Resolution 1990-292 (DO 90-3) • I
June 6, 1990
P.ESOLUTI )N NO. 90-292
•
DEVELOPMENT ORDER 90-3
DEVELOPMENT ORDER OF PHE BOARD OF COUNTY
COMMISSIONERS OF COLDER COUNTY, FLORIDA
• FOR GREY OAKS PLANNEE UNIT DEVELOPMENT LOCATED
IN SECTIONS 24, 25 AN) 26, TOWNSHIP 49 SOUTH, i.
RANGE 25 EAST, COLLIER COUNTY, FLORIDA: • ;i
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WHEREAS, Mark Morton as a ent for The Halstatt Partnership
filed on April 28, 1989, with the County of Collier an Application
for Development Approval (ADA) of a Development of Regional Impact
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(DRI) known as Halstatt DRI (now Grey Oaks Planned Unit
Development) in accordance with Section 380.06(6), Florida
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Statutes; and
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WHEREAS, The Halstatt Partnership has obtained all necessary
approvals and conditional approvals from the various Collier
County agencies, departments, and boards required as a condition
to Planned Unit Development (FJD) zoning and DRI approval, and
WHEREAS, the Board of Cou:ity Commissioners as the governing ' .
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body of the unincorporated area of Collier County having
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jurisdiction pursuant to Chap .er 330.06, Florida Statutes, is
authorized and empowered to consider Applications for Development ••
Approval (ADA) for Developments of Regional Impact; and
WHEREAS, the public not.icl requirements of Chapter 380 and
the Collier County Zoning Ord lance have been satisfied; and
AW
WHEREAS, the Collier Cou *. •. j
y Planning Commission has c'eviewed
and considered the report and recommendations of the Southwest •
Florida Regional Planning Council (SWFRPC) and held a public
hearing on the ADA on May 17, 1990; and
WHEREAS, the Board of County Commissioners has passed
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Ordinance 90-48 on June 6, 19' 0, which rezoned the subject.
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�•; P P Y to PUD; and
WHEREAS, the issuance of a development order j
P pursuant to
Chapter 380.06, Florida Statutes, does not constitute a waiver of }
any powers or rights regardirn the issuance of other development
permits not consistent herewith by the County or State; and
June 6, 1990
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June 6, 1990
square feet (gross leasable area) of office commercial, 649,638 A
square feet (gross leasable area) of retail commercial, 2,700 ,
A/ residential dwelling units, 54 holes of golf, and 266.7 acres of
conservation, lakes and water management, which includes
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preservation areas.
°' S. The development is consistent with the report and
recommendations of the SWFRPC submitted pursuant to Subsection
380.06(12) , Florida Statutes. li
Y-: - 6. The development will not interfere with the achievement
fof the objectives of the adopted State Land Development Plan
A applicable to the area. i
7. A comprehensive review of the impact generated by the
• development has been conducted by the appropriate County ;I
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departments and agencies and by the SWFRPC. ,I.
8. The development is not in an area designated an Area of 1
Critical State Concern pursuant to the provisions of Section
380.05, Florida Statutes, as amended.
9. The development is consistent with the current land
r development regulations and the Growth Management Plan of Collier . '
ei •County, as amended. G
10. The development is consistent with the State 1' . �
Comprehensive Plan.
3.', CONCLUSIONS OF LAW
•' NOW, THEREFORE, BE IT RESOLVED by the Board of County
•";', Commissioners of Collier County, Florida, in public meeting, duly
,, constituted and assembled on this, the 6th day of June, 1990, that .
the Halstatt Development of Regional Impact Application for •
Development Approval submitted by Mark Morton, agent for The
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Halstatt Partnership, is hereby ordered approved, subject to the
following conditions in response to their recommendations, and the
commitments specified in the PUD which are hereby adopted as
conditions of approval of this Development Order: ! '
1. DRAINAGE/WATER QUALITY 1-
a. All commitments made by the applicant within the ADA
related to Question 22 (Drainage) and Question 15 (Water Quality)
and subsequent sufficiency round information, not in conflict with 1
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the following recommendations, are incorporated as conditions for •
t 4. approval. J674tito -./p
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June 6, 1990 .11;.,'
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b. At the time of construction permit application for
the project to the South Florida Water Management District xtt
i,. (SFWMD), the applicant shall clarify off-site flows and shall . ;I ,
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confirm to District staff that the proposed wet and dry water ..r
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• management areas meet District criteria. +
:' c. The applicant shall provide reasonable scientific ',.t0..
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data to SFWMD staff at the time of application for construction - 0.4*,
,, permit to demonstrate that the proposed project control elevations • -
and overall design will preserve the remaining on-site wetlands, ,1..
including maintaining adequate wetland hydroperiods and that
SFWMD preservation/mitigation criteria will be met. ?.:14...,•,
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d. The applicant shall confirm, to the satisfaction of
all applicable federal, state, and local review agencies, that the ,
A proposed water management system will not adversely impact {: ,1
habitats of the Butterfly Orchid, the Big Cypress fox squirrel and I '
4. ' gopher tortoise, as well as other endangered species '
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occurring on-site, or that such impacts will be mitigated to the •
benefit of on-site populations of these species. '. t .
e. The applicant has indicated that rock exfiltration .
trenches may be used to meet the dry detention requirements for ' ,'
the Halstatt DRI. Such trenches shall he designed to meet
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SFWMD criteria in effect at the time of construction permit ±�� ..
'" application.
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f. At the time of permit application, the applicant
shall provide SFWMD staff with water management computer modeling,
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including stage-storage calculations, weir-discharge evaluations
4 and flood routings to evaluate pre-development and
post-development conditions. 'j
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g. At the time of permit application, the applicant 1:4
•shall provide SFWMD staff with water quality detention volume
calculations, flood routings showing discharges, elevations and
-f volumes detained during applicable storm event, and details of the i •'
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proposed control structures.
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June 6, 1990
', h. bocumentation shall he provided at the time of permit
application to the SFWMD which demonstrates that the proposed {:
location of a new southern control structure in the Airport Road
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Canal and any change in the control elevation in the area will not . y
ki cause over- drainage in the affected area.
i. Provisions for the drainage of off-site areas and out
parcels that presently drain through the site must be provided at x.
the time of construction permit application.
• j. At the time of construction permit application to the �.
SFMWD, the applicant shall provide reasonable assurances to the k.
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C SFWMD that no adverse impacts will occur to the hydrologic regime
Iof the wetlands proposed for preservation as a result of the
s excavation of any proposed lake within 200 feet of any wetland.
If required by the SFWMD, a soil study will be provided as part of
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the permit application. h'.
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e. k. The applicant shall commit to a reoularly scheduled s
vacuum sweeping of all streets and parking facilities, to be
incorporated as a best management practice. :
1. In commercial areas, the applicant shall provide at
least one-half inch of dry detention or retention pre-treatment '
as part of the required retention/detention, unless reasonable •4 I .• z�
s assurances can be offered that hazardous materials will not enter ' (;`1
the project's stormwater management system, per SFWMD criteria.
0° m. Any use of reclaimed wastewater for irrigation will F
be in adherence with Florida Department of Environmental "}
Regulation (FDER) critera for effluent use adjacent to lakes and
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wetlands. ,,
n. All project construction shall use Best Management LI, ' 1
4. •Practices (BMP'a) adjacent to preserved wetland areas, proposed M
buffers, lakes and swale systems so as not to affect the intended I,
function of the stormwater management system.
a' ,
'Y o. The operation of the Stormwater Management System is ', $t
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dependent on the Golden Gate Canal for an outlet. Therefore, the V. 4
conceptual Stormwater Management Plan shall demonstrate that the y•
system is designed in accordance with existing design parameters
for the Golden Gate Canal. 00141 •
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June 6, 1990 r;
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= p. The applicant shall participate in any appropriate k
on-going or future efforts by Collier County to establish a 4 i
xi County-wide Watershed Basin Management Plan.
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q. Best Management Practices (BMP's) and monitoring and
maintenance of the stormwater management system shall be implemen- {
ted by the applicant in accordance with SFWMD guidelines.
r. All internal stormwater management, lake and wetland 1
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systems shall be identified as easements, common areas, preserves,
or as separate tracts on the recorded plat. 3
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s. If any changes in water quality monitoring locations,
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parameters, and/or frequency are suggested by either Collier
County, FDER, SFWMD, other agencies, or the applicant, such .;q~
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t,, chances shall be coordinated with the appropriate County and State
r agencies.
t. The applicant must receive concurrence from the Big
M
y Cypress Basin Board as to impacts of the project on works of the A
�. Basin. i
~' 2. ENERGY:
"I." a. The applicant's commitments as set forth in the ADA
(and Answers to Sufficiency Questions) are adopted; and further s;
the applicant shall promote the use of water closets with a
O'• maximum flush of 1.6 gallons, provided that such facilities are
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, readily available and comply with all ordinances and regulations.
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3. HOUSING
.. a. The County has committed by 1994 to make available
adequate sites for housing for low and moderate income persons
(Objective 1.4, Housing Element, Growth Management Plan). The 1
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;; SWFRPC recommended that the Applicant either reduce the square t.
. footage of the office or retail commercial by enough to reduce the f
demand for affordable housing by 302 units; or participate on a
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June 6, 1990
proportionate share basis in any county-wide program adopted by
1994 to address affordable housing needs and to reserve a site
until that date to enable applicant to participate in such a
program. The applicant has submitted evidence of a substantial
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* amount of existing and planned affordable housing in the immediate 1
= area. I
ii*z b. The square footage of the office commercial component
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of Phase III of this project has been reduced by 144,000 square ' j
feet, which reduces the affordable housing demand by 302 dwelling
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units.
c. Applicant shall reserve the tract of land lying
, - adjacent to proposed Livingston Road south of Golden Gate Parkway
0. and east of the Florida Power and Light easement until .January 1, ti
;. 1994, to allow participation in a county-wide proportionate share
7 program adopted by Collier County to address affordable housing 2
4' needs that complies with Section 380.06(15)3.(e)1., Florida
, ' Statutes (1989). Three (300) hundred multi-family dwelling units
have been assigned to this Tract. If the County has approached j
' the affordable housing issue in another manner or has not adopted
a county-wide proportionate share program by January 1, 1994, said
tract shall be available for general residential purposes.
4. HURRICANE EVACUATION: x.
a. All commitments made by the applicant in Question 17
of the ADA and Sufficiency Round Information, not in conflict with
the following conditions, are incorporated as conditions of the :,
P`,. Development Order.
h. The project shall construct an on-site clubhouse (to
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*' be phased with the overall development) for use as hurricane
I- shelter.
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June 6, 1990
.,. c. The portion of the clubhouse used as a shelter shall a
have at least 22,120 square feet of usable floor space at buildout
as..
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as determined by the applicant, through consultation with the j
county office of emergency management. 7' �
d. The portion of the clubhouse used as a shelter shall
be built at an elevation of at least 13.5 feet above mean sea a
IT level (MSL)
e. y
��� (MSL) .
The clubhouse shall contain emergency facilities
"t including: food and water supply, power generation,
1
_ communications, sanitary facilities and first aid equipment
pursuant to standards established by the applicable agency. The I
portion of the clubhouse used as a shelter shall have storm
shutters to protect exposed glass. 4
f. The applicant (or a homeowners association) shall
annually distribute the County's "Hurricane Information Document"
L. which provides information on the need for the project to i
;« evacuate, how to prepare for a storm, and hurricane evacuation
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routes in case persons should wish to leave the project.
1. g. The hotel management shall distribute the County's
"Hurricane Information Document" in the event of a hurricane
emergency. At a minimum, early evacuation shall be recommended
for those rooms below 13.5 feet MSL and provisions to permit
:• temporary shelter for the evacuated guests in the upper interior
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hallway and unrented rooms.
' h. The applicant shall meet with the County Emergency
Management Office if appropriate, to coordinate the use of excess A
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°` shelter space (if any is available) for the public. r
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June 6, 1990
5. TRANSPORTATION: ;',
a. The applicant or his successors shall be fully
`- responsible for site-related roadway and intersection improvements 06
required within the Halstatt DRI. The applicant shall be required �'
{` to pay the full cost for any site-related intersection
s
improvements (including but not limited to signalization, turn
lanes and additional through lanes) found to be necessary by ' L.
Collier County for the project's access intersections onto
• Airport Road (CR 31), Golden Gate Parkway (CR 886) and the future
Livingston Road. Attached hereto as Exhibit "E" is a list of
access intersections approved for the project and changes that are
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or may be necessary in order to meet the long range transportation
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:- plans for the area. A copy of the signal progression analysis
i' requested by the County Transportation Department is incorporated
by reference and copies have been submitted to the SWFRPC, Collier .;
;, County and the City of Naples. The proposed site overpasses
linking the quadrants of the project over Airport Road and Golden
1
Gate Parkway will be designed so as not to interfere with the
1
eventual widening of those roadways.
-,., b. The following regional roadways and intersections are
'r projected to be significantly impacted (5% of LOS D - peak hour,
peak season) prior to project buildout.
(
Roadways: I
't`: Airport Road (CR 31)
,f Vanderbilt Beach Road (CR 862) to Radio Road (CR 856)
Golden Gate Parkway (CR 886)
rl Goodlette Road (CR 851) to Santa Barbara Boulevard 4
x,
1' Pine Ridge Road (CR 896) ,
Airport Road (CR 31) to I-75
Intersections:
Airport Road (CR 31 ) at Pine Ridge Road (CR 896)
Airport Road (CR 31) at Golden Gate Parkway (CR 886)
Airport Road (CR 31) at Mercantile Avenue
Airport Road (CR 31) at Radio Road (CR 856)
Golden Gate Parkway (CR 886) at Goodlette Road (CR 851)
Golden Gate Parkway (CR 886) at Livingston Road
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June 6, 1990
7'';' .. c. The Applicant shall mitigate its impacts on the
regional and local roadways and intersections identified herein as
} follows: '
(i) The Applicant shall make the improvements
9 i
.$; specified in 5(a) hereof.
t (ii) The Applicant shall dedicate approximately
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° . twenty-five (25) acres to accommodate the expansion of the
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;,, following transportation facilities; Livingston Road, Golden Gate
Parkway, and expansion of the intersection at Golden Gate Parkway
and Airport Road to allow a grade separated urban interchange
rf, with Golden Gate Parkway being the grade separated roadway. The fi
4. amounts of right-of-way on each roadway and intersection which
will be dedicated are specified in the PUD Document (Ordinance No. ;
90-48) . The dedications shall be made when the County is ready to
O ,
make the improvement necessitating the dedication.
`4. (iii) The Applicant shall be subject to all lawfully
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adopted transportation impact fees.
(iv) The Applicant shall build at its expense
f Livingston Road from Golden Gate Parkway south to the beginning of
µ
the northern approach to the bridge over Golden Gate Canal. This
a,.
road improvement shall be a two-lane rural design built to County }
V specifications and the construction shall occur in a time period
which will coincide with the construction of Livingston Road from
Radio Road north to Golden Gate Canal and construction of a bridge
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over Golden Gate Canal. The Appicant shall have no responsibility
for right-of-way acquisition except as specified in 5.c.(ii)
hereof.
' . (v) The Applicant shall be subject to the 7
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' Concurrency Management System of the County as set forth herein. )
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June 6, 1990
.1.,' (vi) The Applicant shall be entitled to credits for
dedications under 5.c. (ii) as set forth in the PUD document. The
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Applicant shall be entitled to road impact fee credits for the
j
construction of Livingston Road [paragraph 5.c.(iv)] as mandated
by 5380.06(16)(a), Florida Statutes (1989).
�� d. The regional roadway segments and intersections on
which this project has substantial impacts are wholly within the
jursidiction of Collier County. The County has made the decision
to plan for and manage the impacts of this DRI through its duly
adopted comprehensive plan (including the remedial plan amendments .
s, agreed to between Collier County and DCA, pursuant to that certain
Stipulated Settlement Agreement between the parties (DOAH Case No.
89-1299GM)] . The County has considered the regional roadway
segments and regional roadway intersections set forth in 5.b.
hereof and has determined to require the project to be subject to
and to comply with the Concurrency Management System (CMS) of
Collier County as adopted in its Growth Management Plan and
implemented by the recently-adopted Adequate Public Facilities
Ordinance (APF) (Ordinance No. 90-24) , a copy of which is attached
hereto as Exhibit "F". After due consideration of the t t
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.�" alternatives, the County has determined that to require compliance t.
P.
with concurrency as mandated by the CMS, in addition to the other
mitigation required in 5.c. hereof, is the appropriate
way to accommodate the impacts of this project and to assure that
transportation facilities are provided concurrently with the
,A transportation impacts of this project. f
e. The Adequate Public Facilities Ordinance (APP)
requires the Growth Management Director to complete an Annual s
Update and Inventory Report (AUIR) by May 1 of each year on r,,
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roads and public transportation facilities based on the adopted
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level of service. The applicant shall provide within fifteen (15)
days of publication each year a copy of said AUIR on the regional 'v
facilities set forth in 5.b. to the Southwest Florida Regional
i+,, Planning Council and the Department of Community Affairs.
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June 6, 1990
f. The Board of County Commissioners is required by the
APF to establish Areas of Significant Influence (ASI) around any
road segment or intersection which is operating at an unacceptable •
level of service (LOS) or is projected to operate at an
unacceptable LOS and is not scheduled for improvement in the
Capital Improvement Element (CIE) of the Comprehensive Plan in a
manner and time which would meet the mandates of concurrency
pursuant to said CMS. Projects within the boundaries of an ASI
9. •
are, with few exceptions, prohibited from futher development which
impacts the deficient or potentially deficient facility. The
applicant shall notify SWFRPC and nCA within five (5) working days
after receipt of notice of a public hearing to determine the
boundaries of any ASI on any facilities listed in Section 4.c.
hereof.
g. DCA and SWFRPC are invited and conferred standing to
participate in any public hearing to establish an ASI on any of
the facilities set forth in Section 4.c. hereof on which Grey Oaks
is (or will within one year) have a "substantial impact" on said
facility. DCA and SWFRPC are granted status as "substantially
affected" persons (as provided in Chapter 120, Florida Statutes)
to challenge the boundaries of any ASI established with regard to
any of the facilities set forth in subsection 4.c. on which Grey
Oaks is (or will within one year) have a "substantial impact" to
the extent that said boundaries include or exclude Grey Oaks.
h. Because of concerns about the assumptions on the
diversionary influence of new facilities inherent in the Project's
traffic analysis, and about the incorporation of planned but
uncommitted improvements in the list of needed improvements for
Phases II and III, the applicant shall submit prior to the
commencement of Phase III (for county, regional and state review)
a reanalysis of transportation conditions in the area and the
anticipated impacts of the Halstatt DRI. This reanalysis shall be
in the form of a complete update of Question 31, utilizing a
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June 6, 1990
„': methodology accepted in advance by all the review agencies, and
its conclusions shall be used to modify the conditions of the
. Development Order as to Phase III, if appropriate. The reanalysis
may be required earlier during Phase II if the planned parallel
facilities intended to relieve Airport Road, Pine Ridge Road and
Golden Gate Parkway as identified in the DRI, including Livingston a
Road and Vanderbilt Beach Road extension, are dropped from the
County's plans or significantly delayed, and additional provisions
• to provide these facilities have not been made, or should the
construction of the I-75 interchange at Golden Gate Parkway be
,4: accelerated so that it will be completed more than two years prior
f.
to the end of Phase II.
4.
i. Collier County and the applicant may consider other
options to provide adequate commitments for needed improvements to
transportation facilities set forth in subsection "b" hereof .
provided that said options meet the following criteria:
The transportation impacts to the roads and
5..
ti; intersections outlined herein shall be addressed consistent with r'"
SWFRPC policies and said options or mitigative measures shall be
adopted in accordance with Section 163.3220-163.3243, Florida
0 Statutes, which authorizes local government development
agreements. Any such development agreement shall be consistent
with the CMS of the Growth Management Plan of Collier County and
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subject to challenge by DCA and SWFRPC to the extent the same
would not fulfill the concurrency requirement under said CMS,
which CMS has been deemed by DCA to meet the mandates of
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concurrency under Chapter 163, Part II, Florida Statutes (1989),
since remedial plan amendments have been adopted pursuant to said
t
Stipulated Settlement Agreement (DOAH Case No. 89-1299GM).
6. VEGETATION AND WILDLIFE/WETLANDS:
a. At the time of construction permit application to the
SFWMD, the applicant must provide specific details and appropriate
documentation pursuant to SFWMD criteria which indicates: buffer
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June 6, 1990
areas adiacent to the wetlands identified for preservation, the
extent of encroachment into the wetlands, verification that the
proposed control elevations will maintain adequate wetland
hydroperiods, acreage figures and cross-sections for all
mitigation areas, a mitigation proposal that is consistent with
SFWMD criteria regarding wetland mitigation ratios, and a
mitigation proposal which includes a wetland monitoring and
maintenance program.
b. Fifty (50%) percent of the existing rock quarry shall
be modified to provide a more natural shoreline with littoral
zo^es as credit as additional mitigation for wetland intrusion.
c. Coordination of gopher tortoise relocation details
and development of a management plan shall be submitted to the
Florida Game and Freshwater Fish Commission, SWFRPC and Collier
County by the applicant prior to development of any active gopher
s tortoise burrows.
4
d. On-site gopher tortoises shall be relocated on-site
within the powerline easement.
e. Uplands shall be preserved in the form of buffer
zones, parks, recreational open spaces and natural areas.
Portions of the golf course areas will be left in their natural
• state to serve as habitat for many species.
y: f. The Butterfly Orchids shall be preserved within the
on-site wetland preserves.
g. Other wetland mitigation measures shall include the
following: establishment of upland buffers adjacent to isolated
wetlands, preservation of unique uplands, establishment of
approximately 14+ acres of vegetated lake littoral zones, removal
of all exotic vegetation, restoration of historic wetland
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hydroperiods, and preservation of approximately 56+ acres of •
wetlands, pursuant to criteria of the appropriate agencies.
h. All other commitments made by the applicant in either
the ADA or sufficiency round information, not in conflict with the
above recommendations, shall be incorporated as conditions for
It development order approval.
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June 6, 1990
1 ` 7. CONSISTENCY WITH THE LOCAL COMPREHENSIVE PLAN:
a. Collier County and the City of Naples have determined '"
the proposed project to be consistent with their respective
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Comprehensive Plans and that the project's phasing is consistent •
with the county's and city's concurrency management plans relative
° , to public facilities necessary to support the project.
8. GENERAL CONSIDERATIONS:
a. All commitments and impact mitigating actions
provided by the applicant within the Application for Development
Approval (and supplementary documents) that are not in conflict
with specific conditions for project approval outlined above are
officially adopted as conditions for approval.
b. The development phasing schedule set forth in the PUD
Document (Table II, Exhibit G) is incorporated as a condition of
•
approval. If development order conditions and applicant
A commitments incorporated within the development order, ADA or
sufficiency round responses to mitigate regional impact are not
carried out as indicated to the extent or in accord with the
schedules specified within the development order, then this shall
`> be presumed to be a substantial deviation for the affected
g, regional issue.
0'4°'; c. Pursuant to Chapter 380.06(16) , the applicant shall
receive credit for contributions, construction, expansion, or
acquisition of public facilities if the developer is also subject
Ofr
c by local ordinances to impact fees or exactions to meet the same
needs. The local government and the developer may enter into a
capital contribution front-ending agreement to reimburse the
developer for voluntary contributions in excess of the fair
share.
9. P.U.D. DOCUMENT:
a. The conditions and commitments of the approved
Grey Oaks PUD document, as the same may be officially modified
Ir
.; from time to time, are hereby incorporated and attached hereto as °
Exhibit "G".
00151
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June 6, 1990
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, 10. SCHOOL DISTRICT:
The Apolicant shall dedicate a fifteen (15) acre school
site to the Collier County School District at a location
is (off-site) agreed upon between the Applicant and the School
`44' District.
11. FIRE PROTECTION:
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The Applicant shall dedicate a 1.5 acre site for fire
, `' - protection and emergency medical services during the first phase
1r of the project pursuant to the terms set forth in the PUD
iv
Document. 1
:' BE IT FURTHER RESOLVED by the Board of County Commissioners
1
of Collier County, Florida, that:
1. The Community Development Administrator shall be the
• local official responsible for assuring compliance with the
X. Development Order.
1�"` 2. This Development Order shall remain in effect for
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twenty-two (22) years from the date of adoption. However, in the
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event that significant physical development does not commence
within five (5) years of the adoption of this Development Order,
development approval will terminate and this development order
shall no longer be effective. For purposes of this requirement
"significant physical development" does not include roads,
drainage or landscaping but does include construction of buildings
or installation of utilities and facilities such as sewer and
water lines. This time period may be extended by the Board of
County Commissioners upon request by the Developer in the event
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that uncontrollable circumstances delay the commencement of
development.
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June 6, 1990
3. The definitions contained in Chapter 380, Florida
Statutes, shall control the interpretation and construction of any
terms of this Development Order.
4. Pursuant to Section 380.06(15)(c)3, Florida Statutes,
this project is exempt from down-zoning or intensity or density
reduction for a period of ten (10) years from the date of adoption
of the Development Order, subject to the conditions and
• limitations of said Section of the Florida Statutes, provided that
physical development commences within five (5) years as provided
in Paragraph 2 hereof.
5. The applicant or its successor(s) in title to the subject
property shall submit a report annually, commencing one year from
the effective date of this development order, to the Board of
County Commissioners of Collier County, the Southwest Florida
Regional Planning Council, and the Department of Community
Affairs. This report shall contain the information required in
4S. Section 93-2.025(7) , Florida Administrative Code. This report
r" shall be prepared in accordance with the "DRI Monitoring Format",
as may be amended, provided by the SWFRPC. Failure to submit the
annual report shall be governed by Subsection 380.06(18), Florida
Statutes.
r.. 6. Subsequent requests for development permits shall not
require further review pursuant to Section 380.06, Florida
Statutes, unless it is found by the Board of County Commissioners
of Collier County, after due notice and hearing, that one or more
r of the following is present:
YL
z'
Kn
U0153
.tc .6-94•.1• 7
June 6, 1990
r"
4. a. A substantial deviation from the terms or conditions
of this development order, a substantial deviation to the project
development phasing schedule, or substantial deviation from the
approved development plans which create a reasonable likelihood of
additional regional impacts or other types of regional impacts
which were not previously reviewed by the Southwest Florida
Regional Planning Council; or
b. An expiration of the period of effectiveness of this
development order as provided herein. Upon a finding that either
of the above is present, the Board of County Commissioners of
Collier County may take any action authorized by Chapter
380.06(19) , Florida Statutes, pending issuance of an amended
development order.
Tit
7. The approval granted by this development order is
limited. Such approval shall not be construed to obviate the duty
of the applicant to comply with all other applicable local, state
or federal permitting procedures.
8. The definitions contained in Chapter 380, Florida
Statutes, shall control the interpretation and construction of any
terms of this development order.
9. It is understood that any reference herein to any
governmental agency shall be construed to mean any future
instrumentality which may be created or designated or successor in
interest to, or which otherwise possesses any of the powers and
duties of any referenced governmental agency in existence on the
effective date of this Order.
10. In the event that any portion or section of this Order is
determined to be invalid, illegal, or unconstitutional by a court
or agency of competent jurisdiction, such decision shall in no
•
manner, affect the remaining portions of this Order which shall
remain in full force and effect.
-18-
00154
/t'
- '
June 6, 1990
11 . This Order shall he binding upon the County, the City of
Naples and the Developer, their assignees or successors in
interest.
. .
12. This Development Order shall become effective as provided r.
'.../
i, by law.
t 13. Certified copies of this Order shall be provided to the . •
Department of Community Affairs and the Southwest Florida Regional
.; Planning Council as provided in Section 380.06(25)(g), Florida.
e '.
Statutes.
.... , .,.
.57T, DULY PASSED AND ADOPTED THIS 6th DAY OF JUNE
, 1990.
ATTEST: BCITR ;;OTTY ; I SSIONERS
COIE : NY, COMMISSIONERS
13114cfLV,10‘ Apy,& ./416 BY: 1..
4., .
' k...:
APPROVED AS TO FORM AND
ti LEGAL SUFFICIENCY:
. .e
Fo, KENNET B. CUYLER'
COUNTY ATTORNEY
-19-
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June 6, 1990
•
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p
i •; LIST OF EXHIBITS
f. HALSTATT DEVELOPMENT ORDER
Exhibit "A" Legal Description
s Exhibit "B" Interlocal Government Agreement
Exhibit "C" Development Agreement
Exhibit "D" ADA and Sufficiencies (by reference)
Exhibit "E" Access Intersections
Exhibit "F" APF Ordinance
Exhibit "G" PUD Document
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June 6, 1990
a■ Oh' 'tl' — EXHIBIT "A"
HALSTATT PARTNERSHIP PROPERTIES
Legal Description
All that part of Section 24, Township 49 South, Range 25 East,
Collier County, Florida, lying easterly of that 100 foot canal
' right-of-way as described in O.R. Book 154, page 6, Public
Records of Collier County, Florida;
ALSO
All that part of Section 25, Township 49 South, Range 25 East,
Collier County, Florida, lying easterly of that 100 foot canal
right-of-way as described in O.R. Book 154, page 6, O.R. Book
873, page 1879 and O.R. Book 873, page 1882, all of the Public
Records of Collier County, Florida;
LESS Golden Gate Parkway (C-886) as described in O.R. Book 465,
page 275, and O.R. Book 465, page 278, Public Records of Collier
County, Florida;
ALSO LESS those lands as described in O.R. Book 194, page 603 and
.O.R. Book 640, page 229, Public Records of Collier County,
Florida;
ALSO o.
All that part of Section 26, Township 49 South, Range 25 East,
Collier County, Florida, lying westerly of Airport-Pulling Road
(C-31) and northerly of Golden Gate Parkway (C-886) ;
LESS that portion thereof as described in O.R. Book 539, page
370, Public Records of Collier County, Florida;
above property subject to easements and restrictions of record;
containing 1601.39 net acres more or less.
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4.- 00157 1
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June 6, 1990
!e.7 %: EXHIRIT "B" .
5:.fL,
.` l�.k.. AGENDA ITEM
124.
• . RESOLUTION NO. 89-5876 _S/111S9
.
C,n,`+f,4. { a ?t:y� f• .', A RESOLUTION AUTHORIZING THE MAYOR AND CITY CLERK TO EXECUTE AN
it'
' e ec Wv.. w1 INTERLOCAL GOVERNMENT AGREEMENT WITH COLLIER COUNTY, FLORIDA, FOR
w 7.!.If�t /�''r jt., APPROXIMATELY 354.00 ACRES AT THE NORTHWEST CORNER OF GOLDEN GATE
r+'� '6 .:-'•;7 PARKWAY AND AIRPORT ROAD; AND PROVIDING AN EFFECTIVE DATE.
;c�y ./- j4+ rt.� WHEREAS, the Development Agreement with Collier Development s.
1t•Y ".0,0k-,1".'ei 1 ri J . Corporation for property at the northwest corner of
i.+ Ltl•2r;w i:r;f.:, Golden Gate Parkway and Airport Road, voluntarily
I ,C.14-,..:1.`•9,%r �r« �f,t.y:Yh,,;':.' annexed, provided that the City enter into an
x.• �''` '!' . a .r{yA'./ Intcrlocal Government Agreement with Collier County;
. 14�F_•" tj ;17f;'ly.e and
:.,',"41.1":41P:-
;
. June 6, 1990
i,`_;� ~ INTF.RIMCAL GOVERNMENT AGREEMENT
:43;.:
▪ �i -• This Agreement, is made and entered into this qrh day of
`"ky� +�' % �=:'1 May , 1989, by and between Collier County, a political
ti �Ii;� �1,•,•.I subdivision of the State of Florida and the City of Naples,
y riJ4 .1
y, •sl•'�;. x �fn Florida, a municipal corporation, pursuant to the authority set• ▪ •
forth° forth in Section 125.01(h), (p), and Section 163.3171(3), Florida
Sa
J4•'t:)
, Statutes.
▪ x lr a / ' .e'�a
• , :✓r Z • q..
PECITAt,5
,4,rj.,4.,ms {Hf '
) . •
u A. Nastatt Partnership, a Florida General Partnership, .
• S. r w�.A„4.g;' ;� proposes to develop a Planned Unit Development (PUD) project on
�� l approximately 1,601 acres, project qualifies as a
�'f .grti1••�'f' '''%'`'`'- Development oC Regional Impact (DRI) pursuant to Section 380.06,
1is :"s
,;,�,�,'. /'L"�+.�.-t ' '�' Florida Statutes. The POD is an integrated community development.
.r%.:1 , •r.,.:.:•
• n)••. r,"-
B.
..
�!L'` �+ i B. Approximately 354 acres of the DRI were annexed into the
K•Y,w•_ k • '' City of Naples and the remainder of the project lies in the
"^y4 _ .tiy' -:'r4 unincorporated area of Collier County.
.ii—ige!. . .r'"'%4 C. The County and the City recognize that a majority of the
l ~`; -' ., ''iii. I land area comprising this proposed project and the urban services k.
��'`�r =• � �„� necessary to support development of that portion of the project.
%r+:g
;, rT/44- +rwA..., _ 64, are within the jurisdiction of Collier County, and that most of
.(''14.04.L."-2.1 El ; �y1Jr1
.w :'). !t.; the regional facilities and resources to be impacted by this DRI
t':?;;...
•.,4. e....4 •?2. rt•:. ;:,.i are located within the County. .
: e �,�,'K"r1.e.;:� � 1 D. The City has entered into a Development Agreement with
r. y !
;' ,l• r 3,v4'N Nalstatt regarding the uses to be allowed within the portion of
• fi1 '(°,P=1• ,• the DRI located within the City of Naples after two (21 public
�, y5 s r;-A.V. ;s.::� hearings and has requested that the County process and issue an
r g,N
��,k�-�`•;!' � rn'r appropriate Development Order and PUD Zoning for the entire
,r 4' / � 'Xxj � ' project, including that portion within the City.
-• :65' �...ef r
,. • ••,FA ►'-.41.4 E. The County and the City agree that the rezoning and DRI
••!t-r t;4:-, t ,1
• Z ' cS'•' + j•::'4'Z4:f,:;!1 review and approval procedures for the entire 1,601 acre project,
�`▪ 'u1:''')..-✓ . f•C-p;'+'•;S including that portion of the project within the jurisdiction of
,`/� �' � ' p' 0, the City of Naples, should be conducted by one entity, Collier
4�j•.;�?�� „71f 0;'jsi County.
ry �+.
• L I !' e `•,. NOM, TNERF,FORE, in consideration of the public benefits Of
.�t. a �.t�� i3O.:,: -•'
i,'i l�..=q .y„tiaareat-a',Y),;?;0 coordinated planning, Collier County and the City of Naples hereby
4,.. . -. t,y ,•.•.t .
i"�•,-•.s+ ! 'k=.' agree as follows:
r.•"r
pa 89.58.3c
, - (A)1 59
,.,,,g
9. 4. a3
June 6, 1990
'', ;,.'{j•{�: ..•,•; 1. The provisions of the Recitals are incorporated by
....,../' reference herein.
' +�70rl tnel 2. Collier County shall process and review the Application
l >... 'Vii*`.
*���:,.�,�;,.f:J,II for Development Approval and Planned Unit Development rezoning
.. L �YKj.-�� petition and issue the appropriate Development Order and Planned •
'sAn.,4 " S sl Unit Development Zoning Ordinance for the entire project. That
''''''s
b ''N•, i portion of the Development Order and PUD affecting property within
r. y.0�
v �'' n�lyyy^yyy the City of 1laples shall not exceed the uses, intensities and
!.i •{�'v► i.P.:9 densities set forth in the Development Agreement by and between
';':14;::V;;;:'`41,:;.1,"0 the City of Naples and Ralstatt Partnership, a copy of which is
;.?l/fr ��(p� �'t? :, :•;_ ; attached hereto and incorporated by reference herein as Exhibit
''^`(�C,�`„s^ :.; 'A'. The City of t:aplcr. shall adopt the portion of the
�>,� • ` Development Order and Planned Unit Development Zoning Ordinance
_ ^r =.�'.° issued by Collier County applicable to the portion of the property
_'' , "..' ,; ;s;>-: within the City.
-T� �+ r
r r(•X�..•:.:•1 3. said PUD shall specify a single set of substantive
/
• 'C!" •".mil= standards for infrastructure./horizontal development for the
�• '.}^ .. - 1*-'' 1'.'•,'' project, including standards for subdivision master plans and site
40%51;Z- • ‘.4%.•".1
�t; hit 1 development plans. .
3y.�; g .�'1 z ,i 4. Development permits for vertical/structure construction
f :;,1"jj 4k i{,. for the project shall be subject to processing, review and
4 '�-y:' :43, di;j,� ?'1`r ; •r approval by the local government within whose jurisdiction the
I. ;tl. �• i;''4i. property is located for which such a development permit is
11/ '1' requested, utilizing the applicable standards act forth in the
`My•LS•..• •r�i,,{�y y.:r; PUD.
• >:n,'�`j '• ' Srrr1 r•3 5. The local government within whose jurisdiction the
"iZilr�r,,?;ti '1 applicable property is located shall process any PUD amendments or •
't4M..,! n r. jl
�.� " ' 1f��4r• Development Order amendments; provided however that Collier County
_,.,sic._ ti X�.. ti''l
�y� .-`. � t;;.i shall have sole jurisdiction to process any such amendments that
r•-,,';Zys '9",E•Ir4;.,.. constitute substantial deviations to the DRI (whether or not
<*i-" 9•16-17•Nt'
t• l � A:t property In the City is affected), provided the standards of Bald
• tt,,
l'•,:� i" '' tli fits Sr'; Development Agreement would not be exceeded by said substantial
�y,r., TY � .r, !
• ∎.T,�.op1; , 1K'•1••' deviation. In the event an amendment is proposed which consti-
°':�::; e• "+!P''�f': Lutes a substantial deviation to the DRI and which exceeds the
• , 7:L ' „ .„:4,11i,19., d:'::k
▪ `Via', S ykyl standards of the Development Agreement and affects property
f7.."-. Yh,llny
:TTY,%`,%.•
•
June 6, 1990•
.k";,'.:..••: in the City, both the City and County shall have the authority to•
review and isauo amended Development Orders and/or PUD's.
°•;S'„A1•'l'n,'e-4n'•".;'a 6. This Agreement shall he effeetive for • period OI
.-.,•17.-1...:;;';),?• ;'.e'' five (S) yearn from the day and year first above written. .
..' 4 •II 1 ice' , i
:v i . y`,?I ATTESxt COLLIER COUNTY
Te, }J0.(J /
jilit �+ 'C.f.,r < am ... .. .� •er y'I ' • • ..• airman
!.fJt a".;^ ra5n iY• BOARD OP COUNTY COMMISSIONERS
` r••j � a Approvcd'•ss to form and
�K�+t::t��','/.i1-•� •1e;1al,..eufficiency
•`., r ,.Y, t.. Kenneth y er/
''�=•,''/'. %ti,. ;1'-=-1 County Attorney
,'eVr,'i43:4: ,ma ,
...;:-.....,....t....,..4.,,,),,!;,,,,,:-;„ i TIM C Y OP NAPLES
a 4 Sr�5r ATTEST: U
y(ir.;'l‘. :•-• Cam---rte Bye VL • t�
rZv..Z(•;�.v;rPt f D IN .ayo
ar'kt,4�`�((.�-i.� t„ j Ja t Cason, City Clerk---- '
y,. ?�f"�'t.;f':.- Approved as to form and
• .1':T 'n. c • , ' leaa sufficiency
.•-k ; st. :ii (/i'avtd Ryndecs
��T . `' ' 4 y'>,C City Attorney
r `, ”
fi 1 •,
ti ,r3;'r ' ''��
fT
y. r. If
i. ; K r Wh'
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l.�tf r ,'.t 9 y.'
t., f 00.161
June 6, 1990
•
•.�p)'4 ,.' RESOLUTION NO .g4/--5-72.5i(
•,' 1' ` A RESOLUTION AUTHORIZING THE MAYOR AND CITY CLERK TO EXECUTE A
3 t,'#1T4 DEVELOPMENT AGREEMENT FOR APPROXIMATELY 354.0 ACRES AT THE • •
...ti;..:.• �,
_n-•'.4c'r.�,_ t:ORTti+EST CORNER OF GOLDEN GATE PARKNA'f AND AIRPORT ROAD; AND
%r: PROVIDING AN EFFECTIVE DATE.
r�;� �kai
'-'r'rs Sr�;�j WHEREAS, the Petitioner, HALSTATT PARTNERSHIP, has submitted a
• ;:�;.� Development Agreement for approximately 354.0 acres
',!• `7.1: at the northwest. corner of Golden Gate Parkway and
.:. 1:' :N.,1,104:',r Airport Road; and
ss' •-_,i•4:1'.•.' WHEREAS, following a public hearing, the Planning Advisory
4i�1,49 ' Board recommended approval of the Development •
r V.I$'Pr."`.:..c.: Agreement;
• -r�r�,L,,.j�.,;r, NOW, THEREFORE, BE IT RESOLVED DY T'i{E COUtfCIL OF T}lE CITY OF
ti.. ,i �S+`J s NAPLES, FLORIDA: •
,..., ,�f r���tii `, SECTION 1. That the Mayor and City Clezk arc hereby authorized
�,�'! - „ ., to execute a Developmendagreement for approximately
7'�'} "�•�''.. 354.0 acres at the northwest corner of Golden Gate
i'•ti:4!,,::•,^ :;;[ Parkway and Airport Road, a copy of which is attached
''•'° _f'+;if:i hereto and made a part hereof.
r SECTION 2. This resolution shall take effect immediately upon
',a�y wt'.r adoption.
'JS!k-t{y w p
: •oi.f.. %:s.
fa• 2 :3 PASSED IN OPEN AND REGULAR SESSION OF THE CITY COUNCIL OF THE
`�(' `c lfjy" CITY OF NAPLES, FLORIDA, THIS /.7� AY OF �rV4P4
x,14:0 1tgt" . . 1989. •v�,..d�)r�r,�sitil .fit /•_ ,J �*" or
.,.:-•'6'i`�'.f.,4 r" Eden J. PutzCll, r.
.:,T*
fi• �' . —rEST:
r ... '
�4' 1.:T..;-.I Janet Cason
'I'.1. wrr'
�
City Clerk
� t - I APPROVED AS TO FORM AND LEGALITY BY •
•, y Day • M. RY •ess
,*n,.^ -rIy:"s City Atto e '
,,, � 4 i•'• , Von
r
.. ,a :zy
•ms i��G,i1.Y� I 0 T C
f ••:•i , COUNCIL 0 M E H N•••yt�t• T ,;.:n•It.' MrJImCP: N n S 0 T
�;j+•r7 %,,,,,S1,4:476,4•11'' d Anderson-
:•`-' ,f/ •�'C McDonald
Barnett
-4" ^Av.. ..? - � Crawford X X
,,,,•,-..v.•*. t • y Graver X
,`f• , fit' Muenser . X
! •" Richardson
•�.i. 1 , tt X X }
�`.- ,,_ - - -.,t
l t •• , . y +g : +. ' ...+ •Misr^d 61 y'
'1.x1 iti .. ,:,,
•� )`;art,+%
x-'71 '^ :
rvr'tr .,.. .�
•
June 6, 1990 •
'.
• ,�?. =
%:..rs;;K DEVELOPMENT AGREEMENT • .
t.:% ,' This Agreement, is made and entered into by and between
% ••1' HALSTATT PARTNERSHIP, a Florida General Partnership, located at�:fi. y 2600 Golden Gate Parkway, Naples, Florida, hereinafter referred to
=Y r,=Y as 'Developer", and the CITY OF NAPLES, a municipal corporation of •
1f may,�
5.• ,e.A- the State of Florida, hereinafter referred to as "City,' pursuant
'l` i3.i.
▪ K''•'o''�k S to the Florida Local Government Development Agreement Act
r"��7
�` ski (Sections 163.7220-161.7241, Florida Statutes (1987).
t'a�+�t '�•� R E C I T A L S:
A. The Developer holds fee simple legal title to the real
o:Al-,1,11;,,Y.:
;� ;cYj; ki1 property (the 'Property") located in the unincorporated area of
ytl7r1+.tC; Collier County, Florida, said Property being described in Schedule
_iY•,• ti
'YZ.7lTki°'t "1' attached hereto. The Equitable Owners of the Property are set
.i�jry;-`fi:' •∎•',{; forth in Schedule "2" attached hereto.
• „t° �"�:'• D. The Developer and the Equitable Owners represent that no ,
flip tiN; . l
i1 obligation or undertaking is barred or prohibited by any
"•4r�j;+„?Jr contractual agreement with any other person or entity.
l r1J`l:',C:1
. c ,j C. The Property, which comprises 354 acres -+ore or less, is
•"�' •
;� r1»-• • Included in an annexation report titled "Naples'Annexation
'•'. > t Proposa•l," dated July 29, 1987, prepared by Paul Piller and
`: rr� .
c4. "R;r Associates. Said report recommends that the Property be annexed
••.r, ••spi k into the City.
D. The Property is also part of a proposed and planned
• ° `�! community development which includes adjoining properties located •
�
4;4;:i.-01-w ,s4 j'j�'7 in the northeast and southeast quadrants of the intersection of
. Golden Gate Parkway and Airport Road.
yr : i„ �� � E. The City deems annexation of the Property to be a vital
,l
"y;. t• "� part of its overall annexation plan and that annexation of the
'� air
y74 ��pp!7�C`l Property will be of substantial benefit to the City.
'� 1 F. The Developer and the City recognize that the Property
ei�-Y 4;r,
,� is an integral part of a large, planned community development
.� =Lj; "lam
?t {, ;f which includes approximately 1,601 acres. The Property will be
s:} rr�v••• %
:• ;ly • );�( part of a Development of Regional Impact (DRI) and must be
� ' reviewed and approved by local government pursuant to Section
lZ
i � ��j 380.06, Florida Statutes.
rrv; i
'fir •`;Sry r . . •
. 4 �'9-i9' u u
G�—�"G� t G3
June 6, 1990
' A1ti;yK 3 G. The Developer and the City also recognize that a
',r,}'i1,:f majority of the land area comprising this proposed community
'4.00i 41;
development, and the urban services necessary to support
,'.0 'f. development of that portion of the community, are (and will be
r��Rh}{} located subsequent to annexation of the Property) within the
�--�i jurisdiction of Collier County. Most of the regional facilities
*44 and resources to be impacted by this community development are
RCr „2n~ located within the County.
•r �:
;.Air✓�� H. The Developer and City agree that the rezoning and DAI •
C � c
/A7*) review and approval procedures for the entire 1,601 acre community
'•. 34:1WA:� development, including the Property subject to this Agreement, 1
;';f}f^;�� should be conducted by one entity, Collier County, although the
:a.,I= 3
.,.:..,',f,.Fr.
:: �e•,,:�Z majority of the DRI review and approval shall occur subsequent to
`r-12.' Fe: annexation of the Property.
'J •';F`+'t 1-1 NOW, TIIEPF.FCRF, for and in consideration of the mutual
v1:'.r%
41!. covenants, conditions and representations contained herein, the
-1,{?I /4
rid '{K parties agree:
t.w t., 5
;�ffpl 1. The Recitals are incorporated by reference as if
`5c j repeated verbatim herein.
,,;�� 2. This Development Agreement is entered into pursuant to
'.i:1:t �`"' the authority of Section 163.3220-163.1247, Florida Statutes
•'� .-KN.
'% it
+:i•. (1087), the Florida local Government Development Agreement Act,
74101�' herein referred to as the 'Act.' The Developer consents to the
,.
4- ;�1 ,
rr� Property being annexed into the City in accordance with and
vlTw"'4i` ��4.1 expressly contingent upon the City's compliance with the terms of
.4, rs{: ''�-`
: • -;4 1��1�. this Agreement including Schedules hereto. The parties
`.:, ,, (.✓' 1 acknowledge that the City has requested and invited the Developer
(-07.:y to consent to and petition for annexation of Developer's property,
•'•*'.yu,�+C. that the City has represented to Developer that the terms of this .
V"
^� .`� Agreement will be the terms regulating development of the
'',�• ..pi:,k Property, that Developer is relying on the City's actions and
Kfwtv4
. G � representations and that the Developer has changed its position
' and would be changing its position to its detriment if Developer
,r .•''.$bti'2.,
• y �; �. would not be able to rely on the actions and representations of
,vas
.e'x+• 1>',r the City. The City therefore agrees not to place any additional
411*44 ii
;ems '4- height, density or other restrictions except those already set
44i .":{
• r.4,...
...‘c70..•)". .S9-46 ac' MI c•3
C
June 6, 1990
' 4:rVii forth in this Agreement on the Property to be annexed. The City
�ti1ry ' Y
•I':+C�4 also recognizes that it is estopped from requiring lower building
::,:', 4� 4 9 g
it heights, lower densities or making restrictions other than those
'.103 already set forth herein. The estoppel is based on the City's
✓ t request and invitation to Developer that Developer consent to
Developer's property being nnexed, the representation by the City
;:i that the terms of this Agreement will he the terms regulating •
',3r� development on the Property, Developer's reliance on the City's
•�1h'r
;;���'Y' actions, changing position and•that such a
.r.+���,l!, actions the Developer's chan In its
ti �•tl changed
.1 g position would he to its detriment if Developer would not •
,7A he able to rely on the actions and representations of the City.
::': 2'•;r•: 3. The standards set forth in this Agreement shall govern
< .} ., development of the Property and any conflicting standard in the
.�.!*7 J;?'!, City of Naples Zoning Ordinance shall not be applicable.
;•4:.41`4*:•.
'ir.0 •e, 4. The City agrees to use its best efforts to effectuate an
f� �`fC Inter-local Agreement with Collier County to have Collier County
i process and review the ADA and rezoning and to issue the necessary
i . r+• Development Order and PUD Zoning Ordinance prior to the effective
:1‘ R.- •:
/ date. City agrees that said Inter-local Agreement will authorize
"Y „,..,.,,,z
? ,••�:•i Collier County to issue a Development Order and to grant PUD
,')�:}r,'4i'
l �1 Zoning consistent with the provisions of this Agreement.
if
;';.- S. The duration of this Agreement is five (5) years from
�Ztrr
,. �?t s its Effective Date, which period of time may he extended as
r r• provided for in the Act in order to provide to the Developer the
-ta
`.,�{. `tsr...■I♦d�♦ aszurancr, and certainty of the development as detailed in the PUD
4 and DPI Application for Development pment Approval and Development Order
44;
approved by Collier County for the Property, and as contemplated
5. As� in the Act; as well as to further the other objectives set out in
.-t41i' Sections 163.3220(1) through 163.3220(5), Florida Statutes
��� (1987).
^..4.,`�L'• • 6. On or before April 30, 1989, Developer agrees to submit
Cyr .K• to Collier County and the Southwest Florida Regional Planning
`O ' ' ' Council (SWFRPC) a Request for Rezoning to PUD and an Application
.,.+ for Development Approval (ADA) pursuant to Chapter 380.06, Florida
"24 v_ %
��, Statutes (1907). Said ADA and Request for Rezoning (together •
':∎ ;Ai,. ..t.5 • 'Application') shall encompass the entire 1,601 acres, including
..:. .
. 00165
June 6, 1990
.
:=tip: :,
:N •t the Property to he annexed. Said Application shall be consistent
. � .j P Y PP
4,.;, with the contents of this Agreement and the Schedules hereto. The
"• City Council has reviewed the Master Development pment Plan (Schedule
::-..;' %%4 J ,
•
I7) for the proposed community development including the Property
:i24.2' subject to this Agreement, which will 'be submitted to Collier
:e .t.f County for the necessary approvals. Attached as Schedule '3 is'a
.rt. copy of said Master Development Plan, which is hereby conceptually
approved by City as the Plan of Development for the Property,
;,..".4V.-7,..l•
t'fri, subject to a finding of compliance of the Collier County
'f "i ! P
i
l;$��. Comprehensive Plan, as the same may he amended.
y's0 7. Attached as Schedule '4" is a Land Use Summary for the
•::� t.. y
�,
t•? i Property which sets forth the land areas and various land uses for
;•r;: the Property. City hereby approves the Land Use Summary (Schedule
' ;; '4') and the Commercial Use Classification attached as Schedule
''•i': ' 'S,' and the uses, intensities and densities set forth therein.
,%i s 1
-£fry.
°••i.': 8. On or before June IS, 1989, City agrees to institute and
'..7...:,:„.•
p:r,'� actively pursue an amendment to itn Comprehensive Plan, as•:y�'.'n 0. authorized by Chapter D80.06(6)(b), without regard to statutory or
.It! K local ordinance limits on the frequency of consideration of
r:i amendments to its comprehensive plan. Said Amendment shall
Mincorporate this Development Agreement or the contents hereof as
+••zi the land use guidelines for the Property,T Xis p. y, and shall make all
j .}';!yj changes reasonably necessary to accommodate the land uses and
�•(A11-71 intensities of development and the population densities set forth '
=`,%S'":�';' in this Aoreemcnt and the Schedules thereto for the Property.
•':.TY:i.,.**1111+'' City agrees that UPD (Urban Planned Development) is the
', !p� j appropriate land use classification for the Property.
Y''a 9. The City G agrees
.i7Vi:. e y g ces to accept the zoning and land uses,
f4N v. intensities and densities and restrictions found appropriate b
-0 rF�t by
:aif.10i4 the County as set forth in a Development Order and PUD Zoning
./... .�
{f �; s Ordinance; providing said land uses, intensities and densities do
Y .:ft l not exceed•those set forth herein; and to adopt a Development •
`
,¢.,. Order for the Property consistent with the one adopted by the
T Kiy'r
T4i1 PXj County within 60 days of adoption by the County of said Develop-
'- . 'sent Order, if adoption of said Development��..1 p pment Order is required by�c . rr/
", +. fi Chapter 380.06 or other law or regulation. •
•
.. t:#`y
•
.7":V11:"";+/fir
1
June 6, 1990
=p 10. The City agrees that the development criteria set forth
in Schedule '3' and depicted on Master Development Plan are
7
'rw) compatible with they objectives of the City for the Corridor
.,A
'f2N Management Plan for Golden Gate Parkway and that City will not
t adopt or agree to A Corridor Management Plan for Golden Gate
Af;; Parkway that is inconsistent with the standards or Master
. .F; Development Plan for the section of Golden Gate Parkway abutting
;c the Property.
,...' 11. After due consideration and the requisite public hear-
�?40 77 logs, the City makes the following:
FINDINGS AND DETERMIIIATIONS
:::$1,:t.
ji,i1,.; (a) Annexation of the Property is in the public inter-
-/ est.
°,y' . (b) The Property is part of a larger development and
::_1.3,-;;:i: Application for Development Approval (ADA) constituting a 1,601
0 acre community development. Further, the 354 acres to be annexed
✓�, by the City is an integral part of the overall planned community.
. BSI
•4°I It is therefore essential to the viability of the planned
.9
!1�an tl
."l'•� community that the PUD and DRI plan approved by Collier County
:411 remain in effect after annexation of the Property.
%ii; (c) The Master Development Plan and other Schedules
7■14.
