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Backup Documents 03/01/2021 22Feb21_Stuart_FinalOneNaplesPresentation!!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !1 BOCC Hearing 03/01/21 - Planning & Zoning Assessment For One Naples (Ex. 8) Prepared For: Save Vanderbilt Beach !StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !2 The presentation’s One Naples 3-D architectural and site plan graphics are Stuart and Associates renderings of approximate building height, mass, scale and placement based upon Applicant’s Adjacent Building Separation & Height Exhibit 05/18/20, One Naples Site Plan w./Dimensions Exhibit 05/28/20 & Ex. B MPUD Development Standards (see Staff Report Attachment A Ord. Page 5). Landscaping and architectural treatment are for scale and height evaluation only and do not represent ﬁnal Applicant landscape and architectural plans. The Model & 3-D Graphic Notation !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 A 15-ft Landscape Strip Is The Least-effective Tool For Mandated Compatibility !3 The Model & Compatibility _ One Naples Illustration Plans & Landscaping Barefoot Pelican * 15-ft Setbacks Create Non-compatible, Non-complementary Building Scale & Mass Impacts Leading To Canyon Effects. * FINDING_The One Naples Building Foundation Landscaping Can Not Resolve Project Non-compatibility Because Of Highly Divergent Height, Setback & Open Space Standards. * FINDING_The One Naples Building Foundation Landscaping Can Not Resolve Project Non-compatibility Because It Is The Least Effective Method. * FINDING_The Project Not Internally Consistent w./The GMP & Requires GMP Denial. Landscaping and Compatibility 6 Story 77-ft Mid-rise _ 12.83-ft Per Fl w./Ground Level Parking Garage Scale _ Sliding Glass Door Size @Typical 80” to 90” (7.5-ft.) 2 Yrs./5Yrs./10 Yrs. Maturity? 7 Stories !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 The 15-ft Landscaped Setback Does Not Create A Complementary & Compatible Project !4 The Model & Compatibility _ One Naples Illustration Plans & Landscaping (Cont.) 35-ft Parking Garage Setback 15-ft From VBR & GSD * FINDING _ See Ex. 5 4.07.02.B “Development within a PUD district shall be compatible with established or planned uses”; A Finding of Compatibility Is Impossible Due To One Naples Development Standards; Project Is Not Approval Comment: Full Scale Parking Garage Mock Up w./Photoshopped Tree Moved To Be Adjacent To Structure Demonstrates That Landscaping Does Not Solve The Non- Compatible & Non- Complementary Out-of Context Canyon Effect 30-ft 35-ft 15-ft !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 All Of Applicant’s Submittals & Staff Report Data & Analysis Based On 2 Towers !5 The Model & Compatibility _ The One Naples One Large Tower Option The Applicant’s Exhibits Are Non-regulatory Illustrations _ What Is The BOCC Being Asked To Approve? * The Model Does Not Depict The 1 Big Tower & Waterfront Restaurant Options. * FINDING _ There Is No Regulatory Site Plan Tie-in For The 2 Tower Design Which Was The Basis For Review, NIM’s & P & Z Hearing _ The Regulatory Master Plan Is The “Bubble-plan”. * FINDING _ The Final Plan Can Be 1 Monolithic Tower w./Waterfront Restaurants _ Demonstrates A Failure Of Planning & Review Process, Transparency and Staff Collapse In Not Demanding Architectural Elevations. * FINDING _ The Public & The BOCC Is Being Mislead. Current Ht. @ 186-ft !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 The Requested MUPD Ordinance Does Not Match The Applicant’s Project Description and P&Z Commitment !6 The Model & Compatibility _ Only The Applicant Knows The Plan (transparency?) This Is The MPUD Approval Request_ The Zoning Can Allow One Large Tower & Non-conditioned Waterfront Restaurants This Is Not The Master Plan For MPUD Approval _ There Is No Regulatory/ Ordinance Tie-in Of The Stock Illustration Plan To The Applicant’s Exhibit B Development Standards P&Z Hearing 5 Nov. 2020, Pg 93 _ R. Yovanovich: “You are going to get what we are presenting today. We’re not doing a bait and switch” Anita Jenkins, 26 Feb 2021 Email Response To T. Pires; Question - Can The Applicant Build 1 Big Tower? Response - “Yes” !