Backup Documents 09/25/2020 COLLIER COUNTY
PLANNING COMMISSION
BACKUP
DOCUMENTS
SEPTEMBER 25, 2020
COLLIER COUNTY
Collier County Planning Commission
11 i I ,
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AGENDA
Board of County Commission Chambers
Collier County Government Center
3299 Tamiami Trail East,3rd Floor
Naples,FL 34112
September 25,2020
9:00 AM
Edwin Fryer-Chairman
Karen Homiak-Vice-Chair
Karl Fry-Secretary
Patrick Dearborn
Paul Shea,Environmental
Joseph Schmitt,Environmental
Thomas Eastman,Collier County School Board
Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected to speak
on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on
an item if so recognized by the chairman. Persons wishing to have written or graphic materials
included in the CCPC agenda packets must submit said material a minimum of 10 days prior to
the respective public hearing. In any case, written materials intended to be considered by the
CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the
public hearing. All material used in presentations before the CCPC will become a permanent part
of the record and will be available for presentation to the Board of County Commissioners if
applicable.
Any person who decides to appeal a decision of the CCPC will need a record of the proceedings
pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is
made,which record includes the testimony and evidence upon which the appeal is to be based.
Collier County Planning Commission Page 1 Printed 9/18/2020
September 2020
1. Pledge of Allegiance
2. Roll Call by Secretary
3. Addenda to the Agenda
4. Planning Commission Absences
5. Approval of Minutes
6. BCC Report-Recaps
7. Chairman's Report
8. Consent Agenda
9. Public Hearings
A. Advertised
1. **Note: This Agenda Item was continued from the September 3,2020 CCPC
Meeting to the September 17,2020 CCPC Meeting,and is further continued to the
September 25,2020 CCPC Meeting*** PL20190002292-Rural Lands Stewardship
Area Overlay GMPA: A Resolution of The Board of County Commissioners
Proposing Amendments to The Collier County Growth Management Plan,
Ordinance 89-05, as amended, relating to The Rural Lands Stewardship Area
Overlay Restudy and specifically amending The Rural Lands Stewardship Area
Overlay of The Future Land Use Element,to change acreages,Stewardship Credits,
Development Standards,and Program Requirements; furthermore Directing
Transmittal of the amendments to The Florida Department of Economic
Opportunity. [Anita Jenkins, AICP,Interim Planning Director]
2. ***This item has been continued from the September 17,2020 CCPC Meeting to
the September 25,2020 CCPC Meeting.***Recommendation to amend an
Ordinance amending Ordinance No.89-05, as amended,the Collier County Growth
Management Plan for the unincorporated area of Collier County,PL20180002507-
Florida,specifically amending the Future Land Use Element and Future Land Use
Map and Map Series by amending the Urban Commercial district to add the
Greenway-Tamiami Trail East Commercial Subdistrict to allow development of up
to 20,000 square feet of C-3,commercial intermediate uses and furthermore,
directing transmittal of the adopted amendment to the Florida Department of
Economic Opportunity; providing for severability and providing for an effective
date. The subject property is located at the northwest corner of the intersection of
Tamiami Trail East and Greenway Road in Sections 12 and 13,Township 51 South,
Range 26 East,consisting of 2.81±acres. [PL20180002507] [Adoption] [Companion
PL20180002374].
