Fiala - Item #9A Ex parte Items - Commissioner Donna Fiala
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS AGENDA
June 11, 2019
ADVERTISED PUBLIC HEARINGS
9.A. This item requires that all participants be sworn in and ex parte disclosure be provided by
Commission members. Recommendation to approve an Ordinance amending Ordinance Number
2004-41, as amended,the Collier County Land Development Code, which established the
comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by
amending the appropriate zoning atlas map or maps by changing the zoning classification of the
herein described real property from a Rural Agricultural (A)Zoning District to a Mixed Use Planned
Unit Development(MPUD)Zoning District for the project to be known as the Baumgarten MPUD,
to allow construction of a maximum of 400 multifamily and/or townhouse residential dwelling
units and up to 270,000 square feet of commercial land uses at the southeast quadrant of
Immokalee Road and Collier Boulevard, in Section 26,Township 48, Range 26,Collier County,
Florida,consisting of 55.66+/-acres; and by providing an effective date. [Baumgarten MPUD,
P120170000768] (This is a companion to Agenda Item 11.A) (District 3, District 5)
n NO DISCLOSURE FOR THIS ITEM
X SEE FILE ®Meetings ®Correspondence ®e-mails fCalls
Received mail and email from residents, Met with Rich Yovanovich, Wayne Arnold & David
Genson, discussion with Planning Commissioner(s) and read the Staff Report
CONSENT AGENDA
16.A.18. This item requires that ex parte disclosure be provided by Commission members. Should a hearing
be held on this item, all participants are required to be sworn in. Recommendation to approve for
recording the final plat of Currents of Naples an Esplanade Community—Phase 1, (Application
Number P120180003018)approval of the standard form Construction and Maintenance Agreement
and approval of the amount of the performance security. (District 1)
F1 NO DISCLOSURE FOR THIS ITEM
SEE FILE ['Meetings ['Correspondence Ile-mails ['Calls
Ex parte Items - Commissioner Donna Fiala
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS AGENDA
June 11, 2019
SUMMARY AGENDA
17.B. This item requires that ex parte disclosure be provided by the Commission members.Should a
hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve A Resolution of the Collier County Board of County Commissioners amending the Town of
Ave Maria Stewardship Receiving Area (SRA)to revise the SRA master plan in accordance with
Section 4.08.07.F.4 of the Land Development Code, and specifically to: remove from the boundary
of the SRA 12.19 acres of neighborhood general in the northeast corner of the SRA; remove from
the eastern boundary of the SRA.55 acres of neighborhood general, at the intersection of Camp
Keais Road and Pope John Paul II Boulevard; and to add to the southern boundary of the SRA 12.74
acres of neighborhood general,to the south of Bellerawalk Circle; and to revise Appendix A of the
Town Plan,the legal description.The subject property is located north of Oil Well Road and west of
Camp Keais Road in Sections 31 through 33,Township 47 South, Range 29 East and Sections 4
through 9 and 16 through 18,Township 48 South, Range 29 East in Collier County, Florida. (District
5)
M NO DISCLOSURE FOR THIS ITEM
SEE FILE (Meetings ❑Correspondence De-mails I 'Calls
17.C. This item requires that ex parte disclosure be provided by Commission members. Should a hearing
be held on this item, all participants are required to be sworn in. Recommendation to approve
Petition VAC-PL20180003283,to disclaim, renounce and vacate the County and the public interest
in a portion of the Park and Preserve Area located in Block"K" and a portion of the Drainage
Easement located in Tract"N" of Royal Wood Golf and Country Club, Unit One,as recorded in Plat
Book 15, page 16 and a portion of the Drainage Easement located in Tract"N"of Royal Wood Golf
and Country Club, Unit Two, as recorded in Plat Book 15, page 19 of the public records of Collier
County, Florida, located in the northwest quadrant of Rattlesnake Hammock Road and Santa
Barbara Boulevard in Section 17,Township 50 South, Range 26 East, Collier County, Florida and to
accept Petitioner's grant of a Conservation Easement to replace the vacated portion of the Park
and Preserve Area and Drainage Easements. (District 1)
X NO DISCLOSURE FOR THIS ITEM
SEE FILE I 'Meetings Correspondence ❑e-mails I 1Calls
Spoke with HOA Members at the Groundbreaking of new Clubhouse
DA ITEM 9.A.2
Co er County
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSIO
FROM: ZONING DIVISION—ZONING SERVICES SECT
GROWTH MANAGEMENT DEPARTMENT-PLA :.
REGULATION
HEARING DATE: APRIL 18, 2019
SUBJECT: PUDR-PL20170000768,BAUMGARTEN MIXED-USE PLANNED UNIT
DEVELOPMENT (MPUD)
PROPERTY OWNER/APPLICANT AND AGENTS:
Property Owner: Applicant:
Tree Plateau Company, Inc. BCHD Partners II, LLC
5637 Strand Boulevard,#201 2600 Golden Gate Parkway
Naples,FL 34110 Naples, FL 34105
Agents:
D. Wayne Arnold,AICP Richard D. Yovanovich, Esquire
Q. Grady Minor and Associates,P.A. Coleman, Yovanovich and Koester,P.A.
3800 Via Del Rey 4001 Tamiami Trail North, Suite 300
Bonita Springs,FL 34134 Naples, FL 34103
•
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission(CCPC)consider an Ordinance
of the Board of County Commissioners of Collier County, Florida amending Ordinance Number
2004-41, as amended, the Collier County Land Development Code (LDC), which established the
comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by
amending the appropriate zoning atlas map or maps by changing the zoning classification of the
herein described real property from a Rural Agricultural(A)Zoning District to a Mixed-Use Planned
Unit Development(MPUD)Zoning District for the project to be known as the Baumgarten MPUD,
to allow construction of a maximum of 400 multi-family and/or townhouse residential dwelling units
and up to 140 hotel/motel rooms and up to 370,000 square feet of commercial land uses.
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 1 of 19
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SITE SUMMARY
TOTAL SITE AREA: 55.661 ACRE
MIXED USE(MU) 201 AC(36%)
MIXED USE OR RESIDENTIAL(MUIR) 141 AC(25%)
RESIDENTIAL(R) 121 AC(22%)
AMENITY AREA(IN R AREA) 0.51 AC(1%)
WATER MANAGEMENT 6t AC(11%)
ROW DEDICATION AREA 1.3±AC(2%)
BUFFERS 1.86±AC(3%)
RESIDENTIAL: MAXIMUM 400 DWELLING UNITS DEVIATIONS(APPLIES TO ENTIRE PROJECT,SEE EXHIBIT E)
COMMERCIAL: MAXIMUM 370,000 S.F. ® STREET SYSTEM REQUIREMENTS AND APPENDIX B
HOTEUMOTEL: MAXIMUM 140 ROOMS ® DIRECTORY SIGNS
OPEN SPACE: ® 4
GROUND SIGNS ;
REQUIRED:30%
PROVIDED:30%
NOTES
1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING
REQUIREMENTS.
2. THE SITE CONTAINS NO NATIVE VEGETATION COMMUNITIES AND NO ORIGINAL NATIVE TREES REMAIN;THEREFORE
NO NATIVE VEGETATION PRESERVATION IS REQUIRED.
