Agenda 03/12/2013 Item #16A11 3/12/2013 16.A.11 .
EXECUTIVE SUMMARY
Recommendation to provide a copy of the requested Official Interpretation (0!)
regarding the legal standing of the Site Development Plan Insubstantial change (SDPI-
PL20120000824) that provided for the redevelopment of the Riverchase Commercial
Center's landscape plan.
OBJECTIVE: To provide the Board of County Commissioners (Board) with a copy of the requested
Official Interpretation (01) regarding the legal standing of the Site Development Plan Insubstantial
change (SDPI-PL20120000824) that provided for the redevelopment of the Riverchase Commercial
Center's landscape plan.
CONSIDERATIONS: During the January 22, 2013 Board of County Commissioners public hearing.
the Board directed staff to prepare an Official Interpretation regarding the substantive and procedural
due process compliance of SDPI-PL20120000824, the local Development Order (DO) which provided
for the redevelopment of the Riverchase landscape plan. The attached OI provides the specifics of the
procedural and substantive code compliance.
It should be noted that this is non-actionable, information only item. The OI will be officially issued
after the Board hearing, following the specific procedure dictated by Section 10.02.02.F of the Land
Development Code (LDC). Within that specified process, the OI will stand a thirty day challenge
period, and if challenged. the OI will appear within a future Board agenda as a Board of Zoning
Appeals(BZA) agenda item. It is during this time that the merits of the 0I will be addressed.
FISCAL IMPACT: There is no fiscal impact associated with this item.
LEGAL CONSIDERATIONS: Notice of the interpretation and appeal time frame shall be advertised
and provided to property owners within 300 feet of the of the property lines of the Riverchase Shopping
center in accordance with Section 10.02.02.F of the Land Development Code (LDC). If there are no
challenges to the OI within thirty days of the advertised and mailed notice, it will become official at the
end of the thirty day period. If appealed, pursuant to Section 10.02.02.F.5 of the LDC, the Board of
Zoning Appeals (BZA) shall hold a public hearing on the appeal and shall consider the interpretation of
the Zoning Director, and public testimony in light of the Growth Management Plan, the Future Land
Use Map and the Land Development Code. This item is ready for Board review. If the Board desires to
take action, a majority vote is needed. --HFAC
GROWTH MANAGEMENT PLAN IMPACT: The official interpretation, as rendered by the
Planning and Zoning Director. is a process provided for by the Land Development Code and has no
impact upon the Growth Management Plan.
RECOMMENDATION: That the Board acknowledges the Official Interpretation for SDPI-
PL20120000824 provided by the Planning and Zoning Director.
Prepared by: Mike Bosi, AICP, Planning&Zoning Interim Director, Growth Management Division
Attachments: Exhibit"A"Official Interpertation
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COLLIER COUNTY
Board of County Commissioners
Item Number: 16.16.A.16.A.11.
Item Summary: Recommendation to provide a copy of the requested Official
Interpretation (01) regarding the legal standing of the Site Development Plan Insubstantial
change (SDPI-PL20120000824)that provided for the redevelopment of the Riverchase
Commercial Center's landscape plan.
Meeting Date: 3/12/2013
Prepared By
Name: BosiMichael
Title: Manager-Planning,Comprehensive Planning
2/22/2013 1:16:03 PM
Approved By
Name: PuigJudy
Title: Operations Analyst, GMD P&R
Date: 2/22/2013 4:27:41 PM
Name: MarcellaJeanne
Title: Executive Secretary,Transportation Planning
Date: 2/26/2013 4:01:28 PM
Name: AshtonHeidi
Title: Section Chief/Land Use-Transportation,County Attor
Date: 3/1/2013 10:02:09 AM
Name: FinnEd
Title: Senior Budget Analyst, OMB
Date: 3/1/2013 5:17:18 PM
Name: KlatzkowJeff
Title: County Attorney
Date: 3/4/2013 3:46:16 PM
Name: OchsLeo
Title: County Manager
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Date: 3/5/2013 9:46:25 AM Atoitok
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Growth Management Division — Planning & Regulation
Department of Land Development Services
March 20,2012
RE: INTP-2013-PL-20130000366, OFFICIAL INTERPRETATION REQUESTING AN
EVALUATION OF THE PROCESS UTILIZED TO APPROVE THE RIVERCHASE
SHOPPING PLAZA LANDSCAPE PLAN REVISIONS, SDPI-PL2012000084 IN
RELATION TO ALL APPLICABLE LAND DEVELOPMENT CODE
REQUIREMENTS.
