Agenda 10/08/2019 Item # 9A (Ordinance: Vanderbilt Beach/Collier Boulevard)10/08/2019
EXECUTIVE SUMMARY
Recommendation to approve by Ordinance the Vanderbilt Beach/Collier Boulevard Commercial
Subdistrict small-scale amendment to the Collier County Growth Management Plan petition.
[Adoption Hearing] [PL20180003372] (This is a companion to Agenda Item 9.B).
OBJECTIVE: For the Board of County Commissioners (Board) to approve (adopt) the proposed small -
scale Growth Management Plan (GMP) amendment and to approve said amendment for transmittal to the
Florida Department of Economic Opportunity.
CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan
amendment. As such, per Florida Statutes, the request is heard only once by the Collier County Planning
Commission (CCPC) and the Board. If approved by the Board, the petition is transmitted to the Florida
Department of Economic Opportunity (DEO). If denied by the Board, the petition is not transmitted to
the DEO.
This petition seeks to amend the Future Land Use Element (FLUE) and Future Land Use Map (FLUM) of
the GMP to remove the requirement for commercial uses on the entry levels of residential buildings to
allow single-use residential-only buildings, while maintaining a mixed-use project overall, on ±2.51acres
comprising two platted lots; the site is located at the northwest corner of Buckstone Drive and Vanderbilt
Way, and generally 300 feet north of Vanderbilt Beach Road, approximately one -quarter mile west of
Collier Boulevard (CR 951), in Section 34, Township 48 South, Range 26 East. The Subdistrict text and
maps proposed by this amendment are depicted on Ordinance Exhibit A. Staff’s analysis is provided in
the Staff Report to the CCPC.
Additional considerations:
• Chapter 163, F.S., provides for an amendment process for a local government’s adopted Plan.
• County Resolution 12-234 provides for a public petition process to amend the Collier County
GMP.
Per Chapter 163.3187, Florida Statutes, limitations are in place for this type of small-scale amendment, as
identified below, followed by staff comments in [brackets].
1. The proposed amendment involves a use of 10 acres or fewer. [The proposed amendment
pertains to a ±2.51-acre property.]
2. The cumulative annual effect of the acreage for all small-scale development amendments adopted
by the local government does not exceed a maximum of 120 acres in a calendar year. [Thus far,
no small scale GMP amendments have been adopted in calendar year 2019.]
3. The proposed amendment does not involve a text change to the goals, policies, and objectives of
the local government’s comprehensive plan, but only proposes a land-use change to the future
land use map for a site-specific small-scale development activity. However, text changes that
relate directly to, and are adopted simultaneously with, the small-scale future land use map
amendment is permissible under this section. [This amendment involves text changes that relate
directly to a site-specific Future Land Use Map series change.]
4. The property that is the subject of the proposed amendment is not located within an area of
critical state concern unless the project subject to the proposed amendment involves the
construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located
within an area of critical state concern designated by s. 380.0552 or by the Administration
Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical
State Concern.]
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by,
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and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community
Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the
following criteria in making its decision: “plan amendments shall be based on relevant and appropriate
data and an analysis by the local government that may include but not be limited to, surveys, studies,
community goals and vision, and other data available at the time of adoption of the plan amendment. To
be based on data means to react to it in an appropriate way and to the extent, necessary indicated by the
data available on that particular subject at the time of adoption of the plan or plan amendment at issue.”
163.3177(1)(f), FS. In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be
based on surveys, studies and data regarding the area, as applicable including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
non-conforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment and economic development that will
strengthen and diversify the community’s economy.
And FLUE map amendments shall also be based upon the following analysis per Section
163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic
resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
This item is approved as to form and legality. It requires an affirmative vote of four for approval because
this is an Adoption hearing of the GMP amendment. [HFAC]
FISCAL IMPACT: Petition fees account for staff review time and materials, and the cost of associated
legal advertising/public notice for the public hearings. Therefore, no fiscal impacts to Collier County
result from the adoption of this amendment.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board and its
transmittal to the Florida Department of Economic Opportunity will commence the Department’s (30)
thirty-day challenge period for any affected person. Provided the small-scale development amendment is
not challenged; it becomes effective (31) thirty-one days after Board adoption.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That
the Collier County Planning Commission forward petition PL20180003372/CPSS-2019-2 to the Board of
County Commissioners with a recommendation to adopt and transmit this small-scale GMP amendment
to the Florida Department of Economic Opportunity.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
continued this petition from their August 1, 2019 hearing and heard this petition at their August 15, 2019
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meeting. Four persons spoke in opposition expressing concerns: incompatible with nearby residential,
and not enough details provided (no detailed site plan) for the County to determine compatibility;
increased noise and glare; negative impact on property values; frustration with continuous requests to
amend the GMP Subdistrict and PUD.
The CCPC voted [7/0] to forward petition PL20180003372/CPSS-2019-2 to the Board with a
recommendation to approve for adoption and transmittal to the Florida Department of Economic
Opportunity.
RECOMMENDATION: To adopt and transmit petition PL20180003372/CPSS-2019-2 to the Florida
Department of Economic Opportunity, as recommended by the CCPC.
Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth Management
Manager, Comprehensive Planning Section, Zoning Division
ATTACHMENT(S)
1. Adoption Stff Rpt_CPSS-19-2 CCPC (PDF)
2. Adoption Ordinance - 090919(2) (PDF)
3. [Linked] Petition_Application PL20180003372-CPSS-19-2 (PDF)
4. Legal Ad - Agenda ID 9809 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.A
Doc ID: 9809
Item Summary: Recommendation to approve by Ordinance the Vanderbilt Beach/Collier
Boulevard Commercial Subdistrict small-scale amendment to the Collier County Growth Management
Plan petition. [Adoption Hearing] [PL20180003372] (This is a companion to Agenda Item 9.B).
Meeting Date: 10/08/2019
Prepared by:
Title: Planner, Senior – Zoning
Name: Marcia R Kendall
08/20/2019 7:27 AM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
08/20/2019 7:27 AM
Approved By:
Review:
Growth Management Department David Weeks Additional Reviewer Completed 09/11/2019 3:26 PM
Growth Management Operations & Regulatory Management Donna Guitard Additional Reviewer Completed 09/12/2019 12:15 PM
Growth Management Department Judy Puig Level 1 Reviewer Completed 09/05/2019 11:59 AM
Growth Management Department Thaddeus Cohen Department Head Review Completed 09/13/2019 9:39 AM
Growth Management Department James C French Deputy Department Head Review Completed 09/13/2019 4:43 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 09/18/2019 9:54 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 09/18/2019 11:20 AM
Office of Management and Budget Laura Wells Level 3 OMB Gatekeeper Review Completed 09/24/2019 3:05 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 09/24/2019 4:04 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 09/29/2019 7:45 AM
Board of County Commissioners MaryJo Brock Meeting Pending 10/08/2019 9:00 AM
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Agenda Item 9.A.___
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CPSS-2019-2 / PL20180003372
Amending the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict in the FLUE
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION
COMPREHENSIVE PLANNING SECTION
HEARING DATE: August 1, 2019
SUBJECT: PETITION PL20180003372 / CPSS-2019-2, SMALL SCALE GROWTH
MANAGEMENT PLAN AMENDMENT
[ADOPTION HEARING]
(Companion to Vanderbilt Commons, Lots 5 & 6 PUD Amendment PL20180003366)
ELEMENT: FUTURE LAND USE ELEMENT (FLUE)
APPLICANT/AGENTS
Applicant/Owner: Ralph Cioffi, Manager
Vanderbilt Way Apartments, LLC
2950 Tamiami Trail North, Suite 200
Naples, FL 34103
Agents: Lindsay F. Robin, MPA Jeff Wright, Esq.
Waldrop Engineering, PA Henderson, Franklin, Starnes & Holt, PA
28100 Bonita Grande Drive 8889 Pelican Bay Boulevard
Bonita Springs, Florida 34135 Bonita Springs, Florida 34108
GEOGRAPHIC LOCATION
The subject property comprises approximately
2.51 acres and is located at the northwest corner
of Buckthorn Drive and Vanderbilt Way, and
generally 300 feet north of Vanderbilt Beach
Road, approximately one-quarter mile west of
Collier Boulevard (CR 951), in Section 34,
Township 48 South, Range 26 East. The subject
property is a component of the larger, 47.94-acre
parent Vanderbilt Beach/Collier Blvd.
Commercial Subdistrict, which encompasses
two geographic areas; the easterly “existing
area” (33.45 acres) and the westerly “expansion
area”. (Urban Estates Planning Community)
Subject Property
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Agenda Item 9.A.___
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CPSS-2019-2 / PL20180003372
Amending the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict in the FLUE
REQUESTED ACTION
The applicant seeks to revise the Vanderbilt Beach/Collier Blvd. Commercial Subdistrict in the FLUE
and on the Future Land Use Map Series of the Growth Management Plan (GMP), affecting fewer
than ten (10) acres, by amending the:
• FLUM inset map to depict the affected area (two platted lots), and
• Subdistrict text to change use allowance for the affected area. The Subdistrict language
proposed by this amendment is found in Ordinance Exhibit “A”.
PURPOSE AND DESCRIPTION OF PROJECT
The petition to amend Subdistrict provisions to remove the requirement for commercial uses on the
entry levels of residential buildings to allow single-use residential only buildings.
The companion PUD amendment petition [PL20180003366] will amend the Vanderbilt Commons
Mixed Use Planned Unit Development (MPUD), to allow the already -approved residential dwelling
units to be located on all floors of multi-story residential-use only buildings on Lots 5 and 6; with
another revision removing a description of future mixed uses.
STAFF ANALYSIS
FUTURE LAND USE DESIGNATIONS, ZONING AND LAND USES:
Existing Conditions:
Subject Property: The two-lot subject property is zoned (is part of the) Vanderbilt Commons Mixed
Use Planned Unit Development (MPUD). That MPUD is approved for 200,000 square feet of
commercial uses (office, retail and personal service uses) and 58 multi-family dwelling units.
The 33.45-acre “existing area” portion of the parent Subdistrict is zoned Mission Hills PUD. This
PUD is approved for 200,000 sq. ft. of commercial, financial, health and office uses, and preserve
areas. Of the 200,000 sq. ft. approved, 121,817 sq. ft. have been developed – with two
undeveloped outlots remaining.
The Future Land Use Map designation for these properties is the Urban Mixed Use District,
Vanderbilt Beach/Collier Blvd. Commercial Subdistrict.
Surrounding Lands:
North: A large portion of bounding lands to the north of the subject “expansion area” property are
zoned Residential PUD (Wolf Creek, aka Black Bear Ridge), approved for a variety of residential
uses (754 residential units), and preserve and open space. Of the 754 residential units approved,
162 single-family units and 118 multi-family units have been built.
