HEX Agenda 09/26/2019AGENDA
THE COLLIER COUNTY HEARING EXAMINER
WILL HOLD A HEARING AT 9:00 AM ON THURSDAY, SEPTEMBER 26, 2019 IN CONFERENCE
ROOM 610 AT THE GROWTH MANAGEMENT DEPARTMENT/PLANNING & REGULATION
BUILDING, 2800 N. HORSESHOE DRIVE, NAPLES, FLORIDA
INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES UNLESS OTHERWISE WAIVED BY
THE HEARING EXAMINER. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC
MATERIALS INCLUDED IN THE HEARING REPORT PACKETS MUST HAVE THAT MATERIAL
SUBMITTED TO COUNTY STAFF 10 DAYS PRIOR TO THE HEARING. ALL MATERIALS USED
DURING PRESENTATION AT THE HEARING WILL BECOME A PERMANENT PART OF THE
RECORD.
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE HEARING EXAMINER WILL
NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY
NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH
RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE
BASED. DECISIONS OF THE HEARING EXAMINER ARE FINAL UNLESS APPEALED TO THE
BOARD OF COUNTY COMMISSIONERS.
HEARING PROCEDURES WILL PROVIDE FOR PRESENTATION BY THE APPLICANT,
PRESENTATION BY STAFF, PUBLIC COMMENT AND APPLICANT REBUTTAL. THE HEARING
EXAMINER WILL RENDER A DECISION WITHIN 30 DAYS. PERSONS WISHING TO RECEIVE A
COPY OF THE DECISION BY MAIL MAY SUPPLY COUNTY STAFF WITH THEIR NAME,
ADDRESS, AND A STAMPED, SELF-ADDRESSED ENVELOPE FOR THAT PURPOSE. PERSONS
WISHING TO RECEIVE AN ELECTRONIC COPY OF THE DECISION MAY SUPPLY THEIR EMAIL
ADDRESS.
1. PLEDGE OF ALLEGIANCE
2. REVIEW OF AGENDA
3. ADVERTISED PUBLIC HEARINGS:
A. PETITION NO. CU-PL20190000124 – Collier Area Transit requests a Conditional Use to allow
a Transit Transfer Station facility within a Residential Single Family-3 (RSF-3) zoning district
pursuant to Section 2.01.03.G.1 of the Collier County Land Development Code and an accessory
use food truck pursuant to Section 2.03.02.A.1.b, for an 8.84+/- acre property located on the
southwest corner of N. 1st Street and Immokalee Drive, in Section 4, Township 47 South, Range 29
East, Collier County, Florida. [Coordinator: John Kelly, Senior Planner]
NOTE: This item is continued to the October 24, 2019 HEX Meeting.
B. PETITION NO. VA-PL20180003557 – Jo Anne Lewis requests a variance from Section 4.02.01
A., Table 2.1 of the Land Development Code to reduce the minimum side yard setback from 30 feet
to 11.86 feet for a proposed garage to be located behind the existing single family home in the
Estates (E) zoning district, located on the south side of White Boulevard, east of 25th Street SW, in
Section 13, Township 49 South, Range 26 East, Collier County, Florida, consisting of 3± acres.
[Coordinator: Gil Martinez, Principal Planner]
C. PETITION NO. CCSV-20190000936 – James B. Kargman and Delores Heidi Brem-Kargman
request a variance from the Coastal Construction Setback Line to allow for the construction of a
new single family residence approximately 30 feet 8 inches, and a roof overhang of 2 feet 8 inches
for a total of 33 feet 4 inches, seaward of the Coastal Construction Setback Line to replace the
existing single family residence and to allow for the construction of a pool approximately 32 feet
seaward of the Coastal Construction Setback Line, and a fence 34 feet 8 inches seaward of the
Coastal Construction Setback Line for property located at 10135 Gulf Shore Drive and described as
Lot 35, Block A, Re-subdivision of part of Unit No. 1 Conner’s Vanderbilt Beach Estates, in
Section 29, Township 48 South, Range 25 East, Collier County, Florida. [Coordinator: Craig
Brown, Senior Environmental Specialist]
4. OTHER BUSINESS
5. PUBLIC COMMENTS
6. ADJOURN
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 1 of 12
APPLICATION FOR PUBLIC HEARING FOR:
CONDITIONAL USE
LDC Section 10.08.00 & Code of Laws section 2-83 – 2-90
Chapter 3 C.1 of the Administrative Code
PETITION NO (PL)
PROJECT NAME
DATE PROCESSED
A CONDITIONAL USE TO BE HEARD BY THE PLANNING COMMISSION AND BOARD OF ZONING
APPEALS
A MINOR CONDITIONAL USE TO BE HEARD BY THE OFFICE OF THE HEARING EXAMINER
APPLICANT CONTACT INFORMATION
Name of Property Owner(s): ______________________________________________________
Name of Applicant if different than owner: __________________________________________
Address: ____________________________City: _____________ State: ________ ZIP: _______
Telephone: ____________________ Cell: ____________________ Fax: ___________________
E-Mail Address: ________________________________________________________________
Name of Agent(s): _____________________________________________________________
Firm: _________________________________________________________________________
Address: ____________________________City: _____________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: __________________
E-Mail Address: ________________________________________________________________
BE AWARE THAT COLLIER COUNTY HAS LOBBYIST REGULATIONS. GUIDE YOURSELF
ACCORDINGLY AND ENSURE THAT YOU ARE IN COMPLIANCE WITH THESE REGULATIONS.
To be completed by staff
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 2 of 12
ASSOCIATIONS
Required: List all registered Home Owner Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
PROPERTY INFORMATION
On separate page, provide a detailed legal description of the property covered by the
application:
•If the request involves changes to more than one zoning district, the applicant shall include
separate legal description for property involved in each district;
•The applicant shall submit 4 copies of a recent survey (completed within the last six months,
maximum 1" to 400' scale), if required to do so at the pre-application meeting; and
•The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be required.
Property I.D. Number: ____________________________ Plat Book: _______ Page #: _______
Section/Township/Range: _______ /_______ /_______
Subdivision: __________________________________________Lot: ________ Block: ________
Metes & Bounds Description: _____________________________________________________
Size of Property: _____ft. X ______ ft. = _______ Total Sq. Ft. Acres: _____________
Address/ General Location of Subject Property:
______________________________________________________________________________
______________________________________________________________________________
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 3 of 12
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property: (If space is inadequate, attach on a separate
page)
Section/Township/Range: / /
Lot: Block: Subdivision: __________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________
Metes & Bounds Description: ________________________________________________
CONDITIONAL USE REQUEST DETAIL
Type of Conditional Use:
This application is requesting a conditional use as allowed, pursuant to LDC section 2.03.00, of the
_______________________ zoning district for _______________________ (type of use).
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 4 of 12
EVALUATION CRITERIA
Pursuant to LDC section 10.08.00 and Chapter 3 C.1 of the Administrative Code, staff’s recommendation
to the reviewing body shall be based upon a finding that the granting of the conditional use will not
adversely affect the public interest and that the specific requirements governing the individual conditional
use, if any, have been met. Further, satisfactory provision and arrangement have been made concerning
the following matters, where applicable.
On a separate page, provide a narrative statement describing a request for a conditional use
and a detailed response to the criteria listed below. Specify how and why the request is
consistent with each of the criteria.
a.Describe how the project is consistent with the Collier County Land Development Code and Growth
Management Plan. Include information on how the request is consistent with the applicable section
or portions of the Future Land Use Element.
b.Describe the existing or planned means of ingress and egress to the property and proposed structure
thereon with particular reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe.
c.Describe the effect the conditional use will have on neighboring properties in relation to noise, glare,
economic impact, and odor.
d.Describe the site’s and the proposed use’s compatibility with adjacent properties and o ther
properties in the district.
e.Please provide any additional information which you may feel is relevant to this request.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the
request is affected by existing deed restrictions.
Previous land use petitions on the subject property: To your knowledge, has a public hearing been
held on this property within the last year? If so, what was the nature of that hearing?
_____________________________________________________________________________________
_____________________________________________________________________________________
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
No Yes (If yes please provide copies.)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 5 of 12
STATEMENT OF UTILITY PROVISIONS
FOR CONDITIONAL USE REQUEST
APPLICANT INFORMATION
Name of Applicant(s): ___________________________________________________________
Address: ______________________________City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: __________________
E-Mail Address: ________________________________________________________________
Address of Subject Property (If available): ___________________________________________
City: ________________ State: __________ ZIP: ___________
LEGAL DESCRIPTION
Section/Township/Range: / /
Lot: Block: Subdivision: _______________________________________________
Plat Book: Page #: Property I.D. Number: _________________________________
Metes & Bounds Description: _____________________________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a.County Utility System
b.City Utility System
c.Franchised Utility System Provide Name: ____________________
d.Package Treatment Plant (GPD Capacity): ___________________
e.Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
a.County Utility System
b.City Utility System
c.Franchised Utility System PROVIDE NAME_______________
d.Private System (Well)
Total Population to be served: ____________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _______ Average Daily: ________
B. Sewer-Peak: _______ Average Daily: ________
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 6 of 12
If proposing to be connected to Collier County Regional Water System, please provide the
date service is expected to be required: ____________________________________________
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of
affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil
involved shall be provided from tests prepared and certified by a professional engineer.
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to
dedicate the water distribution and sewage collection facilities within the project area to the
Collier County Utilities. This shall occur upon completion of the construction of these facilities in
accordance with all applicable County ordinances in effect at that time. This statement shall also
include an agreement that the applicable system development charges and connection fees will
be paid to the County Utilities Division prior to the issuance of building permits by the County. If
applicable, the statement shall contain an agreement to dedicate the appropriate utility
easements for serving the water and sewer systems.
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided
for at the pre-application meeting, if the project is to receive sewer or potable water services from
any provider other than the County, a statement from that provider indicating adequate capacity
to serve the project shall be provided.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 7 of 12
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer at their expense shall record in the
Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice
of Developer Commitments that contains the legal description of the property that is the subject of the
land use petition and contains each and every commitment of the owner or developer specified in
the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply
with the recording requirements of F.S. §695. A recorded copy of the Memorandum or Notice shall be
provided to the assigned Principal Planner, Zoning Services Department, within 15 days of recording of
said Memorandum or Notice.
Chapter 8 of the Administrative Code requires that the applicant must remove their public
hearing advertising sign(s) after final action is taken by the Board of County Commissioners.
Based on the Board's final action on this item, please remove all public hearing advertising
sign(s) immediately.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 8 of 12
Pre-Application Meeting and Final Submittal Requirement Checklist for:
A Conditional Use to be heard by the Planning Commission and Board of Zoning Appeals
A Minor Conditional Use to be heard by the Office of the Hearing Examiner
Chapter 3 C.1. of the Administrative Code
The following Submittal Requirement Checklist is to be utilized during the Pre-Application Meeting, and at time of
application submittal. At time of submittal, the checklist is to be completed and submitted with the application packet.
Please provide the submittal items in the exact order listed below, with cover sheets attached to each section.
Incomplete submittals will not be accepted.
Requirements for Review # Of
Copies Required Not
Required
Completed Application (download current form from County website) 1
Cover letter briefly explaining the project 1
Pre-Application Notes 1
Affidavit of Authorization, signed and notarized 1
Completed Addressing Checklist 1
Property Ownership Disclosure Form 1
Warranty Deed(s) 1
Boundary Survey 1
Conceptual Site Plan 24” X 36” plus (one 8 ½ X 11 copy)
Plans showing proposed location for utilities, if required
Plans for screening and buffering the use with reference as to type, dimensions,
and character, if required
Plans showing the proposed landscaping and provisions for trees protected by
County regulations, if required
Plans showing the proposed signs and lighting, including type, dimensions, and
character, if required
Architectural Rendering of Proposed Structure(s), if applicable 1
Current aerial photographs (available from Property Appraiser) with project
boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 1
Statement of utility provisions (with all required attachments & sketches) 1
Environmental Data Requirements, pursuant to LDC section 3.08.00 1
Environmental Data Requirements collated into a single Environmental Impact
Statement (EIS) at time of public hearings. Coordinate with project planner at time
of public hearing.
