TREE FARM MPUD MIXED-USE PLANNED UNIT DEVELOPMENT

Transcription

1 TREE FARM MPUD A MXED-USE PLANNED UNT DEVELOPMENT REGULATONS AND SUPPORTNG MASTER PLAN GOVERNNG THE TREE FARM MPUD, A PLANNED UNT DEVELOPMENT PURSUANT TO PROVSONS OF THE COLLER COUNTY LAND DEVELOPMENT CODE PREPARED FOR: LANDQUEST GROUP 5150 TAMAM TRAL NORTH NAPLES, FLORDA PREPARED BY: 6610 Wllow Park Drve Sute 200 Naples, Florda and R. BRUCE ANDERSON CHEFFY PASSDOMO, P.A TH AVENUE SOUTH NAPLES, FLORDA AMENDED BY: Q. GRADY MNOR AND ASSOCATES, P.A VA DEL REY, BONTA SPRNGS, FL And COLEMAN, YOVANOVCH AND KOESTER, P.A. THE NORTHERN TRUST BULDNG, 4001 TAMAM TRAL NORTH, SUTE 300, NAPLES, FLORDA Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 1 of 29

2 DATE REVEWED BY CCPC: DATE REVEWED BY BCC: ORDNANCE NUMBER: AMENDMENTS AND APPEAL: HEX EXHBT A Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 2 of 29

3 TABLE OF CONTENTS LST OF EXHBT AND TABLES STATEMENT OF COMPLANCE SECTON SECTON SECTON SECTON V SECTON V SECTON V PROPERTY OWNERSHP AND LEGAL DESCRPTON PROJECT DEVELOPMENT REQUREMENTS COMMERCAL MXED-USE DSTRCT (C) RESDENTAL DSTRCT (R) PRESERVE DSTRCT (P) DEVELOPMENT COMMTMENTS Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 3 of 29

4 LST OF EXHBT AND TABLES EXHBT A EXHBT D TABLE A TABLE B TABLE TABLE TABLE V TABLE V MPUD MASTER PLAN COMPLANCE AGREEMENT FLUE ELGBLE DENSTY MPUD DENSTY PROJECT LAND USE DSTRCTS DEVELOPMENT STANDARDS FOR COMMERCAL DSTRCT DEVELOPMENT STANDARDS FOR RESDENTAL DSTRCT DEVELOPMENT STANDARDS FOR RECREATONAL AREA Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 4 of 29

5 STATEMENT OF COMPLANCE The development of ±58.84 acres of property n Coller County, Florda, as a Mxed Use Planned Unt Development (MPUD) to be known as the Tree Farm MPUD, shall be n complance wth the goals, objectves, and polces of the Coller County Growth Management Plan (GMP), Land Development Code (LDC) and other applcable codes and ordnances. The commercal and resdental uses and recreatonal facltes of the Tree Farm MPUD wll be consstent wth the growth polces, land development regulatons, and applcable comprehensve plannng objectves of each of the GMP elements for the followng reasons: 1. The subject property s /- acres n sze and s desgnated Urban on the Future Land Use Map, wth acres located wthn a resdental densty band of the Urban Mxed Use Dstrct, Urban Resdental Subdstrct, and acres located wthn Commercal Dstrct, Mxed Use Actvty Center Subdstrct, as dentfed on FLUM. Consstent wth the provsons of Objectve 1 of the Future Land Use Element (FLUE), all uses contemplated are consstent wth these respectve desgnatons. 2. Approxmately acres of the subject property s located wthn an area dentfed as Actvty Center #3 n the FLUE of the GMP for Coller County. 3. Actvty Centers are the preferred locatons for concentraton of commercal and mxed use development actvtes. The subject property s located on the northwest corner of the ntersecton of mmokalee Road and Coller Boulevard (C.R. 951). Ths strategc locaton wll allow superor access to the ste, and provde an deal locaton for commercal actvtes. The project s a mxed use development located wthn, and less than one mle from, an Actvty Center. Therefore, the proposed commercal uses and resdental denstes are consstent wth the FLUE of the Coller County GMP. 4. The development wll be compatble and complmentary to exstng and planned surroundng land uses (Polcy 5.4). 5. The project must comply wth the provsons of Dvson , adequate publc facltes requrements of the LDC. Therefore, t wll mplement, and further Objectve 2 of the FLUE, Objectve 8 of the Transportaton Element, Objectve 1.2 of the Santy Sewer Sub- Element. 6. The maxmum allowable densty as set forth under the FLUE Densty Ratng System s as follows: Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 5 of 29

6 FLUE Desgnaton Acres +/- Elgble Base Unts/Acre Elgble Bonus Densty/Acre Total Elgble Densty/Acre Elgble Gross Densty Mxed Use Actvty N/A Center Subdstrct Urban Resdental Subdstrct, Densty Band Total N/A N/A * Table A: FLUE Elgble Densty (* Rounded) FLUE Desgnaton Acres MPUD Densty Elgble MPUD Gross +/- Unts/Acre Densty/Acre Densty Mxed Use Actvty Center Subdstrct Urban Resdental Subdstrct, Densty Band Total * Table B: MPUD Densty (*Rounded) 7. The MPUD sets forth a maxmum densty of 281 dwellng unts (281 mult-famly/townhouse or 138 sngle-famly detached unts) or 4.78 dwellng unts per acre. The Actvty Center shall be: developed at a human scale; pedestran-orented; and, nterconnected wth the remanng portons of the project wth pedestran and bcycle facltes. 8. The MPUD has been desgned to provde for future vehcular nterconnectvty to the west, and has been desgned to provde vehcular, pedestran and bcycle nterconnectvty throughout the project, ncludng between the commercal and resdental components. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 6 of 29

