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Agenda 06/09/2020 Item #17A (Ordinance - PL20180002792 - Vanderbilt Beach CTCPUD)06/09/2020 EXECUTIVE SUMMARY This item requires ex parte disclosure be provided by the Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Commercial Intermediate District (C-3) zoning district to a Commercial Planned Unit Development (CPUD) zoning district for the project to be known as Vanderbilt Beach Commercial Tourist Commercial Planned Unit Development, to allow up to 17 hotel and motel units and 7,000 square feet of commercial development on property located on the northeast portion of the intersection of Gulf Shore Drive and South Bay Drive, approximately 400 feet north of Vanderbilt Beach Road, in Section 32, Township 48 South, Range 25 East, consisting of .62± acres; and by providing an effective date. (PL20180002792) (This is a companion to Agenda Item 17.B) OBJECTIVE: To have the Board of County Commissioners (Board) review staff's findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced petition, render a decision regarding this PUD Amendment petition and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The applicant is requesting that the Collier County Board of Commissioners (BCC) consider an application to rezone the property from C-3 Commercial Intermediate zoning district to Commercial Planned Unit Development (CPUD) Vanderbilt Beach Commercial Tourist zoning district. The property consists of one parcel created from several small lots. There is a companion Small Scale GMPA for 0.62 acres related to this request. The total acreage for the PUD rezoning request is 0.62. Background: The subject property consists of eight platted lots (Lots 3-10, Block A, Vanderbilt Beach Center Subdivision). The plat was approved in January of 1954, and the eight parcels make up the entire 0.622 acres of the proposed Subdistrict, and CPUD requested development area. The site is presently zoned C-3, Commercial Intermediate, and has frontage on Gulf Shore Drive, South Bay Drive, and the Vanderbilt Lagoon. The existing site has been developed as a 17-room hotel with a swimming pool, dock space, and an 80- seat restaurant known as Buzz's Lighthouse. The hotel building was constructed in 1957, with the swimming pool added in 1963. The restaurant and dock were added around 1980, with a chickee hut constructed in 1986. The subject site has been operated by the Dugan family for approximately 40 years with the existing and described mix of hotel and restaurant uses. The hotel site is within a tourist resort area, and much of the surrounding zoning to the north is identified as Residential Tourist -Vanderbilt Beach Resort Tourist Overlay district. The immediate area includes a mix of transient lodging, retail, restaurants, and high-rise condominiums. The site is one block from the beach and the public parking garage for Vanderbilt Beach. While the hotel and restaurant use have been operating for 40 plus years, the hotel itself is a nonconforming use as it is not permitted as a principal or conditional use in the C-3 zone district. In accordance with Section 9.03.02 of the LDC, if a nonconforming use ceases to exist for any reason for a period of one year or more, all subsequent uses must conform to the current zoning district regulations. The effect of a nonconforming use status means if the hotel was destroyed by natural causes, like 17.A Packet Pg. 1743 06/09/2020 hurricane or storm surge flooding, any future use must conform to the allowable uses in the C -3 zone, which excludes hotels. The applicant states that the nonconforming status for the hotel affects the property owner's ability to obtain property insurance for the structures and the business operation in the event of accidental destruction or natural disaster. The applicant states that the objective of the PUD and Small Scale Growth Management Plan (GMP) Amendment applications is to allow the existing 17-room hotel as a permitted use. The Amendment also seeks to allow C-3 permitted uses up to a maximum of 7,000 square feet and to allow certain conditional uses in the C-3 zone district by the established conditional use process. The applicant has provided development standards and proposed deviations in the proposed PUD Ordinance document. The applicant states that the development standards and the deviations are important given the small size of the existing site. They further stated that the existing site will remain in place subject to the Section 9.03.02 nonconforming provisions of the LDC. The surrounding PUD projects with approved acreage, dwellings units and densities are listed here: Miralia - 8.96 acres - 210 units - 23.44 DU/A Pelican Bay - 2,104 acres - 7,800 units - 3.89 DU/A FISCAL IMPACT: The County collects impact fees prior to the issuance of building permits to h elp offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element (CIE) of the Growth Management Plan (GMP) as needed to maintain an adopted Level of Service (LOS) for public facilities. Additionally, to meet the requirements of concurrency management, the developer of every local development order approved by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by application of ad valorem tax rates, and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff and the CCPC to analyze this petition. GROWTH MANAGEMENT IMPACT: The subject site is in the northeast quadrant of the intersection of Gulf Shore Drive and South Bay Drive, in Section 32, Township 48 South, Range 25 East. The site partially abuts the Vanderbilt Channel (Lagoon). The Vanderbilt Beach Commercial Tourist PUD rezone petition is contingent upon approval of the companion GMPA petition PL20180002792/CPSS-2019-3. The petitioner is requesting to rezone approximately ±0.622-acres from "C-3" to a CPUD Zoning District to allow hotel and motel uses and C-3 permitted uses and four specific conditional uses. Submittal 2 revised the PUD Document and Master Plan. Based on a Comprehensive Planning review comment, Submittal 3 added a new section in Exhibit A, called 'Intensity' to allow up to 17 hotel and motel rooms and up to 7,000 square feet of permitted and conditional uses, which has made the PUD consistent with the GMPA. Submittal 3 also limits use in Exhibit A, 1(a) to hotels and motels as requested by Comp Planning. Submittal 4 made the acreage consistent using .622 acres, revised deviation document landscape buffer language added less restrictive language in Exhibit A uses, and added SIC codes to PUD document. Submittal 4 added a deviation to state that if the site should be redeveloped, the on -street parking along South Bay Drive shall be eliminated. The ±0.622-acre subject site is designated on the Future Land Use Map as Urban, Urban Mixed -Use District, Urban Residential Subdistrict, is mostly within the Coastal High Hazard Area, and Map FLUE -9 shows the site as "Consistent by Policy" (improved property). The site is presently zoned C-3 and developed with a 17-unit hotel (allowed in C-4 and C-5 Zoning 17.A Packet Pg. 1744 06/09/2020 Districts), and an 80-seat restaurant and associated accessory uses. This petition will allow 17 hotel/motel units; all C-3 uses permitted by right, limited to 7,000 square feet total; and four specific Conditional Uses: amusements and recreation services, outdoor; membership sports and recreational clubs indoor only; and permitted food service uses with more than 6,000 square feet of gross floor area in the principal structure and permitted use with less than 700 square feet gross floor area in the principal structure. The four conditional uses listed are subject to the intensity statement limiting to a maximum of 7,000 sq uare feet. This rezone petition may only be deemed consistent with the Future Land Use Element (FLUE) of the Growth Management Plan if the companion SSGMPA (PL20180002792) is approved and goes into effect and the uses and intensities in this PUD align with those in the GMPA. The CPUD ordinance needs to provide for an effective date linked to the SSGMPA effective date. LEGAL CONSIDERATIONS: This is a site specific rezone from the Commercial Intermediate (C-3) Zoning District to a Commercial Planned Unit Development (CPUD) Zoning District for a project to be known as the Vanderbilt Beach Commercial Tourist CPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent with all the criteria set forth below. The burden then shifts to the Board of County Commissioners (BCC), should it consider denying the rezone, to determine that such denial would not be arbitrary, discriminatory or unreasonable. This would be accomplished by finding that the proposal does not meet one or more of the listed criteria below. Criteria for CPUD Rezones Ask yourself the following questions. The answers assist you in making a determination for approval or not. 1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. 2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 3. Consider: Conformity of the proposed CPUD with the goals, objectives and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 17.A Packet Pg. 1745 06/09/2020 6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of available improvements and facilities, both public and private. 7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion. 8. Consider: Conformity with CPUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan? 10. Will the proposed CPUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested CPUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to adjacent areas? 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 20. Consider: Whether the proposed change will constitute a grant of special privilege to an 17.A Packet Pg. 1746 06/09/2020 individual owner as contrasted with the public welfare. 21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing zoning? (a “core” question…) 22. Is the change suggested out of scale with the needs of the neighborhood or the county? 23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 24. Consider: The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 25. Consider: The impact of development resulting from the proposed CPUD rezone on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended. 26. Are there other factors, standards, or criteria relating to the CPUD rezone request that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare? The BCC must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons and the oral testimony presented at the BCC hearing as these items relate to these criteria. The proposed Ordinance was prepared by the County Attorney’s Office. This item has been reviewed as to form and legality, and an affirmative vote of four is necessary for Board approval. (HFAC) COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard petition PL20180002793 on February 20, 2020. There was a motion by Commissioner Schmitt and second by Commissioner Fryer to forward the petition to the Board of County Commissioners with a recommendation of approval with a condition to change Deviation 3, to state In the event the site is redeveloped Deviation 3 would be eliminated, and current LDC provisions would be enforced. The motion carried 4 to 0 for approval. A total of one email dated August 22, 2019, was received opposing the project. There were no public speakers at the February 20, 2020 CCPC meeting. RECOMMENDATION: The Zoning Division staff concurs with the recommendation of the CCPC and recommends that the Collier County Board of Commissioners approve petition PL20180002793 for rezoning to the CPUD Ordinance. Prepared by: James Sabo, AICP, Principal Planner, Zoning Division 17.A Packet Pg. 1747 06/09/2020 ATTACHMENT(S) 1. Staff Rept Final Vanderbilt Beach 2.3.2020 (PDF) 2. Attachment A Ordinance - 022520 (PDF) 3. Attachment B Master Plan proposed (flat) (PDF) 4. Attachment C Density Map Vanderbilt Commercial CPUD Density Map (PDF) 5. Attachment D FLUE Consistency Memo Vanderbilt Beach Com (PDF) 6. [Linked] Attachment E Back up materials (PDF) 7. Attachment F Opposition Letters PL18-2793001 (PDF) 8. Legal Ad as posted 03.24.20 (PDF) 9. Legal Ad as posted 5.20.20 (PDF) 10. Letter to Heidi Ashton-Cicko (5-19-2020) (PDF) 17.A Packet Pg. 1748 06/09/2020 COLLIER COUNTY Board of County Commissioners Item Number: 17.A Doc ID: 11681 Item Summary: ***This item continued from March 24, 2020 BCC meeting to May 12, 2020 and further continued to the June 9, 2020 BCC meeting.*** This item requires ex parte disclosure be provided by the Commission members. Should a hearing be held on this item, all participants are required to be sworn in, An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Commercial Intermediate District (C-3) zoning district to a Commercial Planned Unit Development (CPUD) zoning district for the project to be known as Vanderbilt Beach Commercial Tourist Commercial Planned Unit Development, to allow up to 17 hotel and motel units and 7,000 square feet of commercial development on property located on the northeast portion of the intersection of Gulf Shore Drive and South Bay Drive, approximately 400 feet north of Vanderbilt Beach Road, in Section 32, Township 48 South, Range 25 East, consisting of .62± acres; and by providing an effective date. (PL20180002792) (This is a companion to Agenda Item 17.B) Meeting Date: 06/09/2020 Prepared by: Title: – Zoning Name: James Sabo 02/12/2020 3:12 PM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 02/12/2020 3:12 PM Approved By: Review: Growth Management Department Judy Puig Level 1 Reviewer Completed 02/24/2020 4:23 PM Zoning Ray Bellows Additional Reviewer Completed 02/25/2020 4:14 PM Growth Management Department Thaddeus Cohen Department Head Review Completed 02/25/2020 6:17 PM Growth Management Department James C French Deputy Department Head Review Completed 02/27/2020 4:33 PM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 03/04/2020 2:21 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 03/04/2020 2:49 PM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 03/04/2020 3:23 PM Office of Management and Budget Laura Zautcke Additional Reviewer Completed 03/11/2020 8:10 AM County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 03/14/2020 1:29 PM 17.A Packet Pg. 1749 06/09/2020 Board of County Commissioners MaryJo Brock Meeting Pending 06/09/2020 9:00 AM 17.A Packet Pg. 1750 PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 1 of 18 Revised: February 3, 2020 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: FEBRUARY 20, 2020 SUBJECT: CPUD-PL20180002793 VANDERBILT BEACH COM TOURIST CPUD COMPANION GMPT/GMPA, PL20180002792-CPSS-2019-3 ______________________________________________________________________________ PROPERTY OWNERS/APPLICANT/AGENT: Owner: Agents: Dugan’s Lighthouse Inn, LLC Buzz’s Lighthouse Properties, LLC 9140 Gulf Shore Drive Naples, FL 34108 Applicant: Dugan’s Lighthouse Inn, LLC Buzz’s Lighthouse Properties, LLC 9140 Gulf Shore Drive Naples, FL 34108 Robert J. Mulhere, FAICP, V.P. Hole Montes, Inc. 950 Encore Way Naples, FL 34110 Richard Yovanovich, Esq. Coleman, Yovanovich, Koester 4001 Tamiami Trail N. suite 300 Naples, FL 34103 REQUESTED ACTION: The applicant is requesting that the Collier County Planning Commission (CCPC) consider an application to rezone the property from C-3 Commercial Intermediate zoning district to Commercial Planned Unit Development (CPUD) Vanderbilt Beach Commercial Tourist zoning district. The property consists of one parcel created from several small lots. There is a companion Small Scale GMPA for 0.62 acres related to this request. The total acreage for the PUD rezoning request is 0.62. GEOGRAPHIC LOCATION: The subject property is located at the northeast corner of Gulf Shore Drive and South Bay Drive in Section 32, Township 48 South, Range 25 East, Collier County (see location map, page 2). The proposed Master Plan is included in the PUD Ordinance, Attachment B. AGENDA ITEM 9.A.6 17.A.1 Packet Pg. 1751 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 2 of 18 Revised: February 3, 2020 17.A.1Packet Pg. 1752Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 3 of 18 Revised: February 3, 2020 PURPOSE/DESCRIPTION OF PROJECT: Background: The subject property consists of eight platted lots (Lots 3-10, Block A, Vanderbilt Beach Center Subdivision). The plat was approved in January of 1954 and the eight parcels make up the entire 0.622 acres of the proposed Subdistrict and CPUD requested development area. The site is presently zoned C-3, Commercial Intermediate and has frontage on Gulf Shore Drive, South Bay Drive, and the Vanderbilt Lagoon. The existing site has been developed as a 17-room hotel with a swimming pool, dock space, and an 80-seat restaurant known as Buzz’s Lighthouse. The hotel building was constructed in 1957 with the swimming pool added in 1963. The restaurant and dock were added around 1980, with a chickee hut constructed in 1986. The subject site has been operated by the Dugan family for approximately 40 years with the existing and described mix of hotel and restaurant uses. The hotel site is within a tourist resort area and much of the surrounding zoning to the north is identified as Residential Tourist-Vanderbilt Beach Resort Tourist Overlay district. The immediate area includes a mix of transient lodging, retail, restaurants, and high-rise condominiums. The site is one block from the beach and the public parking garage for Vanderbilt Beach. While the hotel and restaurant use have been operating for 40 plus years , the hotel itself is a nonconforming use as it is not permitted as a principal or conditional use in the C-3 zone district. In accordance with Section 9.03.02 of the LDC, if a nonconforming use ceases to exist for any reason for a period of one year or more, all subsequent uses must conform to the current zoning district regulations. The effect of a nonconforming use status means if the hotel was destroyed by natural causes, like hurricane or storm surge flooding, any future use must conform to the allowable uses in the C-3 zone, which excludes hotels. The applicant states that the nonconforming status for the hotel affects the property owner’s ability to obtain property insurance for the structures and the business operation in the event of accidental destruction or natural disaster. The applicant states that the objective of the PUD and Small Scale Growth Management Plan (GMP) Amendment applications is to allow the existing 17-room hotel as a permitted use. The Amendment also seeks to allow C-3 permitted uses up to a maximum of 7,000 square feet and to allow certain conditional uses in the C-3 zone district by the established conditional use process. The applicant has provided development standards and proposed deviations in the proposed PUD Ordinance document. The applicant states that the development standards and the deviations are important given the small size of the existing site. They further stated that the existing site will remain in place subject to the Section 9.03.02 nonconforming provisions of the LDC. The surrounding PUD projects with approved acreage, dwellings units and densities are listed here: Miralia – 8.96 acres – 210 units – 23.44 DU/A Pelican Bay – 2,104 acres – 7,800 units – 3.89 DU/A A density map of the surrounding PUD projects and the respective densities for each project has been included as Attachment C. 17.A.1 Packet Pg. 1753 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 4 of 18 Revised: February 3, 2020 SURROUNDING LAND USE AND ZONING: North: Parking, tennis courts, condominiums, zoned RT-VBRTO South: Vacant commercial, restaurant, Vanderbilt Beach Resort, zoned RT-VBRTO East: Commercial marina, residential condominium, zoned, C-3 West: Vanderbilt Beach Resort, restaurant, residential condominiums, zoned C-3 Aerial Map (County GIS) GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The subject site is located in the northeast quadrant of the intersection of Gulf Shore Drive and South Bay Drive, in Section 32, Township 48 South, Range 25 East. The site partially abuts the Vanderbilt Channel (Lagoon). The Vanderbilt Beach Commercial Tourist PUD rezone petition is contingent upon approval of the companion GMPA petition PL20180002792/CPSS-2019-3. The petitioner is requesting to rezone approximately ±0.622-acres from “C-3” to a CPUD Zoning District to allow hotel and motel uses and C-3 permitted uses and four specific conditional uses. 17.A.1 Packet Pg. 1754 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 5 of 18 Revised: February 3, 2020 Submittal 2 revised the PUD Document and Master Plan. Based on a Comprehensive Planning review comment, Submittal 3 added a new section in Exhibit A, called ‘Intensity’ to allow up to 17 hotel and motel rooms and up to 7,000 square feet of permitted and conditional uses, which has made the PUD consistent with the GMPA. Submittal 3 also limits use in Exhibit A, 1(a) to hotels and motels as requested by Comp Planning. Submittal 4 made the acreage consistent using .622 acres, revised deviation document landscape buffer language, added less restrictive language in Exhibit A uses, and added SIC codes to PUD document. Submittal 4 added a deviation to state that if the site should be redeveloped, the on-street parking along South Bay Drive shall be eliminated. The ±0.622-acre subject site is designated on the Future Land Use Map as Urban, Urban Mixed- Use District, Urban Residential Subdistrict, is mostly within the Coastal High Hazard Area, and Map FLUE-9 shows the site as “Consistent by Policy” (improved property). The site is presently zoned C-3 and developed with a 17-unit hotel (allowed in C-4 and C-5 Zoning Districts) and an 80-seat restaurant and associated accessory uses. This petition will allow 17 hotel/motel units; all C-3 uses permitted by right, limited to 7,000 square feet total; and four specific Conditional Uses: amusements and recreation services, outdoor; membership sports and recreational clubs indoor only; and permitted food service uses with more than 6,000 square feet of gross floor area in the principal structure; and permitted use with less than 700 square feet gross floor area in the principal structure. The four conditional uses listed are subject to the intensity statement limiting to a maximum of 7,000 square feet. The Future Land Use Element (FLUE) states the following: “The Urban Mixed-Use District is intended to accommodate a variety of residential and non-residential land uses, including mixed- use developments such as Planned Unit Developments.” FLUE Policy 5.11 states, “Former Policy 3.1.k. of the Future Land Use Element provided for the establishment of a Zoning Reevaluation Program to evaluate properties whose zoning did not conform with the Future Land Use Designation Description Section of the Future Land Use Element. This Program was implemented through the Zoning Reevaluation Ordinance No. 90-23. Where such properties were determined, through implementation of that Ordinance, to be “improved property”, as defined in that Ordinance, the zoning on said properties shall be deemed consistent with the Future Land Use Element and those properties have been identified on the Future Land Use Map Series as Properties Consistent by Policy.” FLUE Policy 5.3 states, “All rezoning must be consistent with this Growth Management Plan. For properties that are zoned inconsistent with the Future Land Use Designation Description Section but have nonetheless been determined to be consistent with the Future Land Use Element, as provided for in Policies 5.9 through 5.13, the following provisions apply: a. For such commercially-zoned properties, zoning changes will be allowed provided the new zoning district is the same or a lower intensity commercial zoning district as the existing zoning district and provided the overall intensity of commercial land use allowed by the existing zoning district, except as allowed by Policy 5.11, is not exceeded in the new zoning district. 17.A.1 Packet Pg. 1755 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 6 of 18 Revised: February 3, 2020 e. Overall intensity of development shall be determined based upon a comparison of public facility impacts as allowed by the existing zoning district and the proposed zoning district.” This petition is not consistent with FLUE Policy 5.3 as the hotel/motel uses are allowed in C-4 and C-5 zoning districts, which are higher intensity zoning districts. There is a companion small-scale GMP Amendment petition to create the Vanderbilt Beach Commercial Tourist Subdistrict to allow the uses requested in this CPUD and more. This request for the rezone to CPUD zoning district cannot be consistent with the GMP until such time as the small-scale GMPA is approved and in effect. CCME Policy 12.2.5 of the Conservation and Coastal Management Element (CCME) defines the Coastal High Hazard Area (CHHA). “The County shall consider the CHHA as a geographical area lying below the elevation of the Category 1 storm surge line as presently defined in the 2011 Southwest Florida Regional Planning Council’s Hurricane Evacuation Study, or subsequently authorized storm surge or evacuation planning studies coordinated by the Collier County Bureau of Emergency Services and approved by the Board of County Commissioners.” The CHHA Overlay in the FLUE states, in part, “The CHHA boundary is generally depicted on the Future Land Use Map and is more precisely shown in the Future Land Use Map series; all lands lying seaward of that boundary are within the CHHA. The Capital Improvement Element and Conservation and Coastal Management Element both contain policies pertaining to the expenditure of public funds for public facilities within the CHHA.” Select FLUE Policies are given below, followed with [bracketed staff analysis]. FLUE Policy 5.6 states: “New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended).” [Comprehensive Planning staff leaves this determination to Zoning Services staff as part of their review of the petition in its entirety. However, staff notes that in reviewing the appropriateness of the requested uses and intensities on the subject site, consider the PUD proposes commercial uses permitted by right and limited to specifically named conditional uses in the C-3, Commercial Intermediate, zoning district. The compatibility analysis is encouraged to be comprehensive and include a review of both the subject property and surrounding or nearby properties regarding allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space and location, traffic generation/attraction, etc.] FLUE Policy 7.1 states: 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. [Exhibit ‘C.1’ CPUD Master Plan (Existing Conditions) shows one ingress/egress access on Gulf Shore Drive, a minor collector road as identified in the Transportation Element.] 