Agenda 05/24/2022 Item #17D (Ordinance - Collier BLVD/Hacienda Lakes Parkway)
Proposed Agenda Changes
Board of County Commissioners Meeting
May 24, 2022
Add On Item 5C: Minto US Open Pickleball Championships Presentation (Commissioner Taylor’s request)
Continue item 10A to the June 28, 2022, BCC Meeting: Recommendation to consider Board support of the
colocation of a proposed Saint Padre Pio College of Osteopathic Medicine on the campus of Ave Maria
University. (Sponsored by Commissioner McDaniel) (District 5) (Commissioner McDaniel’s request)
Continue item 16A14 to the June 14, 2022, BCC Meeting: Recommendation to adopt a resolution approving
and authorizing the execution of a Public Transit Grant Agreement (PTGA) between Collier County and the
Florida Department of Transportation (FDOT) to accept Federal Transit Administration (FTA) Section
5339 Bus and Bus Facilities funds in the amount of $222,355, for the necessary improvements to bus stops in
accordance with the Americans with Disabilities Act (ADA) in the rural service area and authorizing the
necessary budget amendments. (Transit Grant Fund 424) (District 5) (Staff’s request)
Move Item 16K6 to Item 12A: Recommendation to pay Richard Yovanovich, Esq. for attorney’s fees in the
amount of $9,060, for Sellers Robert Vocisano and Mario Vocisano in connection with the rezoning of the
Golden Gate Golf Course, including the hotel site to a Mixed-Use Planned Unit Development, pursuant to
the terms of the Second Amendment to Agreement relating to the County’s purchase of the Golden Gate
Golf Course. (All Districts) (Commissioner Taylor’s request)
Move Item 16A17 to Item 11E: Recommendation to amend Exhibit “A” to Resolution No. 2013-238, as
amended, the list of Speed Limits on County Maintained Roads, to reflect speed limit changes at six separate
locations. (Estimated Fiscal Impact: $1,000, Transportation Operating Fund 101) (All Districts)
(Commissioner LoCastro’s request)
Move Item 17C to 9B: ** This item requires that ex parte disclosure be provided by Commission members.
Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve an Ordinance amending Ordinance Number 08-41, the First Assembly Ministries Education &
Rehabilitation Campus MPUD, as amended, to change the name of the MPUD to Collier Boulevard Lord’s
Way MPUD; to remove the daycare use and allow the church use as an interim use for up to 5 years; to
increase the number of dwelling units from 306 units to 690 units with 76 affordable housing units; and to
reallocate the uses, revise the development standards and the PUD master plan for the PUD property
consisting of 69± acres located on the northeast corner of the intersection of Collier Blvd. (C.R. 951) and
Hacienda Lakes Parkway formerly Lord’s Way, in Section 14, Township 50 South, Range 26 East, Collier
County, Florida; and by providing an effective date. [Petition Number PL20200000114]. (This is a
companion item to 17D, The companion item must be approved concurrent with this item.) (District 1)
(Commissioner Taylor’s request)
Move Item 17D to 9C: ** An Ordinance of the Board of County Commissioners amending Ordinance 89-05,
as amended, the Collier County Growth Management Plan, specifically amending the Future Land Use
Element and maps to change the Mixed Use District, Collier Boulevard Community Facility Subdistrict; to
increase the maximum dwelling units from 306 to 690 with some affordable housing; to remove childcare
facilities as an allowed use and allow the church to continue as an interim use for up to 5 years, and
furthermore directing transmittal of the adoption amendment to the Florida Department of Economic
Opportunity. The subject property is located at the northeast corner of the intersection of Collier Boulevard
and Hacienda Lakes Parkway formerly known as Lord’s Way in Section 14, Township 50 South, Range 26
East, consisting of 69± acres. (This is a companion item to 17C, The companion item must be approved
concurrent with this item.) (Adoption Hearing). (District 1) (Commissioner Taylor’s request)
Notes: ** Applicant for the now Items 9B & 9C is asking for a continuance on these items.
‐ “PL20210001560 – Originally heard at the May 10th Board hearing (then Item 9D), being continued to the
June 28, 2022, BCC hearing ‐ Recommendation to approve an Ordinance of the Board of County
Commissioners of Collier County, Florida, that Simplifies Replatting Golden Gate Estates Tracts by
Amending Ordinance Number 04‐41, as amended, the Collier County Land Development Code, Which
Includes the Comprehensive Land Regulations for the Unincorporated Area of Collier County, Florida, to
Create Site Design Standards and Waive Subdivision Improvements for the Subdividing of Golden Gate
Estates Tracts, by Providing for: Section One, Recitals; Section Two, Findings Of Fact; Section Three,
Adoption of Amendments to the Land Development Code, More Specifically Amending the Following:
Chapter Four – Site Design and Development Standards, Including Section 4.03.06 – Golden Gate Estates
Lot Divisions; and Appendix B – Typical Street Sections and Right‐Of‐Way Design Standards; Section Four,
Conflict and Severability; Section Five, Inclusion in the Collier County Land Development Code; and
Section Six, Effective Date.” (Staff’s request)
Time Certain Items:
Item 5A to be heard at 11:00 AM: Update for the Logan Boulevard Emergency Pump Operations
Items 11C and 11D will be heard immediately following their companion Item 9A: Emergency Rental
Assistance 1 and 2 programs, and Six Full-Time Equivalent (FTE) time-limited positions
6/6/2022 11:47 AM
05/24/2022
EXECUTIVE SUMMARY
An Ordinance of the Board of County Commissioners amending Ordinance 89-05, as amended, the
Collier County Growth Management Plan, specifically amending the Future Land Use Element and
maps to change the Mixed Use District, Collier Boulevard Community Facility Subdistrict; to
increase the maximum dwelling units from 306 to 690 with some affordable housing; to remove
childcare facilities as an allowed use and allow the church to continue as an interim use for up to 5
years, and furthermore directing transmittal of the adoption amendment to the Florida
Department of Economic Opportunity. The subject property is located at the northeast corner of
the intersection of Collier Boulevard and Hacienda Lakes Parkway formerly known as Lord’s Way
in Section 14, Township 50 South, Range 26 East, consisting of 69± acres. (This is a companion item
to 17C, The companion item must be approved concurrent with this item.) (Adoption Hearing).
OBJECTIVE: For the Board of County Commissioners (Board) to approve the proposed large-scale
Growth Management Plan (GMP) amendment to change the Mixed Use District, Collier Boulevard
Community Facility Subdistrict to the Mixed Use District; Collier Boulevard Lord’s Way Mixed Use
Subdistrict to increase the maximum dwelling units from 306 to 690; to remove childcare facilities as an
allowed use and allow the church to continue as an interim use for up to 5 years, and furthermore
directing transmittal of the adoption amendment to the Florida Department of Economic Opportunity.
CONSIDERATIONS: The subject petition is submitted as a large-scale comprehensive plan amendment
(a/k/a Growth Management Plan Amendment - GMPA). As such, per Florida Statutes, the request is
heard twice 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 69 acres and seeks to amend the GMP by amending
text to increase the maximum dwelling units from 306 to 690; in the Collier Boulevard Community
Facility Subdistrict; to be renamed to Collier Blvd. Lord’s Way Mixed Use Subdistrict. The amendment
will allow for an additional 384 dwelling units in addition to the 306 already constructed residential units.
The proposed amended Subdistrict text, as recommended for approval by the Collier County Planning
Commission (CCPC), is in Ordinance Exhibit “A”.
The process for adoption of a large-scale comprehensive plan amendment requires (in part) the following
statutory standards be met [followed by staff analysis in bracketed and italicized text].
According to the DEO Website, an Expedited State Review may be described as follows:
(a) Are not small scale amendments. [The proposed amendment is a large scale amendment of
more than a 50 acre property - 69± acres.]
(b) Are not within an area of critical state concern. [This amendment is not within an area of
critical state concern.]
(c) Do not propose a rural land stewardship area. [The amendment does not propose a rural land
stewardship area.]
(d) Do not propose a sector plan. [The amendment does not propose a sector plan.]
(e) Do not update a comprehensive plan based on an evaluation and appraisal. [The amendment
does not update a comprehensive plan based on an evaluation and appraisal.]
(f) Do not propose a development pursuant to section 380.06, Florida Statutes, or, [The
amendment does not propose a development pursuant to section 380.06, Florida Statutes.]
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(g) Are not new plans for newly incorporated municipalities. [Amendment is not new plans for
newly incorporated municipalities.]
Florida Statutes Section 163.3167 allows Collier County to plan for their future development and growth.
Florida Statute Section 163.3184 describes and guides Collier County through the Expedited State
Review Process for the adoption of the comprehensive plan or a plan amendment.
Based on the review of this large-scale GMP amendment petition, including the supporting data and
analysis, staff makes the following findings and conclusions:
• The purpose of this GMPA is to allow a maximum of 690 dwelling units.
• 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 concerns as a result of this petition.
• 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 FLUE.
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: Approval of the proposed amendment by the Board for
Adoption and its submission to the Florida Department of Economic Opportunity for a thirty (30) day
waiting period and the amended Subdistrict text will ultimately be returned to the County to be included
in the Future Land Use Element.
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, community
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:
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.
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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: Staff
recommends supporting the proposed amendment.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
held a public hearing on April 7, 2022 and voted 7-0 unanimously to forward the petition to the Board
with a recommendation to adopt the amendment.
