Zoning - One NaplesBackup Documents 03/01/2021 BCC - PPT Presentation- BCC Mar 1 2021 - TEAM FINAL10
GROWTH MANAGEMENT DEPARTMENT
March 1, 2021
One Naples
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Agenda Overview
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Requested Action:
Right-Of-Way Vacation
Small Scale Growth Management Plan Amendment
Rezone from C-3 Commercial Intermediate Zoning District to Mixed-Use Planned Unit Development (MPUD)
Landscape Maintenance Agreement
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Revisions following Planning Commission
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PUD changes
Reduced Tower Height from 208 to 186
Increased Tower Setback from 25 ft to 35 ft on Gulf Shore Drive
Staff Recommendations
Change from “Street Level Commercial” to “Street Accessible Commercial”
Remove “wedding cake” architectural standard
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Contents
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Planning Review
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Existing Future Land Use Designation & Zoning
Urban Mixed-Use District, Residential Subdistrict
Current Allowable Residential Density is 16 DU/A
Current Zoning is C-3 General Commercial is permitted
Under C-3 about 164,000 sf commercial-residential is allowed
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Growth Management Plan (GMP) Amendment
Chapter 163.3177, F.S. requires amendments based on relevant surveys, studies and data.
GMP Policy 5.3. addresses properties “Consistent by Policy”
The GMP incentivizes commercial conversion through a residential density bonus for up to 16 units per acre, the density requested is 31.7 units per acre and is the basis for the amendment.
Policy 5.3.e Overall intensity of development shall be determined based upon a comparison of public facility impacts as allowed by the existing zoning district and the proposed zoning
district.
Staff’s analysis finds the proposed GMP Amendment results in less public infrastructure impact than the C-3 zoning, and no adverse impacts to public infrastructure level of service
The proposed residential and limited commercial uses are compatible with surrounding uses.
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Section 163.3164(9), [Florida Community Planning Act] “Compatibility” means 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.
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Zoning Compatibility Findings:
Tract 1
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Adjacent and abutting buildings actual height:
North—Lighthouse Inn, 25-ft; Turtle Club Condos 60-ft;
East—Vanderbilt Palms condos, 40 ft over ground level parking, Daruma, 25-ft; Regatta condos (Miralia PUD) 148-ft;
South—County parking garage, 40-ft;
West—Beachmoor Condos, 12-stories, ±125-feet, Phoenician Sands 6-stories, 75-feet;
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Summary Findings MU Tract 1:
Tract 1
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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The (revised) height of the proposed tower buildings at 186-feet actual height is 61 feet taller than the Beachmoor building.
And 38 feet taller than the Regatta building. The maximum height in the C-3 zone district is ±76 actual feet.
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Summary Findings MU Tract 1 (continued):
Tract 1
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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The proposed MU Tract 1 setback of 15 feet for the parking structure at Vanderbilt Beach and Gulf Shore is 10 feet closer to the property line than the required 25-foot setback in the
C-3 zone district, Section 4.02.01 of the LDC.
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Summary Findings MU Tract 1 (continued):
Tract 1
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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The height of the proposed buildings at 87 feet is 11 feet taller than the maximum height in the C-3 zone district, which is ±76 feet.
The proposed MU Tract 3 and 4 setback of 10-feet for the mid-rise buildings is 15 feet closer to the property line than the required 25-foot setback in the C-3 zone district, Section
4.02.01 of the LDC.
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Summary Findings MU Tract 3 and 4:
Tract 3 & 4
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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The height of the proposed buildings at 77 feet is similar to the maximum height in the C-3 zone district, which is ±76 feet.
The proposed MU Tract 2 setback of 10-feet for the mid-rise building is 15 feet closer to the property line than the required 25-foot setback in the C-3 zone (Center Street) and 10 feet
closer to the property line (Vanderbilt Beach)
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Summary Findings MU Tract 2:
Tract 2
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Landscape Review
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Perimeter Buffer Types and Deviation Exhibit
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Environmental Review
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Environmental Review
Site was cleared of vegetation prior to 1962.
