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Agenda 04/25/2023 Item # 9A (Ordinance - Rezoning a portion of Justin's Village to increase density at the Breeze of Calusa Subdivision)04/25/2023 This item requires that all participants be sworn in and ex parte disclosure be provided by Commission members. Recommendation to approve an Ordinance rezoning a portion of Justin’s Village to increase density, by amending Ordinance Number 04-41, as amended, the Collier County Land Development Code, which includes 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 Residential Multi- Family-6 (RMF-6) zoning district with a Gateway Triangle Zoning Overlay-Residential Subdistrict (GTZO-R) to a Residential Multi-Family-12 (RMF-12) zoning district with a Gateway Triangle Zoning Overlay-Residential Subdistrict (GTZO-R), to allow up to 28 total multi-family dwelling units with approval of an attached affordable housing agreement on 2.33± acres of property located south of Lots 6 and 18, Breeze of Calusa Subdivision, on Justin’s Way, approximately 500 feet south of Calusa Avenue, in Section 11, Township 50 South, Range 25 East, Collier County, Florida; and by providing an effective date. OBJECTIVE: To have the Board of County Commissioners (“Board”) review staff’s findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced petition and render a decision regarding the petition, and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The petitioner proposes to rezone the subject 2.33± acre property from the RMF-6-GTZO- R zoning district to the RMF-12-GTZO-R zoning district to allow for 28 multi-family dwelling units. The proposed multi-family development is an extension of the previously approved and partially constructed single- family development to the north commonly known as Justin’s Village. An affordable Housing Density Bonus (AHDB) Agreement will be utilized to allocate 14% of the total units to residents or families earning less than 50% of the Adjusted Median Income (AMI) for Collier County. (Please see Attachment A-Proposed Rezone Ordinance). The Conceptual Master Plan depicts a 15-foot-wide Type B Landscape Buffer around the perimeter of the property. A 43-foot side yard building setback is depicted along the western property line abutting the existing single-family homes along Andrew Drive. Access to the site will be from Justin’s Way. FISCAL IMPACT: The Rezone by and of itself will have no fiscal impact on Collier County. There is no guarantee that the project, at build-out, will maximize its authorized level of development. However, if the Rezone is approved, a portion of the land could be developed, and the new development will result in an impact on Collier County public facilities. The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities. Other fees collected prior to the issuance of a building permit include building permit review fees. Please note that impact fees and taxes collected were not included in the criteria used by staff and the CCPC to analyze this petition. GROWTH MANAGEMENT PLAN (GMP) IMPACT: Comprehensive Planning staff has reviewed the proposed PUDA and the subject petition is consistent with the Future Land Use Element (FLUE) of the GMP. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition PL20220003739, Justin’s Village Phase 2 Rezone on March 16, 2023, and voted 6-0 to forward this petition to the Board with a recommendation of approval (incorporating insubstantial changes to the AHDB Agreement) subject to the following staff condition of approval: 1. The attached AHDB Agreement shall be adopted concurrently with the Justin’s Village Phase 2 Rezone. 9.A Packet Pg. 51 04/25/2023 LEGAL CONSIDERATIONS: The Petitioner is requesting a rezone to the RMF-12 Zoning District with a Gateway Triangle Zoning Overlay-Residential Subdistrict (GTZO-R). The attached staff report and recommendations of the Planning Commission are advisory only and are not binding on you. All testimony given must be under oath. The Petitioner has the burden to prove that the proposed rezoning is consistent with all the criteria set forth below, and you may question Petitioner or staff, to satisfy yourself that the necessary criteria have been satisfied. Should you consider denying the rezone, to assure that your decision is not later found to be arbitrary, discriminatory, or unreasonable, the denial must be based upon competent, substantial evidence that the proposal does not meet one or more of the listed criteria below. Should this item be denied, Florida Statutes section 125.022(3) requires the County to provide written notice to the applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial. Criteria for Straight Rezones 1. Will the proposed change be consistent with the goals, objectives, policies, future land use map, and the Growth Management Plan elements? 2. Will the proposed rezone be appropriate considering the existing land use pattern? 3. Would the proposed rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 4. Are the existing district boundaries illogically drawn in relation to existing conditions on the property proposed for change? 5. Do changed or changing conditions make the passage of the proposed amendment necessary? 6. Will the proposed change adversely influence living conditions in the neighborhood? 7. Will the proposed change 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? 8. Will the proposed change create a drainage problem? 9. Will the proposed change seriously reduce light and air to adjacent areas? 10. Will the proposed change adversely affect property values in the adjacent area? 11. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 12. Will the proposed change constitute a grant of special privilege to an individual owner as contrasted with the public welfare? 13. Are there substantial reasons why the property cannot be used in accordance with existing zoning? 14. Is the change suggested out of scale with the needs of the neighborhood or the County? 15. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 16. Consider: 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. 9.A Packet Pg. 52 04/25/2023 17. What is 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 [Code ch.106, art.II], as amended? 18. Are there other factors, standards, or criteria relating to this rezone request that the Board of County Commissioners deems important in protecting public health, safety, and welfare? As to the Affordable Housing Density Bonus Agreement: The Agreement has been reviewed and approved as to form and legality, and it requires a majority vote for Board approval. If the rezone does not have enough votes for Board approval, the agreement will be withdrawn. This item has been approved as to form and legality, and it requires an affirmative vote of four for Board approval. (DDP) RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends that the Board of County Commissioners approve the request for Petition PL20220003739, Justin’s Village Phase 2 Rezone subject to the following condition of approval: 1. The attached AHDB Agreement shall be adopted concurrently with the Justin’s Village Phase 2 Rezone. Prepared by: Nancy Gundlach, Planner III, AICP, PLA, CSM, Zoning Division ATTACHMENT(S) 1. STAFF REPORT -Justins Village 2-8-23 (PDF) 2. Attachment A-Proposed Rezone Ordinance - 040523 (PDF) 3. Attachment B-Consistency Review 2-9-23 (PDF) 4. Attachment C-AHDB Agreement Signed 03-23-2023 (PDF) 5. Attachment D-NIM Synopsis 12-27-2022 (PDF) 6. [Linked] Attachment E-Application (PDF) 7. legal ad - agenda ID 25005 (PDF) 9.A Packet Pg. 53 04/25/2023 COLLIER COUNTY Board of County Commissioners Item Number: 9.A Doc ID: 25005 Item Summary: This item requires that all participants be sworn in and ex parte disclosure be provided by Commission members. Recommendation to approve an Ordinance rezoning a portion of Justin’s Village to increase density, by amending Ordinance Number 04-41, as amended, the Collier County Land Development Code, which includes 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 Residential Multi-Family-6 (RMF-6) zoning district with a Gateway Triangle Zoning Overlay- Residential Subdistrict (GTZO-R) to a Residential Multi-Family-12 (RMF-12) zoning district with a Gateway Triangle Zoning Overlay-Residential Subdistrict (GTZO-R), to allow up to 28 total multi-family dwelling units with an affordable housing agreement on 2.33± acres of property located south of Lots 6 and 18, Breeze of Calusa Subdivision, on Justin’s Way, approximately 500 feet south of Calusa Avenue, in Section 11, Township 50 South, Range 25 East, Collier County, Florida; and by providing an effective date. [PL20220003739] (Mike Bosi, Planning and Zoning Division Director) Meeting Date: 04/25/2023 Prepared by: Title: Planner, Principal – Zoning Name: Nancy Gundlach 03/21/2023 4:08 PM Submitted by: Title: Zoning Director – Zoning Name: Mike Bosi 03/21/2023 4:08 PM Approved By: Review: Growth Management Department Diane Lynch Growth Management Department Completed 03/23/2023 1:14 PM Zoning Ray Bellows Additional Reviewer Completed 03/27/2023 1:56 PM Zoning Mike Bosi Division Director Completed 03/28/2023 4:37 PM Growth Management Department James