Agenda 01/22/2013 Item #11C 1/22/2013 Item 11.C.
t EXECUTIVE SUMMARY
Recommendation to review the permitting history of the landscape changes approved for
the Riverchase shopping center, the current applicable code for landscaping requirements
and provide direction to the County Manager or his designee relating to options on
amending the code.
OBJECTIVE: To have the Board of County Commissioners(BCC)evaluate the current process
for modification to landscape plans for existing commercial locations and provide the County
Manager or his designee with appropriate direction based upon that evaluation.
CONSIDERATIONS: At the October 9, 2012 BCC Public Hearing,, the BCC directed the
County Manager to bring back at a future meeting a presentation on the issue of landscaping
within commercial properties and the requirements that currently exist as they relate to landscape
removal and redevelopment. This request was prompted by recent landscape modification to the
Riverchase Plaza commercial site located at the intersection of US 41 and Immokalee Road and
the King's Lake shopping plaza located on Davis Boulevard. Additionally, at the January 8,
2012 BCC Public Hearing the BCC under agenda item 6B, the BCC directed staff to bring back
this larger issue concerning the regulations allowing for modifications of existing commercial
landscape plans, but also to bring back the specifics of the modified Riverchase Site
Development Plan Insubstantial change. This Executive Summary fulfills that specific request.
In summary,modifications to a commercial site's existing landscape plans is provided for by two
avenues, the Tree Removal Permit, or modifications (insubstantial or amendment) to an
approved Landscape Plan Site Development Plan (SDP). The Tree Removal Permit allows the
limited removal of(ten) trees over a 5 year period when specific criteria are meet to justify the
tree removal. The criterion as provided by the LDC 10.02.06.J are:
1. A tree cannot be maintained by proper canopy, root pruning or root barriers and has
become a safety hazard to pedestrian or vehicular traffic, utilities, or to an existing
structure,
2. A tree is growing too close in proximity to another tree(s) to permit normal growth
and development of the affected tree(s)and
3. Other public health and safety circumstances as determined by the county landscape
architect.
The other avenue, modification to an existing SDP, is utilized when a large number of trees are
to be removed or a full scale redevelopment/replanting is requested on the site. Unlike the Tree
Removal Permit,there is no criterion for when and how many trees can be replaced. It should be
noted that the Riverchase landscape plan redevelopment was initiated through the Insubstantial
Change process. Section 10.02.03.B.3 of the LDC dictates the process for those SDP
amendments that qualify as an insubstantial change to a SDP. That section of the LDC has been
attached to this executive summary(Exhibit"A"). The difference between and amendment to an
SDP and an insubstantial change to an SDP is the review time associated with each, the cost
associated with the application fee and the number of review disciplines (transportation, utilities,
planning, architectural, ect) assigned to the plan. An insubstantial change is associated with only
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a limited number of review disciplines,therefore deemed to be insubstantial not primarily due to
the depth of work on site contemplated but rather the level of review necessary to assure
compliance. In the case of the Riverchase site, no transportation, stormwater, architectural or
zoning review was necessary. This is done in order to assure compliance with applicable codes
while minimizing time and cost. It is extremely important to note that both processes are
strictly administrative and provide for no public, advisory board or BCC review or modification.
The speaker, during the public hearing, appeared to misunderstand that if the application would
have gone through a site development plan amendment the outcome would have been different.
The only difference would have been additional cost to the applicant and additional staff
resources from unaffected disciplines.
Additionally, during the January 8 BCC Public Hearing discussion for agenda item 6B, it was
stated that the insubstantial change for the Riverchase SDP was approved in 23 minutes through
an e-mail exchange. This statement is incorrect and assumed to be based upon a
misunderstanding of what was being asked within the e-mail string. A question was posed to
county staffer, as to whether redevelopment of the Riverchase landscape plan could be processed
as an insubstantial change, rather than a full scale amendment. The county staffer, based upon
the limited number of review disciplines that would be required of such a request,responded that
the change would qualify for as an insubstantial change to the SDP. The differences between an
insubstantial change and an amendment an SDP are highlighted within the previous paragraph.