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 Density Is The Problem _ Staff GMP Recommendation Ignores The Problem !7 The Map Amendment’s High Density Increase Drives _ 1. Parking Demand Which Drives VBR & GSD Streetscape Non-compatibility; 2. Requirements For Non-compatible Tower Heights To Accommodate Units; 3. Requires 10-ft to 15-ft Setbacks For Maximum Site Utilization; and 4. Requires No Common Open Space For Maximum Site Utilization. The Fundamental Issue - Is The GMP Amendment Sound Public Policy? Ex. 11_ 10/30/20 Pelican Bay Foundation Letter- Two Separate & Distinct Neighborhoods 8 Vanderbilt Palms _ 3 FL Barefoot Pelican _ 5 FL Vanderbilt Hideaway _ 4 FL Phoenician Sands _ 6 FL Vanderbilt Beach Motel Condo _ 4 & 5 FL Vanderbilt Condo _ 12 FL Beachwalk Gardens _ 2 FL The One Naples Compatibility Study & Impacted Neighborhood _ Adjacent & Adjoining Properties (Ex. 3) Vanderbilt Beach Road Is The Neighborhood Boundary; Pelican Bay Is Distinct & Separate From The Adjacent & Adjoining Impacted Neighborhood. !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 Application Density Basis Relies On Two 45 Year Old Condos _ Avg. Unit Size @ 500 SF !9 Beachmoor _15-ft15-ft15-ft67-ft25-ftRegatta Phonecian Sands Compatibility, Neighborhood Density, & Outlier Parcels < 0.5 ac. * Vanderbilt Palms - Built 1985 w./Typical 595 SF Units; 3 Story 28 Total Units On 1/2 acre @52.8 DUS/ac. * Vanderbilt Hideaway - Built 1982 w./ 473 SF Units; 4 Story 15 Total Units On 0.3 Ac. @ 53.6 DUS/ac. * Note: Excluded Chateau Condo - 2 Story @ 16.5 DUS/ac. Next To Regatta @ 9101 Vanderbilt Dr. Vanderbilt Palms Barefoot Pelican !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 From Appropriate C-3 Mixed Use Development Standards To Non-complementary De-regulation !10 One Naples Mixed Use PD Request ‣Request _ MUPD @ 172 units & 10,000 sf commercial, and a 55 to 99 slip marina. (see the Gaps In The Record Brief). ‣Request _ 198% density increase, from 16 DUS/ac. to 31.7DUS/ac. ‣Request _ 186% building height increase from, 100-ft. to 186-ft. ‣Request _ 100% to 73% decrease in Waterfront setbacks. ‣Request _ 62%/73% decrease in Tower building setback (93-ft code). ‣Request _ New Full Movement 4-Leg Intersection aligned @ parking garage while relying on a 215-ft +/- connection separation space reduction. ‣Request _ To use Private Rooftop Open Space w./out a deviation. (Ex. 5) ‣Request _ Obtain from Collier 0.79 ac. ROW _ Est. total net $7.5MM. ‣Hurricane Evacuation_174 Cots @ $31,320 & 1 Utility Trailer @ $5,000. (Ex. 7) !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !11 &SSPST 0NJTTJPOT.BOEBUFE1SPGFTTJPOBM%BUB"OBMZTJT@'FX'BDUT5P4VQQPSU5IF3FRVFTU One Naples Application Sufficiency _ Gaps In The Record !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 Applicant Has Not Proven Map Amendment and Zoning Re-entitlement !12 One Naples GMP Amendment Should Not Be Approved (Ex. 5 & 6) 1.Does not comply with Community Planning Act 163.3177(6) Data & Analysis & 163.1772(2) Internal Consistency - does not comply with key Collier GMP Objectives and Policies rules and deﬁnitions, does not meet Collier density entitlement rule LDC 4.07.02, not consistent w./PUD Purpose & Intent LDC 2.03.06(c) (development standards are not similar with surrounding area). 2.As a legislative, policy making act, the amendment is not in the public interest as opined in opposition by 1,000’s of residents. 3.Amendment will grant a unique and special privilege to the applicant without any meaningful public beneﬁt; leads to the spot rezoning. 4.The Amendment’s density drives project non-compatibility _Staff’s recommendation is not logical and not supportable. 5.Does not adhere to professionally accepted land use principles and practices regarding land use, site and transportation planning. !