Agenda 06/02/2022
Collier County Planning Commission Page 1 Printed 5/27/2022
COLLIER COUNTY
Collier County Planning Commission
AGENDA
Board of County Commission Chambers
Collier County Government Center
3299 Tamiami Trail East, 3rd Floor
Naples, FL 34112
June 2, 2022
9: 00 AM
Edwin Fryer- Chairman
Karen Homiak - Vice-Chair
Karl Fry- Secretary
Christopher Vernon
Paul Shea, Environmental
Joseph Schmitt, Environmental
Robert Klucik, Jr.
Thomas Eastman, Collier County School Board
Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected to speak
on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on
an item if so recognized by the chairman. Persons wishing to have written or graphic materials
included in the CCPC agenda packets must submit said material a minimum of 10 days prior to
the respective public hearing. In any case, written materials intended to be considered by the
CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the
public hearing. All material used in presentations before the CCPC will become a permanent part
of the record and will be available for presentation to the Board of County Commissioners if
applicable.
Any person who decides to appeal a decision of the CCPC 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 to be based.
June 2022
Collier County Planning Commission Page 2 Printed 5/27/2022
1. Pledge of Allegiance
2. Roll Call by Secretary
3. Addenda to the Agenda
4. Planning Commission Absences
5. Approval of Minutes
6. BCC Report - Recaps
7. Chairman's Report
8. Consent Agenda
9. Public Hearings
A. Advertised
1. PL20210001104 - Mixed Use Activity #7 (GMPA) - An Ordinance of the Board of
County Commissioners amending Ordinance 89-05, as amended, the Collier County
Growth Management Plan, specifically amending the Urban Commercial District,
Mixed Use Activity Center Subdistrict of the Future Land Use Element and Activity
Center #7 Map of the Future Land Use Map Series to allow up to 303 multi-family
apartment or owner-occupied dwelling units in the Amerisite CB Mixed-Use
Planned Unit Development in addition to up to 70,000 square feet of commercial
shopping center development including gasoline service station use, up to 85,000
square feet of mini-warehouse self-storage and up to 40 trucks for lease, and
furthermore directing transmittal of the adoption amendment to the Florida
Department of Economic Opportunity. The subject property is located on the east
side of Collier Boulevard, approximately 1000 feet north of Rattlesnake Hammock
Road and Collier Boulevard, in Section 14, Township 50 South, Range 26 East,
Collier County, Florida, consisting of 18.95± acres. (Companion item
PL20210001103) [Coordinator: Michele Mosca, AICP, Principal Planner]
June 2022
Collier County Planning Commission Page 3 Printed 5/27/2022
2. PL20210001103 - AmeriSite CB MPUD (PUDZ) - An Ordinance of the Board of
County Commissioners of Collier County, Florida 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 the
General Commercial (C-4) Zoning District to a Mixed Use Planned Unit
Development (MPUD) Zoning District for the project to be known as the AmeriSite
CB MPUD, to allow construction of a maximum of 303 multifamily dwelling units,
up to 70,000 square feet of commercial shopping center uses, up to 85,000 square
feet of mini-warehouse self-storage uses and up to 40 trucks for lease. The subject
property is located on the east side of Collier Boulevard, approximately 1000 feet
north of Rattlesnake Hammock Road and Collier Boulevard, in Section 14,
Township 50 South, Range 26 East, Collier County, Florida, consisting of 18.95±
acres; providing for repeal of Resolution No. 14-152, a conditional use for indoor
self storage and Ordinance No. 14-28, a rezone to General Commercial (C-4); and
by providing an effective date. (Companion item PL20210001104) [Coordinator:
Timothy Finn, AICP, Principal Planner]
B. Noticed
10. Old Business
11. New Business
12. Public Comment
13. Adjourn
06/02/2022
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.1
Item Summary: PL20210001104 - Mixed Use Activity #7 (GMPA) - An Ordinance of the Board
of County Commissioners amending Ordinance 89-05, as amended, the Collier County Growth
Management Plan, specifically amending the Urban Commercial District, Mixed Use Activity Center
Subdistrict of the Future Land Use Element and Activity Center #7 Map of the Future Land Use Map
Series to allow up to 303 multi-family apartment or owner-occupied dwelling units in the Amerisite CB
Mixed-Use Planned Unit Development in addition to up to 70,000 square feet of commercial shopping
center development including gasoline service station use, up to 85,000 square feet of mini-warehouse
self-storage and up to 40 trucks for lease, and furthermore directing transmittal of the adoption
amendment to the Florida Department of Economic Opportunity. The subject property is located on the
east side of Collier Boulevard, approximately 1000 feet north of Rattlesnake Hammock Road and Collier
Boulevard, in Section 14, Township 50 South, Range 26 East, Collier County, Florida, consisting of
18.95± acres. (Companion item PL20210001103) [Coordinator: Michele Mosca, AICP, Principal Planner]
Meeting Date: 06/02/2022
Prepared by:
Title: Planner, Principal – Zoning
Name: Michele Mosca
05/10/2022 5:06 PM
Submitted by:
Title: – Zoning
Name: Mike Bosi
05/10/2022 5:06 PM
Approved By:
Review:
Planning Commission Diane Lynch Review item Completed 05/11/2022 5:19 PM
Zoning James Sabo Additional Reviewer Completed 05/19/2022 2:10 PM
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed 05/19/2022 4:48 PM
Zoning Mike Bosi Zoning Director Review Completed 05/20/2022 7:43 AM
Growth Management Department James C French GMD Deputy Dept Head Completed 05/26/2022 6:03 PM
Planning Commission Ray Bellows Meeting Pending 06/02/2022 9:00 AM
9.A.1
Packet Pg. 4
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 18
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: June 2, 2022
RE: PETITION PL20210001104, SMALL SCALE GROWTH MANAGEMENT
PLAN AMENDMENT (Companion to MPUD-PL20210001103)
[ADOPTION HEARING]
ELEMENT: FUTURE LAND USE ELEMENT (FLUE)
AGENT/APPLICANT/OWNER(S):
Agents: Robert J. Mulhere, FAICP
Paula N.C. McMichael, AICP
Hole Montes, Inc.
950 Encore Way
Naples, FL 34110
and
Richard Yovanovich, Esq.
Coleman Yovanovich & Koester, P.A.
4001 Tamiami Trail North, Ste. 300
Naples, FL 34103
Applicant/Owner: Peter Sulick, MGRM
Amerisite, LLC
1801 Gulfshore Boulevard #803
Naples, FL 34102
9.A.1.a
Packet Pg. 5 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 18
GEOGRAPHIC LOCATION:
The subject property, an ±18.95-acre parcel, is located on the east side of Collier Boulevard (CR
951), approximately 1000 feet north of Rattlesnake Hammock Road (CR 864), in Section 14,
Township 50 South, Range 26 East, within the Royal Fakapalm Planning Community. (see
subject site below)
REQUESTED ACTION:
The applicant proposes a small-scale Growth Management Plan amendment to the Future Land
Use Element (FLUE) and Future Land Use Map Series, affecting approximately 18.95 acres, by:
1) Amending the Urban, Urban Commercial District, Mixed Use Activity Center Subdistrict
(MUAC #7 – Rattlesnake Hammock Road and Collier Boulevard) to allow up to 303 multi-
family dwelling units (rental or ownership), and to provide use intensities for the proposed
commercial uses.
2) Amending the Future Land Use Map Series, Mixed Use & Interchange Activity Center
Maps, specifically, the Activity Center #7 Map, to depict the +18.95-acre Amerisite project.
The proposed amended/added text and map change is depicted on Ordinance Exhibit A.
Project
Site
9.A.1.a
Packet Pg. 6 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 3 of 18
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner is requesting a Growth Management Plan amendment (GMPA) to modify the text
of the MUAC Subdistrict #7, and Activity Center #7 Map. The amendment is necessary in order
to allow residential development of up to 303 multi-family dwelling units (rental or owner-occupied)
at a maximum density of 16 dwelling units per acre; and, include within the MUAC Subdistrict use
intensities for the proposed commercial uses (70,000 sq. ft. of commercial shopping center uses
– including gasoline service station, up to 85,000 sq. ft. of mini-warehouse self-storage use, and
truck rental with up to 40 trucks).
SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Subject Property:
The +18.95-acre subject site is undeveloped, zoned General Commercial (C-4) district, with use
limitations per Ord. No. 14-28, including prohibition of gasoline service station and truck leasing,
and includes a Conditional Use for mini-warehouse self-storage use, and the Future Land Use
designation as shown on the Future Land Use Map (FLUM) is Urban, Urban Commercial District,
MUAC Subdistrict on the FLUM and on the Activity Center #7 map, and is also within the Urban
Residential Fringe Subdistrict.
Surrounding Land Uses:
North: Immediately to the north is an undeveloped 9.24-acre tract, zoned Rural Agricultural
(A) zoning district, and designated Urban, Urban Mixed Use District, Urban Residential
Fringe Subdistrict on the FLUM. (Note: A prior GMPA approval on the subject site
identifies that this parcel cannot be rezoned to commercial pursuant to the Office and
Infill Commercial Subdistrict.)
South: Immediately to the south is an undeveloped tract, zoned Good Turn Center Mixed
Use Planned Unit Development (MPUD), approved for 100,000 square feet of retail,
office and personal services and a skilled nursing facility (200 units), and designated
Urban, Urban Commercial District, MUAC Subdistrict on the FLUM and on the
Activity Center #7 map, and also within the URF.
West: Immediately to the west (across Collier Boulevard, a six-lane, divided arterial roadway
and canal easement) are 2-story residential multi-family units and golf course, zoned
Naples Lakes Country Club PUD, at a density of 1.56 DU/A, designated Urban, Mixed
Use District, Urban Residential Subdistrict, and located within a Residential Density
Band on the FLUM. Also, to the west and southwest are parcels developed with a
credit union, medical office, and shopping center with a grocery store anchor,
restaurants, and retail shops (total of 76,373 sq. ft.), zoned Naples Lakes Country Club
PUD commercial tract, and designated Urban, Commercial District, MUAC (#7)
Subdistrict on the FLUM.
East: Immediately adjacent to the east is a Florida Power and Light substation, zoned A,
Rural Agricultural zoning district, and designated Urban Residential Fringe Subdistrict;
and, an undeveloped 10-acre tract, zoned A, Rural Agricultural zoning district,
designated Urban, Urban Mixed Use District, Urban Residential Fringe Subdistrict on
the FLUM.
9.A.1.a
Packet Pg. 7 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 4 of 18
Identification and Analysis of the Pertinent Small-Scale Comprehensive Plan (GMP)
Amendment Criteria in Florida Statutes, Chapter 163.3187:
Process for adoption of small-scale comprehensive plan amendment, followed by staff analysis
in bracketed bold 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 an 18.95-acre site.]
(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 is for a site-specific Future Land Use Map change to Mixed Use Activity
Center #7 at Rattlesnake Hammock Road and Collier Boulevard and directly related
text change.]
(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
if the GMP amendment is approved.]
Background and Considerations:
The subject site is located within the Urban, Urban Commercial District, Mixed Use Activity Center
(MUAC) Subdistrict, and within the Urban Residential Fringe (URF) Subdistrict. The URF is
located in the eastern portion of the County’s Coastal Urban area, generally located south of Beck
Boulevard and extends along Collier Boulevard to US 41 East, and largely includes those lands
located within 1-mile east of Collier Boulevard, as delineated on the Future Land Use Map. The
lands within the URF were evaluated as part of the Urban Boundary Study in the late 1980s in
preparation of the County’s Growth Management Plan, adopted in 1989. The Study concluded
that the URF lacked the necessary public facilities for urban development – water and sewer,
roads, and water management infrastructure, etc. – and the area was subject to high hurricane
risk. The lands within the URF have historically provided a transition from the urban area/uses to
the west (generally allowing residential uses at 4 DU/A or higher and urban support uses) to the
rural agricultural lands/uses to the east (predominately designated Agricultural Rural, Rural Fringe
Mixed Use District, Sending Lands, and within the Belle Meade Natural Resource Protection Area
– allowing residential uses at a density of 1 DU/40 acres).
The subject property is one of many parcels/PUDs remaining in the URF Subdistrict and MUAC
Subdistrict to be developed. Proximate to the subject site there are several undeveloped and
developing PUDS; and four undeveloped parcels (3 – 9.24-acre parcels and 1 – 10-acre parcel)
located north and east of the site, which are designated URF and zoned Rural Agricultural District.
The intensity of uses currently allowed on the subject site are consistent with the MUAC
Subdistrict FLUM designation, and the C-4 commercial zoning district, with limitations (i.e.,
prohibited uses) as provided in Ord. No. 14-28 (refer to attachments). The parcel directly to the
north is an undeveloped 9.24-acre tract, zoned Rural Agricultural (A) zoning district, and
designated Urban, Urban Mixed Use District, URF Subdistrict on the FLUM. (Note: A prior GMPA
9.A.1.a
Packet Pg. 8 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 5 of 18
approval on the Amerisite parcels identifies that this parcel cannot be rezoned to commercial
pursuant to the Office and Infill Commercial Subdistrict.); south of the site is an undeveloped
parcel within MUAC #7 that allows 100,000 square feet of retail, office and personal services and
a skilled nursing facility (200 units) within Good Turn Center MPUD; east is a Florida Power and
Light substation, and, an undeveloped 10-acre tract with intensity of uses and density consistent
with the URF Subdistrict FLUM designation, which include residential uses (at a density of 1.5
DU/A or 2.5 DU/A with use of Transfer of Development Rights Credits and non-residential uses,
such as an assisted living facility, church, childcare center, essential service uses, etc.; and, west
of the site (across Collier Boulevard and a canal easement) is a mix of commercial intensities
ranging from office, retail and restaurant use, and personal services within MUAC #7 and multi-
family residential units within the Naples Lake Country Club PUD at a density of 1.56 DU/A.
