Agenda 04/26/2022 Item #17B (Ordinance - Golden Gate Area Master Plan Element and Golden Gate Area Future Land Use Maps - PL20210001610)04/26/2022
EXECUTIVE SUMMARY
An Ordinance of the Board of County Commissioners of Collier County, Florida, to create a
subdistrict on part of former Golden Gate Golf Course and abutting hotel, by amending Ordinance
No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area
of Collier County, Florida, specifically amending the Golden Gate City Sub-Element of the Golden
Gate Area Master Plan Element and Golden Gate Area Future Land Use Map and Map Series, by
changing the land use designation from Urban Mixed Use District, Urban Residential Subdistrict to
Urban-Commercial District, Government Public Services, Residential Tourist and Commercial
Subdistrict to allow up to 75,000 square feet of governmental facility uses and 120 beds for group
housing uses at a FAR not to exceed .60; up to 26 units per acre for hotel/motel uses and 16 dwelling
units per acre for multi-family and timeshare uses and 60,000 square feet of C-3, Commercial
Intermediate Zoning District uses on 6.16± acres; and up to 15,000 square feet of C-4, General
Commercial Zoning District uses on .42± acres. The subject property consists of an aggregate of
20.1± acres and is located on the south side of Golden Gate Parkway approximately ½ mile west of
Collier Boulevard in Section 27, Township 48 South, Range 27 East, Collier County, Florida; and
furthermore, directing transmittal of the adopted amendment to the Florida Department of
Economic Opportunity; providing for severability and providing for an effective date.
[PL20210001610] (Adoption Hearing) (This is companion to Accela #20791)
OBJECTIVE: For the Board of County Commissioners (Board) to approve (adopt) the proposed small-
scale Growth Management Plan (GMP) amendment to create a new subdistrict, Government Public
Services, Residential Tourist and Commercial Subdistrict to allow up to 75,000 square feet of
governmental facility uses and 120 beds for group housing uses at a floor area ratio (FAR) not to exceed
.60 on 13.5+ acres, up to 26 units an acre for hotel/motel uses and 16 dwelling units an acre for multi-
family and time share uses and 60,000 square feet of C-3, commercial intermediate zoning district uses on
6.16+ acres, and up to 15,000 square feet of C-4, general commercial zoning district uses on .42+ acres
consisting of an aggregate of 20.1+ acres.
CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan
amendment (a/k/a Growth Management Plan Amendment - GMPA). As such, per Florida Statutes, the
request is heard once only by the Collier County Planning Commission (CCPC) and the Board. If
approved by the Board, the petition is transmitted to the Florida Department of Economic Opportunity
(DEO).
The GMP amendment requested is for approximately 20.1± acres located on the south side of Golden
Gate Parkway approximately ½ mile west of Collier Boulevard in section 27, township 48 south, range 27
east, Collier County, Florida. This petition seeks to amend the Golden Gate City Sub Element of the
Golden Gate Area Master Plan. The proposed Subdistrict text, as recommended for approval by the
Collier County Planning Commission (CCPC), is in Ordinance Exhibit “A.”
The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following
statutory standards be met [followed by staff analysis in bracketed and italicized text].
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment
pertains to a 20.1-acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives
of the local government’s comprehensive plan, but only proposes a land-use change to the
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future land use map for a site-specific small-scale development activity. However, text
changes that relate directly to, and are adopted simultaneously with, the small -scale future
land use map amendment shall be permissible under this section. [This amendment is for a
site-specific Future Land Use Map change and directly related text changes.]
(c) The property that is the subject of the proposed amendment is not located within an area of
critical state concern, unless the project subject to the proposed amendment involves the
construction of affordable housing units meeting the criteria of s. 420.0004 (3) and is located
within an area of critical state concern designated by s. 380.0552 or by the Administration
Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical
State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency
of the plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among
elements if the amendment is approved.]
Based on the review of this small-scale GMP amendment petition, including the supporting data and
analysis, staff makes the following findings and conclusions:
• The purpose of this GMPA and companion PUDZ zoning petition is to allow up to 75,000 square
feet of governmental facility uses and 120 beds for group housing uses at a FAR not to exceed .60
on 13.5± acres, up to 26 units an acre for hotel/motel uses and 16 dwelling units an acre for multi-
family and time share uses and 60,000 square feet of C-3, commercial intermediate zoning district
uses on 6.16± acres, and up to 15,000 square feet of C-4, general commercial zoning district uses
on .42± acres
• There are no adverse environmental impacts as a result of this petition.
• No historic or archaeological sites are affected by this amendment.
• There are no concerns for impacts upon other public infrastructure.
• The use is generally compatible with surrounding development based upon the high-level review
conducted for a GMP amendment.
The documents provided for the amendment support the proposed changes to the GGAMP. The complete
staff analysis of this petition is provided in the CCPC Staff Report.
FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner
via application and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result
of the adoption of this amendment.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for
transmittal to the Florida Department of Economic Opportunity (DEO) will commence the thirty-day (30)
challenge period for any affected person. Provided the small-scale development amendment is not
challenged, it shall become effective thirty-one (31) days after receipt by DEO.
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, communi ty
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), FS. In addition, Section 163.3177(6)(a)2, FS provides that FLUE plan amendments shall
be based on surveys, studies, and data regarding the area, as applicable including:
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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 FLUE map amendments shall also be based upon the following analysis per Section
163.3177(6)(a)8.:
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 an affirmative vote of four for approval because
this is an adoption hearing. [HFAC]
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That
the CCPC forward petition PL20210001610 to the Board with a recommendation of approval.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
held a public hearing on March 17, 2022, and voted 6-0 to forward this petition to the Board with a
recommendation of approval as recommended by staff and that the Board adopt the Ordinance and
transmit to the Florida Department of Economic Opportunity.
RECOMMENDATION: To adopt the Ordinance and transmit petition PL20210001610 to the Florida
Department of Economic Opportunity.
Prepared by: Parker Klopf, Senior Planner, Zoning Division
ATTACHMENT(S)
1. PL20210001610 GMAP CC Public service subdistrict Staff Report 2-22-22 (DOCX)
2. Ordinance - 032222 (PDF)
3. Application Documents (PDF)
4. Consultants info (PDF)
5. NIM Materials - Feb 24 2022 (PDF)
6. AffidavitandSignPosting Jan 3 2022 (PDF)
7. Notice of Puiblic Hearing (PDF)
8. legal ad - agenda IDs 20791 & 21746 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.B
Doc ID: 21746
Item Summary: An Ordinance of the Board of County Commissioners of Collier County, Florida,
to create a subdistrict on part of former Golden Gate Golf Course and abutting hotel, by amending
Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated
area of Collier County, Florida, specifically amending the Golden Gate City Sub-Element of the Golden
Gate Area Master Plan Element and Golden Gate Area Future Land Use Map and Map Series, by
changing the land use designation from Urban Mixed Use District, Urban Residential Subdistrict to
Urban-Commercial District, Government Public Services, Residential Tourist and Commercial
Subdistrict to allow up to 75,000 square feet of governmental facility uses and 120 beds for group
housing uses at a FAR not to exceed .60; up to 26 units per acre for hotel/motel uses and 16 dwelling
units per acre for multi-family and timeshare uses and 60,000 square feet of C-3, Commercial
Intermediate Zoning District uses on 6.16± acres; and up to 15,000 square feet of C-4, General
Commercial Zoning District uses on .42± acres. The subject property consists of an aggregate of 20.1±
acres and is located on the south side of Golden Gate Parkway approximately ½ mile west of Collier
Boulevard in Section 27, Township 48 South, Range 27 East, Collier County, Florida; and furthermore,
directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity;
providing for severability and providing for an effective date. (Adoption Hearing) (This is companion to
17A) [PL20210001610]
Meeting Date: 04/26/2022
Prepared by:
Title: – Zoning
Name: Parker Kloph
03/22/2022 3:53 PM
Submitted by:
Title: – Zoning
Name: Mike Bosi
03/22/2022 3:53 PM
Approved By:
Review:
Zoning James Sabo Additional Reviewer Completed 03/29/2022 3:04 PM
Facilities Management Ed Finn Additional Reviewer Completed 03/29/2022 7:43 PM
Growth Management Department Jaime Cook Additional Reviewer Completed 03/31/2022 9:19 AM
Zoning Mike Bosi Zoning Director Review Completed 04/04/2022 2:25 PM
Growth Management Department Diane Lynch Growth Management Department Completed 04/07/2022 2:00 PM
Growth Management Department Trinity Scott Transportation Skipped 03/24/2022 2:15 PM
Growth Management Department James C French Growth Management Completed 04/13/2022 12:22 AM
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County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 04/18/2022 5:16 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 04/18/2022 7:39 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 04/19/2022 10:42 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/19/2022 1:11 PM
County Manager's Office Mark Isackson Level 4 County Manager Review Completed 04/20/2022 9:58 AM
Board of County Commissioners Geoffrey Willig Meeting Pending 04/26/2022 9:00 AM
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Page 1 of 8 Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: March 17th, 2022
RE: PETITION PL20210001610/SMALL SCALE GROWTH MANAGEMENT
PLAN AMENDMENT COLLIER COUNTY GOVERNMENT PUBLIC
SERVICES, RESIDENTAIL TOURIST, AND COMMERCIAL
SUBDISTRICT (Companion to PUDZ-PL20210001047)
[ADOPTION HEARING]
ELEMENT: FUTURE LAND USE ELEMENT (FLUE)
AGENT/APPLICANT/OWNER(S):
Agents: D. Wayne Arnold, AICP
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
Michael J. Delate, P.E
Q. Grady Minor and Associates, P.A
3800 Via Del Rey
Bonita Springs, FL 34134
Applicant: Sharon Umpenhour
Michael J. Delate, P.E
Q. Grady Minor and Associates, P.A
3800 Via Del Rey
Bonita Springs, FL 34134
Owners Collier County Board of County
Commissioners
3335 Tamiami Trail E
Naples, FL 34112
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GEOGRAPHIC LOCATION:
The subject property comprises ±13.58-acres and is located on the south side of Golden Gate
Parkway, approximately 2200 feet west of Collier Blvd. (SR 951)., in Section 27, Township 48
South, Range 27 east. (Below: see location map and aerial map with subject site in yellow
brackets)
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REQUESTED ACTION:
The applicant proposes a small-scale Comprehensive Plan amendment to the Golden Gate City
Future Land Use Element (FLUE), specifically to create a new subdistrict, Collier County
Government Public Services, Residential Tourist, Commercial Subdistrict, within the Urban
Residential Subdistrict, Urban – Mixed Use District.
SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Subject Property:
The subject 20.16-acre subject site is designated on the Golden Gate City Future Land Use Map
(GGCFLUM) and in the Golden Gate City Sub-Element as Urban, Urban Mixed-Use District, Urban
Residential Subdistrict. According to the official zoning map the site is zoned Golf Course (GC),
Residential Tourist (RT), and General Commercial (C-4). The Future Land Use designation of
Urban residential subdistrict is intended to accommodate a variety of residential including single-
family, multi-family, duplex, and mixed use uses such as Planned Unit Developments (PUD).
Surrounding Land Uses:
North: Immediately to the north of the subject site is Golden Gate Parkway. Directly across
Golden Gate Parkway is zoned Residential Multi-Family with the Golden Gate
Parkway Overlay District (RMF-6-GGPOD). This property is designated by the Golden
Gate City FLUM as part of the Urban Mixed-Use District, Downtown Center
Commercial Subdistrict.
East: Immediately adjacent to the east is zoned the Residential Single-Family (RSF-3) Zoning
District. According to the GGFLUM the subject property is designated as Urban, Urban
Mixed-Use District, Urban Residential Subdistrict.
South: Immediately adjacent to the south is located within Golf Course Zoning District. The FLUE
designates this area to the south of the subject site as Urban, Urban Mixed-Use
District, Urban Residential Subdistrict.
West: Immediately adjacent to the west is zoned the Residential Single-Family (RSF-3). This
property is designated by the Golden Gate City FLUM as Urban, Urban Mixed-Use
District, Downtown Center Commercial Subdistrict.
Identification and Analysis of the Pertinent Small Scale Comprehensive Plan Amendment
Criteria in Florida Statutes Chapter 163.3187:
Process for adoption of small-scale comprehensive plan amendment.
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises
±20.16 acres.]
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Page 5 of 8 Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400
(b) The proposed amendment does not involve a text change to the goals, policies, and
objectives of the local government’s comprehensive plan, but only proposes a land use change
to the future land use map for a site-specific small-scale development activity. However, text
changes that relate directly to, and are adopted simultaneously with, the small-scale future land
use map amendment shall be permissible under this section. [This amendment does include
a text change to the Comprehensive Plan and those text changes are directly related to the
proposed future land use map amendment.]
(c) The property that is the subject of the proposed amendment is not located within an area
of critical state concern, unless the project subject to the proposed amendment involves the
construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located
within an area of critical state concern designated by s. 380.0552 or by the Administration
Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of
Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal
consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of
current costs which were set out as part of the comprehensive plan shall not, for the purposes
of this act, be deemed to be amendments. [This amendment preserves the internal
consistency of the plan and is not a correction, update, or modification of current costs which
were set out as part of the comprehensive plan.]
STAFF ANALYSIS:
Background and Considerations:
The purpose of this GMPA application is to amend the FLUE to create a subdistrict that will allow
a rezone which would include government facility offices or a group care facility. The site is located
on the south side of Golden Gate Parkway approximately 200 ft and ½ mile west of Collier Blvd
(SR-951). The subject site is approximately 20.16 acres. The proposed development will consist
of a government facilities, group housing, residential tourist uses, and commercial area facing
Golden Gate Pkwy. This application will create a new subdistrict to allow the government facilities,
group care facilities, residential tourist uses and commercial uses as part of the redevelopment
of the existing golf course and related areas.
Compatibility:
Given the proposed mixed-use development of this area and the proximity of the site to the
residential community it is intended to serve; the requested government facilities, group housing,
residential tourist uses, commercial area and associated accessory uses are appropriate.
Allowable land uses in Mixed Use PUDs include the full array of commercial uses, residential
uses, institutional uses, hotel/motel uses, community facilities, and other land uses as generally
allowed in the Urban designation. The subject property is surrounded by a mixed-use
neighborhood, which includes a mix residential development retail shops, gas station, restaurants,
transient lodging, and golf course uses. Staff’s opinion is that the requested uses are compatible
with the land to the surrounding subject site. In Comprehensive Planning staff’s opinion, the
proposed limited uses of this subdistrict will create very little impact on the surrounding area and
will be compatible.
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Justifications for Proposed Amendment:
The proposed subdistrict is required as part of a proposed rezone of the existing Golden Gate
golf course (PL20210001047). The subdistrict is intended, as the name states, to allow
government offices and similar other public services to the area. Comprehensive Planning staff
believe that this addition of the proposed uses as noted in the subdistrict will help to create a
mixed-use development that offers goods and services that are beneficial to the surrounding
neighborhood.
Environmental Impacts:
Craig Brown, Senior Environmental Specialist with Collier County Environmental Planning
Section, completed his review and approved this petition in September 2021. He provided the
following comments:
The request is for a Small Scale GMPA for the creation of a new Subdistrict on 20.16 acres. The
request is complaint with Conservation Coastal Management Element. (CCME). Property is
located in Wellfield Protection overlay ST/W-1. No Adverse Environmental Impacts.
Public Facilities Impacts:
Eric Fey, Senior Project Manager with Collier County Public Utilities Engineering & Project
Management Division, stated in his review dated in November 2021, “No adverse impacts to public
facilities”.
Transportation Impacts:
The Transportation Impact Statement (TIS) prepared in conjunction with this application
addressed the proposed offices at the north-west corner of the development (75,000 SF
maximum) plus the north-east corner that includes the current 158-room hotel (which can be
redeveloped as multi-family residential units or up to 60,000 SF of commercial use). The
companion Golden Gate Gulf Course PUDZ includes a limit on these two development areas to
a maximum total of 332 two-way PM peak hour trips according to the applicants TIS dated
(revised) February 4, 2022. Michael Sawyer with Collier County Transportation Planning
completed his review and approved this GMPA petition.
Criteria for GMP Amendments in Florida Statutes
Data and analysis requirements for comprehensive plans and plan amendments are noted in
Chapter 163, F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments
shall be based upon 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 comprehensive plan or 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.
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1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may
not be deemed a part of the comprehensive plan unless adopted as a part of it.
Copies of such studies, surveys, data, and supporting documents for proposed plans
and plan amendments shall be
made available for public inspection, and copies of such plans shall be made
available to the public upon payment of reasonable charges for reproduction.
