Backup Documents 01/12/2021 Item #17C NC Square Overlay - Continued to 1/26/21
GROWTH MANAGEMENT DEPARTMENT
BCC January 12, 2021
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NC Square Mixed Use Overlay GMPA
PL20180002233/CP-2019-1
for TRANSMITTAL
BCC 1/12/2021
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Subject Property - PL20180002621/
CPSS-2019-4, and PL20180002622
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Add site plan with aerial
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BackgroundD AND ANALYSIS:
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In 1970s, all parcels abutting Oakes Blvd and Immokalee were zoned C-3.
Building permits were issued for storage/warehouse building in exitings, as well as motorcycle and ATVE repair shop.
In 1982 a Countwide zonind Ordianace downzoned the C-3 to Estates
Property became non-conforming use.
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Subsequent to 1982, conditional uses (CU) for a fire station and four churches have been approved along Immokalee Road; a CU for a church has been approved on Oakes Blvd.; and, a CU
for a church has been approved just west of Oakes Blvd. - all of which have been constructed and are in use. In 2015, the County adopted a GMP amendment and PUD rezone to establish
the Southbrooke Commercial Subdistrict and Southbrooke Commercial PUD which permits 40,000 square feet of uses in the C-1, Commercial Professional and General Office zoning district;
this property remains undeveloped. (the map to the left shows the church CUs in yellow highlight and the Southbrook PUD in blue scribble) Also, Immokalee Road has been widened in
this area to a six-lane divided roadway; Oakes Blvd. has become right-in, right-out only at the Immokalee Road intersection; Valewood Drive has been extended south from Immokalee Road
to Autumn Oaks Lane; and, Vanderbilt Beach Road has been constructed and eventually widened in this area to a six-lane divided roadway.
It appears that the developed portion of the subject site is rarely used. It is a nonconforming use but may or may not retain its status as a legal nonconforming use.
Surrounding Uses
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Staff Recommendation
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Staff recommends to approve the GMPA for adoption and transmittal to the Florida Department of Economic Opportunity, and further recommends approval of the PUDZ.
There is a demonstrated need for the proposed uses.
The site is an appropriate central location for the proposed uses.
The proposed uses are considered community facility uses and institutional uses, not commercial uses.
There are no adverse infrastructure impacts, environmental resources or cultural resources.
The application shows almost all site-related traffic occurs during non-peak hours.
Based on the proposed site plan, the use is found to be compatible with the surrounding area
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COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION:
The CCPC heard petition on March 5, 2020, and by a vote of 4 to 1 recommended to forward this petition to the Board with a recommendation of approval with stipulations.
The required changes and additions to be added to the PUD by the CCPC include:
Add 15 feet height for the maximum lighting in the parking lot
Daily monitoring plan
Law enforcement control for Wednesday lunches
Utilize the new master plan as shown on the overhead
Utilize the new buffers as shown on the overhead
Provide the enhanced vegetation along all the buffers with the exception of the southern buffer
Include all commitments as presented in the PUD and the overhead
Add language ‘any use not authorized is prohibited’
Provide a realistic preserves number based on the new width of the preserve, (2.88 acres more)
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On May 21, 2020, the applicant proposed adding a new transportation condition to the PUD document post-CCPC which staff accepted, in Exhibit F, Section 4.b. This condition was added
to the Ordinance.
Staff PUDZ Recommendation: Staff concurs with the recommendation of the CCPC, (which is reflected in the attached Ordinance) and recommends that the Board approve the applicant’s request
to rezone to the CFPUD zoning district.
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Questions?
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