9B-PL20160003084_CPSS-2016-3 Mini-Triangle Mixed Use SubdistrictCOLLIER COUNTY
GROWTH MANAGEMENT PLAN
SMALL SCALE AMENDMENT
Project/Petition #PL20160003084/CPSS-2016-3
(ADOPTION HEARINGS)
[Companion to PUDZ-PL20160003054]
CCPC: FEBRUARY 15, 2018
BCC: MARCH 27, 2018
AGENDA ITEM 9-B
TABLE OF CONTENTS
2016 - Cycle 3 GMP “Small Scale” Growth Management Plan Amendment
CCPC Adoption Hearings
February 15, 2018
1) TAB: Adoption Staff Report DOCUMENTS: CCPC Staff Report:
PL20160003084/CP-2016-3
2) TAB: Ordinance DOCUMENTS: Adoption Ordinance with Exhibit
“A” text (and/or maps):
PL20160003084/CP-2016-3
3) TAB: Legal Advertising DOCUMENT: CCPC Advertisement
4) TAB: Project/Petition DOCUMENT: PL20160003084/CP-2016-3
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 16
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: February 15, 2018
RE: PETITION PL20160003084/CPSS-2016-03, SMALL-SCALE GROWTH
MANAGEMENT PLAN AMENDMENT (Companion to PUDZ-
PL20160003054)
ELEMENT: FUTURE LAND USE ELEMENT (FLUE)
AGENT/APPLICANT/OWNER(S):
Applicant: Jerry Starkey, Manager
Real Estate Partners International, LLC
1415 Panther Avenue
Naples, FL 34109
Agents: Robert J. Mulhere, F.A.I.C.P.
Holes Montes, Inc.
950 Encore Way
Naples, FL 34110
Agents: Richard C. Grant, Esquire
Grant Fridkin Pearson, P.A.
5551 Ridgewood Drive, Suite 501
Naples, FL 34108
Owner: Collier County CRA
3301 Tamiami Trail East
Naples, FL 34112
GEOGRAPHIC LOCATION:
The subject property, a ±5.35-acre site made up of six parcels, is located on the south side of
Davis Blvd. (SR 84), the north side of Tamiami Trail East (US 41), approximately 500 feet east
from the intersection of those two roads, and 300 feet west of Commercial Drive, in Section 11,
Township 50 South, Range 25 East. (East Naples Planning Community).
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REQUESTED ACTION:
The applicant proposes a small-scale Growth Management Plan amendment to the Future Land
Use Element (FLUE), specifically to create a new Subdistrict, the Mini Triangle Mixed Use
Subdistrict; amend the text; and create a new map for this Subdistrict, “Mini Triangle Mixed Use
Subdistrict” in the Future Land Use Map series, which will identify the newly created Subdistrict,
affecting fewer than ten (10) acres, by:
1) Amending Policy 1.5 Urban – Mixed Use District to add the Mini Triangle Mixed Use
Subdistrict;
2) Amending Urban Designation provisions to add the new Subdistrict name where various
Subdistricts that allow residential and non-residential uses are listed;
3) Amending the Urban – Mixed Use District to add the new Subdistrict provisions;
4) Amending the Bayshore/Gateway Triangle Redevelopment Overlay text to allow higher
densities, intensities, and uses within the new Subdistrict area.
5) Adding the title of the new Subdistrict map to the itemized Future Land Use Map Series
listing; and
6) Amending the Future Land Use Map to depict the new Subdistrict, adding a new Future
Land Use Map Series inset map that depicts the new Subdistrict.
The Subdistrict language proposed by this amendment is found in Ordinance Exhibit “A”.
SUBJECT SITE
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PURPOSE/DESCRIPTION OF PROJECT:
The petition is to amend the Future Land Use Element of the Growth Management Plan to
establish a new Subdistrict to allow 210 multi-family dwelling units, 152 hotel suites/rooms, in
addition to a maximum of 74,000 square feet of retail, restaurant, movie theatre (multiplex),
bowling center and physical fitness facilities and personal services, and 60,000 square feet of
professional or medical office uses. Through a conversion formula, other uses allowed are
Assisted Living Facility (150 units maximum), 60,000 square feet of indoor self -storage, and
30,000 square feet of new car dealership. Also, through conversion, a maximum of 400 DUs is
allowed or 200,000 square feet of commercial uses. And a minimum of 50 dwelling units (DUs)
and 30,000 square feet combined of retail, restaurant, office, or other allowable commercial uses
are required.
