Agenda 07/08/2014 Item #17B7/8/2014 17.B.
EXECUTIVE SUMMARY
Recommendation to approve an Ordinance amending Ordinance Number 2004 -41, as amended, the
Collier County Land Development Code, which established the comprehensive zoning regulations
for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas
map or maps by changing the zoning classification of the herein described real property from
Commercial Intermediate (C -3) and Heavy Commercial (C -5) zoning districts to a General
Commercial (C -4) zoning district, for property located on the east side of Collier Boulevard (C.R.
951) north of Rattlesnake- Hammock Road (C.R. 864) in Section 14, Township 50 South, Range 26
East, Collier County, Florida, consisting of 18.95 + /- acres; providing for repeal of Ordinances 99-
84, 00 -75, 02 -26, 03 -31 and 04 -23; and by providing an effective date; [RZ- PL20130001652 —
companion to CU- PL20130002241 and PL20130002249 /CPSS- 2013 -21.
OBJECTIVE: To have the Board of County Commissioners (BCC) review staff's findings and
recommendations along with the recommendations of the Collier County Planning Commission
(CCPC) regarding the above referenced petition and render a decision regarding the petition; and
to ensure the project is in harmony with all the applicable codes and regulations in order to
ensure that the community's interests are maintained.
CONSIDERATIONS: The subject property consists of three undeveloped commercial tracts of
land. The two southernmost tracts of land are zoned Heavy Commercial (C -5) and are located
within Activity Center # 7. The northernmost tract of land is zoned Commercial Intermediate
(C-3).
The petitioner is requesting to rezone the C -3 and C -5 tracts to C -4. If this rezone petition is
approved, the subject property would be eligible to be developed with permitted C -4 uses except
for those listed in the Conditions of Approval. In addition, the petitioner is requesting two
companion petitions. One of the petitions is for a small scale Growth Management Plan
Amendment to incorporate the C -3 parcel into Activity Center # 7. The other petition is for a
Conditional Use (CU) to allow air conditioned indoor self storage (SIC Code 4225).
The end user is not specifically known at this time. The Conceptual Site Plan depicts a 170 -foot
wide FPL easement along the eastern property boundary and a 15 -foot wide FPL easement that
bisects the center of the parcel from east to west. There is also a 20 —foot wide utility easement
along the north property boundary. The Conceptual Site Plan also depicts the minimum code
required 20 -foot wide Type D Landscape Buffer along Collier Boulevard (CR 95 1) and 10 to 15-
foot wide Type B Landscape Buffers along all of the other property lines. Access to the site will
be from Collier Boulevard (CR 95 1) via a shared access bridge over the Henderson Creek Canal.
To date, no letters of objection or support have been received. Therefore, this petition has been
placed on the Summary Agenda.
FISCAL IMPACT: The Rezone by and of itself will have no fiscal impact on Collier County.
There is no guarantee that the project, at build out, will maximize its authorized level of
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development. However, if the Rezone is approved, a portion of the land could be developed and
the new development will result in an impact on Collier County public facilities.
The County collects impact fees prior to the issuance of building permits to help offset the
impacts of each new development on public facilities. These impact fees are used to fund
projects identified in the Capital Improvement Element of the Growth Management Plan as
needed to maintain adopted Level of Service (LOS) for public facilities. Additionally, in order
to meet the requirements of concurrency management, the developer of every local development
order approved by Collier County is required to pay a portion of the estimated Transportation
Impact Fees associated with the project in accordance with Chapter 74 of the Collier County
Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include
building permit review fees. Finally, additional revenue is generated by application of ad
valorem tax rates, and that revenue is directly related to the value of the improvements. Please
note that impact fees and taxes collected were not included in the criteria used by staff and the
Planning Commission to analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Future Land Use Element (FLUE):
Comprehensive Planning staff finds the proposed rezone consistent with the Future Land Use
Element. A more detailed description of the GMP consistency is contained in the Staff Report.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The
CCPC heard petition RZ- PL2013000162, Collier Boulevard Commercial Properties on June 5,
2014, and by a vote of 7 to 0 recommended that the item be brought back on consent agenda at
the next CCPC meeting in order to incorporate changes introduced by petitioner and approved by
the CCPC during the June 5th meeting. The CCPC approved the consent agenda item at the June
19, 2014 CCPC meeting, and recommended to forward this petition to the Board of County
Commissioners with a recommendation of approval subject to the Conditions of Approval
attached as Exhibit B to the Ordinance.
LEGAL CONSIDERATIONS: Petitioner is requesting a rezone from C -3 and C -5 zoning
districts to a C -4 zoning district. The attached staff report and recommendations of the Planning
Commission required are advisory only and are not binding on you. All testimony given must be
under oath. The Petitioner has the burden to prove that the proposed rezone is consistent with all
the criteria set forth below, and you may question Petitioner, or staff, to satisfy yourself that the
necessary criteria have been satisfied. Should you consider denying the rezone, to assure that that
your decision is not later found to be arbitrary, discriminatory or unreasonable, the denial must
be based upon competent, substantial evidence that the proposal does not meet one or more of
the listed criteria below.
Criteria for Straight Rezones:
1. Will the proposed change be consistent with the goals, objectives, and policies and future land
use map and the elements of the Growth Management Plan?
2. Will the proposed rezone be appropriate considering the existing land use pattern?
3. Would the proposed rezone result in the possible creation of an isolated district unrelated to
adjacent and nearby districts?
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4. Are the existing district boundaries illogically drawn in relation to existing conditions on the
property proposed for change?
5. Do changed or changing conditions make the passage of the proposed amendment necessary?
6. Will the proposed change adversely influence living conditions in the neighborhood?
7. Will the proposed change create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or projected
types of vehicular traffic, including activity during construction phases of the development, or
otherwise affect public safety?
8. Will the proposed change create a drainage problem?
9. Will the proposed change seriously reduce light and air to adjacent areas?
10. Will the proposed change adversely affect property values in the adjacent area?
11. Will the proposed change be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations?
12. Will the proposed change constitute a grant of special privilege to an individual owner as
contrasted with the public welfare?
13. Are there substantial reasons why the property cannot be used in accordance with existing
zoning?
