Agenda 11/10/2015 Item # 9A 11/10/2015 9.A.
EXECUTIVE SUMMARY
Recommendation to not adopt the Southbrooke Office Subdistrict small-scale amendment to the
Collier County Growth Management Plan, Ordinance 89-05, as Amended, and not to transmit to
the Florida Department of Economic Opportunity. (Adoption Hearing) (PL20140002143/CPSS-
2014-4) [Companion to Petition PUDZ-PL20140002077].
OBJECTIVE: For the Board of County Commissioners (Board) to not adopt the proposed
small-scale Growth Management Plan amendment and not to approve said amendment for
transmittal to the Florida Department of Economic Opportunity.
CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan
amendment. As such, per Florida Statutes, the request is heard only once by the Collier County
Planning Commission (CCPC) and the Board. If approved by the Board, the petition is
transmitted to the Florida Department of Economic Opportunity (DEO). If no adopted by the
Board, the petition is not transmitted to the DEO.
Per Chapter 163.3187, Florida Statutes, there are limitations for this type of small-scale
amendment, as identified below, followed by staff comments in[brackets].
1. The proposed amendment involves a use of 10 acres or fewer. [The subject site
comprises +5.18 acres.]
2. 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. [As of July 7, 2015, three small scale GMP amendments have been approved in
calendar year 2015 for a total of 18.776 acres (0.876 + 7.9 + 10); no other small scale
GMP amendments have been approved since July 7. Including the subject site, a total of
three small scale GMP amendments are presently under review —comprising 22.06 acres
total (5.18 + 6.96 + 9.92).]
3. 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 are permissible under this section. [This
amendment is for a site-specific Future Land Use Map change and directly related text
change.]
4. 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.]
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
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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.
This petition seeks to amend the Golden Gate Area Master Plan Element (GGAMP) of the
Collier County Growth Management Plan to:
a. Establish the new Southbrooke Office Subdistrict on the subject 5.18-acre site to allow up
to 40,000 square feet of gross floor area for uses allowed in the C-1, Commercial
Professional and General Office zoning district;
b. Revise the area-wide Golden Gate Area Future Land Use Map (FLUM) to reflect this
new map designation; and,
c. Create the new Southbrooke Office Subdistrict inset map, part of the FLUM Series, to
reflect the new designation of the subject site.
The proposed amended Subdistrict text and maps are depicted on Ordinance Exhibit A.
FINDINGS AND CONCLUSIONS: Based on the review of this petition, including the
supporting data and analysis, staff makes the following findings and conclusions. More analysis
is provided in the Staff Report to the CCPC.
• The Future Land Use Element (FLUE) and the GGAMP currently provide for future
commercial development to accommodate the growing population in, and direct it to, Urban
Designated Areas, Mixed Use and Interchange Activity Centers, and Neighborhood Centers;
• The 2011 Evaluation and Appraisal Report (EAR) did not call for any amendments to this
segment of the Immokalee Road corridor, and the existing GGAMP continues to reflect the
adopted vision of the greater community;
• The re-study of the GGAMP taking into consideration the desires of the greater community
should remain paramount, and not be set aside by a single, piecemeal proposal;
• The existing Future Land Use designation allows for non-commercial uses already
recognized as viable transitional uses on the subject site (essential services);
• The existing Future Land Use designation allows for viable residential development of one
single family dwelling unit per tract (two units total), albeit at a price point reflective of the
site's location. Staff does not accept the petitioner's assertion to the contrary and staff notes
there are existing developed single family neighborhoods that back up to a 6-lane divided
roadway — including Pebblebrooke Lakes about two miles to the east on Immokalee Road,
and Regent Park about two miles to the west on Immokalee Road (other locations are
identified in the CCPC Staff Report). These other locations are all urban sized lots - 1/4 to
1/3 of an acre with about 130 feet of depth - vs. the subject site comprised of two Golden
Gate Estates tracts of about 2.5 acres each and 300 feet of depth;
• The commercial development across Immokalee Road to the north does not render the
subject site incompatible for single family development. Most of those commercial uses are
office or other non-retail uses; and, those uses are oriented to the north where they access
Executive Drive, not Immokalee Road. While many may find the subject site undesirable for
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single family development, some may find it acceptable as would be reflected in the price
point for this location;
• This petition introduces commercial development on the south side of Immokalee Road,
within the Estates designation, where none presently exists;
• If this petition is approved, the parcel adjacent to the east will become eligible for
Transitional Conditional Uses (conditional uses allowed in the E, Estates zoning district, e.g.
church, child care, nursing home, social and fraternal organization, etc.) and more-attractive
to commercial development;
• The site's mid-block location introduces isolated commercial development, which is
discouraged by the GMP;
• Approving this single mid-block commercial property is akin to spot zoning;
• Of all of the privately-initiated amendments to the GMP since its adoption in 1989, to allow
commercial-only development, none are located mid-block—this would be the first one;
• No infrastructure related concerns result from this amendment. Concerns related to vehicular
access to Immokalee Road are worth noting, but are addressed in the companion PUD rezone
petition;
• No adverse environmental impacts result from this amendment;
• No historic or archaeological sites are affected by this amendment;
• Based on data and analysis submitted for the supply of existing and potential commercial
professional and medical office development and demand within the trade area for the subject
site, the additional need for commercial professional and medical office uses contemplated
by this amendment to serve the surrounding residential areas has been demonstrated;
• Located within Activity Center No. 4 are a number of Planned Unit Developments and
commercially zoned properties, totaling approximately 1,106,400 sq. ft. commercial
professional and medical office floor area and more than 188 acres — developed and
undeveloped — with more than 45,380 undeveloped square feet approved for commercial
development that can accommodate a portion of this identified need.
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. 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
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appropriate way 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." 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.
And FLUE map amendments shall also be based upon the following analysis per Section
125.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use
considering the character of the undeveloped land, soils, topography, natural
resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
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 DEO 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 days (31) after Board adoption.
COMPREHENSIVE PLANNING STAFF RECOMMENDATION: That the BCC not adopt
and transmit this small-scale GMP amendment to the Florida Department of Economic
Opportunity.
COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC
heard this petition at their September 3, 2015 meeting. The CCPC voted unanimously to forward
the subject petition to the Board with a recommendation to adopt and transmit to the Florida
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Department of Economic Opportunity, with a minor text change which is reflected in the
proposed ordinance.
There were two speakers at the CCPC meeting; one spoke in favor of the petition; the other,
representing the Oakes Estates Neighborhood Association, the residential neighborhood to the
south, east and west, expressed non-objection to the petition and thanked the petitioner for
working with the neighborhood to address their concerns. That Association also provided a letter
of non-objection.
Prepared by: Corby Schmidt,AICP, Principal Planner, and David Weeks,AICP, Growth
Management Manager, Comprehensive Planning Section, Zoning Division,
Growth Management Department
Attachments:
]) CCPC Adoption Staff Report
2) Ordinance and Exhibit "A"text and maps
3) Project application and documentation - available at:
http://www.colliergov.net/ftp/2015BCCMeeti ngs/AgendaOct1315/Growth Mgmt/CPSS-
2014-4 Southbrooke%20Subdistrict Petition.pdf
4) Public Notice (2)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.9.A.
Item Summary: Recommendation to not adopt the Southbrooke Office Subdistrict small-
scale amendment to the Collier County Growth Management Plan, Ordinance 89-05, as
Amended, and not to transmit to the Florida Department of Economic Opportunity. (Adoption
Hearing) (PL20140002143/CPSS-2014-4) [Companion to Petition PUDZ-PL20140002077).