Most vegetation currently on-site was planted for Landscaping Requirements.
0.11 acres of Native Vegetation on-site (x 25% preservation requirement =
0.03 acre required preserve).
No lakes are proposed; no littoral planting requirements.
Marina, slip counts and Manatee Protection Plan are reviewed at time of Site Development.
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Utilities Review
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Public Utilities Map
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NOTE to STAFF: If you would like to view the actual pdf file, just CLICK the IMAGE of the MAP and the PDF file will open BEHIND the Presentation.
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If you have questions, please contact me. – Desirée Hart EXT 2335
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Transportation Review
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Consistency
Applicant provided a Traffic Impact Statement (TIS) consistent with Resolution 2006-299 (TIS Guidelines).
TIS was reviewed to determine consistency as defined in Transportation Element of the Growth Management Plan.
For all traffic impact statements, P.M. peak hour and peak direction traffic volumes and capacities are utilized.
TIS presented a reasonable scenario which established a maximum total daily trip generation for the PUD of 148 two-way P.M. peak hour net trips (Exhibit F – 2.A.).
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
Consistency is a determination that there is adequate capacity on the network to serve the requested development or rezone petition.
There is a developer commitment for a maximum of 148 two-way PM peak hour net trips. This trip limit will be tracked with the Site Development Plan as which time the trips will be put
onto the network for concurrency.
Transportation Planning staff has one condition of approval which is to add a right turn lane for north bound Gulf Shore with the signalization of Vanderbilt and Gulf Shore.
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Project Location
Transportation Concurrency Management Area
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
Project is within the Northwest Transportation Concurrency Management Area, which would allow for an exemption from link by link concurrency. However, for consistency purposes there
is adequate capacity available in the network to address the project traffic.
Policy 5.6:
“The County shall designate Transportation Concurrency Management Areas (TCMAs) to encourage compact urban development where an integrated and connected network of roads is in place
that provide multiple, viable alternative travel paths or modes for common trips. “
Policy 5.7:
“Each TCMA shall maintain 85% of its lane miles at or above the LOS standards.
Currently, within the Northwest TCMA 97.2% (Per the 2020 AUIR) percent of the lane miles are above 85% LOS standards.
Policy 5.8:
If the proposed development impacts either a constrained roadway link and/or a deficient roadway link within a TCMA by more than a de minimis amount (more than 1% of the adopted LOS)
OR any amount on a hurricane evacuation route, yet continue to maintain the established percentage of lanes miles indicated in Policy 5.7 of this Element, a proportionate share congestion
mitigation payment shall be required. This mitigation is separate from operational impacts and is addressed at time of development order.
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Project Area of Impact
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Queues on WB Vanderbilt Beach Road from Gulf Shore Drive past Southbay Drive.
Current Operational Conditions
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
County staff required an operational study for this zoning request due to the proposed vacation and operational challenges experienced in the area.
County staff including Anthony Khawaja, the County’s Chief Traffic Operations Engineer and Tom Ross, Professional Engineer from Jacobs Engineering, the County’s peer reviewer worked
with the applicant to perform operational analysis within the area. And now, I will turn it over to Mr. Ross for specific information.
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Queues along WB Vanderbilt Beach Road extending from intersection at Gulf Shore Drive past Southbay Drive (including entrance to public parking garage).
Queueing occurs on weekends during peak season.
Two primary causes for queueing include:
Delay at Gulf Shore Drive intersection due to high pedestrian volume;
Delay at Parking Garage Entrance due to manual payment process at gate before entering the garage and when parking garage is full.