The area north of the “existing area” property is zoned MPUD (Sonoma Oaks), which allows for
120,000 sq. ft. of commercial and office uses, single- and multi-family residential uses (up to 114
residential units) or a senior housing facility (up to 456 units), and essential services (including a
County well site and pump house), and preserve areas. This PUD is currently undeveloped.
The Future Land Use Map designation of these lands is Urban Mixed Use District, Urban
Residential Subdistrict.
East: Land to the east of the subject “expansion area” property is zoned Mission Hills PUD. The
Mission Hills property is reaching commercial (grocery store, automotive service centers,
convenience store, eating establishment, commercial strip center, branch bank, etc.) buildout.
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Agenda Item 9.A.___
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CPSS-2019-2 / PL20180003372
Amending the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict in the FLUE
The current Future Land Use Map designation is also Urban Mixed Use District, Vanderbilt
Beach/Collier Blvd. Commercial Subdistrict. This is the 33.45-acre “existing area” portion of the
Subdistrict.
South: Land to the south of the subject property, across Vanderbilt Beach Road, is zoned Estates
and some parcels are developed with a single family residence.
The Golden Gate Area Master Plan Future Land Use Map designates most of this area Estates
Mixed Use District, Residential Estates Subdistrict. The Commercial Western Estates Infill
Subdistrict comprises the property at the southwest corner of Vanderbilt Beach Road and Collier
Blvd.
West: Land to the west of the subject property is zoned Residential PUD (Wolf Creek, aka Portofino
Falls), approved for residential uses (754 residential units), and preserve and open space. Of
the 754 residential units approved, 162 single-family units and 118 multi-family units have been
built.
The Future Land Use Map designation of this land area is Urban Mixed Use District, Urban
Residential Subdistrict.
In summary, the existing land uses in the area immediately surrounding the subject property are
predominately urban residential in nature to the west and north; estates residential to the south; and,
commercial to the east (within the “existing area” of the Subdistrict). A place of worship is located
farther east, across Collier Blvd.
Criteria for GMP Amendments in Florida Statutes
Data and analysis requirements for comprehensive plans and plan amendments are noted in
Chapter 163, F.S., specifically as listed below.
Identification and Analysis of the Pertinent Criteria in Florida Statutes, Chapter 163.3187, to Qualify
as a Small-Scale Comprehensive Plan (GMP) Amendment:
The process for adoption of small-scale comprehensive plan amendment requires (in part) the
following statutory standards be met, [followed by staff analysis in bracketed text].
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 10 acres or fewer. [The amendment pertains
to a ±2.21-acre property.]
(b) The cumulative annual effect of the acreage for all small scale development amendments
adopted by the local government does not exceed a maximum of 120 acres in a calendar
year. [Thus far, no small scale GMP amendments have been adopted in calendar year
2019.]
(c) The proposed amendment does not involve a text change to the goals, policies, and
objectives of the local government’s comprehensive plan, but only proposes a land use
change to the future land use map for a site-specific small scale development activity.
However, text changes that relate directly to, and are adopted simultaneously with, the
small scale future land use map amendment shall be permissible under this section. [This
amendment involves text changes that relate directly to site-specific Future Land Use
Map changes.]
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Amending the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict in the FLUE
(d) The property that is the subject of the proposed amendment is not located within an area
of critical state concern, unless the project subject to the proposed amendment involves
the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is
located within an area of critical state concern designated by s. 380.0552 or by the
Administration Commission pursuant to s. 380.05(1). [The subject property is not within
an Area of Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal
consistency of the plan pursuant to s. 163.3177. [The amendment preserves the internal
consistency between and among GMP elements.]
Section 163.3177(1)(f), Florida Statutes:
The process for adoption of a comprehensive plan amendment requires (in part) that plan
amendments shall be based upon relevant and appropriate data and an analysis by the local
government,
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall
be based upon relevant and appropriate data and an analysis by the local government that
may include, but not be limited to, surveys, studies, community goals and vision, and other
data available at the time of adoption of the comprehensive plan or plan amendment. To be
based on data means to react to it in an appropriate way and to the extent necessary
indicated by the data available on that particular subject at the time of adoption of the plan or
plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not
be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of
such studies, surveys, data, and supporting documents for proposed plans and plan
amendments shall be made available for public inspection, and copies of such plans shall
be made available to the public upon payment of reasonable charges for reproduction.
Support data or summaries are not subject to the compliance review process, but the
comprehensive plan must be clearly based on appropriate data. Support data or
summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a
methodology utilized in data collection or whether a particular methodology is
professionally accepted may be evaluated. However, the evaluation may not include
whether one accepted methodology is better than another. Original data collection by
local governments is not required. However, local governments may use original data so
long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population
estimates and projections, which shall either be those published by the Office of
Economic and Demographic Research or generated by the local government based upon
a professionally acceptable methodology. The plan must be based on at least the
minimum amount of land required to accommodate the medium projections as published
by the Office of Economic and Demographic Research for at least a 10-year planning
period unless otherwise limited under s. 380.05, including related rules of the
Administration Commission. Absent physical limitations on population growth, population
projections for each municipality, and the unincorporated area within a county must, at a
minimum, be reflective of each area’s proportional share of the total county population
and the total county population growth.
9.A.1
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Agenda Item 9.A.___
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CPSS-2019-2 / PL20180003372
Amending the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict in the FLUE
Section 163.3177(6)(a)2. Florida Statutes:
The process for adoption of a comprehensive plan amendment r equires (in part) that plan
amendments shall be based upon surveys, studies and data regarding the area,
2. The future land use plan and plan amendments shall be based upon surveys, studies, and
data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination
of nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
The process for adoption of a comprehensive plan map amendment [which this is] requires (in part)
that plan amendments shall be based analyses of the availability of facilities and services, the
suitability of the plan amendment for its proposed uses, and of the minimum amount of land needed
to achieve the goals and requirements of the existing subdistricts, overlays and special designations ,
within which land use programs and activities are ultimately directed.
(a) A future land use plan element designating proposed future general distribution, location,
and extent of the uses of land for residential uses, commercial uses, industry, agriculture,
recreation, conservation, education, public facilities, and other categories of the public and
private uses of land. The approximate acreage and the general range of dens ity or intensity
of use shall be provided for the gross land area included in each existing land use category.
The element shall establish the long-term end toward which land use programs and activities
are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering
the character of the undeveloped land, soils, topography, natural resources, and
historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
9.A.1
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Agenda Item 9.A.___
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CPSS-2019-2 / PL20180003372
Amending the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict in the FLUE
It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address
the statutory requirements for a Plan amendment, then present and defend, as necessary, that data
and analysis.
BACKGROUND, CONSIDERATIONS AND ANALYSIS
Future Land Use and Zoning History:
• 1998 – The first PUD, the Golden Pond PUD, is designated for the 33.45 -acre property at the
northwest quadrant of the Vanderbilt Beach Road and Collier Boulevard, to allow up to 75 multi -
family dwelling units. This PUD would remain undeveloped.
• 2001 – The GMP amendment is approved to establish the [subject] Vanderbilt Beach/Collier Blvd.
Commercial Subdistrict, to allow up to 200,000 sq. ft. of commercial uses, financial institutions,
business services, and professional and medical offices on the same 33.45-acre property.
• 2003 – The next PUD, the Mission Hills PUD, replaces Golden Pond on the 33.45-acre property
at the northwest quadrant of the Vanderbilt Beach Road and Collier Boulevard, to allow 200,000
sq. ft. of general commercial uses.
• 2005 – The GMP amendment is approved to expand the Vanderbilt Beach/Collier Blvd.
Commercial Subdistrict, which prohibits certain commercial uses considered incompatible with
residential uses in the mixed-use setting. The adoption Ordinance for the Subdistrict,
unintentionally omitted language for an additional amount of commercial floor area (150,000 sq.
ft.), and its office – retail split (90,000 sq. ft./60,000 sq. ft.).
• 2005 – The Carolina Village MPUD is approved for the (original) 15.88-acre “expansion area”
property at the northwest quadrant of Vanderbilt Beach Road and Collier Boulevard, to allow up
to 150,000 sq. ft. of commercial uses and, up to 64 residential-over-commercial units. This
MPUD does not include the gas stations, convenience stores with ga s pumps, fast food
restaurants with drive-through lanes, and tire stores prohibited by Subdistrict provisions. Also,
this MPUD does not include a square feet limitation for office/retail use categories.
• 2017 – The Subdistrict is amended to revise the Vanderbilt Beach/Collier Boulevard Commercial
Subdistrict to: 1) add 200,000 square feet of gross leasable floor area of commercial land uses
in the (originally) 15.88-acre expansion area, which is the site of the Carolina Village PUD,
resulting in a total of 400,000 square feet of commercial land uses in the entire Subdistrict.
Residential uses are allowed in mixed-use buildings at a maximum density of 16 dwelling units
per acre; 2) remove a development restriction related to transportation impacts; and, 3) amend
and re-order the text. Related changes are approved in the companion PUD amendment.
Appropriateness of the Site and the Change:
The two-lot site is appropriate for the change, as the number of residential units is already approved,
the amendment still allows commercial uses without requiring them, and the Subdistrict does not
lose its mixed-use characteristics.
Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element
Consistency Determination:
No issues or concerns have been identified regarding transportation impacts.
9.A.1
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Amending the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict in the FLUE
Environmental Impacts:
No issues or concerns have been identified regarding impacts environmental impacts or
requirements of the Conservation and Coastal Management Element (CCME)The project will be
subject to the requirement of accidental discovery of archaeological or historical sites as required by
CCME Policy 11.1.3. The provision is also included in Subsection 2.03.07 E of the LDC.
Public Facilities Impacts:
No issues or concerns have been identified regarding impacts upon potable water, wastewater, solid
waste, drainage, park and recreational facilities, schools, or EMS and fire protection services.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS
The application team held a Neighborhood Information Meeting (NIM) at the Greater Naples Fire
Rescue Headquarters, 14575 Collier Boulevard, Naples on June 3, 2019, at 5:30 p.m. as required
by Section 10.03.05 F. of the LDC. This NIM was advertised, noticed and held jointly for this GMP
amendment petition and companion PUD amendment petition.
Approximately sixteen people [mainly from the Black Bear Ridge community] other than the applicant
team (including attorney Jeff Wright, Esq., of Henderson, Franklin, Starnes & Holt, PA, and
subconsultants) and County staff attended ‒ and heard the following information:
The agent representing this application (Lindsay F. Robin, of Waldrop Engineering), described the
site location, provided a full description of the proposed changes to the group, and how this site is
transitional for uses in the immediate area [residential – north; commercial – south and east].
The applicant (Ralph Cioffi, of Vanderbilt Way Apartments), explained the property’s background to
those present, especially how they’ve changed since 2014. He is no longer involved with the party
who developed the south (front) half of Vanderbilt Commons, or the other previous partial owners.
He has retained these 2 lots to develop himself.
Mr. Cioffi described the residential buildings planned for construction, and how they are compatible
with nearby commercial uses in the mixed use development.