A companion petition [PL20160003054] will rezone this property from C-4-GTMUD-MXD to Mini
Triangle MPUD-GTMUD-MXD. The zoning action will implement the Mini Triangle Mixed Use
Subdistrict.
STAFF ANALYSIS:
SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Subject Property:
The Future Land Use designation of the subject site is Urban Designation, Urban Mixed Use
District, Urban Residential Subdistrict; Coastal High Hazard Area (CHHA) Overlay;
Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO) and within the “mini triangle” of
that Overlay as shown on the Future Land Use Map (FLUM) of the Growth Management Plan
(GMP) (the mini triangle encompasses lands bounded by Davis Blvd., Tamiami Trail East, and
Commercial Drive). The Bayshore/Gateway Triangle Redevelopment Overlay in the FLUE allows
for a mix of residential and commercial uses, but it is limited to C-1 through C-3, plus hotel/motel
use; theatrical producers (except motion picture), bands, orchestras, and entertainers; and, uses
as may be allowed by applicable FLUE Policies – which include allowing development per the
existing zoning.
The +5.35 acre subject site is zoned C-4-GTMUD-MXD (General Commercial, Gateway Triangle
Mixed Use District – Mixed Use Subdistrict) allowing uses from the Commercial Professional and
General Office District (C-1), Commercial Convenience District (C-2), Commercial Intermediate
District (C-3), and General Commercial District (C-4) zoning districts, OR the site could be
developed as mixed use as provided for in GTMUD-MXD Zoning Overlay (residential uses and
select commercial uses from the C-1 through C-3 Districts).
The project site’s current C-4 zoning allows only for commercial uses, no residential.
Surrounding Lands:
North: The FLUM designates land located north of the subject property, across Davis Blvd.
(SR 84), Urban Mixed Use District, Urban Residential Subdistrict. This area is zoned
C-4-GTMUD-MXD and is developed with retail, restaurant, and hotel uses. Further to
the north, lands are designated Urban Residential Subdistrict and zoned RSF-4,
Residential Single Family 4 dwelling units per acre. This northern area is developed
with a small marina and single-family homes. Lands lying across Davis Blvd. (SR84)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 4 of 16
to the northwest of the project site are within the City of Naples and developed with a
restaurant and a hotel.
South: Immediately adjacent to the south and southwest (across Tamiami Trail East (US 41),
lands are within the City of Naples and developed with Naples Bay Club, a private
club. To the southeast across Tamiami Trail East (US 41) lands are designated Urban
Mixed Use District, Urban Coastal Fringe Subdistrict and zoned C-4-GTMUD-MXD.
To the southeast along US 41 (across from the project site), lands are mostly
undeveloped. Lands further to the south are designated Urban Coastal Fringe
Subdistrict and zoned RSF-3, Residential Single Family 3 dwelling units per acre. This
land is developed with single family homes.
West: Immediately adjacent to the west, lands are mostly undeveloped and designated
Urban Mixed Use District, Urban Residential Subdistrict and zoned C-4-GTMUD-MXD.
The applicant and agent currently hold a pre-approval letter for a site development
plan for a hotel development. The zoned height is 112 feet (the maximum zoned height
allowed in the GTMUD-MXD for the mini triangle area) with an actual height of 131
feet 6 inches. Further to the west is Tamiami Trail (US 41), and the Gordon River
Bridge with commercial development along the corridor, all within the City of Naples.
East: Immediately adjacent to the east, lands are designated Urban Mixed Use District,
Urban Residential Subdistrict, zoned C-4-GTMUD-MXD and C-5-GTMUD-MXD
(Heavy Commercial), and developed with Budget Car and Truck Rentals and several
unoccupied commercial businesses until east of Commercial Drive. East of
Commercial Drive is a mix of retail uses.
In summary, the existing and planned land uses, and current zoning in the area immediately
surrounding the subject property are a mix of Commercial developments with intensities as great
as C-4 and C-5, as well as low density residential uses.
Background and Considerations:
The subject site is located within that portion of the B/GTRO designated as the “mini triangle”
catalyst project site. The intent is for this mini triangle to be redeveloped – it is at the gateway
(entrance) into the B/GTRO when leaving the City of Naples on Tamiami Trail East – with hopes
that it will be the catalyst for further redevelopment in the Overlay.
The FLUE encourages mixed use developments. FLUE Policy 7.5 states, “The County shall
encourage mixed use development within the same buildings by allowing residential dwelling units
over and/or abutting commercial development. This Policy shall be implemented through
provisions in specific Subdistricts in this Growth Management Plan.” The FLUE goes on to say,
“The Urban Mixed Use District is intended to accommodate a variety of residential and non -
residential land uses, including mixed-use developments such as Planned Unit Developments.”