Support data or summaries are not subject to the compliance review process, but the
comprehensive plan must be clearly based on appropriate data. Support data or
summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a
methodology utilized in data collection or whether a particular methodology is
professionally accepted may be evaluated. However, the evaluation may not include
whether one accepted methodology is better than another. Original data collection by
local governments is not required. However, local governments may use original data
so long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population
estimates and projections, which shall either be those published by the Office of Economic
and Demographic Research or generated by the local government based upon a
professionally acceptable methodology. The plan must be based on at least the minimum
amount of land required to accommodate the medium projections as published by the
Office of Economic and Demographic Research for at least a 10-year planning period
unless otherwise limited under s. 380.05, including related rules of the Administration
Commission. Absent physical limitations on population growth, population projections for
each municipality, and the unincorporated area within a county must, at a minimum, be
reflective of each area’s proportional share of the total county population and the total
county population growth.
Section 163.3177(6)(a)2.:
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.
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Section 163.3177(6)(a)8., Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and
extent of the uses of land for residential uses, commercial uses, industry, agriculture,
recreation, conservation, education, public facilities, and other categories of the public and
private uses of land. The approximate acreage and the general range of density or intensity
of use shall be provided for the gross land area included in each existing land use category.
The element shall establish the long-term end toward which land use programs and activities
are ultimately directed.
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.
Also, the state land planning agency has historically recognized the consideration of community
desires (e.g. if the community has an articulated vision for an area as to the type of development
desired, such as within a Community Redevelopment Area), and existing incompatibilities (e.g.
presently allowed uses would be incompatible with surrounding uses and conditions).
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS:
The applicant conducted a second NIM on February 24, 2022 at the Golden Gate
Community Center located at 4701 Golden Gate Parkway in Naples. 21 people attended
the NIM. The meeting commenced at approximately 5:39 p.m. and ended at 6:17 p.m.
Wayne Arnold, the agent, introduced the consulting team and attending county
employees. He explained the need for the second NIM meeting because of adding the
hotel parcel into the PUD. The hotel parcel was not discussed at the September 28, 2021,
NIM. Wayne gave a PowerPoint presentation and gave an explanation on the master
plan, greenways, and residential, public use, golf course, community facility, and
residential tourist tracts. During his presentation he gave an analysis of the masterplan,
greenways, and residential tracts through conceptual layout overlays. He also explained
the Big Shots rendering. Wayne discussed the four proposed deviations. He also
mentioned that there is shared parking agreement between the hotel property and the golf
course properties. Wayne explained the proposed hearing dates and that the PowerPoint
is available on the GradyMinor website. After the presentation, the meeting was opened
to questions and answers that were discussed such as:
• Project construction commencement and timelines? Wayne said that the golf course
and Big Shots are in for site planning. Rural Neighborhoods is ready and maybe will
start construction by the end of the year.
• Residential tract location
• Big Shots and driving range
• Traffic and where all the people will go
• The condos off Collier Blvd (located at the northeast corner of the PUD)
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• Whether the hotel at the intersection of Golden Gate and Collier would be
demolished? The agent said he wasn’t sure
• Whether the C-4 parcel would be a carwash? The agent said it’s too small
• Affordable housing and community housing? Wayne gave an explanation between
both types of housing
• Transportation improvements at the Golden Gate and Collier intersection? Trinity
Scott gave an explanation that some of the improvements that are currently being
evaluated are dual lanes, siting the bridge further south possibly to 27th or 29th or
even not building the bridge. Moreover, and six lanes on Collier Blvd expansion
was discussed. The agent explained that there is county right-of-way to expand on
• First Tee building location? The agent showed the proposed location near the Big
Shots building on a PowerPoint slide
• The proposed government office uses, golf course tract uses, and public uses
• Greenspace? The agent explained that lots of greenspace is proposed
• Library? Wayne said that this would be a public use that would be allowed
• Lights and noise from golf course driving range affecting the Fairways? The agent
explained the driving range orientation and that there will be 60 foot tall, shielded
lights.
• Government parcel? The agent said that there will be a government facility
• Netting? The agent said this will be up to 195 feet tall
• Yellow box illustration of the site plan aerial of PowerPoint? The agent said that’s
this illustrates a county facility
• Traffic noise
• Landscaping
• How many driving bays? The agent said 32 on top and 32 on bottom
Wayne Arnold and Trinity Scott from Collier County answered all questions and concerns.
No commitments were made at the meeting. A copy of the NIM materials are included as
part of the GMPA
[synopsis prepared by Tim Finn, Principle Planner, Zoning Division]
PUBLIC CORRESPONDENCE RECEIVED BY STAFF:
Comprehensive Planning staff received zero email correspondences of objection/concern
regarding this GMPA.
FINDING AND CONCLUSIONS:
• The reason for this GMPA and companion PUDZ zoning petition is to allow and permit,
respectively, the proposed government office facility.
• There are no adverse environmental impacts as a result of this petition.
• No historic or archaeological sites are affected by this amendment.
• There are no transportation or utility-related concerns as a result of this petition.
• The site’s uses will create minimal impact on the surrounding area.
• The use is generally compatible with surrounding development based upon the high-
level review conducted for a GMP amendment.
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Page 10 of
8
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office on February 22, 2022. The criteria
for GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and
163.3177(6)(a)2, and 163.3177 (6)(a)8 Florida Statutes. [HFAC]
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition PL20210001610
to the Board of County Commissioners with a recommendation to approve (adopt) and transmit
to the Florida Department of Economic Opportunity.
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APPLICATION NUMBER: PL20210001610 DATE RECEIVED: ______________________________
PRE-APPLICATION CONFERENCE DATE:
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Growth Management Department 239-252-
2400, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104.
The application is to be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the
applicant will have 30 days to remedy the deficiencies. For additional information on the processing of
the application, see Resolution 12-234. If you have any questions, please contact the Comprehensive
Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFOMRATION
A. Name of Applicant: Mark R. Isackson, County Manager
Company: Collier County Board of County Commissioners
Address: 3335 Tamiami Trail East
City Naples State Florida Zip Code 34112
Phone Number: 239-252-5857 Fax Number: ________________________________
Email Address: margaret.bishop@colliercountyfl.gov
B. Name of Agent* _ D. Wayne Arnold, AICP _
THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company: Q. Grady Minor & Associates, P.A.
Address: 3800 Via Del Rey
City Bonita Springs State Florida Zip Code 34134
Phone Number: 239-947-1144 Fax Number: ___________________________
Email Address: warnold@gradyminor.com
B.1 Name of Agent* _ Jeff Davidson, P.E. _
THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company: Davidson Engineering, Inc.
Address: 4365 Radio Rd #201
City Naples State Florida Zip Code 34104
17.B.3
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Phone Number: 239-434-6060 Fax Number: ___________________________
Email Address: jeff@davidsonengineering.com
C. Name of Owner (s) of Record: Collier County Board of County Commissioners
Address: 3335 Tamiami Trail East
City Naples State Florida Zip Code 34112 Phone
Number: 239-252-5857 Fax Number: _______________________________
Email Address: margaret.bishop@colliercountyfl.gov
D. Name, Company, Address and Qualifications of all consultants and other professionals providing
information contained in this application, as well as Qualifications of the Agent identified above.
II. Disclosure of Interest Information:
A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the percentage
of such interest. (Use additional sheets if necessary).
Name and Address Percentage of Ownership
__________________________________________ _________________________
Not Applicable _________________________
B. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each.
Name and Address Percentage of Stock
Collier County, A Political Subdivision of the
State of Florida 100%
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage
of interest.
__________________________________________ _________________________
Not Applicable _________________________
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general
and/or limited partners.
Name and Address Percentage of Ownership
__________________________________________ _________________________
Not Applicable _________________________
17.B.3
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E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or
a Partnership, list the names of the contract purchasers below, including the officers,
stockholders, beneficiaries, or partners.
Name and Address Percentage of Ownership
__________________________________________ _________________________
Not Applicable _________________________
Date of Contract:
F. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust.
Name and Address
Not Applicable
________________________________________________________
G. Date subject property acquired (07/2019) leased ( ):________Term of lease: ______yrs./mos.
If, Petitioner has option to buy, indicate date of option: ______________ and date
option terminates: ______________, or anticipated closing: _______________________.
NOTE:
H. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application, but prior to the date of the final public hearing, it is the responsibility of
the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
III. DESCRIPTION OF PROPERTY:
A. PARCEL I.D. NUMBER: 36560040008
B. LEGAL DESCRIPTION:
A PARCEL OF LAND LYING IN TRACT "B", GOLDEN GATE UNIT 1, AS RECORDED IN PLAT BOOK 5,
PAGES 60 THROUGH 64 AND TRACT "A", GOLDEN GATE UNIT 8 PART 2, AS RECORDED IN PLAT BOOK
9, PAGES 107A THROUGH 112, BOTH OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.