: ti adequately address issues related to public health, safety and
,,! . welfare; and there is no necessity to place any additional condi-
:151. 27a-,;f'i dons, terms, restrictions, requirements or limitations of any
:::Y4, kind upon the development of this property, other than those to he
ea-q found in the PUD and DRI Application for Development Approval and
- r;-riC.;
'e;j{!:
r1';:t-�� Development Order to be approved and adopted by Collier County.
:;:41,�y (d) The Development Agreement promotes and guides
.,i appropriate use of the property, assists the City in capital
--.42,14 improvement planning and comprehensive planning, promotes economic
" `f`! use of the land resources of the City, and encourages private
� ;y participation in the comprehensive planning process.
, d'.1 (e) The proposed development of the Property is .
r consistent with the goals, objectives and policies of the
-14-4
Comprehensive Plan adopted by the City and land development •
regulations to be adopted pursuant thereto.
5 J.;f.
ytia
59-/9. 3/
UUIE6'
June 6, 1990
(f) There are no conditions which would cause the
'.1▪ n Property to be currently identified as an Area of Public Concern*
and the proposed development is compatible with surrounding land
i,S+l
Yi
iuses and adequately protects and preserves the functions of the
. natural areas on the Property so that 'the proposed development
would not, in and of itself- cause the Property to be Identified'
.','y as an Area of Public Concern'.
.. "•
..j (g) There are no objections on the overall planned
%• � community development proposed for. areas adjacent to the
. ,' annexation area.
-4:;':J (h) There are or will be adequate public facilities to
/-.....C=
^ f;}; serve the Property, including eater, sewer, drainage, police
`rJ
'+; : protection, fire protection, schools, transportation facilities,
,a'f i
,,:'-`' and recreational facilities. The City currently has sufficient
JtZ.
;`•t". water and sewer capacity. The City will provide police and fire
sir+fi
'.7`:1 protection and community parks and the adequacy of the same and
O7� schedule of improvements are addressed in the Comprehensive Plan
•>:t; for the City. Collier County will provide parks and
,l.o, transportation facilities a-.d the adequacy of the same and
t:. schedule of improvements are addressed in the Comprehensive Plan •
;F,t:it?1
•:fly for the County. The Developer shall provide on-site water
){ management in accordance with the standards of South Florida water
jW;;YI Management District.
l,
74 12. This Agreement has been approved by the City following
?j LS two (2) public hearings as follows:
'cX•Mq;
`^Y::.1.• (a) The Planning Advisory board, as the City local plan-
ning agency, held a public hearing on 1/31/89 (date) pursuant to
Y. +jj I a notice thereof published in the Naples Daily News, a newspaper
Y.
�;}rqVAii,
of general circulation in Naples, Collier County, Florida, on the
°✓• yj. 24th day of January , 1989.
4,1).:(.1 (b) The City Council held a public hearing on 2/15/60
b !�
rt pursuant to an advertisement published in the Naples Daily News, a
newspaper of general circulation in Naples, Collier County,
:4e3r,.• 7 Florida, on the 8th day of February 1989.
:3,u 6 _ _ .. .....
n5.': (c) At such hearings, the comments of members of the . •
•re,• +�
::Yy!�.�. public were received and considered, and the City Council, having
.•:-.•7•C•l,�it• , •
•
• 00168
June 6, 1990
jK con, .Jered such comments, and having c� .idered the
..-r:i
recommendations of the Planning Advisory Board, has adopted
f
'r.� Resolution Number69-575L on 2/15/89 , authorizing the execution
" 3'+�•tt of this Agreement.
•'!'�t 17. The Property is in the water and sewer district of the
.1 City. The City agrees to extend water and sewer service to the
K; Property within two (2) years of the Effective Date of this
" .4 Agreement at no cost to the Developer. Such water and sewer
1a
'* systems will he adequate to serve the Property, and standard
'!`., connection charges, rates and fees shall be applicable. The
, Property may be served with City sewer facilities upon the payment
,, e of applicable systems development and other appropriate connection
,.,
;._;); charges in accordance with the rules and regulations of the City
::,t,
-;;1 Utility Division.
r,
,�`i 14. All local development permits required for development
J.,./ of the Property shall be issued by the City in conformance with
r.:-5.:1
the allowed uses of the PUD Ordinance and Development Order to be
,krt issued by Collier County, providing the same do not exceed the
?;7;:;....: uses set forth in the Schedules to this Agreement. •
qty
,Ii4 15. The conditions, terms, restrictions and requirements to
X7"!1 be contained in the PUD and DRI Application for Development
FT.f
NApproval and Development Order are intended for the protection of
:.
,!:' the public health, safety and welfare of the citizens of Naples
k
1;
�, 11 and shall be binding on the Developer.
.' :J 16. Any failure of this Agreement to address a particular
','•2
s�'>.� requirement, condition, term or restriction shall not relieve the
^t. Developer of the necessity to comply with the appropriate law
:',75.nf 1 which is herein deemed to be the PUD and DRI Application for
N:.
, j Development Approval, and environmental and water management
permits.
,Lf*;33; 17. The standards and requirements in the ADA and proposed
PUD document and to be set forth in the PUD Ordinance and the •
Development Order shall govern development of the Property, and
,i any conflicting standards contained in the City of Naples Zoning
IF. Ordinance or in any other regulation or ordinances otherwise•
5-'''+`-' applicable to the Property shall not be applicable thereto.
."-'41-P,::1 .
...:"�^: ..
•
, e 5-9../9. ,
u0169
r
June 6, 19901
•s,
;y IS. The City agrees that the Developer has and will expend
'_;i Considerable time, capital, and effort in Obtaining approval by
Collier County of the PUD and DRI Application for Development
Approval for the Property. In order to provide the Developer and 1
Ali i
-S'.'. the City assurance, certainty, and encouragement for a stronger 1'
`4y
:;x3 commitment to comprehensive and capital facilities planning, as ' 4
.:.zi
y well as all other benefits contemplated and set out in Section
r
4 163.3220 of the Act, the City hereby agrees that the City will
:-,`I accept the terms And conditions of the PUD Ordinance and
:e Development Order as approved by Collier County, provided the same
^;:.1 do not provide for uses, intensities, densities, or development in
;`,? excess of that provided for herein; and will amend its Local
i,4�.
�t Comprehensive Plan to accommodate such development.
.; 19. The City recognizes and Agrees to support and
•':"i participate with the County and the South Florida Water Management
>=!f:' District to correct the outran drainage problems which plague the
: !{ Developer's Property and other surrounding properties in the area
proposed to be annexed.
•2...i.:1.! 20. The parties understand and agree that the Developer may
';ti:. act in reliance upon this Agreement and to the degree that such
;ja
".1.14; action and reliance occurs, the development rights as set forth
~'0. herein shall be deemed to vest in the Developer and its successors
j1h`
(v
AA in title. The City hereby agrees to incorporate into its Local
� 7� Comprehensive Plan by amendment uses set forth herein.
.);';11 21. fly execution of this Agreement, Developer/Owner hereby
'"! .
:.•ee. petitions the City of Naples to voluntarily annex tLe property
}j_I described in Schedule '1.' The parties agree that a de-
`..„f:y
'it annexation proceeding shall not be a remedy available for failure
110, to perform any obligation under this Agreement.
:/F.,�ri11
22. This Agreement shell become effective on the date that
I' ; annexation of this property becomes effective.
•
z
;Y ,Y
3,
*AIi
r
..1 UU.1 7(1
. e'— 5.9' /9. 3,z
I
June 6, 1990
?" WIT CfSC5: IIALSTh,i PARTNERSHIP
i
Or , ... ,� Al
`r
ATTEST:
•,_qq THE CI. 7 OF PLES 1
.2r/e/c4r Ca,-ar,.. . / ill.
y Clerk EDWIN . PU EL , ' •or
'1� J AJ;, :d a; 1:
i
: LO
STATE Or rnrDA, C'
COUNTY Or COLLIER. / C. A%sruy
' !
:.:::1 I HEREBY CERTIFY that on this day, before me, an officer duly
authorized In the State aforesaid and In the County aforesaid to
take acknowledgments, personally appeared Lamar Gable, authorized i
=.'j agent for the HALSTATT PARTNERSHIP, to me known to be the person i
", described in and who executed the foregoing instrument and he it
J." acknowledged before me that he executed the same.
;,':'4 WITNESS my hand and official sal in the County and State
it afores4id'ithis 11£i'4: day of 4,2 Itltty , 1989.
,�•i (SEAL),` , _ N 4.�•O/1{ 0,Allit t
NOTARY PUBLIC
••LEI My commission expires: . .-
' y • � �:• 1:oiriY NDLK STAR U MARIA
'ox ,,,..� ,,., IT/COTO.AN(IP CCT.13.1792
SUotn ear CDTMAL 6S.U.O.
:fit STATE OF FLORIDA, ,
"..,;;;4 COUNTY OF COLLIER.
AI HEREBY CERTIFY that on this day, before me, an officer duly
%:y] authorized in the State aforesaid and in the County aforesaid to
`; personally a take acknowledgments, personall appeared EDWIN J. PUT7ELL, to me
known to be the person described in and who executed the foregoing
•:j.•.: instrument and he acknowledged before me that he executed the
1=1 sa-e.
1 WITNESS my hand and official 'real fin the County and State
h, last aforesaid this ]jrJ day of h�o,rck„. , 1989.
Div
vi-.%
'„y- (SEAL) N ARY P BLI
,; Hy commission expires:
%f'. )(dog/.13t,Shah Sl.ei�e
ri,4 Si(w+hdwa byres M}17.1117
• err,r.I.,too......,e..
4
f ...
..
,_ . . .
7
. .
,
. . , , .
. .
. .
'=r'
j1.I .
ft;
i
_=;; 00171
.
fA j
. . .y ∎ —9,e..5-9-,9. 35"
June 6, 1990
>1 ,
'�j •
"'k4,• SCHEDULE 1
`rte LEGAL DESCRIPTION. - i
PY•.
;', • '
y
t
• That part of Section 26, Township 49 South, Range 25 East, Col-
;:a lier County, Florida, lying Northerly of Golden Gate Parkway (C-
006) and Westerly of Airport-Pulling Road (C-31). .
%;13 . EXCEPT that portion thereof being more particularly
~Fi . described as follows:
Commencing at the Northeast corner of said Section 26;
'r.. %) THENCE South 89'25'40" West along the Northerly line of said
"= Section 26, a distance of 100.01 feet to an intersection
"i';:.1:% with the Westerly right-of-way line of Airport-Pulling Road;
;; THENCE continue South 89'25'40"West along the Northerly
'`y1. • line of said Section 26, a distance of 330.00 feet; THENCE
Iii' leaving said Northerly lint South 1'30'00' East parallel
44 with the Westerly right-of-way line' of Airport-Pulling Road
' 100.01 feet to the POINT OF BEGINNING;
'stir. ' ' THENCE continue south 1'30'00" East parallel with the Wee-
"ti1. terly right-of-way line of Airport-Pulling Road 1,219.99
;W1 • feet;
't'•',, THENCE South 09'25'40" Nast parallel with the Northerly line
`:,t of said Section 26, a distance of 660.00 feet; •
f:n THENCE North 1.30' 00" West parallel with the Westerly
;'.1 right-of-way line of Airport-Pulling Road, 1,219.99 feet;•i ,ly • THENCE North 89'25'40" East parallel with the Northerly line
;''q.A of said Section 26, a distance of 660.00 feet to the Point
, �,.. of Beginning;
,Z4 • This description contains 353.90 acres of land more or less.
,' kb
•
f 1
r
•
LL
4
•
iki .-. ....._ ... -- ... ..__ .. .
,
: 1 0017.2 .
•
PL-0./e-.5-9-7.9. 3 4 .
June 6, 1990 •..,. .
a:1,, % . - . . . .•. .... • PAC
•
1� . • SCHEDULE 2
`S
,;:
OWNERS SCHEDULE OF EQUITABLE OWN .
's; Lamar Gable, Harold S. Lynton and Juliet C. Sproul as Trustees .
{ for Juliet C. Sproul under the Will of Barron •Collier, Jr.*,
and Harold S. Lynton, Lloyd G. Hendry and Edith Collier •
' Sproul, as Trustees of Edith Collier Sproul Trust.
Irat
.
z i
yam..
. �is L
• ;.i {• YID
t'
p 7'
•
(HST i3
.
June 6, 1990
r
UVNGSTO'RO. , i
•
.P ...•—• ..� •
• ;�. '.`r;0�1 .tr,� a• �8.L0."
RE57pCNTIAI , � ', S /r • •• 5:1••
NOG DCA}1000 .1YF7:ypp�0A•!4,1, .:t∎-# S'1(''Oy c3 1 .t!'••o '''',. 9 a_ /IL 7)),... - iik. tz,-1.. 4•140fft,c,t...IV( , . —...1 i oq • O.' t.i ,
•
Cu,.l t./A,rr�-•v= •J' ••,9.1„,,,,,..b ,•, 1 •� .�� � .i •"i�q�X1 ^'�'���Ftf t•fir.4_•...T. Q
;.3Y, 0 O. lO:J.' jl.'.Vsy;;
Ta.nr,tO.r ...vuu •/bsy ,fit P� T�?u... •• p '04 r` '•,1"' `11
• F...;\ }/1�yJ�� p�t 1�•Yw.•.� �1.`` '.• '•1p'; •'c .iriir�t
_......-. 1°,• ^ •' r t�,••�. ter.i • .. • i
r M!...vam./_� .t hff A lfr�r� Ort I 1
RESIDE-NTIAL .-....•-.---. • ..•`1 1.4..,..".' t �A-.f 6. ,y` I, ,3„.,,,,,,.. .!io. • • s
` `
1`� �:� ' mo` .., : , ; s 'i ! .I 1
, _ _7 � t . ; .rr �
a a'•,..^; '�l a�' J �• + rt:
J i� ' 0�,. • i• �l 4;c •'Sii.� �{ •
i ��,' �:Y. Ott �eS •• a? r •t, aC".'1•+,
„„.• ••II l ' i +V 1.it,.. 0� ' ?' :.L ' (+, _ 1!C �� 1tj,, t
-•.._-- c.:.A:n AfC PiwiwaI ..__ .r4.r h�.,a�A.,::/...1't�.p'i 1•%: i*_tom•, v J Q..
.'i 4 ' •' SiMeiga9 if,. : 4.4414046. ,-.r.....-• • • 440--,,'?,,44 ..f,',..7:■■■'',1! •• 51„Fr . .,
t. t� `� tl ,t7i'.o Jp
SITE DATA A ••'!K. •;.e;r ` `,•NI . ' •it,�01I <• i•
TOTAI.AL
W.00 •.. . ..�` a�• •C u,r••..• I y Q. s
Torn NO CC CCJ,TNL *L 1•u3O • _ �.�C 1 Q r,C.. ..�* ."L•�1, I•
TOTAL VrtVCOwaD,GU,rats y,.� oir0 `;, , .
` coo cwau iv, wr Q1J1 naru 1 ^ ,.� ' pO . .1c. 3
1 C X.1XJI CAT(UEM,PAM / OW w.nu...-I \ •
/ t^ ..... -. RESIOENTLAL • •\ al -
{` NEIGI BORHOOO
::• :.p(an :)-• ,
w.r•r.•tOM•IN•r•rrW
, s'9-r9.381 oO1
o
•
x
r
June 6, 1990
s
• SCUEUULE 4
LAND USE SUMMARY .
HALSTATT PARTNERSHIP
• AREA TO BE ANNEXED `•
I
. Acreage Breakdown
Residential 122 Acres
Office/Commercial 30 Acres
I,,
it
Open Space (wetlands, buffers 202 Acres ii
golf course and facilities, �;
:' •• W.M.A.s, ROW) i • 1
Total Acreage 354 Acres
• .+r
1
h
ii
;'' Land Use
Single Family 22 Acres 86 Units
`. (2-4 units/acre, 3 story limit)
-11
Multi-Family . 61 Acres 366 Units II
(6 units/acre, 3 story limit) f
• :,- Multi-Family 39 Acres 312 Units : f
(8 units/acre, 4 story limit) : l,.
' Total Residential 122 Acres 764 Units }
-- Office/Commercial 30 Acres 347,000 sq.ft. . ( F
r
(50 feet height limit)
k • Retail 21 Acres 219,000 sq.ft.
Office 9 Acres 128,000 sq.ft. 1I
External Setbacks Building Landscaped
From ROTA. Setback Buffer ; +
I i
• Golden Gate Parkway .
II
*?; • Commercial Building 50 Feet 20 Feet
•
Golf Course Corridor 0 Feet 20 Feet } 4
Wetlands/Preservation N/A 0 Feet .
le• Airport Road
f; Commercial 20 Feet 20 Feet !�
plus 2' for . .
every 1 ' height
over 35' • ,
6. Open Space N/A N/A
•
r,.1Access Points
•-.J siL`• 2
r` :at':.'+ • Golden Gate Parkway:
; ' Airport Road: . 3 (1 existing) : •
NOTE: Gross estimates based on Conceptual Plan. The developable
i'.% ' •. acreages are minimums based on estimates from the Conceptual
: Plan. The acreages may increase due to the final determinations
-
of stormwater management areas, golf course corridors and •
.— ., •• environmental areas by local, state.and federal agencies.
.
,'9-4. 3 9
uoi:S .
.
i
June 6, 1990
•
i
•
. :
N'� . ' - SCHEDULE 5 . •
,4;
,
;
I
June 6, 1990
• . ,
..... , , i
. r
• ;
)Z. J.•• . . . .r
• . ' • • , , . ' 4,
.':1'.-:•' . • .. . ..
. . . . • .. i
• •• . - . ., .
• • . !
. . ,
'4■,. • .
. .
- . -41. • . . . . . . . • I.
rto • . . •
4-1,•- •
111;,- • • :
.,4•••' . . '
w... -• " .
.. . . 1 .
. •••-:.!•• ' , ,
. : .
• '"- POTENTIAL COMMERCIAL USES .1
. ,
,! :. . • • • , ,
• t.. . 30. Automobile parts ntorc •'.
•
. -- • 40. Bath supply ntores' °I
41.
Blue print chops
.o.-• . .1.
•-•:: 42. BooX store
43. Carpet and floor covering zalen, including storage and
... .
installation
44. Clothin tares • . I .
I .
‘ , . • 45. Confectionery and candy :stores •
" . 1G. Dry goods stores and department stores "
.. i, .
. . . . 47. Eloctrical supply storen
• 413. 1i3h ntore -1
;
) • 49. Floriot shopn •
50. Furniture ntorez • :
. {
i:..., 51. Furrier nhops •
52. Fast food restaurants
5 . hop . . i
3t :.
S4. OUrMat nhopz •
G . :
it- . 1
55. Health food ntoren
4. - .
✓'.-.
C- 56. Robby supply store . .
. {
. . .
. 57. Interior decorating show rooms • _
4f . 50. Jewelry storen
7-..,
.ij. 59. Leather goods and luggage stores
.0 ... GO. LocknNiths
, ..
. r 61. Liquor stores
.... . •
62. Millinery :shops
03. Music stores
; .
•,42 .
• 64. Office supply otore .
. •*.t'
;.• a:* • 6S. Paint and wallpaper stores
i' • GG. Pot stops .
\ . . . :
- 67. Photographic equipment ntoren
. GC. Small appliance stores .
.,..• • 69. Shoo pales and repair
•
--. .
70. Souvenir ntoron .
'... • 71. Stationery stores
•A-= • 72. Shopping Center:5 . . • ,
73. .0upormarkets . • • -
., .
• .
qi • . : 74. Tailor ahopn . .
• . , • ,
,
.I.,- . .. 75. Tobacco .shop
. s .. • . . .. • • .
. .
' 76. . Toy shopc - "
,..-• 0
77. Tropical fish.nhops . - ' . . . . •
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• : 7e. Variety :storen - : . • •
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3. Churches and other places of wor3hip ' 't
4, Civic and cultural facilities
5. Colleges, universities and schools
6. Homes for tho aged
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12. Research design and development activities
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1•• Convalescent centcre and nursing homes
• . 15. Lcboratories • ' L
16. Transportation, communication and utility offices i
17. Automobile service statiOns without repairs ' I
la. ii:ker shops, including baking
• . .
• 19. Retail sales of used goods
. ...- 20. Small scalciretail sales establishments other than shopping
centers. Retail sales establishments may include incidental
processing, repair, and rental activities, provided they are
acces,.:ory and subordinate to the retail sales use, and
provided that all storage, processing and repair of
merchandise occurs within the principal building l •
21. Barber and beauty shops
.• 22. Dicycle sales and service
23. Child care centers . ■
i, • • . 24. Delicatessens
25. Drug stores I • !
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26. Dry cleaning, collecting and delivering only
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'. r . 27. Food markets k - .
23. Hardware stores. .
• - , ' 29. -Icc cream shopa ' -:,- • •
- - '30. . Laundries ' • .
31. 'Meat ,marlcots i
P,,,.... .'':-,.::."••,..: 32. • Post .01:noes
'*7 •• .": -:'-: ..33. -.Repair-shops - radio, TV, zmall.appliances, shoes .:
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kenneling
a5. VeterinarY ,clinics, no outside kenneling • . " "
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37. Appliance stores
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— EXHIBIT "C" June 6, 1990—
RESOLUTION NO. . — e1,
• A RESOLUTION AUTHORIZING THE MAYOR AND CITY CLERK TO EXECUTE A
DEVELOPMENT AGREEMENT FOR APPROXIMATELY 354.0 ACRES AT THE •
NORTHWEST CORNER OF GOLDEN GATE PARKWAY AND AIRPORT ROAD; AND .
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Petitioner, HALSTATT PARTNERSHIP, has submitted a
Development Agreement for approximately 354.0 acres
at the northwest corner of Golden Gate Parkway and
Airport Road; and
WHEREAS, following a public hearing, the Planning Advisory
Board recommended approval of the Development
Agreement;
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF
NAPLES, FLORIDA:
SECTION 1. That the Mayor and City Clerk are hereby authorized '
to exncute a Development Agreement for approximately .
354.0 acres at the northwest corner of Golden Gate
Parkway and Airport Road, a copy of which is attached .
I hereto and made a part hereof.
SECTION 2. This resolution shall take effect immediately upon
adoption.
PASSED IN OPEN AND REGULAR SESSION OF THE CITY COUNCIL OF THE
CITY OF NAPLES, FLORIDA, THIS /.54 TAY OF Ce..Arv4A1 ,
1989. /
'.1. ' 72 / . . .
ayor
Edwin J. Putzell, gr.) , /
T: Cis
i. anet Cason
City Clerk /� -
fi.
ik APPROVED AS TO FORM AND LEGALITY BY
David W. R ers
City Atto ey
VOTE I
M S A
.... 0 E B
T c s
I 0 Y E
coUMCII. O M E N N
MEMBERS N D S 0 T • •
Darned x X ,
Crawford
.
il `Graver X k
: .Miser X
Richardson X X
Pursell X
t° ., (7-0) .
~t
rte"
P
IP
...9a-qG ■ 9 UO t SO •
.
•
DEVELOPMENT AGREEMENT Tune 6, 1990
This Agreement, is made and entered into by and between
HALSTATT PARTNERSHIP, a Florida General Partnership, located at
2600 Golden Gate Parkway, Naples, Florida, hereinafter referred to
. as "Developer" , and the CITY OF NAPLES, a municipal corporation of
\ the State of Florida, hereinafter referred to as "City," pursuant
to the Florida Local Government Development Agreement Act
I (Sections 163.3220-163.3243, Florida Statutes (1987) .
R E C I T A L S: ..
'' - A. The Developer holds fee simple legal title to the real
property (the "Property") located in the unincorporated area of
Collier County, Florida, said Property being described in Schedule
"1" attached hereto. The Equitable Owners of the Property are set
forth in Schedule "2" attached hereto.
B. The Developer and the Equitable Owners represent that no
obligation or undertaking is barred or prol'•ihited by any
contractual agreement with any other person or entity.
C. The Property, which comprises 354 acres more or less, is
included in an annexation report titled "Naples Annexation
" prepared b
Proposal," dated July 29, 1987, P P by Paul Piller and w
Associates. Said report recommends that the Property be annexed
`i into the City.
• D. The Property is also part of a proposed and planned
s ro erties located
:: community development which includes adjoining p P
in the northeast and southeast quadrants of the intersection of
Golden Gate Parkway and Airport Road.
E. The City deems annexation of the Property to be a vital
part of its overall annexation plan and that annexation of the
Property will be of substantial benefit to the City.
F. The Developer and the City recognize that the Property
• is an integral part of a large, planned community development
• which includes approximately 1 ,601 acres. The Property will be
part of a Development of Regional Impact (DRI) and must be
reviewed and approved by local government pursuant to Section
:
er 380.06, Florida Statutes.
. 2/ A UUI�`il
t.
June 6, 1990
G. The Develooer and the City also recognize that a
majority of the land area comprising this proposed community
development, and the urban services necessary to support
.*, development of that portion of the community, are (and will he
' located subsequent to annexation of the Property) within the
•
jurisdiction of Collier County. Most of the regional facilities '
1V and resources to be impacted by this community development are
located within the County. '
H. The Developer and City agree that the rezoning and DRI
review and approval procedures for the entire 1 ,601 acre community
development, including the Property subject to this Agreement,
should be conducted by one entity, Collier County, although the
majority of the DRI review and approval shall occur subsequent to
annexation of the Property.
NOW, THEPF.FORE, for and in consideration of the mutual
covenants, conditions and representations contained herein, the
parties agree:
1 . The Recitals are incorporated by reference as if
.- repeated verhatim herein.
3•- 2. This Development Agreement is entered into pursuant to
the authority of Section 163.3220-163.3243, Florida Statutes
(1987) , the Florida Local Government Development Agreement Act,
•
herein referred to as the "Act." The Developer consents to the
Property being annexed into the City in accordance with and
expressly contingent upon the City's compliance with the terms of
this Agreement including Schedules hereto. The parties '
acknowledge that the City has requested and invited the Developer
to consent to and petition for annexation of Developer's property,
that the City has represented to Developer that the terms of this • •
Agreement will be the terms regulating development of the .
• Property, that Developer is relying on the City's actions and
representations and that the Developer has changed its position
and would be changing its position to its detriment if Developer
would not be able to rely on the actions and representations of
the City. The City therefore agrees not to place any additional
# height, density or other restrictions except those already set
•
1 Q X9•19, 4 00.1 82
i.
June 6, 1990 - '
forth in this Agreement on the Property to he annexed. The City
also recognizes that it is estopped from requiring lower building
F
heights, lower densities or making restrictions other than those
already set forth herein. The estoppel is based on the City's
,,,,, request and invitation to Developer that Developer consent to
Developer's property being annexed, the representation by the City
• `I
that the terms of this Agreement will he the terms regulating
development on the Property, Developer's reliance on the City's
• actions, the neveloper's changing its position and that such a
changed position would be to its detriment if Developer would not
he able to rely on the actions and representations of the City.
3. The standards set forth in this Agreement shall oovern
`= an conflictin ccandard in the
development of the Property and y 9
City of Naples Zoning Ordinance shall not be applicable.
` 1� 4. The City agrees to use its best efforts to effectuate an
/ Inter-local Agreement with Collier County to have Collier County
process and review the ADA and rezoning and to issue the necessary
,7'. Development Order and PUD Zoning Ordinance prior to the effective
date. City agrees that said Inter-local Agreement will authorize - 1 1
• Collier County to issue a Development Order and to grant PUD
Zoning consistent with the provisions of this Agreement.
5. The duration of this Agreement is five (5) years from
-, its Effective Date, which period of time may he extended as
■ provided for in the Act in order to provide to the Developer the
assurance and certainty of the development as detailed in the PUD
..
't
and DRI Application for Development Approval and Development Order
, approved by Collier County for the Property, and as contemplated .
1 in the Act; as well as to further the other objectives set out in ,
Sections 163.3220(1 ) through 163.3220(5) , Florida Statutes •
(1987) . , .
xa-
•
- 6. , On or before April 30, 1989, Developer agrees to submit
. "f .
to Collier County and the Southwest Florida Regional Planning •
Council (SWFRPC) a Request for Rezoning to PUD and an Application
," for Development Approval (ADA) pursuant to Chapter 380.06, Florida
- Statutes (1987) . Said ADA and Request for Rezoning (together .
"Application") shall encompass the entire 1 ,601 acres, including
00183
Tune 6, 1990 •
the Property to he annexed. Said Anplicat.ion shall he consistent
t with the contents of this Agreement and the Schedules hereto. The
City Council has reviewed the Master Development Plan (Schedule
13) for the proposed community development including the Property
subject to this Agreement, which will be submitted to Collier ,
County for the necessary approvals. Attached as Schedule "3" is a
copy of said Master Development Plan, which is hereby conceptually ' ;.
approved by City as the Plan of Development for the Property, .
) subject to a finding of compliance of the Collier County f
• Comprehensive Plan, as the same may he amended.
7. Attached as Schedule "4" is a land Use Summary for the r'
Property which sets forth the land areas and various land uses for
the Property. City herehy approves the Land "se Summary (Schedule 1.
"4") and the Commercial Use Classification attached as Schedule • ■
"5," and the uses, intensities and densities set forth therein.
• 8. On or before June 15, 1989, City agrees to institute and
. r i
actively pursue an amendment to its Comprehensive Plan, as
authorized by Chapter 380.06(6) (b) , without regard to statutory or
a Y 111
��
,', local ordinance limits on the frequency of consideration of
amendments to its comprehensive plan. Said Amendment shall
incorporate this Development Agreement or the contents hereof as
the land use guidelines for the Property, and shall make all
• changes reasonably necessary to accommodate the land uses and
intensities of development and the population densities set forth
in this Aareement and the Schedules thereto for the Property.
City agrees that UPD (Urban Planned Development) is the
appropriate land use classification for the Property. '
• 9. The City agrees to accept the zoning and land uses,
intensities and densities and restrictions found appropriate by
the County as set forth in a Development Order and PUD Zoning
Ordinance; providing said land uses, intensities and densities do •
• not exceed those set forth herein; and to adopt a Development
Order for the Property consistent with the one adopted by the
l County within 60 days of adoption by the County of said Develop-
ix
4*,
sent Order, if adoption of said Development Order is required by
4,,
1.
2' Chapter 380.06 or other law or regulation.•
59• /I• se U(1.1.5.1
, .
. . .„ •
,,• . . .
. .
...... .
. .
June 6, 1990
10. The City agrees that the development criteria set forth
in Schedule "3" and depicted on Master Development Plan are •
compatible with the objectives of the City for the Corridor
Management Plan for Golden Gate Parkway and that City will not
adopt or agree to a Corridor Management Plan for Golden Gate
Parkway that is inconsistent with the standards or Master
Development Plan for the section of Golden Gate Parkway abutting
t •
i. the Property.
11. After due consideration and the requisite public hear- .
6,,^
r
ings, the City makes the following:
FINDINGS AND DETERMINATIONS
(a) Annexation of the Property is in the public. inter-
est.
(b) The Property is part of a larger development and
•- Application for Development Approval (ADA) constituting a 1,601
5.
acre community development. Further, the 354 acres to be annexed
by the City is an integral part of the overall planned community.
. ' It is therefore essential to the viability of the planned
T .
community that the PUD and DPI plan approved by Collier County
It
' remain in effect after annexation of the Property.
r, (c) The Master Development Plan and other Schedules
;k,
adequately address issues related to public health, safety and • .
1,
welfare; and there is no necessity to place any additional condi-
tions, terms, restrictions, requirements or limitations of any
kind upon the development of this property, other than those to he
• _:
found in the PUD and DRI Application for Development Approval and
Development Order to be approved and adopted by Collier County.
(d) The Development Agreement promotes and guides
appropriate use of the property, assists the City in capital -
r. improvement planning and comprehensive planning, ,promotes economic .
,- use of .the land resources of the City, and encourages private
participation in the comprehensive planning process.
Y, (e) The proposed development of the Property is
. consistent with the goals, objectives and policies of the
4 Comprehensive Plan adopted by the City and land development
regulations to be adopted pursuant thereto.
t , -•f i
fy,
June 6, 1990
• (f) There are no conditions which woull cause the
Property to be currently identified as an "Area of Public Concern"
and the proposed development is compatible with surrounding land
A uses and adequately protects and preserves the f actions of the
natural areas on the Property so that the proposed development
A•
would not, in and of itself, cause the Property to be identified .
as an "Area of Public Concern".
0,` (q) There are no objections on the overall planned .
`', community development proposed for areas adjace-._ to the '
- annexation area.
a ; .
%. (h) There are or will he adequate put::c facilities to • '
s4 serve the Property, including water, sewer, r1re_-age, police
.i ,
" protection, fire protection, schools, transportation facilities,
.:f;
and recreational facilities. The City currently has sufficient
- rig water and sewer capacity. The City will provide police and fire
protection and community parks and the adequacy of the same and
f
schedule of improvements are addressed in the Ccmprehensive Plan
i,
for the City. Collier County will provide parks and
transportation facilities and the adequacy of t7e same and
1.
schedule of improvements are addressed in the Comprehensive Plan
for the County. The Developer shall provide or.-site water .
management in accordance with the standards of South Florida Water •
` t_t. Management District. '
12. This Agreement has been approved by the City following
two (2) public hearings as follows:
A.= (a) The Planning Advisory Board, as tee City local plan- . 1
s., ning agency, held a public hearing on 1/31/89 (date) pursuant to .
a notice thereof published in the Naples Daily News, a newspaper
of general circulation in Naples, Collier County, Florida, on the .
24th day of _January , 1989.
(b) The City Council held a public hearing on 2/15/8)
pursuant to an advertisement published in the Naples Daily News, a
t.:
• ;, newspaper of general circulation in Naples, Collier County,
. Florida, on the 8th day of February 1989.
l'
(c) At such hearings, the comments of rembers of the
public were received and considered, and the City Council, having
,Q sw.e.. .5-9—/9. SO cx)Ih6
• June 6, 1990
considered such comments, and having considered the ,
recommendations of the Plannina Advisory Board, has adopted ° •
Resolution Number 89-575L on 2/15/89 , authorizing the execution •
of this Agreement.
s :. 13. The Property is in the water and sewer district of the
City. The City agrees to extend water and sewer service to the
x Property within two (2) years of the Effective Date of this
a
V-.., Agreement at no cost to the Developer. Such water and sewer
,F` systems will he adequate to serve the Property, and s.andard .
•
connection charges, rates and fees shall be applicable. The
Property may be served with City sewer facilities upcn the payment
of applicable systems development and other appropriate connection
charges in accordance with the rules and reaulations ,f the City `
Utility Division.
14. All local development permits required for development
`, of the Property shall be issued by the City in conforance with
the allowed uses of the PUD Ordinance and Development Order to be •
issued by Collier County, providing the same do not exceed the .
1
uses set forth in the Schedules to this Agreement.
. J. , ,
' 15. The conditions, terms, restrictions and requirements to
¢..
be contained in the PUD and DRI Application for Development
Approval and Development Order are intended for the protection of
e- the public health, safety and welfare of the citizens of Naples
and shall be binding on the Developer.
•
16. Any failure of this Agreement to address a particular
requirement, condition, term or restriction shall not relieve the
Developer of the necessity to comply with the appropriate law °
which is herein deemed to be the PUD and DRI Application for
y Development Approval, and environmental and water management . .
permits. ,
. Z 17. The standards and requirements in the ADA and proposed
PUD document and to be set forth in the PUD Ordinance and the
Development Order shall govern development of the Property, and
any conflicting standards contained in the City of Naples Zoning
Ordinance or in any other regulation or ordinances otherwise .
4� applicable to the Property shall not be applicable thereto.
;*.'
67.0.14/ .'9-n. S� "/ (30.18; .
e
• June 6, 1990
1S. The City agrees that the Developer i�as and will expend
considerable time, capital, and effort in obtaining approval by '
Collier County of the PUD and DRI Application for Development
Approval for the Property. In order to provide the Developer and .
the City assurance, certainty, and encouragement for a stronger
commitment to comprehensive and capital facilities planning, as
' well as all other benefits contemplated and set out in Section
163.3220 of the Act, the City hereby agrees that the City will
accept the terms and conditions of the PUD Ordinance and
T Development Order as approved by Collier County, provided the same
.
do not provide for uses, intensities, densities, or development in
excess of that provided for herein; and will amend its Local
Comprehensive Plan to accommodate such development.
19. The City recognizes and agrees to support and .
Se
. participate with the County and the South Florida Water Management
''f
District to correct the outfall drainage problems which plague the
Developer's Property and other surrounding properties in the area
XV s�"
proposed to be annexed.
3
. 20. The parties understand and agree that the Developer may
act in reliance upon this Agreement and to the degree that such Ti '
action and reliance occurs, the development rights as set forth .
herein shall be deemed to vest in the Developer and its successors
in title. The City hereby agrees to incorporate into its Local
Comprehensive Plan by amendment uses set forth herein.
21. By execution of this Agreement, Developer/Owner hereby
petitions the City of Naples to voluntarily annex the property
'e described in Schedule "1 ." The parties agree that a de-
F. annexation proceeding shall not be a remedy available for failure
to perform any obligation under this Agreement.
22. This Agreement shall become effective on the date that
A annexation of this property becomes effective.
s.{
1:
r<
OW 88
•
June 6, 1990
• ' WIT.ESSES: HALSTATT PARTNERSHIP
fi w
`s•..1... .44 . 4..
WOW By•
40 . ATTEST: THE CITY OF NAPLESS
r C ' f
C y Clark DWIN J. PU SELL, or /
r u.ti�•'l/ /� s'ut J
STATE OF FLORIDA, `./ /'
;' -
. COUNTY OF COLLIER. `J. /r .. ./
g
' I HEREBY CERTIFY that on this day, before me, an officer duly
authorized in the State aforesaid and in the County aforesaid to
take acknowledgments, personally appeared Lamar Gable, authorized
agent for the HALSTATT PARTNERSHIP, to me known to he the person •
described in and who executed the foregoing instrument and he
acknowledged before me that he executed the same.
WITNESS my hand and official s al in the County and State
• last aforesaid .-this /15;74:- day of ,1)piy,l , 1989.
.
��s� .'. /%1, ►-
(SEAL)� ' ,: • NOTARY PUBL
5 " My commission expires: .
',Irk=GUiIIC STATE CC MAMA
c err :Y:i,xx�fay GC iS.7992
- STATE OF FLORIDA,
COUNTY OF COLLIER.
I HEREBY CERTIFY that on this day, before me, an officer duly
Y authorized in the State aforesaid and in the County aforesaid to .
taY.e acknowledgments, personally appeared EDWIN J. PUTZELL, to me
known to be the person described in and who executed the foregoing
. instrument and he acknowledged before me that he executed the .
same.
WITNESS my hand and official seal in the County and State
last aforesaid this .X3r� day of MO,rc,I`" , 1989.
.'z.
. - 6_
t,; (SEAL) NOTARY PUBLIC
My commission expires:
V . Notary?abik,State of Naide r
y Commission Epi Log.
4w/.d Ti....?...,I.+•.......n.loc. •
•
d
June 6, 1990
. 1,
• ±Pei:,
r. SCHEDULE 1
-.• LEGAL DESCRIPTION
y
r,;
. j' ';4'3
,-; That part of Section 2G, Township 49 South, Range 25 East. Col- .
�. lier County, Florida, lying Northerly of Go_fen Gate Parkway (C-
886) and Westerly of Airport-Pulling Road (C-21) .
.ate.
EXCEPT that portion thereof being more partic•,:larly -described as follows:
,. Commencing at the Northeast corner of said Section 26;
THENCE South 89°25'40" West along the Nc:therly line cf said
Section 26, a distance of 100.01 feet to an intersection -
with the Westerly right-of-way line of Airport-Pulling Road;
• • THENCE continue South 89°25' 40" West along the Nc:therly
line of said Section 26, a distance of 330.00 feet; THENCE . •
lcavinc, said Northerly line South l ' 2 : 100" East i-=allel
• with the Westerly right-of-way line of Airport-Pulling Road
100.01 feet to the POINT OF BEGINNING;
THENCE continue South 1°30'00" East parallel with the Wes-
terly right-of-way line of Airport-Pulling Road 1,219.99 •
. ,t feet;
THENCE South 89°25'40" West parallel with the Northerly line
of said Section 26, a distance of 660.00 feet;
THENCE North 1°30 ' 00" West parallel with the Westerly
right-of-way line of Airport-Pulling Road, 1,219.99 feet;
• THENCE North 89°25'40" East parallel with the Northerly line
• of said Section 26, a distance of 660.00 feet to the Point
of Beginning;
This description contains 353.90 acres of land more or less.
4;
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• June 6, 1990
T N,. .
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• , SCHEDULE 2
t<
• SCHEDULE OF EQUITABLE OWNERS
i j..
Lamar Gable, Harold S. Lynton and Juliet C. Sproul as Trustees
for Juliet C. Sproul under the Will of Barron Collier, Jr.,
and Harold S. Lynton, Lloyd G. Hendry and Edith Collier .
Sproul, as Trustees of Edith Collier Sproul Trust.
,
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June 6, 1990
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c, SCHEDULE 3
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' June 6, 1990
: SC46DULE 4 .
LAND USE SUMMARY
HALSTATT PARTNERSHIP
a AREA TO BE ANNEXED • '
Acreage Breakdown
r`' - Residential 122 Acres •
-° Office/Commercial 30 Acres
Open Space (wetlands, buffers 202 Acres
!t golf course and facilities,
. W.M.A.s, ROW)
' T-- Total Acreage 354 Acres
f4 Land Use y •
:e Single Family 22 Acres 85 Units
(2-4 units/acre, 3 story limit)
4;-.- Multi-Family 61 Acres 365 Units
' (6 units/acre, 3 story limit)
Multi-Family 39 Acres 312 Units
'
I (8 units/acre, 4 story limit)
". ± " Total Residential 122 Acres 764 Units
•� Office/Commercial 30 Acres 347,000 sq.ft.
(50 feet height limit)
Retail 21 Acres 219,000 sq.ft.
' Office 9 Acres 129,000 sq.ft.
yN. External Setbacks Building Landscaped .•
-`t':.; From ROW Setback Buffer
• ,; Golden Gate Parkway
Commercial Building 50 Feet 20 Feet
Golf Course Corridor 0 Feet 20 Feet ,<
-,. .1.-. Wetlands/Preservation N/A 0 Feet .i'
"c Airport Road .,
• f4 Commercial 20 Feet 20 Feet 7,0
1 plus 2' for . j'
"-`•- every 1 ' height .
over 35'
A.
r
-'. Open Space N/A N/A
Access Points
7 Golden Gate Parkway: 2
Airport Road: 3 ( 1 existing)
NOTE: Gross estimates based on Conceptual Plan. The developable
. v.
acreages are minimums based on estimates from the Conceptual .
Plan. The acreages may increase due to the final determinations .
of stormwater management areas, golf course corridors and
environmental areas by local, state and federal agencies. •
y- ,9.s7
ow fr
;, ;•, .
•
. .
'
. June 6, 1990
. . .
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SCHEDULE 5
'•••._:-
, ..,
COMMERCIAL USE CLASSIFICATION
. .,
44
',...' • . ,
. „ . POTZHTIAL, COREERCIAL UDE ..., ,
...
.-,
#:,...— • CO. rndoor recreational tule*
Cl. Commercial cchool* . .
f;'.2.• ;ction picturc thcatro*
**. •
. Radle stations, office and studios, and auxiliary
..0 .
4.... tranzmitte= und receiving equipment, but not principal
tzen .1**ion tewcz .
..
C4. 3ookbinderc
: :,. i...i; ' -* Tr..*Ichine *crvicc*
quipmenl.: rental*, including lawn mower* and power saw:, .
.
-• which mny include their repair and sale.
07. Art studios
. Art supply shops , •
t*,. C9. Awning shops
•,
t 90. Zuilding maintenance service
9:. IA
nlding supplie
• s
Z. Cabinet 4:hopu . .
y..t.-
9:;. Canteen services
--,
94. Car washes -;i •
95. Employment agencies
96. Gunsmiths
.•,-..-- 97. Laboratories, film, research and test ;
tk— 90. Linen szpply shops • ,
99. Haat markets
100 Hiscellancous UriCr, such as express office, telephone
# -,— h
excange
. ge- . I
101 Fraternal and social clubs
•
1 Ar; :LC,: Class and mirror sales, including storage
N.'"•;.- 10.1 Hew car dealerships
1..
11.•-, '.. 4 ;low* otorcc
."-.
0- 15b office supply stores
F . -+
. E.,,-.
13 Taxidermists
107 Tile Galen, ceramic tile . .
•
105 Vehicle rental, automobile only
k. 109 Hotel* and motclul
110 Plumbing *hop • ,-!
7.- •
....
111 Plumbing supplies
. ,
. 112 Lithographic . . .
ft-
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. . .,..! . .
,
• _
,, •
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•,,,': • ':lk . (Page 1 of 3)
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June 6, 1990
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POTEHTIA:- .7,:',;:' CAL U51::::
:. . .
• ialto.zo'011e parts . tore -.:. .
40. Bath supply stores
41. Blue print chops
Y_I
44, 42. coo-: otores
•''
?...
?',...-.. ' 43. Cr and floor covering zalco, including storage and
. _
• .„. '
installation
. -..•
44. Clothing stores ,
• 45. Confeztionery on4 candy stores
46. Dry goods stores and department storeo
• . .
47. Eluctrical supply stereo
48. Fish stores
. 4'). Florist shopo
. .
50. Fern.'..ture otores • ,
r ,4.,.
51• l' r shops
V •. 1
52. Fast 2ood rcotauranto ../
53. 611't shops
54. Courzct ohopo ,v .
.i .
55. Health food storeS
• :•;:., ,vf
• Csj • 56. Hobby supply stores
-..,
57. Interior decorating show rooms
•,5:,., 58. Jewelry stores
59. Leat..-= coods and luggage stores ---:
GO. Locks'giths
•.._
51. Liqusr stores
Ik.?
• (.2. Millinery .;hops
. ' .... : 63. Music : Lore -
4 0 .
61. Offiae oupply otores
_,.
•s:,.. 65. Pair.: and wallpaper stc•res
*,.
GG. '1,s': .:'.:.: s
67. Photographic equipment otore
;•1 .
60. Small appliance stores ..
69. Shoe sales and repair
;Iv 70. 5ouvenir stores
.. - 71. 5tationery stores
72. :Mopping Centcro
-., .
71. Supermarkets
74. Tailor shops .
75. Tobacco shops :';'e •
76. Toy shops
-' '.-
77. Tropical fish shops
• 70. Variety stores
70• Watch and precision instrument sales and repair
,... ,
.. ,
, *%-. •
(Page 2 of 3)
.._
U0195
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. June 6, 1990
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POTENTIAL CO•MERCIAL 1.10ES
. . . _ .
. 1. nusineus and professional officou
2. Banks and financial institutions . .
.V. . .
3. Churches and other places of worship
15. 4. Civic and cultural facilities
X1'
5. Colleges, universities and schools .
•'f-.: _ 6. nomeu for the aged
.• 7. . , oiTicc and anatoriuma
. k 8. Medical laboratories, medical clinic , medical offices for
_
,..---- humanu • .
• 4' 9. Mortgage brokers
10. Museums .
414._ 11. Real cut,:te offices • '
t: 12. neserch dcsign and development activities
-,-4.--. 13. Rest nome•.; . ..
14. Convalcuent centers and nursing homes ..
_ .
15. Leaoratories
Transptaon, communication and utility offices
17. Automobile service stations without repairs
10. 1 .-.1-:c.:: sho7u, including baking
19. :::.:!.: 1 :ss...1.....; of used goodo
2G. 'Lmall scale'retail alc cotablishmonts other than shopping
eenS:ers. Retail sales establishments may include incidental
proce:Juinc.:, repair, and rental activities, provided they are .
and :subordinate to the retall 3a1c* u , and .
. .
p:7ovidce. that all L;torage, proecg and repair of
oceurL; within the principal :..;...ldinu
. tk,
- '.:1.. ::.-....-O.....:: .7.7.-.". c...113Ly i;hop3 .
22. Dicycle sales and service
23. child care centers
'.: 24. Delicatessens •
-., -...: - 25. Drug stores
.,.-
26. Dry cleaning, eollecting and delivering only
.. .
• 27. Food marXets
.: • '
20. Hardware stores
. -,i 29. Ice c m rea shops
. -
30. Laundric.s
31. Meat markets . .
' ' • ' .
32. Post offices
'
11 ' 33. Repair shops - radio, TV, small appliances, shocu
. 94. IZeutaurants, including drive-in
,
f---
35. Veterinary clinics, no outuidc kenneling
36. Antique shops -,
• :c
‘,. . 37. Appliance stores
30. Art studios
r
t,-;, .
(Page 3 of 3)
-1
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7'
r LOCATION MAP
(1-II) .'.,
NTS
1`:_ `_. , prepared for: Halstatt Properties •
. 00197
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. .
,...
June 6 , 1990
•
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illm11714:111airli
--- EXHIBIT "D"
A July 12, 1989
e Mr. Daniel L. Trescott '= •
DRI Coordinator
. - Southwest Florida Regional Planning Council
4980 Bayline Drive, 4th Floor
fix' North Ft. Myers, Florida 33917-3909
li In Re: Halstatt DRI/ADA Sufficiency Request #4-8889-88,
Dated May 26, 1989
4bs�^ ;
:,- Dear Mr. Trescott, 't
` On behalf of The Halstatt Partnership, I am pleased lication for
t,',... Halstatt DRI, Development of Regional Impact App
*' Development Approval Sufficiency Information as requested by the
Council to perform the regional impact assessment required under
Section 380.06(10) (C) Florida Statutes and 29K-2,010 of the
Florida Administrative Code.
- Answers have been provided to all questions either with a direct '
response or referenced to other sections contained within this
sufficiency document and a revision date has been placed in the ;
s upper right hand corner.
t Again, I would like to thank all agencies involved with th s
• 11 ' DRI/ADA review for their assistance in the compilation of the.
.. enclosed information. ,,
s:
,:. Please contact me if you should have any q
uestions or need any
further clarification.
Li ;+
Respectfully, j
± � s )( (
• f �
Peter A. McDonough
• 4 t_, Senior Planner/Landscape Architect
f /
'-, PM cy
`' cc: The Halstatt Partnership "�
Southwest Florida Regional Planning Council -{•
Collier County, Development Services Department
•
c ...
g
planning urban design research
landscape architecture
515 north flagler drive • suite 0 1400. est palm beach, flbrida 33401 :,
3
002`)8 .
•
June 6, 1990
• ,: a
4w
7-11-89 •
` • .
DETERMINATION OF INFORMATIONAL SUFFICIENCY
FQB
JIALSTATT DRI - 14-8889-88
• . DEVELOPMENT OF REGIONAL IMPACT
x: APPLICATION FOR DEVELOPMENT APPROVAk
Prepared by
Southwest Florida Regional Planning Council,
May 26. 1989
.Y
SUFFICIENCY QUESTIONS:
11. MAPS
11.1 THE REVISED MASTER DEVELOPMENT PLAN MAP WHICH SHOWS A '`
FULL GEOMETRY INTERSECTION IMMEDIATELY WEST OF AIRPORT M
ROAD AND GOLDEN GATE PARKWAY DOES NOT SHOW ROAD ACCESS
INTO THE PARCEL. PLEASE INDICATE IF ACCESS WILL BE
PROVIDED INTO THE PARCEL.
. The revised Map H shows an arrow for the access into
the 0/C parcel on Golden Gate Parkway as requested
above. However, please note that the initial DRI/ADA •
application Map H and revised Map H.show asterisks for •
full geometry intersections including access into i
adjacent Halstatt DRI parcels. All other arrows on the i
plan are for right in and out geometry as indicated on
',' Map H graphically and in the table.
�•4 12. GENERAL PROJECT DESCRIPTION
c"•
12.1 IT IS STATED ON PAGE 12-3 THAT AREAS OF SIGNIFICANT
VEGETATION WOULD BE PARTIALLY PRESERVED IN PART BY •
DEVELOPING LOWER LAND USE INTENSITIES AND PLACEMENT OF
MAJOR COMMUNITY AMENITIES WITHIN THESE AREAS. PLEASE
REVISE MAP H TO INDICATE WHERE THE LOWER LAND USE
INTENSITIES WILL BE WITHIN THE PROJECT AND EXPLAIN WHAT
THE MAJOR COMMUNITY AMENITIES WILL BE AND WHERE THEY
WILL BE LOCATED IN RELATION TO AREAS OF SIGNIFICANT •
VEGETATION. -
The intersection of Golden Gate Parkway and Airport
Road is designated as an Activity Center in the Future
Land Use Element of the Collier County Growth
Management Plan. Activity Centers are designated for
intense commercial activity with higher density
residential in and adjacent to said Activity Centers.
The density rating system of the Future Land Use
.Ms
1
:-..%i': i . .
Y,.
June 6, 1990
7-11-89
$ Element would allow a request of over 10,000 dwelling '''
units plus the commercial in the designated Activity
Center. In analyzing the requirements of the property .
for the Capital Improvement Element of the recently
adopted Growth Management Plan, Collier County Staff
utilized 6,400 dwelling units in addition to the
Activity Center. The mere fact that there are only
2,400 dwelling units proposed for the 1,600 acre
project emphasizes the low density nature of the entire
project, not just a particular part. As noted in the
initial ADA submission, preservation of significant
vegetation will occur by incorporation into the golf
}e course corridors, lakes, project and parcel boundaries,
linear parks and wetland prc..erves. These areas also
constitute the major community amenities.
•
16. WETLANDS
E4., . 16.1 TABLE 12.B.1 IS NOT CONSISTENT WITH TABLE 16.A.1.
REGARDING COVER TYPE 6241. PLEASE MAKE THE NECESSARY
. CORRECTIONS AS TO WHETHER THE ACREAGE IS 1.3 OF 1.8.
A See attached revised Table 12.B.1 with 1.8 acres for
$„' cover type 6241.
16.2 PLEASE SUGGEST WHAT OTHER MITIGATION COULD BE PROVIDED .
FOR WETLAND IMPACTS (I.E. VEGETATED LAKE LITTORAL •
ZONES, UPLAND WETLANDS BUFFERS OR SIGNIFICANT UNIQUE
UPLAND PRESERVE AREAS) .
• Other mitigation could be provided for wetland impacts,
• such as vegetated lake littoral zones, upland buffers
S adjacent to isolated wetlands and the preservation of
significant unique uplands. Actual details relating to
the amount or location will be addressed as part of
• appropriate permit processes.
17. HURRICANE EVACUATION
il 17.1 PLEASE IDENTIFY THE TOTAL AMOUNT OF USABLE SQUARE
1 FOOTAGE (MEANING THAT AMOUNT SQUARE FOOTAGE SUITABLE
• FOR SHELTERING OF RESIDENTS NOT ENCUMBERED BY INTERIOR
WALLS AND HALLWAYS) FOR THE CLUBHOUSE/SHELTER. WILL
THE TOILET FACILITIES WITHIN THE CLUBHOUSE BE
SUFFICIENT FOR 1,106 INDIVIDUALS? WILL MATTRESSES BE
PROVIDED? WHAT KIND OF COMMUNICATION EQUIPMENTS WILL
BE AVAILABLE TO RECEIVE AND SEND INFORMATION? WHAT
STEPS WILL BE TAKEN TO ENSURE THAT THE STRUCTURE IS
BUILT TO WITHSTAND 140 MILE PER HOUR WIND LOADS? WILL
THE STRUCTURE CONTAIN AN EMERGENCY GENERATOR? IF SO,
r WHAT IS ITS GENERATING CAPACITY, AND ITS FUEL STORAGE CAPACITY?