17.A.1 Packet Pg. 1756 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 7 of 18 Revised: February 3, 2020 FLUE Policy 7.2 states: 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. [Exhibit ‘C.1’, CPUD Master Plan (Existing Conditions), does not show any circulation throughout the project. The entire project site is only ±0.622 acres and uses the parking areas to move about.] FLUE Policy 7.3 states: 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. [Exhibit ‘C.1’, CPUD Master Plan, does not show any interconnections with the adjoining development to the north (Condominiums in a RT-VBRTO zoning overlay). Staff does not think it is feasible or beneficial to retrofit this development to the north to accommodate an interconnection. Gulf Shore Drive abuts the project site to the west and South Bay Drive abuts the project site to the south. Vanderbilt Chanel/Lagoon and an undeveloped parcel zoned C-3 abuts the project site to the east. Staff does not think an interconnection to the C- 3 parcel is feasible or beneficial.] FLUE Policy 7.4 states: 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 applicant is requesting a sidewalk deviation to allow the required sidewalk to be located along the north side of the parking spaces – interior to the site. Open space must be provided per the LDC. No residential development is being requested; therefore, various types of housing and prices and blend of densities are not applicable. Civic facilities are allowed as a permitted use (C-3 zoning district).] CONCLUSION This rezone petition may only be deemed consistent with the Future Land Use Element (FLUE) of the Growth Management Plan if the companion SSGMPA (PL20180002792) is approved and goes into effect and the uses and intensities in this PUD align with those in the GMPA. The CPUD ordinance needs to provide for an effective date linked to the SSGMPA effective date. Informational Comment: This PUD rezone may only be deemed consistent contingent upon the companion GMP amendment petition being adopted and in effect. Informational Comment: The CPUD rezone ordinance effective date must be linked to the effective date of the companion GMPA petition. The Comprehensive Planning Consistency Review Memo has been included as Attachment D. Transportation Element: In evaluating this project, staff reviewed the applicant’s July 2, 2019 Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the 17.A.1 Packet Pg. 1757 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 8 of 18 Revised: February 3, 2020 Growth Management Plan (GMP) using the then applicable 2018 and the current 2019 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states; “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff finding: According to the TIS provided with this petition the proposed MPUD rezone could generate a potential +/- 57 PM peak hour, two-way trips on the following adjacent roadway link: Roadway Link 2018 AUIR LOS Current Peak Hour Peak Direction Service Volume/Peak Direction 2018 Remaining Capacity 2019 AUIR LOS 2019 Remaining Capacity Gulf Shore Drive 111th Avenue to Vanderbilt Beach Road B 800/North 580 B 500 Vanderbilt Beach Road Gulf Shore Drive to Tamiami Trail North (US 41) C 1,400/East 410 C 462 17.A.1 Packet Pg. 1758 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 9 of 18 Revised: February 3, 2020 Vanderbilt Beach Road Tamiami Trail North (US 41) to Goodlette Frank Road C 1,900/East 483 D 413 Tamiami Trail North (US 41) Immokalee Road to Vanderbilt Beach Road C 3,100/North 1,164 C 1,295 Tamiami Trail North (US 41) Vanderbilt Beach Road to Gulf Park Drive D 3,100/North 639 C 849 Based on the 2018 and 2019 AUIR’s, the adjacent roadway network has sufficient capacity to accommodate the proposed new trips for this project within the five-year planning period. Therefore, the subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Conservation and Coastal Management Element (CCME): Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). The project site is .62, which consists of the existing hotel. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning Commission Recommendation (referred to as the “PUD Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. Drainage: The proposed PUD Amendment request is not anticipated to create drainage problems in the area. Stormwater best management practices, treatment, and storage will be addressed through the environmental resource permitting process with the South Florida Water Management District. County staff will also evaluate the project’s stormwater management system, calculations, and design criteria at the time of site development plan (SDP) and if needed, platting (PPL). Environmental Review: Environmental Services staff has reviewed the rezoning petition to address environmental concerns. The property had been historically developed and maintained clear of native vegetation. The property currently contains the hotel with accessory uses. The PUD Master Plan does not show a preserve, since no minimum preservation is required. There were no observed listed species on the property. 17.A.1 Packet Pg. 1759 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 10 of 18 Revised: February 3, 2020 Transportation Review: Transportation Planning staff finds this petition consistent with the GMP, and further recommends that the Collier County Planning Commission (CCPC) forward this petition to the Board of County Commissioners (BCC) with a recommendation of approval. Landscape Review: The applicant is requesting two landscape deviations as part of this application. Please see the Deviation Discussion section below. School District: A school district review is not applicable. Utilities Review: The Public Utilities Division finds that the Vanderbilt Beach Commercial Tourist PUD site has already been developed with potable water and wastewater services from the CCWSD and there is adequate treatment capacity. Zoning Services Review: Zoning Division staff has evaluated the proposed uses related to their intensity and reviewed the proposed development standards for the project. The Zoning Division also evaluated the location and orientation of the existing uses for PUD rezone project. The project site area remains unchanged at 0.622 acres. The applicant has stated that the existing site will remain unchanged as they are seeking to remove or eliminate an existing nonconforming status for the hotel use structure. The proposed PUD will front along two roads, Gulf Shore and South Bay. The applicant is seeking deviations for the existing conditions at the site, including number of parking spaces, backing vehicles onto a right-of-way, and existing buffer conditions. The requested deviations are detailed later in the staff report. The applicant intends to use the site as it currently exists and to continue the hotel business, but they are seeking to remove the nonconformity. The intensity of the proposed PUD rezone will not increase the intensity of the hotel use. However, the applicant has proposed to allow all other C-3 uses at the site. The maximum total area for other allowable C-3 uses is limited to 7,000 square feet at the site. The proposed maximum area of C-3 uses is reasonable. With respect to the remainder of the Development Standards, the proposed standards are somewhat appropriate based on the existing and proposed uses in the C-3 zone district. However, the zoned height is 50 feet and the actual height is listed at 70 feet. The zoned height at 50 feet is acceptable for two or three stories for a hotel use. Since the development standards do not list a maximum number of stories, 70 feet actual height is not keeping with the scale of the surrounding structures. The Deviation Discussion is covered below, and it clarifies that Deviation 1 and Deviation 3 should be linked, such that redevelopment of the site would eliminate both deviations. Specifically, both deviations address practical difficulties related to nonconformity of existing conditions at the site. If the site is redeveloped in accordance with the definition provided in Deviation 1, the need for both Deviation 1 and 3 is eliminated. PUD FINDINGS: LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08”: (Zoning Division staff responses in non-bold). 17.A.1 Packet Pg. 1760 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 11 of 18 Revised: February 3, 2020 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Zoning Division staff has reviewed the proposed rezoning request and finds the uses, and property development regulations are mostly compatible with the development projects approved in the area. The actual height for structures should be reduced to 60 feet. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application were reviewed by the County Attorney’s Office and demonstrate unified control. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). Comprehensive Planning staff has reviewed the petition and analyzed it for consistency with goals, objectives, and policies of the GMP. They have found the proposed rezoning to be consistent with the GMP, if the companion amendment is approved. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on the location of improvements, restrictions on design, and buffering and screening requirements. The proposed PUD Document buffering, and screening standards have been reviewed the landscape review staff and the deviations for the buffers are acceptable. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. There is no deviation from the required usable open space as submitted. Compliance with approved standards would be demonstrated at the time of SDP. 6. The timing or sequence of development for the purpose of ensuring the adequacy of available improvements and facilities, both public and private. Compliance with all other applicable concurrency management regulations is required, including but not limited to, plat plans or site development plans. The Public Utilities Division states that Collier County has sufficient treatment capacity for water and wastewater services to the project. The Transportation Division states that the roadway infrastructure is adequate to serve the proposed project, as noted in the Transportation Element consistency review. Operational impacts will be addressed at time of first 17.A.1 Packet Pg. 1761 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 12 of 18 Revised: February 3, 2020 development order (SDP), at which time a new TIS will be required to demonstrate turning movements for all site access points. 7. The ability of the subject property and of surrounding areas to accommodate expansion. All the surrounding area has been developed at some point in the past. There is adequate supporting infrastructure to accommodate this project, including Collier County Water- Sewer District potable water and wastewater mains. Adequate public facility requirements will be addressed when future development approvals are sought. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at least equivalent to the literal application of such regulations. There are deviations proposed for the requested PUD, which are detailed in the deviations section of the report. REZONE FINDINGS: LDC Subsection 10.02.08 F. states, “When pertaining to the rezoning of land, the report and recommendations to the Planning Commission to the Board of County Commissioners…shall show that the Planning Commission has studied and considered the proposed change in relation to the following when applicable.” Zoning Division staff responses are in non-bold: 1. Whether the proposed change will be consistent with the goals, objectives, and policies of the Future Land Use Map (FLUM) and the elements of the GMP. Comprehensive Planning staff has determined the petition is consistent with the goals, objectives, and policies of the FLUM and other elements of the GMP, if the companion small scale amendment is approved. 2. The existing land use pattern. The existing land use pattern related to surrounding properties is described in the Surrounding Land Use and Zoning section of this report. The proposed uses will not change the existing land use patterns in the area. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The property is zoned C-3 Commercial Intermediate. The application is to rezone to CPUD, which would not create an isolated district. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The existing district boundaries are logically drawn. The proposed CPUD boundaries are logical and appropriate. 17.A.1 Packet Pg. 1762 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 13 of 18 Revised: February 3, 2020 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not necessary. It is a request to rezone by the property owner. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will not adversely influence living conditions within the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The Transportation Division states that the roadway infrastructure has adequate capacity to serve the proposed project at this time, i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. Operational impacts will be addressed at time of first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. 8. Whether the proposed change will create a drainage problem. It is not anticipated that the rezone request to CPUD will create drainage problems in the area. Stormwater best management practices, treatment, and storage for this project will be addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). County environmental staff will evaluate the stormwater management system and design criteria at the time of SDP. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. If the hotel site, as existing, remains in place, the proposed rezone to CPUD is not likely to reduce light or air to adjacent areas. If approved with the recommended zoned height of 50 feet and the actual height at 60 feet, there may be future changes to the property that will reduce some light to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent areas. Property value is affected by many factors. It is driven by market conditions and is generally a subjective determination. Zoning alone is not likely to adversely affect the property values. Generally, market conditions prevail. 17.A.1 Packet Pg. 1763 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 14 of 18 Revised: February 3, 2020 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Most of the adjacent property is already developed as commercial or residential uses. The approval of the rezone request from C-3 to CPUD is not likely to deter development activity of surrounding property. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. If the proposed rezone to CPUD complies with the GMP (if companion amendment is approved) and is found consistent, then it is consistent with public policy and the change does not result in the granting of a special privilege. Consistency with the FLUE is determined to be consistent with public welfare. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property can be used in accordance with existing zoning; however, the applicant stated that the nonconforming status of the site and structures affects their ability to secure property insurance for portions of the site. The applicant finds the rezoning to be necessary. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. The Zoning Division staff determination is the proposed uses are not out of scale with the needs of the community. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The application was reviewed and found compliant with the GMP (if the companion amendment is approved) and the LDC. The Zoning Division staff does not review other sites related to a specific petition. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The proposed uses are existing and there is no site alteration required to make the property usable. The development standards would be applied during any future SDP application process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County 17.A.1 Packet Pg. 1764 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 15 of 18 Revised: February 3, 2020 Adequate Public Facilities Ordinance, as amended. The project must comply with the criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities (APF) and must be consistent with applicable goals and objectives of the GMP related to adequate public facilities. The concurrency review for APF is determined at the time of SDP review. The activity proposed by this amendment will have no adverse impact on public utilities facility adequacy. This petition has been reviewed by Comprehensive Planning staff for consistency with the GMP, and they find it to be consistent, if the companion amendment application is approved. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. DEVIATION DISCUSSION: The petitioner is seeking five deviations from the requirements of the LDC. The petitioner’s rationale and staff analysis/recommendation are outlined below. Deviation #1 (Off-Street Parking) “Deviation #1 requests relief from LDC Section 4.05.02.F, which requires that all off-street parking facilities must be so arranged that no motor vehicle shall have to back onto any street, to instead allow the existing parking spaces along (and partially within) South Bay Drive to continue to back onto the right-of-way. In the event the site is redeveloped, the on-street parking along South Bay Drive shall be eliminated.” Petitioner’s Justification: South Bay Drive is a local, low-volume road. The proposed deviation will allow existing parking spaces to remain in place, even under redevelopment of the site. On-street parking exists throughout the neighborhood and there is on street parking within the South Bay Drive right of way opposite of the project. A condominium to the east of the project has assigned, on -street parking spots along South Bay Drive; furthermore, there are several parking lots in the surrounding area where off-street parking backs out onto internal drives. The use of on-street parking is recognized as a redevelopment tool in other areas of the county. Given the small size of the site, on-street parking makes the most sense in order to maximize the use of the site and maintain its redevelopment potential. Backing out onto low speed, low volume roads such as South Bay Drive is typical in urban areas in Collier County, and will not impact the health, safety and welfare of the general public. In the event the site is redeveloped, the on-street parking along South Bay Drive shall be eliminated. For the purposes of this deviation, redevelopment is defined as any voluntary reconstruction, rehabilitation, addition, or other improvement of a structure(s) where the cost of such equals or exceeds fifty percent of the market value of the structure(s) before the start of the improvements/redevelopment. Staff Analysis and Recommendation: The deviation is reasonable and justifiable; Zoning and Development Review staff recommends APPROVAL of this deviation. However, please refer to Deviation 3 regarding Type D Buffer width and redevelopment of the site. 17.A.1 Packet Pg. 1765 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 16 of 18 Revised: February 3, 2020 Deviation #2 (Buffer Width) “Deviation #2 requests relief from LDC Section 4.06.02, Table 2.4, which requires a 15 -foot- wide, Type B perimeter landscape buffer be provided to adjacent multi-family residential development to the north, to instead allow for a buffer width of 10 feet while still pro viding the required Type B buffer plantings and, as an enhancement, also requiring understory trees 8 feet in height at time of planting. Understory trees will be distributed between the required buffer canopy trees at a spacing not to exceed 25 feet on center, in order to maximize screening between these uses.” Petitioner’s Justification: The proposed buffer will consist of the LDC required Type B plantings enhanced with understory trees 8 feet in height at the time of planting, distributed between the required canopy trees at a spacing not to exceed 25 feet on center. The proposed buffering will provide further screening between uses and sufficient width to achieve the LDC stated purpose and intent of a perimeter landscape buffer. There is an existing, 5± foot wide mature landscape buffer located on the adjacent property to the north providing screening. The closest residential building to the north is setback approximately 98 feet from the property line, providing sufficient separation between residential and commercial development. Future redevelopment of the site will result in a combined buffer width of 15 feet. Staff Analysis and Recommendation: The deviation is reasonable and justifiable; staff sees no detrimental effect with this deviation. Zoning and Development Review staff recommends APPROVAL of this deviation. The Landscape Review Division recommends approval, and further states that a wall will be required at time of SDP as per LDC section 5.03.02.H.2.a, which also states that the required plantings are to be on the external side of the wall such that 50% of the wall is screened within 1 year of installation of the vegetative material. The 5’ reduction in width of the North buffer will still allow for the installation of the required wall and plantings. The Landscape Review Division finds that, in compliance with LDC section 10.02.13.A.3., the petitioner has demonstrated that “the element may be waived without detrimental effect on the health, safety and welfare of the community.” With respect to LDC section 10.02.13.B.5.h, the deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” Deviation #3 (Buffer Type) “Deviation #3 requests relief from LDC Section 4.06.02, Table 2.4, which requires 10-foot-wide, Type D perimeter landscape buffer be provided to adjacent right-of-way to the south, to instead allow a 7-foot-wide, Type D buffer.” Petitioner’s Justification: The proposed buffer width will provide sufficient space to accommodate the required plantings without conflicting with adjacent uses and allowing healthy plant growth to provide visual screening to achieve the LDC stated purpose and intent of a perimeter landscape buffer. Given the small size of the site, the slightly reduced buffer width makes the most sense in order to maximize the use of the site and maintain its redevelopment potential. 