C French Growth Management Completed 04/05/2023 6:44 PM County Attorney's Office Derek D. Perry Level 2 Attorney Review Completed 04/12/2023 2:28 PM Office of Management and Budget Blanca Aquino Luque Level 3 OMB Gatekeeper Review Completed 04/13/2023 9:16 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/13/2023 9:23 AM Office of Management and Budget Laura Zautcke Additional Reviewer Completed 04/13/2023 5:52 PM County Manager's Office Geoffrey Willig Level 4 County Manager Review Completed 04/19/2023 5:54 PM Board of County Commissioners Geoffrey Willig Meeting Pending 04/25/2023 9:00 AM 9.A Packet Pg. 54 PL20220003739, JUSTIN’S VILLAGE PHASE 2 REZONE February 8, 2023 Page 1 of 12 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT - PLANNING & REGULATION HEARING DATE: MARCH 16, 2023 SUBJECT: PL20220003739, JUSTIN’S VILLAGE PHASE 2 REZONE PROPERTY OWNER/AGENT: Applicant/Owner: Agent: SMH Properties of SWFL, Inc. Chris Hagan, P.E. 2001 Airport Road South Hagan Engineering, LLC Naples, FL 34112 1250 Tamiami Trial North # 203b Naples, FL 34102 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance of the Board of Collier County Commissioners of Collier County, Florida, rezoning a portion of Justin’s Village to increase density, by amending Ordinance Number 04-41, as amended, the Collier County Land Development Code, which includes 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 Residential Multi-Family-6 (RMF-6) zoning district with a Gateway Triangle Zoning Overlay- Residential Subdistrict (GTZO-R) to a Residential Multi-Family-12 (RMF-12) with a Gateway Triangle Zoning Overlay-Residential Subdistrict (GTZO-R), to allow up to 28 total multi-family dwelling units; and by providing an effective date. GEOGRAPHIC LOCATION: The subject 2.33± acre parcel is located south of Lots 6 and 18, Breeze of Calusa Subdivision, on Justin’s Way, approximately 500 feet south of Calusa Avenue, in Section 11, Township 50 South, Range 25 East, Collier County, Florida. (See the location map on the following page.) 9.A.1 Packet Pg. 55 Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 2 of 12 9.A.1Packet Pg. 56Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 3 of 12 9.A.1Packet Pg. 57Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 4 of 12 PURPOSE/DESCRIPTION OF PROJECT: The petitioner proposes to rezone the subject 2.33± acre property from the RMF-6-GTZO-R zoning district to the RMF-12-GTZO-R zoning district to allow for 28 multi-family dwelling units. The proposed multi-family development is an extension of the previously approved and partially constructed single-family development to the north known commonly known as Justin’s Village. An affordable Housing Density Bonus (AHDB) Agreement will be utilized to allocate 14% of the total units to residents or families earning less than 50% of the Adjusted Median Income (AMI) for Collier County. (Please see Attachment A-Proposed Rezone Ordinance). The Conceptual Master Plan depicts a 15-foot wide Type B Landscape Buffer around the perimeter of the property. A 43-foot side yard building setback is depicted along the western property line abutting the existing single-family homes along Andrew Drive. Access to the site will be from Justin’s Way. SURROUNDING LAND USE AND ZONING: SUBJECT PARCEL: The site is currently undeveloped with a current zoning designation of RMF- 6-GTZO-R and with a proposed zoning designation of RMF-12-GTZO-R SURROUNDING: North: Partially developed single-family residences with a zoning designation of Residential Multi- family-6 Gateway Triangle Zoning Overlay-Residential (RMF-6-GTZO-R) East: Developed offices with a zoning designation of Commercial Intermediate-Gateway Triangle Zoning Overlay-Mixed Use (C-3-GTZO-MXD) South: Mobile Home Park with a zoning designation of Commercial Intermediate-Gateway Triangle Zoning Overlay-Mixed Use (C-3-GTZO-MXD) West: Developed single-family with a zoning designation of Residential Multi-family-6 Gateway Triangle Zoning Overlay-Residential (RMF-6-GTZO-R) 9.A.1 Packet Pg. 58 Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 5 of 12 AERIAL GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Comprehensive Planning staff has reviewed the proposed Rezone. In order to achieve the density of 28 units, an Affordable Housing Density Bonus (AHDB) Agreement will be utilized to allocate 14% (four units) of the total units (28 units) to residents or families earning less than 50% of the Adjusted Median Income (AMI) for Collier County. For further information, please see Attachment C-AHDB Agreement. Comprehensive Planning staff has found the proposed Rezoning consistent with the Future Land Use Element (FLUE) of the GMP. For further information, see Attachment B-GMP Consistency Review. Transportation Element: The Transportation Planning staff has reviewed the Traffic Impact Statement (TIS) and has determined the project is consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan, which 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 Subject Site 9.A.1 Packet Pg. 59 Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 6 of 12 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 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.” According to the Transportation Impact Statement (TIS) dated October 25, 2022 (revised), provided with this petition; the proposed Justin’s Village Rezone Development will generate a projected total of +/-47 PM peak hour two-way trips on the following roadway segments with the listed capacities according to the 2021 and 2022 AUIR: Roadway Link/ID Current Peak Hour Peak Direction Service Volume/Peak Direction 2021 AUIR LOS 2021 AUIR Remaining Capacity 2022 AUIR LOS 2022 AUIR Remaining Capacity Airport Pulling Road (CR-31) Tamiami Trail East (US 41)/6.0 2,700/South C 1,036 C 1,046 Note: The proposed development has a de minimus (less than 1%) impact on the adjacent roadway segment. Based on the 2021 and 2022 AUIR, the adjacent roadway network has sufficient capacity to accommodate the proposed new trips for this development within the 5-year planning period. Additionally, the proposed development represents a de minimus impact on the adjacent road network. Therefore, the subject Rezone can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Conservation & Coastal Management Element (CCME): Environmental Planning staff evaluated the petition. The subject 2.33± acre property has been found consistent with the goals, objectives, and policies of the CCME. 9.A.1 Packet Pg. 60 Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 7 of 12 Based on the above analysis, Comprehensive Planning staff finds the proposed rezone consistent with the Future Land Use Element (FLUE) of the GMP. ANALYSIS: Staff completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in LDC Subsection 10.02.08. F., Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establishes the legal bases to support the CCPC’s recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC (Board of Collier County Commissioners), who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below, under the heading “Rezone Findings.” In addition, staff offers the following analyses: Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and is recommending approval. Environmental Review: Environmental Planning staff has reviewed the petition to address environmental concerns. The property has been historically maintained cleared of native vegetation. Therefore, the Master Plan does not show a preserve since no minimum preservation is required. No listed animal species were observed on the property. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Service staff recommends approval of the proposed petition. Utility Review: Utilities staff reviewed and approved this petition. The project lies within the south wastewater service area of the Collier County Water-Sewer District (CCWSD). Sufficient wastewater treatment capacity is available. Any improvements to the CCWSD’s wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. The project lies within the City of Naples potable water service area. Housing Review: Housing staff has reviewed this petition and recommends approval of the proposed Rezone subject to the adoption of the companion AHDB Agreement. Planning & Zoning Review: As previously stated, the proposed multi-family development is an extension of the previously approved and partially constructed single-family development to the north known commonly known as Justin’s Village. The petitioner proposes to rezone the subject 2.33± acre property from the RMF-6-GTZO-R zoning district to the RMF-12-GTZO-R zoning district to allow for 28 multi-family dwelling units. A total of four of the units will serve families earning less than 50% Adjusted Median Income (AMI) for Collier County. 