3. THE PUD WILL OUTFALL PROJECT STORMWATER TO THE COLLIER BLVD(SR 951)DRAINAGE CANAL.
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GEOGRAPHIC LOCATION:
The subject PUD,consisting of 55.66±acres,is located at the southeast quadrant of Immokalee Road
and Collier Boulevard, in Section 26, Township 48, Range 26, Collier County, Florida. (See the
Location Map on page 2 of this Staff Report.)
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner proposes rezoning the former 55.66± acre Pelican Nursery, from Agriculture (A) to
Mixed-Use Planned Unit Development(MPUD). The MPUD will permit a maximum of 400 multi-
family and/or townhouse residential dwelling units,up to 140 hotel/motel rooms, and up to 370,000
square feet of commercial land uses. See Attachment A—Proposed PUD Ordinance.
The Master Plan,located on the previous page of this Staff Report,depicts the area of proposed mixed-
use (commercial development with optional residences above the commercial development),
residential, vehicular circulation and water management areas. A minimum of 30% open space has
been provided. To the east of the subject PUD, is the residential community of Bent Creek Preserve,
PUDR-PL20170000768, BAUMGARTEN MPUD April 8,2019
Page 4 of 19
which is partially developed with single-family residences along the shared eastern property line of
Bamgarten MPUD. A potential full interconnection with Bent Creek Preserve is shown on the Master
Plan. To the south of the subject PUD, is the developed residential community of Tuscany Cove.
The PUD proposes mixed-use and residential land uses. Residential dwellings may be constructed
above the retail or office uses and are identified as Mixed-Use "MU"tracts on the Master Plan. The
residential only tracts are identified as "R"on the Master Plan. The proposed PUD boundary setback
for Mixed-Use "MU"tracts principal and accessory land uses are 25 feet from Immokalee Road and
Collier Boulevard, and 200 feet from the southern/Tuscany Cove boundary. The proposed PUD
boundary setback for mixed-use"MU"tracts principal and accessory land uses from the eastern/Bent
Creek boundary is 50 feet for principal land uses and 15 feet for accessory land uses.
The proposed PUD boundary setback for Residential only"R"tracts is 50 feet for principal land uses
and 15 feet for accessory uses such as Amenity Area, community swimming pools, and tennis courts.
The Amenity Area tract is not defined on the Master Plan. According to information submitted by the
petitioner (see Attachment B - Page 9 of 11 of a letter dated March 12, 2019), the location of the
Amenity Area is not known at this time.
The petitioner proposes a maximum zoned height of 45 feet and an actual building height of 65 feet
for mixed-use buildings,and a maximum zoned building height of 55 feet and an actual building height
of 65 feet for office buildings and a hotel/motel located on the Mixed-Use"MU"tracts.
The petitioner proposes a maximum zoned building height of 45 feet and an actual building height of
50 feet for townhouses. The petitioner proposes a maximum zoned height of 55 feet and an actual
building height of 65 feet for multi-family buildings located on the Residential "R"tracts.
The proposed height for the Amenity Center is a maximum zoned height of 25 feet and an actual height
of 35 feet.
There is a proposed 20-foot wide Type D landscape buffer along Immokalee Road and Collier
Boulevard. A 15-foot wide Type B landscape buffer is proposed along the residential developments
of Tuscany Cove and Bent Creek Preserve.
There are three proposed deviations related to street width, directory signs, and ground signs. For
further information,please see the Deviation Section of this Staff Report located on page 17.
SURROUNDING LAND USE AND ZONING:
North: Immokalee Road, a six-lane road, South Florida Water Management District (SFWMD)
Cocohatchee Canal,and then developed commercial and multi-family residential and single-
family residential with a zoning designation of Heritage Bay PUD. Heritage Bay is also a
Development of Regional Impact with a density of 1.3 dwelling units per acre.
East: Developed and undeveloped single-family residential and preserve area with a designation
of Bent Creek Preserve PUD with a density of 3.25 dwelling units per acre.
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 5 of 19
South: Developed single-family residential with a zoning designation of Tuscany Cove PUD with a
density of 4.8 dwelling units per acre.
West: SFWMD 951 Canal, Collier Boulevard, a six-lane road, and commercial strip shopping
center with a zoning designation of Richland PUD with a density of 3.1 dwelling units per
acre.
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GROWTH MANAGEMENT PLAN(GMP) CONSISTENCY:
Comprehensive Planning staff has reviewed the proposed PUD Rezone and has found it consistent
with the Future Land Use Element (FLUE) of the GMP. See Attachment C —FLUE Consistency
Review.
Transportation Element: Transportation Planning Staff has reviewed the Traffic Impact Statement
dated March 11, 2019, for consistency with Policy 5.1 of the Transportation Element of the Growth
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 6 of 19
Management Plan (GMP) using the then applicable 2017 Annual Update and Inventory Reports
(AUIR).
Policy 5.1 of the Transportation Element of the GMP states;
"The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element(FLUE)
affecting the overall countywide density or intensity of permissible development, with
consideration of their impact on the overall County transportation system, and shall not
approve any petition or application that would directly access a deficient roadway segment
as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient
as identified in the current AUIR, or which significantly impacts a roadway segment or
adjacent roadway segment that is currently operating and/or is projected to operate below
an adopted Level of Service Standard[LOS]within the five year AUIR planning period, unless
specific mitigating stipulations are also approved. A petition or application has significant
impacts if the traffic impact statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal
to or exceeds 2%of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where
it is equal to or exceeds 3%of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project's
significant impacts on all roadways. "
Staff finding: According to the PUD Document provided with the proposed rezoning, the applicant
is requesting a maximum of 400 multi-family residential dwelling units,370,000 square feet of gross
commercial floor area and 140 hotel-motel rooms. However, the TIS provided with this petition
outlines two different potential development scenarios to address the proposed development. The
first scenario outlines a potential development that accounts for the proposed residential dwelling
units, the hotel-motel use, and splits the total commercial square footage between standard
commercial uses with 90,000 square feet of mini-storage. The second scenario also accounts for the
residential and hotel-motel uses but limits the total commercial use square footage to 201,000 square
feet. There are also other minor use and square footage differences between the two scenarios. Staff
has evaluated the TIS, and concurs that the two scenario's present accurate trip generation
calculations, reasonable trip distribution on the surrounding network and reflect reasonable
development potentials within the proposed PUD. While the two development scenarios do not fully
represent the highest best use possible in the PUD, both result in lower traffic generation. In the
case of scenario two, a lower total trip cap commitment is provided by the developer in PUD Exhibit
F, 4.a., Transportation. Transportation planning staff has the following condition of approval for
this petition:
1. The companion Developer Agreement is required to be approved with this rezoning request.
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 7 of 19
According to the current 2018 AUIR, Immokalee Road from Logan Boulevard to Collier Boulevard
has a current service volume of 3,200 trips, a remaining capacity of approximately 188 trips, and is
currently operating at LOS "D." Immokalee Road from Collier Boulevard to Wilson Boulevard has
a current service volume of 3,300 trips, a remaining capacity of approximately 681 trips, and is
currently operating at LOS "D." Also, according to the 2018 AUIR, Collier Boulevard from
Vanderbilt Beach Road to Immokalee Road has a current service volume of 3,000 trips, a remaining
capacity of approximately 580 trips, and is currently operating at LOS "C." Based on the
information provided in the TIS for either scenario for this petition,the subject roadway links have
sufficient capacity to accommodate the project within the 5-year planning period. For additional
information, see Attachment D - GMP Consistency Findings, Transportation Element.