7 SECTON PROPERTY OWNERSHP AND DESCRPTON 1.1 PURPOSE The purpose of ths Secton s to set forth the locaton and ownershp of the property, and to descrbe the exstng condtons of the property proposed to be developed under the project name of the Tree Farm MPUD. 1.2 LEGAL DESCRPTON BENG PART OF SECTON 22, TOWNSHP 48 SOUTH, RANGE 26 EAST, OF COLLER COUNTY, FLORDA. PARCEL 1: THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE NORTHEAST QUARTER (1/4) OF SECTON 22, TOWNSHP 48 SOUTH, RANGE 26 EAST, COLLER COUNTY, FLORDA, EXCEPTNG AND RESERVNG THEREFROM THE EAST 30 FEET AND SOUTH 30 FEET THEREOF AS ACCESS EASEMENT FOR HGHWAY RGHT-OF-WAY. PARCEL 2: THE EAST HALF (1/2) OF THE NORTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4) OF SECTON 22, TOWNSHP 48 SOUTH, RANGE 26 EAST, COLLER COUNTY, FLORDA, EXCEPTNG AND RESERVNG THEREFROM THE EAST 30 FEET AND THE NORTH 30 FEET THEREOF AS AN ACCESS EASEMENT FOR HGHWAY RGHT-OF-WAY. PARCEL 3: THE EAST HALF (1/2) OF THE SOUTHEAST QUARTER (1/4) OF THE SOUTHEAST QUARTER (1/4) OF SECTON 22, TOWNSHP 48 SOUTH, RANGE 26 EAST, COLLER COUNTY, FLORDA, SUBJECT TO AN EASEMENT FOR PUBLC RGHT- OF-WAY OVER AND ACROSS THE EAST 30 FEET THEREOF; AND EXCEPTNG THE SOUTH 100 FEET THEREOF FOR CANAL RGHT-OF-WAY. COMMENCNG AT THE NORTHEAST CORNER OF SECTON 22, TOWNSHP 48 SOUTH, RANGE 26 EAST; THENCE ALONG THE EAST LNE OF THE NORTHEAST QUARTER (1/4) OF SAD SECTON 22, R '06" E., A DSTANCE OF FEET TO THE PONT OF BEGNNNG OF THE PARCEL HEREN DESCRBED; THENCE CONTNUE ALONG THE SAD EAST LNE, S '06" E., A DSTANCE OF FEET TO THE EAST QUARTER (1/4) CORNER OF SAD SECTON 22; THENCE ALONG THE EAST LNE OF THE SOUTHEAST QUARTER (1/4) OF SAD SECTON 22, S '18" E., A DSTANCE OF FEET TO A PONT ON THE NORTH LNE OF A 100 FEET WDE CANAL RGHT-OF-WAY; THENCE LEAVNG THE SAD EAST LNE, N '31" W., A DSTANCE OF FEET ALONG THE SAD NORTH LNE; Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 7 of 29

8 THENCE LEAVNG THE SAD NORTH LNE, N '25" W., A DSTANCE OF FEET TO A PONT ON THE EAST-WEST QUARTER (1/4) LNE OF SAD SECTON 22; THENCE LEAVNG THE SAD EAST-WEST QUARTER (1/4) LNE N '01" W., A DSTANCE OF FEET; THENCE N '17" E., A DSTANCE OF FEET TO THE PONT OF BEGNNNG OF THE PARCEL DESCRBED HEREN. CONTANNG 2,563,283.4 SQUARE FEET OR ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRCTONS OF RECORD. 1.3 PROPERTY OWNERSHP The subject property s owned by: Thomas S. Monaghan (Tree Farm Land Trust)TBC Tree Farm 2, LLC (Folo: , and , and ) TBC Tree Farm 1, LLC (Folo: ) Coller County (Folo: , 7.42 ac property conveyed fee smple to Coller County OR4413 PG 3834) 1.4 DEVELOPER The Tree Farm property s ntended to be developed by the Tree Farm Land Trust or asgnee. All reference to the developer as may be contaned n ths MPUD Document shall mean the Tree Farm Land Trust, unless, and untl the subject property descrbed and depcted n ths MPUD Document s conveyed, or assgned. t s the responsblty of the Tree Farm Land Trust to notfy Coller County, n wrtng, of the land conveyance, or assgnment of the subject property descrbed and depcted n ths MPUD Document wthn sx months from the actual conveyance, or assgnment. 1.5 PHYSCAL DESCRPTON The development property s located n Secton 22, Townshp 48 South, Range 26 East, Coller County. t conssts of ±58.84 acres located n the northwest corner of the ntersecton of mmokalee Road (CR 846) and Coller Boulevard (C.R. 951). The property was prevously used as a tree nursery. mprovements on the property consst of a small mantenance shed and the property s generally wthout topographc relef, wth the average elevaton at approxmately 13 feet above mean sea level. The water management system wll consst of approxmately ±6.4 acres of water management areas that wll receve runoff from structures and parkng areas. Run-off s collected by catch basns and culvert systems for conveyance to the project s nternal lake system. The project outfall wll be at the project s eastern boundary. Dscharge wll be nto the Cocohatchee Canal that runs along mmokalee Road. Allowable dscharge rates wll be n accordance wth applcable County ordnances. The water management system wll be permtted by the South Florda Water Management Dstrct (SFWMD) through the Envronmental Resource Permt (ERP) process. All rules and Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 8 of 29