There were no public comment letters submitted supporting or opposing the project. There were two
public speakers that expressed comments at the CCPC meeting on April 7th: John Harrison, the Vice
President of the Board of Directors of Naples Lakes Country Club does not object to the pr oject but was
concerned about traffic safety with conflicts entering Collier Blvd. Veronica Poldo, resident of Sapphire
Cove, questioned need to locate affordable housing and rentals so heavily in this project area. She is
concerned about home value and also traffic conflicts.
RECOMMENDATION: To adopt the Ordinance and transmit petition PL20200000115 to the Florida
Department of Economic Opportunity per the CCPC recommendations.
Prepared by: Sue Faulkner, Principal Planner, Zoning Division
ATTACHMENT(S)
1. SUPPLEMENTARY STAFF REPORT (DOCX)
2. Staff Report for CCPC Nov. 4, 2021 (DOCX)
3. Ordinance 3-9-22 (PDF)
4. May 5, 2021 NIM summary (PDF)
5. Master Plan (PDF)
6. Public Hearing Notice (PDF)
7. Dec 7, 2021 NIM Summary (PDF)
8. FW DEO Response Letter (PDF)
9. Technical Assistance Regarding the Florida Black Bear - 2021 (PDF)
10. legal ad - agenda IDs 21925 & 21999 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.D
Doc ID: 21999
Item Summary: An Ordinance of the Board of County Commissioners amending Ordinance 89-
05, as amended, the Collier County Growth Management Plan, specifically amending the Future Land
Use Element and maps to change the Mixed Use District, Collier Boulevard Community Facility
Subdistrict; to increase the maximum dwelling units from 306 to 690 with some affordable housing; to
remove childcare facilities as an allowed use and allow the church to continue as an interim use for up to
5 years, and furthermore directing transmittal of the adoption amendment to the Florida Department of
Economic Opportunity. The subject property is located at the northeast corner of the intersection of
Collier Boulevard and Hacienda Lakes Parkway formerly known as Lord’s Way in Section 14, Township
50 South, Range 26 East, consisting of 69± acres. (This is a companion item to 17C, The companion item
must be approved concurrent with this item.) (Adoption Hearing).
Meeting Date: 05/24/2022
Prepared by:
Title: Planner, Principal – Zoning
Name: Sue Faulkner
04/19/2022 3:45 PM
Submitted by:
Title: – Zoning
Name: Mike Bosi
04/19/2022 3:45 PM
Approved By:
Review:
Zoning James Sabo Additional Reviewer Completed 04/21/2022 5:19 PM
Zoning Mike Bosi Zoning Director Review Completed 04/25/2022 2:07 PM
Growth Management Department Diane Lynch Growth Management Department Completed 04/25/2022 2:50 PM
Growth Management Department James C French Growth Management Completed 04/26/2022 1:39 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 05/05/2022 4:44 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 05/06/2022 9:05 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 05/06/2022 2:48 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 05/10/2022 1:30 PM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 05/18/2022 3:46 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 05/24/2022 9:00 AM
17.D
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SUPPLEMENTARY STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE
PLANNING SECTION
HEARING DATE: APRIL 7, 2022
SUBJECT: PETITION PL20200000115 GROWTH MANAGEMENT PLAN AMENDMENT
[TRANSMITTAL HEARING]
ELEMENTS: FUTURE LAND USE ELEMENT
The Collier County Planning Commission met on November 4, 2021 and voted 4-1 in favor of
recommending to the BCC that they approve transmittal to the Florida Department of Economic
Opportunity (DEO). The Board voted in favor of transmittal of PL202100000115 to the DEO (vote 4/1) on
12/14/21 via Resolution 2021-262,. Tthe agenda packet was sent to the DEO on 12-22-2021.
The County received a transmittal response from Florida Fish and Wildlife Conservation Commission
(FWC), offering technical assistance for Florida Black Bear control on 1-19-2022. The DEO wrote a letter
dated 2-2-2022 stating that they conducted a detailed review that focused on potential adverse impacts
to important state resources and facilities, specifically: air and water pollution; wetlands and other surface
waters of the state; federal and state-owned lands and interest in lands, including state parks, greenways
and trails, conservation easements; solid waste; and water and wastewater treatment. The Florida DEO
did not find any adverse impacts to important state resources subject to the Department’s jurisdiction
according to their letter dated 2-2-2022. The state assigned the following: Collier County 21-08ESR
Expedited State Review of Proposed Comprehensive Plan Amendment to this project.
There was a discussion at the BCC public hearing on 12-2214-2021 concerning how many affordable
housing units should be included with this project. The applicant’s transitional proposed language had
suggested 38 dwelling units should be affordable. The BCC wished to increase the affordable housing
being provided. Jacob LaRow, Manager of Collier County Housing, Grant Development, and Operations
worked on the proposed language with the applicants, and they agreed to the revised proposed language
that is presented in Ordinance #030922 Exhibit’s A.
The main proposed revisions awere:
The church use will be allowed as an interim use for up to a maximum of 5 years.
An Iincrease in the Affordable Housing dwelling units from 38 to 76 was included in the Adoption
phase submittals.
Prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section, Zoning
3-14-2022 / revised with Tract changes 4-19-2022.
17.D.1
Packet Pg. 1815 Attachment: SUPPLEMENTARY STAFF REPORT (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
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PL20200000115
Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION
COMPREHENSIVE PLANNING SECTION
HEARING DATE: November 4, 2021
SUBJECT: PETITION PL20200000115 GROWTH MANAGEMENT PLAN
AMENDMENT [TRANSMITTAL HEARING]
ELEMENTS: FUTURE LAND USE ELEMENT
PROPERTY OWNERS/APPLICANT/AGENT:
Owners/Applicant : Agent:
David E Torres, Mgr.
3805 TLW, LLC & Lord’s Way Apartments, LLC
7742 Alico Road
Naples, FL 33912
Robert Mulhere, FAICP
Hole Montes Inc.
950 Encore Way
Naples, FL 34110
Richard D. Yovanovich, Esq.
Coleman, Yovanovich & Koester, P.A.
4001 Tamiami Trail North Suite 300
Naples, FL 34103
GEOGRAPHIC LOCATION
The subject property is located on the northeast corner of the intersection of Collier Boulevard
and The Lord’s Way in Section 14, Township 50 South, Range 26 East, consisting of 69± acres.
See maps below.
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Packet Pg. 1816 Attachment: Staff Report for CCPC Nov. 4, 2021 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
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PL20200000115
Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
17.D.2
Packet Pg. 1817 Attachment: Staff Report for CCPC Nov. 4, 2021 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
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PL20200000115
Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
REQUESTED ACTION
This petition seeks to amend the Collier Boulevard Community Facility Subdistrict of the Future
Land Use Element (FLUE) to the Collier Boulevard Lord’s Way Mixed Use Subdistrict to increase
the maximum dwelling units from 306 to 690; to maintain the communication tower use; and to
remove churches and childcare facilities as allowed uses. The large GMPA resolution also
requests the Board to transmit the amendment to the Florida Department of Economic
Opportunity.
The proposed amended Future Land Use Element, Collier Boulevard Lord’s Way Mixed Use
Subdistrict text is as follows:
(Single underline test is added, single strike-through text is deleted, and is also reflected in the
Ordinance Exhibit A).
EXHIBIT A
COLLIER COUNTY GROWTH MANAGEMENT
PLAN FUTURE LAND USE ELEMENT
*** *** *** *** *** Text Break *** *** *** *** ***
TABLE OF CONTENTS
Page
SUMMARY 1
I. OVERVIEW 2
A. PURPOSE 2
*** *** *** *** *** Text Break *** *** *** *** ***
II. IMPLEMENTATION STRATEGY 10
GOALS, OBJECTIVES AND POLICIES 10
FUTURE LAND USE DESIGNATION DESCRIPTION SECTION
Urban Designation
*** *** *** *** *** Text Break *** *** *** ***
*** FUTURE LAND USE MAP SERIES 140
*Future Land Use Map
*Mixed User & Interchange Activity Centers Maps
*** *** *** *** *** Text Break *** *** *** *** ***
* Corkscrew Island Neighborhood Commercial Subdistrict Map
17.D.2
Packet Pg. 1818 Attachment: Staff Report for CCPC Nov. 4, 2021 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
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PL20200000115
Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
* Collier Boulevard Community Facility Lord’s Way Mixed Use Subdistrict Map
* Orange Blossom/Airport Crossroads Commercial Subdistrict Map
* Coastal High Hazard Area Map
* Coastal High Hazard Area Comparison Map
* Gordon River Greenway Conservation Area Designation Map
* Hibiscus Residential Infill Subdistrict Map
* Vincentian Mixed Use Subdistrict Map
* Davis ‒ Radio Commercial Subdistrict Map
* Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map
* Mini Triangle Mixed Use Subdistrict Map
* East Tamiami Trail Commercial Infill Subdistrict Map
* Vanderbilt Beach Commercial Tourist Subdistrict Map
* Meridian Village Mixed-Use Subdistrict Map
* Germain Immokalee Commercial Subdistrict Map
* Greenway – Tamiami Trail East Commercial Subdistrict Map
* Bay House Campus Commercial Subdistrict Map
* Vanderbilt Beach Road Mixed Use Subdistrict Map
*** *** *** *** *** Text Break *** *** *** *** ***
II. IMPLEMENTATION
STRATEGY GOALS, OBJECTIVES AND POLICIES
GOAL: TO GUIDE LAND USE DECISION-MAKING SO AS TO ACHIEVE AND MAINTAIN A HIGH
QUALITY NATURAL AND HUMAN ENVIRONMENT WITH A WELL-PLANNED MIX OF
COMPATIBLE LAND USES WHICH PROMOTE THE PUBLIC'S HEALTH, SAFETY AND
WELFARE CONSISTENT WITH STATE PLANNING REQUIREMENTS AND LOCAL DESIRES.
