Backup Documents 03/01/2021 BOCC Presentation v12.1 For Upload (March 1, 2021)Vanderbilt Beach Road Mixed-Use Subdistrict (PL20190000696)
One Naples MPUD (PL20190000697)
MARCH 1, 2021
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RICH YOVANOVICH
COLEMAN, YOVANOVICH, & KOESTER, P.A.
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PROJECT TEAM
Our project team is experienced, knowledgeable, and deeply connected to Naples.
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SUMMARY
Four Petitions:
1. Growth Management Plan Amendment
- Legislative Decision
- County Staff recommending approval
2. PUD Rezone Petition
- Quasi Judicial
- Staff Recommendation
Transportation – Approval
Environmental – Approval
Utilities – Approval
Zoning – Approval with conditions
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SUMMARY
Four Petitions:
3. Right of Way (ROW) Vacation
4. Right of Way (ROW) Permit with Landscape Maintenance Agreement (LMA)
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SUMMARY
Two Options:
1. Approve the four petitions, or…
2. Property Remains C-3
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CURRENT ZONING
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AERIAL VIEW AT TIME OF ACQUISITION
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PROJECT HISTORY – LAND ACQUISITION
8 TOTAL TRANSACTIONS:
1. Vanderbilt portfolio
2. Beach Box
3. South Bay Realty
4. Dugan properties
5. Little Mermaid - Murphy
6. Little Mermaid - Henke
7. Little Mermaid – Hogan
8. DaRuMa
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EXISTING CONDITIONS PROJECT PHOTOS
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AERIAL PROJECT VIEW
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SAVE VANDERBILT BEACH RENDERING VS ACTUAL
18-stories shown
16-stories shown
Save Vanderbilt Beach
Actual
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SAVE VANDERBILT BEACH RENDERING VS ACTUAL
Save Vanderbilt Beach
Actual
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SAVE VANDERBILT BEACH SURVEY/PUSH POLL
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SAVE VANDERBILT BEACH TV COMMERCIAL
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ONE NAPLES AND REGATTA (MIRALIA PUD) ZONING DATA COMPARISON
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RENDERED SITE PLAN – SETBACKS
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COUNTY PARKING GARAGE
Save Vanderbilt Beach
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REGATTA DEVELOPMENT SECTION
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ONE NAPLES DEVELOPMENT SECTION
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VANDERBILT BEACH ROAD & SOUTHBAY DRIVE
FACING NORTH
COMMUNITY IMPROVEMENTS — LANDSCAPING
EXISTING
PROPOSED
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VANDERBILT BEACH ROAD & SOUTHBAY DRIVE
FACING WEST
COMMUNITY IMPROVEMENTS — LANDSCAPING
PROPOSED
EXISTING
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VANDERBILT BEACH ROAD & GULF SHORE DRIVE
FACING NORTH
COMMUNITY IMPROVEMENTS — LANDSCAPING
EXISTING
PROPOSED
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GULF SHORE DRIVE FACING SOUTH
COMMUNITY IMPROVEMENTS — LANDSCAPING
EXISTING
PROPOSED
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SOUTHBAY DRIVE & GULF SHORE COURT
FACING WEST
COMMUNITY IMPROVEMENTS — LANDSCAPING
EXISTING
PROPOSED
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VANDERBILT BEACH ROAD
FACING NORTHEAST
COMMUNITY IMPROVEMENTS — LANDSCAPING
EXISTING
PROPOSED
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C-3 COMMERCIAL ALTERNATIVE
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C-3 COMMERCIAL ALTERNATIVE LETTERS OF VIABILITY
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DAN OBERSKI - RESUME
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DAVID J. STEVENS, CCIM- RESUME
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BOB MULHERE
HOLE MONTES
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CURRENT ZONING
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COMPATIBILITY
FLUE Policy 5.6:
Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004
and effective October 18, 2004, as amended)
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COMPATIBILITY
LDC Definitions:
Compatibility: A condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively
impacted directly or indirectly by another use or condition.
Complementary: Not defined in the LDC
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COMPATIBILITY
Complementary 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”
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NEIGHBORHOOD COMPATIBILITY
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SURROUNDING PANORAMA VIDEO – EXISTING CONTEXT
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C-3 COMMERCIAL ALTERNATIVE
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COMPLEMENTARY AND COMPATIBLE
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COMPLEMENTARY AND COMPATIBLE
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JIM BANKS
JMB TRANSPORTATION
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TRANSPORTATION
Traffic Impact Statement
TIS was prepared pursuant to Collier County’s Traffic Study Guidelines and the Methodology that was established with Staff’s oversight/input
Traffic Study was reviewed by both staff and Jacobs Engineering.
