DSAC-LDR Subcommittee Minutes 03/19/2019March 19,2019
MINUTES OF THE COLLIER COT]NTY DEVELOPMENT SERVICES
ADVISORY COMMITTEE LAND DEVELOPMENT REVIEW
SUBCOMMITTEE
Naples, Florida, March 19,2019
LET IT BE REMEMBERED, the Collier County Development Services Advisory
Committee - Land Development Review Subcommittee in and for the County of Collier,
having conducted business herein, met on this date at2:00 PM in a REGIILAR
SESSION at the Growth Management Department Building, Room 6091610 2800 N.
Horseshoe Drive, Naples, FL with the following persons present:
Chairman: Clay Brooker
Blair Foley
Robert Mulhere
Jeff Curl
ALSO PRESENT: Jeremy Frantz, LDC Manager
Ellen Summers, Senior Planner
Richard Henderlong, Principal Planner
Eric Johnson, Principal Planner
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March t9,2079
Any persons in need of the verbatim record of the meeting moy request a copy of the audio recording
from the Collier County Growth Management Division - Planning and Regulation building at 239-
252-2400.
Call to order
Mr. Brooker called the meeting to order 2:00 p.m.
Approve agenda
Mr. Curl moved to approve the Agenda. Second by Mr. Foley. Carried unanimously 3 - 0.
Approve meeting minutes
a. December 18,2018
Mr. Curl moved to approve the minutes of the December 18, 2018 meeting as presented.
Second by Mr. Foley. Carried unanimously 3 - 0.
Previously Reviewed Amendments :
a. Separation Requirements for Self-Storage Buildings on U.S. 41
LDC SECTIONS TO BE AMENDED: 1.08.02 Definitions 2.03.03 CommercialZoning
Districts 5.05.16 Self-Storage Buildings Facilities -
(I.{ew Section) 10.03.06 Public Notice and Required
Hearings for Land Use Petitions
The proposed amendment represents the implementation of the Board's direction to study the
proliferation of self storage facilities on U.S. 41, between the intersection of Palm
Street/Commercial Drive and Price StreeVTriangle Boulevard. It requires a separation of 1,320
feet between new and existing self-storage buildings. A distance waiver may be approved if an
adequate supply of neighborhood goods and services are available within a quarter-mile radius of
a new facility.
Mr. Johnson presented the proposed amendment noting the Subcommittee previously
recommended approval of the proposal however it has been revised after staff review and input
from the County Attorney's office. He provided a detailed overview of the changes and fielded
brief questions from the subcommittee who expressed concem on the quarter mile radius
proposed for property owner notifications as it would be the greatest distance required in any
Section of the Land Development Code. Other concerns included ensuring those applications in
the queue are not subject to the new regulation should it be adopted before they are approved.
Mr. Curl movedfor the Development Services Advisory Committee to recommend the Board of
County Commissioners approve the proposed amendments as presented bysStoff subject to the
following changes:
1. 10.03.06 2.2.b- revise language from "...withinthe quartermile (1,320) square foot
radius..." to ". ..within the 500 fool radius..."
2. Section 5.05.16 B - revise language in lines 6 - I to read "This Section shall not apply to self
storage buildings which a SDP has been approved or a SDP application has beenJiled as
the effective date of this Section."
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March 19,2019
3. Section 10.05.16 D.1.A - revise language to read "Within a quarter mile ( 1,320) foot radius
ofthe proposed selfstorage buil ding, as measuredfrom lhe properly lines, there are property
that..."
4. Section 10.05.16 D.1.A Section 10.05.16 D.1.2 - Title to read "lYaiver for Separation oJ
Self Storage Buildings, pursuant to LDC Section 5.05.16,"
Mr- Curl amended the motion to include the above changes and add thefollowing change:l. Administrative Code - Chap ter 6 L.6.4th bullet point last line from "...median widths, for a
1,320 foot distance from the subject parcel" to ". . . median widths, within o quarter mile
radius from lhe subject parcel."
Second by Mr. Foley. Carried unanimously 3 - 0.
New LDC/Admin Code Amendments
a. Directional Sign Setback Reduction
LDC SECTIONS TO BE AMENDED: 5.06.02 Development Standards for Signs within
Residential Districts Street System Requirements
The proposed amendment reduces the required setback for directional signs where abutting
rights-of-way in residential areas of Planned Unit Developments (PUD's).
Certain required elements of PUD master plans may be waived when the petitioner demonstrates
there is no detrimental affect on the health, safety, and welfare of the community. The waiving of
the elements, kno*,n as deviations, is provided for pursuant to Section 10.02.13 A.3.of the Land
Development Code (LDC).
Mr. Frantz presented the proposed amendment with the subcommittee requesting clarification
on the different category of signs subject to the proposed amendment with staffnoting they are
generally "wayfinders" for slower traveling vehicles. The Committee queried if consideration
should be given to allowing the reduction on public roads in PUD's.