Properties adjacent to MUAC are intended to transition from the higher intensity uses allowed
there to lower intensity uses. The uses currently allowed on the subject site, consistent with the
Mixed Use Activity Center Subdistrict FLUM designation, include a mix of commercial intensities
ranging from office, retail and restaurant use, personal services, and other uses of the C-4
commercial zoning district, with limitations (numerous prohibited uses).
Residential density (i.e., no proposed public benefit or TDR Credits provided to increase
residential density above the base density of 1.5 DU/A allowed in the URF), certain commercial
uses (gasoline service station, truck rental, and self-storage use), and compatibility (use intensity
and transition) for this project are identified by staff as the primary areas of concern to address.
Residential Density:
The applicant proposes to allow residential rental or owner-occupied development at a density of
16 dwelling units per acre (303 units). The base density that could be achieved on this site is 1.5
DU/A (28 DUs) and the maximum allowable density that could be achieved on this site through
the acquisition and redemption of Transfer of Development Rights Credits is 2.5 dwelling units
per acre (46 DUs). The petitioner is requesting a 275 unit increase above the base density, and
a 257 unit increase above the maximum density allowed in the URF. The applicant is not
proposing to utilize TDR Credits to increase residential density above the base density. The
proposed development standards for residential uses within the project include a maximum zoned
height of 50 feet (57 ft. actual).
Base Density: 1.5 dwelling units/acre
(1.5 DU X 18.95 acres = 28.42 DUs)
Additional Density Allowance (via TDRs): 1.0 dwelling units/acre
(1 TDR X 18.95 acres = 18 DUs)
Maximum Density: 2.5 dwelling units/acre
(28.42 DUs + 18 DUs = 46 Total Dwelling Units)
The requested 303 DUs would be a density of 16 DU/A (303 DU / 18.95 Acres = 15.99 DU/A),
which is approximately 14.50 DU/A higher than the base density of 1.5 DU/A allowed within the
Urban Residential Fringe Subdistrict.
9.A.1.a
Packet Pg. 9 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 6 of 18
Additionally, the requested density exceeds the immediately surrounding project densities and
other developments within the URF, including the Hammock Park MPUD , also located within the
MUAC #7, which has an approved density of 13.85 DU/A (via prior GMPA approval). Please see
below table of surrounding uses.
PROPOSED
SITE North South East West
Project
Name
AmeriSite
N/A
(Undeveloped)
Good
Turn
Center
N/A
(Undeveloped)
FPL
Naples
Lakes
Country
Club
(PUD)
Naples
Lakes
Country
Club
Commercial
Tract
(AC #7)
Density/
Intensity
16 DU/A
1.5 DU/A -
2.5 with TDR
Credits
N/A
1.5 DU/A -
2.5 with TDR
Credits
N/A
1.56
DU/A
76,373 sq. ft.
Land
Use
Multi-
Family
Residential
303 DUs
Uses
currently
allowed on
the subject
site, per the
URF:
residential;
non-
residential,
such as
assisted living
facility,
church,
childcare
center,
essential
service uses,
etc.
Commerci
al (retail,
ofc,
personal
svc -
100,000
SF);
skilled
nursing
facility
(200 units)
Uses
currently
allowed on
the subject
site, per the
URF:
residential;
non-
residential,
such as
assisted living
facility,
church,
childcare
center,
essential
service uses,
etc.
Essential
Service
Use
(Electric
Substation)
Golf
Course
and 2-
story
multi-
family
units
Developed
with a credit
union,
medical
office, and
shopping
center with a
grocery
store
anchor,
restaurants,
and retail
shops
Zoning
MPUD
A
MPUD
A
A
MPUD
MPUD
Because this density request is through a GMPA, it is not limited by the FLUE provisions - the
petitioner may request 16 DU/A (or any other density).
Proposed GMP Amendments to Increase Residential Density Under BCC Consideration:
On April 26, 2022, the Board of County Commissioners approved transmittal to the Florida
Department of Economic Opportunity, amendments to the Rural Fringe Mixed Use District
(RFMUD) on April 26, 2022. Relative to the subject petition, these amendments: 1) Retain the
requirement to acquire and redeem Transfer of Development Rights (TDR) Credits to increase
residential density from 1.5 DU/A to 2.5 DU/A in the Urban Mixed Use District, Urban Residential
Fringe Subdistrict (URF), and expand the availability of these TDR Credits to achieve the
maximum density by eliminating the requirement that the TDR Credits must come from eligible
Sending Lands located within one mile of the Urban boundary; and 2) Include the requirement
that any comprehensive plan amendment that proposes to increase residential density may only
provide for that density increase via utilization of TDR Credits, except when determined by the
Board of County Commissioners to have a public benefit, e.g. affordable housing.
This proposed comprehensive plan amendment to increase residential density from 1.5 DU/A to
16 DU/A (303 DUs), 14.50 DU/A greater than the base density allowed in the URF, does not
9.A.1.a
Packet Pg. 10 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 7 of 18
include the use of TDR Credits, nor is there a proposed public benefit use – such as affordable
housing.
Transfer of Development Rights (TDR) Credits:
The existing provisions of the Urban Residential Fringe Subdistrict provide a density increase
above the base density of 1.5 DU/A to a maximum of 2.5 DU/A with the acquisition and redemption
of TDR Credits. In an effort to further the goals of the Rural Fringe Mixed Use District’s (RFMUD)
TDR Program, the BCC proposes to expand the availability of TDR Credits to include all eligible
Sending Lands within the RFMUD, with the transmittal of the RFMUD amendments to the Florida
Department of Economic Opportunity on April 26, 2022 (Adoption hearings will be scheduled later
this year).
Projects proximate to the subject site that have used/proposed TDR Credits to increase density
from the base density of 1.5 DU/A up to the maximum allowed density of 2.5 DU/A (or other
density noted).
• Hammock Park MPUD (FKA Hammock Park Commerce Centre CPUD), located within
MUAC #7, and 330 feet south of the subject site.
[19 TDR Credits]
• Lord’s Way 30-Acre RPUD, located 330 feet east of the subject site.
[30 TDR Credits]
• (Proposed GMPA) Carman Drive Subdistrict, located east and southeast of the subject
site.
[15 TDR Credits]
• Hacienda Lakes MPUD, located ¼ mile east, 1,100 feet south and 1,500 feet northeast
of the subject site (gross project density is 0.78 DU/A).
[721 TDR Credits]
• Lido Isles PUD, located on the east side of CR951, 1.1 miles north of the subject site.
[24 TDR Credits]
• Rockedge PUD, located on the east side of CR 951 and north side of Sabal Palm Rd.
(Eligible for 6 DU/A with AHDB.)
[106 TDR Credits]
9.A.1.a
Packet Pg. 11 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 8 of 18
Affordable Housing (Public Benefit):
The 2021 Collier County Housing Demand Model (see below and Exhibit attachment in large
print) identifies a shortage of available rental units in the Low (>50 - <80%), Very Low (>30 -
<50%) and Extremely Low (less than 30%) income categories; and, a shortage of owner-
occupied units in the Low (>50 - <80%), Moderate (>80% - <120%) and Gap (>120% - <140%)
income categories. The demand for rental units in the Very Low and Extremely Low categories
is over 500 units annually; and, demand within the Low income category for rental or ownership
is approximately 500 units yearly; and, within the Moderate and Gap income categories
approximately, 148 and 247, respectively, owner-occupied units are needed yearly to serve the
County’s growing population.
Please see the below tables depicting the 2021 and 2022 Collier County income limits and rent
limits by affordable income ranges, based on the Area Median Income of $84,300 in 2021 and
$98,600 in 2022.
Median Household Income Collier County 2021 = $84,300
9.A.1.a
Packet Pg. 12 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 9 of 18
Collier County
2022
Income Limit by Number of People in Household
Rent Limit by Number of Bedrooms
Income Percent 1 2 3 4 5 1 2 3
Ext Low 30%
$19,850 $22,650 $25,500 $28,300 $32,470 $531 $637 $759
Very Low 50%
$33,050 $37,750 $42,450 $47,150 $50,950 $885 $1,061 $1,226
Low 80%
$52,850 $60,400 $67,950 $75,450 $81,500 $1,415 $1,698 $1,961
Moderate 120%
$79,320 $90,600 $101,880 $113,160 $122,280 $2,124 $2,547 $2,943
Gap 140%
$92,540 $105,700 $118,860 $132,020 $142,660 $2,478 $2,971 $3,433
Median Household Income Collier County 2022 = $98,600
The below table identifies a range of market rate rental units in the vicinity (approximately one
radial mile) of the subject project. The requested increase in density from the allowed 1.5 DU/A
(28 DUs) to 16 DU/A (303 DUs) yields approximately 275 additional market rate units that could
be developed on the site with the approved GMPA.
Apartment Name
Address/Location
Rents by Number of Bedrooms
1 2 3
Milano Lakes
3713 Milano Lakes Cir., Naples 34113
(0.22 miles to the north/northeast in First Assembly Ministries PUD)
$2,044
$2,523
$3,153
Sierra Grande
6975 Sierra Club Cir., Naples 34113
(0.23 miles to the southwest in Sierra Meadows PUD)
$2,104
$2,368
$2,874
Inspira Apartments
7425 Inspira Cir., Naples 34113
(1.05 miles to the west/southwest in Lely Resort PUD)
$2,218
$2,665
$2,984
Aster @ Lely Resort
8120 Acacia Street, Naples 34113
(0.59 miles to the south/southwest in Lely Resort PUD)
$1,913
$2,386
$2,994
Advenir
9300 Marino Cir., Naples 34114
(1.02 miles to the north in San Marino PUD)
$1,945
$2,285
$2,735
Source: Website of the listed apartments (4/21/22)
Affordable Housing Program – Existing Provision:
The FLUE provides an affordable housing density bonus (AHDB) of up to an additional 12 DU/A
under the Density Rating System for properties within the Urban Mixed Use District, Urban
Residential Subdistrict and Urban Coastal Fringe Subdistrict, subject to Land Development Code
Section 2.06.00. The subject project is within the URF Subdistrict and MUAC Subdistrict; the
Density Rating System is not applicable to these two FLUM designations, and, therefore, this
project is not eligible to receive the affordable housing density bonus. However, an alternative
would be for the petitioner to amend the subject GMPA to provide for the AHDB to be applicable
to the subject site, yielding approximately 14.50 DU/A with the AHDB and utilization of TDRs
(base density 1.5 DU/A + TDRs 1 DU/A + AHDB 12 DU/A).
9.A.1.a
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LDC 2.06.03: Affordable Housing Density Bonus (AHDB) Rating System
1 Total Allowable Density = Base Density + Affordable Housing Density Bonus. In no event shall the maximum gross density exceed that which is allowed pursuant to
the GMP.
2 Developments with percentages of affordable housing units which fall in between the percentages shown on Table A shall receiv e an AHDB equal to the lower of the
two percentages it lies between, plus 1/10 of a residen tial dwelling unit per gross acre for each additional percentage of affordable housing units in the development.
3 Where more than one type of affordable housing unit (based on level of income shown above) is proposed for a development, the AHDB for each type shall be
calculated separately. After the AHDB calculations for each type of affordable housing unit have been completed, the AHDB for each type of unit shall be added to those
for the other type(s) to determine the maximum AHDB available for the devel opment. In no event shall the AHDB exceed 12 dwelling units per gross acre.
4 Owner-occupied only.
5 May only be used in conjunction with at least 20% at or below 120% MI.
Project calculations if eligible for the AHDB per the LDC:
Base Density 28 dwelling units
(1.5 DU/A X 18.95 Acres = 28.42 or 28 DUs)
TDR Density Bonus 18 dwelling units
(1.0 DU/A X 18.95 Acres = 18 DUs)
Base + TDR Bonus 46 dwelling units
AHDB of 12 DU/A 174 dwelling units
(12 DU/A X 18.95 acres = 227.40 or 227 DUs)
Total 274 dwelling units (29 units < GMPA request)
(28.42 + 227.40 = 255.82 or 256 DUs + 18 DUs)
A request for 12 DU/A density bonus for rental units would require 80% of the total units to be
affordable at the >50%-<80% AMI range; moderate (>80% - <120% AMI) would require 100% of
units to be affordable and owner occupied. Note: The AHDB for rental units are allowed only in
the Low and Very-Low categories. There are other viable scenarios for increased density at
varying affordable categories through the AHDB via a GMPA.
Maximum Allowable Density Bonus by Percent of Development Designated as Affordable
Housing 1, 2, 3
Product (% of MI) 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Gap
(>120—≤140) 4, 5
1 2 3 4 5 6 7 8 n/a n/a
Moderate
(>80—≤120) 4
2 4 5 6 7 8 9 10 11 12
Low (>50—≤80) 3 6 7 8 9 10 11 12 12 12
Very-Low (≤50) 7 8 9 10 11 12 12 12 12 12
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Packet Pg. 14 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
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Affordable Housing Initiatives (Public Benefit Use) – Proposed Provision:
The Urban Land Institute (ULI) conducted an affordable housing study and subsequently prepared
a Community Housing Plan. In October 2017, the BCC accepted the Community Housing Plan
that included several initiatives intended to increase opportunities for housing that is affordable.
These initiatives require regulatory changes. In October 2018, the Board of County
Commissioners directed staff to move forward with these initiatives. The County contracted with
Johnson Engineering, Inc. (JEI) to prepare the necessary GMPAs. Housing staff (Community and
Human Services Division) worked with consultants, stakeholders, the development industry, non-
profit agencies, and various other interested parties for a period of about twelve months. JEI
submitted the GMPAs to the County in December 2020, and staff has modified them into final
form. The GMPA housing initiatives are scheduled to be heard by the Board of County
Commissioners on June 28, 2022 (transmittal hearing).