Board of County Commissioners:
Pursuant to Land Development Code (LDC) Section 10.02.02.F, the BCC has directed the
Planning and Zoning Director to render an official interpretation regarding the process utilized to
revise the Riverchase Shopping Center Landscape Plan, SDPI-PL20120000824 compared
against all applicable LDC requirements.
On January 22, 2013,the BCC held a public hearing and through agenda item 11.C,the revisions
to the Riverchase Landscape Plan were discussed. At the end of that agenda item, the BCC
requested that staff provide an Official Interpretation of the process required to approve the
Riverchase Shopping Center landscape plan revisions, compared against the requirements of the
LDC.
SDPI-PL20120000824 (Exhibit "A") was processed by the Growth Management Division
through the insubstantial change to an existing site development plan, as provided for within
Section 10.02.03.B.3 of the LDC. The Section dictates the process for those SDP amendments
that qualify as an insubstantial change to a SDP. "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.
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.
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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.
i. There 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.
(SDPI)-PL20120000824 sought to replace the landscape planting within the existing planting
areas at the west and south parking areas and adjacent perimeter buffers at the Riverchase
Shopping Center, thus qualifying under criteria(i), as stated above. An important fact is that the
request only sought to exchange the types of plant species utilized within the existing landscape
plan for the center and did not propose any changes to the existing landscape beds, parking lot
designs or alterations to the shopping center square footage. It should be noted that the
difference between an 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 Astik
disciplines (transportation, utilities, planning, architectural, ect) assigned to the plan. An
insubstantial change is associated with only a limited number of review disciplines. However,
the depth of work for each assigned reviewer can be the same as that associated with an SDP
amendment. In the case of the Riverchase site, no transportation, stormwater, architectural or
zoning review was necessary. It is extremely important to note that both processes are strictly
administrative and provide for no public, advisory board or BCC review or modification.
With the determination that the request would qualify as an insubstantial change, the proposed
SDPI-PL20120000824 was evaluated against the requirements of the LDC Section 4.06.00 -
Landscaping, Buffering, and Vegetation Retention.
The first applicable requirement is contained in 4.06.02 A. Applicability of buffer requirements.
As noted, there was no alteration to the proposed buildings on the site or modifications to the
existing parking lot design, layout or planting islands, rather the work centered upon replacing
the material within the existing landscape designated areas. As such, the existing site is not
required to add any additional planting areas along the perimeter buffers, but rather replace
within the designated landscape according to code standards. Based upon the limited nature of
the request and the replacement buffer plantings provided within the SDPI, the request satisfied
the intent of this code section requirement. The attached approved SDPI indicated that a D
buffer with a double staggered hedge row with trees thirty feet on center has been provided. It
should be noted that the D-buffer along Immokalee Road in the SDPI provides for a number of
Amok
additional trees above the code required thirty feet on center.
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The second applicable requirement is contained within 4.06.03 A. Applicability. The provisions
of this section shall apply to all new off-street parking or other vehicular use areas. Existing
landscaping which does not comply with the provisions of this Code shall be brought into
conformity to the maximum extent possible when: the vehicular use area is altered or expanded
except for restriping of lots/drives, the building square footage is changed, or the structure has
been vacant for a period of 90 days or more and a request for an occupational license to resume
business is made. Again, as noted, there was no alteration to the proposed buildings on the site
or modifications to the existing parking lot design, layout or planting islands, rather the work
centered upon replacing the material within these designated areas. As such, the existing site is
not required to add any additional planting areas within the vehicular use area, but rather replace
plantings within the designated landscape according to code standards. Based upon the limited
nature of the request and the replacement vehicular use area plantings proposed, the request
satisfied the intent of this code section requirement.
Within the attached SDPI plan, a Landscape Calculation which provides a calculation of the
number of native trees and shrubs that are required by code and the number that has been
provided are quantified. Below is a summary.
Category Native Material Required Naative,Material Provided
Trees 107 130
Shrubs 986 1,667
Of the 130 trees provided within the SDPI, 45 are Slash Pines, 51 Bald Cypress, 16 Hollys, 15
Royal Palms and 3 Montgomary Palms, all of which are designated on the approved native plant
list (Exhibit `B"). Of the 1,667 native shrubs provided within the SDPI, 717 are Cocoplum and
950 are Fakahatchee Grass.
