a~un~ o~
littoral habitat.produced.in Iake~rgins, side slopes
la~s shall~e g~aded aK a~:l pi~ch, co a depth of 3 feeC
.from mean !~ wa~er. .~eti~ioner should in'/esciga~e
species (up~ request, ~ can pr~ide pertinen~ inI~Cion
conte~ing P~ng specie~.
1~ 'PeCt~to~er shall dest~ ~nd t~lemene a program Co preveu~
and/or reduce popula!ions o~ ~oxious/exo~i~ plan~ po~la~ions
.~hiu hhs, speci[iolly bu~ no~ l~ited Co preven~n~
~r~ch o~ hydrilla (Eydrilla vercicilla~a.), va~er hyacinth
.(gichho~ia crassipe!lt.and (Co a lesser degree) cattails
;(Typha ~cifolia); Chis pro,ram will b~ subJec~ co chh review
m. ~ sics plans accompany~g the pec~ion~ vtt~nd at,ak will be
idenci[ted as wetland prese~es and so seated in the P~
:DocvnenC. ~y proposed alCera~ions and/or uses wiChi~
preside ~11 be subject co the review and approval o~ ~.
~e presets ~sC be [lagged by the petitioner prior co any
conscruccion in surroundin~ areasl presets boundarie~ viii be
sub~ecC Co the revie~ and approval o[ ~. ~e peci~toner
and/or property o~ers shall conau~C with ~ in
3
m mm m
pe
preparation of the final site development and va~er management
plans in order to implement design features to
ecological health-.o~ .the wetlan4 prese~a~ ~esa fe~ture~
sEa~ ~nc~u~e, buc not ba Z~ted co, on~~
~gement '~'rocedu~s '~ared to restor~n~ h~s~cr~c
levels ~n the p~ese~e, rear yard restrictions to ~nta~n
prese~e crans~c~al zon~ as ecological buffer, and removal
and ~nagemen~ o~ exotics, and ~he l~ke.
o. For par~n8 lots and pe~hap~ certain roadways, petit oner
sh~ld invesc~ace the usa of paver br~cks ~n l~eu
traditional asphalt pav~n~ ~o reduce Che amount of impe~ous
surfaces, thiocal ~noff, ~ncenance, and possibly
t~ata~la~n txpensef. "
~utual a~retnents ~st b~ ~eached ~th re~pec~ to ~t~pulat~ons
.fa, 'ft, and In ab~e,' baleen ~ and ge~sonne~ o~
W~gg~ns ~ ~. If ~tual agreements cannot be reached,
the ~Cte~ ~11 be brought mb~re the ~C or whatever County
disputes~ this g~e~n~ en~i~ will act as an arbi~rator for
, dispu=ts. I~ arbitration is futilt, tha ~t=trs wil~ b~
brought befora the Board of County C~iss~ontrs (BCC), to act
· s ght.f~na~ a~b~trato~.
q. De, ailed site drainage plans for each proJec~ phase shall be .
s~bnitted to the C~n:y Engineer and ~atnr ~na8enen: Director
for r~itw.. No const~ccion pe~its shall be issued unless
and u~il approval of cha proposed cons~c~ion in accordance
· ~h~e-subniC~ad-phns ~ ~ran~ed by the C~ncy Enginee~ and
th~ ~a~er ~nase~nC Dir~c~or.
r. In sccordancn ~h the ~les of the South Florida Water
~uage~nt Distrtc~, (S~) ~apters 10l-4 and 10E-10, this
project sMll be designed for I sto~ event of 3-day duration
a~ 2l~ear rt~u~ frequency except for the westerly church
}arc~l which shall c~ply ~ith S.F.W.M.D. and Collier
c~ittr~ for va~tr quali~y ~reatmen~ only.
s. M ~cavacIon Fe~C ~11 b~ required for the proposed lakes
in accordance ~th Collier County Ordinance No. 80-~6, as
~ended by ~di~nca No. 83-~, and as nay bs a~nded
t, Z'ecitioner sha~ veriffy that the capacity of the
. d~schar~e
system ~s su[ff~c~en~ ~o ~cc~o~a~e proJec~
insuffic~enC capacity dece~inaC[~ shall require ~s~em
~emenC~..as deened apprqpr~s~e by Khe County Ens~neer.
