Agenda 10/27/2020 Item # 9D (PL20160000221/CP-2018-4)9.D
10/27/2020
EXECUTIVE SUMMARY
Recommendation to approve by Resolution the single Petition within the 2018 Cycle Two of
Growth Management Plan Amendments for an Amendment specifically Proposed to the Golden
Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element to Establish the
Immokalee Road - Estates Commercial Subdistrict for Transmittal to the Florida Department of
Economic Opportunity for Review and Comments Response. (Transmittal Hearing)
[PL20160000221/CP-2018-4]
OBJECTIVE: For the Board of County Commissioners (Board) to approve the single petition in the
2018 Cycle Two of amendments to the Collier County Growth Management Plan (GMP) for transmittal
to the Florida Department of Economic Opportunity and other statutorily required review agencies.
CONSIDERATIONS:
• Chapter 163, F.S., provides for an amendment process for a local government's adopted
Comprehensive Plan.
Collier County Resolution No. 12-234 provides for a public petition process to amend the GMP.
The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under
Chapter 163.3174, F.S., held their Transmittal hearing for the 2018 Cycle 2 petition on August 6,
2020, with a continuance to September 17, 2020.
This Transmittal hearing for the 2018 Cycle 2 petition considers an amendment to the Golden Gate
Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element.
The GMP amendment requested is specific to a non -corner 20-acre property, located between 41 Street
NE and Immokalee Road, immediately west of Orange Tree Boulevard. The property has approximately
180 feet of frontage on 4' Street NE, and 990 feet of frontage on Immokalee Road, in Section 22,
Township 48 South, Range 27.
This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, as amended, specifically
amending the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element by
adding a new Subdistrict in the Estates Commercial District, revising the Rural Golden Gate Estates
Future Land Use Map to depict the new Subdistrict, and adding a new Future Land Use Map Series inset
map that depicts the new Subdistrict. The new subdistrict requests a maximum commercial intensity of
C-3 and select C-4 uses, and 200,000 sq. ft. of overall commercial floor space.
Based on the review of this petition, including the supporting data and analysis, staff made the following
findings and conclusions:
• The 20-acre subject property is zoned E, Estates, and undeveloped.
• The infrastructure needed to serve the development can be provided without related levels of
service or concurrency concerns.
• The proposed commercial project is a significant traffic generator for the roadway network at this
location. Adverse conditions are attributable to the potential for commercial traffic impacting
residential areas.
• The proposed Subdistrict will have no impact on the potable water or wastewater treatment
systems since the level of service (LOS) standards are based on population and no residential
units are proposed in this Subdistrict.
• The property, along with much of the surrounding area, is currently designated in the Rural
Golden Gate Estates Sub -Element for residential development, essential services, parks,
recreation, and open space uses, group housing, public and private schools. This petition
introduces new commercial development, uses and activities to a location where commercial
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9.D
development is not now planned.
• Sites generally located within the market area currently provide more than 1.05 Million sq. ft. and
289 acres of commercial use opportunities. Approximately 132 of these commercial acres are
undeveloped.
• Not all commercial uses allowed in the C-4, General Commercial zoning district, by right and by
Conditional Use, as proposed, were analyzed, and not all uses analyzed were demonstrated to
have supportable demand.
• Need for the amount of commercial floor space and the full range of commercial development
contemplated by this amendment has not been demonstrated. Staff s analysis, using the Collier
Interactive Growth Model (CIGM) version 3, found the market area would support 178,000 sq. ft.
of overall commercial floor space.
• Speakers present at the Neighborhood Information Meeting objected to allowing commercial
traffic onto 4' Street NE, as this is a quiet street with only residences and residential traffic. They
emphasized the impacts that commercial businesses and traffic would have on their homes,
especially where the narrow, westerly portion of the property would be most adversely impacted
by traffic and noise.
FISCAL IMPACT: No fiscal impacts to Collier County result from this amendment, as this approval is
for the transmittal of this proposed amendment. Petition fees account for staff review time and materials,
and for the cost of associated legal advertising/public notice for the public hearings.
GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board for
transmittal and its submission to the Florida Department of Economic Opportunity and other statutorily
required review agencies will commence the Department's thirty (30) day review process and ultimately
return the amendment to the CCPC and the Board for its Adoption hearings.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by,
and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community
Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the
following criteria in making its decision: "plan amendments shall be based on relevant and appropriate
data and an analysis by the local government that may include but not be limited to, surveys, studies,
community goals and vision, and other data available at the time of adoption of the plan amendment. To
be based on data means to react to it in an appropriate way and to the extent, necessary indicated by the
data available on that particular subject at the time of adoption of the plan or plan amendment at issue."
Section 163.3177(1)(f), F.S. In addition, Section 163.3177(6)(a)2, F.S., provides that plan amendments
shall be based on surveys, studies, and data regarding the area, as applicable including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-
conforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment and economic development that will strengthen and
diversify the community's economy.
And map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
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9.D
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic resources on
site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.
This item is approved as to form and legality. It requires a majority vote for approval because this is a
Transmittal hearing. [HFAC]
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That
the County Planning Commission forward Petition PL20160000221/CP-2018-4, to the Board of County
Commissioners with a recommendation to approve for transmittal to the Florida Department of Economic
Opportunity with the following modifications — limit the overall commercial floor space to 178,000 sq. ft.
of "community commercial" uses for which supportable demand has been demonstrated, protect nearby
residents and residential areas from traffic impacts, and for proper code language, format, clarity, etc. — as
depicted in the Staff Report.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard this petition at their August 6, 2020, meeting and continued to September 17, 2020, meeting. The
CCPC voted unanimously (4/0) to forward petition PL20160000221/CP-2018-4 to the Board with a
recommendation to transmit to the Florida Department of Economic Opportunity and other statutorily
required review agencies with the following modifications:
1) provide for future vehicular interconnection to both the north and south adjoining properties;
2) eliminate access to 4t' St. NE;
3) strike "retail and office" and replace with "commercial";
4) refine the uses;
5) maximum commercial intensity of 180,000 sq. ft.
RECOMMENDATION: Staff concurs with the CCPC recommendation, which is reflected in the attached
Resolution, and recommends the Board approve and transmit petition PL20160000221/CP-2018-4 to the
Florida Department of Economic Opportunity and other statutorily required review agencies.
