7 - CSCOTT Email re FAR9/19/2018 RWA, Inc. Mail - RE: Pre App 20180001936-Mini Triangle (MUP)
https://mail.google.com/mail/u/0?ik=5006a3915c&view=pt&search=all&permthid=thread-f%3A1602550455812696624%7Cmsg-f%3A1602556099419…1/6
Patrick Vanasse <pvanasse@consult-rwa.com>
RE: Pre App 20180001936-Mini Triangle (MUP)
1 message
ScottChris <Chris.Scott@colliercountyfl.gov>Wed, Jun 6, 2018 at 4:23 PM
To: Patrick Vanasse <pvanasse@consult-rwa.com>, EstradaMaria <Maria.Estrada@colliercountyfl.gov>
Cc: WeeksDavid <David.Weeks@colliercountyfl.gov>, BosiMichael <Michael.Bosi@colliercountyfl.gov>, BellowsRay <Ray.Bellows@colliercountyfl.gov>, AshtonHeidi
<Heidi.Ashton@colliercountyfl.gov>, Laura Tefft <ltefft@consult-rwa.com>, McLeanMatthew <Matthew.McLean@colliercountyfl.gov>
Patrick:
The LDC specifies the submittal/review requirements for Mixed Use Projects (MUPs) in Section 10.02.15 (attached). If there are no deviations or bonus density units being
requested, then this will be submitted solely as a SDPA (similar to the original Trio SDP). If deviations or bonus density units are being requested, then it will require both a
MUP and SDPA submittal. Since the MUP and the SDPA have different reviewers, I don’t believe a formal pre-application meeting is the best venue to answer your
questions. This would be better addressed through an informal meeting or a Zoning Verification Letter.
I understand that you are hoping to follow the Administrative review process (SDPA) but are unclear as to whether deviations are necessary for your client’s project as it
relates to:
Hotel Density/Unit restrictions
FAR requirements
Minimum Hotel Room Size requirements
I am not aware of limitations to hotel density, except as provided in the LDC and GMP, which limit Activity Centers and the RT zoning designation to 26 rooms/acre, but will
defer to Zoning and Comp Planning.
The FAR requirements for hotels in a C-4 district would not apply to projects in the Bayshore Gateway Triangle, as the development standards of 4.02.16 would supersede
the base zoning.
The Minimum Floor Area of 700 sf per unit as identified in LDC Section 4.02.16 B.1., Table 7, is applied to individual residential or commercial units and would not apply to
individual hotel rooms.
Please be advised that the Bayshore Gateway Triangle provisions have specific requirements for what qualifies as a Mixed Use Project. Per LDC Section 4.02.16 C.8., a
MUP must include a mix of commercial and residential uses. The LDC furthers the commercial requirement to include “a minimum of 60% of all commercial uses within a
MUP shall provide retail, office and/or personal services uses…” Please be sure that the MUP is not solely hotel and residential, but also includes some retail, office and/or
service uses.
Christopher O. Scott, AICP, LEED-AP
Planning Manager - Development Review
239.252.2460
How are we doing? Please CLICK HERE to fill out a Customer Survey.
We appreciate your Feedback!
From: Patrick Vanasse [mailto:pvanasse@consult-rwa.com]
Sent: Wednesday, June 06, 2018 3:16 PM
To: EstradaMaria <Maria.Estrada@colliercountyfl.gov>
Cc: WeeksDavid <David.Weeks@colliercountyfl.gov>; BosiMichael <Michael.Bosi@colliercountyfl.gov>; BellowsRay <Ray.Bellows@colliercountyfl.gov>; AshtonHeidi
<Heidi.Ashton@colliercountyfl.gov>; ScottChris <Chris.Scott@colliercountyfl.gov>; Laura Tefft <ltefft@consult-rwa.com>
Subject: RE: Pre App 20180001936-Mini Triangle (MUP)
Hi Maria,
We believe that we can go through the MUP and SDP amendment process, but we need to get that confirmed by the staff leadership group. I’ve already discussed this issue
with David Weeks and Ray Bellows and we respectfully request that all staff members copied on this email attend the pre-app meeting in order to obtain consensus on
several issues. I’ve copied an email I sent to David Weeks requesting confirmation of the following items.
9/19/2018 RWA, Inc. Mail - RE: Pre App 20180001936-Mini Triangle (MUP)
https://mail.google.com/mail/u/0?ik=5006a3915c&view=pt&search=all&permthid=thread-f%3A1602550455812696624%7Cmsg-f%3A1602556099419…2/6
Thank you for your response. As discussed with you over the phone, one of our clients has purchased the mini-triangle Trio property and is very interested in the
possibility of locating a hotel with some residential units on this site. In order to make a hotel viable, more rooms are needed. As you can imagine we would prefer
to avoid the public hearing process if at all possible, and simply amend the existing MUP and SDP.