9 regulatons of SFWMD wll be mposed upon ths project ncludng, but not lmted to: storm attenuaton wth a peak dscharge rate per Coller County and SFWMD Rules, mnmum roadway centerlne, permeter berm and fnshed floor elevatons, and water qualty pretreatment. 1.6 PROJECT DESCRPTON The Tree Farm MPUD shall be a mxed-use development. The southern ±18.69 acres of the property, located wthn Actvty Center #3, shall allow for a varety of commercal uses. The remander of the property shall be used for resdental development. The commercal land uses wthn the Actvty Center porton of the property are those typcally assocated wth major ntersectons, ncludng, but not lmted to, convenence stores wth gas pumps, restaurants, banks, and shoppng centers anchored by a major grocery or retal store(s). The commercal uses and sgnage wll be desgned to be harmonous wth one another and wll be compatble wth adjacent and nearby land uses. n addton to complance wth all applcable provsons of the LDC, except where devatons are authorzed, compatblty and harmony wll be acheved by usng common archtectural elements and common entryway sgnage and landscape desgn themes. The amentes proposed to be provded as part of the resdental and recreatonal porton of the project nclude, but are not lmted to structures (clubhouse), and complmentary areas (swmmng pool, chldren s playground, and tenns facltes) to provde socal and recreatonal space, lakes, natural and landscaped open spaces, and a varety of passve (natve preserves) and actve recreatonal opportuntes. Access to the property wll be from Coller Boulevard (C.R. 951) and wll nclude an access pont off mmokalee Road, when a shared access agreement wth the adjacent property to the west s negotated. The access from mmokalee Road wll be algned wth the access to the Pebblebrooke Subdvson located south of mmokalee Road, and across from and to the west of subject property. Access from Coller Boulevard s depcted on the MPUD Master Plan as follows: a rght n / rght out access at approxmately 660 feet from the Coller Boulevard, mmokalee Road ntersecton; a drectonal medan openng at approxmately one-quarter (1/4) mle from Coller Boulevard, mmokalee Road ntersecton; a full medan openng at approxmately one-half (1/2) mle from the Coller Boulevard, mmokalee Road ntersecton; and an optonal rght n/rght out access at approxmately three quarter (3/4) mle from the Coller Boulevard/mmokalee Road ntersecton. The drectonal and full medan openngs wll be algned wth the access ponts approved for the Hertage Bay DR, and all access ponts are subject to revew and approval of Coller County Transportaton Servces Dvson. Addtonally, ths project has provded adequate land to accommodate the wdenng of mmokalee Road and Coller Boulevard, ncludng ntersecton mprovements and the reconfguraton of the mmokalee canal to facltate such mprovements. The Tree Farm MPUD wll be served wth centrally provded potable water, santary sewer, electrc power, and telephone facltes. Addtonal servces wll be provded as deemed approprate. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 9 of 29

10 1.7 SHORT TTLE Ths Ordnance shall be known and cted as the Tree Farm Mxed-Use Planned Unt Development (MPUD) Ordnance. THS SPACE NTENTONALLY LEFT BLANK Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 10 of 29

11 SECTON PROJECT DEVELOPMENT REQUREMENTS 2.1 PURPOSE The purpose of ths Secton s to generally descrbe the project plan of development, relatonshps to applcable County ordnances, the respectve land use dstrcts wthn the Tree Farm MPUD, as well as other project relatonshps. 2.2 DESCRPTON OF PROJECT PLAN AND LAND USE DSTRCTS The project Master Plan, ncludng layout of streets and use of land s graphcally llustrated by Exhbt A, MPUD Master Plan. There shall be four land use dstrcts, portons of whch may nclude water management lakes or facltes, and prvate rghts-of-way or drve asles. A breakdown of the Tree Farm MPUD land use dstrcts and ther respectve acreages s presented n Table. TABLE PROJECT LAND USE TRACTS DSTRCT TYPE ACREAGE C/MU COMMERCAL MXED-USE ±18.69* R RA RESDENTAL RECREATONAL AREA ±39.19 ±0.45 P PRESERVE ±0.51 TOTAL * Note: the MPUD provdes for a total of 7.42 acres of rght-of-way conveyance for Coller Boulevard, expanson of mmokalee Road, and mprovements to the ntersecton of these two arteral roadways. Ths rght-of-way conveyance ncludes 4.34 acres wthn the C/MU Commercal Mxed-Use Tract (Actvty Center) and 3.08 acres wthn the R Resdental Tract 2.3 MAXMUM PROJECT DENSTY AND NTENSTY A. The Commercal Mxed-Use Dstrct wll be lmted to acres wthn the desgnated Actvty Center. The Resdental Dstrct wll be lmted to acres. B. ntensty: A maxmum of 120,000 square feet of commercal uses may be constructed wthn the Commercal Mxed-Use Dstrct, of whch a maxmum of 100,000 square feet may be retal or offce and the balance (above 100,000 square feet) s lmted to offce use, as set forth n Secton 3.3 of ths MPUD. C. Approved Densty: Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 11 of 29

12 A maxmum of 281 mult-famly/sngle-famly attached/townhouse unts or 138 sngle-famly detached resdental dwellng unts may be constructed n the total project area. The gross project area s 58.84± acres. The gross project densty, therefore, wll be a maxmum of 4.78 dwellng unts per acre. The Actvty Center shall be developed at a human scale, be pedestran-orented, and be nterconnected wth the remanng porton of the project wth pedestran and bcycle facltes. 2.4 EXSTNG STRUCTURES The exstng prncpal structures wthn the MPUD boundares may be retaned and utlzed through the constructon and plattng phases of the development. 2.5 NATVE VEGETATON RETENTON REQUREMENTS A. A mnmum of 0.51 acres (25% of the 2.02 acres of natve vegetaton on ste) s requred to be retaned or replanted. The Tracts dentfed as P, contan /- acres and fully satsfy the natve vegetaton requrements. B. Ths MPUD s subject to a Complance Agreement entered nto and made on June 6, 2005 by and between Coller County and the Tree Farm Land Trust, wth respect to vegetaton removal on the subject property. Ths Agreement establshes that 0.51 acres of natve preserve shall be provded wthn the MPUD. A copy of ths Complance Agreement s attached as Exhbt D. 2.6 RGHTS-OF-WAY At the dscreton of the developer, the mnmum rght-of-way wdth to be utlzed for all nternal project streets may be ffty feet (50 ). Devaton #1 from Secton (O) of the LDC. Utlzaton of lands wthn all project rghts-of-way for landscapng, decoratve entranceways, and sgnage may be allowed subject to revew and admnstratve approval by the Communty Development and Envronmental Servces Admnstrator, or hs desgnee, for engneerng and safety consderatons pror to nstallaton. 2.7 FENCES AND WALLS Devaton #2 seeks relef from LDC Secton C, whch permts a maxmum wall heght of 6 n resdental zonng dstrcts and resdental components of a PUD, to allow a maxmum wall heght of 8 along the permeter of the PUD, and allow a 12 wall/berm combnaton wthn resdental portons of the PUD along Coller Boulevard. The berm porton of the 12 wall/berm shall be a mnmum of 3 n heght. 2.8 SGNAGE A. General All sgns wll be provded n accordance wth Chapter of the LDC except n the followng nstances. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 12 of 29

