Backup Documents 03/01/20201 Presentation (Stock Development)Vanderbilt Beach Road Mixed‐Use Subdistrict (PL20190000696)One Naples MPUD (PL20190000697)MARCH 1, 20211
RICH YOVANOVICHCOLEMAN, YOVANOVICH, & KOESTER, P.A.2
PROJECT TEAMOur project team is experienced, knowledgeable, and deeply connected to Naples.3
SUMMARYFour Petitions:1. Growth Management Plan Amendment- Legislative Decision- County Staff recommending approval 2. PUD Rezone Petition- Quasi Judicial- Staff RecommendationTransportation –ApprovalEnvironmental –ApprovalUtilities –ApprovalZoning –Approval with conditions4
SUMMARYFour Petitions:3. Right of Way (ROW) Vacation 4. Right of Way (ROW) Permit with Landscape Maintenance Agreement (LMA)5
SUMMARYTwo Options:1. Approve the four petitions, or…2. Property Remains C-36
CURRENT ZONING7
AERIAL VIEW AT TIME OF ACQUISITION8
PROJECT HISTORY –LAND ACQUISITION8 TOTAL TRANSACTIONS:1. Vanderbilt portfolio2. Beach Box3. South Bay Realty4. Dugan properties5. Little Mermaid - Murphy6. Little Mermaid - Henke7. Little Mermaid – Hogan8. DaRuMa9
EXISTING CONDITIONS PROJECT PHOTOS10
AERIAL PROJECT VIEW11
SAVE VANDERBILT BEACH RENDERING VS ACTUAL18‐stories shown16‐stories shownSave Vanderbilt BeachActual 12
SAVE VANDERBILT BEACH RENDERING VS ACTUALSave Vanderbilt BeachActual 13
SAVE VANDERBILT BEACH SURVEY/PUSH POLL14
SAVE VANDERBILT BEACH TV COMMERCIAL15
ONE NAPLES AND REGATTA (MIRALIA PUD) ZONING DATA COMPARISON16
RENDERED SITE PLAN – SETBACKS 17
COUNTY PARKING GARAGESave Vanderbilt Beach18
REGATTA DEVELOPMENT SECTION19
ONE NAPLES DEVELOPMENT SECTION20
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VANDERBILT BEACH ROAD & SOUTHBAY DRIVE FACING NORTHCOMMUNITY IMPROVEMENTS — LANDSCAPINGEXISTING PROPOSED41
VANDERBILT BEACH ROAD & SOUTHBAY DRIVEFACING WESTCOMMUNITY IMPROVEMENTS — LANDSCAPINGPROPOSEDEXISTING42
VANDERBILT BEACH ROAD & GULF SHORE DRIVE FACING NORTHCOMMUNITY IMPROVEMENTS — LANDSCAPINGEXISTING PROPOSED43
GULF SHORE DRIVE FACING SOUTHCOMMUNITY IMPROVEMENTS — LANDSCAPINGEXISTING PROPOSED44
SOUTHBAY DRIVE & GULF SHORE COURTFACING WESTCOMMUNITY IMPROVEMENTS — LANDSCAPINGEXISTING PROPOSED45
VANDERBILT BEACH ROADFACING NORTHEASTCOMMUNITY IMPROVEMENTS — LANDSCAPINGEXISTING PROPOSED46
C‐3 COMMERCIAL ALTERNATIVE47
C‐3 COMMERCIAL ALTERNATIVE LETTERS OF VIABILITY 48
DAN OBERSKI ‐RESUME49
DAVID J. STEVENS, CCIM‐RESUME50
BOB MULHEREHOLE MONTES51
CURRENT ZONING52
COMPATIBILITYFLUE Policy 5.6:Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as setforth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, asamended)53
COMPATIBILITYLDC Definitions: Compatibility: A condition in which land uses or conditions can coexist in relativeproximity to each other in a stable fashion over time such that no use or condition isunduly negatively impacted directly or indirectly by another use or condition.Complementary: Not defined in the LDC54
COMPATIBILITYComplementary relevant definition (Merriam-Webster Dictionary):“going together well”“working well together” Compatible relevant definition (Merriam-Webster Dictionary):“capable of existing together in harmony…”“able to exist together without trouble or conflict” 55
NEIGHBORHOOD COMPATIBILITY56
SURROUNDING PANORAMA VIDEO – EXISTING CONTEXT57
C‐3 COMMERCIAL ALTERNATIVE58
COMPLEMENTARY AND COMPATIBLE59
COMPLEMENTARY AND COMPATIBLE60