1 3
;., - 2 _ •
00200
June 6, 1990
Y
*_ ,
v
x>Y 7-11-89 ' A.
The Halstatt clubhouse will have at least 22,120
ti usable square feet excluding walls and hallways for
the temporary sheltering of hurricane evacuees. The
clubhouse is meant to be a safe accommodation in case
of a hurricane. It will have toilet facilities
traditionally found in clubhouses, such as locker
a rooms, lounges, food and bar facilities. These
r facilities will be sufficient for the evacuees for the •
short term emergency situation. Mattresses will not be
provided, however, evacuees will be told to 'bring
bedding type items when they use the clubhouse/shelter.
The clubhouse will have battery powered radios and
television available, as well as a VHF radio to
communicate with emergency officials.
As stated in the initial DRI/ADA application, the
,- clubhouse will be equipped with storm shutters and will
be constructed to withstand the threat of 140 mph winds
this far inland. An emergency generator will be
provided for back-up power for lights and some
refrigeration. The generating capacity and fuel
storage capacity for the generator will be determined ' .
at the time the clubhouse is designed.
17.2 PLEASE DESCRIBE HOW THE HOMEOWNER EDUCATION PROGRAM
`` WILL WORK. PLEASE INCLUDE A DESCRIPTION OF ANY PUBLIC
INFORMATION MATERIALS THAT THE APPLICANT INTENDS TO
PROVIDE.
w
• The homeowners association established for the project
will have a committee for hurricane preparedness.
• Prior to the beginning of hurricane season, June 1, all
residents will be notified of an annual meeting to
discuss hurricane preparedness. City and County 7
•` emergency management officials will be invited to
r discuss hurricane preparedness procedures. The latest
' edition of the County's "Hurricane Information"
{ document will be available at the annual meeting. This
document provides excellent information on how to
prepare for a storm, the approved evacuation routes out •
of the county, and how to prepare a home for a
hurricane threat. The committee will also send notices
to all residents that the clubhouse will act as a
temporary shelter should the residents be advised by
emergency management officials that evacuation is
necessary, or should they believe that they must leave
their home. The use by the residents of public
shelters will not be encouraged. Residents will be
encouraged to keep tuned to local radio and television
stations for bulletins and information in the event of
a storm threat.
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17.3 PLEASE STATE THE ELEVATION LEVEL THAT FIRST `
[s-
le.° IRST FLOOR
LIVING UNITS WILL BE CONSTRUCTED TO.
The first floor living units will be constructed to
elevations that will meet established SFWMD criteria
•
based on F.I.R.M. , the 100-year 3-day storm, or 18"
above the crown of the road, whichever of these results
in the highest elevation. The exact elevations across
the site will be determined as part of the analysis for
the Conceptual and Construction Storm Water Management .
Permit applications.
•
18. VEGETATION AND WILDLIFE '
18.1 PLEASE IDENTIFY HOW MANY GOPHER TORTOISE BURROWS WERE
OBSERVED ON-SITE AND WHERE THEY ARE LOCATED.
9'
1 t : One hundred and forty-one gopher burrows were
f= identified on-site; a map is attached showing their
location (see attached Exhibit RPC 18.1) .
5!.. 18.2 WHERE ARE THE ROYAL FERNS AND BUTTERFLY ORCHIDS FOUND
%a ON-SITE? PLEASE BE SPECIFIC.
The royal ferns are found on the southwest parcel in
the isolated wetland adjacent to Golden Gate Parkway
and in the large western wetland on the west side of _
'' this parcel. The butterfly orchid is also found in
these two wetlands.
>r 18.3 PLEASE ESTIMATE THE APPROXIMATE ACREAGE OF NATIVE
ir
UPLAND HABITAT WHICH WILL BE PRESERVED IN THE FORM OF
BUFFER ZONES, PARKS, RECREATIONAL OPEN SPACES AND
NATURAL AREAS AS COMMITTED TO ON PAGE 18-10.
•
k. Native upland habitat will be preserved in the form of
buffer zones, parks, recreational open spaces, natural
areas, including portions of the golf course areas
. which will be left in their natural state. These areas
will be preserved in accordance with the Collier County
Growth Management Plan - Conservation and Coastal .
Management Element Policy - 6.4.7. The policy states
in part "preservation of an appropriate portion of the
native vegetation" shall occur and shall be "determined '
through the county development review process". At
this point it would be premature to attempt to estimate
the acreage of these areas. The areas will be further
identified and located through the local government
site development plan review processes.
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18.4 WHERE IS THE RED-COCKADED WOODPECKER NEST LOCATED THAT
FLORIDA GAME AND FISH COMMISSION FOUND ON SITE? IS THE
NEST ACTIVE? WHAT IS THE POTENTIAL OF THE SITE TO
SERVE AS FORAGE AREA FOR RESIDENT OR NEARBY COLONIES?
It is our opinion that there is no red-cockaded •
woodpecker nest on site. Further, the Florida Game and
Fresh Water Fish Commission did not state in their
response that they had located a red-cockaded .
woodpecker nest on site. They stated, "We have located
a red-cockaded woodpecker cavity tree on site (cursory
survey only) ." In the northeast quadrant of the ,
project there is an inactive farm field in the
northeast corner, the location of the cavity tree is .
approximately 400 feet due south of the southwest
corner of the field. The cavity in the tree observed by
the Florida Game and Fresh Water Fish Commission staff •
has been observed during early daylight hours (arrived
before sunrise, and left at 9:30AM) for four
consecutive days. No utilization of the cavity by
wildlife was observed. The cavity in the tree lacks
• typical red-cockaded woodpecker characteristics, ie:
dripping sap and associated sap holes. Since tr.e
initial sufficiency letter, additional surveys have
been performed with and independently of the Florida
Game and Fresh Water Fish Commission staff. Maps
showing the general location of the surveys are
attached (see attached Exhibit RPC 18.1) . Since the
initial DRI/ADA application, there has been additional
field work involving approximately 50 man hours of red-
cockaded woodpecker surveys (excluding Florida Game and .
' . Fresh Water Fish Commission staff time) . As part of
the additional 50 hours of surveys, the area within
■ approximately a 1600 - 1800 foot radius of the tree
with the cavity in it, was thoroughly investigated for
adjacent nesting, roosting, or starter holes. All
trees with a 6" diameter or greater were inspected and
nearly all were hand ribboned. No adjacent nesting,
roosting, or starter holes were observed. Based on the
amount of man hours spent on site inspecting trees for
nesting, roosting and start holes, there are no
resident red-cockaded woodpeckers on site.
The site is bounded on the north by residential
development and agricultural operations; to the east is
additional agricultural operations, a large residential
golf course community, and developed single family
lots; south of the site is an industrial park, and a
' large residential golf course community; and west of
the site are additional golf course and residential
communities. The area where the site is located has
evolved into an urban area in which the project is
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0¢ functioning as in fill. It is unlikely, considering ~ ' _
tfi•, the adjacent property development and urbanization of
' t-.1:- the area, that the site could serve as forage area for
F�. nearby colonies. Further, the applicant is unaware of
any nearby colonies.
A-
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20. ECONOMY
20.1 PLEASE PROVIDE A BREAKDOWN OF WAGES FOR ALL PERMANENT
NON-CONSTRUCTION PROJECT EMPLOYEES BY
CATEGORIES. $5,000 INCOME
•
, Question 20.0 was deleted at • the pre-application
r•' meeting which was verified by Dan Trescott's memo dated
e. 2-20-89 and the "Questionnaire Checklist for DRI-ADA
Submission" attached to the same memo.
•
20.2 PLEASE IDENTIFY HOW MANY UNITS ARE RENTAL UNITS AND HOW
MANY ARE OWNER OCCUPIED. BREAK DOWN THE SALES AND
RENTAL COST FOR AN INDIVIDUAL UNIT BY MAJOR UNIT TYPE.
Please note that all residential units developed by the
Halstatt Partnership will be for sale, not rental.
•
r Please refer to Table 32.A.1 (Estimated Price to Unit
ti• Type) contained in the initial DRI/ADA application for
sales dollars.
22. DRAINAGE INTRODUCTION
n
The applicant met with representatives of the South
Florida Water Management District on June 13, 1989.
The project, as it is located adjacent to the C-31
Canal and Golden Gate Canal, will require computer
•
modeling to evaluate the drainage as it contributes to
the C-31 Canal basin in the pre-development and post-
development conditions. Results of the modeling
,, analysis will be presented to the District as part of
i. the Conceptual Storm Water Management Permit
application process.
a.
•
An allowable discharge for the project will be
' established as a result of the modeling efforts, and as
' coordinated with the District.
•
Generally, a more detailed analysis to determine the '
•
project's discharge rates and impacts; flood stage
• elevations and routing calculations; as well as design
of lakes, swales and structures; and isolated wetland
.,. hydroperiods will be provided as part of the Conceptual
Storm Water Management Permit application process, in
accordance with the discussions with District staff.
• 22.1 HOW WILL THE PROJECT'S DRAINAGE SYSTEM IMPACT THE LARGE
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OFF-SITE WETLAND SYSTEM ON THE WEST SIDE OF BASIN W? '
f June 6, 1990
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The lakes in Basin N will have a control elevation of "'
8.0 NGVD. The lakes in Basin S will have a control
elevation of 6.0 NGVD. Control elevations between 6.0
NGVD and 8.0 NGVD may occur in isolated cases depending
on local topography. Control elevations of each lake
will be analyzed and provided in the Conceptual Storm
Water Management Permit application process, in
• accordance with the discussions with District staff.
22.4 PLEASE PROVIDE FURTHER DETAIL ON THE IMPACTS OF
DISCHARGES FROM THE HALSTATT PROPERTY TO THE GOLDEN
' GATE CANAL AND SURROUNDING OFF-SITE AREAS AND THE
UPSTREAM IMPACTS CAUSED BY THE INCORPORATION OF THE C31
. CANAL INTO THE ON-SITE SYSTEM.
See previous SWFRPC Sufficiency Response 22. DRAINAGE
t
INTRODUCTION.
22.5 WHAT WILL THE AVERAGE DEPTH OF THE PROJECT'S LAKES BE? •
% The typical lake section will conform to the Collier
County criteria, which limits the maximum lake depth to
1 12 feet below top bank or deeper as determined by the •
currently accepted fetch formula [depth equals 5'+
(0.015) (mean Fetch, ft.) ] . An exception to this will
` occur south of Golden Gate Parkway at the existing
Z='. borrow pit lake, which has depths greater than 12 feet.
22.6 DESCRIBE IN MORE DETAIL THE BEST MANAGEMENT PRACTICES
S. (BMP'S) WHICH WILL BE UTILIZED FOR THE PROJECTS
, COMMERCIAL PORTIONS (LARGER IMPERVIOUS AREAS)?
• Best Management Practices typically employed in
4 commercial tracts will include, but not be limited to,
t dry retention or detention and grassy swales. Further
practices will be provided as part of the Conceptual
Storm Water Management Permit application process, in
accordance with the discussions with District staff.
22.7 HOW DO OFF-SITE AREAS TO THE NORTH OF BASIN W DISCHARGE
THEIR STORMWATER? ARE THESE DRAINAGE SYSTEMS SEPARATED
FROM THE PROJECT'S SYSTEM IN SOME FASHION? IN
PNRTICULAR, WHAT IS THE DIRECTION AND RECEIVING BODY
FOR THE SCHOOL'S DISCHARGE?
.-
See answer to the following SWFRPC Sufficiency Question
{ 22.9. •
;i7, 22.8 PROVIDE. SIMILAR INFORMATION FOR AREAS NORTH OF BASIN N.
HOW DOES THE FP&L PARCEL DISCHARGE ITS STORMWATER?
See answer to the following SWFRPC Sufficiency Question
22.9.
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�+r- 22.9 HOW IS THE DRAINAGE FOR AREAS EAST OF THE PROJECT r.
SEPARATED FROM THE PROJECT'S DRAINAGE SYSTEM?
" } Provisions for stormwater discharge of adjacent
. properties that presently drain through the site will ,
be made. Details of the proposed methods employed to 't
incorporate or separate adjacent areas will be defined
in the Conceptual Storm Water Management Permit !
process, as discussed with District staff. .
• 22.10 HOW WILL THE RESIDENTIAL AREAS IN SUB-BASINS W2 AND W3 I
DISCHARGE INTO THE WETLAND PRESERVE AREAS? IS
DISCHARGE BY DIRECT RUNOFF OR THROUGH A SWALE SYSTEM '
THEN TO THE SPREADER SYSTEM? WHAT PRE-TREATMENT 4
REQUIREMENTS WILL BE IN PLACE FOR THESE PORTIONS OF THE
PROJECT?
Wetland areas that are designated for water management
will receive runoff directly. Wetlands under FDER
jurisdiction will receive water at a controlled rate of
discharge via spreader swales. Pretreatment will meet
the requirements of SFWMD details of which will be
provided as part of the Conceptual Stormwater
Manag_ment Permit application process, in accordance
with the discussions with District staff.
.7". 23. WATER SUPPLY
23.1 DISCUSS THE MECHANISM FOR WITHDRAWING WATER FROM THE
GOLDEN GATE AND AIRPORT ROAD CANALS FOR IRRIGATION
PURPOSES. WHICH PORTIONS OF THE PROJECT WILL BE
IRRIGATED IN THIS FASHION?
N. The mechanism for withdrawing water from the Golden
Gate and Airport Road canals for irrigation purposes
will be designed as part of the South Florida Water •
Management District Consumptive Use Permit application
process. The entire project will be potentially
irrigated by various sources. Of these sources, the C- s .'
31 Canal and Golden Gate Canal are sources for surface
water withdrawals, accessible to most of the site. The
. existing lake located in the southeast portion of the
project, is another potential source for surface water
withdrawal. '
It is anticipated that treated effluent from the City
of Naples wastewater reuse system will be available at
some point in the future. The potential for utilizing
reclaimed water will be thoroughly investigated as a
means of reducing the requirement for surface water as
a source for non-potable water. .
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23.2 WILL ON-SITE WELLS, WHICH ARE NOT EXPECTED TO BE USED, - ,
i5. BE CAPPED BY THE APPLICANT?
Any on-site wells not utilized will be plugged in i
- . coordination with the South Florida Water Management
District.
m
7
TI': EDUCATION
26.1 WHAT IS THE ACREAGE OF THE EXISTING SCHOOL SITE AND THE
y;:
x:
PROPOSED SCHOOL SITE AS SHOWN ON MAP E?
fx
3 " ` The acreage of the existing school site is 18.5 acres.
The acreage of the proposed site will be approximately
16.7 acres.
26.2 HAS THE LAND EXCHANGE PROPOSAL BEEN APPROVED BY THE J
SCHOOL BOARD? IP NOT, WHEN IS IT ANTICIPATED TO OCCUR?
A "Resolution for Exchange of Land for Halstatt '
Partnership with Poinciana Elementary School" with the
IT School Board of Collier County was approved and signed
on April 6, 1989.
27. RECREATION AND OPEN SPACE
' 27.1 WILL ANY PORTION OF THE GOLF COURSE BE •
E OPEN TO THE
Y. Initially, the golf course memberships will be
available to non-residents. However, by the buildout
of Phase II, it is anticipated that the golf courses
will be for the use of the Halstatt DRI community only.
`
31. TRANSPORTATION
--
.c., 31.A.1 THE APPLICANT INDICATES ON PAGE 31-1 OF THE ADA THAT
THE STUDY AREA FOR THE TRAFFIC ANALYSIS WAS DEFINED IN !
CONSULTATION IN THE SOUTHWEST FLORIDA REGIONAL
. PLANNING COUNCIL (SWFRPC) AND OTHER REVIEW AGENCIES.
SWFRPC STAFF EMPHASIZED THAT THE STUDY AREA SHOULD BE
SUBJECT TO EXPANSION BASED ON ITS CRITERION OF PROJECT
TRAFFIC UTILIZING MORE THAN 5% OF THE DAILY LEVEL OF
SERVICE "C" SERVICE VOLUME. IT IS NOT CLEAR IF THIS 5%
CRITERION WAS UTILIZED IN DEFINING THE STUDY AREA. IF
IT WASN'T, PLEASE DO SO AND REVISE THE ANALYSIS 1
ACCORDINGLY.
,M Peak season daily and peak hour traffic conditions are
reported in the initial DRI/ADA application analysis.
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' Therefore, and in keeping with the Regional Planning }a
r- Council's review of other DRI traffic studies conducted
' for the peak season, 5% of Level of Service "D" service
volumes was used as the significant impact threshold.
The study area was based, therefore, on that threshold.
31.A.2 WHY WAS THE LINK OF AIRPORT ROAD FROM DAVIS BOULEVARD
TO US 41 NOT INCLUDED IN THE ANALYSIS? IF IT MEETS THE
:Ai CRITERION, PLEASE INCLUDE. •
' The Project's daily peak season traffic assi
' gnment by
roadway link and the Project's volume as a percent of
the existing and committed roadway service volume at
Level of Service "D" for Phase 1, Phase 2 and Buildout
are reported in attached Tables 31.5.1, 31.5.2, and `
. 31.5.3.
a.
1- Projected Halstatt DRI peak season daily traffic is
less than 5% of the existing and committed Level of
Service "D" service volume on Airport Road south of
Davis Boulevard. (Please refer to attached Table
31.S.3.) E'
31.A.3 THE APPLICANT INDICATES ON PAGE 31-6 THAT THE EXTENSION
-. OF VANDERBILT BEACH ROAD WILL DIVERT TRAFFIC FROM
. GOLDEN GATE PARKWAY AND PINE RIDGE ROAD, AND THE
EXTENSIONS OF GOODLETTE ROAD AND SANTA BARBARA
BOULEVARD WILL DIVERT VOLUMES FROM AIRPORT ROAD AND US
41. SWFRPC STAFF QUESTIONS WHETHER THE EXTENSION OF
VANDERBILT BEACH ROAD WILL HAVE ANY SIGNIFICANT EFFECT
, ON TRAFFIC ON GOLDEN GATE PARKWAY, BECAUSE OF THE
DISTANCE BETWEEN THE FACILITIES, AND FEELS THE SAME
ABOUT THE IMPACT OF THE SANTA BARBARA BOULEVARD
EXTENSION ON AIRPORT ROAD. PLEASE INDICATE THE EXTENT .i
TO WHICH TRAFFIC FROM AIRPORT ROAD AND GOLDEN GATE
PARKWAY WAS ASSUMED TO BE DIVERTED TO THE NEW
FACILITIES.
In addition to the widening of Golden Gate Parkway,
'% Airport Road, Pine Ridge Road and Goodlette Road, there
are several very important roadway extensions that are
committed for construction. Those roadway extension
t projects include the following.
''C' 1. Extension of Goodlette Road from Carica to
*, Immokalee Road. This will result in a ,
'. continuous north/south arterial from U.S. 41
to Immokalee Road.
gC
2. Extension and widening of Santa Barbara
Boulevard from Davis Boulevard to Rattlesnake
' Hammock Road and from Pine Ridge Road to Green
Boulevard. This will result in a continuous
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north/south arterial from Rattlesnake Hammock •0
Road to Vanderbilt Beach Road Extension.
{t
*E.,-° 3. Extension of Vanderbilt Beach Road from Oaks 1
Boulevard to'CR-951 and from US-41 to Airport
• Road. This improvement will result in a 1
continuous east/west arterial from west of
U.S. 41 to CR 951. 1.
.1',- I
These roadway extensions, along with the programmed -;
roadway widenings, will have a direct impact on travel 1
patterns in the area and are a direct response to the "- . 1
County's east/west and north/south arterial capacity
constraints already present under existing traffic
conditions. Traffic volumes can be expected to • p
directly divert from adjacent constrained roadways onto
the new roadway as a result of these improvements. At ' �
the same time, volumes can also be expected to divert
JA from other parallel routes as reserve capacity is ti 1.
' realized on adjacent routes as a result of volumes
•
diverting from those routes.
A computer modelled traffic distribution and assignment. 1 '
model automatically diverts traffic and reassigns '
traffic loadings as a result of widened roads and new
x roads. In the absence of validated models, assumptions
as to the location and magnitude of diversions must be
made. As part of this analysis, diversions as a result I
of these roadway extensions and widening projects were
made based in large part on the existing peak hour 1
turning movement volumes and peak hour directional link
'1' volumes.
• Typically, the most direct influence of a new roadway
1
extension will be felt on the parallel roadway I
immediately adjacent to the extension. Indirect ' -
., influences will be realized on other parallel routes 1
and on the connector routes used to realize the
diversionary effects. 1
Primary diversions considered in this analysis include
the following. 1
I
• 1. Diversion from Pine Ridge Road to Vanderbilt 1 -
Beach Road. -.
2. Portions of the heavy NB left and EB right • "I
turn volumes at Airport Road/Golden Gate .1
f Parkway and Airport Road/ Pine Ridge Road
shifted to Vanderbilt Beach Road as: one, 1
through movements on Airport Road or two,
diverted volumes onto Santa Barbara Boulevard. . I
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;-. 3. Portions of the eastbound and westbound
through volumes at Golden Gate Parkway/Airport
f. Road shifted to through volumes at Pine Ridge
!-' Road/Airport Road.
. 4. U.S. 41 and Airport Road diversions to •j
Goodlette Road, generally north of Pine Ridge
.. Road.
5. Diversions of Goodlette Road volumes to
U.S. 41
generally south of Pine Ridge Road.
Via`"
For purposes of this analysis, existing traffic volumes •
16' as reported in the initial DRI/ADA application Table • •
31.A.1 were adjusted to reflect diversions as a result
of roadway widening and roadway extensions. The
adjusted new existing volumes were then projected to
A, Phase 1, Phase 2 and Buildout conditions based on the
previously discussed background growth factors. The
new existing traffic volumes on Airport Road, Pine
Ridge Road, Golden Gate Parkway, Goodlette Road and
Santa Barbara Boulevard after diversions are summarized
in attached Table 31.S.4. •
I. Diversion in traffic volumes typically do not occur
immediately. Rather, they occur over time as the new
route and extension become more accepted and become _ I
part of the established travel pattern. In reality, 1
existing traffic volumes are not reduced on certain
7 roadways rather growth over time occurs at a rate
somewhat less than the entire study area and
. significantly less than the parallel roadwt.y extension.
In the case of the Vanderbilt Beach Road Extension,
Santa Barbara Boulevard and Goodlette Road
il improvements, background growth on Airport Road, Golden
Gate Parkway and Pine Ridge Road through 1995 (ie Phase
1 development) averages approximately 2.8% / year
compounded rather than the approximately 5% / year
tl
compounded growth rate for the Study Area through 1995.
i. 31.C.1 THE APPLICANT INDICATES ON PAGE 31-11 THAT ADJUSTMENTS
WERE MADE TO THE DRI TRIPS TO REFLECT THE PORTION OF
• THE RETAIL TRIP GENERATION CONSIDERED TO BE ALREADY "ON
THE ROAD" AND PASSING BY THE SITE, IN ACCORDANCE WITH .
THE PUBLICATION ITE, TRIP GENERATION, FOURTH EDITION.
THE REGRESSION EQUATION MOST OFTEN USED FOR THIS .._
CALCULATION IDENTIFIES THE PERCENTAGE OF PASS-BY TRIPS ` I
IN RELATION TO SHOPPING CENTER SIZE. WAS THE ,
REGRESSION EQUATION APPLIED TO THE TOTAL HALSTATT
COMMERCIAL SQUARE FOOTAGE, (WHICH WOULD ASSUME IT WAS
ALL LUMPED INTO A SHOPPING CENTER) OR WAS THE PASS BY 1
CAPTURE FOR EACH OF THE INDIVIDUAL PARCELS CALCULATED '-
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,%'-: SEPARATELY? ALSO, ITE CAUTIONS ABOUT THE USE OF THE
PASS-BY ADJUSTMENTS IN AN ARTICLE FROM THE AUGUST,
1988 ITE JOURNAL TITLED TRAFFIC ACCESS AND IMPACT }
• STUDIES FOR SITE DEVELOPMENT. THE ARTICLE STATES THAT
"(B)ECAUSE OF THE LIMITED DATA AVAILABLE, ADJUSTMENTS
SHOULD BE APPLIED CAREFULLY. IF PASS-BY TRIPS ARE A
• MAJOR CONSIDERATION FOR THE LAND USE IN QUESTION,
STUDIES AND INTERVIEW AT SIMILAR LAND USES SHOULD BE . I.
CONDUCTED OR REFERENCED." FINALLY, THE RETAIL PASS-BY . 1
NUMBERS AS A PERCENTAGE OF COMMERCIAL TRIPS AVERAGE i'
ABOUT 37% ON A DAILY BASIS OVER THE THREE PHASES OF THE t
PROJECT BUT ABOUT 51% ON A PEAK HOUR BASIS. THE ITE
TRIP GENERATION MANUAL IMPLIES THAT THE DIFFERENCE
BETWEEN THE TWO SHOULD BE NO MORE THAN 10%. PLEASE
INDICATE HOW THE PASS-BY CAPTURE RATE WAS DETERMINED
FOR THE PROJECT, RESPOND TO THE CAUTION ISSUED BY ITE,
. AND CORRECT THE APPARENT DISCREPANCY BETWEEN THE DAILY ,• ,t
AND PEAK HOUR CAPTURE RATES.
i
The ITE, Trip Generation, Fourth Edition Chapter V. I
Quantifying Pass-By Trips was the primary source for I
calculating retail pass by trips. That source was f
t supplemented by the article titled "Evaluation of
Shopping Center Trip Types", Kittleson and Lawton, ITE
Journal, February 1987; the report titled "Quantifying �
Pass-By Trips For Retail Facilities", First Draft, ITE
J Committee 6A-32, Generation Impact Committee, February
I.
1987; and the report titled Transportation and Land
;. Development, Stover and Koepke. In addition, the
methodology for calculating retail pass by trips was -
reviewed in a conference call with a representative of
` the ITE's Washington DC office. j'
The calculation of the retail pass by trips followed
the methodology specified in the ITE, Trip Generation, I
Fourth Edition and confirmed by the ITE representative. I
The calculation was done for each individual commercial !
component by size (as reported in the initial ADA/DRI
• application Table 31.C.3) and not on the aggregated
total retail square footage for the Project. Figure V-
1 of the ITE, Trip Generation, Fourth Edition (see
attached Exhibit 31.S.1) was used to calculate the pm
peak hour weekday pass by trip percentage. The pm peak i `
hour percentage was then reduced by approximately 10%
to obtain the non-peak hour pass by percentage. a l
As confirmed by the ITE representative, the correct
procedure is to calculate retail pass-by based on total
retail trips and not external trips. Therefore, the
percentages obtained from attached Figure V-1 and
Exhibit 31.S.1 are applied to the total trip
generation for the retail component.
•
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w-
4 .. The resultant retail pass-by
4, P y percentage for the c
- Halstatt DRI by phase, retail component, peak hour and
24 hour period is summarized in attached Table 31.S.5.
The retail pass-by percentages for the total Project
(calculated by individual component) are approximately
41% in the peak hour and 31% on a daily basis.
The higher percentages referred to in the above
question would appear to be the result of using the '
external trip generation as the determinate of retail •
pass by. As discussed above, the total retail trip
generation is the appropriate determinant.
The article cited in the above question is familiar to
DPA. All calculations and adjustments were carefully .' (
considered and applied in this analysis. Towards that
end, the above referenced articles were reviewed
(including the draft and final draft of the ITE
• chapter) and the conference held with the ITE
representative. The calculation reflects the best
available data, the sizes of the individual components
and their orientation towards the adjacent arterials
(projected to carry over 38,000 and 48,000 peak season
daily trips) .
f
To facilitate the review of the traffic analysis and,
in particular, the retail pass by calculation, please -
see attached revised Tables 31.C.1, 31.C.2, 31.C.3,
31.D.1 and 31.D.2 to clearly identify the retail pass
' by component and phase.
31.E.1 THE DRI VOLUMES FOR EACH LINK ARE NOT IDENTIFIED
ANYWHERE IN THE ANALYSIS. PLEASE PROVIDE THIS
INFORMATION FOR EACH PHASE OF THE PROJECT.
e This information is being provided as attached revised
7..-
Table 31.E.1 for Phase 1, Phase 2 and Buildout. • "
31.E.2. IN EXHIBIT 31.H.3 THE APPLICANT SHOWS FOUR DRIVEWAYS
FROM THE COMMERCIAL PARCELS IN THE SOUTHEAST CORNER OF
THE PROJECT EXITING ONTO LIVINGSTON ROAD. IS IT
INTENDED THAT THESE BE FULL ACCESS INTERSECTIONS WHEN -
LIVINGSTON ROAD IS EXTENDED AND IF SO, IS THIS
CONSISTENT WITH COLLIER COUNTY POLICIES AND PLANS FOR •
LIVINGSTON ROAD? ALSO, THE APPLICANT HAS PROPOSED IN
HIS SITE PLANS 5 FULL GEOMETRY INTERSECTIONS WITH
SIGNALIZATION ON GOLDEN GATE PARKWAY FOR THE LENGTH OF
THE PROJECT, NOT INCLUDING THE INTERSECTIONS WITH
AIRPORT ROAD AND WITH LIVINGSTON ROAD. SINCE ROADWAY
LEVEL OF SERVICE IS DEFINED BY THE SIGNALIZED
INTERSECTIONS PER MILE, THIS MAY CREATE A SITUATION
WHEREBY IT WOULD BE IMPOSSIBLE TO MAINTAIN AN
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ACCEPTABLE LEVEL OF SERVICE. THE SEPARATE INTERSECTION
'• ANALYSES PERFORMED BY THE APPLICANT DON'T INDICATE HOW
THAT LENGTH OF GOODLETTE ROAD WILL OPERATE WITH ALL THE i
SIGNALS, SO A SIGNAL PROGRESSION ANALYSIS IN ADDITION '
TO SIGNAL WARRANT STUDIES MAY BE REQUIRED FOR APPROVAL
OF THE SITE PLANS.
r At this time, four access points from the southeast .
•
quadrant of the Project onto future Livingston Road are
. 4 ' shown. Those access points are shown as having median
', openings with full access intersections. Future
, signalization would be subject to meeting signal
warrants and the review and approval of signal
installation by the review agencies. Whether all four
access points would meet warrants is unknown at this
*: time.
Z: p..
'A• Livingston Road is identified in the Collier County •
Growth Management Plan as a future six lane arterial
` roadway. While recognized to be an important
4 north/south arterial and a relief valve to Airport
Road, it is shown on the Future Traffic Circulation Map
Year 1999 of the Growth Management Plan.
`) As discussed in response to Question 12 of the initial
,, DRI/ADA application, the balance of the Project's
commercial and office development after approximately
year 12 will occur along Livingston Road in conjunction
Y with the construction phasing of Livingston Road. At
that time, access points, median openings and potential
s..
signalization will be established.
• �` Five full geometry intersections with signalization on
- .£ Golden Gate Parkway from the Project's west boundary to
east boundary are being shown on the site plan. It is
recognized that signal warrant studies will be required
to determine if these locations will meet signal
4.. warrants in the future. At that time, the review
agencies may, in fact, require a signal progression
analysis to support the installation of those
signal(s) .
It is recognized that the Collier County Growth
Management Plan identifies the intersections of Golden
Gate Parkway with Airport Road and Livingston Road to
be grade separated in the future. With grade . .
separation at Golden Gate Parkway/Airport Road, it is
very likely that the full access median opening to the
office/ commercial parcel west of Airport Road and
south of The FP & L easement may be converted to right
turns in and out only.
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With grade separation of Golden Gate Parkway/Airport
Road and conversion of the office/commercial entrance
to right turns in and out only, the Project's
` residential entrance to the west would then be
approximately 3400 ' west of Airport Road.
Signalization at that location should have little
" effect on Golden Gate Parkway/Airport Road. .
1, ..
,.; Finally, the intersection separation east of Airport
i- Road is approximately 1600' to the "town center", 1000'
�; to the second entrance, 800' to the third entrance and
another 1900' to the Livingston Road intersection
(which is identified for grade separation in the Growth
Management Plan) . At the same time, the Project's
intersections along Golden Gate Parkway east of Airport
Road are planned as "T" intersections. This was done
intentionally recognizing the need to miwitiz6ththe
e
disruption to Golden Gate Parkway. •
s signalized "T" intersections, Project traffic volumes,
. in particular left turn volumes, are dispersed over
three locations and less green time will be taken away
•
• from the mainline movements. Thus, the maximum amount
of green time will still be given to Golden Gate
Parkway. Under these conditions, we are confident that
signal progression can be achieved along this area of
Golden Gate Parkway.
31.F.1 PLEASE IDENTIFY HOW THE PROJECTS TRANSPORTATION IMPACTS
ARE TO BE MITIGATED? WILL THE APPLICANT FOLLOW THE
CONCURRENCY PROVISIONS OF THE COLLIER COUNTY
COMPREHENSIVE PLAN IF ADOPTED PRIOR TO RENDERING THE
• DEVELOPMENT ORDER, OR DOES THE APPLICANT ANTICIPATE
• THAT THE PROJECT WILL FALL UNDER THE PROVISIONS OF •
DCA'S TRANSPORTATION POLICY RULE, PRIOR TO THE ADOPTION
OF THE COLLIER COUNTY COMPREHENSIVE PLAN?
The project's impacts are far below those utilized by '
the County in analyzing and adopting their Growth
Management Plan (see response to RPC Question 12.1) .
Therefore, the County has taken the project's impacts
into account in adopting the Growth Management Plan.
32. HOUSING
32.A.1. PLEASE EXPLAIN WHY HAISTATT APPEARS TO BE RELYING UPON 2
THE EXISTING INVENTORY OF HOUSING IN GOLDEN GATE AND
POINCIANA VILLAGE TO ABSORB THE NEED FOR LOW (LESS THAN
• 50% OF THE MEDIAN FAMILY INCOME) INCOME AFFORDABLE
HOUSING WHICH MAY BE GENERATED BY THE HALSTATT DRI.
WAS THE IMPACT TO GOLDEN GATE AND POINCIANA VILLAGE
CONSIDERED? ARE GOLDEN GATE AND POINCIANA VILLAGE
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AFFORDABLE TO THE ASSUMED LOW INCOME GROUP?
'4- As stated in the initial DRI/ADA application, 32A., the ''-
.,< partnership is not providing for low income housing.
'`
,, The references to Golden Gate and Poinciana Village •
were examples of moderate income housing, which exists
x= in Collier County, in close proximity to the project. .
Assistance in creating low and moderate income housing
is an initiative currently being undertaken by Collier
County and the City of Naples in compliance with their
- adopted growth management plans. •
sp
The intent of the original response was to simply
.. indicate that there is and will be (as the surrounding
5-mile radius area develops) housing in the area to
accommodate the housing needs which may be generated by •
the project jobs in the Halstatt DRI. The project will .
have positive impact on the people of Golden Gate, •
Poinciana Village and other developments, because the _
project will provide jobs close to their place of
residence. These developments are affordable to this
• types of project jobs anticipated to be generated by a .
full range community with a "town center"; three
private golf courses with associated country club ,
facilities; residential enclaves and commercial/office
parks. Typical project employment opportunities might
s include jobs in the fields of sales, finance, banking,
insurance, real estate, professional services (i.e.,
�° medical, legal and dental) , and country club related
• services.
.r., 32.A.2 HALSTATT ALSO APPEARS TO ESTIMATE THAT OF THE PEOPLE
EMPLOYED IN THE CONSTRUCTION PHASES OF THE DRI, 50%
. WILL owl BE ABLE TO AFFORD A HOME WITHIN THE DRI, AND
COULD LIVE IN THE GOLDEN GATE/POINCIANA VILLAGE AREA.
PLEASE ESTIMATE THIS IMPACT ON SURROUNDING AFFORDABLE .
NEIGHBORHOODS.
All questions related to construction employment were
• deleted at the pre-application meeting which was
verified by Dan Trescott's memo dated February 20, .
1989, and the "Questionnaire Checklist for DRI-ADA
Submission" attached to the memo. The 50% figure was
related to project jobs, as stated in the initial , -
DRI/ADA application under 20.G.1.
! 32.A.3 WHAT IS THE CURRENT RESIDENTIAL VACANCY RATE IN GOLDEN •
GATE/POINCIANA VILLAGE?
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Vacancy rates in Golden Gate and Poinciana Village are
"`.- unknown.
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32.A.4 HALSTATT ESTIMATES THAT "WITH TWO INCOMES, THE '`'
APPROXIMATELY 3,197 RESIDENTS OF THE MULTI-FAMILY
DWELLINGS COULD BE EXPECTED TO FILL UP TO 50% OF THE
PROJECT JOBS." PLEASE PROVIDE DOCUMENTATION FOR THIS
r ESTIMATE. •
47 - The estimate was based on a full range community with
a "town center"; three private golf courses with
- associated country club facilities; residential
5. enclaves; commercial/office parks and typical employ- I
ment opportunities that might include jobs in the
fields of sales, finance, banking, insurance, real
-; estate, professional services (i.e., medical, dental
14/ and legal) and country club related services. The
t-- Partnership cannot document the estimate. The traffic
t - analysis assumes all commercial/retail and off-site
project job related trips come from off-site.
32.A.5 HOW DID YC'1 ARRIVE AT THE CONCLUSION THAT THE MULTI-
FAMILY UNITS ($175,000 MULTI-FAMILY UNITS) WOULD BE
AFFORDABLE FOR TWO-INCOME FAMILIES WHO WOULD BE
EMPLOYED IN THE CONSTRUCTION OF THE HALSTATT DRI?
. PLEASE PROVIDE DOCUMENTATION FOR THIS ESTIMATE.
As stated in the initial DRI/ADA application in Table
32.A.1, the multi-family unit prices are $175,000,
$165,000 and $150,000. All questions related to
construction employment were deleted at the pre-
application meeting which was verified by Dan
,• Trescott's memo dated February 20, 1989, and the
"Questionnaire Checklist for DRI-ADA Submittal"
h., attached to the memo.
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DETERMINATION OF INFORMATIONAL SUFFICIENCY
FM
}LALSTATT DRI - 14-8889-88
DEVELOPMENT OF REGIONAL IMPACT
APPLICATION FOR DEVELOPMENT APPROVAL
r FLORIDA DEPARTMENT OF ENVIRONMENTAL REGULATION -
' 1
LETTER OF REVIEW FOR HALSTATT DRI/ADA FROM DER DEPUTY
ASSISTANT SECRETARY, PHILIP R. EDWARDS. 1
I
Thank you for the response letter. All information is I
so noted.
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°'=• $ALSTATT DRI - 14-8889-88
DEVELOPMENT OF REGIONAL IMPACT
APPLICATION FOR DEVELOPMENT APPROVAL
FLORIDA GAME AND FRESH WATER FISH COMMISSION
16. WETLANDS
'
16.1 SEVERAL ISOLATED WETLANDS LOCATED IN THE NORTHEAST
QUADRANT HEAR THE NORTH PROPERTY LINE ARE HOT r .
IDENTIFIED ON MAP F (VEGETATION) . ALSO, WE NOTED
SEVERAL AREAS THROUGHOUT THE PROJECT WHICH ARE LABELED •
AS BRAZILIAN PEPPER OR MELALEUCA WHICH ARE, IN FACT, - 1
• INVADED WETLANDS. A SIGNIFICANT CANOPY AND SUB CANOPY
OF CYPRESS IS LOCATED IN THE NORTHWEST PORTION OF THE
WEST QUADRANT OF THE PROJECT, LABELED AS 4111-(PINE
FLAT WOODS WITH A SIGNIFICANT ADMIXTURE OF EXOTICS) . •
THIS PLANT COMMUNITY RADICALLY DIFFERS FROM THE HABITAT •-
LABELED 4111 IN THE NORTHEAST QUADRANT AND SHOULD BE
IDENTIFIED AS CYPRESS-PINE (INVADED WITH DOWNY ROSE
MYRTLE) . THIS PLANT COMMUNITY CAN BE DISCERNED FROM
THE AERIAL PHOTOGRAPH PROVIDED IN THE APPLICATION.
t•r The wetlands depicted in the initial ADA/DRI
r application on Map F represent areas defined as
.; wetlands under the regulations of at least one of the
following agencies: Florida Department of
`-, Environmental Regulation, United States Army Corps of
• • Engineers, South Florida Water Management District.
. On a site such as this, a certain amount of variation
can be expected within a single "cover" category. We
are of the opinion that 4111 reasonably describes the
communities to which it is assigned.
16.2 THE APPLICATION TEXT INDICATES THAT ALL WETLANDS HAVE
. BEEN IDENTIFIED AND LOCATED WITH THE "ASSISTANCE AND
INPUT" OF THE DEPT. OF ENVIRONMENTAL REGULATION AND THE
UNITED STATES ARMY CORPS OF ENGINEERS. PLEASE INDICATE
WHETHER THESE AGENCIES HAVE ESTABLISHED JURISDICTIONAL
DETERMINATIONS FOR ALL WETLANDS ON SITE.
I
The Florida Department of Environmental Regulation .!
issued a "Formal Jurisdictional Declaratory Statement"
as authorized pursuant to Section 403.914, Florida
Statutes and Florida Administrative Code Rule 17-12.040
on April 17, 1989. The United States Army Corps of
Engineers issued a jurisdictional determination on
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March 16, 1989.
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16.3 OUR CALCULATIONS OP WETLAND ACREAGE OH SITE, INCLUDING
EXOTIC INVADED ACREAGE BUT NOT INCLUDING THE MIXED
PINE/CYPRESS IN THE WEST QUADRANT, TOTAL 105.2 ACRES.
• THE TEXT OF THE APPLICATION INDICATED THAT 83.6 ACRES
OF WETLANDS EXIST WHICH ARE NOT SEVERELY IMPACTED BY
EXOTICS, THEN STATES THAT 55 ACRES OF WETLANDS WILL BE
"ENHANCED OR PRESERVED". DIFFERENTIATE ACREAGE OF '
' ENHANCED WETLANDS FROM THAT OF PRESERVED. INDICATE
• WHETHER"ENHANCED" INCLUDES LAKE CONSTRUCTION. INDICATE
HOW MUCH WETLAND ACREAGE WILL BE PRESERVED IN ITS
EXISTING CONDITION ( NO MECHANICAL CLEARING) . WE WERE
UNABLE TO DETERMINE HOW A FINAL CALCULATION OF ONLY 6
ACRES OF IMPACTED WETLANDS WAS DERIVED.
The correct total wetland acreage for the project is
. 83.6+ acres based upon wetland definitions under the
regulations of at least one of the following agencies:
Florida Department of Environmental Regulation, United
States Army Corps of Engineers, South Florida Water
Management District. Of the 83.6± acres of wetlands on
site, approximately 55.5 acres are severely impacted by
exotic vegetation. This information was provided in
Table 16.A.1, page 16-1 in the initial DRI/ADA
gi• application. Enhanced wetland acreages are generally
the isolated wetland systems which will have exotic •
• vegetation selectively removed (minimal mechanical
• clearing) and be incorporated into the project water
management system. Areas to be excavated as lake are
not counted as part of the enhanced wetland acreage
figure. The preserved wetland acreages include the
enhanced and are indicated on Map F in the initial •
• DRI/ADA application by codes 610, 621, 624, 630, 6301
in the northeast quadrant of the project, and the FDER
Wetland/Large Western System (630 and 6301) . The
Partnership was unable to determine where it was stated
in the initial DRI/ADA application that there would
only be six acres of impacted wetlands. There is a
statement that there will only be six acres of filled
wetlands. Overall, there are approximately 29 acres
that will be excavated and/or filled.
1
16.4 INDICATE WHERE THE 28 ACRES OF PROJECT WETLANDS
SPECIFIED UNDER 16B (WHICH WILL BE RESTORED) ARE
,r;_ LOCATED. ' , j
•
The 28± acres of wetlands (to be cleared of exotics and
restored) referred to in the initial DRI/ADA
application Question 16B are part of the 55 acres of
wetlands to be enhanced and preserved. These 28± acres ,
{ are the sum of the isolated wetland areas which will be j
incorporated into the water management system on site, •
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which are moderately impacted by exotic vegetation. '
The 28± acres included: The FDER wetlands in the
southwest corner of the southwest quadrant separated by
the F.P.&L. service road but connected to state waters
through a culvert and the three isolated wetlands
within the F.P.&L. easement in the northeast corner of
the northeast quadrant. The FDER wetlands are part of
a linear system which extends beyond the project
boundaries. The water level cannot be controlled by .
the water management system on site. Likewise, the
isolated wetlands within the F.P.&L. easement cannot be
controlled by the water management system on site.
Therefore, we revise the 28± acres to 24± acres. This - }`
does not change the 55+ enhanced and preserved acre
figure.
16.5 THE APPLICATION ASSUMES THAT REMOVAL AND FILLING OF
INVADED WETLANDS ON-SITE CONSTITUTES MITIGATION. THIS
IS NOT MITIGATION. THIS STRATEGY INCORRECTLY ASSUMES
ZERO WILDLIFE RESOURCE VALUE IN INVADED WETLANDS. LAKE
CONSTRUCTION DOES NOT CONSTITUTE MITIGATION FOR
FORESTED WETLANDS.
'. The primary form of mitigation for wetland impacts
v will be the control of exotic vegetation and the
'- enhancement of wetland hydroperiods. Additionally,
other mitigation could be provided for wetland systems
such as vegetated lake littoral zones, upland buffers
0: adjacent to isolated wetlands or the preservation of
significant unique uplands. By incorporating the
wetlands into the water management system, the long `I
f.
term enhancement and protection of these areas will be
possible. Actual details relating to the type of
mitigation required will be addressed under the
N. appropriate permitting process.
16.6 EXOTIC PLANT INVASION IS NOT CONSISTENT THROUGHOUT
PROJECT WETLANDS. SOME AREAS (PARTICULARLY THE WEST
QUADRANT) ARE HEAVILY INVADED WITH DOWNY ROSE MYRTLE
(AND BRAZILIAN PEPPER) , WHILE INVASION IS MINOR IN
OTHER AREAS. ALTHOUGH DOWNY ROSE MYRTLE INVASION HAS
NO DOUBT REDUCED NATIVE HABITAT AVAILABILITY AND USE BY
WILDLIFE IN PORTIONS OF THE PROJECT, IT HAS NOT
"DESTROYED" IT , AS STATED IN THE APPLICATION. THE
PROLIFIC NATURE OF SONGBIRD AND MAMMAL OBSERVATIONS
THROUGHOUT THE INVADED AREAS SUPPORTS THIS STATEMENT. -
IN PARTICULAR, WE COULD NOT IDENTIFY A PAUCITY OF
WILDLIFE OR WILDLIFE HABITAT IN THE WETLANDS LOCATED IN
THE SOUTHEAST CORNER OF THE SOUTHEAST QUADRANT (MATURE
CYPRESS/RED MAPLE SWAMP) , IN SEVERAL ISOLATED WETLANDS
THROUGHOUT THE SITE, AND IN THE LINEAR WETLAND AREA
LOCATED IN THE NORTHERN PORTION OF THE WEST QUADRANT Ii
(CYPRESS,OAK HAMMOCK) WHICH WOULD JUSTIFY THE 1
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June 6, 1990
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ti ' DESTRUCTION OF THESE WETLANDS. ON THE CO `.
CONTRARY, WE
IDENTIFIED USE BY MANY SPECIES OF SONGBIRDS ALONG WITH 4 •
c.
MAMMALS, OWLS, AND HAWKS. WE DO NOT AGREE THAT THE
EXOTIC INVASION IS AS SIGNIFICANT AS INDICATED, OR THAT
THESE AREAS COULD NOT BE PRESERVED OR RESTORED. WE
RECOMMEND ADDITIONAL PRESERVATION OF THESE AREAS.
' It was not stated in the initial DRI/ADA application
(16A, pages 16-1 and 16-2) that the downy rose myrtle
invasion has "destroyed" native habitat availability..
The Partnership reasserts the following: "The most .
dominant and aggressive exotic, however, is the downy
rose myrtle. This plant has formed a virtual
monoculture on much of the property which lies within
section 26. It is dominating impacted wetlands and
transitional areas around wetlands as well as numerous
upland areas. The downy rose myrtle forms a dense
woody shrub which essentially sestrovs native habitat
value by displacing native food sources and making
passage by animals prohibitively difficult." j.
The wetlands depicted on Map F in the initial DRI/ADA
application represent areas defined as wetlands under.
. the regulations of at least one of the following
agencies: The Florida Department of Environmental .
Regulation, the United States Army Corps of Engineers,
' and South Florida Water Management District. The
Florida Department of Environmental Regulation issued a
Formal Binding Jurisdictional Declaratory Statement on
April 17, 1989. The United States Army Corps of
Engineers issued a Jurisdictional Determination on
March 16, 1989. Appropriate permit approvals will be
. obtained from United States Army Corps of Engineers,
South Florida Water Management District, and the
�' Florida Department of Environmental Regulation as
appropriate.
As noted in the initial DRI/ADA application, .�
preservation of significant vegetation will occur by
`^ incorporation into the golf course corridors, lakes,
._ project and parcel boundaries, linear parks and wetland
preserves. As stated in the initial DRI/ADA
= application, we are comfortable with the following
assertions: "During the course of site walks and field
work over the past 18 months, it has been observed that
the spread of exotic vegetation on site has been very
pronounced." (Please see initial DRI/ADA application
i' Question 16A. , page 16-1) . "Melaleuca. .. Brazilian •!
pepper. . . and Downy Rose Myrtle... are common in the
project area and, at some locations, exist as virtual
monocultures to the exclusion of native species. This
-s: infestation by noxious exotic vegetation is continuing
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•
and will become more serious with the passage of time. - t
k ( Please see initial DRI/ADA application Question 18A.,
• page 18-1) . One of the more important consequences of
• the occupation of lands by these exotics is the loss of
natural vegetation communities and the concomitant loss
. of native faunal habitat. As a general proposition,
all of the natural communities on the property are in a
state of decline as a result of the factors previously
described. For those areas not yet impacted (invaded) ,
ten years is probably the upper limit before these
areas are also severely degraded." (Please see initial
it DRI/ADA Question 18A., page 18-2) .
18. VEGETATION AND WILDLIFE
18.1 PLEASE PROVIDE DETAILS OF SAMPLING AND TRANSECT
METHODOLOGIES EMPLOYED IN THE SURVEYS OF THE EXTENSIVE
UPLAND HABITATS ON SITE, ARE COMMENDED BY THE FLORIDA
• GAME AND FRESH WATER FISH COMMISSION'S WILDLIFE
METHODOLOGY GUIDELINES (15 JANUARY 1988) . PROVIDE
LOCATIONS ON AN AERIAL (SCALE 1 IN.S400 FT.) OF
TRANSECT LINES AND SAMPLING PLOTS USED TO DETERMINE THE
• ON-SITE STATUS OF LISTED SPECIES (PARTICULARLY RED-
COCKADED WOODPECKER, BIG CYPRESS FOX SQUIRREL, AND
GOPHER TORTOISE) . INDICATE WHETHER MORNING AND EVENING
PEDESTRIAN SURVEYS WERE COMPLETED AS RECOMMENDED.
PLEASE RESPOND TO RECOMMENDATION NUMBER SIX AND SEVEN
OF THE GENERAL INFORMATION REQUIREMENTS RECOMMENDED
UNDER OUR METHODOLOGY GUIDE LINES FOR LISTED SPECIES
• OCCURRING OR SUSPECTED ON SITE. IDENTIFY AVAILABLE
HABITAT ON SITE (IN ACRES) FOR THE RED-COCKADED
WOODPECKER AND BIG CYPRESS FOX SQUIRREL.
All wildlife surveys were performed as meandering
pedestrian surveys. Surveys were accomplished during
• all parts of the day, from sunrise to sunset. Since
the initial sufficiency letter, additional surveys have
been performed with and independently of the FG&FWFC
staff. A map showing the general location of the
surveys is enclosed (see attached Exhibit RPC 18.1) .
Since the initial DRI/ADA application, there has been
additional field work involving approximately 50 man
hours of gopher tortoise surveys and approximately 50
man hours of red-cockaded woodpecker surveys (fox
squirrels are included in the woodpecker surveys) . A
total of approximately 400 man hours (excluding FG&FWFC
staff time) has been spent nn surveys. There was one
fox squirrel seen near the FP&L easement in the
northeast quadrant of the project site; 141 gopher
tortoise burrows were located in the southeast quadrant
of the project (see attached Exhibit RPC 18.1) and
tt there were no red-cockaded woodpeckers located on the .
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property.
There will be no available habitat on site for the ,.
red-cockaded woodpecker. The conclusions concerning
X: the fox squirrel were based on the absence of fox
squirrels on the property except the one seen near the
r
FP&L easement within 800 feet of the entrance to an
•
•
adjacent golf course community nearing build out. The
reasoning is as follows: Fox squirrels are seen •
commonly on golf courses/residential communities within
Collier County'. The Partnership continues to conclude
that the proposed project will have available habitat
in the form of golf course areas left in their natural
state, parks and open space, predicated on observations
of fox squirrels in residential neighborhoods/golf
course communities in numbers greater than observed on
the property in question. The exact acres of available
habitat in the form of golf course areas left in their
natural state, parks and open space will be identified
and located through the Local Government Site
Development Review process.
•
18.2 INDICATE WHETHER AREAS WHERE RIBBONS WERE OBSERVED
AROUND PINE TREES WERE THE ONLY AREAS SURVEYED FOR RED-
• COCKADED WOODPECKERS. CLARIFY FURTHER AS REQUESTED
UNDER THE PREVIOUS PARAGRAPH, WE HAVE LOCATED A RED- i
COCKADED WOODPECKER CAVITY TREE ON SITE (CURSORY SURVEY
ONLY) . j
In the northeast quadrant of the project there is an
inactive farm field in the northeast corner, the
location of the cavity tree is approximately 400 feet
;'' due south of the southwest corner of the field. The
cavity in the tree observed by the Florida Game and ■
Fresh Water Fish Commission staff has been observed
during early daylight hours (arrived before sunrise,
and left at 9:30AM) for four consecutive days. No
utilization of the cavity by wildlife was observed.
The cavity in the tree lacks typical red-cockaded
woodpecker characteristics, ie: dripping sap and
associated sap holes. Since the initial sufficiency
letter, additional surveys have been performed with the
Florida Game and Fresh Water Fish Commission staff and
independently. Maps showing the general location of
the surveys are attached (see attached Exhibit RPC
18.1) . Since the initial DRI/ADA application, there •
has been additional field work involving approximately
50 man hours of red-cockaded woodpecker surveys
(excluding Florida Game and Fresh Water Fish Commission
•
staff time) . As part of the additional 50 hours of
surveys, the area within approximately a 1600 - 1800 I
foot radius of the tree with the cavity in it, 'was I ,
thoroughly investigated for adjacent nesting, roosting,
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or start holes. All trees with a 6" diameter or
greater were inspected and nearly all were hand
ribboned. No adjacent nesting, roosting, or start
"w holes were observed. Based on the amount of man hours
spent on site inspecting trees for nesting, roosting,
` and start holes, there are no resident red-cockaded 1 .
woodpeckers on site.
r 18.3 WE COMPLETELY DISAGREE WITH THE STATEMENTS MADE AS TO I
THE SUITABILITY OF THE PROJECT SITE AS BIG CYPRESS FOX I
SQUIRREL HABITAT. THE MAJORITY OF THE PINE FLATWOODS
AREAS IN THE NORTHEAST QUADRANT AND MUCH OF THE
SOUTHEAST QUADRANT (I.E. OPEN PINE FLATWOODS, MIXED 1
CYPRESS/CABBAGE PALM) ARE IDEAL HABITAT FOR THE FOX
SQUIRREL. WE DO NOT AGREE THAT THE DEVELOPMENT OF THE .,
AREA AS PROPOSED WILL BENEFIT THE FOX SQUIRREL
POPULATION ON-SITE. WE RECOMMEND THAT AVAILABLE FOX
SQUIRREL HABITAT ON-SITE BE IDENTIFIED AND A MANAGEMENT
PLAN FOR THIS SPECIES BE DEVELOPED. MANAGEMENT SHOULD
INCLUDE UPLAND HABITAT PRESERVES AND TREE PRESERVATION.