Conservation and Coastal Management Element (CCME): Environmental Planning staff has
found this project to be consistent with the CCME. The project site consists of 56.66± acres of
cleared agriculture property.
GMP Conclusion: The proposed PUD Rezone may be deemed consistent with the FLUE of the
GMP subject to the Conditions of Approval outlined in the Transportation Element above.
STAFF ANALYSIS:
Staff completed a comprehensive evaluation of this land use petition, including the criteria upon
which a recommendation must be based, specifically noted in Land Development Code (LDC)
Section 10.02.13 B.S.,Planning Commission Recommendation (commonly referred to as the"PUD
Findings"), and Section 10.02.08 F., Nature of Requirements of Planning Commission Report
(referred to as "Rezone Findings"), which establish the legal basis to support the Collier County
Planning Commission's (CCPC)recommendation. The CCPC uses these same criteria as the basis
for their recommendation to the Board of Collier County Commissioners (BCC), who in turn use
the criteria to support their action on the rezoning request.An evaluation relative to these subsections
is discussed below, under the headings "Rezone Findings" and "PUD Findings." In addition, staff
offers the following analysis:
Environmental Review: Environmental Planning staff has reviewed the petition to address
environmental concerns. No listed animal species have been observed on the property. The property
had been historically cleared and maintained clear of native vegetation. The property was a
commercial landscape nursery. The PUD Master Plan does not show a Preserve, because no
minimum preservation is required.
This project does not require Environmental Advisory Council(EAC)review, as this project did not
meet the EAC scope of land development project reviews as identified in Section 2-1193 of the
Collier County Codes of Laws and Ordinances.
Transportation Review: Transportation planning staff has reviewed the petition for compliance with
the GMP and the LDC and can recommend approval subject to the Conditions of Approval outlined
in the Transportation Element above and the development commitments for transportation contained
in Exhibit F of the PUD Document.
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 8 of 19
Utilities Review: The project lies within the regional potable water and the north wastewater service
areas of the Collier County Water-Sewer District. Water and wastewater services are readily
available via existing infrastructure along the project's frontage on Collier Boulevard and via
potential water distribution system interconnections with the adjacent developments of Bent Creek
Preserve to the east and Tuscany Cove to the south. Commitments have been made to provide stub-
outs at the potential points of interconnection unless the residential tract is master metered. System
capacity must be confirmed at the time of development permit ((Site Development Plan (SDP) or
Plans and Plat(PPL))review, and a commitment to provide service will be established upon permit
approval.
School Board Review: At this time there is capacity for the proposed development within the middle
school concurrency service area. There is not sufficient capacity within the elementary and high
school concurrency service areas; however, there is capacity in adjacent concurrency service areas.
At the time of SDP or PPL, the development would be reviewed for concurrency to ensure there is
capacity either within the concurrency service area the development is located within or in adjacent
concurrency service areas.
Zoning and Land Development Review: FLUE Policy 5.4 requires new land uses to be compatible
with, and complementary to, the surrounding land uses. In reviewing the appropriateness of the
requested uses and intensity on the subject site, the compatibility analysis included a review of the
subject proposal comparing it to surrounding or nearby properties as to 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 pen space and location.
Staff believes that the proposed development will be compatible with and complementary to the
surrounding land uses. Staff offers the following analysis of this project:
The land across Immokalee Road and to the north of the proposed 55.66±acre Baumgarten MPUD is
developed with 40± acres of commercial land uses. The land to the east is Bent Creek Preserve,
partially developed with single-family dwelling units and a preserve. A 15-foot wide Type B
Landscape Buffer separates the single-family dwelling units from the proposed development. The
maximum zoned height of 50 feet and the actual height of 60 feet at Bent Creek Preserve is similar to
the proposed zoned height range of 45-55 feet and the actual height range of 50-65 feet at Baumgarten
MPUD. (See yellow highlighted Baumgarten PUD Ordinance Residential Development Standards
Table on the next page of this Staff Report.) However, Bent Creek Preserve is being built with one
and two-story residences. Therefore,the proposed Baumgarten zoned building height range of 45-55,
and actual building height range of 50-65 feet can be found compatible with the Bent Creek Preserve
single-family zoned height range of 35-40 feet and actual building height of 45 feet subject to the
Condition of Approval 2 on the next page of this Staff Report.
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 9 of 19
II. RESIDENTIAL:
PRINCIPAL STRUCTURE*6 TOWNHOUSE MULTI-FAMILY AMENITY AREA*4
(PER UNIT)
Minimum Lot Area 1,440 SF 43,560 SF N/A
Minimum Lot Width 18 feet N/A N/A
Minimum Lot Depth 80 feet N/A N/A
Minimum Front Yard Setback 20 feet*2 20 feet*2 15 feet
Minimum Side Yard Setback 0/10 feet*1 0/10 feet*1 15 feet
Minimum Rear Yard Setback 15 feet 15 feet 15 feet
Minimum Preserve Setback 25 feet 25 feet 25 feet
Minimum PUD Boundary Setback 50 feet 50 feet 50 feet*5
Maximum Building Height
Zoned 45 feet 55 feet 25 feet
Actual 50 feet 65 feet 35 feet
Minimum Distance Between Buildings 20 feet 20 feet N/A
Floor Area Minimum,per unit 750 SF 684 SF N/A
ACCESSORY STRUCTURES*6
Minimum Front Yard Setback *2 15 feet 15 feet 10 feet
Minimum Side Yard Setback 10 feet 10 feet 10 feet
Minimum Rear Yard Setback *3 10 feet 10 feet 10 feet
Minimum Preserve Setback 10 feet 10 feet 10 feet
Minimum PUD Boundary Setback 15 feet 15 feet 15 feet
Minimum Distance Between Buildings 0/10 feet 0/10 feet N/A
Maximum Height
Zoned 35 feet 35 feet 25 feet
Actual 40 feet 40 feet 30 feet
SPS—Same as Principal Structure
BH—Building Height(zoned height)
The land to the south of the proposed Baumgarten PUD is the community of Tuscany Cove. Tuscany
Cove is developed with one-story single-family residences along the shared PUD boundary with
Baumgarten MPUD. The maximum building height in Tuscany Cove is 35 feet. Therefore, the
proposed zoned building height of 55 feet and the actual building height of 65 feet can be found
compatible with the existing one-story residences in Tuscany Cove subject to the Condition of
Approval 2 below:
2. Any building located within 50 feet of an external residential PUD boundary shall be setback
an additional 1-foot for each foot of zoned height over 50 feet.
As previously stated, the Amenity Area tract is not identified on the Master Plan. The proposed
accessory structure setback of 15 feet could allow for a proposed Amenity Center community
swimming pool or tennis courts to be located within 15 feet of a PUD boundary that is shared with the
existing single-family residences of Tuscany Cove and the proposed single-family residences of Bent
Creek Preserve. Therefore, Staff recommends the following Conditions of Approval 3 below:
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 10 of 19
3. When an Amenity building or use is located less than 100 feet from a residential PUD
boundary, a 15 foot wide Type B landscape buffer with a 6-foot high wall shall be provided.