Relevant to the subject petition, the proposed affordable housing initiatives provide opportunities
to increase residential density within the Urban Residential Fringe Subdistrict. The subject site
will be eligible to increase residential density from the maximum density of 2.5 DU/A with the use
of TDR Credits to 25 DU/A via the Mixed Use Activity Center housing initiatives – residential only
or mixed use development. Although the regulations for these initiatives have not been finalized,
and adopted by the BCC, there is general support for increasing density in the URF by providing
housing that is affordable within projects. As an alternative to the proposed GMPA request, the
petitioner could amend the GMPA submittal to provide for affordable housing, consistent with the
proposed Land Development Code amendments to implement the GMP housing initiatives (i.e.,
a rental community would require two-thirds of the bonus density be made available at a price
point affordable to low and/or very low-income level households).
Compatibility and Certain Commercial Use:
FLUE Policy 5.6 requires new land uses to be compatible with, and complementary to, the
surrounding land uses. In reviewing the appropriateness of the requested uses and intensity on
the subject site, a compatibility analysis might include a review of the subject proposal comparing
it to surrounding properties as to the allowed use intensities and densities, development standards
(building heights, setbacks, landscape buffers, etc.), building mass, building location and
orientation, architectural features, amount and type of open space, and location.
There are commercial uses (C-4, with limitations) approved on the subject site, and commercial
and residential uses in the immediate area surrounding the site. The commercial uses range in
intensity from retail, office, personal services, and skilled nursing facility to the south, within the
MUAC. To the east is a Florida Power and Light substation, and an undeveloped 10-acre parcel,
with an allowed maximum residential density of 2.5 DU/A (25 DUs) with the use of TDR Credits,
and non-residential uses are allowed, such as a church, childcare center, assisted living facility,
etc., within the URF. And, to the north is an undeveloped 9.24-acre parcel in the URF and allows
a maximum of 2.5 DU/A (23 DUs) and urban support uses, such as childcare, etc. The FLUE
encourages development to transition from higher intensities to lower intensities. Use intensities
should diminish as development moves from the subject site towards the north and east where
lower intensity residential development is allowed at a maximum of 2.5 DU/A with TDR Credits
and lower intensity, non-residential uses are expected, consistent with development allowed in
the Urban Residential Fringe FLUM designation.
One purpose of the transition of uses is to ensure that residential developments are not located
next to high intensity uses. The proposed multi-family residential use and commercial uses on
the subject site may not provide the appropriate transition to the parcels located north and east
of the site; staff requested line of sight renderings for the proposed uses, but the petitioner did not
provide them.
9.A.1.a
Packet Pg. 15 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
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The proposed development standards for residential uses (16 DU/A) within the project include a
maximum zoned building height of 50 feet (57 ft. actual), and the development standards for the
proposed commercial uses include a maximum zoned height of 50 feet (57 ft. actual), except that
retail uses are limited to a maximum zoned building height of 35 feet, and group care facilities
and hotels/motels are limited to a maximum zoned building height of 75 feet.
The petitioner is introducing two new commercial uses on the site, gasoline service station and
truck leasing (up to 40 trucks), that are not consistent with a prior rezoning action (see attached
Ord. No. 14-28) nor the vision of the East Naples Community Development Plan (ENCDP). The
subject site is within the boundaries of the ENCDP.
The subject site was rezoned in 2014 from C-3 and C-5 to C-4, General Commercial District, with
use limitations. The limitations on the site specifically include a prohibition on gasoline service
stations and other uses like the proposed truck leasing use (C-4 by Conditional Use – not allowed
by Ord. No. 14-28), including motorcycle dealers, automotive dealers, passenger car leasing,
passenger car rental, and automobile parking, etc.
In January 2020, the consulting firm of Tindale Oliver contracted with the Board of County
Commissioners to prepare the ENCDP. Several public forums and meetings were held to gather
public input on the Plan. The BCC accepted the ENCDP at their October 26, 2020, meeting as
an additional planning tool to guide development and redevelopment within the East Naples area
(refer to ENCDP map attachment), consistent with the goals, objectives, and policies of the
Growth Management Plan. The Plan provides a community vision for the long-term future of the
area and provides guidance on the desired and undesirable land uses for the community.
Relevant to this petition, the ENCDP identifies gasoline service stations, outdoor storage uses,
such as the rental/lease vehicles, and air-conditioned self-storage use as undesirable uses. (Note:
The air-conditioned indoor self-storage use was approved by CU on the site in 2014 prior to the
BCC’s acceptance of the ENCDP; however, the use is listed as an undesirable use in the Plan.)
A challenge to developing a more intense residential community or commercial development, or
mixed use residential/commercial development, such as those proposed in this GMPA, is the
protection of existing and future living conditions in adjacent communities or vacant lands,
especially preserving the residential character, privacy, and access to natural light. To ensure
these adjacent properties are not significantly impacted, appropriate setbacks and building
heights, enhanced screening, and buffers should be established.
Compatibility can be more specifically addressed at time of zoning, and may include building
height and size limitations, setback and buffer requirements, etc. Note: There is a companion
zoning petition to this GMP amendment petition.
(Note: A future interconnection from the subject site to the north (an undeveloped, 9.24-acre tract)
has not been proposed nor provided on the MPUD Master Plan.)
Justifications for Proposed Amendment:
The petitioner states, “The proposed amendment achieves the intent of the Urban Mixed Use
District as the site is currently zoned C-4 and the addition of the proposed multi-family dwelling
units will increase the variety of residential and non-residential land uses offered in Collier County.
Additionally, the proximity of the existing surrounding commercial uses proposed on the subject
site, will create an environment that encourages walkability.”
9.A.1.a
Packet Pg. 16 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
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The firm of Real Estate Econometrics, Inc. prepared a market analysis for convenience store/fuel
station and truck rental services for the proposed site. The firm established a 5-minute drive time
market area for the gasoline service station and a 5-mile radial distance for truck rental services.
The demand analysis for the gasoline service station is based on a market population of 20,104
and a household figure of 9,309 by year 2026. The firm identified 12 competitive gas stations in
the Market Area (11 of 12 listed in Appendix C). Based on Market Area growth, the firm identified
a 5-year fuel supply deficit of 3.08%. Staff requested from the petitioner an inventory of other
parcels zoned and/or designated for the proposed gasoline service station use; the petitioner did
not provide the requested information. Staff identified two undeveloped PUDs proximate to the
subject GMPA – Hacienda Lakes (+ 1,100 feet south of subject site) and Hammock Park (+ 330
feet south of the subject site) with approvals for gasoline service station use. Based on the
absence of an inventory, staff cannot determine there is a demand for the proposed use. (Note:
The approval of a gasoline service station at the subject location would require the approval of a
waiver separation due to its location within 500 ft. of an existing gas station.)
The demand analysis for the truck leasing facility is based on inbound and outbound population
movement trends, market supply within five and ten miles of the subject site, and population and
residential growth. A significant portion of the market area is within the Rural Fringe Mixed Use
District (RFMUD), which is limited to 1 Rural Village in the Belle Meade Receiving Lands at a
maximum density of 3 DU/A and at a maximum size of 2,500 acres with the use of Transfer of
Development Rights (or 7,500 DUs). The analysis erroneously assumes a Village in the South
Belle Meade Receiving Area comprising 8,320 acres yielding an estimated 22,131 DUs versus
the maximum allowed of 2,500 acres yielding a maximum of 7,500 DUs. This error resulted in an
overcount of 14,631 DUs. Based on the absence of an inventory and the discrepancy in
population/household data, staff cannot determine there is a demand for the proposed use.
The firm of Real Estate Econometrics, Inc. also prepared a low-rise condominium and rental
apartment market study for the proposed project. The firm established an unusually large Market
Area of approximately 317 square miles that encompasses the entire coastal Urban area less
Goodland; the entire City of Naples; three of the four Receiving Areas in the Rural Fringe Mixed
Use District (RFMUD); roughly one-half of the Rural Golden Gate Estates; and 80-90% of the
RFMUD Sending Lands. The Market Area is generally bounded: on the north by a line from
Wiggins Pass easterly to Palmetto Ridge High School (PRHS); on the east by a line from PRHS
to the east side of Collier Seminole State Park (CSSP), on the south by a line from CSSP to the
south end of Keewaydin; and on the west by the Gulf of Mexico. This market area encompasses
about 77% of the population in Collier County (291,000).
The demand analysis for low-rise condominium development is based on current annual
condominium starts and closings through year 2028. However, the petitioner did not provide an
inventory of the existing zoned and/or designated parcels within the Market Area that could
develop with low-rise condominium units. While staff can generally agree with the petitioner that
adding the 303 for-sale condominium units, especially with an affordable component, would not
likely have an adverse effect on the overall condominium supply in the County, staff cannot
determine there is a need for more lands designated on the FLUM to allow more high density
residential development. It should be noted that residential condominium development is
expected in growing areas of the County on lands already zoned and/or designated for residential
use.
The demand analysis for potential rental apartment development is based on population
projections for renter households by year 2025 with targeted household incomes up to the
$120,000 income range. The study findings conclude there is a demand for 303 rental housing
9.A.1.a
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units to provide a diversity of housing options, particularly market-rate workforce housing. The
consultant determined that the total supply of rental units will not be adversely affected by adding
the proposed 303 rental units to the inventory.
Based on the information provided in the petitioner’s market study, staff finds many of the
conclusions reached for countywide rentals are reasonable. However, staff questioned the
selected boundaries for this site specific GMPA, but the petitioner did not provide an explanation
as to how or why the project boundaries were chosen.
Environmental Impacts:
The project site consists of 0.40 acres of native vegetation. The preservation will be met either
through on-site preservation of 0.40 acres or by a monetary donation, utilizing the off-site
mitigation alternative in accordance with LDC Section 3.05.07 H.1.f.vi. The property contains an
active bald eagle’s nest which will require a bald eagle management plan as part of the review for
the site development plan and/or plat. Staff has found this project to be consistent with the
Conservation & Coastal Management Element (CCME).
Public Facilities Impacts:
The project is located within the regional potable water service area and the south wastewater
service area of the Collier County Water-Sewer District (CCWSD). Water and wastewater
services are readily available via existing infrastructure within the adjacent Collier Boulevard right-
of-way along the west side of the property. Sufficient water and wastewater treatment capacities
are available.
Transportation Impacts:
Staff reviewed the applicant’s November 27, 2021, Traffic Impact Statement for consistency with
Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the then
applicable 2020 Annual Update and Inventory Reports (AUIR) and the current 2021 AUIR.
According to the TIS provided with this petition, the proposal includes a maximum of 303 multi-
family residential dwelling units, 70,000 square feet of gross commercial floor area, 85,000 square
feet of mini-warehouse and 40 rental trucks. The TIS provided indicated a current zoning
development scenario that is based on the approved plans for “Amerimed Center”, dated March
of 2006. The Amerimed Center consisted of 189,500 square feet of Commercial C-4 uses. Staff
evaluated the TIS and agrees that this scenario presents a reasonable trip count based on existing
zoning designation. The proposed new mixed-use development represents a potential (161)
reduction in the number of PM peak hour trips. Specifically, the TIS indicates that the proposed
development will generate +/-493 two-way PM peak hour net trips on the adjacent road network.
According to the current 2021 AUIR, Collier Boulevard (CR 951) from Davis Boulevard to
Rattlesnake Hammock Road has a current service volume of 3,000 and a remaining capacity of
approximately 417 north bound trips and is currently operating at LOS “D”. There is a projected
trip bank expected deficiency in 2031(1). Rattlesnake Hammock Road from Collier Boulevard to
Santa Barbara Boulevard has a current service volume of 2,900 and a remaining capacity of
approximately 1,949 west bound trips and is currently operating at a LOS “B”.
(1) Staff notes that Collier Boulevard from Davis to Green Boulevard are in the 5-year work program as funded
design-build improvements which include improvements to the I-75 interchange and the 6-lane expansion of
the remaining 4-lane portion of Collier Boulevard. It is anticipated that these improvements will improve the
capacity of Collier Boulevard noted above and adjacent to the proposed development.
Based on the information in the TIS provided with this petition the subject links noted above have
sufficient capacity to accommodate the project within the 5-year planning period. Therefore,
9.A.1.a
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Transportation planning staff finds the petition in compliance with the GMP and recommends
approval.
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.:
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.
9.A.1.a
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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.
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:
A Neighborhood Information Meeting (NIM), was duly advertised, noticed, and held on October
14, 2021, 5:30 p.m. at the Collier County South Regional Library, 8065 Lely Cultural Parkway,
Naples, FL 34113. This NIM was advertised, noticed, and held jointly for this small scale GMP
amendment and the companion Planned Unit Development rezone (PUDZ) petition.
The applicant’s team provided introductions and gave an overview of the project. At the
conclusion of the PowerPoint presentation there was an opportunity for questions. The public
asked questions about the likely development scenario on the site, proposed commercial uses,
and proposed type of residential units; the applicant responded that the site would likely be
developed with 303 multi-family rental apartment units, and the rezoning petition would also allow
commercial uses generally consistent with C-4 zoning district, specifically mentioning gasoline
service station use, self-storage, and truck rental use. There was a total of three members of the
public that attended in person and the meeting concluded at approximately 6:00 p.m.
A copy of the NIM summary and related documents are included in the back-up materials.
9.A.1.a
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FINDING AND CONCLUSIONS:
• There are no unacceptable environmental impacts resulting from this petition.
• No historic or archaeological sites are affected by this amendment.
• Transportation Planning staff finds this petition to be consistent with Transportation
Element Policy 5.1 regarding traffic impacts to the abutting segments of Collier Boulevard.
• There are no utility-related concerns caused by this petition.
• There are no concerns regarding impacts on other infrastructure components.
• The petitioner’s market demand analysis concludes there is a demand for the proposed
rental apartments, low-rise condominiums, gasoline service station, and truck leasing in
their market areas. However, staff disagrees with these conclusions as the market studies
do not include a comparative analysis of other potential sites within the market area that
may be more appropriate to accommodate the proposed uses.
• The gasoline service station and truck leasing uses are not consistent with a prior rezoning
action (Ord. No. 14-28) nor with the vision of the East Naples Community Development
Plan.
• Based upon surrounding property approvals and development a density greater than 2.5
DU/A appears justified if the density provides a transition to address compatibility with the
undeveloped parcels located north and east of the site; and, affordable housing in the
>50% - <100% AMI range is provided to meet the rental housing affordability need or
affordable housing in >80% - <140% AMI range is provided to meet the owner-occupied
housing affordability need in the community.