Meeting Date: 11/10/2015
Prepared By
Name: KendallMarcia
Title: Planner, Senior, Growth Management Department
9/11/2015 1:26:26 PM
Submitted by
Title: Planner, Principal, Growth Management Department
Name: SchmidtCorby
9/11/2015 1:26:27 PM
Approved By
Name: PuigJudy
Title: Operations Analyst, Growth Management Department
Date: 9/15/2015 2:35:17 PM
Name: PuigJudy
Title: Operations Analyst, Growth Management Department
Date: 9/15/2015 2:36:08 PM
Name: BosiMichael
Title: Division Director-Planning and Zoning, Growth Management Department
Date: 9/15/2015 3:03:13 PM
Name: WeeksDavid
Title: Manager-Planning,Comprehensive Planning
Date: 10/20/2015 5:00:15 PM
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Name: AshtonHeidi
Title: Managing Assistant County Attorney, CAO Land Use/Transportation
Date: 10/21/2015 5:01:11 PM
Name: MarcellaJeanne
Title: Executive Secretary, Transportation Administration
Date: 10/22/2015 8:45:53 AM
Name: IsacksonMark
Title: Division Director-Corp Fin &Mgmt Svc, Office of Management&Budget
Date: 1 0/23/2015 9:34:54 AM
Name: KlatzkowJeff
Title: County Attorney,
Date: 10/28/2015 4:02:49 PM
Name: CasalanguidaNick
Title: Deputy County Manager, County Managers Office
Date: 10/29/2015 5:10:33 PM
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.1**
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION
COMPREHENSIVE PLANNING SECTION
HEARING DATE: September 3, 2015 (continued from August 6)
SUBJECT: PETITION CPSS-2014-4/ PL-2014-0002143, SMALL SCALE GROWTH
MANAGEMENT PLAN AMENDMENT (ADOPTION HEARING)
ELEMENT: GOLDEN GATE AREA MASTER PLAN (GGAMP)
APPLICANT/OWNER/AGENTS:
Thomas H. Dahbura D. Wayne Arnold
HUB Condo Rentals, LLC Q. Grady Minor&Associates, PA
18223 Shawley Drive 3800 Via Del Rey
Hagerstown, Maryland 21740 Bonita Springs, Florida 34134
Steven J.Bracci, PA
9015 Strada Steil Court, Suite 102
Naples, FL 34109
GEOGRAPHIC LOCATION: The ±5.18 acre subject property is located mid-block, on the south side
of Immokalee Road (CR 846) and north side of Autumn Oaks Lane, approximately 0.7 mile east of I-
75, and comprised of Tracts 51 and 70 of Golden Gate Estates Unit 97, in Section 29, Township 48
South, Range 26 East.
REQUESTED ACTION: Amendment to the Golden Gate Area Master Plan (GGAMP) of the Growth
Management Plan and to the GGAMP Future Land Use Map and Map Series, to establish the
Southbrooke Office Subdistrict in the Estates - Commercial District for up to 40,000 square feet of
gross floor area for uses allowed in the C-1, Commercial Professional and General Office zoning
district, affecting fewer than ten (10) acres.
The proposed GGAMP map amendment is accompanied by new Subdistrict text, as follows:
B. Estates - Commercial District
*** *** *** *** *** text break *** *** *** *** ***
7. Southbrooke Office Subdistrict
The Southbrooke Office Subdistrict is approximately five (5) acres and is located approximately 1/4
mile east of Oakes Boulevard on the south side of Immokalee Road. The intent of the subdistrict is to
permit general office, medical office, and business service uses generally consistent with those uses
permissible by right, or as conditional use in the C-1 commercial professional and general office
zoning district. This subdistrict will serve as a transitional use from the general commercial uses
found on the north side of Immokalee Road and the 6-lane Immokalee Road arterial roadway, to the
low density, large-lot Estates residential area south of the subdistrict.
Development within the subdistrict is encouraged to be rezoned as a PUD in order to provide greater
specificity of permitted land uses, development standards and any necessary operational
characteristics. A maximum of 40,000 square feet of commercial development shall be permitted. All
buildings will be limited to single-story, and shall be constructed in a common architectural theme. A
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minimum 30' wide vegetated buffer shall be provided adjacent to Autumn Oaks Lane, which shall
consist of retained native vegetation. Access to the subdistrict shall only be from Immokalee Road.
PURPOSE/DESCRIPTION OF PROJECT: To re-designate the property from the Residential Estates
Subdistrict in the Estates - Mixed Use District, to the Southbrooke Office Subdistrict in the Estates -
Commercial District. A companion petition [PUDZ-PL-2014-0002077] would rezone the ±5.18 acre
property from the Estates zoning district to the Southbrooke Office PUD.
SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Subject Property: The subject ±5.18 acres is currently zoned E, Estates District and undeveloped.
The present Future Land Use designation of Estates - Mixed Use District, Residential Estates
Subdistrict as identified on the GGAMP Future Land Use Map allows single-family residences, and
limited non-residential uses (e.g. community facilities, essential services, etc.).
Surrounding Lands:
North of the Subject Property: Across Immokalee Road, a 6-lane divided arterial roadway, and an
east-west drainage canal, is land currently zoned Quail II PUD and developed commercially [allowing
for C-3 uses] with an automobile service station, bagel place, walk-in medical clinic, specialty medical
providers and labs, dental offices, real estate offices, child daycare facility, home care services
provider, and other similar uses located along Executive Drive. Approximately 89,598 commercial sq.
ft. are developed of the 184,000 sq. ft. approved. Further to the north are residential portions of Quail
II where 512 residences are approved for development. The Future Land Use designation is Urban
Mixed Use District, Urban Residential Subdistrict on the Future Land Use Map.
West of the Subject Property: Land is currently zoned E, Estates and developed with a water
management feature. Further to the west are places of worship and vacant Estates parcels. The
Future Land Use designation is Estates - Mixed Use District, Residential Estates Subdistrict on the
Future Land Use Map. The "1-75 and Immokalee Road Interchange Activity Center" lies less than
one-half mile west.
South of the Subject Property: Across Autumn Oaks Lane, a 2-lane undivided local road, land is
currently zoned E, Estates where single-family residences and residential lots, as parts of the Golden
Gate Estates subdivision are found. The Future Land Use designation is Estates - Mixed Use
District, Residential Estates Subdistrict on the Future Land Use Map.
East of the Subject Property: Land is currently zoned E, Estates and undeveloped. Further to the
east are places of worship (including one providing a child care and preschool educational "academy",
and elementary school, and another providing accessory classrooms), and North Naples Fire Station
42. The Future Land Use designation is Estates - Mixed Use District, Residential Estates Subdistrict
on the Future Land Use Map.
In summary, along with the commercial development on the north side of Immokalee Road, the
current zoning and, existing and planned land uses in the area immediately surrounding the mid-block
subject property are primarily suburban- and estate-type residences or residential lots in all directions.
STAFF ANALYSIS:
Background and Considerations:
The Estates designation is characterized by low density semi-rural residential lots with limited
opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some legal
non-conforming lots as small as 1.14 acres. Residential density is limited to a maximum of one unit
per 2.25 gross acres, or one unit per legal non-conforming lot of record, exclusive of guesthouses.
Multiple family dwelling units, duplexes, and other structures containing two or more principal
dwellings, are prohibited in all Districts and Subdistricts in this Designation.
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Generally, the Estates Designation also accommodates future non-residential uses, including:
• Conditional uses and essential services as defined in the Land Development Code, except as
prohibited in the Neighborhood Center Subdistrict. Also, refer to the various nonresidential uses
allowed in the Conditional Uses Subdistrict.
• Parks, open space and recreational uses.