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !13 Doubling Density In A Coastal High Hazard Zone - Poor & Inconsistent Public Policy (Ex. 6) Coastal High Hazard Development * One Naples - A 198 % Coastal High Hazard Density Increase * Density Increase and Pre-event and Post-event Impacts & Mitigation * FINDING _ GMP Amendment Inconsistent w./Collier Goal 12 Coastal Management & Non-compliant w./FSS 163.1772(2) Internal Consistency & 163.3178(8)(3.a) Coastal Management Appropriate Mitigation One Naples Located In The Coastal High Hazard Zone !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !14 Agree w./Staff_ Project Not Compatible _ Cannot Be Approved Without New Conditions POLICY 5.6: “New developments shall be compatible with, and complementary to, the surrounding land uses,” * FINDING_ The Amendment Is Not Consistent w./Obj. 3, Obj. 5, 5.3 & 5.6 & Obj. 7. Neighborhood Compatibility Policy 5.6 _163.3177(6) Data & Analysis and 163.1772(2) Comp. Plan Internal Consistency !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !15 Density Drives Parking Need - Creates Non-complementary Tower Height, Setback & Mass * One Naples_31.7 Units Per Ac. Doubles Density In Coastal High Hazard Area * One Naples_Entire City Block Comprised Of 35-ft Parking Garage; No Mixed Uses (Nothing Like It In SW FL) * FINDING_A Too High Project Density Drives Parking Requirements - Creates A Non-compatible Building Form w./Non-complementary Height, Mass, Use & Setbacks. * FINDING_Internally Inconsistent Beachmoor _ 19 DUS/ac. @ 127-ft Tall w./67-ft Setback Collier Pa r ki n g G a r a g e Barefoot Pelican Complementary Development, Density & Compatible Urban Form 15-ft 186-ft !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !16 Project’s Height, Bulk & Mass Vastly Exceeds Adjoining, Adjacent & Neighboring Properties Regatta Beachmoor 186-ft 208-ft 148-ft 127-ft The One Naples Tower Height * P & Z Reviewed Height @ 208-ft * Revised Height @ 186-ft * FINDING_186-ft Height Internally Inconsistent (agree with Staff) !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !17 Project’s Only Setback/Height Justiﬁcation Is Economic _ Not Mandated Compatibility * P & Z Reviewed Height @ 208-ft w./ 15-ft Garage Setback * New Height @ 186-ft w./ 15-ft Garage Setback * FINDING_Non-complementary Height, Mass & 15-ft Setback (agree w./Staff) * FINDING_10 & 15-ft Setbacks Not Consistent w./Collier GMP (agree w./Staff) Beachmoor _ 19 DUS/ac. @ 127-ft Tall 67-ft 15-ft One Naples _ 31.7 DUS/ac. @ 186-ft Tall The Gulf Shore Drive Canyon Effect !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !18 Narrow Setback Canyon Effect w./No Mixed Uses Due To High Density Parking Needs 15-ft 35-ft The Vanderbilt Beach Road Canyon Effect * P & Z Reviewed Height @ 208-ft & 15-ft Garage Setback * New Height @ 186-ft & 15-ft Garage Setback * FINDING_One Naples Is A Non-compatible Project Internally Inconsistent w./The GMP !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !19 Barefoot Pelican Subject To Unique Mid-rise Shadowing Due To Non-compatible Setbacks Barefoot Pelican _ 5 Floors @ 48-ftBarefoot Pelican * Barefoot Pelican_35-ft. Front & 25-ft Waterfront Setbacks * One Naples_10-ft Front & Zero-ft to 12-ft. Waterfront Setbacks * FINDING_Non-code Setbacks Create Non-compatible Scale, Mass & Shadowing Impacts FINDING_Project Development Standards Not Internally Consistent w./The GMP One Naples _ 6 Floors @ 87-ft 25-ft 0 to 12-ft The One Naples/Barefoot Pelican Interface !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !20 A Non-compatible Non-complementary Waterfront Edge_ Potential Restaurant Use? Waterfront Urban Form & Complementary Design * One Naples_520-ft Long 87-ft Tall Building Setback @ Zero to 12-ft. * C-3 Waterfront Setback Standard @ 25-ft.; One Naples Code Compliant Setback @ 44-ft * FINDING_One Naples Density Drives Non-compatible Building Length, Height & Zero to 12-ft Setbacks; Setbacks & High Density Create A Non-complementary Waterfront Project One Naples _ 6 Floors @ 87-ft 12-ft 10-ft So u t h b a y D r .540-ft +/-Comment_ Code Requires 43.5-ft Setback !