A potential full interconnection with Bent Creek Preserve is shown on the Master Plan. However,the
proposed interconnection does not align with the existing future interconnection at Bent Creek
Preserve. Therefore, Staff recommends the following Condition of Approval 4 below:
4. The proposed potential interconnection shall align with the existing future interconnection at
Bent Creek Preserve.
Upon incorporation of the above Conditions of Approval, Zoning staff can recommend that this
petition be found compatible with, and complementary to, the surrounding land uses, pursuant to the
requirement of FLUE Policy 5.4.
REZONE FINDINGS:
Staff offers the following analysis:
1. Whether the proposed change will be consistent with the goals, objectives, and policies and
future land use map and the elements of the GMP.
The Comprehensive Planning staff has indicated that the proposed PUD Rezone is consistent with
all applicable elements of the FLUE of the GMP. See Attachment B—FLUE Consistency Review.
2. The existing land use pattern.
As described in the "Surrounding Land Use and Zoning"portion of this report and discussed in the
zoning review analysis,the neighborhood's existing land use pattern can be characterized as mostly
developed commercial and residential.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The subject parcel is of sufficient size that it will not result in an isolated district unrelated to adjacent
and nearby districts. It is also comparable with expected land uses by virtue of its consistency with the
FLUE of the GMP.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change.
The district boundaries are logically drawn as discussed in Items 2 and 3.
5. Whether changed or changing conditions make the passage of the proposed rezone
necessary.
The proposed change is not necessary, but it is being requested in compliance with the LDC
provisions to seek such changes because the petitioner wishes to develop the property with mixed-
PUDR-PL20170000768, BAUMGARTEN MPUD April 8,2019
Page 11 of 19
use and residential land uses.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed building heights could adversely influence living conditions for the adjacent single-
family residential dwellings along the southern and eastern Baumgarten PUD boundaries.
Therefore, Staff is recommending Conditions of Approval 2 and 3 as stated within this Staff Report.
7. Whether the proposed change will create or excessively increase traffic congestion or create
types of traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety.
The roadway infrastructure has adequate capacity to serve the proposed project at this time, i.e.,the
GMP is consistent at the time of rezoning as evaluated as part of the GMP Transportation Element
consistency review. Operational impacts will be addressed at the time of the first development order
(SDP or Plat). Additionally, the project's development must comply with all other applicable
concurrency management regulations when development approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed PUD Rezone will not create a drainage problem. The project will discharge directly
into the abutting 951 Canal which is a primary drainage feature owned and maintained by SFWMD.
Furthermore, the project is subject to the requirements of Collier County and the SFWMD
Environmental Resource Permitting criteria.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
It is anticipated that the proposed PUD Rezone will not reduce light and air to adjacent areas inside
or outside the PUD.
10. Whether the proposed change would adversely affect property values in the adjacent area.
This is a subjective determination based upon anticipated results, which may be internal or external
to the subject property.Property valuation is affected by a host of factors including zoning;however,
zoning by itself may or may not affect values, since value determination is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
Other than Bent Creek Preserve to the east, properties around the Baumgarten MPUD are mostly
developed. The basic premise underlying all of the development standards in the LDC is that their
sound application, when combined with the SDP approval process and PPL process, gives
reasonable assurance that a change in zoning will not result in deterrence to improvement or
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 12 of 19
development of adjacent property. Therefore,the proposed zoning change should not be a deterrent
to the improvement of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
The development complies with the GMP, which is a public policy statement supporting zoning
actions when they are consistent with the Comprehensive Plan. In light of this fact, the proposed
Rezone does not constitute a grant of special privilege. Consistency with the FLUE is further
determined to be a public welfare relationship because actions consistent with plans are in the public
interest.
13. Whether there are substantial reasons why the property cannot be used in accordance with
existing zoning.
The subject property can be used in accordance with existing zoning; however, the proposed uses
cannot be achieved without rezoning the property.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the
county.
If Staff's Conditions of Approval are followed,the proposed PUD Rezone will not be deemed as out
of scale with the needs of the neighborhood or County.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
There may be other sites in the County that could accommodate the uses proposed; however,this is
not the determining factor when evaluating the appropriateness of a zoning decision. The petition
was reviewed on its own merit for compliance with the GMP and the LDC,and staff does not review
other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration which would be
required to make the property usable for any of the range of potential uses under the proposed
zoning classification.
Any development anticipated by the PUD Document would require considerable site alteration,and
this project will undergo extensive evaluation relative to all federal, state, and local development
regulations during the SDP and/or PPL processes, and as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County GMP and as defined and
implemented through the Collier County adequate public facilities ordinance.
The project will have to meet all applicable criteria set forth in LDC Section 6.02.00 regarding
Adequate Public Facilities(APF),and the project will need to be consistent with all applicable goals
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 13 of 19
and objectives of the GMP regarding adequate public facilities, except as may be exempt by federal
regulations. This petition has been reviewed by County staff responsible for jurisdictional elements
of the GMP as part of the amendment process, and those staff persons have concluded that no Level
of Service will be adversely impacted with the commitments contained in the PUD Document. The
concurrency review for APF is determined at the time of SDP review. The activity proposed by this
amendment will have no impact on public facility adequacy in regard to utilities.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in the protection of the public health, safety, and welfare.
To be determined by the BCC during its advertised public hearing.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that "In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan's compliance with the following criteria:"
1. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land,surrounding areas,traffic and access,drainage,sewer, water,
and other utilities.
The area is suitable for the proposed type and pattern of commercial and residential development.
However, as discussed in the Zoning Review section of this Staff Report, staff has recommended
Conditions of Approval 2 and 3 to address potential incompatibilities along the shared boundaries
with residential development:
2. Any building located within 50 feet of an external residential PUD boundary shall be setback
an additional 1-foot for each foot of zoned height over 50 feet.
3. When an Amenity building or use is located less than 100 feet from a residential PUD boundary,
a 1 5-foot wide Type B landscape buffer with a 6-foot high wall shall be provided.
Transportation planning staff has reviewed the petition for compliance with the GMP and the LDC
and can recommend approval subject to the Conditions of Approval outlined in the Transportation
Element and the development commitments for transportation contained in Exhibit F of the PUD
Document.
Water and wastewater transmission mains are readily available within the Collier Boulevard right-
of-way, and there is adequate water and wastewater treatment capacity to serve the proposed PUD.
The PUD Document includes commitments to provide main water stub-outs for water distribution
system looping with the adjacent developments of Bent Creek Preserve to the east and Tuscany Cove
to the south. These commitments will not be required if the residential tract is master metered.
4. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for Rezones in those proposed, particularly as they may relate to
PUDR-PL20170000768, BAUMGARTEN MPUD April 8,2019
Page 14 of 19
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense.
Documents submitted with the application provided satisfactory evidence of unified control of the
property. Additionally, the development will be required to gain SDP approval. These processes
will ensure that appropriate stipulations for the provision of, continuing operation of, and
maintenance of infrastructure will be provided by the developer.
S. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies
of the GMP.
County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives,
and policies of the GMP within the GMP discussion of this staff report. Based on that analysis,staff
has found this petition consistent with the overall GMP.
6. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The proposed landscaping and buffering standards are compatible with most of the adjacent uses.
