Cover Letter with Narrative Statement

Cover Letter with Narrative Statement March 31, 2017 rev July 27, 2017 RE: Rushton Pointe Residential Planned Unit Development Application for Public Hearing for RPUD Rezone PL2015 000 0306 Mr. Eric Johnson, Principal Planner Collier County Growth Management Division 2800 N. Horseshoe Drive Naples, Florida 34104 Dear Mr. Johnson: Transmitted under this cover letter is the Application for Public Hearing for a Residential Planned Unit Development (RPUD). The original Pre Application Meeting was held on February 18, 2015. Even though the Collier County Fee Code requires a new pre application meeting after nine months from the last meeting, the provision allows for the meeting to be waived if there are no significant changes made since the meeting was held. Please see enclosed email verification from Ray Bellows, dated September 28, 2016, that the requirement for a new pre application meeting is being waived. The email also notes that the applicable fee of $500.00 shall not be credited toward the application fee at the time of submittal. Project Area. The subject property is an isolated undeveloped parcel and has a total site area of approximately 38.1 +/ acres. It is situated on the west side of Collier Boulevard (CR 951), north of the fully developed Brittany Bay PUD parcel, and south and east of the fully developed Indigo Lakes PUD. The property has approximately 668 feet of frontage on Collier Boulevard and 2482 feet of depth. Approximately half of parcel was previously utilized in row crop production in an operation which was integrated to a larger agricultural operation which included the lands now supporting Indigo Lakes. Page 1 of 9

Native Habitat and Wetland Acreage. 11.26 acres of the property support native habitat and another 4.94 acres have been designated wetlands by SFWMD with the issuance of a Formal Wetland Line Jurisdictional Determination in 2016. This RPUD proposes to meet its 25% preservation requirement onsite and to mitigate its poor quality wetlands offsite through a mitigation bank as element for future SFWMD/ACOE permitting. See application s environmental data and analysis for additional information regarding native habitat, preservation and wetland mitigation. Easement Encumbrance. The subject property was subject to an Order of Taking for lands required for the widening of a median enhanced Collier Boulevard by Collier County. The action resulted in a publicly recorded Final Stipulated Judgment which included a 5.09 acre drainage easement for roadway storm water management and a commitment from Collier County to design, permit and construct rightin/right out turn lane designed to County Standards of a major arterial road with a length of not less than 250 lf with a design capacity supporting an intensity of up to 273 residential units. This application is for 229 units or approximately 84% of the design maximum. The Judgement also provides the owner with the opportunity to reconfigure and integrate the County drainage facility into the development of the property, subject to applicable District permitting and a reconfiguration is being proposed. Design Considerations. Preserve. The largest area of native habitat is located at the western end of the property. The RPUD Master Plan has designated this location to accommodate its associated preserve requirement where the preserve will be compact, minimizing the preserve s perimeter while creating singular area of preserves which will benefit from its adjacency to an offsite lake and native habitat tract to the south. The preserve will also serve as a buffer to the residential community to the west. There are 11.26 acres of native habitat and 25% (2.81 acres) is proposed to be retained and enhanced. The 11.26 acres includes clustering of new growth trees within the former row crop fields. Wetlands. In 2006, the project s environmental consultant identified only 0.25 acres of wetlands within the subject property. The County s roadway plans providing for their drainage easement lake to outfall to the drainage canal across Collier Boulevards. However, during permitting the plans were changed without notice to the land owner and a design discharge was directed to flow onto onsite lands west of the drainage easement. Over the years the discharge established an additional 4.69 acres of SFWMD jurisdictional wetlands. These wetlands are of poor quality, are of nominal environmental value and are Page 2 of 9