u. ~e~oner shal~ versify ~ha~ res~ric~nS ~he wet,and sheecflow
area Co the Jur~sd~cc~a~ l~ne limits wi~ hOC adversely
~acC up~Cre~ p~oparC~es. _:
v. ~a developer shall pr~ide lei~ and tithe turn lanes on
~.d~ve~pcr ~~vtd~epara~e lef~d ~igh~ ~urn lanos
~ ~he Cuff ~rbor ~pproach ~o ~gg~ns Pass .~ad.
x, ~e d~v~per sha~ pr~de collector leve~ s~reec
· the. ~cezs~ci~ o[ Wiggins Pass ~ad and Cull ~rbor
y. ~e c~erc~ CracC s~l have access ~Iy by ray ~o~
~rbor ~a~ It s~ll h~ve no direct access to ~E2ins Pass
Road~
~c~rch tract shal~ be l~ted Co one point of access ~Co
~igg~s Pass ~ad.
as. ~esa ~r~encs ara considered 's~Ca re,Ced~
Ordnance 85-~5 and shall hoc be applied as credits C~ard~ny
~sc~ f~s r~red by ~ha~ oral,ncc.
bb. ~cess Co Ch~ c~rch Crate(s) fr~ V~gg~ns Pass ~gd shal~ be
~n ~ccordance ~ch Ordinance 82-~1 ~nclud~ng requ~c~aenCs for
Cu~ ~nes ~f dee~d nec~ssa~.
cc. Gu~ ~rbo~ ~ad shaI~ ba v~dened Co a s[n~ of ~o 12~ lanes
fr~ ~ggiu Fssl:~oad Co the project's souChe~-mosc entrance.
~cesl co the cmrcia~ crate ~ approved shall b~ located on
Gulf ~cbor ~ad and b~ · ~n~ of 180 f~eC fr~.the
· e. A leEc Cu~ lane shall be required ~ Gulf ~rbor R:ad aC the
project's ~n tnCranc~ and ~y be requ~ed ac Che~ eucrance co
cbs cmerc~L C~aCC.
fi. A s~devalk s~ll be prodded along the ~nC~ra fron~ase o~ Cull
~bor ~sd.
$g. ~e p~c o~ ~go ~c Park as recorded ~n PlaC Book~ 1~, Pages
~7 and ~8 s~l~ be vacated prior Co development o~
project. Public r~ghc~f~ay and easements as veil
~nd~v~dua~ lots created by Chis plaC ~ be ~ocaced ~n lakes
as sh~ on the ~sCer Development ~lan for ~gg~ns Lake.
o°
hh. Section 6.11 and Exhibit "P" o~ the P.U.D. document request
certain exceptions to the Subdivision Regulations. They may
be granted, modified or denied as follows~
i. Article X, Section 16 Stdeval~s: may be granted as
requested.
2. A~tlcle X, Section 19 Street Name Signs: may be gran=ed
aa requested.
3.. .Article X,: S~cctou*21 U~l/cy Castn~s: ~y be granted
subject Co tnsca~a~ of all utilities prior co
c~sc~cctou of the roadway pavement and base.
~. :.~tcle XI, Section 10 Honumencsl may Be tranced subject
co installation of all sudsy monuments tn accordance
~ch Scats Statutes and aa approved by the County
Eng~eer.
5. ~Ctcle ~, Section 17I Curb ~dii: shall hoc be
.- .... ~nce~.:: ~e ~scer Pla~ shows no
: ~ersec~to~, ~herefore, ~hla exception need hoc be
requested.
6., ~ttclt ~, Sect~ 17~ Dead ~nd Streets: this exception
~y be granted fog the street as sho~ on the ~scer Plan.
~icla II,. [tc~ion 1~ Reverse Cu~es~ ~y be reduced
~zn 100~ to a ~0~ tang~ ~o~ local zo~ds.
tt. Secct~ 2.02 Ceneral add a statement Chac where specify
principal ir accessoU sC~cCures the applicable provisions
th~ Collte~ County Iontng Ordinance shall apply.