Prepared by: Corby Schmidt, AICP, Principal Planner, Comprehensive Planning Section, Zoning Division
ATTACHMENT(S)
1. CP-18-4 Immok-Estates modified Stff Rprt_REV 2.8 updated drft (PDF)
2. 18-4 Immok Rd July 20 Ad frAug 06 (PDF)
3. 18-4 Transmttl Resolution - 092320(1) (PDF)
4. AffidavitandSignPosting 06-22-2020 (PDF)
5. legal ad - agenda ID 13660 (PDF)
6. CP-18-4 Immok-Estates Virtual Mtg Wvr CCPC-BCC (PDF)
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9.D
10/27/2020
COLLIER COUNTY
Board of County Commissioners
Item Number: 9.13
Doe ID: 13660
Item Summary: Recommendation to approve by Resolution the single Petition within the 2018
Cycle Two of Growth Management Plan Amendments for an Amendment specifically Proposed to the
Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element to Establish the
Immokalee Road - Estates Commercial Subdistrict for Transmittal to the Florida Department of
Economic Opportunity for Review and Comments Response. (Transmittal Hearing)
[PL20160000221 /CP-2018-4]
Meeting Date: 10/27/2020
Prepared by:
Title: Planner, Principal — Zoning
Name: Corby Schmidt
10/01/2020 3:33 PM
Submitted by:
Title: Manager - Planning — Zoning
Name: Ray Bellows
10/01/2020 3:33 PM
Approved By:
Review:
Growth Management Department
Zoning
Growth Management Department
Growth Management Department
County Attorney's Office
Office of Management and Budget
County Attorney's Office
Office of Management and Budget
County Manager's Office
Board of County Commissioners
Judy Puig Level 1 Reviewer
Anita Jenkins Additional Reviewer
Thaddeus Cohen Department Head Review
James C French Deputy Department Head Review
Heidi Ashton-Cicko Level 2 Attorney of Record Review
Debra Windsor Level 3 OMB Gatekeeper Review
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Laura Zautcke Additional Reviewer
Nick Casalanguida Level 4 County Manager Review
MaryJo Brock Meeting Pending
Completed 10/06/2020 1:48 PM
Completed 10/07/2020 2:47 PM
Completed 10/07/2020 4:15 PM
Completed 10/09/2020 3:04 PM
Completed 10/13/2020 9:05 AM
Completed 10/13/2020 9:15 AM
Completed 10/14/2020 2:54 PM
Completed 10/16/2020 4:01 PM
Completed 10/18/2020 9:27 PM
10/27/2020 9:00 AM
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Agenda Item 9.
4z;0e-r C�oi4-k ty
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION
COMPREHENSIVE PLANNING SECTION
HEARING DATE: August 6, 2020, updated for September 17, 2020
SUBJECT: PETITION CP-2018-4 / PL20160000221, GROWTH MANAGEMENT PLAN
AMENDMENT [TRANSMITTAL HEARING]
ELEMENT: RURAL GOLDEN GATE ESTATES SUB -ELEMENT OF THE GOLDEN
GATE AREA MASTER PLAN
APPLICANTS/OWNERS/AGENTS:
BCHD Partners I, LLC
2600 Golden Gate Parkway
Naples, Florida 34105
D. Wayne Arnold, AICP
Q. Grady Minor and Associates, P. A.
3800 Via Del Rey
Bonita Springs, Florida 34134
GEOGRAPHIC LOCATION:The
subject property comprises"f
approximately 20.00 acres and is
located between 4th Street NE and
Immokalee Road, immediately west of
'
Orange Tree Boulevard. The property
has approximately 180 feet of frontage
on 4th Street NE, and 990 feet of
frontage on Immokalee Road. The
«j
property lies within the Rural Estates
Planning Community, in Section 22,
kf
�7 '
Township 48 South, Range 27 East.
REQUESTED ACTION:
Noel J. Davies, Attorney
Quarles & Brady, LLP
1395 Panther Lane, Suite 300
Naples, Florida 34109
This petition seeks to establish a new Subdistrict in the Golden Gate Area Master Plan (GGAMP)
Rural Golden Gate Estates Sub -Element text, and Rural Golden Gate Estates Future Land Use
Map and Map Series of the Growth Management Plan (GMP) by:
-1-
CP-2018-4 / PL20160000221
Establishing the Immokalee Road - Estates Commercial Subdistrict
Packet Pg. 168
Agenda Item 9.
1) Amending Policy 1.1.4 Estates — Commercial District to add the Immokalee Road — Estates
Commercial Subdistrict name where District and Subdistrict designations are identified,
2) Amending the Estates — Commercial District to add the new Subdistrict provisions,
3) Adding the title of the new Subdistrict map to the itemized Future Land Use Map Series listing,
and
4) Amending the Future Land Use Map to depict the new Subdistrict, adding a new Future Land
Use Map Series inset map that depicts the new Subdistrict.
The Subdistrict language proposed by this amendment is found in Resolution Exhibit "A".
PURPOSE/DESCRIPTION OF PROJECT:
The petition is proposed to allow for new commercial development, up to a maximum of 200,000
square feet of gross leasable floor area.
SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Existing Conditions:
Subject Property The 20-acre subject property is zoned E, Estates district and undeveloped.
The current Future Land Use designation is Estates — Mixed Use District, Residential Estates
Subdistrict, and allows single-family residential development; parks, recreation and open space
uses; institutional uses, e.g., churches and places of worship, group housing, nursing homes,
social and fraternal organizations, public and private schools; a variety of agricultural uses; and
essential services.
Surrounding Lands:
North: Immediately north of the subject property is zoned E, Estates district. Properties north
along the 4th Street NE frontage are developed residentially, while properties north along the
Immokalee Rd. frontage are undeveloped. The Future Land Use designation for these land
areas to the north is the Residential Estates Subdistrict.
East: Immediately east of the subject property, across Immokalee Rd. (a 6-lane divided arterial
roadway) is zoned MPUD for the Orange Tree Mixed -Use Planned Unit Development, and
developing as a mixed -use community. Further east, land is zoned Orange Blossom Ranch
MPUD, developing with a residential community. The Future Land Use designation for these
land areas to the east is Agricultural/Rural — Rural Settlement Area District.
South: Immediately south of the subject property is zoned E, Estates. Properties south along the
4th Street NE frontage are developed residentially, while properties south along the
Immokalee Rd. frontage are undeveloped. Beyond these individual residential properties, lies
a ±45 acre parcel (the "Randall Curve" property), which was being held by the County for
public uses, is pending sale into private ownership. The Future Land Use designation for
these land areas to the south is the Residential Estates Subdistrict.
Further south, across Immokalee Rd., land is zoned MPUD for the Orange Tree Mixed -Use
Planned Unit Development, and developing as a commercial component of the mixed -use
community.
West: Immediately west of the subject property, across 4th Street NE (a 2-lane undivided
roadway) properties are zoned E, Estates district, and developed residentially. Then further
—2—
CP-2018-4 / PL20160000221
Establishing the Immokalee Road — Estates Commercial Subdistrict
Packet Pg. 169
Agenda Item 9.
west, land is zoned E, Estates, and contains parcels is land characterized by single-family
residences and residential lots. These E-zoned parcels are within the Golden Gate Estates
subdivision. The Future Land Use designation for these land areas to the west is the
Residential Estates Subdistrict.
In summary, the current zoning, and existing and planned land uses, in the area immediately
surrounding the Subdistrict property are primarily suburban- and estate -type residences or
residential lots in all directions.
IDENTIFICATION AND ANALYSIS OF THE PERTINENT REQUIREMENTS FOR
COMPREHENSIVE PLANS AND PLAN AMENDMENTS ARE NOTED IN CHAPTER 163, F.S.,
SPECIFICALLY SECTIONS 163.3177(6)(A) 2. AND 8.:
Considerations required for the adoption of a comprehensive plan amendment are listed below.