• Group Housing shall be permitted subject to the definitions and regulations as outlined in the
Collier County Land Development Code (Ordinance No. 04-41, adopted June 22, 2004, effective
October 18, 2004) and consistent with locational requirements in Florida Statutes.
Group Housing includes the following type facilities:
• Family Care Facility if occupied by not more than six (6) persons shall be permitted in
residential areas.
• Group Care Facility,
• Care Units,
• Adult Congregate Living Facilities, and
• Nursing Homes.
• Schools and school facilities in the Estates Designation north of 1-75, and where feasible and
mutually acceptable, co-locate schools with other public facilities, such as parks, libraries and
community centers to the extent possible.
The existing Future Land Use designation allows for viable residential and the above non-residential
uses on the subject site. Most of the uses allowed by conditional use would also require a GMP
amendment at the subject site's location. Application materials however, do not suggest that these
non-commercial uses were taken into consideration in the analysis of the site.
When the GMP was adopted in 1989, it established the Mixed Use Activity Center Subdistrict
(MUAC), the Commercial Under Criteria [infill] provision, and the PUD Neighborhood Commercial
Subdistrict in the Future Land Use Element (FLUE) as the only provisions to allow establishment of
new commercial zoning. The MUAC states, in part: "The Mixed Use Activity Center concept is
designed to concentrate almost all new commercial zoning in locations where traffic impacts can
readily be accommodated, to avoid strip and disorganized patterns of commercial development, and
to create focal points within the community." MUACs are located at the intersection of two arterial
roads or an arterial road and a collector road.
Coinciding with the MUAC concept, FLUE Policy 3.1 included the provision to establish a zoning
reevaluation program for the purpose of evaluating properties whose existing zoning was inconsistent
with the FLUE and FLUM (Future Land Use Map) and the properties were unimproved. Relevant to
this petition, the overall objective was to rezone the inconsistently zoned and unimproved commercial
properties to zoning districts consistent with the FLUE so as to eliminate strip and isolated commercial
zoning while directing most new commercial zoning to MUACs. [emphasis added] With the exception
of private sector initiated GMP amendments that established site-specific commercial subdistricts,
broad provisions for commercial-only development (as opposed to mixed use) have not changed
significantly since 1989: MUACs at 1-75 interchanges are now labeled Interchange Activity Centers, all
MUACs have become boundary-specific, and some Activity Center boundaries were expanded and
some contracted; the Commercial Under Criteria provision was replaced with a new infill subdistrict
(Office and Infill Commercial); and, the PUD Neighborhood Commercial Subdistrict was modified and
re-named PUD Neighborhood Village Center Subdistrict.
When the Golden Gate Area Master Plan Element (GGAMP) was adopted in 1991, it established
within the Estates designation (as opposed to the Urban designation for Golden Gate City and Rural
Settlement Area designation for the present day area zoned Orangetree PUD and Orange Blossom
Ranch PUD) the Neighborhood Center Subdistrict, Randall Boulevard Commercial Subdistrict, Pine
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Ridge Road Mixed Use District, and Estates Commercial Infill Subdistrict as the only provisions to
allow establishment of new commercial zoning. Neighborhood Centers are located at the intersection
of two collector roads or higher classification. With the exception of private sector initiated GMP
amendments that established, or expanded, site-specific commercial subdistricts, broad provisions for
commercial-only development have not changed significantly since 1991: a new Commercial Western
Estates Infill Subdistrict was established - but will not be developed as the site is now owned by
Collier County.
In summary, the FLUE and GGAMP still direct most new commercial development toward Activity
Centers and Neighborhood Centers.
Data and analysis requirements for comprehensive plans and plan amendments are noted in
Chapter 163, F.S., specifically Section 163.3177(6) (a) 2.A-j, listed below.
2. The future land use plan and plan amendments shall be based upon 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
nonconforming 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 discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community's economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
In addition to the requirements enumerated above, it is recognized that community desires may be
considered (e.g. if the community has an articulated vision for a particular area as to the type of
development desired, such as within a Community Redevelopment Area), and if existing
incompatibilities are present (e.g. presently allowed uses would be incompatible with surrounding
uses and conditions).
It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address
the statutory requirements for a GMP amendment, then present and defend, as necessary, that data
and analysis.
Application's Justifications for Proposed Amendment:
(Refer to Explanation/Justification for Proposed Amendment)
The justifications asserted in the application's supplemental information for the proposed amendment
are:
• The site is not well suited to agricultural uses;
• The site is not well suited to residential development due to its shallow depth adjacent to an
arterial roadway;
• The site is well suited to office development due to its access and exposure to an arterial roadway;
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• Residential development is not evident along this segment of Immokalee Road; Examples of uses
along this corridor include churches, a fire station and a County Water retention area; and,
• A companion PUD project will provide native vegetation preservation in excess of the minimum
required, in an effort to further the rural character encouraged by the GGAMP.
Assessment of the application's justifications finds them to be mainly unsupportive or not applicable
toward the proposed amendment, as follows: Agricultural uses are not planned at this location; Access
and exposure to Immokalee Road make the site comparably-well suited for other residential and non-
residential uses; Institutional and other non-residential uses evident along this segment of Immokalee
Road lend support to developing other similar, limited uses already recognized as viable transitional
uses and allowed by this land use designation (i.e. essential services) - not to establishing new
commercial land uses not now allowed; and, efforts to reflect the semi-rural character of the Estates
are expected from all such project proposals.
As to residential suitability, staff acknowledges the depth of the two subject parcels (±300 feet) is far
less than the typical Golden Gate Estates tract (660 feet), and the location on a 6-lane divided arterial
road. However, staff notes there are numerous examples of single family dwellings located on such
roadways - including urban size lots much smaller than the subject parcels which are ±2.25 acres in
size. Some examples include: A) 13 lots in Regent Park PUD, located between Airport Road and
Livingston Road, on the south side of 6-lane, divided Immokalee Road; B) 20 lots in Pebblebrooke
Lakes Phase Three subdivision (Richland PUD), located between Gulf Coast High School and Collier
Blvd., on the south side of 6-lane, divided Immokalee Road; C) 30 lots within Naples Twin Lakes First
Addition, Morning Side, Sorrento Gardens Unit 3, and Hill Top subdivisions, located between Pine
Ridge Road and Solana Road, on the west side of 6-lane, divided Goodlette Road - including one lot
that also backs up to an FPL substation and another that also abuts a retail center; D) 16 lots within
Northgate Village Units Two and Three, located between Goodlette Road and Forest Lakes Blvd., on
the south side of Pine Ridge Road -all of which are opposite developed properties zoned commercial
on the north side of Pine Ridge Road including fire station, funeral home, offices, retail, self-storage,
car wash; and, E) Numerous single family lots/parcels along 1-75 including in Golden Gate Estates
between Pine Ridge Road and Golden Gate Canal, within Berkshire Lakes PUD between Golden
Gate Canal and Santa Barbara Blvd. Additionally, along Oil Well Road in Golden Gate Estates,
between Desoto Blvd. and Orange Blossom Ranch PUD, there are 63 privately owned tracts (as small
as 0.8 acres but mostly 1.7 acres) zoned E, Estates, of which 14 contain a single family dwelling unit.
Oil Well Road varies from 2 lanes to 6 lanes in this area. Further, desirability and acceptability is
subjective-what one person finds desirable and/or acceptable, another person may not. Desirability,
or relative lack thereof, impacts price point (think of the real estate mantra: location, location,
location).
Nonetheless, this application for a GMP amendment provides data and analysis in support of
commercial office development. Detailed analyses are provided further below.