Although this Subdistrict is not located within a Mixed Use Activity Center, it proposes many of
the same characteristics (will allow both residential and commercial retail/office uses; is located
on, and near an intersection of, two arterial roadways; and provides an interconnection with one
abutting project (future hotel project to the west of the project site at the tip of the “mini triangle”).
Also, this Subdistrict is located proximate to major employment centers and goods and services
located along the Davis Blvd. (SR 84) and Tamiami Trail (US 41) corridors.
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 5 of 16
This petition proposes the creation of the Mini Triangle Mixed Use Subdistrict. The project site
lies within the “mini triangle” area of the Bayshore/Gateway Triangle Redevelopment Overlay.
The Future Land Use Element (FLUE) states that the Bayshore/Gateway Triangle
Redevelopment Overlay (B/GTRO), depicted on the Future Land Use Map (FLUM), is within the
boundaries of the Bayshore/Gateway Triangle Redevelopment Plan adopted by the Board of
County Commissioners on June 13, 2000. The total area comprises approximately 1,800 acres
currently developed with a wide range of residential and commercial uses. The intent of the
redevelopment program is to encourage the revitalization of the Bayshore/Gateway Triangle
Redevelopment Area by providing incentives that will encourage the private sector to invest in
this urban area. The Community Redevelopment Agency (CRA) for the Bayshore/Gateway area
was created by the Collier County Board of County Commissioners (March 2000) to address
deteriorating physical and economic conditions that were prevailing within Bayshore/Gateway
Triangle area at that time. The objective of the CRA is to foster redevelopment and create a
sense of place, primarily through private investment.
The applicant as contract purchaser, proposes to create a Mixed Use Subdistrict to allow
residential development in the Subdistrict in addition to the previously allowed C-4 General
Commercial development. In the companion zoning petition, it states that additional potential
uses could be developed only through the application of a Land Use Conversion Matrix and could
include a maximum of 150 assisted living facility units, a maximum of 60,000 square feet of indoor
air-conditioned passenger vehicle and self-storage, a maximum of 30,000 square feet of new car
dealership, and any other comparable principal uses.
The proposed companion MPUD (Mixed Use Planned Unit Development) Document, Exhibit A:
List of Permitted Uses, contains a table that may be used to convert from one allowable use to
another so long as the uses do not exceed the maximum total daily trips of 875 two-way PM peak
hour unadjusted trips. To ensure that this development remains mixed use in nature, a minimum
of 50 multi-family residential uses and a combination of 30,000 square feet of retail, restaurant,
office, or other allowable commercial uses must be developed, regardless of any conversion
allowances. Converted uses may result in an increase in the maximum units, square footages,
and/or densities stated in the Principal Uses. Because this companion MPUD proposes allowing
the conversion of one land use to another, the actual mix of uses that will be constructed in this
project will be determined by the developer, subject to the limitations and restrictions included in
the Subdistrict and MPUD. The MPUD will implement the Subdistrict.
Submitted Documentation:
Synopsis of supporting documentation submitted for the GMPA includes:
Environmental Report: Prepared by Collier Environmental Consultants, Inc. (no date), included
soil analysis, Florida Land Use and Cover Classification System (FLUCCS Code) map and
Vegetation Inventory, and photos of the site. Conclusion of report stated, “These parcels have
NO listed Species, Native Habitat or other environmental issues.”
Traffic Impact Statement: Gateway Mini Triangle: Prepared by Trebilcock Consulting Solutions,
PA., last revision was dated 3-29-17. The land uses considered in this report (for the GMPA)
included only the maximum uses being requested of 210 multi-family dwelling units, 150 hotel
rooms, 74,000 square feet of retail and personal services, and 60,000 square feet of office. The
companion PUDZ contained the land use conversion matrix and associated traffic impacts. The
traffic impact for the Mini Triangle Mixed Use Subdistrict is limited to a maximum of 875 two-way
P.M. peak hour unadjusted trips, with or without using the conversion matrix.
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Ten Principles for Rebuilding Neighborhood Retail: Published by Urban Land Institute in 2003.
This publication examines the impact of declining neighborhood retail within urban neighborhoods
and communities and the challenges of rebuilding. It states that conveniently available goods
and services is a key factor that people consider when choosing a place to live. Blending of older
retail and new redevelopment that is realistically market-based to achieve long-term sustainability
along with planning principles was also discussed.