Listed Species Survey; less than 12 months old. Include copies of previous surveys. 1
Traffic Impact Study (TIS) or waiver 1
Historical and Archeological Survey, or waiver 1
Electronic copy of all documents and plans
* Please advise: The Office of the Hearing Examiner requires all materials to be
submitted electronically in PDF format.
1
* If located in the Bayshore/Gateway Triangle Redevelopment Area, include an additional set of each submittal
requirement
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 9 of 12
ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS:
• Following the completion of the review process by County review staff, the applicant shall submit all materials
electronically to the designated project manager.
• Please contact the project manager to confirm the number of additional copies required.
Planners: Indicate if the petition needs to be routed to the following additional reviewers:
Bayshore/Gateway Triangle Redevelopment:
Executive Director Emergency Management: Dan Summers; and/or
EMS: Artie Bay
Conservancy of SWFL: Nichole Johnson GMD Graphics
City of Naples: Robin Singer, Planning Director Utilities Engineering: Eric Fey
Parks and Recreation: Barry Williams Immokalee Water/Sewer District:
Other: School District (Residential Components): Amy
Lockheart
Communication Towers:
Mosquito Control Collier County Airport Authority
Naples Airport Authority
Commercial Mining:
Impact Fees
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 10 of 12
FEE REQUIREMENTS
All checks payable to: Board of County Commissioners
Pre-Application Meeting: $500.00 (to be credited towards the application fee if the application is filed
within 9 months of pre-application meeting)
Conditional Use Application Fee: $4,000.00
o When filed with Rezone Petition: $1,500.00
o Additional fee for 5th and subsequent reviews: 20% of original fee
Comprehensive Planning Consistency Review: $300.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application meeting):
$2,500.00
Listed or Protected Species survey review fee (when an EIS is not required): $1,000.00
Transportation Fee, if required:
o Methodology Review Fee: $500.00
o Minor Study Review Fee: $750.00
o Major Study Review Fee: $1,500.00
Estimated Legal Advertising Fee for the Hearing Examiner or CCPC: $1,125.00
Estimated Legal Advertising Fee for the BZA, if required: $500.00
Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the
Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for
Applications headed to hearing, and this fee is collected prior to hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. I understand that failure to include all necessary submittal information may result
in the delay of processing this petition.
All checks payable to: Board of County Commissioners.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 11 of 12
Public Participation Requirements
LDC Section 10.03.06 B. or C.
Chapter 8 of the Administrative Code
Notice for Minor Conditional Use Petitions
Neighborhood Information Meeting (NIM) Requirements: Applicant must conduct a
NIM at least 15 days prior to the Hearing Examiner’s receipt of the staff report and
application materials in accordance with the applicable sections of the Administrative
Code. The NIM shall be advertised and a mailed written notice shall be given to the
property owners in the notification area at least 15 days prior to the NIM meeting.
Mailed Notice: Written notice shall be sent to property owners in the notification area
at least 15 days before the advertised Hearing Examiner hearing.
Newspaper Advertisements: The legal advertisement shall be published at least 15 days
before the advertised Hearing Examiner hearing in a newspaper of general circulation.
The advertisement shall include at a minimum:
• Date, time, and location of the hearing;
• Description of the proposed land uses; and
• 2 in. x 3 in. map of the project location.
Sign: A sign shall be posted at least 15 days before the advertised Hearing Examiner
hearing date.
Public Hearing for Minor Conditional Use Petitions
Hearing Examiner: The Hearing Examiner shall hold at least 1 advertised public hearing.
See Chapter 9 of the Administrative Code for the Office of the Hearing Examiner
procedures.
Notice for Conditional Use Petitions
Neighborhood Information Meeting (NIM) Requirements: Applicant must conduct a
NIM at least 15 days prior to the advertised public hearing. The NIM shall be advertised
and a mailed written notice shall be given to the property owners in the notification
area at least 15 days prior to the NIM meeting.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 12 of 12
Mailed Notice: Written notice shall be sent to property owners in the notification area
at least 15 days before the advertised public hearing.
Newspaper Advertisements: The legal advertisement shall be published at least 15 days
before the advertised public hearing in a newspaper of general circulation. The
advertisement shall include at a minimum:
• Date, time, and location of the hearing;
• Description of the proposed land uses; and
• 2 in. x 3 in. map of the project location.
Sign: A sign shall be posted at least 15 days before the advertised public hearing date.
Public Hearing for Conditional Use Petitions
Environmental Advisory Committee (EAC): The EAC shall hold at least 1 advertised
public hearing, if required.
Collier County Planning Commission (CCPC): The CCPC shall hold at least 1 public
hearing.
Board of Zoning Appeals (BZA): The BZA shall hold at least 1 advertised public hearing.
Page 1
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
K:\2013\130063.00.63 CAT Immokalee Transfer Center\004 Conditional Use Application Support\Submittal #2 - Working Docs\Submittal #2\02 2019-07-24 Revised Narrative Statement.docx
NARRATIVE STATEMENT
CAT Immokalee Superstop & Transfer Station
A Conditional Use (CU)
Background:
The subject property is located on an 8.84+/- acre parcel (Property ID No.: 00127120009) at the southwest corner
of the intersection of Immokalee Dr. and N. 1st St. in Immokalee, Florida (See Figure 1.). The address for the
property per the Collier County property appraiser’s property card is 419 N. 1 st St. and the owner of the subject
property is Collier County C/O Real Property Management. The applicant for this petition is the Collier Area Transit
(CAT).
Figure 1. Subject Property Location Map
Page 2
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
The Future Land Use Designation is Urban (Urban – Mixed Use District: Commerce Center – Mixed Use Subdistrict)
as provided on the Immokalee Future Land Use Map within the Immokalee Area Master Plan. The current zoning
district is RSF-3 with an existing Conditional Use for Essential Services (Resolution No. 02-505) approved December
17, 2002 with conditions.
The subject property is developed with the following uses:
• Florida Department of Health - Collier County Immokalee Office;
• Collier County Public Library – Immokalee Branch;
• Collier County Maintenance Facility;
• Collier Area Transit Stop (Limited Facility)
Collier County issued site development approvals under SDP-87-025 and SDP-2002-AR02757 associated with the
subject property. SDP-2002-AR02757 does indicate phasing areas for the subject property. The portion of the
subject property associated with this petition is located in the Phase 2 area. Phase I area per SDP-2002-AR02757
applied to the Collier County Public Library Expansion development. All applicable site development approvals
associated with the subject property will be amended in accordance with county procedures in order to
accommodate the proposed Conditional Use petition as requested below.
Request:
The subject property is currently used by Collier Area Transit (CAT) as a non-amenitized transfer station servicing
multiple routes throughout Immokalee and longer fixed routes from Immokalee to coastal Collie r County. Over
the last several years, CAT has increased its level of service and number of routes in Immokalee due to ridership
demand. As part of their planning process, CAT obtained TIGER grant funding to improve the existing transit site
infrastructure via a Superstop and Transfer facility on the subject property.
The proposed CAT Superstop and Transfer facility is considered an essential service supporting public needs. The
“Essential Services” use is defined under LDC Section 1.08.00 and includes governmental facilities of which CAT
falls under. LDC Section 2.01.03 “Essential Services” outlines what zoning districts permit essential facilities “by -
right” or as a conditional use.
The subject property is zoned Residential RSF-3 and per LDC Section 2.01.03.G (see below) requires the conditional
use process to allow for essential services uses. In addition to the RSF-3 zoning, this parcel has an existing CU
(Resolution No. 02-505) with conditions of approval outlined in Exhibit D. Condition #1 states, “Expansion of uses
identified and approved within this conditional use application, or major changes to the site plan submitted as
part of this application, shall require the submittal of a new conditional use application…” As such, this petition
is requesting a Conditional Use in order to allow an essential service use to develop a proposed CAT Superstop
and Transfer Facility and accessory food services in the form a single food truck location within the proposed
parking lot.
Page 3
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
2.01.03 - Essential Services
Essential services are hereby defined as services designed and operated to provide water,
sewer, gas, telephone, electricity, cable television or communications to the general public by providers
which have been approved and authorized according to laws having appropriate j urisdiction, and
government facilities. Essential services are allowed in any zoning district subject to the following
conditions:
G. Conditional uses. The following uses require approval pursuant to section 10.08.00
conditional uses:
1. Conditional essential services in every zoning district excluding the RFMU district
sending lands, CON districts, NRPAs, and RLSA designated HSAs and FSAs. In every
zoning district, unless otherwise identified as permitted uses, and excluding RFMU
district Sending Lands, CON districts, and NRPAs, the following uses shall be allowed
as conditional uses:
e. Government facilities, including where not identified as a permitte d use in this
section, safety service facilities such as including law enforcement, fire,
emergency medical services
Conditional Use Criteria:
The following narrative and attached materials/documentation will further address the applicable criteria as
outlined in accordance with LDC section 10.08.00 and Chapter 3 C.1 of the Administrative Code:
a. Describe how the project is consistent with the Collier County Land Development Code and Growth
Management Plan. Include information on how the request is consistent with the applicable section or
portions of the Future Land Use Element.
The subject property is located in the Urban Future Land Use Designation and more specifically the Urban –
Mixed Use District: Commerce Center – Mixed Use Subdistrict as provided on the Immokalee Future Land Use
Map within the Immokalee Area Master Plan (IAMP). The purpose of the Urban – Mixed Use District is to
allow for a variety of residential and non-residential uses, which could include true mixed-use development
through the Planned Unit Development approval process. The existing essential services and the proposed
CAT Superstop and Transfer facility is an essential service is consistent with the stated purpose of the Urban
Mixed Use District. Additionally, the Commerce Center – Mixed Use Subdistrict designation for this property
further identifies the intent of this area to become a “major activity center that services the entire Immokalee
Urban Designated Area and surrounding agricultural area.” Essential services are needed to support this
activity center. Improving public transit is consistent with the stated intent of the Commerce Center – Mixed
Page 4
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
Use Subdistrict, as it improves the transit level of service for Immokalee; enhances public infrastructure; and
provides social and economic benefits to individual users and the overall community.
The proposed use and associated structure are consistent with Transportation Element Objective 12, which is
to “Encourage the efficient use of transit services now and in the future.”
The IAMP Policy 1.4.3 emphasizes the need for Collier County to “encourage pedestrian friendly design for
future projects.” The conceptual site plan associated with this conditional use petition is consistent with this
policy by providing connectivity from the public right-of-way to the subject property and the proposed CAT
Facility. The site and facility design, in addition to providing a Superstop and Transfer Station supporting the
county’s public transit system, helps ensure a “safe and convenient” opportunity for pedestrians, motorized
and non-motorized vehicles to reach the facility from the surrounding area as well as within the property
consistent with IAMP Objective 5.1.
The proposed project is consistent with FLUE Policy 3.2, which states that the LDC contains regulations to
ensure the availability of suitable lands for essential services.
FLUE Policy 3.2: Land Development Regulations have been adopted into the Collier County Land
Development Code (LDC) that contain provisions to implement the Growth Management Plan through the
development review process. These include the following provisions:
g. The LDC ensures the availability of suitable land for utility facilities, and other essential services
necessary to support proposed development, by providing for the location of public facilities and
other essential services in the Public Use Zoning District, and in other zoning districts via the
Essential Services regulations.
LDC Section 2.01.02 Miscellaneous structures states, “School bus shelters, bicycle racks, bus stop benches,
telephone booths, mailboxes, newspaper boxes, and delivery boxes shall be permitted in any district.” More
specifically, LDC Sec 2.01.03 envisions the need for essential services within all zoning districts including the
RSF-3 zoning subject to certain conditions. Section 2.01.03.G allows for “government facilities” such as the
proposed Superstop and Transfer Station in residential districts through the Conditional Use process.