One speaker voiced opposition to the proposed amendments removing the mandate for commercial
uses to occupy the first floor of residential buildings, and asked for more information.
Mr. Cioffi described the all-residential building, with the lowest levels having the largest unit sizes of
the two- and three-bedroom apartments, with first-floor attached garages facing the north [away from
commercial properties to the south and east]. All previously-approved 58 residential units will be in
a single building occupying the two lots.
Another speaker voiced concerns over residents’ outdoor activities, and how outdoor lighting will be
a problem. Another asked about the large residential building’s design, including style and color.
Mr. Cioffi explained the general size and location of the building on the site, but has not decided on
the architectural details themselves and had no drawings or elevations to illustrate them at this time.
A speaker identified traffic problems that continue on Buckstone and Pristine Drives, as the
commercial traffic from Mission Hills visits newer businesses in Vanderbilt Commons [and vice
versa]. Another asked about considering traffic calming practices, and utilizing them to better protect
the residents [especially children] and control this traffic.
The meeting was completed by 6:25 p.m. NIM summary minutes, prepared by the application team,
are included in this petition package.
9.A.1
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Agenda Item 9.A.___
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CPSS-2019-2 / PL20180003372
Amending the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict in the FLUE
This synopsis provides the annotated NIM proceedings. An audio recording of the entire
Neighborhood Information Meeting is available on the County’s “I” drive, at I:/GMD/Comprehensive
Planning/NIM Recordings & PREAPP Notes.
[Synopsis prepared by C. Schmidt, AICP, Principal Planner]
FINDINGS AND CONCLUSIONS
• The subject site is undeveloped, while earlier projects in Vanderbilt Commons PUD [and this
Subdistrict] are developing with commercial projects as planned.
• This amendment effects no known historic or archaeological sites.
• No issues regarding impacts upon potable water, wastewater collection and treatment, solid
waste collection and disposal services, arterial and collector roads or other public infrastructure
have been identified.
• The proposed amendment has no effect on the requirements of the Conservation and Coastal
Management Element (CCME).
• People attending the Neighborhood Information Meeting opposed the proposed change.
• A companion rezone petition has been submitted concurrent with this GMPA petition.
LEGAL CONSIDERATIONS
This Staff Report was reviewed by the Office of the County Attorney July 12, 2019. The criteria for
GMP amendments to the Future Land Use Element and map series are in Sections 163.3177(1)(f)
and 163.3177(6)(a)2 and 163.3177(6)(a)8, Florida Statutes. [HFAC]
STAFF RECOMMENDATION
Staff recommends that the Collier County Planning Commission forward Petition
PL20180003372/CPSS-2019-2 to the Board of County Commissioners with a recommendation to
approve for adoption and transmittal to the Florida Department of Economic Opportunity.
[Remainder of page intentionally left blank]
9.A.1
Packet Pg. 35 Attachment: Adoption Stff Rpt_CPSS-19-2 CCPC (9809 : Vanderbilt Beach Rd/Collier Blvd. Comm'l Subdistrict)
Agenda Item 9.A.___
‒ 9 ‒
CPSS-2019-2 / PL20180003372
Amending the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict in the FLUE
9.A.1
Packet Pg. 36 Attachment: Adoption Stff Rpt_CPSS-19-2 CCPC (9809 : Vanderbilt Beach Rd/Collier Blvd. Comm'l Subdistrict)
9.A.2
Packet Pg. 37 Attachment: Adoption Ordinance - 090919(2) (9809 : Vanderbilt Beach Rd/Collier Blvd. Comm'l Subdistrict)
9.A.2
Packet Pg. 38 Attachment: Adoption Ordinance - 090919(2) (9809 : Vanderbilt Beach Rd/Collier Blvd. Comm'l Subdistrict)
9.A.2
Packet Pg. 39 Attachment: Adoption Ordinance - 090919(2) (9809 : Vanderbilt Beach Rd/Collier Blvd. Comm'l Subdistrict)
9.A.2
Packet Pg. 40 Attachment: Adoption Ordinance - 090919(2) (9809 : Vanderbilt Beach Rd/Collier Blvd. Comm'l Subdistrict)
9.A.2
Packet Pg. 41 Attachment: Adoption Ordinance - 090919(2) (9809 : Vanderbilt Beach Rd/Collier Blvd. Comm'l Subdistrict)
9.A.2
Packet Pg. 42 Attachment: Adoption Ordinance - 090919(2) (9809 : Vanderbilt Beach Rd/Collier Blvd. Comm'l Subdistrict)
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
APPLICATION
1
APPLICATION NUMBER: ___________________ DATE RECEIVED: ______________________________
PRE-APPLICATION CONFERENCE DATE: __________________________________________________
DATE SUFFICIENT: ______________________________________________________________________
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Growth Management Department, Zoning
Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-
2400.
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be notified in
writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the
deficiencies. For additional information on the processing of the application, see Resolution 97-431 as
amended by Resolution 98-18 (both attached). If you have any questions, please contact the
Comprehensive Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFOMRATION
A. Name of Applicant: ______________________________________________________________
Company: _______________________________________________________________________
Address: _________________________________________________________________________
City: ______________________________ State: _____________________ Zip Code: __________
Phone Number: ______________________ Fax Number: ________________________________
B. Name of Agent* _________________________________________________________________
• THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company: ________________________________________________________________________
Address: ___________________________________________________________________
City: ___________________________ State: ____________________ Zip Code: ________
Phone Number: ____________________ Fax Number: ___________________________
C. Name of Owner (s) of Record: ____________________________________________________
Address: _________________________________________________________________________
City: ___________________________ State: ___________________ Zip Code: ________
Phone Number: _______________________ Fax Number: ______________________________
2
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this application.
II. Disclosure of Interest Information:
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. (Use additional sheets if necessary).
Name and Address Percentage 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 Percentage of Stock
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
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 Percentage of Interest
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
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 Percentage 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 Percentage 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: ______yrs./mos.
If, Petitioner has option to buy, indicate date of option: ______________ and date
option terminates: ______________, or anticipated closing: _______________________.
H. 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.
4
III. DESCRIPTION OF PROPERTY:
A. LEGAL DESCRIPTION: ______________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
B. GENERAL LOCATION: _____________________________________________________________
__________________________________________________________________________________
C. PLANNING COMMUNITY: _______________________ D. TAZ: ______________________
E. SIZE IN ACRES: __________________________________ F. ZONING: __________________
G. SURROUNDING LAND USE PATTERN: _________________________________________________
___________________________________________________________________________________
H. FUTURE LAND USE MAP DESIGNATION(S): _____________________________________________
IV. TYPE OF REQUEST:
A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
______ Housing Element ______ Recreation/Open Space
______ Traffic Circulation Sub-Element ______ Mass Transit Sub-Element
______ Aviation Sub-Element ______ Potable Water Sub-Element
______ Sanitary Sewer Sub-Element ______ NGWAR Sub-Element
______ Solid Waste Sub-Element ______ Drainage Sub-Element
______ Capital Improvement Element ______ CCME Element
______ Future Land Use Element ______ Golden Gate Master Plan
______ Immokalee Master Plan
B. AMEND PAGE (S): _________________OF THE: _______________________________ELEMENT
AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to
identify language to be added). Attach additional pages if necessary:
_________________________________________________________________________
_________________________________________________________________________
_________________________________________________________________________
5
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM ______________________________
TO _______________________________________________________________________________
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
________________________________________________________________________________
________________________________________________________________________________
________________________________________________________________________________
E. DESCRIBE ADDITINAL CHANGES REQUESTED: ________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
V. REQUIRED INFORMATION:
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced to 8-
1/2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
__________ Provide general location map showing surrounding developments (PUD,
DRI’s, existing zoning) with subject property outlined.
__________ Provide most recent aerial of site showing subject boundaries, source, and
date.
__________ Provide a map and summary table of existing land use and zoning within
a radius of 300 feet from boundaries of subject property.
B. FUTURE LAND USE AND DESIGNATION
__________ Provide map of existing Future Land Use Designation(s) of subject property
and adjacent lands, with acreage totals for each land use designation on
the subject property.
C. ENVIRONMENTAL
___________ Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED
ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE.
___________ Provide a summary table of Federal (US Fish & Wildlife Service) and State
(Florida Game & Freshwater Fish Commission) listed plant and animal
species known to occur on the site and/or known to inhabit biological
communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route, etc.).Identify historic and/or
archaeological sites on the subject property.
D. GROWTH MANAGEMENT
Reference 9J-11.006, F.A.C. and Collier County’s Capital Improvements Element
6
Policy 1.1.2 (Copies attached).
1. INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING:
__________ Is the proposed amendment located in an Area of Critical State
Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so, identify area
located in ACSC.
_________ Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380 F.S.?
(Reference 9J-11.006(1)(a)7.a, F.A.C.)
__________ Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ?
(Reference 9J-11.006(1)(a)7.b, F.A.C.) Does the proposed amendment
create a significant impact in population which is defined as a potential
increase in County-wide population by more than 5% of population
projections? (Reference Capital Improvement Element Policy 1.1.2). If
yes, indicate mitigation measures being proposed in conjunction with the
proposed amendment.
_________ Does the proposed land use cause an increase in density and/or intensity
to the uses permitted in a specific land use designation and district
identified (commercial, industrial, etc.) or is the proposed land use a
new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.).
If so, provide data and analysis to support the suitability of land for the
proposed use, and of environmentally sensitive land, ground water and
natural resources. (Reference Rule 9J-11.007, F.A.C.)
E. PUBLIC FACILITIES
1. Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the following public facilities:
_________ Potable Water
_________ Sanitary Sewer
_________ Arterial & Collector Roads; Name specific road and LOS
____________________________
____________________________
____________________________
____________________________
__________ Drainage
__________ Solid Waste
__________ Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that would
cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation
measures being proposed in conjunction with the proposed amendment.
(Reference Capital Improvement Element Objective 1 and Policies)
2. ________ Provide a map showing the location of existing services and public
facilities that will serve the subject property (i.e. water, sewer, fire
protection, police protection, schools and emergency medical services.
7
3. ________ Document proposed services and public facilities, identify provider, and
describe the effect the proposed change will have on schools, fire
protection and emergency medical services.
F. OTHER
Identify the following areas relating to the subject property:
_____ Flood zone based on Flood Insurance Rate Map data (FIRM).
_____ Location of wellfields and cones of influence, if applicable. (Identified on
Collier County Zoning Maps)
_____ Traffic Congestion Boundary, if applicable
_____ Coastal Management Boundary, if applicable
_____ High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
_____ $16,700.00 non-refundable filing fee made payable to the Board of County
Commissioners due at time of submittal. (Plus proportionate share of advertising costs)
_____ $9,000.00 non-refundable filing fee for a Small Scale Amendment made
payable to the Board of County Commissioners due at time of submittal.