14. Is the change suggested out of scale with the needs of the neighborhood or the County?
15. Consider: Whether it is impossible to find other adequate sites in the county for the proposed
use in districts already permitting such use.
16. Consider: The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses under the
proposed zoning classification.
17. What is the impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth Management
Plan and as defined and implemented through the Collier County Adequate Public Facilities
Ordinance [Code ch.] 06, art.11], as amended?
18. Are there other factors, standards, or criteria relating to this rezone request that the Board of
County Commissioners shall deem important in the protection of the public health, safety, and
welfare?
This item has been approved as to form and legality, and requires an affirmative vote of four for
Board approval. (SAS)
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further
recommends that the Board of County Commissioners approve Petition RZ- PL201300001652,
Collier Boulevard Commercial Properties, and authorize the Chairman to sign the attached
Resolution, subject to the approval of the companion Growth Management Plan Amendment
PL20130002249/CPSS- 2013 -2.
Prepared by: Nancy Gundlach, AICP, RLA
Planning & Zoning
Attachments: 1) Staff Report
2) Proposed Ordinance
3) Location Map
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4) Application- go to:
http: / /www.collieraov. net /ftp /AgendaJulyO6l4 /GrowthMgmt /Rezone Application for Collier Blvd
_Comm Prop 5- 5- 14.pdf
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.17. B.
7/8/2014 17.B.
Item Summary: Recommendation to approve an Ordinance amending Ordinance Number
2004 -41, as amended, the Collier County Land Development Code, which established the
comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by
amending the appropriate zoning atlas map or maps by changing the zoning classification of the
herein described real property from Commercial Intermediate (C -3) and Heavy Commercial (C-
5) zoning districts to a General Commercial (C -4) zoning district, for property located on the
east side of Collier Boulevard (C.R. 951) north of Rattlesnake- Hammock Road (C.R. 864) in
Section 14, Township 50 South, Range 26 East, Collier County, Florida, consisting of 18.95+/ -
acres; providing for repeal of Ordinances 99 -84, 00 -75, 02 -26, 03 -31 and 04 -23; and by
providing an effective date; [RZ- PL20130001652 - companion to CU- PL20130002241 and
PL20130002249/CPSS- 2013 -21.
Meeting Date: 7/8/2014
Prepared By
Name: GundlachNancy
Title: Planner, Principal, Comprehensive Planning
6/11/2014 10:26:15 AM
Submitted by
Title: Planner, Principal, Comprehensive Planning
Name: GundlachNancy
6/11/2014 10:26:16 AM
Approved By
Name: BellowsRay
Title: Manager - Planning, Comprehensive Planning
Date: 6/11/2014 1:43:34 PM
Name: PuigJudy
Title: Operations Analyst, Community Development & Environmental Services
Date: 6/11/2014 5:04:00 PM
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7/8/2014 17.B.
Name: BosiMichael
Title: Director - Planning and Zoning, Comprehensive Planning
Date: 6/12/2014 8:43:46 AM
Name: MarcellaJeanne
Title: Executive Secretary, Transportation Planning
Date: 6/13/2014 4:05:27 PM
Name: StoneScott
Title: Assistant County Attorney, CAO Land Use/Transportation
Date: 6/25/2014 1:43:50 PM
Name: FinnEd
Title: Management/Budget Analyst, Senior, Transportation Engineering & Construction Management
Date: 6/25/2014 4:23:56 PM
Name: KlatzkowJeff
Title: County Attorney,
Date: 6/26/2014 4:47:23 PM
Name: UsherSusan
Title: Management/Budget Analyst, Senior, Office of Management & Budget
Date: 6/30/2014 4:36:33 PM
Name: OchsLeo
Title: County Manager, County Managers Office
Date: 7/1/2014 3:24:16 PM
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10
7/8/2014 17.B.
AGENDA ITEM 9 -13
i
•11
COLLIER COUNTY PLANNING COMMISSION
PLANNING & ZONING DEPARTMENT, GROWTH MANAGEMENT
DIVISION
HEARING DATE: APRIL 17, 2014
SUBJECT: RZ- PL20130001652, COLLIER BOULEVARD COMMERCIAL PROPERTIES
(COMPANION TO CU- PL20130002241 AND GMPA- PL20130002249/ CPSS-
2013-2)
.�,
Applicant /Owner:
Mr. Peter Sulick
Amerisite LLC
3295 Fort Charles Drive
Naples, FL 34102
REOUESTED ACTION:
Agent:
Mr. Robert J. Mulhere, FAICP
Hole Montes, Inc.
950 Encore Way
Naples, FL 34110
The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezone of
the subject 18.95± acre site from the Commercial Intermediate (C -3) and Heavy Commercial (C -5)
zoning districts to a General Commercial (C-4) zoning district.
GEOGRAPHIC LOCATION:
The subject 18.95+ acre parcel is located on the east side of Collier Boulevard (CR 951),
approximately 1,005 feet north of Rattlesnake Hammock Road Extension, lying north of the Good
Turn Center Mixed -use PUD (Planned Unit Development), having an approximate address range of
8560 to 8620 Collier Boulevard, in Section 14, Township 50 South, Range 26 East, Collier County,
Florida. (See the location trap on the.following page.)
RZ- PL20130001652, COLLIER BOULEVARD COMMERCIAL PROPERTIES
March 28, 2014
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PURPOSE/DESCRIPTION OF PROJECT:
The subject property consists of three undeveloped commercial tracts of land. The two
southernmost tracts of land are zoned Heavy Commercial (C -5) and are located within Activity
Center # 7. The northernmost tract of land is zoned Commercial Intermediate (C -3). The C -5 tracts
have conditions from a previous rezoning. The southernmost C -5 tract allows only C -1 through C -4
land uses along with a condition allowing self storage (SIC Code 4225). The northernmost C -5
parcel allows a 12,000 square -foot retail facility and a 60,000 square -foot self - storage facility.
(Please see attached Ordinances 99 -84 and 02 -26.) The C -3 tract allows shopping center uses and
office uses (including medical), but does not allow self storage. (Please see attached Ordinance 04-
23.)