17.A.1 Packet Pg. 1766 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 17 of 18 Revised: February 3, 2020 Staff Analysis and Recommendation: The deviation is reasonable and justifiable; staff sees no detrimental effect if this deviation request is approved. However, Deviation 3 and Deviation 1 should be linked. Zoning and Landscape Staff recommend that the language for Deviation 3 should state that if the site is redeveloped, then Deviation 3 shall be eliminated. Regarding Deviation 3 related to the existing conditions, the Landscape Review Division Staff recommends approval, finding that, in compliance with LDC section 10.02.13.A.3., the petitioner has demonstrated that “the element may be waived without detrimental effect on the health, safety and welfare of the community” and LDC section 10.02.13.B.5.h the petitioner as demonstrated that the deviation is “justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.” Zoning and Development Review staff recommends APPROVAL of this deviation. Deviation #4 (Parking Calculation) “Deviation #4 requests relief from LDC Section 4.05.04, Table 17, which establishes the minimum number of parking spaces required for commercial uses, to instead allow for parking to be calculated at 1 space per 4 seats for restaurants and 1 space per guestroom for hotels.” Petitioner’s Justification: The subject site is located within a tourist resort area that includes a mix of uses, including transient lodging, restaurants, retail shops, and high-rise condominiums. The site is across the street from the beach. CAT operates a “beach bus” during season that passes by the subject site. There are bike lanes on both sides of Gulf Shore Drive and a pedestrian walk on the west side of the roadway. Based on the mixed-use nature of this neighborhood; the proximity of the site to the beach; the availability of some on-street public parking; the small scale of the development; and access to transit, bicycle, and pedestrian activity, the requested parking reductions will not be detrimental to the public health, safety and welfare. Staff Analysis and Recommendation: The requested parking space deviation for the hotel use is is reasonable. With respect to the restaurant parking, the requested deviation is 1 space per 4 seats as opposed to 1 space per 2 seats. The reduction appears to be large at 50% fewer spaces, but the restaurant site has been operating for many years under existing conditions. The customers appear to find parking now and the requested parking deviation is reasonable and justifiable. Zoning and Development Review staff recommends APPROVAL of this deviation. Deviation #5 (Sidewalk and Buffer Width) “Deviation #5 requests relief from LDC Section 6.06.02.A.1, which requires sidewalks and bike lanes to be constructed within public and private rights-of-way or easements adjacent to the site, to instead allow the required sidewalk to be located along the north side of the parking spaces, interior to the site, or as otherwise may be approved as part of a comprehensive pedestrian plan for South Bay Drive.” Petitioner’s Justification: There is existing, off-street parking that backs out onto the right-of-way adjacent to Gulf Shore Drive, of which a portion is located on the subject property. If redeveloped, the master plan provides for an internal, 5-foot-wide sidewalk forward of the on-street parking. This configuration provides a safer space for pedestrian facilities, as the internal sidewalk moves pedestrians out of 17.A.1 Packet Pg. 1767 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUDZ-PL20180002793; Vanderbilt Beach Comm Tourist CPUD Page 18 of 18 Revised: February 3, 2020 the path of cars parking and the on-street parking provides separation between pedestrians and travel lanes. Staff Analysis and Recommendation: The deviation is reasonable and justifiable; Zoning and Development Review staff recommends APPROVAL of this deviation. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on August 1, 2019, 5:30 PM, at the Collier County Public Library Headquarters Sugden Theater at 2385 Orange Blossom Naples, FL. For further information, please see the NIM Summary information in the back-up material. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney’s Office reviewed this staff report for content and legal sufficiency on February 4, 2020. RECOMMENDATION: Zoning Division staff recommends the CCPC forward petition PUDZ-PL20180002793 Vanderbilt Beach Commercial Tourist CPUD to the Board of County Commissioners with a recommendation of approval, subject to reducing the actual zoned not to exceed height from 70 feet to 60 feet; and Deviation 1 and Deviation 3 should be linked, and Deviation 3 should include language that states that if the site is redeveloped, then Deviation 3 shall be eliminated. Attachments: A) Proposed Vanderbilt Commercial Tourist CPUD Ordinance B) Master Plan proposed C) Density Map Vanderbilt Commercial D) FLUE Consistency Memo Vanderbilt Commercial E) Back up material 17.A.1 Packet Pg. 1768 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PREPARED BY: O, AICP, PRINCIPAL PLANNER DIVISION ZONING SERVICES SECTION REYIEWED BY: RAYMO V. BELLOWS, ZONING MANAGER ZONING DIVISION _ZONING SERVICES SECTION APPROVED BY: JAMES FRENCH, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT Z'i^Zozc DATE L 3-Lo DATE 2-/--a.raz DATE PUDZ-P120'1 80002793; Vanderbilt Beach Commercial Tourist PUD 17.A.1 Packet Pg. 1769 Attachment: Staff Rept Final Vanderbilt Beach 2.3.2020 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.2 Packet Pg. 1770 Attachment: Attachment A Ordinance - 022520 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.2 Packet Pg. 1771 Attachment: Attachment A Ordinance - 022520 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.2 Packet Pg. 1772 Attachment: Attachment A Ordinance - 022520 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.2 Packet Pg. 1773 Attachment: Attachment A Ordinance - 022520 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.2 Packet Pg. 1774 Attachment: Attachment A Ordinance - 022520 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.2 Packet Pg. 1775 Attachment: Attachment A Ordinance - 022520 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.2 Packet Pg. 1776 Attachment: Attachment A Ordinance - 022520 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.2 Packet Pg. 1777 Attachment: Attachment A Ordinance - 022520 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.2 Packet Pg. 1778 Attachment: Attachment A Ordinance - 022520 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.3 Packet Pg. 1779 Attachment: Attachment B Master Plan proposed (flat) (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) PUD C-3 RSF-3 PUD RT-VBRTO RSF-3 /ST Gul f Shore DRVanderbilt Beach RD Map Date: 1/29/2020 Growth Management DepartmentOperations & RegulatoryManagement Division I 0 130 26065 Feet SUBJECT PROPERTY:VA NDERBILT INN COM MERCIA L CPUD GROSS DENSITY UNITS PER ACRE (UPA)VANDERBILT INN COMMERCIAL INN CPUD ANDSURROUNDING PROPERTIES (PL20180002793) Vande rbilt InnCommercial CPUD MiraliaDensity: 23.44 Pelic an BayDensity: 3.89 17.A.4 Packet Pg. 1780 Attachment: Attachment C Density Map Vanderbilt Commercial CPUD Density Map (11681 : PUDZ PL20180002793 Vanderbilt Commercial Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 3 Growth Management Department Zoning Division Comprehensive Planning Section MEMORANDUM To: James Sabo, AICP, Principal Planner Zoning Division, Zoning Services Section From: Sue Faulkner, Principal Planner Zoning Division, Comprehensive Planning Section Date: December 18, 2019 Subject: Future Land Use Element Consistency Review PETITION NUMBER: PUDZ – PL20180002793 - REV 4 PETITION NAME: Vanderbilt Beach Commercial Tourist CPUD Rezone REQUEST: The petitioner is requesting to rezone approximately ±0.622-acres from “C-3” to a CPUD Zoning District to allow hotel and motel uses and C-3 permitted uses and four specific conditional uses. Submittal 2 revised the PUD Document and Master Plan. Based on a Comp Planning review comment, Submittal 3 added a new section in Exhibit A, called ‘Intensity,’ to allow up to 17 hotel and motel rooms and up to 7,000 square feet of permitted and conditional uses - making the PUD consistent with the GMPA. Submittal 3 also limits use in Exhibit A, 1(a) to hotels and motels as requested by Comp Planning. Submittal 4 made the acreage consistent using .622 acres, revised deviation document landscape buffer language, added less restrictive language in Exhibit A uses, and added SIC codes to PUD document. Submittal 4 added a deviation to state that if the site should be redeveloped, the on- street parking along Southbay Drive shall be eliminated. LOCATION: The subject site is located in the northeast quadrant of the intersection of Gulf Shore Drive and Southbay Drive, in Section 32, Township 48 South, Range 25 East. The site partially abuts the Vanderbilt Channel (Lagoon). COMPREHENSIVE PLANNING COMMENTS: The ±0.622-acre subject site is designated on the Future Land Use Map as Urban, Urban Mixed Use District, Urban Residential Subdistrict, is mostly within the Coastal High Hazard Area, and Map FLUE-9 shows the site as “Consistent by Policy” (improved property). The site is presently zoned C-3 and developed with a 17-unit hotel (allowed in C-4 and C-5 Zoning Districts) and an 80-seat restaurant and associated accessory uses. This petition will allow 17 hotel/motel units; all C-3 uses permitted by right, limited to 7,000 square feet total; and four specific Conditional Uses: Amusements and recreation services, outdoor; membership sports and recreational clubs indoor only; and permitted food service uses with more than 6,000 square feet of gross floor area in the principal structure; and permitted use with less than 700 square feet gross floor area in the principal structure. The four conditional uses listed are subject to the intensity statement limiting to a maximum of 7,000 square feet. 17.A.5 Packet Pg. 1781 Attachment: Attachment D FLUE Consistency Memo Vanderbilt Beach Com (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 3 The Future Land Use Element (FLUE) states the following: “The Urban Mixed Use District is intended to accommodate a variety of residential and non-residential land uses, including mixed-use developments such as Planned Unit Developments.” FLUE Policy 5.11 states, “Former Policy 3.1.k. of the Future Land Use Element provided for the establishment of a Zoning Reevaluation Program to evaluate properties whose zoning did not conform with the Future Land Use Designation Description Section of the Future Land Use Element. This Program was implemented through the Zoning Reevaluation Ordinance No. 90-23. Where such properties were determined, through implementation of that Ordinance, to be “improved property”, as defined in that Ordinance, the zoning on said properties shall be deemed consistent with the Future Land Use Element and those properties have been identified on the Future Land Use Map Series as Properties Consistent by Policy.” FLUE Policy 5.3 states, “All rezonings must be consistent with this Growth Management Plan. For properties that are zoned inconsistent with the Future Land Use Designation Description Section but have nonetheless been determined to be consistent with the Future Land Use Element, as provided for in Policies 5.9 through 5.13, the following provisions apply: a. For such commercially-zoned properties, zoning changes will be allowed provided the new zoning district is the same or a lower intensity commercial zoning district as the existing zoning district and provided the overall intensity of commercial land use allowed by the existing zoning district, except as allowed by Policy 5.11, is not exceeded in the new zoning district. e. Overall intensity of development shall be determined based upon a comparison of public facility impacts as allowed by the existing zoning district and the proposed zoning district.” This petition is not consistent with FLUE Policy 5.3 as the hotel/motel uses are allowed in C-4 and C-5 zoning districts, which are higher intensity zoning districts. However, there is a companion small-scale GMP amendment petition to create the Vanderbilt Beach Commercial Tourist Subdistrict to allow the uses requested in this CPUD and more. This request for the rezone to CPUD zoning district cannot be consistent with the GMP until such time as the small-scale GMPA is approved and in effect. CCME Policy 12.2.5 of the Conservation and Coastal Management Element (CCME) defines the Coastal High Hazard Area (CHHA). “The County shall consider the CHHA as a geographical area lying below the elevation of the Category 1 storm surge line as presently defined in the 2011 Southwest Florida Regional Planning Council’s Hurricane Evacuation Study, or subsequently authorized storm surge or evacuation planning studies coordinated by the Collier County Bureau of Emergency Services and approved by the Board of County Commissioners.” The CHHA Overlay in the FLUE states, in part, “The CHHA boundary is generally depicted on the Future Land Use Map and is more precisely shown in the Future Land Use Map series; all lands lying seaward of that boundary are within the CHHA. The Capital Improvement Element and Conservation and Coastal Management Element both contain policies pertaining to the expenditure of public funds for public facilities within the CHHA.” Select FLUE Policies are given below, followed with [bracketed staff analysis]. FLUE Policy 5.6 states: “New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended).” [Comprehensive Planning staff leaves this determination to Zoning Services staff as part of their review of the petition in its entirety. However, staff notes that in reviewing the appropriateness of the requested uses and intensities on the subject site, consider the PUD proposes commercial uses permitted by right and limited to specifically-named conditional uses in the C-3, Commercial Intermediate, zoning district. 17.A.5 Packet Pg. 1782 Attachment: Attachment D FLUE Consistency Memo Vanderbilt Beach Com (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 3 of 3 The compatibility analysis is encouraged to be comprehensive and include a review of both the subject property and surrounding or nearby properties regarding allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space and location, traffic generation/attraction, etc.] FLUE Policy 7.1 states: 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. [Exhibit ‘C.1’ CPUD Master Plan (Existing Conditions) shows one ingress/egress access on Gulf Shore Drive, a minor collector road as identified in the Transportation Element.] FLUE Policy 7.2 states: 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. [Exhibit ‘C.1’, CPUD Master Plan (Existing Conditions), does not show any circulation throughout the project. The entire project site is only ±0.622 acres and uses the parking areas to move about.] FLUE Policy 7.3 states: 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. [Exhibit ‘C.1’, CPUD Master Plan, does not show any interconnections with the adjoining development to the north (Condominiums in a RT-VBRTO zoning overlay). Staff does not think it is feasible or beneficial to retrofit this development to the north to accommodate an interconnection. Gulf Shore Drive abuts the project site to the west and Southbay Drive abuts the project site to the south. Vanderbilt Chanel/Lagoon and an undeveloped parcel zoned C-3 abuts the project site to the east. Staff does not think an interconnection to the C-3 parcel is feasible or beneficial.] FLUE Policy 7.4 states: 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 applicant is requesting a sidewalk deviation to allow the required sidewalk be located along the north side of the parking spaces – interior to the site. Open space must be provided per the LDC. No residential development is being requested, therefore, various types of housing and prices and blend of densities are not applicable. Civic facilities are allowed as a permitted use (C-3 zoning district).] CONCLUSION This rezone petition may only be deemed consistent with the Future Land Use Element (FLUE) of the Growth Management Plan if the companion SSGMPA (PL20190000454) is approved and goes into effect and the uses and intensities in this PUD align with those in the GMPA. The CPUD ordinance needs to provide for an effective date linked to the SSGMPA effective date. Informational Comment: This PUD rezone may only be deemed consistent contingent upon the companion GMP amendment petition being adopted and in effect. Informational Comment: The CPUD rezone ordinance effective date must be linked to the effective date of the companion GMPA petition. PETITION ON CITYVIEW cc: David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning Section Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section PUDZ-PL2018-2793Vanderbilt Beach Commercial Tourist R4.docx 17.A.5 Packet Pg. 1783 Attachment: Attachment D FLUE Consistency Memo Vanderbilt Beach Com (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) SaboJames From: Sent: To: Subject: Jay Halloran <jay.halloran@cbes-us.com> Thursday, August 22, 2019 10:58 AM BellowsRay; WeeksDavid; FrantzJeremy; BeardLaurie; SaboJames Buzz's Lighthouse - PUD Zoning Change Ray Bellows, Zoning Manager Collier County David Weeks, Growth Management Planning Manager James Sabo, Principal Planner, Zoning Jeremy Frantz, Land Development Code Manager Laurie Beard, PUD Monitoring Coordinator Collier County Government 2800 North Horseshoe Drive Naples FL 34104 A : RE: Duggan Family - Buzz's Lighthouse Petition PUDZ-P[-20180002793, Petition SSGMPA-qL2O78O0O27921Cp2019-3- Dear All First of all, thank you all for your service to our community The Nelghborhood Meeting was held on August 1", 2019. Most residents received notice of this meeting through the Vanderbilt Beach Residents Association afterJuly 28, 2019 leavingjust 3 days to prepare to attend. As many residents a re not in Florida for the months of July and August, we were unable to voice our comments on this rezoning application. lf the notice was published in the local newspaper, we were unaware ofthat as well. This should not mitiSate the rights ofthe Florida residence that spend time in other states during the summer months. As previously stated by Elizabeth A Pircio in her August 19th email to you, many aspects to this re-zoning are troubling to an environmentally sensitive neighborhood that is already faced with significant development such as Naples One. The application states that the owner is concerned that if the current use is stopped for reasons such as accidental destruction, naturalcauses, etc., they will not be allowed to re- build using the same uses. However, ,,Grandfathered Use" allows the applicant to continue the use of the motel and restaurant and thus rebuild. ln Elizabeth A Pircio's letter she states: ln my opinion, there is a potential issue for "spot Zoning,, with this application. Noneoftheabuttingparcelsoflandsurroundingthisparcel arezonedaspUDs. ln fact, the nearest pUD lies hundreds offeet away. Spot zoning is defined as changing zoning on a parcel of land when the rezoning is usually at odds with the city Master Plan. The defining characteristic for a complaint of Spot Zoning is the unjustified special treatment that benefits an owner, while undermining the pre-existing rights and uses of adjacent property owners. Can Secondly, I am concerned with the actions being taken by the applicant regarding the application for rezoning Commercial-3 to PUD for the above-mentioned petition. The application is seeking to change the zoning from Commercial 3 to a PUD. The current zoning C-3 is "Brandfathered" in because the motel and restaurant use has apparently been there for many years. Therefore, the ownersofthe property are free to maintain, repairand rebuild their property using the "current non-conforming uses". 1 17.A.7 Packet Pg. 1784 Attachment: Attachment F Opposition Letters PL18-2793001 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) you confirm that this is not taking place and if not what is? Changing the zoning to the only PUD in the immediate surrounding area can be detrimental for the neighborhood. ln the Zoning a long Gulf Shore Drive by Vanderbilt Beach, most of the parcels are included in the Vanderbilt Beach ResidentialTourist Overlay District, including the parcel abutting this applicant. ln reviewing this distrlct, it states that the purpose is to encourage develop ment of the area to be sensitive to the scale, comoatibilitv and sense of place that ext in the Vanderbilt Beach area . lt states further that these procedures will protect view corridors, light and air movements etc. The uses permitted include hotels, motels, and accessory uses such as restaurants. So, there is a readily available Zoning that will fit the needs of this applicant and smoothly merge into the current zoning rather than applying for a PUD re-zone that will be detrimentalto the neighborhood and set a dangerous precedent for future applicants. The design standards of a PUD include as follows: the ability to "encourage the redevelooment of relativelv large tracts of land under unified ownershi p or control. This is a small (less than 1 acre). Collier County has a Master Plan that was properly engineered with understanding of the impacts of growth, lnfrastructure needs and rezoning. For the Master plan to be continually re-zoned by each individual to maximize their development and increase their financial benefit will put significant stress on the infrastructure and environment. There should also be consideration of the precedent that would be set if the re-zoning is awarded in this matter. How will the Committee legally prevent other businesses in Collier County from coming before the county for a re-zone to a PUD no matter how small the parcel is? The application for the re-zone to a PUD will set a precedent for any other developer to buy a parcel of land of any size in any neighborhood and attempt to have it re-zoned to a PUD. How could Collier County justify denying future re-zones to PUD'S no matter how small the parcels are? How would these precedents stand up in court should any PUD application be denied? The questlon is "why is the applicant applying for a re-zone to a PUD when the abutting Vanderbilt Beach Overlay District permits the uses that he wants for his land". ls it to Spot Zone first then be able to sell this parcel to a larger developer for a much larger project in the beach area that is under continuous impact already? I believe that there is a slippery slope that the County will be facing if this is allowed. Respectfu lly, Jay Hallora n 400 Flagship Drive, unit 708 Naples FL 34108 Cell7774-573-9842 Jay Halloran President City Building Engineering Services, LLC Suite 300 200 Summit Drive Burlington MA 01803 Cell: (774) 573-9882 Email halloran 2 cbes bes-us.com 17.A.7 Packet Pg. 1785 Attachment: Attachment F Opposition Letters PL18-2793001 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) SaboJames EXTERNAL EMAIL: This emall is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. From: Sent: To: Subject: Attachments: Elizabeth Pircio 781-690-0486 epircio@verizon. net epircio@verizon.net Sunday, Novembet 10, 2019 5:47 PM SaboJames Case law on Spot Zoning Scan of Spot Zoning Legal Case_000jpg 1 Hello Jim, I had sent you some prior information regarding Buzz's Lighthouse re-zoning application. Specifically I thought that the rezone of such a small parcel of land to a PUD was an example of Spot Zoning and was noi in compliance riith the County's Master Plan For the flle, I have attached some case law on the subject which I think is applicable to this rezoning. Regards 17.A.7 Packet Pg. 1786 Attachment: Attachment F Opposition Letters PL18-2793001 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) Bird-Kendall Homeowners Ass'n v. Metropolitan Oade County , 695 So.2d 908 (1997) 22 Fla. L. Weekly D1536 6gS So.ad go8 District Court ofAppeal of Florida, Third District. BIRD-KENDALL HOMEOWNERS ASSOCIATION and Richard Still, petitioners, 1'. METROPOLMAN DADE COUNTY BOARD OF COUNTY COMMISSIONERS, Respondent. No.97-32r. I June 25, 1997. Synopsis Homeowners association sought review of decision by counry" commissioners which rezoned 0.23 acre tract in neighborhood from agricultural use to business use so that owner could operate feed store. The Circuit Court. Dade County, Donner. Ramirez, and Miller. JJ.. aflirmed. On petirion for writ ofcertiorari, the District Court of Appeal. Schwartz. C.J.. held that impermissible spot zoning. rezoning constituted Ceniorari granted and cause remanded West Headnotes(l) Il I Zoning and Planning FAgricultural uses. woodlands and rural zoning Rezoning of 0.23 acre tract in neighborhood from agricultural use to business use. so that owner could oprerate feed store. constituted impermissible spot zoning. I Cases thar cite this headnote ,{ttorneys and Law Firms Footnotes *9()9 Shubin & Bass and Jeffrey S. Bass. Miami. for petitioners. Robert A. Ginsburg, County Attomey and John Mclnnis. Assistant County Anomey. for respondent. Before SCHWARTZ, C.J., and COPE and LEVY. U. 0pinion SCHWARTZ. ChiefJudge The Dade Count)' Commission rezoned a tiny. 0.lj acre tract in the middle of a West Dade area known as .'Horse Counrry._," from AU (Agricultural Use) to BU-3 (Business Use-3) solely and adminedly so the owner could operate a feed store-which is forbidden in an AU zone. but permitted (along with many other uses) in BU-3. No other BU zoning is anywhere close. On lhe face of it. the rezoning resolution embodies. to the nth degree. all the evils of spot zoning,' Pqr*ing Focilities, lnc. v. ('in. ol' lliami Beuch,88 So.2d I,ll (Fla.l956): Dqde Couns t. Frohne. 189 So.2d 140 (Fla. 3d DCA t986): see Debes r.. Ciq oJ Ke)' ll'est. 690 So.?d 700 (Fla. 3d DCA 1997)(reverse spor zoning). specific-use-oriented zoning. Debes. 690 So.2d at 700; see .4BG Real Estate Dev. Co. ,t. St. .lohns (buni.. 608 So.2d 59 (Fla. sth DCA 1992). cause dismissed. 613 So.2d E (Fla.l993). and power-imposed zoning, Debes: | .4hpauoh L'ommuni4. ,4.s.r'r v. (-rf ol lliani. 379 So.2d 387 (Fla. 3d DCA 1980), cert. denied, 386 So.2d 635 (Fla. t980), which have been universally proscribed. The circuit court's aflirmance, of that decision. which is *910 now under review. lhus represents a fundamental departure from the connolling law resulting in a miscarriage ofjustice. and is therefore quashed. Se,. ! Hoir", L-il1'Communin Dev. r: l/eggs, 658 So.2d 523 (Fla.l995): Debes. The cause is remanded for the circuit coun to reverse the resolution in question. Ceniorari granted. All Cilstiors 695 So.2d 908, 22 Fla. L. Weekly Dt 536 mSTLAly @ 2019 Thomson Reuters. No claim to originat U S Government Works 17.A.7 Packet Pg. 1787 Attachment: Attachment F Opposition Letters PL18-2793001 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) st;; F}st* G C$o r.'! .L U <- T ;'k ,"-' U1 l.l d:, e] r.