Smart Growth and Economic Success: Investing in Infill Development: Published by United
States Environmental Protection Agency and dated February 2014. It states that infill projects are
being successfully developed all over the country; the trend is more people will choose to live in
infill locations, especially as they age; and, costs and time of developing can be higher, but there
is an increasing demand.
Higher-Density Development: Myth and Fact: Published by Urban Land Institute and dated 2005.
It states that America’s changing population is creating demand for new types of homes, offices
and retail outlets; and, most land use professionals and community leaders now agree that
creating communities with a mix of densities, housing types, and uses could be the antidote to
sprawl when implemented regionally. It also explains higher density facts vs. myth.
Density:
This petition proposes a residential component allowing 210 multi-family dwelling units or up to
400 DUs through the conversion ratio proposed in the MPUD. The Urban Residential Subdistrict
allows residential uses at a base density of 4 dwelling units per acre (DU/A); however, the
B/GTRO allows up to 12 DU/A for mixed use projects to encourage redevelopment within this
overlay. The “mini triangle” is identified in the B/GTRO as a catalyst project for spurring
redevelopment with greater density and intensity allowing for greater flexibility in site design and
development standards. The 210 multi-family dwelling units calculates to a density of
approximately 39 DU/A (210 DUs ÷ 5.35 A = 39.25 DU/A). The petitioner states that in order to
have a viable redevelopment project, this greater density is needed and the CRA Advisory Board
supports this request.
The companion zoning petition includes a Land Use Conversion Matrix that would allow the
developer land use flexibility to increase one land use while decreasing another use. The
developer could apply the Land Use Conversion Matrix to develop a total of 400 multi-family
dwelling units; this would calculate to a density of approximately 75 DU/A (400 DUs ÷ 5.35 A =
74.77 DU/A). The 152 hotel suites translate to a density of 28 units per acre (152 Units ÷ 5.35 A
= 28.41 units/acre). Should the developer apply the Land Use Conversion Matrix to develop a
total of 200 hotel units, this would translate to a density of 37 units per acre (200 Units ÷ 5.35 A =
37.38 units/acre).
Height:
The proposed Subdistrict text includes an exception to the provisions of the Land Development
Code (LDC) in regards to building height (LDC Section 4.02.16 – Design Standards for
Development in the Bayshore Gateway Triangle Redevelopment Area ). The C-4-GTMUD-MXD
allows for a maximum zoned height of 56 feet and 112 feet for a Mixed Use Project (MUP). A
building’s actual height is often greater than its zoned height. The applicant is requesting to
rezone the property, in part, to achieve taller building heights than what is currently allowed under
the C-4-GTMUD-MXD. The MPUD proposes a maximum zoned height of 160 feet and an actual
height of 168 feet. The MPUD’s requested zoned height is approximately 48 feet taller or 42.9
percent greater than what is allowed in the C-4-GTMUD-MXD. The proposed height is 168 feet
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 7 of 16
from Mean Sea Level, per the zoning petition. A Federal Aviation Administration letter of ‘No
Hazard’ was included in the petition packet.
Compatibility:
There is a wide range of uses in the area surrounding the Subdistrict. They range from C-1
through C-5 uses along both Davis Blvd. (SR 84) and Tamiami Trail East (US 41) to single family
homes further to the north and south. The FLUE encourages development to transition from
higher intensities to lower intensities. Use intensities often diminish as development moves away
from arterial roadways.
Compatibility can be more specifically addressed at time of zoning, and may include building
height and size limitations, setback and buffer requirements, etc., as well as use limitations and
restrictions.
Development Scenarios Table:
Uses and Development
Standards
Permitted by FLUE
(B/GTRO)
Permitted by Existing
Zoning
C-4-GTMUD-MXD
Petition Request
Land Uses
Mix of residential and
commercial uses (limited
to C-1 through C-3) plus
hotel/motel use (0.60
FAR); theatrical producers
(except motion picture),
bands, orchestras, and
entertainers, with some
individual uses limited in
square feet; OR uses
allowed by existing C-4
zoning.