*** *** *** *** *** Text Break *** *** *** *** ***
A. URBAN - MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. Urban Residential Fringe Subdistrict
*** *** *** *** *** Text Break *** *** *** *** ***
15. Vanderbilt Beach Road Neighborhood Commercial Subdistrict
16. Collier Boulevard Community Facility Lord’s Way Mixed Use Subdistrict
17. Hibiscus Residential Infill Subdistrict
17.D.2
Packet Pg. 1819 Attachment: Staff Report for CCPC Nov. 4, 2021 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
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PL20200000115
Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
18. Vincentian Mixed-Use Subdistrict
19. [RESERVED]
20. Goodlette/Pine Ridge Mixed Use Subdistrict
21. Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict
22. Meridian Village Mixed-Use Subdistrict
23. Vanderbilt Beach Road Mixed Use Subdistrict
*** *** *** *** *** Text Break *** *** *** *** ***
FUTURE LAND USE DESIGNATION
DESCRIPTION SECTION
The following section describes the land use designations shown on the Future Land Use Map.
These designations generally indicate the types of land uses for which zoning may be requested.
However, these land use designations do not guarantee that a zoning request will be approved.
Requests may be denied by the Board of County Commissioners based on criteria in the Land
Development Code or on special studies completed for the County.
*** *** *** *** *** Text Break *** *** *** *** ***
I. URBAN DESIGNATION
*** *** *** *** *** Text Break *** *** *** *** ***
A. Urban Mixed-Use District
This District, which represents approximately 116,000 acres, is intended to accommodate a
variety of residential and non-residential land uses, including mixed-use developments such as
Planned Unit Developments. Certain industrial and commercial uses are also allowed subject to
criteria.
*** *** *** *** *** Text Break *** *** *** *** ***
16. Collier Boulevard Community Facility Lord’s Way Mixed Use Subdistrict
The Collier Boulevard Community Facility Lord’s Way Mixed Use Subdistrict comprises
approximately 69 acres and is located on the east side of Collier Boulevard, approximately one-
half mile north of the Collier Boulevard/Rattlesnake Hammock Road intersection. The purpose of
this Subdistrict is to provide community facility a mix of uses, primarily institutional residential uses
and other non-commercial uses generally serving the public at large, and residential uses, both
affordable and market rate housing, all in a setting to be compatible with surrounding land uses.
The Subdistrict is intended to contain a mix of uses and services in a self-sufficient environment,
which lessens traffic impacts upon the external transportation network and public services, while
serving the needs of the community at large.
17.D.2
Packet Pg. 1820 Attachment: Staff Report for CCPC Nov. 4, 2021 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
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PL20200000115
Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
All development in this Subdistrict shall comply with the following requirements and limitations:
a. Rezoning is encouraged to be in the form of a PUD.
b. Allowable land uses:
1) Community facilities such as churches, g Group housing uses such as nursing homes,
independent care units, and assisted living and continuing care facilities. cemeteries, private
schools and colleges.
2) Child care facilities.
32) Residential dwelling units, not to exceed 306 690 units.
43) Essential services, as defined in the Collier County Land Development Code, Ordinance
Number 04-41, in effect as of the effective date of adoption of this Subdistrict.
54) Parks, open space, and recreational uses.
c. The maximum floor area for institutional and other non-residential uses shall not exceed
368,000 square feet.
d. Of the 306 dwelling units total, a maximum of ten (10) units shall be reserved for occupancy
solely by church employees and church-related personnel and their families. The 10 church-
related dwelling units will be considered incidental and accessory to the institutional uses within
this Subdistrict.
e. A requirement shall be put in place at the time of rezoning/PUD amendment that all but nine
(9) mobile home units currently on site shall be removed from the subject property prior to the
construction of any housing not reserved for church-related employees, staff and program
participants. The nine remaining mobile home units may serve as temporary adult care units for
program participants, and shall be removed as they are replaced by permanent residential
structures, permanent adult care units, or within twenty-four (24) months from the date of adoption
of this Subdistrict, whichever is sooner.
f. c. One hundred forty-seven of the 296 affordable and market rate housing units in Tract G of
the Collier Boulevard/Lord’s Way MPUD, as they become available, will be offered first to persons
involved in providing essential services in Collier County, as defined in the County’s Local Housing
Assistance Plan.
g. d. To achieve the density of approximately 4.28 dwelling units per acre 296 dwelling units on
Tract G of the Collier Boulevard/Lord’s Way MPUD, and to allow development of the 192 non-
church-related, non-base density dwelling units, the project shall comply with one or more of the
following:
1) The Affordable Housing Density Bonus provisions of the Collier County Land Development
Code, Ordinance Number 04-41 in effect as of the date of adoption of this Subdistrict; or,
2) be designated as a Community Workforce Housing Innovation Program (CWHIP) Project by
the State of Florida and comply with all requirements and limitations of that designation, and
provide a minimum of eighty (80) essential services personnel dwelling units comprised of a
minimum of ten (10) dwelling units for those earning less than 80% of the median income of Collier
County, and a minimum of seventy (70) dwelling units for those earning between 80% and 140%
of the median income of Collier County; or,
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Packet Pg. 1821 Attachment: Staff Report for CCPC Nov. 4, 2021 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
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PL20200000115
Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
3) enter into an agreement with Collier County assuring that no fewer than 147 affordable and
market rate housing units are constructed and, as they become available, will be offered first to
persons involved in providing essential services in Collier County, such agreement being in effect
for not less than fifteen (15) years, including a minimum of thirty-five (35) dwelling units for those
earning no more than 140% of the median income of Collier County, and a minimum of twenty-
five (25) dwelling units for those earning no more than 80% of the median income.
h. e. No more than 57 market rate dwelling units shall be constructed prior to the construction of
all affordable housing dwelling units.
i. f. At the time of rezoning/PUD amendment, the maximum occupancy per dwelling unit in the
296 non-church-related dwelling units shall be addressed, as deemed appropriate by the Board
of County Commissioners.
j. g. At the time of rezoning/PUD amendment, consideration shall be given to increasing the
landscaping requirements along The Lord’s Way beyond existing Land Development Code
requirements. At the time of rezoning/PUD amendment, the petitioner shall be required to
mitigate for the project’s impacts upon affected roadways in accordance with the concurrency
management system and as otherwise determined appropriate by the Board of County
Commissioners.
k. Residential development shall be phased. Phase One development is limited to 147 dwelling
units for persons involved in providing essential services in Collier County and 10 church-related
dwelling units. Phase Two development will consist of the remaining 149 market rate units for any
prospective property owner, plus any units allowed but not constructed during Phase One. For
the 149 market rate dwelling units in Phase Two, no Certificate of Occupancy shall be issued until
improvements to the existing deficient segment of Davis Boulevard are complete.
PURPOSE AND DESCRIPTION OF PROJECT
The Future Land Use Element was first amended in December 2007 via Ordinance No. 2007-79
to create the Collier Boulevard Community Facility Subdistrict. The acreage is proposed to remain
the same at 69± acres. Currently there are 306 dwelling units built and they consist of both
affordable-workforce and market rate housing. No new land uses will be added to this project
beyond the previously approved uses, but instead several land uses will be removed (church
uses, cemeteries, private schools and colleges, childcare, and commercial uses). The applicant
is maintaining language for Group housing uses such as nursing homes, independent care units,
and assisted living and continuing care facilities. Should the applicant wish to continue an interim
use for the church until such time as the Site Development Plan is approved for development
within Tract A or 5 years from the date of approval of this Ordinance, whichever occurs first; staff
has included some suggested text that could be included (in the recommendation of the GMP
Amendment). The applicant will also continue the existing use for a communications tower.
The currently proposed large scale GMP amendment seeks to amend the Collier Boulevard
Community Facility Subdistrict to create the Collier Boulevard Lord’s Way Mixed Use Subdistrict,
a mostly residential project. The proposed amendment will allow for a large increase of the
maximum dwelling units from 306 (gross density of 4.43 dwelling units per acre) to 690 dwelling
units (which would be a gross density of 10 dwelling units per acre). Out of the additional 384
(690-306) dwelling units being requested, no additional affordable-workforce housing is proposed.
17.D.2
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PL20200000115
Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
EXISTING CONDITIONS:
Subject Property: The subject property is designated Urban, Urban Mixed-Use District, Collier
Boulevard Community Facility Subdistrict with the underlying designation of Urban Residential
Fringe Subdistrict. It is partially developed with 306 DUs (apartments for rental) and community
facilities such as a church. The 306 dwelling units include 10 units reserved for occupancy solely
by church employees and church-related dwelling units will be considered incidental and
accessory to the institutional uses within this Subdistrict. The subject property also has an existing
essential services land use, a communications tower. There is also a portion of the subject
property that is wooded. The property also has recreational open space.
Surrounding Lands:
North: Future Land Use Element Designation is Urban, Urban Mixed-Use District, Urban
Residential Fringe Subdistrict; Zoned; Agricultural. To the north of the parcel directly
adjoining, the land north is designated Urban, Urban Mixed-Use District, Urban Residential
Fringe Subdistrict; Zoned; Hacienda Lakes MPUD.
East: Future Land Use Element Designation; the land east is designated Urban, Urban Mixed-
Use District, Urban Residential Fringe Subdistrict; Zoned; Hacienda Lakes MPUD.