Per your response and my review of the LDC, I could not find any regulations that limit the number of hotel rooms at this location. The 26 unit per acre standard
seems to be limited to the activity centers and RT district.
Moreover, I don't think the FAR associated with C-4 zoning applies when the MUP avenue is taken. My understanding is that the overlay supersedes the base
zoning and that the overlay does not contain an FAR in order to provide more flexibility and encourage redevelopment.
These are very important questions/issue that we need to confirm as soon as possible. I believe the quickest way to obtain answers is through an official pre-
application meeting. As such, Laura from our office is submitting a pre-app request today. We respectfully request that you and/or Mike, Ray and Heidi attend our
meeting so we can discuss these issues and ensure we have consensus moving forward.
Thank you,
From: EstradaMaria
Sent: Wednesday, June 06, 2018 12:24 PM
To: 'ltefft@consult-rwa.com' <ltefft@consult-rwa.com>
Subject: FW: Pre App 20180001936-Mini Triangle (MUP)
Hi Laura,
Please see email below from Chris. We are trying to determine if you need to Pre-App meetings or just one for the SDPA.
Maria
From: ScottChris
Sent: Wednesday, June 06, 2018 8:26 AM
To: BellowsRay <Ray.Bellows@colliercountyfl.gov>; EstradaMaria <Maria.Estrada@colliercountyfl.gov>
Subject: RE: Pre App 20180001936-Mini Triangle (MUP)
A MUP only requires a public hearing if they are requesting deviations or if they are requesting density pool bonus units; otherwise, it is an administrative review processed
through the SDP(A) process.
Christopher O. Scott, AICP, LEED-AP
Planning Manager - Development Review
239.252.2460
How are we doing? Please CLICK HERE to fill out a Customer Survey.
We appreciate your Feedback!
From: BellowsRay
Sent: Tuesday, June 05, 2018 5:18 PM
To: EstradaMaria <Maria.Estrada@colliercountyfl.gov>
Cc: ScottChris <Chris.Scott@colliercountyfl.gov>
Subject: RE: Pre App 20180001936-Mini Triangle (MUP)
Hi Maria,
Since the MUP requires a public hearing, two pre-app should be required but one can be held after the other.
Ray
9/19/2018 RWA, Inc. Mail - RE: Pre App 20180001936-Mini Triangle (MUP)
https://mail.google.com/mail/u/0?ik=5006a3915c&view=pt&search=all&permthid=thread-f%3A1602550455812696624%7Cmsg-f%3A1602556099419…3/6
Raymond V. Bellows, Zoning Manager
Zoning Division - Zoning Services Section
Growth Management Department
Telephone: 239.252.2463; Fax: 239.252.6350
Exceeding expedtations, everyday!
Tell us how we are doing by taking our Zoning Division Survey at https://goo.gl/eXjvqT.
From: EstradaMaria
Sent: Tuesday, June 05, 2018 5:02 PM
To: BellowsRay <Ray.Bellows@colliercountyfl.gov>
Subject: Pre App 20180001936-Mini Triangle (MUP)
June 05, 2018
Dear Ray Bellows,
The activity Verify Folio & Assign Planner has been assigned to you for PL20180001936.
This is required to be completed by 6/8/2018 12:00:00 AM
Comments: Can they submit for a MUP and SDPA together Or do they need to submit for another pre app request for the SDPA? My guess is they do.
Planner:
Fire District: Greater Naples Fire
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9/19/2018 RWA, Inc. Mail - RE: Pre App 20180001936-Mini Triangle (MUP)
https://mail.google.com/mail/u/0?ik=5006a3915c&view=pt&search=all&permthid=thread-f%3A1602550455812696624%7Cmsg-f%3A1602556099419…4/6
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9/19/2018 RWA, Inc. Mail - RE: Pre App 20180001936-Mini Triangle (MUP)
https://mail.google.com/mail/u/0?ik=5006a3915c&view=pt&search=all&permthid=thread-f%3A1602550455812696624%7Cmsg-f%3A1602556099419…5/6
Respectfully,
Maria Estrada, AS
9/19/2018 RWA, Inc. Mail - RE: Pre App 20180001936-Mini Triangle (MUP)
https://mail.google.com/mail/u/0?ik=5006a3915c&view=pt&search=all&permthid=thread-f%3A1602550455812696624%7Cmsg-f%3A1602556099419…6/6
Business Project Coordinator
Growth Management Department
Operations & Regulatory Management Division
NOTE: Email Address Has Changed
2800 North Horseshoe Drive, Naples Florida 34104
Client Services: 239.252.1036 Phone: 239.252.2989
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10.02.15 Requirements for Mixed Use Projects within the BGT Redevelopment Area.doc
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