All permitted uses in C-4
General Commercial
Zoning District OR
residential and limited
commercial (generally C-1
through C-3) uses per
GTMUD-MXD Overlay
Mixed Use with
residential, retail,
restaurant, office,
personal service; with land
use conversions would
also allow Assisted Living
Facility, air-conditioned
passenger car and self
storage, and new car
dealership. General
square feet limitation only
(74,000 square feet for
total retail or 60,000
square feet for total office)
with a maximum of
200,000 square feet, via
conversion, for a
combination of retail,
office, personal service,
restaurant, or movie
theater uses; Hotel at 28
units / acre (152 units) or
37units/acre (200 units,
via conversion)
Proposed/Permitted
Height none
Non Mixed Use Project:
Actual – 56 feet;
Mixed Use Project: Actual
– 112 feet
Actual - 168 feet above
Mean Sea Level;
Zoned – 160 feet
Proposed/Permitted
Residential Density
12 DU/A in mixed use
development
None – residential-only is
not allowed by C-4 OR 12
DU/A in mixed use
development per GTMUD-
MXD Overlay
Maximum 39 DU/A (210
DUs) unless MPUD
conversion matrix is
applied and then
maximum is 75 DU/A (400
DUs)
Traffic Impacts -
Limitations none Determined at time of
SDP
Maximum trip generation
of 875 two-way peak PM
unadjusted trips
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 8 of 16
Justifications for Proposed Amendment:
The petitioner states, “Over the past several years, there has been rising interest in
redevelopment within the CRA and several significant improvements have already occurred or
are in the planning stages. These include streetscape and pedestrian and bicycle pathway
enhancements, street lighting, crime reduction, façade improvements, and of course the beautiful
Botanical Gardens.” The applicant’s justification for the requested amendment is that
development of a “catalyst” project that, with a mix of commercial and residential uses, will create
a certain “synergy” of activity and sense of place, and that such a development will be a catalyst
for future investment in the greater Triangle redevelopment area.
The petitioner states that “in terms of design and development standards, including but not limited
to lot coverage, building setbacks, building heights, access, frontage, density and size, floor area,
site design, building orientation is absolutely necessary to address the u nique nature of
redevelopment and to create an interest on the part of private investors despite the increased
market risk.” The Bayshore/Gateway Triangle Redevelopment Plan identified the high
density/intensity mixed use “mini triangle” project as the type of project, serving as a catalyst, that
would encourage additional private investments in the area. The location of the Mini Triangle
Mixed Use Subdistrict will produce projects with high visibility, as it serves as a gateway between
Collier County and the City of Naples incorporated area and the city’s main business center.
The subject site is located at the intersection of two arterial roadways, Davis Blvd. (SR 84) and
Tamiami Trail East (US 41). This Subdistrict location is within 5 miles of high employment centers
such as NCH downtown, multiple shopping areas (including Coastland Center), Naples High
School, and many other employment locations. With easy access to two arterial roadways and
commuting times and distances potentially reduced, this location can be attractive to prospective
residents in the Subdistrict. This project location is also well situated for a mixed use development
offering new employment opportunities as well as goods and services being readily available to
surrounding residential developments and the proposed residential development within the
Subdistrict.
Identification and Analysis of the Pertinent GMPA Criteria in 2017 Florida Statutes Chapter
163.3187:
The process for adoption of small-scale comprehensive plan amendment requires (in part) the
following statutory standards be met, [followed by staff analysis in bracketed text].
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 10 acres or fewer. [The proposed
amendment pertains to a 5.35 acre property.]
(b) The cumulative annual effect of the acreage for all small-scale development
amendments adopted by the local government does not exceed a maximum of 120
acres in a calendar year. [To date, no small scale GMP amendment has been adopted
in calendar year 2018]
(c) The proposed amendment does not involve a text change to the goals, policies, and
objectives of the local government’s comprehensive plan, but only proposes a land
use change to the future land use map for a site-specific small scale development
activity. However, text changes that relate directly to, and are adopted simultaneously
with, the small-scale future land use map amendment shall be permissible under this
section. [This amendment is for a site-specific Future Land Use Map change and
directly-related text changes.]
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(d) The property that is the subject of the proposed amendment is not located within an
area of critical state concern, unless the project subject to the proposed amendment
involves the construction of affordable housing units meeting the criteria of s.
420.0004(3), and is located within an area of critical state concern designated by s.
380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject
property is not within an Area of Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal
consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained
between and among elements if the amendment is approved.]
In addition, Chapter 163, F.S., Section 163.3177(6)(a)3.g. requires the Future Land Use Element
to include “criteria to be used to provide for the compatibility of adjacent land uses”. Such criteria
are typically expressed through measures of allowed use intensities and densities, development
standards (building heights, setbacks, landscape buffers, etc.), building mass, building location
and orientation, architectural features, amount and type of open space and location, traffic
generation/attraction, etc.
It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to
address the statutory requirements for a GMP amendment, then present and defend as
necessary, that data and analysis. Refer to application Attachment “B”, Mini Triangle Subdistrict,
Justification & Supplemental Information, Updated Version Dated September 25, 2017.