The petitioner is requesting to rezone the C -3 and C -5 tracts to C -4. If this rezone petition is
approved, the subject property would be eligible to be developed with all permitted C -4 uses. In
addition, the petitioner is requesting two companion petitions. One of the petitions is for a small
scale Growth Management Plan Amendment to incorporate the C -3 parcel into Activity Center # 7.
The other petition is for a Conditional Use (CU) to allow motor freight transportation and
warehousing (SIC Code 4225), (air conditioned and mini -and self storage warehousing only) in the
C -4 zoning district.
The end user is not specifically known at this time. The Conceptual Site Plan depicts a 170 -foot
wide FPL easement along the eastern property boundary and a 15 -foot wide FPL easement that
bisects the center of the parcel from east to west. There is also a 20 —foot wide utility easement
along the north property boundary. The Conceptual Site Plan also depicts the minimum code
required 20 -foot wide Type D Landscape Buffer along Collier Boulevard (CR 951) and 15 -foot
wide Type B Landscape Buffers along all of the other property lines. Access to the site will be
from Collier Boulevard (CR 95 1) via a shared access bridge over the Henderson Creek Canal.
SURROUNDING LAND USE AND ZONING:
SUBJECT PARCEL: The site is currently undeveloped with a current zoning designation of C -3
and C -5 and with a proposed zoning designation of C -4 (General Commercial)
01)R4910111210kilts
North: Undeveloped land in the A (Rural Agriculture) zoning district
East: Undeveloped land and a FPL Substation in the A (Rural Agriculture) zoning district
South: Undeveloped land in the Good Turn Center MPUD zoning district
West: 100 -foot wide Henderson Creek Canal right -of -way, then Collier Boulevard (CR 951) and
then commercial and golf course land uses in the Naples Lakes Country Club PUD zoning
district
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Aerial
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
The C -3 parcel is currently designated Urban (Urban Mixed Use District, Urban Residential Fringe
Subdistrict) as identified on the Future Land Use Map of the Growth Management Plan. The
proposed rezone is not consistent with this designation. However, the companion GMP amendment
would re- designate the C -3 parcel Urban (Urban Commercial District, Mixed Use Activity Center
(MUAC) Subdistrict).
The Mixed Use Activity Center (MUAC) designation includes the following "factors to consider
during review of a rezone petition" (each followed by staff analysis /comment in [bold text]).
a. Rezones are encouraged to be in the form of a Planned Unit Development. There shall be no
minimum acreage limitation for such Planned Unit Developments except all requests for rezoning
must meet the requirements for rezoning in the Land Development Code. [The project is proposed
not as a Planned Unit Development, but as a standard rezone.] Applicant explains due to the
fact the subject site already has commercial zoning, a conventional rezone (C -3 & C -5 to C -4) is
proposed
b. The amount, type and location of existing zoned commercial land, and developed
commercial uses, both within the Mixed Use Activity Center and within two road miles of the
Mixed Use Activity Center. [Application materials include this information.]
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C. Market demand and service area for the proposed commercial land uses to be used as a
guide to explore the feasibility of the requested land uses. [Application materials do not include
such data and analysis.] Applicant explains because the subject site already has commercial
zoning and does not propose additional commercial acreage, no market demand analysis is
necessary. [Application materials do include, however, an inventory of developed and vacant
commercial tracts located within two radial miles of the subject property. Along with the
explanation and understanding that this request is a combination of commercial -to- commercial
up -zones and down - zones, with uses limited by Conditional Use, staff is able to develop a
consistency determination.]
d. Existing patterns of land use within the Mixed Use Activity Center and within two radial
miles. [Application materials include this information.]
e. Adequacy of infrastructure capacity, particularly roads. [Please refer to the Transportation
Element in this Staff Report.]
f. Compatibility of the proposed development with, and adequacy of buffering for, adjoining
properties. [Please refer to the Planning & Zoning Review in this Staff Report.]
g. Natural or man-made constraints. [Application materials address this factor.]
h. Rezoning criteria identified in the Land Development Code. [Please refer to the Planning
& Zoning Review in this Staff Report.]
i. Conformance with Access Management Plan provisions for Mixed Use Activity Centers, as
contained in the Land Development Code. [Please refer to the Transportation Element in this
Staff Report.]
j. Coordinated traffic flow on -site and off -site, as may be demonstrated by a Traffic Impact
Analysis, and a site plan/master plan indicating on -site traffic movements, access point locations
and type, median opening locations and type on the abutting roadway(s), location of traffic signals
on the abutting roadway(s), and internal and external vehicular and pedestrian interconnections.
[Please refer to the Transportation Element and Review in this Staff Report.]
k. Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and future
abutting projects. [Please refer to the Transportation Review in this Staff Report.]
1. Conformance with the architectural design standards as identified in the Land Development
Code. [Please refer to the Planning & Zoning Review in this Staff Report.]
Future Land Use Element (FLUE) Policy 5.4 requires new developments to be compatible with the
surrounding land area. Comprehensive Planning leaves this determination to the Zoning Services
staff as part of their review of the petition in its entirety.
In order to promote smart growth policies, and adhere to the existing development character of
Collier County, the following FLUE policies shall be implemented for new development and
redevelopment projects, where applicable. Each policy is followed by staff analysis in [bold text].
Objective 7:
In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The
Community Character Plan for Collier County, Florida, promote smart growth policies, and adhere
to the existing development character of Collier County, the following policies shall be
implemented for new development and redevelopment projects, where applicable.
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Policy 7.1:
The County shall encourage developers and property owners to connect their properties to fronting
collector and arterial roads, except where no such connection can be made without violating
intersection spacing requirements of the Land Development Code (LDC). [The site is across a
canal from Collier Boulevard (CR 951), an arterial, and no other roads. Access to Collier
Blvd. is expected — there is an existing bridge from Collier Blvd. to the site. Access to
Rattlesnake Hammock Road Extension would be through two intervening undeveloped
Planned Unit Developments.] Applicant explains other access consideration will be addressed at
the time of SDP submittal.
Policy 7.2:
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals.
[Application materials do not include access or road plans for review and consideration.
Standard (non -PUD) rezones are not required to submit a site plan.]
Policy 7.3:
All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of land use
type. [To the south is the Good Turn Center Mixed Use PUD then the Hammock Park
Commerce Centre Commercial PUD, with Rattlesnake Hammock Road Extension beyond.