South: Directly to the south is The Lord’s Way Road. Further to the south is Future Land Use
Element Designation; Urban, Urban Mixed-Use District, Urban Residential Fringe Subdistrict;
Zoned; Agricultural and also Lord’s Way 30 Acre RPUD (single family homes).
West: Directly to the West is Collier Boulevard. Further to the west is Future Land Use Element
Designation; Urban, Urban Mixed-Use District, Urban Residential Subdistrict; and Zoned
Naples Lakes Country Club (residential condominiums).
In summary, the existing and planned land uses in the larger surrounding area are primarily low-
density single and multi-family residences and undeveloped or agricultural parcels.
STAFF ANALYSIS:
Background and Considerations:
The Future Land Use Element was amended in December 2007 via Ordinance No. 2007-79 to
create the Collier Boulevard Community Facility Subdistrict. The subject site (Collier Boulevard
Community Facility Subdistrict consists of 69± acres and is designated in the Future Land Use
Element as Urban, Urban Mixed-Use District, Urban Residential Fringe Subdistrict and zoned as
First Assembly Ministries Education & Rehabilitation Campus (PUDA).
The 2007 subdistrict was approved for a total of 306 dwelling units at a density of (306 DUs / 69
acres= 4.43 DUs/Acre. For those specific properties identified within the Urban Residential Fringe
Subdistrict, this density bonus is allowed but only to a maximum of six (6) residential units per
gross acre. The density was allowed to be significantly increased in the Urban Residential Fringe
Subdistrict due to the use of one or more of the Affordable Housing Density Bonus provisions of
the Collier County Land Development Code as follows:
1) The Affordable Housing Density Bonus provisions of the Collier County Land Development
Code, Ordinance Number 04-41 in effect as of the date of adoption of this Subdistrict; or,
17.D.2
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‒ 9 ‒
PL20200000115
Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
2) be designated as a Community Workforce Housing Innovation Program (CWHIP) Project by
the State of Florida and comply with all requirements and limitations of that designation, and
provide a minimum of eighty (80) essential services personnel dwelling units comprised of a
minimum of ten (10) dwelling units for those earning less than 80% of the median income of Collier
County, and a minimum of seventy (70) dwelling units for those earning between 80% and 140%
of the median income of Collier County; or,
3) enter into an agreement with Collier County assuring that no fewer than 147 affordable and
market rate housing units are constructed and, as they become available, will be offered first to
persons involved in providing essential services in Collier County, such agreement being in effect
for not less than fifteen (15) years, including a minimum of thirty-five (35) dwelling units for those
earning no more than 140% of the median income of Collier County, and a minimum of twenty-
five (25) dwelling units for those earning no more than 80% of the median income.
However, the subject site did not achieve the full Affordable Housing Density Bonus of 6 DUs /
acre discussed in the FLUE, because the applicant requested 57 market rate DUs. The 2007
subdistrict also had the following restriction applied of no more than 57 market rate dwelling units
shall be constructed prior to the construction of all affordable housing dwelling units.
The 2021 request (PL20200000115) to create a new mostly residential uses subdistrict, adding
384 dwelling units to the 69± acre site provides insufficient public benefit to support the proposed
amendment. A site with 690 DUs on 69 acres calculates to a total density of 10 DUs per acre.
This density is inconsistent with the Future Land Use Element as stated above - the maximum
gross density has already been achieved with the Affordable Housing Density Bonus for 4.43
DUs/acre.
Compatibility: The subject site’s residential use is a similar use to the surrounding area’s land
uses; however, the proposed gross density of 10± DUs / acre is not consistent with the
surrounding PUDs which have a lower approved residential density.
Naples Lakes is approved for 1.56 DUs/acre
Hacienda Lakes is approved for 0.78 DUs/acre
Sierra Meadows is approved for 5.27 DUs/acre – in Activity Center and Density band
Hammock Park is approved for 13.85 DUs/acre – in Activity Center
There are two proposed sites with multi-family for sale or apartments with no affordable or
workforce housing:
Amerisite is requesting 303 DUs or 16DUs/acre
Carman Drive is requesting 13.8 DUs/acre
Justifications for Proposed Amendment: The submitted Narrative and Justification document
dated 2-12-21 was not updated to address the final proposed amendment. There was no
submitted explanation of why the gross density should be approximately 10 DUs/acre.
17.D.2
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PL20200000115
Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
Identification and Analysis of the Pertinent Large Scale Compehensive Plan Amendment
Criteria in Florida Statutesw Chapter 163.3187
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.
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. Florida Statutes:
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.
17.D.2
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Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
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.
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.
It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to
address the statutory requirements for a Plan amendment, then present and defend, as
necessary, that data and analysis
Environmental Impacts and Historical and Archaeological Impacts: Jaime Cook approved
the project and stated “CCME Policies addressed in Exhibit V. D1 Narrative and Justification. No
impacts to preserve. Jaime Cook 01/07/2021”
Public Facilities Impacts: Eric Fey, Principal Project Manager for Public Utilities, approved the
application after receiving a revised document Public Utilities Report (Exhibit VE1) addressing
revised uses. Approved in CityView on 6-21-2021.
17.D.2
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Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
Transportation Impacts:
Traffic Capacity/Traffic Circulation Impact Analysis. Transportation Element Consistency
Determination: A Transportation Impact Statement (TIS) prepared by Trebilcock Planning and
Engineering was submitted as part of this petition. Transportation Planning staff reviewed the TIS
and the petition for consistency with Policy 5.1 of the Transportation Element of the Growth
Management Plan using the current 2020 AUIR. Staff finds the TIS to be sufficient and have no
objections to the Transmittal of this GMPA petition. Approved by Michael Sawyer; Project
Manager, Capital Projects Planning, Impact Fees, Program Management on 3-16-21.
Community and Human Services: Jacob LaRow, Manager – Housing, Grant Development and
Operations, reviewed the proposed amendment and recommended the following text additions to
the Subdistrict amendment (Exhibit A):
(4) enter into an Affordable Housing Density Bonus Agreement under Chapter 2.06.00 of the
Land Development Code of Collier County for 384 dwelling units and making available the
requisite number of affordable units to achieve the overall Subdistrict density of 10 DUs per
acre.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: The Neighborhood
Information Meeting was duly advertised and held on Wednesday May 5, 2021, at 5:30 PM at the
New Hope Ministries, Event Center, Lecture Hall – Room 211, 7675 Davis Blvd., Naples, FL
34104. The NIM was held for both a large scale GMPA – Collier Blvd. Lord’s Way Mixed Use
Subdistrict (PL20200000115) and a zoning companion Collier Blvd. Lord’s Way PUDA
(PL20200000114).
Mr. Bob Mulhere presented all consultant staff and County staff. Five members of the public
attended. He explained the NIM process and a history and overview of the project. Question and
answer period followed. Questions concerned transportation/roadways that are planned for
extensions to Rattlesnake and Lord’s Way to Benfield Rd. With the removal of some of the
Community Facilities uses, traffic volume is expected to decrease. David Torres indicated he
intended to develop a multi-family for sale product. A statement was also made that the church
will be used an interim use until the proposed multi-family residential begins. Meeting adjourned
at 5:55 PM.
PUBLIC CORRESPONDENCE RECEIVED BY STAFF:
No correspondence was received.
FINDINGS AND CONCLUSIONS:
• The reason for this GMPA (and for a companion PUDA zoning petition that will be presented
for adoption at a public hearing at a later time) is to allow up to 384 dwelling units in addition
to the existing 306 dwelling units for a total of 690 dwelling units. The applicant is also
proposing removing some community facility uses and commercial uses by creating a new
subdistrict.
• Collier County Public Utilities will provide water service for potable and fire protection needs,
as well as wastewater service. The subject property is within the South Service Area. Collier
17.D.2
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Collier Boulevard Lord’s Way Mixed Use Subdistrict – FLUE
County Public Utilities has sufficient capacity to provide water and sewer. Public Utilities staff
approved the project 6-21-2021.
• Transportation planning staff approved the project 3-16-21.
• Environmental Impacts and Historical and Archaeological Impacts staff approved the project
1-7-2021.
• The applicant is proposing insufficient public benefit.
• The requested density of 10± DUs per acre is inconsistent with the Future Land Use Element
of the Growth Management Plan.
LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney’s Office on
October 14, 2021. The criteria for GMP amendments to the Future Land Use Element and map
series are in Sections 163.3177(1)(f) and 163.3177(6)(a)2. and 163.3177(6)(a)8., Florida
Statutes.
STAFF RECOMMENDATION: Staff recommends not supporting the proposed amendment. Staff
could support the request if the affordable housing bonus was targeted to income levels more in
line with the existing affordable housing density bonus.
Should the Planning Commission wish to recommend adding text for the interim use of the church,
please see the suggested text below:
VIII. INTERIM USE
Religious organizations (Group 8661. Limited to churches and religious organizations) shall be
permitted to continue within Tract A for a time not to exceed 5 years from the date of approval of
this Ordinance or until such time that a Site Development Plan has been approved for the
development of residential units within Tract A, whichever occurs first. After five years from the
date of approval of this Ordinance, or when an SDP has been approved for the residential
development within Tract A, the identified religious organization use shall cease and is no longer
deemed permitted. Further, if the structure of the religious organization is to be destroyed by any
means to an extent of more than 50% of its replacement cost at time of destruction, it shall not be
reconstructed.
Prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section, Zoning
Division
17.D.2
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17.D.3
Packet Pg. 1829 Attachment: Ordinance 3-9-22 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.3
Packet Pg. 1830 Attachment: Ordinance 3-9-22 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.3
Packet Pg. 1831 Attachment: Ordinance 3-9-22 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
PL20200000115 Collier Boulevard Lord’s Way Mixed Use Subdistrict
2-1-2022
Exhibit A
COLLIER COUNTY GROWTH MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
*** *** *** *** *** Text Break *** *** *** *** ***
TABLE OF CONTENTS
Page
SUMMARY
1
I. OVERVIEW
2
A. PURPOSE
2
*** *** *** *** *** Text Break *** *** *** *** ***
II. IMPLEMENTATION STRATEGY 09
GOALS, OBJECTIVES AND POLICIES 09
FUTURE LAND USE DESIGNATION DESCRIPTION SECTION 26
Urban Designation
*** *** *** *** *** Text Break *** *** *** *** ***
FUTURE LAND USE MAP SERIES 154
*Future Land Use Map
*Mixed User & Interchange Activity Centers Maps
*** *** *** *** *** Text Break *** *** *** *** ***
* Corkscrew Island Neighborhood Commercial Subdistrict Map
* Collier Boulevard Community Facility Lord’s Way Mixed Use Subdistrict Map
* Orange Blossom/Airport Crossroads Commercial Subdistrict Map
* Coastal High Hazard Area Map
* Coastal High Hazard Area Comparison Map
* Gordon River Greenway Conservation Area Designation Map
* Hibiscus Residential Infill Subdistrict Map
* Vincentian Mixed Use Subdistrict Map
* Davis ‒ Radio Commercial Subdistrict Map
* Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map
Page 1 of 7
17.D.3
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PL20200000115 Collier Boulevard Lord’s Way Mixed Use Subdistrict
2-1-2022
* Mini Triangle Mixed Use Subdistrict Map
* East Tamiami Trail Commercial Infill Subdistrict Map
* Vanderbilt Beach Commercial Tourist Subdistrict Map
* Meridian Village Mixed-Use Subdistrict Map
* Germain Immokalee Commercial Subdistrict Map
* Greenway – Tamiami Trail East Commercial Subdistrict Map
* Bay House Campus Commercial Subdistrict Map
* Vanderbilt Beach Road Mixed Use Subdistrict Map
*** *** *** *** *** Text Break *** *** *** *** ***
II. IMPLEMENTATION STRATEGY
GOALS, OBJECTIVES AND POLICIES
GOAL: TO GUIDE LAND USE DECISION-MAKING SO AS TO ACHIEVE AND MAINTAIN A HIGH
QUALITY NATURAL AND HUMAN ENVIRONMENT WITH A WELL-PLANNED MIX OF
COMPATIBLE LAND USES WHICH PROMOTE THE PUBLIC'S HEALTH, SAFETY AND WELFARE
CONSISTENT WITH STATE PLANNING REQUIREMENTS AND LOCAL DESIRES.
*** *** *** *** *** Text Break *** *** *** *** ***
A. URBAN - MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. Urban Residential Fringe Subdistrict
*** *** *** *** *** Text Break *** *** *** *** ***
15. Vanderbilt Beach Road Neighborhood Commercial Subdistrict
16. Collier Boulevard Community Facility Lord’s Way Mixed Use Subdistrict
17. Hibiscus Residential Infill Subdistrict
18. Vincentian Mixed Use Subdistrict
19. [RESERVED]
20. Goodlette/Pine Ridge Mixed Use Subdistrict
21. Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict
22. Meridian Village Mixed-Use Subdistrict
23. Vanderbilt Beach Road Mixed Use Subdistrict
*** *** *** *** *** Text Break *** *** *** *** ***
FUTURE LAND USE DESIGNATION
DESCRIPTION SECTION
The following section describes the land use designations shown on the Future Land Use Map. These
designations generally indicate the types of land uses for which zoning may be requested. However, these
land use designations do not guarantee that a zoning request will be approved. Requests may be denied by
the Board of County Commissioners based on criteria in the Land Development Code or on special studies
completed for the County.
Page 2 of 7
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PL20200000115 Collier Boulevard Lord’s Way Mixed Use Subdistrict
2-1-2022
I. URBAN DESIGNATION
*** *** *** *** *** Text Break *** *** *** *** ***
A. Urban Mixed Use District
This District, which represents approximately 116,000 acres, is intended to accommodate a variety of
residential and non-residential land uses, including mixed-use developments such as Planned Unit
Developments. Certain industrial and commercial uses are also allowed subject to criteria.
*** *** *** *** *** Text Break *** *** *** *** ***
16. Collier Boulevard Community Facility Lord’s Way Mixed Use Subdistrict
The Collier Boulevard Community Facility Lord’s Way Mixed Use Subdistrict comprises approximately 69
acres and is located on the east side of Collier Boulevard, approximately one -half mile north of the Collier
Boulevard/Rattlesnake Hammock Road intersection. The purpose of this Subdistrict is to provide community
facility a mix of uses, primarily institutional residential uses and other non-commercial uses generally serving
the public at large, and residential uses, both affordable and market rate housing, all in a setting to be
compatible with surrounding land uses. The Subdistrict is intended to contain a mix of uses and services in a
self-sufficient environment, which lessens traffic impacts upon the external transportation network and public
services, while serving the needs of the community at large.
All development in this Subdistrict shall comply with the following requirements and limitations:
a. Rezoning is encouraged to be in the form of a PUD.
b. Allowable land uses:
1) Community facilities such as churches, gGroup housing uses such as nursing homes,
independent care units, and assisted living and continuing care facilities. cemeteries, private
schools and colleges.
2) Child care facilities.
32) Residential dwelling units, not to exceed 306 690 units.
43) Essential services, as defined in the Collier County Land Development Code, Ordinance
Number 04-41, in effect as of the effective date of adoption of this Subdistrict.
54) Parks, open space, and recreational uses.
5) Religious organizations (Group 8661. Limited to churches and religious organizations)
shall be permitted to continue within Tract A for a time not to exceed 5 years from the date
of approval of this Ordinance or until such time that a Site Development Plan has been
approved for the development of residential units within Tract A, whichever occurs first.
After five years from the date of approval of this Ordinance, or when a SDP has been
approved for the residential development within Tract A, the identified religious organization
use shall cease and is no longer deemed permitted. Further, if the structure of the religious
organization is to be destroyed by any means to an extent of more than 50% of its replacement
cost at time of destruction, it shall not be reconstructed.
Page 3 of 7
17.D.3
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PL20200000115 Collier Boulevard Lord’s Way Mixed Use Subdistrict
2-1-2022
c. The maximum floor area for institutional and other non-residential uses shall not exceed 368,000
square feet.
d. Of the 306 dwelling units total, a maximum of ten (10) units shall be reserved for occupancy solely
by church employees and church-related personnel and their families. The 10 church-related dwelling
units will be considered incidental and accessory to the institutional uses within this Subdistrict.
e. A requirement shall be put in place at the time of rezoning/PUD amendment that all but nine (9)
mobile home units currently on site shall be removed from the subject property prior to the
construction of any housing not reserved for church-related employees, staff and program
participants. The nine remaining mobile home units may serve as temporary adult care units for
program participants; and shall be removed as they are replaced by permanent residential structures,
permanent adult care units, or within twenty-four (24) months from the date of adoption of this
Subdistrict, whichever is sooner.
f. c. One hundred forty-seven of the 296 affordable and market rate housing units in Tract G of the
Collier Boulevard/Lord’s Way MPUD, as they become available, will be offered first to persons
involved in providing essential services in Collier County, as defined in the County’s Local Housing
Assistance Plan.
g. d. To achieve the density of approximately 4.28 dwelling units per acre 296 dwelling units on Tract
G of the Collier Boulevard/Lord’s Way MPUD, and to allow development of the 192 non-church-
related, non-base density dwelling units, the project shall comply with one or more of the following:
1) The Affordable Housing Density Bonus provisions of the Collier County Land
Development Code, Ordinance Number 04-41 in effect as of the date of adoption of this
Subdistrict; or,
2) be designated as a Community Workforce Housing Innovation Program (CWHIP) Project
by the State of Florida and comply with all requirements and limitations of that designation,
and provide a minimum of eighty (80) essential services personnel dwelling units – comprised
of a minimum of ten (10) dwelling units for those earning less than 80% of the median income
of Collier County, and a minimum of seventy (70) dwelling units for those earning between
80% and 140% of the median income of Collier County; or,
3) enter into an agreement with Collier County assuring that no fewer than 147 affordable
and market rate housing units are constructed and, as they become available, will be offered
first to persons involved in providing essential services in Collier County, such agreement
being in effect for not less than fifteen (15) years, including a minimum of thirty-five (35)
dwelling units for those earning no more than 140% of the median income of Collier County,
and a minimum of twenty-five (25) dwelling units for those earning no more than 80% of the
median income.
h. e. No more than 57 market rate dwelling units shall be constructed prior to the construction of all
affordable housing dwelling units.
e. For the additional 384 affordable and market rate housing units on Tracts A and A-1 of the Collier
Boulevard/Lord’s Way MPUD, the project shall comply with the following:
Page 4 of 7
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PL20200000115 Collier Boulevard Lord’s Way Mixed Use Subdistrict
2-1-2022
1) Seventy-six units will be designated for rental to households whose incomes are between 80% and
120% of the Area Median Income (AMI) for Collier County and the corresponding rent limits. These
units will be committed for a period of 30 years from the date of issuance of the Certificate of
Occupancy. Income and rent limits may be adjusted annually based on combined income and rent
limit table published by the Florida Housing Finance Corporation.