(Plus proportionate share of advertising costs)
_____ Proof of ownership (copy of deed)
_____ Notarized Letter of Authorization if Agent is not the Owner (See attached form)
_____ Original and 5 complete, signed applications with all attachments including
maps, at time of submittal. After sufficiency is completed, 25 copies of the
complete application will be required.
* If you have held a pre-application meeting and paid the pre-application fee of $250.00 at the
meeting, deduct that amount from the above application fee amount when submitting your
application. All pre-application fees are included in the total application submittal fee. Otherwise the
overage will be applied to future proportionate share advertising costs.
* Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1”=400’ or at a scale as determined during the pre-application meeting.
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
AERIAL
²
Vanderbilt Beach Road Collier Boulevard/CR 9517th Avenue NWPristine Drive5th Avenue NW Collier Boulevard/CR 951Mission Hills Drive
Wolfe Road
3th Avenue NW Weber Boulevard NVanderbilt Commons MPUD/GMPAAERIAL MAP
Vanderbilt WayApartments, LLC
Source: Esri, DigitalGlobe, GeoEye. Earthstar Geographics, NES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
ZONING MAP
²
Vanderbilt Beach Road Collier Boulevard/CR 9517th Avenue NWPristine Drive5th Avenue NW Collier Boulevard/CR 951Mission Hills Drive
Wolfe Road
Vanderbilt Commons MPUD/GMPACURRENT ZONING MAP
PUD
A
Vanderbilt WayApartments, LLC
RPUD
MPUD
0 500 1,000250
Feet
Source: Esri, DigitalGlobe, GeoEye. Earthstar Geographics, NES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
E
A Rural AgriculturalE EstatePUD Planned Unit DevelopmentRPUD Residential Planned Unit DevelopmentMPUD Mixed Use Planned Unit Development
Zoning Districts
PUD
MPUD
PUD
MPUD
RPUD
RPUD
PUD
MPUD
RPUD
A
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
JUSTIFICATION NARRATIVE
Vanderbilt Commons Lots 5 & 6 GMPA
Justification Narrative
Page 1 of 4
VANDERBILT COMMONS LOTS 5 AND 6 GMPA
AMENDMENT JUSTIFICATION NARRATIVE
The Vanderbilt Commons Lots 5 and 6 GMPA property (“Property”) comprises 2.51+/- acres
and is located specifically within the Vanderbilt Commons Mixed Use Planned Unit
Development, Lots 5 and 6. The property is located at the northwest intersection of
Vanderbilt Beach Road and Collier Boulevard in unincorporated Collier County, Florida.
The Property is designated within the Urban Mixed Use District, Vanderbilt Beach/Collier
Boulevard Commercial Subdistrict. The Property is zoned Mixed Use Planned Unit
Development (MPUD) pursuant to Ordinance 17-47. The MPUD allows up to 200,000
square feet of commercial uses, including retail and office, and up to 58 multi-family
dwelling units. The Property is currently undeveloped and cleared of vegetation.
Through this petition, the Applicant is requesting a small-scale amendment to the Future
Land Use Element, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, to remove
the requirement to provide first-floor commercial uses with residential on the upper stories.
The Applicant has also filed a companion PUDA application (PL20180003366) to remove
the PUD requirement for commercial uses on the first floor of the mixed use buildings. The
requested amendment continues to provide a horizontally integrated mixed use
development by locating residential uses and commercial uses within proximity to each
other within the same PUD.
The proposed text amendment applies solely to Lots 5 and 6 of the Vanderbilt Commons
MPUD as described in the application materials, and will not apply to other properties in the
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict.
The companion MPUD amendment application (PL20180003366) maintains the approved
commercial intensity and residential density and only requests to provide residential-only
buildings on Lots 5 and 6 within the MPUD boundaries in accordance with market demand.
Once fully developed, the MPUD provides for a mixed use program that encourages multi-
modal transportation and a reduction in vehicle miles traveled. As outlined in the Letter of
No Impact prepared by Trebilcock Consulting Solutions, the amendment to allow residential
uses on the first floor of the mixed use buildings, and to make clear that residential uses do
not have to be in mixed use buildings, has no traffic impacts.
The following is data and analysis that supports approval of the proposed GMP Amendment
and identifies the request’s appropriateness in relation to the adopted Goals, Objectives and
Policies in the GMP and the requirements set forth in Chapter 163, Florida Statutes.
LOCATION & SURROUNDING DEVELOPMENT PATTERN
The Property is located at the northwest intersection of Vanderbilt Beach Road and Collier
Blvd. approximately 1/4 mile west of Collier Blvd. The site represents infill development
based upon the existing and approved/planned developments, roadways and preserve
surrounding the project. Please refer to Table 1 below, which provides an inventory of the
immediately adjacent Future Land Use Categories, zoning districts, and existing land uses.
Vanderbilt Commons Lots 5 & 6 GMPA
Justification Narrative
Page 2 of 4
TABLE 1: INVENTORY OF SURROUNDING LANDS
DIRECTION FUTURE LAND USE ZONING
DISTRICT EXISTING LAND USE
North Urban Mixed Use District, Urban
Residential Subdistrict RPUD
Preserve; Single-Family
Residential
(W olf Creek RPUD aka Black
Bear Ridge)
South
Urban Mixed Use District,
Vanderbilt Beach/Collier Blvd.
Commercial Subdistrict
MPUD Vacant Commercial
(Vanderbilt Commons MPUD)
East
Urban Mixed Use District,
Vanderbilt Beach/Collier Blvd.
Commercial Subdistrict
PUD Commercial
(Mission Hills PUD)
West
Urban Mixed Use District,
Vanderbilt Beach/Collier Blvd.
Commercial Subdistrict
MPUD Water Management Area
(Vanderbilt Commons MPUD)
The Property is surrounded by PUD-zoned lands and public right-of-way. Approximately
300-feet of preserve areas separate Lots 5 and 6 from the single-family residential located
in the Black Bear Ridge community to the north.
The Property is designated within a commercial subdistrict, which is specifically intended to
provide commercial and residential uses in an area of the county serviced by existing and
adequate public infrastructure.
The surrounding development pattern is indicative of the intent for compact, urban levels of
development in the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict to
accommodate the need for goods, services, and higher-density housing options in this area
of Collier County.
GMP CONSISTENCY
Future Land Use Objective 5: Implement land use policies that promote sound
planning, protect environmentally sensitive lands and habitat for listed species while
protecting private property rights, ensure compatibility of land uses and further the
implementation of the Future Land Use Element.
Directly north of Lots 5 and 6 is Tract C of the MPUD, which is the 0.18+/- acre preserve
tract. This tract connects to the existing Wolf Creek RPUD preserve, therefore providing a
linkage in preserves that allows wildlife more land area to create habitats. Directly north of
the preserve areas are single-family residential uses located within the Black Bear Ridge
community. The amendment proposes to increase compatibility with these uses by
removing the requirement to provide a more intense development, consisting of the 58
dwelling units AND commercial uses on the first floor. The amendment creates a transition
of intensity from the commercial uses to the south, to the single-family residential uses to
the north.
Future Land Use Policy 5.3: All rezonings must be consistent with this Growth
Management Plan.
Vanderbilt Commons Lots 5 & 6 GMPA
Justification Narrative
Page 3 of 4
As proposed, the companion PUDA application is consistent with the proposed text
amendments, and therefore consistent with the GMP.
Future Land Use Policy 5.6 New developments shall be compatible with, and
complementary to, the surrounding land uses, as set forth in the Land Development
Code.
As noted above, the proposed GMP amendment creates a more compatible and
complementary development pattern. The amendment creates a transition of intensity from
the commercial uses to the south, to the single-family residential uses to the north.
Future Land Use Objective 7: Promote smart growth policies, reduce greenhouse gas
emissions, and adhere to the existing development character of the Collier County,
where applicable, and as follows:
Future Land Use Policy 7.1: The County shall encourage developers and property
owners to connect their properties to fronting collector and arterial roads, except
where no such connection can be made without violating intersection spacing
requirements of the Land Development Code.
Future Land Use Policy 7.2: The County shall encourage internal accesses or loop
roads in an effort to help reduce vehicle congestion on nearby collector and arterial
roads and minimize the need for traffic signals.
Future Land Use Policy 7.3: All new and existing developments shall be encouraged
to connect their local streets and/or interconnection points with adjoining
neighborhoods or other developments regardless of land use type. The
interconnection of local streets between developments is also addressed in Policy
9.3 of the Transportation Element.
Future Land Use Policy 7.4: The County shall encourage new developments to
provide walkable communities with a blend of densities, common open spaces, civic
facilities and a range of housing prices and types.
The proposed small-scale GMPA application results in a horizontally integrated mixed use
project that maintains the ability to promote walkable and pedestrian-friendly environments.
The overall MPUD creates the ability to reduce greenhouse gases by providing residential
uses in proximity to commercial uses thereby promoting alternative transportation
opportunities such as walking or biking. Access is provided to Lots 5 and 6 via an existing
roadway (Vanderbilt Way) internal to the MPUD. This roadway provides access to all of the
parcels in the MPUD and further enhances the goals of the GMP by providing opportunities
for enhanced interconnectivity. The amendment directly supports sound planning principles.
ENVIRONMENTAL
The property is cleared of vegetation. The proposed site-specific text amendment to
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict will have no effect on the
requirements of the preserve areas previously approved for the Vanderbilt Commons
Vanderbilt Commons Lots 5 & 6 GMPA
Justification Narrative
Page 4 of 4
MPUD. The companion PUD application will retain the required on-site preserve area in full
compliance with the GMP and LDC.
Based upon this information, the site is suitable for residential development due to a lack of
environmental sensitivity and on-site natural resources.
INFRASTRUCTURE
The proposed small-scale amendment does not request an increase to the approved
density or intensity. The amendment will have virtually no impact on infrastructure. The
amendment results in a less intensive development program by transitioning to residential-
only buildings adjacent to Black Bear Ridge.
As outlined in the enclosed Letter of No Impact prepared by Trebilcock Consulting Services,
the amendment does not result in a level of service issue. Access is being provided to the
site via an existing roadway internal to the site.
The subject project will be served by Collier County potable water services and lies in the North
County Water Service Area. The subject project will be served by Collier County wastewater
collection and treatment services and lies in the North County Water Reclamation Service Area.
CONCLUSION
In summary, the proposed small-scale GMP amendment to allow residential uses on the
first floor of buildings on Lots 5 and 6 will create a more compatible development and
upholds the intent for mixed use development in the Vanderbilt Beach/Collier Boulevard
Commercial Subdistrict. The amendment does not request to increase density or intensity
previously approved through Ordinance 17-47.