• The proposed density of 16 DU/A is significantly higher than the maximum density of 2.5
DU/A allowed by the FLUE.
• The proposed density of 16 DU/A is greater than, and may be considered out of character
with, the density of abutting and nearby properties.
• Interconnection points with adjoining neighborhoods or other developments regardless of
land use type are encouraged by FLUE Policy 7.3. The companion MPUD Master Plan
identifies a future connection from the subject site to the south (Good Turn PUD), but a
future interconnection to the north (undeveloped, 9.24-acre tract) is not provided; the
MPUD Master Plan should be revised to include this interconnection.
• There is a proposed County-initiated GMP amendment and companion LDC amendment
to allow a maximum density of 25 DU/A in Activity Centers when providing housing that is
affordable. The subject GMP amendment is requesting market rate units only and does
not comply with the provisions of the proposed County-initiated amendments.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW:
This project requires Environmental Advisory Council (EAC) review, as the project meets the EAC
scope of land development project reviews as identified in Section 2-1193 of the Collier County
Codes of Laws and Ordinances. Specifically, the project is within the 330 and 660-foot bald eagle
nest protection zones. Environmental Services staff recommends approval of the proposed
petition.
LEGAL REVIEW:
This Staff Report was reviewed by the County Attorney’s Office on May 11, 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, Florida Statutes. [HFAC]
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition PL20210001104
to the Board of County Commissioners with a recommendation of denial.
9.A.1.a
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As an alternative, staff recommends that the Collier County Planning Commission forward Petition
PL20210001104 to the Board of County Commissioners with a recommendation to approve for
adoption and transmittal to the Florida Department of Economic Opportunity and other statutorily
required review agencies, subject to: 1) providing eighteen (18) TDR Credits; 2) providing 20% of
the total rental units (60 of 303 DUs) in the “Low” affordable housing category (>50% – <80% of
the AMI) and providing 10% of the total rental units (30 of 303) in the “Moderate” affordable
housing category, at a maximum of 100% of the AMI; 3) providing 20% of the total owner-occupied
units (60 of 303 DUs) in the “Moderate” affordable housing category (>80% – <120% of the AMI)
and providing 10% of the total owner-occupied units (30 of 303) in the “Gap” affordable housing
category (>120% - <140% of the AMI); 4) prohibiting in the FLUE text (and PUDZ) gasoline service
station use and truck leasing use; and 5) modifying the MPUD Master Plan to provide a future
interconnection from the subject site to the north.
9.A.1.a
Packet Pg. 22 Attachment: CCPC Staff Report_Amerisite_FNL (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.b
Packet Pg. 23 Attachment: Ordinance & Exhibit A - 042822 (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.b
Packet Pg. 24 Attachment: Ordinance & Exhibit A - 042822 (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.b
Packet Pg. 25 Attachment: Ordinance & Exhibit A - 042822 (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
PL20210001104
Page 1 of 3
Words underlined are added; words struck-through are deletions
04.28.22 mrm
EXHIBIT A
FUTURE LAND USE ELEMENT
FUTURE LAND USE ELEMENT [Page 26]
DESCRIPTION SECTION
*** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** ***
I. URBAN DESIGNATION [Page 28]
*** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** ***
C. Urban Commercial District [Page 62]
*** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** ***
1. Mixed Use Activity Center Subdistrict
*** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** ***
Master Planned Activity Centers [Page 65]
*** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** ***
2. The allowable land uses for a Master Planned Activity Center shall be the
same as for other designated Activity Centers; however, a Master Planned
Activity Center encompassing the majority of the property in two or more
quadrants shall be afforded the flexibility to redistribute a part or all of the
allocation from one quadrant to another, to the extent of the unified control.
The maximum amount of commercial uses allowed at Activity Center # 3
(Immokalee Road and Collier Boulevard) is 40 acres per quadrant for a total
of 160 acres maximum in the entire Activity Center; the balance of the land
area shall be limited to non-commercial uses as allowed in Mixed Use Activity
Centers.
The maximum amount of commercial uses allowed at Activity Center #7
(Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant,
except that the northeast quadrant may have a total of 68.3 acres and the
southeast quadrant may have a total of 49.2 acres, for a total of 197.5 acres
maximum in the entire Activity Center; the balance of the land area shall be
limited to non-commercial uses as allowed in Mixed Use Activity Centers.
Multi-family (apartment) uses shall also be permitted in the northeast quadrant
within the Hammock Park MPUD and the Amerisite CB MPUD. The multi-
family uses and shall be limited to a total of up to 265 multi-family (apartment)
dwelling units for the Hammock Park MPUD and 303 multi-family (apartment
or owner-occupied) dwelling units for the Amerisite CB MPUD. The addition
of the 9.3 acres to the northeast quadrant of the Activity center shall not be
9.A.1.b
Packet Pg. 26 Attachment: Ordinance & Exhibit A - 042822 (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
PL20210001104
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04.28.22 mrm
the basis for adjacent parcels to be rezoned to commercial pursuant the Office
and Infill Commercial Subdistrict. With respect to the +/- 19 acres in the
northeast quadrant of Activity Center #7, said acreage lying adjacent to the
east of the Hammock Park MPUD, commercial development (exclusive of the
allowed “1/4 mile support medical uses”) shall be limited to a total of 185,000
square feet of the following uses: personal indoor self-storage facilities – this
use shall occupy no greater than 50% of the total (185,000) building square
feet; offices for various contractor/builder construction trade specialists
inclusive of the offices of related professional disciplines and services that
typically serve those construction businesses or otherwise assist in facilitating
elements of a building and related infrastructure, including but not limited to
architects, engineers, land surveyors and attorneys – these offices of related
professional disciplines and services shall occupy no greater than 50% of the
total (185,000) building square feet; warehouse space for various
contractor/builder construction trades occupants; mortgage and land title
companies; related businesses including but not limited to lumber and other
building materials dealers, paint, glass, and wallpaper stores, garden supply
stores – all as accessory uses only, accessory to offices for various
contractor/builder construction trade specialists or accessory to warehouse
space for various contractor/builder construction trades occupants;
management associations of various types of buildings or provision of
services to buildings/properties; and, fitness centers. With respect to the
Amerisite CB MPUD, commercial development (shopping center) shall be
limited to 70,000 sq. ft., self-storage (mini warehouse) will be limited to 85,000
sq. ft., and truck rental will be limited to 40 trucks.
9.A.1.b
Packet Pg. 27 Attachment: Ordinance & Exhibit A - 042822 (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
PL20210001104
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04.28.22 mrm
9.A.1.b
Packet Pg. 28 Attachment: Ordinance & Exhibit A - 042822 (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.cPacket Pg. 29Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 30Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 31Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 32Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 33Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 34Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 35Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 36Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 37Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
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9.A.1.cPacket Pg. 172Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 173Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 174Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 175Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 176Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 177Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 178Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 179Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 180Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 181Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 182Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 183Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 184Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 185Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 186Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 187Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 188Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 189Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 190Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 191Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 192Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 193Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 194Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 195Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 196Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 197Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 198Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 199Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 200Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 201Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 202Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 203Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 204Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 205Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 206Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 207Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 208Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 209Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 210Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 211Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 212Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 213Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 214Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 215Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 216Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 217Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 218Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 219Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 220Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 221Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 222Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 223Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 224Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 225Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 226Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 227Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 228Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 229Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 230Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 231Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 232Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 233Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 234Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 235Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 236Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 237Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 238Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 239Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 240Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 241Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 242Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 243Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 244Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 245Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 246Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 247Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 248Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 249Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 250Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 251Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 252Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 253Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 254Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 255Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 256Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 257Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 258Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 259Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 260Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 261Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 262Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 263Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 264Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 265Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 266Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 267Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 268Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 269Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 270Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 271Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 272Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 273Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 274Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 275Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 276Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 277Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 278Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 279Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 280Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 281Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 282Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 283Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 284Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 285Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 286Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 287Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
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Packet Pg. 288 Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-
9.A.1.cPacket Pg. 289Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 290Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 291Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
9.A.1.cPacket Pg. 292Attachment: Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL-20210001104) (22207 : PL202100001104Mixed
Collier County Housing Demand Model - 2021
Housing Demand Methodology Approved by the Collier County Board of County Commissioners 2/27/2018 (Item 11A)
Methodology: Goal of Reducing Housing Cost Burden 1%/Year + Accommodate Yearly Population Growth - Existing Supply = Units Needed Yearly by Income Level
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Unit Type Income Target
Household
Income Level
(% of Median
Income)
Max
Household
Income
(3-Person
household)
Max Rent or Purchase
Price (mortgage)
(HUD 2021)
Existing
Home
Inventory
(April 2021)
Existing
Approved
Units (April
2021)
Schimberg Cost
Burdened
Households
(2021 Est.)
New Units
Needed in
Order to
Lower Cost
Burdened
by 1%
(Yearly)
New Units
Needed for
2021
Population
Growth
(in
households)
Total New
Affordable
Units Needed
Per Year
(1% reduction
in Cost Burden
+Population
Growth)
Available
Supply of
Units for
Purchase
(April
2021)
Available
Supply of
Units for
Rent (April
2021)
Remaining New
Affordable Units
Needed (yearly)
Rental Extremely Low Less than 30% $ 22,800 $ 570 n/a 382 13711 343 218 561 0 25 536
Rental Very Low 31-50% $ 37,950 $ 948 n/a 743 13002 325 248 573 0 7 566
Owner or Rental Low 51-80% $ 60,750 $1519(r) / $189,000 (p) 47,034 6,667 15,954 399 388 787 115 172 500
Owner Moderate 81-120% $ 91,080 $2,277/$338,000 68,375 5,236 11,014 275 436 711 196 367 148
Owner Gap 121-140% $ 106,260 $2,657/$407,000 19,465 0 5,872 147 212 359 112 0 247
Sub Total 134,874 13,028 59,553 1,489 1,502 2,991 423 571 1997
Market Market >140% >$106,260 >$407,000 67,204 5693 142 851 993 976 n/a n/a
TOTAL 202,078 65,246 1,631 2,353 3,984 1,399 571 n/a
9.A.1.d
Packet Pg. 293 Attachment: Collier County Housing Demand Model 2021 (22207 : PL202100001104Mixed Use Activity #7
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IMMOKALEE RD
SANTA BARBARA BLVDI-75I-75LOGAN BLVDGO LDEN GATE P KWY
COLLIER BLVDTAMIAMITRAILE
RANDALL BLVD
RATTLESNAKE HAMMOCK RD
COLLIER BLVD10
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GOLDEN GATE BLVD EVANDERBILT DR9TH ST NAIRPORT PULLING RD NCORKSCREW RDB