Current Operational Conditions
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Current Operational Conditions
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Traffic Signal installed at Gulf Shore Drive Intersection with Vanderbilt Beach Road
Extend left turn lanes into Collier County Parking Garage
Design & Installation of technology and signs (notification to public of garage parking availability)
Improvements to South Bay Drive to include removal of roadside swales and installation of closed drainage, 10’ travel lanes, 4’ bike lanes, 5’ sidewalks on both sides of the road
Developer Offered Commitments:
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Proposed Operational Conditions
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Right-Of-Way (ROW) Vacation
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Right-Of-Way Vacation Map
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Landscape Maintenance Agreement
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Landscape Maintenance Agreement
The agreement is between Collier County and Vanderbilt Naples Holdings, LLC. and applicable to developer funded improvements in the rights-of-way adjacent to the One Naples development:
Gulf Shore Drive, Southbay Drive, Center Street North, and Vanderbilt Beach Road.
Developer responsible for the ongoing maintenance and replacement of all permitted:
Landscaping and irrigation;
Decorative street lighting, bollards, and decorative signposts;
Concrete sidewalks, asphalt adjacent to brick pavers, and brick pavers, whether within the rights-of-way, throughout the project, or abutting the project;
Benches, decorative trash receptacles, and street furnishings.
Exhibits to the Agreement:
Schedule ‘A’:
Approved Landscape and Irrigation Construction documents prepared by a Florida Licensed Landscape Architect;
Approved Street lighting Construction Documents prepared by a Florida Licensed Engineer.
Schedule ‘B’:
Approved Maintenance and Replacement Specifications.
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
Right-Of-Way
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Recommendations
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Approval of the Right-of-Way Vacation PL20200000368, GMPA PL20190000696, MPUD PL20190000697 subject to development standards and Conditions 1 and 2, and the Landscape Maintenance Agreement:
For the PUD Deviation Section and Site Plan with Deviations process. The language creates a new process for taking PUD Amendments to the Hearing Examiner. The Site Plan with Deviations
language should be removed from the PUD document.
Maximum building height for all Tracts is 76 feet actual height, except that Tract 1 can be increased to 125 feet actual height.
Minimum Building setbacks for all Tracts is 25 feet, except that minimum building setbacks for Tract 1 can be reduced to 15 feet if street accessible pedestrian commercial uses are within
a building at Vanderbilt Beach Road and Gulfshore Drive.
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Recommendation:
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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CONDITIONS OF APPROVAL
Developer commitment shall include a right-turn lane for northbound Gulf Shore
A Type B Buffer is required along the northern waterfront boundary, adjacent to Vanderbilt Lagoon, for areas not developed with buildings or structures.
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Recommendation (continued):
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Q & A
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Reference
The Following Slides Are
For Reference Only
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Master Plan
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
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Property Location Map
The subject property and right-of-way vacation request are located at the northeast intersection of Vanderbilt Beach Road and Gulf Shore Drive in North Naples.
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
39
Manatee Protection Plan Review
The MPP is applicable to all multi-slip docking facilities with 10 or more slips and all marina facilities (LDC 5.05.02.A).
Final design and permitting for marinas depends on site-specific data gathered during site development process reviews (LDC 5.05.02.C.4), and DEP regulations, an administrative process.
Maximum number of slips dependent on MPP Rating System Analysis of:
Water Depth (<4 or >4 feet at Mean Low Water (MLW))
Impact to Native Marine Habitat (No Impact or Impact)
Manatee Use (Not High or High)
Categories:
Preferred: 18 slips / 100 feet of linear shoreline.
Moderate: 10 slips / 100 feet of linear shoreline.
Protected: 1 slip / 100 feet of linear shoreline.
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1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
40
Reference
The Following Slides Are
For Reference Only
(Planning Review)
41
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
41
42
Existing Conditions:
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
42
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Existing Conditions:
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
43
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Existing Conditions:
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
44
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Existing Conditions:
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
45
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Existing Conditions:
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
46
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Existing Conditions:
1. Planning
2. Landscape
3. Environment
4. Utilities
5. Transportation
6. Right-Of-Way
7. Landscape M.
47