Another issue that brings uncertainty to the redevelopment of existing landscape plans lies with
the list of acceptable plant species list, as referenced by the Land Development Code (Exhibit
"B"). As noted,the list is referenced by the LDC and is provided for within the Zoning Services ■
web site, but it was never officially approved by the BCC. The plant list was adopted into the
LDC by reference on October 24, 2007. It should be noted that the LDC Amendment request
was to "redefine the boundary for native planting requirement," but the "Recommended Collier
County Native Plant List" became referenced in the body of the LDC text. The Ordinance
which adopted the LDC Amendment referencing the plant list has been attached (Exhibit
"C"). The problem sits with the fact that a number of allowed trees do not conclusively
(emphasis added) satisfy the canopy requirement of the code and this has differences of opinions
between staff and applicants and an overall difficulty in applying the code in a consistent
manner. Staff is seeking direction from the BCC to revise the list, with the input of the local
Landscape professionals. The issues relative to the canopy at maturity and conflicts with lighting
is not addressed in redevelopment.
The final issue this executive summary is designed to address is the approved landscape plan for
the Riverchase shopping center. .Riverchase Shopping Center (landscape revisions), SDPI-
PL20120000824 was received on 4-4-12, distributed to review staff on 4-5-12, review due date
was 4-12-12, reviews completed between 4-6-12 and 4-16-12 (planning and landscape reviews
completed on 4-10-12), approval letter completed 4-20-12 and distributed on 4-24-12. It should
be noted that this prompt response is part of the on-going effort of the Growth Management
Division to provide excellent customer service and create a business friendly environment.
Subsequently, Kite Development has submitted an additional insubstantial change to the
approved SDP to add another 12 Oaks within the parking area of the project (highlighted in red
on the attached plan, Exhibit "D") due to the response from the Community. These 12 are in ■
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1/22/2013 Item 11.C.
addition to 15 Oaks also proposed within this second insubstantial change for a total of 27
additional Oaks for the Center. These additions are not code required.
It should be noted that this is a relatively new issue to the County and as the built environment
continues to age and redevelopment projects are initiated,these issues will continue to emerge.
FISCAL IMPACT: The fiscal impact of the proposed action is limited to cost associated with
staff time to develop the options to amend the acceptable plant species list and coordination of
the LDC sections pertaining to landscape requirements.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: The requirements and process
allocated to modify existing landscape plans at commercial sites within the County is strictly a
Land development Code (LDC) issue and as such, has no impact upon the Growth Management
Plan.
LEGAL CONSIDERATIONS: This Executive Summary has been reviewed by the County
Attorney's Office. A majority vote is necessary for Board action. -HFAC
STAFF RECOMMENDATION: That the BCC considers the information presented with this
item and directs the County Manager or his designee to vet the current plant list, the existing
LDC and procedural steps associated with revegetation and redevelopment plans to achieve a
balance between fiscal impacts, community desires and development interests associated with
landscaping.
Prepared by: Mike Bosi,AICP, Comprehensive Planning Manager and Interim Director,
Department of Planning and Zoning Services
Attachment: Exhibit"A" Section 10.02.03.B.3 of the LDC
Exhibit`B"Recommended Collier County Native Plant List
Exhibit"C"Ordinance adopted Plant List
Exhibit"D" Second Insubstantial change request
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1/22/2013 Item 11.C.
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.C.
Item Summary: Recommendation to review the permitting history of the landscape
changes approved for the Riverchase shopping center,the current applicable code for
landscaping requirements and provide direction to the County Manager or his designee relating
to options on amending the code. (Mike Bosi, Growth Management Division Interim Planning
and Zoning Director)
Meeting Date: 1/22/2013
Prepared By
Name: BosiMichael
Title: Manager-Planning,Comprehensive Planning
12/17/2012 1:47:34 PM
Approved By
Name: PuigJudy
Title: Operations Analyst,GMD P&R
Date: 12/18/2012 11:54:43 AM
Name: AshtonHeidi
Title: Section Chief/Land Use-Transportation,County Attor
Date: 12/27/2012 1:12:00 PM
Name: MarcellaJeanne
Title:Executive Secretary,Transportation Planning
Date: 1/14/2013 2:27:56 PM
Name: AshtonHeidi
Title: Section Chief/Land Use-Transportation,County Attor
Date: 1/15/2013 11:30:02 AM
Name: KlatzkowJeff
Title: County Attorney
Date: 1/15/2013 12:00:34 PM
Name: FinnEd
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1/22/2013 Item 11.C.
Title: Senior Budget Analyst, OMB
Date: 1/15/2013 12:45:53 PM
Name: OchsLeo
Title: County Manager
Date: 1/15/2013 1:25:29 PM
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1/22/2013 Item 11 .C.