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64
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67
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GIS MAPPING: BETH YANG, AICPOPERATIONS DEPT./GMDFILE: COLLIER APARTMENTS.MXDDATE: 08/2019
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LAKE TRAFFORD RD SR29NIMMOKALEERDMAIN ST
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0 2 4 61Miles
(Data Source: Best available data from Growth Management Department & Public Services Department as of 08/19)
C O L L I E R C O U N T Y R E N T A L A P A R T M E N T I N V E N T O R YCOLLIER C O U N T Y R E N T A L A P A R T M E N T I N V E N T O R Y
GULFOFMEXI
COIMMOKALEE INSET MAP
LEE COUNTY LINE
LEGEND
COLLIER COUNTY EXISTING/BUILT RENTAL APARTMENT!(COLLIER COUNTY RENTAL APARTMENT IN PROCESS!(
M ap ID N ame Addre s s City Units1Bear Cre e k 2367 Bear Cre e k Dr Naple s 1202Belvedere260 Qua il Fore st Blvd Naple s 1623Berkshire Re serve 3536 Winifre dRow Ln Naple s 1464Bermuda Island 3320 Bermuda Isle Cir Naple s 3605Brittany Ba y I & II 14815 Triangle Bay Dr Naple s 3926Bryn Mawr 7701 Da vis Blvd Naple s 2407College P a rk 6450 Colle ge pa rk cir Naple s 2108Coral P a lms 4539 Cora l P la ms Ln Naple s 2889Goodlette Arms 950 Goodle tte -Fra nk Rd N Naple s 25010Heritage -Me rSoleil 4250 Je ffe rson Ln Naple s 32011Heron P a rk - P oint a t Na ple s 2155 Gre a t Blue Dr Naple s 24812Ibis Club 8210 Ibis c lub Dr Naple s 13413Jasmine Ca y 100 Ja smine Cir Naple s 7214La Costa 3105 La Costa Cir Naple s 27615Laguna Bay 2602 Fountain Vie w cir Naple s 36316Malibu Lake s 2115 Ma libu La ke s c ir Naple s 35617Meadow Lakes 6472 Radio Rd Naple s 25218Naples 701 3531 P lanta tion Way Naple s 18819Naples P la c e I-III 4544 Sunse t Rd Naple s 16020Noah's la nding 10555 Noa hs Cir Naple s 26421Northgate Club 4300 Atoll CT Naple s 12022Oasis -Arbor Wa lk 2277 Arbour Wa lk Cir Naple s 21623Ospreys landing 100 Ospre ys La nding Naple s 17624Meadow Brook P rese rve - Turtle Creek 1130 Turtle Cre e k Blvd Naple s 26825River Reac h 2000 Rive r Re a c h Dr Naple s 55626Sabal Ke y 1600 Wellsley Cir Naple s 20027Saddlebrook Village 8685 Sa ddle brook Cir Naple s 14028San marino-Aventine 9300 Ma rino Cir Naple s 35029Shadowood P a rk 6475 Se a Wolf Ct Naple s 9630Somerset P alms - Arbor Vie w 15995 Arbor Vie w Blvd Naple s 16831Summer La ke s I 5520 Jonquil Ln Naple s 14032Summer La ke s II 5600 Jonquil Cir Naple s 27633Summer Wind-Arium Gulfshore 5301 Summe rwind Dr Naple s 36834Tuscan Isle 8680 Weir Dr Naple s 29835Villas of Capri 7725 Ta ra Cir Naple s 23536Waverley P la c e 5300 He mingway Ln Naple s 30037Whistler's Cove 11400 Whistle rs Cove Blvd Naple s 24038Whlstler's Green 4700 Whistle rs Gre e n Cir Naple s 16839Windsong Club 11086 Windsong Cir Naple s 12040Aster Lely Resort 8120 Ac a c ia ST Naple s 30841Sierra Gra nde 6975 Sie rra Club c ir Naple s 27042Collier Housing Alternative s 4211 Thoma sson Dr Naple s 1043George Wa shington Ca rve r Apt 350 10th St N Naple s 17644Housing Alternatives Of Sw Florida 3401 21st Ave Sw Naple s 1245Leawood Lakes 474 Le a swood Cir Naple s 4246Orchild Run 10991 Lost La ke Dr Naple s 28247Gorden Rive r 1400 5th Ave N Naple s 9648Crestview P a rk 2903 La ke Tra fford Rd Immoka lee 20849Crestview P a rk II 715 Cre stvie w Dr Immoka lee 9650Cypress Run 550 Hope Cir Immoka lee 4051Eden Gardens II 1375 Boxwood Dr Immoka lee 4152Farm Worker Villa ge 1800 Fa rm Worke r Wa y Immoka lee 36553Garden Lake Apts 1022 Garde n La ke Cir Immoka lee 6654Heritage Villas Of Immoka le e Ltd 1109 Hickoc k Ln Immoka lee 4155Immokalee Apts 601 W De la ware Ave Immoka lee 10056Oakhaven580 Oa kha ve n Circ le Immoka lee 16057Sanders P ines 2449 Sa nde rs P ine s Cir Immoka lee 4058So Villas Immoka le e 1802 Custe r Ave Immoka lee 3559Summer Gle n 1012 Summe r Glen Blvd Immoka lee 4660Timber Ridge of Immokale e 2711 Wilton Ct Immoka lee 3461Willowbrook P la c e 1836 Ash Ln Immoka lee 4262Inspira at Lely Re sort 7425 Inspira Cir Naple s 30463Milano Lake s 3713 Milano La ke s Cir Naple s 296TOTAL12,346
COLLIER COUN TY EXISTIN G/B UILT R EN TAL APAR TM EN T
M ap ID N ame Parce l#City Units64Springs at Sa bal Bay 71750000402 Naple s 34065Ave Maria Apartment 227004009 Naple s 25066Briarwood Apartme nt 24767504003 Naple s 32067Legacy Na ples New Hope Ministrie s 399760006 Naple s 30468Addison P lace & Addison P la ce Expa nsion 188360002 Naple s 29469Pine Ridge Commons 240280606 Naple s 37570I-75/Alligator Alley P UD 21968000121 Naple s 42571Courthouse Shadows P UD 28750000523 Naple s 30072Livingston Rd/GG P a rkway Reside ntial Subdistrict 38100120001 Naple s 38273Allura RP UD 150280000 Naple s 30474Hammock P a rk 416720000 Naple s 26575Vanderbilt Commons 79271800044 Naple s 5276Alligator Alley Apa rtments a t Na ples 21968001120 Naple s 32077Pelican Apartme nts 192360001 Naple s 400TOTAL4,331
COLLIER COUN TY RENTAL APAR TM EN T IN PROCESS
9.A.1.e
Packet Pg. 294 Attachment: Collier Apartments_0819 (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.fPacket Pg. 295Attachment: Ord. No. 14-28, C-4 Commercial Zoning (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.fPacket Pg. 296Attachment: Ord. No. 14-28, C-4 Commercial Zoning (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.fPacket Pg. 297Attachment: Ord. No. 14-28, C-4 Commercial Zoning (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.fPacket Pg. 298Attachment: Ord. No. 14-28, C-4 Commercial Zoning (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.fPacket Pg. 299Attachment: Ord. No. 14-28, C-4 Commercial Zoning (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.fPacket Pg. 300Attachment: Ord. No. 14-28, C-4 Commercial Zoning (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.fPacket Pg. 301Attachment: Ord. No. 14-28, C-4 Commercial Zoning (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.fPacket Pg. 302Attachment: Ord. No. 14-28, C-4 Commercial Zoning (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.fPacket Pg. 303Attachment: Ord. No. 14-28, C-4 Commercial Zoning (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.gPacket Pg. 304Attachment: Ord. No. 14-152, CU for Self Storage (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.gPacket Pg. 305Attachment: Ord. No. 14-152, CU for Self Storage (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.gPacket Pg. 306Attachment: Ord. No. 14-152, CU for Self Storage (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.gPacket Pg. 307Attachment: Ord. No. 14-152, CU for Self Storage (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
9.A.1.gPacket Pg. 308Attachment: Ord. No. 14-152, CU for Self Storage (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
East Naples Community Development Plan Boundary
9.A.1.h
Packet Pg. 309 Attachment: East Naples Community Development Plan Boundary (22207 : PL202100001104Mixed Use Activity #7 (GMPA))
06/02/2022
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.2
Item Summary: PL20210001103 - AmeriSite CB MPUD (PUDZ) - An Ordinance of the Board of
County Commissioners of Collier County, Florida 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 the General Commercial (C-
4) Zoning District to a Mixed Use Planned Unit Development (MPUD) Zoning District for the project to
be known as the AmeriSite CB MPUD, to allow construction of a maximum of 303 multifamily dwelling
units, up to 70,000 square feet of commercial shopping center uses, up to 85,000 square feet of mini -
warehouse self-storage uses and up to 40 trucks for lease. The subject property is located on the east side
of Collier Boulevard, approximately 1000 feet north of Rattlesnake Hammock Road and Collier
Boulevard, in Section 14, Township 50 South, Range 26 East, Collier County, Florida, consisting of
18.95± acres; providing for repeal of Resolution No. 14-152, a conditional use for indoor self storage and
Ordinance No. 14-28, a rezone to General Commercial (C-4); and by providing an effective date.
(Companion item PL20210001104) [Coordinator: Timothy Finn, AICP, Principal Planner]
Meeting Date: 06/02/2022
Prepared by:
Title: – Zoning
Name: Tim Finn
04/25/2022 1:53 PM
Submitted by:
Title: – Zoning
Name: Mike Bosi
04/25/2022 1:53 PM
Approved By:
Review:
Planning Commission Diane Lynch Review item Completed 04/29/2022 7:08 PM
Zoning Ray Bellows Additional Reviewer Completed 05/02/2022 11:58 AM
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed 05/03/2022 11:34 AM
Zoning Mike Bosi Zoning Director Review Completed 05/03/2022 2:38 PM
Growth Management Department James C French GMD Deputy Dept Head Completed 05/05/2022 1:38 PM
Planning Commission Ray Bellows Meeting Pending 06/02/2022 9:00 AM
9.A.2
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STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: JUNE 2, 2022
SUBJECT: PUDZ-PL20210001103; AMERISITE CB MPUD
COMPANION ITEM: PL20210001104; MIXED USE ACTIVITY
CENTER #7 (GMPA)
__________________________________________________________________________
OWNER/AGENTS:
Owner/Applicant:
Peter Sulick, MGRM
Amerisite, LLC
1801 Gulfshore Blvd. N., #803
Naples, FL 34102
Agents:
Robert J. Mulhere, FAICP, President Richard D. Yovanovich, Esq.
Paula N.C. McMichael, AICP Coleman, Yovanovich & Koester, P.A.
Hole Montes, Inc. 4001 Tamiami Trail North, Suite 300
950 Encore Way Naples, FL 34103
Naples, FL 34110
REQUESTED ACTION:
The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an
application to rezone property from the General Commercial (C-4) Zoning District to a Mixed-Use
Planned Unit Development (MPUD) Zoning District for the project to be known as Amerisite CB
MPUD, to allow construction of a maximum of 303 multi-family dwelling units, up to 70,000 square
feet of commercial shopping center uses, up to 85,000 square feet of mini-warehouse self-storage
uses and up to 40 trucks for lease. The subject property is comprised of three parcels and is owned
by Amerisite LLC.
9.A.2.a
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GEOGRAPHIC LOCATION:
The subject property is located on the east side of Collier Boulevard, approximately 1000 feet
north of Rattlesnake Hammock Road and Collier Boulevard, in Section 14, Township 50 South,
Range 26 East, Collier County, Florida, consisting of 18.95+/- acres (see location map on page 2).
PURPOSE/DESCRIPTION OF PROJECT:
The MPUD rezone and the companion GMPA seek to maintain the uses permitted by the existing C-4
district and add truck rental and leasing, a gas station, and to permit 303 multi -family residential
dwelling units.
Intentionally blank
9.A.2.a
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SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses, zoning classifications, and maximum
approved densities for properties surrounding boundaries of AmeriSite CB MPUD:
North:
Undeveloped land with a zoning designation of Agricultural (A) District
East: Developed with Florida Power & Light (FPL) utilities with a zoning
designation of Agricultural (A) District
South: Undeveloped land with a zoning designation of Good Turn Center MPUD
which is approved for commercial uses and a skilled nursing care facility
West: Collier Boulevard, a six-lane arterial roadway, and then developed with
commercial and a golf course with a current zoning designation of Naples
Country Club (1.67 DU/AC) which is approved for residential, golf course, and
commercial, commercial, and office uses
Aerial Photo (Hole Montes, Inc.)
9.A.2.a
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Revised: April 26, 2022
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The subject +18.95-acre site is designated Urban, Urban
Commercial District, Mixed Use Activity Center Subdistrict (MUAC #7 – Rattlesnake Hammock
Road and Collier Boulevard) and is also within the Urban Residential Fringe Subdistrict on the
Future Land Use Map; and zoned C-4 (General Commercial) with use limitations (Ord. No. 2014-
28). The MUAC allows the full array of commercial uses (C-1 thru C-5), and the URF allows an
eligible base density of 1.5 dwelling units per acre (28 dwelling units) and a maximum density of
2.5 dwelling units per acre (48 dwelling units) with the acquisition and redemption of Transfer of
Development Rights Credits.
The applicant is requesting approval of up to 303 multi-family (apartment or owner-occupied)
dwelling units (16 DU/A). Additionally, the applicant is requesting to expand the commercial uses
currently allowed on the Amerisite parcels to include gasoline service station (prohibited by Ord.
No. 2014-28) and truck rental with up to forty trucks.
The proposed density is inconsistent with the Growth Management Plan (GMP). The two
commercial uses noted above are consistent with uses allowed in the Mixed-Use Activity Center.
However, the Board of County Commissioners accepted the East Naples Community Development
Plan (ENCDP) in October 2020, which identifies gasoline service station use and outdoor storage
uses (i.e., forty trucks) as undesirable uses.
There is a companion Growth Management Plan Amendment (GMPA) petition, PL20210001104,
that provides for the requested density. Therefore, the MPUD may only be found consistent with
the GMP if the GMPA is approved and becomes effective.
Regarding the ENCDP, the CCPC and BCC may determine the appropriateness of the requested
uses which are not consistent with the vision expressed in that Plan.
Transportation Element: : In evaluating this project, staff reviewed the applicant’s November
27, 2021, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element
of the Growth Management Plan (GMP) using the then applicable 2020 Annual Update and
Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states;
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element
(FLUE) affecting the overall countywide density or intensity of permissible development,
with consideration of their impact on the overall County transportation system, and shall
not approve any petition or application that would directly access a deficient roadway
segment as identified in the current AUIR or if it impacts an adjacent roadway segment that
is deficient as identified in the current AUIR, or which significantly impacts a roadway
9.A.2.a
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segment or adjacent roadway segment that is currently operating and/or is projected to
operate below an adopted Level of Service Standard within the five year AUIR planning
period, unless specific mitigating stipulations are also approved. A petition or application
has significant impacts if the traffic impact statement reveals that any of the following
occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal
to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links, the project traffic is considered to be significant up to the point where
it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project’s
significant impacts on all roadways.”
Staff finding: According to the PUD provided with the proposed rezoning the applicant is
requesting a maximum of 303 multi-family residential dwelling units, 70,000 square feet of gross
commercial floor area, 85,000 square feet of mini-warehouse and forty rental trucks. The TIS
provided indicated a current zoning development scenario that is based on the approved plans for
“Amerimed Center,” dated March of 2006. The Amerimed Center consisted of 189,500 square feet
of Commercial C-4 uses. Staff evaluated the TIS and agrees that this scenario present a reasonable
trip count based on existing zoning designation. The proposed new mixed-use development
represents a potential (161) reduction in the number of PM peak hour trips . Specifically, the TIS
indicates that the proposed development will generate approximately +/-493 two-way PM peak
hour net trips on the adjacent road network.
According to the current 2021 AUIR, Collier Boulevard (CR 951) from Davis Boulevard to
Rattlesnake Hammock Road has a current service volume of 3,000 and a remaining capacity of
approximately 417 north bound trips and is currently operating at LOS “D”. There is a projected
trip bank expected deficiency in 2031(1). Rattlesnake Hammock Road from Collier Boulevard to
Santa Barbara Boulevard has a current service volume of 2,900 and a remaining capacity of
approximately 1,949 west bound trips and is currently operating at a LOS “B”.
1. Staff notes that Collier Boulevard from Davis to Green Boulevard are in the 5-year work
program as funded design-build improvements which include improvements to the I-75
interchange and the six expansion of the remaining 4-lane portion of Collier Boulevard. It
is anticipated that these improvements will improve the capacity of Collier Boulevard
noted above and adjacent to the proposed development.
Based on the information in the TIS provided with this petition the subject links noted above have
sufficient capacity to accommodate the project within the 5-year planning period. Therefore,
Transportation planning staff finds the petition in compliance with the GMP and recommends
approval.
Conservation and Coastal Management Element (CCME): Environmental review staff has
found this project to be consistent with the Conservation & Coastal Management Element
9.A.2.a
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(CCME). The project site consists of .40 acres of native vegetation. A minimum of 0.40 acres of
preservation will be provided either through on-site preservation of the native vegetation or
through an off-site mitigation payment.
GMP Conclusion: The proposed PUD is inconsistent with the GMP, unless the Board approves
the companion GMPA first or concurrent with the PUD and the uses and intensities align.
