Agenda 11/14/2023 Item #17C (Ordinance - Amending the Govenment Services, Residential Tourist and Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Master Plan Element)11/14/2023
EXECUTIVE SUMMARY
Recommendation to approve an Ordinance amending the Government Services, Residential Tourist, and
Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Master Plan Element of
the Growth Management Plan to limit the uses on the 6.16± acres identified as Parcel 2 by allowing
hotel/motel or timeshare or multi-family or commercial uses; and increasing the multi-family use on Parcel
2 to a maximum of 215 rental units with affordable housing. The subject property consists of 20.1± acres
and is located on the south side of Golden Gate Parkway approximately ½ mile west of Collier Boulevard in
Section 27, Township 48 South, Range 27 East, Collier County, Florida [PL20230012389] (This is a
companion to Item 17.B)
____________________________________________________________________________________
OBJECTIVE: For the Board to approve (adopt) the proposed small-scale amendment to the Growth Management
Plan (GMP) and approve said amendment for transmittal to the Florida Department of Commerce.
CONSIDERATIONS: The petition seeks to amend the Government Public Services, Residential Tourist,
Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Area Master Plan to allow 215
multi-family rental dwelling units on Parcel 2 of the subdistrict as an alternative to the currently allowable 158
hotel/motel units, 98 timeshare/multi-family dwelling units and 60,000 square feet of commercial uses. The
amendment also allows hotel/motel, timeshare, multi-family, or commercial instead of allowing all the uses. Of the
215 multi-family dwelling units, 49 units will be income and rent-restricted as affordable. The remaining 166 units
will be rent-restricted at a rent equal to or less than what is permitted for households earning up to and including
120% of the Area Median Income (AMI).
The ±6.16-acre site is zoned Golden Gate Golf Course MPUD as the Residential Tourist Tract and consists of a
single parcel. There is currently a 153-room Quality Inn and Suites (also known as Golden Gate Inn and Golf Club)
on the site, which will be redeveloped into the requested multi-family rental units. Existing land uses in the
surrounding area are a mix of multi- and single-family residential, commercial, and golf courses. The Urban
Residential Subdistrict of the Golden Gate City Sub-Element is intended to accommodate a variety of residential
including single-family, multi-family, duplex, and mixed-use uses such as Planned Unit Developments (PUD). The
Collier Boulevard Commercial Subdistrict to the north encourages redevelopment along Collier Boulevard to
improve the area's physical appearance.
Per Chapter 163.3187, Part II, Florida Statutes, limitations are in place for this type of small-scale amendment, as
identified below, followed by staff comments [italicized in brackets].
Process for adoption of small-scale comprehensive plan amendment.
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The amendment pertains to a property
consisting of ±6.16 acres.]
(b) The proposed amendment does not involve a text change to the local government's comprehensive plan's
goals, policies, and objectives. Still, it only proposes a land use change to the future land use map for a site-
specific small-scale development activity. However, text changes that relate directly to and are adopted
simultaneously with the small-scale future land use map amendment shall be permissible under this section.
[This amendment involves a site-specific text and map location.]
(c) The property that is the subject of the proposed amendment is not located within an area of critical state
concern unless the project subject to the proposed amendment involves the construction of affordable
housing units meeting the criteria of s. 420.0004 (3), located within an area of critical state concern
designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05 (1). [The subject
property is not within an Area of Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan
pursuant to s. 163.3177. [The amendment preserves the internal consistency between and among GMP
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elements.]
FINDINGS AND CONCLUSIONS: Staff makes the following findings and conclusions based on a review of this
petition, including the supporting data and analysis. More analysis is provided in the Staff Report to the CCPC.
• The petition proposes an amendment to the Government Public Services, Residential Tourist, Commercial
Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Area Master Plan to allow 215 multi-
family rental dwelling units on Parcel 2.
• There are no transportation or public utility-related concerns as a result of this petition
• There are no adverse environmental impacts as a result of this petition.
• No historical or archaeological sites are affected by this amendment.
• There are no concerns about impacts on other public infrastructure.
• There is a demonstrated need for the proposed use.
• The site’s use will create minimal impact on the surrounding area.
