Agenda 05/10/2016 Item #17AW
/�
5/10/2016 W.A.
EXECUTIVE SUMMARY
Recommendation to approve (adopt) the Naples Bridge Center small-scale amendment to the
Collier County Growth Management Plan, Ordinance 89-05, as Amended, for transmittal to the
Florida Department of Economic Opportunity. (Adoption Hearing) (PL20150002525/CPSS-2015-3)
[Companion to Petition CU-PL201500008731
OBJECTIVE: For the Board of County Commissioners (Board) to approve (adopt) the proposed
small-scale Growth Management Plan amendment (GMPA) and approve the amendment for
transmittal to the Florida Department of Economic Opportunity (FDEO).
CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan
amendment. As such, per Florida Statutes, the request is heard once only by the Collier County
Planning Commission and the Board. If approved by the Board, the petition is transmitted to the
Department of Economic Opportunity (DEO).
Per Chapter 163.3187, Florida Statutes, there are limitations for this type of amendment, as identified
below, followed by staff comments in [brackets].
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 10 acres or fewer and: [Subject site is
±4.68 acres.]
(b) The cumulative annual effect of the acreage for all small scale development
amendments adopted by the local government does not exceed a maximum of 120
acres in a calendar year. [No small scale development amendment has been adopted
in calendar year 2016, one small scale development amendment (totaling ±7.90
acres) is pending adoption by the Board on April 26, 2016.1
(c) The proposed amendment does not involve a text change to the goals, policies, and
objectives of the local government's comprehensive plan, but only proposes a land
use change to the future land use map for a site-specific small scale development
activity. However, text changes that relate directly to, and are adopted simultaneously
with, the small scale future land use map amendment shall be permissible under this
section. [This amendment does not include a text change to the goals, policies, or
objectives of the Comprehensive Plan, but does propose text changes that relate
directly to the proposed map titled, "Conditional Uses Subdistrict: Golden Gate
Parkway Special Provisions ".]
(d) The property that is the subject of the proposed amendment is not located within an
area of critical state concern, unless the project subject to the proposed amendment
involves the construction of affordable housing units meeting the criteria of s.
420.0004(3), and is located within an area of critical state concern designated by s.
380.0552 or by the Administration Commission pursuant to s. 380.05 (1). [The
subject property is not within an area of critical state concern.]
Packet Page -1353-
5/10/2016 17.A.
(3) If the small scale development amendment involves a site within a rural area of / '1
opportunity as defined under s. 288.0656 (2)(d)... [The subject property is not within a
rural area of opportunity.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal
consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained
if the amendment is approved.]
This petition seeks to amend the Golden Gate Area Master Plan (GGMAP), adopted by Ordinance
No. 91-15, as amended, of the Collier County Growth Management Plan, by:
Revising the text of the Conditional Uses Subdistrict to create an exception, for the Naples
Bridge Center, to the prohibition on conditional uses for properties located on Golden Gate
Parkway between Livingston Road and Santa Barbara Boulevard. The exception would
recognize the ±2.34 -acre property on which there is an existing conditional use for the Naples
Bridge Center and the ±2.34 -acre parcel adjacent to the east of the existing facility, also owned
by the Naples Bridge Center. The applicant also proposes to create a new map ("Conditional
Uses Subdistrict: Golden Gate Parkway Special Provisions"), for inclusion in the Golden Gate
Area Master Plan map series, to identify the two properties as not subject to the conditional use
prohibition.
The proposed amended Subdistrict text, as recommended by the Collier County Planning
Commission (CCPC), is depicted in Ordinance Exhibit "A."
FINDINGS AND CONCLUSIONS: Based on the review of this small-scale GMP amendment
petition, including the supporting data and analysis, staff makes the following findings and
conclusions.
• There are no adverse environmental impacts as a result of this petition.
• No historic or archaeological sites are affected by this amendment.
• There are no transportation -related concerns as a result of this petition.
• There are no utility -related concerns as a result of this petition.
• The use has existed on a portion of this site for ±30 years, and the building expansion will be
confined to the existing site (westerly parcel).
• The use is generally compatible with surrounding development.
FISCAL IMPACT: The cost to process, review and advertise this petition was borne by the
petitioner via application and advertisement fees. Therefore, there are no fiscal impacts to Collier
County as a result of the adoption of this amendment.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized
by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The
Community Planning Act, and by Collier County Resolution No. 12-234, as amended. After the
Board determines that the project qualifies for a small scale amendment under s. 163.3187, FS, the
Board should consider the following criteria in making its decision: "plan amendments shall be
based on relevant and appropriate data and an analysis by the local government that may include but
not be limited to, surveys, studies, community goals and vision, and other data available at the time
of adoption of the plan amendment. To be based on data means to react to it in an appropriate way
Packet Page -1354-
5/10/2016 W.A.
and to the extent necessary indicated by the data available on that particular subject at the time of
adoption of the plan or plan amendment at issue." s. 163.3177(1)(f), FS. In addition, s.
163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies and
data regarding the area, as applicable including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
C. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the
elimination of non -conforming uses which are inconsistent with the character of the
community.
f. The compatibility of uses on lands adjacent to or closely proximate to military
installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment and economic development that will
strengthen and diversify the community's economy.