The eastern and northern borders abut undeveloped lands zoned A, Rural Agricultural, and
within the Urban Residential Fringe Subdistrict. Application materials do not include
interconnection plans for review and consideration. Standard (non -PUD) rezones are not
required to submit a site plan. Consideration of interconnections would occur during site
development plan (SDP) review.] Applicant explains interconnection with adjacent properties
will be addressed at the time of SDP submittal.
Policy 7.4:
The County shall encourage new developments to provide walkable communities with a blend of
densities, common open spaces, civic facilities and a range of housing prices and types. [A variety
of commercial use types are allowed. The specific companion CU proposal for mini- and self
storage warehousing, however, is typically a secure space, and these development attributes
would not apply.]
Transportation Element: The Transportation Services Department has reviewed the Traffic
Impact Statement (TIS) and has 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 found consistent with Policy 5.1 of the Transportation Element of the GMP.
Access management, traffic flow on -site and off -site, median openings, traffic signalization,
pedestrian and vehicular interconnections will be reviewed at the first and subsequent development
orders.
Conservation & Coastal Management Element (CCME): Environmental review staff will
review this project for consistency with the Conservation & Coastal Management Element (CCME)
at the next development order. This petition does not include a review of the Environmental Data
as it is not required at this time.
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Based on the above analysis, Comprehensive
with the Future Land Use Element (FLUE)
companion GMP amendment is adopted.
ANALYSIS:
7/8/2014 17.B.
Planning staff finds the proposed rezone consistent
of the Growth Management Plan (GMP) -if the
Staff completed a comprehensive evaluation of this land use petition including the criteria upon
which a recommendation must be based, specifically noted in LDC Subsection 10.02.08. F., Nature
of Requirements of Planning Commission Report (referred to as "Rezone Findings "), which
establish the legal bases to support the CCPC's recommendation. The CCPC uses these same
criteria as the basis for their recommendation to the BCC (Board of Collier County
Commissioners), who in turn use the criteria to support their action on the rezoning request. An
evaluation relative to these subsections is discussed below, under the heading "Rezone Findings."
In addition, staff offers the following analyses:
Transportation Review: Transportation Department Staff has reviewed the petition for compliance
with the GMP and the LDC and is recommending approval.
Environmental Review: Environmental Services staff has reviewed the petition to address
environmental concerns. This project does not require Environmental Advisory Council (EAC)
review, as this project did not meet the EAC scope of land development project reviews as
identified in Section 2 -1193 of the Collier County Codes of Laws and Ordinances.
The petitioner will be required to provide a Preserve as required by LDC section 3.05.07 at the time
of next development order. The Preserve calculation, location, and other requirements will be
required to be provided at that time.
Utility Review: Utilities staff reviewed and approved this petition. The petitioner's "Statement of
Utility Provisions" indicates water service and sewage disposal will be provided by the Collier
County utility system.
Planning & Zoning Review: As previously mentioned, the subject property consists of three
undeveloped tracts of land. The two southernmost tracts of land are zoned Heavy Commercial (C-
5) and the northernmost tract of land is zoned Commercial Intermediate (C -3). The previously
rezoned C -5 tracts have conditions. The southernmost tract allows only C -1 through C -4 land uses
along with a condition allowing self storage (SIC Code 4225). The northernmost C -5 parcel allows
a 12,000 square -foot retail facility and a 60,000 square -foot self - storage facility. The C -3 tract
allows shopping center uses and office uses (including medical), but does not allow self storage.
The Naples Lakes Country Club PUD project is located west of the subject site, across Collier
Boulevard (CR 951). That project, which has commercial and residential components, along with a
golf course, is built out. To the north of the subject property there is undeveloped Rural Agriculture
zoned land. To the east of the property there is a 170 —foot wide FPL easement and undeveloped
Rural Agriculture land. To the south of the subject tracts is Good Turn Center MPUD, which is not
yet developed.
The Commercial Intermediate district (C -4) purpose and intent is quoted [in part] from LDC
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Section 2.2.14.1, below:
"The purpose and intent of the C -4 district is to provide the opportunity for the most diverse types
of commercial activities delivering goods and services, including entertainment and recreational
attractions, at a larger scale than the C -1 through C -3 districts. As such, all of the uses permitted in
the C -1 through C -3 districts are also permitted in the C -4 district. The outside storage of
merchandise and equipment is prohibited, except to the extent that it is associated with the
commercial activity conducted on -site such as, but not limited to, automobile sales, marine vessels,
and the renting and leasing of equipment. Activity centers are suitable locations for the uses
permitted by the C -4 district because most activity centers are located at the intersection of arterial
roads. Therefore the uses in the C -4 district can most be sustained by the transportation network of
major roads. The C -4 district is permitted in accordance with the locational criteria for uses and the
goals, objectives, and policies as identified in the future land use element of the Collier County
G)v ......"
This project should "provide an opportunity for the most diverse types of commercial activities
delivering goods and services" among the nearby commercial developments by the residents of
Naples Lakes Country Club PUD, Lely Resort and Winding Cypress PUD projects, as well as other
residents in the area. Therefore, this petition should be in compliance with the purpose and intent of
the C -4 zoning district. The property can be subdivided into multiple parcels and meet the
dimensional standards of the proposed C -4 zoning district. Approval of this petition should not be
contrary to the requirements of the LDC, and the uses allowable in the C -4 zoning district should
not be out of character with the neighborhood.
To date, no letters of objection or support have been received.
REZONE FINDINGS:
LDC Subsection 10.02.08. F. states, "When pertaining to the rezoning of land, the report and
recommendations of the Planning Commission to the Board of County Commissioners... shall show
that the Planning Commission has studied and considered proposed change in relation to the
following findings when applicable" (The criteria is italicized, Staff's responses to these criteria
are provided in regular font):
1. Whether the proposed change will be consistent with the goals, objectives, and policies and
future land use map and the elements of the GMP.
The Comprehensive Planning Department has indicated that the proposed rezone is consistent with
all applicable elements of the Future Land Use Element (FLUE) of the Growth Management Plan
(GMP).