FISCAL IMPACT: Petition fees account for staff review time and materials and the cost of associated legal
advertising/public notice for the public hearings. Therefore, no fiscal impacts to Collier County result from the
adoption of this amendment.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board and its transmittal
to the Florida Department of Economic Opportunity will commence t he Department’s (30) thirty-day challenge
period for any affected person. Provided the small-scale amendment is not challenged, it becomes effective (31)
thirty-one days after Board adoption.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized and subject to
the procedures established in Chapter 163, Part II, Florida Statutes, The Community Planning Act, and Collier
County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its
decision: “plan amendments shall be based on relevant and appropriate data and an analysis by the local
government that may include but not be limited to, surveys, studies, community goals and vision, and other data
available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate
way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of
the plan or plan amendment at issue.” 163.3177(1)(f), F.S. In addition, s. 163.3177(6)(a)2, F.S. provides that FLUE
plan amendments shall be based on surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-
conforming uses inconsistent with the community's character.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s.
333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and
diversify the community’s economy.
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This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an
Adoption hearing of the GMP amendment. (HFAC)
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: The Collier
County Planning Commission forward petition PL20230012389 Government Public Services, Residential Tourist,
Commercial Subdistrict GMPA to the Board of County Commissioners with a recommendation to approve and
adopt and transmit to the Florida Department of Commerce and other statutorily required agencies.
COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC heard petition
PL20230012389 at their October 19, 2023, meeting. One speaker objected to the project on the basis that the
proposed development would not address affordable housing needs for families in Golden Gate City. The following
condition of approval was proposed for the GMPA and the companion PUD by Commissioner Fryer: additional
language regarding efforts to advertise available units to Essential Service Personnel (ESP) and ESP employers will
be added to the PUD ordinance affordable housing commitments. The Planning Commission voted unanimously to
forward both petitions to the Board with a recommendation of approval, subject to the condition previo usly
described.
RECOMMENDATION: To adopt and transmit petition PL20230012389 to the Florida Department of Commerce
and other statutorily required agencies.
Prepared by: Rachel Hansen, Planner III, Zoning Division
ATTACHMENT(S)
1. CCPC Staff Report GGGC RT (PDF)
2. Attachment 1 - Ordinance 092723 (PDF)
3. [Linked] Attachment 2 - Applicant's CCPC Backup (PDF)
4. [Linked] Attachment 3 - 2021 Affordable Housing Study (PDF)
5. [Linked] Attacment 4 - NIM Documentation (PDF)
6. Attachment 5 - Affidavit of Sign Posting (PDF)
7. legal ad - agenda IDs 27015 & 26922 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.C
Doc ID: 27015
Item Summary: Recommendation to approve an Ordinance amending the Government Services, Residential
Tourist, and Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Master Plan Element
of the Growth Management Plan to limit the uses on the 6.16± acres identified as Parcel 2 by allowing hotel/motel
or timeshare or multi-family or commercial uses; and increasing the multi-family use on Parcel 2 to a maximum of
215 rental units with affordable housing. The subject property consists of 20.1± acres and is located on the south
side of Golden Gate Parkway approximately ½ mile west of Collier Boulevard in Section 27, Township 48 South,
Range 27 East, Collier County, Florida [PL20230012389] (This is a companion to Item 17.B)
Meeting Date: 11/14/2023
Prepared by:
Title: – Zoning
Name: Rachel Hansen
10/19/2023 3:15 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
10/19/2023 3:15 PM
Approved By:
Review:
Zoning Mike Bosi Division Director Completed 10/20/2023 7:45 AM
Zoning James Sabo Additional Reviewer Completed 10/20/2023 10:07 AM
Growth Management Community Development Department Diane Lynch Additional Reviewer Completed
10/25/2023 11:53 AM
Growth Management Community Development Department James C French Growth Management Completed
11/01/2023 1:09 AM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 11/01/2023 11:21 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/01/2023 11:23 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 11/01/2023 12:58 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 11/02/2023 9:27 AM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 11/08/2023 3:22 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 11/14/2023 9:00 AM
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: OCTOBER 19, 2023
SUBJECT: PL20230012389 GROWTH MANAGEMENT PLAN AMENDMENT
(GMPA); GOVERNMENT PUBLIC SERVICES, RESIDENTAIL TOURIST,
AND COMMERCIAL SUBDISTRICT (ADOPTION HEARING)
COMPANION TO: PL20230012392 GOLDEN GATE GOLF COURSE RT
TRACT PLANNED UNIT DEVELOPMENT AMENDMENT (PUDA)
ELEMENTS: GOLDEN GATE AREA MASTER PLAN – GOLDEN GATE CITY SUB-
ELEMENT
AGENT/APPLICANT:
Agents: D. Wayne Arnold, AICP
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey
Bonita Spring, FL 34134
Richard D. Yovanovich, Esq
Coleman, Yovanovich & Koester, P.A.
