Agenda 05/12/2015 Item # 9C
EXECUTIVE SUMMARY
Recommendation to deny the single, 2013 Cycle 3 Growth Management Plan Amendment specific
to the Vincentian Mixed Use Subdistrict petition. (Adoption Hearing) (Companion to rezone
petition PUDZ-PL20130001726, Vincentian Village Mixed Use Planned Unit Development).
OBJECTIVE : For the Board of County Commissioners (Board) to deny (not adopt) the single
petition in the 2013 Cycle 3 of amendments to the Collier County Growth Management Plan
(GMP) and not to approve said amendment for transmittal to the Florida Department of
Economic Opportunity.
CONSIDERATIONS :
• Chapter 163, F.S., provides for an amendment process for a local government’s adopted
Growth Management Plan.
• County Resolution 12-234 provides for a public petition process to amend the Collier
County GMP.
• For this Adoption hearing, the sole petition in the 2013 Cycle 3 of GMP amendments
being considered is PL20130001767/CP-2013-10, Vincentian Mixed Use Subdistrict.
• The Collier County Planning Commission (CCPC), sitting as the “local planning agency”
under Chapter 163.3174, F.S., held its Transmittal hearings for the subject petition on
August 21 and September 4, 2014. The BCC held its Transmittal hearing on October 14
and 28, 2014. Their respective transmittal recommendations/actions are contained in the
CCPC adoption hearing Staff Report.
• The CCPC held its adoption hearing on March 19, 2015. The staff and CCPC adoption
hearing recommendations are presented further below.
• After review of the Transmitted GMP amendment, the Florida Department of Economic
Opportunity (DEO) rendered its Comment Letter indicating “no comment” within the
agency’s authorized scope of review, as did the Southwest Florida Regional Planning
Council (SWFRPC), Florida Department of Agriculture and Consumer Services (DACS),
Florida Fish and Wildlife Conservation Commission (FWC), and South Florida Water
Management District (SFWMD).
The Florida Department of Transportation (FDOT) conducted a planning level analysis
and rendered comments within their authorized scope of review. FDOT indicates that the
proposed amendment is not anticipated to adversely impact important State transportation
resources or facilities, and provided an additional comment regarding FDOT access
standards; and, the Florida Department of Environmental Protection (DEP) rendered
comments within their authorized scope of review, indicating that the proposed
amendment is not anticipated to adversely impact important State resources.
The Florida Department of Education (DOE) rendered comments within their authorized
scope of review, as follows:
The Department recommends the changes associated with the proposed amendment CP-
2013-10 be reviewed as required by Section 8 of the Collier County Interlocal Agreement
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for Public School Facility Planning and School Concurrency before adoption
c onsideration.
In response to the DOE Comment, staff notes the Transmittal package of materials was
provided to School District representatives and subsequently reviewed in accordance with
Interlocal Agreement Section 8. Determinations from their Section 8 review are found in
a letter dated January 22, 2015, as attached hereto and summarized below.
In accordance with Interlocal Agreement subsection 8.2, Collier County notified the
School District of the proposed GMP amendment that may increase school enrollment.
In accordance with Interlocal Agreement subsection 14.2, the Collier County School
District subsequently conducted the school planning level review per the Collier County
Interlocal Agreement for Public School Facility Planning and School Concurrency and
responded. The School District response indicates at this time there is sufficient
capacity for the proposed development for the elementary, middle and high school
level s. This finding is for planning and informational purposes only and does not
constitute either (sic) a determination of concurrency for the proposed project. At the
time of site plan or plat the development would be reviewed for concurrency to ensure
there is capacity either within the concurrency service area the development is located
within or adjacent concurrency service areas such that the level of service standards are
not exceeded.
The remaining review agency (Florida Department of State, Division of Historical
Resources) did not provide a Comments Letter. All review agency Comments Letters
received are contained in the back-up materials.
• This adoption hearing considers amendments to the Future Land Use Element (FLUE)
text and Countywide Future Land Use Map (FLUM) and Map Series.
Note : Because the support materials are voluminous, and some exhibits may be oversized, the
Agenda Central system does not contain all of the related documents pertaining to this GMP
amendment petition. The entire Executive Summary package, including all support materials, is
included in the binder that is available for review in the Comprehensive Planning Section office
at 2800 North Horseshoe Drive, Naples, as well as in the Clerk of Courts/Minutes and Records
office at 3299 Tamiami Trail East, Suite 401, Naples.