Commercial Development:
The segment of Immokalee Road between I-75/Northbrooke Drive and Collier Boulevard (CR 951) is
anchored at each of these intersections by Mixed Use Activity Center (MUAC) Subdistricts. The
MUACs in Collier County are comprehensively planned to provide ample commercial development
opportunities. These planned locations are purposely sized and spatially arranged to encourage and
support a healthy business environment Countywide and, to discourage and avoid over
commercialization and strip development. The subject property lies within a few hundred feet of
Mixed Use Activity Center No. 4.
• Activity Center No. 4 comprises 59 acres in the northeast quadrant of the Immokalee Road - 1-75
interchange, and is zoned for 270,000 sq. ft. of commercial uses, in the Northbrooke Plaza MPUD,
with a private university, an automobile service station, restaurants, private school, walk-in
veterinary clinic, specialty medical providers and labs, dental offices, personal service providers,
and other similar uses located along International Drive, Northbrooke Plaza Drive and other local
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streets. This quadrant has more than 18,000 undeveloped yet developable sq. ft. on
approximately 10 acres available for Mixed Use Activity Center Uses.
• Activity Center No. 4 comprises 49.2 acres in the southeast quadrant of the Immokalee Road - I-
75 interchange, and is zoned for 330,000 sq. ft. of commercial uses and developed as the Malibu
Lake PUD (now including Brentwood and Crestwood PUDs), with a Super Target, restaurants,
multiple retail establishments, branch banks, and other similar uses located along Tarpon Bay
Boulevard and local streets. This quadrant has more than 58,210 undeveloped yet
developable sq. ft. on approximately 1.5 acres (net) available for Mixed Use Activity Center
Uses. However, staff acknowledges the available 1.5 acres cannot accommodate this
entire available square feet figure; instead, perhaps actual potential development may be a
"rule of thumb" figure of 10,000 sq. ftiacre yielding an undeveloped yet developable sq. ft.
figure of 15,000 sq. ft.
• Activity Center No. 4 comprises 40 acres in the northwest quadrant of the Immokalee Road - 1-75
interchange, and is zoned for 200,000 sq. ft. of commercial uses, as part of Pelican Strand
PUD/DRI, with an automobile service station, fast food restaurant, professional services offices,
specialty medical providers and labs, grocery store, branch banks, and other similar uses located
along Strand Boulevard and Tavilla Circle. This quadrant is fully developed with Mixed Use
Activity Center Uses.
• Activity Center No. 4 comprises 40 acres in the southwest quadrant of the Immokalee Road - 1-75
interchange, and is zoned for 250,000 sq. ft. of commercial uses and developed as the Donovan
Center, and other PUDs, with a WalMart Super Center and a cellular phone service provider
located along Juliet Boulevard and local streets. This quadrant has approximately 12,382
undeveloped yet developable sq. ft. on 2.05 acres (net) available for Mixed Use Activity
Center Uses.
Additional commercial development [that provides additional opportunities for office uses] is evident
outside Activity Center No. 4, including the following approved projects:
♦ Olde Cypress commercial component (12.5 acres/165,000 sq. ft. of commercial) in the Olde
Cypress DRI [approximately 3 mile east at Immokalee Road-Preserve Lane intersection]
♦ Quail II commercial component (184,000 sq. ft. of commercial) in the Quail II PUD [immediately
north via Executive Drive].
The above-listed sites are located within the Support Area described in the needs analysis submitted
with this petition, and currently provide a total of nearly 349,000 sq. ft. of commercial space - while
more than 45,380 square feet already approved for commercial development have vet to be
developed.
Sources: March, 2015 Planned Unit Development(PUD) Master List
(prepared and maintained by the Collier County Transportation Planning Section)
and the Collier County Interactive Growth Model (CIGM).
This subject property is regulated by provisions of both the Golden Gate Area Master Plan (GGAMP)
and the Future Land Use Element (FLUE) of the Growth Management Plan. FLUE provisions direct
new commercial development into areas designated for commercial land uses - 'Mixed Use Activity
Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts'. Similarly, GGAMP provisions direct
new commercial development into areas designated for commercial land uses - 'Urban Designated
Areas' and 'Neighborhood Centers'. All of these areas designated for commercial land uses by the
GGAMP and FLUE are counted toward the inventory of land available for development, even if they
are not yet zoned commercial.
Generally, commercial development within a community can be categorized as strip commercial
development, neighborhood commercial, community commercial, regional commercial, and so forth.
Based on specific studies and/or demographic data for an area, such as population, income,
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household size, percentage of income spent on retail goods, etc., an analyst is able to estimate
supportable commercial square feet for professional and general offices for that geography by
shopping center type. Collier County provides for commercial opportunities in numerous
neighborhood, community and regional centers, but does not support any strip development.
Commercial Demand Analysis: (Refer to Attachment "VD." Commercial Needs Analysis)
The firm of MJT Realty Economic Advisors, Inc. conducted a Commercial Needs Analysis dated
November 14, 2014 with an amended date of February 4, 2015, identifying the market conditions
within a 5-minute and 10-minute drive time from the subject site. This analysis provided an
assessment of the professional and medical office needs for the existing and projected population
within the site's "trade area". Comprehensive Planning Department staff utilized the Subdistrict's
Support Area as described in the Commercial Needs Analysis submitted with this petition and
available County resources to conduct a thorough evaluation of the CPSS-2014-4 proposal, with the
following results:
Section 3.0, Overview of Needs Analysis
The Analysis provides a geographic Trade Area that is not the typical radial measurement or a road
mileage distance mirroring expected traffic patterns. This Trade Area represents vehicular travel
times, and is divided between 5-minute and 10-minute drive times, as follows:
• The 5-minute drive time Trade Area is approximately 5.5 miles long centered along the 1-75
corridor, by approximately 5.5 miles wide centered along the Immokalee Road corridor.
• The 10-minute drive time Trade Area is approximately 15 miles long centered along the 1-75
corridor, by approximately 9.5 miles wide centered along the Immokalee Road corridor.
Section 4.0, Demand for Professional and Medical Office Space
Year 2030 build-out population in the 5-minute drive time Trade Area is projected to be 20,115; while
build-out population in the 10-minute drive time Trade Area is projected to be 116,220.
These 5-minute drive time and 10-minute drive time Trade Area populations will support 3,068 office
employees and 20,540 office employees by 2030, respectively. In turn, the amount of office space
needed to accommodate office employees in the 5-minute drive time and entire 10-minute drive time
Trade Areas is projected to be 460,145 sq. ft. and 3,081,027 sq. ft. by 2030, respectively.
Section 5.0, Supply of Professional and Medical Office Space
The existing supply of professional and medical office square feet is 261,370 sq. ft. within the 5-
minute drive time and 1,510,767 sq. ft. within the entire 10-minute drive time. Another undeveloped
14.5 acres zoned for comparable office uses in the Trade Area provide approximately 109,000 sq. ft.
of potential professional and medical office space. More than 61 undeveloped acres designated for
comparable land uses in the Trade Area potentially provide another 521,255 sq. ft. of professional and
medical office space to be developed by 2030. Together, the potential and existing supply of
professional and medical office can be projected to be 302,689 sq. ft. within the 5-minute drive time
and 2,141,022 sq. ft. within the entire 10-minute drive time by 2030, respectively.
Section 6.0, Calculation of Net Need and Conclusions
The Commercial Needs Analysis found that the professional and medical office square feet demand
that can be supported by the area's population projected in 2020 is 88,577 sq. ft. within the 5-minute
drive time and 418,468 sq. ft. within the entire 10-minute drive time [157,456 sq. ft. and 940,005 sq. ft.
in 2030, respectively].
Commercial Needs Analysis concludes there is a demand for professional and medical offices within
the 5-minute and 10-minute drive-time trade areas.