Staff has recommended Conditions of Approval 2 and 3 (listed under PUD Finding 1) to address
potential incompatibilities along the shared boundaries with residential development.
S. The adequacy Qf usable open space areas in existence and as proposed to serve the
development.
The amount of open space set aside for this project meets the minimum requirement of the LDC.
6. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
Collier County has sufficient treatment capacity for water and wastewater service to the project.
The roadway infrastructure is sufficient to serve the proposed project,as noted in the Transportation
Element consistency review. Operational impacts will be addressed at time of first development
order (SDP or Plat), at which time a new TIS will be required to demonstrate turning movements
for all site access points. Finally, the project's development must comply with all other applicable
concurrency management regulations when development approvals, including but not limited to any
plats and or site development plans, are sought.
7. The ability of the subject property and of surrounding areas to accommodate expansion.
The area has adequate supporting infrastructure, including Collier County Water-Sewer District
potable water and wastewater mains, to accommodate this project.
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 15 of 19
8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
This criterion essentially requires an evaluation of the extent to which development standards and
deviations proposed for this PUD depart from development standards that would be required for the
most similar conventional zoning district. The petitioner is seeking three deviations related to street
width, directory signs and ground signs.
Please, refer to the Deviation Discussion portion of the staff report below for a more extensive
examination of the deviations.
Deviation Discussion:
The petitioner is seeking three deviations from the requirements of the LDC. The deviations are
directly extracted from PUD Exhibit F. The petitioner's rationale, and staff
analysis/recommendation are outlined below.
Deviation #1
"Deviation#1 seeks relief from LDC Section 6.06.01."Street System Requirements"and"Appendix
B, Typical Street Sections and Right-of-Way Design Standards." The LDC establishes a minimum
60-foot right-of-way width for local streets. This deviation proposes to instead allow for private
roads within the site to be located in a 50-foot wide access easement or right-of-way, as shown on
the Master Plan and in Exhibit El,Deviation#1 Cross Section."
Petitioner's Justification: The petitioner states the following in support of the deviation:
The number of lanes and required lane width can be accommodated within the proposed 50 foot
access easements or rights-of-way, and the reduction in the minimum required width will provide
for a more efficient and compact development project.
Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends
APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has
demonstrated that"the element may be waived without a detrimental effect on the health,safety,and
welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that
the deviation is "justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations."
Deviation #2
"Deviation #2 seeks relief from LDC Section 5.06.04.F.3, "Directory Signs," which requires a
Directory Sign to be a maximum of 20 feet in height and a maximum of 200 square feet,to instead
allow the Directory Sign located at the Collier Boulevard entrance to the MPUD to be a maximum
of 25 feet in height and a maximum of 250 square feet in size."
Petitioner's Justification: The petitioner states the following in support of the deviation:
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 16 of 19
This deviation is warranted for the single entrance on Collier Boulevard due to the distance the
property boundary is from the easternmost travel lane of Collier Boulevard. A 100' wide
drainage canal is located between the easternmost travel lane of Collier Boulevard and the
Baumgarten MPUD boundary. Providing the increased height and size for the project's single
entrance on Collier Boulevard will provide the motoring public the needed visibility to allow
safe and convenient access to the mixed-use project.
Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends
APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has
demonstrated that"the element may be waived without a detrimental effect on the health,safety,and
welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that
the deviation is "justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations."
Deviation #3
"Deviation #3 seeks relief from LDC Sections 5.06.04.F1 and 5.06.04.F.2, "Ground Signs",which
allows each outparcel to have a single ground sign along a public street, to instead allow outparcels
and individual free-standing uses within the MPUD to have one additional ground sign that is
oriented to the internal private by-pass driveway (labeled as "R.O.W or Access Easement" on the
Master Plan) that is provided for in the MPUD."
Petitioner's Justification: The petitioner states the following in support of the deviation:
This deviation is warranted for the parcels fronting the by-pass driveway, as the purpose of the
by-pass driveway is to provide motorists northbound on Collier Boulevard and westbound on
Immokalee Road to avoid the Collier Boulevard/Immokalee Road intersection by utilizing the
by-pass drive that will be constructed within the project connecting the Collier Boulevard and
Immokalee Road The one additional ground sign will be an aid to motorists utilizing the by-
pass driveway that would otherwise not have ground signage visible to them within the MPUD.
Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends
APPROVAL, finding that, in compliance with LDC Section 10.02.13.A.3, the petitioner has
demonstrated that"the element may be waived without a detrimental effect on the health,safety,and
welfare of the community," and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that
the deviation is "justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations."
NEIGHBORHOOD INFORMATION MEETING(NIM):
The applicant conducted two NIM meetings: one on October 17, 2017, and another one a year later
on October 16,2018, at Saint Monica's Episcopal Church located at 7070 Immokalee Road,Naples,
Florida. Approximately 100 residents attended each meeting along with the Agent's team and
Applicant. While the residents and the Agent/Applicant discussed the proposed land uses,
deviations, buffering, and building heights, most of the conversation focused on traffic issues. For
further information, see attached Exhibit E—NIM Synopses and Exhibit F—Petition and Letters of
Objection.
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 17 of 19
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney Office has reviewed the Staff Report for this petition on March 28, 2019.
RECOMMENDATION:
Planning and Zoning Review staff recommends that the CCPC forward Petition PUDR-
PL20170000768,Baumgarten MPUD to the BCC with a recommendation of approval subject to the
following conditions:
1. The companion Developer Agreement is required to be approved with this rezoning request.
2. Any building located within 50 feet of an external residential PUD boundary shall be setback
an additional 1-foot for each foot of zoned height over 50 feet.
3. When an Amenity building or use is located less than 100 feet from an external residential
PUD boundary, a 15 foot wide Type B landscape buffer with a 6-foot high wall shall be
provided.
4. The proposed potential interconnection shall align with the existing future interconnection at
Bent Creek Preserve.
Attachments:
Attachment A-Proposed PUD Ordinance
Attachment B -Page 9 of 11 of a letter dated March 12, 2019
Attachment C -FLUE Consistency Review
Attachment D - GMP Consistency Findings, Transportation Element.
Attachment E-NIM Synopses
Attachment F—Petition and Letters of Objection
Attachment G— Tuscany Cove Building Heights and Bent Creek Building Heights
Attachment H-Application
PUDR-PL20170000768,BAUMGARTEN MPUD April 8,2019
Page 18 of 19
PREPARED BY:
áJJILAVV1401 1. V rL 26 2019
f
N•`i CY a CH,AICP, PLA DATE
PRINCIP PL Iv ER
• ZONING DIVISION-ZONING SERVICES SECTION
REVIEWED BY:
75,8 32.5
RAYMO ! . B LOWS, ZONING MANAGE DA
ZONING SION-ZONING SERVICES SECTION
ly
MIKE BOSI, AICP,DIRECTOR DATE
ZONING DIVISION-ZONING SERVICES SECTION
APPROVED BY:
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J•� IES FRENCH, DEPUTY DEPARTMENT HEAD DATE
GROWTH MANAGEMENT DEPARTMENT
PUDR-PL20170000768, BAUMGARTEN MPUD April 8,2019
Page 19 of 19
January 25, 2019
To: Collier County Commissioners
From: Craig and Michelle Shemon
RE: Development and Immokalee and Collier
My wife and I live in Tuscany Cove near the corner of Immokalee and Collier Blvd.