BEGIN AT THE NORTHWEST CORNER OF TRACT "B", GOLDEN GATE UNIT 1, AS RECORDED IN PLAT
BOOK 5, PAGES 60 THROUGH 64, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE
ALONG THE NORTH LINE OF SAID TRACT "B" NORTH 90°00'00" EAST, A DISTANCE OF 605.00 FEET TO
A POINT ON THE BOUNDARY OF GOLDEN GATE UNIT 1, PART 2, PLAT BOOK 11, PAGES 11 AND 12
OF SAID PUBLIC RECORDS; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING TWO (2)
COURSES AND DISTANCES, 1) SOUTH 0°00'00" EAST, A DISTANCE OF 475.00 FEET TO A POINT ON A
CURVE TO THE LEFT; 2) THENCE SOUTHEASTERLY 329.87 FEET ALONG THE ARC OF SAID CURVE,
HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 90°00'00", (CHORD BEARING SOUTH
45°00'00" EAST, A DISTANCE OF 296.98 FEET); THENCE SOUTH 35°55'05" WEST, A DISTANCE OF 282.73
FEET; THENCE NORTH 89°51'56" WEST, A DISTANCE OF 170.16 FEET TO A POINT ON THE NORTH
BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4098, PAGE 3967, PUBLIC
17.B.3
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RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG SAID BOUNDARY, SOUTH 89°44'56"
WEST, A DISTANCE OF 89.59 FEET; THENCE NORTH 90°00'00" WEST, A DISTANCE OF 389.40 FEET TO A
POINT ON THE EAST BOUNDARY OF BLOCK 281, GOLDEN GATE UNIT 8 PART 2, AS RECORDED IN
PLAT BOOK 9, PAGES 107A THROUGH 112, OF SAID PUBLIC RECORDS; THENCE ALONG SAID EAST
LINE, NORTH 0°00'00" EAST, A DISTANCE OF 913.96 FEET TO THE POINT OF BEGINNING.
CONTAINING 13.58 ACRES, MORE OR LESS.
C. GENERAL LOCATION: Southwest quadrant of Golden Gate Pkwy and Collier Blvd
D. Section: 27 Township: 49 Range: 26
E. PLANNING COMMUNITY: Golden Gate F. TAZ: 208
G. SIZE IN ACRES: 13.58± H. ZONING: GC, Golf Course
I. FUTURE LAND USE MAP DESIGNATION(S): Golden Gate City Sub Element, Urban-Mixed Use
District, Urban Residential Subdistrict
J. SURROUNDING LAND USE PATTERN: Golf Course, County Utility Site, Residential and Commercial
– Exhibit V.A and V.B
IV. TYPE OF REQUEST:
A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
______ Housing Element ______ Recreation/Open Space
______ Traffic Circulation Sub-Element ______ Mass Transit Sub-Element
______ Aviation Sub-Element ______ Potable Water Sub-Element
______ Sanitary Sewer Sub-Element ______ NGWAR Sub-Element
______ Solid Waste Sub-Element ______ Drainage Sub-Element
______ Capital Improvement Element ______ CCME Element
______ Future Land Use Element x Golden Gate Master Plan
______ Immokalee Master Plan
B. AMEND PAGE (S): ii, 8 and 11 OF THE: Golden Gate Area Master Plan, Golden Gate City Sub-
Element AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to
identify language to be added). Attach additional pages if necessary: See Exhibit IV.B
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Golden Gate City Sub Element, Urban-
Mixed Use District, Urban Residential Subdistrict
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TO Urban Designation, Urban-Mixed Use District, Collier County Government Public Services
Subdistrict. Exhibit IV.C.
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
E. DESCRIBE ADDITIONAL CHANGES REQUESTED: Create Collier County Government Public Services
Subdistrict Inset Map. See Exhibit IV.E.
V. REQUIRED INFORMATION:
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I” = 400’. At least one copy reduced to 8-
1/2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
Exhibit V.A Provide general location map showing surrounding developments (PUD,
DRI’s, existing zoning) with subject property outlined.
Exhibit V.A Provide most recent aerial of site showing subject boundaries, source, and
date.
Exhibit V.A Provide a map and summary table of existing land use and zoning within
a radius of 300 feet from boundaries of subject property.
B. FUTURE LAND USE AND DESIGNATION
Exhibit V.B Provide map of existing Future Land Use Designation(s) of subject property
and adjacent lands, with acreage totals for each land use designation on
the subject property.
C. ENVIRONMENTAL
Exhibit V.C Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED
ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE.
Exhibit V.C Provide a summary table of Federal (US Fish & Wildlife Service) and State
(Florida Game & Freshwater Fish Commission) listed plant and animal
species known to occur on the site and/or known to inhabit biological
communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route, etc.) Identify historic and/or
archaeological sites on the subject property.
D. GROWTH MANAGEMENT
Reference , F.A.C. and Collier County’s Capital Improvements Element
Policy 1.1.2 (Copies attached).
1. INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING:
N Is the proposed amendment located in an Area of Critical State
Concern? (Reference , F.A.C.). IF so, identify area
17.B.3
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located in ACSC.
N Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380 F.S.?
(Reference , F.A.C.)
Y/N Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S.?
Does the proposed amendment create a significant impact in population
which is defined as a potential increase in County-wide population by more
than 5% of population projections? (Reference Capital Improvement Element
Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction
with the proposed amendment.
Y/Y – See cover letter Does the proposed land use cause an increase in density and/or intensity
to the uses permitted in a specific land use designation and district
identified (commercial, industrial, etc.) or is the proposed land use a
new land use designation or district? (Reference F.A.C.).
If so, provide data and analysis to support the suitability of land for the
proposed use, and of environmentally sensitive land, ground water and
natural resources. (Reference , F.A.C.)
E. PUBLIC FACILITIES
1. Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the following public facilities:
Exhibit V.E Potable Water
Exhibit V.E Sanitary Sewer
Exhibit V.E1 Arterial & Collector Roads; Name specific road and LOS
Golden Gate Parkway
Collier Boulevard
Exhibit V.E Drainage
Exhibit V.E Solid Waste
Exhibit V.E Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that would
cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation
measures being proposed in conjunction with the proposed amendment.
(Reference Capital Improvement Element Objective 1 and Policies)
2. Exhibit V.E2 Provide a map showing the location of existing services and public
facilities that will serve the subject property (i.e. water, sewer, fire
protection, police protection, schools and emergency medical services.
3. Exhibit V.E Document proposed services and public facilities, identify provider, and
describe the effect the proposed change will have on schools, fire
protection and emergency medical services.
F. OTHER
Identify the following areas relating to the subject property:
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AH 11’, X and X500 Flood zone based on Flood Insurance Rate Map data (FIRM).
Exhibit V.F Location of wellfields and cones of influence, if applicable. (Identified on Collier
County Zoning Maps)
N.A. Coastal High Hazard Area, if applicable
N.A. High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
$16,700.00 non-refundable filing fee made payable to the Board of County
Commissioners due at time of submittal. (Plus, proportionate share of advertising costs)
Provided $9,000.00 non-refundable filing fee for a Small-Scale Amendment made
payable to the Board of County Commissioners due at time of submittal.
(Plus, proportionate share of advertising costs)
Exhibit V.G3 Proof of ownership (copy of deed)
Exhibit V.G4 Notarized Letter of Authorization if Agent is not the Owner (See attached form)
Exhibit V.G5 Addressing Checklist
Exhibit V.G6 Preapplication Meeting Notes
* If you have held a pre-application meeting within 9 months prior to submitted date and paid the
pre-application fee of $500.00 at the meeting, deduct that amount from the above application
fee amount when submitting your application. All pre-application fees are included in the total
application submittal fee if petition submitted within 9 months of pre-application meeting date.
Otherwise the overage will be applied to future proportionate share advertising costs.
* Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1”=400’ or at a scale as determined during the pre-application meeting.
*All attachments should be consistently referenced as attachments or exhibits, and should be labelled to
correlate to the application form, e.g. “Exhibit I.D.”
* Planning Community, TAZ map, Traffic Analysis Zone map, Zoning maps, and Future Land Use Maps.
Some maps are available on the Zoning Division website depicting information herein:
Zoning Services Section: _________________ Comprehensive Planning Section: _______________________
THIS HAS CHANGED SINCE DCA BECAME DEO. SEE GMP PAEG 2011 UPDATES:
https://www.colliercountyfl.gov/your-government/divisions-s-z/zoning-division/zoning-services-
section/land-use-commission-district-maps
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July 16, 2021 Page 1 of 2
GGGCD Exhibit ID.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Collier County Government Public Services Subdistrict (PL20210001610)
Exhibit I.D
Professional Consultants
Planning/Project Management: D. Wayne Arnold, AICP
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
239.947.1144
warnold@gradyminor.com
Michael J. Delate, P.E.