This item is approved as to form and legality. It requires an affirmative vote of four for approval
because this is an Adoption hearing of the GMP amendment. [HFAC]
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for
transmittal to the Florida Department of Economic Opportunity will commence the thirty -day (30)
challenge period for any affected person. Provided the small-scale development amendment is not
challenged, it shall become effective thirty-one (3 1) days after Board adoption.
COMPREHENSIVE PLANNING STAFF RECOMMENDATION: That the Board adopt and
transmit this small-scale GMP amendment, as submitted to the Florida Department of Economic
Opportunity.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The
CCPC heard this petition at their March 17, 2016 meeting, and voted unanimously (6/0) to forward
the subject petition to the Board with a recommendation to adopt and transmit to the Florida
Department of Economic Opportunity, with no changes.
Prepared by: Sue Faulkner, Principal Planner, Comprehensive Planning Section, Zoning Division,
Growth Management Department
Attachments:
1) CCPC Adoption Staff Report
2) Ordinance and Exhibit "A" text
3) Project application and documentation. Project application and documentation are available at:
http://apps3 colliergov net/a eg nda/ftp/2016BCCMeetings/AgendaMayl016/GrowthMgmt/PL2
0150002525-CPSS-2015-3 Naples Bridge Petition.pdf
4) Legal Advertisement
Packet Page -1355-
5/10/2016 17.A.
COLLIER COUNTY
Board of County Commissioners
Item Number: 17.17.A.
Item Summary: Recommendation to approve (adopt) the Naples Bridge Center small-
scale amendment to the Collier County Growth Management Plan, Ordinance 89-05, as
Amended, for transmittal to the Florida Department of Economic Opportunity. (Adoption
Hearing) (PL20150002525/CPSS-2015-3) [Companion to Petition CU-PL20150000873]
Meeting Date: 5/10/2016
Prepared By
Name: KendallMarcia
Title: Planner, Senior, Comprehensive Planning
4/4/2016 10:57:14 AM
Submitted by
Title: Planner, Principal, Comprehensive Planning
Name: FaulknerSue
4/4/2016 10:57:15 AM
Approved By
Name: WeeksDavid
Title: Manager - Planning, Comprehensive Planning
Date: 4/5/2016 9:26:25 AM
Name: BosiMichael
Title: Division Director - Planning and Zoning, Zoning
Date: 4/6/2016 1:28:49 PM
Name: AshtonHeidi
Title: Managing Assistant County Attorney, CAO Land Use/Transportation
Date: 4/11/2016 8:56:32 AM
Name: MarcellaJeanne
Title: Executive Secretary, Transportation Administration
Date: 4/14/2016 10:14:03 AM
Packet Page -1356-
Name: KlatzkowJeff
Title: County Attorney,
Date: 4/19/2016 9:30:07 AM
5/10/2016 W.A.
Name: IsacksonMark
Title: Division Director - Corp Fin & Mgmt Svc, Office of Management & Budget
Date: 4/22/2016 2:17:20 PM
Name: CasalanguidaNick
Title: Deputy County Manager, County Managers Office
Date: 4/29/2016 3:28:16 PM
Packet Page -1357-
5/10/2016 17.A.
ft'z 4z:�0T4-P";y
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: March 17, 2016
RE: PETITION CPSS-2015-03/PL20150002525, SMALL SCALE GROWTH
MANAGEMENT PLAN AMENDMENT (Companion to CU-
PL20150000873) [ADOPTION HEARING]
ELEMENT: GOLDEN GATE AREA MASTER PLAN ELEMENT
AGENT/APPLICANT/OWNER(S):
Agents/Applicant: Wayne Arnold, AICP
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
Owner: Naples Bridge Center, Inc.
5865 Golden Gate Parkway
Naples, FL 34116
GEOGRAPHIC LOCATION:
The subject property, comprising two abutting ±2.34 -acre parcels totaling ±4.68 acres, is located
on the north side of Golden Gate Parkway (5845 and 5865 Golden Gate Parkway), approximately
1/3 mile west of Santa Barbara Blvd., in Section 29, Township 49 South, Range 26 East (Golden
Gate Planning Community).
Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Pagel of 8
Packet Page -1358-
5/10/2016 W.A.
REQUESTED ACTION:
The applicant proposes a small-scale comprehensive plan amendment to the Golden Gate Area
Master Plan (GGAMP), specifically the Conditional Uses Subdistrict, to create an exception, for
the Naples Bridge Center, to the prohibition on conditional uses for properties located on Golden
Gate Parkway between Livingston Road and Santa Barbara Boulevard. The exception would
recognize the ±2.34 -acre property on which there is an existing conditional use for the Naples
Bridge Center and the ±2.34 -acre parcel adjacent to the east of the existing facility, also owned
by the Naples Bridge Center. The applicant also proposes to create a new map ("Conditional
Uses Subdistrict: Golden Gate Parkway Special Provisions"), for inclusion in the Golden Gate
Area Master Plan map series, to identify the two properties as not subject to the conditional use
prohibition.
The proposed amended Subdistrict text is as follows:
(Single underline text is added and is also reflected in the Ordinance Exhibit A).
2. ESTATES DESIGNATION
A. Estates -Mixed Use District
Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 2 of 8
Packet Page -1359-
5/10/2016 17.A.