Petition PL20130001767/CP-2013-10 is a petition submitted by Robert J. Mulhere, FAICP, for
Global Properties of Naples, LLC requesting amendment to the Future Land Use Element
(FLUE) to re-designate the subject site from the Urban Mixed Use District, Urban Coastal Fringe
Subdistrict to the Vincentian Mixed Use Subdistrict. The Vincentian Subdistrict site comprises
30.7 acres and is located south and east of Southwest Boulevard, south and west of US 41
(Tamiami Trail East), and west of the Hitching Post Mobile Home Park, in Section 32, Township
50 South, Range 26 East.
With this re-designation, the property would allow for entirely commercial development, for
entirely residential development, or for mixed use (commercial and residential) development.
Commercial development is limited to 250,000 square feet of gross floor area, one hotel of up to
150 rooms and an assisted living facility. Commercial uses allowed are the permitted and
conditional uses of the C-3 zoning district, plus hotel, dental labs, skilled nursing facilities, and
department stores from the C-4 Commercial General Zoning District, in the Collier County Land
Development Code. Residential development is limited to a maximum of 224 market rate multi-
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family units. Mixed use development limits commercial intensity to 128,000 square feet of gross
f loor area, one hotel of up to 150 rooms and an assisted living facility all on no more than 10
acres, and residential density based on 7.3 units per non-commercial acre. The Subdistrict also
provides for conversions if the project is developed with a hotel or assisted living facility,
automobile fuel pumps accessory to a grocery store or membership warehouse-type facility
larger than 15,000 square feet of gross floor area, and a recreational site no greater than 3 acres
for use by residents of the adjacent RV or mobile home parks. Note: A companion PUD rezone
petition is scheduled for this same hearing.
S taff analysis of this petition is included in the Transmittal CCPC Staff Report. There was one
public speaker at the CCPC adoption public hearing, who spoke in support of the request.
LEGAL CONSIDERATIONS : This 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. The Board should consider the
following criteria in making its decision: (1) consistency with the Comprehensive Plan, including
analysis of impact on public infrastructure; (2) consistency with the Land Development Code,
including compatibility analysis; and (3) review of data and analysis to support the proposed
amendment. 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. [SAS]
FISCAL IMPACT : There is no fiscal impact to the County resulting from this amendment if it
is adopted.
GROWTH MANAGEMENT IMPACT : T his is an adoption public hearing for the single
petition in the 2013 Cycle 3 of amendments to the GMP. Based upon statutory changes that
occurred during the 2011 Florida Legislative session, this GMP amendment is presumed to be
“in compliance” with applicable Florida Statutes. After adoption, the DEO and other applicable
review agencies will have 30 days (from the date DEO determines the adoption packages are
complete) to review the adopted Plan amendment and, should they believe the amendment is not
“in compliance,” file a challenge [appeal] to the presumed “in compliance” determination with
the Florida Division of Administrative hearings. Similarly, any affected party also has 30 days
(from the date of BCC adoption) in which to file a challenge. If a timely challenge is not filed by
DEO or an affected party, then the amendment will become effective.
ENVIRONMENTAL IMPACT : The majority of the subject site is forested with native
vegetation. Also on-site are approximately 12.66 acres of jurisdictional wetlands. Wetlands on-
site are isolated with no hydrological connection to wetlands or waters off-site. No documented
occurrences of listed wildlife species or signs of listed wildlife species were observed on the
property.
The proposed GMP amendment allows for the off-site retention of a portion of the native
vegetation required to be retained on the subject property, thus requiring only 15 percent of the
native vegetation to be retained on site verse 25 percent, should the property be developed as
residential or mixed use. To insure the portion of the preserve can be satisfied off-site, an
exemption to the LDC provision allowing off site retention of native vegetation has been
included in the GMP amendment.