4001 Tamiami Trail N, Suite 300
Naples, FL 34103
Owner: R & M Real Estate Company, Inc.
4100 Golden Gate Parkway
Naples, FL 34116
Applicant: Styx Holdings Development, LLC
1276 Assembly Street
Columbia, SC 29201
GEOGRAPHIC LOCATION:
The existing Government Public Services, Residential Tourist, Commercial Subdistrict comprises
±20.1 acres and is located on the south side of Golden Gate Parkway, approximately 0.5 miles
west of Collier Boulevard (SR 951), in Section 27, Township 48 South, Range 27 East, Collier
County, Florida. The subject site is ±6.16 acres located at 4100 Golden Gate Parkway (outlined
in blue on the map on the following page).
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SUBJECT PROPERTY
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REQUESTED ACTION:
The applicant proposes a small-scale Comprehensive Plan amendment to the Government Public
Services, Residential Tourist, Commercial Subdistrict of the Golden Gate City Sub-Element of the
Golden Gate Area Master Plan to allow 215 multi-family rental dwelling units on Parcel 2 as an
alternative to the currently allowable 158 hotel/motel units, 98 timeshare/multi-family dwelling
units and 60,000 square feet of commercial uses. The amendment also allows hotel/motel,
timeshare, multi-family or commercial instead of allowing all the uses. Of the 215 multi-family
dwelling units, 49 units will be income and rent restricted as affordable. The remaining 166 units
will be rent restricted at a rent equal to or less than what is permitted for households earning up
to and including 120% of the Area Median Income (AMI).
A companion petition (PL20230012392) would amend the existing Golden Gate Golf Course
Mixed-Use Planned Unit Development (MPUD) to increase the number of multi-family rental
dwelling units allowed in the Residential Tourist (RT) Tract.
EXISTING CONDITIONS:
Subject Property:
The ±6.16-acre site is zoned Golden Gate Golf Course MPUD as the Residential Tourist Tract
and consists of a single parcel. There is currently a 153-room Quality Inn and Suites (also known
as Golden Gate Inn and Golf Club) on the site, which will be redeveloped into the requested multi-
family rental units The entire subject property is designated Urban Mixed Use District —
Government Public Services, Residential Tourist, Commercial Subdistrict as identified on the
Golden Gate City Sub-Element Future Land Use Map (FLUM).
Surrounding Lands:
North – Future Land Use Designation: Collier Boulevard Commercial Subdistrict. Zoned:
Residential Multi-Family-12 (RMF-12) and C-4. Land Use: multi-family residential and
commercial center (across Golden Gate Parkway).
East – Future Land Use Designation: Urban Residential Subdistrict. Zoned: Residential
Tourist (RT). Land Use: multi-family condominiums.
South – Future Land Use Designation: Urban Residential Subdistrict. Zoned: Golden Gate
Golf Course MPUD. Land Use: golf course.
West – Future Land Use Designation: Urban Residential Subdistrict. Zoned: Golden Gate Golf
Course MPUD and Residential Single-Family-3 (RSF-3). Land Use: community facilities tract
and single family homes.
In summary, the existing land uses in the surrounding area are a mix of multi- and single-family
residential, commercial, and golf course. The Urban Residential Subdistrict of the Golden Gate
City Sub-Element is intended to accommodate a variety of residential including single-family,
multi-family, duplex, and mixed use uses such as Planned Unit Developments (PUD). The Collier
Boulevard Commercial Subdistrict to the north encourages redevelopment along Collier
Boulevard in order to improve the physical appearance of the area.