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Staff Assessment:
The petition has not demonstrated that incompatibilities exist on the subject site such that a change to
the Future land use designation In is needed, or that there is an established community desire or vision
for the subject site to be developed as proposed (historically acceptable considerations by the state
land planning agency). The petition does show, however, the subject site's present designation
presents incompatibilities such that a change to the future land use designation is reasonable, and
that there is an established community acceptance of the subject site being developed as proposed.
Accordingly, the Commercial Needs Analysis may lend support to only the first part of a key
consideration - is there a need for a future land use map change to increase the amount of
commercial allowed in this area, and if so, is this the appropriate location to fulfill that need?
Appropriateness of the Site and the Change:
The proposed amendment introduces an additional amount of commercial development, uses and
activities to existing land zoned for residential use. FLUE and GGAMP provisions primarily direct new
commercial development into Mixed Use Activity Centers and Neighborhood Centers.
The County's most recent Evaluation and Appraisal Report (EAR) [2011] did not call for any
amendments to this segment of the Immokalee Road corridor. Thus, existing GGAMP Policies and
provisions continue to reflect the adopted vision of the greater community - consistent with past
recommendations on GGAMP GMPAs.
Staff acknowledges that the BCC gave direction in February 2015 to initiate a re-study of the GGAMP
which would be expected to include this Immokalee Road corridor. Until the GGAMP re-study is
completed, it is appropriate to uphold the existing GGAMP and not approve individual, piecemeal
proposals.
If the amendment is approved, then the abutting parcel to the east, zoned "E, Estates" will become
eligible for Transitional Conditional Uses and more-attractive for commercial development. Also,
approval of this amendment may be an impetus for the owners of the other undeveloped properties on
Immokalee Road within this portion of Golden Gate Estates to seek an amendment for commercial
development. The undeveloped parcels affected by this change in eligibility are illustrated in the map
exhibit attached to this Report. This scenario is characteristic of the incremental encroachment of
isolated commercial zoning into non-commercial areas. Thus, approval of this petition may ultimately
lead to an increase in the amount of commercial development.
FLUE and GGAMP provisions direct new commercial development into Urban Designated Areas,
Mixed Use Activity Centers and Neighborhood Centers. The County's ability to manage growth in
accordance with its adopted Growth Management Plan is tested by requests to expand or allow
commercial development outside Neighborhood Centers, Mixed Use Activity Centers and other
planned locations. These planned locations are purposely sized, spatially arranged and separated to
encourage and support a healthy business environment County-wide and, discourage and avoid over
commercialization, strip development, and the introduction of urban-type uses into a non-urban area.
Preference is typically given to commercial expansion adjacent to Neighborhood Centers, Mixed Use
Activity Centers and other commercial designations when additional demand can be demonstrated.
By approving this single mid-block commercial property, the County yields its capacity to manage
growth, only to support the incremental encroachment of isolated commercial development akin to
spot zoning.
Identification and Analysis of the Pertinent Small-Scale GMPA Criteria in Florida Statutes
Chapter 163.3187:
Process for adoption of small-scale comprehensive plan amendment.
(1) A small scale development amendment may be adopted under the following conditions:
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(a) The proposed amendment involves a use of 10 acres or fewer. [The subject site
comprises ±5.18 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. [As of July 7, 2015, three small scale GMP amendments have been approved in
calendar year 2015 for a total of 18.776 acres (0.876 + 7.9 + 10). Including the subject
site, a total of three small scale GMP amendments are presently under review -
comprising 22.06 acres total(5.18+ 6.96 + 9.92).]
(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 are permissible under this section. [This
amendment is for a site-specific Future Land Use Map change and directly related text
change.]
(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:
Boylan Environmental Consultants, Inc. submitted an environmental report. Collier County
Department of Natural Resources personnel reviewed this report and provided the following analysis:
Native habitats on site consist solely of pine/cypress/cabbage palm, with no listed wildlife species
observed on the subject property by the environmental consultant for the project. Approximately 4.74
acres of potential jurisdictional wetlands occur on site. Also on site are approximately 0.44 acres of
disturbed land within public road Right-of-Way (ROW).
The proposed change in land use will require preserves to be established pursuant to Conservation
and Coastal Management Element (CCME) Policy 6.1.1. In accordance with LDC section 3.05.07
H.1.a, identification of preserves will occur at time of PUD. CCME Policies 6.2.1 and 6.2.2 require
boundaries of jurisdictional wetlands pursuant to Section 373.019 Florida Statutes to be verified by
jurisdictional field delineation at the time of Environmental Resource Permitting.
The subject property is not located within a County wellfield protection zone.
[Stephen Lenberger, Senior Environmental Specialist
Surface Water& Environmental Planning Section]
Historical and Archaeological Impacts:
Development of the site is subject to CCME Policy 11.1.3, concerning accidental discovery of
archaeological or historical sites, should any archaeological or historical sites be found on the
property. A letter provided from the Florida Department of State, Florida Master Site File states that
the proposed undertaking is not likely to have an effect on historic properties. The letter also includes
an unexpected discovery contingency clause similar to that of the County.
[Stephen Lenberger, Senior Environmental Specialist
Surface Water& Environmental Planning Section]
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Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element
Consistency Determination:
JMB Transportation Engineering, Inc. submitted a traffic impact statement, dated November 25, 2014.
Transportation Planning staff reviewed the Traffic Impact Statement provided with this application and
determined that the adjacent roadway network has sufficient capacity to accommodate this project
within the 5-year planning period. Therefore the subject application can be deemed consistent with
Policy 5.1 of the Transportation Element of the Growth Management Plan without mitigation.
Staff however notes that the companion PUD petition for this project contains a recommended
condition of approval to remove the western most access because it does not meet minimum
separation distance requirements of the County Access Management Handbook, Resolution 13-257.
[Mike Sawyer, Project Manager
Transportation Planning Section]
Public Facilities Impact:
• Water: The subject project will be served by Collier County potable water services and lies in the
North Water Service Area. The anticipated demand for potable water for the project is 9,000
gallons per day. Collier County has sufficient capacity to provide water services.
• Wastewater: The subject project will be served by Collier County wastewater collection and
treatment services and lies in the North County Water Reclamation Service Area. The anticipated
demand for wastewater collection and treatment for the project is estimated at 7,800 gallons per
day. Collier County has sufficient capacity to provide wastewater services.
• Solid Waste: The solid waste disposal service provider is Collier County Solid Waste
Management. The 2014 AUIR identifies that the County has sufficient landfill capacity up to the
year 2070 for the required lined cell capacity.
• Stormwater Management: The 2014 AUIR does not identify any stormwater management
improvement projects in the vicinity of the subject property. Future development is expected to
comply with the SFWMD and/or Collier County rules and regulations that assure controlled
accommodation of stormwater events by both on-site and off-site improvements.
• Park and Recreational Facilities: There will be no adverse impacts to park facilities from the
proposed commercial development.
• Schools: There will be no adverse impacts to public school facilities from the proposed commercial
development.
• EMS and Fire: The subject property is located within the North Naples Fire Control and Rescue
District. EMS services are provided by Collier County. The North Naples Fire Control and Rescue
District Station 42 is located at 7010 Immokalee Road. The proposed commercial development is
anticipated to have no significant impacts on these safety services.
The substantive review of application materials was performed by the Public Utilities Planning &
Project Management Dept. and their personnel had no further substantive comments or objections to
the proposed amendment.
[Kris Van Lengen, Principal Project Manager
Public Utilities Planning & Project Management Dept.]