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HISTORICAL/ARCHAEOLOGICAL IMPACT : According to the Florida Department of
State, Division of Historical Resources, no significant archaeological or historical sites are
recorded for or likely to be present within, the subject area, and that it is unlikely that any such
sites will be affected. The property is subject to the requirement for accidental discovery of
archaeological or historical sites as required by the CCME and LDC.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING
COMMISSION : T hat the CCPC forward petition PL20130001767/CP-2013-10 to the BCC
with a recommendation not to adopt and transmit to the Florida Department of Economic
Opportunity and reviewing agencies that provided comments. IF the Planning Commission
c hose to recommend adoption, staff recommended revisions to portions of the Subdistrict text to
remove an unnecessary intensity standard for the hotel use no longer contained in the LDC.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION : The
C ollier County Planning Commission, also acting in their capacity as the Environmental
Advisory Council (EAC), held its required Adoption public hearing on March 19, 2015. At that
hearing, the petitioner proposed several changes for clarification, to which staff recommended
minor edits. The CCPC recommended that the BCC adopt petition CP-2013-10, including the
petitioner-proposed changes and staff-recommended revisions (vote: 5/0). The CCPC-
recommended text is reflected in Exhibit A to the Adoption Ordinance, and is shown below.
Words underlined are added - as approved for transmittal by BCC;
W ords double underlined are added, words double struck through are deleted – both
a s recommended for adoption by CCPC.
17. Vincentian Mixed Use Subdistrict
T his Subdistrict contains approximately 30.68 acres, is located on the south/west side of
Tamiami Trail East (US 41) and is depicted on the Vincentian Mixed Use Subdistrict Map. The
purpose of this Subdistrict is to allow for neighborhood, community, and regional commercial
development; residential development; and mixed use (commercial and residential) development.
T he Subdistrict is intended to include commercial uses to serve the emerging residential
development in close proximity to this Subdistrict, and to provide employment opportunities for
residents in the surrounding area. In order to comply with Policy 1.10 of the Housing Element of
the Growth Management Plan, residential development shall be limited to market-rate units so as
to avoid the concentration of affordable housing in one location in the County. The property may
be developed entirely as commercial, entirely as residential, or as a mixture of residential and
commercial uses.
T he development of this Subdistrict shall comply with the following restrictions, limitations and
standards:
a . Allowable uses: The maximum intensity of commercial uses shall be limited to those allowed
in the C-3 zoning district, both by right and by conditional use, as listed in the Collier County
Land Development Code in effect as of the date of adoption of this Subdistrict. Additionally,
the following uses are allowed:
1. D epartment store (5311),
2. H otel (7011, hotel only),
3. D ental laboratories (8072), and
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4. N ursing and personal care facilities (8051).
b. Additional use restrictions and intensity standards:
1. Commercial uses shall be limited to a maximum of 250,000 square feet of gross floor
area (GFA), and one hotel (maximum FAR 0.6 and a maximum of 150 rooms), and an
assisted living facility (maximum FAR 0.6). Additionally, for every acre , or portion
thereof, of hotel or ALF, the maximum allowable commercial GFA shall be reduced by
10,000 square feet , or portion thereof for fractional amount under an acre .
2. Residential development shall be limited to a maximum density of 7.3 units per acre,
calculated on the gross acreage of the property exclusive of any commercial portions, for
a maximum of 224 multi-family dwelling units.
3. If the project is developed as mixed use (residential and commercial uses), the residential
density allowance is as provided for in Number 2. above, and the commercial portion of
the project shall not exceed 10 acres in size and a maximum of 128,000 square feet of
GFA of commercial uses, and a 150-room hotel not to exceed 0.6 FAR , and an Assisted
Living Facility at a 0.6 FAR. Additionally, for every acre , or portion thereof, of hotel or
ALF, the maximum allowable commercial GFA shall be reduced by 10,000 square feet ,
or portion thereof for fractional amount under an acre .
4. A stand-alone automobile service station (i.e. retail fuel sales in conjunction with a
convenience store) is prohibited; however, accessory fuel pumps in association with a
grocery store (SIC 5411) or membership warehouse type facility (SIC 5311, 5331) greater
than 15,000 square feet of GFA are allowed.
5. A recreational site for the use of the adjacent RV or mobile home parks may be developed
on a maximum of 3 acres. The recreational site may include facilities such as a pool,
clubhouse, and tennis courts.
c . Site Development:
1. Rezoning of this Subdistrict is encouraged to be in the form of a Planned Unit
Development (PUD). The rezone ordinance shall contain development and design
standards to ensure compatibility with internal uses as well as adjacent external uses, and
shall include additional restrictions and standards necessary to ensure that uses and hours
of operation are compatible with surrounding land uses.