We are very concerned about future plans for the former Pelican Nursery property
which is owned by Barron Collier Company.
We understand current plans call for sixty-five foot tall/four story apartment buildings
designed to hold four hundred units. We also understand there are plans for an
equally tall hotel. If true, this would suggest improper zoning laws for this area. The
thought of hundreds of people peering down into our private yards of our single story
homes next door is unacceptable. Not to mention the fact that our property values in
Tuscany Cove will plummet drastically if this development is allowed.
Also, the traffic at Immokalee and Collier is unbearable and development along
Collier Blvd., north of the intersection, isn't even complete yet and includes the brand
new Addison Place apartments. Is your goal to cram as many people as possible in
this area? This is getting ridiculous. There were two fatalities at that intersection just
last weekend. Ambulances and accidents are a daily occurrence in our area. Some
mornings, it takes my wife eight minutes to make a simple right hand turn on Collier
just to exit Tuscany Cove.
It is our belief that County Commissioners must put local residences and their quality
of life ahead of local business interests. We will be single issue voters when it comes
to re-election of our local commissioners. How this situation is handled will
determine how we vote.
Our first preference would be for commissioners to hold the line on over-development
of this area and preserve green space. We have lived in concrete jungles like Detroit,
Los Angeles, and Houston. We moved to Naples to get away from overcrowded
cement filled cities to enjoy the quality of life and beauty Naples offers, or at least it
used to offer.
To: Collier County Commissioners
From: Thomas & Louise Campo
We currently live in Tuscany Cove which is located near the corner of Collier Blvd.
and Immokalee Road. We have lived in Naples since 2005. The adjacent property
at Immokalee and Collier was owned by Pelican Nursery and is currently owned
by Barron Collier Company. We are concerned about the proposed development
on this property. At two previous meetings, the public was informed that the
developer would like to construct sixty-five-foot-tall apartment buildings for up to
four hundred multi-family units. This would mean four stories and we believe this
is not allowed by current zoning. If allowed that would-be high-rise apartments
right next to the existing one-story homes at Tuscany Cove. Those present, at both
meetings were very concerned about the proposed development. The traffic at this
corner is already a concern. Tuscany Cove is directly behind this proposed development.
No wall structure is planned to separate the properties. We will have to see and hear
not only the construction take place but the after effects of several sixty-five foot
structures, a hotel and commercial businesses behind our homes. If this proposed
development is approved, we would like a high wall and vegetation on the property
line with Tuscany Cove. At this time, there are several home developments, Bent
Creek, Richmond Park and La Morada, next to and just east of the property of concern.
In addition, newly constructed Addison Place apartments are just to the north and
west side of the corner of Immokalee and Collier.
It is discouraging to see the uncontrolled spread of development in our community.
I saw recently where Naples planning advisers were being asked by local community
HOA's to keep a "small town feel". We do not want our community to look like what
has happened to the east coast of Florida. Unfortunately, Naples is headed toward
over-development.
We would like to suggest a park such as Freedom Park on Golden Gate Parkway.
Having green space in this environment would be desirable. Trails for walking and
biking could be established. Picnic and a playground would be beneficial to families
in this area of Collier County. A pond could be established for water retention since
there is a canal adjacent to the property along Collier Blvd. However, this would not
be a money maker for the current owners, so at least decrease their density and have
them add more green space.
Thank you.
To: Collier County Commissioners
From: Bertha &Joe Caiazzo
We currently live in Tuscany Cove which is located near the corner of Collier Blvd.
and Immokalee Road. We have lived in Naples since 2005. The adjacent property
at Immokalee and Collier was owned by Pelican Nursery and is currently owned
by Barron Collier Company. We are concerned about the proposed development
on this property. At two previous meetings, the public was informed that the
developer would like to construct sixty-five-foot-tall apartment buildings for up to
four hundred multi-family units. This would mean four stories and we believe this
is not allowed by current zoning. If allowed that would-be high-rise apartments
right next to the existing one-story homes at Tuscany Cove. Those present, at both
meetings were very concerned about the proposed development. The traffic at this
corner is already a concern. Tuscany Cove is directly behind this proposed development.
No wall structure is planned to separate the properties. We will have to see and hear
not only the construction take place but the after effects of several sixty-five foot
structures, a hotel and commercial businesses behind our homes. If this proposed
development is approved, we would like a high wall and vegetation on the property
line with Tuscany Cove. At this time, there are several home developments, Bent
Creek, Richmond Park and La Morada, next to and just east of the property of concern.
In addition, newly constructed Addison Place apartments are just to the north and
west side of the corner of Immokalee and Collier.
It is discouraging to see the uncontrolled spread of development in our community.
I saw recently where Naples planning advisers were being asked by local community
HOA's to keep a "small town feel". We do not want our community to look like what
has happened to the east coast of Florida. Unfortunately, Naples is headed toward
over-development.
We would like to suggest a park such as Freedom Park on Golden Gate Parkway.
Having green space in this environment would be desirable. Trails for walking and
biking could be established. Picnic and a playground would be beneficial to families
in this area of Collier County. A pond could be established for water retention since
there is a canal adjacent to the property along Collier Blvd. However, this would not
be a money maker for the current owners, so at least decrease their density and have
them add more green space.
Thank you.
To: Collier County Commissioners
From:
I currently live in Tuscany Cove which is located near the corner of Collier Blvd.
and Immokalee Road. We have lived in Naples since 1982. The adjacent property
at Immokalee and Collier was owned by Pelican Nursery and is currently owned
by Barron Collier Company. We are concerned about the proposed development
on this property. At two previous meetings, the public was informed that the
developer would like to construct sixty-five-foot-tall apartment buildings for up to
four hundred multi-family units. This would mean four stories and we believe this
is not allowed by current zoning. If allowed that would-be high-rise apartments
right next to the existing one-story homes at Tuscany Cove. Those present, at both
meetings were very concerned about the proposed development. The traffic at this
corner is already a concern. Tuscany Cove is directly behind this proposed development.
No wall structure is planned to separate the properties. We will have to see and hear
not only the construction take place but the after effects of several sixty-five foot
structures, a hotel and commercial businesses behind our homes. If this proposed
development is approved, we would like a high wall and vegetation on the property
line with Tuscany Cove. At this time, there are several home developments, Bent
Creek, Richmond Park and La Morada, next to and just east of the property of concern.
In addition, newly constructed Addison Place apartments are just to the north and
west side of the corner of Immokalee and Collier.
I am currently under contract to purchase a home being built in Bent Creek. The rear of my
property faces directly West at the NW boundary of Bent Creek, thus this new development
would affect me considerably, both regarding personal quality of life and the market value of
my property. I believe a multilevel Condominium of the projected height and density would
have a dramatic negative effect on me in both regards. I would hope you would not allow this
to happen.
It is discouraging to see the uncontrolled spread of development in our community.
I saw recently where Naples planning advisers were being asked by local community
HOA's to keep a "small town feel". We do not want our community to look like what
has happened to the east coast of Florida. Unfortunately, Naples is headed toward
over-development.
We would like to suggest a park such as Freedom Park on Golden Gate Parkway.