9.A.1 Packet Pg. 61 Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 8 of 12 The Gateway Triangle Zoning Overlay standards for residential development are: - Front yard: 10 feet - Side yard: 7.5 feet - Rear yard: 15 feet - Building height: 35 feet The Conceptual Master Plan depicts setbacks that are the same or above the required setbacks. A 15-foot wide Type B Landscape Buffer has been provided around the perimeter of the property. A 43-foot side yard building setback is depicted along the western property line abutting the existing single-family homes along Andrew Drive. Access to the site will be from Justin’s Way. Approval of this petition should not be contrary to the requirements of the LDC, and the uses allowable in the proposed multi-family development will act as a transition between the commercial development to the east and the single-family development to the west. To date, no letters of objection or support have been received. REZONE FINDINGS: LDC Subsection 10.02.08. F. states, “When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners…shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings when applicable” (The criteria are italicized, Staff’s responses to these criteria are provided in regular font): 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the GMP. The Comprehensive Planning Department has indicated that the proposed rezone is consistent with all applicable elements of the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). 2. The existing land use pattern. The subject site is currently zoned RMF-6-GTZO-R with a proposed zoning designation of RMF- 12-GTZO-R. As described in the “Surrounding Land Use and Zoning” portion of this report, the neighborhood’s existing land use pattern is characterized by partially developed single-family to the north, developed commercial to the east, developed mobile home park to the south, and developed single-family residential to the west. The multi-family uses proposed in this petition should not create incompatibility issues. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. As previously stated, the subject site is already zoned multi-family. It is not an isolated district unrelated to adjacent and nearby districts. It is also comparable with expected land uses by its consistency with the FLUE of the GMP. 9.A.1 Packet Pg. 62 Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 9 of 12 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 on page two of this staff report, the existing district boundaries are logically drawn. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. According to information provided by the petitioner, this rezone request is in response to the increased demand for affordable housing. Furthermore, the workforce residents will be located close to the resident’s probable employment at St. Matthew’s. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change from RMF-6-GTZO-R and with a proposed zoning designation of RMF-12- GTZO-R will not substantially change the allowable uses on the subject site. Therefore, staff is of the opinion that the proposed change will not adversely influence living conditions in the neighborhood. 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 project at this time. This project was evaluated for GMP consistency as shown in that section of this report. In addition, 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 development will not create a drainage problem. Furthermore, the project is subject to the requirements of Collier County and the South Florida Water Management District. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. This development should not significantly reduce light and air to adjacent areas; thus the development proposed, if approved, should not negatively affect light and air permeation into adjacent areas. 10. Whether the proposed change would adversely affect property values in the adjacent area. The subject site is already zoned residential. Therefore, Staff is of the opinion this rezone will not adversely impact property values in the adjacent area. 9.A.1 Packet Pg. 63 Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 10 of 12 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 west of this property are already developed and other surrounding properties are mostly developed as previously noted. The basic premise underlying all of 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 rezone 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 contrasted with the public welfare. The proposed development complies with the GMP, 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 subject property could be developed under the existing zoning. However, according to the petitioner, a rezone is sought to provide more affordable housing options. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. As previously stated, the subject site is already zoned residential multi-family. In addition, the proposed development complies with the GMP requirements for the uses proposed. The GMP is a policy statement that has evaluated the scale, density, and intensity of land uses deemed to be acceptable throughout Collier County. Staff believes that the zoning district will ensure that the project is not out of scale with the needs of the community. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. There may be other sites in the County that could accommodate the uses proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its merit for compliance with the GMP and the LDC, and staff does not 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 proposed zoning district would require some site alteration and this project will undergo extensive evaluation relative to all federal, state, and local development 9.A.1 Packet Pg. 64 Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 11 of 12 regulations during the site development plan approval process 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 GMP and as defined and implemented through the Collier County adequate public facilities ordinance. The development will have to meet all applicable criteria set forth in the LDC regarding Adequate Public Facilities. The project must also be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff that is responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff has concluded that the developer has provided appropriate commitments so that the impacts to the Level of Service (LOS) will be minimized. 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 BCC during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant duly noticed and held the required meeting on December 15, 2023, at 5:30 p.m. at the Salvation Army Church, located at 3170 Estey Avenue, Naples, Florida. Four people along with the applicant and County Staff attended the meeting. For further information, please see Attachment B- NIM Summary. The meeting ended at approximately 6:10 p.m. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney’s Office reviewed this staff report for content and legal sufficiency on February 6, 2023. STAFF RECOMMENDATION: The proposed rezone is consistent with the applicable provisions of the GMP and the uses allowable in this rezoning will be compatible with surrounding land uses. Staff has provided Rezone Findings to support this contention. Therefore, Planning & Zoning Review staff recommends that the Collier County Planning Commission forward Petition PL20220003739, Justin’s Village Phase 2 Rezone to the Board of County Commissioners with the following condition of approval: 1. The companion AHDB Agreement shall be adopted concurrently with the Justin’s Village Phase 2 Rezone. 9.A.1 Packet Pg. 65 Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) JUSTIN’S VILLAGE PHASE 2 REZONE, PL20220003739 February 8, 2023 Page 12 of 12 Attachments: Attachment A: Proposed Rezone Ordinance Attachment B: GMP Consistency Review Attachment C: AHDB Agreement Attachment D: NIM Summary Attachment E: Application 9.A.1 Packet Pg. 66 Attachment: STAFF REPORT -Justins Village 2-8-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.2 Packet Pg. 67 Attachment: Attachment A-Proposed Rezone Ordinance - 040523 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.2 Packet Pg. 68 Attachment: Attachment A-Proposed Rezone Ordinance - 040523 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.2 Packet Pg. 69 Attachment: Attachment A-Proposed Rezone Ordinance - 040523 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.2 Packet Pg. 70 Attachment: Attachment A-Proposed Rezone Ordinance - 040523 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.2 Packet Pg. 71 Attachment: Attachment A-Proposed Rezone Ordinance - 040523 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.2 Packet Pg. 72 Attachment: Attachment A-Proposed Rezone Ordinance - 040523 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) Growth Management Department Zoning Division C O N S I S T E N C Y R E V I E W M E M O R A N D U M To: Nancy Gundlach, AICP, PLA, Planner III, Zoning Services Section From: Rachel Hansen, Planner III, Comprehensive Planning Section Date: February 9, 2023 Subject: Future Land Use Element Consistency Review PETITION NUMBER: RZ-PL20220003739 PETITION NAME: Justin’s Village Phase II Rezone REQUEST: Rezone the subject property (+2.33 acres) from RMF-6-GTMUD-R, Residential Multi- family-6 zoning district (maximum of 6 dwelling units/acre) with Gateway Triangle Mixed Use Overlay District-Residential Subdistrict to RMF-12-GTMUD-R and utilize an Affordable Housing Density Bonus on the portion of the property outside Activity Center #16 (+0.735 