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
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PL20180003372
CHAPTER 163 CRITERIA
Vanderbilt Commons Lots 5 & 6 GMPA
Florida Statutes Compliance
Page 1 of 2
Vanderbilt Commons Lots 5 & 6 GMPA
Chapter 163.3167(9), 163.3177(1), 163.3177(6) & 163.3184
Chapter 163.3167(9):
Each local government shall address in its comprehensive plan, as enumerated in this chapter,
the water supply sources necessary to meet and achieve the existing and projected water use
demand for the established planning period, considering the applicable plan developed pursuant
to s. 373.709.
The proposed GMP amendment does not increase approved density or intensity,
and as noted in the pre-application meeting notes, there will be no commercial
development on Lots 5 and 6. The residential development, as intended through
this petition and companion PUDA application (PL20180003366), will utilize
existing and available public infrastructure including potable water. The
amendment is in compliance with this section of the Florida Statutes.
163.3177(1) & 163.3177(6):
(1) The comprehensive plan shall provide the principles, guidelines, standards, and strategies
for the orderly and balanced future economic, social, physical, environmental, and fiscal
development of the area that reflects community commitments to implement the plan and its
elements. These principles and strategies shall guide future decisions in a consistent manner and
shall contain programs and activities to ensure comprehensive plans are implemented. The
sections of the comprehensive plan containing the principles and strategies, generally provided
as goals, objectives, and policies, shall describe how the local government’s programs, activities,
and land development regulations will be initiated, modified, or continued to implement the
comprehensive plan in a consistent manner. It is not the intent of this part to require the inclusion
of implementing regulations in the comprehensive plan but rather to require identification of those
programs, activities, and land development regulations that will be part of the strategy for
implementing the comprehensive plan and the principles that describe how the programs,
activities, and land development regulations will be carried out. The plan shall establish
meaningful and predictable standards for the use and development of land and provide meaningful
guidelines for the content of more detailed land development and use regulations.
As outlined in this application, the proposed amendments comply with the
framework set forth in the Growth Management Plan. The amendments provide
meaningful and predictable standards as intended by this statute and is
therefore in compliance.
(6) In addition to the requirements of subsections (1)-(5), the comprehensive plan shall include
the following elements
The petition provides for the application requirements and analysis necessary for
the request. The request is limited to allowing residential uses on the bottom floor
of buildings on Lots 5 and 6. Currently 58 dwelling units are approved for Lots 5
and 6, and the Applicant is not requesting to increase or decrease the approved
density.
Vanderbilt Commons Lots 5 & 6 GMPA
Florida Statutes Compliance
Page 2 of 2
163.3184:
Process for adoption of comprehensive plan or plan amendment.
The proposed small-scale GMP amendment will be processed in accordance
with the guidelines provided in F.S. Section 163.3184
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
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PL20180003372
PRE-APPLICATION MEETING
NOTES
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
EXECUTED AFFIDAVIT OF
AUTHORIZATION
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
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PL20180003372
PROPERTY OWNERSHIP
INFORMATION
VANDERBILT COMMONS LOTS 5 & 6 GMPA
DISCLOSURE OF INTEREST
VANDERBILT WAY APARTMENTS LLC
Manager - Ralph R. Cioffi, Jr.
Members/Ownership % -
• Vandy Way LLC - 70%
Manager - Ralph R. Cioffi, Jr.
Member/Ownership % - Ralph R. Cioffi, Jr. - 100%
• 227 Partners LLC - 20%
Authorized Members - Juergen F. Mross and Lori A. Mross
• IRC Investments LLC - 10%
Manager - IRC Management, LLC
Manager of Manager - Rainier N. Filthaut
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
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PL20180003372
PROFESSIONAL CONSULTANTS
Vanderbilt Commons Lots 5 & 6 GMPA
Exhibit I.D
Professional
Consultants
Planning: Lindsay F. Robin & Alexis V. Crespo, AICP
Waldrop Engineering, P.A.
28100 Bonita Grande Drive #305
Bonita Springs, FL 34135
239.405.7777
239.405.7899 fax
Lindsay.robin@waldropengineering.com
Alexis.crespo@waldropengineering.com
Land Use Attorney: Jeff Wright, Esq.
Henderson, Franklin, Starnes & Holt P.A.
8889 Pelican Bay Blvd., Suite 400
Naples, FL 34108
239.344.1371
239.344.1508 fax
jeff.wright@henlaw.com
Transportation: Norman J. Trebilcock, AICP, PE
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
239.566.9551
ntrebilcock@trebilcock.biz
Engineering: Jack Morris, PE Waldrop
Engineering, P.A.
28100 Bonita Grande Drive #305
Bonita Springs, FL 34135
239.405.7777
239.405.7899 fax
jack.morris@waldropengineering.com
Architect: Nathalie White
Studio+
12271 Towne Lake Drive
Fort Myers, FL 33913
239.271.4018
nathaliew@wearestudioplus.com
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
FUTURE LAND USE MAP
²
Vanderbilt Commons MPUD/GMPAFUTURE LAND USE MAP
Estates Designation
Urban Residential Fringe Subdistrict
Vanderbilt Beach/Collier BlvdCommercial Subdistrict
Vanderbilt WayApartments, LLC
Source: Esri, DigitalGlobe, GeoEye. Earthstar Geographics, NES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
0 500 1,000250
Feet
Wolfe Road
Collier Boulevard/CR 951Mission Hills Drive
Vanderbilt Beach Road
7th Avenue NW
5th Avenue NW Collier Boulevard/CR 951Pristine Drive
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
300-FOOT RADIUS MAP
²
Vanderbilt Beach Road
7th Avenue NWPristine DriveCollier Boulevard/CR 951Wolfe Road
0 500250
Feet
Source: Esri, DigitalGlobe, GeoEye. Earthstar Geographics, NES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
Preserve
Zoned: PUD
Use: Multi-Family Residential
(Portofino Falls)
Zoned: RPUD
Use: Single-Family Residential
(Black Bear Ridge)
Zoned: PUD
Use: Existing Commercial
(Mission Hills
Shopping Center)
Zoned: Estate
Use: Single-Family Residential
(Golden Gate Estates)
Subject Property 2.5+/- Acres
Existing Zoning: Mixed Use Planned Unit Development (MPUD)
Existing FLUE: Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
Existing Use: Vacant and Developed Commercial
Adjacent Property
North Zoning: RPUD
Use: Preserve (Black Bear Ridge)
South Zoning: MPUD
Use: Right-of-Way (Vanderbilt Beach Road)
Vacant Commercial (Vanderbilt Commons MPUD)
East Zoning: PUD
Use: Right-of-Way (Buckstone Drive)
Commercial (Mission Hills PUD)
West Zoning: MPUD
Use: Water Management Area (Vanderbilt Commons MPUD)
300-Foot Radius
Zoned: MPUD
Use: Water Management Area
(Vanderbilt Commons MPUD)Buckstone DriveVanderbilt Commons Lots 5 & 6 GMPAExisting Land Use & ZoningWithin a Radius of 300 Feet
Vanderbilt WayApartments, LLC
Exhibit V.A.-3
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
CURRENT ZONING MAP
²
Vanderbilt Beach Road Collier Boulevard/CR 9517th Avenue NWPristine Drive5th Avenue NW Collier Boulevard/CR 951Mission Hills Drive
Wolfe Road
Vanderbilt Commons MPUD/GMPACURRENT ZONING MAP
PUD
A
Vanderbilt WayApartments, LLC
RPUD
MPUD
0 500 1,000250
Feet
Source: Esri, DigitalGlobe, GeoEye. Earthstar Geographics, NES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
E
A Rural AgriculturalE EstatePUD Planned Unit DevelopmentRPUD Residential Planned Unit DevelopmentMPUD Mixed Use Planned Unit Development
Zoning Districts
PUD
MPUD
PUD
MPUD
RPUD
RPUD
PUD
MPUD
RPUD
A
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
ADDRESSING CHECKLIST
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
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 Division
at 239-252-5724 or submit in person to the Addressing Section 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. Forms older than 6 months will require additional review and approval by the Addressing Section.
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)
TDR (Transfer of Development Rights)
VA (Variance)
VRP (Vegetation Removal Permit)
VRSFP (Vegetation Removal & Site Fill Permit)
OTHER
LEGAL DESCRIPT ION 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)
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 #
SURVEY (copy - needed only for unplatted properties)
CURRENT PROJECT NAME (if applicable)
Rev. 6/9/2017 Page 1 of 2
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
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 Division.
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
Fax
Email/Fax:Phone:
Project or development names proposed for, or already appearing in, condominium documents (if application;
indicate whether proposed or existing)
Rev. 6/9/2017 Page 2 of 2
LOCATION MAP
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
LIST IDENTIFYING ALL PROPERTY
OWNERS & PARTIES OF THE
CORPORATION
2/27/2019 Detail by Entity Name
http://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=VANDERBI…2/2
Document Number
FEI/EIN Number
Date Filed
State
Status
Detail by Entity Name
Florida Limited Liability Company
VANDERBILT WAY APARTMENTS, LLC
Filing Information
L18000137672
NONE
06/05/2018
FL
ACTIVE
Principal Address
2950 TAMIAMI TRAIL NORTH, SUITE 200
NAPLES, FL 34103
Changed: 07/11/2018
Mailing Address
2950 TAMIAMI TRAIL NORTH, SUITE 200
NAPLES, FL 34103
Changed: 07/11/2018
Registered Agent Name & Address
DENTI, KEVIN A, ESQ
2180 IMMOKALEE RD STE 316
NAPLES, FL 34110
Authorized Person(s) Detail
Name & Address
Title MGR
CIOFFI, JR, RALPH R
2950 TAMIAMI TRAIL NORTH, SUITE 200
NAPLES, FL 34103
Annual Reports
No Annual Reports Filed
Document Images
06/05/2018 -- Florida Limited Liability View image in PDF format
Florida Department of State, Division of Corporations
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
TRAFFIC STATEMENT OF NO
ADDITIONAL IMPACTS
Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104
Phone 239-566-9551 ntrebilcock@trebilcock.biz www.trebilcock.biz
March 6, 2019
Ray Bellows
Zoning Planning Manager
Collier County Zoning Services
2800 N. Horseshoe Drive
Naples, FL 34104
SUBJECT: Vanderbilt Commons PUD Lots 5 and 6-- PL20180003372; PL20180003366
Transportation Statement of No Additional Impacts
Dear Mr. Bellows:
The purpose of this letter is to provide an evaluation and statement of no additional transportation
impacts and to clarify Institute of Transportation Engineers Land Use Codes (ITE LUC) as compared to
Standard Industrial Classification (SIC) codes identified as allowable uses for the project. The proposed
PUD land uses are not changing, just the elimination of the requirement regarding commercial on the
first floor of the residential buildings. This does not change the project’s calculated traffic impact, since
the project will still be mixed use and benefit from the applicable internal capture values assumed in the
traffic analysis. With respect to SIC codes, the following table covers the SIC and ITE LUC’s that may
likely be used for the lots:
Development ITE Land Use (Relevant SIC in Parenthesis) ITE Land
Use Code
Residential Condominiums/Townhouses/Apartment (Not Applicable) 220; 230
Commercial
General Office (73XX, 63XX, 86XX, 87XX, 9XXX, 65XX, and 62XX approved uses) 710
Medical Office (8011 through 8049) 720
Shopping Center (all PUD permitted uses possible—typical for a shopping center—as an
inline/outparcel use—refer to PUD for applicable SIC Codes) 820
Let me know if you have any questions, or need anything else.