Environmental Impacts and Historical and Archaeological Impacts:
The Environmental Planning Section, Summer Araque, Principal Environmental Specialist,
reviewed and recommended approval of the petition in February 2017. This project is urban
redevelopment and the site currently does not include any Preserve. The site consists of six (6)
parcels that have been previously cleared and developed. According to the Environmental Report
that was submitted with this petition, the parcels consist of warehouses, office buildings, and
paved parking and offer no environmental function. These parcels have no listed species, native
habitat or other environmental issues. The project site is void of vegetation other than a few
remnant landscaping plants and some invasive exotics.
No historical or archaeological impacts were addressed in this application. This site is previously
cleared.
Public Facilities Impacts:
Eric Fey, Senior Project Manager with Collier County Public Utilities Engineering & Project
Management Division, completed his review and recommended approval of this petition in
January 2018 with one informational comment: “Approval of this petition should not be construed
as a service commitment nor as representation that capacity is or will be available in the
downstream wastewater collection/transmission system without necessary improvements by the
developer.”
Transportation Impacts:
Michael Sawyer, Project Manager with Collier County Transportation Planning, completed his
review and recommended approval of this petition in January 2018.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS:
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 10 of 16
A Neighborhood Information Meeting (NIM), as required by Land Development Code (LDC)
Section 10.03.05 A, was duly advertised, noticed, and held on October 18, 2017, 5:30 p.m. at The
Club at Naples Bay Resort (the Cypress Ballroom), 1800 Tamiami Trail East, Naples, FL 34102.
This NIM was advertised, noticed, and held jointly for this small scale GMP amendment and the
companion Planned Unit Development Rezone (PUDZ) petition.
The applicant’s team gave a PowerPoint presentation and then responded to questions. A total
of approximately 20-25 members of the public, along with approximately 8 members of the
applicant’s team and County staff, attended the NIM. Commissioners Penny Taylor and Donna
Fiala also attended.
The consultant discussed the purpose of the project and the site’s existing conditions. He
explained the application was for a mixed use development on the 5.35 acre site that included:
x Maximum project generated vehicle trips capped at 875 two-way PM peak hour
unadjusted trips
x Minimum of 50 multi-family dwelling units (DUs) with a maximum of 400 multi-family DUs;
x Maximum of 200 hotel units
x Minimum of 30,000 and maximum of 200,000 square feet of a combination of two or more
of the following uses: retail, restaurant, office, any other allowable commercial uses.
The Consultant provided a conceptual site plan as well as architectural renderings of the project
site.
The public asked many questions about the project details. Concerns raised included:
x Height: A citizen asked what a 160-foot building looks like, how many stories? The
Consultant informed him that it would be approximately 15 – 16 stories.
x Height: Why doesn’t the permitted maximum height of 112 feet work for this project (given
the close proximity to the Naples Airport), especially since the Trio Hotel project next to
the west of the project site used the permitted maximum? The developer stated that he
met with the Airport and they determined the height was acceptable. The developer
mentioned that there has been an existing 196-foot tall telecommunication tower on the
site for years. He also mentioned the Federal Aviation Administration (FAA) had issued a
no-hazard letter rendering on the project site.
x Traffic Impact: Questions about the ingresses and egresses to the project. Also questions
about pedestrians, parking, impact on adjoining roads (Davis Blvd. and Tamiami Trail
East), and traffic signalization for the ingress/egress for site.
The meeting ended at approximately 6:10 p.m.
[synopsis prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section]
FINDING AND CONCLUSIONS:
x There are no adverse environmental impacts as a result of this petition.
x No historic or archaeological sites are affected by this amendment.
x Transportation-related questions/concerns were brought forward by a few citizens at the
Neighborhood Information Meeting; however, Transportation Planning has recommended
approval of this project and there will be a maximum of 875 two-way PM peak hour
unadjusted trips for this project. The Consultant has stated that with current zoning built
out, more than 875 PM peak trips would be generated.
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x Several citizens at the Neighborhood Information Meeting voiced concern/questions about
the proposed 168-foot building height; however there has been a 196-foot
telecommunications tower on the site for years. A “no-hazard” letter from the FAA is part
of the petition packet. There is no maximum height specified in this petition; that detail is
included in the companion rezone petition.
x The uses are generally compatible with surrounding development.
x The Mini Triangle site, located at a major intersection and proximate to residential
development and commercial development, has been identified and approved by the CRA
as a catalyst project area which includes mixed use and high density.
x The CRA Advisory Board recommended approval of this project.
x The CRA Board, by virtue of its contract with the petitioner, has conceptually approved of
the general scope of this project.
x Staff accepts the petitioner’s assertion that the greater densities and intensities requested
are necessary for the project to be viable.