THE BEST HABITAT ON-SITE IS LOCATED IN THE WEST AND
SOUTH PORTIONS OF THE NORTHEAST QUADRANT. ' 1
See response to FG&FWFC Sufficiency Question 18.1, page !
25.
= 18.4 A SUBSTANTIAL GOPHER TORTOISE POPULATION WAS OBSERVED
IN THE SOUTHEAST PROJECT QUADRANT. ESTIMATE AND LOCATE
THE GOPHER TORTOISE POPULATION WITHIN PROJECT
BOUNDARIES PER OUR WILDLIFE METHODOLOGY GUIDELINES, AND l
DETERMINE AVAILABLE GOPHER TORTOISE HABITAT (ACRES AND
LOCATION) . WE DID NOT OBSERVE ANY HABITAT DEGRADATION
• • WHICH WOULD STRESS GOPHER TORTOISE POPULATIONS IN THE ,
SOUTHEAST QUADRANT (AS SUGGESTED IN THE APPLICATION
TEXT) , OTHER THAN THE PRESENCE OF SURFACE ROCK. IN
RESPONSE TO THE APPLICANT'S STATEMENTS UNDER QUESTION
18D, GOPHER TORTOISES ARE NOT PLENTIFUL WITHIN THE •
SOUTHWEST FLORIDA REGIONS AND THE POLICY OF THE FLORIDA
GAME AND FRESH WATER FISH COMMISSION WITH REGARD TO
GOPHER TORTOISES IS TO DISCOURAGE RELOCATION OF
WILDLIFE. THE APPLICANT HAS OVER 648 ACRES OF fI
PINE/PALMETTO HABITAT ON-SITE WHERE TORTOISES COULD BE
ACCOMMODATED. WE RECOMMEND THAT TORTOISES REMAIN ON-
1 SITE, PREFERABLY IN THE EXISTING LOCATION.
The gopher population in the project area is restricted 1
to the lands in the S.E. quadrant. The location of 1
active and inactive gopher burrows is shown on attached .
Exhibit RPC 18.1. Meandering transects were employed
because of the dense palmetto thickets in some areas.
A transect was also cut through a major palmetto
.. thicket to determine if gopher tortoises were using ;
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f t, these areas. No gopher burrows were found within the
palmetto thicket although it was not unusual for
burrows to be located on the edge of a thicket adjacent
• to open patches of wire grass. The meandering
transects covered all areas that had any potential to
support gopher burrows. As can be seen from the map
(see attached Exhibit RPC 18.1) , active gopher burrows
are clumped rather than randomly distributed. All of •
the areas containing active burrows had the following
characteristics: open areas with wire grass, no tree
canopy, and soils capable of excavation by a gopher
tortoise. Areas containing inactive and abandoned
burrows had the following characteristics: invasion by
vines, making it nearly impossible for tortoises to •. �
move around, exotic canopy and lack of herbaceous
. plants. One 'undyed forty-one gopher tortoise burrows
were located. Of this number, fifty six were active. •
Active is defined here to mean those burrows that
showed evidence of ingress or egress between sunrise
and noon. Gopher footprints or plastron scrapes in the
mouth of the burrow after an early morning rain were
considered evidence of ingress or egress. The
Partnership considers these numbers to be a good • .
approximation of the number of gopher tortoises on the
parcel. Obviously, gophers that did not leave their
burrow during the interval of observation were not
counted as "active." Offsetting this would be those
gophers that exited one burrow and entered another
," burrow during the observation interval; these would be
iw counted twice.
', Due to exotic invasion and cap rock, there are not H
. .over 648 acres of pine/palmetto habitat on site
where tortoises could be accommodated."
The development of a plan to accommodate the gopher f
tortoises will occur prior to development of the site
where the gopher tortoises are located. The
. alternatives currently under consideration inr'ude
relocation to other suitable habitat off site,
acquisition and conservation of lands with existing
gopher populations and accommodation of the gophers on
site but not in their current locations. The applicant
is prepared to work with the FG&FWFC staff to develop a
plan, acceptable to both parties, for dealing with the . . .
gopher population. This plan would be developed in
advance of, and implemented prior to, development of j ,
the site where the gopher tortoises are located. .
•
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' 18.5 CHARACTERIZATION OF 563.3 OF THE 648.2 ACRES OF PINE
FLATWOODS ON-SITE AS BEING SEVERELY INVADED BY DOWNY •
ROSE MYRTLE AND OTHER EXOTICS TO THE POINT OF NEGATING
WILDLIFE HABITAT IS INCORRECT. ALTHOUGH DOWNY ROSE
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MYRTLE IS FOUND THROUGHOUT MUCH OF THE PROJECT SITE, ,
'. IN MANY AREAS, AND IN PARTICULAR THE NORTHEAST ., .
QUADRANT, THIS PLANT IS A MINOR COMPONENT OP WILDLIFE {
HABITAT. IN GENERAL, WE DO NOT THINK THAT THE 1
APPLICANT HAS ADEQUATELY SURVEYED OR ADDRESSED UPLAND j ,
HABITAT AND LISTED SPECIES CONCERNS ON SITE. WE
RECOP2 FEND ADDITIONAL CONSERVATION AND PRESERVATION OF j
THESE UPLAND RESOURCES, PARTICULARLY IN LISTED SPECIES 1
HABITAT AND PREFERABLY IN THE NORTHEAST QUADRANT. 1 .
The Applicant feels that it has adequately surveyed �
and addressed upland habitat and listed species
concerns on site as discussed in this sufficiency I
response.
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HALSTATT DRI - 14-8889-88
DEVELOPMENT OF REGIONAL IMPACT °j
APPLICATION FOR DEVELOPMENT APPROVAL
DEPARTMENT OF TRANSPORTATION
1. GENERAL COMMENTS:
A. THE DEPARTMENT REALIZES THAT THE TIMING OF THE DRI ' .
APPLICATION IS SUCH THAT A VALIDATED COLLIER COUNTY '
TRAFFIC MODEL WAS NOT AVAILABLE FOR FORECASTING
PURPOSES AT THE TIME OF SUBMITTAL. HOWEVER, THE SIZE
• OF THE PROJECT, COUPLED WITH THE POTENTIAL IMPACTS UPON
THE TRANSPORTATION NET WORK AND 20-YEAR TIME FRAME
LEADS THE DEPARTMENT TO BELIEVE THAT A REEVALUATION OF
• THE INITIAL PROJECTIONS USED IN THE APPLICATION MAY BE '
WARRANTED. WE WOULD LIKE THE APPLICANT TO REASSESS HIS
TRAFFIC FORECASTS AND IMPACTS, UTILIZING A VALIDATED
FORECASTING MODEL ADOPTED BY THE COLLIER COUNTY MPO.
BECAUSE THIS MODEL WILL NOT BE AVAILABLE FOR AT LEAST •
iTWO MONTHS, IT MAY BE NECESSARY TO BASE THE INITIAL
PHASE OF THE PROJECT UPON THE DATA CONTAINED WITHIN
THIS ADA, AND REEVALUATED SUBSEQUENT PHASES USING DATA I
PRODUCED BY THE UPDATED MODEL.
When compared to the Collier County Growth Management
Plan and, in particular, the magnitude of development
included in that Plan (or allowed to be constructed i
■ under the plan policies) for this site, the Halstatt
DRI is a rather low density development. The 1
intersection of Golden Gate Parkway and Airport Road is
designated as an Activity Center in the Future Land Use
Element of the Collier County Growth Management Plan.
Activity Centers are designated for intense commercial
activity with higher density residential in and
adjacent to said Activity Centers. The density rating
:''i system of the Future Land Use Element would allow a
r. request of over 10,000 dwelling units plus the !
commercial in the designated Activity Center. In ' A
analyzing the requirements of the property for the
Capital Improvement Element, Collier County Staff
utilized 6,400 dwelling units in addition to the
f Activity Center. The mere fact that there are only .I
2,400 dwelling units proposed for the 1,600 acre
project emphasizes the low density nature of the entire
project. Build out of the residential, "town center"
and majority of the office/retail will occur in the
first 12 years. Development beyond that period will be
%< office and commercial located along future Livingston
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7;' Road. Based on the low density of the project as it '
relates to the Collier County Growth Management Plan
,; and the office and commercial as related to Livingston
Road; a traffic reassessment should not be necessary.
' II
B. THERE ARE SEVERAL INSTANCES WHERE THE G L MAPS OF
THE PROJECT SITE IDENTIFY CERTAIN CO ER COUNTY t
FACILITIES AS STATE HIGHWAYS. THESE SHOULD BE REVIEWED f
WITH THE DEPARTMENT TO MAKE CERTAIN ALL FACILITIES ARE
L ' : ' .4
PROPERLY DESIGNATED. -
{ The maps of Section 11 have been revised and attached
hereto to reflect the above comment. I
s 31. TRANSPORTATION IMPACTS
A. A TOTAL OF 649,638 RETAIL GROSS LEASABLE SQUARE FEET IS
PROPOSED FOR THE PROJECT. THE MASTER DEVELOPMENT MAP
AND GENERAL PROJECT DESCRIPTION IMPLY THAT THE ENTIRE
RETAIL SPACE WILL BE CONCENTRATED IN THE PROPOSED "TOWN
CENTER" PART OF THE DEVELOPMENT. DOES THIS MEAN THAT •
•
THE PROJECT'S OTHER DESIGNATED COMMERCIAL AREAS WILL
NOT INCLUDE ANY RETAIL USES? IF THE APPLICANT INTENDS
TO INCLUDE RETAIL USES AMONG THE OTHER PROPOSED
•
COMMERCIAL PARCELS, A DISTRIBUTION OF RETAIL ACTIVITY
n.
BY LOCATION AND PROJECT PHASE WOULD BE DESIRABLE. •
•`I The entire retail space is not concentrated in the
proposed "town center". Table 31.C.3 of the initial
g4 - DRI/ADA application identified the Project's retail •
Il • i :- use by component and by phase. To clarify this issue
4 and to address the questions concerning retail pass-by. T
trips, please see attached revised Tables 31.0.1,
1 31.C.2, 31.C.3, 31.D.1 and 31.D.2. Those revised
tables clearly identify the size, location and phasing '
4
of the Project's retail components. '
• B. THE APPLICANT'S ESTIMATES FOR PEAK HOUR RETAIL PASS-BY •
• TRIPS IS OVER 50% OF THE TOTAL RETAIL EXTERNAL TRIPS TO
`ti THE "TOWN CENTER" PORTION OF THE DEVELOPMENT (THE ONLY
g DESIGNATED RETAIL AREA IN THE PROJECT) . PASS-BY RETAIL -
TRIPS FOR PHASES 2 AND 3 ACTUALLY EXCEED THE TOTAL .
EXTERNAL RETAIL TRIPS GENERATED FOR THE TOWN CENTER.
,I WHAT IS THE RATIONALE FOR THIS UNUSUALLY HIGH RATIO OF
s PASS-BY TRIPS FOR A RETAIL CENTER OF THIS SIZE?
: Please refer to the response to the S FRPC Question
31.C.1 and, in particular, attached Ta le 31.5.5 and
attached revised Tables 37..C.1, 31.C.2, 1.C.3, 31.D.1 •
and 31.D.2.
C. THE APPLICANT INCLUDES A NUMBER OF IMPROVEMENTS TO U.S.
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41 IN HIS LIST OF PROJECTS WHICH WILL HE HANDLE THE
FUTURE TRAFFIC VOLUMES. HIS LEVEL OF SER CE ANALYSES '
' INDICATES THAT THOSE SEGMENTS OF U.S. 41 NOT ONLY
BELOW STANDARD TODAY, BUT WILL REMAIN BELOW STANDARD
EVEN AFTER THE PLANNED IMPROVEMENTS ARE IN PLACE. THE
} F DEPARTMENT THEREFORE BELIEVES ADDITIONAL IMPROVEMENTS
MUST BE CONSIDERED TO ENSURE THAT THE FUTURE
` - TRANSPORTATION SYSTEM IS ABLE TO ABSORB THE IMPACTS OF
THIS PROJECT.
- .
Generally, a roadway cross section beyond ix lanes in
most instances is not desirable and is no consistent
t l with the Florida Transportation Plan. Thelrefore, when
a roadway's cross section reaches its maximum,
alternative improvements are necessary. One
alternative currently being planned and i plemented in •
this area is the widening and extension of Goodlette
• Road. That road, east of and parallel to .S. 41, will •
divert significant volumes from U.S. 41 an function as
4 I a relief valve to U.S. 41. Because of the diversionary
influences of Goodlette Road, our analysis shows that
the Halstatt DRI has less than 5% of he Level of
Service "D" service volume on U.S. 41 at build out.
1 D. A FUTURE INTERCHANGE AT I-75 AND GOLDEN GA PARKWAY IS
6 r � LISTED IN THE "PRELIMINARY ENGINEERING" PHASE. THE
t PRELIMINARY ENGINEERING FOR THIS INTERCHANGE HAS BEEN
l ' I REMOVED FROM THE DEPARTMENT'S TENTATIVE WORK PROGRAM.
FURTHER EVALUATION AND JUSTIFICATION OF THIS
INTERCHANGE WILL BE NECESSARY, IN ACCORDANCE WITH
PROCEDURES AND CRITERIA ESTABLISHED IN THE I-75
`(( ` CORRIDOR STUDY. BECAUSE FUNDING FOR CONSTRUCTION OF
THIS INTERCHANGE, AS WELL AS CAPACITY IMPROVEMENTS U.S. •
41 ARE NOT PROGRAMMED, THEY CANNOT BE USED _.N
DETERMINING THE ABILITY OF THE FUTU NETWORK TO .
ACCOMMODATE TRAFFIC GENERATED BY THIS PR ECT.
iAn interchange with I-75 at Golden Gate P rkway was not •
; ; % considered as a com:aitted improvement in the analysis.
Therefore, it was not included in the assignment of
traffic to the "Existing and Committed" roadway .
0. network.
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... DETERMINATIQH OF INFORMATIQNAL SUFFICIE
4 NALSTATT DRI - f4-8889-88
DEVELOPMENT OF REGIONAL IMPA
APPLICATION FOR DEVELOPMENT APPROVAL
CITY OF NAPLES
}
I 1. THE CITY OF NAPLES LETTER OF MAY 2, 1989 STATES, "WHILE
THERE HAS BEEN ONGOING DISCUSSION OF AN INTERGOVERNMENTAL ••�
AGREEMENT TO PERMIT COLLIER COUNTY TO REVIEW THE PROJECT, • '
SUCH AN AGREEMENT HAS NOT BEEN APPROVED AT THIS TIME.
UNLESS SUCH AN AGREEMENT IS PROVIDED, THE CITY WILL REVIEW
THE PROPOSAL."
The City of Naples and Collier County have entered into an
Interlocal Government Agreement (please see Collier County,
Sufficiency Response Question 12.1, page 41) .
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PETERMINATION OF INFORMATIONAL'SUFFICIENCY ,
I:4B
RALSTATT DRI - 14-8889-88 .
DEVELOPMENT OF REGIONAL IMPACT
APPLICATION FOR DEVELOPMENT APPROVAL
Y SOUTH FLORIDA WATER MANAGEMENT DISTRICT -
- 16. ENVIRONMENTAL AND NATURAL RESOURCES: WETLANDS
16.1 TABLE 16.A.1 IDENTIFIES APPROXIMATELY 1.8 ACRES OF
CYPRESS/PINE/CABBAGE PALM/EXOTIC PRE-DEVELOPMENT
WETLANDS ON THE PROJECT SITE WHILE TABLE 12.B.1
IDENTIFIES 1.3 ACRES OF CYPRESS/PINE/CABBAGE
PALM/EXOTIC WETLANDS. PLEASE CLARIFY THIS DISCREPANCY 4
': See SWFRPC Sufficiency Question 16.1, pge 2.
tt ' •
16.2 THE PLANS INDICATE THAT LAKES ARE TO BE LOCATED WITHIN ,
200 FEET OF EXISTING WETLANDS. PLEASE DOCUMENT .THAT ,
,' THIS CLOSE PROXIMITY BETWEEN LAKE EXCAVATIONS AND
.s
WETLANDS WILL NOT ADVERSELY IMPACT THE WETLAND SYSTEM.
a
The water elevations of the water m nagement system
> will be designed to enhance and prot ct the wetland
areas. Ordinary high water elev tions will be .
determined for individual wetlands and he design water .
levels will meet or exceed these elev tions as needed
to enhance the wetlands. Preliminary elevations were .
surveyed in several of the wetland areas to help
, facilitate development of the conceptual water
management design as depicted on Map G in the initial
DRI/ADA application. Detailed analysis in relationship
to the 200-foot criteria will be provided as part of
the Conceptual Storm Water Management Permit
application process, in accordance with the discussions
with District staff (see SFWMD Sufficiency Response
•
Question 22 . pages 36-39. Public Facilities:
Drainage) .
16.3 THE ADA INDICATES THAT 29 ACRES OF WETLANDS ARE
SEVERELY OVERGROWN WITH EXOTICS AND WILL BE EXCAVATED
AS LAKES OR FILLED FOR DEVELOPMENT. FURTHER EVALUATION
OF THESE WETLANDS WILL BE NECESSARY TO DETERMINE
FUNCTIONALITY OF THE WETLAND SYSTEMS. PLEASE PROVIDE A
MORE DETAILED 1:200 FEET AERIAL PHOTOG PH OF THE SITE.
ALSO, PLEASE BE ADVISED THAT ADDITIONAL MITIGATION MY
! BE REQUIRED IN ORDER TO OFF-SET PROPOSED PROJECT
IMPACTS.tw
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As part of the Conceptual Water Management Permit
' process, the applicant understands that further
evaluation of wetlands will be necessary to determine
functionality of the systems, and to evaluate whether
additional mitigation may be required in order to
offset proposed project impacts. A print of an aerial
photograph at 1" to 200' will be provided as part of
that permit process. A detailed analysis will be
presented as part of the Conceptual Storm Water
Management Permit application process, in accordance •
.- with the discussions with District staff (see SFWMD
Sufficiency Response Question 22, pages 36-39. Public
Facilities: Drainage) .
•
+ 16.4 BUFFER ZONES MAY BE REQUIRED AROUND ISOLATED WETLANDS
THAT ARE TO BE PROTECTED OR INCORPORATED INTO A SURFACE
` ' WATER MANAGEMENT SYSTEM IN ORDER TO PROTECT THEIR
WETLAND FUNCTIONS AND MINIMIZE ADVERSE IMPACTS FROM '
ADJACENT UPLAND DEVELOPMENT. PLEASE PROVIDE DETAILS OF
ANY UPLAND BUFFER AREAS TO BE PROVIDED ADJACENT TO THE
WETLAND PRESERVE AREAS.
Any upland buffer areas used around isolated wetlands
will conform to appropriate SFWMD rules. Details of
• the size, type and location of these buffers will be
presented as part of the Conceptual Storm Water
Management Permit application process, in accordance •
with the discussions w .th District staff (see SFWMD
Sufficiency Response Question 22, pages 36-39. Public
• Facilities: Drainage) .
21. PUBLIC FACILITIES: WASTEWATER MANAGEMENT .
21.1 AT THE TIME THE ADA WAS SUBMITTED, IT WAS STILL
UNDECIDED WHETHER THE CITY AND/OR THE COUNTY WOULD
PROVIDE WASTEWATER TREATMENT FOR THE PROJECT. HAS THIS
BEEN RESOLVED? PLEASE PROVIDE THE REQUIRED COMMITMENT
• LETTER FROM THE UTILITY THAT WILL BE PROVIDING SERVICE
.: TO THIS PROJECT.
• The City of Naples and Collier County are currently
negotiating to extend the City's sewer service area
) boundary to include that portion of the Halstatt DRI
} which lies east of Airport Road.
The developer is pursuing the completion of these
negotiations. In the event the negotiations are not
completed in a timely manner or service is not
provided by the City of Naples or Collier County, as
required for Phase I development, an on-site H
wastewater treatment and disposal system will be
provided by the developer to service the project, east 1" i
of Airport Road.
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"" Please refer to the letter from the City of Naples �.
• ' regarding sewer service (see Exhibit 21.D.2 in the
initial DRI/ADA application) .
22. PUBLIC FACILITIES: DRAINAGE INTRODUCTION
•
i` As discussed with representatives of the South Florida
Water Management District on June 13, 1989. The
project, as it is located adjacent to the C-31 Canal 1
and Golden Gate Canal, will require computer modeling
to evaluate the drainage as it ^ontributes to the C-31
Canal basin in the pre-developme .t and post-development
conditions. Results of the modeling analysis will be
presented to the District as part of the Conceptual
Storm Water Management Permit application process.
An allowable discharge for the project will be
established as a result of the modeling efforts, and as
coordinated with the District.
Generally, a more detailed analysis to determine the
project's discharge rates and impacts; flood stage
elevations and routing calculations; as well as design
of lakes, swales and structures; and isolated wetland
hydroperiods will be provided as part of the Conceptual
Storm Water Management application process, in .
accordance with the discussions with District staff.
,f
+r- 22.1 DUE TO THE EXISTING HYDRAULIC GRADIENT, 8.7' NGVD TO
3.5' NGVD, IN THE C-31 CANAL, A DISCHARGE RATE BASED ON
PRE-DEVELOPMENT VERSUS POST-DEVELOPMENT RUN OFF MAY BE
EXCESSIVE.EXCESSIVE. PLEASE PROVIDE THE EXISTING AND PROPOSED
DISCHARGE RATES IN TERMS OF CUBIC FEET PER SECOND (CFS)
PER ACRE AND INCLUDE AN EXPLANATION OF HOW THEY WERE
DETERMINED.
See SFWMD Sufficiency Response 22. Public Facilities:
Drainage Introduction above.
22.2 THE HISTORIC WET SEASON GROUND WATER ELEVATIONS MAY BE
SIGNIFICANTLY HIGHER THAN THE INDICATED CANAL 1 '
ELEVATIONS. PLEASE PROVIDE A MAP OF THE IMMEDIATE
1 PROJECT AREA WHICH DELINEATES THE WET SEASON GROUND
i _
WATER ELEVATIONS IN ONE FOOT CONTOURS.
On page E15.A.6-1 of the initial DRI/ADA application ;
• '
(Exhibit 15.A.6) , there is a map showing the
•
potentiometric surface of the water table aquifer as of
. -' December 16, 1988, depicting one-foot contours. Big
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Basin personnel have recorded
wet season groundwater elevations in the project area. 1
Cypress Ba p recor data of historic
so- (; This data can be provided as part of the Conceptual !
Storm Water Management Permit application process, in I
` accordance with the discussions with District staff. I
22.3 THE SUBMITTED TOPOGRAPHICAL INFORMATION INDICATES THAT
1 THE INFORMATION WAS NOT FIELD VERIFIED. SIGNIFICANT
DIFFERENCES IN THE ACTUAL TOPOGRAPHY MAY REQUIRE
PROJECT REDESIGN.
'" Although detailed site topography has not been field
,< surveyed, spot field checks of the aerial topography
1- reveal elevations within tolerance. Additional field
topo surveys will be performed as design progresses. -
22.4. PLEASE DOCUMENT THAT THE PROPOSAL TO INCORPORATE THE C-
:-
- 1 31 CANAL AS PART OF THE PROJECT'S SURFACE WATER {{I
'i • MANAGEMENT SYSTEM WILL NOT ADVERSELY IMPACT ANY
UPSTREAM LANDS.
See SFWMD Sufficiency Response 22. Public Facilities:
Drainage Introduction above. .
•
22.5 TOPOGRAPHIC INFORMATION SUBMITTED INDICATES EXISTING
ELEVATIONS OF 3 TO 5 FEET IN THE EXISTING ON-SITE
WETLANDS. WATER CONTROL ELEVATIONS IN THE WESTERN
BASIN OF THE PROJECT ARE PROPOSED AT 5.1', 3.7' AND
2.7' NGVD, RESPECTIVELY. PLEASE PROVIDE ADDITIONAL
TOPOGRAPHIC INFORMATION AND ANY AVAILABLE SUPPORTING
4 DATA WHICH DOCUMENTS THAT THE PROPOSED CONTROL
ELEVATIONS WILL MAINTAIN AN ADEQUATE HYDROPERIOD IN THE
' 1 WETLANDS PROPOSED FOR PRESERVATION.
See SWFRPC Sufficiency Response to Question 22.1 and
SFWMD Sufficiency Response to Question 16.2. •
22.6 IN A PRE-APPLICATION MEETING FOR THIS PROJECT, IT WAS
t,; STATED THAT THE TWO PRIMARY 3ASINS (NORTH-SOUTH AND
4, EAST-WEST) WOULD BE INTERCONNECTED NEAR THE EXISTING
SCHOOL SITE. THE SUBMITTED DRAINAGE INFORMATION DOES
NOT INDICATE A CONNECTION BETWEEN THE BASINS. HAS THE •
PROPOSED CONNECTION BETWEEN THE BASINS BEEN ELIMINATED?
A meeting was held with Big Cypress Basin and County
• personnel in reference to this connection. Per the
meeting, a connection between the north-south and east-
west basins is not planned as part of the water
... management design for this project.
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A' r '`;A 22.7 HOW AND WHERE DO THE EXISTING SCHOOL AND FP&L
�jj SUBSTATION SITE DRAIN? � ;•'
4 Provisions for drainage of out-parcels that presently
drain through the site will be made. Details of the
1° ! proposed methods employed to incorporate these areas
, into the project water management system will be
provided as part of the Conceptual Storm Water
Management Permit application process, in accordance
' with the discussions with District staff.
22.8 PLEASE BE ADVISED THAT THE FINISHED FLOOR ELEVATION qI
MUST BE AT OR ABOVE THE 100 YEAR, 3 DAY, FLOOD STAGE
ASSUMING ZERO DISCHARGE. UNLESS DOCUMENTATION IS
. PROVIDED THAT DEMONSTRATES THAT DISCHARGE WILL OCCUR
DURING THIS STORM EVENT.
See SFWMD Sufficiency Question 22.12. -
.. 22.9 EXHIBIT 22.A.3 ILLUSTRATES A TYPICAL SPREADER SWALE
CROSS-SECTION. PLEASE INDICATE THE SPREADER SWALE'S
DEPTH AND SLOPE ON THE EXHIBIT AND INDICATE WHERE EACH
SPREADER SWALE WILL BE PLACE.
1M See SFWMD Sufficiency Question 22.12. F
a .
22.10 EXHIBIT 22.A.5 ILLUSTRATES A TYPICAL WATER MANAGEMENT
LAKE CROSS-SECTION. PLEASE INDICATE THE WIDTH OF THE
LITTORAL ZONE AND THE OVERALL SURFACE AREA OF THE
PROPOSED LITTORAL ZONE MITIGATION AREAS.
'` See SFWMD Sufficiency y Question 22.12. .
22.11 PLEASE INDICATE THE CONTROL ELEVATION ON THE LAKE CROSS
SECTION.
See SFWMD Sufficiency Question 22.12. .N
at
r 22.12 PLEASE PROVIDE WATER QUALITY DETENTION VOLUME
' CALCULATIONS, FLOOD ROUTINGS SHOWING DISCHARGES,
ELEVATIONS AND VOLUMES DETAINED DURING APPLICABLE STORM
k'-' EVENTS, AND DETAILS OF THE PROPOSED CONTROL STRUCTURES.
See SFWMD Sufficiency Response 22. Public Facilities:
4°_: Drainage Introduction above.
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}.'-' 22.13 DISTRICT CRITERIA REQUIRE AT LEAST ONE-HALF INCH OF DRY -.
DETENTION/RETENTION PRE-TREATMENT FOR COMMERCIAL AREAS
UNLESS REASONABLE ASSURANCES CAN BE PROVIDED THAT
HAZARDOUS MATERIALS WILL BE PREVENTED FROM ENTERING
4 THE SURFACE WATER MANAGEMENT SYSTEM. PLEASE ADDRESS.
At least one-half inch of dry detention/retention pre-
- treatment for commercial areas will be provided.
,: 23. WATER SUPPLY
' 23.1 PLEASE CLARIFY THE UNITS
(GPD/MGD) FOR THE DEMAND AND
CUMULATIVE DEMAND COLUMNS OF TABLE 23.A.2.
The units for the Demand and Cumulative Demand columns
of Table 23.A.2 in the initial DRI/ADA application are
(GPD) gallons per day.
'` 23.2 THE NON-POTABLE WATER DEMAND IS BASED ON AN IRRIGATION
RATE OF 1.22 INCHES/WEER WHICH EXCEEDS THAT WHICH IS
. NORMALLY PERMITTED BY THE DISTRICT. THE APPLICANT
SHOULD ADDRESS THE REDUCTION OF THIS DEMAND THROUGH THE
IMPLEMENTATION OF XERISCAPE PRINCIPLES SUCH AS LOW
WATER USE/DROUGHT TOLERANT PLANT SPECIES AND EFFICIENT
Ag' IRRIGATION SYSTEMS.
If through the South Florida Water Management
Consumptive Use Permit process it is determined that a
reduction in the irrigation rate of 1.22 inches/week is
necessary, possible ways to reduce the demand could be
through the implementation of xeriscape principles such
as low water use/drought tolerant plant species and
efficient irrigation systems. Depending on the amount
• of natural areas that can be left unirrigated, this
will also have an effect in reducing the water demand.
23.3 THE LETTER FROM THE WATER UTILITY IDENTIFIED EXHIBIT
,3 23.E.2 IS NOT INCLUDED IN THE ADA. PLEASE PROVIDE.
iN'
Please see letter from City of Naples, Utilities,
attached Exhibit 23.E.2. .
23.4 NON-POTABLE IRRIGATION DEMAND IS ESTIMATED AT 2.8 MGD.
THE APPLICANT HAS IDENTIFIED THE GOLDEN GATE CANAL AND
THE AIRPORT ROAD (C-31) CANAL AS NON-POTABLE WATER
SUPPLY SOURCES. DISTRICT STAFF HAS CONCERNS THAT THE
GOLDEN GATE CANAL MAY NOT BE ABLE TO PROVIDE THE
PROJECT'S TOTAL NON-POTABLE WATER DEMAND PARTICULARLY
DURING THE DRY SEASON. PLEASE PROVIDE DOCUMENTATION
THAT VERIFIES THAT THE PROJECT'S NON-POTABLE WATER
DEMAND PARTICULARLY DURING THE DRY SEASON. PLEASE
PROVIDE DOCUMENTATION THAT VERIFIES THAT THE PROJECT'S
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NON-POTABLE DEMANDS CAN BE MET FROM THESE SUPPLY .AYR
1 SOURCES WITHOUT CAUSING ADVERSE IMPACTS TO EXISTING
LEGAL USERS, INCLUDING WETLANDS.
•
Non-potable irrigation demand may be met by various
sources. These sources include the Golden Gate Canal -
;" - and the C-31 Canal adjacent to Airport Road.
Additional sources include the existing large lake
located in the southeast quadrant of the site.
It is anticipated that treated effluent from the City
of Naples wastewater reuse system will be available at
some point in the future. The potential for utilizing
reclaimed water will be thoroughly investigated as a
means of reducing the requirement for surface water as
a source for non-potable irrigation water supply.
Documentation which verifies availability of supply of
non-potable water, impacts to wetlands, adjacent
-3 properties and existing users will be addressed in
detail as part of the South Florida Water Management
District Consumptive Use Permit application.
23.5 THE PROJECT IS SURROUNDED BY GOLF COURSES THAT ARE
±" IRRIGATED WITH RECLAIMED WATER FROM THE CITY OF NAPLES
' WASTEWATER REUSE SYSTEM. HAS THE APPLICANT
INVESTIGATED THE FEASIBILITY OF OBTAINING IRRIGATION
WATER FROM THE NAPLES REUSE SYSTEM? IF NOT PRESENTLY
AVAILABLE, PLEASE EXPLAIN WHY NOT AND IDENTIFY WHEN IT
WOULD BE AVAILABLE.
• The feasibility of obtaining irrigation water from the
Naples wastewater reuse system has been preliminarily
h investigated. At times all available wastewater is
being used by other developments. Anticipated output
increases should make this water source available
consistently in the future.
23.6 SINCE THE EXISTING ON-SITE WELLS WILL NOT BE USED AS A
NON-POTABLE WATER SUPPLY SOURCE, WHAT PLANS DOES THE
:s,.. APPLICANT HAVE TO PLUG THEM?
ifft See sufficiency response to SWFRPC Question 23.2, page •
t
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.' ' DETERMINATION OF INFORMATIONAL SUFFICIENCY � .
MB
NAISTATT DRI - #4-8889-88
DEVELOPMENT OF REGIONAL IMPACT
4.
APPLICATION FOR DEVELOPMENT APPROVAL,
COLLIER COUNTY GOVERNMENT/COMMUNITY DEVELOPMENT DIVISION
The applicant met with representatives of Collier
X, County on June 20; 1989, to discuss their sufficiency
!% questions, which tended to be typical of the kind of •
.µn concern that would be expressed for a rezoning
petition, instead of identifying matters that had
•
f: 4,. regional impact significance. It was agreed that .
issues of local impact and concern will be provided and
tit submitted as part of the rezoning review process.
gV
V 12. GENERAL PROJECT DESCRIPTION
12.1 THE CITY OF NAPLES PLANNING STAFF HAVE ASKED FOR A
1,` BREAKDOWN OF LAND USES SHOWING ACREAGE RELATIONSHIPS TO
. VARIOUS LAND USE ELEMENTS. THIS SHOULD INCLUDE THE
NUMBER OF DWELLING UNITS BY STRUCTURE TYPE AND THE
ACREAGE FOR EACH STRUCTURE TYPE COMPONENT. SIMILARLY
WITH THE NON-RESIDENTIAL COMPONENTS. THIS DESCRIPTION •
SHOULD ALSO INCLUDE THIS LEVEL OF DETAIL FOR THAT PART
IN THE CITY AND THE COUNTY.
•
The City of Naples and the Applicant have entered into
a Development Agreement which specifies the various
land uses of that portion of the DRI within the City.
` The project is also an example of good coordination and. •
cooperation between local governments. The City of
Naples and Collier County have entered into an
. Interlocal Government Agreement, whereby the City of
,. Naples and Collier County agreed that Collier County
shall process and review the Application for
Development Approval and Planned Unit Development
rezoning petition and issue the appropriate Development
Order and Planned Unit Development Zoning Ordinance for
the entire project. Further, the Interlocal Government
Agreement specifies that uses within the City of Naples
portion of the project shall not exceed the uses,
`' >, intensities and densities set forth in the Development
Agreement between the City of Naples and Halstatt
Partnership. The City of Naples further agreed to I %
.e adopt that portion of the Development Order and Planned
Unit Development Zoning Ordinance issued by Collier I-
„,.7:
County which is applicable to the portion of the
property within the City. The type of information
requested will be addressed as part of the zoning
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-,,. WETLANDS
` 16.1 WETLAND WATER LEVELS ARE PROPOSED TO BE PROTECTED AND
ENHANCED WETLANDS. STAFF IS OF THE OPINION THAT THIS
NEEDS TO BE ELABORATED, SPECIFICALLY WHAT WILL THE
LEVELS BE FOR CERTAIN WETLAND AREAS.
Gee answer to sufficiency; Southwest Florida Regional
Planning Council Question 22.2, page 7.
6 18. VEGETATION AND WILDLIFE
407,
18.1 ENVIRONMENTAL RESOURCE STAFF REQUEST THAT VEGETATION
SPECIES BE LISTED BY HABITAT TYPE.
,r.
Vegetation species by habitat type have been listed in
7 the initial DRI/ADA application, Question 18A, in text
form, pages 18-1 through 18-3. •
20. ECONOMY, EMPLOYMENT AND ECONOMIC CHARACTERISTICS
.0'° 20.1 THE COLLIER COUNTY GROWTH MANAGEMENT PLAN REQUIRES A
PETITIONER TO ADEQUATELY ADDRESS THE FOLLOWING CRITERIA
V WHEN REQUESTING A REZONE OF LAND IN A DESIGNATED
"ACTIVITY CENTER". IT IS OUR OPINION THAT THE NEED FOR
A MARKET STUDY IS EVEN GREATER IN THIS CASE BECAUSE THE
PETITIONER IS ASKING TO ALLOW MORE COMMERCIAL USAGE
�
` THAT IS INTENDED BY THE CONCEPT OF MIXED USE ACTIVITY
CENTERS.
THE AMOUNT, TYPE AND LOCATION OF EXISTING ZONED AND
DEVELOPED COMMERCIAL USES WITHIN OR IN CLOSE PROXIMITY
OF THE ACTIVITY CENTER;
'` EXISTING PATTERNS OF LAND USE WITHIN OR IN CLOSE
PROXIMITY OF THE ACTIVITY CENTER; I .
MARKET DEMAND AND SERVICE AREA FOR THE PROPOSED '
COMMERCIAL LAND USES TO BE USED AS A GUIDE TO EXPLORE
ti AND FEASIBILITY OF THE REQUESTED LAND USES;
ADEQUACY OF INFRASTRUCTURE; CAPACITY, PARTICULARLY
ROADS;
�
, CAPABILITY OF THE PROPOSED DEVELOPMENT WITH AN ADEQUACY •
OF BUFFERING FOR ADJOINING PROPERTIES;
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i NATURAL OR MAN-MADE CONSTRAINTS; ~
'g OTHER RELEVANT FACTORS.
THE METHODOLOGY FOR PREDICTING MARKET SUPPORT FOR
VARIOUS RETAIL, OFFICE AND SERVICE USES ARE WELL
•
ESTABLISHED PRINCIPLES. IT IS THE OPINION OF STAFF
THAT SUCH PRINCIPLES SHOULD BE EVIDENCED IN THE, ..,. DR//ADO.
In a conference with Collier County Development
Services Staff, we have agreed to provide a market
study and to adequately address the above criteria
during the zoning process.
t
20.2 THE SECTION ON FISCAL IMPACT ANALYSIS DOES NOT CLEARLY •
DESCRIBE THE INPUTS INTO THE PROJECTION OF REVENUES AND
MORE PARTICULARLY EXPENDITURES. A SIMPLE STRAIGHT
FORWARD ANALYSIS OF REVENUES (BY SPECIFIC REVENUE .�
SOURCE) AND EXPENDITURES (BY SPECIFIC EXPENDITURE •
F SOURCES) WOULD BE MORE INFORMATIVE THAN THE METHODOLOGY
u EMPLOYED. STAFF SUGGESTS THAT THIS MATERIAL BE AMENDED
TO SHOW WHAT SPECIFIC CAPITAL IMPROVEMENTS WERE
INCLUDED IN THE EXPENDITURE FORECAST.
The revenue and expenditures projected are calculated
,, in a straight forward manner. The revenues are a
direct function of the
assessed valuation, and further ecalculated as a direct
per person revenue attributed to fines, fees, etc. . '
The expenditures are likewise calculated as a direct
• proportion of residents generated. These factors were
taken directly from the Collier County Annual Financial
Report, and the methodology is used not only in our
model, but also in the BEER model submitted per the
SWFRPC directive.
.r, The Applicant is not aware that a twenty year
projection exists for specific capital improvements in
collier county. Impact fees are in place to provide for
•
water, sewer, parks, and roads. Further, the per
person expenses referenced above include provision for
current debt service.
20.G.3 AFFORDABLE HOUSING IS ADDRESSED AT THIS SECTION. THE
MERE INDICATION THAT HOUSING IS AVAILABLE IN THE
a COMMUNITY FOR HOUSEHOLDS OF EMPLOYEES GENERATED BY THE •
PROJECT IS INSUFFICIENT. THE DRI SHOULD INDICATE THE
HOUSEHOLD INCOME LEVEL TO BE GENERATED BY ITS
ASSOCIATED LOW AND MODERATE INCOME EMPLOYEES AND THIS
SHOULD BE TRANSPOSED INTO HOUSING EXPENSES THEY CAN •
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z, AFFORD. FOLLOWING THIS ANALYSIS THE DRI SHOULD
INDICATE WHAT HOUSING IS AVAILABLE WITHIN THESE
AFFORDABILITY GUIDELINES. IT IS NOT ALSO CONCEIVABLE
FOR THE PROJECT SPONSOR TO PROVIDE RENT SUBSIDIZED • 1
HOUSING WITHIN ITS PROJECT AND INDEED TO PROVIDE SEED .!
MONEY FOR A HOUSING TRUST IN COOPERATION WITH THE
COUNTY'S DEPARTMENT OF HOUSING AND URBAN IMPROVEMENT.
As stated in the initial DRI/ADA application, Question
32A. , The Partnership is not providing for low income .
-. housing. The references to Golden Gate and Poinciana
Village were examples of moderate income housing, which
exists in Collier County in close proximity to the
.i
�r" project.
i'°f
, Assistance in creating low and moderate income housing
,° is an initiative currently being undertaken by Collier
•
County and the City of Naples in compliance with their
_
a adopted growth management plans.
The intent of the original response was to simply
- indicate that there is and will be (as the surrounding
5-mile radius area develops) housing in the area to
z accommodate the housing needs which may be generated by
r the project jobs in the Halstatt DRI. The project will
have positive impact on the people of Golden Gate,
Poinciana Village and other developments, because it •
4. will provide jobs close to their place of residence.
These developments are affordable to the types of
project jobs anticipated to be generated by a full
range community with a "town center;" three private •
golf courses with associated country club facilities;
• residential enclaves and commercial/office parks.
Typical project employment opportunities might include
'.. jobs in the fields of sales, finance, banking,
insurance, real estate, professional services (i.e. ,
medical, legal and dental) , and country club related
services.
bt
. . 22. DRAINAGE
The applicant met with representatives of the South
i. •
Florida Water Management District on June 13, 1989.
.' The project, as it is located adjacent to the C-31
Canal and Golden Gate Canal, will require computer •
modeling to evaluate the drainage as it contributes to
the C-31 Canal basin in the pre-development and post-
development conditions. Results of the modeling
analysis will be presented to the District as part of .
the Conceptual Storm Water Management Permit
application process. •
•I,: An allowable discharge for the project will be
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established as a result of the modeling efforts, and as `
coordinated with the District.
Generally, a more detailed analysis to determine the
project's discharge rates and impacts; flood stage ' I
. elevations and routing calculations; as well as design I
4 of lakes, swales and structures; and isolated wetland .
° hydroperiods will be provided as part of the Conceptual
Storm Water Management Permit application process, in I
accordance with the discussions with District staff.
7;
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22.1 IN THE TRANSPORTATION SECTION OF THE APPLICATION, BOTH
AIRPORT ROAD AND GOLDEN GATE PARKWAY ARE IDENTIFIED FOR ' 1
WIDENING. THE DRAINAGE PLAN (G) SHOWS LAKES ABUTTING
BOTH OF THOSE ROADS. IDENTIFY THE PROPOSED LAKE SITE
IN RELATION TO ANY PROPOSED RIGHT-OF-WAY DEDICATION
WHICH MAY BE REQUIRED.
See answer to the following County Sufficiency
Question 22.23.
22.2 THE PLAN IDENTIFIES THE INCORPORATION OF THE LAKE
a ," SYSTEM INTO THE AIRPORT ROAD CANAL. SINCE THE CANAL IS 4.''
MAINTAINED BY. A GOVERNMENTAL AGENCY, HOW WILL '
MAINTENANCE OF THE LAKE BE COORDINATED? •
See answer to the following County Sufficiency
Question 22.23.
' 22.3 LAKES $23 AND 131 CROSS THE FLORIDA POWER & LIGHT
EASEMENT. HAS APPROVAL BEEN OBTAINED? i.�
• i%' See answer to the following County Sufficiency d ';
Question 22.23.
22.4 THE APPLICATION IDENTIFIES SPECIFIC CONTROL ELEVATIONS +;
FOR BOTH THE INTERNAL AND EXTERNAL DRAINAGE SYSTEMS.
�' HAS AN AGREEMENT WITH SOUTH FLORIDA WATER MANAGEMENT
DISTRICT BEEN REACHED AS TO THESE SPECIFIC ELEVATIONS? '
IF THEY ARE INCREASED, DOES THE SITE HAVE THE CAPACITY
TO ACCOMMODATE THE INCREASED STORAGE REQUIREMENTS? '.
See answer to the following County Sufficiency
Question 22.23.
22.5 THE APPLICATION IDENTIFIES THAT THE WEST BASIN WILL BE
LIMITED TO PRE-DEVELOPMENT DISCHARGE RATES. HAS THE .� 1
SOUTH FLORIDA WATER MANAGEMENT DISTRICT AGREED TO THIS
•
RATE? LATER ON IN THE NARRATIVE, IT IS IDENTIFIED AS • ! 4
BEING SUBJECT TO SOUTH FLORIDA WATER MANAGEMENT REVIEW Ii
AND APPROVAL.
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See answer to the following County Sufficiency
- Question 22.23.
22.6 PROVIDE AN ANALYSIS WHICH SHOWS THE EFFECT ON
s.'. SURROIIND THE
�; - ING AND UPSTREAM LAND AND THE PROPOSED i
MITIGATION ON REVISING THE FIXED CONTROL ELEVATION ON
THE AIRPORT ROAD WEIR TO 8.0 FT. NGVD (WET SEASON IS AT
7.5 FT. NGVD) . j
See answer to the following County Sufficiency ,
A Question 22.23.
22.7 IF THE CANAL WILL BE COMBINED WITH THE
' LAKE SYSTEM,
ADDITIONAL STORAGE WILL BE PROVIDED FOR THE DRY
SEASON. WILL THIS BE USED AS SOURCE FOR IRRIGATION? •
IF SO, HOW WILL THAT EFFECT THE RECHARGE OF SURROUNDING
LAKES AND WEIRS PRESENTLY BEING USED FOR THIS RECHARGE.
See answer to the following County Sufficiency
Question 22.23.
0.. '
22.8 PROVIDE AN ANALYSIS WHICH SHOWS THE EFFECT ON THE
er SURROUNDING AND UPSTREAM LAND AND ON REVISING THE CONTROL INN THE CANAL TO PROPOSED
6.0 IF. NGVD
FROM AN ELEVATION OF 3.5 FT. NGVD. 1`
"' See answer to the following County Sufficiency
Question 22.23.
r •. 22.9 IDENTIFY THE PROPOSED WIDTH OF THE AIRPORT ROAD CANAL
`r a3 WIDENING. WHERE WILL THE RIGHT-OF-WAY COME FROM? •
See answer to the following County Sufficiency
i Question 22.23.
22.10 THE APPLICATION IDENTIFIES THAT THE STORAGE UTILIZING
THE CANAL WILL ATTENUATE PEAK STORM STAGES. THE
•
ADDITIONAL CANAL AREA CANNOT BE INCLUDED UNLESS THE
ENTIRE DRAINAGE BASIN SERVED BY THE CANAL IS INCLUDED
.
IN THE CALCULATIONS.
•
•
See answer to the following County Sufficiency
0A Question 22.23.
li
• 22.11 TABLE 22.A.1 SHALL BE MODIFIED TO REFLECT „MINIMUM !!!
DETENTION VOLUME" IS FOR WATER QUALITY REQUIREMENTS. •
ALSO PEAK PRE- AND POST-DEVELOPMENT DISCHARGE IS
;, SUBJECT TO REVIEW AND APPROVAL BY SOUTH FLORIDA WATER
4
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MANAGEMENT DISTRICT.
0 See answer to the following County Sufficiency
Question 22.23. ,;
•
22.12 TABLE 22.B.1 SHALL BE MODIFIED TO REFLECT 100%
IMPERVIOUS FOR THE LAKE AREAS. ALSO, EXPLAIN HOW THE
GOLF COURSE HAS 0% IMPERVIOUS BUT THE APPLICATION
(QUESTION #27) LIST USAGES OF CLUB FACILITIES, TENNIS •
COURSES, POOL, ETC. ADDITIONALLY, USAGES ARE
IDENTIFIED IN THE PUD DOCUMENT FOR BOTH GOLF COURSE AND
OPEN SPACE WHICH INDICATE IMPERVIOUS MAY BE MORE THAN
0%.
~ See answer to the following County Sufficiency Question -..
r 44.. 22.23.
• " 22.13 TYPICAL LAKE AND SWALE CROSS-SECTIONS SHALL BE MODIFIED
TO REFLECT SLOPE NO GREATER THAN 4:1. TYPICAL LAKE
CROSS-SECTIONS SHALL REFLECT MINIMAL DEPTH
REQUIREMENTS; TOTAL DEPTH IS MEASURED FROM EXISTING
GROUND, NOT CONTROL ELEVATION, AND IDENTIFY THE POINT
WHICH IS THREE FEET ABOVE THE SLOPE BREAK.
See answer to the following County Sufficiency Question
0 22.23.
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22.14 PROVIDE REVISED SWALE SECTIONS. MAXIMUM SLOPE IS 4:1. a;•.
See answer to the following County Sufficiency Question
22.23.
22.15 ON PLAN VIEW SHOW MAINTENANCE EASEMENT AND ACCESS
EASEMENT TO ALL LAKES. SHOW ALSO ON TYPICAL LAKE CROSS '
SECTIONS.
•
See answer to the following County Sufficiency Question
t 22.23.
Py.k'' 22.16 PROVIDE A MORE DETAILED LAND USE BREAKDOWN. GIVE
ASSUMPTIONS USED TO DETERMINE % IMPERVIOUS. ALSO,
PROVIDE LAND USE BREAKDOWN BY BASIN.
See answer to the following County Sufficiency
Question 22.23.
22.17 PROVIDE ACREAGE OF ALL PROPOSED INDIVIDUAL LAKES.
See answer to the following County Sufficiency "'
Question 22.23.
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3 22.18 PROVIDE A MEANINGFUL STAGE STORAGE RELATIONSHIP WHICH ` •
• 7--- IS RELATED TO THE LAND USE BREAKDOWN.
a See answer to the following County Sufficiency !
S. Question 22.23.
■
22.19 PROVIDE CALCULATIONS FOR DESIGN OF ALL WATER MANAGEMENT r
FACILITIES. DESCRIBE IN DETAIL OR PROVIDE A TYPICAL
DETAIL ON THE DRAWINGS OF ALL WATER MANAGEMENT • �'
STRUCTURES. PROVIDE A CROSS-SECTIONAL VIEW OF OUTFALL
STRUCTURE IN RELATION TO THE RECEIVING STREAM.
, . See answer to the following County Sufficiency • 'r
t, Question 22.23.
22.20 PROVIDE FLOOD ROUTING CALCULATIONS FOR ALL BASINS. IF
BASINS ARE TO BE CASCADED, PROVIDE CASCADING BASIN iii
ROUTING.
�: See answer to the following County Sufficiency
x` Question 22.23.
t-
7.1 22.21 HOW ARE OUT-PARCEL'S DRAINAGE REQUIREMENTS TO BE
•
• HANDLED? PROVIDE NARRATIVE OR CALCULATIONS ACCOUNTING L.
r FOR OUT-PARCELS.
See answer to the following County Sufficiency ;
Question 22.23.
O.
22.22 SHOW HOW LAKES ARE TO BE CONNECTED. IF KNOWN, PROVIDE -
CULVERT/SWALE SIZE AND INVERT ELEVATIONS. `
i
See answer to the following County Sufficiency Question I, •
22.23.
4.
t:, 22.23 PROVIDE FLOOD PLAIN ENCROACHMENT CALCULATIONS. SHOW f
' CONTOUR AND EXTENT ON PLAN.
Some of this information is of a detail level more
',, , appropriate to the permitting process. The applicant
met with representatives of Collier County on June 20,
. 1989, to discuss their sufficiency questions, which II
tended to be typical of the kind of concern that would 1 .
be xpressed for a rezoning petition, instead of
identifying matters that had regional impact
significance. It was agreed that issues of local
impact and concern would be provided and submitted as
part of the zoning review process. Per the discussions
with South Florida Water Management District, detail
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analysis will be provided in the Conceptual Storm Water
Management Permit application process.
The various elements of the proposed drainage system
shown on Map G were discussed at a level of detail
appropriate for the regional process (see answer to
initial DRI/ADA application Question 22.A. , page 22-1) .
Regionally significant impacts have been addressed in
the responses to the sufficiency questions of the
Southwest Florida Regional Planning Council and South
Florida Water Management District. (See Sufficiency
' Responses to SWFRPC and SFWMD dealing with Drainage) .
21. WASTEWATER MANAGEMENT
4 21.1 QUESTIONS 21B, C AND D INDICATE THAT SEWER SERVICE FOR
THE ENTIRE PROJECT WILL BE PROVIDED BY THE CITY OF
NAPLES. AT THE PRESENT TIME ALL PROPERTIES WITHIN THE
PROJECT LIMITS LYING ON THE EAST SIDE OF AIRPORT ROAD
ARE OUTSIDE THE APPROVED SEWER SERVICE AREA OF THE
CITY. UNLESS A SERVICE AREA MODIFICATION IS APPROVED
BETWEEN THE CITY AND THE COLLIER COUNTY WATER-SEWER
DISTRICT, THOSE PORTIONS OF THE PROJECT OUTSIDE THE
CITY SERVICE AREA WILL HAVE TO COMPLY WITH COLLIER
COUNTY ORDINANCE 88-76, AS AMENDED, REGARDING
PROVISIONS FOR SEWER SYSTEM DESIGN, CONSTRUCTION,
OWNERSHIP AND MAINTENANCE, AND INTERIM SEWAGE TREATMENT
AND DISPOSAL.
AT THE PRESENT TIME, THE DISTRICT DOES NOT HAVE A
CENTRAL SEWER SYSTEM TO PROVIDE SERVICE TO THE PORTIONS
OF THE PROJECT OUTSIDE THE CITY'S SEWER SERVICE AREA.
+ THEREFORE
' INTERIM WASTEWATER PROVISIONS BAND DISPOSAL SYSTEM ON-SITE
TO
SERVICE THE EAST SIDE OF AIRPORT ROAD UNTIL THE OFF-
SITE SEWER FACILITIES OF THE DISTRICT ARE AVAILABLE TO
r;
PROVIDE SEWER SERVICE.
r
DATA MUST BE PROVIDED FROM THE CITY OF NAPLES THAT IT
HAS THE SEWER SERVICE CAPACITY TO SERVE ANY OR ALL OF '
THE PROJECT. PROVIDE DATA ON THE SEWER INFRASTRUCTURE
IN PLACE TO SERVE THE PROJECT OR IMPROVEMENTS WHICH
MUST BE MADE TO THE INFRASTRUCTURE TO PROVIDE PROPER
SERVICE.
d` Currently negotiations concerning sewer service to the
project are underway between the County and City, to
{; allow the City to serve the entire project.