Sincerely,
Trebilcock Consulting Solutions, PA
Norman J. Trebilcock, AICP, P.E.
President
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
PROPOSED TEXT
EXHIBIT IV.B. – PROPOSED TEXT
* * * * * * * * * * * * *
9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
This Subdistrict is located in the northwest quadrant of the intersection of Vanderbilt Beach Road
and Collier Boulevard, consisting of approximately 47.94 acres, comprised of 33.45 acres of land
for the existing area and 14.49 acres of land for the expansion area, as depicted on the Vanderbilt
Beach/Collier Boulevard Commercial Subdistrict Map. The intent of the Vanderbilt Beach/Collier
Boulevard Commercial Subdistrict is to provide convenient shopping, personal services and
employment for neighboring and Golden Gate Estates residential areas, as well as to promote
mixed-use development (residential uses over commercial uses). The Vanderbilt Beach/Collier
Boulevard Commercial Subdistrict will reduce driving distances for neighboring and Golden Gate
Estates residents, assist in minimizing the road network required, and reduce traffic impacts in
this part of Collier County. This Subdistrict is further intended to create a neighborhood focal point
and any development within this Subdistrict will be designed in a manner to be compatible with
the existing and future residential and institutional development in this neighborhood.
To encourage mixed use projects, this Subdistrict also permits residential development when
located in a mixed-use building (residential uses over commercial uses). Such residential
development is allowed at a maximum density of sixteen (16) dwelling units per acre; the gross
acreage of the project is used in calculating residential density. Residential buildings shall be
limited to three (3) stories, including parking, which may also include commercial uses if such
uses are located on the first floor, on the cross-hatched area of the Subdistrict coinciding with
Lots 5 and 6 of the Vanderbilt Commons Subdivision as shown on the Vanderbilt Beach/Collier
Blvd. Commercial Subdistrict inset map.
Retail uses shall be limited to single-story. Financial services and offices shall be limited to three
(3) stories. A combination of these uses in a single building ‒ financial services and/or offices over
retail uses – shall be limited to three (3) stories. Also, mixed-use buildings, containing residential
uses over commercial uses, shall be limited to three (3) stories. All principal buildings shall be set
back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height.
Development within each project or yet to be established Planned Unit Development (PUD)
District shall be required to have common site, signage and building architectural elements. Each
project or PUD District shall provide for both pedestrian and vehicular interconnections with
abutting properties, where feasible.
Rezonings are encouraged to be in the form of a PUD zoning district, which must contain
development and design standards to ensure that all commercial uses will be compatible with
neighboring residential and institutional uses. In addition to retail uses and other uses permitted
in the Plan, financial institutions, business services, and professional and medical offices shall be
permitted.
A total of 400,000 square feet of gross leasable floor area is permitted within this Subdistrict as
follows:
Development intensity for the existing area (Mission Hills Planned Unit Development) of this
Subdistrict shall be limited to a maximum of 200,000 square feet of gross leasable floor area.
Within the 14.49-acre expansion area, 200,000 square feet of gross leasable floor area for
commercial land uses is permitted. The following land uses shall not be permitted: gas stations,
convenience stores with gas pumps, fast food restaurants with drive-through lanes, and tire
stores.
* * * * * * * * * * * * *
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
REVISED SUBDISTRICT INSET MAP
VANDERBILT BEACH ROAD
7th Avenue NW
COLLIER BOULEVARD (C.R. 951)WOLFE ROAD
VANDERBILT BEACH / COLLIER BOULEVARD COMMERCIAL SUBDISTRICT
PREPARED BY: WALDROP ENGINEERING, P.A.DATE: 3/2019
COLLIER COUNTY, FLORIDA
0 500250
SCALE IN FEET
VANDERBILT WAY BUCKSTONE DRIVEINSET MAP
PRISTINE DRIVE²LEGEND
Original Subdistrict
Subdistrict Expansion
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
AFFIDAVIT OF COMPLIANCE –
NEIGHBORHOOD INFORMATION
MEETING
May 16, 2019
RE: Vanderbilt Commons
PUDA-PL20180003366
GMPA-PL20180003372
Dear Property Owner:
Please be advised that Waldrop Engineering, P.A. on behalf of Vanderbilt Way Apartments, LLC has filed
two (2) concurrent applications to Collier County. These applications seek approval of:
(1) a PUD amendment for the Vanderbilt Commons Mixed Use Planned Unit Development (MPUD)
to remove the requirement to provide commercial uses on the first floor of the mixed-use building
on Lots 5 and 6, and add one (1) deviation relating to building perimeter plantings; AND
(2) a Growth Management Plan amendment (GMPA) to allow residential uses on the first floor of
buildings on Lots 5 and 6. The GMPA does not request to increase density or intensity and no
changes made affect any other portion of the MPUD.
The subject property totals 14.49+/- acres and is generally located immediately north of Vanderbilt Beach
Road, approximately ¼ of a mile west of Collier Boulevard in unincorporated Collier County, Florida.
In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will
be held to provide you an opportunity to hear a presentation about this application and ask questions. The
Neighborhood Information Meeting will be held on Monday, June 3rd, 2019 at 5:30 p.m. at the
Greater Naples Fire Rescue Headquarters, 14575 Collier Blvd., Naples, FL 34119.
Should you have questions prior to the meeting, please contact me directly at (239) 405-7777 ext. 2232, or
lindsay.robin@waldropengineering.com.
Sincerely,
WALDROP ENGINEERING, P.A.
Lindsay F. Robin, MPA
Project Planner
*Please note that Greater Naples Fire Rescue does not sponsor or endorse this program.
PL20180003366
500'
5/7/2019
Site: Vanderbilt Commons MPUD
1
NAME1 NAME2 NAME3 NAME4 NAME5 NAME6
7205 VANDERBILT WAY LLC PTA-CS# 5406 PO BOX 320099 ALEXANDRIA, VA 22320---0
ABREU, MILAGROS PO BOX 117 KEASBEY, NJ 08832---117
ALLEN, MARCUS A & MARY L 7347 ACORN WAY NAPLES, FL 34119---8091
ANDREEV, BORISLAV VIOLETA ANDREEV 158 RANKIN CRES TORONTO M6P 4H9
AVENOSO, DONALD G 7355 ACORN WAY NAPLES, FL 34119---0
BARRIOS, HARVY E NUVIA AGUILERA DE BARRIOS 7029 AMBROSIA LN APT 606 NAPLES, FL 34119---9651
BCNMD INC 2600 S DOUGLAS ROAD SUITE #510 CORAL GABLES, FL 33134---0
BCNMD INC 2600 S DOUGLAS ROAD #510 CORAL GABLES, FL 33134---0
BCNMD INC 2600 S DOUGLAS ROAD #510 CORAL GABLES, FL 33134---0
BCNMD INC 2600 S DOUGLAS ROAD #510 CORAL GABLES, FL 33134---0
BEADLE, RYAN J & TONYA 7359 ACORN WAY NAPLES, FL 34119---0
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J & C L MAYNARD JT TRUST 7362 ACORN WAY NAPLES, FL 34119---0
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MANOO, HAROLD 1187 OLD COLONY ROAD OAKVILLE L6M1J1
POList_500_PL20180003366
PL20180003366
500'
5/7/2019
Site: Vanderbilt Commons MPUD
2
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NOSSEN ROBERT P & FRANCES 7335 ACORN WAY NAPLES, FL 34119---8091
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PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
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PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
R J FAY & J D FAY REV/L/TRUST 4191 7TH AVE NW NAPLES, FL 34119---1521
REFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 1, THE
REFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 2, THE
REFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 5, THE
REFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 6, THE
REYES, CRISTOBAL & LOYDA 110 9TH ST SW NAPLES, FL 34117---0
SCHMADER, JOHN F VIRGINIA M ELLIOTT 7323 ACORN WAY NAPLES, FL 34119---9625
SHALOM, YEHIEL SAR 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
SUN, WEIYONG QIUYAN KONG 210 STOKES FARM RD FRANKLIN LAKES, NJ 07417---0
SUNCOAST SCHOOLS FED CR UNION ATTN: CINDY CURTIS 6801 E HILLSBOROUGH AVE TAMPA, FL 33610---4110
TABOR, DONALD J & AGNES H 4241 7TH AVE NW NAPLES, FL 34119---1523
TERIMAKI LLC 175 SW 7TH STREET STE 1611 MIAMI, FL 33130---0
THE FALLS OF PORTOFINO LAND TRUST I 1615 S CONGRESS AVENUE STE 200 DELRAY BEACH, FL 33435---0
UNIVERSAL PROPERTY LLC 175 SW 7 STREET STE 1611 MIAMI, FL 33130---0
UNIVERSAL PROPERTY LLC 175 SW 7 STREET STE 1611 MIAMI, FL 33130---0
UNIVERSAL PROPERTY LLC 175 SW 7TH STREET STE 1611 MIAMI, FL 33130---0
VANDERBILT COMMONS OWNERS' ASSOCIATION INC 2950 TAMIAMI TRL N #200 NAPLES, FL 34103---0
VANDERBILT COMMONS I TRUST 2950 TAMIAMI TRAIL N #200 NAPLES, FL 34103---0
VANDERBILT COMMONS OWNERS ASSN INC 2950 9TH STREET NORTH NAPLES, FL 34103---0
VANDERBILT COMMONS OWNERS ASSN INC 2950 9TH STREET NORTH NAPLES, FL 34103---0
VANDERBILT WAY APARTMENTS LLC 2950 TAMIAMI TRL N STE 200 NAPLES, FL 34103---0
VANDERBILT WAY APARTMENTS LLC 2950 TAMIAMI TRL N STE 200 NAPLES, FL 34103---0
VASSAR, ROBERT A & ANGELA C 7343 ACORN WAY NAPLES, FL 34119---9611
VIGILANTE, ANTHONY KATHLEEN WHITE-VIGILANTE 7319 ACORN WAY NAPLES, FL 34119---0
VIVAS, NEOMI FREDDY VIVAS JACOB AGAY 1669 DIPLOMAT DR MIAMI, FL 33179---6404
WEILAND, JAY H & JOAN M 7338 ACORN WAY NAPLES, FL 34119---9610
WILLIAMS, SEAN S & TARA LEE 7363 ACORN WAY NAPLES, FL 34119---9611
WITT, DAVID C & JOYCE E 7334 ACORN WAY NAPLES, FL 34119---9610
WOERZ, GARY F & ANNA G 7315 ACORN WAY NAPLES, FL 34119---0
POList_500_PL20180003366
Published DailyNaples, FL 34110
Affidavit of PublicationState of FloridaCounties of Collier and Lee
Before the undersigned they serve as the authority, personally appeared Natalie Zollar who on oath says that she serves as Inside Sales Manager of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Na-ples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper.___________________________________________________________Customer Ad Number Copyline P.O.#_____________________________________________________________________________________
WALDROP ENGINEERING, P.A. 2281189 Neighborhood Meeting
Pub DatesMay 17, 2019
_______________________________________(Signature of affiant)
Sworn to and subscribed before meThis May 17, 2019
_______________________________________(Signature of affiant)
14A z FRIDAY, MAY 17, 2019 z NAPLES DAILY NEWS +
NEIGHBORHOOD INFORMATION MEETING
The public is invited to attend a neighborhood information meeting held by
Waldrop Engineering,P.A. on behalf of Va nderbilt Way Apartments, LLC at the
following time and location:
Monday, June 3, 2019, at 5:30 p.m.