13 1. Boundary marker monuments contanng project dentfcaton sgns desgned to dentfy the project, or any major use wthn the project, shall be permtted n locatons depcted on the MPUD Master Plan (Exhbt A ). Sad boundary marker monument shall not exceed 6 feet n heght as measured from fnshed grade at the locaton of the boundary marker monument. The sgn face area for such boundary markers shall not exceed 64 square feet n area and shall not exceed the heght or length of the monument on whch t s located. f the sgn s two-sded, each sgn shall not exceed 64 square feet n area. Each sgn shall only contan the man project name, nsgna or motto of the entre development, and the developer s name and logo. Boundary marker monuments shall be setback a mnmum of 10 feet from any MPUD permeter property lne. DEVATON #3 2. One off-premses sgn may be located to the west of the Tree Farm MPUD generally located near the access to Coller Boulevard from the property mmedately adjacent to the west of Tree Farm MPUD. The off-premse sgn may devate from the maxmum 12 square foot sze set forth n Secton C.15.b.., but may not exceed 16 square feet n sze, and may also devate from Secton C.15.b.v., whch requres such off-ste sgns to be located wthn 1000 feet of the ntersecton of the arteral roadway servng the buldng, structure or use. DEVATON #4 Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 13 of 29

14 SECTON COMMERCAL MXED-USE DSTRCT (C/MU) 3.1 PURPOSE The purpose of ths Secton s to set forth the development plan for areas desgnated as Dstrct C/MU, Commercal on Exhbt A, MPUD Master Plan. The general functon and purpose of ths Dstrct s to provde the opportunty for dverse types of commercal actvtes that delver goods and servces, ncludng entertanment and recreatonal attractons, to many segments of the populaton. 3.2 MAXMUM COMMERCAL/OFFCE SQUARE FEET AND MNMUM RESDENTAL DEVELOPMENT The ± acre commercal area (Dstrct C ), s lmted to a maxmum of 120,000 square feet of commercal/offce uses, of whch a maxmum of 100,000 square feet may be retal or offce and the balance (above 100,000 square feet) s lmted to offce use. 3.3 PERMTTED USES No buldng or structure, or part thereof, shall be erected, altered or used, or land used n whole or n part, for other than the followng: A. Prncpal Uses 1 : 1. Group 0742 Veternary servces for anmal specaltes (except outdoor kennel) 2. Establshments furnshng pont-to-pont communcatons servces as outlned under Major Group 48 n the Standard ndustral Classfcaton Manual; no communcaton towers are permtted. 3. Group 5231 Pant glass, and wallpaper stores; 4. Group 5251 Hardware stores; 5. Group 5261 Retal nurseres, lawn and garden supply stores; 6. Major Group 53 General merchandse stores. 7. Major Group 54 - Food stores. 8. Group 5531 Auto and home supply stores, not ncludng any nstallaton faclty; 1 Reference Executve Offce of the Presdent, Offce of Management and Budget, Standard ndustral Classfcaton Manual, 1987 Edton. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 14 of 29

15 9. Group 5541 Gasolne statons, not ncludng servce facltes; 10. Group 7542 Carwashes only. 11. ndustry Group 555 Boat dealers. 12. Major Group 56 Apparel and accessory stores. 13. Major Group 57 Home furnture, furnshngs, and equpment stores. 14. Major Group 58 Eatng and drnkng places. 15. Major Group 59 Mscellaneous Retal. ndustry Group Numbers: 596 nonstore retalers; 598 and not ncludng retal sale of freworks. 16. Major Groups 60, excludng 6099 check cashng agences, 61, 62, 63, 64, 65, and 67 n the Standard ndustral Classfcaton Manual. 17. Group 7011 Hotels and motels. The maxmum floor area rato for hotels shall not exceed a factor of Establshments operatng prmarly to provde personal servces for the followng ndustry groups: a. 721 Laundry, cleanng, and garment servces, only ncludng Group 7211 power laundres, famly and commercal, Group 7215 Con-operated laundres and dry-cleanng, and Group 7217 carpet and upholstery cleanng; b. 722 Photographc portrat studos; c. 723 Beauty shops d. 724 Barber shops; e. 725 Shoe repar shops and shoeshne parlors; f. 729 Mscellaneous personal servces, only ncludng Group 7291 Tax return preparaton servces, and Group 7299 personal servces, not elsewhere classfed, only ncludng car ttle and tag servce, computer photography or portrats, costume rental, det workshops, electrolyss (har removal), genealogcal nvestgaton servce, har weavng or replacements servce, dress sut or tuxedo rental, and tannng salons. 19. Establshments operatng prmarly to provde busness servces for the followng ndustry Groups: a. 731 Advertsng, not ncludng Group 7312 outdoor advertsng servces agences; b. 733 Malng, reproducton, commercal art and photography, and stenographc servces; c. 735 Group 7352 medcal equpment rental and leasng; Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 15 of 29