Collier County Planning Commission Page 2 Printed 9/18/2020
September 2020
3. ***This item has been continued from the September 17, 2020 CCPC Meeting to
the September 25,2020 CCPC Meeting.*** RZ-PL20180002374: 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 Rural Agricultural(A)zoning district to a
Commercial Intermediate District(C-3)zoning district to allow up to 20,000 square
feet of commercial development for property located at the northwest corner of
Tamiami Trail East(US 41) and Greenway Road,in Sections 12 and 13,Township
51 South,Range 26, East,Collier County,Florida,consisting of 2.81+/-acres; and
by providing an effective date. (Companion to PL20180002507) [Coordinator: Tim
Finn,AICP,Principal Planner]
4. ***This item has been continued from the September 17,2020 CCPC Meeting to
the September 25,2020 CCPC Meeting. ***CU-PL20190001278: A Resolution of
the Board of Zoning Appeals of Collier County,Florida providing for the
establishment of a conditional use to allow a sports instructional school and camp
for shooting instruction and training within an Agricultural(A)zoning district in
the Area of Critical State Concern and Special Treatment overlay(ACSC/ST),
pursuant to Section 2.03.01.a.1.c.19 of the Collier County Land Development Code
for a 10.77+/-acre property located on the west side of State Road 29,
approximately 8 miles south of 1-75,in Section 7,Township 51 South, Range 30
East,Collier County,Florida. [Coordinator: Timothy Finn,AICP,Principal
Planner]
5. ***This item has been continued from the September 17,2020 CCPC Meeting to
the September 25,2020 CCPC Meeting.***PUDA-PL2019002323: An Ordinance
of the Board of County Commissioners of Collier County,Florida amending
Ordinance Number 09-15,as amended,the Heavenly Community Facility Planned
Unit Development,to increase the maximum size of the house of worship use to
35,000 square feet; to increase the accessory uses to 88,000 square feet; to remove
the daycare and school permitted accessory uses;to add outdoor recreational areas,
playgrounds and playlots as permitted accessory uses; to eliminate Tract A and
Tract B references; to modify the conceptual PUD master plan;to delete Exhibit C,
depiction of vertical building,Exhibit H,architectural renderings and Exhibit I,
conditions of approval; add a deviation regarding chain link fencing; and add a
deviation regarding paved aisles for the area utilized for grass overflow parking.
The property is located at 6926 Trail Boulevard between Ridge Drive and Myrtle
Road in Section 3,Township 49 South,Range 25 East,Collier County,Florida
consisting of 15.93±acres; and by providing an effective date. [Coordinator:
Timothy Finn,AICP,Principal Planner]
B. Noticed
10. New Business
11. Old Business
12. Public Comment
Collier County Planning Commission Page 3 Printed 9/18/2020
September 2020
13. Adjourn
Collier County Planning Commission Page 4 Printed 9/18/2020
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September 14, 2020 John Harney
Building Communities in the RLSA
Smart growth has been a goal for the RLSA for years. However, defining smart growth is not
agreed on within the county. Here are some important elements which go beyond the technical
and legal requirements which have taken up most of the discussion for improving the RLSA
plan:
Naples, Ave Maria, and Immokalee have distinct and unique character to their communities. This
is because each town has substantial shopping, dining, recreation and businesses inside of the
developed areas. These elements are critical to creating a hometown feeling. The plans which
have been forwarded for the five villages in the process of approval meet minimal requirements
for preserve and recreational land, commercial, emergency services, and government space. This
minimal compliance with county standards will create the same type of communities which have
sprawled East over the last thirty years in Collier County. It's critical to make room in village
plans to grow nonresidential space in these communities organically as needs change. Planning
for this space in new communities would also help to reduce the increased traffic load to and
from Naples.
Market rate rental and purchased housing have failed to meet the county demand for affordable
homes. Voluntary participation for new projects has made a mark, but many more affordable
homes are needed. Creating sensible incentives for developers to allocate ten to fifteen percent
of all new homes in a village would help tremendously to help solve the current crisis in the
county. Changes to the LDC have been offered, in addition to other ideas forwarded by builders,
to help make affordable homes viable for developers,the entire working population, and seniors
in the County. These proposed LDC changes can be considered in parallel to the development for
the RLSA changes.
The currently planned villages are more or less dots on the map of the RLSA, with highway
connection between each other and Naples, Ave Maria, and Immokalee. The locations for the
planned villages include the division of them by major roads. This creates a hazard for passing
from one to another. Collier County currently has many large intersections which have virtually
no foot traffic across them. A six to eight lane street is passable, but not practical for
handicapped and many senior citizens, or children on foot or on bikes. Pedestrian and bicycle
bridges are only a partial remedy for this problem created with the planned development
locations and road. The connection to the other towns in the county and the villages by public
transportation would need to be better than the current per capita level of use by CAT riders.
Additional park and ride lots would be helpful in all of the communities East of Collier road. A
successful public transportation plan could dramatically reduce wear and tear and traffic on the
limited number of major roads which will connect these communities to the rest of the county.