Goal 6 of the GMP’s Conservation and Coastal Management Element (CCME) seeks to ensure identification,
protection, conservation, and to appropriately use native vegetative communities and wildlife habitat. The
overall subject property where the essential service use will be located is equal to or greater than 5 acres and
not within the Coastal High Hazard Area. Based on this criterion, the proposed conditional use is consistent
with Policy 6.1.1 and the implementing regulation under LDC Section 3.05.07.B.1 by providing 0.54 +/- acres
of Pine/Oak/Cabbage Palm (FLUCFCS Code 434) community between the County Library facility and County
Maintenance facility. This provision exceeds 15% of 1.35+/- acres of the retained native vegetation as
identified on the Aerial with Boundary and FLUCFCS map developed by Passarella & Associates, Inc (PAI).
Page 5
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
Based on the existing development and the active uses on the subject property, there is no confirmed
indication of existing listed animal species and their habitats. The proposed essential services use consisting
of a transit facility is considered compatible due to no confirmed indication of any existing listed animal species
and their habitats, and thus consistent with Objective 7.1 and under Goal 7 to protect and conserve the
County’s Fisheries and Wildlife. It is necessary to emphasize that during the site development plan application
review process, a complete protected species survey will be conducted to ensure full comp liance with
applicable GMP Goals, Objectives, and Policies and LDC regulations.
b. Describe the existing or planned means of ingress and egress to the property and proposed structure thereon
with particular reference to automotive and pedestrian safety and convenience, traffic flow and control,
and access in case of fire or catastrophe.
The proposed facility will utilize existing access points along Immokalee Drive with modifications to improve
circulation, safety and convenience. As can be seen on the site plan, the westerly access point will provide
bus access to the CAT facility. The entrance will be widened and curbed to facilitate bus maneuvering. The
buses will share a small portion of the existing drive that also services the Collier County Health Department.
This access drive is primarily used for truck deliveries and solid waste/recycling management pick up. A
dedicated bus only drive will branch off from the existing access road. This drive will have an automated
access gate that can be activated by the bus drivers.
Public access to the facility and associated parking will be provided via the easterly poi nt of ingress/egress
along Immokalee Drive.
Sidewalk connections from Immokalee Drive and from the existing sidewalks onsite will lead to the new
facility.
The separate access points for the bus and transit station will minimize potential conflict points and ensure
safety. The sidewalks will provide ease of access for pedestrian and cyclists and the dedicated bus lanes will
be designed in such a way where fire truck and EMS vehicles will have direct access to the facility and ample
room to maneuver.
c. Describe the effect the conditional use will have on neighboring properties in relation to noise, glare,
economic impact, and odor.
• Noise: The proposed expansion of the essential service for the CAT Superstop and Transfer facility will
not be generating any product or providing a service that will generate noise that would be deemed to
adversely affect the public’s health, safety, or well-being. CAT already utilizes the subject property as a
Page 6
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
transit stop. Providing for improved facilities will not generate additional noise that would be considered
adverse or significant.
• Glare: The subject property provides for existing outdoor lighting for the existing surface parking facility
and other building lighting for safety, security, and aesthetics. The proposed surface parking area and
facility, as identified on the attached conceptual outdoor lighting plan, will utilize appropriately styled,
designed, and shielded of light fixtures to ensure a safe and secure facility for employees and riders, while
reducing glare and light spillage. Additionally, the site and parking areas have been oriented and designed
to minimize light onto neighboring properties. The site will be landscaped and buffered in order to shield
adjacent properties from automobile headlights. Finalized outdoor lighting plans will be submitted as part
of the Site Development Plan application and will meet all Collier County Land Development Code
standards and regulations and will be of a less intensity and potential glare than the athletic field lighting
to the west of the subject property.
• Economic impact: The propose facility should have a positive direct and indirect economic impact on the
local community. The construction of the proposed facility will be a significant investment in the local
economy and will enhance Immokalee’s infrastructure. The transit facility should improve the transit
system’s level of service and provide safety and convenience for riders, many of whom us transit to
commute to their place of employment.
• Odor: The proposed CAT facility will provide for designated access on the subject property; bus pull-off
stations, a small building providing restroom, administrative/drive office and work stations, and support
areas, parking, and rider shelter. The propose bus stop use already exists and the proposed facilities will
not generate any noxious odors that would be deemed to adverse to the public’s health, safety, or well-
being.
d. Describe the site’s and the proposed use’s compatibility with adjacent properties and other properties in
the district.
The site for the proposed use and facility is an ideal and logical location that is centrally located, is of sufficient
size, has good access and is surrounded with similar and compatible uses.
The proposed CAT Superstop and Transfer Station facility will be located on Collier County land currently used
by the health department and the public library. Co-location of these uses concentrates government facilities
on one piece of land that creates synergies and convenience for employees and visitors as well as represents
an efficient and fiscally-sound management of government resources.
The institutional/government uses on this site are surrounded by the Immokalee High School to the west;
Immokalee Drive, vacant land and sparse residential to the north; the David Lawrence Center, 1st Street,
vacant land and sparse residential to the east; and the Immokalee Community Park to the south. It should be
Page 7
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
noted that the site is already being used by CAT for a bus stop and transfer location without any known and
documented complaints and concerns from the neighboring properties. The proposed conditional use will
allow CAT to build a facility that will enhance ridership experience; provide shelter, limited administration
offices and bathroom facilities; improve safety; and improve transit logistics and functionality. The proposed
facility will be similar to the conceptual rendering provided, albeit at a smaller scale. The facility will have
significant setbacks from adjacent uses, will be separated from residential uses by roadways and will be
buffered.
e. Please provide additional information which you may feel is relevant to this request.
The proposed facility represents a significant transit improvement in a community where ridership is greater
than the rest of the county and where many individuals rely on the bus service to get to and from work and
to complete basic daily life activities such as grocery shopping or visits to health/professionals services.
Moreover, this significant investment is consistent with CRA initiatives to improve public infrastructure and
improve neighborhood aesthetics. The proposed use and facility are also consistent with CRA and County
Transportation initiatives to promote alternative modes of transportation, enhance mobility options, and
improve bicycle and pedestrian safety.
Page 1
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
K:\2013\130063.00.63 CAT Immokalee Transfer Center\004 Conditional Use Application Support\Submittal #2 - Working Docs\Supplemental #1 to Submittal #2\2019-08-16 Supplemental Information_Final
(rev1).docx
SUPPLEMENTAL INFORMATION
CAT Immokalee Superstop & Transfer Station
A Conditional Use (CU)
This narrative is provided in support of the proposed Minor Conditional Use petition (PL20190000124) and
provides the following:
• Further details justifying the accessory food service use supporting the proposed essential service use
(CAT Immokalee Superstop and Transfer Station); and
• Additional details associated with the proposed building.
Accessory Food Service Use - Food Truck
The proposed Collier Area Transit (CAT) Immokalee Superstop and Transfer Station facility (transit facility) will
provide a much needed and improved level of service to the CAT system in Immokalee and other areas of the
County. In order to support the proposed transit facility, the applicant desires to provide limited food service on
site. Food service uses are often customary to support transit facilities that handle multiple routes and numerous
rider transfers. Case in point, food services are in proximity to the Government Center transfer station as well as
the transfer station associated with the Coastland Mall. The customary and accessory food service providers
support the transit facilities by contributing to a consistent level of service to the riders of the system throughout
the County. This consistency improves upon the experience and in turn encourages transit use successes in Collier
County.
The proposed essential service use (transit facility) associated with the Conditional Use (CU) petition has
specifically identified a food truck to provide food service to support the principal use. While being customary,
the food service truck use is also not a use that would be deemed to be the primary or principal use on the site.
The transit facility operated by CAT, a governmental entity, is an essential facility use and is understood to be an
allowed principal use as part of the CU process. The CU process allows for the ability to place applicable conditions
on the specific use in order to ensure compatibility and help ensure to not negatively impact the surrounding
neighborhood. The food truck, in support of the transit facility, is as an “accessory use” as defined under LDC
under Section 1.08.02 and is intended to be “incidental and subordinate” to the proposed conditional use. Being
incidental and subordinate to the essential service conditional use, applying applicable conditions to the proposed
food truck would also be appropriate to ensure its compatibility to and not negatively impacting the surrounding
neighborhood.
Based on this relationship between the essential service use (transit facility) and the accessory use (food service
food truck), the applicant proposes the following conditions including, but not limited, to those stated in LDC
Section 10.08.00 for the food truck:
Page 2
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
• Maximum Number: There is only one (1) designated site to support a single food truck.
• Area/Location on-site: As identified on the Conceptual Site Plan (CSP), the food truck will only be
permitted to operate from a single designated area. This area is proposed at the southeastern portion of
the transit facility’s parking lot, which is near the transit facility’s operation and buildings.
• Hours of operation: The food truck operators will be limited to set hours defined in the approved CU.
The anticipated hours of operation will be consistent with the transit facility’s hours of 6:00am to 7:30pm.
No food truck will be located at the transit facility overnight or during unapproved hours.
• Seating and Tables: No special designated seating or table service will be provided directly associated
with the food truck. There will be seating on-site as integrated with the transit facility improvements.
• Signage/Advertising: No signage, promotional activities, or advertising will be permitted on-site
associated with the food truck.
• Outdoor lighting: No specialized or ancillary lighting will be provided or allowed specific to the food truck
use. Outdoor lighting will be provided to ensure appropriate levels are provided throughout the transit
facility consistent with the LDC.
• Amplified music and/or sound: Any amplified music or sound will be strictly prohibited associated with
the food truck accessory use.
• Use/Lease contract: A binding lease contract will be required between all applicable parties to ensure
compliance with the required conditions for food trucks to use and operate at this location.
The presence of a food truck to provide food service that is customary to this type of transit facility will be no
more of an impact than would an integrated concession area or café in a building on the proposed site.
Conditioning the location of the food truck to an area of the site away further away from the off-site public helps
justify and support the intent to focus its support toward the transit facility. The food truck opportunity also
provides an upfront cost savings potential to not have to design and construct an integrated accessory food service
use in a building. The food truck provides flexibility to the County to determine the viability at this location without
incurring the associated costs and resources to construct a more permanent integrated indoor food service and
to hire employees.
With regards to the TIS Report only, it was confirmed that the proposed development to include the food truck as
an additional proposed use, which is based on staff’s guidance, was deemed to not negatively impact the roadway
segments and no additional improvements to the roadway system will be needed. Considering the food truck as
an additional proposed use rather than accessory use for the TIS only was done to best evaluate the traffic impact
on the highest potential trip generation analysis of each use separately. Additionally, utilizing a food truck on site
also will not place any further impacts on the public infrastructure systems due to its self-contained water and
waste-water systems.
The proposed transit facility with its customary accessory food service use contributes to supporting land use plan
for this area of Immokalee. The Immokalee Area Master Plan identifies that the subject property is within the
Urban Future Land Use designation and more specifically the Urban – Mixed Use District: Commerce Center –
Mixed Use Subdistrict. The intent of this designation and district, development is to move toward a mixed-use
environment of development that provides a variety of residential and non-residential uses. The existing essential
Page 3
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
service facilities (health department, library, and existing unimproved transit stop) and the proposed CAT
Superstop and Transfer facility development are in the vicinity of various residential, commercial, institutional,
and public use developments. This variety of uses fully supports the mixed-use district environment desired by
the community. The proposed accessory food service use, provided as a food truck, is an alternative way and
opportunity to support the proposed CAT Superstop and other essential service uses on-site. By supporting the
essential services use, they, in conjunction, then support the underlying mixed-use district to which development
is intended to meet the future plan of this area. Additionally, the proposed accessory food service use (food truck)
is being requested to accompany the transfer facility for other reasons as well in support of a mixed-use area. It
will be consistent with the National Infrastructure Investments Discretionary Grant Program – 2017 TIGER grant
that was awarded because the transit facility project addressed the objective to provide innovative planning
techniques to create walkable communities, reduce vehicle miles traveled, and increase energy efficiency. Being
within a mixed-use area, the accessory food truck use will obviously provide CAT riders as well as others (Library,
Health Department, Parks, School, and David Lawrence Center) within a walkable distance access to food and an
alternative mode of transportation without having to get in their vehicle.
The proposed CAT Superstop and Transfer Facility with an incidental food service use via a food truck supports
the urban/commercial center mixed use land use district the Immokalee community desires for their future.