acres) to permit a residential development with a total of 28 multi-family dwelling units which will serve graduates of the St. Matthew’s House/Justin’s Village lifestyle improvement programs. LOCATION: The subject site is located on the south side of Calusa Avenue, approximately 350 feet west of Airport-Pulling Road (C.R. 31), in Section 11, Township 50 South, Range 25 East. COMPREHENSIVE PLANNING COMMENTS: The subject property is located within the Urban designated area (Urban – Commercial District, Mixed Use Activity Center Subdistrict (#16), and Urban – Mixed Use District, Urban Residential Subdistrict), and is within the Bayshore/Gateway Triangle Redevelopment Overlay–all as identified on the Countywide Future Land Use Map. The Urban Residential Subdistrict allows residential uses at a maximum density as determined by application of the Density Rating System, and a variety of non-residential uses, including parks, recreation and open space uses, and essential services as defined in the Land Development Code (LDC). The Mixed Use Activity Center Subdistrict allows residential uses at a maximum density of 16 dwelling units/acre, mixed use developments, the full array of commercial uses, essential services, and other non-residential uses. The Bayshore/Gateway Triangle Redevelopment Overlay is intended to promote redevelopment projects and limits density on the subject site to 12 dwelling units/acre. To achieve the requested 28 multi-family dwelling units, the applicant is proposing the use of an Affordable Housing Density Bonus (AHDB) per the rating system outlined in LDC Section 2.06.03. Fourteen percent (4 units) of the total 28 units will be provided for those earning less than 50% of Collier County’s Area Median Income (AMI), resulting in a density bonus of 7.4 dwelling units/acre. Because the AHDB is only applicable to the area of the subject property designated Urban Residential, the density calculation breaks down as follows: 9.A.3 Packet Pg. 73 Attachment: Attachment B-Consistency Review 2-9-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 1.595 acres (Activity Center) x 12 dwelling units (DUs)/acre = 19.14 DUs 0.735 acres (Urban Residential) x (base density 4 DUs/acre + bonus 7.4 DUs/acre) = 8.41 DUs The resulting total allowable density is therefore 27.55 DUs, rounded to 28. In reviewing for compliance with Policy 5.6 and Policies 7.1 - 7.4 (shown below) of the Future Land Use Element (FLUE) staff provides the following analysis in [bracketed bold text.] Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning staff as part of their review of the petition in its entirety.] Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. [The subject site does not abut an arterial or collector road as identified in the Transportation Element.] Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. [As a non- PUD rezone petition, a master plan is not required. However, it is apparent that the only available site access is the existing access from Calusa Avenue.] Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and their interconnection points with adjoining neighborhoods or other developments regardless of land use type. [All surrounding properties are developed.] Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [As a non- PUD rezone petition, a master plan is not required and little detail is provided. However, the site must provide sidewalks and open space per the LDC. With respect to how this development provides a range of housing prices and types, 4 of the 28 units will be provided for those earning less than 50% of Collier County’s AMI.] Based upon the above analysis of proposed uses and densities, Comprehensive Planning staff finds the proposed rezone petition to be consistent with the Future Land Use Element. PETITION ON CITYVIEW 9.A.3 Packet Pg. 74 Attachment: Attachment B-Consistency Review 2-9-23 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 75 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 76 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 77 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 78 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 79 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 80 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 81 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 82 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 83 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 84 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 85 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 86 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 87 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 88 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 89 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 90 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 91 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 92 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 93 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 94 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 95 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 96 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 97 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.4 Packet Pg. 98 Attachment: Attachment C-AHDB Agreement Signed 03-23-2023 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 1250 Tamiami Trail North, Suite 203B Naples, Florida 34102 239-228-7742 Chris@HaganEng.com Re: 12-15-2022 NIM Meeting Synopsis Justin Village Rezone PL 202200003739 This letter and the attachments to document the Neighborhood Informational Meeting for the Justin Village Rezone held on December 15, 2022. Attached to this synopsis please find the sign in sheet, the exhibits and the NIM affidavit with attachments for the project. The meeting was attended by three members of Saint Matthew's House Properties, three members from Hagan Engineering, 3 county staff members, a representative from the Naples Daily News, a representative from the Bayshore CRA and four public residents. The meeting began at 5:30 PM in the Salvation Army church per the attached Advertisement. Dwight Nadeau started the meeting off with a presentation outlining the rezone application. This was revisited as several members of the public joined the meeting late. The floor was then opened for questions and the following issues were noted: x Resident’s recovery program x Renter restrictions x Density and affordable housing density bonus x Resident’s pedestrian x Public access to rentals x Graduate relapse rates for treatment x Sober house separation x Unit density and intensity x HOA operation and maintenance x Master planning at site development plan permitting x Zoning history x Saint Matthew House properties and operations x Building height x Parking restrictions x Regional flooding question The specific discussion is shown in the attached video link. 12-20-2022 NIM Video link I believe this fully documents are NIM meeting. Sincerely, Chris Hagan 9.A.5 Packet Pg. 99 Attachment: Attachment D-NIM Synopsis 12-27-2022 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 100 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 101 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 102 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 103 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 104 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 105 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 106 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 107 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 108 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 109 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 110 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6Packet Pg. 111Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village 9.A.6Packet Pg. 112Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village City of Naples UTILITIES DEPARTMENT 380 RIVERSIDE CIRCLE ● NAPLES, FLORIDA 34102 TELEPHONE (239) 213-5051 ● UTILITIESFORMS@NAPLESGOV.COM Ethics above all else ... Service to others before self ... Quality in all that we do. Page 1 of 2 November 1, 2022 Chris Hagan Hagan Engineering 1250 Tamiami Trail North, Suite 203B Naples, FL 34102 chris@HaganEng.com Subject: Potable Water Service Availability for Justin’s Village (aka Calusa Breeze) Justin’s Way, Naples, FL 34112 – City File No. 14-27 Dear Mr. Hagan: In response to the request for a Letter of Availability for potable water service (domestic and /or irrigation use) for the proposed Justin’s Village project received via email on Oct 25, 2022. This office has reviewed the subject site for available potable water service. Based on the referenced information and review, this office confirms the following: 1. The subject property is located within the City of Naples potable water service area. 2. The City of Naples has adequate treatment plant capacity for the proposed project. 3. This project has been previously permitted, constructed, and accepted as Calusa Breeze with final acceptance letter dated December 17, 2015. The new owner wishes to rezone the southern half of the site to a multifamily use. This will replace the permitted remaining 11 home sites with 28 multifamily units for a total of 40 units on site. 4. The proposed improvements must meet current City of Naples Utilities Standards and must be submitted to the Utilities Department for review and approval. 