The sewer infrastructure in place to serve the project
will be provided as part of the zoning process.
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' Improvements which must be made to the infrastructure A •
to provide proper service will be provided during the
``` zoning process pending resolution of the service area.
(See attached Exhibit 21.D.2) .
� � 23. WATER SUPPLY
wz
23.1 THE ENTIRE PROJECT LIES WITHIN THE ESTABLISHED WATER
,,-
SERVICE AREA OF THE CITY OF NAPLES. ALL ASPECTS OF THE
PROJECT'S WATER DISTRIBUTION SYSTEM DESIGN AND
CONSTRUCTION AND THE ABILITY TO PROVIDE WATER SERVICE
TO THE PROJECT ARE THE RESPONSIBILITY OF THE CITY OF
NAPLES.
DATA MUST BE PROVIDED FROM THE CITY OF NAPLES THAT IT I
HAS THE WATER SERVICE CAPACITY TO SERVE ANY OR ALL OF
THE PROJECT. PROVIDE DATA ON THE WATER INFRASTRUCTURE
,. IN PLACE TO SERVE THE PROJECT OR IMPROVEMENTS WHICH
MUST BE MADE TO THE INFRASTRUCTURE TO PROVIDE PROPER
SERVICE.
T,S Data on the water infrastructure in place to serve the
project will be• provided as part of the zoning process
(See attached Exhibit 23.E.2) .
25. ENERGY
25.1 FOR THIS SECTION TO BE MEANINGFUL IT SHOULD ADDRESS THE 4
,' STATE OF THE ART WITH RESPECT TO ENERGY PRODUCING
TECHNOLOGY (I.E. SOLAR, HEAT PUMPS, ETC.) . OTHER
CONSIDERATIONS INCLUDE THE FOLLOWING:
- . See answer to the following County Sufficiency Question
25.L.
'' r�' 25.K ELIMINATE USE OF EXOTICS AND INCLUDE CONSIDERATION OF '
'y
XERISCAPE LANDSCAPING.
See answer to the following County sufficiency Question
25.L.
4 25.L ELIMINATE USE OF EXOTICS, DETAIL TYPES OF TREES AND
AMOUNT OF MAINTENANCE OR WATER REQUIRED. � .
SPRINXLER HEADS SHOULD BE LOCATED SO AS TO PREVENT
OVERFLOW INTO IMPERVIOUS AREAS AND NON-POTABLE WATER
SHOULD BE USED FOR LAWN IRRIGATION.
The response provided for Question 25D in the initial
DRI/ADA application is a list of both active and
passive energy conservation features that The
X' - 50 -
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June 6, 1990
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Partnership will encourage builders to incorporate into
�; their developments. Items 25.K and 25.L will include
both native and exotic (ornamental) to the extent d
"s allowable under Collier County Ordinances in effect at
1 the time of site development plan approval. The second
half of item 25.L is so noted. (Refer also to the
response to Question 23.B in the initial DRI/ADA
t , _' application.)• •
mow'.
*, 30. FIRE
•
: 30.1 AFFECTED FIRE CONTROL AND RESCUE DISTRICTS ARE OF THE
. .
45- OPINION THAT A FIRE STATION SITE IS REQUIRED IN THIS
AREA FROM WHICH THE DISTRICTS CAN COOPERATIVELY PROVIDE
FIRE PROTECTION SERVICE.
FIRE PERSONNEL ALSO ADVISE THAT THE DATA SUPPLIED ON
•
. WATER SHOULD SPECIFICALLY ADDRESS FIRE FIGHTING
CAPACITIES AND SUPPLIES.
•
As indicated in the initial DRI/ADA application, 20 J. •
& K. page 20-6, "the development will contribute over
f $10,000,000 beyond expenses to the Fire Districts
during the project life." Therefore, it is the
applicant's position that the provision of a fire
',- station site is not warranted.
31. TRANSPORTATION
A 31.B HOW WERE THE SOCIO-ECONOMIC VARIABLES AND THE DIVERTED
VOLUMES RESULTING PROM THE COMMITTED ROADWAY
), IMPROVEMENTS ANALYZED. PLEASE PROVIDE THE ENTIRE
ANALYSIS AND RELATED DATA USED TO ARRIVE AT THE
• BACKGROUND GROWTH RATES FOR EACH PHASE OF DEVELOPMENT.
It appears that several issues are being raised in this
one question. They appear to be background traffic
projections, trip distribution and traffic diversions
•
as a result of committed roadway improvements. The
diversionary influence of committed roadway
improvements is discussed in response to the Southwest
Florida Regional Planning Council Sufficiency Question
31.A.3, page 11. The trip distribution and background
traffic issues are addressed below.
n. •
�Y Trip Distribution '
gi p,,
f' The population and employment socio-economic variables
■
of the Demographic and Economic Profile of Collier
L`. County and the Naples Area Transportation Study were
used to establish the trip distribution for the
- 51 -
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June 6, 1990
T, y f
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components of the Halstatt DRI. .
y'
to k
The em
p yment projections by TAZ as reported in the p
Naples Area Transportation Study, Technical Memorandum e
Number 2, Table A-2, NATS Update 2015 Zonal Data, June
1987 was summarized by general compass point. The
population projections of the Demographic and Economic
Profile of Collier County, Table 1 - Population
Estimates and Table 4 - Collier County Population
K Projections 1990 - 2005 were summarized by general •
planning community and, after deducting out the planning communities of Big Cypress, Everglades City,
Marco Island and Immokalee, summarized by compass
point.
'
y: The population distribution by compass point was then -
, .` used as the general trip distribution for commercial 4 '
and office uses on site. The combined population and
employment distribution was used as the general •
.. distribution for residential and hotel uses on site.
Background Growth
,
;; For purposes. of the traffic analysis the following k.
growth factors for background traffic were used.
' packaround Growth Factors „
r
perio4 Factor
Phase 1 ± 5.0% / year compounded :"
Phase 2 jt
;; ± 3.0% / year compounded
Phase 3
= Y ± 2.0% / year compounded
'4rv• The growth rates identified above and utilized in the i /
projection of background growth were established after
{ • a thorough review of available historic traffic data t
.
x• f; and population, dwelling unit and traffic forecasts.
b`
The following sources were reviewed.
3 s
v 1. Traffic Counts System - FDOT and County
,' Stations - Annual Average Daily Traffic, 1977
to 1987.
', 2. Traffic Count Stations in Coastal Collier
k�,. County, Collier County Traffic Counts, 1984 to
4 1988.
I.•. ,; 3. Naples Area Transportation Study, Table 2,
Trip End Summary - Internal Trips.
4. Naples Area Transportation Study, Technical
p - 52 - 6'
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Memorandum Number 1, Table 2, Dwelling Unit
Projections.
,)r
5. Collier County Growth Management Plan, Land
s , . Use Element, Table LU - 30, Seasonal
{ Population.
ry, 6. Collier County Growth Management Plan, Land `
Use Element, Table LU - 37, Dwelling Unit i
Forecasts.
J'
7. Demographic and Economic Profile of Collier
County, Tables 3 and 4, Historic Population
Growth and Population Projections.
8. Demographic and Economic Profile of Collier
County, Tables 17 and 18, Historic and
} Projected Dwelling Units.
Y •. Due to the wide range of variables and sources, '
, historic and projected growth trends fluctuate over
time and by variable. The growth rates calculated from
the above sources are identified in attached Table
ilo 31.5.6 and summarized below.
§ummary Growth Trends
,i
{
Factor Compounded Growth
t:
Historic Traffic Volumes
r (1977 to 1988) 4.6% / year
A
Trip Projections - NATS
(1980 to 2015) 3.8% /year ";
ft
'- Population Projections
1980 to 1995 5.2% / year
, +=, 1995 to 2005 3.4% / year
�t
Dwelling Unit Projections '
1988 to 1995 5.1% ;
/ ,
4, 1995 to 2015
2.6% / year t The background factors used in the study reflect the
)'` data and growth rates identified above. In addition,
the growth factors recognize that growth over time •
tends to stabilize. Large percentage increases tend to
A: stabilize with a lower, rather constant rate emerging. ,
At the same time, the population and dwelling unit
projections of the Growth Management Plan include a
certain level of development on the Halstatt DRI site.
' - 53 -
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The growth rates identified from that Growth Management '
Plan are in effect inclusive of the Halstatt property.
For purposes of this traffic analysis, the growth
factors derived from the above sources were applied to
4 existing volumes (after traffic diversions) to
. calculate background traffic without the Halstatt DRI
' volumes. Including the Halstatt DRI traffic volumes,
mss; the growth rates actually included in the analysis are
. as follows.
41 ` Period Factor (CoJvounded)
y" f Phase 1 �' '
y Phase 2 5.5% / year r. . •
<� 4.2% / year
r Phase 3 3.4% / year
31.0 THE TOTAL TRIP GENERATION SUMMARY FOR PHASE 3 (TABLE
31.C.2-3) SHOWS OFFICE AND COMMERCIAL TRIPS IMPACTING �'
LIVINGSTON ROAD WHICH IS NOT A COMMITTED OR PROGRAMMED
FACILITY TO BE BUILT. SINCE LIVINGSTON ROAD IS NOT A
COMMITTED PROJECT AT THIS TIME, IT CAN NOT BE COUNTED
UPON TO BE CONSTRUCTED BY PHASE 3. IT MUST BE ASSUMED
THAT THE DEVELOPER WILL FUND THESE IMPROVEMENTS.
PLEASE EXPLAIN IN MORE DETAIL WHAT IS PROPOSED FOR
LIVINGSTON ROAD AND WHO WILL BUILD THE FACILITY AND
WHEN.
E
Livingston Road is not a committed or programmed
facility. It is, however, identified in the Collier
County Growth Management Plan as a future six lane •
i >>- north/south arterial parallel to Airport Road.
The importance of Livingston Road is recognized in the
Halstatt DRI Question 31 and in the Growth Management
Plan. Livingston Road will be an important north/south .
arterial providing relief to Airport Road.
' As stated in Question 12 and 31 of the initial DRI/ADA
application, the timing for construction of the office
• ,.' and commercial development in the southeast quadrant of
:' '; the Project is a function of the construction timing of
Livingston Road. Buildout of the residential, "town I
center" and majority of the office/retail will occur in
the first 12 years. Development beyond that period
will be office and commercial located along future '{
Livingston Road. That development will be brought on
line as Livingston Road is constructed and the market
dictates. The Halstatt DRI may, in fact, participate
with others in the planning, right of way acquisition
- 54 -
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413' and construction of Livingston Road on an equitable
,.4s basis and with recognition that this is to be a major
" arterial roadway.
17
31.D THE ADJUSTED TRIP GENERATION SUMMARY (TABLE 31.0.1-1)
'`" DOES NOT SHOW WHAT ADJUSTMENT FACTORS WERE USED TO
CALCULATE THE SUMMARY TOTALS. PLEASE MAKE THE
NECESSARY CHANGE TO TABLE 31.D.1-1 TO TABLE 31.0.1-3 TO
SHOW THE ACTUAL ADJUSTMENT RATES BY EACH PHASE AND
LAND.
The adjustments referenced in the above question are
the internal/intrazonal orientation factors and retail
pass by adjustments applied to the various Project land
uses. The methodology for calculating the internal
orientation and intrazonal factors is fully discussed '
1 in the initial DRI/ADA application Question 31.D. The
retail pass by adjustments are fully described in •
response to the Southwest Florida Regional Planning
Council Sufficiency Question 31.C.1 and the FDOT
Sufficiency Questions 31.A and 31.B, pages 13 and 31
respectively.
To facilitate the review of the traffic analysis, the
internal orientation/intrazonal adjustment factors
are
summarized in attached Table 31.S.7. Retail pass by
.` adjustments are summarized in attached revised Tables
2' 31.C.1, 31.C.2, 31.C.3, 31.D.1 and 31.D.2 and Table
.g` 31.S.5.
31.P.1 THE ROADWAY/INTERSECTION IMPROVEMENT LIST (TABLE
31.F.2) DOES NOT ADDRESS THE
FU
AS PLANNED IN THE NAPLES TRANSPORTATION NSSTUDY P((NNA
(NATS). •
II
SUFFICIENT RIGHT-OF-WAY AT EACH QUADRANT OF THE
INTERSECTION OF GOLDEN GATE PARKWAY AND CR-31 SHALL BE
RESERVED BY THE APPLICANT.
Grade separation is identified in the Collier County
Growth Management Plan for both Golden Gate
Parkway/Airport Road and Golden Gate Parkway/Livingston
Road. The timing of the grade separation is not
definitive but both are shown in the Future Trafficways
Map Year 2015.
k
Right of way reservation, if any, will be addressed as
t:' ' part of the zoning process as discussed with County
•
31.F.2 THE INTERSECTION IMPROVEMENTS LISTED ON TABLE 31.F.2
FOR THE FIRST ACCESS INTO THE SITE OFF OF GOLDEN GATE
PARKWAY WEST OF AIRPORT ROAD (CR-31) AND THE SECOND AND
THIRD ACCESSES ON GOLDEN GATE EAST OP CR-31 SHALL BE
REVISED TO SHOW ONLY RIGHT TURNS IN AND OUT.
•
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r, This is not a question or request for more information.
This comment will be addressed during the appropriate
local government process.
' ;" 31.F.3 THE INTERSECTION IMPROVEMENTS LISTED DOES NOT ADDRESS
r THE NUMBER OP PROPOSED SIGNALIZED ACCESSES PROPOSED. • ,
THE MASTER DEVELOPMENT PLAN SHOWS FIVE (5) SIGNALIZED
ACCESS POINTS ON GOLDEN GATE PARKWAY. PLEASE PROVIDE
MORE DETAILED INFORMATION ON THE JUSTIFICATION FOR THAT
%" MANY SIGNALIZED ACCESS POINTS FOR THE ENTIRE PROJECT.
Please refer to the sufficiency response to the
!.• Southwest Florida Regional Planning Council Sufficiency •,. Question 31.E.2, page 15. '
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`'y DETERMINATION OF INFORMATIONAL SUFFICIENCY •
EQB
HALSTATT DRI - 4-8889-88
�° DEVELOPMENT OF REGIONAL IMPACT
APPLICATION FOR DEVELOPMENT APPROVAL
` APPENDIX .
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EXHIBIT 21.D.2
t ' :
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. .
. .
.: A
UTILITIES DEPARTMENT
s July S, 1989
V, _
Mr. Robert Furlong, P.E.
Wilson, Miller, Barton, Soll, s Peek, Inc. ,
1383 Airport-Pulling Road North 9' +
Naples, Florida 33942 '
f Subject: Halstatt DRI Sewer Service
Dear Mr. Furlong: <,
At the
present time, the portion of the Halstatt DRI ,
i wa project located at the Northwest corner of Golden Gate "`
`, Parkway and Airport-Pulling Road is within our sewer service "i,
z area and is included within the present plant capacity. The
City and County is prueently discussing the possibility of
the rest of the project becoming a part of the permanent
City of Naples service area for sewer service.
In the event that this area is included in our service
area, the existing sewer plant would need to be expanded in
I approximately 1O years as the expected Occurs.
expansion would be handled in our normal rcapital improvement
project plan.
,, If you are in need of further assistance in this
;. matter, please call me at 262-6809.
,:,: Sincerely,
v//
z James L. Cbaf>r el P.E.
a
Utilities Director I ' I
JLC/rr
, '-- " :e: .:
A:Halstatt.dri
sewer 2
t t^ R'
. 4
' y .wk r
4. 736 EIGHTH STREET,SOUTH•NAPLES,FLORIDA 30040 {ys.
(10258
.3
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EXHIEIT 23.E.2
V
v L"—� 4
y
8 ,hl{ it .�j)Qt
gt /tyfr-.4
Ty6� A
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i j" UTILITIES DEPARTMENT •
r
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April 20, 1989 ;
•
:� , , Mr. Robert E. Furlong, P. E.
Wilson Miller Barton Soll & Peek, Inc.
�
1:r: • 1383 Airport Pulling Road North f'
Naples, Florida 33940 ,
f
Subject: Halstatt DRI request for
4 potable water supply 4(
i
tiXr• Dear Mr. Furlong:
-, As you are aware, the above referenced project is in
..,•, its entirety within the City of Naples water service area.
The ability to serve this area has been anticipated on our
r'
:. ;
• •,: consumptive use permitting for the future.
. The City- is not committed to serve any area beyond our
water service area boundaries. If you are in need of
,7 further assistance in this matter, please call me at
l' • 262-6809.
Ys
•
Sincerely rti} +
JV
eel. el4//e< , 8,
�{. • James L. Chaffee, P. E. -
., Utilities Director
r ' CT/rr r' ,
•s 4'� ,: a:hlstt.wat ',
li .
44
"; 735 EIGHTH STREET,SOUTH•NAPLES,FLORIDA 33940
tr '•
I
4
: 00259
r ate Jv
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TABLE 31.C.1 - 1 REVISED
'• If 1
,. ..
HALSTATT DRI 1 '
`f..:
TRIP GENERATION RATES(1)
7t..
PHASE 1
.4-1 •• '
•
t ''''A,:.• :
• PM Peak Hour 4,
...,,
24 x:
•- t1,...... Land Use Size In Total Hour
,
.., ..:.,
1
4:01 Residential (DU)
rA '
se- .
! t-..,'..
Single Family 380 0.64 0.37 1.01 10.06 ,
Multi Family 720 0.38 0.18 0.56 5.86
1 '
7 ! .
'7
$ ,
Hotel (Room) 250 0.36 0.30 0.66 8.70 c 1
. ..,
"t•."
Office .
..,
• ,.... ) (1,000 sq. ft.) 90.0 0.32 1.68 2.00 14.08(2) "P- • 1
150.0 0.29 1.54 1.83 12.40(2) il 1
,'•
Retail
(1,000 sq. ft.) 165.7 2.40 2.49 4.89 62.27 (2) 4
i .-‘..1 .•
•
Golf (acre) + 125. 0.03 0.36 0.39 8.33 -, I
-11'iV _
-L 7
1""
• I
'e
Footnotes: r
--- '''
, IY6. 1) ITE, Trip Generation, Fourth Edition. • t• ,
t: 2) Trip rate varies by size.
-,.•
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,„,-;,■••.,
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•
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5'74'
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TABLE 31.C.1 - 2 REVISED ?
41t�a, HALSTATT DRI
TRIP GENERATION RATES(1) z;
`~ "PHASE 2
is . -
+.:; PM Peak
Hour
0,: Land Use •
Size In Out 24
"f .y. Total Hour
• �
Residential (DU)
o
40-,'="--; Single Family 830 8.64 •".;
Multi Family 1,570 0.38 0.18 0.01
.56 1 5.86 f
5.86 J
Hotel (Room) 250 0.36 0.30 0.66
. 4..
8.70
Office
17800 sq. ft.) 146.209 0.30 1 .55 1.85
� . 12.48(2)
232.654 0.27 1.43 1.70 11.11 (2)
98.154 0.32 1.66 1.98 13.78 (2) f. .
', 30.000 0.39 2.03 2.42 18.54 (2)
Retail
J4` (1,000 sq. ft.) 150.220 2.51 2.61 5.12
68.718 3.66 3.80 7.46 84.73 (2)
�'* 259.400 1.90 2.15 4.05 51.63 (2)
Golf (acre) + 375
0.03 0.36 0.39 8.33
.-,p0,:,
Footnotes: * C
1) ITE, Trip Generation, Fourth Edition. ,
`, 4 , . 2) Trip rate varies by size.
yty
pt
•
T31.C.1 2 • +`
ki
67441',€0 s9- 4. /a5 x.
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00261
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,
0.
a . N
June 6, 1990
. 1
1 4i,p Yk
•
Sf
TABLE 31.C.1 - 3 REVISED �Y
▪' HALSTATT DRI
�
- TRIP GENERATION RATES(1)
;;. '',,,Jt' .
}
▪ • PHASE 3
� 1 a
PM Peak Hour s
,mot" Land Use Size 24
In Out Total Hour .
��1%3-,'µ. Residential (Do) ,.
Single Family 830 0.64
Multi 8.37 1 .01 10.06 0*
Family y 1,570 0.38 0.18 0.56 5.86
Hotel (Room) 250 0.36 0.30 0.66
`bp 30 8.70 ly
Office
•(1,880 sq. ft.) ` $.1
146.209 0.30 1.55 1.85 12.48 (2) }'
232.654 0.27 1.43 1.70 11.11(2)
98.154 0.32 1.66 1.98 13.78(2)
30.880 0.39
290.436 0.26 1.38 1.64 10.51 (2)
II'. 18.51(2)
; Retail
' (1,000 sq. ft,)
.A1,, 9• 150.220 2.51 2.61 5.12
• 68.718 3.66 3.80 7.46 84.73(2) '
171.300 2.36 2.45 4.81
6)..55(2)
259.400 1.90
2.15 4.05 51.63 (2)
,tai
`' Golf (acre) + 375 0.03 0.36 0.39
8.33
.
/4 Footnotes:
1..1,,,;• 1) ITE, Trip Generation, Fourth Edition.
s1
i ± . 2) Trip rate varies by size.
II
M
i
k T 31.C.1 - 3
}
.Q Oc, vr y-/49./a G
•
. (J02G2
•
n
June 6, 1990
•
-;
t sr.6 ,
s TABLE 31 .C.2 - 1 REVISED
- HALSTATT DRI
TOTAL TRIP GENERATION SUMMARY
, d
'Ili PHASE 1
a,. '."
PM Peak Hour 5: '
hr.-.' Land Use Size In Out Hour '' £'
_ Total ,
Residential
L ,i A Single Family 380 243 141 384
k` � Multi Family 720 279 3 823
130 404 f 1
4;219
Total 1,100 517 271 788 8,042 ±>
•# � % Hotel 250 •
90 2 '175
t; a• 75
165
f Office ; •
(Town Center) 90,000 29 151 180 1,267
g, ,: ; te
"' Office (1) 150,000 44 231 275 •1,860xy
�1" .,'
=fk; Commercial
(Town Center) 165,700 398 413 811 10,318 ,
Golf 125 4 45 49 1,841 r
,•' . Total • 1,082 1,186 2,268 24,703 , "
f
.fit" ;s
� y (1) Office parcel west of FPL out parcel.
r y "w1 .
f
yv r '..4 . •
. •
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June 6, 1990
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.-7,.: • . .
,., ..
-4-. ..,
TABLE 31.C.2 - 2 REVISED 'A -
,..• 4,-
.+.
HALSTATT DR/
TOTAL TRIP GENERATION SUMMARY
!
PHASE 2
•''.
,.,..-
• '. ""..,-
PM Peak Hour -,„,
,
24
-.......,.. Land Use I Size In Out Total Hour
.;. -
-
..,
,'-'-:
Residential
,.4 •
ft-
Single Family 830 531 307 838 8,350 "..41'
!• •• ,`''' I
Multi Family 1 570
_J 597 283
. -,..
Total 2,400 1,128 590 1,718 17,550 '';/:'''
.• *
Hotel 250 90 75 165 2,175
.,. „„.
... ,A.,..-- Office
(Town Center) 146,209 44 227 271 1,825 '-',•". -
. 4'...'-.'
V,
' •.,„.1 '
, .....,..13;-•2, Office (1) 232,654 63 333 396 2,585 --
* `-.4-•4-41
‘'94
' - Office (2) 98,154 31 163 194 1,353 ,' •
- 4;•; '
4 .
•,..
Office (3) 30,000 12 61 73 • 556 •.,'
Commercial
(Town Center) 259,400 493 558 1,051 13,393
,It
Commercial (2) 150,220 377 392 769 9,680 ",',..t.i
,
/
Commercial (3) 68,718 252 261 513 5,822 ,.411;
Golf + 375 11 135 146 3,124
_
Total 2,501 2,795 5,296 58,063 -41
. ..
4:, . .
....
.'4!-.
(1) Office parcel west of FPL out parcel.
•7% •
(2) Office and commercial parcel west of Airport Road, north of 1, • -.
FPL easements.
.. •
(3) Office and commercial parcel west of Airport Road, south of :- •
FPL easements.
...
...
- -
00264 .4 '
- ,4,....
- -
T31.C.2 - 2
. . ,
k '',..:e'
. ,
, 1
-- 4..4 • . . ' 411,110 ',4
'At
3•41;,-..
.,,,,
June 6, 1990
c J�hy'
Y. * +' •
y 3
•
TABLE 31.C.2 - 3 REVISED j
HALSTATT DRI
Y.,- TOTAL TRIP GENERATION SUMMARY
PHASE 3 ,
•
•
: PM Peak Hour
0 Land Use Site In Out Total O 24
Hour
Residential
Single Family 830
Multi Family 1,570 597 307 838 8,350 •
283 880 9,200
Total 2,400 1,128 590 1,718 17,550
' Hotel �
250 90 75 165 2,175
,
* Office
(Town Center) 146,209 44 227 271 1,825
s Office (1) 232,654 63 333 396 2,585
Office (2) 98,154 31 163 194 1,353
ti Office (3)
30,000 12 61 73 556
; Commercial
(Town Center)
Irit
259.,400 493 558 1,051 13,393
•, Commercial (2) 150,220 377
392 769 9,680
Commercial (3) 68,718 252 261 513 5,822
�•
Golf + 375 11 135 146 3,124 •
V • Office
(At Livingston Road) 290,436 76 401 477 3,052
Commercial
(At Livingston Road) 171,300 4C4 420 824 10,544
Total 2,981 3,616 6,597 71,659 Mr
._ (1) Office parcel west of FPL out parcel .
(2) Office and Commercial parcel west of Airport Road, north of
FPL easement.
(3) Office and Commercial parcel west of Airport Road, south of
FPL easement.
;t.
T31 .C.2 - 3
7
2'
4-,
June 6, 1990
p'...
.,--;--.
---' . ..i.',4, ...
.•' '',.- , -
;,1,...
•
t--,7 •
•
•:
,V • '
1
•
TABLE 31 .C.3 REVISED - .
HALSTATT DRI
k..,
LAND USE BY PHASE
CUMULATIVE
16-::
.e
i
• .
Land Use Phase 1 Phase 2 Buildout . .
Kf,„,,,..1
. -.
Residential
. .
Single Family 380 830 830 .
'
; A,...
Multi Family 720 1 570 1 570
2.''..
-__ L __ L__
Total 1,100 2,400 2,400
. ...:.s,-
Hotel " 250 250 250
•
Office 90,000 146,209 146,209 (1) •..
•
• 150,000 232,654 232,654 (2)
240,000 98,154 98,154 (3)
. .,
- ,-,
30,000 30,000 (4)
290,436 (5)
• -',,
507,017 797,453 ,
Ti
Retail 165,700 259,400 259,400 (1)
150,220 150,220 (3) .
68,718 t___ 68,718 (4)
171,300 (5)
• ;1;4 4 478,338 649,638
• •.:.'
Golf 1 3 3
•f!:•_;
(18 holes) (54 holes) (54 holes) ..,
, .
,..
-,....,
-
.
.;;
.
, ‘
,
(1) Town Center parcel: :
?S. (2) Parcel west of FPLaout parcel .
. .
" '.k.,..
.Tt (3) Parcel west of Airport Road, north of FPL easement.
(4) Parcel west of Airport Road, south of FPL easement. ,-
(5) Livingston Road . '
z-•,
ii i
.-'
/1
-• •
T31.C.3 - 1 I'
t I
1
mr,
t , ,
..,.
, •
•
. 1
June 6, 1990
•
r
t.`1.;
TABLE 31 .D.1 - 1 REVISED
"f
HALSTATT DRI
> TRIP GENERATION SUMMARY
LT
PHASE 1
a PM Peak Hour
24
ti Land Use Size In Out Total Hour
. ' Residential 1,100 du ,
Total 517 271 788
Internal 123 55 8,042 •
44' External 178 •2,071
a.'z
394 216 610 5,971
.
Ss
' Hotel 250 rooms
Total
*tea. Internal 90 75 165 2,175 .
External 55 63 118 1,579
nr?
Office -
? Town Center 90,000 sq. ft. {
Total 29 151 180
f" Internal 1,267 !.
e` External 9 45 54 381 a;
20 106 126 886
,, Office - (1) 150,000 sq. ft.
may "
Total
' .. Internal 44 230 2700 1,860
External 44 231 275 860
�, 1,
�! Commercial .
Town Center 165,700 sq. ft.
Total
On Road 398 413 811 10,318
4'
Internal 170 170 340 3,300
External 56 81 137 1,333
342 332 674 8,985
Net New 172 162 334 5,685
Golf 4. 125 acres
z Total
4#'' ,•-• Internal 45 49 1,041
,( External 33 36 780
1 12 13 261
T31 .D.1 - 1
1 r'
' . .
00267
June 6, 1990
' ,...,
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,..„,..,
.• 11:4
. .
.
•••;,--
• ,
,
_.
• t
. ,.
• ;,7( ''.;N: ..
.. .
Ity,•'...
o.-'
TABLE 31.D.1 - 1 REVISED, Continued
----..
HALSTATT DRI
ADJUSTED TRIP GENERATION SUMMARY
'.:1:7:::: •
-
PHASE 1
-rt
• .,
Total
.5w..
• Total
1,082 1,186 2,268 24,703
On Road
170 170 340 3,300
'..-..'
Internal
226 226 452 5,170
External 856
960 1,816 19,533
Net New
686 790 1,476 16,233 • '
1.1.•
., .
!
• .-
• .
(1) Office parcel west of FPL out parcel.
-,---.7.
• .
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,
. ,
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, t .
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rt• ... •
002G8
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•
•
June 6, 1990
"I:;"` •
p,. •
E';", -�R- TABLE 31.0.1 - 2 REVISED .'F
'). HALSTATT DRI
TRIP GENERATION SUMMARY
i`. -- PHASE 2
f
'� Land Use Size In Out 24
Total Hour
Residential 2,400 du
- Total
Internal 1,128 590 1,718 17,550 '
t. 367 143 External 761 447 510 6,123
1,208 11,427 k
Hotel
250 rooms
Total
u;' Internal 90 75 165 2,175
External 94 28 74 966
91 1,209
,. -4 Office -
Town Center 146,209 sq. ft.
Total 44 227 271 1,825
Internal 24 82 106 766 l
t External 20 145 165 1,059
'*.. Office - (1) 232,654 sq. ft.
i;>,j t
,n ' ' Total
,--$. '- 63 333 396 2,585
�.. 0 0 0 0
External 63 333 396 2,585
A ,
I
Office - (2) 98,154 sq. ft.
` ' Total
Internal
31 149 49 1,353
58 338
External
�' 22 114 136 1,015
a '' �� (1) Office parcel west of FPL out parcel.
(2) Office and commercial parcel west of Airport Road, north of FPL easement .
• f
1
�y
6-9. i9. /33
T31 .0.1 - 3
•
r fi......
,
June 6, 1990
rAc
y
7
Y'l TABLE 31.D.1 - 2 REVISED, Continued
4'
HALSTATT DRI
:' .
ADJUSTED TRIP GENERATION SUMMARY •
PHASE 2
r,;
•
.-
Office - (3) 30,000 sq. ft. •
Total 12 61
" z. Internal 73 556
External 4 18 22 139'
8 43 51 417
, Commercial
Town Center
259,400 sq. ft. _
� Total
On Road 493 558 1,051 13,393
►,:. External Internal 10 210 420 4,018
. 149 239 388 3,911
' w: : Net New 134 109 663 9,482
243 5,454
Commercial-(2) 150,220 sq. ft.
•.,...7, Total 377
'*"' S*
On Road 392 769 9,680
Internal 161 161 322 3,098
• ; 49 9
,� Net New External 328 58 338
N 383 711 9,342
167 222 389 6,244
�
° Commercial- (3) 68,718 .sq. ft.
K.
■
l" Total 252 261 513 5,822
Internal
113
18 113 226 1,980
' External 4 22 139
Net New 234 257 491 5,683
121 144 265 3,703
✓' (2) Office and commercial parcel west of Airport Road, north of
FPL easement.
(3) Office and commercial parcel west of Airport Road, south of
,, r FPL easement.
M
,
o.
tr
.tea-0,4--5'q./9./,3 fi
rl
e, T31 .D. 1 - 4
i
June 6, 1990
•
pp �k L....... ... _._... _... ,
yj�f�'
•
4 q
" r .. TABLE 31.0.1 - 2 REVISED, Continued ,,
fV
NALSTATT DRI
"; ADJUSTED TRIP GEUERATI01 SUMMARY
PHASE 2
"?Y .. Golf + 375 acres
es
Total
tel: Internal 11 135 146 3,124 •
External 3 133 110 2,342
36 782
:"41:-.;•-• 3' Total
�. .,,
.., . . . Total
a-
On Road 2,501 2,795 5,296 58,063 �4 t
J.,..;,'• Internal
484 484 968 9,096 !
." '� ;' External 674 674 1,348 15,062 A°
v,. Net New 1,827 2,121 3,948 43,001. +r�
1,343 1,637 2,980 33,905 `"= j
•
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I
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1.-r '
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.. }y June 6, 1990 •
4*f' .
•
ikj
' ,' TABLE 31 .D.1 - 3 REVISED
HALSTATT DRI TRIP GENERATION SUMMARY
PHASE 3
s,.
PM Peak Hour
ii
z 24
*f.'
Land Use Size In Out d��.
Total Hour rj
7- , Residential
AP, 2,400 du
Total 1 ,128 590 1,718 17,550
., Internal 367 143 510 6,123
- External 761 447 1,208 11,427
Hotel 250 rooms V
x ,vr' Total
`.' "- Internal 46 28 165
74 2 966 r
External 44 47 91 1,299
:.4 Office -
Town Center 146,209 sq. ft.
Total 44 227 271 1,825 825
'"`�' " Internal 24 82 106 766
3' External 20 145 165 1,859 +
•
Office - (1) 232,654 sq. ft.
Total
Internal 63 333 396 2,585 •
0 0
, 43'''. . External 63 333 396 2,585 --
Office - (2) 98,154 sq. ft.
, . Total 31 163 194 1,353 .
Internal ,.
9 49 58 338
pis" External 22 114 136 1,015 ' .
4 yr.
(1) Office and commercial parcel west of FPL out parcel.
(2) Office and commercial parcel west of Airport Road, north of
f• FPL easement. •
•
fi T31.D.1 - 6
A# ...,
f :• , 00272 4
6 f
y L 's
I
June 6, 1990
•
- "
' r
v
•
•
..,
•
l' t-
TABLE 31.D.1 - 3 REVISED, Continued
HALSTATT DR/
ADJUSTED TRIP GENERATION SUMMARY
i...t-,
PHASE 3
•
%.A
Office - (3) 30,000 sq. ft.
t Total 12 61 73 556 .
Internal 4 18 22 139
External
8 43 51 417
P.' Commercial
Town Center 259,400 sq. ft.
• ,
'
Total
493 558 1,051 13,393 '
• , '',
On Road
210 210 420 4,018 ti
Internal
149 239 388 3,911
External 344 319 663 9,482
Net New
134 109 243 5,464 -."..
. ,
Commercial - (2) 150,220 sq. ft.
,14"00,7:
•
Total
377 392 769 9,680
On Road
161 161 322 3,098
Internal ,
49 9 58 338
External • 328 383 711 9,342
Net New
167 222 389 6,244
Commercial - (3) 68,718 sq. ft.
174'Y'
Total
On Road 252
113 261
113 513 5,822
226 1,980
'. -•'''.- Internal -
18 4 22 139
- External
Net New 234
257
144 491 5,683
121 ..-
265 3,703
,-:-
Golf + 375 acres
.-`
Total
11 135 146 3,124
Internal
8 102 110 2,342
External
3 33 36 782
, f- e
•
rr'
(2) Office and commercial parcel west of Airport Road, north of t '
FPL easement.
* ,I,V4•,' (3) Office and commercial parcel west of Airport Road, south of • ,
...,,,
FPL easement.
• 4r,
• ="- _ 41, /-3 7
T31.0. 1 - 7
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•
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I June 6, 1990
1. r.:
y';.
•
.
•
TABLE 31.D.1 - 3 REVISED, Continued
HALSTATT DRI
•
ADJUSTED TRIP GENERATION SUMMARY
•
.
'- - PHASE 3
Office -
;` (At Livingston Road) 290,436 sq. ft.
f,"" Total
;� Iotalnal 76 401 477 3,052 .
' 27 103 130 961
�} External 49 298 347 2,091
Commercial
(At Livingston Road) 171,300 sq. ft.
Total
404 420 " /..
824 10,544
`_ On Road 171 171 342 3,374
internal
98 48 146 1,137
External 306 372 678 9,407
Net New
ti, . 135 201 336 •6,033
'',>Y Total
ri{Ny
Yf Total 2,981 3,616 6,597 71,659
On Road 655 655 1,310 12,470
} Internal 799 825 1,624 17,160
External 2,182 2,791 4,973 54,499
� Net New 1,527 2,136 3,663 42,029
C4
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SUMMARY RETAIL PASS-BY O$• ''' ''OWS 2
i Pass $ xt s � �'
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? -parcel Size Ailt � r {.
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r<y Phase 2
�A n Town Center 259,486 sq. f t. 46t
'' irtail Nest of Airport ` j'.
' --Road, North of FP 6 .1'
rµ 4' ,. Easement
158,226 sq. ft. 42%
1
etaI1 West of Airport °"t'
Yto$d, South of'PP, i L 6:
•.r easement 68,718 sq. ft. s4%
r 'btal Retail
478,338 sq. ft. • 411_� '` t' °
�' ase 3:".-'116- `
Zr y,.1" >4�. al
g; Centet4 259.468 sq. ft. 40%
�° :_llteiI. West
of Airport S.,
` � r Riad, north of FP S L °<j +�
. `,�taa ent 150,220 sq. ft. ' 42% rr :, 3���.
•_•;•;,''''.,",';',•.'.�. Retail that of Airport ,
t a .. Yf f
"� $eae8outb of FP s 68,718 sq. ft. 44% { , ,.nn e ': . .
} � g i ) fit„ _ ', rte, t..,?4'J�. $ "..
,� �'�riviA stun Road- 171,306 sq. ft.. aZAr:° . ,.
,. : '" q. otal Retail 649,638 sq. ft. d1 .> �. " , �• 'r ,.`
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Y..Y Y �.Y 1.%y
4,. etnoteS
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(1) Retail On The Road (Pass-9y) calculation pit I *'1
�.4» based on total
trip generation and not external �� ,,.+
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GROWTH TRENDS `,
h. .F_�08 ,
g} ,Y Ny,Fyt y
Historic Traffic Volume Increases (1) t��
"`"� � � 1977 to 1900 , .� '``
s ': t x.Y'-jar
: to$.cted MA?S internal Trips .(2)
1980 to 2015 3.8% 1
: opulat ton projections � -
b
''';':'"J';.,:1-:=::;!_;;;1,'-'::::i,91)9,1909 to 1999. (3)
, 1,J
�; to 1993 (4) '5 '1 ,
fi 11995 to 2005 (4) s,9 �z{ ;
z4i 'r7, "'^�' o, - •••, ' , +ta
f
„ ��`t/1119„'unit projections �F� �y*`��
1: x�t a,. t r RY2: "' F
. r °4 1987 to 2015, (S) �, "'
�,t , ' � '19A7
to. 1994 (5) .,
,,�x 19B1 to 1999` (5) � .
{ 1880 to 1995 't6) .
' �¢ ;:�. '�1995 for 2085 (6f
*� '}� ` *°" '1980'.to 201S (7) ti
Tt , . r . 1988 to 1995 t7) l �► �
� ; 1995 to 2015 (7)
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' ' .*
F s ' ',titbit()ite .Traffic Growth :Rats, . , ,,,,4•*� (Annual Average Daily Traffic)
mill i. s , .
5 r .Roadway / toi etion . ,11i,„" Ci} ;
x' z -
SR,4S/US 41 Yc .. :North of Creech 21,311. rs* Y
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t
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f 'Average Daily Traffic, Collier Count �t;rtli'
,' Plan, ; Traffic Circulation element, 3GppOrt� ' <}
April' 17, `1989. ,
b) Traff1C Count Stations in Coastal ll*et
d'
Collier_ County Traffic Counts, 1981 ed $;�
'hav L J '4 $....
�,'; ,r 2) Maples' Area Transportation Study, Table 3 ?rip ; .
internal Trips, page 9s ' t i.,
paA 1. .•�y, < - d ate
aM�
` Parlor • 3.88%. m
r �
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r":” ; 3) Growth Management Plan,.Land Rse element, ?i0- :4-, ,•1 Lrowth 67, Coastal Area Seasonal BOSuiatto11`i `�
r
ff"y 1999. ;"%'g.,> .�, �..,
f ary4
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4: Nilltoric Population •.Ctowth and Popnlori+oiiai * 4.
• y
tr 1. ,T -
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factor • 1995 2005 258,980 / 185,1as •• 1.19 • 1. ' .
' ;'gyp, 'r r o-
`'�f) 'Growth Nanegement Plan, Land Use elesent, Y?sb lr` f� y
- 10-i1-202, Dwelling Unit Forecasts by Planning"Coleri41ufl1„ti, ,w;
Y forecasts for Planning Community, Golden Gail,.Central
,�, east Naples and South Naples. t�,- +
� ' factor • 1987 - 2015 • 73,014 / 31,106 ■ 2.3$ ! 3.13 .# �
rector • 1987 1994 • 42,532 / 31,186 • 1.367 • a..4 �rS` ; .,
; rti4
�tactor ■ :1997 • 1999 • 50,072 / 31,106'`• 1.6 ;+n "«: ,
;x° 6) Demographic and economic Profile of Collier- Connty, �,,
' a 18, Dwelling Unit Projections. -'- ;.~
factor • 1980 - 1995 ■ 106,983 / 58,743 . 2.10$ 6 ; F
r year. x
,x t Bactor • 1999 - 2005 • 140,571 / 106,983K , 1.:38 ,, ,'�
;. year•' ' „:
" r ,21,144,„a
. � .'dapll�s, area ?ransportetion Btudyi- 7_,
1lumber 1, Table 2, page 18, Dwelling Unit Ii �#t'f :,,' "
factor • 3980 - 2815 • 120,140 / 47,531 ■ 3.58 • 3. � �
4
t
# A.::::. 4 ! ,
factor • 1980 1995 ■ 100,965 / 47,531 • 2.12 a. 5.�
e
,t-4,..-;'..., Factor • 1995 - 2805 • 170,140 / ; 100,965 • 1.611'5 �'0°`3i
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GL LING'CONDITIONS f f
ra � x
.>r�'a _ e _ 4 rid V"`P -,,-. -4
;�yz , astezial contained herein is •pool ,' 1 r,'
� r r copyrighted.'. • It i6 iii :
r $ 1.l for the of Barron Collier Group and +" E
t s , y,
::::gement. Inc.nc.'' 'a1►ny other nse, including otioi� +ar G
'6.,'''.5,`-:.: as'
disssmination by any means. is prohibited without prier t ,,,,.
irrittea peraission free Marketing Managewentr Tim! ,
< x r«w
f {'' , Every reasoarsble effort has been e�oerted to` iii` -,
hYYh t data contained herein reflects the cost oCtd p
and, tia+ely.inforastion possible. Although this data h��` .
bielieved to be reliable, no responsibility is tssm�ed 1 Fu,.. ,
1
_, , inaccuracies derivad; frogs secondary sources. .:,,-;;:•::,,4,.....-.�
;fir ,� rs
• J.°4'.f" f fNF s j':kE 3' ` ,
- s w$ 4. +.°.41�y .yet
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, :-,...,,,i--„1-.?q,,...4,.....'-.. —- . . ....45;40p4.900* . „. a
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"'i 1 ,p f,l ...', f'M' p' , T 5"
, c,,::,,June 6, 1990 ..'0
:A t F s
X y.
"' v OFFICE DEMAND S
r• / S?:. •' IS/
9 /
i. Demand for office space is not an easily quantifiable.
` concept. The consultant can't simply telephone a - t
statistically valid number of businesses and derive the y
•4�4 total county-wide demand from the growth projections of ¢:=
a t;, just a few firms (although this researcher has seen ,
such a methodology employed). One of the reasons for A� ,
this is that the demand for office space actually
• consists of a local and an extra-local (or non- 4 ,
indigenous) component. Therefore, demand must be
, derived from indicators of expansion in the firms most "4.`
likely to require office space. - '
a • According to our information, the Halstatt DRI will '1",",,
,, t; contain approximately 797,453 square feet of office y ,`
'„`1-T space at build-out. As planned, slightly over 507,000; '�:
el
,. square feet will come on-line during the first two
phases of construction (generally the first 10 to 12
years) and the remaining 290,450 square feet will be ; °"
added in the final phase (after the opening- of, '":,--Y-.
J Livingston Road.) The methodology we employed to cheek
' the feasibility of those plans is as follows. , `..
'z a Demand for commercial, as well as residential.
. development, is primarily determined by population:;
} growth and (to a lesser extent) labor force increases.
-, For this reason, the fundamental starting point of our t,''
, = evaluation was an examination of these growth trends. :f
• The most significant characteristic associated with '- ,
',f- Collier County has been its steady growth rate over the
past 29 years. The population has grown an average Of
.w ., almost 7.5 percent each year since 1970 and has doubled 3f
- since 1976.
S '}, • Exhibit O-1 presents a comprehensive picture of the 1,441:-.
�„' population and labor force increases in Collier ^County `'/4
�.. , since 1970. It is especially interesting to note that':'
1 f the labor force has increased as a percent of total`.
, , population, rising from 37.5 percent in 1970 to 49.0 .: '.
_ percent in 1988. (Also note that these figures reflect � °
',1'.;.i,„ only the permanent population since it is unlikely that /y '
seasonal residents would enter the work force.)
• The Collier County labor force has, in fact, increased
, at a faster rate than the general population, '+.
indicating a healthy local economy and younger
4., „ population. As a growing number of working-aged `
. families move into Collier County, the labor ford/; 44;,: ',:'
should maintain its current ratio to the population, i4,„ , °
i,, not increase it slightly. '..;M'= .?s
s
PAGE 1 n
:'''4 -*":,:-'7.4. 11"t
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•
' w]'
r
OW
r June 6, 1990 g,r
a> , ; 44,,,-.
x _ t
r :,7 . ,, 'R+ ♦ f$1 ;. 4th ,,,:-,',',71t
•t'
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.F9. [ 'k'4 f
L' •,> ) 'tf Jr f 'y 4 gay ',.
2 6r t ¢
F;,' S' v I 3s a
J yy EXHIni b_1 ,:'„):1:,x
{ C PY i
A
'M1 y s :„ ` 113620 t1Am O"../E2 COiNTYr P I ^f
..Y r } t,DL (196 -1988)4�,', '` 0 t r
^a K y J q.„3.
t Increase
c r., Increase
Y i �", - '. Labor .�.•., .5.
P
" Pop. rant tiV • Force Quanta '.
aasstss aisas wmrs woes `
ratan `"..,s xt
0+& 15,800 1i/A .
N/A
01~ 35,040 22 240 1+10.8 14,281 M/A '' . fi "'Z ' °.
' ' =,•41,300 3,260 0.6 r. w x{
; ,'50,100 '` 8.800 11.3 ¢¢ �rtx};.
?1Ø3' 58,000 ' 7,900 15.8 k4
�, 074; 64,800 6,800 1l.7 , 4 ,
1 ,300 1,500 Z.3 24,380 10,099 X70.7at <u
"0 p i '07,300,.- +1.000 . 1.5
--. 9'
.,, ,70,500 3,200 4.8 �_
a "1978 74,700 4,200 6.0 {f#�
��`
1979 79.700 5,000 6.7 .
�7> 0 $5,971 6,271tw �r 7.9 33,137
8,111,-,.., ,,..4:,35.9
' 91,100 ° 5,131 6.0 37,720 i y F, . 1` :
' fi ft f:„ 7.7 40,634 2 !010,, a.,
Oe 100 7,000 4�1
_1 .02,500' - 4,400 .; 4.5 44,904 4 277` ''' ,10'r
.
6.5 46,771 1y5 7, q r 4.'3 `
"� ',4;,‘,109,20t:; 6,700 r
115,20 6,000 ' 5.5 ' . ;48,338 1,S67����, k w
". ' $ ',,,,420,700 . 5,500' 4.8 54,221 625- . ► ,
y';:1*87 126,600 5,900 4.9 60.741 6,510 1 s x` ', 4
,'198B , 134,401 ; 7,801 6.0 N/A t
`� Wens Years - 3
0o rc.s: University of Florida, Bureau of Ecaaoeit 4 8ifsioel 'zy
; U.B. Bureau of the Census
Florida Department of Labor and Employment koIsritj ,
Marketing Management, inc. � ;`
F .
,fry,;. ,X,? q'�
E.
t I`
R F y,', a -
a _
xkay Ri e a
PAGE 2 ,
{ „ if }; .-
n �
• � '� Not �•.e 'f i � `,
Ohne 6, :20,04.„-:,'
i re@d w t' w w,#k3 n ee" Y . r ' L���
J k
k' t .+ S} ' " � � r a ' ',.y1 '1 ", 4 4 v�0f; � x ?."h "i. ,ii 8F r. •r 't v,�„r i � ;.�,4i: '�!+ " ' c, ta i v4''..,.t� .f a rt a�e � �414"'r s + e� .w";,� _'
u,�
r
" z' 'i! order `to aaintain a level of consereatisw: in k :
'`"' .future demand projections, we have applied a `constant ', "
�^ ,, id reasonable ratio of 46 percent labor force to total �' 1'x.'
x'.' population (Exhibit 0-2). .,...
' ibit 0'2 taken the low, • moderate and high 'levirl x °{
,' cation projections of the University of rlorida.'d ,� .�
x u sa of economic and Business Reseatch s d =A
',�t rtK ;(11tsblishss a proportional set of labor fbt`cS
N " 1- pto"jections• r•
►' Exhibit 0-3 provides a comparison of Collier C�'(i ; :,
historic labor force growth with those ; of i1` " �
%� r,�, y " selected Florida counties. It is obvious that 1,0114 .,04"..i.'
d ri projected ratio of 46 percent labor force :to thaaP - x -7'
1 �4 w , �.y; elation is.in lid► with what.the othes co sties birr C �a1
i sxperienced (particularly Lee)
r •
• 8istoricai, current and projected Collier:, Count { ` e ,r.
r�loyaent. by ' industrial sector", is pry;; �..
:.:','1.,"!,-,- -, .�' xhibit 0•►4., It can be seen from this s lit t�
i •the retail, services, agriculture and b)4 �
;: " sectors have historically dominated the local. economy .. . f
"' and are projected to continue to do so. ""
�`' The governmental sector is, however, projected tdkr '
''`, F surpass the construction sector to take the • fonrtb . ,
position in rank :by the year 2000. This trend, along
�F with the-'cOntiflUad growth of the service sector,, 1$
, y, important to the future development of office space '� �'`,
., since state and, local governments frequently lease r
private office space. ' '",„
' ' `e ?he finance, insurance and real estate sector a6s ti"" t,
1:: ';''''''''''::: for the greatest use of office space ` in, any lot,1
economy. This sector is expected to retrench ilifbtlp "„K :
by 2000 but the growth in demand for office�;apiae ; w
the service sector should more than make up`� .tar: t1
slight decrease projected. ; �
The Urban Land Institute (ULI) and many nationsliyt $_
` known research firms use employment projections. for
r y 'projecting future office space demand levels."'; Using 4 e,
this method, future office employment '.;9rowtif►
determined by multiplying the average number of ' ' '
feet required per employee by the number of pro ject$, , '
future office workers. { . ;
-.Y'11T ..%,,„,.,..-.
,'Tub �i:••
{ P•.,.
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EXRXBI9 oat ,
�';;..',-,,-..1,,,...'•• PROJ POPULATION i S1IPfAYN ENT INCREASE `t"� •
t COLLIER COUNTY, FLORIDA. `? :
(1990 • '2005) y
'fin R J
!T
3 S
r n 4 t .•r ' ~ �'. . Estimate> Population* force** ' " ' °?
•f4 �ri�Wrri+Yi��i '
f'" 1990 Low 136,400 62,744 46 T �*r�,
1? Medium 143,600 66,056 46 br
High 150,800 69,368 ,:46:-':':-''''-'''. ;''''..'.17. 2...'
yX� � `�"` �
�� 1995 Low 152,900 70,334 46 x..•
} Medium 169,900 78,154 46 ,�
High 186,900 85,974 46, ,,�,,p
Oo Low '163,500 75,210 46 .' x
7. Meai, 192,400 86,504 ! ti r
t High 221,300 101,798 46
9005' Lor. 171,400 78,844 46 "��" ,•
Medium 214.300 98,578. , 46 y ;`
m
High 257,200 118,312 46 : .a •>•
•x i.;��-.°= �b tian• of Economise and Business Research P ro1lr + hI` .4 �, ", ,
Masketia Mann t Inc.. Projections T ` w..
it , n •
J d
$' Sources: University o! Florida, Bureau o! EOoriior�io R
Business Research 1
U. S. Bureau o! the Census
Florida Department o! Labor i Employment_Securit >
Marketing Management, Inc. •� 'f
�,
`, 's,rrI tq".
" wi
8 ,'
5x PAGE4 �'"
,:
. ` .. r "
R,•. r.r. t
a..Wyk°e
N ,
June 6, 109O
4! k d d
X' aN "1'yn ' r. e G
Py ,
,;.� w e Exhibit,, 0-5 reproduces numerically- the inforaiti r
' •introduced. in Exhibit 0-4. The projected'200 ,
-,w�. force from Exhibit 0-2 was factored into ` '.
el;
breakdown of the labor force by industrial.setter. '' ,µ ,
?° q numerical increase in the number of employeesrin_ eel 't '
industrial sector was determined by simply.subttacti ,: 4 t
"it
'-`'" ` ,�'`tbe 1918 estimated figures from the year. 200k,'1,1,,
r
projeections.
`,1 o Since it is obvious that not all workers in e
- .- industrial sector would be employed in office-bas :'
careers, it was;necessary to factor out the not-oflic.
ik "` employment. The ` fifth column in Exhibit 0-5 contaias * r ,
7 � the multipliers used to determine the percentage of
office based employees in each industrial 'sector. .
,,�' These percentages ranged from a high of 100 :percent
i office employees in the finance, insurance;'and , realm ,F:
"� ^' estate sector to a low of less than one=halt' Of' �"
-. percent in the wholesale sector. - ': 'n :;
it , " e Raving arrived at the estimated number of new office
' workers added between 1988 and 2000, the future dewaad _ R
. = for office space was determined for each sector and ,' .4 ,,r
totaled in column seven of the exhibit.
-' ' • The same methodology was repeated in the last five :` x
rt -: columns based on the high level 2000 population and h,
p employment.projections spelled out in Exhibit 0-2. Ms;` {, "_
: then bad a rough estimate of the demand for of fice t_;
-X space, between 1988 and 2000, ranging from 1,151,400 t0°,A *,,"
iH 1,676,600 square feet.