OR -
1) Seventy-six units will be designated for sale to households whose initial certified incomes are between
80%-120% of the AMI for Collier County. These units will be committed for a period of 30 years and
affordability for all units sold to eligible households will be secured through the execution of a lien in
accordance with Chapter 2.06.04 of the LDC between Collier County Board of County
Commissioners and the buyer to be recorded with the Clerk of the Circuit Court of Collier County,
Florida.
f. For Tract G of the Collier Boulevard/Lord’s Way MPUD, Nno more than 57 market rate dwelling
units shall be constructed prior to the construction of all affordable housing dwelling units.
i. g. At the time of rezoning/PUD amendment, the maximum occupancy per dwelling unit in the 296
non-church-related dwelling units shall be addressed, as deemed appropriate by the Board of County
Commissioners.
j. h. At the time of rezoning/PUD amendment, consideration shall be given to increasing the
landscaping requirements along The Lord’s Way beyond existing Land Development Code
requirements.
k. i. At the time of rezoning/PUD amendment, the petitioner shall be required to mitigate for the
project’s impacts upon affected roadways in accordance with the concurrency management system
and as otherwise determined appropriate by the Board of County Commissioners.
l. Residential development shall be phased. Phase One development is limited to 147 dwelling units
for persons involved in providing essential services in Collier County and 10 church-related dwelling
units. Phase Two development will consist of the remaining 149 market rate units for any prospective
property owner, plus any units allowed but not constructed during Phase One. For the 149 market rate
dwelling units in Phase Two, no Certificate of Occupancy shall be issued until improvements to the
existing deficient segment of Davis Boulevard are complete.a
Page 5 of 7
17.D.3
Packet Pg. 1836 Attachment: Ordinance 3-9-22 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
Collier BLVDRattlesnake Hammock RD Carman DRThe Lords WAYCerromar DRNaples Lakes BLVDWinged Foot CTClub Estates DR
Prestwick DR
A Better WAYShinnecock Hills CTMil
a
n
o
L
a
k
e
s
C
I
R
Viale WAYSapphire Cove CIRDeliverance ST
Sierra Meadows BLVDSedgewood LNWinge
d
F
o
o
t
W
A
Y
HACIENDA LAKES
NAPLES LAKES COUNTRY CLUB
WILLOW RUNHOMES OF ISLANDIA
FIRST ASSY. MINST. EDU. & REHAB.
MCMULLEN
LASIP CONSERVATION AREA
LIDO ISLES
EXHIBIT A PL20200000115
COLLIER BLVD./LORD'S WAY MIXED USE SUBDISTRICT
COLLIER COUNTY, FLORIDA
º0 500 1,000250 Feet
DRAFT
SUBJECTSITE
ADOPTED - XXXX, XXXX
(Ord. No. XXXX-X)
PREPARED BY: BETH YANG, AICP
GROWTH MANAGEMENT DEPT.
FILE:COLLIER BLVD LORDS WAY MIXED USE SUBDISTRICT SITE LOCATION MAP.MXD
DATE: SEP. 30, 2021
LEGEND
Collier BLVD./Lord's Way
Mixed Use Subdistrict
Page 6 of 7
17.D.3
Packet Pg. 1837 Attachment: Ordinance 3-9-22 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)Page 6 of 7
COLLIER BLVDTURNER RIVER ROADSR 29INTERSTATE 75
IMMOKALEE RD
OIL WELL RD
COLLIER BLVDTAMIAMI TRL E
CR 846
SR 82
LIVINGSTON RDSR 29 NSAN MARCO RDTAMIAMI TRL NDAVIS BLVDGOODLETTE RD NPINE RIDGE RD EVERGLADES BLVD NRADIO RD
GOLDEN GATE PKY DESOTO BLVD SLOGAN BLVD NSANTA BARBARA BLVDDESOTO BLVD NVANDERBILT BEACH RD
GOLDEN GATE BLVD EVANDERBILT DREVERGLADES BLVD SAIRPORT PULLING RD CORKSCREW RD
GOLDEN GATE BLVD W
C
O
P
E
L
A
N
D
A
V
E
S9TH ST NS 1ST STN 15TH STBALD
EAGLE
DR
N
B
A
R
F
I
E
L
D
D
R
GREEN BLVDOLD US 41LAKE TRAFFORD RD
RATTLESNAKE HAMMOCK RD WILSON BLVD NN COLLIER BLVDS BARFIELD DRCOUNTY BARN RDS COLL
IER
BLVD
BONITA BEACH RD
111TH AVE N
COLLIER AVEN
E
W
M
A
R
K
E
T
R
D
WWILSON BLVD SW MAIN ST
WIGGINS PASS RD
9TH ST SSEAGATE DR
I-75 S
I-75 NSR 29Tamiami TRL E
Oil Well RD
Immokalee RD
Collier BLVDEverglades BLVDSR 82
CR 846 E
Livingston RDDesoto BLVDSan Marco R
DAirport RD NTamiami TRL NSR 29 NWilson BLVDDavis BLVD
Pine Ridge RD
Radio RD Logan BLVD NVanderbilt Beach RDVanderbilt DRGoodlette-Frank RD NRandall BLVD
Golden Gate PKWY Camp Keais RDCorkscr
e
w
R
D
Santa Barbara BLVDGolden Gate BLVD E
9th ST NOld 41Bald Eagle DRN Colli
er
B
L
V
D
Westclox ST
Thomasson DR
E
M
a
i
n
S
T
Bayshore DRSmallwood DRI-75 NI-75 SBayshore DRI
-75
S
I-75 SI-75 SI-75 N
°HENDRY COUNTYMONROE COUNTY
LEE COUNTY
HENDRY COUNTY
2012-2025FUTURE LAND USE MAP
Collier County Florida
DETAILS OF THE RLSA OVERLAY AREA ARE SHOWN
ON THE FUTURE LAND USE MAP TITLED:
"COLLIER COUNTY RURAL & AGRICULTURAL
AREA ASSESSMENT STEWARDSHIP OVERLAY MAP"
BAREFOOT
BEACH
PRESERVE
COUNTY
PARK
DELNOR-
WIGGINS
STATE
PARK
CLAM PASS
COUNTY PARK
CLAM
BAY
NRPA
ROOKERY BAY
NATIONAL ESTUARINE
RESEARCH RESERVE
CITY
OF
NAPLES
TIGERTAIL BEACH
COUNTY PARK
CITY
OF
MARCO
ISLAND
COLLIER-
SEMINOLE
STATE
PARK
CAPE ROMANO
PORT
OF THE
ISLANDS
CAPE ROMANO - TEN THOUSAND ISLANDS
AQUATIC PRESERVE
EVERGLADES NATIONAL PARK
CHOKOLOSKEE
PLANTATION
ISLAND
EVERGLADES
CITY
COPELAND
BIG CYPRESS
NATIONAL
PRESERVE
FAKAHATCHEE STRAND
PRESERVE
STATE PARK
FLORIDA PANTHER
NATIONAL WILDLIFE
REFUGE
SOUTH GOLDEN
GATE ESTATES
NRPA
BELLE
MEADE
NRPA
NORTH
BELLE
MEADE
NRPA
IMMOKALEE
CORKSCREW
SWAMP
SANCTUARY
CREW
NRPA
LAKE
TRAFFORD
R 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E
T 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 SR 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E R 32 E R 33 E R 34 ET 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 S!"#$75
!"#$75
!"#$75
!"#$75 !"#$75 !"#$75
!"#$75
Æþ41
Æþ41
Æþ41
Æþ41
Æþ41
Æþ41
Æþ41
Æþ41
GOODLANDGu lfof
Mex
i
c
o
0 1 2 3 4 50.5
Miles
J ?EXEMPTAREA
PREPARED BY: BETH YANG, AICP
GIS/CAD MAPPING SECTION
GROWTH MANAGEMENT DEPARTMENT
FILE: Collier Blvd Lords Way Mixed Use Subdistrict FLU Map.mxd
DATE: 9/30/2021
GOLDEN
GATE
Veterans Memorial BLVD
R 32 E R 33 E R 34 E
URBAN DESIGNATION
(1) THIS MAP CAN NOT BE INTERPRETED WITHOUT THE GOALS, OBJECTIVES AND POLICIES OF THE COLLIER COUNTY GROWITH MANAGEMENT PLAN.
(2) THE FUTURE LAND USE MAP SERIES INCLUDES NUMEROUS MAPS IN ADDITION TO THIS COUNTYWIDE FUTURE LAND USE MAP.
THESE MAPS ARE LISTED AND LOCATED AT THE END OF THE FUTURE LAND USE ELEMENT TEXT.
(3) MOST SUBDISTRICTS AS DEPICTED MAY NOT BE TO SCALE.
THE FUTURE LAND USE MAP SERIES DEPICTS THESE SUBDISTRICTS TO SCALE.
(4) THE CONSERVATION DESIGNATION IS SUBJECT TO CHANGE AS AREAS ARE ACQUIRED AND MAY INCLUDE OUTPARCELS.
(5) REFER TO THE GOLDEN GATE AREA MASTER PLAN AND THE IMMOKALEE ARE MASTER PLAN FOR FUTURE LAND USE MAPS OF THOSE COMMUNITIES.