2. The existing land use pattern.
The subject site is already zoned commercial. As described in the "Surrounding Land Use and
Zoning" portion of this report, the neighborhood's existing land use pattern is characterized by
undeveloped agricultural land to the north, undeveloped agricultural land and an FPL substation to
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the east, and undeveloped land in the Good Turn Center MPUD. The commercial uses proposed in
this petition should not create incompatibility issues.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
As previously stated, the subject site is already zoned commercial. It is not an isolated district
unrelated to adjacent and nearby districts. It is also comparable with expected land uses by virtue of
its consistency with the FLUE of the GMP.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on
the property proposed for change.
As shown on the zoning map on page two of this staff report, the existing district boundaries are
logically drawn.
5. Whether changed or changing conditions make the passage of the proposed amendment
necessary.
According to information provided by the petitioner, this rezone request is in response to changing
market conditions. The petitioner also contends that the variable zoning and various restrictions
that currently exist on each of the parcels create difficulties in developing a unified plan for
development and properly designing and developing the site. In addition, there have been several
new residential developments approved in the vicinity of the subject site. It is anticipated that this
will create an increase in market demand.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
The proposed change from C -3 and C -5 to C -4 will not substantially change or significantly
intensify the allowable uses on the subject site. Therefore, staff is of the opinion that the proposed
change will not adversely influence living conditions in the neighborhood.
7. Whether the proposed change will create or excessively increase traffic congestion or create
types of traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety.
The roadway infrastructure has adequate capacity to serve the project at this time. This project was
evaluated for GMP consistency as shown in that section of this report. In addition, the project's
development must comply with all other applicable concurrency management regulations when
development approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed development will not create a drainage problem. Furthermore, the project is subject
to the requirements of Collier County and the South Florida Water Management District.
9. YVhether the proposed change will seriously reduce light and air to adjacent areas.
RZ- PL20130001652, COLLIER BOULEVARD COMMERCIAL PROPERTIES
March 28, 2014
Paoe 9 of 12
Packet Page -2556-
7/8/2014 173.
This development should not significantly reduce light and air to adjacent areas; thus the
development proposed, if approved, should not negatively affect light and air permeation into
adjacent areas.
10. Whether the proposed change would adversely affect property values in the adjacent area.
The subject site is already zoned commercial. Therefore, Staff is of the opinion this rezone will not
adversely impact property values in the adjacent area.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
Properties to the west of this property are already developed and other surrounding properties are
mostly undeveloped as previously noted. The basic premise underlying all of the development
standards in the LDC is that sound application, when combined with the site development plan
approval process and /or subdivision process, gives reasonable assurance that a change in zoning
will not result in deterrence to improvement or development of adjacent property. Therefore, the
proposed rezone should not be a deterrent to the improvement of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual owner
as contrasted with the public welfare.
The proposed development complies with the GMP, a public policy statement supporting Zoning
actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed
change does not constitute a grant of special privilege. Consistency with the FLUE is further
determined to be a public welfare relationship because actions consistent with plans are in the
public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance with
existing zoning.
The subject property could be developed in accordance with existing zoning. However, according
the petitioner, a rezone is sought to overcome the difficulties and limitations created by the previous
piecemeal rezoning of the subject parcels and to create a unified plan of development.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the county.
As previously stated, the subject site is already zoned commercial. In addition, the proposed
development complies with the GMP requirements for the uses proposed. The GMP is a policy
statement which has evaluated the scale, density and intensity of land uses deemed to be acceptable
throughout Collier County. Staff is of the opinion that the zoning district will ensure that the
project is not out of scale with the needs of the community.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
RZ- PL20130001652, COLLIER BOULEVARD COMMERCIAL PROPERTIES
March 28, 2014
Panes in of 19
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7/8/2014 17.B.
There may be other sites in the County that could accommodate the uses proposed; however, this is
not the determining factor when evaluating the appropriateness of a zoning decision. The petition
was reviewed on its own merit for compliance with the GMP and the LDC; and staff does not
review other sites in conjunction with a specific petition.
16 The physical characteristics of the property and the degree of site alteration which would be
required to make the property usable for any of the range of potential uses under the proposed
zoning classification.
According to information provided by the applicant, the subject site may be platted or processed as
a site development plan. Any development anticipated by the proposed zoning district would
require some site alteration and this project will undergo extensive evaluation relative to all federal,
state, and local development regulations during the site development plan approval process and
again later as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County GMP and as defined and
implemented through the Collier County adequate public facilities ordinance.
The project will have to meet all applicable criteria set forth in the LDC regarding Adequate Public
Facilities for and the project will need to be consistent with all applicable goals and objectives of
the GMP regarding adequate public facilities. This petition has been reviewed by county staff that
is responsible for jurisdictional elements of the GMP as part of the rezoning process and those staff
persons have concluded that no Level of Service will be adversely impacted.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem
important in the protection of the public health, safety and welfare.
To be determined by the BCC during its advertised public hearing.
NEIGHBORHOOD INFORMATION MEETING:
The applicant duly noticed and held the required meeting on March 18, 2014, at approximately 5:30
p.m. at the South Regional Library, located at 8065 Lely Cultural Parkway, Naples, Florida. Four
people along with the applicant and County Staff attended the meeting. For further information,
please see the Neighborhood Information Meeting (NIM) Summary (Attachment E).
The meeting ended at approximately 6:00 p.m.
STAFF RECOMMENDATION:
The proposed rezone is consistent with the applicable provisions of the GMP and the uses allowable
in this rezoning will be compatible with surrounding land uses. Staff has provided Rezone Findings
to support this contention. Therefore, Planning & Zoning Review staff recommends that the Collier
County Planning Commission forward Petition RZ- 20130001652 to the Board of County
Commissioners with a recommendation of approval, contingent upon the approval and adoption of
the companion GMP Amendment.