LDC Section 10.02.03.B.3
3.Amendments and insubstantial changes. Any proposed change or amendment to a previously
approved site development plan shall be subject to review and approval by the County Manager
or his designee. Upon submittal of a plan clearly illustrating the proposed change, the County
Manager or his designee shall determine whether or not it constitutes a substantial change. In the
event the County Manager or his designee determines the change is substantial,the applicant
shall be required to follow the review procedures set forth for a new site development plan. A
substantial change, requiring a site development plan amendment, shall be defined as any
change which substantially affects existing transportation circulation,parking or building
arrangements, drainage, landscaping, buffering, identified preservation/conservation areas and
other site development plan considerations. The County Manager or his designee shall evaluate
the proposed change in relation to the following criteria; for purposes of this section, the
insubstantial change procedure shall be acceptable where the following conditions exist with
respect to the propose change:
a.There is no South Florida Water Management District permit, or letter of modification, needed
for the work and there is no major impact on water management as determined by the
engineering director.
b.There is no new access proposed from any public street however minimal right-of-way work
may be permitted as determined by the transportation planning director. r�
c.There is no addition to existing buildings (air-conditioned space)proposed however a
maximum area of 300 square feet of non-air-conditioned space used for storage, or to house
equipment, will be permitted.
d.There is no proposed change in building footprint or relocation of any building on site beyond
that needed to accommodate storage areas as described in number 3 above.
e.The change does not result in an impact on, or reconfiguration of,preserve areas as determined
by the environmental services director.
f.The change does not result in a need for additional environmental data regarding protected
species as determined by the environmental services director.
g.The change does not include the addition of any accessory structure that generates additional
traffic as determined by the transportation planning director, impacts water management as
determined by the engineering director, or contains air-conditioned space.
h.The change does not trigger the requirements of Section 5.05.08 as determined by the County
Manager or his designee.
iThere are no revisions to the existing landscape plan that would alter or impact the site
development plan (as opposed to only the landscape plan) as determined by the landscape
architect.
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1/22/2013 Item 11.C.
a7'm 1frl.
°' ); s b Collier County Native Plant List
Plant Coastal Lone =-Mid Zone Inland `Gone
Trees-Large T .- <<..
Bald Cypress (Taxodium disticuum) .` X X X
Fiddlewood(Citare)cylum fruitcosum) -X X
Gumbo limbo (Bursera simaruba) X
Hackberry(Celtis laevigata) X ,. X X
Jamaica Dogwood (Piscidia piscipula)
Laurel Oak(Quercus laurifolia) X X X
Live Oak(Quercus virginianna) X X X
Mahogany(Swietenia mahogoni) X X
Mastic (Mastichodendron foetidissimum) :X X
Native Fig(Ficus aurea) X
Paradise tree (Simarouba glauca) X
Red Maple(Acer rubrum) X X X
Royal Palm(Roystonea elata) X X
Seagrape(Coccoloba uvifera) X X
Slash Pine(Pinus elliottii) °X X X
Sweet Gum(Liquidambar styraciflua) .X X X
�. Sycamore (Platanue occidentalis) X X X
West Indian Laurelcherry(Prunus myrtifolia) X
Wild Tamarind(Lysiloma latisiliquum) X X
Willow Rustic'(Dipholis salicifolia) X X
Wingleaf Soapberry(Sapindus saponaria) X X �.
Trees-Medium to Small
Black Ironwood(Krugiodendron ferreum) :X X
Blolly(Guapira discolor)
Cabbage Palm (Sabal Palmetto) * X X X
Dahoon Holly(Ilex cassine) X X X
East Palatka Holly (Ilex attenuata) X X X
Florida Elm(Ulmus americana) X X X
Geiger Tree (Cordia sebestena) X
Magnolia(Magnolia grandiflora) X X X F
L
Milkbark(Drypetes diversifolia) X
Pigeon Plum(Coccoloba diversifolia) X
Satin Leaf(Chiysophyllum oliviforme) X
Scrub Hickory(Carya floridana) X X X
Scrub Live Oak(Quercus geminata) . X X X
Simpson Stopper(Myrcianthes fragrans)< X X X
Soldierwood(Colubrina elliptica) X
Shurbs-Large ( 'B' Buffers)
Bahama Strongback(Bourreria ovata) X
Black Ironwood(Krugiodendron ferreurn) X X
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1/22/2013 Item 11.C.