Through the conditional use process, an essential services use can be approved in the RSF-3 zoning district. The
incidental and subordinate food service use (food truck) to the essential services use is appropriate especially
when conditioned to not function as a full commercial food service principal use would. The food truck will
operate and be under more specialized conditions than would one be if located in a special event setting as a
temporary use or allowed by – right in a commercial zoning district. The proposed uses do not negatively impact
the roadway system and there are no indications the uses, with conditions, will negatively affect the surrounding
mixed-use area and overall public in terms of health, safety, welfare, morals, order, comfort, convenience,
appearance, or general welfare. Based on the outlined justification and above stated conditions, the applicant
respectfully requests the conditional use petition continue forward to the Hearing Examiner to include the food
truck accessory use as incidental and subordinate to the overall requested essential service use.
In conclusion, it is our professional opinion the proposed food truck is an accessory use that is incidental and
subordinate to the proposed principal transit facility use. Through the conditional use process, both the principal
and accessory use can be allowed based on applying applicable conditions to the proposed uses. The above stated
conditions we believe ensure the accessory use food truck meets the intent of primarily supporting the transit
facility and other surrounding essential service uses on site. This is a unique request and deserves a unique level
of evaluation focused on the proposed location in relation to the mixture of uses in the area and the unique
conditions and opportunity that has developed for a food truck to provide food service support. The accessory
food truck use should be evaluated on the merits of the use or function; not on its form or lack of being integrated
as part of the building; and how it’s conditioned to ensure compatibility and not negatively affect the surrounding
neighborhood. We believe the justification and conditions outlined above provide these assurances.
Page 4
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
Proposed Building
The proposed building associated with the CAT Superstop and Transfer facility will be a minimum of 1,000 SF of
“Floor area” as defined in LDC Section 1.08.02. This proposed minimum floor area is consistent with LDC Section
4.02.01 A Table 2 of 1,000 SF for properties located within the RSF – 3 Zoning District. The building will provide
for, but not limited to, appropriately sized restroom facilities, office/administrative support areas, and custodial
facilities.
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DIVISION
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
ADDRESSING CHECKLIST
Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations
Department at 239-252-5724 or submit in person to the Addressing Department at the above address. Form must
be signed by Addressing personnel prior to pre-application meeting, please allow 3 days for processing.
Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE
PROVIDED. F orms older than 6 months will require additional review and approval by the Addressing
Department.
PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type)
BL (Blasting Permit)
BD (Boat Dock Extension)
Carnival/Circus Permit
CU (Conditional Use)
EXP (Excavation Permit)
FP (Final Plat
LLA (Lot Line Adjustment)
PNC (Project Name Change)
PPL (Plans & Plat Review)
PSP (Preliminary Subdivision Plat)
PUD Rezone
RZ (Standard Rezone)
SDP (Site Development Plan)
SDPA (SDP Amendment)
SDPI (Insubstantial Change to SDP)
SIP (Site Im provement Plan)
SIPI (Insubstantial Change to SIP)
SNR (Street Name Change)
SNC (Street Name Change – Unplatted)
T DR (Transfer of Development Rights)
VA (Variance)
VRP (Vegetation Removal Permit)
VRSFP (Vegetation Removal & Site Fill Permit)
OTHER
LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached)
FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one)
STREET ADDRESS or ADDRESSES (as applicable, if already assigned)
PROPOSED STREET NAMES (if applicable)
SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) 1
SURVEY (copy - needed only for unplatted properties)
LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right-
of-way
PROPOSED PROJECT NAME (if applicable)
SDP - or AR or PL #
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DIVISION
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
Please Return Approved Checklist By: Email Personally picked up
Applicant Name:
Signature on Addressing Checklist does not constitute Project and/or Street Name
approval and is subject to further review by the Operations Department.
FOR STAFF USE ONLY
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Approved by: Date:
Updated by: Date:
IF OLDER THAN 6 MONTHS, FORM MUST BE
UPDATED OR NEW FORM SUBMITTED 2
Fax
Email/Fax:Phone:
Project or development names proposed for, or already appearing in, condominium documents (if application;
indicate whether proposed or existing)
Addressing Checklist
Location Map
Project/Site Location
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 1 of 3
PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 2 of 3
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 3 of 3
Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: ________________
AFFIRM PROPERTY OWNERSHIP INFORMATION
Any petition required to have Property Ownership Disclosure, will not be accepted without this form.
Requirements for petition types are located on the associated application form. Any change in ownership whether
individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County
immediately if such change occurs prior to the petition’s final public hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. I understand that failure to include all necessary submittal information may result
in the delay of processing this petition.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
16E1
RESOLUTION NO 2004 22
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY FLORIDA REPEALING BOARD RESOLUTIONS NOS
2001 294 AND 2002 464 AND IN ACCORD WITH THE COUNTY S GRANTS
COORDINATION PROCEDURE MANDATE THAT THE COUNTY S GRANTS
COORDINATOR SHALL REVIEW SPECIFIED GRANT RELATED ITEMS
BEFORE THE ITEM CAN BE SIGNED AND EXECUTED ALSO
AUTHORIZING COUNTY ADMINISTRATORS AND EACH DEPARTMENT
DIRECTOR THE RESPECTIVE ADMINISTRATOR MAY APPOINT TO
EXECUTE AND SUBMIT PERMIT APPLICATIONS REPORTS AND OTHER
INCIDENTAL DOCUMENTS RELATED TO ALL CAPITAL PROJECT DESIGN
AND CONSTRUCTION ACTIVITIES TO GOVERNMENT AGENCIES
WHEREAS in 2001 the Board of County Commissioners of Collier CountyFloridaBoardadoptedResolutionNo2001294toauthorizetheCommunity
Development Environmental Services Emergency Services Public Services Public
Utilities Administrative Services and Transportation Administrators and each
Department Director authorized by the applicable Administrator to execute and submit to
agencies applications for grants applications for permits and other documents pertaining
to the construction of capital projects including grant projects and
WHEREAS in 2002 the Board adopted Resolution No 2002 464 to authorize the
current and all future Public Utilities Administrator and all current and future Public
Utility Engineering Directors to sign and execute applications for grants applications for
permits reports and other related documents and
WHEREAS this Resolution repeals the authority that was delegated by Resolution
No 2001 294 or by Resolution No 2002 464 by requiring that hereafter only the Board
of County Commissioners may approve grant applications as outlined in the Grants
Coordination Procedure
NOW THEREFORE BE IT RESOLVED BY THE BOARD OF COUNTYCOMMISSIONERSOFCOLLIERCOUNTYFLORIDAthat
1 This Resolution does not delegate any of the Board s discretionary authorityincludinganydecisionthatmustbemadebytheBoardoranysignatureauthorityregardinganyitemthatmustbesignedbytheBoardsChairpersonorViceChairperson
2 This Resolution is applicable to the Collier County Community DevelopmentEnvironmentalServicesEmergencyServicesPublicServicesPublicUtilities
Administrative Services Transportation Services Divisions the Collier County AirportAuthorityandeveryothersubclassificationoftheCountyasnoworhereafterspecifiedinthethenexistingCountyGrantsCoordinationProcedure
3 Delegation of Authorization of Items Whether or Not Related to a Grant or Grant
Program Provided the authorization can lawfully be delegated to the respectiveemployeeeachCountyAdministratorandeachDepartmentDirectortherespectiveAdministratormayappointisauthorizedtoexecuteandsubmitpermitapplicationsreportsandotherincidentaldocumentsrelatedtoallcapital project design and
construction activities to local government agencies and to state and federal agenciesincludingbutnotlimitedtotheFederalAviation Administration Federal EnvironmentalProtectionAgencyFloridaDepartmentofEnvironmentalProtectionFloridaDepartmentofTransportationFloridaFishandWildlifeConservationCommissionSouthFlorida
Water Management District U S Army Corps of Engineers and U S Coast Guard
4 To the extent that this Resolution conflicts with any other now existing Resolution
of Collier County this Resolution supersedes all existing Resolutions and supersedesfutureBoardResolutionsexcepttotheextentthatfutureBoardResolutionspecificallymodifiesorrepealsthisResolutionbynumberResolutionsthatprovidespecificauthorityaspermittedorrequiredbythegrantorfortheBoardtoauthorizespecific
16 1
individuals to sign grant documents are permitted and shall not be deemed to conflict
with this Resolution
5 This Resolution repeals and supersedes Board Resolution No 2001 294 and
Board Resolution 2002 464
This Resolution adopted after motion second and majority vote favoring adoptionthisdayof2004
I c
tt a
lA
wm E W Clerk
y o
Ati W SfOft
By
Approved as to form
And legal sufficiency
1OVi p
Thomas C Palmer
Assistant County Attorney
lem It F I
da 3 1 ot
d 3 Cfoi
J
uty lor
2
NOTE: THE DESIGN OF THE COLLIER AREA TRANSIT (CAT) IMMOKALEE SUPERSTOP &
TRANSFER STATION HAS NOT BEEN FINALIZED. FOR PURPOSES OF THIS
CONDITIONAL USE APPLICATION, THE PROPOSED FACILITY IS TO BE CONSISTENT
WITH THE SCALE AND FORM OF THE LEE TRAN FACILITY SHOWN ON THIS EXHIBIT.
NORTHEAST ELEVATION – VIEW 1.
NORTHEAST ELEVATION – VIEW 3.
NORTHEAST ELEVATION – VIEW 5.
NORTHEAST ELEVATION – VIEW 2.
NORTHEAST ELEVATION – VIEW 4.
NORTHEAST ELEVATION – VIEW 6.