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
239.947.1144
mdelate@gradyminor.com
Transportation: James M. Banks, P.E., President
JMB Transportation Engineering, Inc.
4711 7th Avenue SW
Naples, FL 34119
239.919.2767
jmbswte@msn.com
Environmental: Jeremy Sterk, CEP
Earth Tech Environmental, LLC
10600 Jolea Avenue
Bonita Springs, FL 34135
239.304.0030
jeremys@eteflorida.com
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APPENDIX
17.B.4
Packet Pg. 1845 Attachment: Consultants info (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial Subdistrict)
D. Wayne Arnold, AICP
Principal, Director of Planning
Q. Grady Minor & Associates, P.A.
Civil Engineers Surveyors Land Planners Landscape Architects
Education
Master of Urban Planning,
University of Kansas,
Lawrence
Bachelor of Science, Urban
and Regional
Planning/Geography,
Missouri State University
Professional Registrations/
Affiliations
American Institute of
Certified Planners (AICP)
American Planning
Association (APA)
Leadership Collier, Class of
2000
Bonita Springs Chamber of
Commerce Government
Affairs Committee
Collier County Jr. Deputy
League, Inc., Board of
Directors President
City of Naples Planning
Advisory Board 2010-2014
Mr. Arnold is a Principal and co-owner of the firm and serves as the
Secretary/Treasurer and Director of Planning. As Director of Planning, Mr.
Arnold is responsible for and oversees services related to plan amendments,
property re-zonings, expert witness testimony, ROW Acquisition, public
participation facilitation, and project management. Mr. Arnold previously
served as the Planning Services Director at Collier County, where he oversaw
the County’s zoning, comprehensive planning, engineering, platting and
Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has
prior Florida planning experience with Palm Beach County Government and
the South Florida Water Management District.
Mr. Arnold has been accepted as an expert in land planning matters in local
and state proceedings.
RELEVANT PROJECTS
Collier County Growth Management Plan
Immokalee Airport Master Plan
Collier County Land Development Code
Logan Boulevard Right-of-Way Acquisition Planning Analysis
U.S. 41 Right-of-Way Expansion Planning Analysis
Copeland Zoning Overlay
Collier County Government Center Development of Regional Impact (DRI)
Pine Ridge/Goodlette Road Commercial Infill District
Henderson Creek Planned Development/Growth Management Plan
Amendment
Mercato Mixed Use Planned Development
Diamond Oaks Village
Imperial Landing MPD
Lely Area Stormwater Improvement Project ROW Analysis
Dean Street MPD
Bonita Exchange MPD
Collier County Public Schools Transportation Ancillary Plant
17.B.4
Packet Pg. 1846 Attachment: Consultants info (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial Subdistrict)
Michael J. Delate, P.E.
Project Manager, Sr. Vice President
●●●
Education
Master of Engineering,
University of Florida
Bachelor of Science,
Environmental Engineering,
University of Florida
Professional Registrations/
Affiliations
Professional Engineer (PE),
Florida #49442
Conservation Collier Land
Acquisition Advisory
Committee
Habitat Conservation
Committee
Environmental Protection
Technical Advisory Board
Landfill Siting Committee
Naples Bay Advisory
Committee
Mr. Delate has provided engineering services to public and private entities for over
30 years. Serving in numerous capacities, he has provided services on projects from
master planning to project completion and certification. He has an extensive computer
modeling background including modeling of urban runoff, floodplain analysis and
master water and sewer planning using the lasts computer software programs.
Previous experience includes preparing a Master Water Management Plan for the
100,000 acre State of Florida Rookery Bay National Estuarine Research Reserve
watershed.
Michael has served as Project Manager on many public and private projects including
the preparation of engineering design, plans and specifications with some of the
largest projects in Southwest Florida. In addition, extensive experience with school
planning and construction for Collier County Public Schools and a private school.
Experience also includes bidding and contract administration services. Responsible
for major private, commercial and residential development projects within Southwest
Florida.
RELEVANT PROJECTS
Public Sector
Naples Park Level of Service Hydraulic Modeling and Nutrient Loading
Rookery Bay Watershed Modeling
Lee County 10-year Consumptive Use
Corkscrew Road Widening
Coconut Road Improvements
School Sightings
Transportation Maintenance Facility
Barron Collier High School
Gulf Coast High School
Private Sector
Kraft Headquarters
Publix Commercial Sites
Fiddler’s Creek
Quail West
Port of the Islands
Pelican Sound
North Naples Medical Park
Naples Community Hospital
Hammock Bay
Pelican Landing
Artesia
Renaissance Village
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JMB Transportation Engineering, Inc.
Key Personnel - James M. Banks, P.E., President
JAMES M. BANKS, P.E., PRESIDENT
Certifications & Positions
Bachelor of Science Degree in Civil Engineering - University of Kentucky, 1986
Professional Engineer - State of Florida – Reg. No. 43860, 1991 to Present
JMB Transportation Engineering, Inc., President/Owner – 2007 to Present
Q & E Overview
Mr. Banks has been actively involved in the fields of traffic/transportation engineering and planning
since 1987. During the past 30 years, he has developed a comprehensive knowledge within these
disciplines and is regarded as an expert within his profession. Mr. Banks has represented a wide
range of clientele in both the public and private sectors. Public sector clients include airport
authorities & FAA, local and state municipalities, county commissions, public school boards, city
councils, planning boards, and city/county attorneys. Private sector clients have been land planners,
land use attorneys, right-of-way acquisition attorneys, engineers, surveyors, architects and
developers.
Corridor Planning
Mr. Banks has conducted a significant number of roadway corridor studies for both the public and
private sectors. His work efforts included developing a comprehensive and strategic corridor
improvement plan to meet the long term transportation objectives for the area. By forecasting area-
wide long range traffic demands, Mr. Banks developed transportation needs plans in order to ensure
adequate roadway capacity. Example projects are Alico Road Six-Laning, Lee Boulevard
Improvements, Southwest International Airport’s Transportation Needs Plan, Bonita Beach Road
Access Management Plan, and Fort Myers Beach - Time Square Traffic Circulation Study.
Transportation Design
Mr. Banks has been engineer of record on numerous transportation design projects; such as,
complex intersection design, signalization, street lighting, maintenance of traffic plans, signing and
pavement marking plans, vehicular accident analysis, major roadway improvement design, traffic
calming plans, railroad crossing design, and access management plans. Projects include Colonial
Boulevard Improvements, Immokalee Road Widening Project, Lee Boulevard Six-Laning, Bonita
Beach Road and Alico Road Widening.
Traffic Impact Statements & Site Access Studies
Mr. Banks has prepared countless Traffic Impact Statements & Site Access Studies for privately
funded, publicly funded and public utilities projects. Types of projects that he has worked on include
17.B.4
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JMB Transportation Engineering, Inc.
Key Personnel - James M. Banks, P.E., President
all size of commercial/medical/airport projects and every possible type and size residential and
mixed-use developments, including projects that were deemed Developments of Regional Impact
(DRI's). Governmental agencies have used reports that were prepared by Mr. Banks as "guidelines"
that have been distributed to other professionals for their consideration when producing their work
products. Mr. Banks has a earned reputation with the private sector of having the skills necessary to
navigate through the permitting process with ease .
Expert Witness
Mr. Banks has provided expert witness testimony at numerous court proceedings and public hearings
regarding traffic/transportation related matters. He has testified in various forums; such as, county
commission meetings, hearing examiner reviews, courts of law, public workshops, port authority
meetings, and peer review functions. Types of issues that Mr. Banks provided testimony for were
right-of-way acquisition cases; zoning and land use amendments, land development projects,
corridor studies, roadway improvement projects, transportation improvement projects, and airport
construction projects.
Selected Project Experience
Colonial Boulevard Improvements for Lee County DOT -Engineer of Record/Project Manager for
the preparation of at-grade and interchange signalization plans, signing & pavement markings plans,
street lighting and complex maintenance of traffic plans. Also, provided right-of-way acquisition
services to the Lee County Attorney's office.
SWFIA Expansion/Treeline Avenue Extension for FAA & Lee County Government - Engineer of
Record for the Transportation Demand/Needs Study that was used as the basis for the ultimate
design and construction. Prepared signalization plans and intersection geometry plans for complex
intersections.
Immokalee Road Improvements for Collier County DOT - Engineer of Record/Project Manager for
the preparation of signalization, signing & pavement markings, street lighting plans.