Greater Naples Fire Rescue District Headquarters
14575 Collier Blvd, Naples, FL 34119
Please be advised that Va nderbilt Way Apartments, LLC has filed two (2)
concurrent applications (PL20180003366 & PL20180003372) with Collier
County.Theseapplicationsareseekingapprovalof:(1)aPUDamendmentforthe
Va nderbilt Commons Mixed Use Planned Unit Development (MPUD) to remove
the requirement to provide commercial uses on the first floor of the mixed-use
building on Lots 5 and 6, and add one (1) deviation relating to building perimeter
plantings; AND (2) a Growth Management Plan amendment (GMPA) to allow
residential uses on the first floor of buildings on Lots 5 and 6. The GMPA does
not request to increase density or intensity and no changes made affect any
other portion of the MPUD.
The existing MPUD consists of 14.49+/- acres and is generally located
immediately north of Va nderbilt Beach Road, approximately ¼ of a mile west of
Collier Boulevard in unincorporated Collier County, Florida.
WE VA LUE YOUR INPUT
Business and property owners and residents are welcome to attend the
presentation and discuss the project with the owners’representatives and
Collier County staff. If you are unable to attend this meeting, but have questions
or comments, they can be directed to:
Wa ldrop Engineering,P.A. c/o Lindsay Robin
28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135
(239) 405-7777, ext. 2232 OR lindsay.robin@waldropengineering.com
*Please note that Greater Naples Fire Rescue District does not sponsor or endorse this program.
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When Sergio Hostins moved from Maine to Saraso-
ta in April of 2018, he planned to visit his aunt often.
They talked on the phone every other day, and Hos-
tins told Teresa Giani, 66, of West Palm Beach, he was
looking forward to only being a few hours in the car
away.
However, Hostins, 55, was killed by a man he was
having a relationship with — about six months after he
moved to Florida.
“Sergio was very friendly,” Giani said. “He liked to
help friends and he helped his family a lot in Brazil. He
worked here and all he thought about was his family
back in Brazil.”
Hostins moved to the U.S. as a child and worked at
an Italian restaurant in Maine for 22 years. Then he
accepted a job near Sarasota that was opening under
the same ownership.
“He used to do everything,” Giani said. “He would
do plumbing, he was a good painter, he was a good
waiter, he was a good electrician. He did it all at the
restaurant.”
Hostins often sent money to his mother and other
family he left behind in Brazil , Giani said.
“He was such a good person,” she said. “He was a
very happy person, Sergio. He was al-
ways making jokes.”
On Tuesday, a jury found Daniel Da-
venport, 31, of Sarasota, guilty of sec-
ond-degree murder.
Davenport killed Hostins in October
2018, stole his car and credit cards then
dumped his carpet-wrapped body at a
home in Naples Park, prosecutors said
during the trial.
The jury also found Davenport guilty of grand theft
of a motor vehicle, 10 counts of fraudulent use of per-
sonal identification information and unlawful posses-
sion of four or fewer identities.
Davenport was arrested in Orlando after eluding
authorities for more than a week.
He and Hostins met on a social media app for gay
men, called Grindr, in September 2018 and developed a
relationship.
The last time Giani talked with her nephew it
seemed like he knew he was in danger, she said.
A few days before Hostins’ body was discovered at
the home in the 700 block of 102nd Avenue North, he
called Giani and asked for her address.
Hostins told Giani he needed it so authorities would
know to contact her in case something bad happened
to him.
Hostins was at the Department of Motor Vehicles
and didn’t have time to explain what was going on. He
told her he would call her back later, Giani said.
“I gave the address to him, and those were the last
words I heard from him,” Giani said.
Hostins told a different family member he was
fighting with his boyfriend, who kept asking him for
money, Giani said.
“What happened to Sergio with this guy, it was just
for money,” Giani said. “He just wanted more and more
money and then Sergio told him to get out because he
needed money to pay his own bills.”
It was hard for Giani to sit in the Sarasota courtroom
for more than a week so close to her nephew’s killer,
she said.
“There was a lot, a lot of evidence,” Giani said.
“They had so much evidence to prove he was guilty.”
Twelfth Judicial Circuit Court Judge Stephen Walk-
er deferred Davenport’s sentencing, pending a pre-
sentence investigation.
Everyone, from Hostins’ family to his boss loved
him, Giani said.
Homicide victim moved to
Fla. shortly before his death
Sergio Hostins is pictured inside the Italian
restaurant he worked at near Sarasota. Hostins was
killed about six months after he moved down to
Florida from Maine.COURTESY OF TERESA GIANI
Jake Allen Naples Daily News
USA TODAY NETWORK - FLORIDA
Davenport
VANDERBILT WAY COMMONS LOTS 5 & 6 GMPA
CCPC PACKAGE
PL20180003372
NIM SYNOPSIS
1 of 5
Memorandum
To: Nancy Gundlach, PLA, AICP
From: Lindsay Robin
cc: Ralph Cioffi, Vanderbilt Way Apartments, LLC
Date: June 14, 2019
Subject: Vanderbilt Commons PUD & GMPA (PL20180003366 & PL20180003372)
Neighborhood Information Meeting Synopsis
Waldrop Engineering, P.A., and Collier County Staff conducted a
Neighborhood Information Meeting (NIM) on Monday, June 3, 2019. The
meeting was held at 5:30 p.m. at the Greater Naples Fire Rescue
Headquarters at 14575 Collier Blvd., Naples, Florida 34119.
The sign-in sheets are attached as Exhibit “A” and demonstrates 20
residents were in attendance. Handouts were distributed providing the
project overview and development regulations. The handouts are
attached as Exhibit “B”.
Lindsay Robin (Agent) conducted the meeting with introductions of the
consultant team and Staff, and an overview of the proposed MPUD
amendment application, including the location of the 2.51-acre subject
area and the request to remove the requirement to provide commercial
uses on the first floor. She also outlined the PUD amendment and Growth
Management Plan amendment process and opportunities to provide input
at public hearings. Ralph Cioffi, the Applicant, also spoke about the project
and provided input on details relating to the development of the site with
58 multi-family dwelling units.
Following the Consultant’s presentation, the meeting was opened up to
attendees to make comments and ask the consultant team questions
regarding the proposed development. The following is a summarized list of
the questions asked and responses given.
The following comments were asked by attendees. The Applicant’s
representatives’ responses are shown in bold.
2 of 5
Question/Comment 1: Do you have a current drawing of the building and the site plan
with the updates?
Response: Elevations of the building are currently worked on and can be
provided at a follow-up meeting with the HOA.
Question/Comment 2: The main concern is what you are going to do with the lower level,
and how it will look.
Response: The first floor will be residential instead of commercial, so the
architectural relief, including the entry way and doors will have higher
standards, and the proposed landscaping will comply with County’s
landscaping standards. We understand your concern.
Question/Comment 3: Are you open to changing the plans? What exactly are you
intending to do with these two buildings and how many apartment units will they have?
Response: It will be only one building, three (3) stories, with 58 apartments, 2
and 3-bedroom units.
Question/Comment 4: Will you have enough parking for the proposed uses? Do you
comply with the height limit?
Response: We have the sufficient parking spaces. We also comply with the PUD
height limit.
Question/Comment 5: There are some issues with the demand for this apartment
housing product and the aesthetics of the built environment around it.
Response: We have done supply and demand studies and there is more than
enough demand for apartment housing in this area.
Question/Comment 6: Would you have any plans to show how the apartments will be
structured? The density seems to be quite high for the subject area.
Response: The 2-bedroom units will have an 800-square foot floor plan, and the
3-bedroom units will have a 1,200-square foot floor plan and above.
Question/Comment 7: Will you have parking spaces and parking garages? Where will
vehicles enter and exit to park their cars?
Response: We have sufficient parking spaces, and the proposed development
will have garages for the ground floor units. The garages are located behind
the frontage.
3 of 5
Question/Comment 8: So, there could be potentially more noise coming from the
apartments?
Response: There are buffers in place to lessen the impact of noise. There is also
the 6-foot masonry wall that is required, buffer plantings that will be in place
and the significant preserve area in place directly north of the property.
Question/Comment 9: What amenities are you offering to the potential residents of this
apartment building? Will they be able to do outdoor activities right in front of their first-floor
apartment?
Response: Currently the site plan does not provide any amenities. There will be
POA restrictions that all future residents will have to conform to. There will be
also be buffers in place, as mentioned previously, between the subject area
and the abutting neighbors, including the Black Bear Ridge community. Due to
the buffers that will be in place and the expansive preserve are as well as the
6-foot wall, visibility of the site from Black Bear Ridge will be very limited.
Question/Comment 10: If you do parking garages, what will happen to the amount of
parking spaces needed?
Response: Sufficient parking will be provided. Because no commercial uses
are intended in the proposed development, parking requirements associated
to those commercial uses will not be required.
Question/Comment 11: There is an overall sense in the Black Bear Ridge community that
the plans of this development have changed significantly and abruptly since the last time
we were announced of this development. We would like for this development to be
successful, but we do not believe we have been considered.
Response: We understand, and we would like to be present on any future HOA
meetings Black Bear Ridge will host to show you site plans, floor plans and
additional information about the proposed development.
Question/Comment 12: What type of clientele are you looking to attract for this
development? Or at what price point are you looking?
Response: The housing demand for the area is pretty strong, and there is a lot
of old housing product in the market. There are some full-amenity housing
products being developed on Immokalee Road, but the market is generally
positive for housing products of newer standards at average price points.
4 of 5
Question/Comment 13: There is significant traffic in the area. It is advisable for you to
take that into consideration.
Response: We have noted your comment, and believe the County is in process
of studying that area.
Question/Comment 14: There is significant concerns about having children and infants
playing on the first floor.
Response: We cannot restrict residents to be adults only. We have noted your
concern.
Question/Comment 15: Will there be a play area for children?
Response: At this point, there is no playground area planned for children inside
the proposed development. That is something we can consider moving
forward designing the site.