2. The subject site will be developed with a common architectural and landscaping theme,
to be submitted with the first Site Development Plan.
3. The unified planned development submitted at time of the first Site Development Plan
will reflect, to the maximum extent feasible, internal connectivity through shared parking
and cross-access agreements.
4. Pedestrian connections are encouraged, both with perimeter properties, where feasible,
and between internal buildings.
5. At the time of Site Development Plan approval, the required on-site vegetation retention
may be satisfied off-site, pursuant to Policy 6.1.1(13) of the Conservation and Coastal
Management Element (CCME) of the Growth Management Plan. At a minimum, 15
percent of the on-site native vegetation must be retained on-site. If the portion of native
vegetation satisfied off-site is met by land donation to the County, the specific off-site
property shall be taken to the Board of County Commissioners for acceptance. However,
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a hearing before the Conservation Collier Land Acquisition Advisory Committee will not
be required.
S TAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS :
S ame as to the CCPC – Not to adopt and transmit petition PL20130001767/CP-2013-10, as
submitted or as revised at the CCPC meeting, to the Florida Department of Economic
Opportunity, as it is staff’s opinion that the petitioner has not demonstrated, through data and
analysis: 1) there is a need for additional commercial in this area; and, 2) it is appropriate to
increase density at this location which is within the Coastal High Hazard Area. (Note: These
concerns were discussed and vetted at the transmittal hearing.)
Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth
Management Manager, Comprehensive Planning Section, Zoning Division, Growth Management
Department
Attachments: 1) CCPC Adoption Staff Report; 2) Adoption Ordinance with Exhibit “A” text and
maps; 3) DEO and Reviewing Agency Comment Letters; 4) Transmittal Executive Summary; 5)
CCPC Transmittal Staff Report; 6) Approved Transmittal Resolution; 7) CP-2013-10 Application
Backup Information (petition only) due to the size of the entire document, the complete back-
up is accessible at:
http://www.colliergov.net/ftp/AgendaApril2815/GrowthMgmt/PL20130001767_CP-2013-
10_Application_Petition.pdf .
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EXECUTIVE SUMMARY
Recommendation to deny the single, 2013 Cycle 3 Growth Management Plan Amendment specific
to the Vincentian Mixed Use Subdistrict petition. (Adoption Hearing) (Companion to rezone
petition PUDZ-PL20130001726, Vincentian Village Mixed Use Planned Unit Development).
OBJECTIVE : For the Board of County Commissioners (Board) to deny (not adopt) the single
petition in the 2013 Cycle 3 of amendments to the Collier County Growth Management Plan
(GMP) and not to approve said amendment for transmittal to the Florida Department of
Economic Opportunity.
CONSIDERATIONS :
• Chapter 163, F.S., provides for an amendment process for a local government’s adopted
Growth Management Plan.
• County Resolution 12-234 provides for a public petition process to amend the Collier
County GMP.
• For this Adoption hearing, the sole petition in the 2013 Cycle 3 of GMP amendments
being considered is PL20130001767/CP-2013-10, Vincentian Mixed Use Subdistrict.
• The Collier County Planning Commission (CCPC), sitting as the “local planning agency”
under Chapter 163.3174, F.S., held its Transmittal hearings for the subject petition on
August 21 and September 4, 2014. The BCC held its Transmittal hearing on October 14
and 28, 2014. Their respective transmittal recommendations/actions are contained in the
CCPC adoption hearing Staff Report.
• The CCPC held its adoption hearing on March 19, 2015. The staff and CCPC adoption
hearing recommendations are presented further below.
• After review of the Transmitted GMP amendment, the Florida Department of Economic
Opportunity (DEO) rendered its Comment Letter indicating “no comment” within the
agency’s authorized scope of review, as did the Southwest Florida Regional Planning
Council (SWFRPC), Florida Department of Agriculture and Consumer Services (DACS),
Florida Fish and Wildlife Conservation Commission (FWC), and South Florida Water
Management District (SFWMD).