2. The future land use plan and plan amendments shall be based upon surveys, studies, and
data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination
of nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community's economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic
resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements
of this section.
It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to
address the statutory requirements for a Plan amendment, then present and defend, as
necessary, that data and analysis.
—3—
CP-2018-4 / PL20160000221
Establishing the Immokalee Road — Estates Commercial Subdistrict
Packet Pg. 170
Agenda Item 9.
BACKGROUND, CONSIDERATIONS AND ANALYSIS:
This report addresses the minimum amount of [commercial] land needed to accommodate
anticipated growth based on projected permanent and seasonal population of the area. This is
accomplished through the analysis of the subject property and the surrounding area that includes
inventorying the supply of existing commercially -developed and potential commercially -
developable land, determining population growth, estimating the amount of commercial
development that population will demand, and determining whether the Rural Golden Gate
Estates Sub -Element of the Golden Gate Area Master Plan (GGAMP) allocates a sufficient
amount of commercial land to accommodate growth.
Goal 3 directs the County "to provide for limited commercial services and conditional uses for
purposes of serving the rural needs of Golden Gate Estates residents, shortening vehicular trips,
and preserving rural character." Objective 3.2 of the Rural Golden Gate Estates Sub -Element
further directs the County "to provide for new commercial development within Neighborhood
Centers and other Commercial Land Use Designations." These "other commercial land use
designations" are addressed in Policy 3.2.1, which identifies a Randall Blvd. and Oil Well Rd.
Corridor Study, [May 2019]. This corridor study has not recommended that future land uses be
changed to commercial designations in this area, but are targeted further south, near Randall
Road and Wilson Boulevard.
Commercial Analysis
Commercial Development:
Characteristics of the area immediately surrounding the subject property do not reveal a trend
toward commercial development. Existing and planned land uses in the area are primarily
suburban- and estate -type residences or residential lots in all directions, except to the east within
the Orange Tree PUD. Within four miles from the subject property, commercial development is
evident, including the following approved projects:
♦ Orange Blossom Ranch commercial component (200,000 sq. ft./44.0 ac.) [±2.0 miles east
at Oil Well Rd.] (200,000 sq. ft. developable)
♦ Orange Tree commercial component (332,000 sq. ft./33.3 ac.) [immediately east at the
Immokalee Rd. — Orange Tree Blvd. intersection] (53,342 sq. ft. developed — 278,658 sq.
ft. developable)
♦ Randall Boulevard Center (21,000 sq. ft./5.15 ac.) [±0.65 mile south at the Immokalee Rd.
— Randall Blvd. intersection] (3,350 sq. ft. developed—17,650 sq. ft. developable)
♦ Mir -Mar (20,000 sq. ft./2.38 ac.) [±0.66 mile south at the Immokalee Rd. — Randall Blvd.
intersection] (19,000 sq. ft. developed — 1,000 sq. ft. developable)
♦ Wilson Boulevard Center (42,000 sq. ft.) [±4.0 road miles south at the Wilson Blvd. — Golden
Gate Blvd. intersection] (41,038 sq. ft. developed)
♦ Heritage Bay PUD/DRI commercial component (230,000 sq. ft./73.5 ac.) [±2.0 miles east]
(179,086 sq. ft. developed — 50,914 sq. ft. developable)
♦ Estates Shopping Center (150,000 sq. ft./40 ac.) [±4.0 road miles south at the Wilson Blvd.
— Golden Gate Blvd. intersection] (150,000 sq. ft. developable)
These sites, generally located within the 15-minute drive -time market area currently provide more
than 1.05 Million sq. ft. and 289 acres of commercial use opportunities in the [Urban Land Institute
—4—
CP-2018-4 / PL20160000221
Establishing the Immokalee Road — Estates Commercial Subdistrict
Packet Pg. 171
Agenda Item 9.
(ULI)-defined] Neighborhood Center, Community Center, and Regional Center development
categories.
The amount of existing and zoned commercial space found within a 15-minute drive time
of the proposed Subdistrict exceeds these 1,053,993 sq. ft. on 289.71 acres, as revealed by
the market analysis evaluated below.
Generally, commercial development can be categorized as strip commercial, neighborhood
commercial, community commercial, regional commercial, and so forth, based upon shopping
center size, commercial uses, and population/area served. Based on specific studies and/or
demographic data for an area, such as population, income, household size, percentage of income
spent on retail goods, etc., an analyst is able to estimate supportable commercial square feet for
different commercial intensities for that geography by shopping center type. The petitioner
characterizes development proposed for this Subdistrict as a community shopping center. The
community shopping center is larger than a neighborhood center with neither a traditional
department store nor the trade area of a regional shopping center. The Environmental Systems
Research Institute (ESRI) calculates drive times and explains, in general, community centers
have a drive time [market] area of 10 to 20 minutes depending on the size [given 192,700 sq. ft.
average total floor space & 177,328 sq. ft. median floor space].
General Visual Comparison:
For a general idea of what
200,000 square feet of
commercial may look like, the
Brookhollow shopping center
shown in the artist rendering
is a close comparison on 24-
acres. This is not an
illustration of the applicant's
site design but shows an
example of the current market
trend easily recognizable
throughout our own
community.
In Collier County, the
Courthouse Shadows
property is similar in the 20
acre size to the applicant's
property, and provides for
165,000 square feet of
commercial and 300 multi-
family units.
Construction underway for Brookhollow shopping
center
January23, 2020 by Adam Zuvanich — S Comments
Construction has began for Brookhollow Marketplace, a 200.000 square foot shopping
center at the corner of U.S. 290 and Dacoma Street. (Contributed artist's rendering)
Fidelis Realty Partners announced Thursday that construction has begun for Brookhollow Marketplace. a 200,000
square foot shopping center at the site of the farmer Exxon Mobil campus at the intersection of U.S. 290 and
Dacoma Street in Northwest Houston.
The upcoming retail destination will include Burlington, Five Below, Michaels, Old Navy, Rack Room Shoes, Ross, T.J.
Maxxand Ulta, according toa news release from Fidelis, which purchased the24-acre property in 2016. An 80,000
square foot floor & Decoralso will be part of a the complex. as will an additional38.000 square feet of iniine space
for dining, health and beauty, medical and service businesses.
Retailers in the center are expected to open in the fall of 2020, Fidelis said.
Petitioner's Retail Market Analysis:
The firm of Real Estate Econometrics, Inc. conducted a Commercial Needs Analysis, updated to
August 27, 2019 independently analyzing market conditions for this petition (Exhibit "V.D.rev2").
—5—
CP-2018-4 / PL20160000221
Establishing the Immokalee Road — Estates Commercial Subdistrict
Packet Pg. 172
Agenda Item 9.
This analysis provides context for assessing a specific selection of goods and services'
requirements of the emerging population within the market area identified.
The Analysis provided the following data and analysis:
Section 2, Population Growth Around Subject Property
This section provided an overview of population growth (utilizing 2018 figures) and applied a
multiplier to estimate and forecast populations on which to base the remainder of the Analysis.
The Analysis identified a 15-
minute drive time as its
market area for this medium -
size community shopping
center. This 15-minute drive
time area is delineated in this
figure, copied from the
Analysis.