Having green space in this environment would be desirable. Trails for walking and
biking could be established. Picnic and a playground would be beneficial to families
in this area of Collier County. A pond could be established for water retention since
there is a canal adjacent to the property along Collier Blvd. However, this would not
be a money maker for the current owners, so at least decrease their density and have
them add more green space.
1,0)TMTUTT
1111 JAN 2 4 2019
To: Collier County Commissioners _ By
From: 00 7- v-c--4 d
We currently live in Tuscany Cove which is located near the corner of Collier Blvd.
and Immokalee Road. We have lived in Naples since 1976. The adjacent property
at Immokalee and Collier was owned by Pelican Nursery and is currently owned
by Barron Collier Company. We are concerned about the proposed development
on this property. At two previous meetings,the public was informed that the
developer would like to construct sixty-five-foot-tall apartment buildings for up to
four hundred multi-family units. This would mean four stories and we believe this
is not allowed by current zoning. If allowed that would-be high-rise apartments
right next to the existing one-story homes at Tuscany Cove. Those present, at both
meetings were very concerned about the proposed development. The traffic at this
corner is already a concern. Tuscany Cove is directly behind this proposed development.
No wall structure is planned to separate the properties. We will have to see and hear
not only the construction take place but the after effects of several sixty-five foot
structures, a hotel and commercial businesses behind our homes. If this proposed
development is approved, we would like a high wall and vegetation on the property
line with Tuscany Cove. At this time, there are several home developments, Bent
Creek, Richmond Park and La Morada, next to and just east of the property of concern.
In addition, newly constructed Addison Place apartments are just to the north and
west side of the corner of Immokalee and Collier.
It is discouraging to see the uncontrolled spread of development in our community.
I saw recently where Naples planning advisers were being asked by local community
HOA's to keep a "small town feel". We do not want our community to look like what
has happened to the east coast of Florida. Unfortunately, Naples is headed toward
over-development.
We would like to suggest a park such as Freedom Park on Golden Gate Parkway.
Having green space in this environment would be desirable. Trails for walking and
biking could be established. Picnic and a playground would be beneficial to families
in this area of Collier County. A pond could be established for water retention since
there is a canal adjacent to the property along Collier Blvd. However, this would not
be a money maker for the current owners, so at least decrease their density and have
them add more green space.
Thank you.
3 (0 / /1-04(_ tiveA___ L./
BrownleeMichael
From: Tara S. Hughes <thughes@americanmomentum.bank>
Sent: Monday, February 25, 2019 10:25 AM
To: FialaDonna
Subject: Planned Development at Collier Blvd. and Immokalee Road
Categories: PRINTED
Dear Ms. Fiala,
We currently live in Tuscany Cove which is located near the corner of Collier Blvd. and Immokalee Road,but we have
lived in Naples since 1988. The adjacent property at Immokalee and Collier was owned by Pelican Nursery and is
currently owned by Barron Collier Company. We are worried about the proposed development on this property. At two
previous meetings,the public was informed that the developer would like to construct 65-foot-tall apartment buildings for
up to 400 multi-family units. This would mean four or more stories and we believe this is not allowed by current zoning,
nor should it be allowed. If allowed,that would mean that high-rise apartments would be built right next to the existing
one-story homes at Tuscany Cove,which would likely lower the property values of the homes in the neighborhood.
Those present at both meetings were not supportive of the proposed development. The traffic at this corner is a huge
concern as it is already highly congested with a deadly accident occurring earlier this year. At this time,there are several
home developments,Bent Creek, Richmond Park and La Morada,next to and just east of the property of concern.In
addition,the newly constructed Addison Place apartments are just to the north and west side of the corner of Immokalee
and Collier. An additional 400-unit development will add too much congestion to the area.
Furthermore,no wall structure is planned to separate the properties(Tuscany Cove is directly behind this proposed
development). We will have to see and hear not only the construction take place but the after effects of several 65-foot
structures, a hotel and commercial businesses behind our homes. If this proposed development is approved,we would like
a high wall and vegetation on the property line with Tuscany Cove.
It is discouraging to see the uncontrolled spread of development in our community.I saw recently where Naples planning
advisers were being asked by local community HOA's to keep a"small town feel". We do not want our community to
look like what has happened to the east coast of Florida. Unfortunately,Naples is headed toward over-development.
We would like to suggest a park such as Freedom Park on Golden Gate Parkway. Having green space in this environment
would not only be desirable,but is necessary in this area of Collier County. Trails for walking and biking could be
established. Picnic tables and a playground would be beneficial to families in the area. A pond could be established for
water retention since there is a canal adjacent to the property along Collier Blvd. However, as this may not be a money
maker for the current owners, they should at least be made to decrease their density,lower the height of the proposed
buildings and create more green space for the good of the residents.
Thank you,
Scott and Tara Hughes
14973 Toscana Way
Naples,FL 34120
Tara S. Hughes Tel.(239)653-7425
Assistant Vice President/Senior Credit Analyst Toll Free.(866)530-2265
American Momentum Bank Fax.(239)653-7435
Mobile.
thughesc iamericanmomentum.bank
1
Brown lee Michael
From: Lo P <mainstreetnaples@gmail.com>
Sent: Thursday, January 17, 2019 11:11 AM
To: McDanielBill;TaylorPenny; SaundersBurt; SolisAndy; FialaDonna
Subject: Propose Construction Of Apartment & Hotel @ Immokalee Rd &Collier Blvd
Categories: PRINTED
To: Collier County Commissioners
From:
We currently live in Tuscany Cove which is located near the corner of Collier Blvd.and Immokalee Road. We
have lived in Naples since 1976. The adjacent propertyat Immokalee and Collier was owned by Pelican Nursery
and is currently owned by Barron Collier Company. We are concerned about the proposed development on
this property. At two previous meetings, the public was informed that the developer would like to construct
sixty-five-foot-tall apartment buildings for up tofour hundred multi-family units. This would mean four stories
and we believe this is not allowed by current zoning. If allowed that would-be high-rise apartments right next to
the existing one-story homes at Tuscany Cove. Those present, at both meetings were very concerned about
the proposed development.
The traffic at this corner is already a concern. Tuscany Cove is directly behind this proposed development. No
wall structure is planned to separate the properties. We will have to see and hear not only the construction
take place but the after effects of several sixty-five foot structures, a hotel and commercial businesses behind
our homes. If this proposed development is approved, we would like a high wall and vegetation on the
property line with Tuscany Cove. At this time, there are several home developments, Bent Creek, Richmond
Park and La Morada, next to and just east of the property of concern. In addition, newly constructed Addison
Place apartments are just to the north and west side of the corner of Immokalee and Collier.
It is discouraging to see the uncontrolled spread of development in our community. I saw recently where
Naples planning advisers were being asked by local community HOA's to keep a "small town feel". We do not
want our community to look like what has happened to the east coast of Florida. Unfortunately, Naples is
headed toward over-development.
We would like to suggest a park such as Freedom Park on Golden Gate Parkway. Having green space in this
environment would be desirable. Trails for walking and biking could be established. Picnic and a playground
would be beneficial to families in this area of Collier County. A pond could be established for water retention
since there is a canal adjacent to the property along Collier Blvd. However, this would not be a money maker
for the current owners, so at least decrease their density and have them add more green space.