Alico Road Six Laning - Engineer of Record for the Corridor Study that was used as the basis for the
ultimate design and construction. Prepared signalization plans, maintenance of traffic plans, railroad
crossing, provided peer review/QC for road design plans.
Lee Boulevard - Engineer of Record for the Corridor Study & Access Management Plan that was
used as the basis for the ultimate design and construction. Prepared signalization plans, maintenance
of traffic plans, and provided peer review/QC.
State Road 80 - FDOT - Design Engineer for the widening and drainage improvements of S.R. 80
from I-75 to Buckingham Road, in Lee County.
17.B.4
Packet Pg. 1849 Attachment: Consultants info (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial Subdistrict)
239.304.0030 | www.eteflorida.com
Mr. Sterk has been an environmental consultant in Southwest Florida since 1994 and has
worked on projects throughout Collier, Lee, Hendry, DeSoto, Glades, and Charlotte
counties. His varied experience spans marine, upland, and estuarine habitats and includes
extensive work with a wide variety of listed species.
Relevant Experience
In addition to authoring dozens of habitat and species management plans, in 2007,
Jeremy co-authored the first habitat conservation plan (HCP) in the nation to address
incidental take issues for both red cockaded woodpeckers (RCW) and Florida panther on
the same property.
In 1998, he wrote an ecological assessment computer model for the South Florida Water
Management District as part of the South Lee County Watershed Study.
Early in his career, Jeremy was the principal investigator of a field research project in the
Bahamas that utilized telemetry tracking to study the swimming speed of sub-adult lemon
sharks.
Jeremy’s work experience includes:
FWC Approved Shorebird Monitor Environmental Resource Permitting (ERP)
USFWS Bald Eagle Monitor Turbidity Monitoring
Vegetation & Habitat Mapping Wetland & Water Level Monitoring
USFWS Section 7 & Section 10 Permitting Environmental Impact Statements (EIS)
Water Use Monitoring & Compliance Project Management
Preserve Management Plans GIS / GPS Mapping & Exhibits
RCW Surveys & Habitat Evaluations Phase 1 Environmental Site Assessments
Environmental Land Use Planning Phase II Environmental Site Assessments
Native Vegetation Restoration Plans Lake Management Plans
Site and Aerial Photography Due Diligence Reports
Scrub Jay Surveys Wetland Jurisdictional Determinations
Mangrove Assessments & Restorations Bonneted Bat Surveys
Hard Bottom & Soft Bottom Benthic Surveys Seagrass Surveys
Artificial Reef Deployments Manatee Observer
Certifications/Credentials
Certified Environmental Professional #1692037, Academy of Board Certified Environmental Professionals
Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent (Permit No. GTA-09-00192)
Florida Fish and Wildlife Conservation Commission Burrowing Owl Registered Agent (No. RAG-18-00080)
PADI Research Diver Certified
SSI Nitrox Diver Certified
Florida Association of Environmental Professionals – member since January 1995; served on the Board of Directors for the Southwest Florida Chapter from (2008 – 2012). Past Secretary, Vice President, & President.
State of Florida Real Estate License (2003 to Present)
Appointed by the Collier County Board of County Commissioners to:
• Conservation Collier Land Acquisition Advisory Committee, Chairman of the Lands Evaluation and Management Subcommittee. (2009 to 2014).
• Collier County Development Services Advisory Committee (DSAC) (2015 to Present).
• FWC Local Rule Review Committee (Manatee Protection Speed Zones) (2016).
Publications
Sundström, L.F., J. Sterk, & S.H. Gruber. 1998. Effects of a speed-sensing transmitter on the
swimming speed of lemon sharks. Bahamas J. Sci. 6 (1): 12-22.
JEREMY STERK, CEP
Partner \ Principal Ecologist
e: jeremys@eteflorida.com
t: 239.304.0030
m: 239.595.4929
Years Experience 26 years
Education/Training B.S. Aquatic Biology St. Cloud State University (1994)
Professional Affiliations
Academy of Board Certified Environmental Professionals #16992037 Florida Association of Environmental Professionals (FAEP)
17.B.4
Packet Pg. 1850 Attachment: Consultants info (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial Subdistrict)
17.B.5
Packet Pg. 1851 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
Project Location Map
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PL20210001610 ‐ Government Public Services, Residential Tourist and Commercial Subdistrict; and
PL20210001047 ‐ Golden Gate Golf Course Mixed Use Planned Unit Development
In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood meeting hosted by D.
Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A., representing Collier County Board of County Commissioners
(Applicant) will be held February 24, 2022, 5:30 pm at the Golden Gate Community Center in Meeting Room B (4701 Golden
Gate Pkwy, Naples, FL 34116).
Collier County has submitted formal applications to Collier County, seeking approval of a Small‐Scale Growth Management
Plan Amendment (GMPA) and Planned Unit Development rezone (PUDZ). The plan amendment proposes to modify the
Golden Gate Area Master Plan, Golden Gate City Sub‐element to create a new Subdistrict and map designation for a portion
of the proposed Golden Gate Golf Course Mixed Use Planned Unit Development (MPUD) to allow general and miscellaneous
governmental offices and services as well as commercial and residential tourist uses. The MPUD rezone proposes to rezone
the property from the GC (Golf Course), C‐3, C‐4 and RT (Residential Tourist) Zoning Districts to Mixed Use Planned Unit
Development Zoning District to allow a maximum of 90,000 square feet (SF) of general commercial and office floor area,
hotel and time‐share units, up to 75,000 SF of space for a variety of general governmental services, 120 bed State Veterans’
Nursing Home or similar group housing facility and up to 400 residential dwelling units that will include housing for seniors,
veterans and essential services personnel.
The GMPA subject property (Government Public Services, Residential Tourist and Commercial Subdistrict) is comprised of
20± acres and is located adjacent to Golden Gate Parkway within the proposed Golden Gate Golf Course MPUD. The PUDZ
subject property (Golden Gate Golf Course MPUD) is comprised of 171.6± acres, located at 4150, 4100 and 4110 Golden
Gate Parkway in Section 27, Township 49 South, Range 26 East, Collier County, Florida.
If you have questions or comments, contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or
phone: 239‐947‐1144. For project information or to register to participate remotely* go to, gradyminor.com/Planning.
Any information provided is subject to change until final approval by the governing authority. The Neighborhood Information
Meeting is for informational purposes, it is not a public hearing. *Remote participation is provided as a courtesy and is at the user’s
risk. The applicant and GradyMinor are not responsible for technical issues.
17.B.5
Packet Pg. 1852 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial
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NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PL20210001610 - Government Public Services, Residential
Tourist and Commercial Subdistrict; and
PL20210001047 - Golden Gate Golf Course Mixed Use Planned
Unit Development
In compliance with the Collier County Land Development Code (LDC) requirements,
a neighborhood meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and
Associates, P.A., representing Collier County Board of County Commissioners
(Applicant) will be held February 24, 2022, 5:30 pm at the Golden Gate Community
Center in Meeting Room B (4701 Golden Gate Pkwy, Naples, FL 34116).
Collier County has submitted formal applications to Collier County, seeking approval
of a Small-Scale Growth Management Plan Amendment (GMPA) and Planned Unit
Development rezone (PUDZ). The plan amendment proposes to modify the Golden
Gate Area Master Plan, Golden Gate City Sub-element to create a new Subdistrict and
map designation for a portion of the proposed Golden Gate Golf Course Mixed Use
Planned Unit Development (MPUD) to allow general and miscellaneous governmental
offices and services as well as commercial and residential tourist uses. The MPUD
rezone proposes to rezone the property from the GC (Golf Course), C-3, C-4 and RT
(Residential Tourist) Zoning Districts to Mixed Use Planned Unit Development Zoning
District to allow a maximum of 90,000 square feet (SF) of general commercial and
office floor area, hotel and time-share units, up to 75,000 SF of space for a variety
of general governmental services, 120 bed State Veterans’ Nursing Home or similar
group housing facility and up to 400 residential dwelling units that will include housing
for seniors, veterans and essential services personnel.
The GMPA subject property (Government Public Services, Residential Tourist
and Commercial Subdistrict) is comprised of 20± acres and is located adjacent
to Golden Gate Parkway within the proposed Golden Gate Golf Course MPUD. The
PUDZ subject property (Golden Gate Golf Course MPUD) is comprised of 171.6±
acres, located at 4150, 4100 and 4110 Golden Gate Parkway in Section 27, Township
49 South, Range 26 East, Collier County, Florida.
If you have questions or comments, contact Sharon Umpenhour with GradyMinor
by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project
information or to register to participate remotely* go to, gradyminor.com/Planning.