For our evaluation, the Collier
Interactive Growth Model
(CIGM) was utilized. It
estimates a 69,120
population for the market
area in 2020, and projects
90,699 people in 2030, and
104,405 in 2040.
Section 3.1, Market Area Demand
Countywide population figures were then apportioned to the 15-minute drive time market area to
represent any additional commercial demand for this location. This calculation yielded a demand
of 17.27 sq. ft. of commercial space per capita.
The demand analysis suggested the market area can support 1,051,502 sq. ft. of all commercial
needs in this market area at this time; 1,455,977 sq. ft. of commercial needs in this market area
by 2030; and, 1,084,609 sq. ft. of commercial needs in this market area by 2040.
The CIGM was again utilized, and population and commercial demand projections through 2040
supported the need for additional community commercial uses in the market area. The community
commercial demand for the market area is approximately 137,340 sq. ft. in 2020, approximately
193,190 sq. ft. in 2030, and approximately 322,810 sq. ft. in 2040.
Section 3.2, Market Area Supply
The applicant's Needs Analysis inventoried 725,404 sq. ft. of existing commercial development
(on 114.54 ac.) of developed "competing commercial parcels" located in the market area.
The Needs Analysis inventoried (approximately 701,050 sq. ft. of undeveloped commercial) on
110.69 acres of undeveloped "competing parcels" located in the market area.
The supply analysis suggests no less than 1,426,454 sq. ft. of developed and undeveloped
commercial space is available in the market area.
The CIGM identifies a supply of 1,691,857 sq. ft. developed and undeveloped commercial space
available in the market area.
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CP-2018-4 / PL20160000221
Establishing the Immokalee Road — Estates Commercial Subdistrict
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Agenda Item 9.
Section 3.3, Supply — Demand Analysis
This section applied a diminishing allocation ratio, allowing the market to properly function in the
sale, usage and allocation of land over time. This suggests the growing market area can support
the additional commercial uses (1.626.454 total sa. ft.) in this market by 2040.
Staff Assessment of Petitioner's Retail Market Analvsis
The analysis provided in the Needs Analysis is an objective population -based demand
methodology and suspends our reliance on evaluating certain types of businesses to demonstrate
need. Not all commercial uses allowed in the CA General Commercial zoning district — by right
and by Conditional Use, as proposed — were analyzed however, and not all uses analyzed were
demonstrated to have supportable demand.
The intensities of C-4 commercial uses and activities allowing for the outside storage of
merchandise, such as automobile sales, rental and leasing, marine vessel and recreational
vehicle (RV) dealers, and the renting and leasing of equipment; mini- and self -storage
warehousing; hotels and motels; and, certain entertainment and recreational attractions are
disparate with low density single-family residential areas. These disparities, if allowed by this
Subdistrict, introduce incompatibilities between potentially non -complimentary land uses that may
not be overcome in rezoning. This uncertainty leads staff to consider a lower commercial intensity
for the Subdistrict overall, and to defer review of any Conditional Use proposed.
The uses shown to be appropriately suited to "community commercial" centers are: apparel and
accessory stores, auto and home supply stores, building cleaning and maintenance services,
cable and other pay television services including communications towers up to specified height,
subject to section 5.05.09, carwashes provided that carwashes abutting residential zoning
districts shall be subject to section 5.05.11 of this code, computer and computer software stores,
dance studios, schools and halls, indoor, department stores, disinfecting and pest control
services, eating and drinking establishments excluding bottle clubs. all establishments engaged
in the retail sale of alcoholic beverages for on -premise consumption are subject to the locational
requirements of section 5.05.01, electrical and electronic repair shops, food stores, general
merchandise stores, hardware stores, home furniture and furnishings stores, household
appliance stores, medical and dental laboratories, musical instrument stores, nursing and
professional care facilities, paint stores, personal services, miscellaneous, radio, television and
consumer electronics stores, repair services - miscellaneous (except agricultural equipment
repair, awning repair, beer pump coil cleaning and repair, blacksmith shops, catch basin, septic
tank and cesspool cleaning, industrial truck repair, machinery cleaning, repair of service station
equipment, boiler cleaning, tinsmithing, tractor repair), research, development and testing
services, retail — miscellaneous, telephone communications including communications towers up
to specified height, subject to section 5.05.09, veterinary services, excluding outside kenneling,
and watch, clock and jewelry repair.
The County's CIGM provides for an average 8,878 sq. ft. of commercial floor space/acre in
community commercial centers. This amounts to a lower commercial intensity (than is proposed)
of approximately 178,000 sq. ft. of overall commercial floor space. Additionally, the intensities of
the commercial uses themselves, only where shown to be appropriately suited to "community
commercial" centers, and approved by the companion Planned Unit Development rezone will be
supported.
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CP-2018-4 / PL20160000221
Establishing the Immokalee Road — Estates Commercial Subdistrict
Packet Pg. 174
Agenda Item 9.
ENVIRONMENTAL IMPACTS:
The subject property is located in a County wellfield protection zone (as illustrated by applicant's
Exhibit W.F.2"). This "W-4 Zone" underlies the land area between two nearby, fully protected
wells/wellfields: one located approximately 1.25 miles to the southwest of the subject property
near 241" Avenue NW and Wilson Blvd. [protecting the Collier County Utilities Golden Gate
Wellfield], and another located less than a mile to the northeast of the subject property near Oil
Well Rd. (CR 858) and Grove Drive [protecting the Orangetree Wellfield].
An Environmental Report, dated September 2019, prepared by Peninsula Engineering was
submitted with this petition (Exhibit W.C"). Environmental review specialists with Collier County's
Development Review Division, Environmental Planning Section reviewed these documents and
provided the following comments:
Natural vegetation areas consist primarily of slash pine, cypress, and cabbage palm communities.
The acreage of native vegetation on site will be field verified by staff during review of the Planned
Unit Development (PUD) or Conditional Use (CU) for the project.
The proposed GMP amendment has no effect on the requirements of the Conservation and
Coastal Management Element (CCME) of the GMP. Native vegetation on site will be retained in
accordance with the requirements of CCME Policy 6.1.1 and section 3.05.07 of the LDC.
TRAFFIC CAPACITY/TRAFFIC CIRCULATION IMPACT ANALYSIS, INCLUDING
TRANSPORTATION ELEMENT CONSISTENCY DETERMINATION:
Trebilcock Consulting Solutions submitted a Traffic Impact Statement, updated to 9/06/2019
(unlabeled exhibit).
The project's area of influence was determined to be Immokalee Road north (east) and south
(west) of the project at the Orange Tree Boulevard intersection. The analysis studied:
• Immokalee Rd., from Collier Blvd. (west) to north of Oil Well Rd. (east);
• Wilson Blvd., south of Immokalee Rd.;
• Oil Well Rd., from east of Immokalee Rd.;
• Randall Blvd., from Immokalee Rd. to Everglades Blvd.; and, those roadways with lesser
anticipated trip distribution:
■ 4th Street NE, north of Immokalee Rd.
■ 8th St. NE, south of Randall Blvd.