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS:
A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was [duly advertised,
noticed and] held on Tuesday, March 10, 2015, 6:00 p.m. at the North Naples Baptist Church, located
at 1811 Oakes Boulevard, Naples. Eleven people other than the application team and County staff
attended -and heard the following information:
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The agent representing this application (Wayne Arnold) provided a full description of the proposed
changes to the group, including how the two companion requests (GMPA/PUDZ) cover potential
future uses - professional and medical office uses allowed by the C-1 (Commercial Professional and
General Office) zoning district.
Some of the features specific to the project site were discussed, including how a wall constructed
along the south side of the property next to vehicular activity and parking areas will be extended up
the east and west sides in order to further shield traffic lights from the Autumn Oaks neighbors; single-
story office buildings, additional landscaping and limited business hours.
At least one speaker thought commercial activities interrupted the development pattern on this side of
Immokalee Road, as this proposal could predictably lead to more unwanted strip commercial
development. The proposed office complex does not fit with the churches and community uses, and
the County should take a stronger stand on protecting these existing uses.
Discussion took place about the need for more office space in the area. The agent explained how the
Immokalee Road corridor is dominated by retail commercial development, and how this site provides
another opportunity to offer commercial office space. A speaker pointed out that approximately twenty
(20) acres is available for offices near the hospital.
More discussion surrounded traffic, lighting and noise concerns, as the clearing of properties located
along Immokalee Road has increasing these impacts on residents. The sources of these impacts
now lie on or across Immokalee Road. But allowing them to move across Immokalee Road, closer
the residential neighbors amplifies these impacts, is unwelcome.
Attendees also discussed their lack of support for vehicular and non-vehicular access to the site from
Autumn Oaks Lane.
More discussion surrounded traffic concerns, as the subject property's location along Immokalee
Road would allow at most, a westbound left turn onto the property and a separate right-in right-out
access point to accommodate all traffic.
Discussion took place about whether these office spaces would be rentals or condominiums, and how
the Oaks Estates Neighborhood Association could be involved with steering the architectural design,
buffering and landscaping for the project. The agent assured attendees that they will be kept apprised
through the Neighborhood Association, and reiterated how the subject site is located in an urbanized
part of the County while still governed by the Golden Gate [Estates]Area Master Plan.
The meeting was completed by 6:35 p.m.
Post-NIM Information: The Oaks Estates Neighborhood Association has provided a letter of
non-opposition to the companion PUD.
[Synopsis prepared by C. Schmidt, AICP, Principal Planner]
FINDINGS AND CONCLUSIONS:
• The FLUE and the GGAMP currently provide for future commercial development to accommodate
the growing population in, and direct it to, Urban Designated Areas, Mixed Use Activity Centers
and Neighborhood Centers.
• Based on data and analysis submitted for the supply of existing and potential commercial
professional and medical office development and demand within the trade area for the subject
site, the additional need for commercial professional and medical office uses contemplated by this
amendment to serve the surrounding residential areas has been demonstrated.
• Located within Activity Center No. 4 are a number of Planned Unit Developments and
commercially zoned properties, totaling approximately 1,106,400 sq. ft. commercial professional
and medical office floor area and more than 188 acres - developed and undeveloped -with more
than 45,380 undeveloped square feet approved for commercial development that can
accommodate a portion of this need.
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• CPSS-2014-4 extends the encroachment of non-residential uses eastward from Activity Center
No. 4 to develop commercial professional and medical office uses mid-block.
• The existing Future Land Use designation allows for non-commercial uses already recognized as
viable transitional uses on the subject site.
• The 2011 Evaluation and Appraisal Report (EAR) did not call for any amendments to this segment
of the Immokalee Road corridor, and the existing GGAMP continues to reflect the adopted vision
of the greater community.
• The re-study of the GGAMP taking into consideration the desires of the greater community should
remain paramount, and not be set aside by a single, piecemeal proposal.
• No infrastructure related concerns result from this amendment. Concerns related to vehicular
access to Immokalee Road however, are worth noting.
• No adverse environmental impacts result from this amendment.
• No historic or archaeological sites are affected by this amendment.
• If this petition is approved, the property adjacent to the east will become eligible for Transitional
Conditional Uses and more-attractive to commercial development.
• The site's mid-block location introduces isolated commercial development, which is discouraged
by the GMP.
• Approving this single mid-block commercial property is akin to spot zoning.
LEGAL CONSIDERATIONS:
The criteria for land use map amendments are in Section 163.3177(6)(a)2. and 8., Florida Statutes.
This staff report was reviewed by the County Attorney's Office on May 29, 2015. [HFAC]
STAFF RECOMMENDATION:
It appears that the need for professional and medical office space can be demonstrated. But FLUE
and GGAMP provisions primarily direct new commercial development to Mixed Use Activity Centers
or Neighborhood Centers, and this is not the appropriate location to fulfill that need. There are the
greater concerns of undesirable incremental encroachment of isolated commercial zoning into non-
commercial areas and preventable strip development. There are also the concerns over introducing
urban-type uses into a non-urban area, and the request not being consistent with the vision of
GGAMP to consider. Given these concerns, staff recommends that the Collier County Planning
Commission forward Petition CPSS-2014-4 to the Board of County Commissioners with a
recommendation not to approve for adoption and transmittal to the Florida Department of Economic
Opportunity.
[REMAINER OF PAGE INTENTIONALLY LEFT BLANK]
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PREPARED BY:
-7,
DATE-
. )
CORBY SCHMICk AICP, PRINCIPAL PLANNER
COMPREHENSIVE PLANNING SECTION, ZONING DIVISION
REVIEWED BY:
DATE:
DAVID WEEKS,AICP, GROWTH MANAGEMENT MANAGER
COMPREHENSIVE PLANNING SECTION, ZONING DIVISION
REVIEWED BY:
DATE: P- I - f
MIKE BOSI,AICP, DIRECTOR, ZONING DIVISION
APP RC} ED BY:
DATE- 29- /5"—
5 F .N -11, DEPUTY DEPARTMENT HEAD
GROWTH MANAGEMENT DEPARTMENT
pPRovetizyi
4 7
c--- - -
DATE /
DAVID S. WILKISON, P.E., DEPARTMENT HEAD : OS
GROWTH MANAGEMENT DEPARTMENT
PETITION NO.: CPSS-2014-4 I PL-2014-0002143
Staff Report for the September 3, 2015, CCPC Meeting.
NOTE: This petition has been scheduled for the October 13, 2015, BCC Meeting
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ORDINANCE NO. 15-
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 ELEMENT AND GOLDEN
GATE AREA FUTURE LAND USE MAP AND MAP SERIES BY
ADDING THE SOUTHBROOKE OFFICE SUBDISTRICT TO THE
ESTATES-COMMERCIAL DISTRICT TO ALLOW A MAXIMUM OF
40,000 SQUARE FEET OF GROSS FLOOR AREA FOR USES
ALLOWED IN THE C-1 COMMERCIAL PROFESSIONAL AND
GENERAL OFFICE ZONING DISTRICT. THE SUBJECT PROPERTY
IS LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD EAST
OF VALEWOOD DRIVE IN SECTION 29, TOWNSHIP 48 SOUTH,
RANGE 26 EAST, CONSISTING OF 5.19 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. [PL20140002143/
CPSS-2014-4]
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, Hub Condo Rentals LLC requested an amendment to the Golden Gate Area
Master Plan Element and Golden Gate Area Future Land Use Map and Map Series to create the
Southbrooke Office Subdistrict; 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
[15-CMP-00952/1210162/1] 54 1 of3
Southbrooke Small Scale GMP Amendment
PL20140002143/CPSS-2014-4—9/17/15
e
Words underlined are added,words struck have been deleted.