3. Conditional Uses Subdistrict [Page 27]
b) Golden Gate Parkway and Collier Boulevard Special Provisions:
• Conditional uses shall not be permitted on those parcels immediately adjacent to the
west side of Collier Boulevard within the Estates Designated Area except where the
parcel is directly bounded by conditional uses on two (2) or more side yards with no
intervening rights -of -ways or waterways; and, except as provided in subparagraph 2.,
below; and, except for essential services, as described in paragraph a), above.
Recognizing the existing residential nature of the land uses surrounding the 1-75
interchange at Golden Gate Parkway, there shall be no further conditional uses for
properties abutting Golden Gate Parkway, between Livingston Road and Santa
Barbara Boulevard, except as permitted within the Golden Gate Parkway Institutional
Subdistrict; except as provided in paragraph 3.b)3., below; and, except as provided
in subparagraph 1., below; and, except for essential services, as described in
paragraph a), above.
Further, no properties abutting streets accessing Golden Gate Parkway, between
Livingston Road and Santa Barbara Boulevard, shall be approved for conditional uses
except as permitted within the Golden Gate Parkway Institutional Subdistrict; and,
except as provided in subparagraph 1., below; and, except for essential services, as
described in paragraph a), above. This provision shall not be construed to affect the
area described in Paragraph a), above.
1. In consideration of the improvements associated with the interchange at Interstate
75 and Golden Gate Parkway, the existing conditional use (church and related
facilities) located at the southeast corner of Golden Gate Parkway and 66th Street
S.W. may be expanded in acreage and intensity along the south side of Golden
Gate Parkway to the east of 66th Street S.W., but the total project area shall not
exceed approximately 9.22 acres (see Golden Gate Parkway Interchange
Conditional Uses Area Map).
2. The parcel located immediately south of the Commercial Western Estates Infill
Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant
of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be
eligible for a transitional conditional use designation.
3. Conditional use for expansion of the existinq educational and charitable social
organization (Naples Bridge Center) is allowed on the east 150 feet of Tract 75
and the west 150 feet of Tract 82, Unit 30, Golden Gate Estates. The maximum
building area permitted on the two parcels shall be limited to 15,000 square feet.
Use of Tract 82 shall be limited to parking, water management and open space
uses. See Conditional Uses Subdistrict: Golden Gate Parkway Special Provisions
map.
PURPOSE/DESCRIPTION OF PROJECT:
The purpose of the Growth Management Plan Amendment is to create an exception, for the
Naples Bridge Center, to the prohibition on conditional uses for properties located on Golden
Gate Parkway between Livingston Road and Santa Barbara Boulevard. The exception would
recognize the property on which there is an existing provisional/conditional use for the Naples
Bridge Center and the ±2.34 -acre parcel adjacent to the east of the existing facility.
Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 3 of 8
Packet Page -1360-
5/10/2016 17.A.
n
The amendment is necessary in order to permit the Naples Bridge Center to seek a conditional
use to increase the size of the existing Bridge Center building on the existing conditional use
site, and to permit parking, open space and water management facilities on the adjacent (added)
Estates property.
SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Subject Property:
The +4.68 -acre subject site is zoned E, Estates, and is designated Estates, Mixed Use District,
Residential Estates Subdistrict on the Golden Gate Area Master Plan Future Land Use Map.
The Naples Bridge Center is currently developed and operates on the western ±2.34 -acre parcel
with a Conditional Use #2 for a social and fraternal organization. The eastern ±2.34 -acre parcel
is undeveloped.
Surrounding Land Uses:
North: Immediately adjacent to the north, residential single-family units, zoned Estates and
designated Estates, Mixed Use District, Residential Estates Subdistrict; in the
surrounding area to the north, mostly residential single-family units, zoned Estates
and designated Estates, Mixed Use District, Residential Estates Subdistrict.
South: Immediately adjacent to the south (across Golden Gate Parkway), a child care
center/private school and a church, zoned Estates with provisional/conditional uses
and designated Estates, Mixed Use District, Residential Estates Subdistrict; in the
surrounding area to the south, mostly residential single-family units, zoned Estates
and designated Estates, Mixed Use District, Residential Estates Subdistrict.
West: Immediately adjacent to the west, residential single-family unit, zoned Estates and
designated Estates, Mixed Use District, Residential Estates Subdistrict; in the
surrounding area to the west, mostly residential single-family units, zoned Estates
and designated Estates, Mixed Use District, Residential Estates Subdistrict and four
parcels of land zoned Estates and designated Estates, Mixed Use District, Golden
Gate Parkway Institutional Subdistrict.
East: Immediately adjacent to the east, residential single-family unit, zoned Estates and
designated Estates, Mixed Use District, Residential Estates Subdistrict; in the
surrounding area to the east, mostly residential single-family units, zoned Estates and
designated Estates, Mixed Use District, Residential Estates Subdistrict. There is also
an undeveloped parcel at the intersection of Golden Gate Parkway and Santa
Barbara Blvd. zoned Commercial Planned Unit Development (CPUD) and designated
Estates, Mixed Use District, Golden Gate Estates Commercial Infill Subdistrict for a
mixed office development.
Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 4 of 8
Packet Page -1361-
5/10/2016 W.A.