APPROXIMATEP/LOUTPARCEL434(0.81 Ac.±)740(0.45 Ac.±)171(0.26 Ac.±)434(0.54 Ac.±)185(0.25 Ac.±)174(0.42 Ac.±)740(1.03 Ac.±)740(0.14 Ac.±)740(1.00 Ac.±)814(3.66 Ac.±)J:\2018\18rwa2969\2019\PSA\Aerial with FLUCFCS.dwg Tab: 17X11-C TB Jun 12, 2019 - 11:29am Plotted by: TomFT.F.M.M.M.M.REVISIONS4/11/194/11/19DATEDATE4/11/19DATEDRAWING No.SHEET No.18RWA2969DATESCALE: 1" = 100'3620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BYNOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'S OFFICEWITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY ESTIMATED FROM RWA, INC.DRAWING No. ACAD-IMMOKALEE TRANSFER CENTER-BUSTURNAROUND.DWG DATED MARCH 27, 2019.FLUCFCS LINES ESTIMATED FROM 1"=200' AERIALPHOTOGRAPHS AND LOCATIONS APPROXIMATED.FLUCFCS PER FLORIDA LAND USE, COVER AND FORMSCLASSIFICATION SYSTEM (FLUCFCS) (FDOT 1999).IMMOKALEE SUPERSTOP AND TRANSFER STATIONAERIAL WITH BOUNDARY AND FLUCFCS
161.52'IMMOKALEE DRIVESTOP SIGN& STOP BARFOOD TRUCKPARKING AREASTOP SIGN &STOP BARRELOCATEEXISTINGDUMPSTERS10' TYPE "D" BUFFERACCESS GATESEX. 5'CONC.SIDEWALK(REMOVED)EX. 6'CONC.SIDEWALKPROPOSED5' CONC.SIDEWALK10' TYPE "A" BUFFEREX. 6'CONC.SIDEWALKN. 1ST STREET PROPOSED5' CONC.SIDEWALKPROPOSED5' CONC.SIDEWALKCURRENT USE: SINGLE FAMILY RESIDENTIAL AND COMMERCIALZONING DISTRICT: RMF-6 AND C-4CURRENT USE: PUBLIC SCHOOLZONING DISTRICT: RSF-3
CURRENT USE: RESIDENTIAL FAMILY CARE FACILITYAND SINGLE FAMILY RESIDENTIALCURRENT USE: PARK AND RECREATIONAL SERVICE FACILITYZONING DISTRICT: PUBLIC USE (P)HEALTHDEPARTMENTDAVIDLAWRENCECENTERPUBLICLIBRARYBRANCHACCESSWAYS/PARKINGAREAMAINTENANCEFACILITYPROPOSED5'SIDEWALKEX. 6'CONC.SIDEWALKBICYCLEPARKINGBICYCLEPARKING10' TYPE "A" BUFFER10' TYPE "A" BUFFERPRESERVESEE PRESERVENOTE #2BUS STATION10' TYPE"D" BUFFER10' TYPE"D" BUFFEREX. 6'SIDEWALKAPPROX.LOCATIONEX. 6'SIDEWALKAPPROX.LOCATIONEX. 5'SIDEWALKAPPROX.LOCATIONFeet04080RGE:TWP:SEC:DATE:TITLE:
CLIENT:
PROJECT:OFPROJECT NO.:SHEET NUMBER:DESIGNED:DRAWN:Florida Certificates of Authorization EB 7663 LB 69526610 Willow Park Drive, Suite 200 | Naples, FL 34109Office: 239.597.0575 Fax: (239) 597-0578www.consult-rwa.com DATEREVISION#DRAWNAugust 20, 2019 5:36 PM K:\2013\130063.00.63 CAT Immokalee Transfer Center\002 Site Planning\2019-08-16 1300630063 SP- JSD REV01.dwgCAT IMMOKALEE SUPER STOP &TRANSFER STATION
COLLIER COUNTY 1 1130063.00.6305/20194 47 29xxxDRWCONCEPTUAL SITE PLAN SITE DATA (SEE NOTE #2 BELOW):PROPOSED TRANSIT FACILITY: 43,259 SF 0.99 AC 11%(IMPROVEMENTS)EXISTING FACILITIES: 49,714 SF 1.14 AC 13%EXISTING ACCESSWAYS/PARKING/SIDEWALKS AREA: 92,465 SF 2.12 AC 24%(PAVEMENT)OPEN SPACE/BUFFERS/WATER MANAGEMENT AREAS: 199,632.40 SF 4.58 AC 52%_______________________________________________________________TOTAL SITE 385,070.40± SF 8.84± AC100%SETBACKS:MIN. DISTANCE BETWEEN BUILDINGS: NONEMIN. FRONT YARD: 30'MIN. SIDE YARD / REAR YARD: 7.5'MIN. REAR YARD: 25'ZONING:RESIDENTIAL SINGLE FAMILY - RSF-3;ZONING EXCEPTION CONDITIONAL USE FORESSENTIAL SERVICESLAND USE:URBAN DESIGNATIONMIXED USE DISTRICT: COMMERCE CENTER - MIXED USE SUBDISTRICTPRESERVE NOTES:1.REQUIRED PRESERVE: 0.20± AC; 15% OF 1.35± AC OF EXISTING NATIVE VEGETATION.PRESERVE PROVIDED: 0.54± AC.2. PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE BUFFER REQUIREMENTS AFTEREXOTIC VEGETATION REMOVAL IN ACCORDANCE WITH LDC SECTIONS 4.06.02 AND4.06.05.E.1. SUPPLEMENTAL PLANTINGS WITH NATIVE PLANT MATERIALS SHALL BE INACCORDANCE WITH LDC SECTION 3.05.07.HEIGHT:MAX BUILDING HEIGHT: 35'OFF STREET PARKING (SEE NOTE #1 BELOW):BUS STATION/DEPOT OR BUS TERMINAL: 1 SPACE PER 100 SF OF PASSENGER WAITING AREA 1 SPACE PER 1,000 SF OF BUS STATIONREQUIRED: 2,750 SF / 100 = 27.5 PARKING SPACES 1,000 SF / 1,000 = 1.00 PARKING SPACE TOTAL: 29 PARKING SPACESPROVIDED: TOTAL: 30 PARKING SPACES (INCLUDES 2 ADA SPACES)NOTES:1. THE PROPOSED BUS STATION/DEPOT/TERMINAL FACILITY USE IS NOT SPECIFICALLYREFERENCED UNDER LDC SECTION 4.05.04.G. PER LDC SECTION 4.05.04.F.4, THE OFFSTREET PARKING CALCULATIONS WERE PROVIDED THROUGH EVIDENCE OF PARKINGRATIOS APPLIED BY OTHER COUNTIES, FOR THIS CASE LEE COUNTY, FLORIDA, TO APPLYTO THE PROPOSED BUS STATION/DEPOT/TERMINAL USE. SHOULD IT BE DETERMINED ATTIME OF SDP/SDPA PHASE THAT PARKING IS DEFICIENT, THE APPLICANT MAY PURSUE ANADMINISTRATIVE PARKING REDUCTION (APR) OR A DEVIATION IN ACCORDANCE WITH THELAND DEVELOPMENT CODE.2. THE TOTAL SITE AREA PROVIDED IS PER THE COLLIER COUNTY PROPERTY APPRAISER'SOFFICE PROPERTY DATA SUMMARY REPORT FOR CONCEPTUAL PLANNING PURPOSES. PRECISE SITE AREA DATA WILL BE DETERMINED THROUGH THE SURVEYING PROCESSDURING THE SDP/SDPA PHASE.PER SUBMITTAL #1 COMMENTS1 JSH AUG. 2019BUILDING DATA:MIN. FLOOR AREA REQUIRED: 1,000 SFMIN. FLOOR AREA PROVIDED: 1,000 SFPER STAFF COMMENTS AND NIM INPUT2 SCB AUG. 2019
APPROXIMATEP/LOUTPARCEL~IMMOKALEE DR~~N 1ST ST~J:\2018\18rwa2969\2019\County Responses\Aerial with Boundary.dwg Tab: 17X11-C TB Aug 01, 2019 - 1:42pm Plotted by: TomFT.F.M.M.REVISIONS8/1/19DATEDATE8/1/19DATEDRAWING No.SHEET No.18RWA2969DATESCALE: 1" = 100'13620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BYNOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE FLORIDA DEPARTMENT OF TRANSPORTATIONWITH A FLIGHT DATE OF NOVEMBER 7, 1984.PROPERTY BOUNDARY ESTIMATED FROM RWA, INC.DRAWING No. ACAD-IMMOKALEE TRANSFER CENTER-BUSTURNAROUND.DWG DATED MARCH 27, 2019.IMMOKALEE SUPERSTOP AND TRANSFER STATION1984 AERIAL WITH BOUNDARY
K:\2013\130063.00.63 CAT Immokalee Transfer Center\005 NIM\NIM Mailer_FINAL.docx
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
July 26, 2019
Subject: Neighborhood Information Meeting
Conditional Use – PL20190000124
CAT Immokalee Superstop and Transfer Station
Dear Property Owner:
Please be advised that a formal application has been submitted to Collier County seeking conditional use
approval of a Collier Area Transit (CAT) Superstop and Transfer Station (transit facility) as an essential
service for the following described property:
The subject property is located on an 8.84 +/- acre parcel (Property ID No.: 00127120009) at the southwest
corner of the intersection of Immokalee Dr. and N. 1st St. in Immokalee, Florida.
The petitioner is asking the County to approve this application to allow development of a Collier Area
Transit (CAT) Superstop and Transfer Station (transit facility) on the described property.
In compliance with the Administrative Code for Land Development requirements, a Neighborhood
Information Meeting will be held to provide you an opportunity to become fully aware of the intended
development and to give you an opportunity to ask questions and provide input. The Neighborhood
Information Meeting will be held on Thursday, August 15, 2019 at 5:00 pm. The meeting will be held at
the Immokalee Library, 417 N. First Street, Immokalee, FL 34142.
At this meeting the petitioner will make every effort to illustrate how the property will be developed and
to answer any questions. Should you have questions prior to the meeting, please contact me.
Sincerely,
RWA, Inc.
Kenrick S. Gallander, AICP
Director of Planning
KSG/jee
Text of Ad: 07/29/2019
6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com
Page 1 of 4
K:\2013\130063.00.63 CAT Immokalee Transfer Center\005 NIM\NIM Meeting Docs\CAT Immokalee CU - NIM Summary.docx
DATE: August 19, 2019
TO: John Kelly, Senior Planner
Collier County – Growth Management Department: Zoning Division
FROM: Kenrick S. Gallander, AICP
Director of Planning
RWA Engineering
PROJECT NAME: CAT Immokalee Superstop & Transfer Station – Minor Condition Use
Application (PL20190000124)
SUBJECT: Neighborhood Information Meeting – Summary
A Neighborhood Information Meeting (NIM) was held on August 15, 2019, at 5:00pm at the Immokalee Library,
417 N. First Street, Immokalee, FL 34142.
Attendees are as follows:
• Kenrick Gallander, Director of Planning – RWA Engineering: Applicant’s Agent
• Jane Eichhorn, Permitting Manager – RWA Engineering
• John Kelly, Senior Planner – Collier County
• Ray Bellow, Zoning Manager – Collier County
• Michelle Arnold, Director Public Transit & Neighborhood Enhancement – Collier County
• Omar DeLeon, Transit Manager – Public Transit & Neighborhood Enhancement – Collier County/Collier
Area Transit (CAT)
• Brian Morales, Collier Area Transit (CAT)
• Mark Lemke, Department of Health Administrator (Immokalee) – Collier County
• Miya Reyes, Library Manager (Immokalee Branch) – Collier County
• Christie Betancourt, Operation Manager – Immokalee CRA – Collier County
MEMORANDUM
6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com
Page 2 of 4
K:\2013\130063.00.63 CAT Immokalee Transfer Center\005 NIM\NIM Meeting Docs\CAT Immokalee CU - NIM Summary.docx
Summary (Started at 5:00 p.m.):
Mr. Gallander began the meeting introducing himself and providing an overview of the presentation. He explained
the background of the subject property detailing the location and relationship to the surrounding area as well as
the existing development on the property. From there Mr. Gallander spoke to the zoning district to which the
property is associated, Residential Single Family – 3 (RSF-3) and that there is an existing Condition Use approval
granted by the County in 2002 for the library branch expansion as an essential service use as well. The essential
service use is the use applicable to those governmental facilities public facilities and that provide a public need.
The essential service use is only permissible in the residential zoning district through an approved Conditional Use
petition. Mr. Gallander also emphasized that the subject property already provides for a limited transit transfer
stop.
From there, Mr. Gallander provided details that due to a high level of demand and ridership at this location and
the Immokalee area, the need arose to provide and improve upon the transit infrastructure and level of service.
Through a grant, CAT is seeking to develop a portion of the property with a superstop and transfer station. But in
order to do that, it is necessary to seek a Conditional Use for this essential service in the residential zoning district.
Mr. Gallander discussed the conceptual site plan with the group and detailed the access points, parking area,
shelter area, station building (office, restrooms, custodial), and parking area. An accessory food service use using
a single food truck is also proposed. Conceptual architectural renderings were presented by showing a
conceptually similar existing Lee County Transit facility that has been constructed.
Then Mr. Gallander concluded that based on professional opinion the proposed conditional use petition under
review meets the conditional use criteria and is consistent with the Growth Management Plan, Land Development
Code, and Immokalee Area Master Plan. There is no indication of negative impacts to and compatible with the
surrounding neighborhood. This effort will improve upon the CAT’s effort to support a high demand and high
ridership area and continue their success in and around Immokalee and Collier County. Mr. Gallander then opened
the floor for questions/comments/input from those in attendance.
Questions/Comments asked or offered at the meeting:
Q/C: Do you have to have additional parking? Existing parking provide enough parking? Does it require
additional parking? More than likely people coming to facility are walking or biking.
A: Mr. Gallander responded acknowledging the likelihood of riders not having to park and ride at this
particular facility these days. However, based on this conceptual stage of looking toward the future
development, an approach was taken to provide the current parking layout almost based on a worst-case
parking scenario. Collier County doesn’t have specific parking requirements for this type of use. The LDC
allows use of other local jurisdictions to determine parking requirements, which Lee County does provide.
Using Lee County’s regulations, this is the scenario that was developed at this conceptual stage.
Confirmed it was more of a park-n-ride type facility, so the number of spaces likely higher. During the
SPDA review, the parking requirements will certainly be evaluated in more detail and utilize any parking
reduction options.