5. Should the scope of proposed project change to impact City utility services, the project’s engineer of record shall remain responsible to contact the City for appropriate reviews and analysis. This letter does not imply or guarantee that adequate potable water distribution main facilities of sufficient size and capacity exist at the property; such utilities as may be needed for new site development shall remain the developer’s responsibility to design, permit and construct. Based on the above, this office has no objections to this project subject to appropriate reviews by all utility service providers (including the City of Naples), Collier County, and the Fire District. 9.A.6 Packet Pg. 113 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) Ethics above all else ... Service to others before self ... Quality in all that we do. Page 2 of 2 Should you have any questions or require any additional information or action from this office, please do not hesitate to call this office at (239) 213-5051 or e-mail dmking@naplesgov.com. Sincerely, Denise King, Utilities Permit Coordinator Cc: Michelle Baines, P.E., Interim Utilities Director Bob Middleton, Utilities Director David Banter, Utilities Inspector 9.A.6 Packet Pg. 114 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 115 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 116 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 117 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 118 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 119 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 120 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 121 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 122 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 123 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 124 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 125 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 126 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 127 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 128 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) Page 1 of 2 Operations & Regulatory Management Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 www.colliercountyfl.gov ADDRESSING CHECKLIST Please complete the following and email to GMD_Addressing@colliercountyfl.gov or submit in person to the Addressing Section at the address listed below. This form must be signed by Addressing personnel prior to the pre-application meeting. Please allow 3 business days for processing. Not all items will apply to every project. Items in bold are required. FOLIO NUMBERS MUST BE PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section. PETITION TYPE (Indicate type below. Complete a separate Addressing Checklist for each Petition type). BL (Blasting Permit) BD (Boat Dock Extension) Carnival/Circus Permit CU (Conditional Use Permit) EXP (Excavation Permit) FP (Final Plat) LLA (Lot Line Adjustment) PNC (Project Name Change) PPL (Plans & Plat Review) PSP (Preliminary Subdivision Plat) PUD Rezone RZ (Standard Rezone) SDP (Site Development Plan) SDPA (SDP Amendment) SDPI (Insubstantial Change to SDP) SIP (Site Improvement Plan) SIPI (Insubstantial Change to SIP) SNR (Street Name Change) SNC (Street Name Change – Unplatted) TDR (Transfer of Development Rights) VA (Variance) VRP (Vegetation Removal Permit) VRSFP (Vegetation Removal & Site Fill Permit) OTHER LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached) FOLIO (Property ID) Number(s) of above (attach to, or associate with, legal description if more than one) STREET ADDRESS or ADDRESSES (as applicable, if already assigned) •LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right-of-way •SURVEY (copy – only needed for unplatted properties) CURRENT PROJECT NAME (if applicable) PROPOSED PROJECT NAME (if applicable) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) SDP - or AR or PL # Addressing Checklist (Rev 12/2021) T50, R25, S11 9.A.6 Packet Pg. 129 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) Addressing Checklist (Rev 12/2021) Page 2 of 2 Operations & Regulatory Management Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 www.colliercountyfl.gov Project or development names proposed for, or already appearing in, condominium documents (if application, indicate whether proposed or existing) Please Return Approved Checklist By: Email Personally picked up Applicant Name: Phone: Email: Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Division. FOR STAFF USE ONLY Folio Number Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR A NEW FORM SUBMITTED. 24729000040 see attached 6/24/2022 9.A.6 Packet Pg. 130 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) Justin’s Village Standard Rezoning Legal Description The South 347.2± feet of Tract A, Tract B, Lots 7-12, and Lots 19 -23 Breeze of Calusa Subdivision, as recorded in Plat Book 59, Page 16, of the Public Records of Collier County, Florida. Collier County Property Appraiser Address: Folio Numbers: 24729000040; No address 24729000024; 3153 Justins Way, Naples, Florida 34112 24729000189; 3180 Justins Way “” 24729000202; 3176 Justins Way “” 24729000228; 3172 Justins Way “” 24729000244; 3168 Justins Way “” 24729000260; 3164 Justins Way “” 24729000286; 3160 Justins Way “” 24729000422; 3175 Justins Way “” 24729000448; 3171 Justins Way “” 24729000464; 3167 Justins Way “” 24729000480; 3163 Justins Way “” 24729000503. 3159 Justins Way “” Adjacent Lands: The North 457.9± feet of Tract A, Lots 1-6, and Lots 13 -18 Breeze of Calusa Subdivision, as recorded in Plat Book 59, Page 16, of the Public Records of Collier County, Florida. 9.A.6 Packet Pg. 131 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 132 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 133 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 134 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 135 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 136 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) PL202200003739 JV_STD_RZ_Legal_Desc_rev1 Justin’s Village Standard Rezoning Legal Description All that part of Tract "A" lying South of an easterly extension of the South line of Lot 18 to the East right-of-way line of Justins Way, Tract "B" and all of Lots 7 through 12, 19 through 23, Breeze of Calusa, Plat Book 59, Pages 16 through 17 of the public records of Collier County, Florida. Adjacent Lands: All that part of Tract "A" lying North of an easterly extension of the South line of Lot 18 to the East right-of-way line of Justins Way, and all of Lots 1through 6, and 13 through 18, Breeze of Calusa, Plat Book 59, Pages 16 through 17 of the public records of Collier County, Florida. 9.A.6 Packet Pg. 137 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 138 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 139 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 140 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 141 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 142 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 143 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 144 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 2001 AIRPORT RD S NAPLES, FL 34112 Current Principal Place of Business: Current Mailing Address: 2001 AIRPORT RD S NAPLES, FL 34112 US Entity Name: SMH PROPERTIES OF SOUTHWEST FLORIDA, INC. DOCUMENT# N11000009725 FEI Number: 45-3756563 Certificate of Status Desired: Name and Address of Current Registered Agent: BROODER, STEVE 2601 AIRPORT RD S NAPLES, FL 34112 US The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both, in the State of Florida. SIGNATURE: Electronic Signature of Registered Agent Date Officer/Director Detail : I hereby certify that the information indicated on this report or supplemental report is true and accurate and that my electronic signature shall have the same legal effect as if made under oath; that I am an officer or director of the corporation or the receiver or trustee empowered to execute this report as required by Chapter 617, Florida Statutes; and that my name appears above, or on an attachment with all other like empowered. SIGNATURE: Electronic Signature of Signing Officer/Director Detail Date STEVE BROODER FILED Jan 24, 2022 Secretary of State 4611242404CC STEVE BROODER CEO 01/24/2022 2022 FLORIDA NOT FOR PROFIT CORPORATION ANNUAL REPORT No 01/24/2022 Title CEO Name BROODER, STEVE Address 2001 AIRPORT RD S City-State-Zip:NAPLES FL 34112 Title VC Name LOUKONEN, RACHAEL Address 2001 AIRPORT RD S City-State-Zip:NAPLES FL 34112 Title CONTROLLER Name MILLER, CRIS Address 2001 AIRPORT RD S City-State-Zip:NAPLES FL 34112 Title BOARD CHAIRMAN Name FUMO, HENRY Address 2001 AIRPORT RD S City-State-Zip:NAPLES FL 34112 Title ASST. SECRETARY Name MULLINS, PEGGY Address 2001 AIRPORT RD S City-State-Zip:NAPLES FL 34112 9.A.6 Packet Pg. 145 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 146 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 