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WHEREAS, the Collier County Planning Commission (CCPC) on September 3, 2015
considered the proposed amendment to the Growth Management Plan and recommended
approval of said amendment to the Board of County Commissioners; and
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 and Future Land Use Map and Map Series of the
Growth Management Plan on November 10, 2015; 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 AMENDMENT TO THE GROWTH
MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this small scale amendment to the
Golden Gate Area Master Plan Element and Golden Gate Area Future Land Use Map and Map
Series in accordance with Section 163.3184, Florida Statutes. The text amendment is 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-00952/1210162/1] 54 2 of3
Southbrooke Small Scale GMP Amendment
PL20140002143/CPSS-2014-4—9/17/15
Words underlined are added,words struck ough have been deleted.
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PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this day of , 2015.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA
BY:
Deputy Clerk TIM NANCE, Chairman
Approved as to form and legality:
Heidi Ashton-Cicko, to
Managing Assistant County Attorney
Attachment: Exhibit A—Proposed Text Amendment& Map Amendment
[15-CM P-009521121016211] 54 3 of 3
Southbrooke Small Scale GMP Amendment
PL20140002143/CPSS-2014-4—9/17/15
Words underlined are added,words stru have been deleted.
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PL20140002143 CPSS-2014-4
EXHIBIT"A"
GOLDEN GATE AREA MASTER PLAN ELEMENT
Policy 1.1.2:
[Page 4]
The ESTATES Future Land Use Designation shall include Future Land Use Districts and Subdistricts for:
er}# teat 4*#Y ref* tfrr rr*Y ##}a *wM r*a# eaaa *aat trtr
B. ESTATES—COMMERCIAL DISTRICT
se. set. wet* tee. cc..
5. Golden Gate Estates Commercial Infill Subdistrict
6. Estates Shopping Center Subdistrict
7. Southbrooke Office Subdistrict
7. Southbrooke Office Subdistrict
[Page 44]
The Southbrooke Office Subdistrict is approximately five (5) acres and is located approximately Y. mile
east of Oakes Boulevard on the south side of Immokalee Road. The intent of the Subdistrict is to permit
general office, medical office, and business service uses generally consistent with those uses permissible
by right, or as a conditional use in the C-1 Commercial Professional and General Office zoning district.
Development within the Subdistrict is encouraged to be rezoned as a PUD in order to provide greater
specificity of permitted land uses, development standards and any necessary operational characteristics.
A maximum of 40,000 square feet of commercial development shall be permitted. All buildings will be
limited to single-story. and shall be constructed in a common architectural theme. A minimum 30 feet in
width vegetated buffer shall be provided adjacent to Autumn Oaks Lane, which shall consist of retained
native vegetation. Access to the Subdistrict shall only be from Immokalee Road.
tee. ♦err w*aw area era# re}w #are raa* *era **** tee* tees
FUTURE LAND USE MAP SERIES
[Page 46]
tee. .fee tsar tee* Y*wr w**! ***t w!#r #}Yr see} aww* *raw
Estates Shopping Center Subdistrict
Estates Shopping Center Subdistrict Conceptual Plan
Southbrooke Office Subdistrict
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EXHIBIT"A" PETITION PL2014000_. .-.-.1/10/2015 9.A.
SOUTHBROOKE OFFICE SUBDISTRICT
uk 01 Collier County, Florida
IMMOKALEE ROAD
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LEGEND
GOLDEN GATE OFFICE ROOKS
Q OFFICE I
/ ESTATES SUBDISTRICT
PREPARED BY: GIS/CAD MAPPING SECTION
GROWTH MANAGEMENT DEPARTMENT NTS
FILE: CPSS-2014-4A.DWG DATE: 5-2015
Packet Page-57-0
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EXHIBIT "A" PETITION PL201400021
11/10/2015 9.A.
LEGEND
URSAN DESI I,LAI_ N_ ESTATES DESIGNATION AGNICULTIWAL/RtNiAL pE{1G11ATM3N _
Y10m 4!mn8Or �w6M MTAUpr AAU ac%. ���,�-'
oWe4.1�` ❑4 �WLA 9IRIC '' SP OVERLAYS
CIALFAT GOLDEN GATE AREA
(10000w UN.4wA4wP ITAMT.r {—I SPECIAL FEATURED
naeRrAAL Nw2rcT U AYiP4arlom 08108 9PAVm�c+ �Q'f' i
®-.PM R9 ®„ „4,� ® k 9 ,_ ��� 9� FUTURE LAND USE MAP
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uC IEYOIAAd K9PO1mON NLRB T M oAdtw WlE AN[A YABRR KAA.
I OIL WELL ROAD
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IMMOKALEE ROAD .� '+z "' RANDALL. BOULEVARD
SUBJECT
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BEACH ROAD .-q -. -S
it., ,, a ; GOLDEN GATE sr.r,,.. BOULEVARD `.t
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GOLDEN GATE ___._-__..____ __.___._- ._._
FUTURE LAND USE MAP - ---__r _�.____— _.._.__..
ADOPTED - FEBRUARY,1891
AMCNDLD - DECEMBER 1,2007 --___,__._-,___- ._,_-
ORO.NO 2007-T2 ._ n C. _._„-,._
AMENDED - MAY 19.1991 ,--
AMENDED - 0200BER 14.2008 — _> -__-.�
AMENDED - MAY 25,1993 ORD.NO.2008-59 -- -
AMBip08 - JULY 27.1993 AMENDED - JULY 26.2010 -- `,,] "' "
diQ.NO.2010-31
- _._.__- ---_
I5 AMENDED - APRIL 12,1994 AMENDED - JULY 2B,2010 mM._ ,�.m ��-�-
ANENOED - MARCH 14,1445 070 NO.2010-32 - - -'""
49 AMENDED - SEPTEMBER 14,2011 _
F AMENDED - OCTOBER 27,1997 ORO.NO.201,_29 --T — _ -- J
AMEN0E0 - APRIL 14,1908 -___. ._--—'+°° 1
ME
09151i00D - FEBRUARY 23.1999—
AMENOEO p.- MAY 2000 "-'—
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AMENDED - MARCH 13,2001
2
AMENDED - MAY 14,2002
0401108 - 5001E14SER 10.2003 SCALE
ONO.NO 2003-44 I
AMENDED - OCTODER 24.2004 ,
ONO.N0.2004-71 0 I MI. 2 MI, 3 MI, 4 NI. 5 All
ANEN0E0 - JANUARY 25,2005 -..
ORO.NO 2005-3 00EPAREO BY PS/CAD 020018(1 SEC70N
i AA7NOF0 - JANUARY 25.2087 pi(MTN MANAGEMENT 0EPARTMENT
O0D.NO.2007-i9 % DATE:5/2015 OLE 01'55-2014-40N5
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Packet Page -58-
Page _0 Q
11/10/2015 9.A. .
PUBLIC NOTICE PUBLIC NOTICE PI1'BLIC'NOTICE
NOTICE OF PUBLIC HEARING
NOTICE ir' INTEN" T^ CONSIDER ORDINANCES
l+lotice is hereby given that theColGer County Board of County Commissioners will hold a public hearing on
`Tuesday,Noarember10,2015,commencing at 9:00 a.m. in the Board of County Commissioners chamber,
Third Floor,Collier County Government Center,3299 E.Tamiemi Trait,Naples,FL. I
The purpose off the hearing•istoconsider ° '
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA '
" AMENDING ORDINANCE.NO '89-05,AS AMENDED,THE COLDER COUNTY GROWTH MANAGEMENT
PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA,SP CIFICALLY AMENDING
Ti=IE-GOLDEN GATE AREA MASTER PLATT ELEMENT AND GOLDEN GATE FUTURE LAND USE
,' ' MAPAND MAP SERIES BY ADDING THE SOUTHBROOKE OFFICE SUBDISTRICT TO THE ESTATES-
COMMERCIAL DISTRICT TO ALLOW A MAXIMUM OF 40,000 SQUARE FEET OF GROSS FLOOR AREA'..