■ Orange Tree Blvd., east of Immokalee Rd.;
Fully 100% of traffic accessing the property comes from Immokalee Rd. (40% southbound
/westbound; 50% northbound/eastbound), and 10% crossing east/west at Orange Tree Blvd.).
Based on the traffic impact analysis, the proposed commercial project is a significant traffic
generator for the roadway network at this location.
The proposed commercial project would generate 9,632 daily gross new trips (2-way) and 908
PM Peak Hour gross new trips routed through a single, full -movement access point, located at
Orange Tree Blvd., and [un-evaluated] limited access onto 41" Street NE. Adverse conditions are
attributable to the potential for commercial traffic impacting residential areas.
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Establishing the Immokalee Road - Estates Commercial Subdistrict
Packet Pg. 175
Agenda Item 9.
Policy 3.2.1 of the Rural Golden Gate Estates Sub -Element also identifies a Randall Blvd. and Oil
Well Rd. Corridor Study, after which, an Immokalee Rd./Randall Blvd. Planning Study will evaluate
the future land uses along Immokalee Rd. and may propose changes to future land uses. The
transportation study is moving forward and anticipated to be implemented in phases.
PUBLIC FACILITIES IMPACTS:
Application materials submitted include a Public Facilities Level of Service Analysis, updated to
August 29, 2019 (Exhibit ' V.E"), along with a Public Facilities Map. No issues or concerns are
identified regarding impacts on potable water, wastewater management, solid waste, drainage,
park and recreational facilities, schools, or EMS and fire control services.
• Potable Water System: The subject project lies in the Collier County Water -Sewer District's
Regional Water Service Area and development will be served by Collier County Public Utilities.
The proposed Subdistrict will have no impact on the potable water system since the level of
service (LOS) standard is based on population and no residential units are proposed in this
Subdistrict.
• Wastewater Treatment System: The subject project currently lies outside the service area of
a wastewater reclamation facility. The property, however, lies adjacent to the Collier County
Water -Sewer District's Northeast Sub -Regional (former Orangetree) Wastewater Service
Area, presently undergoing design -build -construction of a 1.5 MGD interim treatment plant
and associated pipelines, due to be complete in 2021. When wastewater treatment facilities
are complete and service become available, development can be served by Collier County
Public Utilities. The proposed Subdistrict will have no impact on the wastewater treatment
system since the level of service (LOS) standard is based on population and no residential
units are proposed in this Subdistrict.
• Solid Waste Collection and Disposal: The solid waste disposal service provider is Collier
County Solid Waste Management. The average daily disposal rate for the commercial project
is estimated at 1,000 lbs. per day, with an estimated annual disposal of 365,000 lbs., or 182.5
tons. The 2019 AUIR recognizes that the County has approximately 42 years (2061) of
remaining landfill capacity, but will reach its additional permitted capacity by or before 2051.
• Stormwater Management System: The 2019 AUIR does not identify any stormwater
management improvement projects in the vicinity of the subject property. Future development
will comply with the SFWMD and/or Collier County rules and regulations that assure controlled
accommodation of stormwater events by both on -site and off -site improvements.
• Park and Recreational Facilities: No impact on the demand for park facilities result from the
proposed Subdistrict that allows only non-residential development.
• Schools: No impact on the demand for public school facilities result from the proposed
Subdistrict that allows only non-residential development.
• Fire & Rescue, Emergency Medical (EMS), and Sheriff's Services:
• Fire protection and response services are provided by the North Collier Fire & Rescue
District, with District Station 10 (located at 13240 Immokalee Rd.) located approximately
three-quarters of a mile (0.75) from the site.
• Emergency Medical services are provided by the Collier County Bureau of Emergency
Services, with EMS Station 10 (located at 14756 Immokalee Rd.) located within one-half
mile (0.40) from the site.
—9—
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Establishing the Immokalee Road — Estates Commercial Subdistrict
Packet Pg. 176
Agenda Item 9.
• Protection services are provided by the Collier County Sherriff's Office, with District 4
Substation (located at 14750 Immokalee Rd.) located within one-half mile (0.40) from the
site.
The proposed commercial development is anticipated to have no significant impacts on these
emergency services.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS:
A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05.E was [duly
advertised, noticed and] held on Monday, February 24, 2020, 5:30 p.m. at Greater Naples Fire
Rescue District Station 71, 100 131h St. SW, Naples. Approximately eight people other than the
application team and County staff attended — and heard the following information:
The agent representing this petition (D. Wayne Arnold) introduced other members of the
application team present, and transportation planner, Norm Trebilcock (of Trebilcock Consulting).
He also introduced staff Planner representing Collier County — Corby Schmidt, AICP, Principal
Planner and project coordinator for the GMP amendment petition.
Mr. Arnold identified the subject property's location, fronting on 4th Street NE, and on Immokalee
Rd. at the Orange Tree Blvd. intersection.
He described the proposed commercial development of 200,000 sq. ft. of C-4 intensity, both by -
right and conditional use, commercial uses, that the new Subdistrict would allow.
Neighbors pointed out that existing residential uses characterized this area, along with future
plans for Estates agricultural, residential and conditional uses. They asked how this proposal
would be good for the area? Mr. Arnold explained how the traffic volume on Immokalee Rd., along
with a signalized intersection at Orange Tree Blvd. makes this a good location for commercial
development.
Many of those present objected to allowing commercial traffic onto 4th Street NE, as this is a quiet
street with only residences and residential traffic. They emphasized the impacts that commercial
businesses and traffic would have on their homes, especially where the narrow, westerly portion
of the property would be most adversely impacted by traffic and noise.
They asked the developers to consider alternatives, such as restricting or limiting commercial
development and commercial traffic on westerly portion of the property.
The information meeting was completed by 6:10 p.m. The applicant transcribed the full
proceedings of this meeting, and that transcript, along with their PowerPoint presentation and
presentation notes have been copied and are on record.
[Synopsis prepared by C. Schmidt, AICP, Principal Planner]
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Establishing the Immokalee Road — Estates Commercial Subdistrict
Packet Pg. 177
Agenda Item 9.
FINDINGS AND CONCLUSIONS:
The reviews and analyses of this petition provide the following findings and conclusions:
• The 20-acre subject property is zoned E, Estates and undeveloped.
• The infrastructure needed to serve the development can be provided without related levels of
service or concurrency concerns.
• The proposed commercial project is a significant traffic generator for the roadway network at
this location. Adverse conditions are attributable to the potential for commercial traffic
impacting residential areas.
• The proposed Subdistrict will have no impact on the potable water or wastewater treatment
systems since the level of service (LOS) standards are based on population and no residential
units are proposed in this Subdistrict.
• The property, along with much of the surrounding area, is currently designated in the Rural
Golden Gate Estates Sub -Element for residential development — as well as for uses generally
allowed throughout the Estates designated area, which allows single-family residential
development; parks, recreation and open space uses; institutional uses, e.g., churches and
places of worship, group housing, nursing homes, social and fraternal organizations, public
and private schools; a variety of agricultural uses; and essential services. This petition
introduces new commercial development, uses and activities to a location where commercial
development is not now planned.