*l :i. s xs€*t.C**-n -Ih*t HOTTGE OF PUBLTC HEARTHG I{OTICE OF INTEHT TO COHSIDER ORDIHANGES Notice is hereby given that the Collier Gounty Board ol County Gommissiofler$ will hotd a pubtic hearing on March et*! *@O commencing at 9:(F 4.m,, in the Board of County Commissioners Chambsr, Third Flooi Collier Gounty Govemrnant Gentq 3299 E. Tamiami Trait, Naples, FL The purpose of the hearing is to consider: AN ORtrINANCE OF TTIE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTX FLORIDA AMENI}IIiG ORDINA]TICE NO. D{st AS AMENDED, THE COLI F"R COUNTY GROWTH MANAGEMENT' PLAITT FIOX THE TININCOBFOtrATED AREA OF COLT FR COUNTY, FLSRIDA, SPECIFICALLY AMENDING THE FTJTUREI.AND USE ELEMENT AND FUTURE LAND USE MAP AND N/L{P SERIES BY A]VIEIIDING T}IE UREAN COMIV1ERCIiI DISTRJCT TO ADD THE VANDERBILT BEACH COMMERCIAL TOUBIST SUBDISTRICT TO ALLOW DEVELOPMENT OF UP TO 17 HOTEL AFID MOTEL LTNITS AND ?,(E0 SQUAAE FEET OF C.3, COMMERC.IAL INTERIUEDIATE COMMERCIAL USES THE SUEIECT FROPEETY IS LOCATED AT THE NORTHEAST CORNER OF TFTE INTERSECTIoN oF GULF SH0RE Df,IYE AND SOUTHBAY DAIYE TN SECTION 3?, TOWNSHIP 48 SOUTH, RANCE 25 EAST, CONSI*STNqGOf .62t ACBE& AND FURTHERMOEE, DIRECIING TRANSMITTAL OF THE ADOfTIED AMENDTI1ENT TO THE FLORIDA DEPTRTMEITIT Or ECONOIVtrC OPPORTIINITY; PROVIDING FOR SEYERABILITy nND pROyrDrNG FOB Alr EFFECTTVE rrATE. lpl20ts{xt027921 il A.I'i ORI}INANCE OF THf, BOAED OF COUNTY COM}IISSIONERS OF COLI,ITR COUNTY, FLOMDA ,LBTE}{DING ORDINANCE NUNTBEtr }fl)#I, AS AMENDED, THE COLLIER COI.JNTY LAND SEVELOP]VTENT CODE, WHIC}I ESTABI,ISHED THE COMPREHENSIYE ZONING REGULATIONSfO* IU-E IININCORrcE{\:IED AREA GF COLLIEtr COUNTY, FLORIDA, By AMENDING THE ATTXOFBI.{TE EONII.{G ATLAS IUAP OR MAPS BY CHANGING THE ZGNII{G CLASSIFICATION OF E=IryLHry}SqlEryED REAL PRoPERIY FRoMA coMMERctaL tr\ITERMEDIATE DISTRICT (c-3)xoliING DISTXICTTO A COMMURCIAL TLANNED UNTT DEYELOPMENT (CPUD) ZONTNG DTSTRTCT FOB THE PROJECT TO BE KNOWN AS YANDENEIXT BEACH COMMERCTai TouiTTsT CoMMERCIAL FLANNED UT{TT DEVEI,oPMENA TA ALLOW Up TO 1? H OTEL AND MOTEL UMTS AND T,000 SQUAR E rE.ET OF COMMERCIAL DEYEIT}PMENT ON PROPERTY LOCATED ON THE NORTHEAST PORTION OT THE INI'ERSECTIOT{ OT GULF SHORE I}RTVE AND SOUTH BAY DRIYE, APPROXIMA'TEIY 4OO FEETNORTH OFYANDERBILTBEACH NOAI},INSECTION 3trTOWNSHIP4BSOUTH, RANGE 25EAST, f,BNSISTING OF .6?* ACRES; AIID EY PROVIDING AN EFFECTIVE DATE. [pLZ0lB000?79il ifry *tilw B*pegd ffi&*** &r* *:1 Si* rrrri rira a1*,g t* lhe *.*si* *.x: r$.&rj.*ii&*l* f$..a.rspe;ti*r:. .i:i*'t*.Kt*d **rtk€€s*tY*t€d ta *t*rl* *** a>* ** *tlji*rest** n*rte$ *r* i::vit** r* *ppss #?s b* irc*r*. FI*TE: Atl p*r*o,ns wHri*g t$ sFs*k sn any a$*r}di itenr must r*gist*r with the Gounfy marcg*r pr*or io p;gfioi of the agmda it*tn tc b* ddrassd. lndividual sp**k*r$ will be limitsd to 3 minutas on any rt*m. X.** **tecfui si sry i.tdiyidual to sssk on behdf of *n orgranixntasn ff grsup is *nccurag*d. lf reeognhed *y ttt* Cha1man, a spokesperson for a grcup or oqanizstl$n may be altottd 1G minutes to sp*a,k cn a* it*rn. Fersons wishing to have written or graphic materials included in the Board agenda packets must submit said m*terial a minimum of 3 weeks prior to the respective public hearing. ln any case, written materials intended to !I€ considerd by the Board shall be submitted to the appmpriate County stafl a minimum of seven days prbr to the public hearing. All materials used in presentations befoie the Board will become a permanent paft o{ the rccod. Any person who decides to appaal any decision of the Board will need a record of the proceedings pertaining th#to and therefora, may need to ensure that a verbatim recotd of the proceedings is made, which record irrelr:d* the testimony and evidence upon which the appeal is based. lf yau are a person with a disability who needs any accommodation in order to participate in this proceeding, piu are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County F*ttities Managsnent Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 341 12-5356, (239) 25*-&?80, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are *v*ilable in Sre Board of Goun{ Commissioners Otfice. **AffD OF COUNTY GOMMISSIONERS COLUEH COUNTY, FLORIDA BL}R? L SAUNDEHS, CHAIRMAN CHYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT & COMPTROLLER By: Ann Jsr,nsJshn B*p,uty Ct*fk {$EAL)r!0 G(;rt$ i*ir:rD-a I 17.A.8 Packet Pg. 1788 Attachment: Legal Ad as posted 03.24.20 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.9 Packet Pg. 1789 Attachment: Legal Ad as posted 5.20.20 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.9 Packet Pg. 1790 Attachment: Legal Ad as posted 5.20.20 (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) 17.A.10Packet Pg. 1791Attachment: Letter to Heidi Ashton-Cicko (5-19-2020) (11681 : PUDZ PL20180002793 Vanderbilt Commercial Tourist PUD) ate ♦ Time 20180002793 7912 0160000,79120120008, 79120080009, 79120200009 Property ID #: Current Zoning: C:ommerm,�„a,1 Project Address: City:; State: Zip: gent Name,• • ' Ii1WN M • • " •Liahthou�"- Cit Naples State: FL Zip: 34110 p LL n LLt.r Total Acreanl%@ Proposed # of Residential Units io Proposed Commercial Square Footage, ve For •Indicateoriginal petition- icate the ve If there is an Ordinance or Resolution associated with thi's project, please 'nd • • ! i . i ' "IMM Page � 1 of 5 Updated 7/24/2018 Page j 2 of 5 x ... ............ aw�ai�wwar?Mrwrrrrm�r.�+.w.r.r.:.ri.�..r 3 Other requireddocumentation 5 NNNpY�, y' Updated 7/24/2018 Page � 3 of 5 Collier County Contarct Information: __ _ r � . � a � .. ... . .. .._ ... * � � ��� � _ � ' • • � r • � r � � � � r. • a • � • • � • � .. • • r • � � S • • • • • • • • • . a � • • _ r • • =•• _ _ i r . . ,. - .-. . • . . •. ■ - - ` � f • a • -- � __ � s, � k __ �. ■ r� - - . . - - YI II -_ •_ . � - - � i. • . •♦ a � __ • • N • _ �� aC • • M • •• _ _ + _ _.. _ _ - s . . * � _ .. _ ........ _........ ....._... - •- r-• • • • • • . � , � . • � . � , • ^ • � • f '1 . � � . ` _.._ _ . • � • R • I�.... _ • • � r . r • � � , , • � � r • • S • • • _.. ___� � e e __, � I� L ... _. _ � : _, � — i '- � • • • • � •• • • • . • • � � • • _... .... � III n � .. • . � . � • � • � . . _ . Y. �.:. .. ... .. _. r II .. .._ ...... _ � � III I __-_ _ ..... __ j i- r Updated 7/24/2018 Page (4 of 5 ,-. �_ � ._ � ' �' � � �'� _.._-__ .m.�.....�.............. _.._._..�.. .. _._._____._._ .. ' • � • • - . I ' • • • • � • • • � • • � • • s • r • • • • � • i � . • • • • • . I i • • • • • • i • • . • � • • .. ..� • • � • .. R • • • r .. - � - i • i � • � • • • r • � / • • • • • • • T �► •. •. C •• • • �,• ��� �r-',t. j � ' � ! • • � • i 4 • r • I I � � • i • ' • .,. +� a� • � r • • � ` ` ► • 1 • r • � • ` • • • • • � � , • . ii� � • � ' • • • • � • � r i • r I • • � • i M • , • • • ` • •� , • , � • • • • • • �, • Updated 7/24/201$ - Collier County Transportation Planning and PUD Monitoring Pre-App Notes Developer Commitments: PUD IVlonitoring "One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close- out of the PLTD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this CP�L.TD approval, the Managing Entity is the Insert Company Name Here. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such, approval, the Managing Entity will. be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the CPUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed -out, then the Managin of PCJD commitments." Transportation Planning g Entity is no longer responsible for the monitoring and fulfillment " The maximum total daily trip generation far the PtTD shall not exceed two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SOFA or subdivision plat approval." Miscellaneous "Pursuant to Section 125.a22(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. All other applicable state or federal permits must be obtained before commencement of the development." f j 1trr1 plans or conceptual plansfor - review in advance r R. )'L20180002793 4ighthouse 1nnZPtM (PUDZ)mPL20180002793 & Vanderbilt Gulf Shore Assigned • • Staffs. - Camden STAFF FORM FOR SUPPLEMENTAL PRE -APPLICATION MEETING INFORMATION Robert J. Mulhere, FAICP, Hole Montes, Inc. • Robert J. Muihere, I`AICP, Hoie Mantes, Inc. 239-254-2018 • Owner of property fall owners for all parcels 79120160000— Dugan's Lighthouse Inn, LLC 79120120008 — Dugan's Lighthouse Inn, LLC 79120080009 -- Buzz's Lighthouse Properties, LLC 79120200009 — Dugan's Lighthouse Inn, LLC • Confirm Purpose of Pre-App: Rezone, etc. PUD Rezone to create the Lighthouse Inn CPUD to allow hotel and ancillary uses. 17-room hote I, 1S0 seat restaurant • Details about Project 1choase type that appliesj: PUDZ Rezone— is this a phased development and if sa what schedule is being proposed? Is the proposal for a specific Tract or addition of a Tract/Use? This is not a phased development. lion p rovided by: I ;� f s { %y '' S r� t r * � P Y ` s� f � t .�4,5 ,,f .',,� ,/i f.. {. The following Submittal Requirement checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date application. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. incomplete submittals will not be accepted. A Model PUD Document is available online at _. • - ��- • .. _ _�... m.__.....__._-------- _....... ..__ _... ...__ ._.. _. N� II �V IJ � i I� r t .. .. A. r ...: .... � �ry �"' r J • . • . __ ., .. ... `� __ . ................ .. _. >., .. . • • ' • • • • • ' � • • � r • ' • • • __. ,._ _ _. . �; � � i� �� ,�,.:;� � ,�+. � � a` ,. I 1 i � . • , � • �1: ... .. �:. � � i . • . • i • • . _ .. _ ..,. .._. ����II�III� J� __ .. , ... .,..W......... .... .. _. _. E 4 ' , � • • • • � • • • • • i • • • • • � • • • • • .. ..:w:.z :.� ,.... .. .g ,.. .. .. �' • � r , . • ` • • . • • . � • • • � • • ' • � • • � • i • • • • ■ ■ • • • • � • • • . ' � �,; ... � ........ r..«�.+�. .. � ty°' • • • • • • � � . � k c G July 3 Q, 24 18 Page 9 of 11 The ollowing exhibits are to be completed on a separate document and attached to the application packet: Exhibit A: List of Permitted Uses Exhibit B: Development Standards Exhibit Co. Master Plan- See Chapter 3 E. 1. Exhibit D: Legal Description Exhibit E: List of Requested LOC Deviations and justification for each Exhibit F: list of Development Commitments If I_ ocated in RFM_ U (Kura, I Fringe Mixed Used Receiving Land Areas Pursuant to I.M. subsection 2.03.08.A.2.a.z,(D.)I,c,, the appiicant must contact the Florida Forest Service at 239400 690.3500 for information regarding "Wildfire Mgation & Prevention Plan." Conservancy of SWFLe. Nichole Johnson Utilities - • .Be • .. Emergency Managements City o es o in SinRer, Planning Director Liu: Pre -Application Meeting: $500.00 �onp.* $i.n,00-n0*�lu�$I254:n ;in ar or-ecfiotif n pacre U PUD to PUD Rezone: $8,v0U.U0* plus $25.00 and( Ut! or fraction of an acre 0 PUD Amendment: $6,000,00* plus $25.00 an acre or fraction of an acre Comprehensive Planning Consistency Review: $2,250.00 Is or 0 Environmental Data RequirementsevElS Packet (submittal determined at pre meeting)*, $2,500.00 0 *$11000sOO 11 Listed or Protected Species Review (when an EIS Is not required). Transportation o Methodology Review. $500,00, to be pa'Id directly to Transportation at the Methodology • *Additional fees to be determined at Methodology • 0 Minor Study Reviews. $750.00 o Major Study Review $1,,500,,00 July 30, 2018 Page 10 of 11 Lega{Advertising Fees: �PC: $1,125.00 BCC: $500.00 Cl School Concurrency Fee, if applicable: o Mitigation Fees, if appiicatian, to be determin coordination with the County ed by the School District in Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All checks payable to: Board of County Commissioners. As the authorized agent/applicant far this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of pracessing this petition. *Additions! fee for the St" and subsequent re -submittal will be accessed at 20% of the original fee. Signature of Petitioner or Agent Printed named of signing party July 30, 2018 Page 11 of 11. r Collier County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 341.04 (239) 252-2400 FAX (239) 252-5724 Please complete the following and email to GMD_Addressing a�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 s 9nedd by Addressinc_ 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. FOL10 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 Improvement 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 DESCRIPTION of subject property or properties (copy of lengthy description maybe attached) Section 32, Township 48S, Range 25E FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) 79120160000, 79120120008, 79120080009 and 79120200009 STREET ADDRESS or ADDRESSES (as applicable, if already assigned) Gulf Shore Drive' � LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way • SURVEY (copy -needed only for unplatted properties) CURRENT PROJECT NAME (if applicable) PROPOSED PROJECT NAME (if applicable) Lighthouse Inn CPUD PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) SDP - orAR or PL # Rev, 6/9/2017 Page 1 of 2 r Courity COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Project or development names proposed for, or already appearing in, indicate whether proposed or existing) Please Return Approved Checklist By: 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239j 252�2400 FAX (239) 252.5724 0 Email ❑ Fax ❑ Applicant Name: Robert J. Mulhere, FAICP, VP/Hole Montes, Inc, Phone: 239-254-2000 Email/Fax: stephaniekarol hmenq,com (if application; Personally picked up Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Division. • , , � , , , • Folio Number Folio Number Folio Number 791201600�0 Folio Number Folio Number Approved by: l� te: 03/25/2019 —., __.. Updated by: Date; _.._. • , � j • � � � Rev. 6/9/2017 � Page 2 of 2 t c ,. 64 cdiUOUR t COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 U U F{ -,(LIJ I U I�_I) Ll U U ) U ue LLIJ LJ � b U � k f, di U U 0a 1 UJ "ZY id V, 9 "L'NI) J U �917 U 11 U s-'j (i^J U 11 U f ' [ 11 Lr tL lr PETITION NO PROJECT NAME DATE PROCESSED To be completed by staff ✓0 PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code ❑ Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative Code PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F, Name of Pro ert Owners : Dugan's Lighthouse Inn, LLC/Buzz's Lighthouse Properties, LLC p Y () Name of Applicant if different than owner: Address: 9140 Gulf Shore Drive cit Naples state: F� zIP: 34108 v_ Tele hone: 970-988-1258 Cell: N/A Fax; N/A p EMail Address: kkdugan24@yahoo.com Name of A ent: Robert J. Mulhere, FAICP, Vice President g Firrn: Hole Montes, Inc. Address: 950 Encore Way citY ; Naples state: FL zIP: 34110 Telep hone: 239-254-2000 cell; N/p` Fax: E-Mail Address: bobmulhere@hmeng.com e aware that Collier County has lobbyelst regulations. Guide yourself accordingly and ensure that Name of Agent: Richard D. Yovanovich, Esq. Firm: Coleman, Yovanovich & Koester , P.A. Address: 4001 Tamiami Trail North, Suite 300, Naples, FL 34103 Telephone: 239-435-3535; Fax: 239435-1218 Email Address: rovanovich@cyklawfirm.com July 30, 2018 Page 1 of 11 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT VWW.colliergov.net Go per County •W r� REZONE REQUEST This application is requesting a rezone from: C-3 CPUD zoning district(s). Present Use of the Property: Hotel &Restaurant Proposed Use (or range of uses) of the property: Orig final PUD Name: N/A Ordinance No.. N/A 2800 NORTH hICtRSESHOE DRIVE NAPLE5, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Hotel & C-3 uses Zoning districts) to the On a separate sheet attached to the application, provide a detailed legal description of the property covered by the application: If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; • The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre -application meeting, and • The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range:32 48s 25E A Subdivision: Vanderbilt Beach Center lot: 3-10 Block: Metes & Bounds Description: See Boundary Survey Plat Book: 3 Page #: 16 Property I.D. Number: 79120160000, 79120120008, 79120080009 & 79120200009 Size of Pro ert . 186.70 ft. x 141.18 ft. _ 27,112 Total Sq. Ft. Acres: 0.622 ac p Y Address General Location of Sub'ect Property: 91401 9180 Gulf Shore Drive, Naples, FL 34108 / J PUD District (refer to LDC subsection 2.03.06 C�: ❑C ercial ❑Residential ❑Community Facilities ❑Industrial [] Mixed Use ❑ Other: July 30, 2018 Page 2 of 11 ..-. !�f C1400 I Cer County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX96 (239) 252-6358 ADJACENT ZONING AND LAND USE Zoning Land Use N RT-VBRTO MULTI -FAMILY RESIDENTIAL S C-3 COMMERCIAL E C-3 COMMERCIAL w RT413RTO MULTI -FAMILY RESIDENTIAL If the owner of the subject property awns contiguous property please provide a detailed legal description of the entire contiguous property on a separate sheet attached to the application. Section/Township/Range: _/_/ Lot: Block: Subdivision: Plat Book: Page #: Metes &Bounds Description: Property I.D. Number: Required: List all registered Home Owner Associations} that could be affected by this petition. Provide dUU1LiUHd1 sheets if necessary. Information can be found on the Board of County Commissioner's website at http: www.colliergov.net/Index.aspx?pa e=774. Name of Homeowner Association: The Beachmoor Condominium Owners Association, Inc. Mailing Address: 9051 Gulf Shore Drive City: Naples State: FL Zlp; 34108 Name of Homeowner Association: Phoenician Sands Condominium Association, Inc. Mailing Address: 3003 Tamiami Trail North, Suite 300 City: Naples State: FL Zip; 34103 Name of Homeowner Association: Vanderbilt Beach &Harbour Club Association, Inc. . 9301 Gulf Shore Drive Cat Naples State: FL y ; Zip34108 Mailing Address. ' Name of Homeowner Association: Vanderbilt Beach Motel Condominium, First Add., Assoc., Inc. Mailing Address: 4985 Tamiami Trail East _City: Naples State: FL Zip: 34113 Name of Homeowner Association: The Watermark Condominimum Association, Inc. of Naples Mailing Address: 1035 Collier Center Way #7 _City: Naples Vanderbilt Beach Residents Association, Inc. P.O. Box 771330, Naples, FL 34108 State: FL Zip; 34110 Ju1y 3042018 Page 3 ofi 11 MANAGEMENT VWW.0011Jergov.n �! A • T tLES, FLORIDA 34104 400 .252�6358 taff's analysis s • recommendation to ` Planning Commission, i • ` Planning i i Commissions •i ` • ` • r • to the • i of County Commissioners shall • ` based • • consideration of ` pplicable criteria. On a separate sheet attached to the application, provide a narrative statement e ibing the rezone request with specific reference to the criteria below. Include any backup naterialls and documentation i f • of the request,Evaluation.. physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub -district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub -district, policy or other provision.) d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. e. The adequacy of usable open space areas in existence and as proposed to serve the development. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. g, The ability of the subject property and of surrounding areas to accommodate expansion. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic ar property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. July 30, 2418 Page 4 of 11 711ri • 3v 7ww c r*LES, FLORIDA34104 held on this property within the last year? If so, what was the nature of that hearing? Official Interpretations or Zoning verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? F1 Yes FE No if so please provide copies. This land use petition requires a Neighborhood Information Meeting {NIM�, pursuant to Chapter 3 E. of the Administrative Code and LDC section 10.03,06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B. of the Administrative Code for the NIM procedural requirements. i •ver ising • atter tinal • • is taken by the Board • • • mmissioners. Based on advertisingoard's final action on this 'item, please remove all public hearing • n(s) immediately. Within 3t} days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice of Developer Commitments that contains the legal description of the property that is the subject of the land use petition and contains each and every commitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. lt3C subsection 1C}.02.48 D This application will be considered "open" when the determination of "sufficiency" has been made and the application is assigned a petition processing number. The application will be considered "closed" when the petitioner withdraws the application throngnoti necessary information to continue processing or otherwactively aursue the - eriod of 6 months. An application. deemed "closed" will not receive further processing and an application "closed" through inactivity shall be deemed withdrawn. An application deemed "closed" may be re -opened by submission of a new application, repayment of all application fees and the grant of a determination of "sufficiency". Further review of the request will be subject to the then current code. July 30, 2018 3ROWTH MANAGEMENTDEPARTMENT vww.co1I1ergov.net • i " i i FOR PUD REZONE REQUEST R + • i 34104 i♦ i i ® i i ii' ` OT + • • w L 9140 Gulf Shore Drive city. Naples FL 34108 Li i dress* States ZIP*o 970eee98&Is elephone: r • x • i NaplestAdress of Subject Property (if avalilable): 9140 Gulf Shore Drive 1: States r • !0 Block, • f i vletes & Bounds Descriiiptilon: See Boundary Survey 79120160000, ire: 79120080009 : 79120200009 lat Book. Page #: Property I.D. Number. - Check applicable system: aI County Utility System b. City Utility System co Franchised Utility System d. Package Treatment Plant Q 0 Q Provide Name: N. County Water Treatment 0 (GPD Capacity) : Reclamation Facility Check applicable system: a. County Utility SystemQ be City Utility System c. Franchised Utility System F1 d. Private System (Well) Q 3 A. Existing Uses B lotall Populatilon to be Served. Provide Name: N. County Water Treatment System i 91261 . i, • 61860 • i s r Average • _ Daily, i • .. Pe • • • s • • • r • P. Be r r r s proposing to be connected to Collier CountyRegional Water System, • • • ! i • the date ervice is expected to be i • July 30, 2018 Page 6 of 11 . a• �R County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.001Hergov.net 2800 NORTH HORSESHOE DRIVE NAPLE5, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. There is an existing connection to Collier County Utilities. Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County's utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre -application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. July 30, 2018 Page 7 of 11 Vanderbilt Beach Commercial Tourist CPUD Utility Calculations The peak and average sewer and °water demands are below, Total population to be served: 17 hotel/motel rooms, 84-seat restaurant A. Water -Peak: 9,261 GPD Average Daily: 6,860 GPD B. Sewer -Peak: 6,615 GPD Average Daily: 4,900 GPD COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www,colliert�ov.net 2800 NORTH HORSESHOE DRIVE NAPI.ES, F�ORIDA 34104 (239) 252-2400 FAX: (239 j 2S2-6358 COVENANT 4F UNIFIED CONTROI. The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly known as 9140 & 9'180 Guif Shore Drive Naples, FL 34108 ._.�..._ (Street address and City, State and Zip Code) and legally described in ExhibitA attached hereto. The property described herein is the subject of an application for Commercial planned unit development C PUDj zoning. We hereby designate RobertMulhere/RiohYovanovch � legal representative thereof, as the legal representatives of the property and as such, these individuai� are authorized to legally bind all owners of the property in the course of seeking the necessary approvals to develop, This authority includes, but is not limited to, the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning approval on the site. These representatives will remain the only entity to authorize development activity on the property until such tune as a new or amended covenant of unified control is delivered to Collier County. The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project: ' 1, The property will be developed and used inconformity with the approved master plan including all conditions placed on the development and all commitments agreed to by the applicant in connection with the planned unit development rezoning. 2, The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County, 3, A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code. 4. All terms and conditions of the planned unit development approval will be incorporated into covenants and restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the planned unit development must be consistent with those terms and conditions. S. So long as this covenant is in force, Collier County can, upon the discovery of noncomplianCe� with the terms, safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel compliance, The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit development and the bounty may stop ongoing construction activity until the project is brought into compliance with all terms, c 'tions and safeguards of the planned unit development, �7wner v Owne JUDITH A. DUGAN, MGR Printed Name Printed Name Dugan's Lighthouse Inn, LLC & Buzz's Lighthouse Properties, LLC STATE OF FL.ORIDA) COUNTY OF COLLIER) Sworn to or affirmed and subscribed before me this � �� da of y who is �e�nalhc,knctvvn tsirr�e_ c�has arodt�icEd _ STEPNANIE KARO� Notary Pu�ilc •Stara of Fi�tida Commisalon ♦ .FF'9399s0 My Comrti. Exp�rit� flat 9, �020 8aided tta�ouph N�ian�l No1�ry AtWt. July 30, 2018 f' �"' '� 1 2 1 0 b �y � � �_ _ _ as identification. Notary�ublic (Name typed, printed�or stamped] Page 8 of 11. EXHIBITA LOTS 3, 4, 5, 6, 7, 8, 9 & 1 O, BLOCK "A", VANDERBIL I BEACH CENTER, ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT BOOK 3, PAGE 16 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, t�. COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net ��{���i �A�9b�itt�l i�e:����9�•e����rrT�� ���u�-�cE-�lis�; ���°: �UD RezorveCh. 