6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com
Page 3 of 4
K:\2013\130063.00.63 CAT Immokalee Transfer Center\005 NIM\NIM Meeting Docs\CAT Immokalee CU - NIM Summary.docx
Q/C: Comment was provided that the proposed access from the proposed parking lot to the existing
parking could cause some conflicts between parked cars and public walking to their parked cars. Perhaps
relocating the access drive off of Immokalee Drive.
A: Mr. Gallander informed them of regulatory standards for access point separations along the roadway
and due to the existing access points, couldn’t put another in. The point made will certainly be taken into
consideration as final development plans are prepared.
Q/C: Moving of the dumpster. Employees of and deliveries to the Health Department do access the health
department facility at the back and having the dumpsters relocated would block that existing parking area.
They need to maintain access to the back area.
A: Mr. Gallander acknowledged that concern and all agreed that during the site development plan
amendment stage it would be addressed.
Q/C: Building proposed going to open 24/7? Only bus drivers could access the building/restrooms after
building hours, but not the public, yes?
A: Ms. Michelle Arnold spoke and stated the building will be open to around 6pm. The overall facility will
be open later; operating to about 7:30pm. Correct, bus drivers will be able to get into the building after
hours, but not the public.
Q/C: With all the recent rain, not seeing any retention areas on the plan. Big concern.
A: Correct, at this stage not specifically indicated, but will be properly designed and provided for at the
SDPA review process.
Q/C: Regarding the food truck; concern about the homeless in the area and going there and bothering the
people for money to get food. Are there plans for any security while it is open? Concern are the clients
and their kids using the health department facility with the potential interaction around the facility. Also,
none of the plans indicated any picnic tables, waste cans, etc. as part of the food truck.
A: Ms. Arnold informed us that staff will be there monitoring and patrolling the area to address any
misconduct. Mr. Gallander spoke to the concern about facets of the food truck and that the applicant is
proposing conditions that will not allow for or provide for specialized seating/dining section specifically
for the food truck. There will be typical seating areas under the transit shelter facility where riders can
wait for the bus and eat.
Q/C: Health Department has an annual event that uses the open vacant area of the property where the
proposed transit facility will go. Health Department did understand the land is the county’s and will have
to find a new location in the near future for their event.
A: Ms. Arnold spoke to the potential timeline of the project, which may allow for time to have another
event or two.
6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com
Page 4 of 4
K:\2013\130063.00.63 CAT Immokalee Transfer Center\005 NIM\NIM Meeting Docs\CAT Immokalee CU - NIM Summary.docx
Q/C: Mr. Bellows asked how many buses stop per day?
A: Two local routes and two outside of Immokalee.
No commitments were made during the meeting.
The meeting adjourned at 5:16 p.m.
Project
Proj. #:130063.00.63 Task #
Calculated By:OL Date: 24-Apr-19
Checked By:Date:
Use Factor Quantity Ratea
(gpd)
Average Daily Flow
(gpd)
Peak Daily
Factor
Peak Daily Flow
(gpd)
Peak Daily Flow
(gpm)
Peak Hourly
Factorb
Peak Hourly
Flow (gpd)
Peak Hourly
Flow (gpm)
Bus Terminal
Service Facility per employee 4 15 60 1.50 90 0.19 4.45 267 0.2
per passenger 84 4 336 1.50 504 1.05 4.45 1,494 1.0
TOTAL 88 396 594 1.24 1,761 1.2
Footnotes:
CAT Immokalee Transfer Center
a) Rate demand from FAC 64E-6.
b) Peak Hourly Factor = (18+ (Average Daily Demand/1000*Demand Per Capita)^.5)/(4+(Average Daily Demand/1000*Demand Per Capita)^.5) (from
Recommended Standards for Wastewater Works , 1997)
CAT Immokalee Transfer Center
Potable Water Demand
K:\2013\130063.00.63 CAT Immokalee Transfer Center\003 Conditional Use Application Prep\Working Documents\2019-04-24 Potable Demand-Commercial 6/7/2019
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 5 of 12
STATEMENT OF UTILITY PROVISIONS
FOR CONDITIONAL USE REQUEST
APPLICANT INFORMATION
Name of Applicant(s): ___________________________________________________________
Address: ______________________________City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: __________________
E-Mail Address: ________________________________________________________________
Address of Subject Property (If available): ___________________________________________
City: ________________ State: __________ ZIP: ___________
LEGAL DESCRIPTION
Section/Township/Range: / /
Lot: Block: Subdivision: _______________________________________________
Plat Book: Page #: Property I.D. Number: _________________________________
Metes & Bounds Description: _____________________________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: ____________________
d. Package Treatment Plant (GPD Capacity): ___________________
e. Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
a. County Utility System
b. City Utility System
c. Franchised Utility System PROVIDE NAME_______________
d. Private System (Well)
Total Population to be served: ____________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _______ Average Daily: ________
B. Sewer-Peak: _______ Average Daily: ________
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 6 of 12
If proposing to be connected to Collier County Regional Water System, please provide the
date service is expected to be required: ____________________________________________
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of
affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil
involved shall be provided from tests prepared and certified by a professional engineer.
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to
dedicate the water distribution and sewage collection facilities within the project area to the
Collier County Utilities. This shall occur upon completion of the construction of these facilities in
accordance with all applicable County ordinances in effect at that time. This statement shall also
include an agreement that the applicable system development charges and connection fees will
be paid to the County Utilities Division prior to the issuance of building permits by the County. If
applicable, the statement shall contain an agreement to dedicate the appropriate utility
easements for serving the water and sewer systems.
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided
for at the pre-application meeting, if the project is to receive sewer or potable water services from
any provider other than the County, a statement from that provider indicating adequate capacity
to serve the project shall be provided.
1
Ken Gallander
From:BellowsRay
Sent:Monday, March 25, 2019 6:20 PM
To:KellyJohn
Cc:Ken Gallander
Subject:FW: PL#20190000124 - CAT Immokalee Superstop & Transfer Station CU Guidance
Attachments:2019-03-21 IMMOKALEE TRANSFER CENTER-BUS DRIVE AROUND.pdf; 2019-03-15 IMMOKALEE TRANSFER CENTER-BUS TURNAROUND.pdf
As we discussed today, I have waived the requirement to provide a boundary survey since the
boundaries of the original CU will not be changed with this petition.
Ray
Raymond V. Bellows, Zoning Manager
Zoning Division - Zoning Services Section
Growth Management Department
Telephone: 239.252.2463; Fax: 239.252.6350
Exceeding expectations, every day!
Tell us how we are doing by taking our Zoning Division Survey at https://goo.gl/eXjvqT.
From: Ken Gallander <Kgallander@consult‐rwa.com>
Sent: Monday, March 25, 2019 11:15 AM
To: BellowsRay <Ray.Bellows@colliercountyfl.gov>
Cc: KellyJohn <John.Kelly@colliercountyfl.gov>
Subject: RE: PL#20190000124 ‐ CAT Immokalee Superstop & Transfer Station CU Guidance
Ray,
Thanks again for taking my call earlier this morning.
From our call about the checked pre‐app requirement for a boundary survey for this Conditional Use application, I
believe we are agreeable based on the draft concept site plan indicating the proposed improvements in relation to the
existing conditions don’t lend themselves to triggering further efforts to obtain a boundary survey to ensure code
compliance. As mentioned we are working through some edits to the concept site plan draft provided at the pre‐app,
and I wanted to include these latest for you still showing the intent of utilizing existing accessway/drives and the
proposed improvements relation to the existing site.
Looking forward to hearing from you confirming the prior requirement for the boundary survey will be waived for this
conditional use application.
Regards,
Ken
2
Ken Gallander, AICP
Director of Planning
Fort Myers and Naples Offices
FORT MYERS OFFICE |
239.597.0575 or 239.260.4330
NAPLES OFFICE |
239.597.0575 or 239.260.4293
CELL | 850.803.5621
EMAIL | kgallander@consult-rwa.com
From: KellyJohn <John.Kelly@colliercountyfl.gov>
Sent: Thursday, March 21, 2019 2:26 PM
To: Ken Gallander <kgallander@consult‐rwa.com>
Cc: BellowsRay <Ray.Bellows@colliercountyfl.gov>
Subject: RE: PL#20190000124 ‐ CAT Immokalee Superstop & Transfer Station CU Guidance
Ken,
I had previously discussed your request with the Zoning Manager, Ray Bellows, who determined that a
Boundary Survey should be required. I’m afraid that you’ll need to take the issue up with him as I take my
direction from him. I am copying Mr. Bellows on this e-mail so as your contact will not come as a surprise.
Please note that the Administrative Code is not all inclusive with respect to submittal documents. Mr. Bellows
can be reached by calling (239)252-2463.
Respectfully,
John Kelly
Senior Planner
Zoning Division – Zoning Services Section
2800 North Horseshoe Drive, Naples Florida 34104
Phone: 239.252.5719 Fax: 239.252.6363
NOTE: Email Address Has Changed
Email: John.Kelly@colliercountyfl.gov
Tell us how we are doing by taking our Zoning Division Survey at http://bit.ly/CollierZoning
Growth Management Department
From: Ken Gallander <Kgallander@consult‐rwa.com>
Sent: Thursday, March 21, 2019 2:10 PM
To: KellyJohn <John.Kelly@colliercountyfl.gov>
Subject: RE: PL#20190000124 ‐ CAT Immokalee Superstop & Transfer Station CU Guidance
John,
Hope all is well with you this week.
17A
RESOLUTION NO. 02-50 5
A RESOLUTION PROVIDING FOR THE ESTABLISHMENT OF AN
ESSENTIAL SERVICE CONDITIONAL USE FOR AN EXPANSION
OF THE COLLIER COUNTY PUBLIC LffiRARY LOCATED IN
IMMOKALEE, FLORIDA, IN THE RSF-3 ZONING DISTRICT
PURSUANT TO SECTION 2.6.9.2 "ESSENTIAL SERVICES" OF THE
COLLIER COUNTY LAND DEVELOPMENT CODE FOR
PROPERTY LOCATED IN SECTION 04, TOWNSHIP 47 SOUTH,
RANGE 29 EAST, COLLIER COUNTY, FLORIDA.
WHEREAS, the Legislature of the State of Florida in Chapter 67-1246, Laws of Florida, and
Chapter 125, Florida Statutes, has conferred on Collier County the power to establish, coordinate and
enforce zoning and such business regulations as are necessary for the protection of the public; and
WHEREAS, the County pursuant thereto has adopted a Land Development Code (Ordinance
No. 91-102) which includes a Comprehensive Zoning Ordinance establishing regulations for the zoning
of particular geographic divisions of the County, among which is the granting of Conditional Uses; and
WHEREAS, the Collier County Planning Commission, being the duly appointed and constituted
planning board for the area hereby affected, has held a public hearing after notice as in said regulations
made and provided, and has considered the advisability of an essential service conditional use pursuant
to Section 2.6.9.2 of the Collier County Land Development Code in an "RSF-3" Zone for the expansion
of the Collier County Public Library on the property hereinafter described, and has found as a matter of
fact (Exhibit "A") that satisfactory provision and arrangement have been made concerning all applicable
matters required by said regulations and in accordance with Subsection 2.7.4.4 of the Land Development
Code for the Collier County Planning Commission; and
WHEREAS, all interested parties have been given opportunity to be heard by this Board
in a public meeting assembled and the Board having considered all matters presented.