STAFF ANALYSIS:
Background and Considerations:
According to the petition, "Naples Bridge Center was founded in 1976, has continually occupied
the current property since that time, and has continued to see growth in memberships. Naples
Bridge Center is the only member -owned club in Collier County not affiliated as an informal
neighborhood -based club. The membership includes residents from both Collier and Lee
Counties, as well as visiting members worldwide. Growth is anticipated to continue at historical
levels."
On July 8, 1980, a Provisional Use #6 for a social organization (Naples Bridge Center) was
granted by the Collier County Board of County Commissioners (via Resolution No. 80-128) to
operate at 5865 Golden Gate Parkway (Folio No. 31866600002).
Following the adoption of the Land Development Code in 1991, Naples Bridge Center was
granted a Conditional Use #2 (via Resolution No. 94-424) for the establishment of a social and
fraternal organization and its building expansion in accordance with a conceptual Master Plan.
Naples Bridge Center owns two ±2.34 -acre parcels and currently operates with
provisional/conditional uses for a social and fraternal organization on the western parcel at 5865
Golden Gate Parkway.
The petitioner is proposing to revise the text in the Conditional Uses Subdistrict of the Golden
Gate Area Master Plan by adding an exception, for the Naples Bridge Center, to the prohibition
on conditional uses for properties located on Golden Gate Parkway between Livingston Road
and Santa Barbara Boulevard. The text revision would include the existing conditional use of
the ±2.34 -acre western parcel and the requested conditional use for the Naples Bridge Center
expansion of the ±2.34 -acre eastern parcel.
Comaatibility:
The Naples Bridge Center owns two ±2.34 -acre parcels and currently operates on the western
parcel at 5865 Golden Gate Parkway with a conditional use for a social and fraternal
organization. Naples Bridge Center is situated among a mix of residential single-family
properties and properties with existing provisional/conditional uses for churches, schools, and
institutional uses.
Naples Bridge Center is a mature organization, with a steadily growing membership, that has
continually operated and co -existed with its neighbors since the early 1980's at this location.
Naples Bridge Center is a low intensity use with hours of operation from approximately 9:00 A.M.
According to the petition, "Naples Bridge Center is used seven days per week. There are
normally sessions every morning and afternoon except for Thursdays and Sundays which have
only afternoon sessions. Each session begins about 9:00 A.M and the afternoon session begins
at 1:00 P.M. In addition, in season there are evening games on Tuesdays ... Two-day
tournaments (typically, Fridays and Saturdays) are held twice a year at the Naples Bridge
Center."
Though the Naples Bridge Center has been in operation for over 30 years in the same location,
Comprehensive Planning staff defers to Zoning staff for compatibility analysis as part of the
Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 0 239-252-2400 Page 5 of 8
Packet Page -1362-
5/10/2016 17.A.
conditional use process when the entire project is evaluated (building heights, setbacks,
buffering, building mass, building orientation, etc.).
Justifications for Proposed Amendment:
The applicant's justification for the requested amendment is to meet the demands for additional
members. The Naples Bridge Center is pursuing an exception to the prohibition of conditional
uses at this location as opposed to re -locating for the following reasons: 1) over 30 years of
operation and successfully co -existing with neighbors at this location; 2) easy access to 1-75 for
members that do not come from the surrounding neighborhood; and 3) the location is readily -
recognizable and found by seasonal visitors.
Identification and Analysis of the Pertinent Small -Scale GMPA Criteria in Florida Statutes
Chanter 163.3187:
Process for adoption of small scale comprehensive plan amendment.
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 10 acres or fewer. [The subject site
comprises ±4.68 acres.]
(b) The cumulative annual effect of the acreage for all small scale development amendments
adopted by the local government does not exceed a maximum of 120 acres in a calendar
year. [No small scale GMP amendments have been approved in calendar year 2016.]
(c) The proposed amendment does not involve a text change to the goals, policies, and
objectives of the local government's comprehensive plan, but only proposes a land use
change to the future land use map for a site-specific small scale development activity.
However, text changes that relate directly to, and are adopted simultaneously with, the small
scale future land use map amendment shall be permissible under this section. [This
amendment does include a text change to the Comprehensive Plan and those text changes
are directly related to the proposed future land use map amendment, creation of a new map
titled, "Conditional Uses Subdistrict: Golden Gate Parkway Special Provisions".]
(d) The property that is the subject of the proposed amendment is not located within an area
of critical state concern, unless the project subject to the proposed amendment involves the
construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located
within an area of critical state concern designated by s. 380.0552 or by the Administration
Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical
State Concern.]
(2) Comprehensive plans may only be amended in such a way as to preserve the internal
consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained if the
amendment is approved.]
Environmental Impacts and Historical and Archaeological Impacts:
A Senior Environmental Specialist with the Collier County Surface Water and Environmental
Planning Section reviewed the environmental report and found no environmental, archaeological
or historic site impacts.
Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 6 of 8
Packet Page -1363-
5/10/2016 W.A.
Public Facilities Impacts:
A consultant working with Collier County Public Utilities completed his review and approved this
petition in December 2015.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS:
A Neighborhood Information Meeting (NIM) required by Land Development Code (LDC) Section
10.03.05 A was [duly advertised, noticed, and] held on December 14, 2015, 5:30 p.m. at Naples
Bridge Center located at 5865 Golden Gate Parkway, Naples, FL 34116. This NIM was
advertised, noticed, and held jointly for this small scale GMP amendment and the companion
Conditional Use petition.