3 Go I &P�, e Adirvaonisriva ve, Code Amendment to PUCE- Cad. 3 cj. z co tGe aUvirm stratiwe Code [� PUD to PUD Rez®nev Cis. 3 G. 16. �O he Q`�K aonistrative Code 2800 NORTH HORSESH©E DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 The following Submittal Requirement checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date application. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at http://www.colliercountvfl.gov/Ho_me/ShowDocument?id=76983. REotUlldLir:mwu 1, J �= '� 'L�44 G COPIES T E6 � rE'Ej Cover Letter with Narrative Statement including a detailed description of ❑ ❑ ❑ why amendment is necessary Completed Application with required attachments (download latest version) 1 Pre -application meeting notes 1 ❑✓ Affidavit of Authorization, signed and notarized 1 Property Ownership Disclosure Form 1 Notarized and completed Covenant of Unified Control 1 Completed Addressing Checklist 1 Warranty Deed(s) 1 ❑ List Identifying Owner and all parties of corporation 1 ✓ ❑ Signed and sealed Boundary Survey 1 ✓ C Architectural Rendering of proposed structures 1 ✓ Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included 1 ✓❑ ❑ on aerial. Statement of Utility Provisions 1 ✓❑ 111 Environmental Data Requirements pursuant to LDC section 3.08.00 1 ❑✓ Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with ❑ ❑� ❑✓ project planner at time of public hearings. Listed or Protected Species survey, less than 12 months old. Include 1 ❑ copies of previous surveys. Traffic Impact Study 1 H istorica I Survey 1 ❑ School Impact Analysis Application, if applicable 1 U U Electronic copy of all required documents 1 ❑✓ ❑ Completed Exhibits A-F (see below for additional information)" 0 ❑✓ ❑ List of requested deviations from the LDC with justification for each (this FLI El ❑ document is separate from Exhibit E) Chec{<list continues on next page July 30, 201 S Page 9 of 11 !IF ' ROWTH MANAGEMENT DEPARTMENT • • r rILES., FLORIDAt4: i ` ` i i ` • • ` ` • • • i ` • i i AELF Original PUD document/ordinance, and Master Plan 24" x 36" Only 'if Amending the PUD Copy of Off icial Interpretation and/or Zoning Verification mom If located • or ' affordable housing, includeadditional of .submittal equirement • �c iExhibitDevelopment Exhibit Co. Master PlanPlanaIIIm See Chapter1.of the Administrative i• ExhibitLegal Description Exhibit Ee. List of Requested LDC Deviationsand justificationfor each iExhibit Fit List of DevelopmentCommitments Pursuant to LDC subsection 2.C�3.o8.A.2.a.2.�b.}i.c., the applicant must contact the Florida Forest Service at 239- 690=3500 for information regarding "Wildfire Mitigation & Prevention Plan." '+ i � i � i' i i i i i • Will School District (Residential Components}: Amy LOckheart Conservancy of SWFL: Nchole Johnson Utilities Engineering: Eric Fey ❑ Parks and Recreation: Barry Williams & David Berra Emergency Management. Dan Summers ❑ Immokalee Water/Sewer District: City of Naples: Robin Singer, Planning Director ❑ Other. ` • • • ii ii r i Rezone,plus $25.00 an acre or . • of i to s i Rezone: .iii ii plus $25.00 an acre or fractionof an acre i Amendments.plus $25.00 an acre or of an acre ;i; i • • `` ` iii N/A0 Environmental Data RequirementswEIS Packet (submittal determined at premapplication meeting): Listed or i .• Species •_ not '• `• $1,000.00 ;L Transportation o Methodology Review. $500.00, to be paild directly to Transportation at th *Additional " • be determined at Methodology._ • Minor• Review: iii Ma i or • Review $1,500.00 July 30, 2� 18 Page 10 of 11 I, JUDITH A, ouQAN tprint name), as Moo {title, if applicable) of DUGAN'S LIGHTHOUSE INN, LLC & eUZ?_'S LIGHTHOUSE PROPERTIES, LW {company, If a llcable}, swear or affirm under oath, that I am the (choose one) owner }/ applicant contract purchaser and that; the referenced property as a result of any action approved by the County In accordance with this application ani the Land DevelopmentCode; 2,All answers to the questions • • i and any sketches, data or other• • attached hereto and made a part of this application are honest and true,V authorized the staffof CollierCountyto enter uponr proporty during normalworking hours for purpose of Investigating and evaluating `• request made through this applications { restrictions that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and • • C { by the approved action, authorize ESQUIREo r as In any matters regarding thispetition { { I through 2 above, *Notes; • if the applicant is a corporation, then A Is usually executed by the Corp. Ares, or v. pres, • If the applicant Is a Limited Liability Company (L.L,C. ) or Limited Company (L. C.), then the documents should typically be signed by the Company's "Managing Member." • If the applicant Is a partnership, then typically a partner can sign on behalf of the partnership. • If the applicant is a 11rmited partnership, then the general partner must sign and be Identified as the "general partner" of the named partnership, • If the applicant Is a trust, then they must Include the trustee's name and the words as trustee'. • In each Instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under penalties of penury, I declare that I have read the foregoing Affidavit of Auth©rization and that the facts stated in it�e true. TU3I'['H A. D�IJC#AN, I��GR DUGAN'S LIGMHOUSE INN, LLC & BiJZZ'S LIGI3THOUS� PR4PERTI�S, LLC The fore of Date I strurnent was sworn to or affirmed and subscribed before me on �� date b {name of person prov(ding oat or affirmation}, as who s ersonally known to me or who has produced (type of Identation) as Identification, STAMPISE �TEPN14I+11E KARC� Not�ty Pu01k • St>K� of Flt�rida Commission � FF 9399�0 My Comm, Expires Mar 9, 2020 Bonded through National Notary Assn. CP108-COA-001�51155 REv 3/2d/1d Signature of Notary Pubpc 31Fw Aj)' cou" Y r e COLLIER COUNTY GOVERNMENT GROwTW MANAGEMENT DEPARTMENT www.colliergov,net L� Legal Advertising Fees: CCPC: $1,125.00 BCC1 $500.00 � School Concurrency Fee, if applicable: 2800 NORTW WORSEShIOE DRIVE MAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 o Mitigation Fees, if application, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are callected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All checks payable to, Board of County Commissioners, As the authorized agentjapplicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *Additional fee for the 5th and subsequent re -submittal will be accessed at 20°° of the original fee. Signature of Petitioner or Agent Printed named of signing party Date JL��y 30, 2018 Page 11 of 11 AFFIDAVIT" OF AU I MIL KIZA Ilk N FOR PETITION NUMBERStS� PL-20180002792 & PL-20180002793 I, JUDITH A. ouoAN�^ _ (print name), as MOR (title, if applicable) of DUGAN'S LIGHTHOUSE INN, LLC & BUzz'S LIGHTHOUSE PROPERTIES, LLC (company, If applicable), swear or affirm under oath, that I am the (choose one) owner applicant contract purchaser and that: 1. I hav+� full authority to secure the approvals) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. I have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action, 5. We/I authorize ROBERT J. MULHERE_, FAICP,.VP & RICHARD YOVANOVICH, ESQUIRE _ to act as our/my representative Won including 1 through 2 above, in any matters regarding this p *Notes: • If the applicant is a corporation, then it is usually executed by the core, pres, or v. pres. • If the applicant is a Limited Liability Company (L.Le C. ) or Limited Company (L.C.), then the documents should typically be signed by the Company's Wanaging Member." • If the applicant Is a partnership, then typically a partner can sign on behalf of the partnership. • if the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named partnership. • If the applicant is a trust, then they must include the trustee's name and the words "as trustee': • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it.,aEre true. r x S ig �fatu JUDITH A. DUGAN, MGR DUGAN'S LIGMHOUSE INN, LLC & BUZZ'S LIGHTHOUSE PROPERTIES, LLG STATE OF FLORIDA Date COUNTY OF COL.LI�R A The fore3oin i strument was sworn to (or affirmed) and subscribed before me on date) b Non ItAff i A (name of person providing oat or affirmation), as who is personally known to me or who has produced (type of identification) as identification. STAMP/S STEPNANIE KAROI Notary PuONc • State of Florida Commission FF 9399e0 My Comm. Expires Mar 9, 2020 Bonded through National Notary Assn. CP\08-C4A-00115`155 REV 3/24/14 Signature of Notary Publ ic r� COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliereov.net er County 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX% (239) 252=6358 PROPERTY OWNERSHIP DISCLOSURE.f=ORM This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a, If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well aaas the percentage of such interest: Name and Address % of Ownership b, If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stocl< owned by each: c. Name and Address % of Ownership If the property's in the percentage of interest; name of a TRUSTEE, list the beneficiaries of the trust with the Name and. Address % of Ownership Created 9/28/2017 Page 1 of 3 C��er County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT MAPLES, FLORIDA 34104 w w.colliereov.net (2�9j 252-2400 FAX: (239j 252-6358 d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the —.-.,, �.-� -.—, a ....— general and/or limited partners: Name and Address % of Ownership Dugan's Lighthouse Inn, LLC -Judith A. Dugan 100% .. Buzz's Lighthouse Properties, LLC -Judith A. Dugan 50% Kevin Dugan (25%), Darren Dugan (25%) 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, stocl<holders, beneficiaries, or partners: Name and Address % of Ownership Date of Contract: f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Date subject property acquired ❑ leased: Term of lease years f months If, Petitioner has option to buy, indicate the following: Created 9/28/2017 Page 2 of 3 COLLIER COt�NTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.collier�ov.net Date of option: e�r C: a�.�.ty 2$00 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Date option terminates: �, or Anticipated closing date: . � � 1 yS. 1 •� r ... _ . ��AFFIRNt:�PRt)PERTY O.INNERSHIP INfO�MaTIL1N ._ . .. ._ Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements fvr petition types are located on the associated application form. Any change in ownership whether individually or with a Trustee, Company or other interest -holding party, must be disclosed to Collier County immediately if such change occurs prior to the petition's final public hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package, I understand that failure to include all necessary submittal information may result in the delay of processing this petition, The completed application, all required submittal materials, and fees shall be submitted to; Growth Management Department ATTN; Business Center 2800 North Horseshoe Drive Naples, FL 341�4 Agent/tiwner Signature Robert J. Muihere, FAICP, Vice President Agent/Owner Name (please print) Created 9/28/2017 ate Page 3 of 3 INSTR 4704412 OR 4805 PG 3227 RECORDED 6/11/2012 10:12 AM PAGES 3 )WIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA DOC@.70 $0.70 REC $27.00 Return to: Name: Edward E. Wollman, Esq. Wollman, Gehrke & Solomon, P.A. 5129 Castello Drive, Suite 2 Naples, Florida 341034903 This Instrument Prepared by: Name: Edward E. Wollman, Esq. Wollman, Gehrke & Solomon, P.A. 5129 Castello Drive, Suite 1 Naples, Florida 3410M 903 SPACE ABOVE THIS i,.ItiE FOR PROCTr.SSI�G DATA THIS DEED, made on the 3 JUDITH A. DUGAN, as as to an undivided one-quarterA quarter (1 /4) interest, as tens BUZZ'S LIGHTHO whose post office a second party (Grant WITr�IESSETH, the good and valuable consider acknowledged, conveys to t forever the following descri -=PACE ASOVE THIS LItiE FOR RECORDI\G DATA interest, DARREN D. DUGAN, UGAN, as • an undivided • • 1 ..nto, and :. ' �1 v• apOS fAv4 JL 1vo : IX e sum of $10.00, and other • • 1 • r �. . / i ntee, the receipt of which / 1 . dimnistrators,and A assigns f-• •• • • - of • d. Lots 3 and 4, Block "A", VAI thereof recorded in Plat Book Florida. 1D`�PL.�-��At✓H CENTER, according to the Plat 3, Page 16, of the Public Records of Collier County, TOGETHER with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. TO HAVE AND TO HOLD, the same in fee simple forever. And the Grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the Grantor has good right and lawful authority to sell and convey said land; that the Grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to the current year, and all subsequent years. IN WI�SS '�VH]EF�.EOF, the said Grantor has signed and sealed these presents the day and year first above written. Witnesses: rofV or il'�De' Name of witness � I s1 "nont or . of (Signaturc of Witness) itneSS) z t- C * OR 4805 PG 3229 COI:i�1'TY OF COLLIER. The foregoing instrument was acknowledged before me this day f May, 2008, by JUD TH� q; DI,JG N ( who is per known to me or (� who produced _j� J�f 1 fe�'l s � �� , as identification. i _ `♦ P � . ri .� �� .•;�.•�Sst��y FAA .•�- , cS' . .� • � to `� �' • �. aDD 401353 : c PLO STATE OF FLORIDA �' 010 1'""S COtt��i'TY OF CtJLLIER JAO r oing instru �n >U�t�N, ( )lift t b 4` fit. -r. 0 id 7 o% nD 135 : oQUO STATE OF ie•gYA,1��"�,�:,:, COL:1�J'TY OF COLLIER. The foregoing ins �C DU Jc�' s �1ce -State cif Florida 1C -Print Name Wwiho tme or 2008, by produced Mate of Florida y aa� 1 arVI rT( h 6 it Print Name trument was acknowledged before me this 3�� day of ay, 2008, by ( ) who is personally known to me or (�ho produced liCC� _, as identification. � _ of Yubli -State of Floridaif I ot<�ry'P�ublic -Print Name )WIGHT E. BROCK, CLERK OF THE CIRCUIT COURT9 COLLIER COUNTY FLORIDA P• • / i Retllrn t0: Name: Edward E. Wollman, Esq. Wollman, Gehrke & Solomon, P.A. 5129 Castello Drive, Suite 1 Naples, Florida 34103-1903 This Instrument Prepared by: Name. Edward E. Wollman, Esq. Wollman, Gehrke & Solomon, P.A. 5129 Castello Drive, Suite 1 Naples, Florida 341034903 --- SPACE ABOVE THIS Li�E FOR PROCESSI`G DATA ! •' s] W W1 COMM -SPACE ABOVE TNIS LI`E FOR RECORDI`G DATA MS DEED, made on _ r between C o 9 t. �rti r r • BUZZ'S LIGHTHO E post office address i 91� party (Grantee); ti'vIT'�J]ESSETH, th good and valuable conside acknowledged, conveys to forever the following descri • �rantar); �� a�' a Florida limn ed bility company, whose hore�Drivoorth, ap es, FL 34108, second Lots S, d, 7, 8, 9 and 'yRlok "A according to the Plat there I A� _¢ 1 Records of Collier County, Florld: sum of $10.00, and other adm tte rttee, the receipt inistrators, of Florida: of which is and assigns k 3 Page �t�ILT BEACH CENTER, , 1 b, of the Public Subject to easements, reservations and restrictions of record. GRANTOR WARRANTS THIS IS NOT HER HOMESTEAD PROPERTY NOR CONTIGUOUS THERETO . TOGETHER with all the tenements, heredit<unents and appurtenances thereto belonging or in anywise appertaining. T O HAVE AND TO HOLD, the same in fee simple forever. And the Grantor hereby covenants with said grantee that the grantor is lawfully seized of said Land in fee simple; that the Grantor has goad right and Lawful authority to sell and convey said land; that the Grantor hereby fully warrants the title to said land and will, defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to the current year, and all subsequent years. IN WITr�I�S nd year first above written. W�:�FCEUF, the said Grantor has signed and sealed these presents the day a Witnesses: (Signature of Witness} regoing ins JUDITH A. DUGA �f May, who 2 0 n Z�o 0 c r; �- C • I t I I O :i a t �: .. � k j - -. "\ r t cl }i- liblo Alf. cc Lou AMP %know do Adof 70 do Pod ,doo i Ar ------ a 3ni3a.1-118U3aN'dn r Oot Old y It. Micron" — To t de to r V LLi loft i t -..A �;CD Jr cc WInk i Imp U)Ll 16 • - it Alt am I' .f'`' .� -r�t� ; ..-.: do ,mot oo — to d4d. pb a Om do - - - �. I At _ 7 f a.y�e., r,. 4 _ .. .� olum.�—�uJJ ttAp co r a y �. D L ,_._. qv JAWLF SHORE- �, , Molotov - ; : r .r �1.. - 'w 1 _ _ _0 cn ol mop 9 0414,14 6101 '1/ Jviv 'rAtoSdNnf ddYi9 ZS061o1 Narrative and Justification Vanderbilt Beach Commercial Tourist CPUD/Companion SSGMPA Site Description The subject property consists of eight platted lots (Lots 3-10, Block A, Vanderbilt Beach Center Stlbdlvlslon, Plat Book 3, Page 16), located in Section 32, Township 48 South, Range 25 East, Collier County, Florida. The plat was approved in January of 1954, more than 65 years ago. The proposed Subdistrict and CPUD consist of 0.622 acre. The site is presently zoned C-3 and has frontage on Gulf Shore Drive, Southbay Drive, and the Vanderbilt Lagoon. t•�hM w Y•r� hq-, it p t S F^ f 7 lt, 9 n ` s•a7 f 1 v Yq VAN DE R I3IL,T BEACt-1 CENTER. 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JDDa ca+na .Lyrss.L>•eiso, roost /r• wa.naw. w..+[.a,wL►[aa,.acra APO Dtw.r ` ". <. WZL_—__ .w wr i+j- . N .root >.,».Dr. Plat Book 3, Page 16 Vanderbilt Beach :enter �upci�vision Water.voy dedieo �> >O II t2 t3 M tb li 17 t� 19 i0 2t 22 tJ t5 2i `1 s I MA .. l -- N �. �q nQ � COMMERCE STREET 'a N er r JD• 'arc o 44 Il �p t4 2 "� { • 2 r$ �� ti k 4 TZ3 a S 7 O M :.i t b 3 y --1 IAC ILI Q adMl rl„ tvp � I . 1i 3 • r 35r 34 J3 'w►' 2 v � Proposed Subdistrict and CPUD Page 1 of 5 H:�201 ��2018052\ti'VP�PUDZ�ResubmittallNarrati�-e and Justification (7-24-2019).doc� Site History The subject property has been developed with a 17-room hotel and hotel office, swimming pool and sundeck, dockage, and an 80-seat restaurant. The site has been operated by the Dugan family with the present mix of uses for more than 40 years. Please see the next two graphics which depict existing conditions on the site. ` EkI�TiNI:� R�,F;`ING i HAY �R1VE (�. Luc NMTr Cf-�ic�d - ZONINGC � AND USE: PARKING I VACANT Conditions s#ink erial Page 2 of 5 H:\?O 1 �\2018052\wP\PLTL)Z�Resubmittal\Nai-rati�-e and Justification (7-24-2019).docx 1 - I I Idoot _ - ��fl_0`- ---_ - li - - T0 I OMC) V USE*, GO IIIII440,M1 I I LAND 4N1�1 , �G — r "i : url -r w 14 + , -CNG U, m ZG PARKIo a o IST N;1,',; , ,�NDERBiLTWANNEa_ SPACES _ 14 too monster M# SETBACK II 1 �� _-- --------- CO i Q ; ; iI �'v' - - 17 RdG HOTEL 0 SETBACK O �I�.� + w �Z C'- i —to 0 Z oof C` lx 0,0 5ET6.A,CK' ' OL ego FFICE j Z i r' to,_ — L8' SETBACK--- 8' c�EAI: K `r EXISTING PARKING 17 SPACES 1 ' LAND USE: PARKING ; ':'ACANT Existing Conditions Plan Nature of the Surrounding Area The subject site is located within a tourist resort area that includes a rnix of uses, including transient lodging, restaurants, retail shops, and high-rise condominiums. The site is across the street from the beach and one block north of a public parking garage. CAT operates a `beach bus" during season that passes by the subject site. Directly abutting the property are condominiums to the north, a small marina to the east, a restaurant and condominiums to the west across Gulf Shore Drive, and to the south, across Southbay Drive, an area of on -street parking and vacant property zoned C-3. There are bike lanes on both sides of Gulf Shore Drive and a pedestrian walk on the west side of the roadway. go The Table below provides the surrounding land uses and zoning. Direction zoning Land Use North RT-VBRTO Parking, Tennis Courts —Vanderbilt Beach Motel Condos, Vanderbilt Beach & Harbour Club Condos South RT-VBRTO Across Southbay Drive, Vacant Commercial Lots, Beach Box Rest., VBR East G3 Conunercial Marina, Residential Condo West C-3 Vanderbilt Beach Resort, Turtle Club Restaurant, Phoenician Sands Condo Page 3 of 5 H:�201 ��2018052\WP�PUDZ�Resubmittal\NatYative and Justification (7-24-2019).doe� _._...�� 000 3 132 OAK AVENUE � ��E VF.FiDEKE•Lt NE R t s + s bs Ilk Gam' A�`.� ILR ' C3L"' j Q +R T_ 5 K+ I �..p L pAW COURt Y.+ A y RSF-3ST ° II V� CCGL " ^' rtsewc v CCCi s a COMO 1 s� 1' t CLC t V + l A rcuCAN C�1A71� A U GC SOUTHSAY DRIVE Poo VANDERS10 �t., ■ L CONDO a Q a PU D'i _ MIiRALLA J � CLSI. � B L. vv� �° U% T fin CENTEU B R STREFA .�4 . GULF OF MEXICO ' + , MIL" CCCL c CCU 4S V s+ `-��V iND R$tlT BEACH s CCLV ri CWNSYPAAKOW FAO(Cft RITZCARLTON NO CCCLI 0 0Ct20111.034 O PUD.x.. fa t2ti n n (PELICAN BAY) T ►DR 1 Coate GROVE CC SL rr a: r t SAY C Y tH REiUNGTON tu ct "Ir LA L' 8532S Collier County Zoning Map Objective Although the site has operated for many years at this location, the hotel is a nonconforming use, as the C- 3 zoning does not allow for hotels either as a permitted or conditional use. Per LDC Sec. 9.03.02, if a nonconforming use ceases for any reason for a period of more than one year, any subsequent use must conform to the regulations for the zoning district in which it is located. The effect of the nonconforming use status is that if the hotel use is ceased for any reason, including removal or destruction by natural causes, any future use must conform to those permitted by the C-3 zoning district. The nonconforming status of the hotel use also impacts the owner's ability to adequately and reasonably insure the structure(s) and the business operations in the event of accidental destruction or natural disaster. The objective of the PUD and companion S SGMPA is to allow the 17-room hotel as a permitted use by right (along with the currently permitted C-3 uses up to a maximum of 7,000 square feet, and to allow certain conditional C-3 uses through the established conditional use process). The PUD establishes development standards and deviations in order to facilitate redevelopment of the site with existing intensities. These site -specific development standards are particularly important given the relatively shall size of the subject site. Page 4 of 5 H:\2018�2018052\WP\PUDZ�Resub>.nittal�Naa_-rati�-e and Justification (7-24-2019).doca i • i i! {! i ! r i f i i i s f i f`! ` *urrently by 'ght, and cond* *onal uses to be considered through the permitted C�3 uses) to be permitted n iti { conditional ` process. i existing = conditions will remain in place subject to ` uionconforming regulations of the LDC, and any future redevelopment of the site w1i 21 1 be required to adhers o the PUD document and applicable LDC regulations. !i public parking; ! { • trans* bicycl," i ! ! • ! • i i r • • ! " • !smll { 7ivity Page 5 of 5 H:\2018�01805?�WP\PUDZ�R.esubrnttal�Narratve and Justification (7-24-2019).docx PROPOSED DEVIATIONS & JUSTIFICATIONS VANDERBILT BEACH COMMERCIAL TOURIST CPUD REVISED 11-20-2019 Deviation 1 requests relief from LDC Section 4.05.02.F, which requires that all off-street parking facilities must be so arranged that no motor vehicle shall have to back onto any street, to allow the existing parking spaces along (and partially within) Southbay Drive to continue to back onto the right -of --way. In the event the site is redeveloped, the on -street parking along Southbay Drive shall be elijninaterl. Jh�stification: Southbay Drive is a local, lv�-��-volume marl. �'%e pYoposetl deviation j-vill allow existing parking spaces to remain in place, even under redevelopment of the site. On -street parking exists throughout the neighborhood and there is on street parking within the Southbay Drive right of way opposite of the project. A condominium to the east of the project has assigned, on -street parking spots along Southbay Drive; furthermore, there are several parking lots in the surrounding area where off-street parking backs out onto Internal drives. The use of on -street parking is recognised as a redevelopment tool in other areas of the county. Given the small size of the site, on -street parking makes the most sense in order to maximise the use of the site and maintain its redevelopment potential. Backing out onto low speed, low volume roads such as ,Vouthbay Drive is typical in urban areas in COIIleY County, and will not impact the health, safety and welfare of the general public. In the event the site is redeveloped, the on -street parking Wong Southbay Drive shall be eliminated. For the purposes of this deviation, redevelopment is clef ned as any voluntary reconstruction, rehabilitation, addition, or other improvement of a structure(s) where the cost of such equals or exceeds fifty percent o, f' tiie market value of the structures) before the start of the improvefnents/retlevelvpinent. Subject Site — existing �arliing along Southbay Drive. H:\2018'�20180�?