NOTE :
MIXED USE DISTRICT
BUSINESS PARK SUBDISTRICT
OFFICE AND INFILL COMMERCIAL SUBDISTRICT
PUD NEIGHBORHOOD VILLAGE CENTER SUBDISTRICT
RESIDENTIAL MIXED USE NEIGHBORHOOD SUBDISTRICT
RURAL FRINGEMIXED USE DISTRICT
AGRICULTURAL / RURAL DESIGNATION
AGRICULTURAL/RURAL MIXED USE DISTRICT
Conservation Designation
Estates Designation
FUTURE LAND USE MAP
ADOPTED - JANUARY, 1989
AMENDED - JANUARY, 1990
AMENDED - FEBRUARY, 1991
AMENDED - MAY, 1992
AMENDED - MAY, 1993
AMENDED - APRIL, 1994
AMENDED - OCTOBER, 1997
AMENDED - JANUARY, 1998
AMENDED - FEBRUARY, 1999
AMENDED - FEBRUARY, 2000
AMENDED - MAY, 2000
AMENDED - DECEMBER, 2000
AMENDED - MARCH, 2001
AMENDED - MAY 14, 2002
(Ord. No. 2002-24)
AMENDED - JUNE 19, 2002
(Ord. No. 2002-32)
AMENDED - OCTOBER 22, 2002
(Ord. No. 2002-54)
AMENDED - FEBRUARY 11, 2003
(Ord. No. 2003-7)
AMENDED - SEPTEMBER 9, 2003
(Ord. No. 2003-43)
AMENDED - SEPTEMBER 10, 2003
(Ord. No. 2003-44)
AMENDED - DECEMBER 16, 2003
(Ord. No. 2003-67)
AMENDED - OCTOBER 26, 2004
(Ord. No. 2004-71)
AMENDED - JUNE 7, 2005
(Ord. No. 2005-25)
AMENDED - JANUARY 25, 2007
(Ord. No. 2007-18)
AMENDED - DECEMBER 4, 2007
(Ord. No. 2007-78,79,81)
AMENDED - OCTOBER 14, 2008
(Ord. No. 2008-57,58,59)
AMENDED - SEPTEMBER 13, 2011
(Ord. No. 2011-26)
AMENDED - SEPTEMBER 13, 2011
(Ord. No. 2011-27)
AMENDED - JANUARY 8, 2013
(Ord. No. 2013-14)
AMENDED - MAY 28, 2013
(Ord. No. 2013-41)
AMENDED - JUNE 10, 2014
(Ord. No. 2014-20)
AMENDED - FEBRUARY 10, 2015
(Ord. No. 2015-13)
AMENDED - APRIL 14, 2015
(Ord. No. 2015-26)
AMENDED - JUNE 9, 2015
(Ord. No. 2015-32)
AMENDED - JULY 7, 2015
(Ord. No. 2015-42)
AMENDED - MAY 24, 2016
(Ord. No. 2016-15)
AMENDED - JUNE 13, 2017
(Ord. No. 2017-22)
AMENDED - DECEMBER 12, 2017
(Ord. No. 2017-46)
AMENDED - MAY 8, 2018
(Ord. No. 2018-23)
AMENDED - JUNE 12, 2018
(Ord. No. 2018-30)
AMENDED - SEPTEMBER 11, 2018
(Ord. No. 2018-42)
AMENDED - SEPTEMBER 25, 2018
(Ord. No. 2018-48)
OVERLAYS ANDSPECIAL FEATURES
AMENDED - SEPTEMBER 24, 2019
(Ord. No. 2019-21)
AMENDED - OCTOBER 8, 2019
(Ord. No. 2019-33)
Urban Residential Subdistrict
Residential Density Bands
Urban Coastal Fringe Subdistrict
Urban Residential Fringe Subdistrict
Neutral Lands
Sending Lands
Receiving Lands
Rural Industrial District
Rural Settlement Area District
RURAL COMMERCIAL SUBDISTRICT
Corkscrew Island Neighborhood
Commercial Subdistrict
Area of Critical State Concern Overlay
Airport Noise Area Overlay
Natural Resource
Protection Area (NRPA) Overlay
Bayshore/Gateway Triangle
Redevelopment Overlay
Rural Lands
Stewardship Area Overlay
Urban-Rural Fringe
Transition Area Overlay
North Belle Meade Overlay
Incorporated Areas
Coastal High Hazard Area
AMENDED - JUNE 9, 2020
(Ord. No. 2020-15)
Orange Blossom
Mixed Use Subdistrict
Vanderbilt Beach / Coller Blvd.
Commercial Subdistrict
Henderson Creek
Mixed Use Subdistrict
Goodlette / Pine Ridge
Mixed Use Subdistrict
Livingston Road / Veterans Memorial
Boulevard East Residential Subdistrict
Ventana Pointe Residential Overlay
AMENDED - JULY 14, 2020
(Ord. No. 2020-21)
Meridian Village Mixed Use Subdistrict
Vanderbilt Beach Road Mixed Use Subdistrict
COMMERCIAL DISTRICT
BUSINESS PARK SUBDISTRICT
RESEARCH AND TECHNOLOGY PARK SUBDISTRICT
Mixed Use
Activity Center Subdistrict
Interchange Activity Center Subdistrict
Livingston / Pine Ridge
Commercial Infill Subdistrict
Industrial District
BUSINESS PARK SUBDISTRICT
RESEARCH AND TECHNOLOGY PARK SUBDISTRICT
Livingston Road / Eatonwood Lane
Commercial Infill Subdistrict
Livingston Road
Commercial Infill Subdistrict
Seed To Table
Commercial Subdistrict
Vanderbilt Beach Commercial
Tourist Subdistrict
COMMERCIAL MIXED USE SUBDISTRICT
Livingston Road / Veterans Memorial Blvd.
Commercial Infill Subdistrict
Orange Blossom / Airport Crossroads
Commercial Subdistrict
Davis-Radio Commercial Subdistrict
Logan Blvd./Immokalee Rd. Commercial Infill Subdistrict
Germain Immokalee Commercial Subdistrict
Greeway - Tamiami Trail East Commercial Subdistrict
Bay House Campus Commercial Subdistrict
RESEARCH AND TECHNOLOGY PARK SUBDISTRICT
COMMERCIAL MIXED USE SUBDISTRICT
Hibiscus Residential Infill Subdistrict
Livingston Road / Radio Road
Commercial Infill Subdistrict
Vanderbilt Beach Road
Neighborhood Commercial Subdistrict
Collier Blvd./ Lord's Way Mixed Use Subdistrict
Buckley Mixed Use Subdistrict
Vincentian Mixed Use Subdistrict
Mini Triangle Mixed Use Subdistrict
East Tamiami Trail Commercial Infill Subdistrict
AMENDED - OCTOBER 13, 2020
(Ord. No. 2020-31)
AMENDED - OCTOBER 27, 2020
(Ord. No. 2020-34)
AMENDED - NOVEMBER 10, 2020
(Ord. No. 2020-42)
AMENDED - MARCH 1, 2021
(Ord. No. 2021-08)
AMENDED - OCTOBER 27, 2020
(Ord. No. 2020-36)
AMENDED - SEPTEMBER 22, 2020
(Ord. No. 2020-25)
DRAFT
EXHIBIT "A"PETITION PL20200000115
SUBJECT SITE
PL20200000115
Page 7 of 7
17.D.3
Packet Pg. 1838 Attachment: Ordinance 3-9-22 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)Page 7 of 7
17.D.4Packet Pg. 1839Attachment: May 5, 2021 NIM summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.4Packet Pg. 1840Attachment: May 5, 2021 NIM summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.4Packet Pg. 1841Attachment: May 5, 2021 NIM summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.4Packet Pg. 1842Attachment: May 5, 2021 NIM summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.4Packet Pg. 1843Attachment: May 5, 2021 NIM summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.4Packet Pg. 1844Attachment: May 5, 2021 NIM summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.4Packet Pg. 1845Attachment: May 5, 2021 NIM summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.4Packet Pg. 1846Attachment: May 5, 2021 NIM summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.4Packet Pg. 1847Attachment: May 5, 2021 NIM summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.5
Packet Pg. 1848 Attachment: Master Plan (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
PUBLIC HEARING NOTICE
COLLIER BLVD LORD’S WAY PUDA (PL-20200000114)
COLLIER BOULEVARD-LORDS WAY MIXED USE
SUBDISTRICT GMPA (PL-20200000115)
CCPC: APRIL 7, 2022 - 9:00 a.m.
BCC: MAY 24, 2022 - 9:00 a.m.
Board of County Commissioners’ Chambers
Third Floor, Collier County Government Center
3299 Tamiami Trail East, Naples, FL 34112
NANCY GUNDLACH, AICP, PLA, PRINCIPAL
PLANNER: 239-252-2484
SUE FAULKNER, PRINCIPAL PLANNER:
239-252-5715
17.D.6
Packet Pg. 1849 Attachment: Public Hearing Notice (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
H:\2019\2019076\WP\2nd NIM\NIM Summary (12-8-2021)_PM.docx
NIM SUMMARY
Collier Blvd Lord’s Way Subdistrict GMPA (PL-20200000115)
Collier Blvd Lord’s Way PUDA (PL-20200000114)
Tuesday, December 7, 2021 at 5:30 p.m.
New Hope Ministries, Event Center, Lecture Hall – Room 211
7675 Davis Boulevard, Naples, FL 34104
The NIM was held for the above referenced petitions. The petitions are described as follows:
1. Collier Blvd Lord’s Way Subdistrict GMPA (PL-20200000115) A Growth
Management Plan Amendment (GMPA) to amend the future land use subdistrict of Collier
Boulevard Community Facility Subdistrict to allow for additional residential development;
and
2. Collier Blvd Lord’s Way PUDA (PL-20200000114) An amendment to rename the First
Assembly Ministries Education and Rehabilitation Campus Mixed Use Planned
Development (MPUD) to the Collier Boulevard Lord’s Way MPUD, to allow for an
additional 384 dwelling units and/or an assisted living facility at a maximum floor area
ratio of 0.6.