The applicant team gave a presentation and then responded to questions. A total of one member
of the public along with approximately 5 members of the Naples Bridge Center signed in at the
NIM. The public asked questions about the project details. No one voiced opposition to the
amendment. The next door neighbor was concerned about the landscape buffering and whether
it would still give him privacy after the removal of exotics. The meeting ended at approximately
5:45 p.m. Following the closure of the meeting, one additional member of the public came in
with questions/concerns about potential increases in the weekday traffic backup (between 8:30
and 9:00 A.M.) on the eastbound turn lane at the closest median opening to Naples Bridge
Center.
[synopsis prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section]
FINDING AND CONCLUSIONS:
• There are no adverse environmental impacts as a result of this petition.
• No historic or archaeological sites are affected by this amendment.
• There are no transportation related concerns as a result of this petition.
• There are no utility related concerns as a result of this petition.
• The use has existed on a portion of this site for ±30 years, and the building expansion
will be confined to the existing site (westerly parcel).
• The use is generally compatible with surrounding development.
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney's Office on XXXXX, 2016. The criteria for
GMP amendments to the Golden Gate Area Master Plan Element are in Sections 163.3177(1)(f)
and 163.3177(6)(a)2, Florida Statutes. [HFAC]
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition
PL20150002525/CPSS-2015-3 to the Board of County Commissioners with a recommendation
to approve for adoption and transmittal to the Florida Department of Economic Opportunity.
Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 7 of 8
Packet Page-1364-
5/10/2016 17.A.
Prepared By:
Date:
Sue Faulkner, Principal Planner
Comprehensive Planning Section, Zoning Division
Reviewed By:
Date:
David Weeks, AICP, Growth Management Manager
Comprehensive Planning Section, Zoning Division
Reviewed By:
Date:
Michael Bosi, AICP, Director
Zoning Division
Approved By:
Date:
David S. Wilkison, P.E., Department Head
Growth Management Department
Petition Number: PL20150002525/CPSS-2015-3
Staff Report for March 17, 2016 CPCC meeting
NOTE: This petition has been scheduled for the May 10, 2016 BCC meeting.
COLLIER COUNTY PLANNING COMMISSION:
Mark P. Strain, CHAIRMAN
Zoning Division • 2800 North Horseshoe Drive a Naples, FL 34104 • 239-252-2400 Page 8l of 8
Packet Page -1365-
5/10/2016 17.A.
ORDINANCE NO. 2016 -
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.
89-05, AS AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE
GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE AREA
FUTURE LAND USE MAP BY REVISING THE CONDITIONAL USES
SUBDISTRICT TO ALLOW FOR THE CONTINUED OPERATION
AND EXPANSION OF THE NAPLES BRIDGE CENTER. THE
SUBJECT PROPERTY IS LOCATED ON THE NORTH SIDE OF
GOLDEN GATE PARKWAY IN SECTION 29, TOWNSHIP 49 SOUTH,
RANGE 26 EAST, CONSISTING OF 4.68 ACRES; AND
FURTHERMORE, RECOMMENDING TRANSMITTAL OF THE
ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF
ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY
AND PROVIDING FOR AN EFFECTIVE DATE. [PL20150002525 /
CPSS-2015-31
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Naples Bridge Center, Inc. requested an amendment to the Golden Gate
Area Master Plan and Golden Gate Area Future Land Use Map to allow for the continued
operation and expansion of the Naples Bridge Center; and
WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is
considered a Small Scale Amendment; and
WHEREAS, the Subdistrict property is not located in an area of critical state concern or
an area of critical economic concern; and
WHEREAS, the Collier County Planning Commission (CCPC) on March 17, 2016
considered the proposed amendment to the Growth Management Plan and recommended
approval of said amendment to the Board of County Commissioners; and
115 -CMP -00960/1240469/1] 58 1 of 3
PL20150002525 / CPSS-2015-3
Naples Bridge Center Small Scale GMPA — 2/23/16
Words underlined are added, words stmsk thfou have been deleted.
Packet Page -1366-
5/10/2016 17.A.
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the proposed adoption of the
amendment to the Future Land Use Element of the Growth Management Plan on May 10, 2016;
and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH
MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this small scale amendment to the
Golden Gate Area Master Plan and Golden Gate Area Future Land Use Map in accordance with
Section 163.3184, Florida Statutes. The text and map amendments are attached hereto as Exhibit
"A" and incorporated herein by reference.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commence before it has
become effective. If a final order of noncompliance is issued by the Administration
Commission, this amendment may nevertheless be made effective by adoption of a resolution
affirming its effective status, a copy of which resolution shall be sent to the state land planning
agency.
[15 -CMP -00960/1240469/1] 58 2 of
PL20150002525 / CPSS-2015-3
Naples Bridge Center Small Scale GMPA — 2/23/16
Words underlined are added, words struck thfou have been deleted.
Packet Page -1367-
5/10/2016 17.A.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this day of , 2016.
ATTEST:
DWIGHT E. BROCK, CLERK
Deputy Clerk
Approved as to form and legality:
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
Donna Fiala, Chairwoman
Heidi Ashton-Cicko,
�y
Managing Assistant County Attorney
Attachment: Exhibit A — Proposed Text and Map Amendment
^ [15 -CMP -00960/1240469/1] 58 3 of 3
PL20150002525 / CPSS-2015-3
Naples Bridge Center Small Scale GMPA — 2/23/16
Words underlined are added, words stfuck-t1fetgh have been deleted.