16 d. 737 Computer programmng, data processng, and other computer related servces, not ncludng Group 7371 computer programmng servces. 20. Establshments prmarly engaged n developng flm and n makng photographc prnts and enlargements for the trade or for the general publc, only ncludng Group 7384, photofnshng laboratores. 21. Group 7513 Truck rental and leasng, wthout drvers; Group 7514 passenger car rental; Group 7515 passenger car leasng; and Group 7519 utlty traler and recreatonal vehcle rental. 22. Group 7631 Watch, clock, and jewelry repar, and Group 7699 repar shops and related servces, not elsewhere classfed. 23. Group 7832 Moton pcture theaters, except drve-n, and Group 7841 vdeo tape rental. 24. Major Group 79 Amusement and recreaton servces, for the followng ndustry numbers: a. Group 7911 Dance studos, schools and halls b. Group 7922 Theatrcal producers (except moton pcture) and Group mscellaneous theatrcal servces c. Group 7941 Professonal sports clubs and promoters, only ncludng managers of ndvdual professonal athletes, and promoters of sports events. d. Group 7991 Physcal ftness facltes e. Group 7999 Amusement and recreaton servces, not elsewhere classfed, to nclude moped rental, motorcycle rental, rental of bcycles, schools and camps-sports nstructonal, scuba and skn dvng nstructon, sportng goods rental only. 25. Major Group 80 Health servces for the followng ndustry groups: a. 801 Offces and clncs of doctors of medcne; b. 802 Offces and clncs of dentsts; c. 803 Offces and clncs of doctors of osteopathy; d. 804 Offces and clncs of other health practtoners. 26. Major Group 807 Medcal and dental laboratores for the followng ndustry numbers: a. Group 8071 Medcal laboratores; b. Group 8072 Dental laboratores. 27. Establshments operatng prmarly to provde legal servces as defned under Major Group 81. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 16 of 29

17 28. Group 8231 Lbrares. 29. Membershp organzatons engaged n promotng the nterests of ther member as defned under Major Group Establshment operatng prmarly to provde engneerng, accountng, research, and management for the followng ndustry Numbers: a. Group 8711 Engneerng servces b. Group 8712 Archtectural servces c. Group 8713 Surveyng servces d. Group 8721 Accountng, audtng and bookkeepng servces e. Group 8732 Commercal economc, socologcal, and educatonal research f. Group 8741 Management servces g. Group 8742 Management consultng servces h. Group 8743 Publc relatons servces. Group 8748 Busness consultng servces. 31. Offces of government as defned under Major Group 91 Executve, legslatve, and general government, except fnance. 32. Resdental mult-famly dwellng unts, whether n a free standng resdental buldng or located n a mxed commercal and resdental buldng. Mxed use buldngs shall adhere to the development standards set forth n Table below. Resdental unts shall not be located on the frst floor of a mxed use buldng, and shall be subject to a mnmum per unt floor area of 1,000 square feet. Resdental buldngs wth no commercal component shall adhere to the development standards set forth n Table V. B. Accessory Uses Accessory uses and structures customarly assocated wth the permtted prncpal uses and structures, ncludng, but not lmted to: 1. Parkng facltes and sgnage. 2. Uses and structures that are accessory and ncdental to the permtted uses wthn ths MPUD Document. 3. One caretaker s resdence. 3.4 DEVELOPMENT STANDARDS A. Table below sets forth the development standards for land uses wthn the Tree Farm MPUD Commercal Dstrct. Standards not specfed heren shall be those specfed n applcable sectons of the LDC n effect as of the date of adopton of ths Ordnance. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 17 of 29

18 TABLE DEVELOPMENT STANDARDS FOR COMMERCAL DSTRCT PRNCPAL USES ACCESSORY USES MNMUM LOT AREA 10,000 sq. ft. N/A AVERAGE LOT WDTH 100 ft. N/A MNMUM YARDS (External) From mmokalee Road Canal ROW 25 ft. SPS From Future Extenson of Coller Blvd. 25 ft. SPS From Western Project Boundary 25 ft. 15 ft. MNMUM YARDS (nternal) nternal Drves/ROW 15 ft. 10 ft. Rear 10 ft. 10 ft. Sde 10 ft. 10 ft. Lakes 25 ft. 20 ft. Preserves 25 ft. 10 ft. MN. DSTANCE BETWEEN STRUCTURES 10 ft. or 1/2 the sum of buldng heghts 10 ft. MAXMUM HEGHT ZONED ACTUAL Retal Buldngs (wth or wthout resdental uses) 50 ft. 62 ft. 35 ft. Offce Buldngs (wth or wthout resdental uses) 65 ft. 77 ft. 35 ft. MNMUM FLOOR AREA 1,000 sq. ft. N/A MAX. GROSS LEASABLE COMMERCAL AREA 120,000 sq. ft. N/A No structure may be located closer than 20 feet to the top of bank of a lake (allowng for the requred mnmum 20 foot wde lake mantenance easement). Whchever s greater. Per prncpal structure, kosk vendor, concessons, and temporary or moble sales structures shall be permtted to have a mnmum floor area of twenty-fve (25) square feet and shall be subject to the accessory structure standards set forth n the LDC. Total allowable commercal square footage s 120,000 square feet; however no more than 100,000 may be retal or offce and the balance, above 100,000 square feet, f developed, shall be offce. n the event the property s developed as a unfed development wth the Adde s Corner PUD, a zero foot setback shall be allowed along the common property PUD boundary and no landscape buffer shall be requred. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 18 of 29