Note: This is a summary of the NIM. An audio recording is also provided.
Attendees:
On behalf of Applicants:
David Torres, ML Land, LLC and 3805 TLW, LLC (Applicant)
Richard Yovanovich, Esq., Coleman Yovanovich Koester
Robert Mulhere, FAICP, President/CEO, Hole Montes, Inc.
Paula McMichael, AICP, Vice President, Planning Services, Hole Montes, Inc.
Norman Trebilcock, AICP, PTOE, PE, Trebilcock Consulting Solutions, PA
County Staff:
Sue Faulkner, Comprehensive Planning
Nancy Gundlach, AICP, Zoning Services
Two members of the public attended. One member of the public participated via Zoom.
Mr. Mulhere started the presentation by introducing himself, the property owner, the other
consultants, and county staff. He explained the NIM process, the process for approval, and
provided a brief history and overview of the project. Mr. Torres then explained why a second NIM
is being held. A commitment was made at the previous NIM to only offer a for-sale product. At
the transmittal hearing for the GMPA before the Collier County Planning Commission , Collier
County Staff requested that 10% of the new units proposed be affordable housing units. If
affordable housing units are required, the developer will not be able to honor th e commitment to
only offer a for-sale product but instead will develop the project as rental units. There was
approximately five minutes of questions.
17.D.7
Packet Pg. 1850 Attachment: Dec 7, 2021 NIM Summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
H:\2019\2019076\WP\2nd NIM\NIM Summary (12-8-2021)_PM.docx
The following issues were raised:
Public Hearings and Notification
Questions were raised regarding the public hearing and notification process. A letter was sent to
property owners within 500’ of the project notifying them of the NIM, and an ad was placed in the
Naples Daily News. Public hearings are advertised by the county via a sign posted on the property
and an ad in the Naples Daily News. The request is scheduled to be heard in the by the Board of
County Commissioners on December 14, 2021, in the Board of County Commissioners Chambers
located within the Collier County Government Center.
General/Misc.
A question was asked regarding commercial development. There is no commercial development
proposed. If approved, the requested amendment removes the previously approved institutional
uses.
A question was asked regarding access for the project. Access to the proposed development will
be via The Lord’s Way.
The meeting concluded at approximately 5:47 PM.
17.D.7
Packet Pg. 1851 Attachment: Dec 7, 2021 NIM Summary (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
From: BosiMichael
Sent: Friday, January 21, 2022 10:52 AM
To: SaboJames
Cc: FaulknerSue
Subject: FW: DEO Response Letter
Attachments: COLLIER CO. 21-08ESR (P).pdf
Fyi. It's the Collier Boulevard GMP-A
-----Original Message-----
From: DEO Amendment Correspondence <deoamendmentcorrespondence@deo.myflorida.com>
Sent: Friday, January 21, 2022 9:25 AM
To: bill.mcdaniel@collier.countyfl.gov; BosiMichael <Michael.Bosi@colliercountyfl.gov>;
mwuerstle@swfrpc.org
Cc: Milordis, Anthony <Anthony.Milordis@deo.myflorida.com>; Rogers, Scott
<Scott.Rogers@deo.myflorida.com>
Subject: FW: DEO Response Letter
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use
extreme caution when opening attachments or clicking links.
Please see attached correspondence from the Department of Economic Opportunity regarding the
above comprehensive plan amendment. In addition to this electronic message, a paper copy of the
letter is being mailed to the addressee. Paper copies of the attached correspondence are available upon
request. Please contact the Department planner identified in the attached letter if you have any
questions or concerns. Thank You
This email communication may contain confidential information protected from disclosure by privacy
laws and is intended for the use of the individual named above. If the reader of this message is not the
intended recipient, this is notice to you that any dissemination, distribution or copying of this
communication or any attachment to it may be a violation of federal and state privacy laws. If you have
received this email in error, please notify the sender immediately by return email and delete this
message. Please note that Florida has a broad public records law, and that all correspondence to DEO
via email may be subject to disclosure. Under Florida law email addresses are public records.
________________________________
This email communication may contain confidential information protected from disclosure by privacy
laws and is intended for the use of the individual named above. If the reader of this message is not the
intended recipient, this is notice to you that any dissemination, distribution or copying of this
communication or any attachment to it may be a violation of federal and state privacy laws. If you have
received this email in error, please notify the sender immediately by return email and delete this
message. Please note that Florida has a broad public records law, and that all correspondence to me via
email may be subject to disclosure. Under Florida law email addresses are public records.
________________________________
17.D.8
Packet Pg. 1852 Attachment: FW DEO Response Letter (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released
in response to a public records request, do not send electronic mail to this entity. Instead, contact this
office by telephone or in writing.
17.D.8
Packet Pg. 1853 Attachment: FW DEO Response Letter (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.8
Packet Pg. 1854 Attachment: FW DEO Response Letter (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.8
Packet Pg. 1855 Attachment: FW DEO Response Letter (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.8
Packet Pg. 1856 Attachment: FW DEO Response Letter (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.8
Packet Pg. 1857 Attachment: FW DEO Response Letter (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
Florida Fish
and Wildlife
Conservation
Commission
Commissioners
Rodney Barreto
Chairman
Coral Gables
Michael W. Sole
Vice Chairman
Tequesta
Steven Hudson
Fort Lauderdale
Gary Lester
Oxford
Gary Nicklaus
Jupiter
Sonya Rood
St. Augustine
Robert A. Spottswood
Key West
Office of the
Executive Director
Eric Sutton
Executive Director
Thomas H. Eason, Ph.D.
Assistant Executive Director
Jennifer Fitzwater
Chief of Staff
850-487-3796
850-921-5786 FAX
Managing fish and wildlife
resources for their long-term
well-being and the benefit
of people.
620 South Meridian Street
Tallahassee, Florida
32399-1600
Voice: 850-488-4676
Hearing/speech-impaired:
800-955-8771 (T)
800 955-8770 (V)
MyFWC.com
620 South Meridian Street
Tallahassee, Florida
Technical Assistance Regarding the Florida Black Bear - 2021
Dear Applicant, Property Owner, and Interested Parties:
According to Florida Fish and Wildlife Conservation Commission (FWC) data, there is the potential for
Florida black bears (Ursus americanus floridanus) to occur in the project area. The FWC received a
sufficient number of reports of human-bear conflicts, evidence of bears collected by researchers, reports of
bears killed by vehicles surrounding the project, or other data to recommend measures that may prevent or
reduce conflicts with bears.
While Florida black bears tend to shy away from people, they are adaptable and will take advantage of
human-provided food sources. This includes sources that are currently available near this site or sources
available after construction, including unsecured garbage, pet food, and bird seed. Once bears become
accustomed to finding food around people, their natural wariness is reduced to the point that there can be an
increased risk to private property and public safety.
During the construction phase, construction sites should be kept clean, with refuse that might attract bears
kept separate from construction debris and stored securely in bear-resistant containers or removed daily
from the construction site before dark. Refuse that might attract bears includes all food and drink-related
materials, as well as any items with strong scents like cleaning agents. If a homeowners’ association or
community covenants are planned, by-laws that would require residents to take measures to prevent
attracting bears into the neighborhood are recommended. By-law language used by other Florida
communities is available at (http://myfwc.com/wildlifehabitats/managed/bear/living/community-
group/bylaw/). Once construction activities are complete, residents should be provided with bear-resistant
garbage cans as part of their regular waste service and any larger waste storage containers should also be
bear-resistant. Providing residents with information on how to avoid human-bear conflicts is also
recommended. This information can include:
• Options for keeping garbage secure which can include using bear-resistant garbage containers,
modifying regular cans to be bear-resistant, or keeping cans secure in a garage or sturdy shed and
then placing garbage on the curb the morning of pick-up rather than the night before
(http://myfwc.com/wildlifehabitats/managed/bear/living/attractants/);
• Removing bird and wildlife feeders, or modifying them to exclude bears
(http://myfwc.com/wildlifehabitats/managed/bear/wildlife-feeders/);
• Using electric fencing to secure outdoor attractants like fruiting trees/shrubs, gardens, compost,
and small livestock (https://myfwc.com/media/1886/ElectricFence.pdf/);
• Proper composting in bear range
(https://myfwc.com/media/1888/howtocompostinbearcountry.pdf);
• Keeping pets safe (https://myfwc.com/media/1892/protect-your-pet.pdf ); and
• Cleaning and securing barbeque grills.
Information should also include guidelines for how residents should respond to bears in the area, such as:
• What to do if they encounter a bear, whether from a distance or at close range
(https://myfwc.com/wildlifehabitats/wildlife/bear/living/encounter/), and
• When and how to contact the FWC regarding a bear issue
(https://myfwc.com/wildlifehabitats/wildlife/bear/nuisance-contact/).
FWC can always assist with residential planning to incorporate the above recommendations and reduce the
potential for unwanted interactions between bears and humans. Please feel free to contact our office at
ConservationPlanningServices@myfwc.com for technical assistance.
Sincerely,
Jason Hight
Land Use Planning Program Administrator
Office of Conservation Planning Services
17.D.9
Packet Pg. 1858 Attachment: Technical Assistance Regarding the Florida Black Bear - 2021 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)
17.D.10
Packet Pg. 1859 Attachment: legal ad - agenda IDs 21925 & 21999 (21999 : Pl=L20200000115 Collier Blvd. Lords Way GMPA)