BACKGROUND AND ANALYSIS:
The Government Public Services, Residential Tourist, Commercial Subdistrict was established
via Ordinance 2022-14 (adopted on April 26, 2022) and was intended to provide a mix of civic,
residential, and commercial uses across three parcels. Parcel 1 permits government facility uses
and up to 120 beds for group housing; Parcel 2 permits a mix of hotel/motel, residential, and
60,000 square feet of commercial uses; and Parcel 3 permits commercial uses consistent with
the C-4, General Commercial Zoning District. The maximum allowable density within Parcel 2 of
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the existing Subdistrict is 26 dwelling units per acre for hotel/motel uses and 16 dwelling units per
acre for muti-family and timeshare uses.
The applicant proposes to amend the Subdistrict to increase the allowance of multi-family
residential development within Parcel 2 from 98 units to 215 units for a net density of 34.9 dwelling
units per acre. To achieve higher density within the existing hotel structures, the applicant has
proposed that all units will be efficiency studios between 250 and 450 square feet. Additionally,
the proposed amended Subdistrict text limits development to only one of the use scenarios—that
is, only one of the permitted uses in Parcel 2 (hotel/motel, multi-family and timeshare, or C-3
commercial) can be developed. Residential density, affordable housing, and compatibility
(including appropriateness of the location) for this project are identified by staff as the main areas
of concern to address.
Density:
The proposed amendment will allow up to 215 multifamily rental units, of which 49 units will be
restricted as affordable. As mentioned previously, the maximum allowable density within the
Parcel 2 is currently 16 dwelling units per acre. The requested density of 34.9 dwelling units per
acre is significantly higher than what is allowed within the current designation but impacts to the
surrounding area are mitigated in part by the fact that the density will be contained to pre-existing
structures (the former hotel).
Because this project proposes to amend the existing Subdistrict, it is not limited by its Future Land
Use designation and may request 34.9 dwelling units per acre.
Affordable Housing:
Of the proposed 215 multifamily rental units, the petitioner has committed to restrict 22.8% of the
total units as affordable. 24 units will be rented to households whose incomes are less than 80%
of the AMI and 25 units will be rented to households whose incomes are less than 100% of the
AMI, subject to the corresponding rent limits. The remaining 166 units will not be income
restricted, but they will be rent restricted at a rent equal to or less than what is permitted for
households earning up to and including 120% AMI.
There is a well-demonstrated need in Collier County for additional housing within all affordable
housing income levels and of all unit types. While the cost per square foot of these efficiency units
may be higher that similarly income-restricted units of a larger size, there is a documented need
for smaller housing units to serve 1-2 person households. A 2021 affordable housing study
commissioned by the City of Naples Community Redevelopment Agency (CRA) noted that 60%
of renter-occupied units in Collier County consist of households of 1-2 persons, while there are
only 299 studio units within 10 miles of the Naples CRA (largely representative of the urbanized
area of Collier County). The study is included in the backup materials of this petition.
Compatibility:
FLUE Policy 5.6 requires new land uses to be compatible with, and complementary to,
surrounding land uses. In reviewing the appropriateness of the requested uses and intensity on
the subject site, a compatibility analysis might include a review of allowed use intensities and
densities, development standards (building heights, setbacks, landscape buffers, etc.), building
mass, building location, and orientation, architectural features, amount and type of open space,
and location.
The area surrounding the existing subdistrict, located at the intersection of two major roadways,
is largely urban in character, with a mix of single-family development, multi-family development,
and commercial uses ranging from C-3 to C-4. Planning principals support locating higher
intensity development closer to major roadways, with use intensities transitioning lower into
single-family residential neighborhoods. Best practices also support the adaptive reuse of existing
structures; in this case the 50+-year-old hotel will be redeveloped in a way that is compatible with
the surrounding residential developments.
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Compatibility can be more specifically addressed within the companion zoning petition, but staff
finds that the requested multi-family use will be compatible with the surrounding area (at the level
at which GMP amendments are reviewed for compatibility) and, in accordance with best practices,
that this is an appropriate location to provide for higher density residential.