\WP\PUDZ\3rd ResuUinittal\De�-iations and Justifications (rep- 11-?0-2019).docx Parking along Southbay Drive opposite tl�e site. Deviation 2 requests relief from LDC Section 4.06.02, Table 2.4, which requires a 15-foot-wide, Type B perimeter landscape buffer be provided to adjacent multi -family residential development to the north, to instead allow for a buffer width of 10 feet while still providing the required Type B buffer plantings and, as an enhancement, also requiring understory trees 8 feet in height at time of planting. Understory trees will be distributed between the required buffer canopy trees at a spacing not to exceed 25 feet on center, in order to maximize screening between these uses. Jaistification: The proposed bafffer will consist of the LDC required Type B plantings enhcrnce�l with rrnderstory trees 8 feet in height crt the time of planting, distributed beriveen the retIrtirerl canopy trees at a spacing not to exceed 25 feet on center... The proposed buffering will provide firYtlter screening between uses and sufficient width to achieve the LDC stated purpose and intent of a perimeteY landscape buffer. There is an existing, Sf foot wide mature landscape barffer located on the adjacent property to the north providing screening. The closest residential building to the north is setback approximately 98 feet from the property line, providing sufficient separation between residential and commercial development. Future redevelopment of the site will result in a combined buffer width of IS feet. Deviation 3 requests relief from LDC Section 4.06.02, Table 2.4, which requires 10400t-wide, Type D perimeter landscape buffer be provided to adjacent right -of --way to the south, to allow a 7- foot-wide, Type D buffer. .11[Stif 1Cati01?: The proposed buffer width will provide ,sufficient space to accommodate the required plantings without conflicting witl? arljcicejit uses and allowing 1?ealtjiy plant growth to provide visual screening to achieve the LDC stated purpose and intent of a perimeter landscape buffer. Given the small size of the site, the slightly reduced buffer width makes the most sense in order to maximize the use ofthe site and maintain its redevelopment potential. Deviation 4 requests relief from LDC Section 4.05.041 Table 17, which establishes the minimum number of parking spaces required for commercial uses, to allow for parking to be calculated at 1 space per 4 seats for restaurants and 1 space per guestroom for hotels. Ha2018'�20180521wP\PUDZ\3rd ResuUinittal\Deti-iations and Justifications (rep- 11-20-2019).docx usupeamf ` sunject site is iocazea1routist tesyritJI.PTIIncivainr , , rtransient lodging,, restaurants, ` shops, +high"risecondominiums.,site is t f f , f beach.CAT operates "beach bus . season thatf r f i ubject site. Thereare , lanes on both L , / Gulf Shore Drive and / pedestrian wI on 'he west side of the roadway. Based on the mixedmuse nature of this neighborhood; theproximity V We )f r site r beach the availability of some f` %E r scale r parking; r r t/ ` access bicycle. andpedestrian rrequested parking eduetions will notdetrimentalrpubtie nealth,safetyandr are. anes to be constructed within public and private riahts�of�way or easements adjacent to the site,, o allow the required sidewalk to be located along the north side of the parking spaces, interior to Ar 'r% ` E n IIII'k4irc�' `. �` sib `fj s ` ` !`f` ! is f f r r • � r , � f � � � � � f t � � � � r ro r r j, f i fi / ` subject property. lredeveloped, , wasterplan providesfor an internal, S~Joot�wide sidewalkforward of the on~streetparking. Thi's ternal sidewalk moves i!onfiguration provides a safer space for pedestrian facilities, as the in riedestrians out of the path of cars parking and the on�street parking provides separation s r rpedestriansrlanes. H:�2U1Sl2fl18{�52�WP\PUDZ\3rd Resubmittal\Deviatic�ns and Justifications (rev l-20-2019}.dc�cx Vanderbilt Beach Commercial Tourist CP u i Rezone Criteria 10.02.08.F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08.E shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable. 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. The proposed change is consistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and Future Land Use Map (FLUM), and the goals, objectives and policies as applicable, of the Growth Management Plan. There is a concurrent application to amend the GMP to create the Vanderbilt Beach Commercial Tourist Subdistrict. 2. The existing land use pattern. The proposed rezone is compatible with the existing land use pattern. Property to the north and west is zoned RT-VBRTO and developed with condominiums. Property to the south and east is zoned C-3 and developed with commercial uses. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. This rezoning will not create an isolated district unrelated to adjacent and nearby districts. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions in the neighborhood. Existing boundaries we neighborhood. 5. Whether changed or amendment necessary. re not illogically drawn in relation to existing conditions in the changing conditions make the passage proposed Changing conditions do not make the passage of the proposed amendment necessary; however changing conditions do make the proposed amendment desirable and appropriate. The existing hotel and restaurant need renovation and the hotel is a non- conforming use within the current C-3 zoning district. Page 1 of 3 H:\2018\2018052\WP\PUDZ\Rezone Criteria (4-1 l-2019).docx 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will not adversely influence living conditions in the neighborhood. Development standards proposed ensure compatibility with neighboring properties. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The requested change will not create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses or otherwise affect public safety. 8. Whether the proposed change will create a drainage problem. The site will be designed to meet all County and SF�VMD requirements. No drainage problems will be created. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Development standards and perimeter buffers seriously reduce light and air to adjacent areas, assure the proposed. change will not 10. Whether the proposed change will adversely affect property values in the adjacent The proposed change will not adversely affect property values in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement development of adjacent property in accordance with existing regulations. or The proposed change will not be a deterrent to the Improvement or development of adjacent property in accordance with existing regulations. 12. Whether the proposed change will constitute a grant individual owner as contrasted with the public welfare. of special privilege to an The proposed change will not constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 13. Whether there are substantial accordance with existing zoning. H:\2018\2018052\WP\PUDZ\Rezone Criteria (4-11-2019).docx reasons why the property cannot be used in Page 2 of 3 The existing hotel is not an allowed use within the current C-3 zoning designation. The requested rezoning will bring the site into compliance with the current LDC as well as aHow the applicant to redevelop the property to achieve a more appropriate use or mix of uses in the future. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The change suggested is not out of scale with the needs of the neighborhood or the county. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. It is not impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The physical characteristics of the property be required to make the property usable fo proposed zoning classification is typical development in Collier County. and the degree of site alteration which would r any of the range of potential uses under the of and not different from any other similar 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. There is availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier the project. County Adequate Public Facilities Ordinance, to serve 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC. Page 3 of 3 H:\2018\2018052\WP\PUDZ\Rezone Criteria (4-11-2019).docx Vanderbilt Beach Commercial Tourist CPUD A. The suitability of the area relation to physical charac drainage, sewer, water, an Evaluation Criteria for the type and pattern of development proposed in ristics of the land, surrounding areas, traffic and access, d other utilities. This is a request to rezone 0.62� acres to allow for transient lodging uses; and other uses permitted in the C-3 zoning district, and to establish the existing conditions (17 hotel rooms, 80 seat restaurant, 27 parking spaces and existing buffers and setbacks) as permitted, until such time as there is intensification or redevelopment of the site. The site is zoned C-3 and currently allows various commercial uses but does not allow for the transient lodging use. The existing hotel has been in operation for more than 4 decades. The proposed CPUD is consistent with all applicable Goals, Objectives and Policies of the County's Growth Management Plan (GMP), assuming the companion SSGMPA is approves. 1 ne subject site is locates with the t;ounty's Urban Kesiclentlal Subdistrict and has access to County provided central water and sewer and all other urban public services. The site is suitable for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic access, drainage, sewer, water and other utilities, and public services, and there are no limitations regarding the physical characteristics of the land that would limit its suitability for what is existing and proposed. B. Adequacy of evidence of unified control and suitability of agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the County Attorney. Evidence of unified control is provided with this application. C. Conformity of the proposed PT with the goals, objectives, policies, and the Future Land Use Element of the Growth Management Plan. (This is to include identifying what Sub -District, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub -District, policy or other provision.) I. Urban Residential Subdistrict. The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. This Subdistrict comprises approximately 93,000 acres and 80% of the Urban Mixed Use District. Maximum eligible residential density shall be determined through the Density Rating System but shall not exceed 16 dwelling units per acre except H:\2018\2018052\WP\PUDZ\Evaluation Criteria (4-10-2019).docx in accordance with the Ti^ansfer of Development Rights Section of the Land Development Code. The proposed CPUD falls within the Urban Residential Subdistrict as designated on the County FLUM. The companion GMPA seeks to create the Vanderbilt Beach Residential Tourist Subdistrict to allow for transient lodging and all uses permitted in the C-3 zoning district. (Site is currently zoned C-3). Assuming the proposed GMPA is approved, the CPUD will be consistent with all applicable GMP Goals, Objectives and Policies. I. Compliance with additional GMP provisions. Policy 1.1: Unless otherwise permitted in this Growth Management Plan, new or revised uses of land shall be consistent with designations outlined on the Future Land Use Map. Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 0441, adopted June 22, 2004 and effective October 18, 2004, as amended). The proposed uses are compatible with and complementary to the surrounding land uses, which include commercial and residential development. There is commercial development to the east and south. The Vanderbilt Beach Resort and Phoenician Sands Condominiums are to the west, across Gulf Shore Drive. The Vanderbilt Beach Motel Condominiums are adjacent to the north. Much of the development to north, along Gulf Shore Drive, consists of condominiums. 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: 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. The site*is located on the northeast corner of the intersection of a local road, Southbay Drive, and a minor collector, Gulf Shore Drive. There is an existing access point from Gulf Shore Drive and parking partially within the Southbay Drive right-of-way. 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. Internal accesses and. loop roads are not feasible due to the small size of the property. The CPUD master plan provides access to Southbay Drive, a low volume local road. There is an existing network of pedestrian and bicycle facilities serving the surrounding area. The Page 2 of 4 H:\2018\2018052\WP\PUDZ\Evaluation Criteria (4-10-2019).docx property is under a quarter of a mile away from Stop 605 on Route 2 of the Collier County Beach Bus. Route 2 runs from Gulf Shore Drive, to Vanderbilt Beach Road, to US 41, to Immokalee Road. The routes start/endpoints are Delnor-Wiggins Pass State Park; and the intersection of Immokalee Road and Goodlette-Frank Road. The Beach Bus is free and can be boarded anywhere along the route. 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. The property to the north and east is developed and there are no opportunities to interconnect. Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common range of housing prices and types. open spaces, civic facilities and a This is an existing commercial site (not a new development); however, the development does connect to the existing pedestrian and bicycle facilities that serve the surrounding area and is within walking distance of public parking, beach access, and Collier County transit. Policy 7.5: The County shall encourage mixed -use development within the same buildings by allowing residential dwelling units over and/or abutting commercial development. This Policy shall be implemented The proposed CPUD is not mixed use. through provisionsn specific Policy 5.1 of the Transportation Element notes that all rezoning applications shall consider the impacts on the overall system and shall not approve any such request that significantly impacts a roadway segment already operating and/or projected to operate at an unacceptable level of service within the five-year planning period, unless specific mitigating stipulations are approved. There is no si projected to gnificant impact associated with a roadway segment already operating and/or Policy 9.3 of the Transportation Element interconnection of local streets between movement throughout the road network. Interconnection development. shall require, wherever feasible, the developments to facilitate convenient is not feasible due to the limited project size and design of adjacent Page 3 of 4 H:\2018\2018052\WP\PUDZ\Evaluation Criteria (4-10-2019).docx D. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The CPUD, allowing C-3 and transient lodging uses, land uses. Land uses adjacent to this CPUD include: North: Buffers, then developed multi -family. is compatible with the surrounding South: Southbay Drive, then undeveloped C-3 Commercial zoned property. East: Buffers, then a developed commercial marina. west: Gulf Shore Drive, then developed multi -family. E. The adequacy of usable open space areas in existence and as proposed to serve the development. The CPUD provides adequate usable open space. F. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. All necessary improvements and facilities are already in place to serve this development. G. The ability of the subject property and of surrounding areas to accommodate expansion. There are no issues that would limit the ability of the subject property or the surrounding areas to accommodate the expansion. H. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The CPUD conforms to the LDC regulations, or contains deviations there from, where appropriate. Page 4 of 4 H:\2018\2018052\wP\PUDZ\Evaluation Criteria (4-10-2019).docx Manning • engineering Commercial Planned Unit Development (CPUD) and Subdistrict Small Scale Growth Management Plan Amendment (SSGMPA) Prepared for: Hole Montes &Associates 950 Encore Way Naples, FL 34110 Phone: 239-254-2000 Collier County, FL 01/o2/2oi9 Prepared by: Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Phone: 239-56&9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Methodology Fee* - $500.00 Fee Collier County Transportation Review Fee — Sma!! Scale Study — No Fee_ Note — *to be collected at time of first submittal Vanderbilt Reocn Commercial Tourist CP(lD/Subulstrict SSGMPA — "S — July / 19 certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. '4e�i �p.••'GENS�'�C'��'. Q� ' t.� . O 0 No 4 711 6 .00 wo was VIO '.• STATE O F zli 0 '' P •' ,♦ N A\- 0% I�Inrman I Digitally signed by Norman J. Trebilcock, AICP, P.E., 471 16 State of Florida • DN: cn=Norman J. Trebilcock, AICP, P.E., • 47116 State of Florida, o=This item has been Tre b io 1 eoc k, Al CP , electronically signed and sealed using a SHA-1 authentication code., ou=Printed copies of this document are not considered P• Eel 47116 State signed and sealed, and the SHA-1 authentication code must be verified on any of electronic copies., Florida email=ntrebilcock@trebilcock.biz, c=US Date: 2019.07.02 16:51 *35-04'00' Norman J. Trebilcock, AICP, P.E. FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Car�tpany Cert. of Auth. No. 27796 Trebilcock Consulting Solutions, PA Page ( 2 Vanderbilt Beach Commercial Tourist CPUV/Sub districtS3UIVIVA — I D —J+ ly 2U1 V Proj%:;%.t D IF IV•►f.,af.af.►aa►afa,f.,af.af..a...fa►f.►afaa►a►aa►a.a,►a,af.a►a,aafafa►fa.af..fa►aa,aa.,fa►.fa.fa►aa►a.of►a,af.af.►aa►af a►f., of aaf.,aa►• T TripGeneration........................................................►...,...............................,..,.............................................5 TripDistribution and Assignment......................................r..,.,........,,...........,....,...,.,,........,.,,.,..,.,..,....,......,. 7 BackgroundTraffic........................................................................................................................................ 8 Existing and Future Roadway Network...............r................,........,........,.,.,..........,.............,......................... 9 Project Impacts to Area Roadway Network -Link Analysis..........................................................................10 SiteAccess Turn bane Analysis.................f......,............,...,.......r........,..................,...................................,..12 ImprovementAnalysis................................................................................................................................12 Mitigationof Impact...........r.......................................................................................................................12 Appendix C: MasterSite Rlan...................................................................................................................13 Initial Meeting Checklist (Methodology Meeting).......................................r....................... 15 Trip Generation Calculations ITE loth Edit.ion..#4R1+Utt#4##�F,111t.#4iF4...bf4#fJbil+.i4ltr.4#4+1?�:iiiR.li1,.4�l.itEiii!111R 22 Trebilcock Consulting Solutions, PA � ( 3 Vanderbilt each Commercial Tourist CPUD/Subdistrict SSGMPA — TIS — July 2019 Project Description The Vanderbilt Beach Commercial Tourist/Subdistrict project is an existing developed hotel and restaurant. The subject parcel has a total gross area of approximately 0.62 acres. The project site is located on the northeast portion of the intersection of Gulf Shore Drive and South Bay Drive, approximately 400 feet north of Vanderbilt Beach Road, in Section 32, Township 48 South, Range 25 East, Collier County, Florida. Refer to Figure 1—Project Location Map, which follows, and Appendix A: Master Site Plan. Figure 1—Project Location Map C,•?mot ; Fa:cvr A dk GkBY t K �J, LJ iiyyMRR` �4! Op A 4 ftll� J HAkIESQAkK Ma.n!ananr_e park k Coco AIVVR x too .' NnH,A ka02e� Ax�F ip ortt L tt 40 or ►' I �.. ( ., 41 Z� � ,,.• : p+pe+'s remora (� "� .R Goos T� gle � .* .._ "X � M The property is currently zoned Commercial Intermediate District C-3 which allows for a mix of commercial uses. The project site is currently developed as an existing 17 room hotel with an 80 seat restaurant. The Vanderbilt Beach Commercial Tourist —Commercial Planned Unit Development (CPUD)/ Subdistrict — Smail Scale Growth Management Plan Amendment (SSGMPA} project proposes to change the zoning designation to CPUD, consistent with the currently developed conditions while allowing for potential future commercial uses to provide maximum flexibility of use. The project provides the highest and best use scenario with respect to the project's allowed and proposed trip generation. For the purpose of this report, the Institute of Transportation Engineers (ITE) Land Use Code 820 — Shopping Center, is utilized for the approved zoning commercial portion of this project based on an assumed density of +/- 10,000 square feet per acre, The development program is illustrated in Table 1. Trebilcock Consulting Solutions, PA Page � 4 Vanderbilt Beach Commercial Tourist Lvuul.Subdistrict SSutvivA — TIS —July 2a19 ITE and Use Potential Development ITE Land Use [SIC Codes] Total Size Code Shopping Center [All PIT Approved Zoning permitted uses typical fora 820 7,000 square feet shopping enter as an inline/outparcel use] Hotel [7011] 310 17 Occupied Rooms Existing Developed High -Turnover (Sit -Down) 932 80 Seats Restaurant [5812, 5813] Hotel [7011] 310 17 Occupied Rooms Proposed CPUC3 High-Turnover(Sit-Down �932 _80 Seats Restaurant [5812, 5813] Note1s1: *Rounded up to nearest thousand. •urposes of • application,no changes to the existing accessrequested. 1 methodology • ! • • •Transportation Planningon • . anuary 30, 2019, via email (ref. Appendix B. Initial Meeting Checklist [Methodology Meeting]). The projects site trip generation is based' on the ITE Trip Generation Manual, lot" Edition,. and the software program OTISS Online Traffic Impact Study Software, most current version]. The ITE rates and equations are used for the trip generation calculations, as applicable, The ITE — OTISS trip generation calculation worksheets are provided in Appendix Co. Trip Generation Calculations ITE 10th Edition. The common recreation amenities are considered passive incidental to the hotel use, and are not included in the trip generation analysis. The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. Per Collier County TIS Guidelines and Procedures, the internal capture trips should be reasonable and should not exceed 20% of the total project trips. For this project, the software program OTISS is used to generate associated internal capture trips. The OTISS process follows. the trip balancing approach as recommended in the ITE Trip Generation Manual, 9th Edition (volume 1): User's Guide and Handbook, Chapter 7 — procedure for estimating multi -use trip generation internal capture, aka "triangle method". The resulting internal capture rates are below the county limits. Trebilcock Consulting Solutions, PA � � 5 Vanderbilt Beach commercial Tourist CPUD/Subdistrict 3 GMPA — TiS — July 2019 iroject on ' way to a primary t destination. f i i' i' t t • .' i ` t ` i . ' f ' i. i ` t • • he traffic added f the surroundingand intersections.iaby i are not deducted f f i` ration . 1�access analysis externalaccounted f • • '` • t ` ` t � i ` t ` i i f ` ` t . i • ` • t f " -xceed • t for peak hour and the daily capture` • ` assumed • lower. the peak houl apture rate,analysis . • `s Shopping Center LUC 820 paby dailly ratesat t • t AM and E i `. hour rates ®! i ,Feneration analysis based on approved conditions is shown in Table 2B. The net new proposed trip •,eneration(Tableshows• . proposed • • • existing allowed ` difference betweem able 2A and Table ! ` E � E E• E � � �� i E E t E. Development 24 Hour Two- Way Volume 268 � Reak Hour PIV� Read Hour Enter 6 Exit 5 Total 11 Enter 6 Exit 6 Total 12 Hotel —17 occupied rooms Restaurant --`80 seats 350 20 18 38 19 15 34 Total Traffic 558 26 23 49 25 21 46 Total Internal (26) 0 0 0 (2) (2) 4) Total External 532 26 23 49 23 19 42 Total `Pass -By (191) (8) (7) 15) (7) (6) (13) Total Net External 431 18 16 34 16 13 29 . f s E E r E E ! ` E i t • E i ` E. Note4s): (1) sf=square feet Treblcoek Consulting Solutions, PA � � � 6 Vanderbilt Beach Commercial Tourist CPUD/Subakistrict SSGNiPA — TIS —Julys 2019 generationn the proposed project highest peak hour trip diacent street traffic. Based on the information contained in Collier County 2018 Annual Update and nventory Report (AUIR), the peak hour for ad;acent roadway network is PM. Ui IF !. `• on projected PMpeak hour net•external trips generated a of the proposed r SGMPA project showni Enter Exit I Total Proposed CPUD — SSGMPA 431 16 13 29 (Met External Traffic) Approved Zoning Allowed 224 27 30 57 (Net External Traffic) ntensive when compared to the maximum allowed i i !' !ning conditio rplatting to determine turn lane requirements, as pplicable. 