Any information provided is subject to change until final approval by the governing
authority. The Neighborhood Information Meeting is for informational purposes, it is not
a public hearing. *Remote participation is provided as a courtesy and is at the user’s
risk. The applicant and GradyMinor are not responsible for technical issues.ND-GCI0819896-01
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Packet Pg. 1862 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment - Public Services, Residential
17.B.5
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17.B.5
Packet Pg. 1864 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial
PETITIONS:PL20210001610 –GOVERNMENT PUBLIC SERVICES, RESIDENTIAL TOURIST AND COMMERCIAL SUBDISTRICT; ANDPL20210001047 –GOLDEN GATE GOLF COURSE MPUDREZONE
February 24, 2022 Neighborhood Information Meeting (NIM)
Project information and a copy of this presentation can be found on our website:
www.gradyminor.com/Planning
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PROJECT TEAM:
•Collier County Board of County Commissioners –Applicant
•Margaret A. Bishop, P.E., Principal Project Manager –Collier County Facilities Management Division
•Geoff Willig, Sr. Operations Analyst –Collier County Manager’s Office
•Jeff Davidson, P.E., Professional Engineer –Davidson Engineering, Inc.
•D. Wayne Arnold, AICP, Professional Planner –Q. Grady Minor & Associates, P.A.
•Michael J. Delate, P.E., Professional Engineer –Q. Grady Minor & Associates, P.A.
•James M. Banks, PE, Traffic Engineer –JMB Transportation Engineering, Inc.
INTRODUCTION
2
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LOCATION MAP
Golden Gate Golf
Course MPUD
171.6+/-Acres
(PL20210001047)
Golden Gate Pkwy
Golden Gate Pkwy
44thST SW44thST SWGovernment Public
Services, Residential Tourist
and Commercial Subdistrict
(Parcel 1 -13.58 Acres )
(PL20210001610)
3
Government Public
Services, Residential Tourist
and Commercial Subdistrict
(Parcel 2 & 3 -6.58 Acres )
(PL20210001610)
17.B.5
Packet Pg. 1867 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
Existing Future Land Use (FLU):Golden Gate City Sub Element,Urban-Mixed
Use District,Urban Residential Subdistrict
Proposed FLU:Golden Gate City Sub Element,Urban-Mixed Use
District,Government Public Services,Residential
Tourist and Commercial Subdistrict
(20.16+/-acres)
Current Zoning:GC (Golf Course),C-3,C-4 and RT (Residential Tourist)
Proposed Zoning:Golden Gate Golf Course MPUD (171.6+/-acres)
PROJECT INFORMATION
4
17.B.5
Packet Pg. 1868 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
GMPA:
•The Growth Management Plan Amendment (GMPA)proposes to establish the Government Public
Services,Residential Tourist and Commercial Subdistrict as part of Golden Gate Area Master Plan –
Golden Gate City Sub Element.
•The proposed subdistrict will allow general governmental offices including those associated with planning,
tax collection,property appraiser,supervisor of elections,building review and similar administrative uses as
well as libraries,community centers,parks and recreational uses,group housing,museums,and other
public uses,C-3 and C-4 commercial uses,and Residential Tourist uses including hotel/motel,multi-family
and timeshare uses
PUDZ:
•Proposed rezone from Golf Course,C-3,C-4 and Residential Tourist to Golden Gate Golf Course Mixed Use
Planned Unit Development (MPUD ).
•The proposed rezone will allow a maximum of 90,000 square feet (SF)of general commercial and office
floor area,up to 158 hotel/motel units,98 time share or multi-family units,up to 75,000 SF of space for a
variety of general governmental services,120 bed State Veterans’Nursing Home or similar facility and up
to 400 residential dwelling units that will include housing for seniors,veterans and essential services
personnel.
•Access to the property will be via Golden Gate Parkway and Collier Boulevard
PROPOSED REQUEST
5
17.B.5
Packet Pg. 1869 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
PROPOSED SUBDISTRICT MAPS
SUBJECT PROPERTY 6
17.B.5
Packet Pg. 1870 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
The Collier County Land Development Code (LDC)requires specific requirements to convert golf
courses to other uses:
1.Intent to Convert (ITC)Application
a.Stakeholder Outreach Meetings (SOM)
b.Conceptual Plans
c.Participant Surveys
2.PUD Rezoning /GMPA
a.Conceptual Master Plan
b.Permitted Uses
c.Development Standards
d.Neighborhood Information Meeting
e.Planning Commission Public Hearing
f.County Commission Public Hearing
GOLF COURSE CONVERSION PROCESS
7
17.B.5
Packet Pg. 1871 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
ITC AND SOM CONCEPT PLANS
8
17.B.5
Packet Pg. 1872 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
PROPOSED MPUD MASTER PLAN
9
17.B.5
Packet Pg. 1873 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
PROPOSED MPUD MASTER PLAN (AERIAL)
10
17.B.5
Packet Pg. 1874 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
CONCEPTUAL LAYOUT OVERLAY
COLLIER BOULEVARD
41ST ST SW
11
44TH ST SW
17.B.5
Packet Pg. 1875 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
SITE SUMMARY
12
17.B.5
Packet Pg. 1876 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
PROPOSED GREENWAY EXHIBIT
13
35% of Golf Course
Conversion Area
17.B.5
Packet Pg. 1877 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
RESIDENTIAL TRACT -25+/-AC.
Maximum Intensity/Density:
400 residential dwelling units
Uses:
1.Leasing Offices
2.Multi-Family Dwelling Units
3.Residential Accessory
a.Fitness facility,pool
b.Dog park
c.Café
d.Community Center
Development Standards:
14
17.B.5
Packet Pg. 1878 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
CONCEPTUAL RESIDENTIAL SITE PLAN
15
17.B.5
Packet Pg. 1879 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
RESIDENTIAL LINE OF SIGHT
16
17.B.5
Packet Pg. 1880 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
CONCEPTUAL RENDERINGS
17DUTCH WEST INDIES
MODERN STYLE
FLORIDA STYLE
MODERN STYLE
17.B.5
Packet Pg. 1881 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
Maximum Intensity/Density:
75,000 SF and 120 units
Principal Uses:
1.Administration of Public Health, Veteran’s Affairs, Environmental Quality, Land
and Wildlife Conservation, Housing, Urban Planning and Community
Development (9431 –9451, 9511 –9532, 9611 –9651)
2.Administrative Service Facilities, General Government Services (9199)
3.Essential services, as defined by the LDC
4.Library
5.Museum
6.Park, Open Space and Recreational Uses, including golf courses and
greenways
7.Park and Recreational Service Facilities
8.Property Appraiser Office (939311)
9.Safety Service Facilities
10.Group housing, compliance with 5.05.04 of the LDC, subject to FAR of .60
(see Exhibit E, Deviation #4).
PUBLIC USE TRACT -13.5+/-AC.
18
Development Standards:
17.B.5
Packet Pg. 1882 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
Development Standards:
GOLF COURSE TRACT –112.3 +/-AC.
Principal Uses:
1.Golf Course
2.Hiking trails,walkways,multi-use paths and
observation decks
3.Passive recreational uses
19
17.B.5
Packet Pg. 1883 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
BIG SHOTS CONCEPTUAL RENDERING
COLLIERBLVD.20
17.B.5
Packet Pg. 1884 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
Maximum Intensity/Density:
30,000 SF
Principal Uses:
1.Parcel A:All permitted principal and accessory uses listed within the C-3
‘Commercial Intermediate Zoning District’.
2.Parcel B:All permitted principal and accessory uses listed within the C-4
‘Commercial General Zoning District’.
Development Standards:
21
COMMERCIAL TRACT –2.2 +/-AC.17.B.5
Packet Pg. 1885 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
COMMUNITY FACILITY USE TRACT –8.0 +/-AC.
22
Development Standards:Maximum Intensity/Density:
120 units
Principal Uses:
1.Group Housing,subject to FAR of .60 (see Exhibit E,Deviation
#4),including nursing and personal care facilities (8051 –
8059)
2. Non-residential uses including:
a.Essential services
b.Parks, open space and recreational uses
c.Childcare centers
d.Community facility uses such as schools, libraries, safety
service facilities, and community centers.
e.Communication and utility facilities
17.B.5
Packet Pg. 1886 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
RESIDENTIAL TOURIST TRACT –6.1 +/-AC.