Packet Page -1368-
EXHIBIT A
GOLDEN GATE AREA MASTER PLAN
2. ESTATES DESIGNATION
A. Estates -Mixed Use District
5/10/2016 17.A.
*** *** *** *** *** *** *** *** *** *** *** ***
3. Conditional Uses Subdistrict [Page 27]
Various types of conditional uses are permitted in the Estates zoning district within the Golden
Gate Estates area. In order to control the location and spacing of new conditional uses, one of
the following four sets of criteria shall be met:
a) Essential Services Conditional Use Provisions:
Those Essential Services Conditional Uses, as identified within Section 2.01.03 G. of
the Collier County Land Development Code, may be allowed anywhere within the
Estates Zoning District, except as prohibited in certain Neighborhood Centers, and are
defined as:
• electric or gas generating plants,
• effluent tanks,
• major re -pump stations,
sewage treatment plants, including percolation ponds,
• hospitals and hospices,
• water aeration or treatment plants,
• governmental facilities (except for those Permitted Uses identified in Section 2.01.03
of the Land Development Code),
• public water supply acquisition, withdrawal, or extraction facilities, and
• public safety service facilities, and other similar facilities.
b) Golden Gate Parkway and Collier Boulevard Special Provisions:
• Conditional uses shall not be permitted on those parcels immediately adjacent to the
west side of Collier Boulevard within the Estates Designated Area except where the
parcel is directly bounded by conditional uses on two (2) or more side yards with no
intervening rights -of -ways or waterways; and, except as provided in subparagraph 2.,
below; and, except for essential services, as described in paragraph a), above.
• Recognizing the existing residential nature of the land uses surrounding the 1-75
interchange at Golden Gate Parkway, there shall be no further conditional uses for
Page 1
Row of asterisks (*** *** ***) denotes break in text.
Page I of
Packet Page -1369-
5/10/2016 17.A.
properties abutting Golden Gate Parkway, between Livingston Road and Santa
Barbara Boulevard, except as permitted within the Golden Gate Parkway Institutional
Subdistrict; except as provided in paragraph 3.b)3., below; and, except as provided
in subparagraph 1., below; and, except for essential services, as described in
paragraph a), above.
Further, no properties abutting streets accessing Golden Gate Parkway, between
Livingston Road and Santa Barbara Boulevard, shall be approved for conditional
uses except as permitted within the Golden Gate Parkway Institutional Subdistrict;
and, except as provided in subparagraph 1., below; and, except for essential
services, as described in paragraph a), above. This provision shall not be construed
to affect the area described in Paragraph a), above.
1. In consideration of the improvements associated with the interchange at
Interstate 75 and Golden Gate Parkway, the existing conditional use (church and
related facilities) located at the southeast corner of Golden Gate Parkway and
66th Street S.W. may be expanded in acreage and intensity along the south side
of Golden Gate Parkway to the east of 66th Street S.W., but the total project area
shall not exceed approximately 9.22 acres (see Golden Gate Parkway
Interchange Conditional Uses Area Map).
2. The parcel located immediately south of the Commercial Western Estates Infill
Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant
of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be
eligible for a transitional conditional use designation.
3. Conditional use for expansion of the existing educational and charitable social
organization (Naples Bridge Center) is allowed on the east 150 feet of Tract 75
and the west 150 feet of Tract 82 Unit 30 Golden Gate Estates. The maximum
building area permitted on the two parcels shall be limited to 15,000 square feet.
Use of Tract 82 shall be limited to parking water management and open space
uses. See Conditional Uses Subdistrict: Golden Gate Parkway Special
Provisions map.
c) Neighborhood Center Transitional Conditional Use Provisions:
Conditional uses shall be allowed immediately adjacent to designated Neighborhood
Centers subject to the following criteria:
1. Properties eligible for conditional uses shall abut the arterial or collector road serving
the Neighborhood Center,
2. Such uses shall be limited to transitional conditional uses that are compatible with
both residential and commercial such as churches, social or fraternal organizations,
childcare centers, schools, and group care facilities,
3. All conditional uses shall make provisions for shared parking arrangements with
adjoining developments whenever possible,
4. Conditional uses abutting Estates zoned property shall provide, at a minimum, a 75 -
foot buffer of native vegetation in which no parking or water management uses are
permitted,
?1-11\ Page 2
Words underlined are added; words struck -through are deleted.
Wage
of .a�
Packet Page -1370-
5/10/2016 W.A.
PL20150002525/CPSS-2015-3
5. Conditional uses adjoining the commercial uses within Neighborhood Centers shall,
whenever possible, share parking areas, access and curb cuts with the adjoining
commercial use, in order to facilitate traffic movement.
d) Transitional Conditional Uses:
Conditional uses may be granted in Transitional Areas. A Transitional Area is defined
as an area located between existing non-residential and residential areas. The purpose
of this provision is to allow conditional uses in areas that are adjacent to existing non-
residential uses and are therefore generally not appropriate for residential use. The
conditional use will act as a buffer between non-residential and residential areas.