The Florida Department of Transportation (FDOT) conducted a planning level analysis
and rendered comments within their authorized scope of review. FDOT indicates that the
proposed amendment is not anticipated to adversely impact important State transportation
resources or facilities, and provided an additional comment regarding FDOT access
standards; and, the Florida Department of Environmental Protection (DEP) rendered
comments within their authorized scope of review, indicating that the proposed
amendment is not anticipated to adversely impact important State resources.
The Florida Department of Education (DOE) rendered comments within their authorized
scope of review, as follows:
The Department recommends the changes associated with the proposed amendment CP-
2013-10 be reviewed as required by Section 8 of the Collier County Interlocal Agreement
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for Public School Facility Planning and School Concurrency before adoption
c onsideration.
In response to the DOE Comment, staff notes the Transmittal package of materials was
provided to School District representatives and subsequently reviewed in accordance with
Interlocal Agreement Section 8. Determinations from their Section 8 review are found in
a letter dated January 22, 2015, as attached hereto and summarized below.
In accordance with Interlocal Agreement subsection 8.2, Collier County notified the
School District of the proposed GMP amendment that may increase school enrollment.
In accordance with Interlocal Agreement subsection 14.2, the Collier County School
District subsequently conducted the school planning level review per the Collier County
Interlocal Agreement for Public School Facility Planning and School Concurrency and
responded. The School District response indicates at this time there is sufficient
capacity for the proposed development for the elementary, middle and high school
level s. This finding is for planning and informational purposes only and does not
constitute either (sic) a determination of concurrency for the proposed project. At the
time of site plan or plat the development would be reviewed for concurrency to ensure
there is capacity either within the concurrency service area the development is located
within or adjacent concurrency service areas such that the level of service standards are
not exceeded.
The remaining review agency (Florida Department of State, Division of Historical
Resources) did not provide a Comments Letter. All review agency Comments Letters
received are contained in the back-up materials.
• This adoption hearing considers amendments to the Future Land Use Element (FLUE)
text and Countywide Future Land Use Map (FLUM) and Map Series.
Note : Because the support materials are voluminous, and some exhibits may be oversized, the
Agenda Central system does not contain all of the related documents pertaining to this GMP
amendment petition. The entire Executive Summary package, including all support materials, is
included in the binder that is available for review in the Comprehensive Planning Section office
at 2800 North Horseshoe Drive, Naples, as well as in the Clerk of Courts/Minutes and Records
office at 3299 Tamiami Trail East, Suite 401, Naples.
Petition PL20130001767/CP-2013-10 is a petition submitted by Robert J. Mulhere, FAICP, for
Global Properties of Naples, LLC requesting amendment to the Future Land Use Element
(FLUE) to re-designate the subject site from the Urban Mixed Use District, Urban Coastal Fringe
Subdistrict to the Vincentian Mixed Use Subdistrict. The Vincentian Subdistrict site comprises
30.7 acres and is located south and east of Southwest Boulevard, south and west of US 41
(Tamiami Trail East), and west of the Hitching Post Mobile Home Park, in Section 32, Township
50 South, Range 26 East.
With this re-designation, the property would allow for entirely commercial development, for
entirely residential development, or for mixed use (commercial and residential) development.
Commercial development is limited to 250,000 square feet of gross floor area, one hotel of up to
150 rooms and an assisted living facility. Commercial uses allowed are the permitted and
conditional uses of the C-3 zoning district, plus hotel, dental labs, skilled nursing facilities, and
department stores from the C-4 Commercial General Zoning District, in the Collier County Land
Development Code. Residential development is limited to a maximum of 224 market rate multi-
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family units. Mixed use development limits commercial intensity to 128,000 square feet of gross
f loor area, one hotel of up to 150 rooms and an assisted living facility all on no more than 10
acres, and residential density based on 7.3 units per non-commercial acre. The Subdistrict also
provides for conversions if the project is developed with a hotel or assisted living facility,
automobile fuel pumps accessory to a grocery store or membership warehouse-type facility
larger than 15,000 square feet of gross floor area, and a recreational site no greater than 3 acres
for use by residents of the adjacent RV or mobile home parks. Note: A companion PUD rezone
petition is scheduled for this same hearing.
S taff analysis of this petition is included in the Transmittal CCPC Staff Report. There was one
public speaker at the CCPC adoption public hearing, who spoke in support of the request.