• Sites generally located within the market area currently provide more than 1.05 Million sq. ft.
and 289 acres of commercial use opportunities. Approximately 132 of these commercial acres
are undeveloped.
• Not all commercial uses allowed in the C-4, General Commercial zoning district — by right and
by Conditional Use, as proposed — were analyzed and not all uses analyzed were
demonstrated to have supportable demand.
• Need for the amount of commercial floor space and the full range of commercial development
contemplated by this amendment have not been demonstrated. The lower commercial
intensity of 178,000 sq. ft. of overall commercial floor space has been found to have
supportable demand.
• Speakers present at the Neighborhood Information Meeting objected to allowing commercial
traffic onto 4th Street NE, as this is a quiet street with only residences and residential traffic.
They emphasized the impacts that commercial businesses and traffic would have on their
homes, especially where the narrow, westerly portion of the property would be most adversely
impacted by traffic and noise.
LEGAL CONSIDERATIONS:
A copy of this Staff Report was provided to the Office of the County Attorney and has been
approved as to form and legality. The criteria for growth management plan amendments and land
use map amendments are in Sections 163.3177(6)(a)2. and 8., Florida Statutes. This staff report
was reviewed by the County Attorney's Office on July 23, 2020. [HFAC]
—11—
CP-2018-4 / PL20160000221
Establishing the Immokalee Road — Estates Commercial Subdistrict
Packet Pg. 178
Agenda Item 9.
STAFF RECOMMENDATION:
Staff recommends that the County Planning Commission forward Petition CP-2018-4
/PL20160000221, to the Board of County Commissioners with a recommendation to approve for
transmittal to the Florida Department of Economic Opportunity with the following modifications -
to limit commercial uses to those "community commercial" uses for which supportable demand
has been demonstrated by the petitioner's data and analysis, protect nearby residents and
residential areas from impacts commercial traffic, and for proper code language, format, clarity,
etc. - as depicted below:
Note: Words underlined are added, words StF Gk thre gl" are deleted — as proposed by petitioner; words
double underlined are added, words are deleted — as proposed by staff. Italicized
text within brackets is explanatory only — not to be adopted.
B. Estates - Commercial District [Page 16]
*** *** *** *** *** text break *** *** *** *** ***
3. Immokalee Road - Estates Commercial Subdistrict
This Subdistrict is approximately twent_ _20� acres in size and is located on the west side of
Immokalee Road, north of Randall Boulevard and south of Oil Well Road, as depicted on the
Immokalee Road - Estates Commercial Subdistrict Map. The purpose of this Subdistrict is
to provide a variety of retail
and office land uses. Development within the Subdistrict shall be subiect to the followina:
a. All development within this Subdistrict A shall be rezoned to a Planned
Unit Development (PUD).
b. The rezone Ordinance must include standards for a common architectural theme as
well as development standards and buffers to insure compatibility with surroundina
properties.
c. Allowable uses shall be limited to those:
■ Uses permitted by right and by conditional use in the C-
3. Commercial Intermediate zoning district, as listed in the Collier County Land
Development Code. Ordinance No. 04-41:
■ Veterinary services, excluding outside kenneling. SIC 0742:
■ Motor freight transportation and warehousing (mini- and self -storage warehousing
only. SIC 4225) e
■ Cable and other pay television services including communications towers up to
specified height, subject to section 5.05.09, SIC 3663:
■ Telephone communications including communications towers up to specified
height, subject to section 5.05.09. SIC 4813:
■ Paint stores, SIC 5231;
■ Hardware stores, SIC 5251 ,
■ General merchandise stores, SIC 5311 - 5399:
■ Food stores, SIC 5411 - 5499:
■ Auto and home supply stores. SIC 5531:
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CP-2018-4 / PL20160000221
Establishing the Immokalee Road - Estates Commercial Subdistrict
Packet Pg. 179
Agenda Item 9.
■ Apparel and accessory stores (no adult oriented sales). SIC 5611 — 5699:
■ Computer and computer software stores. SIC 5734:
■ Home furniture and furnishings stores. SIC 5712 — 5739:
■ Eating and drinking establishments excluding bottle clubs. All establishments
engaged in the retail sale of alcoholic beverages for on -premise consumption are
subeect to the locational requirements of section 5.05.01, SIC 5812. 5813:
■ Personal services, miscellaneous, SIC 7211 — 7299;
■ Disinfecting and pest control services. SIC 7342:
■ Building cleaning and maintenance services. SIC 7349, others:
■ Electrical and electronic repair shops. SIC 7378. 7622. 7629:
■ Carwashes provided that carwashes abutting residential zoning districts shall be
subject to section 5.05.11 of this code, SIC 7542;
■ Watch, clock and iewelry repair SIC 7631:
■ Repair services - miscellaneous (except agricultural equipment repair. awning
repair, beer pump coil cleaning and repair, blacksmith shops, catch basin. septic
tank and cesspool cleaning, industrial truck repair, machinery cleaning, repair of
service station equipment, boiler cleaning, tinsmithina, tractor repair). SIC 7623,
7 999,
■ Dance studios, schools and halls, indoor, SIC 7911:
■ Medical and dental laboratories, SIC 8071, 8072;
■ Nursing and professional care facilities. SIC 8051, 8052. 8059:
■ Research, development and testing services. retail — miscellaneous. SIC 8732.
8 334:
The rezone Ordinance shall limit these uses further to insure compatibility with
surrounding properties.
d. Development is limited un to a maximum intensity of 178,000 square feet of
aross floor area.
e. The westerly portion of this subdistrict (a.k.a. north 180 ft. of Tract 116, GGE Unit 22)
shall only be utilized for employee and emergency vehicle access only_ —native
preservation and buffer areas.
PETITION No.: CP-2018-4 / PL20160000221
Staff Report for the August 6, 2020, now September 17, 2020 CCPC meeting.
NOTE: This petition has been tentatively scheduled for the October 27, 2020, BCC meeting
GAMES Planning Services\Comprehensive\Comp Planning GMP DATXComp Plan Amendments\2018 Cycles & Smalls12018 Cycle 2 - frm Cycle 11CP-184
GGAMP Immok - Ests=PMCP-18-4 Immok-Estates modified Stff Rprt_REV 2.8 updated drft.docx
—13—
CP-2018-4 / PL20160000221
Establishing the Immokalee Road — Estates Commercial Subdistrict
Packet Pg. 180
Agenda Item 9.
Addendum to the Staff Report to the CCPC for CP-zo18-4 / PLzo160000zzi
A number of land uses at issue were identified in an discussion involving staff, petitioner, and
petitioner's representatives. These included predominantly those requested C-4, General Commercial
zoning district uses that are not currently recommended for this new Subdistrict designation by staff,
such as, motor freight transportation and warehousing (4225, mini- and self -storage warehousing only),
car washes (7542), nursing and professional care facilities (8o5i - 8o5g), and hotels and motels (70H,
7021, & 7040.
Petitioner anticipates submitting revisions to propose removal of certain uses from their list of
requested uses, and additions to the list those uses identified above. Still at issue: hotels and motels
remaining unallowed.