147 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6Packet Pg. 148Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village 9.A.6 Packet Pg. 149 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) PL20220003739 Narrative Page 1 of 6 JV_STD_RZ_NBFA_v2 PL20220003739 Justin’s Village Phase II Rezoning from RMF-6 GTZO-R to RMF-12 GTZO-R Narrative and Basis for Approval SMH Properties of Southwest Florida Inc., is proposing to rezone the south half of the Breeze of Calusa Subdivision from the existing RMF-6 GTZO-R (RMF-6) Zoning District to the RMF-12 GTZO-R (RMF-12) Zoning District to allow the development of twenty-eight (28) multi-family dwelling units. While the 2.3± acre rezoning property is currently entitled with 14 dwelling units pursuant to the existing zoning, only 11 lots have vested rights having been platted. The Petitioner is proposing to utilize a Density Bonus for affordable housing by committing to thirty percent (30%) of the Bonus Units to be allocated to residents or families earning less than eighty percent (80%) of the Adjusted Median Income for Collier County. Rental apartments are contemplated to primarily serve the participants or graduates of the St. Matthews House/Justin’s Village lifestyle improvement programs. Further, many of the residents will derive most of their, or their family’s income from the many St. Matthew’s House community support business here in Collier County. The proposed rezoning is appropriate and timely for this growing area of the community. The majority of the subject property lies within Activity Center 16, and the entire property and surrounding area are in the Bayshore/Gateway Triangle Redevelopment Area, and a part of the Gateway Triangle Mixed Use Overlay Zoning District. Subsequent to the 2006 adoption of the Gateway Triangle Mixed Use Overlay District, the property was rezoned in 2014 from C-1/T GTMUD-MXD and RMF-6 GTMUD-R Zoning Districts to the existing RMF-6 GTMUD-R (now RMF-6 GTZO-R, Ord. 22-12) Zoning District. These overlay designations and zoning are the result of the Board of County Commissioner’s June, 2000 adoption of the Bayshore/Gateway Redevelopment Plan. As stated in the Future Land Use Element of the Collier County Growth Management Plan, “The intent of the redevelopment program is to encourage the revitalization of the Bayshore/Gateway Triangle Redevelopment Area by providing incentives that will encourage the private sector to invest in this urban area.” The County paid particular attention to the various development and redevelopment opportunities within the GTZO District regulations of the LDC so as to provide specific development standards for particular land use types. The subject rezoning property can be developed in complete compliance with the LDC, and have all relevant compatibility assurances applied to the standard rezoning ordinance without having to create a special purpose PUD. The Petitioner controls all of the property within the boundaries of the Breeze of Calusa Subdivision, with the northern half being developed with single-family homes and commonly known as Justin’s Village. The increased demand for additional workforce housing from the community services operated by St. Matthews House was the catalyst for the proposed change to the development intent of the subject property. The rezoning property has 11 dwelling units with vested rights pursuant to the platting of the property and having made contributions to public infrastructure. The residential density increase proposed in this rezoning will be utilized to provide for those needed workforce residences in close proximity to the resident’s probable employment. This in itself is a smart growth practice which may result in lessor impacts to the roadway network. This new multi-family development intent will allow for the construction of apartment residences that will managed by a St. Matthew’s House entity and may be referred to as Justin’s Village Phase II. All of the residential development within the rezone property will be owned and maintained by a St. Matthew’s House entity. Many if not all of the future residents of the new apartments will be participating in, or graduates of the St. Matthew’s House lifestyle improvement programs. Given this central management by St. Matthew’s House, a standard of quality and consistency in appearance can be maintained, and therefore a greater assurance for reduced compatibility concerns may be anticipated if compared to an unregulated apartment complex. The Petitioner is aware of prior historic compatibility measures applied to the western boundary of the rezone property and respects the intent of those measures wherein future multi-family structures proximate to that western boundary will be limited to two-stories in height and be no closer than 43 feet (Derived from 25’ design setback plus 18’ parking space depth). While no development plan has been provided with this 9.A.6 Packet Pg. 150 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) PL20220003739 Narrative Page 2 of 6 JV_STD_RZ_NBFA_v2 application, the Petitioner will not object to carefully worded dimensional standards/stipulations be applied to the western boundary to ensure compatibility with the neighboring homes. Buffering is equally important as stormwater detention and conveyance, so buffering requirements must not inhibit storage or conveyance. This Petition application and support documentation was prepared following the requirements of Chapter 3 H. of the Administrative Code, and LDC Section 10.02.08. As specified in said LDC Section, the Petitioner has prepared the below responses to the required findings for standard rezonings. 1. Whether the proposed change will be consistent with the goals, objectives, policies, future land use map and elements of the Growth Management Plan. Response: The subject rezoning property lies within the Urban-Mixed Use District as depicted on the Future Land Use Map (FLUE Policy 1.1). Further, the majority of the rezone property lies within Activity Center #16, where higher intensity commercial land uses and greater residential densities (up to 16 dwelling units per acre) are directed. With respect to land use, the rezoning property lies within the Bayshore Gateway Triangle Redevelopment Area, where the Gateway Triangle Mixed Use Overlay District on the Future Land Use Map, and are further governed by the Bayshore/Gateway Triangle Redevelopment Overlay (Overlay) within the Future Land Use Element (FLUE). These Overlay provisions of the FLUE direct that residential densities be derived from the Density Rating System and those Overlay provisions. As stated previously, while the subject property lies within Activity Center #16 which could generate a residential density as high as 16 dwellings unit per acre, and further, the density bonuses offered by the Density Rating System could generate 16 dwelling units per acre, the Overlay provisions tend to limit densities to 12 dwelling units per acre. While not GMP related, linkage to the LDC does not provide for the RMF- 16 Zoning District in the GTZO-R District. With respect to the Future Land Use Element, this Standard Rezoning Petition is compliant with and promotes the intent of: Policy 4.8, where the proposed rezoning is provided for by the County’s adoption of the Bayshore/Gateway Redevelopment Plan to allow “alternative land uses and incentives that may be necessary to encourage redevelopment”; Policy 5.3.c., where the requested residential density (12 du/ac) is no greater than the residential densities specified for the respective zoning overlay district; Policy 5.6. where the proposed multi-family development resulting from the rezoning approval will be compatible and complementary to the surrounding land uses with the compatibility measures proposed by the Petitioner and the development standards provided for by the LDC; Policy 7.4. where the proposed redevelopment of the southern portion of the existing subdivision will be rezoned to provide for “a blend of densities” in “walkable communities” with a “range of housing types and prices”; Policy 7.7. where the proposed redevelopment of the subdivision allowed through the approval of this rezoning will implement the smart growth policies of the GMP and LDC by providing workforce housing in close proximity to employment centers thereby reducing impacts on the public roadway network. With respect to the Transportation Element, this Standard Rezoning Petition is compliant with and promotes the intent of: Policy 5.1, where the proposed rezoning, if approved would allow add 17 residential dwelling units to the 11 vested single-family units that were platted and already added to the transportation network. That nominal increase of residential units would be less than the prescribed trigger levels of impacts to the adopted Level of Service of roadway links impacted by the proposed development; Policy 5.2, As stated above the projected traffic resulting from the redevelopment of the rezoning property would have very little impact on surrounding roadway links, and may be found to be “de minimis impact” 9.A.6 Packet Pg. 151 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) PL20220003739 Narrative Page 3 of 6 JV_STD_RZ_NBFA_v2 With respect to the Housing Element, this Standard Rezoning Petition is compliant with and promotes the intent of: Objective 1, where the proposed redevelopment of the existing subdivision resulting from the approval of this rezoning will “provide new affordable housing units in order to meet the current and future housing needs of legal residents with very-low, low, moderate and affordable workforce incomes…”; Objective 2, where the proposed rezoning will “increase the number of affordable housing units, by the methods contained in Objective 1 and subsequent policies, for very-low, low, moderate and affordable workforce income residents with the assistance of for-profit and not-for-profit providers of affordable housing, within the County and its municipalities.” 