LEGAL CONSIDERATIONS : This 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. The Board should consider the
following criteria in making its decision: (1) consistency with the Comprehensive Plan, including
analysis of impact on public infrastructure; (2) consistency with the Land Development Code,
including compatibility analysis; and (3) review of data and analysis to support the proposed
amendment. 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. [SAS]
FISCAL IMPACT : There is no fiscal impact to the County resulting from this amendment if it
is adopted.
GROWTH MANAGEMENT IMPACT : T his is an adoption public hearing for the single
petition in the 2013 Cycle 3 of amendments to the GMP. Based upon statutory changes that
occurred during the 2011 Florida Legislative session, this GMP amendment is presumed to be
“in compliance” with applicable Florida Statutes. After adoption, the DEO and other applicable
review agencies will have 30 days (from the date DEO determines the adoption packages are
complete) to review the adopted Plan amendment and, should they believe the amendment is not
“in compliance,” file a challenge [appeal] to the presumed “in compliance” determination with
the Florida Division of Administrative hearings. Similarly, any affected party also has 30 days
(from the date of BCC adoption) in which to file a challenge. If a timely challenge is not filed by
DEO or an affected party, then the amendment will become effective.
ENVIRONMENTAL IMPACT : The majority of the subject site is forested with native
vegetation. Also on-site are approximately 12.66 acres of jurisdictional wetlands. Wetlands on-
site are isolated with no hydrological connection to wetlands or waters off-site. No documented
occurrences of listed wildlife species or signs of listed wildlife species were observed on the
property.
The proposed GMP amendment allows for the off-site retention of a portion of the native
vegetation required to be retained on the subject property, thus requiring only 15 percent of the
native vegetation to be retained on site verse 25 percent, should the property be developed as
residential or mixed use. To insure the portion of the preserve can be satisfied off-site, an
exemption to the LDC provision allowing off site retention of native vegetation has been
included in the GMP amendment.
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HISTORICAL/ARCHAEOLOGICAL IMPACT : According to the Florida Department of
State, Division of Historical Resources, no significant archaeological or historical sites are
recorded for or likely to be present within, the subject area, and that it is unlikely that any such
sites will be affected. The property is subject to the requirement for accidental discovery of
archaeological or historical sites as required by the CCME and LDC.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING
COMMISSION : T hat the CCPC forward petition PL20130001767/CP-2013-10 to the BCC
with a recommendation not to adopt and transmit to the Florida Department of Economic
Opportunity and reviewing agencies that provided comments. IF the Planning Commission
c hose to recommend adoption, staff recommended revisions to portions of the Subdistrict text to
remove an unnecessary intensity standard for the hotel use no longer contained in the LDC.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION : The
C ollier County Planning Commission, also acting in their capacity as the Environmental
Advisory Council (EAC), held its required Adoption public hearing on March 19, 2015. At that
hearing, the petitioner proposed several changes for clarification, to which staff recommended
minor edits. The CCPC recommended that the BCC adopt petition CP-2013-10, including the
petitioner-proposed changes and staff-recommended revisions (vote: 5/0). The CCPC-
recommended text is reflected in Exhibit A to the Adoption Ordinance, and is shown below.
Words underlined are added - as approved for transmittal by BCC;
W ords double underlined are added, words double struck through are deleted – both
a s recommended for adoption by CCPC.
17. Vincentian Mixed Use Subdistrict
T his Subdistrict contains approximately 30.68 acres, is located on the south/west side of
Tamiami Trail East (US 41) and is depicted on the Vincentian Mixed Use Subdistrict Map. The
purpose of this Subdistrict is to allow for neighborhood, community, and regional commercial
development; residential development; and mixed use (commercial and residential) development.
T he Subdistrict is intended to include commercial uses to serve the emerging residential
development in close proximity to this Subdistrict, and to provide employment opportunities for
residents in the surrounding area. In order to comply with Policy 1.10 of the Housing Element of
the Growth Management Plan, residential development shall be limited to market-rate units so as
to avoid the concentration of affordable housing in one location in the County. The property may
be developed entirely as commercial, entirely as residential, or as a mixture of residential and
commercial uses.