STAFF ANALYSIS:
Applications to rezone to or to amend MPUDs shall be in the form of a MPUD Master Plan of
development, along with a list of permitted and accessory uses and a development standards table.
The MPUD application shall also include a list of developer commitments and any proposed
deviations from the LDC. Staff has completed a comprehensive evaluation of this land use petition,
including the criteria upon which a recommendation must be based, specifically noted in LDC
Section 10.02.13.B.5, Planning Commission Recommendation (commonly referred to as the “PUD
Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report
(referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s
recommendation. The CCPC uses the aforementioned criteria as the basis for its recommendation
to the Board, who in turn use the criteria to support their action on the rezoning or amendment
request. An evaluation relative to these subsections is discussed below, under the heading “Zoning
Services Analysis.” In addition, staff offers the following analyses:
Environmental Review: Environmental Planning staff has reviewed the PUDZ petition to address
environmental concerns. The PUD preserve requirement is 0.40 acres, which meets the minimum
preservation requirement. The preservation will be met either through on-site preservation of 0.40
acres or by a monetary donation, utilizing the off-site mitigation alternative in accordance with
LDC Section 3.05.07 H.1.f.vi. The property contains an active bald eagle’s nest which will require
a bald eagle management plan as part of the review for the site development plan and/or plat.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance
with the GMP and recommends approval.
Utilities Review: The project lies within the regional potable water service area and the south
wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and
wastewater services are readily available via existing infrastructure within the adjacent Collier
Boulevard right-of-way along the west side of the property. Sufficient water and wastewater
treatment capacities are available.
Adequate downstream wastewater system capacity must be confirmed at the time of development
permit (SDP or PPL) review through a thorough engineering analysis, which will be discussed at
a mandatory pre-submittal conference with representatives from the Public Utilities Engineering
and Project Management Division and the Growth Management Development Review Division.
Any improvements to the Collier County Water-Sewer District’s wastewater transmission system
necessary to provide sufficient capacity to serve the project will be the responsibility of the
owner/developer and will be conveyed to the Collier County Water-Sewer District at no cost to
the County at the time of utilities acceptance.
9.A.2.a
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Landscape Review: Staff has reviewed the petition for compliance with the LDC and recommends
approval of this project. The buffer types labeled on the Master Plan are consistent with the Land
Development Code.
Stormwater Review: Stormwater staff has reviewed the petition for compliance with the GMP and
the LDC and recommends approval of this project.
Zoning Services Review: The property was previously zoned C-3 (parcel 00418200007) and C-5
(parcels 00418600001 and 00417720009) and were collectively rezoned to C-4 in 2014 via
Ordinance 14-28. The property was also subject to a GMPA to reconfigure the boundary and
increase the size of the northeast quadrant of Activity Center #7 by 9.24 acres, subsequently
including the entire property within the Activity Center #7 (Ordinance 2014-27). In 2014, the
property was also approved for a Conditional Use to allow for indoor air-conditioned self-storage
buildings (Resolution 2014-152). The Conditional Use has not yet been developed. The 19-acre
property is zoned C-4, and allows for a variety of general commercial uses, along with the
approved conditional use for an indoor air-conditioned self-storage facility. The proposed PUD
rezone seeks to permit a mix of multi-family residential and commercial uses. The property is
located within Mixed Use Activity Center #7, which is comprised of approximately 197.5 acres
around the intersection of C.R. 951 and Rattlesnake Hammock Road.
Activity Center #7 includes a variety of Planned Unit Developments (PUDs) that allow for various
uses that include commercial, hotel, office, residential, and assisted living facilities. The adjacent
zoning to the south, The Good Turn Center MPUD, permits up to 100,000 square feet of
commercial land uses and skilled nursing care facilities with a maximum of two hundred units (21
dwelling units per acre). The Hammock Park MPUD, located south of The Good Turn MPUD at
the intersection of C.R 951 and Rattlesnake Hammock Road, permits a mix of commercial uses
and up to 265 multi-family dwelling units. The Hacienda Lakes MPUD is a 2,262-acre project
located at the southeast corner of C.R. 951 and Rattlesnake Hammock Road and extends east of
the subject property. The Hacienda Lakes MPUD permits up to 327,500 square feet of retail
commercial area, 70,000 square feet of business park or education facility, and a maximum of
1,760 residential dwelling units consisting of a variety of housing types.
Companion item to this petition (GMPA-PL20210001104; Mixed Use Activity Center #7) will
seek to amend this mixed-use activity center to allow 303 multi-family dwelling units. The
proposed MPUD includes commercial uses in the underlying zoning district and two additional
commercial uses that are not currently permitted within the underlying zoning district. The two
additional commercial uses are gasoline service stations, and truck rental and leasing, without
drivers. Staff does not support Commercial Use #86 “truck rental and leasing, without drivers”
with a maximum number of rental trucks on-site that will not exceed forty trucks. This is a C-5
use which is too intensive for this area and does not align with the vision of the East Naples
Community Development Plan. Moreover, it should also be noted that Commercial Use # 37,
Gasoline service stations, was a prohibited use per Ordinance 14-28 as there was opposition to
adding this use into the rezone petition. Staff still remains firm on not adding this use into this
proposed MPUD. As such, staff recommends approval of this petition with Commercial Use #37,
Gasoline Service stations and Commercial Use #86 truck rental and leasing, without drivers” use
9.A.2.a
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with a maximum number of rental trucks on-site that will not exceed forty trucks; being deleted
from the PUD document.
CONCURRENT PETITION AT THE SUBJECT PROPERTY
On December 16, 2021, staff had conducted a pre-application meeting for Latigo Apartments -
(SDP) PL20210002987 for a 303-unit apartment complex.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria in addition to the
findings in LDC Section 10.02.08”:
1. The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access,
drainage, sewer, water, and other utilities.
Water transmission and wastewater transmission mains are readily available along Collier
Boulevard at the western boundary of the PUD, and there are adequate water and wastewater
treatment capacities to serve the proposed project.
The development’s stormwater will outfall directly into the adjacent Henderson Canal.
Stormwater management details will be evaluated at time of SFWMD Environmental Resource
Permitting (ERP) and County Site Development Permit (SDP)/Plans and Plat Permit (PPL)
permitting.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments, or for amendments in those proposed, particularly
as they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense.
Documents submitted with the application, which were reviewed by the County Attorney’s
Office, demonstrate unified control of the property.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
County staff has reviewed this petition and has offered an analysis of conformity with the
relevant goals, objectives, and policies of the GMP within the GMP Consistency portion
of this staff report and may only be found consistent with the GMP if the GMPA is
approved and becomes effective.
4. The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering
and screening requirements.
9.A.2.a
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As described in the Staff Analysis section of this staff report subsection Landscape Review,
staff is of the opinion that the proposed project will be compatible with the surrounding
area. The Master Plan proposes the appropriate perimeter landscape buffers.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The MPUD is required to provide at least 30% of the gross area for usable open space. No
deviation from the open space requirement is being requested, and compliance would be
demonstrated at the time of SDP or platting.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the
Transportation Element consistency review. Operational impacts will be addressed at time
of first development order (SDP or Plat), at which time a new TIS will be required to
demonstrate turning movements for all site access points. Finally, the project’s
development must comply with all other applicable concurrency management regulations
when development approvals, including but not limited to any plats and or site
development plans, are sought.
Pursuant to Sec. 134-57(a) of the Collier County Code of Ordinances, availability of
potable water and wastewater services must be verified in writing by the CCWSD prior to
submittal of construction documents.
No public utility facility adequacy issues are anticipated at this time.
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
The area has adequate supporting infrastructure, such as wastewater disposal systems and
potable water supplies, to accommodate this project based upon the commitments made by
the petitioner, and the fact that adequate public facilities requirements will continuously be
addressed when development approvals are sought.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on determination that such modifications are justified as
meeting public purposes to a degree at least equivalent to literal application of such
regulations.
One deviation is proposed in connection with this request to rezone to MPUD. See
deviations section of the staff report beginning on page 14.
Rezone Findings:
LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report, and
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recommendations to the planning commission to the Board of County Commissioners…shall show
that the planning commission has studied and considered proposed change in relation to the
following when applicable”:
1. Whether the proposed change will be consistent with the goals, objectives, and policies
of the Future Land Use Map and the elements of the Growth Management Plan.
The proposed PUD is inconsistent with the GMP, unless the Board approves the companion
GMPA first or concurrent with the PUD and the uses and intensities align.
2. The existing land use pattern.
The existing land use pattern (of the abutting properties) is described in the Surrounding
Land Use and Zoning section of this staff report. The proposed use would not change the
existing land use patterns of the surrounding properties.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The subject parcel is of sufficient size and therefore will not result in an isolated district
unrelated to adjacent and nearby districts.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
As shown on the zoning map included at the beginning of this report, the existing district
boundaries are logically drawn. The proposed PUD zoning boundaries follow the property
ownership boundaries and coincide with the GMP subdistrict boundaries. The zoning map
on page 3 of the staff report illustrates the perimeter of the outer boundary of the subject
parcel.
5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed rezone is not necessary, but it is being requested in compliance with the LDC
provisions to seek such changes. It should be noted that the proposed uses are not allowed
under the current zoning classification.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed PUD is inconsistent with the GMP, unless the Board approves the companion
GMPA first or concurrent with the PUD and the uses and intensities align.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of
peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
The roadway infrastructure has adequate capacity to serve the proposed project at this time,
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i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation
Element consistency review. Operational impacts will be addressed at time of first
development order (SDP or Plat). Additionally, the project’s development must comply
with all other applicable concurrency management regulations when development
approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed PUDZ request is not anticipated to create stormwater management problems
in the area; provided an environmental resource permit that addresses stormwater best
management practices, stormwater pollution prevention, urban stormwater management,
management of importing stormwater flows, on-site stormwater treatment, and attenuation
storage is obtained from the South Florida Water Management District. County staff will
evaluate the project’s stormwater management system, calculations, and design criteria at
time of SDP and/or plat review.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The current zoning designation of General Commercial (C-4) Zoning District includes a
maximum allowable height for principal uses of seventy-five feet. The proposed MPUD
includes a maximum allowable height of multi-family residential and commercial
buildings of fifty feet zoned and fifty-seven feet actual. The proposed MPUD also
eliminates the potential for numerous manufacturing and commercial uses that could
impact light and air to adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
areas.
This is a subjective determination based upon anticipated results, which may be internal or
external to the subject property. Property valuation is affected by a host of factors including
zoning; however, zoning by itself may or may not affect values, since value determination
is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
Properties to the north, east, and south are not developed and the property to the west is
developed. The basic premise underlying all the development standards in the LDC is that
sound application, when combined with the site development plan approval process and/or
subdivision process, gives reasonable assurance that a change in zoning will not result in
deterrence to improvement or development of adjacent property. Therefore, the proposed
zoning change should not be a deterrent to the improvement of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with the public welfare.
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Because the proposed development complies with the GMP through the proposed
amendment, then that constitutes a public policy statement supporting zoning actions when
they are consistent with said Comprehensive Plan. In light of this fact, the proposed change
does not constitute a grant of special privilege. Consistency with the FLUE is further
determined to be a public welfare relationship because actions consistent with plans are in
the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The proposed uses and development standards are not permitted, according to the existing
classification.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the County.
It is staff’s opinion the proposed uses and associated development standards and developer
commitments will ensure that the project is not out of scale with the needs of the
community.
15. Whether is it impossible to find other adequate sites in the County for the proposed
use in districts already permitting such use.
The petition was reviewed for compliance with the GMP and the LDC, and staff does not
specifically review other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration, which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
Any development anticipated by the PUD Document would require considerable site
alteration, and this project will undergo extensive evaluation relative to all federal, state,
and local development regulations during the SDP and/or platting processes, and again
later as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The project will have to meet all applicable criteria set forth in LDC Section 6.02.00
regarding Adequate Public Facilities (APF), and the project will need to be consistent with
all applicable goals and objectives of the GMP regarding adequate public facilities, except
as may be exempt by federal regulations. This petition has been reviewed by County staff
responsible for jurisdictional elements of the GMP as part of the amendment process and
those staff persons have concluded that no Level of Service will be adversely impacted
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with the commitments contained in the PUD Document. The concurrency review for APF
is determined at the time of SDP review.
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection of the public health, safety, and welfare.
To be determined by the Board during its advertised public hearing.
DEVIATION DISCUSSION:
The petitioner is seeking one deviation from the requirements of the LDC. The deviation is directly
extracted from PUD Exhibit E. The petitioner’s rationale and staff analysis/recommendation are
outlined below.
Proposed Deviation #1: (ALF/Group Housing)
“Deviation #1 seeks relief from LDC Section 5.05.04 D.1, which states the maximum floor area ratio
for ALF/Group Housing shall not exceed 0.45, to instead allow for a maximum floor area ratio of 0.6.”
Petitioner’s Justification: This deviation is requested to allow for more floor area for group housing
projects, as these projects proved a significant range of recreational amenities, which when provided
within the building increase the total square footage of the structure, thus increasing the FAR. Newer
group housing projects also provide for larger interior living spaces, necessitating a larger FAR .
Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is
approved. Zoning and Development Review staff recommends APPROVAL of this deviation,
finding that in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that
“the element may be waived without a detrimental effect on the health, safety and welfare of the
community,” and LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation
is “justified as meeting public purposes to a degree at least equivalent to literal application of such
regulations.”
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on October 14, 2021 at the Collier County South Regional Library,
Meeting Room B, located at 8065 Lely Cultural Parkway in Naples. The meeting commenced at
approximately 5:35 p.m. and ended at 6:00 p.m. The applicant’s agent explained the request for
the proposed PUD Rezone. Paula McMichael, the agent, conducted a PowerPoint presentation and
gave a detailed explanation of the project. The meeting was then opened to attendees for questions.
The concerns from the public were:
• What could be constructed? The agent responded that the rezone intends to permit C-4 uses with
the addition of gas stations, self-storage, truck rentals, and residential multi-family.
• Which development scenario was most likely to be built? The agents’ consultants indicated the
303-unit multi-family was most likely to be constructed.