Collier County Affordable Community Land Trust of Housing Finance Authority
Housing Advisory Committee Collier County of Collier County
September 23, 2020
Honorable Members of the
Collier County Planning Commission and,
Collier County Board of County Commissioners
RE:Joint Letter of Support for Affordable Housing in the RLSA
We, the undersigned Affordable Housing advocacy and support agencies, would like to offer our
recommendation on the proposed Rural Land Stewardship Area (RLSA) comprehensive growth
management plan amendments currently under your review and seeking approval.
We are supportive of the staff recommendation that future towns and villages in the
RLSA set aside land equivalent to 2.5% of the gross acreage of their Stewardship
Receiving Area (SRA) for the purpose of the construction for Affordable Housing.
Furthermore, we agree with the staff recommendation that the construction of
Affordable Housing in an SRA be deemed a public benefit use and will not require the
consumption of development credits at densities up to 10 units per acre.
Nearly twenty years ago,Collier County embarked on a groundbreaking land development protection and
stewardship program for the future buildout of our eastern lands. That program is based on the
fundamental tenants of innovation, incentivization, and protection. Now looking back on how the RLSA
has been utilized over the last two decades, it is possible to see areas where the program has been a
success and areas where the program has shortcomings.
One area where we believe the RLSA program has shown major shortcomings is in that of Affordable
Housing.
The current GMP and LDC regulations related to Affordable Housing in the RLSA are vague at best, and
worthless at worst. Currently, the GMP requires that new SRAs offer, "full range" and a "diversity" of
housing types and styles. This is certainly open to interpretation to determine what is a full range;and
what type of diversity is needed.The LDC offers a little more specificity by stating that SRAs,"Offer a range
of housing types and price levels to accommodate diverse ages and incomes." However, lingering
questions remain:which price levels?which ages?and which incomes?
At the time of adoption of these policies and regulations, the County relied upon the development
community to truly embrace the incentivization, innovation and flexibility offered through this new RLSA
program to address many traditional development concerns, including the location and provision of
Affordable Housing. Now nearly twenty years later, it appears that the industry is either unable or
unwilling to use that flexibility to address this concern.
There have been three SRAs approved since the RLSA's inception:The Town of Ave Maria,the Villages of
Rivergrass,and Hyde Park.
At the time of its approval,the Town of Ave Maria made significant development commitments to provide
Affordable Housing, both within and outside of the town. Many of these commitments were required by
State planning laws in place at the time(aka DRI).These State laws were rescinded shortly after approval
of the Town, and soon after, the Town likewise petitioned to have its Affordable Housing commitments
removed.The recently approved Rivergrass and Hyde Park Villages were approved with no commitments
for Affordable Housing. However, Rivergrass did make a contingent donation of $500,000 to the
Community Foundation of Collier County to offer a down payment assistance program to some of its
future residents.
Additional Villages have also recently been submitted to the County for review and approval.These too
follow the Hyde Park and Rivergrass models of large track development, virtually indistinguishable from
any other large development in Collier County. Likewise, none of these Villages have proposed any
accommodation for Affordable Housing.
The staff recommendation is unique considering the fact that availability of land is one of the biggest
barriers to developing Affordable Housing. To have land set aside helps alleviate this obstacle. Also, by
making the land available, the market rate home builder/developer is then relieved of any further
involvement in the production and marketing of Affordable Housing which is a highly specialized market
that requires with unique skill sets and partnerships. Also, the availability of such land allows for the
attraction and procurement of developers who have the necessary skills and desire to develop affordable
housing.
The development industry has had twenty years to show Collier County that it could be truly innovative
when offered the great flexibility allowed in the RLSA, but to date, that flexibility has not produced
Affordable Housing.We believe that it is time for Collier County to require a more prescribed approach to
the provision of Affordable Housing in the RLSA and to support the staff recommendation as a means to
do so.
Thank you for your consideration.
tai(r /
Stephen H ( S e r by Donald Pickworth,
airm. C an Executive Director
Collier County A rd ble munit' nd Trust Housing Finance Authority
Housing Advisory Committee of Collier County of Collier County