Another issue discussed was the maximum amount of commercial floor space recommended for this
new Subdistrict designation by staff. While up to zoo,000 sq. ft. is requested, the County's CIGM
supports only 178,000 sq. ft., as recommended.
Petitioner anticipates submitting revisions to propose the greater amount of commercial floor space.
Still at issue: maximum amount of floor space unallowed.
Final issue discussed was writing entries into Subdistrict provisions for [usable points of]
interconnection with abutting properties to both north and south.
Petitioner believes he is able to provide for such interconnections. Providingfor this in FLUE Subdistrict
is no longer at issue.
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Establishing the Immokalee Road - Estates Commercial Subdistrict
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I
9.D.2
upomwhich the appeal.is based
If you are a person with a disability wh:. o needs' any accommodation in. order to participate
in this proceeding, you;are entitled, at no cost to you, to the provision of; certain assistwc.6
Please; contact the Collier County Facilities Management Division, located , t 3335 7arniami
Trail East, Suite. I iVaples, Ft 34112-5356, (239 252-8380 at least two .days;prior tb Ahe
meeting. �0ssisted listening devices for the hearing impaired are available in the Board of County
Car€tmissioners Office.
Edwirf FryetiChairman
Collier County: piannirl Commission
r�
Q
Packet Pg. 182
9.D.2
r�
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Packet Pg. 183
9.D.3
RESOLUTION NO. 20-
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AMENDMENT TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, SPECIFICALLY
AMENDING THE RURAL GOLDEN GATE ESTATES
SUB -ELEMENT OF THE GOLDEN GATE AREA MASTER
PLAN AND GOLDEN GATE AREA FUTURE LAND USE
MAPS TO ADD THE IMMOKALEE ROAD -ESTATES
COMMERCIAL SUBDISTRICT TO THE ESTATES -
COMMERCIAL DISTRICT, TO ALLOW USES
PERMITTED BY RIGHT AND CONDITIONAL USE IN
THE GENERAL COMMERCIAL (C-4) ZONING
DISTRICT WITH A TOTAL MAXIMUM INTENSITY OF
200,000 SQUARE FEET OF GROSS FLOOR AREA, AND
FURTHERMORE DIRECTING TRANSMITTAL OF THE
AMENDMENT TO THE FLORIDA DEPARTMENT OF
ECONOMIC OPPORTUNITY. THE SUBJECT
PROPERTY IS 20t ACRES AND LOCATED ON THE
WEST SIDE OF IMMOKALEE ROAD, APPROXIMATELY
ONE HALF MILE NORTH OF RANDALL BOULEVARD,
IN SECTION 22, TOWNSHIP 48 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA. [PL20160000221]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, BCHD Partners I, LLC, requested an amendment to the Future Land Use
Element and Future Land Use Map and Map Series to add the Immokalee Road -Estates
Commercial Subdistrict to the Estates Commercial District; and
WHEREAS, on August 6, 2020 and September 17, 2020, the Collier County Planning
Commission considered the proposed amendment to the Growth Management Plan pursuant to
the authority granted to it by Section 163.3174, F.S., and has recommended approval of said
amendment to the Board of County Commissioners; and
[18-CMP-01005/1566894/11121
PL20160000221
9/23/20
Page 1 of 2
Words underlined are additions, words sHaek through are deletions.
Packet Pg. 184
9.D.3
WHEREAS, on , the Board of County Commissioners at a
public hearing approved the transmittal of the proposed amendment to the state land planning
agency in accordance with Section 163.3184, F.S.; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
Amendment, various State agencies and the Department of Economic Opportunity (DEO) have
thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier
County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and
WHEREAS, Collier County, upon receipt of the written comments from DEO must
adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment
within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and
WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted
Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan
Amendment pursuant to Section 163.3184(3), F.S.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the
purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies
thereby initiating the required State evaluation of the Growth Management Plan Amendment
prior to final adoption.
THIS RESOLUTION ADOPTED after motion, second and majority vote this
day of , 2020.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
BY:
Deputy Clerk
Approved as to form and legality:
Heidi Ashton-Cicko `N
Managing Assistant County Attorney
Burt L. Saunders, Chairman
Attachment: Exhibit A — Proposed Text Amendment & Map Amendment
[I 8-CMP-0 1005/1566894/11121
PL20160000221
9/23/20
Page 2 of 2
Words underlined are additions, words sr��^'�t, through are deletions.
Packet Pg. 185
Exhibit
PL201600002211CP-2018- 9•D.3
EXHIBIT A
GOLDEN GATE AREA MASTER PLAN
RURAL GOLDEN GATE ESTATES SUB -ELEMENT
Policy 1.1.4:
[Page 1]
The ESTATES Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
B. Estates — Commercial District
*** *** *** *** *** text break *** *** *** *** ***
1. Randall Boulevard Commercial Subdistrict
2. Estates Shopping Center Subdistrict
3. Immokalee Road — Estates Commercial Subdistrict
*** *** *** *** *** text break *** *** *** *** ***
B. FUTURE LAND USE DESIGNATION DESCRIPTION SECTION [Page 9]
*** *** *** *** *** text break *** *** *** *** ***
1. ESTATES DESIGNATION
*** *** *** *** *** text break *** *** *** *** ***
B. Estates — Commercial District [Page 16]
*** *** *** *** *** text break *** *** *** *** ***
B. Estates — Commercial District [Page 16]
*** *** *** *** *** text break *** *** *** *** ***
3. Immokalee Road — Estates Commercial Subdistrict
This Subdistrict is awroximately twenty (20) acres in size and is located on the west side of
Immokalee Road north of Randall Boulevard and south of Oil Well Road, as depicted on the
Immokalee Road — Estates Commercial Subdistrict Map. The purpose of this Subdistrict is to
provide a varietv of commercial land uses. Development within the Subdistrict shall be subject
to the followin
a. All development within this Subdistrict shall be rezoned to a Planned Unit Development
PUD .
b. The rezone Ordinance must include standards for a common architectural theme as
well as development standards and buffers to insure compatibility with surrounding
properties.
c. Allowable uses shall be limited to those:
• Uses permitted by right and by conditional use in the C-3, Commercial
Intermediate zoning district, as listed in the Collier County Land Development
Code, Ordinance No. 04-41;
Page 1 of 4 Packet Pg. 186
Words underlined are added; words struck -through are deleted.
Exhibit
PL201600002211CP-2018-
■ Motor freight transportation and warehousing (mini- and self -storage warehousing
only, SIC 4225);
■ Carwashes provided that carwashes abutting residential zoning districts shall be
subject to section 5.05.11 of this code, SIC 7542;
■ Medical and dental laboratories, SIC 8071, 8072;
■ Nursing and professional care facilities, SIC 8051, 8052, 8059;
The rezone Ordinance shall limit these uses further to insure compatibility with
surrounding properties.
d. Development is limited up to a maximum intensity of 180,000 square feet of gross floor
area.
e. The westerly portion of this subdistrict (a.k.a. north 180 ft. of Tract 116, GGE Unit 22)
shall only be utilized for employee and emergency vehicle access only, native
preservation and buffer areas.
f. Interconnection shall be provided with properties fronting Immokalee Road located
immediately to the north and south.
