Agenda 11/08/2022 Item #11H (Update on the East Naples Development Plan and US41 East Naples Zoning Overlay)11 /08/2022
EXECUTIVE SUMMARY
Recommendation to accept an update as to the implementation of the East Naples Development
Plan and the US41 East Naples Zoning Overlay designed to add design standards in accordance
with the Plan's recommendations.
OBJECTIVE: To provide the Board with a status update of the development of the US 41 East Corridor
Zoning Overlay Project.
CONSIDERATIONS: The East Naples Community Development Plan (ENCDP) was accepted by the
Board of County Commissioners in October of 2020. The ENCDP prioritizes the implementation of a
zoning overlay along the US 41 East corridor (Tamiami Trail East), specifically providing for it to be
established within 5 years. An objective of the zoning overlay is to promote the strategic placement of
land uses to enhance the community's sense of place by providing guidance on future development and
redevelopment projects to expand employment opportunities, leisure activities, dining, and shopping to
meet the growing needs of the community. An attached memorandum provides the specifics of the design
of the plan and a timeline for implementation. (Attachment "A"). Also attached is a copy of the
PowerPoint developed for the Board update which will be provided at the November 8th public
hearing (Attachment `B").
FISCAL IMPACT: Budgetary allocations have been provided for to support the plans development to
expected adoption set tentatively for June of 2023.
GROWTH MANAGEMENT IMPACT: None
LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires a majority
vote for Board approval. (JAK)
RECOMMENDATION: To review the proposed schedule for the implementation of the East Naples
Development Plan and provide feedback on the implementation timeline.
Prepared by: Mike Bosi, AICP, Zoning Director
ATTACHMENT(S)
1. Attachment -A -BCC Memorandum -East -Naples -Overlay (PDF)
2. Attachment-B-11-08-22 - BCC Presentation (PDF)
Packet Pg. 228
11.H
11/08/2022
COLLIER COUNTY
Board of County Commissioners
Item Number: 1 LH
Doe ID: 23792
Item Summary: Recommendation to accept an update as to the implementation of the East Naples Development
Plan and the US41 Zoning Overlay designed to add design standards in accordance with the Plan's
recommendations. (Mike Bosi, Zoning Director)
Meeting Date: 11/08/2022
Prepared by:
Title: Zoning Director — Zoning
Name: Mike Bosi
10/31/2022 6:46 PM
Submitted by:
Title: Zoning Director — Zoning
Name: Mike Bosi
10/31/2022 6:46 PM
Approved By:
Review:
Zoning
Growth Management Department
Growth Management Department
Office of Management and Budget
Office of Management and Budget
County Attorney's Office
County Manager's Office
Board of County Commissioners
Mike Bosi
Division Director
Diane Lynch
Growth Management Department
James C French
Growth Management
Debra Windsor
Level 3 OMB Gatekeeper Review
Laura Zautcke
Additional Reviewer
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Amy Patterson
Level 4 County Manager Review
Geoffrey Willig
Meeting Pending
Completed
10/31/2022 6:47 PM
Completed
11/02/2022 12:24 PM
Completed
11/02/2022 2:59 PM
Completed
11/02/2022 3:00 PM
Completed
11/02/2022 3:02 PM
Completed
11/02/2022 3:32 PM
Completed
11/02/2022 4:28 PM
11/08/2022 9:00 AM
Packet Pg. 229
11.H.1
to
Coer Cou"ty
Memorandum
To: Commissioner District 1, Rick LoCastro
Commissioner District 2, Andy Solis
Commissioner District 3, Burt Saunders
Commissioner District 4, Penny Taylor
Commissioner District 5, William McDaniel, Jr.
Through: Amy Patterson, County Manager
From: Michele Mosca, AICP, Principal Planner
Growth Management Community Development Department
Date: September 19, 2022
Subject: Moratorium on Self-Storage/Mini-Storage/Warehouse Use
CC: Daniel Rodriguez, Deputy County Manager
Ed Finn, Deputy County Manager
James French, Dept. Head, Growth Management Community Development Dept.
Michael Bosi, Director, Growth Management Community Development Dept.
The Board of County Commissioners requested supplemental information regarding the
establishment of a moratorium on self-storage/mini-storage/warehouse uses (SIC 4225) along the
US 41 East corridor, between the "Palm Street/Commercial Drive/US 41 intersection and the
Price Street/US 41 intersection."
The East Naples Community Development Plan (ENCDP) was accepted by the Board of County
Commissioners in October of 2020. The development of the Plan included an extensive public
input process culminating in a community plan that guides land uses and development, promotes
various transportation modes, highlights the community's assets and improvements, provides
follow-up efforts to address topics of community interest, and provides steps on implementation.
The ENCDP prioritizes the implementation of a zoning overlay along the US 41 East corridor
(Tamiami Trail East), specifically providing for it to be established within 5 years. An objective
of the zoning overlay is to promote the strategic placement of land uses to enhance the
community's sense of place by providing guidance on future development and redevelopment
projects to expand employment opportunities, leisure activities, dining, and shopping to meet the
Packet Pg. 230
11.H.1
growing needs of the community. Additionally, the zoning overlay will address those land uses
deemed undesirable by the community that are intended to be interspersed throughout the county
and proximate to the residents and businesses they serve; these uses include self-storage/mini-
storage warehousing, gasoline service stations, car washes, fast food restaurants with drive-thru
windows, and outdoor display, sale and storage uses.