The following criteria shall apply for Transitional Conditional Use requests:
• Site shall be directly adjacent to a non-residential use (zoned or developed);
• Site shall be 2.25 acres, or more, in size or be at least 150 feet in width and shall
not exceed 5 acres;
• Conditional uses shall be located on the allowable acreage adjacent to the non-
residential use;
• Site shall not be adjacent to a church or other place of worship, school, social or
fraternal organization, child care center, convalescent home, hospice, rest home,
home for the aged, adult foster home, children's home, rehabilitation centers; and
+ Site shall not be adjacent to parks or open space and recreational uses;
• Site shall not be adjacent to permitted Essential Service, as identified in Section
2.6.9 of the Land Development Code, except for libraries and museums; and
• Project shall provide adequate buffering from adjacent properties allowing
residential uses.
e) Special Exceptions to Conditional Use Locational Criteria:
1. Temporary use (TU) permits for model homes, as defined in the Collier County
Land Development Code, may be allowed anywhere within the Estates -Mixed Use
District. Conditional use permits for the purpose of extending the time period for
use of the structure as a model home shall be required, and shall be subject to the
provisions of Section 5.04.04B. and C. of the Collier County Land Development
Code, Ordinance No. 04-41, as amended. Such conditional uses shall not be
subject to the locational criteria of the Conditional Uses Subdistrict, and may be
allowed anywhere within the Estates -Mixed Use District.
2. Conditional Use permits for excavation, as provided for in the Estates zoning
district, are not subject to the locational criteria for Conditional Uses and may be
allowed anywhere within the Estates -Mixed Use District.
3. Conditional Use for a church or place of worship, as provided for in the Estates
zoning district, is allowed on Tract 22, Golden Gate Estates, Unit 97.
4. Conditional Use for a church or place of worship as allowed in the Estates Zoning
District is allowed on the north 180 feet of Tract 107, Unit 30, Golden Gate Estates.
Church -related day care use shall not be allowed. Development shall be limited to
a maximum of 12,000 square feet of floor area.
Page 3
Wage 3 Of 1r
Packet Page -1371-
M
O
O
N
d
O
LO
N
a
O
p z
0
CL
'
Ct.?
P4
a
a
U
W
a
x
a �a
rW
W
Q >
Z z
w
w A U
0
C'3 W
F; a
a
o
h
Cl)
H
Q
GO
C!a
w
Co
a
0
H
A
z
0
U
........_.........__. ......
5/10/2016 17.A.
1 lose
1m, � I I
Wage -- „ of
Packet Page -1372-
V
�r
mQ
yY(n
,rO
H
S
W zc4�a
Fz:�
W z05
U
w a
V1 z
z
zw�
0
0
N
¢at
�wU
00
~
UJ
N w G
ca
d
Co <
d �
uj
w 4
CL 0C:
0
1�LL
a=
a�
U
w a
V1 z
z
zw�
0
0
N
¢at
�wU
00
~
UJ
N w G
ca
d
Co <
d �
uj
w 4
CL 0C:
EXHIBIT "A"
LEGEND
ERiBAN DE8IGMn"
ESTATES DESIGNATION
J—
AGIIGULTURAL/RURAL 0E810NATR)N
Y9[ OORIIR(
YUAN IA9 OM(IIIO)
� MAt ffl'REIEN: A9U O.STK[
Y4Yu YE a
ems. K1Y9M1 M.9DENnA:. av904YTwc>
E avRNrw RiAR3 N4%pYoti
DME8LAT8 AND
N.. 9Q,RA 9�6�1
arra YAYAYYeci
❑ W�aYwRpD tEYRA 9iJW,1rtl
BPECNL FEATURES
� Y�9M� w;,u�:.�. axR.A.
_
®VUSD u8 K9N h ffNkp LRdi!Iaci
ONMaiAt"�Ibti
' `�
WYMCYCN
®WSSgV 9Ih91bt(
�`, oExln WVY i
®M9EN�R�i
.ES-Aa10Ala
AMENDED - ^x-PiElA2ER 10. 2003
oRD. Na 2oa3=44
®' LNrA YAWMA cW WMNN. 4R`RY.§Cr
i� r YL94.nOt4M5
® NFKE WY�KtK SWpi1
AMENDED -- .lAN::ARY 25, 2W)
ORD No, 200)-:9
® uu.n.A ewevAYO wwacw Me amci
4t11xRMn¢� T Cala SVYYTKf
(i o uv �l i >K_ w3
4191E TYS YAY 4W01 E M2®N1FD �Ntlui
FUE Ym. w49 Ml® uz wmRx(
■ a.ram 9Yuay.em o9wYADr 9i.m9xr
® wYA"�sYles�ma a.ARa
�Anw�YL4°°an°'m9r
® s9un4YraJ oRYz wmnM:r
iNF tDNS C9Y[9 iA PWtlEf ANO
GN AYu
i
PETITION PL20150002f 5/10/2016 W.A.
i
ID
GOLDEN GATE AREA
FUTURE LAND USE MAP
IMMOKALEE ROAD
Eli
F
ADO M - FT9xUARY. 1991
AMENDED -- OECEMRER 4.2007
ORD Na 200)-2)
AMENDED - MAX 19. Y992
ANDMI) - OCTOBER 14, 20M
ORO, NO. 2008-59
AMENDED - MAY 25, 1993
AMENDED - A4LY 2). 1993/MENDED
- , Y 26, =0
ORD. N0. 2010-31
AMENDED - —L 12. —A
ANENDM - JAY 28, 2010
ORD, N0. 2W:0-32
AMNOED - MARCH 14, 1995
AMENDED - OC OBER 27, 199)
AMENDED - o"OER /4, 2011
ORD. N0.. 2 2011-29
AMENDED - APPoL 4, 1998
AMENDED - NOYLMKR 18. 2014
ORD. J. 20!4-41
AM BOB - S IEMROt 0. 1998
AMENDED - NONEMRER 10, 2015
(D!0. No. T(1i1-6T)
ANENOEQ - F[dRJARY 21, !999
AMENDED - MAY
-,-._ .............._.