1 � i 1 1 ° • i The site -generated trip distribution is shown in Table 3, Project Traffic Distribution for Peak Hour and is gr�phca�y depicted in figure � —Project i�stributl+�n by Percentage. Trebilcock Consulting Solutions, PA � � 7 Vanderbilt Beach commercial Tourist CPUD/Subdistrict SSGMPA — TIS —July 2019 Table 3 Project Traffic Distribution for Peak Hour Distribution Collier County RoadwayLink Roadway Link Location of Project Link No. Traffic Gulf Shore Drive 29.0 11111 Ave to Vanderbilt Beach Rd 10% Vanderbilt Beach Rd 10900 Gulf Shore Dr to US 41 90% Vanderbilt Beach Rd 11001 US 41 to Goodlette-Frank Rd 20% US 41 10000 Immokalee Rd to Vanderbilt Beach Rd 40% US 41 101.0 Vanderbilt Beach Rd to Gulf Park Drive 30% Figure 2 —Project Traffic Distribution by Percentage and by PM Peak Hour Jhw1�IM15 - _ � Sate Dark C 777fk Mph C � ..r-.wsaw► n ��aa�v •0 C iii S7i.I Vetcra�1. Project Na► Naples Can7r7part ikAPLES PARK COCO AIVEP Background Traffic ilk Project Traffic Distribution by Percentage NE M x a OR F�Ofw 40%too 0% 1A 30% AND _ Go �tgle Average background traffic growth rates were estimated for the segments of the roadway network in the study area using the Collier County Transportation Planning Staff guidance of a minimum 2%growth rate, or the historical growth rate from peak hour peak direction volume (estimated from 2008 through 2017), whichever is greater. Trebilcock Consulting Solutions, PA Page � 8 Vanderbilt Beach Commercial Tourist CPUDfSubdistrict SSGIViPA — TIS — July 2019 � i ' to derive the ground traTTI is to use Tne X415 W11 IN i 1ruill• i ,� • • .. able 4, Background Traffic without Project illustrates the application of projected growth rates t enerate the pr *ected background (without project) peak hour peak direction traffic volume for thl� i i i Gulf Share Drive 29.0 s!Ckground Traffic without• s 2023) 'anderbilt d nd Traffic Volume {#rips/hr) 220 2.0% U�41tfl Vanderbilt 110.1 Goddlefte-Frank 1,410 2.0% Beach R Rd Immokalee Rd to US 41 100.0 Vanderbilt Beach 11920 2.0%a Rd Vanderbilt Beach US 41 0140 Rd to Gulf Park 21460 2.0%/ Drive 023 Pro 2jected 2t23 Pk Hr, Peak Dir Projected Plc Background Hr, Peak Dir Growth Traffic Volume Trip Background Factor w/out Project Bank Traffic Volume (trips/hr) w/out Project Growth (trips/hr) Trip Factor* * Bank*** 1.1041 243 0 220 1.1041 1,094 0 990 1.1041 1.1041 2,717 1 2,461 Note(s): *Annual Growth Rate from 2018 AUIR, 2% minimum. **Growth Factor = (1 +Annual Growth Rated S. 2023 Projected volume = 4UJL AUIR volume x Growth Factor. ***2023 Projected volume = 2018 AUIR volume +Trip Bank. The projected 2023 Peak Hour — Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. The existing roadway conditions are extracted from the 2018 Annual Update and inventory Report (AUIR) and the project. roadway conditions are based on the current Collier County S-Year tlUork Program. Roadway improvements that are currently under construction or are scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement program (CIP) are considered to be committed improvements. As no such improvements were identified in the Collier County 2018 AUIR, the evaluated roadways are anticipated to remain as such through project buiWout. The existing and future roadway conditions are illustrated in Table 5, Existing and Future Roadway Conditions, Trebilcock Consulting Solutions, PA � � Vanderbilt Beach Commercial Tourist CPUDfSubdistr ct SSGMPA — 1163 —July 2029 Exist Peak Dir, Future CC AUIR Roadway Link Exist On. Peak Hr Project Roadway Link Link ID �# Location. Roadway Standar d Capacity Build out LOS Volume Roadway 111tn Ave to Gulf Sore 29,0 Vanderbilt Beach 2U D 800 (NB) 2U Drive Rd Vanderbilt 109.0 Gulf Shore Dr to 2 U/4 D E 1400 (EB ) 2U 4D Beach Rd US 41 US1ta Vanderbilt 110,1 Goodlette-Frank -4C� D 1,9i0 (EB) 41)Beach Rd Ind Immokalee Rd US 41 100.0 to Vanderbilt 6D E 31100 (NB) 6D Beach Rd Vanderbilt US 41 101.0 Beach Rd to Gulf 6D E 30*100 (NB) 6D Park Drive Notes): 2U = 2-lane undivided roadway; 4D, 6D, SD =4-lane, 6-lane, 8-lane divided roadway, respectively; LOS =Level of Service ! . iway links impa tecl by project, ` ' f Eo i ` rea roadway network in the future year 2023. The Collier County Transportation Planning Services -uldelines have determined that a project will be considered to have a significant and adverse impact if both the percentage volume capacity exceeds 2°f of the capacity for the link directly accessed by the project and for the link adjacent to the link directly accessed by the project; 3/ for other subsequent links and if the roadway is projected to operate below the adopted SOS standard. Based on these criteria, this project. does not create any significant and adverse impacts to the area roadway network. Table 6, Roadway Link Level of Service illustrates the L.OS impacts of the project. on the roadway network closest to the project. All analyzed roadway links are projected to operate above the adopted LOS standard with or without the project at 2023 future buiWout conditions. As illustrated in Collier County Land Development Code (LDC), Chapter 6,02.02 — M,2., once traffic from a development has been shown to be less than significant on any segment using Collier CountyTlS criterion, the development's impact is not required to be analyzed further on any additional segments. Trebilcock Consulting Solutions, PA � � � (10 Vanderbilt Beach Commercial Tourist CPODISubdistrict.3 6MPA — IIS—My 2019 2018 Peak. Roadway 2023 0 / Vol Min LOS Min LOS cc Dir, Peak ' Link Peak Peak Der., Capacity p Y exceeded exceeded Roadway AUIR Roadway Hr Dir, Peak Peak Hr Impact without , with Link Link Link Location Capacity Hr (Project Volume by Project? Project? ID # Volume Vol Added) W/Project Project Yes/No Yes/No �. 1 1t�' Ave to Gulf Shore 29.0 Vanderbilt 800 NB N/A 243 N/A No No Drive Beach Rd Vanderbilt 109.0 Gulf Shore Dr 11400 EB � � N � A 1094 � N /' A No No Beach Rd to US 41 US 41 to Vanderbilt 110,2 Goodlette- 190 ES NSA N/A No No Beach Rd Frank R Imokalee US 41 100.0 Rd to 3,100 {NB} / A 2 10 � A No No Vanderbilt Beach Rd Vanderbilt US 41 101R0 Beach Rd to 3,100 (NB) N/A 2 717 N A J No No Gulf Parr Drive Notes): *2023 Projected Volume = 2023 background {refer to Table 4} +Project volume added. oil ransportation Element, • • ` s i i # i i ` � i ` i • ��,ased on the information contained in 2018 AUIR, the Northwest TCMA percent lane miles meeting As illustrated in Policy 5.8�d} —Transportation Element, no impact will be de minimis if it exceeds the adopted L+OS standard of any affected designated hurricane evacuation routes within a TCMA,. Any impact to a hurricane evacuation route within a TCMA shall require a proportionate share congestion mitigation payment provided the remaining LOS requirements of the TCMA are maintained. As illustrated in Table 6, o LOS deficiencies are expected for the analyzed roadway network. Trebilcock Consulting Solutions, PA � 12 Vanderbilt Beach Commercial Tourist CPUDfSubdistrict SSGIVIPA — H - July 20I9 Access to the site is via an existing full movement access connection onto Gulf Shore Drive. purposes of this rezone application, no changes to the existing access is requested. tani i •Handbook: i -roadways E • i • I - • • - i ane divided i . • • •lanes• always be provided; • i new a i • openings • - ermitted, they shall always include leftAurn lanes. • osted legal speed of 25 mph in the vicinity of the project. Based on • design s• a ` • of • urban conditionsthe minimum turn lanelengthfeet • - foot • lus equired queue. � i i i i - '` • i ' i i • i i ` • • ` ` i • - i • i ' i I M I' - • at - ' • • ` location. i site development permitting/platting ` more specific development parameters will• ' made • I • • ' Based on the link analysis and trip distribution, the proposed project is not a significant and adverse traffic generator for the roadway network at this iocation. or DP D'A or •di plat approval. The Northwest TCMA contains sufficient capacity to maintain SS% of its lane miles at or above the 1.O5 standard {as required in Policy 5.7 of the Transportation Element}, Access to the site is via an existing full movement access connection onto Gulf Shore Drive, No turn lane improvements are warranted at the site access location. A detailed evaluation of applicable access points i wll be performed at the time of site development permitting/platting to determine turn lane The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project. Trebiicock consulting Solutions, PA a e 112 1landerhilt Beach Commercial Tourist Lpuul )udistrict .S.561VIPA — 115 —j IY 2UI.I Trebilcock Consulting Solutions, PA � j 13 1landerbilt Beach Commercial Tourist CPLIV1.5ubdistrict SSCIViPA - T1S -July 20I9 a z = W �, O a Z001- �004? ci U) z0 Q<U GG,= +1 w ix it = 0w�2<t = (Lim }— —wa,0 E' O Z = F— a = ZW~WF CU Cn�}4� �-- 0wCOOW © �WQCaZ O Z CamWWW= ZF-0 > 0 Z iX W��"' w ZQfl O }- U LL(LZ oc�0to a; Q �0uu =QYWo Ci w Z0— > m :F to < L11 w > �Q4UpU- �WO�oG O w u---�'O0 > �u'ZF- a��Y� W Ow H W z Z {C �O < m N D Z— [1C—,4--}O wz< 0 ZWZQ JQ �,Yw�cn< Z w `3=0UIL ��LU0)Z� N u i Ott r� o cn (0) W t- �O CO c� zw tW-``-awa ZwW=st' v ct. �>> ¢}Wz< z C)w>Ft Z Z wU) �d>=�H z QCl�QQ'Qh' w a_ O F-a, Hrna.cnuaLL ¢ Q02¢.�1- t Q U Ll ww 0 GULF a Q 0 tfN�abW -�sn oNti1 su uu � �ovaols R�STRURA� ✓ SNfl�� ©a ww tL 0 aZo0 aCc >a. ui W oww°° QZ 111 i� a cn W d<� M LLL w0�= rnm W = F- Lu z w=C) f tp W Z W c>a.—z ui wwW0 cn r m U F t °z`.� 0 4� *aC��= Z �m°? 1 i 1 1 1 �BRTO ZONING;: RT~ p0�111NIUMS �5�:E,LS 1 CON i LAND r� firrz � � '�attn sit Trebilcock Consulting Solutions, PA � �� t/on+derbilt Beach Commercial Tourist CPUDI.Subdistrict SSGiVIPA — 1141 July 2Ui.� Trebiicock Consulting Solutions, PA � � 15 Vanderbilt Beach Commercial Tourist CPtJflfSubdistrict 3 61VIPA — I IS —July 2019 Su��estic3rt: use thl*� :appendix c�rhshee# t{� enure th:�t nc� l�pn�ant +�lenients are overlooked. Cross out the items that do not appky, or MAL (not applicable), Pea le :�ttenc%in�: game Organization and Telephone Nainibers T)aniel T)c��,�r e, W Cv Study P"rej�arer Preparer's I��a�ne atld Title: �c��rlaia t rganization: Tteljileocl~ +Consulti address & Telephone Nainibev 12( ?3-566-95j 1 ilcoc. ��IP. P tr�at��rat�+�n I'elephone �u�tll�er: 29-���-29�6 n nlicant; applicant's �,anl�, I1olc.:�1o��tc.s I��c. =address: 950 Encore Wav, Naples, Fl Telephone Ntmibev. 239_2542000 Proposcd Develoj)nient. %Ian�z. �Tanderbilt beach 1�esidenti icon* Norof South Rav Drivc _ c)11 the cast si aurist iPt�L� — itz ��2_ �anl Crrccniy (refer,, to Figure 1 l ,axed i use `Iiwc. Hotel. Commercial. Restaurant ITl (:ode I ,1 U J I { HOWL I TC ?S y , Sho wing. Cen ter,1 A 9:1li�l1-r Ia$er ' t-l)o n`} Restaurant T)escriptiows The proposed Trairic lnpact Statement JTIS) will sumort the Small Scale roxyth Mana went Plan niendment SSGN4P: and the associated Planned k nit I3e ►•e c pmer t Rezone (P1 D%) for the project. The applic it i te�ld to maintain the Trebilcock Consulting Solutions, PA � � 16 Vanderbilt Beach Commercial Tourist CPUD/Subdistrict SSGMPA — TIS —J ly 2019 Figure 1—Project Location �Iap CAF'd� Cti0 N . s s tiAr so t 4\ nr'aQ andwell?w w«r.a a 0 4*4 r. , .11 fib,♦ M.w♦M .. {goal,aw.a .. Project � Nct4. 4N■n,a " A 00 S v OW '. i''tfyCO gfvjtt � ` .f �.id Google . - � ___.. C .o.■. -� Zoning Existing: Gommcrcial C omprchen.sivc plan rccommcndation: SSUMPA — PLTDZ Requested: Rezone to create PUD Findings of the Preliminary Study: Study tti�c: Su�ec ,projected net nc«f eternal �111t or Ptii project tral�ic is less than �0 h�•o-«lay peak hour trips, this study qualifies for a Small Scale TIS no sianttcant ouerational or roadway impacts. Proposed TIS will include tri • •r ,f t nn: ;-tin; ati istribution and assignments in»stl cit,� Rc�r���cc 7n11��i The TIS will determine if thereis consistency «ith the PolictiT 5.1 of the Trans Element. 'Ile report will protiide etistino LUS and document the impact the 1 change will have on designated arterial and collector roads. Roadwav coneurrenev analysis — based on estimated net new external PtiI traffic. Tt,� TT� chill ht-a rnncictp.nt Lti=ith ("'nllier (^'nitniv TTR CTmideline-v, and Procedures e d The anal��-red roadway segments are located within the Collier C'ounty's designated I�?orthtii�cst Transportation C'oncurrcncy Rmanaeenlcnt _Arca Inc dcsianations are provided in Policy 5.4 and 5.6 of the Transportation Elcmcnt — C'ollicr C'.ounty Growth _!��tanaQement flan (GNIP). 0 IF Shore Drive. Internal cant � auideli and pass -btu rates arc considered cot and rc�coir�mendations. istcnt with ITE and (.liter f f I'aoe 2 o Trebilcock Consulting Solutions, PA Page � 17 1/anderbilt Beach Commercial Tourist LvuujSubuistrict 3 61VIPA — I LS — i ly 2819 !�tuci�►�'T��e: if'rlcat n�:t iticrc:ac, c�peratio»aI st�d��l Small Scale TIS thlor TI Ilc�undarie :.j Adjacent strecI �dditiunal intersections to Bui1d Out 1'eax; 2023 Planning Horizon Year.* 202�3 lalysis Ti1lle I'eriod(s): FM Fe�IL I iture O-Site VeVveIopMellt : N/A Source oI' Trip Generation Rates: I��du�ctl+�ns in T r I'a.Ss-Ian' trips: 'I'}II Tntenial trip: TB "Transit usc: NsliX C tl�cr: N/ �o��-sits traffic �tin��t�: C�c "Trip distril��tic3n method: Ingine�r? ra1c; assignment methncl: projc�t trig ��n��rati��n ti�ritl Traffic grog tii rate: Ili.storical rc t Il rats car 2 / tnitl aT° LIMIng IIIOVC11ICntS: Engincefs estimate 2C}1S �L_'IIZ Trebilcock Consulting Solutions, PA e � 18 Vanderbilt each Commercial Tourist CPUD/Subdistrict SSGMPA — HD —July 20I9 FSigure 2 —Project Trip Distribution bWi y pet-cent�ge 401111 trot Auk 1 O N L 14 :N r k Ofm +► 4 a 1F '� -ice ih U n � y v Oak* In J . Y e L � N VLl iy M t A Pale 4 of 6 Trebilcock Consulting Solutions, PA Page 119 Vanderbilt Beach Commercial Tourist CPUD/Subdistrict SSGMPA — TIS —July 20I9 Special reatur�s: (t'rortl prclitl�itiarAM shady or prior ��pericnc�) Acc'detits locations: N/A Slglit distance: N/A Qtlelllllg: N: A c:cess locution & configuration: N/A Traffic control: NtfUTCD Signal system location & progression needs: N/A (�ti-site parking need.%: N, A Uata Sources. CC 2018 4; SIR; CC ' Base reaps: N/A Prior study reports: N/A .lecess policA• and jurisdiction: N/A Review process: N/A Requirements: NA A1iiscellatleotls: N/A S�tiall Scale Study — No rcc Rflinor Studyt - 5750.00 ii1jor Study - $1,500.00 �-icthodolog�rcc $500 Includes 0 intersections rtdditional Intcrsccticros - �SUU.UU ��ac;ll `o 1 �lll fees 4"711 be agreed to during the 11lethodvlu�}> nreeti�:g and mua�t be paid to Tray:sportatian prior to our sign -off on the appGcaatior:. SIGNIITURES �i Study Frcparcr Normatl 'I'rebilcoek Rc�� ict�ei•(s) Applicatlt Page � of 6 Trebilcock Consulting Solutions, PA Page � 20 Vanderbilt Beach Commercial Tourist CPUD/Subdistrict .3 GNIPA — TIS —1uV2©29 "c Mier County Traffic: Impact Studer Reze�� Fee Schedule Fees wHI be paid incrementally as the development proceeds: Methodology Revle,.Nrv, Analysis Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are also provided beloxv. Methodology Review - S500 Fee r■ r�mieRmmgi�u�rir�rni� N.Jethodologyr Review includes review of a submitted methodology statement including review of sul}naitted t�~ip generation estimate(s distribution, assignment, and review of a ` Small Scale Stud �tdetermination, written approval/comments on a proposed metbodulong� k statement, and written confirmation of a re=sub fitted, amended metl c d le y statement, and one meeting in Collier County, if needed. "Small Scale Stud ,» Review - No Additional Fee Includ". one suftirien rc rievv Upon approval of the methodology review, the applicant may submit the study. The review includes. a concurrency determination, site access inspection and confirmation of the study compliance with trip generation, distribution and maximum, threshold compliance. Minor Study ReNlevve" 7.50 Fee (Includes one suf idenev review) Revie%v of the submitted traffic analysis includes: optional field visit to site, confirmation of trip generation, distribution, and assigninent, concurrency determination, confirmation of committed improvements, review of: traffic volume data collect dlassc mbled, review of oii=site improvements within the right=of NNNM'1 4% review of site access and circulation, and preparation and rcvivw of "sufficiency- co rnent /question . "Maior Studv Review" _ 1 Fee ihictudes two intersection analvisis and two suf'icienev raw RLA-liewt of the; submitted traffic analyrs. is includes: held visit to site, confirmation of trip generation, special trip generation and/or trip length study, distribution and assignment, conc.ur-rr.m, cv do h.Tmination, confrrrrration of committcd irnprovcmc nts rc.AyiCk - of traffic volumc: data collectedt'assembled, revyieNx oftraffic growth analysis, review of cuff=site roadway operations and capacity analysis, !ic w of site access and circulation, neighborhood traffic intrusion issues, any necessary improvement proposals and associated cost estimates, and preparation and review of up to t%Nro rounds of `N ufficienc fl 7 comincnts.,qucstions and°`or recommended conditions of approval. "Additional intersection Review"- 500 Foe 11w review of additional intersections shall include the same parameters as outlined in the ` haijor Study Reviewand shall apply to each intersection above the: first tZ o intersections included in the `*1 JaJor Study. Rcvieu '' `Additional Suf icie~ney Review. - ` 5) Fee, Additional sufficiency reviews be-vond those initialler included in the appropriate study shall require the additional Fee prior to the completion of the rMeWe Page 6 of 6 Trebilcock Consulting Solutions, PA � � 21 Vc nderbut 13 ch Commercidi I ourist OUDI..Su district .S�v lmo,A — I IS —j I.Y ZUIV Trebilcock Consulting Solutions, PA � � 22 Vanderbilt Beach Commercial I c r1St CPUDfSUbdistrict SSGNiPA — 1 L3 — July 2419 cocktailch as restaurants, tt or i i hotelcreational facilities (pool, fitness room), and/or other retail and service shops. All suites hotel (Land se 311), business ttel (Land Use 320), and resort hotel(Land Use 330) e related uses. Studies of h©#oI employrr�ent densirj inciic�#e that, on the ��rer�o, �o#el v�rili er�pioy {l.� employees per room. - - t - � i t-i t • t i t - - - t ' - - i • 't • generation junted between 8*30 and 9*30 a.m. and 315 and 4*15 p.m., respective On Saturday and Sunday, e peak hours were between 5:00 and 6:00 p.m. and 10:15 and 11:15 a.m., respectively. he sites were su rveyed in the 1980s, the 1990s, the 2000s, and the 201 Os in California, District rmont, Virginia,and Washington. Dr all lodging uses, it is important to collect data on occupied rooms as well as total rooms as the igeneration a . hotel a be related to presence of supporting facilities a � � ,� s # e• _ � a a # a a • a a a i t• # r # • s a a t" ! i i a ! # i# ! a • #' e i a • • • - 6uttke �a H. Unu�a[ished sEue��s c� t�u�d�ng emic�yment dens�%es, PcxtiandF C1reg6�t. nur Trip Generation Manual *10th Edition •Volume I Data • Lodging (Lard Uses W�3 YW Trebilcock Consulting Solutions, PA � � 23 Vanderbilt Beach Commercial Tourist LVUU12ubd15tr1ct SSGIVIPA — TIS —July 20a9 iII,and managed ' • !compositiont to size, its market area in ms; of location, '► �. shopping �` r center s ! g provides 7 parking ffictent to serve As own parking demands. Factory outlet center (Land Use Ic 23) Is a related use. IIIIIIII III 9 tonal centers, were surveyed for this land use. Some of these centers containe non�merchandising cilities, such as office buildings, movietheaters, restaurants,post offices, creational facilities ktor example, ice skating nnks or indoor miniature polf courses). • ! i i ! . ! ! i ! • ! ! • i i ! i ! • • ! ! - ! • ! • i • _ ! i t i ! ' of the center adjacentto the streets and major access points). buildings are ically drivemin banks, retail stores, restaurants, or small offices. Although the data herein D not indicate which of the centers studied included peripheral buildings, it can be assumed me as the gross floor area of the building. me�ofAay distribution data for this land use are presented *in Appendix A. For the 10 general urban/ a a counted between i r r •12:45and p.mandrespectively. he average numbers of person trips per vehicle trip at the 27 general urbanlsuburban saes at which # 1 .31 during Weekday, AM Peak Hour of Generator 1.46 during Weekday, PM Peak Hour of Generator sites a were surveyed r a 9 80. a 1990s, •0 a. 000 and a 0 0 Alberta A British is, Indiana, Iowa, Kansas, Kentucky, Maine, Triaryland, - iYork,iCarolina,•Oklahoma,Oregon, `South akota, Tennessee, Texas, Vermont, Virginia, Mshington, West Virginia, and Wisconsin. i •- •• 411 t i� i ! is #' i � , . • • •1 •ss a ! 87118801 8991 18s awl 961,962,• SEI� Trip (.3eneration Manual 10th Edition a Volume 24 Data a Retail (Land Uses 800�899) M Trebilcock Consulting Solutions, PA � � 24 Vanderbilt Beach Commercial Tourist LV JD/Subdistrict SSGlVIPA — T1S — Ju1y 2019 • approximatelyhour.- of restaurant is usually moderately priced and frequently ilongs to a restaurant chain, Generally, i ithese restaurants ti serve lunch and dinner, iy may i open for breakfast and are sometimes open 24 hours a day. These restaurants typically do not i reservations. i_i Patrons i i i i r i s 1t i i r �` i i 1L i commonly theirenus and pay for iat after y > .. facilities land )ntain a bar area for serving food and alcoholic drinks. Fast casual restaurant (Land Use 930), jality restaurant (Land Use 931), fastwfood restaurant without dnve4hrough window (Land Use 33), fast400d restaurant wAh drive4hrough window (Land Use 934), and fast400d restaurant with ivemthrough window and *indoor no seating(Land Useare related ses where it was confirmed that the sites were not open for breakfast data for the AM peak :)ur of the adjacent street traffic were removed from the database. C Ries Ries having significant outdoor seating. me-ofmday distribution data for this land use for a weekday, Saturday, and Sunday are presented 1 i AM yr a ! on a weekday d were counted between �a r a*45 R i 12#45 f id 1:00 p.m., respectively. i i were surveyed i 1980s, i0 i 1990s, 000 and i 2010s id ew Jersey, New York, Ohio, Oklahoma, Oregon, Pennsylvania, South Dakota, Texas, Vermont, Trebilcock Consulting Solutions, PA � � 25 Vanderbilt Beach Commercial Tourist CPUD/'Subdistrict SSGIVIPA — TIS —July 26�9 Project'Information Vanderbilt Beach Residential Tourist MPLID - Project Dame: Approved Zoning No: Date: 01/16/2019 City: State/Province: Kip/Postal Code: Country: Client Name: Analyst's Name: Edition: ITE-TGM 10th Edition Land Use Size Weekday AM Peak Hour PM Peak Hoar Entry Exit Entry Exit Entry Exit 820 - Shopping Center (General Urban/Suburban) 71000 Sq. Ft. GLA 132 132 4 3 36 40 Reduction 0 0 0 0 0 0 Internal 0 0 0 0 0 0 Pass -by 20 20 1 1 9 10 Non -pass -by 112 112 3 2 27 30 i Total 132 132 4 3 36 40 Total Reduction 0 0 0 0 0 0 Total Internal 0 0 0 0 0 0 Total Pass -by 20 20 1 1 9 10 Total Non -pass -by 112 1121 3 2 27 30 Treblcoek Consulting Solutions, PA � � � 26 Vanderbilt Beach Commercial Tourist CPUD/Subdistrict SSGMPA — H1 D —July 20I Trebilcock Consulting Solutions, PA Page � 27 Vanderbilt Beach Commercial Tourist CPUD/Sub districtSSGlVIPA — 15 —July 2019 Analysis Name Project Name Date: State/Province: Country: Analyst's Name. Land Use PERIOD SETTING AM Peak Hour Vanderbilt Beach Residential Tourist MPUD - Approved Zoning 1/16/2019 Independent Variable 820 -Shopping Center 1Qfl0 Sq. Ft. GUA General Urban/Suburban) �Q) indicates size out of range. Land Use $20 -Shopping Center Land Use 820 - Shopping Center Size No: City: ZiplPostal Code: Client Name: Edition: ITE-TGM 10th Edition Time Period Method Entry Exit Total Weekday, Peak Average 4 3 7 Hour of Adjacent 0.54 Street Traffic, One Hour Between 7 and 9 a.m. TRAFFIC REDUCTIONS Entry Reduction O/4 Adjusted Entry EXTERNAL TRIPS External Trips 7 Pass -by% 2b Exit Reduction 0% Pass -by Trips Adjusted Exit i<? Non -pass -by Trips 5 Trebilcock Consulting Solutions, PA Page � 28 Vanderbilt Beach Commercial Tourist CPUUISubdistrict SSGIViPA — T1S —July 2019 • nalyst's Nam! enera •. i s. i► i Beachnderbilt de s ning G't;t. Postal Code. nt Na Edltit: �• s• • iliA 1�fln Sq. Ft. GLA 7 Weekda/� Peak Best Fit (LOG} 3 �► 76 riouroj Adjacem Ln T)_ .14Ln X) 4170 ;4)"to Street Traffic, +2*89 One our Between 4 and 6 t Trebilcock Consulting Solutions, PA � � 29 Vanderbilt Beach Commercial Tourist CPUD%SubUistrict SSGIVIPA — TIS —July 2019 and EAla I Project Information Vanderbilt Beach Residential Tourist MPUD - Project Name: Proposed No: Date. 01/16/2019 City: State/Province: Zip/Postal Code: Country. Client Name: Analyst's Name: Edition: ITE-TG M 10th Edition sand Use 310 - Hotel General Urban/Suburban) Reduction internal Pass -by Non -pass -by 932 -High-Tum©ver {Sit-Dowrxj Restaurant General Urban/Suburban) Reduction Internal Pass -by Non -pass -by Total Total Reduction Total Internal Total Pass -by Occupied Rooms 80 Seats 1 C? UUM t 1 r' m® Trebilcock Consulting Solutions, PA � 1 30 Vanderbilt Beach Commercial Tourist CPUD/Subdistrict SS(3MPA — "13 —July 2019 Analysis Name Project Name Dafie: StatelProvince: Country: Analyst's Name: Land Use 310 -Hotel (General U rbanlSubu roan) PERIOD SETTING V�,eekday l/anderbilt Beach Residential Tourist MPUD - Proposed 1I1012019 Independent Variable �ccupled Roams Size �332 - High -Turnover Seats $Ot°� (Sit-Do;��n) Restaurant (General Urban/SUburban) (Q) indicates size out of range. (1) indicates small sample size, use carefully. No Ci ty: ZiplPostal Code: Client Name: Edition: Time Period ��Veekdr3,r Weekday Method Average 1?.?3 Average 4.37 { TRAFFIC REDUCTIONS !TE-TGh��1 1�th Edition Entry 1L4�1� 50% 50% Exit 50% Tat�i 2Qg�1� 35(t�� Land Use Reduction Adjusted Entry Exit Reduction Adjusted Exit 310 - Hotel 0 % 104 0 % 104 032 - High -Turnover (Sit -Down) Restaurant 0 % 175 0 % 175 C 31Q -Hotel Exit 10=� Dcmand Exit Entry 1Q4 Demand Entry INTERNAL TRIPS Balanced: 0 Balanced: 4 l 932 -High-Turnover (Sit-Dotiwn) Restaurant Demand Entry. Q % (11) Entry 17� Demand Exit: 3 % (5) Exit 175 Trebilcock Consulting Solutions, PA Page � 31 Vanderbilt Beach Commercial Tourist CPUDJSubdistrict SSGNiPA — TJS —July 2019 Tripp 310 - Hotel _ Total 15 °lob 171 (98% 3 Trebilcock Consulting Solutions, PA � �� Vanderbilt Beach Commercial Tourist CPUD/Subdistrict SSGMPA — TI3 —July 20i9 Trebilcock Consulting Solutions, PA P a g E � 33 Vanderbilt Beach Commercial Tourist CPUDISubdistrict SSG PA — TIS —July 2019 �rtrj/ Internal Trigs 9 2 - HighAwTumo er { i - 1 ca rn) Restaurant fl (tM �� � Hi�l�-Turnc��+�r ��-®c��rn Restaurant Internal Trips Total Trips Externral Trips �O�'�,� exit 1 C° �} ', 0 (0%) 1 B 0 tit % 31 - Hotel 15 11 Trebilcock Consulting Solutions, PA � 34 Vanderbilt Beach Commercial Tourist CPUD/Subdistrict SSGMPA — TIS —July 2019 Trebilcock Consulting Solutions, PA Page � 35 Vanderbilt Beach Commercial I burist CPUD/Subdistrict SSGMPA —July 2019 Interna�i Taps Total Trips = 932 _ Hugh -Turnover (Sit- Total External Taps Down) Restaurant Entry 6 100% 1 (17% %g3% Exit % � 17% 83% Total 12 (100%) 2 (17%) $ 2 17% 10 (83% Y Intarnai Tnps Total Tres �� _ _ �w .. ,. w _ _� External Taps 314 • Hotel Total Exit 1 1 C° 1{ °% 1 7 7 _ 14 3° Total 34 100%�a %� 2 (6a/o 32 44 Nc�n-pass-by Trips ffel �32 - HighwTurno�rer Trebilcock Consulting Solutions, PA � 3E s N n m J Y N O Z_ CL Z z o X z � w Z N d ot3w o LL a. 2 O® a:�i E rn .r m J J a to Wood a w Z W W U (D = s� ¢v NYwCL M OmGo m M m m Z Wa p z M tom' �r �W O (� U ZW �on 30 QO 0 W a U J U j x CL w J O m to 1: Vold O W >CL So QM y so 0 Om J m O_ (L Z O� 0w nw o Lij:ow0 W M�� o ��Z 050 a CL (M) o^ z um & U N a N N 0 W CC Z LAJ W W L6 ad F- U CD F- CY.) w CL O roll O O m r'') �mCC0 NJJm W CL cr LL p W CL 25.00' J W WCD LL LL z z0 V > W� a U <o O 1. 