Mr. Foley movedfor Staff to research the signs and provide photographic examples when the
item is considered by thefull Committee. Second by Mr, Curl. Carried unanimously 3 - 0.
b. Comparable Use Determination
LDC SECTIONS TO BE AMENDED: 2.03.00 Zoning Districts; Permitted Uses, Accessory
Uses, and Conditional Uses 10.02.06 Requirements for
Permits 10.03.06 Public Notice and Required Hearings
for Land Use Petitions
The proposed amendment clarifies the procedures and approval process lor Comparable Use
Determinations. Currently, when an applicant submits an application for a Zoning Verification
Letter - Comparable Use Determination, staff reviews the application, makes a determination on
the compatibility of the proposed use and drafts th e Zortirg Verification Letter (ZVL). The ZYL
and backup materials will be brought before the Office of the Hearing Examiner or the Board of
Zoning Appeals (BZA) for affirmation.
Ms. Summers presented the proposed amendment.
The Subcommittee discussed the proposed amendment and the feasibility of allowing the
comparable use process to be utilized for accessory and conditional uses in addition to the list of
permitted uses in conventional zoning districts.
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March 79,2019
Staff reported they would review the request and determine any changes necessary and return
the item to the Subcommitteefor consideration at afuture meeting.
c. Chapter 4 of the Administrative Code
Ms. Summers presented the "2019 Administrative Code Updates - Chapter 1" for
consideration. She noted the changes are generally clarifications and non substantial revisions.
The Committee reviewed the Chapter including seeking clarification on the type of roof plan
required to be submitted (conceptual for screening of apparatus or an actual structural design of
the roof). Additionally, the standards for those allowed to submit Lighting Plans under the
Section.
Staff reported the requirements for the Lighting Plan design is in accordance with language
found in the Land Development Code which would most likely be required to be amended before
it could be changed in the Administrative Code.
Staff reported they will review the language including Section 4.A.3 in relation to "Roof Plan"
requirements and "Lighting Plan" submittals and return the item to the Subcommitteefor
consideration at afuture meeting.
d. Chapter 5 of the Administrative Code 6. Explore Regulatory
Ms. Summers presented the " 20I9 Administrative Code Updates - Chapter J " for consideration
reporting the changes were clarifications and non-substantial updates of the language.
Mr. Curl movedfor the Development Services Advisory Committee to recommend the Board of
County Commksioners adopt the proposed updates as presented by Stffi Second by Mr.
Foley. Carried unanimously 3 - 0.
Mr. Curl left the meeting at 3:10 p.m.
Mr. Mulhere arrived at 3: 12 p.m.
6. Explore Regulatory Relief for Affordable Housing Land Use Applications (Cormac Giblin)
Mr. Giblin reported:
o He appeared in front of the Development Services Advisory Committee who remanded the
item to the subcommittee.
o The BCC has engaged in improving opportunities for affordable housing and in conjunction
with studies, 3 main objectives have been identified as a means to facilitate affordable
housing.
o The objectives include increasing densities for the use, reducing uncertainty and providing
funding mechanisms.
o The County has taken measures to allow increased densities and the new sales tax will
provide funds for County acquisition of lands for provision of affordable housing.
. The reduction of uncertainty involves costs and design requirements associated with the
development.
o He is working with Advisory Boards and stakeholders to develop recorlmendations for the
BCC to consider.
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o Feedback from stakeholders centers around the cost of development and the return on
investment for providing the housing.
o Concepts already discussed are reductions in sidewalk and roadway widths and right of ways,
allowing use of temporary generators for sewage lift station instead of permanent
installations, etc.
The Committee noted one concern may be reducing infrastructure features while increasing densities
in the same areas given the demand which may be placed on improvements such as sidewalks and
roadways.
During discussion, the items brought forth for consideration included:
0 Reducing landscape buffers from 20 feet to 10 feet.
0 Minimizing requirements for curbing and bumper stops.
0 Easing requirements for storm water management systems for sloping.
0 Investigating the feasibility of developing requirements to facilitate conversion of vacant
commercial properties to residential uses given the ongoing changes in the retail
marketplace.
Mr. Giblin reported he will begin developing recommendations and will seek input from other
parties and stakeholders and return the item to the DSAC in late summer. He requested any member
of DSAC who is interested in the process to submit comments so he may review them.
Public comments
None
Adjournment
There being no further business for the good of the County, the meeting was adjourned by the
order of the Chair at 3:40 P.M.
COLLIER COUNTY DEVELOPMENT SERVICES
ADVISORY COMMITTEE - LAND DEVELOPMENT
REVIEW SUBCOMMITTEE
These Minutes were approved by the Committee on /71rtl trZol I
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amended
, as presented / , or as