isolated. They cannot be reasonably retained within a land use plan due to their location and configuration and are therefore proposed to be mitigated offsite during the subsequent District permitting process. This way, the offsite preserves can contribute with the benefit of aggregated environmentally protected lands. No credit is requested toward meeting the County s onsite preservation requirement through this mitigation. The RPUD proposes to fully accommodate its preserve requirement within the boundaries of RPUD. Existing Drainage Easement. Reconfiguration of the County s existing 5.09 Drainage Easement and its associated storm water management permitted capacity is proposed and depicted by two smaller lakes or storm water management features. The existing lake location is proposed to be adjusted across the full width of the parcel s frontage except for the project s ingress/egress road. This reconfiguration is permitted by the governing Final Stipulated Judgement. The design will support a minimum setback of 250 lf from Collier Boulevard, a comparable distance enjoyed by the abutting Indigo Lakes PUD, which provides desirable vehicular stacking from Collier Boulevard, as well as a visual and distance buffer from the impacts from this major roadway. The project s required Collier Boulevard LDC Type D landscape buffer of 20 feet width is proposed to be integrated within these features to soften their edges and for visual enhancement to the proposed residential community. Site Plan Layout. The property has a depth of approximately 3.7 times its width and given its limited width of 668± feet and the need to accommodate dimensional standards for roads, lakes and lots, the linear aspect of the property is strongly reflected in its efficient layout geometry. The depicted combined width of the entry driveway and preserve at opposite ends of the linear parcel reduce the width to length multiplier by approximately 25% to 2.7 times its width. The Plan depicts a looped internal circulation road with sidewalks, which facilitate vehicular and pedestrian circulation and efficient layout of utilities. Two minor (approximately 75 feet in length) dead end r/w extensions are depicted to provide full access to residential lots should the project include single family residential lots in these areas. Internal Lake. A singular centralized lake tract (approximately 20% of the net acreage after excluding the reconfigured county drainage facility and preserve) provides an internal open space amenity for the residential community and is well sized for meeting the project s storm water management requirements. Buffers. The western property line abuts the rear yards of single family residences within the Indigo Lakes neighborhood. The western end of the parcel is proposed to accommodate the project s Page 3 of 9

preservation requirement of 2.81 acres with a minimum width of 180 linear feet. This preserve will satisfy the otherwise required LDC Type A buffer for single family or LDC Type A for single family residential or LDC Type B for multi family development. The north property line abuts the Indigo Lakes neighborhood. The abutting land use is comprised of (west to east) one and two story single family homes, preserve, and then the singular entry driveway to the community. The required 10 LDC Type A buffer shall be provided for a single family residential development or a 15 LDC Type B for a multi family residential development. The LDC Type B landscape buffer standard is a minimum of 6 feet in height, 80 percent opaque within one year and shall include hedge installed with ten gallon plants which are four feet in height and three feet in spread and spaced a maximum of four feet on center at installation. Trees shall be installed and spaced no more than 25 feet on center. Should the onsite development be in the form of single family development, the developer has made a commitment to enhance the buffer with opaque hedge requirement as specified by the LDC for a Type B Buffer. The south property line abuts multi family development and associated components of internal roads, recreational amenities and storm water management lakes. A 15 ft wide LDC Type B landscape buffer is proposed along the entire property line except for the length of preserve located at the western end of the project. The east property line abuts the right of way for the median enhanced Collier Boulevard and the parallel drainage canal to its east. Except for the ingress egress to the project, a 20 foot wide LDC Type D landscape buffer is required. This width and associated tree and shrub requirement shall be integrated within the frontage lake tracts, which can be utilized to soften the lake forms and for visual enhancement. Vehicular Access and Pedestrian Access. The project proposes a singular right in / right out driveway centered approximately 397 lf south of the parcel s north property line. No median cut is proposed. The required turn lane is to be designed, permitted and constructed by the County with a minimum length of 250 lf and a capacity of up to 273 residential units which was based on 7 units per acre and the prior parcel acreage of 39 acres. The RPUD is proposing an intensity of 229 residential units or approximately 16% less than the maximum design capacity commitment. Page 4 of 9

Interconnection with the abutting developments was evaluated and investigated. The abutting developments are fully developed and did not provide for the opportunity for interconnection from the subject property to and over their private roadways and driveways. Additionally, internal roadways / driveways within the Rushton Pointe RPUD are proposed to be private. A gated entry feature may be designed, permitted and constructed as an integral element of the driveway connection from Collier Boulevard, provided that it maintains the LDC required minimum setback from the public right of way. Compatibility. Rushton Pointe RPUD is compatible with abutting development through its residential land use, the site layout of its master concept plan and the incorporation of County LDC landscape buffers which were specifically designed to mitigate impacts between similar and different land uses. Additionally, development standards which incorporate compatible setbacks and limitation on the number of stories no greater than abutting development and associated restrictions of height assure compatibility. The site layout sensitively locates a roadway along the south property line which abuts multi family development thereby providing a reasonable transition between either multi family or single family development of the subject parcel. And the project incorporates a 10 ft wide buffer with Type B landscape buffer requirements along its north property line and a restriction of two stories on the multi family or single family development of the residential tract which provide a compatible transition from the abutting single family development. The development standards of the RPUD additionally prohibit the location of any recreational or common facility within 125 feet of the north property line. Growth Management Plan. The subject property has a Growth Management Plan Land Use Designation of Mixed Use District, Urban Residential Subdistrict and is fully located with the one mile density band of the activity center centered at the intersection of Immokalee Road and Collier Boulevard. The Subdistrict supports a base density opportunity of up to 4 units per acre and a bonus density band intensity of up to 3 additional residential units for a maximum gross intensity of 7 units equal to (38.1 x 7) 267 units. The Rushton Pointe RPUD proposes an intensity of 6 units per acre equal to (38.1 x 6) 229 units. The parcel is located in a residential corridor anchored by well established commercial centers and is effectively an infill parcel surrounded by existing residential development. The proposed residential PUD is compatible with abutting development through the site design proposed by its Master Concept Plan inclusive of strategically located preserves, buffers and internal roadways. Page 5 of 9