JIM BANKSJMB TRANSPORTATION61
TRANSPORTATIONTraffic Impact Statement TIS was prepared pursuant to Collier County’s Traffic Study Guidelines and the Methodology that was established with Staff’s oversight/inputTraffic Study was reviewed by both staff and Jacobs Engineering. Scope of StudyLink-Specific Concurrency Review Vanderbilt Beach Road (Gulf Shore Drive -to- U.S. 41)Gulf Shore Drive (Vanderbilt Beach Road-to-Bluebill Avenue/111th Avenue) Corridor Operational Evaluation Vanderbilt Beach Road (Gulf Shore Dr -to- Vanderbilt Drive)Reviewed the Beach Parking Garage Conditions Public Beach Parking Structure62
TRANSPORTATIONOne Naples Traffic vs. Commercial Traffic1. One Naples Residential Trips – Compatible with Neighborhood Trips2. Commercial Net New PM Peak Hour Trips are more than 9 Times the Impact vs. the One Naples Net New PM Peak Hour Trips3. Commercial Trips will be attracted into this Area4. Restaurants & Retail on the Water & Near the Beach will be an Entertainment Attractor (Examples: Tin City and The Village Shops on Venetian Bay)5. Land Use Trip Lengths per Collier County’s Road Impact Fee Study63
TRANSPORTATION64
TRANSPORTATIONLand Use PM Peak Hour Net New Trips100,000 SF Retail/Restaurant 404 two-way PM trips75,000 SF Retail/Restaurant 299 two-way PM trips50,000 SF Retail/Restaurant 189 two-way PM trips25,000 SF Retail/Restaurant 69 two-way PM trips140 MF Residential; 10,000 Com. SF 45 two-way PM trips65
TRANSPORTATION66
TRANSPORTATION67
TRANSPORTATIONCorridor Operational Evaluation Vanderbilt Beach Road (Gulf Shore Dr -to- Vanderbilt Drive)Analysis Baseline Data7-Day Traffic Data Collection (Jan 14ththru 20th, 2020)Video Recorded - Pedestrians, Bicyclists and Vehicular TrafficField Observations & Data Collection Verification (January and February, 2020) Existing Corridor & Beach Parking ConditionsPedestrian Traffic/ConflictsParking Structure Inefficiencies/ConflictsIdentified Corridor Improvements Evaluation MethodologyCorridor w/ Recommended ImprovementsProject Build-out w/ Recommended Improvements68
TRANSPORTATIONBeach Parking Operational Evaluation Parking Structure Operational Failure and Recommended Improvements:•Currently, the parking structure is a "pay as you enter" system.•At capacity, admittance is temporarily prohibited until either 30 spaces become available or 30 minutes have elapsed.•Observed recurring and persistent delay and backup at the garage’s entrance. •Queue extends beyond the garage's left-in turn lane.•At times, the queue extends well beyond the garage's left-in turn lane storage, and at times, well beyond the intersection of Vanderbilt Beach Drive and Vanderbilt Beach Road. •As a result, westbound traffic flow is interrupted which causes backup and delays along the length of the corridor. 69
TRANSPORTATIONIn order to reduce the recurrence of congestion caused by the parking garage, it is recommended that the following traffic controls and improvements be implemented:1. Extend the left turn lane into the garage, 2. Subject to staff’s approval, design and install an automation system of the parking structure including a “park and pay” or “pay as you leave” system vs. the current “pay as you enter” operation. 3. Install variable message signs along Vanderbilt Beach Road informing motorists in advance as to the parking structure’s status.70