The third applicable requirement is contained within Section 4.06.05. D. Plant Material
Standards. This Section requires "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. For sites South and West of US-41 all required 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 required. (Link to "Recommended Collier County Native Plant
list"and"Native Required Planting Map'). "
As noted above, the tree and shrub species utilized within SDPI-PL20120000824 are all native
plants identified within the referenced Recommended Collier County Native Plant list (Exhibit
`B"), as described by the above code. This landscaping exceeds the 75 percent native tree
requirement and the 50 percent native shrub requirement.
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Additionally,the Section continues and requires,
Trees and palms. All required new individual trees, shall be species having an average mature
spread or crown of greater than 20 feet in the Collier County area and having trunk(s) which
can be maintained in a clean condition over five feet of clear wood. Trees adjacent to walkways,
bike paths and rights-of-way shall be maintained in a clean condition over eight feet of clear
wood Trees having an average mature spread or crown less than 20 feet may be substituted by
grouping the same so as to create the equivalent of 20 foot crown spread. For code-required
trees, the trees at the time of installation shall be a minimum of 25 gallon, ten feet in height, have
a 13/4-inch caliper (at 12 inches above the ground) and a four foot spread.
The tree species as provided within the landscape calculations within SDPI-PL20120000824
satisfies the requirement of the Section at the time of planting and maturity (emphasis added).
Arbor Day Foundation-http://www.arborday.org/treeguide-
Based upon the review of all applicable LDC regulations, it is my determination that the
approval of SDPI-PL20120000824 met the substantive and due process requirements of the
LDC.
Pursuant to Division 10.02.02.F. of the LDC, this interpretation has been sent to you via certified
mail, return receipt requested. As this is a site-specific interpretation, all property owners within
300 feet of the subject property will receive mail notice and a copy of this interpretation and
appeal time frames will be placed in the Naples Daily News. Within 30 days of receipt of this
letter, or within 30 days of publication of the public notice, any affected property owner or
aggrieved or adversely affected party may appeal the interpretation to the Board of Zoning
Appeals (BZA).
A request for an appeal must be filed in writing and must state the basis for the appeal and
include any pertinent information, exhibits, or other back-up information in support of the
appeal. The appeal must be accompanied by a $1,000.00 application and processing fee. If
payment is in the form of a check, it should be made out to the Collier County Board of
Commissioners. An appeal can be hand delivered or mailed to my attention at the address
provided. Please do not hesitate to contact me should you have any further questions on this
matter.
Sincerely,
Mike Bosi, AICP,
Interim Director, Planning &Zoning Department
Growth Management Division/Planning and Regulation
2800 North Horseshoe Drive,Naples, FL, 34104
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Cc: Collier County Board of County Commissioners
Leo Ochs, County Manager
Collier County Planning Commission
Nick Casalanguida, Administrator, Growth Management Division
Jeff Klatzkow, County Attorney
Heidi Ashton-Cicko,Assistant County Attorney
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441rAkr - ; Collier County Native Plant List '"
Plant Coastal Zone Mid `Lone Inland `Lone
Trees-Large
Bald Cypress(Taxodium disticuum) X X X
■
Fiddlewood(Citarexylum fruitcosum) X X
Gumbo limbo(Bursera simaruba) X
Hackberry(Celtis laevigata) X X X
Jamaica Dogwood(Piscidia piscipula) X
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 t
Slash Pine(Pinus eIliottii) 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 Bustic (Dipholis salicifolia) X X
Wingleaf Soapberry(Sapindus saponaria) X X
Trees-Medium to Small
Black Ironwood(Krugiodendron ferreum) X X
Blolly(Guapira discolor) X
Cabbage Palm(Sabal Palmetto) * X X X
Dahoon Holly(Ilex cassine) X X X
East Palatka Holly(Hex attenuata) X X X
Florida Elm(Ulmus americana) X X X
Geiger Tree(Cordia sebestena) X
Magnolia(Magnolia grandiflora) X X X
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 ferreum) X X
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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) X X
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 scans) X X ?
Shrubs-Medium to Small
I.
Bay Ceder(Suriana maritime) X
Blackbead(Pithecellobium guadaupense) X
t.
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 X
Maiden Bush (Savia bahamenis) X k
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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