Question/Comment 16: Are all the apartment units for rent only? What will be the
minimum rental period?
Response: All apartment units are for rent. There are two companies that will be
managing the property, the front of the house rental management company
that collects rent, verifies rental checks, etc. The asset management will be
ourselves and we perform management of the building and parcels, including
maintenance and landscaping. The minimum rental period will be 12 months.
Question/Comment 17: There was a hope within the residential communities for
commercial uses in the subject area.
Response: There are commercial uses surrounding the subject area, with
multiple tenants, neighborhood stores, etc.
Question/Comment 18: Community residents believe that residential uses on first floors of
any building will lead to a “spill-over” effect and will negatively impact the aesthetics and
quality of life of current residents, such as putting out their lawn chairs, or dog chairs
outside the residential premise and into the sidewalks. Additionally, when the PUD was first
proposed, it was going to be mixed use development.
Response: We understand the communities concern and would be happy to
be on any HOA or community meeting to share additional information
regarding the proposed development.
5 of 5
Question/Comment 19: Will you have balconies on the apartment units?
Response: There will be no balconies on the apartment units.
There were no further questions or comments. Ms. Robin thanked the attendees for
coming and noted that their contact information is available for those who wished to
reach out with any further questions. The meeting concluded at approximately 6:30 p.m.
The meeting was recorded per the CD attached as Exhibit “C”.
Vanderbilt Commons Lots 5 & 6 PUD - PL20180003366 & PL20180003372
Neighborhood Information Meeting
Monday, June 3, 2019
5:30 p.m.
PROJECT INFORMATION SHEET
Project Size: 2.51+/- Acres
Future Land Use: Urban Mixed Use District, Vanderbilt Beach/Collier Blvd.
Commercial Subdistrict
Current Zoning: Planned Unit Development (PUD)
Proposed Zoning: Planned Unit Development (PUD)
Approved Density/Uses: 58 dwelling units
Proposed Density/Uses: 58 dwelling units
Project Requests: (PL20180003372) - Small-scale amendment to the Future
Land Use Element, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict,
to remove the requirement to provide first-floor commercial uses with residential
on the upper stories. (PL20180003366) PUD Amendment to remove the PUD
requirement for commercial uses on the first floor of the mixed use buildings.
Vanderbilt Commons Lots 5 & 6 PUD
DEVELOPMENT STANDARDS
COMMERCIAL USES
RESIDENTIAL
USES
Minimum Lot Area 10,000 square feet 10,000 square feet
Minimum Lot Width 75 feet (1) 75 feet (1)
Front Yard Setback 20 feet 20 feet
Side Yard Setback (2)
1-Story 6 feet 6 feet
2-Story 7.5 feet 7.5 feet
3-Story 10 feet 10 feet
Rear Yard Setback
Principal Structure 15 feet 15 feet
Accessory Structure 10 feet 10 feet
PUD Boundary Setback
Principal Structure BH BH
Accessory Structure 10 feet or buffer width 10 feet or buffer width
Lake Setback (3) 20 feet or 0' feet 20 feet or 0’ feet
Preserve Area Setback
Principal Structure 25 feet 25 feet
Accessory Structures
or Other Site
Alterations
10 feet 10 feet
Distance Between Structures
Main/Principal
1-Story to 1-Story 12 feet 13.5 feet
1-Story to 2-Story 13.5 feet 15 feet
2-Story to 2-Story 15 feet 17.5 feet
2-Story to 3-Story 17.5 feet 20 feet
3-Story to 3-Story 20 feet 12 feet
Accessory Structures Same as principal structure Same as principal structure
Maximum Height (4)
Retail Building 35 feet and 1-story N/A
Office Building 42 feet and 3-stories N/A
Accessory Building 35 feet 35 feet
Residential & Mixed-Use Building (4) 45 feet and 3-stories 45 feet and 3-stories
Minimum Floor Area 700 square feet of
principal structure on
first habitable
floor
700 square feet per dwelling
unit
(1) May be reduced on cul -de-sac lots and lots along the inside and outside of curved streets by 25%.
(2) Where fee simple lots are created for each building unit no side yard shall be
required between interior units of a unified principal structure. and the side yard shall
be measured from the exterior wall(s) of the unified principal structure.
(3) Lake setbacks are measured from the control elevation established for the lake. Lake
setbacks can be reduced from 20' to 0' where a stem wall bulkhead or pier is constructed
and the requirements of Section
4.02.05 of the LDC are met.
(4) Retail uses are limited to the first floor of any building residential uses are limited to
the second and third floors of mixed-use buildings (structures with ret ai l or office uses
on the first floor and office or residential uses on the second and third floors)
Note ‘BH’ refers to building height.
Vanderbilt Commons Lots 5 & 6 PUD
PERMITTED USES
A. Permitted Commercial Principal Uses and Structures:
1. Amusement and Recreation Services SIC 7911, except dance halls and
discotheques, 7922, 7991. 7999 only for bicycle rental, gymnastics instruction,
judo instruction, karate instruction and yoga instruction).
2. Apparel and Accessory Stores (SIC 5611- 5699 except thrift and or surplus
stores).
3. Paint, Glass, and Wallpaper Stores (SIC 5231).
4. Business Services (SIC 7311, 7313, 7323, 7331 – 7338, 7361, 7371 — 7379,
7384, 7389 only for service of interior decorating/design, mapmaking, notary
public, paralegal service, and Postal Service contract stations).
5. Depository and Non-Depository Institutions (SIC 6021 - 6091).
6. Eating Place (SIC 5812) and Drinking Places (SIC 5813 only cocktail lounges and
on-premise consumption of beer, wine and liquor, in conjunction with a restaurant.)
No freestanding food stands and or kiosks are permitted. Drinking Places are
subject to the locational restrictions described in Section 5.05.01 of the Land
Development Code.
a. Lots 5 & 6 (as shown on the Vanderbilt Commons Subdivision Plat,
recorded in Plat Book 60, Page 31 of the Public Records of Collier County)
shall have the following limitations:
i. No outdoor seating shall be permitted;
ii. The hours of operation for any eating place shall be limited to 6 a.m. - 4 p.m.;
iii. Loading and deliveries shall be from the front entrance only; and
iv. The consumption of alcohol is not permitted on these Lots.
7. Educational Services (SIC 8211 – 8222, 8243 - 8249, 8299).
8. Food Stores with 5,000 square feet or less of gross floor area in the principal
structure (SIC 5411- 5499).
9. General Merchandise Stores with 5,000 square feet or less of gross floor area in the
principal structure (SIC 5311 and 5399 except variety stores: single-price point
discount, surplus, overstock or liquidation outlets).
10. Hardware stores with 10,000 square feet or less of gross floor area in the principal
structure (SIC 5251).
11. Health Services (SIC 8011 - 8049, 8082).
12. Home Furniture, Furnishings and Equipment Stores (SIC 5712 - 5736).
13. Insurance Carriers, Agents, Brokers, and Services with 5,000 square feet or less of
gross floor area in the principal structure (SIC 6311- 6399, 6411).
14 . Legal Services (SIC 8111).
15. Membership Organizations (SIC 8611, 8621, 8661 only for offices related to religious
organizations).
16. Miscellaneous Repair (SIC 7622, 7629, 7631, 7699 only bicycle repair, camera repair ,
locksmiths, luggage repair , medical/dental instrument repair, musical instrument repair,
piano repair, saw/knife sharpening service, and custom picture framing).
17. Miscellaneous Retail (SIC 5912, 5921, 5932 antiques only, 5941 - 5949, 5961,5992,
5994 - 5999 (except auction rooms, awning shops, fireworks, flea markets, gravestones, hot
tubs, monuments, pawn shops, sales barns, swimming pools, tombstones and
whirlpool baths). The sale of swimming pool accessories and supplies is allowable under SIC
5999 but not the sale of swimming pools.
18. Museums and Art Galleries (SIC 8 412).
19. Personal Services ( SIC 7212 only dry-cleaning and laundry drop off and pickup
stations, 7221 - 7251, 7291, 7299 (only car title and tag service, diet workshops,
tuxedo rental, and tanning salon).
20. Professional Offices, Research, and Management Consulting Services (SIC 8711 -
8743, 8748 ).
21. Public Administration (SIC 9111 - 91 99, 9229, 9311, 9411 and 9431, 9511
- 9532, 9611- 9661, 9221).
22. Real Estate Agents and Managers (SIC 6512, 6531- 6552).
23. Security and Commodity Dealers (SIC 6211 - 6289).
24. Social Services (SIC 8322 only adult day care services, counseling services, and senior citizens
associations , 8351).
25. Travel Agencies (SIC 4724).
26. Any other use which is comparable and compatible in nature with the foregoing list of
permitted principal and the accessory uses, as prescribed by the LDC, shall be heard
by the Board of Zoning Appeals (BZA). Prior to the approval of any uses, the applicant
shall provide public notice in addition to an advertisement for the hearing which shall
include a neighborhood information meeting, mailings and signage in the same
manner as that required for substantial amendments to a Planned Unit Development.
Permitted Residential Principal Uses and Structures :
1. Multi-Family dwellings.
2. Any other use which is comparable in nature with the foregoing list of permitted
principal and the accessory uses by the Board of Zoning Appeals (BZA) .
Accessory Commercial Uses:
1. Uses and structures that are accessory and incidental to the Permitted Uses
within this PUD Document.
2. Caretaker's residences subject to Section 5.03.05 of the Collier County Land
Development Code.
Accessory Residential
1. Customary residential accessory uses and structures including carports, garages, and
storage buildings.
2. Recreational. uses and facilities including swimming pools, hot tubs, volleyball courts,
children's playground areas, tot lots, walking paths, picnic areas, clubhouse, verandahs,
and basketball/shuffle board courts.
3. Manager's residences and offices, temporary sales trailers, and model unit s.
4. Gatehouse.
5. Essential services, including interim and permanent utility and maintenance
facilities.
6. Carports are permitted within parking areas.
PROHIBITED USES
1. Auto stores (SIC 5531, tire dealers, and tire, battery, and accessory dealers - retail, and auto
supply stores with service bays, lifts or other facilities for installing such automotive parts).
2. Gasoline service stations, and other facilities with fuel pumps (SIC 5541).
3. Fast food restaurants with drive-through lanes.
4. Any freestanding donation boxes/kiosks.
5. Outdoor amplified sound devices, televisions or live entertainment, with the exception for
approved temporary use/event permits as outlined in LDC Section 5.04.01.
6. Adult entertainment and sexually oriented businesses
7. Lots 5 & 6 (as shown on the Vanderbilt Commons Subdivision Plat, recorded in Plat Book 60,
Page 31 of the Public Records of Collier County) shall not provide main public access
entryways along the northern facades of any proposed building.
9.A.4
Packet Pg. 43 Attachment: Legal Ad - Agenda ID 9809 (9809 : Vanderbilt Beach Rd/Collier Blvd. Comm'l Subdistrict)