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office on January 31, 2018. The criteria
for GMP amendments to the Future Land Use Element and map series are in Sections
163.3177(1)(f) and 163.3177(6)(a)2 and 163.3177(6)(a)8, Florida Statutes. [HFAC]
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition
PL20160003084/CPSS-2016-3 to the Board of County Commissioners with a recommendation
to approve and for transmittal to the Florida Department of Economic Opportunity, subject to the
following non-substantive edits (needed for proper format, etc.):
[Single underline/strike through = Petitioner’s proposed text;
Double underline/strike through = Staff’s recommended edits
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Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 12 of 16
19. Mini Triangle Mixed Use Subdistrict
I. Purpose and Intent:
The Mini Triangle Mixed Use Subdistrict is 5.35 acres in size and is located within the
Bayshore/Gateway Triangle Redevelopment Overlay of this GMP. The purpose and intent of the
5.35 acre site specific Mixed Usethis Subdistrict, as a subset of the Bayshore/Gateway Triangle
Redevelopment Overlay, is to further the goals of the Collier County Community Redevelopment
Area (CRA) as stated in the adopted Bayshore Gateway Triangle Redevelopment Plan1
(approved on June 13, 2000 by Resolution 2000-181). In particular, Section 5.7 of the Community
Redevelopment Plan identifies the Triangle Area as a “Mixed Center/Corridor Development
Concept”. The intent of the Plan related specifically to the Mini Triangle area is to create a Catalyst
Project (or projects) that will foster the revitalization of the surrounding Gateway Triangle area. In
order to facilitate the development of a Catalyst Project and further the intent of the Community
Redevelopment Plan, this Subdistrict provides for greater intensity, density, and flexibility in
applicable Site Design and Development Standards. In order to provide for this greater intensity,
density, and flexibility, the Mini Triangle Subdistrict shall be rezoned to MPUD.
II. Allowable Uses and Restrictions:
All uses allowed within the Gateway Triangle Mixed Use Overlay District Mixed Use Subdistrict
(GTMUD-MXD) shall be allowed within this Subdistrict subject to the intensity and density
limitations identified in paragraphs Aa. through Ff., below. To ensure a mixed use development,
a minimum of 50 multi-family dwelling units and 30,000 square feet of two or more of the following
commercial uses shall be developed: professional office, retail, restaurant and personal services.
The PUD shall establish a date, timeframe, or condition by which the minimum 50 multi-family
dwelling units and 30,000 square feet of commercial development shall be constructed. This date,
timeframe or condition shall not be construed to limit approval of a Site Development Plan (SDP)
or related amendment(s) thereto, nor the installation of any site related infrastructure or other site
improvements depicted thereon, including but not limited to site access, sewer and water lines
and facilities, stromwater stormwater facilities, surface parking, landscaping, signage, and fence
or walls.
Aa. 210 multi-family residential units are allowed by right within this Subdistrict.
Bb. 152 hotel suites/rooms (or other transient lodging uses including but not limited to interval
ownership or vacation rental suites) are allowed by right within this Subdistrict.
Cc. 74,000 square feet of the following uses, as specifically permitted by ri ght or as a by
conditional uses in the C-4, General Commercial District, are allowed by right within this
Subdistrict:
1. Retail;
2. Restaurant;
3. Movie Theatre (multiplex), bowling center and physical fitness facilities; and
4. Personal services.
[Bullet points replaced with numerals]
Dd. 60,000 square feet of professional or medical office uses are permitted by right within this
Subdistrict.
1Bayshore/Gateway Redevelopment Plan, approved on June 13, 2000 by Resolution 2000-181
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 13 of 16
Ee. The following additional commercial uses are allowed only if the uses listed in paragraphs Aa.
through Dd. above, are converted to an additional use using a conversion formula in
accordance with paragraph Ff. below.