SITE ACCESS ALIGNGED W/ PARKING STRUCTURE ENTRANCESite Access Aligned w/ Parking Structure Entrance•Proposed realignment is good Access Management Policy•Slow Speed and Low Traffic Volume Intersections•Consolidated Two Off-set Intersections to Create One Intersection•Pedestrian and Bicycle Crossing •Staff Reviewed and Approved the Proposed Access Realignment71
TRANSPORTATIONTraffic Study Summation Both county staff and Jacobs Engineering agreed with the report’s findings and the recommended transportation improvementsOne Naples will generate substantially less traffic than would be generated by the current land use entitlements (45 Net New PM Peak Hour trips vs. 404 Net New PM Peak Hour trips) and One Naples will be predominately residential generated trips vs. commercial tripsAs established by Collier County’s 2019 AUIR, the demand on Vanderbilt Beach Road is:Existing = 930 vphpd = LOS DProject Build-out = 1,105 vphpd = v/cratio = 0.79 = LOS D Adopted LOS capacity= 1,400 vphpd = BCC Adopted LOS E72
TRANSPORTATIONTherefore, the project satisfies the link-specific concurrency standard.The proposed traffic signal at the intersection of Gulf Shore Drive and Vanderbilt Beach Road will reduce the westbound back of queue and delay by approximately 76%, and will result in a higher average travel speed along Vanderbilt Beach Road. That is, the average travel speed will improve from 6 MPH to 15 MPH. Also, by implementing the recommended Beach Parking Improvements there will be a notable reduction in the recurrence of congestion along Vanderbilt Beach Road.73
TRANSPORTATIONEXISTING CONDITIONS74
TRANSPORTATIONWITH IMPROVEMENTS AND PROJECT TRIPS75
BRIAN STOCKSTOCK DEVELOPMENT76
AERIAL VIEW AT TIME OF ACQUISITION77
PROJECT HISTORY –LAND ACQUISITION8 TOTAL TRANSACTIONS:1. Vanderbilt portfolio2. Beach Box3. South Bay Realty4. Dugan properties5. Little Mermaid - Murphy6. Little Mermaid - Henke7. Little Mermaid – Hogan8. DaRuMa78
SUMMARY OF NEIGHBORHOOD OUTREACHOne Naples Open House – Held at The Ritz Carlton (500+ in attendance)oMay 17, 2017Neighborhood Informational Meeting (NIM) – (500+ in attendance)oMarch 3, 2020Information Sessions (8)oFebruary 14, 2020 @ 9:30oFebruary 14, 2020 @ 1:30oFebruary 19, 2020 @ 9:30oFebruary 19, 2020 @ 1:30oFebruary 19, 2020 @ 5:30oFebruary 21, 2020 @ 9:30oFebruary 21, 2020 @ 1:30oFebruary 21, 2020 @ 5:30Vanderbilt Palms (4)oNovember 21, 2019oDecember 16, 2019oApril 27, 2020oJune 29, 2020Beachwalk (1)oJune 29, 2020Barefoot Pelican (6)oMarch 29, 2019oAugust 29, 2019oJanuary 6, 2020oFebruary 14, 2020oMarch 3, 2020oApril 29, 2020Regatta (5)oMarch 29, 2019oSeptember 11, 2019oMarch 16, 2020oApril 29, 2020oJune 29, 2020Save Vanderbilt Beach (3)oMarch 18, 2020oApril 10, 2020oJune 30, 2020Naples Park Area Association (3)oJuly 6, 2017oMarch 19, 2020oApril 28, 2020VBRA (3)oMarch 18, 2020oApril 30, 2020oJune 26, 2020Pelican Bay Foundation (4)oAugust 29, 2019oMarch 18, 2020oApril 29, 2020oJune 29, 2020Bay Colony @ Pelican Bay (2)oMarch 11, 2020oApril 29, 2020Trieste @ Pelican Bay (2)oJanuary 15, 2020oFebruary 4, 2020Ritz Carlton (4)oOctober 6, 2017oAugust 28, 2019oJanuary 28, 2020oMarch 26, 202079
DaRuMa CONCEPT80
SUMMARY OF NEIGHBORHOOD OUTREACH81
SUMMARY OF NEIGHBORHOOD OUTREACH82