In 2021, the County contracted with Johnson Engineering [consultant] to prepare a zoning
overlay for the US 41 East corridor, consistent with the ENCDP. The community has been
actively engaged with staff and the consultant in developing the proposed US 41 East Zoning
Overlay (US 41 EZO) for the segment of US 41 East, beginning at Palm Drive to the east side of
Port of the Islands. During the months between January and April 2022, the project team
conducted staff team meetings, and stakeholder and community meetings to solicit input on the
preliminary development and design standards for residential, mixed -use, and commercial
development, and spacing criteria for commercial uses, in part, to address the undesirable uses
identified in the ENCDP. The project team will conduct public outreach meetings in October and
November of 2022 to solicit input on the draft zoning overlay and final draft zoning overlay
respectively; these meetings will be followed by committee meetings (Development Services
Advisory Committee) and public hearings (Planning Commission and Board of County
Commissioners), with an anticipated completion date in June 2023.
Specific to the Board's discussion on the moratorium for self-storage/mini-storage/warehouse
use, properties zoned C-5 (Heavy Commercial) allow self -storage as a Permitted Use; properties
zoned C-4 (General Commercial) allow self -storage as a Conditional Use; and Planned Unit
Developments (PUD) approved for commercial uses allow self -storage use through the approval
of a comparable and compatible use determination by the Hearing Examiner (HEX). Properties
along the US 41 East corridor that are zoned C-1 through C-3, and not within a mixed -use
activity center, may only be rezoned to allow self -storage use with an approved Growth
Management Plan amendment to the Future Land Use Element.
Staff s analysis of the affected properties within the proposed moratorium limits along the US 41
East corridor includes only those parcels/lots zoned C-5, C-4, and PUDs approved for
commercial uses.
+14 parcels/lots are zoned C-5, and all 14 properties are developed.
+123 parcels/lots are zoned C-4, and 21 properties are undeveloped.
Twelve (12) PUDs along the corridor are approved for commercial uses: two PUDs
(Wentworth Estates and Vincentian) have been approved for self -storage use by the HEX
but are undeveloped; one PUD (Tree Tops) allows self -storage as a permitted use and is
developed; 2 PUDs (Sabal Bay and Micelli) have vacant parcels that could accommodate
self -storage use but require the approval of a comparable and compatible use
determination by the HEX; and, the 7 remaining PUDs would need a comparable and
compatible use determination to redevelopment the site with a self -storage use.
Packet Pg. 231
11.H.1
Note: Not all C-4 parcels/lots can accommodate a self-storage/mini-storage/warehouse use due
to the lot/parcel dimensions.
The proposed US 41 EZO with draft development and design standards for self-storage/mini-
storage/warehouse use along the corridor will be presented to the community for input in
October; they are listed below.
1. Self-Storage/Mini Storage/Warehouse (4225)
a. Multiuse requirement.
■ At least 20% of the gross floor area must be occupied by an alternate use
integrated within the same building. Alternate uses as identified in the
ENCDP, shall include service industries, multifamily dwellings, retail or
shopping, restaurant, hotel or resort, or entertainment; or
■ Multi -use on site but not within the same building provided the non -storage
use building is located in the front part of site and screens the view of the
storage use behind.
b. Enhanced perimeter buffer. The perimeter of property shall be enhanced with a
25-foot-wide landscape buffer containing a two -to -three-foot undulating
landscaped berm, without a wall, consisting of a minimum of five shade trees per
100 linear feet, and a double staggered hedge row maintained to form a 36-inch-
high continuous visual screen within one year of planting.
C. Building design criteria.
The use of metal roll -up garage doors located on the exterior of the
perimeter buildings and walls of buildings which are visible from a public
right-of-way is prohibited;
ii. Access to individual units whether direct or indirect must be from the side
of a building that is oriented internally;
iii. No building shall exceed 100 feet in length when adjacent to a residential
zoning district; and,
iv. No outdoor storage is permitted.
d. Locational criteria. May be located no closer than 1,320 feet from another self-
storage/mini-storage/warehouse use.
Packet Pg. 232
11.H.1
Staff has identified three (3) main options for the Board's consideration, listed below.
Option 1
Option 2
Option 3
No Moratorium
No Moratorium, but
Moratorium
Board direction to
Zoning
include Zoning
Overlay Standards
C-5
Allows
Allows
Precludes
redevelopment with
redevelopment with
development and
self -storage
self -storage
redevelopment with
warehouse use
warehouse use
self -storage
warehouse use
C-4
Allows conditional
Allows conditional
Precludes CU
use for self -storage
use for self -storage
application for self -
warehouse use
warehouse use with
storage warehouse
zoning overlay
use
standards
PUD with
Allows self -storage
Allows self -storage
Precludes comparable
commercial zoning
warehouse use with
warehouse use with
and compatible use
comparable and
comparable and
applications for self -
compatible use
compatible use
storage warehouse
determination by
determination by
use
HEX
HEX, with zoning
overlay standards
Any other
Allows self -storage
Allows self -storage
Precludes GMPA and
Zoning
warehouse use via an
warehouse use if a
rezoning applications
approved GMPA and
GMPA and rezoning
for self -storage
rezoning
are approved, and
warehouse use
includes zoning
overlay standards
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