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !21 Record Shows No Consideration Of Interrelated Spacing w./New Turning Movements Beachmoor Regatta Phonecian Sands New 4-leg Turning Movement Conflict “How Do You Know When To Exit One Naples?” Parking Garage 38% Connection Space Reduction Diminishes Driver Reaction Time & May Impair Public Safety565-ft+/-350-ft +/- Driveway Spacing,Traffic Circulation & Safety * 215-ft +/- Connection Spacing Reduction w./Associated Driver Reaction Time Reduction. * New Project Left-out Turning Movement @ New “4-leg” Parking Garage Entrance Intersection. FINDING_ New Connection Spacing w./ Reduced Driver Reaction Time Combined w./ New Garage Entrance & 4-leg Turning Movement May Impair Public Safety (the record demonstrates an absence of evaluation) FINDING_The Amendment Is Not Consistent w./Obj. 7 & 7.2. From 565-ft Spacing to 350-ft Intersection Spacing !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !22 Collier Density Rule 4.07.02.D.3(a., b., d. & f.) Requires Amendment & Zoning Denial (Ex. 5) One Naples Does Not Meet LDC Density Increase Approval Criteria 4.07.02.B External Relationships. 1.Development within a PUD district shall be compatible with established or planned uses of surrounding neighborhoods and property. 2.The PUD shall provide protection of the development from potentially adverse surrounding inﬂuences and protection of the surrounding area from potentially adverse inﬂuences generated by or within the PUD. 4.07.02.D Residential Density. 3. The BCC may lessen density or intensity of development when it has been determined that development to the maximum density or intensity permissible in this section would: a. Create inconvenient or unsafe access to the PUD; or b.Create traffic congestion in the streets which adjoin or lead to the PUD; or d.Be in conﬂict with the intent or provisions of the GMP; or f.Be incompatible or inconsistent with surrounding neighborhoods or areas; !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !23 The Comp. Plan _ ‣Not Internally Consistent w./24 GMP Objectives, Policies & Standards. The Zoning _ ‣A Poorly Designed Project Based On Too-narrow Setbacks, No Functional Open Space & No CHH Emergency Evacuation Mitigation. Findings A Conditioned Zoning Approval Cannot Substitute For Poor Public Policy & Planning 21-ft. - Code Required On Site Mixed Use Pathway Vanderbilt Bch. Rd. Gulf Shore Dr. 21-ft. - Code Required 25-ft Garage Setback Property Line Traffic & Circulation _ ‣A Poorly Executed Access Plan That Aggravates Existing Traffic Congestion & Does Not Solve The Public Parking Problem; Does Not Meet LDC 4.07.02 FL Community Planning Act _ Does Not Comply w./ FSS163.1772(2) Policy Consistency, FS S163.3177(6) Data and Analysis & 163.3178(8)(3.a) Appropriate Evacuation Mitigation. MCP Code Compliance _ Does Not Comply w./LDC. !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !24 Findings & Conclusion (cont.) _ Staff Conditions Any Alteration Of Staff Setback & Height 25-ft Standards - Project Is Not Approvable ‣Staff Acknowledges Project Is Inconsistent w./Compatibility Objectives and Policies - Requires Denial FSS163.1772(2) ‣Denial Of A Legislative GMP Amendment - BOCC Has Broad Discretion Compared To Quasi-judicial Zoning ‣Staff Requires Compatibility Development Standards For A Compatibility Consistency Finding _ ‣76-ft to 125-ft Building Height with “Wedding Cake” Standard ‣25-ft Setback Condition with Alt. 15-ft Condition ‣SVB _Yes To 76 to 125-ft Building Height Condition w./Wedding Cake Design ‣SVB _Yes To 25-ft Setback Condition - No To Optional 15-ft Setback ‣SVB _A VBR Right-in/Right-out Project Access ‣SVB _25% Open Space & Common Open Space (By Deﬁnition) !