INTERSECTION OF VANDERBILT BEACH ROAD & SOUTHBAY DRIVE FACING NORTH83
INTERSECTION OF VANDERBILT BEACH ROAD & SOUTHBAY DRIVE FACING WEST84
INTERSECTION OF VANDERBILT BEACH ROAD & SOUTHBAY DRIVE FACING WEST85
PROJECT ENTRANCE AT VANDERBILT BEACH ROAD86
PROJECT ENTRANCE AT VANDERBILT BEACH ROAD87
PROJECT ENTRANCE AT VANDERBILT BEACH ROAD FACING WEST88
LANDSCAPE BUFFER ALONG VANDERBILT BEACH ROAD ADJACENT TO PROJECT89
INTERSECTION OF VANDERBILT BEACH ROAD & GULF SHORE DRIVE FACING NORTH90
VIEW FACING NORTH ALONG GULF SHORE DRIVE91
VIEW FACING NORTH ALONG GULF SHORE DRIVE92
GULF SHORE DRIVE FACING SOUTH93
VIEW FACING EAST TOWARDS BAREFOOT PELICAN ON SOUTHBAY DRIVE94
INTERSECTION OF SOUTHBAY DRIVE AND GULF SHORE COURT FACING SOUTH95
INTERSECTION OF SOUTHBAY DRIVE AND GULF SHORE COURTFACING SOUTH96
INTERSECTION OF SOUTHBAY DRIVE AND GULF SHORE COURTFACING WEST97
SOUTHBAY DRIVE FACING WEST98
SOUTHBAY DRIVE FACING SOUTH99
INTERSECTION OF VANDERBILT BEACH ROAD & GULF SHORE PREDOMINATE PUBLIC CORNER –DRAMATICALLY ENHANCED100
ONE FOR ALL.Presenting a vision that doesn’t reinvent a neighborhood but complements its legacy.101
RICH YOVANOVICHCOLEMAN, YOVANOVICH, & KOESTER, P.A.102
DEVELOPER COMMITMENTSA. Maximum total daily trip generation for the PUD shall not exceed 132 two-way PM peak hour net trips B. Developer shall provide the following at no cost to Collier County: i. Design and installation of a traffic signal and separate westbound right turn lane at Vanderbilt Beach Road & Gulf Shore Driveii. Design and installation of an extended left turn lane into Collier County parking garageiii. Design and installation of enhanced technology for the Collier County parking garage, including signage upgrades for notification to public of garage parking availabilityiv. Design and installation of improvements to South Bay Drive, including:i. Removal of roadside swales and installation of a closed drainage system, ii. Construction of 10’ travel lanes,iii. Construction of 4’ bike lanes, iv. Construction of 5’ sidewalks on both sides of the roadv. Design and installation of a sidewalk along east side of Gulf Shore Drive adjacent to projectvi. Design and installation of an 8’ wide multi-use pathway along the north side of Vanderbilt Beach Roadvii. Design, install, and maintain enhanced landscaping (above and beyond required perimeter buffers) viii.Design, install, and maintain enhanced landscaping within the adjacent rights- of-way103
DEVELOPER COMMITMENTSC. No vertical construction within MU Tract 1 will be allowed until the permanent replacement easements required by the Petition to Vacate, PL20200000368, are approved by staff and recorded in the official land records of Collier County. D. Relocation of Gulf Shore Court with a privately maintained access drive that will be open to the general publicE. The development of the One Naples project is conditioned upon the existing DaRuMa restaurant being demolished prior to commencement of vertical construction of the One Naples project. Upon demolition of the existing DaRuMa restaurant the “DaRuMa Parcel” as legally described on Exhibit “H”, will initially be used for construction staging and or parking. After completion of the One Naples Development, the DaRuMa Parcel shall be utilized as an open space amenity for One Naples. The following uses will be permitted on the DaRuMaParcel: hardscape and landscape areas, restrooms, shade structures, fire pits, grills, bocce ball courts, putting green, fountains, and gazebos. Utilities, stormwater, sidewalks, ingress/egress and infrastructure facilities as may be required to support the One Naples project and low-level lighting fixtures are also permitted. The following uses are prohibited: clubhouses, tennis courts, pickleball courts, swimming pools, residential, or commercial development.104