Scope of Study
Link-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 Structure
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TRANSPORTATION
One Naples Traffic vs. Commercial Traffic
One Naples Residential Trips – Compatible with Neighborhood Trips
Commercial Net New PM Peak Hour Trips are more than 9 Times the Impact vs. the One Naples Net New PM Peak Hour Trips
Commercial Trips will be attracted into this Area
Restaurants & Retail on the Water & Near the Beach will be an Entertainment Attractor (Examples: Tin City and The Village Shops on Venetian Bay)
Land Use Trip Lengths per Collier County’s Road Impact Fee Study
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TRANSPORTATION
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TRANSPORTATION
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TRANSPORTATION
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TRANSPORTATION
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TRANSPORTATION
Corridor Operational Evaluation
Vanderbilt Beach Road (Gulf Shore Dr -to- Vanderbilt Drive)
Analysis Baseline Data
7-Day Traffic Data Collection (Jan 14th thru 20th, 2020)
Video Recorded - Pedestrians, Bicyclists and Vehicular Traffic
Field Observations & Data Collection Verification (January and February, 2020)
Existing Corridor & Beach Parking Conditions
Pedestrian Traffic/Conflicts
Parking Structure Inefficiencies/Conflicts
Identified Corridor Improvements Evaluation Methodology
Corridor w/ Recommended Improvements
Project Build-out w/ Recommended Improvements
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TRANSPORTATION
Beach 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.
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TRANSPORTATION
In order to reduce the recurrence of congestion caused by the parking garage, it is recommended that the following traffic controls and improvements be implemented:
Extend the left turn lane into the garage,
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.
Install variable message signs along Vanderbilt Beach Road informing motorists in advance as to the parking structure’s status.
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SITE ACCESS ALIGNGED W/ PARKING STRUCTURE ENTRANCE
Site 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 Realignment
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TRANSPORTATION
Traffic Study Summation
Both county staff and Jacobs Engineering agreed with the report’s findings and the recommended transportation improvements
One 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 trips
As established by Collier County’s 2019 AUIR, the demand on Vanderbilt Beach Road is:
Existing = 930 vphpd = LOS D
Project Build-out = 1,105 vphpd = v/c ratio = 0.79 = LOS D
Adopted LOS capacity= 1,400 vphpd = BCC Adopted LOS E
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TRANSPORTATION
Therefore, 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.
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TRANSPORTATION
EXISTING CONDITIONS
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TRANSPORTATION
WITH IMPROVEMENTS AND PROJECT TRIPS
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BRIAN STOCK
STOCK DEVELOPMENT
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AERIAL VIEW AT TIME OF ACQUISITION
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PROJECT HISTORY – LAND ACQUISITION
8 TOTAL TRANSACTIONS:
1. Vanderbilt portfolio
2. Beach Box
3. South Bay Realty
4. Dugan properties
5. Little Mermaid - Murphy
6. Little Mermaid - Henke
7. Little Mermaid – Hogan
8. DaRuMa
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SUMMARY OF NEIGHBORHOOD OUTREACH
One Naples Open House – Held at The Ritz Carlton (500+ in attendance)
May 17, 2017
Neighborhood Informational Meeting (NIM) – (500+ in attendance)
March 3, 2020
Information Sessions (8)
February 14, 2020 @ 9:30
February 14, 2020 @ 1:30
February 19, 2020 @ 9:30
February 19, 2020 @ 1:30
February 19, 2020 @ 5:30
February 21, 2020 @ 9:30
February 21, 2020 @ 1:30
February 21, 2020 @ 5:30
Vanderbilt Palms (4)
November 21, 2019
December 16, 2019
April 27, 2020
June 29, 2020
Beachwalk (1)
June 29, 2020
Barefoot Pelican (6)
March 29, 2019
August 29, 2019
January 6, 2020
February 14, 2020
March 3, 2020
April 29, 2020
Regatta (5)
March 29, 2019
September 11, 2019
March 16, 2020
April 29, 2020
June 29, 2020
Save Vanderbilt Beach (3)
March 18, 2020
April 10, 2020
June 30, 2020
Naples Park Area Association (3)
July 6, 2017
March 19, 2020
April 28, 2020
VBRA (3)
March 18, 2020
April 30, 2020
June 26, 2020
Pelican Bay Foundation (4)
August 29, 2019
March 18, 2020
April 29, 2020
June 29, 2020
Bay Colony @ Pelican Bay (2)
March 11, 2020
April 29, 2020
Trieste @ Pelican Bay (2)
January 15, 2020
February 4, 2020
Ritz Carlton (4)
October 6, 2017
August 28, 2019
January 28, 2020
March 26, 2020
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DaRuMa CONCEPT
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SUMMARY OF NEIGHBORHOOD OUTREACH
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SUMMARY OF NEIGHBORHOOD OUTREACH
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INTERSECTION OF VANDERBILT BEACH ROAD & SOUTHBAY DRIVE FACING NORTH
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INTERSECTION OF VANDERBILT BEACH ROAD & SOUTHBAY DRIVE FACING WEST
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INTERSECTION OF VANDERBILT BEACH ROAD & SOUTHBAY DRIVE FACING WEST
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PROJECT ENTRANCE AT VANDERBILT BEACH ROAD
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PROJECT ENTRANCE AT VANDERBILT BEACH ROAD
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PROJECT ENTRANCE AT VANDERBILT BEACH ROAD
FACING WEST
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LANDSCAPE BUFFER ALONG VANDERBILT BEACH ROAD ADJACENT TO PROJECT
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INTERSECTION OF VANDERBILT BEACH ROAD & GULF SHORE DRIVE FACING NORTH
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VIEW FACING NORTH ALONG GULF SHORE DRIVE
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VIEW FACING NORTH ALONG GULF SHORE DRIVE
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GULF SHORE DRIVE FACING SOUTH
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VIEW FACING EAST TOWARDS BAREFOOT PELICAN ON SOUTHBAY DRIVE
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INTERSECTION OF SOUTHBAY DRIVE AND GULF SHORE COURT FACING SOUTH
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INTERSECTION OF SOUTHBAY DRIVE AND GULF SHORE COURT
FACING SOUTH
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INTERSECTION OF SOUTHBAY DRIVE AND GULF SHORE COURT
FACING WEST
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SOUTHBAY DRIVE FACING WEST
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SOUTHBAY DRIVE FACING SOUTH
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INTERSECTION OF VANDERBILT BEACH ROAD & GULF SHORE PREDOMINATE PUBLIC CORNER – DRAMATICALLY ENHANCED
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ONE FOR ALL.