'' F r In a fast growing office market such as -Collin k
-4, County's a ' 20 percent.vacancy rate is not :;Ytypiesi'. �
One large new office building of 60,000 �� `�w`
g ere feet oil;;
= ¢ add significantly to the vacancy rate during"its lease, ,
'� . up period. Furthermore,' as new space comes into the' . `-_
- market, older, less attractive space falls into disuse /'
•
R� , . further increasing the vacancy rate. Therefore, we
applied a 22 percent vacancy factor to the projected x1,
demand to account for vacant, outdated or transitional
Y v office space in a changing market. y "
•r' As is apparent looking at the bottom of Exhibit 0-5, -,
believe that the demand for office space 'ii* Co lii
' County between 1988 and 2000 will fall `s ` ;
,a between 1,404,708 and 2,045,452 square teems < ,3
x �f : translates into a demand for between:- 111,0011 "`t;
.: 170,000 square feet annually over the 11 year perloa, 4
R
Our projections do not appear to be overly optiaistigrV.'
*e�
+zr PAGE 7
Y-1 Yt
r
ggam,, ..
a } - Ire �1
-f wryly +iFfJ{ f f +( ."
_b rr'M a . - :.'.., b•.w
y June 6, 1990 ,
jU
k s
Rk r -
ate c,�, x`,,i4 '``
Apt �a"iY� .;; ,'' t t a ''
',a> 1� * ;� sed . on the historical,absorption of office BOWN `�; idle
; r �'4�11ier' County.. _ According to our '•,ifll tibfi♦ ^ '`,�•� ,} .
Approximately 83,E 000 and 154,200 square feet of , itpaoe•x -t ,a
;� Li,- r was absorbed during 1987 and 1988, respectively. Prior w
r - ; • , to 1987, the market was too cyclical to call, holrevir, `
•• on a straight line basis, 50,000 square feet per year ' ..
_ • would be a reasonable approximation of historical'' ` ' '
absorption. `
• ' In light of our projections, it would appear that the . >
Halstatt DRI would need to capture between 27 • and-' 39
4 percent of the county-wide demand for office space i; " '
during the first irst two phases of the ' projiect'a ,_ ..
construction. We believe that this may be a little
-; optimistic at the outset. On the other hand, - •the :i+''
growth in county-wide demand for office space let k
Y � unlikely to progress in a straight line manner, instead , ; , `, ;,
"� increasing on a compounding basis. Therefore, in a , . ay '
few years this capture ratio may not seem so t
' 1 optimistic.
' - a Additionally, as the Airport Road corridor is rapidly • :t•
'''':xr ' becoming the "hot" sub-market of Collier County. •it `
,,t,' .may not be unreasonable for the subject site to Capture -. ,��
=' :# " the lion's share of new office development in the..•>' - county. ,The only other areas to offer any real .
'• `competition would be the North Trail and Goodlette Road .
corridors. ;,,.
n,
,� .ii- Population projections become somewhat nebulous,.oftitft " ,
r `, 2000. making demand projections for the third of ,*
the Halstatt DRI difficult. We expect that demand Mill:- - ' , ` '
', slow at that time based on lower projected rates of ,f,�
• population growth. However, the 290,436 square feet.
'" ,,' proposed averages only 32,271 square feet per year over. ``
� ., t the nine year final phase.
4
"Ar e" With the coming of an 1-75 interchange at Golden Gate k:
Boulevard, the subject intersection should become one
of the premiere locations in Collier County. This will:. ;
I. certainly help the Halstatt DRI in terms of office and,;.'- ^' . ,
,' • '- retail space absorption. F•
'' ` • Other pertinent findings considered for this assignment ,'?"
4 k include the following:
.."F s . • Office development started in Central Naples and A,� ° b
-'_ { spread to other parts of the county coindi It`E .-;.
" ,'--- the growth in residential' development mad: .li .. ;
8. ' expansion of government facilities. The aai#�' J'
y t
~: PAGE 9 -t-':...'•« `
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of f 3 $ * : +
y
rtrti-Y� �.. r.
.y
y ii-,:::::: uFt Y' t K `;{ s4lt 'r-f +r"�+ ,�i b' ' �, • financiaf 'di Strict of the county is 'still :` ',
" t fear fifth XteAue South and Third Street, ti lo' `
governmental district is located at A3 twF�, ;
}_ ar1�d s mY
rs k ?t ad • ' K„ n N
{ ,w c T" r ''y 3'' 'd`a aka
' i `The local Office market really
"caught ois fso"' 'k' .:
M; during the last two years. Last year the Harnett ` "��
,`. Sank .absorbed 30,000 square feet, Maples PIderal
tv r absorbed 24,000•; 'r'he Comaoas absorbed 20,000,• nd , , ,`
Wood re absorbed 18 000 square test
• Currently..",± c$ncy is raptor—. 14.5 �;, . ,` :
tt a
countywide, With vacancy slightly higher:off ......,7,,,,;,.....1/,;,..-:,.....:-:
1 , v
j +Miami Trail• 4
4 e Bents in the`newer buildings currently fall' into Sri
$12 to $18 per square foot range,'• triple ;)dirt, :1„,-':,,,,,,'4,%,,,
Common area ' maintenance fees range from -$2.80 ° � f
$7.00 at total pass through. Lease incentiveil x,
from rovid $15 to $20 ",.
p 9 per square foot of'_ tihaift ,1v ,
improvements to giving one month's free rent for
.each year of the lease (90 day rent abatement
;: typical). _ 1,:,..,,,,,,,,,:::,,,,,,,,,,„,,,..
,; Y :.
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EA
04° {r sae
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` _ m ,�• e t t,M Y om� '' €s a ,7-,,. ..„,,,,,,. p 1 LA f ymay'ND 5. w . ds`' Mr .'J d +. DM .. '---,,-.1-:„.1--...^.C', F •' �k .Y� ` r. Ji fFy"'..
+w'4'�., undSrstapd •that the devei
,v ,has t planned° a°250 root lodging rfacii it for g oe ''.'.b.,4,--..,,,,.'0111*:',',-,
�f fasabes 25. ''''..This .1.2 acre hotel/motel site is re r ,
to be developed during the second phase of the " �. .
. project!s construction. #
r ' primary • wry
"' is andse data collected fo
d ' '-'°°:- assignment, as',tell as the aetbodolo9ies "dssc rill-ifd,„.i.:46....,-,..„1,„$ ,
rG below, support the feasibility of constructing trill
l R
�� proposed facility. `
ms's r
' s For the 'purpoeses of this study. MCC concentrated'on the`
t" , urbane :---s ms *et area, as opposed to 'e oilii r.' ks
P' "at large. the .`Marco Island, irokalge .aM'"')�
a Collies County lodging markets differ, signtI!jc ntly `_
frow the central urban. suburban and coastal areas ofr _
Maples and were not considered for this reason. n = ::
+a ,itmall ' and pop: motels, generally those facilities
M . pith 59 a or:.`leeEs, were aloe not thesidi tO ,, , , ,
,✓ 4 vw
1 Within,,tie sco. of this study because they ors ne .,
able nos°(drive with the type of" fb i11�
proposed for the sub jest propeirty.
6
f ;S Furthermore, •'the; 'high occupancy rates of the "moe and
x -; - ;pops• tend to skew
the results of market survey Ft'
information because in Collier County they, ors oftesm �a
x; used as transient housing. Due to the'.general 1* of h'...
affordable housing in Collier County, w funnel...east., '1 =
t road crews. construction crews and others ewploed in z
the local service industries waiters, waitr'ssm, • -
> etcetera) rent the
lower priced motel nulls on a weekly
basis. .t �� } tk
r. rt },
it /ft- e lodging industry in C3llier County has oho a
great deal during the past five or six years,
' hQweveer, `
the expected shift toward larger, professionally sun
facilities isn't as easy to discern from .the loenml
statistics as it is on a nationwide basis.., As Exhibit ,r
v° M-1 shows, the number of both motel facilitiele.''aced €�a .,
4 units didn't change much between 1982 and 1987 but the „' 1
• number of hotel units increased by over 100' pescsent N ,
during the same time period. This indicates that,i ''_ .;
i unlike the national market where the chains are rapid
_* .t = t replacing local owners, many of the "nor and pops” > „� 'i- F'
4 . ai*K: - PAGE 11 ,t..
q'iiat,',T.i.'.-.".: ..._ - --,------fa '--- - ../0•1
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11i� � .4 Ii 1 P .-N Kerr :s
r.3 , s .•1., rl ,r1 ,r" N `dW t" . �;
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•
ygy;�.,c�`41 i t � ',. {A ✓: T11 t Y i�
yet
F m m O • 4 MI`,,;:%',..:.;:105:,r.'4- it,,-.'R��
n.. C of A of A A 01, OI:; `'�
"'+ 0 .4 .4 .4 r1 /1 M;,'.'..7,,:. ' ayr a
s
ppcz 12 .�,
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y r}.t Jenne 6, F
, ',,,-'7.1t,!,44',1'0,Y.;it;. ' . ,-i■,..!:v. ',.,?.:,*..,".::.t.' , , , . #541.. ,.-.-..-
J� H ° y r
4 }c off.
'°'' , _ continued ` to operate in Collier count For the siOst t
- ° ,"`:part, the new growth has come in addition to the" old �.%•
supply.
:ra ""a e combined hotel and motel statistics from.Exhibit Ii-
1 indicate that the average annual growth rate has been:.. ,,
•• approximately 9.8 percent for the 1982 to 1987 period.
'. •The Florida Department of Revenue, which is responsible xfi
for the.collection of sales taxes, records the annual
-, r sales of hotels and motels (along with other transient , '`
accommodations) . in their Category 39 statistics. , -.'
-. Although these figures include a percentage of sales -
t not made by hotels and motels, they do reflect the
growth that has taken place in the Collier County �'
.' lodging industry. Exhibit M-2 shows that
t sales in ,i:
, ,,- Category 39 have increased by an average of 27.5 � ,.
-. ' percent between 1980 and 1988.
"�* 4,,. • Between 1982 and 1988, the average annual occupancy °j
i�wg rate for the Naples urban area steadily rose from p54 8 -,;, ',
i- percent in 1982 to 56.8 percent in 1984 and 62.4..,..,;,4,,,,.
percent in 1988.
t d
,7..:,-. r Exhibit M-3 depicts the results of a 1985 survey.of�the, '.."2;"-.1‘
lodgings in the Naples urban area. As the reader will
.i note, there'' Were a total of 1580 units in the w.
F•• :facilities surveyed and the average annual occupancy ,
rate was found to be 61.7 percent.
e The 61.7 percent 1985 occupancy rate translated into a ."
,, ' total demand for 355,997 room nights during the year.
Vacationers accounted for 63.3 percent of that demand,
; F - while business travellers and conventioners -accounted 4",
riz for 31.25 and 5.45 percent, respectively. r ,,r
� • The study depicted in the exhibit also yielded f'
., •information relating each category of traveller to the '''
�•` average number of persons and average number of nighte �',
stayed per travel party.
' - • Working backwards with this additional information,.. :
! "`> ' • Exhibit M-3 illustrates how the consultant was able to 4
�'' estimate the number of g. p .
�, persons staying in Na Naples hotel+Af. f ''�-
and motels in 1985, both in total and by category : 4
-1 (vacation, business and convention). Please,note the ay
'` estimated number of persons who stayed in hotels/Motile '; ,
'''!' during 1985. .
[y l
• f "• L. ,. ..q 4,
' ry PAGE 13
•
e
--g,41,4-,:- - . a".1100.- 411bAirS o'i ''''::: ',
M `k5 ,11�0'iFl
.
Wes¢
•
'
6 r 1990:•:4,,',"June `
-.
.+ri F .M `x 7t tea: 3
rM ', ' � L' r .8-, : 9'.i S R• FFy
S '': 1:-I''.} Y � n''S V �C 4
K: 4 5i 1T. X
SXB28IT M2' '
i.sav,`¢ �`•a" nRwV i•TAX $ i SALES • { ws# c 7
T GT
�� `, (Collier County)
.-tt �,. rb 'n •! ...7.7.'11 Annual Xncx i 1r a. 1'^ zF= 3f�'
z r �+s� yLj
,,, $ 26,629,967 N/A 1
rw ,.
" 9 30,300462°
�kh �
$ 3,679,753 ���
=�� `° + 42,457,824 12,168,206 �'� 1i` -.r.
�r^SEA ' _ . ,,ix ,
z,* I , 55,560,289 13,102,465 r t r"�. ,°3 '+
.; AEU y :'� r a i' tl {1� � f y•' " 55,764,509 204,300• f
fs � `4 62,900,122 • 7,135,533 �1"' ¢'
33
�.' '� ii,,, , 96,30.1.•297 .. .T' ;,
�,�,:�� .� a , .601,167 � � ���,.
r# .. 7 155,260,266 58,958,997 i< , ,,'''S`
i
�i 165,903,696 - 10,723,432eet t;
a
�ia� ': S �-r: s 5+srlj�." 7 to e�y t r
' ory .;9'sales itso'include'other transient a f f
f
�d r �a4� d .0 . Average Aerial increase °E x
ate
$4U ce: University of Florida Bureau
of Econorio and i ` '
„,-•-,-,:,..„.';‘:..'"> •, - Research ° ,;
Florida
Department of Revenue c '"
r .
CO sled by: Marketing Management, ine. - � x`
- -
,yT r
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Ft y PAGE 15•
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i
v. :6, $� N
ts,5 :r-
:a , �f,
ma�yy..
4`�C�a Y, f't "''� � , , , : y. , ._w.
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'e✓6z7 im , '!rJs yP
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z t
7 'I .+f ► sir lar•study ductied during the last gnshter ; o ,
.r 1888• yielded the"information presented in Exhibit;N-4 nth
F
Abet is`;irwroediats1y apparent is that the total Ii bsir u .
''� of persons staying';in hotels/motels in the Maples ttf`rban
x : , area increased by over 104 percent during , this tt " ,,
��x r interim. At the same time the occu
yla paacy `,ratgf r ,r ,
increased by less than one percentage point. This"was �*
^ " '" possible because the number of hotel/motel units
'�� �` x . increased significantly"between 1985 and 1988. '
w
'` ,v a tour new facilities accounted for the lion's share of ,r
this increase in hotel/motel units in the Maples s
x markets the Ritz-Carlton, the Registry, the Inn of„ '
;, Naples and the Comfort Inn. Together they added sore
° `.,, �,r tAin 1,100 units. ,;
'' �, '' , 2. '1btese MV facilities have increased the Napless I'Y
r�, �� . �etttractiveness as a business stopovor and
� a °�s 3
' . �� ,: !Convention destination or meeting cI�e� tyy'� ' -”
F,:Y,4. reflected in the growth in,demand tot busibiir a
: convention room nights between the 1985 saki .19d ,,, �,
'4.k . t ur
-surveys• ,�l ',,
F ` '" a ywhile .the study data depicted in Exhibit 1l-3 tsaake�i `x '
* = the room night demand of business and eonventioi� tlsetp ^'
" separately. the 1988 survey shown in Exhibit M�-4 ,
combined the two categories of trawilers. � {
Nevertheless, when, comparing the two studies, .�.it is ' ...,
i. ,
obvious that the room night demand by bnsinSss and '-
X11 convention 'niers has rows from 36.7
g percent of the y �,
market ' in 1985 to 47.2 percent in 1988.
; - � attractiveness of the Ritz-Carlton and the Registry` to ,�
convention groups is largely responsible for, .th3 y� } �`
increase, however, one cannot underestimate the° iirpliCd; ,
. of. travelling sales representatives on the highway ?� !:
2 . oriented acco�me#odations. ,
r
•e The fact that the Naples
lodging market experienced a r`�
f :' large increase in the number of units' yet did not `'
suffer an increase in the average annual CCcnpanCy rate r .
'' is an indicator of the market's health. OCcupan�r z
' / `' rates in Naples still reach the 95 to 99 percent• . . ' q
Suring the December 15 through April iS high .se
, This allows many of the national franchises to oratd r M.
'j n, profitably at an average annual rate that `vet + .
�� unacceptable elsewhere. , ,�a
✓ ,-.:)4
'''''''''''*71;''";'''''-' - -----;. r 'e<"." ding to our sources at the Florida ,dt a ,
Business Regulation, Division of Tourism,. ,the av ,,.
unit rate in Collier County was $120.89 in ' ;1liids M1'
��R PAGE 17
x r
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June 6,
1990...
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June 6, 1990.' 4',
x 5 r k
!► County ,
ghesttthe stit.. The second highead as r gi
"x �' -irate WAS recorded in, Palm Beach wi ,moy rwid-$80
`range.
; ,
:` • ,In order to project future demand for lodging
". in tip ~: �
s Maples market, it was necessary for us to make sole ' '
q . basic assumptions about the growth in demand over the'
next five years. It would be unrealistic to assume
r: that the increases which took place between 1985",' anQ., x ,
'' 1988 could be repeated, therefore, we chose to:employ e s
' ,r 10 percent annual growth rate (demand for roofs.nightie a ';
:„ :.: for'vacationers in our projections. By the sane token, }
r :; we used an 8 percent increase for commercial users. S'
as These percentages account for a slowing in the rate of
growth for convention travellers while the numbers of . : <
'-^ business users and vacationers continue to increase at ;;' G,
a steady rate. All other assumptions remained . the.- ; -'
w same. °«
'; ;^ 0 ,hccording to our projections, as shown in•Exhibit $-S`r
r ' - a xiaate1y 1,070,729 room nights will be de fd &,in ,
"" 1994. Therefore, the projected 1994 demand exceedi�#theme", ° t
'' ' current supply .of overnight accommodation by;r iomilS ,'
1,192 units and indicates the need for approxi*etely.
` 200 additional units per year over the next six years. ,;14,
i:',5• 1,0, -7-- J -- o In order to gauge the validity of our dew
r projections, we compared our results to the xessnits '` •
obtained using the Collier County Government's accepted „ f '
(but less accurate) methodology. Exhibit H-6, .the ' '
4 methodology employed in the Plantech Study, begins with '
'''.,k " '- 4 = population projections and utilises a series of -/ �`'
•r` f -G multipliers to apply that growth to the demand' for .:, x r
hotel/motel units. As the reader can see, this method`
>`�` yields a slightly higher demand
x . Y 9 Y g projection than our
,13` '1:::: '� methodology (1,446 units through 1994 versus. 1,192 47 '
, '-- units in Exhibit M-5).
,� )
. ' it is safe to conclude that the overnight lodging ,?,„7,,,,,,
»• '.,°;,:- market in Naples will absorb approximately 200 unite / :
per year over the next six years. There are currently 7
d two new facilities under construction and one proposed. ,
The Wellesley Inn and the Quality Inn Golden Gate will ,
add 306 rooms to the current inventory. As pre osedd '
„,. the third hotel/motel comprises 360 units and is.. �,
• ' ' rumored to be planned for Lely. Experience hie taught -' I'
us that proposed lodgings should not be considered -to ;,
�, be a sure thing" until after construction - begins. x
* � „` ". However, if all three facilities come to fruition-these a :
will still be adequate additional demand for it
; -" hotel/motel at the subject site.
f }
dt
,;,"1*..,,:':, PAGE 20
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June 6, 19,0
h
rya
RETAIL DEMAND
w. y k ,e ;•
%*. eccol jlish, this feasibility.study for retailt e?°4 '
# the Rai#tatt`DEl, • it was.necessary toy 4*) .„.,,�f
k A C MM :tilise Mth primary” and secondary data. it) < -° lk
" i�i►ke some basic assumptions upon which to build a '1;.-A,).--..
3- . " demand model. Ne are confident that the data deed is ��
;d reliable and the assumptions employed are accurate and ` '�'�
::+7.,..... .
- realistic. �K
o .This section consists of two sub-sections: .(1) ;-an ,
M �p lunation of the assumptions and methodologies and, .1 , ,
t2) an explanation of the exhibits illustrating the A4�
...j.."*...:::.'',, `existing and future market support for either s
F Community or a Neighborhood Shopping Center at the '
i � '- "site.
r
4 -4,'‘.1';'t.4 ; a The following assumptions were used as a basis. `from
;, " ` �~:Which to •measure market support for the : Sub t k `�
x0',7;_
:a
tpr
ss. ......,:-, - --a ,4 The proposed retail square footage may be oLuSit� as'. ,` ,�
-',-: ,,It'...:,.., ; either a NE2 th0RBOOD or a COMMUNITY- 890�iNfi C N IrR '
dsp�nding': on 'the anchor tenant. size, tenant lime, ., " '
'.f 3 function, and ioaational criteria as outlield i :the ;" '.`
r, licstions of the Urban Land Institute. w .
r -. y r
of
u� sr ' psieliry trade area for the proposed retiitl,, F `4�t
• -'bss been prescribed as a five mile radius sni redid .
the site.: x
e;, lor this assignment, we conducted a survey of all ,� ;
,- neighborhood and community centers within the five mile
I ' trade area. That survey is included in Exhibit R-l.-. , . # #v
One of the most important statistics we determined with <�
r� ',,` this survey is the low vacancy rate in the market. The ,
r , weighted average vacancy sate for all the centers we ,1{
' surveyed was only 7.3 percent.
'•" Currently, es is shown in the above mentioned 1tibibit, `
= the existing competitive retail space, foe '�."y't- �,; ;,
i` raps, y
u;o
;
r+ PAGE 24 ;,
1
S9• •f?V -
•
June 6, 1994 ,'F'
7.
i ,�,0's are.
w+''
r 1 rV
in � *
nrm,-t k i - ;::+ q 4 x t
r ma F
r1 f,a
Y Y jD *,� :, ' tit) b
- n ''M� ' centers totals '7`93,130 square feet, while the •competitive neighborhood shopping space is highes at "`rKK
946,333 square feet..
•,' ' a Convenience and strip centers shouid not be considered
' yK: as competitive ' With the proposed shopping center
because they do not have anchor stores and can't offer
ti as,wide a range of .goods and services as a neighborhood
� � or community center.
„' ' ' i to its status as a regional mail, the coaistlail 4 , y
Center, in, Naples, 'draws trade from all of Collier
. ,, -''County, therefore, we attributed a leakage factotaof:9 .,•
J f 4 ' ?scent' for neighborhood'centers and iS perc t :. for
� unity centers i�;,,'On a -county-wide basis, �.this is x
the average amount of annual household s able•
income captured by the Coastland Center. Neighborbodd r •
dry centers typically;offer goods and services them'del not e•-
' require. consumers to 'compare shop' and, therefore,
;r '� , ' there is • not much direct competition with regional .•
mails• .•. •-
`;,� e 'Yea►rly revenue required to ensure a normal psofit io a
5 : retail/comeaercial- center is estimated to range ;betw }� _
x s . ;_ $80 and $201 per square foot, depending on the type of
` ' • center. Smaller centers generally have a itmaller4:
:, median sales, per,•:agpare foot than large centers,
• therefore; ' tenants 'typically require Tess revenue per x
square foot in order to make an acceptable pr!o!fit. ' aF
However, grocery`stores work on a smaller profit margin Y
than other' retailers and require higher sales per , ,
..? square foot to make an acceptable profit. ` _ :
li r< used on research conducted specifically •for„thisl< 4s ,
, .-It 'exi:,,•-..., -;.,,,-..•,. . ,.w ¢_ analysis, we determined that the median saief-°,7.-.4!'„.pity .� .
`.a,r - square foot required to assure economic suedes oi' .F a .'• ,
7 '`' community center at the subject site is Slli.46 per': .; . t
M i square foot.
A similar neighborhood center would ”
require sales in excess of $182 per square foot. m `
:7,,,..r.:,,',:,:, e Our determination of feasibility, in terms of fw,,,,tht ,, .
°` support for the theoretical shopping 0Snter
" development, was calculated as is shown to .'-,...E36-1-:'1'►e
` � following ; exhibits. Exhibits R-2 and R-3 presen ' r
calculation of the current market demand for ,.wit � '
and neighborhood centers, respectively. Current t rl ��
M, $t , a .
sky 4 2�x7,,�t;
y
.�*
PAGE 25
r . w:
yya.
{
t" June 6, 1994, ,Ea
n..
•} 5 Y Y y
-
i "
�A tS' :1 ! - a'Y ,-"V ra, ,
,,../4,
" ...„....44.1.,4?
A
1: 1 t4 ,, . ` %'.i'l k4 . oM i , 'a Y, q 'i i , £tide ire. populations ' w ; ', fkuhoigures dfor`,., d the ,,avrage - annual ' expendt l �s, � F Oeels, ''----7- faiiates based on the actual 198)Ce O5. { �
1: Couseholfigares ead periodically updated by he , nsus #
d ."p .Orya
y,.,:;,,,,.,,),-,:,4,7-0./....„.1-44,s4:.
7i J : ►king' at. the,t and section of the exhibit.;' the 6
estimated 1988 population figure was first divided " by } -
k °;` the,market area average household size (2.28) in drdet
to determine the appropriate number of hotisehoids ~ ,
y; within the trade area. This figure was then multiplied
�p by the average annual per household retail expenditure, ,
to arrive at the'gross annual retail expenditure tin
-, dollars) for the entire trade area surrounding the ' <'
subject site. Prom this dollar amount, the leakage`
factor was subtracted in order to account for leakage '
'� to the Coastland Center Nall.
4:;:.:;''';',:::y (,{r,
'. - , ,r
? • - 'The resulting !Net Annual Retail flditure•
;represents the total amount of retail <db�s {per
. ear) that could theoretically be captured " `
} '- within the designated r pt by lt+rriti r
,� { grated trade area. • ?
;k ti:,,,.....'.. {
} e rt $y multiplying the number of square feet of. exist
tiMt, � ;,��
retail space by the:required revenue per sgwiue f`d ,,r " �
°we,obtained 'thy 1!9 i1 Annual Regnired gales tfi :Ehi` '
` Trade Urea". phis figure represents the µ
p- -
amount of retail dollars necessary to insure' the -
continued successful existence of the the competitive ` ;:!•
. centers.
l' e' Net market support for additional shopping center space :, ,
was then calculated by subtracting the "Total ell,/ r
�, Required Sales Within the Trade Area" from the trade
,0 area's Net Annual Retail Expenditure level•. : The
'reader should note that at the present time, thine is :
sufficient demand to justify 1,795,897 square feet` 'of ,
r '. communit retail center space and 562,318 square feet t f "
o ne ghborhood retail space.
•�• , e'-.It , is logical to assume that future demand for retail ,,:
>. '* ,-; space will increase alon with population A r
g Rope grate► �'-in '
}% i Central and North Naples. Of course, this growing " F
. ,: ;: .demand must be balanced with increasing ritsil�� :°
1. development at the subject site and elsewhere. . i r,,1: ,'.;
•�Y irrt
;� PAGE 26 „'w4
• June 6, 19tG' `
a
.40i y„k is•
Tr,ANT
for the:-60/61141.6a,_ �t6 Center, mentioned < in �shnir� �'�.
F�� discussion of Exhib R-1, there are nb other ; '
�;�_ stitive centers wader construction. Still.' there fi s J'
are, several. PUD's within the_trade area which . could }
•4- :ds+vs op competitive specs at a later date. ""
-, a It is our understanding that only•165,700 square feet , f
•
ii' A ;,of -`retail s ce is planned for the first phase of `,
construction p(six years) at the Balstatt site. We
� ` - believe•; that this is a very reasonable assumption in $•�_,
light of the current'circumstances• It way even ,'be 4"h•
ix:.--' prudent to move some of the Phase II 'construction � .•
fori+asd to take advantage of the current dearth of t
Atommunity) shopping center retail space within the
if t•t•
• trade area. x ar �'
,•.. a ,
�► Ne believe that with the anticipated interchange Alt.',;';' ,:.'",'$" :i't,
Giolden Cate and "1-75, the residential growth ale ' �
;; flirpbst load corridor• the development at the f►ist►tt
y -DPi and`the unique town center" concept of'its>freti r { ;�
« ;., ' the projected retail absorption figures are achisvab e. •,
-' • - e The third phase of commercial development is based on.
the construction of Livingston Road and , totals �''•,, approximately 170,000 square feet. By the time -this y ":
space hits the local market, it will seem like;a "drop u,
in the bUCket" compared to what the post 2000; market ` t
- will absorb annually.
Y Y
r� Y
I t
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7
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i9 eyv r t .5 ?'�;•Sly 1�$ F
M
x': > }mss r i-0'. ,,
+ f
,1 , PAGE 27 SS •i,
s Y, •a
I V
6 9
',I• rr .;i!'''''''•,'•r ', ' j24.1 '--'" '4
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i
` .Tuns 6, 1990 %'
} *
ff. 7-4,,..'
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i.S Vitro x • t* Nye ".,r,.�a7 1
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S O �i Y a p ,f. S ( ,,
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,ri':, A r t { , ' f"T{ A r t _ a yy'4 i g y H t g
r 4
EXHIBIT R-1
- '.,..;cf.k.,".:.:-.::.."' ' s . SHOPPING CENTER soRVS! .
k (Neighborhood and Community Centers) r
b �m �9;•
., � Shopp Center ,4.190,000 ..vacancy ..Q ,. *< ' �
; 7 r;:li.S.' 41 I Mooringline Dr. Comeunity Center r
.x11 chor - Sayre and stars' department stores, ►13k ` ;
# grocery �'{
�;. :.� , i they, Te�aants' - fabric .. store, liquors.` children .a
"i. Clothing,` video, " Merifirst Pederal, re*ta* i nt`, 'Y ,g
bakery, . photo developer, realtor, ice end shop, s,
Naigreee•o. drug, dry cleaner, 2 cards and ;'gifts,-
F
beauty , salon, barber, pizzeria, poitai service, _
`�roaen•s:= clothing,` health foods, records, Dior"ist, , :
< , jewelers
'''' r dstp�nrceis -` Ott Batik, Mobil Mart ' � � ':
v < � 7 ,,
, itaa -� meter is old and is showing .;its aN, ` r
} "facades . could use updating, additional 1� ,
y
fl`,should be considered 4 '
r ?Pt � s,° w�rro
' Access - 'Via B.S.41 grid Mooringline Dr
.~
�' Y Location location directly across 41 frees ` the
i4 k ,. r:. .r< it .f
"'° y: Coastland Centers the county's only regional center,
K + is a definite bonus for this center � ;;
r ., rJw,
d
' # FTJ} fryh ba
~ k Shore Plaza .. 226,130 sq.tt. vacancy •0 a, ,r''
.i.. U.S. 41 t Old Trail Dr. ..Community Center
�� Anchor - X-Dart *and J. Byron s depart ent store, R,. ' y
Plorida choice grocery ` `�
,a , r Tenants • pissaria, women's clothing, t ,: -,
<, �, ' 2 bookstores, Eckord drugs, World'gazes_ r, : l x�„, � 4
A . '` tennis shop, kitchen shop. Citizen's t►adirii i , � �
x, jeweler, card shop, .delicatessen, ' stose�`xm1, t. ,
<'' ; florist. swimming pool'sales, HO Block tax hefEvr�Tt:,,04,4i,„,,, ,,„,,,,
x Outparceis - Perkins restaura wa
c
a� restaurant.
nightclub, McDonaid's ,.
�' :
m' r
j ; ,F, lad `'d
2yr Yrsr yr.Y'” ,�/�' • < b
Kd
ii. ih.�11.. :: id .... , ,„
i
,
June 6, 19!10g,'
t.Ai "k'' ' 4.' '
"r',yF,,�K"r � G � `��}yb�j•
2 �.f.
" v '
'F'
yr'x "fi y - , �.*i,-T @x � y0. "�
,e a � - '- (continued! '' '' .. T1-,,
RS* ondition - attractive, well maintained center
ACOaas '- via Turtle:Hatch ltd and U.S.41 ',. q. ,
�+ lit
4 <' . _ try :Y"k.
''' Lion +- tenter . is'seir�ronnded by soma bf th! moot vim'
, expensiveresidential. real estate in the Southeastern � ,'"' ' , .:.
p United States b
ip� ti" "c � F'd)
+* y t ,,
fit. ',.� - r � l'& 9F^ L
� : ,1 titan Nay .. 137,708 sq.ft. .. vacancy -lit '.
„' 0.5. 41 5 Neapolitan;Way ..Neighborhood .Center. `
` Mchor - Publix grocery x
�R f
1t�r
st .Sher Tenants .w stockbroker art gallery, f
`' ,AF accessories, realtor, restaurant, d g ��s card j " -
„�y 6 ,. ry cleaners, card ,` ,
shop, unisex hair studio, toy store, closet design ,n
g studio, gourmet foods, family shoes, postal center,
Moomeh's clothing,'` yogurt shop, formalwear woe .
appliance store, , video, 1st Nationwide Bank, beauty ' ;
R ° salon, florist, card shop, lamps and accessories,
.�ryx interior design studio, , optical shop, candy;;.store, u
'1
Domino's Pizza,-jeweler, liquors, Nalgreen's, welkin ,,*,
Clinic, 1st Union Sank
0 ` " ,Out reels' Savin
� } pa - gs of America, �
•_� ,
;I . appearance, maintenance and .
,� condition excellent a r,
' landscaping, recently expanded � .
{ �- ,
Access - via Neapolitan'Way and 0•8.41, ingress algid ,-�« ,.'
. egress 'can be difficult`during rush hours ' r ,, r
' K.
" Ax' 4ocation - excellent t syt '? F u
. .-e
' i" 4d'raud Central Station .. 1SS,6SS sq.ft. .. vacancy -iSS ;`
10th St ! Goodiette Rd. -..$eighborbood Center .,
aka. 9 _
Anchor - Winn Dixie x, '`
.' ''Other Tenants - Eckerd drug store, Cnrtie ..$S r ,,; ,,
r
. pissasia, uniform shop, film development, .clot , - ,4 ,•1 `.,
women's wear, 3 restaurants, silk florist, window
i', coverings, paint & wallpaper, dentist, gift shop, =;h
ii. cablevision, jeweler, formaiwear rental, beset , f _ * :, ,
salon Fortune Federal Savings
yr :
. " PAGE 29
. '7,-,K,,,,:? ,. ! -,. f �y�c . ...
S! ',4,. jiiiiiptIfio.tst"fre 114" t :14'.:''''..
y
r ;
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. ",t ' Ju 6, 1990
l
rF N J ,i„ 9 k kN a { /
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' k-li - (conti uedf " °c 'zhh,
44;:f',.`1;';'-'''''-', �
'-'"i74'..;':-;:;s:';) edition' older. center but well-kept, parking lot i` ,j'
la t is Canfusi , l � �
+�� aiiss - ingress i egress are good from coodiette Road. � ,A,
E
Mice + located at the intersection or two • *& or r `
..'arterials, surrounding area is highly urbanised, � v
cultural center is adjacent �v
,i,-;;,4,,..,,..,.;.,; - " •Ridgeport Plaza .. 94,624 sq.ft. .. vacancy - 15•
Pine Ridge Road e Airport Rd. ..Neighborhood Center _''
i:::;.:7.1.
,r
fi
'_- P chor — Winn Dixie
1! • "+ r ,TeY its - ?ortune "Ravings, Rite Aid drug 'ois !; �' ,
ti x real estate, insurance,- dry cleaner, florist,
-z -, ,. t.staurant, toys, art ahoy, pet shop, yogi�il't `shop, e.hardware "store
tpsrceis - McDonaid's, Barnett Sank, Mobil Mart ' '�, r" �� �'
k xt.�
4,, ,,,, Condition nice physical appearance, well kept �
mot . ,. .,;,',,..e.4..,,,
.'
".' . Access - good via pine Ridge and Airport Roads
'l'il.!''''.".!'.--?4!*7''';ti:f:'''' ' °'. Location - vicinity directly adjacent to the center ' is r
industrial and agricultural inc nature but several ,.
: single and multi-family communities lie within the ,�,,;•
trade area
R
, lea
,
;`, Maples Town Center 167,000 sq.ft. .. vacancy -6% ; `
r 4y
p.8. 41 0 Palm Dr. ..Community Center
a Yr�y¥.
r: Anchor K-Mart, Florida Choice grocery, hnida+a ;
' fit.,' catalog store
if Other Tenants - floor and window• coverings, ``O�i ,
! 1 office, children's clothing, beauty salon, b , ,
„pet store, optometrist, video, dental clinic g i
- " x'',.°..",--,'-i',,',71',"attparcele - gardee's fast, foods, Paper Ater ,` '#, -
convenience store, dry cleaner, coin laundry,}�� ; >
{ �+�,,, restaurant , '.
,tea ' ;,f w
r!!,fy_�.
Y re wi.
r># PAGE 30 :A7'f
�
�' •/�' F ti
?1�''• 3 .....4..:„ ,..;,1,,,..,,y,,'
1
June 6, 1990
k
e�! 1YY
tttl - (continued)y $f ro
:'Condition -.'appearance'is good but the center is not as ,
,� ° shell maintained:as it could be � �
.r 5 fi `�
--'� ''mac - accese is via 0-8. and palm Dr
:i.,7- , LOCation - center is separated from Town Center South. , .,:
by an access road, the two centers are actually, oni, `-
y tie trade area comprises much of the Naples urban a y ,..
, ' = . area and a great deal of residential housing lies in :
' ".' the immediate vicinity of the site '
4 .Naples Town Center South .. 105,000 sq.ft. .. vacancy -1St '
,'" 0.8. 41 A. of Town Center ..Neighborhood Center ^,.
'c:= Anchor - Beall's department store
*'rs. Other Tenants - record store, armed forces recruiting, ', ,,
'` },r.`, 3 restaurants, pizzeria, party supply store, 6-plex ,
1: t- ', - cinema,,,ice cream parlor, travel agent, health foods, ,.- .
World Bazaar, baby clothing, art gallery, imported ", ter
gifts, unisex hair cutters, insurance agent, liquors 4,
' Outparcelp •Nag's`testaurant, Ponderosa,
'' i'
` . R Condition • see Naples Town Center ' �
Access - see Naples Town Center ,,,,. N
�°� ` _=Location see Naples Town Center -, ° ,
.‘:..."ib..,.,.;,.':!.1:-4,:.,,,,4::.;,•.:::,....:- ..,. , . . , , . . . ..
u
,.,,, . ,,,..,:2,..,....4,4,:,,,,.,
, lily South .. 75,574 sq.ft. .. vacancy -5s
U.S. 41 E Rattlesnake Hammock Rd. ..neighborhood Center `. ,
p !-
: Anchor - Winn Dixie
° �' Other Tenants - Eckerd drug store, optical store
-1 liquor, cards i-gifts, beauty sal on, restaurant ';
' '- `- Outparcels Banc Florida, women's clothing ; .x
P .: .r Condition - poor appearance, not well maintained <�
Ijt f } ..
Gr
w L
PAGE 31 ,r
•
,
'1s '' '- ` June 6, ./990:.--.t-6
S py z 'P 4
��
" r '...::'::''s::::', 1',":,''',"-* ..
c ,x 'x` .,,
9 a�x k srn �� �<� :. , , z
7 F. y
teantianed) r
, ..4.e". '":"::,,,', ...�`''7loesas - tl.S:` 41 and Rattlesnake Bammock provide r.► .. s q; R.,j v
access to"the site.. ,,
4i :Location - - the center is rundown considering the w_:
appearance of Lei �'
, � ettractiv a y and the other new
"residential development within the trade area
Sw
3; - ats Plaza .. 196,439 sq.ft• ....vacancy -Sf
mitt a ;41 * asyshore Dr. •.Neighborhood Gnt+lr 3 , ,
r .�; .y for - Publix `„
. A 4 ` - tenants Radio Shack, Rite Aid drug stb� 'fir.;drt ...,;*
P " '` oiuner, coin laundry, shoe store. beauty sales►.°'`si , ,'"f
florist, office supply store, fabric store, s MIREea',
. hardware, restaurant, card shop, barber shop, liquor •
,. stare, five and ten cent store ..,;
� � Condition - older center with rum-down appearance,•
' Ontparcels - Mobil Mart and McDonald's
max .:
'i` Access - reasonably good access is spoiled by the '
traffic conditions surrounding the center (Bayshore :
- ; - Dr/D.S. 41 intersection) '`
x Location located in amore blighted area - of Rash '",;,
,` Espies, although there are upscale residential ,°,
comaannities within the trade area :"{ ° y
4,'''''''.;"4;--;•!:;--:'.....-..-7-, a r t ASR S
• .' .. 's Lake are .. 85,425 s ft. .. vacancy -2.St . ' .
Davis Blvd ! King's Lake ..Neighborhood Center a..,'
'Anchor - Publixd +
• -- 3. ...,:stl--... .4,-....,--xv.....„o",.,
s
.: other tenants - Malgseen's drug store, dE :c ' R
Y postal service center; insurance ages �:� l ;x
• �', developer, chiropractor, travel agent. boo)CSti< ,
K '� shoes, video, furniture, yogurt,
pizza, healtl►''foOd$r {
1` � •
delicatessen, beauty shop, podiatrist, ,: jeweler, � , ..•"";�, •Gutparcels - Harnett Bank t �
•c n ,
j PAGE 32•"a # � "tF
r d.t s •
.Ot 1 ; �� 4•
1
" .,
S
June 6, 19910:4.4.,,,,,,'
_` , yy )(
w",� �,} �t Y 3 'ye S 7 '
'pa 'S'2 x1: i - . h ate yc", '
r .x * 4ex r on ,�� ky e"y3x:, ('° ty y i
y ; ,r "m{ s e, ',d M ,� ,J.;.,4,.-:
p '< Ck d p Y, f K S " . ii
C: ,�py' spy a ,�,,,' &j * .
Z ',
4 _ A X17! 0 'Y
1G u,-«R
tt 1 i (contin11ed1
f i,�" a"^';� r.a ��r� ,gyp' F +5"+ q. i ,u'�, r1�'', ,#,r ., :re'�R
",' " itiO�k '"f a rrpt{a rrande•and wail'. .S. r ig
,', .. ; . kttr�i 1yi '1"thtq adds t_o the overalt k , 4
�` , Y''- ee does the architl►ctnre .
9.' ',,!1-:-.'!:i ° %` F e1 y .
rt.
mss .- access somewhat restricted and available o1l1y � -
�; ` frrorr Davis Blvd �G ,
'dF�Fp '''-''''''''''7'' _. t'y
tbc*tion located in the midst of the fastest. t
�> r"� iresideetial' area'in the county. housing rates. '• s
a�
°` y 'Mid-level to upscale within the trade area f` "
# '"'� Barbara 'Square .. 50,000 sq.ft. vacancy -8i T
°' "" k.$rota Barbara 0 Golden Gate Blvd. ..Neighborhood Cents. ra,`'
# t i k
----, Anchor - Scotty's hoes isprovement store,
' hOther tenants - realtor, auto parts, water beds, donut
r :',shop, shoes, video, restaurant. bakery, wterifllry ;
r , clinic, dentist, photo store,. Subway fast foods,
r .n; barber, hobby storey baptist church, ,coin.law�ry, Y r •. .
' ; F tire store f
is -"for lease `4 i
r s. yc
' Yj a� � r dition - appearance' is 'mediocre, upkeep {iS ,.poor, 'd'•,i`- t .
�M
Q { �M
h 4.' , a iat,..Kis small• string for less attrtaCti n"'r
4* M
�,-�,�,, 4� r appearance � ,� ,}} , �
° rb era +"access is difficult but available via l+ - ' �
f:te' Gate Parkway and Santa Barbara Blvd r,ti
' '' Location - the location is good for a convenience >,�:*• � ,,'•
x
center .
y
a h a
: '
„, , 1i0111sn:Gate Plaza'.. 41l r 6S1 sq. ft. .. vacancy -0 `. r r ,T"" ,
r'''''''41';''''' ';''''':-.' ;sa;951 0 Golden Gate Pkwy. ..Neighborhood Cente�t X;
,� � Lam+
Anchor - Florida Choice � . ,7 "»x `,
Other tenants coin laundry, liquor, phsriaey�r ��f
Y >n -and gifts, restaurant, Dairy Queen, First 4a $
"" Savings 4 } ' s ;j a )
°' Obtparcels - convenience store, dentist, chiropr �, ' a ,r
j
r, . PA P y Y .-
t• _>* �� r }s v d, ��. • �*4A t
•° . ,y ',
1
June 6, 1990
i k
.
s
e y:
41;['1,4''' ..- . . , ::.t,',
, . ;lit' t
py
'-;t:-,-.%;*:‘,,,., t s 4t
} r
8Y' A-1 - (continued)
',,,,I,44,,%. Condition reasonably good overall appearance, �M'
~"` landscaping needs work, is reasonably well maintained ,'
.F ` Access - access via Golden Gate Pkwy and Isle of Capri.
ter:
Rd ¢f''r
y:: Location - Golden Gate location is excellent and -,,;
'- the center captures expenditures from an area greater ''
&..i; " than it should due to the lack of competition ,,,,,,,:,;1:,„
r„
, f 7t: .
r. E';ti,
t :'.1:1*' Golden Gate Center .. 103,257 sq. ft. •.. vacancy •25% }
Golden Gate e Coronado Pkwy. ..Neighborhood Center
Anchor Winn Dixie
i
,' Other tenants - Rite Aid pharmacy `
Condition - under construction for three years,- will ; '
4 ".f
� open 1989, already 75% leased
1”- Access - access is via Golden Gate Parkway and Coronado
;. ,�
� . . Pkwy ,�.
'-.< Location -, central Golden Gate location is good , {f
r.;
'r
" Courthouse Shaddows .. 105,000 sq. ft. .. vacancy -2.7t 1 fie;;
; : Airport Rd. a U.S.41 S. .. Community Center a.
'. Anchor - Wal-Mart
``?'
,;: Other tenants - two restaurants, bookshop, beauty z,.
via '- supply, golf shop, unisex hair, shoe store, dentist, `-
- home accessories, dry cleaner, Crossland Savings ,;a
Access access can be difficult since it is only via
U.S. 41 S. and the nearby intersection at U.S. 41 and `"
' Airport Road is frequently congested ,-
� i �. Location - east Naples location is in an area of mixed ,
' _:. development and older residences ''
F4
PAGE 34 r 7 )„
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"` PI BE 1 Y1 110 0!1'AIL AS 11D 106 1111 O!;_.
�� (*.s. AC10{8 Alll! LO�:ATX011) 105 =mum L , ,
.o: ;. -° To atteapt to eatiaats the Dnd acreage of kt
io acts. mitigation location and acreage based ,
f onncettual master dawl►ol s atA plan, and ' ,.,
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that arc ;. .. ,,,,.., k •
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-;�<� il impacted will consist costly' of.< i � , .
i will, be (at tise of " developiia '),"`_,. ;.
will, inat ly. of exotic vegetation , t -
! delitreation oft i severity of h thy Q
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(� w�ified each phase of the proj�rct,,if'6 �. r
' the a cute agency with jnrisdict il. ,"
Available aitigation could include-a coati
client, of the following; the 24+/• .' :�, , '+
't� . Blends `Ibich will be cleared of exotil
exotic. reaovai within portions of the . .v.,..?:,,,-,-,,,T,..'"
act* wetland on the
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.approwiaatoly 50,000 linear faint o V
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G ' r ;'-b. jrfl�•i . __ . JItiiR. MY,.., A iriumnimmi..; .,' The ' applicant . bas been ,,
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'" aesignprosrntrtli ter Dig'.and
' Board public aseting on January 6, 1989r �" „
____ plena I t ___
*h. ,` , had disco�sions witb Distarict '•
iicant has
>`� since the sufficiency 1 M'
calculations and details F
`r anticipated adjacent oft-site flaw will
the Conceptual storavater >Kana e i cb
apppplication, in accordance aitb d i .
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' � r creationl. facilities The City . '''
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` slid a�l�acyn of the sus, schedule of '' ..'„3. , u
1 ,. ,, addressed i the C rehensiv a Pla11 5 ' ' " k :, •
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-' la6ero —.—s arie, addressed• in tiee w}
for the County. fete Osva1opsr �eball.
.� avatar menages•nt .in accordance Witb i
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�`x ' The City-°viii •provide services to the M1
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::7," The, rovisv of the design and ispacts of County cue
t . revi�rtation iaspproveaents or related °ooh
standards and public i rove>.ents by the City " ,`
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" � 'life y� /yam
Cie1'.I�R OOfwo, G1E01f1H 1�ti1N AID - 1. ..,""
' POLICY .on r SUMRCIBNCY;:SHoUW NOT D8 TO LIMLT :, „
'14. IHPam(hTIOlf R IRED TO 1 A .-,•-.., , 1 �; 1 1
THAT IS CONSISTENT WITH A >'OTEAL
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REVIEM ? LIME AYPO D 8! THE ma/Am S`; :
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SEPARATE t NONETHELESS R8LATBp 0l11�Li61 •.
OF REGIONAL IMPACT VERSOS LOCAL IMPACT GIVE US.0 ��$
8E 'CONCERNED THAT APPROVAL OP THE CR1/ADA Wi�fO{I!
4` Mt 'CONTION OY THE LOCJIL INPACtS IS '
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EXPZCF THE PBTZTIONER TO PROVIDE
'` Enact 8IIE 2 UISIQ08 TO OUR EVAlUATIOIt Oli':'> I ` .-'~'`'
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s andj.ct. t: nall�si/i� }y C
t s lb tb. AM are Y/. MFrro,-ci'- .'6.r'qf r t dta�sinsll afitltotant'' .�lo �i�� .,
r f _ ' Q, Y r*Ay '. k ',•` at,� r. t tatltiplisr of.:'1411P3*vidin a� ..,rw,`` ; -r
Vet
the fez dswl dirriAitiq ;•f '' '' 'p� into #fie' total Ot ,.
rva . ai servioas. (as 'opposed -'*
A�: .t ) Hpob a , public V s 1+ �
t} �: scvi , bm1af1 services .,cultural/ t 2 "r
kr t c_
'x i
�� � RNA is �i Activity Clq �.,
r x i nd ',try ElSSS �t
�� Y,�� � �:� Coiiist ��
t, Amiga' i rating ,< -
1uy00tl 'r itil�q ' litit, itrf q
prop tots ,
g El nt'I iysis:ai the Growth ,'b15t, ;
� ,�� ;: y-, tat utilissd s,o0o Awiiir�q nriits to �"1,,H,--,.,,r-,,
to tbs Activity Canter .>,''..0,,,,,,,,:,.. •
lit is „,,,,,,„,.,..:,,,,,..i.
f 1,,r0 .Y ,
� . � writs' ' ..�rpproatiteat�ely sot'.. •Mbar,...-” '`!P. 4
,f raisi rbiclb is far below' ,
t, ' ,. r tit. the County in ,analyzing atld ' . 4 '
,�" n ;.plan. Moro 'true ",; ,. �
y s
w. YJ t �f., r e•
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''' ,e�t.4a '' fir; `I wh '",'''r'011 .41,,.?.,',': Ns '-
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z � June 6, 1 �<
ssY# is rr�'y ti .i r : } J �4 a.
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i t -4'1,,,,g,;-,,i..7,11:;; r♦ 7, s ; 4r1:. �r
`
,+,',
?he applicant net with Florida Game and Frisk `Ihtef
Calrission staff on t 31, 1989. Suttici dnoy ` �
- ;, ° -i rut outlined/nod " in ,their letter dated August , i1 ..19$/ p ▪▪`
,� . , , "die read, and-a sits tour followed. The
g�yy n Vit this'; Tidnida Cuts and
y �ya f r 'f ou tia inforaation' tai F
!!A S J
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4'-'
=s6 or c r�S Mom? WAS PMS U. ,.
fi x; See 811FRi�C`Surticl.ncy response ;�
y$i 16.1. �`:� ;
;1i. mow= AID IIILDUPE
"" 15.E PER ?AE y1PPLIC71Nt S SORTER OP :, .
Y - Ng00 :E11 GVITT TREE 11ND 110Q1►L'Ja? B i
'" 11iC'1'I1/I'!9 OW-SITE IS �`
r
LOC 1OII) II 11? ZIEIIST ,60,,,s0001,.. ,f �k
�. au�irravr.?1ar. »i :
ME OC'J1T1D 4 JUl11 NORTH .AL L'OF TEE 16110RECTArreirii5t)AID PD'E1B' :.YM l!llDXIhi'M '10 THE +-<a-- ..
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DESPITE DIRIBUDEUNT AID =WIG
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4•'
. w a c the Plorida. and `r . �' � i-,-a
� s sr lefts Ot .August 11, 198l9,�,
,d k4 "y . ' •4b kj u,1 ! ` bra supported ';tide f
V _ ' !rite visits
" ''tya 1 .' :ter
r,
ob i tb. tree with am cavity i!1 it`so:da
-, initiating
r, l ted.,,, bs11vatibtlg i11 be for � x 7..„4:-:,
early daylight hours tow half hour bell '•V.V 0990 ,. The Pat.PMPC staff viii be� : ' r r
/ W�P i�r
s + t. m F,
7 ,�
' If s` . y r is. ,,s� l ,
� �p �
7:: . F'`df' '£ ,ii dbt;• f.; a It. t ' y '
�'b the cavity In t e I t .{ a
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1 1.
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111 TNAT nu caf SIIBSIB! ann. ' t` s ,, 4
V, IIS'!S ' O! TIRE, `OR 'Ta . /�
b ti,�
ximmas s�� MIs'N TNB a OF;:;.l "'� t
AND TWIN IM ' BY nESIO�CMlIAL --,---7727:-•
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M E l F
y.'�'"'">Fd�,t ..w< "'Vi vsYMYy�� .wy wl/ J f5 ,
r b r �r�4 ,,
Y X 4 ''the applicant t has done an inforaai survey y o f `F
{A#1 WYi-e area. .daisped
n 4 been in the � i� ,
ills Ot all six' .- nativt'. Lion as wages.part o ' "`
y . ,, nativoor and with �»r, P=l
r the low density datiiil, �
The golf a trse• couimnity located east d#
r t-of-way `the area where the .font aq 1 '�
�3Y#� . 4i, ' :SY � the,"a� M, ^v' y
/' r, In��SI�G Off .:at-,,l_aeast 14 fox 's q�� ,."mot
,,,ti s beef otsterved in'the tom'. i
a nt.lief nests have been ob$etvad`ie1 •/X
. � the golt, course corridor. Veit rF , ..: 4,„..,
:. . pine ,cocas have been' found r ,�
. : Site..` The a licant f
pe anti the it
too inns.. observed a sings• :#'ei , "� ,-, '
project site adjacent to Or within'the
# ti .
ti of-stay. that e:ontains a forested bans (`' ";"; '
a fiubt
�" acs in its e:attrai ~4 5�
�,a t fit, x ,
<" agather it 1s of in the -fox -",:i.'-i.".' s r'
on the adjacent golf coarse the foss , ,
ty. 5 ,,
:t ti Xttenpts to accurately estisate precise .s a A, p
t; upland preserve .a�r,as, based tie the "
Oevelepsent plan would not : yiield `'F
xt infosaation. tie have estinatid tali a ` . 1. :9:1--;--"
of uplan4 area, that will be pirassr�r It ; •.. ' " "
r�aioval of exotics, and ea aerie. within the "'`
L this is approxisately 74 acres t '°°' "
x r:"ld '----7-'ireis loomed vita x -"-'
p eserved and � ` ��F
the ithin
corridor residential level .
_ y 1 aanag nt areas, ,project ff yg ea , t -
s. ,; ,3 and open space areas• s kx,-`'
tbti�'d�•i1 't 5 y'F's s�g.:ti'<'.P+vy
t fri S ,x „Y, .s. .My {x,.;;rr*' •L'p'f'9`. r._
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;'-7 Ewa "� t , ":. $"+.•E'„t AFf�f ,i}s i ili tt - f.