Section 2.0~ Development and FracCionali~acion of ~raccs~
kk. ~ec~ion 3.03 Uses ~e~tCced. Delete refegence ~o exceeded care
~actltCtes or adult congregate ltv~t facilities ti single and
~lct-~antly housing unica are the preferred development C~e. ·
(~s ~ docent should select only one housing uae
1~. Section 3.01 Regulations. Classify vha~ the ~ronc; ~ear and
s/da yard setbacks a~n /or m~lct-fa~ly and single[~amtly uses.
Include vhaC ~he mlni~m loc sizes are lot single ~amtly uses.
Cla~y ~e~her single ~a~tly uses are attached oridecached
uses. Alao~ include a mtnt~m tract st~e and loc Width
requtremen~ fog the ~l~t-fa~ly ~=ac~ ~clude a mtn~
width such as 150 fegK ~d a o~e acre mtnt~ loc size.
OS.
SS.
reference Co the pe~nicced counerc~sl uses. (Sas also
d~scuss~on pertaining co Couprehens~ve Plan.) Ia the event
chac co-~erc~l uses are appr~ed by the B.C.C. the foX,orang
revisions ore suggested: Automobile se~ce
g~e~ed tn accocdl~ct
the Zon~n~ Ordnance; ~nc~ude pr~s~o~ for ~Bndscap~ng ~n~
Section 8,37 of
shopp~n~ cen~e~ sh~ll no~ exceed 10,000 square fee~c ~n ~oo~
de~e~ C~e'c~e~C~ ou~o~
per, COed use.-
Secc~on 5.03 ~e~[ac~ons. Include ~ u~n~ ~o~ size for the
church Cra~c, ~.e. i ac~e. --
SecC~ 5.03 Re~[a~io~s. ~d a pr~s~on chaC access for ~he
cvs church Crsccs v~ll be only ~r~gg~ns Fass Road, and nsc
~hr~gh. Che Jur~sd~cc~a~ vec~nnds.
Section'S.03 Pud Easter Developuenc Finn, add ~ provision as Co
whac eug[cy w~l~ be respons~ble for ~ncennnce si co~on areas,
recreacioul facilities eec.
[nc~ud~ a reference ~,c~e ~ Doc~enC thaC pol~n~ p~aces are
a pe~iC~ed use ~n nccorgance vich the pr~s~ons si Section
~d p~[s~ons Co the P~ Dcc~nenC ChaC p~ce a landscape buffer
at,nd, the per~Cers si ~he ~meeC~ng the standards o~ Section
8.37'o~ ch~ 2~ ~d~ance ~ch the exception chac Che opacity
reqUirenenC.~y,~e.~0~ rather than
~d ~he statement: ~ sc~eeC ~mes and a~dresses, project hanes
and any revised F~ na~ ~sC be registered and npproved by the
F~a~ng/Zon~ Depa~nC.- .........
ACCach an 8" bi I~" ~scec Plan co the bsck si the ~ Doc~nenC.
emi
OF
.: )SEAL '
~ ~ l~f 'COBKI$$ION Z~IICES:
BI Ililll~ttlOll (]e, ICI
1-87-16C AsreemenC Sheet
8
STATE OF FLORIDA )
COUNTY OF COLLIER )
I, JAMES C. GILES, Clerk of Courts in and for the Twentieth
Judicial Circuit, Collier County, Florida, do hereby certify that the
foregoing is a true copy of:
Ordinance No. 87-94
which was adopted by the Board of County Commissioners on the 17th
day of.November 1987, during regular session.
WITNESS my hand and the official seal of the Board of ~ounty
Commissioners of Collier County, Florida, this 18th day of
November, 1987,
JAMES C. GILES
Clerk of Courts and0~lerk '~ '
Ex-officio to BoarSd~6f: .......
Count~y,-Commisstor~_r~,~ . ..,'~
By: Virginia Magr'~Z'. . '. i .".".'. '
Deputy Clerk
lOOK