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !25 Staff P&Z Height Conditions Are The Min. Standards Justiﬁed _ Any Revisions = Not Compatible & Complementary Staff Report/P & Z Hearing Recommended Building Height * 7.4 Floor Avg. Neighborhood Building Height; 70-ft Tall Avg. Neighborhood Building Height * FINDING _ Proper Nexus Of Neighborhood Conditions, Facts & 76-ft Height Standard * 125-ft Max Building Height Is Similar To Adjoining Beachmoor * FINDINGS _ Proper Nexus Of Max. Building Height Conditions, Facts & 125-ft Height Standard 127-ft 148-ft 186-ft One Naples Note - May Be 1 Tower 48-ftAvg. Neighborhood Building Height & Staff 76-ft Recommendation 1 2 7 3 4 5 6 10 9 8 11 12 Beachmoor Staff Report One Naples Barefoot Hideaway The Regatta The Regatta Gulffront “Wedding Cake” Pelican Condo 125-ft Optional Ht. 6 1 2 3 4 5 6 1 2 3 4 5 1 2 3 4 76-ft Staff Optional Wedding Cake 125-ft Height 125-ft 57-ft +/- !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !26 One Naples 15-ft Setback & 35-ft Parking Garage @ 1,068-ft +/- GSD & VBR Frontage 15-ft Setback 15-ft Setback Applicant’s Requested Setbacks Comment _ Plan Depicts 2nd FL Office & Restaurant @ 15-ft Setback w./Stairwell Access; As Currently Designed The Staff Optional 15-ft Setback Is Met with No Design Change !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !27 Marco Island Setbacks, Height & Tower Building Form Would One Naples Setbacks, Height and Building Form Be Acceptable Elsewhere In Collier County? Comment _ 1 story parking garages ROW setback @ 55-ft w./Towers from 265-ft to 450-ft. Closest tower @ 70’ ROW Setback for 1 property @ 6 stories tall, not 14 of 16. !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !28 Staff Setback Conditions For Approval Are The Minimal Justiﬁed For Complementary Staff Report & P & Z Hearing Recommended 25-ft Setbacks For All Buildings (Front & Back) * Staff Finding - 50-ft Avg. Neighborhood Setback * SVB Finding - 49-ft Avg. Neighborhood Setback * FINDING _ Proper Nexus Of Neighborhood Conditions, Facts & A Min. Recommended 25-ft Setback !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !29 The Staff Report & P&Z Optional 15-ft Setback Condition The Optional 15-ft Garage Setback Loophole Does Not Change Non-compatibility To Compatibility ‣Staff’s Option - A 15-ft Parking Garage Setback For The Tower Site For Street Mixed Uses To Activate The Streetscape & Advance Compatibility: ‣Staff - Direct Street Accessibility But Not At The Velocity Flood Elevation; To Create A Meaningful Mixture Of Compatible Uses _ “Street Accessible Pedestrian Commercial Uses Within A Building”. ‣Applicant Needs 15-ft Garage Setback For Max. Parking ‣Applicant Desires Stairwell Street Access To Meet The Direct Street Accessibility Standard - Staff Now Agrees. ‣The 15-ft Option Is A Huge Loop-hole: ‣As Currently Designed One Naples Already Has The15-ft Setback By Using Stairwells and Elevators To Access Elevated Office & Restaurant. ‣The Optional 15-ft Setback Does Not Require Any Site Plan Design Change. ‣The 15-ft Optional Setback Does Not Lead To Compatibility, It Is Not Effective & Is Highly Subject To Interpretation. !!StuartandAssociates Greg@Stuarturbandesign.com www.stuarturbandesign.com 7910 Summerlin Lakes Dr. Fort Myers, FL 33907 (239) 677-6126 !30 Thank You & Questions * P & Z Reviewed Height @ 208-ft & 15-ft Garage Setback * New Height @ 186-ft & 15-ft Garage Setback * FINDING_Height, Mass & 15-ft Out Of Neighborhood Context * FINDING_Internally Inconsistent (agree w./Staff) Beachmoor _ 19 DUS/ac. @ 127-ft Tall 67-ft 15-ft One Naples _ 31.7 DUS/ac. @ 186-ft Tall The Gulf Shore Drive Canyon Effect The Fundamental Issue - The GMP Amendment Is Not Sound Public Policy! Deny The Amendment _ A Legislative Action That Reduces Potential County Liability If The Applicant Litigates The Zoning Respect The Record _ Staff Cannot Revise It’s Recommendations At The 11th + Hour Based On Applicant Lobbying. Any Change Is Not Appropriate, Supportable & Procedurally Questionable _ No Horse Trading