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side' of "this sane "
paresl. V
' ,• y 47 tortoises is located iA $ " .
h fashion with,an a irate 30 a t ;1,i1-1,..,:3, .,
area. the :ani_tals Are' restricted t
w s t {�
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acr , of ,athia itat V
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containing va, eaioriey• of acts'•2 f>� ,{ generally' . ' with has ys:t ass alit the 13 „
4k `' f lacks a-tree canopy, has soils capable ot`
r a tortoise,: and s not yet severely * r a �Sra,
M r vines and exotics• �.
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i rir�ei� ��,,�y ditch .bessn and•
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f,� t 1e. 4* he /350 tweet vide, 'will .ba ,
a ri a mow ti , M�
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y, asrt�b';b ,� '11,11 � of r f ”
Y ,' k,� o! a fence to +h �r , .�
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Fns! �/ j�R...m.'''.8 130,12 WITH LSSTID 8/414X13931, , ,J 20 171%10111 R� T�OL'i; T? I lZr . ,,
rte ' �� Phil.
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June 6, 19.04,0'
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h t4 y'L. A EXHIBIT "?" •01`,.40 }
:a �i /Ira ...t.erc �. • � t.
.L iF !yf- • .ys.f=
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1 sJ.,„
• '� COLLIER COUNTY, .,,`
=ti AOEOVATE PUBLIC FACILITIES C��I*NC E ' �a , .
.,..;f'_- �NQ.$0... L r z ''xf ,i f w �1
;$,:
Ali C pWi ICETOBEIa1 MAS THE C XLIERCfOUNTYA l f at ,�,
g PUBLIC'FACILRIES ORDINANCE. PROVIOMN FOR"-1 OR$ t ` *,
, PROVIDING FOR SHORT TITLE. AUTHORITY AND APFLIE�t$*flY,j.: • KI
PROVIDING FOR INTENT AND PURPOSE;PROVIDING ,.:
PROVIDING FOR RULE$OF CONS�CDON: PROVM NG ORAL a
w. ANT THAT AOE�IUATE PUBLIC FAC IES Be Ali
FOR :PROVIDING MANAGEI*rIr AND RIO a {,,-;
t PROGRAM.ANNtA1L RNENTORY AND UPDATE RE.MORT AMA._._ ;t
, i UPDATE OR AME MOMENT. ANNUAL BUDGET: PROVIDING T LIE
..,1,'...,�'�; REGULATORY PROGRAM TO ENSURE ADEQUATE PUBLIC FACILITIES t' ,
<"t�, ARE 'AVAILABLE: PROVIDING FOR OBF.:+A-"CON$TRUCFRK ,
1" SEVERABIUTY.AND PENALTIES:PROVIDING FOR EFFECTIVE DATE. °ten,
BE 11 ORDAINED BY THE BOARD OF COUNTY CON.tE►MSSIONERS OF COLLIER ••r r_
‘■! FLORIDA.
ri
- SEC.I,
'1.,..'',74t;.'''-','''' a.y,..�M !
,' „t to Sae.16316t.S.gp..Pa.Sti. m.AOifl a 'l
Pla and Lard� AC O ,'lltit �
r
PnP� adopt C Plan:and ? t t
1.E As pact of that Commehensive Plan.tte Carat'is ruNklki to papaw slid lldopt a
'`�: d PO inhids emirs
and ltast a eve i0 period and b daiE'.iU h! t need kir MS totiadon
1.3 the CIE Is rmq*ed tom " `� `
,x ;.; 1.3.1 ettabOsh s Nwl of sanka to damming mini Ma d III. C F
k€,, ,l r t�'- ` 134 based t036 Ihd esti hod IeeM el at� ':.
s p,a . and noels �� r .,
,.1,,''.,":'1-�. .� COrI'aL�!atdldllB pajeC110 a �{ ��
1.3.3 based on Public
Packs to t � ;Facelis and end reotitic tonne sources fund he PtRee PIc es:
r 1.4 The Coniprdwnsi s Flan with the OE Is desip,ed to ensure tat adrquata Pubic,
'' avasable concurrent adds the Impact al development and �.
'a ,,°:',-,• te &idopmew mohWtons that Implement M Plat t mandates- tat C, . , Cateelly :*a
d +
¢ Yea C 'Y'
,§ ` x 1.11 Set»tl�a1IT O)p$.Fla.Sul,prort_etra�tPeaoe t ttr c
dewlopnent must be Spree cancan's an's mat tut wows et such dlwllopiUl( , $
y'''',*A' .M1 17 Sic 1 W(E) FIs.Star.also . .-"
estateshed by the Slats and= rub tw Oat balita CO: f .'
agenc�ys n1e for stbn�leaior►0110611„
`'` QowrMheresha/ADtIona oroeratpumlishleheasrailsha t }
' lottlheaM eedPuOltFaul7labNowtheNwldpniee
._ prtlrldedhtlheCompt ,
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g� � ��� . y1�. : k, ... .. }� ij,ii�,i7 wt a^ yf z:•�a°; k ,',. ' m an the planning d. x' I�M�1• p ;
tll!LOS br d ol0wait'Alaltf�ltllM t ne ,lykirpoC0aa0 ,,,,,,,,,?.h.,
x d bheitltth�s ith0 putt aq�ipnlant Illy to ttheat4�tar HMh Pieittl�L� 1{�
slag
�ISr"A�`+/�'Ay .. .,r•,�..,� y,If.�,,�,,�,x-rmil 1 N'� fwu_7//yyM��. r/IM.7M�M�i.iflffy�/a�ln��..y f, a t� 1 dole.. '� -Y`�a�is mad "a4ssi ttthtf d dtte Plan; CdWrCotsfty WfiwYf'������ .,,r -.;;!4 .
s':'''...•=,;•1�fi�j. x'- Y� ".0ndee 4r'r( * �Jt7 rx£
.. t£,s' :: nem the Canmtttpet,uh0ilhtastaw ka; J...° ..
�` ``' a 0d1�A1 tarlf!►41CUaf fify W t!l1:111!LCS IOt P Wf t� a
s LY'„ �+
,� e.T omelet Sanctity serrtr Faaa l„a,l�°.°alhnkq a. turf
for,or C011fttu mel d an t ity sewer taaeia ne•_essarj tc Mess tra tAS��Q P 7 ;
' ' 4.a Casltsl lteHd Visit.Fae0tti swan tNi
> of 0�' 'r t�INS neldri ata,
` or wnsuuCdolt d road oases echo's eazessary to nw4s z`.a ACS for Sotld Vllasta faCRdiO. `, z
`: 9 CdnwrNrli:lw oleq mhea.�s s pan that meths tte reGiranheda ai fI F.
, , t6 t7A Re.that.one s1Y0 swan the Cte er Carney Grtmh Idltts6144$4
y ww
ar 3< `, . 4.10 IjMttetent Rent Raew+.n means the ttMOia¢
4--;... r s tr 4.100.1 A may Cr Stats toad setlnent oaths tM bt�Cr Road '
,, r _ r p 1'Jr§w c
�� " #:10.1.1 tnsll madOptM1AS'Ci'6atdcteata�n.�,d.,tacyhoirf 1 }
cr s w i. WS•C•pmt aaasoq,peak how lase-en ae Amhgl tl;.�ta aK.....rstail Ri ll ti ',t
{w ;r; G , 4.10.1.2 hasansacrdLAB'fr'Suitclssan. ult..$h$ffii ,, r
' WS'0"pate seam past hour.for rn0 a)yeas or own test:an ass AUIi�d. °«, "sr,„
/�� 4.10.1.3 t ss s�n�adwt l�t�A�nB'�iy Zsak stasoR peek hour.Vat b "
f.Yt .� as item,if peak t 6,14.bbad maw 4t0R:M 1 91 iv;t� J h
JP * 4.10.1.4 has an '' '
� y � � sCaptad LOS'E';eac seasatt,�d hoar.ghet b
{ then LOSE`peat s $$0n,-Malt hour,triad on the AtaR.
,4x10. .:PttOr t00etOber t f ltni in detur..irlltp
""` a State r d s iegna nt torthe pr"Cets otE btwases t<tsi e+ aadata ,
r a S consider: •
��f�i.t� � f•,..,4y.,100.,2.1 any cacti(Reed knOva�eH WC OoAWtl0J011 bt M 4qtL 33
y; ccnommen dieing the rerewr pellodi t« r.d w�9,n .�'iv.,.
#.10.6.2 any Capita Rod tnhpnO�nmMnt that b the ,!o
.;„,-;‘'',-4=-',---r,., ' comma.olds- pro em,tar the a�ar*wetness'detlq tte Mt �
'4''"'"i”"'? *'' 4.10,-2 any Caplet-toed 1Rrprcvumlitft that b hi thedel� �, $ ;•"
p
k.'�i h' Garay adopnd budges and * 1
4.10.2.4 ae 4:414:44210n d ae nt�dred CapLl tit tad '
;; ae Sta:rrs Rite a Yeutrowt PrtsQram a the County:arrant owe p1 yaar Ca�pl�
4 ' adopted a ite d the Grown resiPM tent Plea prier to CetOtar t,tt4i.'
L
Y{.'
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•4,.''x t
au y �xe
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b ;w a ky 1 X u r l �d "�� / ,)p' X
.a� June 6, 1990 ,
Axy
' r t OF '' "�' �K § a ',P
t. `.' wp i L4 j}' Jf «y s .0 4'- ,;f {es "� M 4
,.�vf sf;, y r.', is 'Str�� ".
- �<
�� _ y fur 1'3-1'i. w k-6"..-..,,X,'t( 'py yC � :
a _, 1./0�iaCare 1.6...........a....•100.• are k,. n illi erasagrpraodr�i iirrdie a wnedwr tea �,
;; ;: 1.10.3.1 pod War, ..z r`*, , .
3 :, any Gptat Improvermurt s
,-.-=,,,„.,
, oonwucUon diabig I ' rivbw pu'ioM " � ,.„± r
1.10.�.Z Caplgt Road impronrantterst Mat b a of a b
trtr1;�1" oonafet : ' portda�for-- t odau+ean�+t d oonsuuedoe q tlM/a lw ?
N"" 1 rk t - � U l
4.10.3.3 oily capital Road Utnp.0 amen U it Is bin N(ld of ,
County adopted budget: ` u z
.�0. .011NCOftWtletl0Ud01f .I�dCaCN>il .4.-j•IMStMt:FNe Yp• voRkPro _010rpNC--Ad t., �t(S) ,..
+ ,� adopMd as pan d ate tirome irono rnsnt PIanC and r , .� �
y�y� d id.1.4.i"'the Saint d 1t ,< ,,
y , -, �... a• 't` the Me/ ran�1e ho rs .r4 nowt!�IQ� ..
lam! Ot h0111 [tl�Alte t011[�.� �.��. °� ;..•` -- x. 410.3.4.2 TheMwidaMcaaO$)a {'` >•' , U w�not•st any dma,anti below hour.peak salon ark ; >M m,
`'�a 4.10.3.4.3 Theteveldsanta�O3lenor odiN �,,
,�:-4 wll not o at nook liar.Pak +N l+�'E'bra Plan fe gold°n ,
4::&::`•;•''� � �` lf%'E`la"LOS ewbMdbd b ar.Growth Wnagt►murt PIfA!cr a paruagh� ��t�_,�r
° ,tom •S1yan Oeoan niv)that any road srgn C to a .. , S
,� Iannagemurt Omar shin tand0rtafoe a&Wid ago*analysis u Ma r01w!
r ,. :', ions verYy tl+at R is a desdant read srq r
road warm. opudwwa
> . •' +,.;: nz ,i••5 , - M* '`,�F.*.try * ,,
" 4.11 maarte any person. MCuei ng a c vsrimsnrai agettcj. Wes"
dlnlapmss*as 'this... Ordinafna. ',, ;
" ` 1.12 tliwtanietn aa►aira g}has the mern'r ,irted k f .
p ' 4.13 has Me meardnq givenl k b Sec.ad o+.fie.$1d. t+°"
r4 i•F 4.14 means any ordN .illittorl.Or adorn
g g via=noon an 1ppaeation for any and bag de+►dopnssux adN:by
pannk,lsrr w*y construction and devilkol fans i data t. erm pemet.Sue �a„ ,, .,`{.
• perm.pvndan0 pure+ oeeup�utonnal en uae.boat doek puma, revalC pu le +, ,
perenft:blassirng panvt.eoeaysdon pamnit.ro+arrueyors sppaat icr
r , "., saucer.grading.Oaf.approved development d r a hrpac mil. 'J ,,,�..
cumin plan amendmlm.Oood variance.isice coastal eonstrucdor Card Mere loan-P a sb dPUO arrnandnwnt.ee wr WW ,
H�K
z1 "e�., wnen oiticW aWen o Carver County having Me eats of permiaY+�deYalO h ili•
y t 4.15 F net�aYdOnm.nt Ord [means a Qn�IocaI da cpmeht Order cra 114
ill order. / fw q�
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r fr " uP a r o,T R i s
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K S ash +��" �- 6 #� ,.
• �wrRf3. fd,; 34 y fY ! i jh'� # S } , y.4 i[+ � ,...
', ,.: y¢: Nig,00 Aa,, `$..11131e.' 11iIEOtd$pufiva ' ;•„ K$ • t time! f iiiii t �
$ /W 4.17 means say w$dr ttt�xptred 7-77 tn� ..
, r : y, 4 -1�1 to rte , y , .x�P }
,x..{ ,�. � �. x yF aX '/9�t�} �`r'4Si r `.. rt ; .,� s � a
yYw # l ' ryta•” C Oft,P.g "m " r tv �� r i r,� A t s;
V. ,� 4.1$ '' r tbi tinpw111 a ti.
<i-'` r� is-P a^z !°t yd r ,g tp S<�� t
,s r s y `�-a z i ��y SOY w InsuNlks*101 �N,, �,,
d by :Y i k •as meow(turn fin*b , `� r t !/.
. -� 1 r' . _ , .
r
rt t
�„ �`r e, f See.t62.11Q1�,�.j,tom;,. , bt the rl;t/slittn d� trlaktdas�' a ri t��
., tr, �`_�` `,—q!.ladIdlq�ors reA1Mbns.weir/ouar, +e::! $!I v
" G /.21 Lsaal al Dar*i runs an wester d the 1°140(w— `ti s
� •i°sY„ r or b Oe a E based on and'rMIN Ie ":‘!:',,,,4,..."'..,:.
y..ptttpolsd � pr0�lded� ,.�.
a • -___ i' a to Il0 VG#!' YINy urc*i M Ire*P1I r , r¢ `"s .
4`'�• �' � !� ,,.�,-."7 uric a d�n te�riervii:� ;;t� �� .y,t,y d' 44.22'LO C�leifa Mver`.as !wit)new or, h
':.:r -- 14,0 •. r Mores ,1y a 10011. .1 M y ]
-sx ✓ $"r£ t `yj OYYmdtlt 040 and 3)no�M�caPiy.�omen . .�(.y a >�a 4 r
�+ .n a priv�la P.4"4. t tlreu• d'+ss s(PAW?c Nt
s , tlMrMeaiae date a pis OnNnarxa and kr arose new ea:tat tin isc Iius tlrrtte!•
: s . Oil do sh.., rtl<rtOlhrpt�lie wily.the Los tithe Ws LOS OD':a ideni it1 . a
1 W w{� -0e/11 ncyey theeomplridataahCawrCaxrywrer s , , -A,r.
yifovintot
Na. or r t` 'volt/0th t cm ib 1snda s arts na*rura.xs xEat__ ong_ tl y
`C nraoa t vans Si t e Cc . Wwoad rez °,�
/v, soninatur
7at an +rldah is i iesi esd huein by ra'urce k
'` .'4'4''''''''''.4.''''''''''; :: c a r biome )„
for
. °A7 , �/I'Owls cc puts is L'x!$1221 esµsl lM UWmInt y t� 4 gums# Yep'y. f� '1 .
�' . 4.24 wr P01.11a'Watery 'glue bI1 IM pi s 00- *r . ;a
• '+.5.. Jk;,. .may , /y�
RV irir j }�; 4r �r�r 1rt�r ^+'� � .. Imo' j fi`?nf :.
x �`• � Saw `�4
.Tee'
h LO$ dNt`Me — end law* 1e 200 0401110 21% ; , a
wets system„the LOS is as knows.accept that apprrr p wads Ire 4x .
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$ , "• , � , how.batted cn!it'll ALNR.
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a xA
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:SZ' GR a ',ultra• .. i to hooking o mpl,. . t,r,,
t Otilmp.s too tollN i e 0[ n s01M I-., R(M Ib
' �..,. °1a b 1 iIA1101lttlt- asor+naMrCcv raaiarorrmp�y��r dr w: .
�� atlnttutea•
/ittMMiatl. pMlOffO the b as<ff dul�
�" '1i.6 .• .Witds iraporW+Z too.tnosc�ltr+����r shril:e=motel b indite*l�alr
r�,,,:ii:::„;.:.;...':.',.:::,,;-..,:„.:x 5.7 Q . 1�shag means month. +�� a•
ff ,,. .� -till No' ,:, '' t rid Yrehnlal wow,. Ischn cal Ctrs shy b�cCliaxuir) ... .:
FE P L
' F . ` oomon ame avvros d a Ihs m tmaca•but tata+tea1 words and phratsr ad
r, -"% haw argon d i pst t sod apprapiie mearwg N wog*.be c nsu ud and emit ogCd
4 �Mr9 9 4.d y
�P '9 /�,,used ird td
� a �� �.a` x j4:'7 �}O�Kyt.���a/�nydyo��w��a:wM�yis Mate psrsa+ono wr.�. tte d ms peal rwnbiir, !F� r�.��-`,
r V` ,y •'- ', ` !i ttt thf wpd%oar b mendatet'f.'Yila/'Is dehf rs. 'rt =g, ,
i,1 1..' -' 5.11 Tlnse, W�We n . t o .a Maf\:G*me hsan y y r 1,.....
'� ,sri-�� a>�_ S�.1Z /ys�t. the wo d 1Neek s r..ean srtir►()cslair grjs. i , �}
.!).1Z rr In WApnq ?'he tam` 0 a 1iI •Ih t bl� - a .>
y�.//�� MM.M ��y� of y�y...{ Py�y� a
4'....'''''''''' yW.i•r°" li tl 'tht won3 year'sh:a mean a ale.�Car yw tr, . a ItsW} .'
L� f�A1 9 T*uyyaC
�. SEC.1G, r ?.� a r a a ,I.,
�,.q�5 , t"t 114.* t
�,, �?�ri7�p. ?:�:i11_1�:�►��:rt� "iLf,i Ir: r7 u
'!";sri . '- ;'.s}`" k _ • ry a rt,...4 1•
° 'a to odor m rilp�NtllMk dts mtntsts d tits Cot�ia Ctnnty a0yNt1yr�YNN
t r. sr +3 potato Wile/.Saneaay tieynro Se6d WaNR oeain�e.Padt ant
av�7iblltaccom oditid,&cc lM g lcOMrc01M mmammor∎Onl U1wie'
1 _ occur on such Pul c FaWdes.the Beard d County.Ce mores rw6Y ei.
., this 0 .0)a and monsarktp program ge a+raduuti
R Vii' a"tun thef►an burg srfs .7td1►chinned br srK!tto7Eed to mtWaUt the U:414005*.
sad to•reQutuory pra n+that sevens that its Pl c Fatty la ett,bN ,
sue R) ltwiltwhenthe of
dt�► rAbltOCgltCrtF.atdaydOFfllMIl011defbiff
�, waiebstty d PubGe F ces to tlaw du drntapn:lnt Gnarreru mob whNt the -or.
n SEC.•?. MANAGEMENT Silo MONITORING PROGR/tll� .4 -,"N
" 7.1 Omit!, H order to enwre that-
sdepu�s Potabts Wsgr. N r ;
' ' Onyroge.Parr and Road Public FacEttes are atrssaele eaneurnnt w1h when the
(" occur on wd+Public
Far es.the County vttaJ estatatstt the Menlo.Itgm l w
ti r riaz
6P i5. 12 Y ",..,� ,v SY.:
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z s� * � '�� �' A t� e1 ;; ;. i+��t `,� 'T/�F1 ^ � � N �r '�,k wCk� i'�" .�,r`��iL: +44;N'f'''':4;�.
's re #1 ">k I-, t.w.;x fit
y r� ,.� a r ly .` tk a a 7 k 4r t1 1 'y a7x`i r t,
*I �S�k Lt � a� { " q'akr'a {(y� r 7r :.,,..,,,,,r,.., ,,,,,d ay;r".•x l'Ir r ...`°� b't x,t-4.,.. �. .,'s1 d "''� ';t '''< '` t ?4;'-''* 1 -
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j''f'740,°<'''''k' r•'� rR. T.'r.'� M�9f t.+miz - �` ..
? Siiw* bit r:.0.ParksmdlAWdPubtotr pY �awnr� t
�� b 'q to r' fr i ahe. term.Put>fie Faoi s.wd(�}t$"aafwta ar! a1ht aM
X11. �-
`� .' / ,br"too kt Mie+ 1►pr�Oeram t0 tUo(a)O'at ino dev$o Ha*o�dee$a*iUUSf
plot t aetlsstaoavawale,to ttidd.v& meat .
oalWrrrint wMM Vn+eh dNi � ,, �,
' w to occur.a Ib)"sine' dexlopt ml aders are is usd'' 1 me,af '
tip Po Paiitda fo save me deMdopn+tnt od citreht wdh whin Ills a■
� r
1
�,.� �, k, - �.� Annuli ft�tr'�rme Ntef+nlav ft�eeet do f�1r6Ne a`ie>Ii�:fAU� � ,�
r �a %, dwt�nUlsttt '. 'anw►sl gMlCO rnWKa inAiMlYattlp�taandinwllfot� ...,..a:,
�� -"w: /:fit; O t d�niba Nse eort�raonetaar ��
' F}1a �Lfi M K 91�i1�M���yy�y �aa �'�"llMpnp"�[ll# '�"1�-.-capkai W.'
p lNi' trl�8:itd tOrwdast oiteapad fL a 01011011.6 and pbuoited Pte Foci $ a
aptlal'tn+prowr+w'Ine for h eh CO.e IS?w� id+q yam atw!tan(IO)
a The/o yy �bs bbead on UTI.most res end`y`u{.a�:a d��atnsd�eyi�e�a�.CCayl ""1.4-u!Inn c -
h,t yZ t W k Fstd IM r the sh be i�ei on sPa?aft' ". '
BlYtflea� tdl isto Rr ypdpl/ativi proleCaOma,updatrJ PI a FaeSity Intel
"... s and a Ile o5olett data 1°
r ra �'w*
` ° d =y, phi# npt aE me/' ' god brm the_3311$for We Annuli Ut data t0 NMI c1t ,,y�; .
.NrojeetaSobi let �nuny/s'toertMrMral9odptrNMreSortoC ,
- `edtt lSnc l"(E$q�elblew of and lratelrlCs of dewbpnwnt '' ' dwwbq tltfl �
r fir1313,•-0:,:.,!!'''::. ;,...,'''`.... r ,ntaYw ',y,�1F g {;.'1'''''''.zq ° �' " w
'� # •viii tr k 11a , 11 r , d'!•
h f 8aaed M,Yw itrtdKBs aby slay I cinch `
.Y
i' ..°iodic Board of .'
t . .IA -°Public-wind en of t n,1 acdcn oplCns If9G�t7L'irlQ bit act Iirrsite"I. t�T in ; ' :fi+
: } ,Y.1...k 6 '� '.r'G a Areas co WO eft. i s)i ,...-,:-..2,...,,,,,,,,,.;:,.,„,„,,44„,,,,,-,..''..,1.;:.r. .d=( `l F
i 2. Pttbllc Paelily prolett t0 alt CIE:
t
3. Oebrris d d�oiCar tastsrnce N O I ed itt!!a
'¢ n' r y a. Lowering d vta Qarcva tf t a t.F.711.1 Artlendmsil: r F
b. Lowerion d necessary Pte Faettity ieloC the adcpNd Annitat ..
4'7F 3- ;L , Armlw C1E UpduC r,;
C. Appnbv�t a ne,or tnueased rtarlorrr sources for nead�d PutKc
J}� ,',„ byale_____01
ce d d Cc ylCare+li:.�,.�..�Y the State L,Qlirta dr iliir�
S.fir 7 - k4
,hs���t fi 7'.3 teediHlrnendatIalns oh the Annual CIE Uedate and tenure ”. '' "
" Corr+ry Ica d s~July y n qtr Yt txne f a
F
UP -•* f s ? netba a Nw1 iCotrrct/tTrntaa+ra Arrwtl Bud�twhid+wM tneWde thepiArNt Rte ` '�
``, r adopaed LaVsS a Banks StaAdanls.the Annuli t)UdEst,With b b be
a k� wE include and bndinp s{ Loved bid")Board to NMM atloptada Mmi OE ',':.
��Esfabllshment of area of stanlaeam ihauenae lash for'ROsdj. y
y ";, I f :wetly, 7ra.1`Esbbfshms it of Ares 41819 rNf�ant lesions IA1 It1+
dtmptovements Mel►wit bt induWSd M aMe roa lid II ,�• -."�w ' A nul OE tad-
GrOwiflt.Mana f dobbs MrM dsIse e Y UIsE
..:: a tl�ht iwa e1 -1'ha OtrsCIOr Oat p �.,,�
�' ' ` Bey ,f)...,..,,,,,,..-..-,-- a� tsn �1'4 aloud artydotOr cccin d t toad .
.pognhrydtillWra road ite9nlent is 1lralaeted not ao eetarid Its sdaptetl LA3w� ,
Improvement SdaiduuhaledpandmeAnrrw ldU C yTi iitU
'' f 1, °� apP°emwt raquesamB Cau�ates a Pi is Paduiy Adeq ao y wld*i the pr n*at AS
a- W " 5 .
ti '� < .z'',..'-':":)..`;,'S.4.: ','
t yw a -, w. 4 �
ei � r �t r o- T" a 1, °
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e F >+ka5 .} 9v_ ,g .6h9 #f o .'a ,°.
i w } : :ale 4r
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,5;,.;:::.„,,,.,:..7.vipilt4-4,....,c,. :,,:,,,,,-4-1;--,-,,,t. -`',0t4.k .".,'''''"..'-'''. , .",, .-, " ,,,,,,:31,,,,4 t.'" ' .. ' ',',,,,:'''.-,,," '
`-* ' ''','---",;""t.''''::VA'Agi4`1,:,,`;.4 .iiak....61.144"4t,r:.:14' W'V''Peialt*i :";i11,fii111111111111$0.4141:61.1. de. ';,..-- •
4)1444 ' *WWI Alla inigNOVIMPIO Identtled In" In an A*Goodall a&Idea tea!"..,,,,,,,;,,,t. ,., j;
''''':'4"..:' ' ' -- '' Oil be edorted ter dermapeem , ,,%,,,, ,,,..,,,. ,,,,,,,,., , ,,
.,,,ir „.„,,,,,...a.
,.,,,,,,,,,,,,,,,,,,,,„ „,„.„,.., ..„,=,,........74017141:_w_cilim.„4----------The Growth gursoment Oka:WA. Ads._ - ,
''''''''''' ' ' kil4ted Percent(ID3S)dm° ot V*woad,/deeds=mad move ergou.wit attL „.
‘.''•43:',4`,,L, ,,'`e'l;.:•.";:::'04,,I..-1-',',--.7-- ,,, , ,,, ,, ,,, -, ', ' , t. Orel twor,..7.0.47...„.;,^4,-.14'4; i;
4.1*,, ;-,', , ',-' consbuckm or.the needled „Ara d stoic"latuerce amnia lama it vim 7;....:„.
¢ ag
f.6 i �� ( t t , . .tin b
� June 6, 19so,
s fi t., - c ,a t ^- �,4 f.' p r. `',4 rt%s '4')'' ''' . ..•,..1±,,,-',,,r t t'', ,d .,3! + '.
,�x. . i„,... i},,.". vk ,�e roc .4r d _ r x
J P ..,k'#' : ' 3I�' to '11 4*.!i t i•i 4 Z0 9,t,1,i t ��t. ii q °$:tn„ aA
'�ti"'.�°`Y° 7i of F 8S ..yr r T t R S 'i K •kt,«1r +t b '�Pr'{>'^;,,:-'1,a,'f
17::;''', .Yz`? at. �,a..:,',:;.:,,:;:.-::4.-,,,{ t =p .r..,',„4:4...., F i S )-n r 'd r a
w 1 " 't+`y 7 r)` . '`k *t' ''°tr "i I. - �,"7 e' ° aB„ t'�,..,±Y'�,-,,,-1„-,
i4 `t'1'7'.$k 1,�
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as e +' °� `sry� a!
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„--1",-;,:i4;, ' ttNtdl--4,',w or ibis u.dsrdOpmot Order a Cor01 dined Orr the �, rro ,.
4 thedlwlophwrct; +Mot1MNM, - O.df+►1 nta ►�k ° ",
r
. vd�'�';+! �� .,,"may.S 4.� � a, 'r �� '�- ' . a r�' 3 K„ ^�'�,',�t.,:t."-,
1 , a1 '` ` F 11.2 orders ar4 ddidup ue +OMid b `^"� ,
a
'T tR5 4 7 i : AN.
a temMla this adwAOt ,• ;� -•;' •.2.1 ,'Aivapd.�. ,�tired Ot ai&Wit .t �
d;a �' 1 � e�btar 1Mere les<lad b adapMon d YY Oninarree e�rapc wica� };:� f .4T��� N
,�•r na 4 �+' ,«``sj �` ^Y ,,,¢ 1%._ cr1 ow", , �to `., Fr"ri'
' ''°"' y d Faetidas oonarrraK r >su Now", dit+rl m1 .1. A ,
' � , ' 11.2.•1.2'$l ilt dtdations are s ''r's ter i ORt devlbda.' _lip;« !
-- ;y , t.: t . 50 Ace'dig r rou Prar�+s aaVAa- wNChtM g r ►+l +s
'�t .,x ' F x.1.2 .aenwdns eat=kr ybiC het", ,-satehy or weirs > , �a
� � ..�..�... :. yy , yW - eye . S iY k
'!,R fi 4 +C • ' ' I. �i, .t e.The axon 9,041�Y die . a,,
Ott 4
" scrbs+arrdat CkatlQel hie.theeekkete tirrcerl�+0 the s�Frovm d de war trio
• a
the diydcpm..l�ovdetwas 'baled°A. idatru 1111Cder ill WONll$Xfl�rOvidld by iii,tR.�:C,
A that �a+i�a.+dWayei .,+dw�reto+ edr--, —Kerisc�ar�t+rs:aeri:wed�obees�c+r a++o ii
' as°Y Q' i t �'�`l welting N ,� �t r
✓ k x^F �
' ° a ,Hard net so Cs• a met a C:~t d
� ti.2.1.5 The near re:�reerrerMS dm".
;# 9 . owner mg mil y�w�oird i or ��r a a'i ern!ediPs agcy to COm iE.ttt y '
z"%1°F�• 5 A. S. 'dlld of ed by Ore t71ri me Owner. ... j i}��..
F a Y 112.2 w vsl(d,tere�ired oral local dr .err+orders i:s<.°�d mot to a:C tt
• 11'�F'��1 � .P t r .� iii f�..-rYi�ir:�l M.�+ �Y�g� Ay
+ ,€~ �� mil Any de'�eteprnanc Orlon de>.arrkraei by the C�nO'e+h
y ✓ 1 r , 4 Y:1,..4.441'Ar ,.a4
3 ,' y44�i F3:
4 0.2.5 0dpioal tarperary Constru cn sad .*e r1M p m*I ai S
` , . not to in+ol i •aararaive p+eiod d one(I)year x „:::-..1,,,,,,;:i1,,,: ,
t i 1".3'^:3;,&h g not 0y�,���{ �i j { .a�--',.
l i J YF 'yq. L�r rv1 s }
� cal 11,wmporery use Cwnbs. °r•` • 2.2.0 Ar y drnbpn t ada or deydcprrs*whose awing owner tt ens id .
§ ', V�a11}',,..v :: and�Y p .c aloe. $ P R�i'r+ lO �..wrs1"'�!�p is °_.
accordance%*h the provhions of this See.028.
�;nor x F WslPhl '
$2.t, M eadorfor O�naw. M tMe
: shah be a t.rtrICed,b the loan esWNshed by Ore Gt th M viener Nnc
' ”x F ° tr shag be to bit lmw .fined by the Board Ot C*ny oug .or s shd aCCOrnpacy sad N t„A}
> , The char.st a maim*.tndeda: ?,,
t p. L F t1.ttl:t 1 Ware.addrs. and :nucnb+ir 01 ilf
r' 'r ', stghodzsd.001"1 B cO+ar than the owner: t <
I
. k _ a8 :r 4 r
�� m x? k . F %'Ail!'? . >t
{j#4 y t' r t i tNy 1 wC' 3 X {Y 9�°I
n rd ,,t, ,., 44 i,x:, 4.
90 Jana 6, 19 r .
Ss. 'etc a r�''"M F y !•
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7 . 1 Y 3 J ..,,,V4'''.4 r
KFa.y'�Cro d ,Yr 4
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'''';')1.'1,-,,:ii: "� "'F J^:1 � d'� ,�, 3 a g-:'.' a<.i�� �i z,f� � ✓ �5x'�n _ nt r
a ' ,8.a a.1.2 Street addmi.teat gain idea, ,t ,1114101:-' x ,
,-,-.=!,-,o,14,,‘
b n Jyv t ,t 14
'�"'n`a'? *i c'F' �#`�5"R'��'= t:: 3♦ t ,� * f , •
� ,.. "� ±.� ;t 4 ' '� ' {}t"��y� r.#7k ,.
y nt x ✓ 1,tbf.�.1..1 A2 tatxtral Ntomra laatat x
s: ;:gyp t„ � to the allude khid N,sic.1t•.'" r S ' ',,,s; �$a. s ' 4
41.2.11.7.'. pM/nninsuonl of COgINl1l j. Aker rsculOt an AC ,!'
istsmi on d Vestal toes for APF.tra Grcwm tacxaye rill"WC sect ehan diterndne,?M if y•
' k. s fled k. p he el411Nes that a ipt s•net GtC test.4
a, t ,;, ,.' stafla sment Oirectdcr d lacidy the app cant N vrr.:UfQ d she ncies.•'rite Gscz n&a."
t . . h f t' sushi fake adlbther to ire a
reps prccsss �ca�r1�Idsa deitder�s have iaeri j
" >_ Maneeement Strider and CowiIv Attonis'q, Agar race.;d a C:..:.,aeted AP:deatsen ICr calmer,
Cl.Vestad Biyn$$br APF.die Gtowm MMarasniens Cher r and the County Mortey 410 04.. sr v I.-
Cl Val$i the appkaiion N do of me c. aria in Se:.32.t Sasd on tae te,4 a an e 4 :eft.
r '• Grown O"Olt sad the Ceunty Actr..r/seal pra;s.�e a witch.induatrant t I0. k'
tdeatNg mu till tie appliriiiod d.,qd tt sonic:
t u 6 t. f r-. ,+ aan "" ,,= o-r ' x > r d Y w :C a.y , x a N
4 *;: a y er r :d hvr d rV1 k r�
Vgl...s, iy..r a` ' , { w. 'L RXUa ,'�4f,r 1 li.
7 -t A d l k+ > Y A,. j,^i e p:;:# y
c 98,A; ,, e:;, ,, � o�d try c 4 r' ^
y,::;i f 1, 'd; 4, a{, ! t' 6 "'..t K 1Y i 1..4'. �� `�
`���as �u �x,� Y .'$a ; ' a � .,, '; ,
�', -;---- �r' +o k teach l .ilk4�yt �1 ,�;-
. ,.. { t• .,,led a!f, r
a, �` $.2j./O of tO �O�b ei Coup y(�omm1 3io W n d n.
' . .afP/� i P MR °11-1142114.o = yeti$$$$$$$$$$$, _fai sesuuss OVOS.,i •. _ 1
9.'" t: =the GlOsth tar MA owner Qr Its atahedted Y.
• ` spy a a ` w aa� t , "
fl f �d�cot Comer#Irmo drto to ume and sba�t ti to and by the.
., >i,, The t3 rlt OtCounty Commiesbners gess MO N I f's t~ , '.
.r° Y t,< ' rte'y alit 0 11*$� cyd�i,�s�Creimioaden ci sestets Courser FF.W sU et G7e��, ,..,,,..4,:,
Oaten geutorkagen is,•� :�° "Ir etrb ll* leawd09Muting Cei{n*Be hast&ta ctslsait era KewClsre�e
° : tip Wd riptts<br APF m a sa trio +ki lxd in Srr..'#.�.>}7�',. '� . f. ti
ii" Criteria for vested Rlehty. Tits see itst is ocbine o estetly „
' u and s ease law ark s a u cty ntr as ray rdtst to the docainil d,wss+nt. �"
-- equkaabie estoppel as to a 1Xe sawn. escarc Isr its*utho ity and pourers"fit "a;
' � ` y bprCwFSion of ad wte p tapsries eoncwrera v�dt dsve't:prre*(eax�mtrscy).and tlijttitb
„ 7' . ' expose of a oleic a Cbrtr County to rep*e awn clam prcs cis o1 taps Cidh ncs i >rt .
��i.�" s `ds�nddpntortr andptipsrtybdteuair�ccrpora!edareasci:heCcssstyerei::egatlyp nessn "
. s the IeQary vested rights rAtistts the owner may for a cttarsen in. Thear�.ee whit t it der tavidott:b...„.„2,...,,
Arai
':',s:4w t 4 '' , ' ststuu 1nW Is renderi a a wstad eichss deterriradon under this seedon. It is tivend'ed 160-WA s ,,
r ', ,+,`, lidded one ease byease laettal anarlsis.M owner stsaa a eft ed tc• at hig*dete,mf on at
M
f ,
ilu tor u—•—.onlylJ he tearsabt�ata�t ty staoatake asr-..;crn evidence that he b eniidett Ia°
t -A t 'y�•^`�s' Vs' dla es Y tic, ..tits a.`.ermse apoic !o pfe'dsipK d fhb QrCll'olnt p.p Z� �,
,, ` "x0 4� Ct t t ttea$:ate!!.«aii raft d Me!cilc ,r , 'r:/i ttpl CI Nolo >µ
,.,. quit under Ronda wanton Itrsr t
`, $ tfpon some sa or emission d she Cewey.2)a;.'cta..y cr uet...refn ` ;
has wadesuet a stbs.anerl dunce b Gcs cn cm_as ir...errd sudt ma**
i
{ � � ' x•
and i s that it era* a hi�,t9y irke d trait m Ctisdoyd
r ,.F.p /r 'c 1$.3.14 f imitatbn on be!tnninatlon of Vast ed 171oh �Anit. , ' ,.r.
. of Wised male,'
yxs tot APFsthich ganls an a castes is CLImw don d v1/02.11 htf,brAfl f►i•u eats!be nth and t;ok irleefa eons den Is c sswnerced purs�rtuu to aK kiat
a
dr wletibt.doa,s for ?Isider•oas sit.02.8.cr units sw,suraiai
e' y ��.., F �orMssaNedparsti:sti:oavaGd.tr.veststin1....kdic tewtorder
1Rer ttflartee d ate Brent lion a vests rrptxs sox APF undK twit Sae.d3.e and
ii2 a Ott Blur osi so a.li ra►d
order.Gnd sat sr�i/lagslat.find sitd'od4r its _
., iubdlwbion nester plan.Or panned Unit daveiaprnent master f ill is tot• gil t o b� �' a
alommeti Cued ONO(2)year sins Nn hhasbn on the t!etetrrrtadoii of weed tights*0r APIA
e,...:44,52;:.- elurklgaarnryy�rlintepnntei nithirtvAYehe�smrnerttlmaisp dcrdefertsWAe ids
' End snub sort pap.or bnd 1151 de sdepnent plan is pebbled ttr defend by t e County soots,•
01 lady of adequate public fadides to serve toe prosper:/pwsuart to d s Ordnan a.
s lta Certificate of Publtc_Faettity Adeowev. a•
`: : 1 $.3.1 5 �1 : x .. .�`
�° 4., r $.3 I.t Met the aeon data of this n Ot ..>t`v .•k' Pi Fatr�ity'eases sey shdi be cIxi is! at the 0(Ct the UIIIs Or puce' OCCtW p .','
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'� _. At'
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t " � t•
ba
June 6, 1990 :
P.
4 ;''•V.'E dfi N Y11 . xa 1 .:...'[[[' 4 t9 1 A rg Sw
�'; L 8 F, ,l 1{sf
,! r4 r { i.r n.'.;A s
�C p- K 5 { 4
qa y a". y n rk y
pt ,r ...yy .. . {b,ildna,,..may. . ', s ,,,} �
4 � .�` g 3 ^r. . iian er txaie+no perms provided.f10We�eri any devMoprtenl 4 4_
'1.14r.01.a Gate of P ic Facar aort�a.,.ia,�ia�n,� �r r,.1
r oiwrnr aid prtr d a their Dubs risk and attests"waive and crease oar Col'4 �,Petra
&_•, rid sat
- �Wytnfon„ wfted r hos and eg4�table a::atpM sNuatiig from tut condirioMi „
i 2 w : F fi, tttUions retying aterewn. • a:1'x4
r� Y odds COnditians, or $3.1.2 Al U e appiras's request,the County shall review and appofb!. ;4
deny. an p� tar a Cenileate af.FY,tlic Fee ly Ad�wcI' ? to l'.,
x odds xviiti totaMppBgnot«yOe c�n+enc- oat attoranydewsovmencGreerne Iota
.4`,z r ditch Mr to"MIS
el a W+at shrtxavisiah pat approval.anal site deve!opn`arK
' � - buidinp permit approval.
A
r_ 11.3.1.2'Miere rte prcpasad development has been hstsed to /t t . '..
d y scpcOval ear Beal sae de4opeream en(ma PrO t prior to rte eife«ive dale d this Cv b ante.of
� of pu6lto Fanny Adequacy stiar he cttared pr r toappro+►al d the next dew r
„ .f1.3.1.4 Ilisappitatle�ttptCNisArsdsyliemdevsa Wthe$1hhi4•.
be odd to the COWS/to the mutt to bedue upcn t:susntt dike is ...to ... , '
_w Ider(s)Wr the devmopirant upon cc pia to iss arts of a comm.d Pmt Finis"Ad .
deadopaet t. The darned of the esaa:a:ed sntpaa and s jsiem de,Mo meet flit►stW is
'r"r 3 a `tx t towards the upset and system drrdopment saes si r'ated and due upari chid Ce•01 ttte lust'"';'
.deuetopmertt orders)for ttre de,da mer.. Such less shaft t o o.henybe Caid o dtttrdV1$a .
' 1t%ca6M1 to-- tee a'.system da me*tae oPublic s and st.M be,refundable 0..--7—^•''r sb ', ,
s{ frrdirtsnC*S Orly upon of t e Ces*ati of Public certifies
fi y Adeq y f r odd deL td. ,k
tf.3.2 ,pates of General Aeolicabiiity for CertiBeate of Public Fan—ulty Adativa ,H
�� s
f�
v`, ` ti.3.2.1 T'untnq. • Ap;3ea;len for a Camacaxe of 06*,Fa . AdIqu tyr,,
$,', be at Grip time.,a utjec:to sr. e.3.t.t. ` °
{ 11.3.2.2 Consolidated Aoolieagonh A buidrp penrtit.Kral iislOn till
she devetopntent plan shalt receive Oral approval only to the ens,
eed to v, NCit dre prc css3
'r receives a Certificate of Paten FaeIity AdsWtty The pleauat Sc,a Cer.�eate d PtttId F
' Adequacy Wray be subnnttsd vrith an A rprcpdale tafdeK :
pp�cation to Oerek;.rnent Appro�ral.afia:e a
Ordinance: �
:-,•;:4,4',,,' A. � .. ,.. ,- .: -.. { ,art py•..
� A.3.23 psticnabitttvandlransfeabil AGAWt,. , . ul city.
slap run wigs the land.shag be asslg Wade yratnrh a proposed development and the rift be" r r
1" transferable to other development. k r
;' .' ` a„2.2d1 Esoiation.A Ceniaca:e of Public Faulty Adequacy shall expire th1 1
¢• trop+the date of is appK4 E except to the extent teat buidinp tannish hew been Issued for the fi'.
development for v mh the Carne b aG dding.and the proposed drMia se Chesil
ry pursuant to the tenrhs of the Cow Coup Bidding Cade..prodded: i rt,
r U.3 2A 1 For deue opm/nt Comprised Of more I'Ml flop , 4.
.s.„.< ,- ,,s taiidMetil dwd or for a phased increment of de+ralapment comprised d tahl .,,,, n ..
• •- � . and sA”(1501 dxadnQ units or for a /brttussrW d d �,y
, fee of grow leasable pea.a Caruscase• d Pubic Fac*y ies...lCy tsfaii.i>*S ` . +.
, b the date el its approval exeea to the mull ghat bolding tamers how bHrw issues!ffa'1
t • de elopment foi'which the Ceniscate Is approved,and the proposed dewdopnroet is ShSei
pursuant to the teens d the Candler Cow?Guiding Cede.provided gee kidder nr
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�A:xr� � !� It x � � .�+ 5 l a iK» 4'. .+�,�
5.,., i ii fy «: $1 r. r�' - x.,`{p7„'p ",e!-: y ' 'F.*i.:r
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,,py,y�y� 's -A}� y��1,y�,� �PPrv�I�M��,y� �y� �^t�,...
3 S .h'� , M p rrh lever is appitabt�.: .... stabs p� NNN YM a � }` c�y,;
y dr °xY�7¢ ':',4:-''.1.'l ast a Fube(c Fee y Adequay and t ,5` 'fj �.*: �„ "+R'�.
...:,;3.':„..4,,,,,:-',.u ., `,4y;,,II rte*,'y , i.++. -�: may' / M t?i :„ a t
� Plat sled'sisal salt .1.2�C_Gr mom' *W I d Y.�,is,��" :. � ,�is
+ t►londhf frank she dabl a bgtue a tee GrtiBeate d Ftrlde Fatliy Adepatr and R }"
iyj 3 ;Y alt M _
a S eitln and Site D vdc mil*Fenn v+ftiefte++er.te.i,ti and'-
�� ' dote ar t1ia �atyC�orlk�r�Gwnty,�/iya�p/p�tk `wtOstn OrYtit p�
, ap t t r,ar �Kt .f a - ¢ 4r ,. 'z y . ,., ,e3 y".:7:3•:,t"..-'4.'.:
,�� fi �, r r " . .k+. as
'� a�il�lSifiifMllq{�N aJll.a���a�
. r l oGment.Liza size a ttls mixed Wa Ceaktsaent e$Pai
�� ��,t�� �tseltt:Fly�y�'�a+l�use C
•� by fhe percerttace d teat tt:rese:cid br ergs tart use ccnt c+ent klneteab 3t
•�� e.a a.t that Is proposed for the mixed use Crretopmens. ? „
Y 3 ).:::.a 8 3.2.5 fl!lni, issuance a tl Cin lcate a FuIAie Fa y Se:. ccr,
� M ile t�strate proof Of dearprfe P1bk Facsittes to sine de the d1*to anent;tlie_F d.k viii w
to the e�onditionS in the develcpxrertt eider. A sutuCuern Appkadon(Cr Devslcment"
Aoproxrd�Cs nt a in a Ca etcpne:x cider to wniea a Ceniekste Cl Ft;l o F
Adequacy has bean approval!shag ba drermined to have adectr3te Pubic Fadldss ate Ipld a
Gddl atedP cFseaittrAd,Cusc'iisanda dunexpred,WhenaCer:rlcatedAubeeFasdtyAt
eitpkis.any a A don to Oev:'.cpa+nt appo rn ell refit* ew Candqul d
Faca y Adequacy to'be pursuant to sue terra d this the to to appna+a l Cl a.3y e
cider for the te.S'e ed tr nc , .
T S:S.Z.q Air to ris CvCatarsee w the OOrtttarj a� ,
,.�r+ ay^'.,,."- p dsrbt. Csttda.•i rate ai_bassgatesanal .'.
r",',-
br wort ASI become eS.aFs*.eJ be tee
< ;.riEssty eertdtderad tlpell aril ud i3
"` .; , wtui<atbie.proalsions,botaudattett and du nar»s a .l die a d Capsrtrl Cu i*1ss! **$ .
� .. ' �toSer»IAA
' yd4 -+ "���4���y,
.'wY�"� M.3 h Il il1.•1`fl. • .l •111 1. .'�l i,l l ,,,,i,_.1. b� Jr r4-.
`-,. { • ,`fr c -f sutra Won bythe land Cl - , prculli side a: ..
-' . t ,�. a Agre�tnnnt+eldt Co eY eCCUSxy otssuant to the p..et ss a Se rt IQ22"
01:91.� , rie
•F+w1►M1►, it .0 s ant to +t be w 114,'. •p:sws�y esto F ;
':'..,:!:%, l,�he Ayraemtlntantseeleer.' caul :''nalCIt yk
to that rld%quasa Fps sue avai'sba l to save the par roar+el
t t` of th� ec•.. r on Ire F; k Faesatles f
¢ "r ' -M .address eondeiortst d,...1.41 ,� m+..
dewudpnlett arcs apprvaes end csrltStedst for rMtNal d CirtF.ttt:itr Cl,.
4 s F ty Adequacy beyond live(S)Years.howev :trq duration a any Cer cite a F Fat:lly .
A �.,• ,, , r,, , shea nor exceed live(5)yars.oevpopmenc Stesmenss may etsopprr��ii��t for pdvw"W�1t dl
fa des Cr fora joint endeavor bermes the private sec cr snit Ceder County a elk
Any Fs�e Fealty h the Five(5)Yeti SCssdds of Caput Improvements ix,tht}CE on vrttie� ,' ..,• Adeq<aw public Faults is rraCe ki esnjwlen wrts+ttse approvdol a C loptsieit+erEel"
;: a Oevelopneru Agreement shalt not G Cs'rrd.deterred,or removed from the Five(5)Mess .'' '
gc ,x �� Y
i 6 ! t 4.
' r i 3A procedure for Review at Aoatlea tare. fir
- , 4:r 8.3.4.~ Submission"a/A ibn and Fed M AppIi,$fl Mv'tr ,
"i' ' Ptt�C Fatly Adequacy sha0 be ssrbnxsesf to dse�tn Okeeopr. ilf►
w� � � �' 19 J�rei�r
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• • '' tot Mot nivel Adscpac•f•P..•14,3 eva ga 8•401cathul b ace ettegebitiar..,..• ..',
. `. Applkatiii tOr. . 4 4 0 ig is ditifiadr
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' !••.. ":;7.:, ''•••• '/*NW shall be arevedpontet urgess ateinew.ess art retrci,.. s...a!"...7a4.!!ystid . ,._, .,..,,
....,:•4.4,•:, ::-.;,,.•;,`,'-..Hr---:'L..•... • !••., -,.'.- take no further eorkonil . 41ft•..._.soviet 0,...GrewelLtinactr*OZ /111=1170,skii,,....,;,0„:4,;
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EXHIBIT G ;g
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PLANNED UNIT DEVELOPMENT DOCUMENT ,, 4
!OR
GREY OAKS
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PREPARED BYs
ALAN, D. REYNOLDS, AICP
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WILSOE . 'MILLER, BARTON, BOLL i PEEK, INC.
ENGINEERS, PLANNERS i LAND SURVEYORS i°`
' 3383"Airport Road North
Naples, Florida 33942 , "".
ana
GEORGE VARNADOE, ESQUIRE ,,,
. YOUNG, VAN ASSENDERP, VARNADOE, i BENTON
_ 801 Laurel Oak Drive ,'- s
Naples, Florida 33963 .,.,
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DATE FILED April 28, 1989
DATE REVISED June 6, 1990 ; ,1.
DATE APPROVED BY BCC June 6, 1990 "
ORDINANCE NUMBER 90-48 .,,,y^
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June 6, 1990 •
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LIST OF MAPS AND TABLES
MAPS
A Location Map
PUD Master Plan
TABLES
TABLE I Land Use Summary
TABLE II Project Absorption Schedule Estimate
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TABLE III Development Standards
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LEGEND LAND USE SUMMARY
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•1 STATEMENT OF COMPLIANCE i,.
I .
It is the intent of the Halstatt Partnership, A Florida General
Partnership to create a Planned Unit Development (PUD) to be known
as Grey Oaks Planned Unit Development, on 1,601.39 acres of land 4
located in Section 24, and 25, Township 49 South, Range 25 East, r ;
1 Collier County, Florida, and Section 26, Township 49 South, Range
25 East, City of Naples, Florida.
1 The residential, recreational and commercial facilities of THE ;;
j HALSTATT DRI/PUD are consistent with the growth policies, land
I development regulations, and applicable comprehensive planning ;
objectives of the City of Naples and Collier County for the 1
i following reasons: ; .
1) The subject property is located within the City and
County Urban service areas and there are adequate a
available community facilities and services to support
the proposed residential density and commercial
j intensity. .
1 . [. I
2) The City of Naples made a determination that the part of
Grey Oaks in the City is consistent with the goals, '; 1
objectives and policies of the Comprehensive Plan and
land development regulations adopted by the City. 1
3) With regard to that part of Grey Oaks within the County:
,,
a) The project development is compatible and
• complementary to the surrounding land uses and future 1
uses allowed by the Future Land Use Element. 1
b) Improvements are planned to be in substantial ;;
compliance with applicable land development
regulations as set forth in Objective 3 of the Future
Land Use Element.
C) The project development will result in an efficient
and economical extension of community facilities and
services as required by Policies 3.1.H. and 3.1.L. of
• the Future Land Use Element.
d) The project development is planned to incorporate
natural systems for water management in accordance
with their natural functions and capabilities as
required by Objective 1.5 of the Drainage Sub-Element t
1 of the Public Facilities Element.
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e) The projected density of less than two (2) dwelling
units per acre is less than that allowed under the
Future Land Use Element since the project includes 'I
I three (3) quadrants of an Activity Center and a >`
1 ) density band. ".
# f) The subject project occupies the northwest, southeast a
and northeast quadrants of the Activity Center
! located at the intersection of Airport and Golden
Gate Parkway. This strategic location allows the
site superior access for the placement of commercial
activities.
I
g) The project includes extensive open spaces in the
1 form of golf courses and incorporates natural
1 features to provide a high quality of life for its
residents. - ,
,, i
, ,,
esidents. ,
,
1 SHORT TITLE : '
This ordinance shall be known and cited as the "GREY OAKS Planned ry
Unit Development Ordinance". •,.
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f._ SECTION I
fft PROPERTY OWNERSHIP & LEGAL DESCRIPTION
1.01• PROPERTY OWNERSHIP
The subject property is currently owned by the Halstatt
x -
Partnership which is composed of:
Lloyd G. Hendry, Harold S. Lynton and Edith Collier Sproul,
(a/k/a Juliet C. Sproul), as Trustees of the Edith Collier
Sproul Trust under agreement dated December 29, 1969, and
as confirmed by Agreement of Termination of Trusteeship
dated June 1, 1982,
Harold S. Lynton, Lamar Gable and Juliet C. Sproul, as
Trustees for Juliet C. Sproul under the will of Barron
Collier, Jr. , deceased, and as confirmed by Change of
Trustees dated June 7, 1982, and filed June 15, 1982, in
Probate No. 76-33, of the Probate Records of Collier
County, Florida.
1.02 LEGAL DESCRIPTION
All that part of Section 24, Township 49 South, Range 25 s;,'?