• Would the housing component be market rate and be either condominiums or apartments?
Answer: The contact purchaser indicated the intent is to provide market rate rental apartments.
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No commitments were discussed at this NIM meeting. A copy of the NIM materials are included
in Attachment B.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW:
This project does require Environmental Advisory Council (EAC) review, as this project did meet
the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier
County Codes of Laws and Ordinances. Specifically, the project is within the 330- and 660-foot
bald eagle nest protection zones. Environmental Services staff recommends approval of the
proposed petition.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney’s Office reviewed this staff report on April 22, 2022.
RECOMMENDATION:
Staff recommends that the CCPC approve Petition PUDZ-PL20210001103 subject to the
following conditions of approval and subject to approval of the GMPA:
1. In PUD document, Exhibit A:
• Commercial Use #37, Gasoline service stations (5541, subject to LDC section 5.05.05) –
Delete this use as this was a prohibited use per Ordinance 14-28.
• Commercial Use #86, Commercial Use #86 truck rental and leasing, without drivers” use
with a maximum number of rental trucks on-site that will not exceed forty trucks. Delete this
use as this is too intensive and does not align with the vision of the East Naples Community
Development Plan.
Attachments:
A) Proposed Ordinance
B) Application/Backup Materials
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EXHIBIT A
AMERISITE CB MPUD
LIST OF PERMITTED USES
PERMITTED USES:
The PUD may be developed as commercial, residential, or a mixture of residential and commercial
uses. No building or structure, or part thereof, shall be erected, altered, or used, or land used, in
whole or in part, within the Amerisite CB MPUD, for other than the following:
TRACT MU – MIXED- USE DEVELOPMENT
I. Principal Uses
A. Multi-family residential units not to exceed 303 total units.
B. Commercial Uses, not to exceed 70,000 sq. ft. of commercial shopping center, 85,000 sq.
ft. of self-storage (mini-warehouse), and 40 trucks (SIC 7513).
1. Accounting (8721).
2. Adjustment and collection services (7322).
3. Advertising agencies (7311).
4. Advertising — miscellaneous (7319).
5. Agricultural services (0783).
6. Amusement and recreation services, indoor (limited to 7991 physical fitness facilities,
gyms, yoga, karate, dance instruction and similar indoor fitness facilities).
7. Apparel and accessory stores (5611—5699).
8. Architectural services (8712).
9. Auditing (8721).
10. Banks, credit Unions and trusts (6011—6099).
11. Barber shops (7241, except for barber schools).
12. Beauty shops (7231, except for beauty schools).
13. Bookkeeping services (8721).
14. Business associations (8611).
15. Business consulting services (8748).
16. Business credit institutions (6153—6159).
17. Carpet and upholstery cleaning (7217).
18. Child day care services (8351).
19. Churches.
20. Commercial art and graphic design (7336).
21. Commercial photography (7335).
22. Commercial printing (2752, excluding newspapers).
23. Computer programming, data processing and other services (7371—7379).
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24. Computer and computer software stores (5734).
25. Credit reporting services (7323).
26. Dance studios, schools and halls, indoor (7911).
27. Department stores (5311), not to exceed 20,000 gross square feet of leasable floor area.
28. Direct mail advertising services (7331).
29. Drug stores (5912).
30. Eating and drinking establishments (5812 and 5813) excluding bottle clubs. All
establishments engaged in the retail sale of alcoholic beverages for on-premise
consumption are subject to the locational requirements of LDC section 5.05.01.
31. Engineering services (8711).
32. Essential services, subject to section 2.01.03
33. Facilities support management services (8744).
34. Federal and federally-sponsored credit agencies (6111).
35. Food stores (groups 5411—5499).
36. Garment pressing, and agents for laundries and drycleaners (7212).
37. Gasoline service stations (5541, subject to LDC section 5.05.05).
38. Glass stores (5231).
39. General merchandise stores (5331—5399), not to exceed 20,000 gross square feet of
leasable floor area.
40. Group care facilities (category I and II, except for homeless shelters); care units, except
for homeless shelters; nursing homes; assisted living facilities pursuant to §429.02 F.S.
and ch. 59A-36 F.A.C.; independent living units; and continuing care retirement
communities pursuant to ch. 651 F.S. and ch. 69O-193 F.A.C.; all subject to LDC
section 5.05.04
41. Hardware stores (5251).
42. Health services, miscellaneous (8092—8099).
43. Health services, offices and clinics (8011—8049).
44. Home furniture and furnishings stores (5712—5719).
45. Hospitals (8062—8069).
46. Hotels and motels (7011, 7021 and 7041) when located within an activity center.
47. Household appliance stores (5722).
48. Insurance carriers, agents and brokers (6311—6399, 6411).
49. Landscape architects, consulting and planning (0781).
50. Laundries and dry-cleaning, coin operated — self-service (7215).
51. Laundry and garment services, miscellaneous (7219).
52. Legal services (8111).
53. Libraries (8231).
54. Management services (8741, 8742).
55. Medical and dental laboratories (8071 and 8072).
56. Medical equipment rental and leasing (7352).
57. Membership organizations, miscellaneous (8699).
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58. Membership sports and recreation clubs, indoor (7997).
59. Mortgage bankers and loan correspondents (6162).
60. Motor freight transportation and warehousing (4225, air-conditioned, indoor, mini- and
self-storage warehousing only).
61. Museums and art galleries (8412).
62. Musical instrument stores (5736).
63. News syndicates (7383).
64. Nursing and professional care facilities (8051—8059).
65. Outdoor advertising services (7312).
66. Paint stores (5231).
67. Personnel supply services (7361 & 7363).
68. Photocopying and duplicating services (7334).
69. Photographic studios, portrait (7221).
70. Physical fitness facilities (7991).
71. Professional membership organizations (8621).
72. Public relations services (8743).
73. Radio, television and consumer electronics stores (5731), not to exceed 20,000 square
feet of gross leasable floor area.
74. Radio, television and publishers advertising representatives (7313).
75. Real Estate (6512, 6531—6552).
76. Record and prerecorded tape stores (5735).
77. Religious organizations (8661).
78. Research, development and testing services (8731—8734).
79. Retail - miscellaneous (5921—5963, 5992—5999).
80. Secretarial and court reporting services (7338).
81. Security and commodity brokers, dealer, exchanges and services (6211—6289).
82. Security systems services (7382).
83. Surveying services (8713).
84. Tax return preparation services (7291).
85. Travel agencies (4724, no other transportation services).
86. Truck rental and leasing, without drivers (7513). The maximum number of rental trucks
on-site will not exceed 40 trucks.
87. United States Postal Service (4311, except major distribution center).
88. Veterinary services (0741 & 0742, excluding outside kenneling).
89. Wallpaper stores (5231).
90. Watch, clock and jewelry repair (7631).
91. Any other principal use which is comparable in nature with the forgoing list of
permitted principal uses, as determined by the Hearing Examiner of the Board of
Zoning Appeals, by the process outlined in the LDC.
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II. Accessory Uses:
Accessory uses and structures customarily associated with the permitted principal uses and
structures permitted by right in this MPUD, including, but not limited to:
A. Residential Accessory Uses:
1. Recreational uses and facilities that serve the residents of the PUD, such as swimming
pools, fitness centers, dining facilities, sports courts, and recreation/amenity buildings.
2. Customary accessory uses and structures to residential units, including parking
structures, gazebos, fountains, trellises, signage, entry gates and gatehouse, and similar
structures.
3. Temporary sales facilities may be permitted.
B. Commercial Accessory Uses:
1. One caretaker’s residences, subject to LDC Section 5.03.05.
2. Temporary display of merchandise during business hours provided it does not
adversely affect pedestrian or vehicular traffic or public hearing or safety as determined
by the County. Merchandise storage and display is prohibited within front yards
adjacent to public rights of way, unless permitted through a temporary use permit for a
special event.
3. Customary accessory uses and structures to commercial development, including
parking structures, gazebos, fountains, trellises, and similar structures.
III. Amplified Sound:
The use of amplified sound shall be limited to 8:00 AM to 10:00 PM.
TRACT P – PRESERVE
A. Permitted Uses and Structures:
1. Passive recreation areas.
2. Water management facilities in wetlands and water management structures.
3. Mitigation areas.
4. Boardwalks and trails.
5. Any other accessory use which is comparable in nature with the foregoing list of
permitted accessory uses, as determined by the Board of Zoning Appeals (BZA) or
Hearing Examiner by the process outlined in the LDC.
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EXHIBIT B
AMERISITE CB MPUD
LIST OF DEVELOPMENT STANDARDS
The table below sets forth the development standards for residential and commercial land uses
within the Amerisite CB MPUD. Standards not specifically set forth herein shall be those specified
in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision
plat.
TABLE I: RESIDENTIAL & COMMERCIAL DEVELOPMENT STANDARDS
MULTI-FAMILY
CLUBHOUSE/
RECREATION
BUILDINGS
COMMERCIAL1
PRINCIPAL STRUCTURES
MIN. LOT AREA N/A N/A 10,000 S.F.
MIN. LOT WIDTH N/A N/A 100 FEET
MIN. FLOOR AREA 700 S.F./D.U. N/A 700 S.F.
MINIMUM YARDS (EXTERNAL – MEASURED FROM THE PUD BOUNDARY)
NORTH PROPERTY LINE 35’ 35’ 35’
SOUTH PROPERTY LINE
50% OF BH, NO
LESS THAN 15’
50% OF BH, NO
LESS THAN 15’
50% OF BH, NO
LESS THAN 15’
EAST PROPERTY LINE 170’ 170’ 170’
WEST PROPERTY LINE 100’ 30’ 50% OF BH, NO
LESS THAN 25’
MINIMUM YARDS (INTERNAL- MEASURED FROM INTERNAL LOT LINES)
MIN. FRONT YARD 10 FEET4 10 FEET4 15 FEET
MIN. SIDE YARD 15 FEET 15 FEET 10 FEET
MIN. REAR YARD 15 FEET 15 FEET 10 FEET
MIN. PRESERVE
SETBACK 25 FEET 25 FEET 25 FEET
MIN. LAKE SETBACK 20 FEET 20 FEET 20 FEET
MIN. DISTANCE
BETWEEN
STRUCTURES
15 FEET or ½ Sum of
BH, whichever is
greater
10 FEET
20 FEET or ½ Sum
of BH, whichever is
greater
MAX. BUILDING
HEIGHT
ZONED/ACTUAL
50’/57’ 35’/42’ 50’/57’2,3
MAX. FAR (ALF/GROUP
HOUSING) N/A N/A 0.6
ACCESSORY STRUCTURES
MIN. FRONT YARD SPS SPS SPS
MIN. SIDE YARD 10 FEET 10 FEET 10 FEET
MIN. REAR YARD 10 FEET 10 FEET 10 FEET
MIN. PRESERVE
SETBACK 10 FEET 10 FEET 10 FEET
MIN. DISTANCE
BETWEEN
STRUCTURES5
10 FEET 10 FEET SPS
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MULTI-FAMILY
CLUBHOUSE/
RECREATION
BUILDINGS
COMMERCIAL1
MAX. HEIGHT ZONED
& ACTUAL 35’/42’ SPS SPS
SPS = Same as Principal Structures; NTE = not to exceed; S.F. = square feet; BH = building height.
Footnotes:
1. Indoor air-conditional self-storage buildings may be only permitted within 100 feet of the property line
adjacent to Collier Boulevard if the building (s) is not visible from Collier Boulevard. Office space accessory
and incidental to the use of indoor air-conditioned self-storage, if located in a separate building, is not subject
to this distance limitation.
2. Retail uses shall be limited to a maximum zoned height of 35 feet.
3. Group care facilities and hotels/motels are permitted a maximum zoned heigh t of 75 feet.
4. Front yards for parcels abutting a street or internal driveway shall be measured from the back of curb (if
curbed) or edge of pavement (if not curbed).
5. Minimum distance between accessory structures or between accessory structures and principal structures.
II. Design Standards
A. Architectural Theme.
i. All buildings, signage, landscaping, and visible architectural infrastructure shall be
architecturally and aesthetically unified. Said unified architectural theme shall include:
similar architectural design and use of similar materials throughout all of the buildings,
signs, and fences/walls to be erected on the subject parcel.
ii. Landscaping and streetscape materials shall also be similar in design throughout the
subject site. An architectural plan shall be submitted concurrent with the first
application for the Site Development Plan approval demonstrating compliance with
these standards.
B. Unified Design Theme.
The project will be developed, whether through a platted subdivision or through a Site
Development Plan, with the following:
i. Shared access from Collier Boulevard;
ii. Shared stormwater management design; and
iii. Lighting designed and shielded to prevent spillage or glare on adjacent parcels.
iv. Common architectural, landscaping, and signage design theme.
C. Landscaping.
Landscaping shall be in accordance with LDC section 4.06.00. The required landscape
buffer along the northern property line shall be 10 feet wide with LDC Type “B” Buffer
plantings.
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D. Indoor self-storage (SIC 4225) – Access to indoor air-conditioned self-storage buildings,
including any roll-up doors, shall only be allowed on the east side of the building, or on
any other side of the building where such access is not visible from Collier Boulevard.
Outdoor storage is prohibited.
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EXHIBIT D
AMERISITE CB MPUD
LEGAL DESCRIPTION
PARCEL 1 (TAX PARCEL NO. 00416800001)
A PORTION, PARCEL OR TRACT OF LAND LYING AND BEING IN THE COUNTY OF
COLLIER IN THE STATE OF FLORIDA, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE
26 EAST, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWED:
THE NORTH 1/2 OF THE NORTH 1/2 OF THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF
THE SOUTHWEST 1/4 OF SECTION 14, TOWNSHIP 50 SOUTH, RA NGE 26 EAST, LESS
AND EXCEPT RIGHT OF WAY AS LOCATED IN THE WEST 100 FEET OF SAID PARCEL,
LYING AND BEING IN COLLIER COUNTY.