AMENDED - mm. 13, 2001
AMENDED - MAY 14. 2002
AMENDED - ^x-PiElA2ER 10. 2003
oRD. Na 2oa3=44
_
AMENDED - OCT." 28, 2004
IXiD. N0. 2004 )i
AMENDED - JANUARY 23. 2003
ONO. NO. 2005-3
AMENDED -- .lAN::ARY 25, 2W)
ORD No, 200)-:9
R26E
SCALE
p 1 Mi, 2 Mi. 3 Mi. 4 Mi. 5 Mi. Paged of
PREPARED BY; GS/CAO MAPPiNO S CTION
ORoyr MANAGEMENT DEPARTMENT
DA -,L'1/2016 TILE! CP -2015-3 ?0WG
—�- Packet Page -1373- R 28 E
��
M
Q
N
Q
D
a
M.N
P
rJ
O
V
z
D
v
r
m
0
D
z
m
5/10/2016 17.A.
PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER AN ORDINANCE AND RESOLUTION
Notice is hereby given that the Collier County Board of County Commissioners will hold a public
hearing on May 10, 2016, commencing at 9:00 a.m., in the Board of County Commissioner's Chamber,
Third Floor, Collier County Government Center, 3299 Tamiami Trail East, Naples, FL.
The purpose of the hearing is to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA AMENDING ORDINANCE NO, 89-05, AS AMENDED, THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA, SPECIFICALLY AMENDING THE GOLDEN GATE AREA MASTER PLAN AND GOLDEN
GATE AREA FUTURE LAND USE MAP BY REVISING THE CONDITIONAL USES SUBDISTRICT
TO ALLOW FOR THE CONTINUED OPERATION AND EXPANSION OF THE NAPLES BRIDGE
CENTER. THE SUBJECT PROPERTY IS LOCATED ON THE NORTH SIDE OF GOLDEN
GATE PARKWAY IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF
4.68 ACRES; AND FURTHERMORE, RECOMMENDING TRANSMITTAL OF THE ADOPTED
AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING
FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20150002525<_CPSS-:
2015-3]
AND
A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA'
PROVIDING FOR THE EXPANSION OF AN EXISTING CONDITIONAL USE WHICH ALLOWS A
SOCIAL CLUB IN THE ESTATES ZONING DISTRICT PURSUANT TO SECTION 2.03.01.13.1.c.2,
OF THE COLLIER COUNTY LAND DEVELOPMENT CODE FOR PROPERTY KNOWN AS THE
NAPLES BRIDGE CENTER LOCATED AT 5865,GOLDEN GATE PARKWAY IN SECTION 29,
TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [CU-PL20150000873]
All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCE &
RESOLUTION will be made available for inspection at the GMD Zoning Division, Comprehensive
Planning Section, 2800 N. Horseshoe Dr., Naples, FL., between the hours of 8:00 A.M. and 5:OQ P. M.,
Monday through Friday. Furthermore, the materials will be made available for inspection at the Collier
County Clerk's Office, Fourth Floor, Suite 401, Collier County Government Center, East Napies;:one
week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to
the GMD Zoning Division, Comprehensive Planning Section. Written comments filed with the Clerk to
the Board's Office prior to Tuesday, May 10, 2016 will be read and considered at the public hearing.
If a person decides to appeal any decision made by the Collier County Board of County
Commissioners with respect to any matter considered at.such meeting or hearing, he will -need a
record of that proceeding, and for such purpose he may need to ensure that a verbatim„r`eco�d of the
proceedings is made, which record includes the testimony and evidence upon which the appeal is to
be based.
If you are a person with a disability who needs any accommodation in order to participate in this
proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact
the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101,
Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening
devices for the hearing impaired are available in the Board of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
DONNA FIALA,
CHAIRMAN
DWIGHT E. BROCK, CLERK
By: Ann Jennejohn
Deputy Clerk (SEAL)
No 1046262 Aori120.2916
pARKMAY
NAPLES GOLDEN LATE ESTATES PROMENADE \Gpc�Vpt�
JAYCEES N11T 00 JACAMANOA
0.118NWSE Py`
3D 29 �� Q
COIDFN GATE ESTATES 28 d1NOEA5
PLAZA
UNIT 29 COLONADEB A7 IAJIXMAY
BANTA BMBMA PIACE
PROJECT P�"�,hpY
LOCATION BTaMs«,RE LAKES
Packet Page -1374-
(qR)
NERDN
LANES
g
INTERSTATE
-75
� e�nARM000
.
o
]7
S2 �
3]
� S
BERKguNE m
LAKES
��
S
(C.R. B36) 3
�
RADIO ROAD u7
Packet Page -1374-