19 SECTON V RESDENTAL DSTRCT (R) 4.1 PURPOSE The purpose of ths secton s to dentfy specfc development standards for areas desgnated as R on the MPUD Master Plan, Exhbt A. Resdental uses, nfrastructure, permeter land use buffers, and sgnage wll occur wthn ths Dstrct. 4.2 MAXMUM DWELLNG UNTS The maxmum number of resdental dwellng unts allowed wthn the MPUD shall be establshed at the tme of development plan revew, but shall not exceed 281 multfamly/sngle-famly attached/townhouse resdental dwellng unts or 138 sngle-famly detached unts. For the purpose of calculatng the project densty, 4 asssted lvng facltes (ALF) unts shall consttute 1 resdental dwellng unt and the maxmum number of ALF unts shall not exceed 150 unts. 4.3 USES PERMTTED No buldng or structure, or part thereof, shall be erected, altered or used, or land used, n whole or n part, for other than the followng: A. Prncpal Uses: 1. Sngle-famly attached dwellngs (ncludng townhouses ntended for fee smple conveyance); 2. Zero lot lne dwellngs; 3. Sngle-famly detached dwellngs; 4. Duplexes, two-famly dwellngs; 5. Multple-famly dwellngs; 6. ALF wth ancllary medcal uses and personal servces for resdents and ther guests, ncludng but not lmted to, beauty salon, bank, pharmacy and convenence store. (Such ancllary medcal or personal servce uses shall only be accessed from nsde the ALF (no exteror access). No external sgnage or advertsng shall be permtted n support of these ancllary medcal or personal servce uses. B. Accessory Uses: Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 19 of 29

20 1. Customary accessory uses and structures ncludng, but not lmted to prvate garages, swmmng pools and screened enclosures. 4.4 DEVELOPMENT STANDARDS A. GENERAL: Except as provded for heren, all crtera set forth below shall be understood to be n relaton to ndvdual parcel or lot boundary lnes, or between structures. Condomnum, and/or homeowners' assocaton boundares shall not be utlzed for determnng development standards. THS SPACE NTENTONALLY LEFT BLANK Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 20 of 29

21 TABLE V RESDENTAL DEVELOPMENT STANDARDS DEVELOPMENT STANDARDS PRNCPAL STRUCTURES SNGLE- FAMLY DETACHED SNGLE- FAMLY ATTACHED & TOWNHOUSE TWO FAMLY, PATO 1,2 & ZERO LOT LNE MULT FAMLY 5 MNMUM LOT AREA 2,250 S.F. 2,250 S.F. 2,250 S.F. 10,000 S.F. PER UNT PER UNT PER UNT MNMUM FLOOR AREA 1,000 S.F. 1,000 S.F. 1,000 S.F. 1, S.F./D.U. MN FRONT YARD 3,4 15 FEET 15 FEET 15 FEET 15 FEET MN SDE YARD 5 FEET 0 FEET or 5 FEET 0 FEET or 5 FEET 10 FEET MN REAR YARD 7.5 FEET 7.5 FEET 7.5 FEET 20 FEET MN PRESERVE SETBACK 25 FEET 25 FEET 25 FEET 25 FEET MN. DST. BETWEEN STRUCTURES MAX. ZONED HEGHT 10 FEET 10 FEET 10 FEET 20 FEET or ½ ZONED BH, WHCHEVER S GREATER 2 STORES NTE 42 FEET 2 STORES NTE 42 FEET 2 STORES NTE 42 FEET 3 STORES NTE 50 FEET ACTUAL HEGHT 5 54 FEET 54 FEET 54 FEET 62 FEET ACCESSORY STRUCTURES FRONT 10 FEET 10 FEET 10 FEET 10 FEET SDE 5 FEET 5 FEET 5 FEET 5 FEET REAR 5 FEET 5 FEET 5 FEET 5 FEET PRESERVE SETBACK 10 FEET 10 FEET 10 FEET 10 FEET MAX. BLDG. HT. NOT TO EXCEED SPS SPS SPS 3 STORES NTE 42 FEET S.P.S.: Same as Prncpal Structures. NTE: Not To Exceed BH: Buldng Heght Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 21 of 29

22 General Notes: Front yards shall be measured as follows: f the parcel s served by a publc or prvate rght-of-way, setback s measured from the adjacent rght-of-way lne. f the parcel s served by a prvate road, setback s measured from the back of curb (f curbed) or edge of pavement (f not curbed). Setback from lake easements for all accessory uses and structures may be zero feet (0 ). No structure, other than those permtted wthn the LDC to be located wthn a requred landscape buffer tract or easement, shall encroach nto a requred landscape buffer tract or easement. Footnotes 1) A pato home s a detached or sem-detached sngle-famly unt from ground to roof wheren each dwellng unt lot s enclosed by a wall located at the lot lne, thus creatng a prvate yard between the house and the wall. 2) Setback may be ether zero feet (0 ) on one sde and fve feet (5 ) on the other sde n order to provde a mnmum separaton between prncpal structures of ten feet (10 ). At the tme of applcaton for subdvson plat approval for each tract, a lot layout depctng mnmum yard setbacks and buldng footprnt shall be submtted. 3) Front loadng garages shall have a mnmum front yard setback of twenty-three feet (23 ), as measured from the back of sdewalk. Sde loaded garages may be located less than twenty-three feet (23 ) feet from the back of sdewalk provded that the drveway desgn allows for parkng of vehcles so as not to nterfere wth or block the sdewalk. These provsons apply to a garage whether attached to the prncpal structure or detached. 4) For corner lots, only one (1) front yard setback shall be requred. The yard that does not contan the drveway shall provde a 10' setback. 5) n the event amendments are made to the Adde s Corner PUD to allow for a unfed development plan of both propertes, a zero setback shall be allowed along ther common property lne of ths PUD and no landscape buffer shall be requred. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 22 of 29