RZ- PL20130001652, COLLIER BOULEVARD COMMERCIAL PROPERTIES
March 28, 2014
Panes 11 of 19
Packet Page -2558-
PREPARED BY:
"YlAIIALA 6�4� k -
NANCY G L,/ H, AICP, PRINCIPAL PLANNER
GROWTH AGEMENT DIVISION
REVIEWED BY:
RAYMO4 V. BELLOWS, ZONING MANAGER
GROWTFrMANAGEMENT DIVISION
MICHAEL BOSI, AICP, DIRECTOR
GROWTH MANAGEMENT DIVISION
APPROVED B
�f� f,
ICK CASALANG A, A INISTRATOR
GROWTH MANAGEMENT DIVISION
Attachments:
Attachment A:
Ordinance
Attachment B:
Ordinance 99 -84
Attachment C:
Ordinance 02 -26
Attachment D:
Ordinance 04 -23
Attachment E:
NIM Summary
RZ- PL20130001652, COLLIER BOULEVARD COMMERCIAL PROPERTIES
March 21, 2014
Pans 19 of 19
Packet Page -2559-
7/8/2014 17.B.
DATE 1
DATE
DATE
Ll
DATE
7/8/2014 17.B.
ORDINANCE NO. 14-
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA
AMENDING ORDINANCE NUMBER 2004 -41, AS AMENDED,
THE COLLIER COUNTY LAND DEVELOPMENT CODE,
WHICH ESTABLISHED THE COMPREHENSIVE ZONING
REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, BY AMENDING THE
APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE HEREIN
DESCRIBED REAL PROPERTY FROM COMMERCIAL
INTERMEDIATE (C -3) AND HEAVY COMMERCIAL (C -5)
ZONING DISTRICTS TO A GENERAL COMMERCIAL (C -4)
ZONING DISTRICT, FOR PROPERTY LOCATED ON THE
EAST SIDE OF COLLIER BOULEVARD (C.R. 951.) NORTH OF
RATTLESNAKE- HAMMOCK ROAD (C.R. 864) IN SECTION 14,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY,
FLORIDA, CONSISTING OF 18.95 +/- ACRES; PROVIDING FOR
REPEAL OF ORDINANCES 99 -84, 00 -75, 02 -26, 03 -31 AND 04 -23;
AND BY PROVIDING AN EFFECTIVE DATE. [RZ-
PL20130001652 - COMPANION TO CU- PL201300022411
WHEREAS, Robert J. Mulhere, FAICP of Hole Montes, Inc., representing Amerisite,
LLC, petitioned the Board of County Commissioners to change the zoning classification of the
herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: Change of Zoning Classification.
The zoning classification of the real property consisting of 18.95± acres more particularly
described in Exhibit A, attached hereto and incorporated herein by reference, located in Section
14, Township 50 South, Range 26 East, Collier County, Florida, is changed from C -3 and C -5
Zoning Districts to a C-4 Zoning District, subject to the conditions shown in Exhibit B. The
appropriate zoning atlas map or maps, as described in Ordinance Number 2004 -41, as amended,
the Collier County Land Development Code, is /are hereby amended accordingly.
Amerisite /RZ- PL20130001652 1 of 2
Rev. 6/19/14
Packet Page -2560-
7/8/2014 17.B.
SECTION TWO: Repeal of Prior Zoning Ordinances.
Ordinance Nos. 99 -84, 00 -75, 02 -26, 03 -31 and 04 -23 are hereby repealed in their
entirety.
SECTION THREE: Effective Date.
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by super - majority vote of the Board of County
Commissioners of Collier County, Florida, this day of , 2014.
ATTEST:
DWIGHT E. BROCK, CLERK
By:
Deputy Clerk
Approved as to form and legality:
Scott A. Stone
Assistant County Attorney
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
TOM HENNING, Chairman
;1 (p / ( 9 / (t'j
Attachments: Exhibit A — Legal Description
Exhibit B - Conditions of Approval
CP113 -CPS - 01267 \46
Amerisite /RZ- PL20130001652 2 of 2
Rev, 6119/14
Packet Page -2561-
7/8/2014 17.B.
Exhibit A
LEGAL DESCRIPTION
A PORTION OF THE SOUTHWEST' /4 OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE
26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SECTION 14, TOWNSHIP 50
SOUTH. RANGE 26 EAST, COLLIER COUNTY, FLORIDA; THENCE NORTH 03 °12'59"
EAST, ALONG THE WEST LINE OF SAID SECTION 14, A DISTANCE OF 1,007.29 FEET;
THENCE DEPARTING FROM THE WEST LINE OF SAID SECTION 14, SOUTH 89 °55'45"
EAST, A DISTANCE OF 100.15 FEET TO THE POINT OF BEGINNING OF THE PARCEL
OF LAND HEREIN DESCRIBED, THE SAME BEING A POINT ON THE EAST LINE OF
THE HENDERSON CREEK CANAL; THENCE NORTH 03 °12'59" EAST, ALONG THE
EAST LINE OF SAID HENDERSON CREEK CANAL, A DISTANCE OF 667.53 FEET;
THENCE DEPARTING FROM THE EAST LINE OF SAID HENDERSON CREEK CANAL,
NORTH 89057102" EAST, A DISTANCE OF 1,236.59 FEET; THENCE SOUTH 03 °14'19"
WEST, A DISTANCE OF 670.14 FEET; THENCE NORTH 89 °55'45" WEST, A DISTANCE
OF 1,236.18 FEET TO THE POINT OF BEGINNING.
CONTAINING 825,633 SQUARE FEET OR 18.954 ACRES, MORE OR LESS.
Packet Page -2562-
7/8/2014 17.B.
EXHIBIT "B"
Conditions of Approval:
All C -4 uses are permitted, except as prohibited or limited below:
The sale or rental of adult oriented books, videos, tapes, or other material in
conjunction with any permitted use is prohibited.
It. The following C-4 uses, as listed under LDC Section 2.03.03.D.1.a, are prohibited:
7. Amusement and recreation services, outdoor (7999 - fishing piers and lakes
operation, houseboat rental, pleasure boat rental, operation of party fishing
boats, canoe rental only).
8. Ancillary plants.
9. Animal specialty services, including veterinary (0752, incivamg
outside kenneling).
13. Auto and home supply stores (5531).
14. Automobile Parking, automobile parking garages and parking structures (7521 -
shall not be construed to permit the activity of "tow -in parking lots ").
15. Automotive services (7549) except that this shall not be construed to permit the
activity of "wrecker service (towing) automobiles, road and towing service."