23
Development Standards:Maximum Intensity/Density:
158 hotel/motel units and up to 98 timeshare or
multi-family units and 60,000 s.f.of C-3 commercial
uses
Principal Uses:
1.Multi-family
2.Hotels,motels
3.Time share facilities
4.C-3,Commercial Intermediate Zoning District
permitted uses
17.B.5
Packet Pg. 1887 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
Deviation #1 seeks relief from LDC Section 4.07.02 B.2 PUD “Design Requirements,”which requires PUDs to provide landscape
buffers along the perimeter of PUD boundaries,to instead allow no hedge or wall within the landscape buffers where the
greenway is located.
Deviation #2 seeks relief from LDC Section 4.06.02 A “Landscape Buffers,”which requires landscape buffers between
separate land uses,to instead allow no landscape buffers between separate land uses internal to the PUD.
Deviation #3 seeks relief from LDC Section 4.05.04.G “Parking Space Requirements,”to allow a reduction in requirement of
off-street parking spaces for consistency with the Golden Gate Parkway Overlay District and to meet actual parking
demands.This includes:
a.No additional off-street parking required for outdoor dining/seating areas for restaurants.
b.If the subject property is within 330’of an improved public transit facility,such as a bus shelter,bus transfer facility,or
park and ride site,the required number of off-street parking spaces shall be reduced by 10 percent.
c.The affordable housing development shall have the option to reduce the number of off-street parking spaces by 10
percent.
d.Parking for hotel uses may be shared with adjacent commercial properties under separate ownership,consistent
with the previously approved parking agreement recorded in OR Book 2090,Page 1194.The parking agreement
shall remain valid even if the RT parcel is redeveloped.
Deviation #4 seeks relief from LDC Section 5.05.04 D.1.,“Group Housing”,which requires the maximum floor area ratio
(FAR)shall not exceed 0.45 to instead allow an FAR of 0.60 for Group Housing uses within the PUD.
PROPOSED DEVIATIONS
24
17.B.5
Packet Pg. 1888 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
PROPOSED DEVIATION LOCATIONS
25
17.B.5
Packet Pg. 1889 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
CONCLUSION
26
Documents and information can be found online:
•Gradyminor.com/Planning
•Collier County GMD Public Portal: cvportal.colliercountyfl.gov/CityViewWeb
Next Steps
•Hearing sign(s) posted on property advertising Planning Commission (CCPC) and Board of County
Commissioner (BCC) hearing dates.
•CCPC –March 17, 2022
•BCC –April 26, 2022
Contact:
•Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician;
sumpenhour@gradyminor.com or 239.947.1144 extension 1249
•Collier County Staff:
PUDZ –Timothy Finn, AICP, Principal Planner; Timothy.Finn@colliercountyfl.gov or (239) 252-4312
GMPA –Parker Klopf, Senior Planner; Klopf@colliercountyfl.gov or (239) 252-2471
www.gradyminor.com/Planning
Project information and a copy
of this presentation can be
found on our website:
17.B.5
Packet Pg. 1890 Attachment: NIM Materials - Feb 24 2022 (21746 : PL20210001610 GMP Amendment -
17.B.6
Packet Pg. 1891 Attachment: AffidavitandSignPosting Jan 3 2022 (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial
17.B.6
Packet Pg. 1892 Attachment: AffidavitandSignPosting Jan 3 2022 (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial
17.B.6
Packet Pg. 1893 Attachment: AffidavitandSignPosting Jan 3 2022 (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial
17.B.6
Packet Pg. 1894 Attachment: AffidavitandSignPosting Jan 3 2022 (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners (BCC)
on April 26, 2022, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government Center, 3299
Tamiami Trail East, Naples, FL, to consider the enactment of two County Ordinances. The meeting will commence at
9:00 A.M. The titles of the proposed Ordinances are as follows:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA TO
CREATE A SUBDISTRICT ON PART OF FORMER GOLDEN GATE GOLF COURSE AND ABUTTING HOTEL, BY
AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE
GOLDEN GATE CITY SUB-ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN ELEMENT AND GOLDEN
GATE AREA FUTURE LAND USE MAP AND MAP SERIES, BY CHANGING THE LAND USE DESIGNATION
FROM URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN-COMMERCIAL
DISTRICT, GOVERNMENT PUBLIC SERVICES, RESIDENTIAL TOURIST AND COMMERCIAL SUBDISTRICT
TO ALLOW UP TO 75,000 SQUARE FEET OF GOVERNMENTAL FACILITY USES AND 120 BEDS FOR GROUP
HOUSING USES AT A FAR NOT TO EXCEED .60; UP TO 26 UNITS AN ACRE FOR HOTEL/MOTEL USES AND
16 DWELLING UNITS AN ACRE FOR MULTI-FAMILY AND TIME SHARE USES AND 60,000 SQUARE FEET OF
C-3, COMMERCIAL INTERMEDIATE ZONING DISTRICT USES ON 6.16± ACRES; AND UP TO 15,000 SQUARE
FEET OF C-4, GENERAL COMMERCIAL ZONING DISTRICT USES ON .42± ACRES. THE SUBJECT PROPERTY
CONSISTS OF AN AGGREGATE OF 20.1± ACRES AND IS LOCATED ON THE SOUTH SIDE OF GOLDEN GATE
PARKWAY APPROXIMATELY ½ MILE WEST OF COLLIER BOULEVARD IN SECTION 27, TOWNSHIP 48 SOUTH,
RANGE 27 EAST, COLLIER COUNTY, FLORIDA; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE
ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR
SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20210001610]
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA TO ALLOW
DEVELOPMENT OF THE GOLDEN GATE GOLF COURSE PROJECT BY AMENDING ORDINANCE NUMBER
2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING
CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM GOLF COURSE (GC), RESIDENTIAL
TOURIST (RT), COMMERCIAL INTERMEDIATE (C-3), AND GENERAL COMMERCIAL (C-4) ZONING DISTRICTS
WITHIN WELLFIELD RISK MANAGEMENT SPECIAL TREATMENT OVERLAY ZONES W-1 THROUGH W-3
(ST/W-1 TO ST/W-3) TO A MIXED-USE PLANNED UNIT DEVELOPMENT (MPUD) ZONING DISTRICT WITHIN
WELLFIELD RISK MANAGEMENT SPECIAL TREATMENT OVERLAY ZONES W-1 THROUGH W-3 (ST/W-1 TO ST/
W-3) FOR A PROJECT TO BE KNOWN AS GOLDEN GATE GOLF COURSE MPUD TO ALLOW CONSTRUCTION OF
A MAXIMUM OF 30,000 SQUARE FEET OF COMMERCIAL DEVELOPMENT ON THE COMMERCIAL TRACTS; UP
TO 400 RESIDENTIAL DWELLING UNITS ON THE RESIDENTIAL TRACT WITH A MAXIMUM ACTUAL HEIGHT
OF 95 FEET; UP TO 75,000 SQUARE FEET OF GOVERNMENT FACILITIES AND 120 GROUP HOUSING UNITS
ON THE PUBLIC USE TRACT AND COMMUNITY FACILITY TRACT; AND UP TO 158 HOTEL/MOTEL UNITS
AND UP TO 98 TIMESHARE UNITS OR MULTI-FAMILY UNITS AND 60,000 SQUARE FEET OF INTERMEDIATE
COMMERCIAL (C-3) USES ON THE RESIDENTIAL TOURIST TRACT WITH A MAXIMUM ZONED HEIGHT
OF 100 FEET; AND PROVIDING FOR REPEAL OF ORDINANCE NOS. 84-78 AND 99-56 RELATING TO PRIOR
REZONES. THE PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND
COLLIER BOULEVARD IN SECTION 27, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA
CONSISTING OF 171.6± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20210001047]
Copies of the proposed Ordinances are on file with the Clerk to the Board and are 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 encourage public involvement, 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 through the link
provided within the specific event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.gov/our-county/
visitors/calendar-of-events after the agenda is posted on the County website. Registration should be done in advance of the public meeting,
or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing
detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s risk. The
County is not responsible for technical issues. 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
WILLIAM L. MCDANIEL, JR., CHAIRMAN
CRYSTAL K. KINZEL, CLERK
By: Martha Vergara, Deputy Clerk
(SEAL)
I-75 N
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SantaBarbaraBLVDCollier BLVDGoldenG ateP K W Y
I -75 S I-75N !I
Projec t
Loca tion
17.B.7
Packet Pg. 1895 Attachment: Notice of Puiblic Hearing (21746 : PL20210001610 GMP Amendment - Public Services, Residential Tourist, Commercial Subdistrict)
17.B.8Packet Pg. 1896Attachment: legal ad - agenda IDs 20791 & 21746 (21746 : PL20210001610 GMP Amendment - Public