2. The existing land use pattern. Response: The subject rezoning property is bounded on the north by single-family uses in the developed portion of the Breeze of Calusa Subdivision (a.k.a.: Justin’s Village Phase I, and further north, parking for commercial land uses in the MXD Subdistrict. The subject rezoning property is bounded on the east by the developed commercial office park Stafford Court and a three-story commercial office building all within the C-3 Intermediate Commercial Zoning District of the GTZO Mixed Use Subdistrict. The rezoning property’s southern boundary is adjacent to an antiquated mobile home park in the C-3 Intermediate Commercial Zoning District. It is appropriate to contemplate this adjacent land use will transition to one of the higher intensity commercial or mixed -use land uses permitted in the C-3 District of the GTZO-MXD Subdistrict. Finally, the rezoning property is bounded on the west with developed single-family homes in the RMF-6 Zoning District of the GTZO Residential Subdistrict. The predominance of commercial zoning and land uses along the eastern parcel boundary are those expected to be along primary roadways within designated Activity Centers. Following Euclidean Zoning principals, higher intensity commercial land uses in commercial zoning districts transition to higher density residential land uses in residential zoning districts, with a decreasing progression of residential densities moving away from the higher intensity commercial areas. The subject rezoning property is appropriately located and sized to accommodate a greater density to provide for the requested housing near the employment opportunities within Activity Center 16. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. Response: The installation of the proposed RMF-12 District within this area of the GTZO-R is appropriate and commonly used as a transitional district between higher intensity commercial districts and lower density residential districts. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property for the proposed change. Response: No, past County leadership’s approval of the existing zoning boundaries are not without basis or illogical. The State’s past growth management acts, data, analysis and public participation were the basis for the existing Zoning Atlas. These same factors will be applied to the review of this rezoning as it responds to changing needs for workforce housing in the community. 5. Whether changed or changing conditions make the passage of the proposed amendment (rezone) when necessary. Response: The proposed rezone is not necessary, per se; but it is being requested in compliance with the LDC provisions to seek such rezone to allow the owner the opportunity to develop the land with uses other than what the existing zoning district would allow. The County recognized the need for special attention to be paid to the Gateway Triangle area, so much so that the Gateway Redevelopment Area was created, a new Overlay District was created in the FLUE, and the GTZO District was added to the LDC. As this vibrant area of the community redevelops, new 9.A.6 Packet Pg. 152 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) PL20220003739 Narrative Page 4 of 6 JV_STD_RZ_NBFA_v2 community needs are identified which can be addressed through additions to the Zoning Atlas such as this zoning request which is grounded in community improvement. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Response: The western portion of the subject property is adjacent to the urban single family residential zoning district and is developed with single-family homes. Through the zoning and zoning mapping history of the subject property particular compatibility attention has been paid to that western boundary wherein Ordinance 92-77 limited building height to two-stories and a twenty-five-foot landscape buffer be provided. While these historic compatibility assurances were not applied to the existing Zoning Ordinance 2014-38, the Petitioner will carry this commitment forward with this rezoning request where future multi-family development will be restricted in the same manner. Building massing will be oriented to the east, with buffering provided along the west. Central management of the residences by a St. Matthew’s House entity will provide for a consistency in appearance and regular maintenance, and with this, a greater assurance for reduced compatibility concerns may be anticipated. 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. Response: The proposed rezoning will add 14 dwelling units above the existing 11 platted single-family residential lots, with a maximum 28 units available for multi-family development on the subject property. This moderate increase in residential density, will likely be found to be a de minimis impact on the roadway network w ith the intended land use change from single-family to multi-family. Further, this workforce housing project will be proximate to the probable employment of its residents which will have the potential to lessen traffic on the local streets. 8. Whether the proposed change will create a drainage problem. Response: The proposed rezoning property lies within an established subdivision with operational surface water management system. The proposed increase in residential density will not overly impact the drainage improvements of the neighborhood, and any additional runoff will easily be provided for within the boundaries of the property before discharge. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Response: No, the future development of the multi-family land uses approved through this rezoning will be governed by the compatibility measures contained in the LDC. The development standards of the RMF-12 GTZO District and other provisions of the County’s regulations will address any potential development related impacts as to glare, lighting, and air quality. 10. Whether the proposed change will seriously affect property values in the adjacent area. Response: 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 conditions. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. 9.A.6 Packet Pg. 153 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) PL20220003739 Narrative Page 5 of 6 JV_STD_RZ_NBFA_v2 Response: Surrounding properties are developed and future redevelopment is provided for by the Growth Management Plan and the LDC. No, the approval of the requested rezoning will not deter the opportunities for redevelopment of adjacent property. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Response: The proposed development complies with the Growth Management Plan which is 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. Response: No, the property certainly can be developed in accordance with the existing zoning as evidenced by the existing platted subdivision. It is the community demand for additional workforce housing that the provisions of the GMP and LDC can be applied to appropriately increase density, as in the case of this rezoning request. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. Response: No, the proposed zoning change and increase in density is in response to the community demand for more affordable workforce housing opportunities. The zoning district and density requested is an appropriate transition from the more intensive commercial land uses abutting the neighborhood. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. Response: It may be possible to identify alternative urban lands that may accommodate the demand for additional affordable workforce housing. These sites may need density changes also, but certainly those alternative sites would not be as proximate to the intended resident’s places of employment as this this site affords. 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. Response: The subject rezoning property, having been platted and infrastructure installed, would require little obvious modification to allow the development of the site with the intended multi-family apartment residences. Any further site alterations would be permitted through the administrative review processes prescribed by the LDC and other applicable Federal, State, and/or County regulations. 