16. Automotive vehicle and equipment dealers (5511 and 5599).
21. Bowling centers, indoor (7933).
22. Building cleaning and maintenance services (7349).
26. Business services - miscellaneous (7381, 7389 — including auctioneering service,
automobile recovery, automobile repossession, batik work, bottle exchanges,
bronzing, cloth cutting, contractors' disbursement, cosmetic kits, cotton
inspection, cotton sampler, directories - telephone, drive -away automobile,
exhibits - building, filling pressure containers, field warehousing, fire extinguisher,
floats- decoration, folding and refolding, gas systems, bottle labeling, liquidation
services, metal slitting and shearing, packaging and labeling, patrol of electric
transmission or gas lines, pipeline or powerline inspection, press clipping service,
recording studios, repossession service, rug binding, salvaging of damaged
merchandise, scrap steel cutting and slitting, shrinking textiles, solvent recovery,
sponging textiles, swimming pool cleaning, tape slitting, texture designers, textile
folding, tobacco sheeting, and window trimming service).
27. Cable and other pay television services (4841) including communications towers
up to specified height, subject to section - 5.05.09.
29. Carwashes (7542) provided that carwashes abutting residential zoning districts
shall be subject to section 5.05. 11 of this Code.
32. Civic, social and fraternal associations (8641).
Revised 6/19/14
Packet Page -2563-
7/8/2014 17.B.
33. Coin - operated laundries and dry cleaning (7215).
34. Coin operated amusement devices, indoor (7993).
42. Detective, guard and armored car service (7381, including armored car and dog
rental).
45. Disinfecting and pest control services (7342).
46. Drycleaning plants (7216, nonindustrial drycleaning only).
49. Educational plants.
50. Educational services (8221 and 8222).
51. Electrical and electronic repair shops (7622 - 7629).
53. Equipment rental and leasing (7359 - including airplane, industrial truck, portable
toilet and oil field equipment renting and leasing).
58. Funeral services (7261, including crematories).
60. Gasoline service stations (5541)
63. Golf courses, public (7992).
69. Horne health care services (8082).
74. Labor unions (8631).
77. Laundries, family and commercial (7211).
81. Loan brokers (6163).
83. Marinas (4493 & 4499 - including canal operation, cargo salvaging, ship
dismantling, lighterage, marine salvaging, marine wrecking, and steamship
leasing), subject to section 5.05.02
89. Motion picture theaters (7832).
90. Motorcycle dealers (5571).
97. Passenger car leasing (7515).
98. Passenger car rental (7514).
99. Personal credit institutions (6141).
103. Photofinishing laboratories (7384).
106. Political organizations (8651).
108. Professional sports clubs and promoters, indoor (7941).
109. Public administration (groups 9111 -9199, 9229, 9311, 9411 -9451, 9511-
9532, 9611- 9661).
110. Public or private parks and playgrounds.
114. Radio and television broadcasting stations (4832 & 4833).
118. Repair services - miscellaneous (7699 - including agricultural equipment repair,
awning repair, beer pump coil cleaning and repair, blacksmith shops, catch basin,
septic tank and cesspool cleaning, industrial truck repair, machinery cleaning,
repair of service station equipment, boiler cleaning, tinsmithing, tractor repair).
121. Retail nurseries, lawn and garden supply stores (5261).
122. Reupholstery and furniture repair (7641).
126. Shoe repair shops and shoeshine parlors (7251).
Revised 6/19/14
Packet Page -2564-
7/8/2014 17.B.
127. Social services, individual and family (8322 -8399, including homeless shelters
and soup kitchens).
130. Telegraph and other message communications (4822) including communications
towers up to specified height, subject to section 5.05.09
131. Telephone communications (4812 and 4813) including communications towers
up to specified height, subject to section 5.05.09
132. Theatrical producers and miscellaneous theatrical services, indoor (7922 -7929,
including bands, orchestras and entertainers; except motion picture).
136. Videotape rental (7841).
137. Vocational schools (8243- 8299).
140. Any use which was permissible under the prior General Retail Commercial (GRC)
zoning district, as identified by Zoning Ordinance adopted October 8, 1974, and
which was lawfully existing prior to the adoption of this Code.
Ill. The Following C-4 Uses, as listed under LDC Section 2.03.03.D.1.a, are Restricted as
Indicated:
6 and 105. Amusement and recreation services, indoor (limited to 7991 physical fitness
facilities, gyms, yoga, karate, dance instruction and similar indoor fitness
facilities).
43. Department stores (5311), not to exceed 20,000 gross square feet of leasable
floor area.
61. General merchandise stores (5331- 5399), not to exceed 20,000 gross square
feet of leasable floor area.
112. Radio, television and consumer electronics stores (5731), not to exceed 20,000
square feet of gross leasable floor area.
III. Maximum Building Height:
The allowable zoned building height in C -4 of 75 feet shall be permitted for the following
uses:
64. Group care facilities (category I and II, except for homeless shelters); care units,
except for homeless shelters; nursing homes; assisted living facilities pursuant
to F.S. § 400.402 and ch. 58A -5 F.A.C.; and continuing care retirement
communities pursuant to F.S. § 651 and ch. 4 -193 F.A.C.; all subject to
section 5.05.04.
71. Hotels and motels (7011, 7021 and 7041) when located within an activity center.
All other uses shall be limited to a maximum zoned height of 50 feet, except retail which
shall be limited to 35 feet.
Revised 6/19/14
Packet Page -2565-
7/8/2014 17.B.
IV. Setbacks and Landscape Buffers:
Setbacks and landscaper buffers shall be as required in the Land Development Code at
the time of permitting, except as follows:
1. The setback from the northern property line shall be 35 feet.
2. The required landscape buffer along the northern property line shall be 10 feet
wide with LDC Alternative B Buffer Plantings.
V. Amplified Sound:
The use of amplified sound shall be limited to 8:00 AM to 10:00 PM.
VI. Unified Design Theme:
The project will be developed, whether through a platted subdivision or through a Site
Development Plan, with the following:
• Shared access from Collier Boulevard;
• Shared stromwater management design;
• Lighting designed and shielded to prevent spillage or glare on adjacent parcels;
• Common architectural, landscaping and signage design theme.