NOW, THEREFORE, BE IT RESOLVED BY the Board of Zoning Appeals of Collier
County, Florida that:
The petition filed by Richard G. Lewis, P.E. of Anchor Engineering Consultants, Inc.,
representing Collier County Facilities Management Department with respect to the property
hereinafter described as:
Exhibit "B" which is attached hereto and incorporated by reference herein
be and the same is hereby approved for an essential service conditional use pursuant to Section
2.6.9.2 of the Collier County Land Development Code in the "RSF-3" Zoning District for the
expansion of the Collier County Public Library in Immokalee in accordance with the Conceptual
Master Plan (Exhibit "C") and subject to the following conditions:
FINDING OF FACT
BY
COLLIER COUNTY PLANNING COMMISSION
FOR
A CONDITIONAL USE PETITION
FOR
CU-2002-AR-3278
The following facts are found:
1. Section 2.6.9.2 of the Land Development Code authorized the conditional use.
17A
2. Granting the conditional use will not adversely affect the public interest and will not
adversely affect other property or uses in the same district or neighborhood because of:
A. Consistency with the Land Development Code and Growth Management Plan:
Yes No
B. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow and
control, and access in case of fire or catastrophe:
Adequate ingress & egress
Yes No
C. Affects neighboring properties in relation to noise, glare, economic or odor
effects:
__ No affect or __ Affect mitigated by·-------
--Affect cannot be mitigated
D. Compatibility with adjacent properties and other property in the district:
Compatible use within district
Yes No
Based on the above findings, this conditional use should, with stipulations, (copy attached)
(should not) be recommended for approval.
EXHIBIT"A"
DATE: _____ _ CH~AN: __________________ __
LEGAL DESCRIPTION 17A '~I
PROPERTY DESCRIPTION:
OFFICIAL RECORD BOOK 456, PAGE 584, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA
(PRO~DED BY THE COLLIER COUNTY GOVERNMENT -REAL PROPERTY MANAGEMENT
DEPARTMENT ON DECEMBER 5, 2001)
The Northeast 1/4 of the Northeast 1/4 of the Northeast 1/4 of Section 4, Township 47
South, Range 29 East, Collier County, Florida.
Subject to easements, restrictions and reservations of record.
EXHIBIT "B"
(CU-02-AR-3278)
CONDITIONS OF APPROVAL
CU-02-AR-3278
17A
1. The Planning Services Department Director may approve minor changes in the
location, siting, or height of buildings, structures, and improvements authorized
by the conditional use. Expansion of uses identified and approved within this
conditional use application, or major changes to the site plan submitted as part of
this application, shall require the submittal of a new conditional use application,
and shall comply with all applicable County Ordinances in effect at the time of
submittal, including Division 3.3, Site Development Plan Review of the Collier
County Land Development Code (LDC).
2. Pursuant to Section 2.2.25.8.1 of the LDC, if, during the course of site clearing,
excavation or other construction activity an historic or archaeological artifact is
found, all development within the minimum area necessary to protect the
discovery shall be immediately stopped and the Collier County Code Enforcement
Department contacted.
3. The native vegetation preservation requirement shall be satisfied with areas of
retained native vegetation and/or areas re-planted with native species shown at the
time of site development plan (SDP) approval pursuant to Section 3.9.5.5 of the
LDC. A minimum of 10 percent of the existing vegetation shall be shown as
preserved at the time of SDP submittal.
4. The petitioner shall provide storm water calculations that are signed & sealed by a
Florida professional engineer at the time of SDP submittal.
5. At the time of site development plan review, the petitioner, if applicable, shall
provide legal proof that adjacent property owner will allow storm water discharge
from the proposed project into his/her property.
6. At the time of site development plan review, the petitioner shall provide the
maximum allowable discharge rates in accordance with Ordinance 90-10 (as
amended).
7. Provide a copy of SFWMD permit, permit modification or waiver. at time of SDP
rev1ew.
EXHIBIT "D"
Applicant/Agent may also send site
plans or conceptual plans for
review in advance if desired.
PL20190000124 – CAT Immokalee Superstop & Transfer Station (CU) PRE-APP INFO
Assigned Ops Staff: Thomas Clarke
Camden Smith,(Ops Staff)
• Name and Number of who submitted pre-app request
Kenrick Gallander/239-597-0575/kgallander@consult-rwa.com
• Agent to list for PL#
RWA, Inc. and Kenrick Gallander
• Owner of property (all owners for all parcels)
Parcel No: 00127120009; Owner: Collier County
• Confirm Purpose of Pre-App: (Rezone, etc.)
Conditional Use
• Please list the density request of the project if applicable and number of homes/units/offices/docks (any that
apply):
The proposed project as a result of a proposed expansion of uses under the existing conditional use
(Resolution 2002-505) will be a Transit Superstop and Transfer Station essential government facility to
support the Collier Area Transit authority. Along with the bus facility, there is proposed to be small
office, restroom facilities, and lease area set aside for small retail or food service entity to support the
public transit users.
• Details about Project (choose type that applies):
Conditional Use (CU) –
Based on preliminary discussions with Collier County staff to allow the proposed Collier Area Transit
(CAT) Superstop and Transfer Station on the subject property, it is necessary to expand the uses within
the existing conditional use approval (Resolution 2002-505), through a new conditional use application.
REQUIRED Supplemental Information provided by:
Name: Kenrick Gallander
Title: Director of Planning, RWA, Inc.
Email: kgallander@consult-rwa.com
Phone: 239-597-0575
Created April 5, 2017 Location: K:\CDES Planning Services\Current\Zoning Staff Information
STAFF FORM FOR SUPPLEMENTAL PRE-APPLICATION MEETING INFORMATION
1
Ken Gallander
From:KellyJohn
Sent:Wednesday, March 13, 2019 5:51 PM
To:Ken Gallander
Cc:BellowsRay; TempletonMark
Subject:RE: PL#20190000124 - CAT Immokalee Superstop & Transfer Station CU Guidance
Good day Ken,
My apologies for not getting back with you sooner. I have discussed the issues you raised with Ray Bellows,
the Zoning Manager. Given that the subject property is a partially developed location, a survey is required to
demonstrate Code compliance. With respect to Landscaping and Tree Protection Plans, you need only
demonstrate at this time that required buffers and preserve requirements, if any, will be satisfied; you are
correct that the actual plans are further developed at the SDP stage. Signs are not part of this process and as
for lighting you should only need to demonstrate what type and intensity of lighting will be used in an effort to
demonstrate minimal impact to surrounding residences; again, the actual lighting plan will be further developed
at the SDP stage. I believe that both landscaping and lighting are within the domain of Mark Templeton, the
Development Review Section’s Landscape Architect; you may desire to reach out to him for better information
as how to proceed at this stage.
Respectfully,
John Kelly
Senior Planner
Zoning Division – Zoning Services Section
2800 North Horseshoe Drive, Naples Florida 34104
Phone: 239.252.5719 Fax: 239.252.6363
NOTE: Email Address Has Changed
Email: John.Kelly@colliercountyfl.gov
Tell us how we are doing by taking our Zoning Division Survey at http://bit.ly/CollierZoning
Growth Management Department
From: Ken Gallander <Kgallander@consult‐rwa.com>
Sent: Friday, March 08, 2019 3:51 PM
To: KellyJohn <John.Kelly@colliercountyfl.gov>
Subject: PL#20190000124 ‐ CAT Immokalee Superstop & Transfer Station CU Guidance
Hello John,
Thanks for the time Monday at the pre‐application meeting to discuss the CAT Immokalee Superstop & Transfer Station.
As you know I got the pre‐app notes from Jessica yesterday and had a chance to review them. I have a couple questions
and thoughts preparing to move forward with our submittal. I apologize for not thinking of these at the meeting, but
didn’t know exactly what was required for submittal until now:
2
1. Boundary Survey: Can it be waived or is this an absolute requirement? Would a sketch and legal description be
adequate in place of a full boundary survey of the property?
2. Landscaping and Tree Protection Plans: Can this be a condition of approval under the Conditional Use (CU) in
that the landscaping details and tree protection will be addressed during review and approval of the SDP?
3. Sign and Lighting Plans: Also, since no this stage of the development is conceptual in consideration of the use,
no signage and lighting is known at the level of detail to provide the type of signage/lighting, dimensions of
signs/height of lights, and character. Can these also be a condition of approval for this CU to be addressed
under the SDP application process?
Appreciate your guidance and input with the above questions.
If you would rather discuss your thoughts over the phone, please don’t hesitate to call me at 239‐597‐0575 or 850‐803‐
5621.
Thanks!
Ken
Ken Gallander, AICP
Director of Planning
Fort Myers and Naples Offices
FORT MYERS OFFICE |
239.597.0575 or 239.260.4330
NAPLES OFFICE |
239.597.0575 or 239.260.4293
CELL | 850.803.5621
EMAIL | kgallander@consult-rwa.com
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 1
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
K:\2013\130063.00.63 CAT Immokalee Transfer Center\004 Conditional Use Application Support\Submittal #2 - Working Docs\Submittal #2\00 Response to Comments Letter FINAL.docx
August 5, 2019
Intake Department
Growth Management Department
2800 North Horseshoe Drive
Naples, FL 34104
Subject: Minor Conditional Use Application - (PL#: 20190000124) - Submittal 2
Property location: 419 N. 1st St., Immokalee, FL 34142 (Parcel ID#: 00127120009)
RWA PN# 130063.00.63
Dear Intake Team:
Please accept this letter in response to the insufficiency letter dated and received via email July 22,
2019, to my office for the above subject project.
Please find the following list of information and materials that are being submitted electronically:
00. Response to Comments Letter
01. Revised Conditional Use Application to reflect Minor Conditional Use Application
02. Revised Narrative Statement
03. Revised Conceptual Site Plan
04. 1984 Aerial with Boundary (Passarella & Associates, Inc.)
05. Resolution 2004-067 – Directors
06. Existing Conditions Buffer Imagery
This letter outlines responses to each comment including any stipulations.
Please note, the petition was revised to a Minor Conditional Use Application per Mr. John Kelly’s
email dated July 23, 2019, indicating this staff determination.
Rejected Review: Environmental Review Reviewed By: Craig Brown
Email: Craig.Brown@colliercountyfl.gov Phone #: (239) 252-2548
Correction Comment 1:
The property has been cleared of native vegetation please provide information to explain the
clearing. ie Permit/approved for clearing, old aerial demonstrating history of when the clearing
occurred.
Page 2
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
Response: The enclosed historical aerial, provided by Passarella & Associates, Inc. (PAI), illustrates
the site hasn’t substantially changed since 1984 (i.e. pre -1989). When this historical aerial is
compared to the PAI FLUCFCS map the only notable differences are the expansion to the Immokalee
Library building and its associated parking lot, along with the addition of a maintenance facility for
the Immokalee Community Park, on the southeast and southwest sides of the Project area,
respectively. Since both of these items are County facilities, we can assume the appropriate
development approvals from Collier County Government were obtained. Following the construction
of these facilities the amount of native vegetation on-site does not appear to have changed. Based
on PAI’s FLUCFCS map, the overall subject property contains 1.35± acres of native vegetation (i.e.
FLUCFCS Code 434 – Pine/Oak/Cabbage Palm) and, per the LDC (Section 3.05.07.B.1) the Project
has a 15%, or 0.20± acre, retained native vegetation requirement. This requirement will be met
through the retention of the 0.54± acre Pine/Oak/Ca bbage Palm (FLUCFCS Code 434) community
located between the county library and maintenance facility.
Correction Comment 2:
Explain how project is consistent with each of the applicable objectives and policies in the CCME of
the GMP Policy 6.1.1 and Objective 7.1 as applicable.
Response: Please see the revised Project Narrative addressing the project’s consistency with Policy
6.1.1 and Objective 7.1 stated in the CCME of the GMP.
Correction Comment 3:
Please indicate how many trees will be preserved onsite and where they are proposed to be located.
Trees to be saved need to meet the size requirements of 3.05.07 A.2.
Response: At this conceptual plan stage, the native vegetation of the Pine/Oak/Cabbage Palm
(FLUCFCS Code 434) community located between the county library and maintenance facility will
be preserved and will satisfy the tree preservation requirements. The exact size, consistent with
LDC Section 3.05.07.A.2, and location of these trees and palms in this area as well as throughout
the project site will be determined during the site development plan approval process.
If no preservation is required, please add a note on the Master Plan.
Response: It is our determination preservation is required per LDC Section 3.05.07.B.1. As
previously noted, the amount of retained native vegetation will be satisfied through the
maintenance of the Pine/Oak/Cabbage Palm (FLUCFCS Code 434) community located between the
county library and maintenance facility as provided on the revised Conceptual Site Plan.