PARCEL 2 (TAX PARCEL NO. 00418200007)
A PORTION, PARCEL OR TRACT OF LAND LYING AND BEING IN THE COUNTY OF
COLLIER IN THE STATE OF FLORIDA, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE
26 EAST, BEING ORE PARTICULARLY DESCRIBED AS FOLLOWS:
THE SOUTH 1/2 OF THE SOUTH 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4,
OF SAID SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, IN COLLIER COUNTY,
FLORIDA; LESS AND EXCEPT RIGHT OF WAY AS LOCATED IN THE WEST 100 FEET
OF SAID PARCEL, LYING AND BEING COLLIER COUNTY, FLORIDA.
PARCEL 3 (TAX PARCEL NO. 00417720009)
A PORTION, PARCEL OF TRACT OF LAND LYING AND BEING IN THE COUNTY OF
COLLIER, STATE OF FLORIDA, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26
EAST, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
THE SOUTH 1/2 OF THE NORTH 1/2 OF THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF
THE SOUTHWEST 1/4 OF SAID SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
LESS AND EXCEPT RIGHT OF WAY AS LOCATED IN THE WEST 100 FEET OF SAID
PARCEL, LYING AND BEING IN COLLIER COUNTY, FLORIDA. CONTAINING 827,640
SQUARE FEET OR 19.00 ACRES, MORE OR LESS.
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EXHIBIT E
AMERISITE CB MPUD
LIST OF DEVIATIONS
Deviation 1: Deviation No. 1 seeks relief from LDC Section 5.05.04 D.1, which states the
maximum floor area ratio for ALF/Group Housing shall not exceed 0.45, to instead allow for a
maximum floor area ratio of 0.6.
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EXHIBIT F
AMERISITE CB MPUD
LIST OF DEVELOPER COMMITMENTS
The purpose of this section is to set forth the development commitments for the development of
this project.
I. GENERAL:
A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until
close-out of the PUD, and this entity shall also be responsible for satisfying all PUD
commitments until close-out of the PUD. At the time of this MPUD approval, the
Managing Entity is Amerisite, LLC. Should the Managing Entity desire to transfer the
monitoring and commitments to a successor entity, then it must provide a copy of a legally
binding document that needs to be approved for legal sufficiency by the County Attorney.
After such approval, the Managing Entity will be released of its obligations upon written
approval of the transfer by County staff, and the successor entity shall become the
Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall
provide written notice to the County that includes an acknowledgement of the
commitments required by the MPUD by the new owner and the new owner’s agreement to
comply with the Commitments through the Managing Entity, but the Managing Entity shall
not be relieved of its responsibility under this Section. When the PUD is closed -out, then
the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD
commitments.
B. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does
not in any way create any rights on the part of the applicant to obtain a permit from a state
or federal agency and does not create any liability on the part of the county for issuance of
the permit if the applicant fails to obtain requisite approvals or fulfill the obligations
imposed by a state or federal agency or undertakes actions that result in a violation of state
or federal law.
C. Development of the subject property shall be in accordance with the contents of this
Ordinance and applicable sections and parts of the LDC and Growth Management Plan
(GMP) in effect at the time of issuance of any development order, such as, but not limited
to final subdivision plat, final site development plan (SDP), excavation permit, and
preliminary work authorization, to which such regulations relate. Where these regulations
fail to provide developmental standards, then the provisions of the most similar district in
the LDC shall apply.
D. All other applicable state or federal permits must be obtained before commencement of the
development.
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II. TRANSPORTATION:
A. The maximum total daily trip generation for the PUD shall not exceed 493 two-way PM
peak hour net trips based on the use codes in the ITE Manual on trip generation rates in
effect at the time of application for SDP/SDPA or subdivision plat approval.
B. Vehicular and Pedestrian interconnection will be provided to the south to allow access to
all connection points with The Good Turn PUD, consistent with the conceptual PUD
Master Plan and subject to an agreement that the developer of the Good Turn PUD shares
in the cost of the existing bridge. The final location of the access point will be coordinated
with the adjacent property owner and a cross-access easement, or an access easement to
the public for public use without responsibility of maintenance by Collier County, will be
provided at time of the first Site Development Plan or Plat. The connection and supporting
infrastructure will be constructed to the property line by the developer or successors or
assigns prior to the first Certificate of Occupancy. The interconnections shall remain open
to the public.
III. PLANNING:
A. The developer, its successor or assignee, shall provide to any prospective resident an actual
and recorded notice with respect to the noise that is associated with the Swamp Buggy
Races located at 8250 Collier Boulevard, Naples, Florida, within the Florida Sports Park
(within the Hacienda Lakes MPUD) as it relates to the location of this MPUD. The notice
shall disclose that the Florida Sports Park and Swamp Buggy operations regularly generate
traffic, and noise which may be heard on the subject property, both during the day and into
the evening, including, but not limited to, noise from swamp buggy racing, tractor pulls,
festivals, and music concerts. This statement must be presented to the resident prior to
entering into any contract.
Within 120 days of approval of this rezone, the owner shall record in the public records of
Collier County a notice of proximity to the Florida Sports Park and Swamp Buggy grounds.
The notice shall disclose that the Florida Sports Park and Swamp Buggy operations
regularly generate noise which can be heard on the Collier Boulevard Commercial
property, both during the day and into the evening, including but not limited to, noise from
swamp buggy racing, tractor pulls, festivals, and music concerts. The legal description of
the property subject to this rezone shall be attached to the notice.
B. The developer of any group housing, including a retirement community, its successors or
assigns, shall provide the following services and be subject to the following operational
standards for the units in the group housing, including, but not limited to, independent
living units, assisted living units, or skilled nursing units:
Operational Characteristics for Senior Housing
Senior housing may be composed of one or more types of care/housing facilities. These
care/housing types are limited to independent living, assisted living, and skilled nursing
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units, each of which can have varying operational characteristics. The following
characteristics of senior housing care units distinguish them from residential land uses, and
all of the characteristics must be provided for and maintained to be considered a senior
housing care unit:
i. The facility shall be for residents 55 years of age and older;
ii. There shall be on-site dining facilities to the residents, with food service being on-site,
or catered;
iii. Group transportation services shall be provided for the residents for the purposes of
grocery and other types of shopping. Individual transportation services shall be
coordinated for the residents’ needs, including but not limited to medical office visits;
iv. There shall be an onsite manager/activities coordinator to assist residents who shall be
responsible for planning and coordinating stimulating activities for the residents;
v. An on-site wellness facility shall provide exercise and general fitness opportunities for
the residents;
vi. Each unit shall be equipped with devices provided to notify emergency service
providers in the event of a medical or other emergency;
vii. Independent living units shall be designed so that a resident is able to age in place. For
example, kitchens may be easily retrofitted by lowering the sink to accommodate a
wheelchair bound resident or bathrooms may be retrofitted by adding grab bars.
viii. Group housing for seniors shall be constructed to have a core area to shelter residents
and staff on site in the event of a hurricane. The core area will be constructed to meet
the Public Shelter Design Criteria that are required for new public schools and public
community colleges and universities (“State Requirements for Educational Facilities,
2014”) and shall be capable of ventilation or air conditioning provided by back-up
generator for a period of no less than 96 hours.
IV. UTILITIES:
A. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development
Plan (SDP) approval, as the case may be, offsite improvements and/or upgrades to the
wastewater collection/transmission system may be required to adequately handle the total
estimated peak hour flow from the project. Whether or not such improvements are
necessary, and if so, the exact nature of such improvements and/or upgrades shall be
determined during PPL or SDP review. Such improvement and/or upgrades as may be
necessary shall be permitted and installed at the developer's expense and may be required
to be in place prior to issuance of a certificate of occupancy for any portion or phase of the
development that triggers the need for such improvements and/or upgrades.
V. ENVIRONMENTAL:
A. At time of development review, a Black Bear Management Plan will be required.
B. At time of development review, a Bald Eagle Management Plan may be required.
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VI. EMERGENCY MANAGEMENT:
A. The developer shall provide, prior to issuance of a certificate of occupancy for a residential
development, a new, quiet-running extended run-time towable 45kw (minimum-kw)
generator per Emergency Management’s specifications. The towable generation will be a
one-tome developer contribution based on the number of units permitted at time of SDP to
meet the hurricane mitigation impact for evacuation concerns. The generator specifications
must be pre-approved by the Department of Emergency Management as the County has
certain interoperable standards and required safety options.
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9.A.2.cPacket Pg. 449Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 450Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 451Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 452Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 453Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 454Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 455Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 456Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 457Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 458Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 459Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 460Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 461Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 462Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 463Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.c
Packet Pg. 464 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD
9.A.2.cPacket Pg. 465Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 466Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 467Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 468Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 469Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.c
Packet Pg. 470 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD
9.A.2.cPacket Pg. 471Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 472Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 473Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 474Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 475Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 476Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD
9.A.2.cPacket Pg. 477Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD
9.A.2.cPacket Pg. 478Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 479Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 480Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 481Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 482Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 483Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 484Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 485Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 486Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 487Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 488Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 489Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 490Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 491Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 492Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.c
Packet Pg. 493 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD
9.A.2.cPacket Pg. 494Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 495Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 496Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 497Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 498Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 499Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 500Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 501Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 502Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 503Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 504Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.c
Packet Pg. 505 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD
9.A.2.cPacket Pg. 506Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 507Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 508Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.c
Packet Pg. 509 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD
9.A.2.cPacket Pg. 510Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 511Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 512Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 513Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 514Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 515Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 516Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 517Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 518Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 519Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 520Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.c
Packet Pg. 521 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD
9.A.2.cPacket Pg. 522Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 523Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 524Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 525Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.c
Packet Pg. 526 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD
9.A.2.cPacket Pg. 527Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 528Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 529Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.cPacket Pg. 530Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
Amerisite CB PUDZ
&
Mixed Use Activity Center #7 GMPA
Neighborhood Information Meeting
Thursday, October 14, 2021
PL20210001103
PL20210001104
9.A.2.c
Packet Pg. 531 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
Project Team
•Richard Yovanovich, Esq., Coleman, Yovanovich &
Koester, P.A.
•Paula McMichael, AICP, Hole Montes, Inc.
•Norman Trebilcock, AICP, PTOE, PE, Trebilcock
Consulting Solutions, PA
•Peter Sulick, Amerisite, LLC
•William Spruce, Seawood Builders
•Dave Fisher, Latigo
2
Amerisite CB PUDZ & GMPA
PL20210001103/PL20210001104
9.A.2.c
Packet Pg. 532 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
Location
3
Amerisite CB PUDZ & GMPA
PL20210001103/PL20210001104
Subject
Site
Rattlesnake Hammock Rd.Collier BLVDNNaples Lakes Country Club
19 ac.
9.A.2.c
Packet Pg. 533 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
Future Land Use
4
Amerisite CB PUDZ & GMPA
PL20210001103/PL20210001104
9.A.2.c
Packet Pg. 534 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
Mixed Use Activity Center #7
5
Amerisite CB PUDZ & GMPA
PL20210001103/PL20210001104
Subject
Site
9.A.2.c
Packet Pg. 535 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
Zoning
6
Amerisite CB PUDZ & GMPA
PL20210001103/PL20210001104
9.A.2.c
Packet Pg. 536 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
Project History
•Subject of a GMPA to include entire site within Mixed
Use Activity Center #7 (Ordinance 14-28).
•Rezoned from C-3 and C-5 to C-4 (Ordinance 14-28).
•Approved for a Conditional Use for indoor air-
conditioned self-storage buildings (Resolution 2014-
152).
Amerisite CB PUDZ & GMPA
PL20210001103/PL20210001104
7
9.A.2.c
Packet Pg. 537 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
Request
•Rezone the property from C-4 to a Mixed Use Planned Unit Development (PUD) to permit:
•303 Multifamily Dwelling Units;
•an Indoor Air-Conditioned Self-Storage Facility;
•Truck Rental and Leasing;
•Gasoline Service Stations; and
•Other C-4 Commercial Uses.
•Amend the Future Land Use Element, Mixed Use Activity Center #7, to permit 303 multifamily dwelling units.
Amerisite CB PUDZ & GMPA
PL20210001103/PL20210001104
8
9.A.2.c
Packet Pg. 538 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
Master Plan 9
PL20210001103/PL20210001104
Amerisite CB PUDZ & GMPA
9.A.2.c
Packet Pg. 539 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
10
PL20210001103/PL20210001104
Amerisite CB PUDZ & GMPA
Conceptual Residential Site Plan 9.A.2.c
Packet Pg. 540 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
11
PL20210001103/PL20210001104
Amerisite CB PUDZ & GMPA
Conceptual Clubhouse Elevation 9.A.2.c
Packet Pg. 541 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
12
PL20210001103/PL20210001104
Amerisite CB PUDZ & GMPA
Conceptual Residential Elevation 9.A.2.c
Packet Pg. 542 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
13
PL20210001103/PL20210001104
Amerisite CB PUDZ & GMPA
Conceptual Rendering from Collier Blvd.9.A.2.c
Packet Pg. 543 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
14
PL20210001103/PL20210001104
Amerisite CB PUDZ & GMPA
Conceptual Rendering from Collier Blvd. 9.A.2.c
Packet Pg. 544 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
Process to Amend GMP &
Rezone to PUD
•Receive staff comments and respond to staff comments.
•Hold a Neighborhood Meeting –this meeting.
•Receive a “finding of sufficiency” from staff.
•Hearing before the Collier County Planning Commission –the planning
commission makes a recommendation to the Board of County Commissioners.
•Hearing before the Board of County Commissioners:
•The board decides to approve, approve with conditions, or deny.
15
Amerisite CB PUDZ & GMPA
PL20210001103/PL20210001104
9.A.2.c
Packet Pg. 545 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
16
Questions?
Amerisite CB PUDZ & GMPA
PL20210001103/PL20210001104
9.A.2.c
Packet Pg. 546 Attachment: Attachment B - Application-Backup Materials (21814 : PL20210001103
9.A.2.dPacket Pg. 547Attachment: Attachment C - Hearing Advertising Sign (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))
9.A.2.dPacket Pg. 548Attachment: Attachment C - Hearing Advertising Sign (21814 : PL20210001103 AmeriSite CB MPUD (PUDZ))