23 4.5 PERMTTED USES FOR RECREATONAL AREA, LABELED RA ON MASTER PLAN A. Prncpal Uses: 1. Clubhouse, gazebo, or other structures ntended to provde socal and recreatonal space for the prvate use of the resdents and ther guests. 2. Outdoor recreaton facltes, such as a communty swmmng pool, tenns and basketball courts, playgrounds, pedestran/bcycle pathways, and water features. 3. Passve open space uses and structures, such as but not lmted to landscaped areas, gazebos, and park benches. 4. Any other prncpal use whch s comparable n the nature wth the foregong lst of permtted prncpal uses, as determned by the Board of Zonng Appeals ( BZA ) or Hearng Examner, as applcable. B. Accessory Uses: 1. Communty mantenance areas, and mantenance structures. 2. Any other accessory use whch s comparable n nature wth the foregong lst of permtted accessory uses, as determned by the Board of Zonng Appeals ( BZA ) or Hearng Examner, as applcable. THS SPACE NTENTONALLY LEFT BLANK Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 23 of 29

24 TABLE V RECREATONAL AREA DEVELOPMENT STANDARDS DEVELOPMENT STANDARDS RECREATONAL AREA PRNCPAL STRUCTURES MNMUM LOT AREA MNMUM LOT WDTH MNMUM FLOOR AREA 10,000 S.F. N/A N/A MN. FRONT YARD 25 MN PRESERVE SETBACK 25 FEET MN. SDE YARD 25 MN. REAR YARD 25 MN. DSTANCE BETWEEN STRUCTURES MAX. ZONED HEGHT 2 STORES NTE MAX. ACTUAL HEGHT FEET 62 FEET ACCESSORY STRUCTURES MN. FRONT YARD 15 MN. SDE YARD 15 MN. REAR YARD 15 PRESERVE SETBACK 25 MAX. BULDNG HEGHT NOT TO EXCEED 2 STORES NTE 42 FEET NTE: Not to exceed Note: Where the Recreatonal Area abuts resdental lots, the requred 15 Type B buffer shall nclude a 6 wall. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 24 of 29

25 THS SPACE NTENTONALLY LEFT BLANK SECTON V PRESERVE AREA (P) 5.1 PURPOSE The purpose of ths secton s to set forth the development plan for areas desgnated as Dstrct P, Preserve Area on Exhbt A, MPUD Master Plan. The prmary functon and purpose of ths Dstrct s to preserve and protect vegetaton and naturally functonng habtats, such as wetlands, ncludng upland buffers, n ther natural, and/or enhanced state. 5.2 USES PERMTTED A. Prncpal Uses: 1. Open spaces/nature preserves. B. Accessory Uses: 1. Water management structures. 2. Mtgaton areas. 3. Passve recreatonal uses such as pervous nature trals or boardwalks shall be allowed wthn the preserve areas, as long as any clearng requred to facltate these uses does not mpact the mnmum requred vegetaton. For the purpose of ths Secton, passve recreatonal uses are those uses that would allow lmted access to the preserve n a manner that wll not cause any negatve mpacts to the preserve, such as pervous pathways, benches and educatonal sgns. Fences may be utlzed outsde of the preserve to provde protecton of the preserve n accordance wth the applcable requrements set forth n the LDC. Fences and walls shall not be permtted wthn the preserve area. Permeter berms and swales shall be located outsde preserve boundares. C. The.51 acre preserve tract depcted on the MPUD Master Plan shall be re-vegetated n complance wth MPUD Exhbt D, Complance Agreement, and n accordance wth the applcable provsons of the LDC. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 25 of 29

26 SECTON V DEVELOPMENT COMMTMENTS 6.1 PURPOSE The purpose of ths Secton s to set forth the development commtments for the development of the project. 6.2 GENERAL All facltes shall be constructed n accordance wth SDP, subdvson plans (f requred), and all applcable State and local laws, codes, and regulatons applcable to ths MPUD. Except where specfcally noted or stated otherwse, the standards and specfcatons of the LDC shall apply to ths project, even f the land wthn the MPUD s not to be platted. The developer, ts successors and assgns, shall be responsble for the commtments outlned n ths Document. The developer, ts successors or assgnee, shall follow the Master Development Plan and the regulatons of the MPUD, as adopted, and any other condtons or modfcatons as may be agreed to n the rezonng of the property. n addton, any successors or assgnee n ttle to the developer are bound by any commtments wthn ths Document. These commtments may be assgned or delegated to a condomnum/ homeowners assocaton to be created by the developer. Upon assgnment or delegaton, the developer shall be released from responsblty for the commtments. 6.3 TRANSPORTATON The development of ths MPUD Master Development Plan shall be subject to and governed by the followng condtons: A. f any requred turn lane mprovement requres the use of exstng County rghts-of way or easements, compensatng rght-of-way shall be provded wthout cost to Coller County as a consequence of such mprovement. B. f, n the sole opnon of Coller County, a traffc sgnal, or other traffc control devce, sgn or pavement markng mprovement wthn a publc rght-of-way or easement s determned to be necessary, the far share cost of such mprovement shall be borne by the developer. C. The applcant shall reserve rghts-of-way for Coller Boulevard and mmokalee Road expanson and ntersecton mprovements as depcted on the MPUD Master Plan (Rght-of-way Reservatons Tracts A, B, and C, totalng /- acres). The applcant shall receve mpact fee credts n exchange for Rght-of-way Reservaton Tract B (0.47 acres), but shall not receve mpact fee credts for the reservaton and eventual dedcaton of Rght-of-way Reservaton Tracts A and C. The applcant shall convey by deed, n fee smple, at no cost to the County (other than the aforementoned mpact Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 26 of 29