The development of this property represents an efficient use of existing public infrastructure including but not limited to roadways and utilities which have existing capacity to serve the subject property without extensions. Deviations. The Rushton Pointe RPUD proposes three (3) deviations from the Collier County Land Development Code. Deviation #1 is for a reduced interior roadway right of way width from the LDC standard of 60 ft to a proposed 42 ft right of way which provides for flexibility given the restrictive width of the linear parcel while maintaining accepted infrastructure standard spacing within the private subdivision. Deviation #2 is for limited dead end conditions of less than 100 lf in two locations as identified on the RPUD Master Concept Plan. The deviation permits the efficient layout of subdivision which is otherwise designed as a looped layout. Deviation #3 is for relief from providing a sidewalk along the south side of a roadway abutting the south property line the roadway does not support residential along its south side. The relief will permit reallocation of resources and enhanced landscaped open space. End of Narrative. Upon your receipt and review of the application for Rushton Pointe RPUD, its associated exhibits and this cover letter narrative, should you have any follow up questions or comments, please do not hesitate to contact me directly. Thank you in advance for you time and attention to the processing of this application, it is most appreciated. We look forward to working with you and other members of the County reviewing Staff in the successful processing of this application. Regards, PLANNING DEVELOPMENT INC. Michael R Fernandez RA AICP Architect President Page 6 of 9

Page 7 of 9 preserve rec 2 story Multi-family lake 2 story Multi-family lake / 1" = 540 LF Preserve / Crystal Lakes RV Resort ARCHITECTS - PLANNERS - ENGINEERS Naples, Florida (239) 263-6934 7-27-17 - mfernandez@planningdevelopmentinc.com PLANNING DEVELOPMENT INC. Tree Farm Road rec preserve (P) preserve - (R) residential tracts - (L) lake tracts - internal circulation depicted on plan 2 story maximum; 6 units per gross acre = 229 maximum residential units 38.1 AC WEST LAKE RPUD (668' x 2482') Single Family Residential Indigo Lakes Oakridge Middle School Collier Boulevard RPUD MASTER PLAN LOCATION AND CONTEXT GRAPHIC

Rushton Pointe RPUD PL 2015 000 0306 Application for Public Hearing for Residential Planned Unit Development PUD Rezone RPUD EVALUATION CRITERIA ANALYSIS Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff s analysis and recommendation to the Planning Commission, and the Planning Commission s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The subject property is an infill site and virtual extension of the existing type and development pattern of abutting and nearby properties and is well served by existing infrastructure. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. Unified control documentation provided. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub district, policy or other provision.) See Cover Letter Narrative. Proposed land use and intensity is consistent with the GMP. Page 8 of 9

d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. By the design and layout of the proposed tracts and application of County established landscape buffers, the proposed land use plan is both internally and externally compatible. e. The adequacy of usable open space areas in existence and as proposed to serve the development. The residential only land use requires 60% usable open space which is provided by: Lakes (27%) + Buffers (3%) + Preserves (7%) = 37%; with the balance of the requirement provided from setbacks within the Residential Tracts. 60% is deemed adequate by the applicable Codes. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Current absorption rates project a build out within 3 years of permitting and subdivision infrastructure construction; estimated to be completed within 18 24 month from RPUD application submittal. g. The ability of the subject property and of surrounding areas to accommodate expansion. The subject property is a relatively small infill parcel well served by public infrastructure, schools and commercial development within viable and desirable proximity of the property. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The proposed development, as proposed, is generally consistent with applicable LDC standards. The proposed RPUD only includes 3 minor deviation requests from the LDC for accommodation of its site layout geometry and desirable efficiency of use and does so without impacting public benefit or by mitigating the impacts of the deviations. Page 9 of 9