East, Collier County, Florida, lying easterly of that 100
foot canal right-of-way as described in O.R. Book 154, page
6, Public Records of Collier County, Florida;
ALSO
All that part of Section 25, Township 49 South, Range 25
East, Collier County, Florida, lying easterly of that 100
foot canal right-of-way as described in O.R. Book 154, page
. 6, O.R. Book 873, page 1879 and O.R. Book 873, page 1882,
all of the Public Records of Collier County, Florida; '
LESS Golden Gate Parkway (C-886) as described in O.R. Book
465, page 275, and O.R. Box 465, page 278, Public Records
of Collier County, Florida;
ALSO LESS those lands as described in O.R. Book 194, page
603 and O.R. Book 640, page 229, Public Records of Collier
County, Florida,
ALSO
All that part of Section 26, Township 49 South, Range 25
East, Collier County, Florida, lying westerly of
Airport-Pulling Road (C-31) and northerly of Golden Gate
Parkway (C-886) located within the City of Naples;
LESS that portion thereof as described in O.R. Book 539,
page 370, Public Records of Collier County, Florida;
above property subject to easements and restrictions of
record; containing 1,601.39 net acres more or less.
1-1
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June 6, 1990
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SECTION II
`
PROJECT DEVELOPMENT
a. {
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2.01 PURPOSE
The purpose of this Section is to generally describe the ( �
plan of the development and delineate the general
conditions that will apply to the project.
,;v
2:02 INTRODUCTION
Grey Oaks is a 1,601.39 acre mixed use residential ,Ne
development and golf course community with a "town center",
YO
and other retail and office development located in Collier
County. The property is generally located in the
northwest, northeast and southeast quadrants of the
intersection of Airport Road and Golden Gate Parkway. The '`c
property is bounded on the east by Livingston Road; on the t
• south by the Golden Gate Canal; on the west by the Gordon ,
River Watershed; and on the north by the Coach House Lane q,;
Residential Properties in the west quadrant, and the World s');
Tennis Center in the northeast quadrant. The northwest ,
i quadrant of the property is in the incorporated City of ;,
Naples and constitutes approximately 354 of the 1,601 ••
acres. The remainder of the property is located in the
unincorporated area of Collier County. ``:;
The project is of a size to be a Development of Regional
Impact (DRI) and an Application for Development Approval
(ADA) has been filed pursuant to Chapter 380.06, Florida
Statutes (1988). Because the City and County recognize ;` '
that the project has been planned and will be developed as Y'
• a unified integrated community, the City and County have
• agreed that a single local government (Collier County) ' '
should have the responsibility for reviewing the planned
development and issuing a Development Order pursuant to
Section 380.06, Florida Statutes and for adopting the
zoning (PUD Ordinance) for the entire project, including
that portion that lies within the City of Naples. In
furtherance of the goal of having one entity review the
proposed project and adopt a zoning ordinance (PUD) and
Development Order for the project, the Developer and the
City of Naples have entered into a DEVELOPMENT AGREEMENT
and the City of Naples and Collier County have entered into
an "INTERLOCAL GOVERNMENT AGREEMENT" with regard to the
project.
The DEVELOPMENT AGREEMENT sets forth the maximum
intensities of land uses for the property within the City
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appropriate) any Ddoesopn ttexceed the PUD
intensitiesissued
land
I use County t
uses set forth in said This
the
} DEVELOPMENT AGREEMENT
proposed project as a single integrated planned community
i and approve a single set of development standards for the
• entire project by adopting a single PUD Ordinance and
Development Order for the project.
The INTERLOCAL GOVERNMENT oAGREEMENiebet eenrptretCitysaof
Naples and the County rovides that the City
1 DEVELOPMENT AGREEMENT and further p
and County agree that the County shall conduuctther g
and DRI review for ee i acre Ciezonin
that portion of the project within the jurisdiction of the
City of Naples.
A copy of the INTERLOCAL GOVERNMENT AGREEMENT and the
•
DEVELOPMENT AGREEMENT are made a part of this PUD by
reference thereto.
The County, City and the Developer have all agreed that the
354 acres within the jurisdiction of the City is an
integral part of the overall Halstatt DRI Community and it
is therefore, essential to the vianilityrovedthe planned
• community that the PUD and DRI plan approved .
County be in effect and remain in effcfor the entirety .. �-
. of the project and not just the portion
lying within the jurisdiction of the County of Collier.
2.03 LAND ES
■ Table I is a schedule of the intended land use types, with
total dwelling units, acreage,
and total square feet of
commercial shown The
, Planned Unit land use
types is shown on Map •
Plan. Changes and variations in design and acreages shall
be permitted during eachsubdivisionipha8eaat t finalydesign
to accommodate topography,
conditions.
The final size of the recreation and open space lands will
depend on the actual requirements for conservation Lareas,
water management, golf course layout, roadway p t
dwelling unit size and configuration. •
At the time phase,Subdivision
subdivis ion p of
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June 6, 1990
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4 9 ' land use tracts shall be identified, along with the
assignment of permitted residential or commercial land use
{ ,. types. The assignment of maximum allowed residential
i density and/or commercial gross leasable floor area shall
also occur at the time of subdivision review and approval.
f ! If the maximum allowed residential density or commercial
gross leasable area is not fully used within that
subdivision phase of the project, the unused remainder may
be assigned to another phase(s) of the project. Final
I
determination shall total determinedmiat timeresidential
of Site '
4 i Development Plan approval.
1
For each succeeding subdivision and/or Site Development
E 1 . Plan, a table shall be included which summarizes the total
dwelling units and commercial floor area that has been
previously assigned and the total assigned for the pending
approval, in order to facilitate the County's monitoring of
f the project.
e 2.04 PROJECT DENSITY i
r The total acreage of Grey Oaks Planned Unit Development is 1'
. approximately 1,601.39 acres. The maximum number of •
f dwelling units to be built on the total acreage is 2,700. •
The number of dwelling units per gross acre is
approximately 1.7. The density on individual parcels of
land throughout the project will vary according. to the type
of housing placed on each parcel of land but shall comply •
0 with guidelines established in this document.
2.05 PERMITTED VARIATIONS OF DWELLING UNITS .
All properties designated for residential uses may be
developed at the maximum number of dwelling units ;
allocated, provided that the total number of dwelling units
shall not exceed 2700. Table 1 identifies the maximum
units by project quadrant.
2.06 DEVELOPMENT SEQUENCE AND SCHEDULE
The developer will commence the project within the north-
east quadrant. Within each quadrant, the amount and
location of each subsequent development area will be
dictated by logical and economical development constraints
and by market demand. Table II indicates, by project year,
the estimated absorption of units, and commercial square
footage. The absorption schedule is an estimate and not
guaranteed. Actual absorption rates are governed by market
demand.
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2.07 EASEMENTS FOR UTILITIES
4
All necessary easements, dedications, or other instruments
shall be granted to insure the continued operation and -
maintenance of all service utilities in substantial
compliance with applicable regulations in effect at the
time of development. .
2.08 COLLIER COUNTY AND CITY OF NAPLES SUBDIVISION APPROVAL
The review and approval of subdivision master plans and
construction plans shall follow the design and development
standards of the Collier County Ordinances regulating
subdivisions in effect at the time of development; and
shall be reviewed and approved in accordance with the
procedures set forth by the City of Naples for that portion
of the project within the City, and the standards and
procedures set forth by Collier County for that portion of
the project under County jurisdiction. The intent and •
effect of this Section is to have a single set of
substantive standards apply to subdivision master plans to
the location of the particular property in question, but to
allow each local government to apply its procedural process •
for approval of said plans. The developer reserves the
right to request exceptions and modifications to the f;
standards set forth in applicable regulations. Where this
•
document makes reference to a specific type of subdivision
approval (e.g. Subdivision Master Plan Approval or
platting) this reference shall be construed to mean the
applicable Collier County procedure or approval in effect
at the time of development.
2.09 LAKE SITING
As depicted on the PUD Master Plan, lakes and natural
retention areas have been sited adjacent to existing and
planned roadways, property lines, and throughout the golf
course. The goal is to achieve an overall aesthetic
character for the project, to permit optimum use of the
land, provide buffering to uses within and surrounding the
. project, protect native vegetation, and to increase the •
efficiency of the water management network. Accordingly,
the requirements described in Ordinance 88-26, Section 8A,
88 and 8C, may be reduced subject to the approval of the
County Engineer at the time of Subdivision and/or
•
Excavation permit approval. Fill material from lakes is
planned to be utilized within the project, however excess
fill material, not to exceed 10% or maximum 20,000 cubic
yards may be utilized off—site, subject to the provisions
of the Collier County excavation ordinance in effect at the
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time of development. Removal of fill material in excess of
10% of total or 20,000 cubic yards must meet the
requirements of a commercial excavation per Ordinance
88-26. Final lake area determination shall be in
accordance with the South Florida Water Management District
stormwater criteria and Ordinance 88-26.
2.10 DEDICATION AND MAINTENANCE OF FACILITIES
Roads and other infrastructure may be either public or
private, depending on location, capacity, and design.
Developer shall create appropriate homeowner and/or
condominium associations or identify other entities which
a will be responsible for maintaining the roads, streets, ,
" drainage, water and sewer improvements where such systems
are not dedicated to the County or City. Standards for
roads shall be in compliance with the applicable provisions
of Collier County Ordinances regulating subdivisions,
unless otherwise approved as an exception during
c. Subdivision Approval.
2.11 SITE DEVELOPMENT PLAN APPROVAL
The provisions of Section 10.5 of the Zoning Ordinance '
shall apply to the development of platted tracts or parcels
of land as provided in said Section 10.5 prior to the
issuance of a building permit or other development order. •
Approval of commercial tracts in the City of Naples
jurisdiction shall follow the General Development and Site
Plan (GDSP) process.
2.12 MODEL HOMES AND MODEL UNITS
Model Homes and units shall be permitted within this
project subject to the following provisions:
1 Models may be constructed prior to approval of a plat.
b. Models may be permitted as "dry models" and must obtain
a conditional certificate of occupancy for model
• purposes only. Models may not be permanently occupied
• until a permanent certificate of occupancy is issued.
c. Models may not be utilized as "sales offices" without
Dx approval by and through the Site Development Plan
process. The SDP process shall not be required for
,? ;'; dry models pursuant to this Section.
d. Prior to recorded plats, metes and bounds legal
.b" descriptions shall be provided to and accepted by
a,
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issuance. Said metes and bounds legal descriptions..
must meet proposed plat configurations and all models
constructed pursuant hereto shall conform to applicabl e
minimum square footages, setbacks, and the like as set
forth herein.
e. Temporary access and utility easements may be provided
' f;..;' in lieu of dedicated right-of-ways for temporary
F,
service to model homes or units.
" f. Sales, marketing, and administrative functions are
' _' permitted to occur in designated model homes or units
' within the project only as provided herein.
k„ ' • 2.13 CONSTRUCTION DEVELOPMENT STANDARDS
a
The ` standards for the construction of all project
infrastructure, such as, but not limited to roads,
utilities, wastewater treatment, water management
facilities, and other site improvements such as but not
limited to clearing, grading, excavation, landscaping and
all similar types of site improvements, except for
habitable buildings and structures, shall meet the minimum
standards set forth by Collier County in the applicable
° ..: ;. ordinance or regulation in effect at time of development. •
-1
,. City of Naples construction standards shall be used for
*A water and sewer systems under City jurisdiction.
f >.w' The procedures for the review and approval of project .
�� � infrastructure and site improvements shall be that process
• • in effect at the time of review and approval in accordance
with the City of Naples regulations for that part of the
project within City jurisdiction, and Collier County
regulations for that part of the project within County
_4 , jurisdiction. •
r .
The standards and development permit procedures for all
I " �; habitable structures shall be in accordance with the
fi. , appropriate City or County jurisdiction's requirements in
�" . effect at the time of building permit application.
.. . 2.14 SALES CENTERS
�.
. .. i=. a. "Sales Centers" may be constructed prior to recording
of a plat. "Sales Centers" may be serviced by a
temporary utility system (i.e. dry well and septic
'„ tank/drainfield) prior to availability of central
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utility systems at which time connection to the central
,'v' system will be made. Interim fire protection
' facilities, in accordance with NFPA requirements or as
5 approved by the appropriate fire district are required
I .
L unless a permanent water system is available to serve
the Center.
b. Review and approval of "Sales Centers" shall follow the
requirements of the Site Development Plan process; ,. + (Zoning Ordinance Section 10.5) or whatever approval
procedure is in effect at that time. A metes and
i bounds legal description shall be provided as part of I
` ", the application. Access to the "Sales Center" shall be •
*,; provided by a paved road or temporary driveway which
meets applicable County standards as determined by the
"• County Engineer. A water management plan must be
provided which accommodates the runoff from the "Sales
' ,r <' Center", the required parking and access road/ driveway
and any other impervious surfaces. The system shall be
designed to fit in with the master water management i•
system for the entire development.
* , .. c. At the time of building permit application for a "Sales
•' "'. -4, Center" a temporary use permit shall be obtained. ■
.
•m ,�, '. "Sales Centers" may not be occupied until a Certificate i ,
, }. of Occupancy is issued. Models must obtain a
1 :.74,,,, ..y conditional Certificate of Occupancy for model purposes ■
only. Models may not be occupied until , a permanent
Certificate of Occupancy is issued.
A. y 2.15 IMPACT FEES
ry: , :. Development within the project shall be subject to all
w 4 „ . lawfull adopted impact fees in effect at the time of
, 4F r development.
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.' 0 • THE GREY OAKS PUD
• w{� N
• TABLE I
;lc":'' � LAND USE SUMMARY (
Northeast and Southeast Quadrants (Collier County)
w � x*" Residential (1936 units) 399.8 +
I . „ Commercial/Office (956,091 S.F. G.L.A.) 90.4 +
Golf Course/Recreation/Park/Right-of-Way 577.1 IT
Conservation/Lake/Water Management 180.1 +
Sub-Total 1,247.4
. , #,
Northwest Quadrant (City of Naples)
Residential (764 units) 122.0 + •
Commercial/Office (347,000 S.F. G.L.A.) 30.0 IT
•
Golf Course/Recreation/Park/Right-of-Way 115.4 +
f Conservation/Lake/Water Management 86.6 IT
i Sub-Total 354.0
* Note: All acreages are digitized approximate acreages and are •
4 subject to change and variation.
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. . . . . THE GREY OARS PUD . .
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TABLE II
. ,
PROJECT ABSORPTION SCHEDULE ESTIMATE
I .
. . , .
. .
, - . •
PROJECT YEAR 1-6 •
•, .
Land Use No. Hotel Square
• ; .
Designation Units Rooms Feet (GLA)
Residential 1100
, - . •
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•t" t.,:- Commercial ,1-'•:.-7. .
, • and Office 405,700 , . -. ...
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Hotel 250
. . ''''•e• "
Golf Course *(1)
., . .
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with*(1) Golf Course ■ 18 holes wit phased club facilities
, . - •
•
, .
--
• -, PROJECT YEAR 7-13
. .t. CUMULATIVE
•I -
A •
.. . Land Use No. Hotel Square .
' . • Designation Units Rooms Feet (GLA)
. y ,
.,,,,
.
• Residential 2400
. :,6,';Ir -T-..,-..: •,
, •
Commercial c,', .
• :=". and Office 985,355
Hotel 250 '-i-r' ,
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-- , Golf Course *(2)
• Vt
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*(2) Golf Course - 54 holes with club facilities
I (Second golf course may be constructed prior to project
• 1 . year 7, and may be built in 9-hole increments, club
. ,
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., facilities may be built in phases to coincide with the golf
course construction.)
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TABLE II (Cont'd)
PROJECT ABSORPTION SCHEDULE ESTIMATE
L
PROJECT YEAR 14—)l0
CUMULATIVE
•
Land Use No. Hotel Square •
Designation Units Rooms Feet (GLA) Land Use
Residential 2700
i ga..
Commercial 4::,:.i x
L•- and Office 1,303,091
T Hotel 250 • i1 r
. y .
..c, , Golf Course *(3) ,- ' .
.s- • „-.
• *(3) Golf Course - 54 holes with full club facilities
(3rd golf course may be constructed after year 14, and ` '
may be built in 9—hole increments, club facilities may be cr
built in phases to coincide with the golf course, 1 ' . •
construction. )
. { 4
1 -
Project years shall be adjusted p usted to correspond with the r °
�}
i + commencement of development. t
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i The above development program outlines multi-use categories which
I will be assigned to the various development pods shown on Map H. I .
These land use categories will allow for a true mixed use F
• development to occur and allow the "Developer” to respond to an ,
ever changing market over the next 20 years with an anticipated ;,
buildout at year 2010.
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The absorption schedule assumes that buildout of the residential ' '
town center and the majority of the office and commercial may iy< '
occur in the first 12 years.
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SECTION III
RESIDENTIAL LAND USE
3.01 PURPOSE
The purpose of this Section is to set forth the regulations
• for the areas designated on Map H, Planned Unit Development
Master Plan, as 'R' or Residential.
3.02 MAXIMUM DWELLING UNITS
A maximum number of 2700 dwelling units may be constructed
on lands designated as 'R' or Residential.
3.03 GENERAL DESCRIPTION
Areas designated as 'R' or Residential on the Master Land
Use Plan are designed to accommodate a full range of
residential dwelling types.
Approximate configurations of land use tracts have been
indicated on the P.U.D. Master Plan, in order to indicate
relative size and distribution of the residential uses.
These acreages are based on conceptual designs and must be
considered to be approximate. Actual acreages of all
development tracts will be provided at the time of
platting. Residential tracts are designed to accommodate
internal roadways.
3.04 PERMITTED PRINCIPAL USES AND STRUCTURES
1) Detached and attached single family homes, cluster
homes, zero lot line homes, patio homes, townhouses,
multi-family dwellings, neighborhood recreational
facilities, churches and other places of worship.
2) Water management facilities; essential services (in
accordance with Section 8.10a of the Zoning Ordinance).
Lakes, including lakes with seawall and other types of
architectural bank treatment.
3) Open space recreational activities, community parks,
and similar uses, including but not limited to
shuffleboard courts, tennis courts, swimming pools,
boat docks and ramp, canoe launches, fishing piers,
boat storage, beach gazebos, concession stands, health
trails, bike paths and nature trails, observation
platforms, boardwalks, playground, picnic areas and
other types of facilities intended for outdoor
recreation.
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," ' 4) Any other use which is comparable in nature with the
foregoing uses and which the Collier County Planning
Services Manager or the City Community Development
. Director determines to be compatible in the district.
3.05 PERMITTED ACCESSORY USES AND STRUCTURES
1) Accessory uses and structures customarily associated
• with uses permitted in this district.
2) Essential services and facilities.
3) Recreational facilities accessory to a residential
structurc.
4) Any other accessory uses or structures which are
comparable in nature with the foregoing uses and which
the Collier County Planning Services Manager or the
City Community Development Director determines to be
compatible in the district.
• 3.06 DEVELOPMENT STANDARDS
Table III sets forth the development standards for land
uses within the 'R' Residential District.
Site development standards for category 1, 2, and 3, uses
apply to individual lot boundaries; standards for category
4 uses apply to platted development parcel boundaries.
Front yard setbacks shall be measured as follows:
. 1) If the parcel is served by a City or County dedicated
public right-of-way, setback is measured from the
existing right-of-way line.
2) If the parcel is served by a private drive, setback is
measured from back of curb or edge of pavement,
whichever is closer to the structure.
3) Single family detached (Category 1 only) front setbacks
shall be measured from the public or private road
right-of-way line.
Standards for parking, landscaping, signs, guard houses,
entrance gates and other land uses not specified herein are
to be in accordance with Collier County Zoning and Signage
regulations in effect at the time permits are requested
unless otherwise specified herein. Unless otherwise
indicated, setback, heights, and floor area standards apply
to principal structures.
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Development standards for residential uses not specifically
set forth in Table III shall be established during
Subdivision Master Plan or Site Development Plan Approval
as set forth under Sections 2.03 and 2.11 of this document.
Setbacks and buffer requirements from and along the north
property line within the northwest quadrant adjacent to
lots on Coach House Lane shall be as follows:
(a) One story single family structure:
Principal - 25'
Accessory - 15'
(b) One story multi-family or two story structure:
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Principal - 50'*
Accessory - 50'
(c) Two story structure greater than 30' in height:
Principal - 75'*
Accessory - 75'
(d) Three story structure:
Principal - 175'
Accessory - 175'
(e) Four story structure: •
Principal - 400'
Accessory - 400'
(f) Vehicular use areas, including garages and carports -
50' (measured to the structure or edge of pavement).
(g) A 15' wide, as measured perpendicular to said north
border, and 25 foot high landscaped buffer shall be
provided and maintained which is 80% opaque as
measured in every and any 25 foot by 25 foot section.
The buffer shall be installed prior to construction
of homes.
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(h) The number of dwelling units per acre shall not
exceed 7 units per net acre measured within a band of
land 175 feet wide parallel to said north boundary.
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(i) Principal building structures shall no include more
than 4 dwelling units within 175 feet of said north
boundary.
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* Two story setback is measured to the second story
portion of the structure. One story portion is to be
measured as a one story structure, if it is a single
family structure.
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DEVELOPMENT STANDARDS
'R' Residential Areas
TABLE III
PATIO,
ZLL, OR
SINGLE SINGLE TWO FAMILY CLUSTER,
FAMILY FAMILY ATTACHED/ MULTI-FAMILY
DETACHED DETACHED OR DUPLEX TOWN HOUSE
CATEGORY 1 2 3 4
MINIKUM SITE 9000 5000 3500 1 Ac
`- AREA SF/Lot SF/Lot SF/Loth
; - SITE WIDTH 75' 50' 35' 150'
KIN. AVG.
''':,,.q SITS DEPTH 120' 100' 100' 150'
aw MIN. AVG.
.mot! ".;FRONT YARD 25' 20' 20'*1 20' P
SETBACK
i.4. SIDE YARD 7.5' 5' O'er a 20' P
SETBACK minimum 0' GC
of 5'
REAR YARD
20' P 15' P 15' P 20' P
SETBACK PRINCIPAL 10' GC 10' GC 10' GC 0' GC
REAR YARD 10' P 10' P 10' P 10' P •
SETBACK ACSRY. 0' GC 0' .GC 0' GC 0' GC
'$"i' MAX. BUILDING
,44 .-r HEIGHT STORIES
1. ,;-f ABOVE PARKING 2 2 2
'' ;DIET. BETWEEN 6 *2
x .PRINCIPAL STR. 15' 10' 0' or 5' 15'*3 - 1 story
i4° " 25'*3 - 2-3 story
30'*3 - 4 stories i
„
FLOOR AREA higher
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~
SITE DEPTH AVERAGE: Determined by dividing the site area by the site
width.
SITE WIDTH: The average distance between straight lines connecting front
and rear parcel lines at each side of the site, measured as straight
lines between the foremost points of the side parcel lines in the front
(at the point of intersection with the front parcel line) and the
rearmost point of the parcel lines at the rear (point of intersection
with the rear parcel line) . May be reduced on cul-de-sac lots.
P. Perimeter or Internal Sites
GC or Golf Course, or Lake Front Sites
*1 This setback may be reduced to 12' for side entry garage
*2 Three story maximum within the City of Naples for less than 8 units
per acre. Four story maximum within the City of Naples for 8 units
per acre or greater.
*3 or 1/2 the sum of the adjacent buildings, whichever is the greater.
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SECTION IV
GOLF COURSE/RECREATION/PARK/RIGHT-OF-WAY
4.01 PURPOSE
The purpose of this Section is to set forth the regulations
for the areas designated on Map H Planned Unit Development
Master Plan as, golf course, clubhouse, driving range,
parks, right-of-ways; dedicated easements and utility
corridors.
4.02 PERMITTED USES AND STRUCTURES
No building or structure, or part thereof, shall be erected,
altered or used, or land or water used, in whole or in part
for other than the following:
A. Permitted Principal Uses and Structures
1) Golf Course(s)
2) Tennis Club and facilities
3) Water management facilities; essential services (in
accordance with Section 8.10a of the Zoning
Ordinance) . Lakes, including lakes with seawall and
• other types of architectural bank treatment.
• 4) Open space recreational activities, community parks,
and similar uses, including but not limited to
shuffleboard courts, tennis courts, swimming pools,
boat docks and ramp, canoe launches, fishing piers,
boat storage, beach gazebos, concession stands,
health trails, bike paths and nature trails,
observation platforms, boardwalks, playground, picnic
• areas and other types of facilities intended for
outdoor recreation.
5) Community center/clubhouse(s).
6) Storage, maintenance yards, and landscaping nurseries
within FPiL easements, right-of-ways, and open space.
Subject to approval of the persons or entities in
whose favor the easement or right-of-way runs.
7) Project Information and Sales Center
8) Any other use which is comparable in nature with the
foregoing uses and which the Collier County Planning
Services Manager or the City Community Development
Director. determines to be compatible in the district. •
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B. Permitted Accessory Uses and Structures
Accessory uses customarily associated with the principal
uses permitted in this district including but not
limited to:
1) Pro-shop, practice driving range, cart barn and other
customary accessory uses of golf courses, or other f
recreational facilities, including maintenance area F
and pump houses, golf course rain shelters, '
restrooms, and snack bars.
2) Small commercial establishments, including gift (
shops, golf and tennis equipment sales, restaurants,
cocktail lounges, and similar uses intended to serve
patrons of the golf course or other permitted
recreational facilities, subject to the provisions of t
the applicable supplementary district regulations of )
the Zoning Ordinance of Collier County.
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3) Vehicle wash facility
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4.03 DEVELOPMENT STANDARDS
1) Overall site design shall be harmonious in terms of
• landscaping, enclosure of structures, location of
access streets and parking areas and location and
treatment of buffer areas.
2) Buildings shall be set back a minimum of ten (10')
feet from parcel boundaries, except for common
boundaries between golf course, recreation and park
uses, and water management facilities, in which case
the setback is zero (0') feet.
3) Maximum height of structures:
Fifty (50') feet, unless abutting a residentially
zoned parcel, then thirty five (35') feet.
•
4) Minimum distance between principal buildings:
Five (5' ) feet - 1 and 2 story buildings that are a
part of an architecturally unified grouping of
'structures.
Ten (10') feet - 1 story.
Twenty (20') feet - 2 story. .
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5) Setback for structures from parcel boundaries
abutting residential areas:
Twenty (20' ) feet - principal structures. .
Ten (10' ) feet - accessory structures.
6) Parking for the community center/clubhouse shall be
one space per every two hundred (200) square feet of
gross floor area, which shall be considered inclusive
of required golf course parking.
7) Standards for parking, landscaping, signs, guard
houses, entrance gates and other land uses not
specified herein are to be in accordance with Collier
County Zoning and Signage regulations in effect at
• the time permits are requested unless otherwise
specified herein. Unless otherwise indicated,
setback, heights, and floor area standar,s apply to
principal structures.
8) A 20' landscape buffer shall be provided along Golden
Gate Parkway within the northwest quadrant adjacent
to the golf course corridor.
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SECTION V
`,- CONSERVATION AND OPEN SPACE AREAS
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5.01 PURPOSE
The purpose of' this Section is to set forth the regulations
for areas designated as conservation and open space.
5.02A PERMITTED USES AND STRUCTURES - CONSERVATION AREAS
No building or structure, or part thereof, shall be erected,
altered or used, or land or water used, in whole or in part,
for other than the following:
•
1) Passive recreational areas, boardwalks, observation
platforms.
2) Biking, hiking, health and nature trails, canoe
launches, golf cart paths.
3) Water management facilities, roadway crossings and utility crossings.
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4) Lighting and signage.
5) Any other activity or use which is comparable in nature
with the foregoing uses and which the Collier County
Planning Services Manager or the City Community
Development Director determines to be compatible with
the intent of this district.
5.02E PERMITTED USES AND STRUCTURES - OPEN SPACE AREAS
No building or structure, or part thereof, shall be erected,
altered or used, or land or water used, in whole or in part,
for other than the following:
1) Parks, passive recreational areas, boardwalks,
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observation platforms.
2) Biking, hiking; health and nature trails, boat docks,
fishing piers, canoe launches, boat storage, golf cart
paths.
3) Equestrian paths.
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4) Water management facilities and lakes, as approved by
the South Florida Water Management District, roadway
crossings and utility crossings.
5) Recreational shelters, active park facilities, and
restrooms, off street parking, lighting and signage. •
6) Any other activity or use which is comparable in nature
with the foregoing uses and which the Collier County
Planning Services Manager or the City Community
Development Director determines to be compatible with
the intent of this district.
5.03 DEVELOPMENT STANDARDS
1) Overall site design shall be harmonious with the area's
natural characteristics.
2) All work proposed in wetland areas designated on the
Master Plan shall be reviewed and approved by the
Collier County environmental staff and appropriate
county, state or federal regulatory or jurisdictional
agency prior to the commencement of any such activity.
3) The County may request copies of permits from all
appropriate regulatory agencies or jurisdictional agency
prior to construction plan approval. Conservation areas
are subject to jurisdictional agencies review and listed
usages do not guarantee that those usages will be
approved.
4) Standards for parking, landscaping, signs, guard houses,
entrance gates and other land uses not specified herein
are to be in accordance with Collier County Zoning and
signage regulations in effect at the time permits are
requested unless otherwise specified herein.
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SECTION VI
COMMERCIAL
" 6.01 PURPOSE
The purpose of this section is to set forth the regulations
for the area designated on Map H PUD Master Plan, as 'C'
Commercial '0/C' Office Commercial, 'C/H' Commercial Hotel,
'0' Office, and 'Town Center' . These are areas located
within a designated activity center, therefore permitted
uses for these tracts are intended to be inclusive of all
types allowed by the City of Naples and the Collier County
Zoning Ordinance.
6.02 PERMITTED USES AND STRUCTURES
'ti No building or structure, or part thereof, shall be er ,
altered or used, or land or water used, in whole or in ected
for other than the following:
1) Permitted Princi.al Uses and Structures for C 0 C
C/H, an• Town Center Tracts:
(a) Antique shops; appliance stores; art studios; art
supply shops; automobile parts stores; automobile
service stations without re,,eirs (See Section
9.8)*1; awning shops.
(b) Bakery shops including baking; bait and tackle
shops*2; banks and financial institutions,
including drive-in windows; barber and beauty
shops; bath supply stores; bicycle sales and
services; blueprint shops; bookbinders; book
• stores; business machine services; business
offices, building maintenance services and
building supplies.
(c) Cabinet shops, canteen services, building
maintenance services, building supplies, carpet
and floor covering sales - which may include
storage and installation; car wash; child care
centers; churches and other places of worship (See
Section 8.11)*1; clothing stores; cocktail lounges
(See Section 8.11)*1; commercial schools;
confectionery and candy stores, concessions and
vendors; civic and cultural facilities; colleges,
universities and schools; convalescent centers and
nursing homes; computer sales and services*2..
*1 These section references are from the Collier County Zoning
Ordinance.
*2 Northeast and Southeast quadrants only.
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(d) Delicatessens; department stores; drug stores; dry
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cleaning, collecting and delivery; dry goods
stores; drapery shops*2; department stores.
(e) Electrical supply stores; express office;
employment agencies; equipment rentals repair and
sales including lawn mowers and power saws.
(f) Farmers market*2, fish stores - retail only;
florist shops; fraternal and social clubs (See
Section 8.11)*1; food markets; furniture stores;
furrier shops.
(g) Garden supply stores - outside display in side and
rear yards*2; gift shops; glass and mirror sales -
including storage and installation; gourmet shops;
• gunsmiths.
(h) Hardware stores; health food store; homes for the
aged; hospitals and hospices; hotels, motels and
transient lodging facilities; hobby supply stores.
(i) Ice cream stores, indoor commercial recreation,
interior decorating showrooms.
(j) Jewelry stores.
(k) Ladndries; laboratories, film research and
testing; leather goods; luggage stores; linen
supply shops; lithograph; laboratories; liquor
=r stores; locksmiths; lakes and water bodies with
seawalls and architectural bank treatments, or
conventional lake banks.
(1) Markets - food; markets - meat; medical offices
and clinics; millinery shops; motion picture
theatres; museums; music stores; mortgage brokers.
(m) New car dealerships - outside display permitted;
news stores; night clubs*2 (See Section 8.11)*1;
(n) Office - general - business, and professional;
office supply stores.
(o) Paint and wall paper stores; post offices; pet
shops; photographic equipment stores; pottery
•
stores*2; printing*2; publishing and mimeograph
service shops*2; private clubs*2 (See Section
8.11)*1; plumbing shops and supplies.
*1 These section references are from the Collier County Zoning
Ordinance.
*2 Northeast and Southeast quadrants only.
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(p) Radio, television and appliance sales and
services; radio stations (offices and studios),
and auxiliary transmitters and receiving
equipment, but not principal transmission tower;
research design and development; real estate
offices; rest homes; restaurants - including
• drive-in or fast food restaurants and full service
•
(See Section 8.11)*1; retail sales of used goods;
all uses permitted in Section iii and IV of this
document - subject to development standards
identified in those Sections.
(q) Small scale retail sales other than shopping
centers; shoe sales and repair; shopping centers
(See Section 10.5)*1; souvenir stores; stationery
stores; supermarkets; sanatoriums; and interim
sewage treatment plant*2.
• (r) Tailor shops; taxidermists; tile sales - ceramic
tile; tobacco shops; toy shops; tropical fish
• stores; telephone exchange shops; transportation, 4
communication and utility offices.
(s) Variety stores; vehicle rentals, veterinarian
offices and clinics - no outside kennels.
• (t) watch and precision instrument sales and repair
shops.
(u) Any other commercial use or professional service
which is comparable in nature with the foregoing
uses and which the Collier County Planning
1 Services Manager or the City Community Development
Director determines to be compatible in the
district.
(v) Any other commercial uses set forth in the City of
Naples Development Agreement.
2) Permitted uses and Structures for '0' (Office) Tracts:
(a) Art Studios
(b) Banks and financial institutions, including
drive-in windows; book stores; business offices.
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*1 These section references are from the Collier County Zoning
Ordinance.
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*2 Northeast and Southeast quadrants only.
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' (c) Child care centers; churches and other places of
worship (see Section 8.11); commercial schools;
civic and cultural facilities; colleges,
universities and schools.
(d) Express office; employment agencies.
(e) Fraternal and social clubs (See Section 8.11)*1.
(f) Homes for the aged; hospitals and hospices.
(g) Laboratories; lakes and water bodies with seawalls
and architectural bank treatments, or conventional
lake banks. x
(h) Medical offices and clinics; mortgage brokers.
(i) Office - general - business, and professional;
' office supply stores. 4
(j) Private clubs*2 (See Section 8.11).
(k) Radio stations (offices and studios, and auxiliary
transmitters and receiving equipment, but not
principal transmission tower); research design and
development; real estate offices; all uses
permitted in Section III and IV of this document -
subject to development standards identified in
those Sections.
(1) Transportation, communication and utility offices.
(m) Veterinarian offices and clinics - no outside
kennels.
(n) Any other commercial use or professional service
which is comparable in nature with the foregoing
• uses and which the Collier County Planning
Services Manager or the City Community Development
Director determines to be compatible in the
district.
3) Permitted Accessory Uses and Structures: Accessory
uses and structures customarily associated with the
uses permitted in this district.
(a) Caretaker's residence (See Section 8.40)*.
*1 These section references are from the Collier County Zoning
' Ordinance.
*2 Northeast and Southeast quadrants only.
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° ` 6.03 DEVELOPMENT STANDARDS
1) Minimum Lot Area: Ten thousand (10,000) square
a : feet.
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2) Minimum Lot Width: One hundred feet (100' ).
e~ 3) Minimum Setback Requirements (Internal):
(a) Front setback - Twenty feet (20' ) .
(b) Side setback - None, or a minimum of five feet
(5' ) with unobstructed passage from front to rear
yard.
(c) Rear setback - Fifteen feet (15' ).
•
(d) Waterfront setback - Zero feet (0' ) to seawall,
bulkhead, or rip rap, otherwise fifteen feet (15').
(e) Parcels with two frontages may reduce one front •
-k'`. setback by ten feet (10' ).
4) Minimum setbacks and buffers from external right-
of-ways: •
(a) Golden Gate Parkway - Fifty foot (50' ) setback, "f
Twenty foot (20' ) landscape buffer.
(b) Airport Road and Livingston Road - Twenty foot
' (20' ) plus two feet (2' ) for every one foot (1')
of building height; twenty foot (20') landscape
buffer.
5) Maximum Height: Fifty (50) feet. ;.
6) Minimum Floor Area of Structures: One thousand (1,000)
square feet per building on the ground floor. Kiosk
vendors, concessions, and temporary or mobile sales
structures are permitted to have a minimum structure of
twenty-five (25) square feet, and are not bound by
setback requirements.
*1 These section references are from the Collier County Zoning
Ordinance.
*2 Northeast and Southeast quadrants only.
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7) Maximum Floor Area Ratio (FAR) for Commercial Uses:
Rased on gross leasable floor area (GLFA) and acreage.
" Retail: .30 Project total 649,638 GLFA
Office: .35 Project total 653,453 GLFA
8) Maximum Density of Hotel, Motel and Transient Lodging
Facilities: 30 rooms per acre.
9) Distance Between Structures: Same as for side yard
setback.
10) Standards for parking, landscaping, signs, guard
houses, entrance gates and other land uses not
specified herein are to be in accordance with Collier
County Zoning and Signage regulations in effect at the
time permits are requested unless otherwise specified
herein. Unless otherwise indicated, setback, heights,
• and floor area standards apply to principal structures.
11) A twenty-five (25) foot landscape strip of land shall
be provided along all arterial road commercial
frontages.
y ,. *1 These section references are from the Collier County Zoning
Ordinance.
hf-. *2 Northeast and Southeast quadrants only.
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` }„ SECTION VII
rs GENERAL DEVELOPMENT COMMITMENTS
'.'". 7.01 PURPOSE
„ : The purpose of this Section is to set forth the development
commitments of the project.
''. 7.02 P.U.D. MASTER PLAN
A.;-..,
1) The P.U.D. Master Plan - Map H is an illustrative
preliminary development plan. The design criteria and
layout illustrated on the Master Plan shall be understood
to be flexible, so that, the final design may satisfy
project criteria and comply with all applicable
requirements of this ordinance.
2) All necessary easements, dedications, or other instruments
' shall be granted to insure the continued operation and
maintenance of all service utilities.
3) Site design changes shall be permitted subject to Collier
County and/or City of Naples staff administrative
approval, where such changes are consistent with the
intent of this P.U.D. and do not cause significant impact
to surrounding properties abutting the Grey Oaks PUD.
, 7.03 ENVIRONMENTAL
1) Petitioner shall be subject to Collier County Growth
r Management Plan Conservation and Coastal Management
Element Objectives 6.4.6 and 6.4.7, Ordinance No. 82-2 as '
amended by Ordinance No. 89-49, and Ordinance No. 75-21 as
amended by Ordinance No. 89-58. The 25% shall be
monitored at each site clearing plan submittal. The
petitioner shall receive credit from any phase where the
25% amount is exceeded to be applied to a phase where it
is not. In any phase of development where credit toward
the 25% is needed the petitioner shall delineate on the
site clearing plan the percentage of viable naturally
functioning native vegetation retained and/or areas of
landscaping and open space which are planted with native
species. The petitioner shall show the calculations on
each site clearing plan which totals the overall 25% for
the project build-out.
2) Petitioner shall be subject to Ordinance No. 82-2 as
amended by Ordinance No. 89-57 (use of native species in
f-0,
landscaping)..
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3) Petitioner shall be subject to Ordinance No. 82-37 as
amended by Ordinance No. 89-53 (removal of exotic
, . species).
11: . 4) Petitioner shall be subject to the Collier County Growth
5: . Management Plan Conservation and Coastal Management
Element Policy 12.1.3 (discovery of an archaeological or
historical site, artifact or other indicator of
preservation).
5) Petitioner shall obtain all necessary local, state and
federal permits. Copies of appropriate jurisdictional
delineations are required at the time of subdivision
master plan per the County Engineer.
6) Petitioner shall be subject to Collier County Growth
Management Conservation and Coastal Management Element
Policies 7.3.4, 7.3.6 and 7.3.8.
7) Protected plant species (butterfly orchid) and those which
may be observed during each construction phase shall be
protected from injury or relocated on site. The existing
locations as well as the transplantation locations, if
warranted, shall be identified on the site clearing plan
for each phase of construction.
8) The petitioner must receive all appropriate state
approvals for storing and handling hazardous materials
prior to construction of the golf maintenance facilities.
All hazardous materials will be stored in a central
location, removed from the Gordon River headwaters or
Golden Gate Canal. There will be no storage of hazardous
materials, that is in excess of two (2) days supply, at
the satellite facilities. However, petroleum storage at
these facilities shall be allowed, but only in above
ground storage facilities constructed and maintained in
accordance with EPA and FDEf standards. The petitioner
shall submit any required contingency plans approved by
appropriate state and federal agencies for clean up and
mitigation of unauthorized release of hazardous materials.
9) The preservation or conservation areas shall be delineated
on any plat which includes the preservation/conservation
area.
10) Buffers around protected wetlands shall comply with South
Florida Water Management District criteria.
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: 11) Control structure elevations in protected, created or
'- restored wetlands shall be established to maintain or
improve adequate hydroperiods. The control structure
elevation shall be designed to meet the requirements of
South Florida Water Management District and Collier County
Growth Management Plan Conservation and Coastal Management
.Element Policies 6.2.2 and 6.2.13.
12) Prior to the Subdivision Master Plan and Site Development
Plan submittal for development which is adjacent to a
wetland, all boundaries' of the County jurisdictional
wetland areas shall be flagged by the petitioner and field
verified by Collier County Environmental Staff.
13) Quantitative criteria for mitigation shall be based on the •
results of final field determinations made by the South
Florida Water Management District and Collier County
Environmental Staff at or prior to the time of
construction plan approval. Compensation proposals .shall
provide reasonable assurance that resource impacts will be
offset.
• - a) Mitigation plans proposed in wetlands to be
preserved, restored, enhanced shall include a r
description of area (location and size), vegetation
proposed to be planted, source of vegetation •
(transplantation from impacted areas preferred),
hydrologic regime, exotic vegetation removal,
monitoring and maintenance plan. Monitoring and
maintenance programs shall be provided for a minimum
'' of five years post •construction by the entity
responsible for common area maintenance, established
by the developer. Said program shall be reviewed and $,,
approved by Collier County Project Review Staff.
b) Mitigation proposed in upland areas shall emphasize
the retention of existing vegetation and shall focus
on establishment of native vegetative "communities".
c) Lakes mitigation in the lakes designated on
conceptual site plans shall include littoral zone
plantings of native, aquatic vegetation.
14) Petitioner shall be subject to all environmental '
ordinances in effect at the time of final approval of the
PUD document by the Board of County Commissioners, unless I
specifically exempt in the PUD document.
15) The PUD Master Development Plan shall be revised prior to
review by the Collier County Planning Commission to add a
note which indicates the "W" represents wetlands to be
preservation areas. These areas are approximate and will
be refined during the permitting process.
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7.04 WATER MANAGEMENT
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l~; 1) Detailed paving, grading and site drainage plans shall be
submitted to Project Review Services 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 Project Review Services.
2) In accordance with the Rules of the South Florida Water
Management District, (SFWMD) Chapters 40E-4 and 40E-40,
this project shall be designed for a storm event of 3-day
duration and 25-year return frequency.
3) An Excavation Permit will be required for the proposed
lake(s) in accordance with Collier County Ordinance No. n
88-26 and SFWMD rules. Several of the lakes proposed do
not meet the minimum setback requirements of Ordinance
88-26. The master plan shall be revised to meet the
minimum setback requirements or documentation ' shall be
.- provided during the Subdivision Master Plan process to.
allow a reduction in the setback with appropriate barriers
provided. 4
4) The lake and swale typical cross-sections shall conform to
all applicable County Ordinances.
5) This project is recommended for approval for rezoning and
DRI purposes only. Detailed site drainage plans of each
drainage sub-basin shall be submitted to the Water
Management Advisory Board for review. No construction
permits shall be issued unless and until approval of each
individual drainage sub-basin is granted by the Water
Management Advisory Board.
6) An executed agreement between the applicant, Big Cypress
Basin and the South Florida Water Management District,
detailed plans and associated documentation relating to
the installation of the new control structure and the
relocation of the existing amil gate structure including
back pump facilities shall be submitted to the Water
Management Advisory Board for review prior to construction
plan approval.
7) A copy of the South Florida Water Management District
Conceptual Permit or favorable staff report shall be
required prior to Subdivision Master Plan approval.
8) A copy of South Florida Water Management District Permit
or Early Work Permit is required prior to construction
p lan approval.
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9) Documentation from Florida Power and Light allowing use of
r their right-of-way for the purposes of water management
shall be provided prior to Subdivision Master Plan
approval.
10) This approval does not constitute agreement by the County
to any control elevation or discharge rate. All
agreements shall be made with South Florida Water
Management District/Big Cypress Basin.
7.05 TRANSPORTATION
z A 1) The developer shall provide appropriate left and/or right
turn lanes on Airport Road, Golden Gate Parkway and
Livingston Road at all project accesses.
2) The developer shall
p provide arterial level street lighting
at all project accesses.
3) The developer shall provide a fair share contribution 1
toward the capital cost of traffic signals, including
interconnection where applicable, at any project access
when deemed warranted by the County. The signals will be
owned, operated and maintained by Collier County.
4) Livingston Road Right-of Way Dedication:
a) The developer shall dedicate sufficient right-of-way
north of Golden Gate Parkway to establish a
right-of-way corridor 120 feet in width along the
s; entire length of the developer's
9 p property, taking
into consideration the existing Livingston Road
right-of-way easement. Additional right-of-way
within the Florida Power and Light easement may be
required subject to approval and releases by Florida
Power and Light.
b) The developer shall dedicate 50 feet or road
right-of-way south of Golden Gate Parkway along the
length of the developer's property. In addition, for
a distance of 200 feet south of Golden Gate Parkway,
the developer shall dedicate an additional 50 feet in
width immediately west of the aforementioned
right-of-way. Said additional 50 feet in width may
be in the form of a 25 foot wide road right-of-way
dedication and a 25 foot wide easement for drainage,
water management, landscaping, and bikepath use. For
the next 800 feet south of Golden Gate Parkway, the
developer shall dedicate a strip of land tapering
from 50. feet in width in the north to 0 feet in width
in the south, in a diminishing line immediately west
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of the aforementioned right-of-way. Said additional
property shall, to the extent it exceeds 25 feet, be in the form of an easement for drainage, water
'7 management, landscaping, and bikepath use. The
"easements" (as opposed to the dedications) specified
herein may be used to satisfy all or `r
Y y part of the ,Y;
setback and buffer requirements for the adjacent
. property.
f 5) The developer shall dedicate 40 feet of right-of-way along
the north side of Golden Gate Parkway west of Airport Road
along the entire length of the developer's property, shall
,' incorporate the Golden Gate Parkway drainage into the
water management system of the developer's project, and
shall accept all drainage from both a quality and quantity
standpoint.
6) The developer shall dedicate 40' for right-of-way on each
side of Golden Gate Parkway between Airport Road and
r Livingston Road.
7) Collier County reserves the right to expand the lanes on
Airport Road by adjusting the cross section of the
existing canal to incorporate road run-off in the lake Y
system.
A' 8) The developer shall dedicate sufficient right-of-way at
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the intersection of Airport Road and Golden Gate Parkway
'-, to allow a grade separated urban interchange with Golden
Gate Parkway being the grade separated roadway.
-. 9) All traffic control devices used, excluding street name
signs, shall conform with the Manual on Uniform Traffic
Control Devices as required by Chapter 316.0747, Florida
' statutes.
10) If Collier County adopts a proportionate share or areawide
transportation assessment program, or modifies its Impact
Fee ordinance, to provide additional credit for
right-of-way dedication, the developer shall be entitled
to, such a credit towards the 25 acres more or less of
dedication. It is understood that the total amount of
land involved in these dedications is equal to 25 acres
more or less.
. 11) The number, type, and location of, and allowable changes
` to project access intersections with County roads shall be
as set forth in Exhibit D to the Halstatt DRI/Grey Oaks
Development Order. •r
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Ya ` 12) Impact fee payments shall be made to Collier County
- pursuant to the Impact Fee Ordinance in effect at the time
of relevant permit application, said Impact Fee Ordinance
currently being Ordinance 90-14, amending Ordinance 85-55.
7.06 UTILITIES ='
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1) The water distribution system and appurtenant facilities
to serve the project are to be designed, constructed, `
* conveyed, owned and maintained pursuant to the
requirements of the City of Naples.
2) The sewage collection, transmission and treatment and
disposal facilities to serve the portions of the project
on the west side of Airport Road are to be designed,
construction, conveyed, owned and maintained pursuant to
the requirements of the City of Naples.
3) Provisions for sewer service to those portions of the
project lying on the east side of Airport road shall be as
follows, unless a service area modification is approved
between the City of Naples and the Collier County
Water-Sewer District prior to the submission of
subdivision master plan applications to Collier County for '
the project.
a) The sewage collection and transmission and interim
sewage treatment facilities to serve the portions of '
the project on the east side of Airport Road are to
be designed, constructed, conveyed, owned and
maintained in accordance with Collier County
Ordinance No. 88-76, as amended, and other applicable
County rules and regulations.
b) All customers connecting to the sewage collection
facilities to be constructed 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 sewer service
to the project, the sewer customers shall be
customers of the interim utility established to serve
the project until the County's off-site water and/or r
sewer facilities are available to serve the project.
c) It is anticipated that the County Utilities Division
will ultimately receive and treat the sewage
generated by this project. Should the County system
not be in a position to receive the project's
wastewater, at the time development commences (that
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generates wastewater), the Developer, at his expense •
" will install and operate interim on-site sewage
treatment and disposal facilities adequate to meet
all requirements of the appropriate regulatory ,
agencies. An agreement shall be entered into between
the County and the Developer, his assigns or
successors regarding any interim treatment facilities
to be utilized. The agreement must be legally
sufficient to the County, prior to the approval of ` ''
construction documents for the project and be in
conformance with the requirements of Collier County
Ordinance No. 88-76, as amended.
• f
d) The utility construction documents for the project's :'.
sewerage system shall be prepared to contain the
design and construction of the on-site force main =t'
which will ultimately connect the project to the
future central sewerage facilities of the District in
the Airport Road rights-of-way. The force main must •
be extended from the main on-site pump station site
• to the east rights-of-way line of Airport Road and
• capped. It must be interconnected to the pump
station with appropriately located valves to permit
• for simple redirection of the project's sewage when
•
connection to the County's central sewer facilities
becomes available.
e) Prior to the approval of construction documents that
provide for development that generates wastewater by
the County, the Developer must present verification,
pursuant to Chapter 367, Florida Statutes, that the
► Florida Public Service Commission has granted
territorial rights to the Developer to provide sewer
service to the project until the County can provide . •E
the service through its sewer facilities. ,
f) The project's Developer(s), his assigns or successors
shall negotiate an Agreement with the Collier County
Water-Sewer District for the use of treated sewage
effluent within the project limits, for irrigation
purposes. The Developer would be responsible for
providing all on-site piping and pumping facilities
from the County's point of delivery to the project
and negotiate with the County to provide full or
partial on-site storage facilities, as required by
the DER, consistent with the volume of treated
wastewater to be utilized.
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4) Subdivision master plans shall identify the location of
t li;{: interim wastewater treatment facilities required. In
$ .. . addition, documentation must be provided to verify that
1 .
the site is of adequate size for the facility intended.
` „ 7.07 SIGNAGE
1) General
': a) All County sign regulations shall apply unless such
• regulations are in conflict with the conditions set
forth in this section.
b) For the purpose of this PUD Document/Ordinance, each
platted parcel shall be considered a separate parcel
of land and shall be entitled to any sign as
•
permitted herein.
c) Should any of the signs be requested to be placed 'P
within the ublic right-of-way,p g y, aright-of-way permit
must be applied for and approved.
d) All signs shall be located so as not to cause sight
distance problems.
' 2) Entrance Signs
emu. a) Two (2) signs with a maximum area of 60 square feet x',
each or one (1) sign with a maximum area of 100
square feet shall be permitted at each entrance of
the development.
b) Entrance signs shall not exceed a height of fifteen
1-�` (15) feet above the finished ground level of the sign ii
s.- site.
"," c) Entrance signs may be lighted provided all lights are t.
shielded. 'i
� „ • 3) Project Signs
s a) Project signs, designed to promote the Project, or
any major use within the project shall be permitted
along the east and west side of Airport Road, the
north and south side of Golden Gate Parkway, and the
west side of Livingston Road, and on all land tracts
within Grey Oak PUD limits subject to the following
conditions: i
1) Project signs shall not exceed a height of twenty F' •
-,1 (20) feet above the finished ground level of the
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sign site nor may the overall area of the sign
face exceed one hundred (100) square feet.
2) A maximum of fourteen (14) project signs shall be
1;;,
permitted. Six (6) located along Airport Road
.71r frontage, four (4) each located along Golden Gate
Parkway and Livingston Road frontage. The
location of such signs shall generally be limited
to a one-quarter mile spacing requirement unless
existing vegetation requires a somewhat closer
spacing. An additional 5 intersection signs
shall be permitted at the intersections of Golden
Gate Parkway with Airport Road and Livingston ,0
Road.
3) Project signs may be lighted provided all lights
are shielded.
..:3
7.08 ENGINEERING
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1) Detailed paving, grading, site drainage and utility plans
. 41, shall be submitted to Project Review Services for review. .
No construction permits shall be issued unless and until
. .1
approval of the proposed construction in accordance with t
the submmitted plans is granted by Project Review ,..
Services.
. ,
2) Design and construction of all improvements shall be
i
subject to compliance with the appropriate provisioins of ,-
the Collier County Ordinances regulating subdivisions, -
unless otherwise approved as an exception to said
regulations during Subdivision Approval. , L
,
3) Platting shall be accomplished when required by Collier
County Ordinances regulating subdivisions. •
*:!
4) Work within Collier County right-of-way shall meet the ..
• requirements of Collier County right-of-way Ordinance
q ,
82-91.
5) Internal access into tracts as shown on the PUD Master
Plan is informational only. Exact locations shall be
determined during Subdivision or Site Development Plan
approval.
.
7.09 EXCEPTIONS TO SUBDIVISION REGULATIONS
. .
Exceptions to subdivision regulation shall be requested at the -
, time of application for subdivision approval in accordance
with applicable subdivision regulations in effect at the time
of development.
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7.10 SCHOOL DISTRICT
The applicant shall dedicate a fifteen (15) acre school site ..:
. ,. .
to the Collier County School District at a location (off-site) .'
,- - agreed upon between the Applicant and the School District.
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4:7 . 7.11 FIRE STATION/EMS SITE
. t.,
The applicant shall dedicate a 1.5 acre site for use by the
*., North Naples and the East Naples Fire Districts, together with -,
.)
Collier County Emergency Medical Services. The site shall be i'
,
dedicated in fee simple, subject to the following conditions: t
,
1) The site shall revert to the owner if it is not utilized r
,:- for a fire and rescue facility for at least (5) years.
. 4
2) If either fire district or the Emergency Medical Services
' - adopts impact fees the Applicant shall be entitled to 1 :
i
impact fee credit for the dedicated site based on the
) ■
fair market value on the date of the dedication.
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