27 fee credts for Tract B) all lands reserved as depcted on the MPUD Master Plan (as noted heren) wthn 90 days of wrtten request of the County. D. The applcant shall construct a twelve foot (12 ) asphalt greenway wthn the mmokalee Road canal rght-of-way, or wthn the adjacent rght-of-way reservaton area, at the dscreton of the Coller County Transportaton Servces Dvson. The greenway shall be located on the north sde of the canal and shall connect to the greenway that Coller County s constructng to the west of the Tree Farm MPUD property. The developer shall provde fve (5) parkng spaces for publc use n close proxmty to and accessble from the greenway. These parkng spaces may be located wthn the Commercal Tract, and may be located wthn the Rght-of-way Reservaton Tract A on a temporary or permanent bass, wth approval from Coller County Transportaton Servces Dvson. The greenway shall be constructed pror to the ssuance of the frst certfcate of occupancy (CO) wthn the MPUD. E. The applcant shall desgn the project stormwater management system so as to accept and treat stormwater from ffty percent (50%) of the mpervous area of proposed extenson of Coller Boulevard adjacent to the Tree Farm MPUD, n accordance wth South Florda Water Management Dstrct permttng requrements. F. The applcant shall be responsble for far share costs of mprovements to the mmokalee Road/Coller Boulevard ntersecton, ncludng brdge replacement and/or wdenng as may be necessary to construct a mnmum of two north and two southbound through lanes as well as necessary turn lanes G. The applcant shall ensure that any easements necessary to facltate nterconnectons to propertes to the west as shown on the MPUD Master Plan shall be granted by the approprate nstrument(s) at the tme of submttal of the frst development order applcaton. H. No certfcate of occupancy (CO) for development wthn the Tree Farm MPUD wll be ssued untl 6 lanng of the followng roadway segments has been substantally completed (that s fully open to traffc): 1. mmokalee Road from Coller Boulevard west to mmokalee Road from Coller Boulevard East to Ol Well Road 3. Coller Boulevard from mmokalee Road south to Golden Gate Boulevard.. Should t become necessary or desrable to construct a wall to mtgate the mpacts of nose from Coller Boulevard or mmokalee Road, the owner, successor or assgns shall be responsble for the costs of desgnng and nstallng sad wall or walls for the porton adjacent to the project boundary. J. The Tree Farm MPUD TS was based on a development scenaro that assumed a varety of commercal uses and a maxmum of 281 mult-famly unts. The total trp generaton was estmated n the TS to be 580 PM peak hour two-way external trps to Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 27 of 29

28 6.4 UTLTES adjacent streets based on TE trp generaton rates. The development scenaro analyzed n the TS may change. However, the Project s estmated trp generaton wll not exceed a maxmum of 580 PM peak hour two-way external trps to adjacent streets. The development of ths MPUD Master Development Plan shall be subject to and governed by the followng condtons: A. The developer shall reserve one (1) area to be granted as an easement to Coller County for a raw water well. The dmenson of ths well easement be at a maxmum 80 feet by 50 feet. The approxmate locaton of ths well easement s depcted on the MPUD Master Plan. The water well easement ste s located at the northeastern corner of the MPUD, and can be accessed from Coller Boulevard Extenson. The grant of ths easement shall occur at the tme of ste development plan or fnal plat approval for the area wthn the development phase that contans the well easement ste. At the tme of the ste development plan and/or fnal plat submttal, the developer shall provde the well ste easement that meets the standard setback requrements for water wells. 6.5 ENVRONMENTAL A. The development shall comply wth the gudelnes and recommendatons of the U.S. Fsh and Wldlfe Servce (USF&WS) and the Florda Fsh and Wldlfe Conservaton Commsson (FFWCC) regardng potental mpacts to lsted speces. A Bg Cypress Fox Squrrel Management Plan shall be submtted to Envronmental Servces Staff for revew and approval pror to ste plan/constructon plan approval. Where protected speces are observed on ste, a Habtat Management Plan for those protected speces, or ther habtats shall be submtted to Envronmental Servces Staff for revew and approval pror to ste plan/constructon plan approval. 6.6 AFFORDABLE-WORKFORCE HOUSNG: A. The applcant shall provde 15% of the total unts bult n the project n the affordable housng prce range or workforce housng,.e., for those who earn up to 150% of the medan ncome as calculated annually usng the Coller County medan ncome fgure for a famly of four as determned by the Unted States Housng and Urban Development Department (HUD). The applcant wll use the most current medan ncome fgure as defned above at the tme of sale to determne f that unt falls nto the 150% medan ncome or below. Currently, that would allow a sales prce of up to $321,000. The applcant wll provde verfcaton of the sales prces to Coller County s Housng and Human Servces Department. The form of verfcaton shall be determned between the applcant and the Coller County Housng and Human Servces Dvson. Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 28 of 29

29 6.7 PUD MONTORNG One entty (herenafter the Managng Entty) shall be responsble for PUD montorng untl close-out of the PUD, and ths entty shall also be responsble for satsfyng all PUD commtments untl close-out of the PUD. At the tme of ths PUD approval, the Managng Entty s TBC Tree Farm 1, LLC, Roosevelt Boulevard, Sute 601, Clearwater, Florda Should the Managng Entty desre to transfer the montorng and commtments to a successor entty, then t must provde a copy of a legally bndng document that needs to be approved for legal suffcency by the County Attorney. After such approval, the Managng Entty wll be released of ts oblgatons upon wrtten approval of the transfer by County staff, and the successor entty shall become the Managng Entty. As Owner and Developer sell off tracts, the Managng Entty shall provde wrtten notce to County that ncludes an acknowledgement of the commtments requred by the PUD by the new owner and the new owner s agreement to comply wth the Commtments through the Managng Entty, but the Managng Entty shall not be releved of ts responsblty under ths Secton. When the PUD s closed-out, then the Managng Entty s no longer responsble for the montorng and fulfllment of PUD commtments. 6.8 MSCELLANEOUS A. ssuance of a development permt by a county does not n any way create any rghts on the part of the applcant to obtan a permt from a state or federal agency and does not create any lablty on the part of the county for ssuance of the permt f the applcant fals to obtan requste approvals or fulfll the oblgatons mposed by a state or federal agency or undertakes actons that result n a volaton of state or federal law. (Secton , FS) B. All other applcable state or federal permts must be obtaned before commencement of the development. THS SPACE NTENTONALLY LEFT BLANK Tree Farm MPUD, PL Last Revsed 04/04/2018 Page 29 of 29

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