Presenting a vision that doesn’t reinvent a neighborhood but complements its legacy.
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RICH YOVANOVICH
COLEMAN, YOVANOVICH, & KOESTER, P.A.
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DEVELOPER COMMITMENTS
Maximum total daily trip generation for the PUD shall not exceed 132 two-way PM peak hour net trips
Developer shall provide the following at no cost to Collier County:
Design and installation of a traffic signal and separate westbound right turn lane at Vanderbilt Beach Road & Gulf Shore Drive
Design and installation of an extended left turn lane into Collier County parking garage
Design and installation of enhanced technology for the Collier County parking garage, including signage upgrades for notification to public of garage parking availability
Design and installation of improvements to South Bay Drive, including:
Removal of roadside swales and installation of a closed drainage system,
Construction of 10’ travel lanes,
Construction of 4’ bike lanes,
Construction of 5’ sidewalks on both sides of the road
Design and installation of a sidewalk along east side of Gulf Shore Drive adjacent to project
Design and installation of an 8’ wide multi-use pathway along the north side of Vanderbilt Beach Road
Design, install, and maintain enhanced landscaping (above and beyond required perimeter buffers)
Design, install, and maintain enhanced landscaping within the adjacent rights- of-way
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DEVELOPER COMMITMENTS
C. 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.
Relocation of Gulf Shore Court with a privately maintained access drive that will be open to the general public
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 DaRuMa Parcel: 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.
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ZONING COMPARISON
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COMMUNITY IMPROVEMENTS
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AD VALOREM TAX REVENUE COMPARISON
DEVELOPED AS COMMERCIAL
Tax Comp – Venetian Village
2020 TRIM Notice = $300,546 annual tax revenue
DEVELOPED AS RESIDENTIAL
Tax Comp – Trieste @ Pelican Bay
Avg Ad Valorem Tax Bill = $25,886 per unit
Based on 2020 Average Assessed Value of $2,432,417 per Collier County Property Appraiser
140 units x $25,886/unit = $3,624,040 annual tax revenue
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BUZZ’S LIGHTHOUSE LETTER OF SUPPORT
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BAREFOOT PELICAN LETTER OF SUPPORT
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VANDERBILT PALMS LETTER OF SUPPORT
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DaRuMa CONCEPT AND NEIGHBORHOOD SUPPORT
(VANDERBILT PALMS, BAREFOOT PELICAN, BUZZ’S LIGHTHOUSE)
VANDERBILT PALMS
BAREFOOT
PELICAN
BUZZ’S LIGHTHOUSE
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ONE NAPLES TV COMMERCIAL
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100,000 SF RETAIL/RESTAURANT
404 PM PEAK HR. NET NEW TRIPS & 4,625 NET NEW DAILY TRIPS
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140 MULTI-FAMILY RESIDENTIAL & 10,000 SF
45 PM PEAK HR. NET NEW TRIPS & 828 NET NEW DAILY TRIPS
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CONCLUSION
Benefits of Project:
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)
GMP only allows Commercial based upon consistency by Policy Provisions in GMP
One Naples will enhance the area
404 Net New PM Peak Hour Trips Under Commercial Alternative. 45 Net New PM Peak Hour Trips Under One Naples Proposal
Transportation / Drainage / Landscape improvements ($1,750,000)
Increase In Ad Valorem Taxes Generated ($300,000 vs. $ 3,624,040 annually)
Stock Development a trusted local developer
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THE FACTS MATTER: ONE NAPLES SURVEY
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THANK YOU
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