Rejected Review: Landscape Review Reviewed By: Mark Templeton
Email: Mark.Templeton@colliercountyfl.gov Phone #: (239) 252-2475
Correction Comment 1:
4.06.02. Provide perimeter landscape buffers. See also LDC section 4.06.02 C, Table 2.4.
Page 3
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
Please label the required Type 'A' buffer where abutting the North portion of the David Lawrence
Center parcel.
Response: The required Type “A” Buffer that can be located abutting the north portion of the David
Lawrence Center property has been indicated on the revised Conceptual Site Plan.
Correction Comment 2:
4.06.02. Provide perimeter landscape buffers. See also LDC section 4.06.02 C, Table 2.4.
Please label the required Type 'D' buffer along N. 1st Street South of the access drive off of N. 1st
Street. It also appears that there is a portion North of the access drive where the buffer can be
provided.
Response: The required buffer along N. 1st Street south of the access drive off of N. 1st Street as
approved per the approved SDP-2002-AR02757 for this portion of the subject proper appears to be
in place based on Google Maps imagery from 2019 (See page 1 of the attached Existing Conditions
Buffer Imagery document). Based on discussions with staff, for purposes of identifying the type of
buffer if required as part of future the site development plan approval process, the existing buffer
area is labeled as a “10’ TYPE ‘D’ BUFFER” on the Conceptual Site Plan.
The portion of the subject property north of the access drive and south of the David Lawrence Center
property has also been labeled as a “10’ TYPE ‘D’ BUFFER.” The exact extent to which the buffer
will be required will be formally determined during the site development plan approval process as
existing site conditions appear to limit its location. See page 2 of the attached Existing Conditions
Buffer Imagery document showing the portion of the property and the existing conditions of a wood
fence limiting the extent of the buffer.
Correction Comment 3:
4.06.02. Provide perimeter landscape buffers. See also LDC section 4.06.02 C, Table 2.4.
Previously approved plans SDP-2002-AR02757 show a required 10' Type 'A' buffer along the South.
Please label the required Type 'A' buffer along the southern boundary.
Response: A Type “A” buffer appears to be in place (See page 3 of the attached Existing Conditions
Buffer Imagery document) along the southern boundary. For purposes of identifying the type of
buffer if required as determined during the site development plan approval process, the buffer area
is labeled as a “10’ TYPE ‘A’ BUFFER” on the Conceptual Site Plan (CSP). A delineated preserve area
has also been provided on the Conceptual Site Plan per the LDC that is also located along the
southern boundary. With regards to the preserve and the required buffer area, a typical note has
been provided on the CSP addressing that the preserve may be used to satisfy the buffer
requirements consistent with all applicable LDC requirements.
Page 4
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
Rejected Review: Zoning Review Reviewed By: John Kelly
Email: john.kelly@colliercountyfl.gov Phone #: (239) 252-5719
Correction Comment 1:
Staff research reveals the portion of the property that is subject of this petition is part of the property
that was previously a part of the David Lawrence Center - Immokalee, having received development
approval by means of SDP-87-025. Please incorporate this information into the Narrative Statement
and acknowledge that SDP-87-025 will be amended, as necessary, to accommodate the proposed
Conditional Use.
Response: Please see Page 2 of the revised Project Narrative addressing the existing SDP-87-025
site development approval and requirement any future development based on the proposed
Conditional Use approval will be amended.
Correction Comment 2:
A food truck is not a traditional accessory use to either an Essential Service or within the Residential
Single-Family-6 Zoning District and Zoning Staff finds no justification for same to have been provided.
Please justify said use or remove and re-submit those documents referencing the food truck.
Response: It is understood staff is not supportive of the food truck at this time as an accessory use
to the proposed essential services use. The following is provided to outline further justification for
this accessory use to the essential service use to remain as part of this petition.
The Immokalee Area Master Plan identifies that the subject property is within the Urban Future
Land Use designation and more specifically Urban – Mixed Use District: Commerce Center – Mixed
Use Subdistrict. Through the intent of this designation and district, development is to move toward
a mixed-use environment of development that provides a variety of residential and non-residential
uses. The existing essential service facilities (health department, library, and existing unimproved
transit stop) and the proposed CAT Superstop and Transfer Facility development are in the vicinity
of residential and commercial development. This variety of uses fully supports the mixed-use
district environment desired by the community. The proposed accessory food service use, provided
as a food truck, is an alternative way and opportunity to support the proposed CAT Superstop and
other essential service uses. By supporting the essential services use they in combination then
support the underlying mixed-use district to which development is intended to meet the future plan
of this area of the Immokalee community.
Again, we realize there are concerns by staff that the food truck food service use does not meet the
intent of an accessory use being “incidental and subordinate” to the principal use (essential
services). However, through this conditional use petition to allow for the essential service use, the
opportunity exists to place appropriate conditions on the use which will allow for it to be developed.
The proposed food truck is incidental and subordinate to the existing and proposed essential
services conditional use on the subject property and by default enables appropriate conditions to
be applied to the accessory use as well. Based on this relationship, the accessory food truck use to
be located in the adjacent parking lot is conditioned to not be promoted or commercially advertised
Page 5
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
separately to the general public. It is limited in numbers to one food truck on site. It is located in a
designated area within the parking area for the CAT Superstop and Transfer Station. The Hours of
operation, if a food truck is coordinated by CAT and available to operate that day, will be from
6:00am to 7:30pm. No additional signage or advertisements will occur on the property . It will
function no differently than the food truck that operates and supports the Collier County
Government Center, an essential services use. The TIS Report confirmed that the proposed
development to include the food truck as an additional use, was deemed to not negatively impact
the roadway segments and no additional improvements to the roadway system will be needed.
The proposed essential services use (CAT Superstop and Transfer Facility) with an incidental food
service use via a food truck, supports the urban/commercial center mixed use land use district the
Immokalee community desires for their future. Through the conditional use process, an essential
services use can be approved in the RMF-3 zoning district. The incidental and subordinate food
service use (food truck) to the essential services use is conditioned to not function as a full
commercial food service principal use would. The proposed uses do not negatively impact the
roadway system and there are no indications the uses will negatively affect the surrounding mixed
use area and overall public in terms of health, safety, welfare, morals, order, comfort, convenience,
appearance, or general welfare. Based on the above outlined justification and stated conditions,
the applicant respectfully requests the conditional use petition continue forward to the Hearing
Examiner to include the food truck accessory use as incidental and subordinate to the overall
requested essential service use.
Rejected Review: County Attorney Review Reviewed By: Sally Ashkar
Email: Sally.Ashkar@colliercountyfl.gov Phone #: (239) 252-8400
Correction Comment 1:
Miscellaneous Corrections: The conditional use does not cover the food truck aspect of the
application as a food truck is not a traditional accessory use for this zoning district. Accordingly, please
remove all food truck references from the application, including the site plan, TIS, and cover letter.
To have a food truck on the premises, you may pursue a temporary use permit down the line, but it
is not appropriate in the context of this CU.
Response: Please see the response above to the Zoning Review Correction Comment 3.
Correction Comment 2:
Miscellaneous Corrections: Please enlarge wording on site plan so it is legible at 8.5x11. Correction
Comment 3:
Response: Please see the revised Conceptual Site Plan with enlarged wor ding so it is legible at 8.5
x 11.
Correction Comment 3:
Miscellaneous Corrections: Please provide evidence that Damon Grant can sign the affidavit of
authorization on behalf of the County. Generally, the County Manager can sign for County projects,
Page 6
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
but if there is a specific resolution or ordinance authorizing Mr. Grant, then please provide it or have
an authorized person sign.
Response: Please see attached Resolution 2004-067 granting the Facilities Manager with the
authority to sign the affidavit of authorization on behalf of the County.
The following comments are informational and/or may include stipulations:
1. Additional comments or stipulations may be forthcoming once a sufficient application has
been submitted for review. This correspondence should not be construed as a position of
support or non-support for any issues within the petition. Staff will analyze the petition and
the recommendation will be contained in the staff report prepared for the Collier County
Planning Commission (CCPC) or Hearing Examiner (Hex).
Response: Noted.
2. Please be advised that pursuant to the LDC, an application can be considered closed if there
has been no activity on the application for a period of six (6) months. That six months period
will be calculated from the date of this letter.
Response: Noted.
3. Please ensure that all members of your review team that may testify before the Hex/CCPC
and the Board of County Commissioners (BCC) are registered as lobbyists with the county
pursuant to the regulations regarding that issue.
Response: Noted.
4. When addressing review comments, please provide a cover letter outlining your response to
each comment. Include a response to all comments.
Response: Provided and noted.
5. Please put revised dates on all exhibits and in the title block of the Site Plan. The PUD
document should include a footer that reflects the project name, petition number, date and
page X of Y for the entire document. Documents without this information will be rejected.
Response: Noted.
6. A partial resubmittal cannot be accepted; please do not resubmit until you can respond to
ALL review comments.
Response: Noted.
Page 7
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
7. Public hearings cannot be held until the Neighborhood Information criteria has been met. In
some petition types a Neighborhood Information Meeting (NIM) must be held while other
petition types only require the agent to send a letter. All letters and ads must be
pre-approved by the county planner. For additional information about the process please
contact me. Please note that the NIM must be held at least 15 days prior to the first hearing.
As you prepare for that meeting, please be aware of the following items:
Response: Noted.
a. Please provide the required affidavit and its attachments prior to the meeting (in
compliance with the LDC); and
Response: Noted.
b. Please post signs to direct attendees to the exact meeting location; and
Response: Noted.
c. Please ensure that there is sound amplification equipment available and working for this
meeting. If there is no permanent equipment, please bring a tested/working portable
microphone; and
Response: Noted.
d. You must provide a written synopsis of the meeting that includes a list of all questions
and answers as well as providing the audio/video tape; and
Response: Noted.
e. Please prepare documents for hand out to all NIM attendees and the public hearing file,
that show the differences in the uses that would be allowed in the existing and proposed
zoning districts. This request is based upon recent CCPC direction.
Response: Noted.
8. Note the adopted fee schedule requires payment of additional fees for petitions that require
more than four resubmittals; please contact the appropriate staff and resolve issues to avoid
this fee.
Response: Noted.
9. If you would like to discuss the review comments, require clarification and/or wish to identify
agree-to-disagree issues, please set up a post-review meeting through the Zoning Operations
Section. Post-review meetings are offered on Friday morning and include all rejecting
Page 8
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578
www.consult-rwa.com
reviewers. Please, contact Zoning Operations Manager, Camden Smith at 252-1042 or by
emailing her at Camden.smith@colliercountyfl.gov.
Response: Noted.
We look forward to your review and are available to answer questions related to this application.
Sincerely,
RWA, Inc.
Kenrick S. Gallander, AICP
Director of Planning
Attachments: Application Submittal Requirements (listed above)
cc: Ms. Michelle Arnold, Director Public Transit and Neighborhood Enhancement
RWA File: 130063.00.63
Page 1
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
2019 Imagery showing existing buffer vegetation south of the access drive along N. 1st Street.
Page 2
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
May 2019 Imagery showing limits of area where 10’ Type “D” Buffer would be located north of access drive off of N. 1st St.
Page 3
6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578
www.consult-rwa.com
2019 Imagery showing existing buffer vegetation along southern property line.
NESW0 20 4080SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:P:\19043.00 Humiston & Moore Engineers - 10135 Gulf Shore Drive\CAD\EIA\19043-EIA.dwg FLUCFCS 3/19/2019THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:MKRMJ03-19-1910135-292510135 GULF SHORE DRFLUCFCS MAP48-------------------01 OF 01UPLAND (ACRES):WETLAND (ACRES):PROJECT (ACRES):0.650.650·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYIDFLUCFCSDESCRIPTIONAREA(AC)1110RESIDENTIAL, LOW DENSITY0.462322COASTAL SCRUB >50%0.023 322COASTAL SCRUB >50%0.024 322COASTAL SCRUB 15-40%0.045 322COASTAL SCRUB 25-40%0.036 181SWIMMING BEACH0.08TOTAL0.6543223322532261811110SUBJECT PROPERTY2322CABBAGE PALMSSEAGRAPE (HEDGED)3712ACTIVE GOPHER TORTOISE37GT1(A)