FOR USES ALLOWED,IN THE C-1 COMMERCIAL PROFESSIONAL AND GE ERAL OFFICE ZONING
DISTRICT:THE SUBJECT PROPERTYISLOCAf ED.ON"THE SOUTH SIDE OFiMMOKALEE ROAD EAST "
OF,YALEWOOD DRIVE IN.SECTiON 29,TOWNSHIP,48 SOUTH,RANGE 26 `"CONSISTING OF 6.19 `.
ACRES,'AND"FURTHERMORE,',RECOMMENDING• 1NSMITTAL OF THE ADOP'T'ED AMENDMENT TO
THE FLORIDA DEPARTMENT C)F ECONOMIC:OPPORTUNITY;.PROVIDING FOR SEVERABILITY AND
' PROVIDING f.OR AN EFFECTIVE DATE..(PL201400021+431 CPSS-2014-41'
AN ORDINANCE"OF THE'BOARD"OF COUNTY"COMMISSIONERS OF COL L,ER COUNTY, FLORIDA
44-'1,/4,' li?IENDING ORDINANCE.t NUMBER':2004-4:1,c AS- AMENDED, THE COLLIERR COUNTY LAND
i ` DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE ZONING EGULATIONS FOR THE ,
UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA BY AMENDINGTH APPROPRIATE ZOtliN G '„
ATLAS FOR MAPSBY`CHANGING�THE ZONING'CLASSIFICATION OF,TiEHEREINDESCRIBED .
REND:P!WPERTY,FROMB AN ESTATES(E) ZONING DISTRICT`TO A COMM RCIAL PLANNED`UNIT
PE �,OPMENT (C,PUD),ZONING DISTRiCTr;TO ALLO1N UP-:TO 40,000 SQ U ARE,FEET-""°r;-3!1,04.S'"•.1 i s; L 'O 1 AREA OF pt;Imm RCiAI.DEVELOPMENT ON.A 5,19*.ARE PARCEL ,O,BE,`KI CIWN AS 1.0 E
'S'`t,THBiiobKCE CPIUD,`LOCATED OI'THE SOUTH SiDE OF IMMOKALEE RO EAST`yr'VALEtA qOD $' ;
-.DRIVE IN SECTION 29,TOWNSHIP 40",SOUTH,°RANGE`2.6 EAST,COLLIER COI�NTYI FLOR1bA,ANODBY
` PROVIDING AN EFFECTIVE DATE.[PUDZ-PL20140002077i "
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,n :EO DES ESc..
PELICAN z , OOAIL LON SORE owE CYPRESS
OARLTON 0RI} ^ 4 4 . 20. L 111 �i .
l„wrs 19 w +., ' ,
°, N S� PROJECT
E NoRnleaocxcE I LOCATION
EQOU i PLAZA • .' �---.-
•I f�" EN NAPLES-1MMO ' I a f 1(C.R.84E)
uKes 29 �' °
uAUflU G9LOEN 0Aa ESTATES 28'
T 3f EKE , t 87 <I RfGAS RITAGE
�REEws
RREEZEw000 l
All interested parties are invited to appear and be'heard, Copies of the proposed ORDINANCES will be made
available for inspection at the GMD Zoning Division,Comprehensive Planning Sectipn,2800 N.Horseshoe Dr.,
Naples,FL,between the hours of 8:00 A.M.and 5:00 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 Naples,one week priotto the scheduled hearin ,Any questions pertaining "
. -"to tne-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, November0 2015•will be read and
considered at the public hearing.
till person decides to appeal'?any decision made by the Collier County Board of e'unty Commissioners with,
,"respect to any matter considered at such meeting or hearing,he will need a reco4'd,'f that proceeding,and for
such purpose he may need to ensure that a verbatimrecord of the proceedings is •e,which record includes
the testimony and evidence upon which the appeal is-to be base .
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. Pieaseicontact the Collier County.,
Facilities Management Department,located at 3335'Tamiami"Trail East,Suite Naples,FL 3,4112.-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.. r
BOARD OF COUN1YCOMMISSIONERS
' COWER COUNTY,FLORIDA
TIM DANCE.,CHAIRMAN
DWIGHT E."BROCK,CLERK
By. Teresa Cannon Deputy Clerk(SEAL) 1.
N .",.., Packet Page -59- ,
No,744387. . - g October 21 ,2015 : "
11/10/2015 9.A.
PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE
,/�
NOTICE OF PUBLIC HEARING
n
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that the Collier.County Board of County Commissioners will hold a public hearing on
Tuesday,November 10,2015,commencing at 9:00 a.m.,in the Board of County Commissioners chamber,
Third Floor,Collier County Government Center,3299 E.Tamiami Trail,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
N THE GOLDEN GATE AREA MASTER PLAN ELEMENT AND GOLDEN GATE AREA FUTURE LAND USE
MAP AND MAP SERIES BY ADDING THE SOUTHBROOKE OFFICE SUBDISTRICT TO THE ESTATES- '
COMMERCIAL DISTRICT TO ALLOW A MAXIMUM OF 40,000 SQUARE FEET OF GROSS FLOOR AREA
• FOR USES ALLOWED IN THE C-1 COMMERCIAL PROFESSIONAL AND GENERAL OFFICE ZONING
rp DISTRICT.THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD EAST
OF VALEWOOD DRIVE IN SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF 5.19
rD ACRES;AND FURTHERMORE,RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO
N THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND
pQ) PROVIDING FOR AN EFFECTIVE DATE. [PL20140002143/CPSS-2014-41
0 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA
AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND
t3 DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE •
rD UNINCORPORATED AREA OF'COLLIER COUNTY,FLORIDA BY AMENDING THE APPROPRIATE ZONING
N ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED
REAL PROPERTY FROM AN ESTATES,(E) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT
•N DEVELOPMENT (CPUD) ZONING DISTRICT TO ALLOW UP TO 40,000 SQUARE FEET OF GROSS
0 FLOOR AREA OF COMMERCIAL DEVELOPMENT ON A 5.191 ACRE PARCEL TO BE KNOWN AS THE
(IT SOUTHBROOKE CPUD;LOCATED ON THE SOUTH•SIDE OF IMMOKALEE ROAD,EAST OF VALEWOOD
DRIVE IN SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA;AND BY
Z PROVIDING AN EFFECTIVE DATE.(PUDZ-PL20140002077)
-o DA WO
r °d ESTATES IN
m o OLDS CYPRESS
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op
PELICAN • yr OUA0. LONCSHORE ' OLDE CYPRESS
'STRAND F M LAKE (DRI) •
CARLTON (DRr) Z 20 21
LAKES 19 w i
ug _ PROJECT
Z w NORTHRPOCYE ttr— LOCATION
m EBOLI `z_ PLAZa
C / NAPL ESIMMOK?1E RD.
U) pp (C.R-846)
\ri
UNNGSTON O 1
LAKES jI 29 m
THE / GOLDEN GATE ESTATES - 28
BOSLEY 3 LAKE UNIT 97 Q HERITAGE
0o RIGAS GREENS
BREEZEWOOD
All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCES 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 5:00 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 Naples,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, November 10, 2015 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 record 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 Department,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
TIM NANCE.,CHAIRMAN
DWIGHT E.BROCK,CLERK •
By: Teresa Cannon Deputy Clerk(SEAL) '
No.744367 Packet Page-60- October 21.2015
•