Best Regards,
Lo Paul
1
BrownleeMichael
From: Tina Chisholm <tinachis@gmail.com>
Sent: Friday, January 18, 2019 6:17 AM
To: FialaDonna
Subject: Immokalee Proposal
To: Collier County Commissioners
From:
We currently live in Tuscany Cove which is located near the corner of Collier Blvd.
and Immokalee Road. The adjacent property at Immokalee Road and Collier
Boulevard was owned by Pelican Nursery and is currently owned by Barron
Collier Company. We are concerned about the proposed development
on this property. At two previous meetings, the public was informed that the
developer would like to construct sixty-five-foot-tall apartment buildings for up to
four hundred multi-family units. This would mean four stories and we believe this
is not allowed by current zoning. If allowed that would-be high-rise apartments
right next to the existing one-story homes at Tuscany Cove. Those present, at both
meetings were very concerned about the proposed development. The traffic at this
corner is already a concern. Tuscany Cove is directly behind this proposed development.
No wall structure is planned to separate the properties. We will have to see and hear
not only the construction take place but the after effects of several sixty-five foot
structures, a hotel and commercial businesses behind our homes. If this proposed
development is approved, we would like a high wall and vegetation on the property
line with Tuscany Cove. At this time, there are several home developments, Bent
Creek, Richmond Park and La Morada, next to and just east of the property of concern.
In addition, newly constructed Addison Place apartments are just to the north and
west side of the corner of Immokalee and Collier.
It is discouraging to see the uncontrolled spread of development in our community.
I saw recently where Naples planning advisers were being asked by local community
HOA's to keep a "small town feel". We do not want our community to look like what
has happened to the east coast of Florida. Unfortunately, Naples is headed toward
over-development.
We would like to suggest a park such as Freedom Park on Golden Gate Parkway.
Having green space in this environment would be desirable. Trails for walking and
biking could be established. Picnic and a playground would be beneficial to families
in this area of Collier County. A pond could be established for water retention since
there is a canal adjacent to the property along Collier Blvd. However, this would not
be a money maker for the current owners, so at least decrease their density and have
them add more green space.
Thank you.
1
BrownleeMichael
From: Jane Dean <boatersearay@icloud.com>
Sent: Wednesday, February 13, 2019 8:32 AM
To: FialaDonna
Subject: Letter to Commissioner.docx
Attachments: Letter to Commissioner.docx;ATT00001.txt
James&Jane Dean
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Brown lee Michael
From: Isabelle Aubin <isabelle.aubin2@gmail.com>
Sent: Thursday,January 17, 2019 4:17 PM
To: FialaDonna
Subject: Immokalee and Collier development
Dear Ms. Fiala
We currently live in Tuscany Cove which is located near the corner of Collier Blvd.
and Immokalee Road. We have lived in Naples for now 5 years in Tuscany Cove. The adjacent property at
Immokalee and Collier was owned by Pelican Nursery and is currently owned
by Barron Collier Company. We are stunned by all the development that is happening now in this area! We
can barely get out of our property to collier blvd at traffic time.
We are VERY concerned about the proposed development on this property. At two previous meetings, the
public was informed that the developer would like to construct sixty-five-foot-tall apartment buildings for up
to four hundred multi-family units. This would mean four stories and we believe this is not allowed by current
zoning. If allowed that would-be high-rise apartments right next to the existing one-story homes at Tuscany
Cove. Those present, at both
meetings were very concerned about the proposed development. The traffic at this
corner is already a concern. Tuscany Cove is directly behind this proposed development.
No wall structure is planned to separate the properties. We will have to see and hear
not only the construction take place but the after effects of several sixty-five foot
structures, a hotel and commercial businesses behind our homes. We certainly do not want this development
to be approved. If ever this proposed development is approved, we would like a high wall and vegetation on
the property line with Tuscany Cove. At this time, there are several home developments, Bent Creek,
Richmond Park and La Morada, next to and just east of the property of concern.
In addition, newly constructed Addison Place apartments are just to the north and
west side of the corner of Immokalee and Collier. This is an oversaturation of this beautiful area. Since the fall
18, I must add 30 minutes to my commute to work. Some morning it takes 20 + minutes just to get from collier
to 1-75 on Immokalee , 3 miles distance. This is already way too much traffic
It is discouraging to see the uncontrolled spread of development in our community.
I saw recently where Naples planning advisers were being asked by local community
HOA's to keep a "small town feel". We do not want our community to look like what
has happened to the east coast of Florida. Unfortunately, Naples is headed toward
over-development.
We would like to suggest a park such as Freedom Park on Golden Gate Parkway.
Having green space in this environment would be desirable. Trails for walking and
biking could be established. Picnic and a playground would be beneficial to families
in this area of Collier County. A pond could be established for water retention since
there is a canal adjacent to the property along Collier Blvd. However, this would not
be a money maker for the current owners, so at least decrease their density and have
them add more green space.
Thank you,
Isabelle Aubin
1
BrownleeMichael
From: Linda Miller <Ijmiller84@hotmail.com>
Sent: Tuesday, January 29, 2019 11:35 AM
To: McDanielBill;TaylorPenny; SaundersBurt; SolisAndy; FialaDonna
Subject: Proposed Development at Collier Blvd and Immokalee Rd
I am writing to you because this is a huge concern to me and our entire community of Tuscany Cove, adjacent to this
proposed development. When I first started living at my new home in Tuscany Cove on October 27, 2011, my friends
and acquaintances told me I live "out in the country". Not so now, because I can't even get out of my community due
to the traffic nightmare on Collier Blvd, passing our entrance just south of Immokalee Rd, with the building of 7 new
communities around us and it will just continue to get worse as these communities near build out and more expansion
continues East on Immokalee Rd. What also contributed to this nightmare and risk of accident or death, was when they
did away with the left turn lane coming out of Pebblebrooke Shopping Center, and instead forced that traffic to do their
u-turn right in front of our entrance,for those who needed to go North on Collier Blvd. It took me 8 minutes last
Wednesday morning at 9:15am, not even during "morning or afternoon rush traffic" to get out of my community and do
my u-turn to head South on Collier Blvd to head to my part time job.That ordeal was all within .1 of a mile on Collier
Blvd.
We will never get out of our community if you add in the traffic that would occur with a proposed hotel,400
apartments, and additional shops/restaurants. As a young senior citizen,this worries me tremendously,that I will have
to move or give up driving altogether to avoid this insanity. Think what this would do to your life and well being, if you
were in this position, as you are putting our residents into in our 294 home community.
Let me add that I have had to come up with alternatives to using Immokalee Rd because the traffic load has become so
intense and the drivers have become so aggressive and impatient. You will only be increasing that situation by 100's
more.
Also,that is no location for a multi story hotel, amongst 1 story residential homes. It will decrease our property values
and no one will want to buy any of our resale homes that will border that development. Those homes will be blocked
from the sun and so will our amenities. Had we known that this was going to take place in the future, I'm sure most of
us would have not purchased homes here. There must be some other alternatives you can come up with in some other
area that is not dense with residential homes bordering it. There are many new communities still building their homes
that border the East side of this proposed development, and I'm sure they're feeling the same way as to the negative
impact that this will cause for them. Please do some soul searching and come up with some better plans! Thank you.
Linda J. Miller
15182 Cortona Way
Naples, FL 34120
239-348-2428
Sent from my iPad
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