C. List of Maps
*** *** *** *** *** text break *** *** *** *** ***
*** *** *** *** *** text break *** *** *** *** ***
Everglades — Randall Subdistrict
Immokalee Road/Randall Boulevard Planning Study Area
Immokalee Road — Estates Commercial Subdistrict
[Page 27]
GACDES Planning Services\Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments\2018 Cycles & Smalls\2018 Cycle
2 - frm Cycle 1\CP-18-4 GGAMP Immok - Ests\Exhbt A txt & maps\18-4 Immok—Estates Sbdstrct past-CCPC modified txt Ex.
A4 FNL.docx
Page 2 of 4 Packet Pg. 187
Words underlined are added; words struck -through are deleted.
EXHIBIT"A" PETITION PL20160000261
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EXHIBIT A
PL20'160000221/CP-2
Q�F� IMMOKALEE ROAD ESTATES COMMERCIAL SUBDISTRICT
COLLIER COUNTY, FLORIDA
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Packet Pg. 189 1
9.D.4
(CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT)
A zoning sign(s) 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 sign(s) 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.
I. The sign(s) 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 sign(s) 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 sign(s) in place, and readable condition until the requested action
has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the
petitioner's agent must replace the sign(s)
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.
- - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - -
AFFIDAVIT OF POSTING NOTICE
STATE OF FLORIDA
COUNTY OF COLLIER
BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED SHARON UMPENHOUR 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
SIGNATURE OF
AGENT
Wayne Arnold, AICP as Secretary/Treasurer for Q. Grady
Minor & Associates, P.A.
NAME (TYPED OR PRINTED)
STATE OF FLORIDA
COUNTY OF COLLIER
3800 Via Del Rey
STREET OR P.O. BOX
Bonita Springs, Florida 34110
CITY, STATE ZIP
The foregoing instrument was sworn to and subscribed before me this 23 day of June , 2020, by
Sharon Umpenhour, personally known to me of who pfeducea asidentification
and who dWdid not take an oath.
CARIN J. DWYER
COMMISSION # GG 982367
Po EXPIRES: May 14, 2024
'�'tc'sit;�. , $olldW ThRr Pu611C tlndelMnfters
My Commission Expires:
(Stamp with serial number)
Aa,
Signature of No Public Lj
Carin J. Dwyer
Printed Name of Notary Public
Rev. 3/4/2015
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I r" i
PUBLIC HEARING NOTICE
IMMOKALEE ROAD -ESTATES COMMERCIAL SUBDISTRICT
GROWTH MANAGEMENT PLAN AMENDMENT
PETITION NO. PL20160000221/CP-2018-4
CCPC; AUGUST 6, 2020 9:00 a.m.
BCC: OCTOBER 27, 2020 - 9:00 a.m.
COLLIER COUNTY GOVERNMENT CENTER
3299 EAST TAMIAMI TRAIL. NAPLES, EI- 34112
CORBY SCHMIDT. AICP: 239-252-2944
Packet Pg. 191
NAPLESNEWS.COM I WEDNESDAY, OCTOBER 7, 2020 1 9A
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be held by the Collier County Board of
County Commissioners on October 27, 2020, in the Board of County Commissioners
Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami Trail, Naples
FL., the Board of County Commis sloners (BCC) will consider the enactment of a County
Resolution. The meeting will commence at 9:00 A.M. The title of the proposed Resolution is
as follows:
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENT
TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS
AMENDED, SPECIFICALLY AMENDING THE RURAL GOLDEN GATE ESTATES SUB -
ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE AREA FUTURE
LAND USE MAPS TO ADD THE IMMOKALEE ROAD -ESTATES COMMERCIAL SUBDISTRICT
TO THE ESTATES -COMMERCIAL DISTRICT, TO ALLOW USES PERMITTED BY RIGHT
AND CONDITIONAL USE IN THE GENERAL COMMERCIAL (C-4) ZONING DISTRICT WITH
A TOTAL MAXIMUM INTENSITY OF 200,000 SQUARE FEET OF GROSS FLOOR AREA,
AND FURTHERMORE DIRECTING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA
DEPARTMENT OF ECONOMIC OPPORTUNITY, THE SUBJECT PROPERTY IS 20t ACRES
AND LOCATED ON THE WEST SIDE OF IMMOKALEE ROAD, APPROXIMATELY ONE HALF
MILE NORTH OF RANDALL BOULEVARD, IN SECTION 22, TOWNSHIP 48 SOUTH, RANGE
27 EAST, COLLIER COUNTY, FLORIDA. [PL20160000221]
A copy of the proposed Resolution is on file with the Clerk to the Board and is available for
inspection. All interested parties are invited to attend and be heard.
NOTE: All persons wishing to speak on any agenda item must register with the County
manager prior to presentation of the agenda item to be addressed. Individual speakers will
be limited to 3 minutes on,any item. The selection of any individual to speak on behalf of an
organization or group is encouraged. if recognized by the Chairman, a spokesperson for a
group or organization may be allotted 10 minutes to speak on an item.
Persons wishing to have written or graphic materials included in the Board agenda packets
must submit said material a minimum of 3 weeks prior to the respective public hearing. In
any case, written materials intended to be considered by the Board shall be submitted, to the
appropriate County staff a minimum of seven days prior to the public hearing. All materials
used in presentations before the Board will become a permanent part of the record.
As part of an ongoing initiative to promote social distancing during the COVID-19 pandemic,
the public will have the opportunity to provide public comments remotely, as well as
in person, during this proceeding. Individuals who would like to participate remotely,
should register any time after the agenda is posted on the County website which is 6 days
before the meeting through the link provided on the front page of the County website at
www.colliercountvfl.aov. Individuals who register will receive an email in advance of the
public hearing detailing how they can participate remotely in this meeting. For additional
information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.
Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Board 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 based.
If you are a person with a disability who needs any accommodation in order to participate
in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance.
Please contact the Collier County Facilities Management Division, located at 3335 Tamiami
Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to
the meeting. Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS, CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By: Teresa Cannon,
Deputy Clerk (SEAL)
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NC-GCIDSO4813-01
9.D.6
Co . er County
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliercountvfl.xov
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX: (239) 252-6358
Hybrid Virtual Quasi -Judicial Public Hearing Waiver
For Petition Number(s):
Emergency/Executive Order 2020-04
Hearing of the Collier County Planning Commission
and Board of County Commissioners
PL20160000221
Regarding the above subject petition number(s),
BCHD Partners I, LLC
(Name of
Applicant) elects to proceed during the declared emergency with hybrid virtual public hearings of the
Collier County Planning Commission and Board of County Commissioners, and waives the right to
contest any procedural irregularity due to the hybrid virtual nature of the public hearing.
Name:
Noel J. Davies, Esq.
Signature*
❑ Applicant
Q Legal Counsel to Applicant
�1' zo zd
Date:
* This form must be signed by either the Applicant (if the applicant is a corporate entity, this must be an
officer of the corporate entity) or the legal counsel to the Applicant.
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