ZONING COMPARISONCommunity Improvement Existing C‐3One Naples NotesTraffic Signalization Installation of new traffic signal at Vanderbilt Beach Road & Gulf Shore Drive with pedestrian actuated crossing signalParking Garage Technology Upgrades New Point of Sale, Parking Capacity Tracking & Communication, Additional Signage Communicating w/ Real-Time Availability Southbay Drive Landscaping (Off-site) Developer to fund the capital improvement costs and perpetual landscape maintenance costs of enhanced landscapingSouthbay Drive Sidewalks (Off-site) Provides pedestrian connectivity throughout Southbay DriveDrainage Improvements (Off-site) Resolves historical drainage issues with existing roadside swalesStreet Lighting (Off-site) Provides safe environment for the publicBike Lanes (Off-site) Provides additional connectivity and a bypass option to avoid Vanderbilt Beach Road & Gulfshore Drive intersection congestion105
COMMUNITY IMPROVEMENTSDescriptionEstimated CostTraffic Signalization $500,000Parking Garage Technology Upgrades $250,000Landscape Upgrades $250,000Utility Improvements $325,000Roadway/Drainage Improvements $375,000Street Lighting$50,000Total Public Improvements $1,750,000106
AD VALOREM TAX REVENUE COMPARISONDEVELOPED AS COMMERCIALTax Comp – Venetian Village2020 TRIM Notice = $300,546 annual tax revenueDEVELOPED AS RESIDENTIALTax Comp – Trieste @ Pelican BayAvg Ad Valorem Tax Bill = $25,886 per unitBased on 2020 Average Assessed Value of $2,432,417 per CollierCounty Property Appraiser140 units x $25,886/unit =$3,624,040 annual tax revenue107
BUZZ’S LIGHTHOUSE LETTER OF SUPPORT108
BAREFOOT PELICAN LETTER OF SUPPORT109
VANDERBILT PALMS LETTER OF SUPPORT110
DaRuMa CONCEPT AND NEIGHBORHOOD SUPPORT(VANDERBILT PALMS, BAREFOOT PELICAN, BUZZ’S LIGHTHOUSE)VANDERBILT PALMSBAREFOOT PELICANBUZZ’S LIGHTHOUSE111
ONE NAPLES TV COMMERCIAL112
100,000 SF RETAIL/RESTAURANT 404 PM PEAK HR. NET NEW TRIPS & 4,625 NET NEW DAILY TRIPS113
140 MULTI‐FAMILY RESIDENTIAL & 10,000 SF45 PM PEAK HR. NET NEW TRIPS & 828 NET NEW DAILY TRIPS114
CONCLUSIONBenefits of Project:1. Residential Uses are Compatible and Complementary- Barefoot Pelican (45.80 units/acre)- Vanderbilt Palms (52.83 units/acre)- Regatta (23.44 units/acre)- Vanderbilt Hideaway (53.57 units/acre)- One Naples (22.58 units/acre)2. GMP only allows Commercial based upon consistency by Policy Provisions in GMP3. One Naples will enhance the area4. 404 Net New PM Peak Hour Trips Under Commercial Alternative. 45 Net New PM Peak Hour Trips Under One Naples Proposal5. Transportation / Drainage / Landscape improvements ($1,750,000)6. Increase In Ad Valorem Taxes Generated ($300,000 vs. $ 3,624,040 annually)7. Stock Development a trusted local developer115
THE FACTS MATTER: ONE NAPLES SURVEY116
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