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 [Code Ch. 106, art. II], as amended]. Response: The subject rezoning property has been platted and Certificate of Public Facilities Adequacy has been issued for 11 single-family homes. The proposed rezoning will allow an additional 14 multi-family residences, and the site is intended to be developed with up to 28 apartment residences. The overall impact to public facilities as a result of the approval of the requested rezoning will be negligible given the lessor public facility impacts of apartment land uses when compared to single-family land use public facility impacts. 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. 9.A.6 Packet Pg. 154 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) PL20220003739 Narrative Page 6 of 6 JV_STD_RZ_NBFA_v2 Response: The Petitioner anticipates carefully crafted compatibility stipulations be applied to the adopting zoning ordinance that would relate to the western boundary of the proposed RMF-12 GTZO-R Zoning District. 9.A.6 Packet Pg. 155 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) C-3-GTZO-MXDC-1 GTZO-MXDRSF-4 GTZO-RRMF-6 GTZO-RRMF-6 GTZO-RC-3-GTZO-MXDJUSTIN'S WAYC-4 GTZO-MXDRMF-6 GTZO-RC-3-GTZO-MXDC-1 GTZO-MXD RSF-4 GTZO-RRMF-6 GTZO-RC-3-GTZO-MXDC-4 GTZO-MXDOCCUPIEDLOTSLEGENDPROJECT LOCATIONNAPLES FLORIDA LOCATION MAP030006000SCALE IN FEETSECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EASTHAGAN1250 TAMIAMI TRAIL NORTH, STE. 203BNaples, Florida 34102Phone (239) 851-8239GNIREENIGNEHAGAN-867IN 69I//AGEIIE;I67ING&2N'I7I2N66HEE73/-867IN 69I//AGERE=2NE’9.A.6Packet Pg. 156Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) C-3-GTZO-MXDC-1 GTZO-MXDRSF-4 GTZO-RRMF-6 GTZO-RRMF-6 GTZO-RC-3-GTZO-MXDJUSTIN'S WAYC-4 GTZO-MXDRMF-6 GTZO-RAIRPORT-PULLING RDHAGAN1250 TAMIAMI TRAIL NORTH, STE. 203BNaples, Florida 34102Phone (239) 851-8239GNIREENIGNEHAGAN-867IN 69I//AGEIIE;I67ING&2N'I7I2N66HEE73/-867IN 69I//AGERE=2NENORTH NORTH0SCALEUNITS2040800SCALEUNITS2040809.A.6Packet Pg. 157Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) C-4 GTZO-MXDC-3-GTZO-MXDC-1 GTZO-MXDRSF-4 GTZO-RRMF-6 GTZO-RC-3-GTZO-MXDRMF-6 GTZO-RPROPOSEDRMF-12 GTZO-R (2.33 ACRES)HAGAN1250 TAMIAMI TRAIL NORTH, STE. 203BNaples, Florida 34102Phone (239) 851-8239GNIREENIGNEHAGAN-867IN 69I//AGEII0A67ER3/AN3/-867IN 69I//AGERE=2NE’’9.A.6Packet Pg. 158Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 159 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 160 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 161 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 162 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 163 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 164 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 165 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 166 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 167 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 168 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 169 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 170 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 171 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 172 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 173 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 174 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) MMMMMMMMIM© 2022 Microsoft Corporation © 2022 Maxar ©CNES (2022) Distribution Airbus DS © 2022 TomTom HAGAN1250 TAMIAMI TRAIL NORTH, STE. 203BNaples, Florida 34102Phone (239) 851-8239GNIREENIGNEHAGANNORTH050100SCALE IN FEETPREPARED FOR:PARTNERS COVE - REZONINGAA'7'I67RI%87I2NJUSTIN'S WAY04040 0 53040160010716040 160OUTBOUNDINBOUNDLEGEND200200A33EN'I;&9.A.6Packet Pg. 175Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village MMMMMMMMIM© 2022 Microsoft Corporation © 2022 Maxar ©CNES (2022) Distribution Airbus DS © 2022 TomTom HAGAN1250 TAMIAMI TRAIL NORTH, STE. 203BNaples, Florida 34102Phone (239) 851-8239GNIREENIGNEHAGANNORTH050100SCALE IN FEETPREPARED FOR:PARTNERS COVE - REZONINGJUSTIN'S WAY026 0 30626066 226A03EA.H28R'I67RI%87I2NA33EN'I;'OUTBOUNDINBOUNDLEGEND32119.A.6Packet Pg. 176Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village MMMMMMMMIM© 2022 Microsoft Corporation © 2022 Maxar ©CNES (2022) Distribution Airbus DS © 2022 TomTom HAGAN1250 TAMIAMI TRAIL NORTH, STE. 203BNaples, Florida 34102Phone (239) 851-8239GNIREENIGNEHAGANNORTH050100SCALE IN FEETPREPARED FOR:PARTNERS COVE - REZONINGJUSTIN'S WAY063 0 80314016246 14303EA.H28R'I67RI%87I2NA33EN'I;EOUTBOUNDINBOUNDLEGEND17309.A.6Packet Pg. 177Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village 9.A.6 Packet Pg. 178 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 179 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 180 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 181 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 182 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 183 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 184 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 185 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 186 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 187 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 188 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 189 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 190 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 191 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 192 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 193 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 194 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 195 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 196 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 1250 Tamiami Trail North, Suite 203B Naples, Florida 34102 239-228-7742 Chris@HaganEng.com Re: 12-15-2022 NIM Meeting Synopsis Justin Village Rezone PL 202200003739 This letter and the attachments to document the Neighborhood Informational Meeting for the Justin Village Rezone held on December 15, 2022. Attached to this synopsis please find the sign in sheet, the exhibits and the NIM affidavit with attachments for the project. The meeting was attended by three members of Saint Matthew's House Properties, three members from Hagan Engineering, 3 county staff members, a representative from the Naples Daily News, a representative from the Bayshore CRA and four public residents. The meeting began at 5:30 PM in the Salvation Army church per the attached Advertisement. Dwight Nadeau started the meeting off with a presentation outlining the rezone application. This was revisited as several members of the public joined the meeting late. The floor was then opened for questions and the following issues were noted: • Resident’s recovery program • Renter restrictions • Density and affordable housing density bonus • Resident’s pedestrian • Public access to rentals • Graduate relapse rates for treatment • Sober house separation • Unit density and intensity • HOA operation and maintenance • Master planning at site development plan permitting • Zoning history • Saint Matthew House properties and operations • Building height • Parking restrictions • Regional flooding question The specific discussion is shown in the attached video link. 12-20-2022 NIM Video link I believe this fully documents are NIM meeting. Sincerely, Chris Hagan 9.A.6 Packet Pg. 197 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 198 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 199 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village 9.A.6 Packet Pg. 200 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village 9.A.6 Packet Pg. 201 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 202 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6Packet Pg. 203Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village 9.A.6Packet Pg. 204Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village 9.A.6 Packet Pg. 205 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.6 Packet Pg. 206 Attachment: [Linked] Attachment E-Application (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 9.A.7 Packet Pg. 207 Attachment: legal ad - agenda ID 25005 (25005 : Zoning Petition - PL20220003739, Justin's Village Rezone) 04/25/2023 COLLIER COUNTY Board of County Commissioners Item Number: 10.A Doc ID: 24841 Item Summary: Recommendation to approve a Sixth Amendment to the Long-Term Lease and Operating Agreement for the Golf and Entertainment Complex (the "Lease") wi th CC BSG Naples, LLC ("BigShots") to Extend the Financing Contingency Period to June 30, 2023. Meeting Date: 04/25/2023 Prepared by: Title: Legal Assistant – County Attorney's Office Name: Wanda Rodriguez 03/02/2023 3:52 PM Submitted by: Title: Commissioner District 3 – Board of County Commissioners Name: Burt Saunders 03/02/2023 3:52 PM Approved By: Review: County Attorney's Office Scott Teach Additional Reviewer Completed 04/18/2023 4:18 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/18/2023 4:39 PM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 04/19/2023 8:39 AM Office of Management and Budget Christopher Johnson Additional Reviewer Completed 04/19/2023 10:35 AM County Manager's Office Ed Finn Level 4 County Manager Review Completed 04/19/2023 5:24 PM Board of County Commissioners Geoffrey Willig Meeting Pending 04/25/2023 9:00 AM 10.A Packet Pg. 209