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The petitions are described as follows. An Ordinance of the Board of County Commissioners of Collier Coonty, Florida amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from C-3 Commercial Intermediate zoning district to a Commercial Planned Unit Development (CPUD) known as Vanderbilt Beach Commercial Tourist CPUD, to allow a 17-room hotel and up to 7,000 square feet of commercial intermediate (C-3) uses on property located on the east side of Gulf Shore Drive and north of Southbay Drive [PUDZ-PL20180002793]; and An amendment to establish the Vanderbilt Beach Commercial Tourist Subdistrict, which will permit hotels and motels, up to 17 rooms, and commercial intermediate uses, up to 7,000 square feet, on property located on the east side of Gulf Shore Drive and north of Southbay Drive [SSGMPAmPL20180002792/CP-2019- 1 9 Note: This is a summary of the NIM. An audio recording is also provided. Attendees: On behalf of Applicants: Kevin Dugan, Dugan's Lighthouse Inn; LLC Robert J. Mulhere, FAICP, VP Planning, Hole Montes3 Inc. Paula McMichael, AICP, Director Planning, Hole Montes, Inc. Norman Trebilcock, AICP, PE, Trebilcock Consulting Solutions, PA County Staff: Sue Faulkner, Principal Planner, Comprehensive Planning Section James Sabo, AICP, Principal Planner, Zoning Services Section Approximately 15 members of the public attended. Mr. Mulhere started the presentation by introducing himself, the other consultants, and County Staff. He explained the rII:M process, the process for approval, and provided a brief history and overview of the project. Following Mr. Mulhere's presentation, there was approximately twenty-five minutes of questions from the public in attendance. The following issues were raised: Commercial Intens Questions were raised regarding the requested commercial and hotel uses. The property is zoned C-3 but also developed with a 17-room hotel. Hotels are not an allowed use in the C-3, zoning district. The requested GMP amendment and rezoning will make the hotel an allowed use. Both the subdistrict and PUD limit intensity to 17 hotel rooms and 7,000 square feet of uses set forth in the C-3 zoning district. H:\2018\2018052\WP\PUDZ\NIM\NIM Summary (RJM 8-2-2019).docx Traffic Questions asked regarding the requests impact on traffic, as the c-3 uses are already allowed, and the hotel is limited to the existing 17 rooms. Mr. Mulhere explained that the request will not increase existing commercial intensities, so there will be no change in the existing level of traffic generated. The meeting concluded at approximately 6:00 PM. H:\2018\2018052\WP\PUDZ\NIM\NIM Summary (RJM 8-2-2019).docx Published Daily Naples, Fl. 3.4110 .. ., i�,Ql� �nt�s �s�'���at�s Inc` .... 950� Encore VNay, Suite Z00 Naples, FL 34110 Affidavit of Publication STATE OF WISCONSLN COUNTY OF Bi�OWN Before the undersigned they serve as the authority, personally appeared Vicky Felty who on oath says that she serees as legal clerk 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 �ntas published in $aid newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, 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 Napes, in said Collier County, Florida , for a period of one year next preceding the first publication of the attached copy of advertisement and afiiant 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. Subscribed and sworn to before on August 8, 2019: ' -- a � • � �:�,, �� � � � � � ♦ s • 1 � t � � • '�• � . r :�. The public is invited to attend a neighborhood information meeting held by . Robert J. Mulhere, FAiCP, Vice President of Bole Montes, Inc, and Richard D. Yovanovich, Esquire of Coleman Yovanovich & I�.oester, P,A., on behalf of the property owner at the following time and locatic���: Thursday, August 1, 2Q19 at 5:30 p.m. Collier County Pudic i�ibrary Headquarters, S��gden Theater* 2385 Orange Blossom �3rive, Naples, Florida 341 U9 *Please mote that the Collier County Public Library does not sponsor or endorse this program. The following formal companion petitions have been made to �;ollier County; 1) Petition PUD�-PL-Z0180002793 - An Ordinance of the Board of County Commissioners of Collier County, Florid. amending Ordinance Number 20a4=41, as amended, the Collier County Land Development Code,. which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas �rnap or maps by changing the zoning classification of the herein described real. property from C-3 Comrnereial Intermediate zoning district to a Commercial Planned Unit Development (CPjJD) lcnou►n as Vanderbilt Beacll Commercial Tourist CP�t,JD, to allow a 17-roon� hotel and up to 7z000 square feet of commercial intermediate (C�3) uses on property located on. the east side of Gulf Shore Drive and north of Southbay Drive, in Section 32, Township 48 South, Range 25 East, consisting of o.622 acres. 2} Petition SSGMPA-PL2018Q002792/CP-2019-3, Vanderbilt Beach Commercial '1'aurist Subdistrict -This amendment seeks to establish the Va�lderbilt Beach Commercial Tourist Subdistrict, which will permit hotels and motels, up to 17 rooms, and commercial intermediate uses, up to 7,Oo0 square feet, on property located on the east side of Gulf S110I'e Drive and north of Southbay Drive, in Section 32, Township 48 South., Range 25 East, consisting of O,b22 acres. Business and property owners, residents and visitors are ��velcome to �ittend the presenta- tion �tnd discuss the project with the applicant and Collier County stale. If yot� ���•e u��able to attel�d this meeting, but have questions or c�amments, they can be diz-ected by mail, phone, ol- e-��nail to: Robert J, Mtalhere, FAICP, Mice President, Planning Services Hole Montes. Inc, 95Q Encore way,l�aples. Florida 34l 1 Q FJ�•GC10230237-01 I�l�one: 239-?54-2(}�fi. Ctllal�: bob»�L�Ihcrc�ci;}�t��ci�g�cc�»� O d1 hA (� L L to U E (IJ v 0 4- O Q •O W CL C.7 -� °^ •� /i CU i 1 � > -a O .� rh p � m O LA W• u ENE �'' ° w � V J � •= V� F� C� m •OJ - W E N c UL. o �mLm �3 Lm to 0 41 �°� EQto two u 1 >, .� o � - �. -� C.> t N 4. y- pu=a O .� .°O���L 401 t� u °L Q U Q. to ,� O .° o N a bn =a w Q ° �Uocn M8' o � Cr m b-0 E� ao W L C� a � L. H N o o o W �,• Q U w F� U ao lie,~ct aj CL 'cv CU U 0 M N � f� L W .N cn J p O o .N N E ■�� m lam-- v O T O L V'1 0 U U U �O L O V'f 0 0 3 0 0 O yy--. 0 i Q c �v W VFA PLol r` CL N 9 4k: it A A lob L Ma t Z tW L N M mo E E U a p O �. r I� s2..� O E O O O O „C U rm o N13 a) U E-� a� U 3 m aj N c� U ,� o cu mc Oto ^ O .� ►� N �o� DOWNSV .O kAMOONS C-�r u .� Q � 0 Ham' ° +� 'a •� U cry C.� r�m c O ° V C.t� ° w �, oLow .? Cr cn a � -a L � � c� 4mJ O v U lmnl t'�'i somms � 't:.f_' U W O sma r O U L m sU t� •u N H O tL '� N (� Mimi tn F� .a M tU W Mimi •wn rrA V/ O O O .a c.� O 'z3 O cn � Oysuman - Eowo 0Jc(A �-CM ._ a L cu � U ENGIPJEERS • PLANNERS � SURVEYORS - 950.Encore Way ®Naples, Florida 34110 ®Phone 23g.254.2000 ®Fay. 239.254.2099 - July 15, 2019 Jae: Vanderbilt Beach Commercial Tourist CPUD (PUDZ-PL20180002793) -Vanderbilt Beach Commercial Tourist Subdistrict (SSGMPA-PL20180002792/CP-2019-3) ��:LVI File No.: 2018.052 Dear Property Owlier: Please be advised that Robert J. Mulhere, FAICP, Vice President of flole Montes, Inc. and Richard D. Yovanovich, Esquire of Coleman, Yovallovich and I�.oester, P:A., on behalf of the property owner have made two (2) formal concurrent applications to Collier County. The following formal companion petitions have been made to Collier County: � - - - Petition PTTDZ-PL-20180002793 - An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, wI11c11 established the comprehensive zonlllg regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing - the Z011ll1g C1aSSIfl.catloll of the herein described real property from C-3 Commercial Intermediate zoning district to a Commercial Planned �Tnit Development (CPI.TD) known as Vanderbilt Beach Commercial Tourist CPUD, to allow a 17-room hotel and up to 7,000 square feet of commercial illterinediate� (C-3) uses on property located on the east side of Gulf - Shore Drive and north of Southbay Drive, i11 � Section 32, Township 48 South, Ra11ge 25 East, consisting of 0.622 acres. . 2) Petition SSGIVIPA-PL20180002792/CP-2019-3, Vanderbilt Beach Commercial Tourist - Subdistrict -This alnend1ne11t seel{s to establish the Vanderbilt Beach Commercial Tourist Subdistrict, which will permit hotels and Inotels, up to I7 rooms, and commercial intermediate uses, up to 7,000 -square feet, on propelty located on the east side of Gulf Shore Drive and north of , -Southbay Drive, in Sectioi132, TowIlsllip 48 South, Range 25 East, consisting of 0.622 acres. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held -to provide you an -opport�.mity to hear a presentation about these petitions and ask questions. The Neighborhood Information Meeting will be held on Thursday, August 1, 2019 at 5:30 p.m.�at the �, Collier County Public Library Headquarters, Sugden TheaterX, 2385 Orange Blossom Drive,lOTaples, Florida 34109. � � - *Please note that the Collier County Public Library does not sponsor or endorse this program. Should you have questions prior to the meeting, please feel free to contact me at 239-254-2000. Very truly .yours, HOLE MONTES, INC. �� ��� �obel-t J. Mulhere, FAICP - Vice President, Planning Services &Business Development RJM/s el{ I hereby certify that pursuant to Ordinance 2004-41, the Collier County Land Development Code, as amended, I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a r rezoning, PUD amendment, or conditional use, at least 15 days prior to the scheduled Neighborhood Information Meeting. Foy the purposes of this �equi�ement, the names and addresses of pj�ope�ty owners shall be deemed those appeasing on the latest tax polls of Collie County and any othe�� persons o� entities who have made a formal request of the County to be noti zed. The said notice contained the laymen's description of the site property of proposed change and the date, time, and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and c hereby made a part of this Affidavit of Compliance. STATE OF FLORIDA COUNTY OF COLLIER opy of newspaper advertisement which are (Signature of Applicant) ROBERT J. MIJLPIE�:E, FAICP _ ___ (Printed name of Applicant) The foregoing Affidavit of compliance was ackn.ow by ROBERT J. MULI-IE��E produced (Signature of Notary Public) S �;��1�(�I C i� ���� Printed Name of Notary FAICP_,_ who is ledged before me this 16th Dam July 2019, bersonally known to me or who has as identification. (Notary Seal) STEPHANIE KAROL Notary Public -State of FI©rich Commission � FF 939980 My Comm. Expires Mar 9, 2020 Bonded thr�g�t Nations Nary Assn. 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I PIERCE II, RICHARD F STEPHANIE A PIERCE 5 KREN DR RlNGOES, NJ 08551---0 R AZEM LLC 7321 DAISYS WOOD LANE GATES M I LLB, 0 H 44040---0 REFERENCE ONLY LITTLE MERMAID, THE ACONDOMINIUM REFERENCE ONLY SEAWATCH CONDO ' REFERENCE ONLY VANDERBILT PALMS CONDOMINIUM RICHARD CALViN WASKEY RV TRUST 5100 ATLANTIC AVENUE VIRGI NIA BCH, VA 23451---2324 ROSENBERRY, BETH 4717 5TH AVE KENOSHA, WI 53140---0 SACCOCCiO J R TR, DANIEL J MARY ELLEN SACCOCCiO TR DAN I EL J SACCO CCI O J R TR UST MARY ELLEN SACCOCCIO TRUST 3 OCEAN ST QUINCY, MA Q2171---1850 SCHMIDTJR, RICHARD L NICOLE SCHMIDT 4675 THREE MEADOWS DRIVE BROOKFIELD, Wl 53005---0 f .i i :� �� I ' i � ;_ :: .. r.� i' . , , . . ; PS TRUST /o GLC ENTERPRISES 150 S 5TH STREET #1360 M I N K EAP O LI S, M N 55402---0 R EALE TR, ALl CE L UTD 10-30-98 A L REALE TRUST 529 NEAPOLITAN WAY NAPLES, FL 34103---0 REFERENCE ONLY NOW VANDERBILT BEACH &HARBOUR cLUB colvDo REFERENCE ONLY VANDERBILT BEACH &HARBOUR CLUB A CONDOMINIUM REFERENCE ONLY VANDERBILT, THE A CONDOMINIUM RILEY, JAMES T 88c FLOREIVCE M GREENFIELDS OF GENEVA �150 853 GROVE HILL DR BATAVIA, IL 60510---0 S & B VALDIVIA REV LIV TRUST 260 SOUTHBAY DR #212 NAPLES, FL 34108----0 SALUAN, V I O LETTE 9380 GULF SHORE DR #306 NAPLES, FL 34108---4002 SCOTT, L1NDA M 9380 GULF SHORE DR APT 101 NAPLES, FL 341Q8---4000 �� � � �w�� A �. �� �� , label size � " x 2 5/8�' compa�ible Wien Avery ®5160/8� 6fl �Tique�te do �ormafi 25 mm x 5� �nm eompa�ible avec Avery C�5� 6�/8� GO SHEEHAN TR, THOMAS P SHEEHAN REAL ESTATE TRUST UTD 08/20%09 9051 GULF SHORE DR APT 902 NAPLES, FL 34108---2384 STURGEON, MICHAEL OZANA STU RG EO N' 10020 MODESTA AVENUE NE ALBUC�UERQUE, NM 87122---0 TYLER TR, CRAIG J UTD 5/26/99 CRAIG J TYLER REV TRUST 869 CROSSTREE LN SANDUSKY, OH 44870---6550 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 091.8I091.9'C� naen� aan� algt��outoa ww Lg x w�u 9� �.�wJv� op a;�anpl:�� 09 l-8/091.9Q 1C.�a�V g�l� a1g17�edwQa «8/9 � x �� � azls iaa�l ' SHEPPARD, KENNETH . • CATHERINE A SHEPPARD � , I � 3301 FIRST AVENUE NORTHWEST � ' ' � NAPLES, FL 34120---0 � 'I I SUNSET BEACH LLC . 5000 GLENWOOD AVENUE STE 150 � GOLDEN VALLEY, MN 55422---0 ' _ TYLER TR, LISA M UTD 5-26-99 ' L M TYLER TRUST 869 CROSSTREE LN SAN D USKY, OH 44870---6550 • VANDERBILT BCH &HARBOUR CLUB 1 i 9301GULFSHORE QR NAPLES, FL 34108---2009 t ' VANDERBILT BCH &HARBOUR CLUB 9301GULFSHOREDR NAPLES, FL 34108---2009 it 1 i VANDERBILT BCH &HARBOUR CLUB VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR � 9301 GULF SHORE DR NAPLES, FL 34108---2009 � i NAPLES, FL 34108---2009 . ; � ' ' VANDERBILT BCH &HARBOUR CLUB �; VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHARE DR 9301 GULF SHORE DR NAPLES, FL 34108---2009 ! � NAPLES, FL � 34108---2009 I l; Ii -_ ,' VANDERBILT BCH &HARBOUR CLUB .VANDERBILT BCH $c HARBOUR CLUB 9301 GULF SHORE DR � � 9301 GULF SHORE DR NAPLES, FL 34108---2009 � i NAPLES, FL 34108----2009 i � ' � ` VANDERBILT BCH &HARBOUR CLUB '< VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR � . ; 9301 GULF SHORE DR NAPLES, FL 34108---2009 ; NAPLES, FL 34108---2009 i . . _ _ _. . __ _ � � VANDERBILT BCH &HARBOUR CLUB � � � VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR I � 9301 GULF SHORE DR NAPLES, FL 34108---2009 � NAPLES, FL 34108---2009 f � .� :� i � , OO , SIMMONSTR, ROY C & MARY L SIMMONS REV TRUST UTD 12/5/91 13125 W PARK AVE NEW BERLIN, WI 53151---2674 THURMAN JR, DEAN WINFRED MICHELLE N THURMAN 4421 PARNELL ST CLARKSTON, MI 48346---4052 VANDERBILT BCH & HAR ASSOC INC 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 i � t f VANDERBILT BCH & HARBOUR�CLCIB . ; 9301 GULF SHORE DR ► NAPLES, FL 34108---2009 l . �'� . - � VANDERBILT BCH &HARBOUR CLUB � 9301 GULF SNORE DR I NAPLES, FL 34108---2009 �� � ' � . VANDERBILT BCH &HARBOUR CLUB 1 9301 GULF SHORE DR . NAPLES, FL 34108---2009 `� I i VANDERBILT BCH &HARBOUR CLUB � 9301 GULF SHORE DR NAPLES, FL 34108---2009 i! �I i VANDERBILT BCH &HARBOUR CLUB ' 9301 GULF SHORE DR ` NAPLES, FL 34108---2009 I ' f � ' VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, Fl. 34108---2009 I label size � " ;c 2 5I8" coinpaiible v�ith Avery C�5� 6a/8� 60 ��igue�ie �o format 25 mm x 07 mm cOmp�iible aver Avery ®5160/8J 60 ��� UJ (-�3/Uy (��U �u�nV �an� a(c���euwu� t�.i�.0 Ly x �uuu y� a�x✓u.�au� uP d.�.ai iu�-�� 09 �8/09 ��a �taaa� �j��r� a�q��.�du�oo «8I8 Z x f: � az�s laq�� VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR ' NAPLES, FL 34108--2009 . , i VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR j NAPLES, FL 34108---2009 � i � . VANDERBILT BCH &HARBOUR CLUB ��� , 9301 GULF SHORE DR NAPLES, FL 34108---2009 i> I 1 VANDERBILT BCH &HARBOUR CLUB � ,' 9301 GULF SHORE DR NAPLES, FL 34108---2009 I � ! I i VANDERBILT BCH &HARBOUR CLUB ; �' - 9301 GULF SHORE DR j i NAPLES, FL 34108---2009 I l• VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR ; NAPLES, FL 34108---2009 � VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH IVIOTELINC 922S GULF SHORE DR NAPLES, FL 34108---2007 VANDERBILT NAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 NAPLES, FL 34119---0 VANDERBILT NAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 NAPLES, FL 34119---0 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 ' VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108----2009 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BEACH &HARBOR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT NAPLES HOLDINGS LLC 2639 PROFESSIONAL CiR STE 101 NAPLES, FL 34119---0 VANDERBILT NAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 NAPLES, FL 34119---0 i 1 ' I t l ; I � � s: i' I I I � , � i l �, ;; �, �. � I 1 I i� �� �, �! i !, OO VANDERBILT BCH & HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH & HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH &HARBOUR CLUB 9301 GULFSHORE QR NAPLES, FL 34108---2009 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH &HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 \%ANDERBILT BCH 8c HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BCH & HARBOUR CLUB 9301 GULF SHORE DR NAPLES, FL 34108---2009 VANDERBILT BEACH LLC 684S E CUARENTA CT PARADISE VALLEY, AZ 85253---4802 VANDERBILT NAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 NAPLES, FL 34119---0 VANDERBILT NAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 NAPLES, FL 34119---0 I I i I �. ., � 1abo� size �" x 2 5/3" compa�ible v�ri�hAvery 05�60/81�a ��ique�e do fiorma� ?5 mm x 67 mm compa�i�ie avec Aven� C�5160/8� GO �' �' �'' UU �-�ilUy t-yLJ �ucrnp �bnc ti�y�.�Guu.�v� u:w �,y h vuc;.t tjG ,�tGl.U,ty� UN ��.dliul.�� 09 i-8/09 i-�O l�aanb ti�.l�ut aigi��dwoa «SI9 � x « � azis iagni VANDERBILT MAPLES HOLDINGS LLC VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 i 2639 PROFESSIONAL Cf R STE 101 • MAPLES, FL 34119---0 � � MAPLES, FL 34119---0 .; . VANDERBILT MAPLES HOLDINGS LLC � VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL ClR STE 101 � 2639 PROFESSIONAL CIR STE 101 I MAPLES, FL 34119---0 � MAPLES, FL 34119---0 � � i � , � I . . VANDERBILT MAPLES HOLDINGS LLC r � VANDERBILT MAPLES HOLDINGS LLC ', 2639 PROFESSIONAL CIR STE 1Q1 j 2639 PROFESSIONAL CIR STE 101 MAPLES, FL 34119---0 � MAPLES, FL 34119---0 I I � � � � ; ' VANDERBILT MAPLES HOLDINGS LLC � � VANDERBILT MAPLES HOLDINGS LLC � . 2639 PROFESSIONAL CIR STE 101 � � 2639 PROFESSIONAL CIR STE 101 NAP LES, FL 34119---0 � NAP LES, FL 34119---0 -� � ; i . ; � ' ; i� -� I ' VANDERBILT NAPES HOLDINGS LLC VANDERBILT MAPLES HOLDINGS LLC , 2639 PROFESSIONAL CIR STE 101 j 2639 PROFESS[ONAL CIR STE 101 MAPLES, FL 34119---0 ` � MAPLES, FL 34119---0 I. ;: I ... i � ;� _ _' ' _ . VANDERBILT MAPLES HOLDINGS LLC �� VANDERBILT MAPLES HOLDINGS LLC � . 2639 PROFESSIONAL CIR STE 101 j 2639 PROFESSIONAL CIR STE 101 � ; MAPLES, FL 34119---0 � MAPLES, FL 34119---0 r I , �� i !. VANDERBILT MAPLES HOLDINGS LLC , VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 2639 PROFESSIONAL CIR STE 101 MAPLES, FL 34119---0 � MAPLES, FL 34119---0 � � I i' VANDERBILT MAPLES HOLDINGS LLC -, . I VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 i � ; 2639 PROFESSIONAL CIRCLE ' ' . , MAPLES, FL 34119---0 � � SUITE 101 MAPLES, FL 34119---0 j . j . i VANDERBILTNAPLES HOLD(NGSLLC � i - VANDERBILTNAPLESHOLDINGS LLC 2639 PROFESSIONAL CIRCLE � 2639 PROFESSIONAL CIRCLE i ,' SUITE 101 ( SUITE 101 I ! MAPLES, FL 34119---0 r MAPLES, FL 34119---0 y . II I I' ,� VANDERBILT NAP LES HOLDINGS LLC � � � � VANDERVEER, NEIL A � � �, 2639 PROGESSLONAL CIRCLE I PO BOX 170 � SUITE 101 SHILOH, NJ 08353---17p � MAPLES, FL 34119---0 j ; ' ; -' j , ,ti a ' �; j `� -��- t � label size � " x 2 5I�" compatible v��iih Avery P 5�i GO/8� 60 �. _.� r� �� . ma 25 mm x G R ... q 7 mm c�mpal�ble avec Aver v 05160/81 GO VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 MAPLES, FL 34119---0 VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL�CIR STE 101 MAPLES, FL 34119---0 VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 MAPLES, FL 34119---0 VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL C!R STE 101 . MAPLES, FL 34119---0 VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 MAPLES, FL 34119---0 VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL CIR STE 101 NAP LES, FL 34-119---0 VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL CIRCLE SUITE 101 MAPLES, FL 34119---0 VANDERBILT MAPLES HOLDINGS LLC 2639 PROFESSIONAL CIRCLE SUITE 101 MAPLES, FL 34119---0 VBM DEVELOPMENT CORP 9225 GULF SHORE DR MAPLES, FL 34108---2007 ��� .= f i .� VBM DEVELOPMENT CORP 9225GULFSHORE DR NAPLES, FL 34108---2007 VEZZA, ROBERT E 9051 GULF SHORE DR #�02 NAPLES, FL 34108---2383 VOLPE III, FRANK & KIMBERLY A 238 PARKWAY DRIVE NEW WINDSOR, NY 12553---0 WAYNE W LUCIER REVOCABLE TRUST 13 JANA RD SALEM, NH 03079---2261 11VOODRUFF, KENNETH C� �� - 4-234 MERIDIAN PKWY STE 134 AURORA, IL 60504---7959 Phoenician Sands Condominium Association, Inc. 3003 Tamiami Trail North, Suite 300 Naples, FL 34103 UJ I-�/Uy 1-aU lu�nd �dn� di�lY�uuau� u�t,� ZO x uaul ��� �.Eu��o�. op ��.anr�i�-� �9 �8/09 �.fia t�a�V �l�inn algl��du[�� «8/� Z � s� I• azfs �aq�� i VBM DEVELOPMENT CORP 9225GULFSHOREDR#404 NAPLES, FL 34108---2007 � , i" i �� i, i, VI ESTE I NVESTM ENTS LLC 65 WESTERN INDUSTRIAL DR CRANSTON, RI 02921---3402 VUJEVICH, MARION & BARBARA 41 LONGUEVUE DR PITTSBURGH, PA 15228---1538 WENSINGER, JUDITHE H 93�5 GULF SHORE DR PH 1 NAPLES, FL 34108---2177 ZUNARELLI, ROBERTO & ANTONIA 842 GREER ST 1NDIANAPOLIS, IN 46203---1789 1 ' Vanderbilt Beach Motel Condominium First Add., Association Inc 1' �, 4985 Tamiami Trail East ,, Naples, FL 34113 . � . �� Vanderbilt Beach Residents Assoc., Inc. P.O. Box 771330 Na les FL 34108 p � I I; is YOKES, KATHLEEN G 10878 HARC)LD DR LU NA PIER, M ( 48157---9744 'WARD FAMILY f NVST PARTNR I LLC 3741 ROMNAY RD COLUMBUS, OH 43220---0 1NILLIAMS, THOMAS P & NANCY C 91 NUAUGOLAAVE MOUNTAINTOP, PA 18707---0 � !The Beachmoor Condominium Ow ! � Association Inc. � , 9051 Gulf Shore Drive -Naples, FL 34108 �"I f � '� The Watermark Condominiu ,� m Association, Inc. of Naples i � 1035 Collier Center 1Nay #7 ! i Naples, FL 34110 -- _ .. . ,; �; ,� �� ;, ;; �� i! 1 � ., i f �� , �' �� �; {� Hers I1 I �� �� �` � �"y- �- Iabsl siza � " � � 518�' com�d���(e- with Avery ®5� fiC�18160 i�llQtl�i:fi� �0 r'orma� �5 mm X �i? mr� t'.mm���ihi¢ a�rAri 1]��anr n�-c �n iQ-� �n (CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning signs) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen (15) calendar days in advance of the first public hearing and said signs) must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code, Chapter 8 E. 1. The signs) must be erected in full view of the public, not more than five (5) feet from the nearest street right -of --way or easement. 2. The signs) must be securely affixed by nails, staples, or other means to a wood frame or to a wood panel and then fastened securely to a post, or other structure. The sign may not be affixed to a tree or other foliage. 3. The petitioner or the petitioner's agent must maintain the signs) in place, and readable condition until the requested action has been heard and a final decision rendered. If the signs) is destroyed, lost, or rendered unreadable, the petitioner or the petitioner's agent must replace the signs NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER. - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - VIT OF POSTING NOTI( STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED Robert J . Mulhere, FAICP WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER PL20180002792 and PL20180002793 SIC�NA Robert J. OF APPLICANT OR AGENT Mulhere, FAICP, President NAME (TYPED OR PRINTED) STATE OF FLORIDA COUNTY OF COLLIER Hole Montes, Inc., 950 Encore Way STREET OR P.O. BOX Naples, FL 34110 CITY, STATE ZIP The foregoing instrument was sworn to and subscribed before me this 3 rd day of February � 20 20 � by Robert J . Mulhere � personally known to me or who produced as identification o did/did not take an oath. STEPHANIE KAROL Notary Public -State of Florida Commission # FF 939980 My Comm. Expires Mar 9, 2020 Bonded through National Notary Assn. My Commission Expires: (Stamp with serial number) Rev. 3/4/2015 Signature' of Notary Public Stephanie Karol Printed Name of Notary Public JIM load M, IN All _ _old M LAIN M y _ wood .,Mod . r vIt told WILL 66 IN did do —od - ' oftidd domil IN do it L s , No .p ta56 �� Or :.a i —.y" ' 1 t. ANf" tr AllL ILL _ i y�'•. IN Old IN did — • Mod op, IN MIND Iloilo qw, did did 4 -1 >� - :00 of ITto —.1. w IN did IN tol Apt did Low 4 MIN Of lwo)vi r •, t ��.�.,1 _ _ ) Y Z to ANALsi b AN �.. 2 r ow Metland ON od a r IN it NO 1 Y ,� , a IN old 9 4N did IN - +ti` y ft � 1131 i 4 i r' • I .. • t '� Atoll0 , a 5 LL q ! 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