1. Assisted Living Facilities (ALF) – not to exceed 150 units and a maximum floor
area ratio of 0.45; and,
2. Indoor Air-conditioned passenger vehicle and self storage, not to exceed 60,000
square feet (SIC Code 42252); and,
3. New Car Dealership, not to exceed 30,000 square feet (SIC Code 55112); and,
4. Any other principal use which is comparable in nature with the forgoing list of
permitted principal uses
[Bullet points replaced with numerals]
Ff. The densities and intensities identified for specific uses in Paragraphs Aa. through Dd. above
may be increased through application of conversion formulas to be established during the
MPUD rezone, subject to the following minimum and maximum limitations listed below. Any
increase in density or square footage identified in Paragraphs Aa. through Dd. above by using
a conversion formula will result in a corresponding reduction of dwelling units and/or hotel
suites/rooms and/or retail and/or office square footage, and additionally:
1. In no case shall the maximum total daily trip generation for the project in the
Subdistrict exceed 875 two-way PM peak hour unadjusted trips;
2. In no case shall the maximum number of dwelling units for the project exceed 400;
3. In no case shall the maximum number of hotel rooms for the project exceed 200;
4. In no case shall the maximum combination of retail, office, personal service,
restaurant, and movie theater uses for the project in the Subdistrict exceed
200,000 square feet;
5. To ensure that the development is mixed use in nature, a minimum of 50 multi -
family residential uses and a minimum combination of 30,000 square feet of two
or more of the following shall be developed: retail, restaurant, professional office,
or and personal services;.
[Bullet points replaced with numerals]
Gg. Development within this Subdistrict shall be subject to the provisions of LDC Section 4.02.16
- Design Standards for Development in the Bayshore Gateway Triangle Redevelopment Area,
as applicable, except in the case of building height, which may exceed the maximum allowable
height established in Section 4.02.16, as well as any deviations from the applicable provisions
of Section 4.02.16, as may be approved as part of the MPUD.
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2 1987 Standard Industrial Classification (SIC) Manual, Executive Office of the President Office of Management and Budget
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 14 of 16
B. DENSITY RATING SYSTEM
1. The Density Rating System is applied in the following manner:
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e. All new residential zoning located within Districts, Subdistricts and Overlays identified
above that are subject to this Density Rating System shall be consistent with this Density
Rating System, except as provided in:
1) Policy 5.1 of the Future Land Use Element.
2) The Urban Mixed Use District for the “vested” Port of the Islands development.
3) The Buckley Mixed Use Subdistrict
4) The Commercial Mixed Use Subdistrict.
5) The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict.
6) Livingston/Radio Road Commercial Infill Subdistrict.
7) Vanderbilt Beach Road Neighborhood Commercial Subdistrict.
8) The Bayshore/Gateway Triangle Redevelopment Overlay. The Mini Triangle
Mixed Use Subdistrict.
9) The Mini Triangle Mixed Use Subdistrict. The Bayshore/Gateway Triangle
Redevelopment Overlay.
*** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** ***
Future Land Use Map
Activity Center Index Map (XV)
Mixed Use & Interchange Activity Center Maps
Properties Consistent by Policy (5.9, 5.10, 5.11, 5.12) (5.11, 5.12, 5.13, 5.14) Maps
Collier County Wetlands Map
Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map
Future Land Use Map Rivers and Floodplains
Future Land Use Map Estuarine Bays
Future Land Use Map Soils
Existing Commercial Mineral Extraction Sites Map
Bayshore/Gateway Triangle Redevelopment Overlay Map
Stewardship Overlay Map
Rural Lands Study Area Natural Resource Index Maps
North Belle Meade Overlay Map
North Belle Meade Overlay Map Section 24
Existing Schools and Ancillary Facilities Map
Future Schools and Ancillary Facilities Map (XIII)
Plantation Island Urban Area Map
Copeland Urban Area Map
Railhead Scrub Preserve – Conservation Designation Map
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 15 of 16
Lely Mitigation Park – Conservation Designation Map
Margood Park Conservation Designation Map
Urban Rural Fringe Transition Zone Overlay Map
Orange Blossom Mixed Use Subdistrict Map
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map
Goodlette/Pine Ridge Commercial Infill Subdistrict Map
Henderson Creek Mixed-Use Subdistrict Map
Buckley Mixed-Use Subdistrict Map
Livingston/Pine Ridge Commercial Infill Subdistrict Map
Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map
Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map
Livingston Road Commercial Infill Subdistrict Map
Orange Blossom/Airport Crossroads Commercial Subdistrict
Livingston Road/Veteran’s Memorial Boulevard Commercial Infill Subdistrict Map
Corkscrew Island Neighborhood Commercial Subdistrict Map
Collier Boulevard Community Facility Subdistrict Map
Coastal High Hazard Area Map (XXX)
Coastal High Hazard Area Comparison Map
Gordon River Greenway Conservation Area Designation Map
Hibiscus Residential Infill Subdistrict Map
Vincentian Mixed Use Subdistrict Map
Davis ‒ Radio Commercial Subdistrict Map
Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map
Mini Triangle Mixed Use Subdistrict Map
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