Buttonwood(Conocarpus erectus) X
Catclaw(Pithecellobium unguis-cati) X X
Cinnamon Bark(Canella winterana) X
Crabwood;(Ateramnus lucidus) X X
Darling Plum (Reynosia septentriolalis) X
Florida Pivet(Forestiera segregata) X X
Golden Dewdrop (Duranta repens)
Jamaica Caper(Capparis cynophallophora) X X
Maiden Bush(Savia bahamenis) X
Myrsine(Myrsine floridana) X X
Pigeon Plum(Coccoloba diversifolia) X
Paurotis Palm(Acoelorrhaphe wrightii) X. X
Red Berry Stopper(Eugenia confusa) X
Seagrape(Coccoloba uvifera) X X
Wild Lime (Zanthoxylum tagara) X X
Simpson Stopper(Myrcianthes fragrans) X X X
Spicewood(Calyptranthes spp.) X
Walters Viburnum(Viburnum obovatum) X X X
Wax Myrtle (Myrica cerifera) ** X X X
Yellow Elder(Tecoma stars) X X
Shrubs- Medium to Small
Bay Ceder(Suriana maritime) X
Blackbead (Pithecellobium guadaupense) X
Coco Plum(Chrysobalanus icaco) X
Cordia(Cordia globosa) X
Firebush(Hamelia patens) X X
Florida Pivet (Forestiera segregata) X X
Golden Dewdrop (Duranta;repens) X X
Jamaica Caper(Capparis cynophallophora) X X
Leather Fern(Acrosticham danaeaefolium) X
Maiden Bush (Savia bahamenis) X
Myrsine(Myrsine floridana) X" X
Necklace Pod (Sophora tomentosa) X
Saw Palmetto (Serenoa repens) X X X
Sea Oxeye Daisy(Borrichia trutescens) X
Seven Year Apple(Casasia clusiitolia) X
Silver Saw Palmetto (Serenoa repens'Cinerea') X X X
Spicewood(Calyptranthes spp.) X
White Indigo Berry(Randia aculeate) X X
Wild Coffee(Psychotria nervosa) X
* Cabbage palms must be used in groupings of 3 to count towards a single canopy tree.
Palms can only be used for up to 30%of the required number of canopy trees.
** Not a good buffer shrub -becomes leggy over time.
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1/22/2013 Item 11.C.
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1/22/2013 Item 11.C.
ORDINANCE NO. 07- 57
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 04-41, AS AMENDED,
THE COWER COUNTY LAND DEVELOPMENT CODE,
WHICH INCLUDES THE COMPREHENSIVE LAND
REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, BY PROVIDING FOR:
SECTION ONE, RECITALS; SECTION TWO, FINDINGS OF
FACT; SECTION THREE, ADOPTION OF AMENDMENTS
TO THE LAND DEVELOPMENT CODE, MORE
SPECIFICALLY AMENDING THE FOLLOWING: CHAPTER
1 -GENERAL PROVISIONS, INCLUDING SECTION 1.08.01
ABBREVIATIONS, SECTION 1.08.02 DEFINITIONS;
CHAPTER 2—ZONING DISTRICTS AND USES,INCLUDING
SECTION 2.03.01 RESIDENTIAL ZONING DISTRICTS,
SECTION 2.03.07 OVERLAY ZONING DISTRICTS, .
SECTION 2.03.08 RURAL FRINGE ZONING DISTRICTS,
SECTION'2.05.01"DENSITY STANDARDS AND HOUSING 3,
TYPES; CHAPTER 3 — RESOURCE PROTECTION, r-L.
INCLUDING SECTION 3.03.02 APPUCABIUTY, 3.05.10 o ---_
LITTORAL SHELF PLANTING AREA; CHAPTER 4— SITE - —E
DESIGN AND DEVELOPMENT STANDARDS, INCLUDING :t
SECTION 4.02.01 DIMENSIONAL STANDARDS FOR 1='