T he development of this Subdistrict shall comply with the following restrictions, limitations and
standards:
a . Allowable uses: The maximum intensity of commercial uses shall be limited to those allowed
in the C-3 zoning district, both by right and by conditional use, as listed in the Collier County
Land Development Code in effect as of the date of adoption of this Subdistrict. Additionally,
the following uses are allowed:
1. D epartment store (5311),
2. H otel (7011, hotel only),
3. D ental laboratories (8072), and
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4. N ursing and personal care facilities (8051).
b. Additional use restrictions and intensity standards:
1. Commercial uses shall be limited to a maximum of 250,000 square feet of gross floor
area (GFA), and one hotel (maximum FAR 0.6 and a maximum of 150 rooms), and an
assisted living facility (maximum FAR 0.6). Additionally, for every acre , or portion
thereof, of hotel or ALF, the maximum allowable commercial GFA shall be reduced by
10,000 square feet , or portion thereof for fractional amount under an acre .
2. Residential development shall be limited to a maximum density of 7.3 units per acre,
calculated on the gross acreage of the property exclusive of any commercial portions, for
a maximum of 224 multi-family dwelling units.
3. If the project is developed as mixed use (residential and commercial uses), the residential
density allowance is as provided for in Number 2. above, and the commercial portion of
the project shall not exceed 10 acres in size and a maximum of 128,000 square feet of
GFA of commercial uses, and a 150-room hotel not to exceed 0.6 FAR , and an Assisted
Living Facility at a 0.6 FAR. Additionally, for every acre , or portion thereof, of hotel or
ALF, the maximum allowable commercial GFA shall be reduced by 10,000 square feet ,
or portion thereof for fractional amount under an acre .
4. A stand-alone automobile service station (i.e. retail fuel sales in conjunction with a
convenience store) is prohibited; however, accessory fuel pumps in association with a
grocery store (SIC 5411) or membership warehouse type facility (SIC 5311, 5331) greater
than 15,000 square feet of GFA are allowed.
5. A recreational site for the use of the adjacent RV or mobile home parks may be developed
on a maximum of 3 acres. The recreational site may include facilities such as a pool,
clubhouse, and tennis courts.
c . Site Development:
1. Rezoning of this Subdistrict is encouraged to be in the form of a Planned Unit
Development (PUD). The rezone ordinance shall contain development and design
standards to ensure compatibility with internal uses as well as adjacent external uses, and
shall include additional restrictions and standards necessary to ensure that uses and hours
of operation are compatible with surrounding land uses.
2. The subject site will be developed with a common architectural and landscaping theme,
to be submitted with the first Site Development Plan.
3. The unified planned development submitted at time of the first Site Development Plan
will reflect, to the maximum extent feasible, internal connectivity through shared parking
and cross-access agreements.
4. Pedestrian connections are encouraged, both with perimeter properties, where feasible,
and between internal buildings.
5. At the time of Site Development Plan approval, the required on-site vegetation retention
may be satisfied off-site, pursuant to Policy 6.1.1(13) of the Conservation and Coastal
Management Element (CCME) of the Growth Management Plan. At a minimum, 15
percent of the on-site native vegetation must be retained on-site. If the portion of native
vegetation satisfied off-site is met by land donation to the County, the specific off-site
property shall be taken to the Board of County Commissioners for acceptance. However,
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a hearing before the Conservation Collier Land Acquisition Advisory Committee will not
be required.
S TAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS :
S ame as to the CCPC – Not to adopt and transmit petition PL20130001767/CP-2013-10, as
submitted or as revised at the CCPC meeting, to the Florida Department of Economic
Opportunity, as it is staff’s opinion that the petitioner has not demonstrated, through data and
analysis: 1) there is a need for additional commercial in this area; and, 2) it is appropriate to
increase density at this location which is within the Coastal High Hazard Area. (Note: These
concerns were discussed and vetted at the transmittal hearing.)
Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth
Management Manager, Comprehensive Planning Section, Zoning Division, Growth Management
Department
Attachments: 1) CCPC Adoption Staff Report; 2) Adoption Ordinance with Exhibit “A” text and
maps; 3) DEO and Reviewing Agency Comment Letters; 4) Transmittal Executive Summary; 5)
CCPC Transmittal Staff Report; 6) Approved Transmittal Resolution; 7) CP-2013-10 Application
Backup Information (petition only) due to the size of the entire document, the complete back-
up is accessible at:
http://www.colliergov.net/ftp/AgendaApril2815/GrowthMgmt/PL20130001767_CP-2013-
10_Application_Petition.pdf .
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