VI 1. Notice of Proximity to Florida Sports Park:
The developer, its successor or assignee, shall provide to any potential resident of an
approved ALF, or similar facility allowing residential habitation, a disclosure statement
with respect to the noise that is associated with the Swamp Buggy Races located at 8250
Collier Boulevard, Naples, Florida within the Florida Sports Park (within the Hacienda
Lakes PUD) as it relates to the location of this property. The statement shall disclose
that the Florida Sports Park and Swamp Buggy operations regularly generate noise
which may be heard on the rezoned C -4 property, both during the day and into the
evening, including but not limited to, noise from swamp buggy racing, tractor pulls,
festivals , and music concerts. This statement must be presented to the resident prior
to entering into any contract.
Within 120 days of approval of this rezone, the owner shall record in the public records
of Collier County a notice of proximity to the Florida Sports Park and Swamp Buggy
grounds. The notice shall disclose that the Florida Sports Park and Swamp Buggy
operations regularly generate noise which can be heard on the Collier Boulevard
Commercial property, both during the day and into the evening, including but not
limited to, noise from swamp buggy racing, tractor pulls, festivals , and music concerts.
The legal description of the property subject to this rezone shall be attached to the
notice.
Revised 6/19/14
Packet Page -2566-
Vill. Prior to issuance of a building permit on the subject site,
assignee, shall pay in full the outstanding "fair share"
Boulevard (CR951) six -lane project.
Revised 6/19/14
Packet Page -2567-
7/8/2014 17.B.
the developer, its successor or
costs attributable to Collier
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20A *Wednesday, June 18, 2014 *NAP L E S D A I LY NEWS
NOTICE OF INTENT TO CONSIDER ORDINANCES AND A
Notice is hereby given that the Collier County Bony Of County Commissioners will hold a public hearing on Tuesday, July O8,
2014, in the Board of County Commissioners Chamber, Third Floor, Collier County Government Center, 3299 Temiaml Trod East,
Naples, Florida The meeting will commence at 9:00 A.M.
The purpose of the hearing is to consider recommendations to the Board of County Commissioners to ttansmit adoption.of
a Small 9e1e Growth Manacement Plan amendment to the Department of Economic Opportunity (DEO), and to consider
recommendations for companion Rezone and Conditional Use Lend Use Petitions. The ORDINANCE & RESOLUTION titles are
as follows:
ORDINANCE NO. 14-
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 FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP
AND MAP SERIES, BY RECONFIGURING. THE BOUNDARY AND INCREASING THE SIZE OF THE NORTHEAST QUADRANT
OF MIXED USE ACTIVITY CENTER NO. 7 BY 9.24 ACRES (RATTLESNAKE HAMMOCK ROAD AND COLLIER BOULEVARD).;'
THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF COWER BOULEVARD (C.R. 951), APPROXIMATELY 1,tb5'
FEET NORTH OF RATTLESNAKE HAMMOCK ROAD EXTENSION, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST;`:.
CONSISTING OF 9.24 ACRES; AND FURTHERMORE RECOMMENDING TRANSMfITAL OFTHE ADOPTED AMENDMENT TOO
THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERASILITY AND PROVIDING FOR AN
EFFECTIVE DATE (PL2o130002249/CPSS- 2013 -2)
AND
ORDINANCE NO. 14-
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY FLORIDA AMENDING ORDINANCE
NUMBER 2004.41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE"
COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY FLORIDA, BY
AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING
HEREIN DESCRIBED REAL PROPERTY FROM COMMERCIAL.I CLASSIFICATION OF THE"
''
NTERMEDIATE (C -3) AND HEAVY COMMERCIAL (THE
ZONING DISTRICTS TO AGENERAL COMMERCIAL (C ZONING DISTRICT, FOR PROPERTY LOCATED ON THE-EAST SIDE
OF COLLIER BOULEVARD (C.A. 951) NORTH OF RATTLESNAKE- HAMMOCK ROAD (C.R. 864) IN SECTION 14, TOWNSHIP %I
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 18.95+/- ACRES; PROVIDING FOR REPEAL
OF ORDINANCES 99-84, 011-76,02-26, 03 -31 AND 04 -23; AND BY PROVIDING AN EFFECTIVE DATE. [RZ- PL20130001652] i
AND
RESOLUTION NO. 14
A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY - FLORIDA PROVIDING FOR THE,
ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW AIR - CONDITIONED INDOOR SELF STORAGE (SIC CODE 4225){
WITHIN A GENERAL COMMERCIAL (C-4) ZONING DISTRICT PURSUANT TO SECTION 2.03.03.D.1.C.21 OF THE COLLIER
COUNTY LAND DEVELOPMENT CODE FOR PROPERTY LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951)
NORTH OF RATTLESNAKE- HAMMOCK ROAD (C.R. 864) IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER"
COUNTY, FLORIDA. [CU- PL201300022411 4
LASIP CONSERVAnON AREA
HACIENDA
LAKES
(DRI
FIRST
13
TSYLA�KUEB V W
ASSEMBLY
MINISTRIES 14
CD
T
PROJECT
15 ij
0 ACK
LOCATION
(C.R 864)
RATTLESNAKE
HAMMOCK ROAD
SURA
MEADM
HACIENDA LAKES
cDLLEGEM'OOD7E
RECKIN
REGWAL
COLLEGE EDISON
-
PARK VILLAGE
22
2a
RDCKEDOE
LELY, A RESORT COMMUNITY
(DRI)
HACIENDA LAKES
SAIiAL. PALM. ROAD
(DR])
All interested parties are invited to appear and be heard. Copies of the proposed Ordinances and Resolution will be made
available for inspection at the Planning & Zoning Department, 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 matenals 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 Planning & Zoning
Department, Comprehensive Planning Section. Written comments flied with the Clerk to the Board's Office prior to Tuesday, July
08, 2014, will be read and considered at the public hearing.
If a person decides to appeal any decision made by the Collier County Board of Count, 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, c
Assisted listening devices for the hearing impaired are, available in the Board of County Commissioners Office.
Al
BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK
COWER COUNTY, FLORIDA
By: Martha Vergara, Deputy Clerk
TOM HENNING, CHAIRMAN IsEAU - :'•� '`
No. 231130884 ?'
J1.10218,2014",
g ., Packet Page -2569-
u