. PRINCIPAL USES IN BASE ZONING DISTRICTS, 4.02.03 = y 1
SPECIFIC STANDARDS FOR.LOCATION OF ACCESSORY
BUILDINGS AND STRUCTURES, SECTION 4.06.02
BUFFER REQUIREMENTS, SECTION .05
4.06 GENERAL °m ..
LANDSCAPING REQUIREMENTS; CHAPTER 5 -
SUPPLEMENTAL STANDARDS, INCLUDING SECTION
5.05.08 ARCHITECTURAL AND SITE DESIGN
STANDARDS, SECTION 5.06.02 PERMITTED SIGNS,
SECTION 5.06.04 SIGN STANDARDS FOR SPECIFIC
SITUATIONS; CHAPTER 6 - INFRASTRUCTURE
IMPROVEMENTS AND ADEQUATE PUBLIC FACILITIES
REQUIREMENTS, INCLUDING SECTION 6.05.01
STORMWATER MANAGEMENT SYSTEM
REQUIREMENTS, SECTION 6.05.02 SEAWALLS AND
BULKHEADS; CHAPTER 10 — APPLICATION, REVIEW,
AND DECISION-MAKING PROCEDURES, INCLUDING,
SECTION 10.02.02 SUBMITTAL REQUIREMENTS FOR ALL
APPLICATIONS, 10.02.03 SUBMITTAL REQUIREMENTS
FOR SITE DEVELOPMENT PLANS, SECTION 10.02.04
SUBMITTAL REQUIRMENTS FOR PLATS, SECTION
10.02.05 SUBMITTAL REQUIREMENTS FOR
IMPROVEMENT PLANS, SECTION 10.02.06 SUBMITTAL
REQUIREMENTS FOR PERMITS, SECTION 10.03.05
NOTICE REQUIREMENTS FOR PUBLIC HEARINGS
BEFORE THE BCC, THE PLANNING COMMISSION, THE
BOARD OF ZONING APPEALS, THE EAC AND THE
HISTORIC PRESERVATION BOARD, SECTION 10.04.03
APPLICATIONS SUBJECT TO TYPE II REVIEW, SECTION
10.04.04 APPLICATIONS SUBJECT TO TYPE III REVIEW;
SECTION FOUR, CONFLICT AND SEVERABILITY;
SECTION FIVE, PUBLICATION AS THE COLLIER COUNTY
LAND DEVELOPMENT CODE; AND SECTION SIX,
EFFECTIVE DATE.
Recitals
WHEREAS, on October 30, 1991, the Collier County
Board of County Commissioners adopted Ordinance No. 91-
102, the Collier County Land Development Code (hereinafter
LDC),which was subsequently amended;and
Page 1 of 48
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1/22/2013 Item 11 .C.
1. Qualify. Plant materials used to meet the requirements of this
section shall meet the standards for Florida No. 1 or better, as set
out in Grades and Standards for Nursery Plants,part I and part II,
Department of Agricultural, State of Florida (as amended). Root
ball sizes on all transplanted plant materials shall also meet state
standards.
a.
Floridian-species:
a. ! For sites South and West of US-41 all reauired
landscaping shall be 100% native species as determined
by accepted valid scientific reference. For sites South and •
West of 1-75 and North and East of US-41, a minimum of
75%native trees and 50% Native shrubs are required. For
sites North and East of 1-75, a minimum of 75% native
trees and 35% native shrubs are reauired. (Link to
'Recommended Collier County Native Plant list" and
"Native Required Plantinq Map").
b. In addition,for all sites,at least 75 percent of the trees and
shrubs used to fulfill these requirements shall be drought-
tolerant species as listed in the Xeriscape Plant Guide and
Native Trees and Trees for South Florida (IFAS).
References used in the determination of native species
may include, but not be limited to:
Long,R.W.,and 0.Lakela,1976. A Flora of Tropical Florida.
Small,J.K.,1933. A Manual of the Southeastern Flora.
Wundedin,R.P.,1982.Guide to the Vascular Plants of Central
Florida.
c. Where xeric plants are to be utilized, use the South Florida
Water Management District, Xeriscape Plant Guide (as
amended)as a reference.
""1.
Page 21 of 48
Words struck th ough are deleted,words underlined are added
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1/22/2013 Item 11 .C.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County,Florida,this 24th day of October,2007._
ATTEST:,.,,r. BOARD OF COUNTY COMMISSIONERS
DWIGf :.SR6"1C1rCLERK'
OF COLLIER COUNTY,FLORIDA
$ ,. .•' By,
Attest its Oa.
- Diff Clerk JAME; N.COLETTA,JR,CHAIRMAN
theaters eel 5;.
APPr• ed as to form and
legal u- -n
weilt
Jeffre .Kla•4
•
Chief ssista 4 County Attorney
Page 48 of48
Words s ok-€l raagh are deleted,words pnderlioed are added
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1/22/2013 Item 11.C.
1
STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do
hereby certify that the foregoing is a true and correct
copy of :
ORDINANCE 2007-67
Which was adopted by the Board of County Commissioners
on the 24th day of October, 2007, during Special Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 29th
day of October, 2007.
DWIGHT E. BROCK
Clerk of Courts-.-anerk
Ex-officio t•o.' oa d, of j
C. my Commis,§i tiers •
I- Y
O A
By: Martha Verg• ,
Deputy Cler
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