Needs Analysis:
The applicant initially provided a summary of market rate rents, the countywide Urban Land
Institute 2017 housing study, and the 2021-2025 Consolidated Plan (prepared by Collier County
Community and Human Services Division) as data and analysis for the proposed amendment. In
response to staff’s request for site-specific data, as statutorily required, the applicant provided
additional narrative justification which included recent rental data and references from the 2021
City of Naples Affordable Housing Study. Based on the data and analysis provided, staff agrees
with the applicant that there is a reasonably demonstrated need for the proposed project.
CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in
Chapter 163, F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall
be based upon relevant and appropriate data and an analysis by the local government that
may include, but not be limited to, surveys, studies, community goals and vision, and other
data available at the time of adoption of the comprehensive plan or plan amendment. To be
based on data means to react to it in an appropriate way and to the extent necessary indicated
by the data available on that particular subject at the time of adoption of the plan or plan
amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not
be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of
such studies, surveys, data, and supporting documents for proposed plans and plan
amendments shall be made available for public inspection, and copies of such plans shall
be made available to the public upon payment of reasonable charges for reproduction.
Support data or summaries are not subject to the compliance review process, but the
comprehensive plan must be clearly based on appropriate data. Support data or
summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a
methodology utilized in data collection or whether a particular methodology is
professionally accepted may be evaluated. However, the evaluation may not include
whether one accepted methodology is better than another. Original data collection by local
governments is not required. However, local governments may use original data so long
as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population
estimates and projections, which shall either be those published by the Office of Economic
and Demographic Research or generated by the local government based upon a
professionally acceptable methodology. The plan must be based on at least the minimum
amount of land required to accommodate the medium projections as published by the
Office of Economic and Demographic Research for at least a 10-year planning period
unless otherwise limited under s. 380.05, including related rules of the Administration
Commission. Absent physical limitations on population growth, population projections for
each municipality, and the unincorporated area within a county must, at a minimum, be
reflective of each area’s proportional share of the total county population and the total
county population growth.
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Section 163.3177(6)(a)2., Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies,
and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the
elimination of nonconforming uses which are inconsistent with the character of the
community.
f. The compatibility of uses on lands adjacent to or closely proximate to military
installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated
subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and
extent of the uses of land for residential uses, commercial uses, industry, agriculture,
recreation, conservation, education, public facilities, and other categories of the public and
private uses of land. The approximate acreage and the general range of density or intensity
of use shall be provided for the gross land area included in each existing land use category.
The element shall establish the long-term end toward which land use programs and activities
are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering
the character of the undeveloped land, soils, topography, natural resources, and
historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
The petitioner must provide appropriate and relevant data and analysis to address the statutory
requirements for a Plan Amendment. For this petition, the Urban Land Institute 2017 housing
study and the 2021-2025 Consolidated Plan (prepared by Collier County Community and Human
Services Division) were provided by the applicant.
Section 163.3187, Florida Statutes:
Process for adoption of small scale comprehensive plan amendment.
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises
6.1± acres.]
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(b) The proposed amendment does not involve a text change to the goals, policies, and
objectives of the local government’s comprehensive plan, but only proposes a land use
change to the future land use map for a site-specific small-scale development activity.
However, text changes that relate directly to, and are adopted simultaneously with, the small-
scale future land use map amendment shall be permissible under this section. [This
amendment does include a text-only change to the Growth Management Plan (Golden Gate
City Sub-Element of the Golden Gate Area Master Plan). However, this text amendment is to
the Government Public Services, Residential Tourist, Commercial Subdistrict, itself created
via a small-scale amendment (map and text amendments, petition PL20210001610) that was
adopted April 26, 2022. This petition qualifies for a small-scale amendment based on how
similar petitions for subsequent amendments have been previously processed and accepted
by the Florida Department of Economic Opportunity, now Department of Commerce.]
(c) The property that is the subject of the proposed amendment is not located within an area
of critical state concern, unless the project subject to the proposed amendment involves the
construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located
within an area of critical state concern designated by s. 380.0552 or by the Administration
Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of
Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal
consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of
current costs which were set out as part of the comprehensive plan shall not, for the purposes
of this act, be deemed to be amendments. [This amendment preserves the internal
consistency of the plan and is not a correction, update, or modification of current costs which
were set out as part of the comprehensive plan.]
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
The applicant conducted a NIM on August 31, 2023 at the Golden Gate Community Center
Meeting Room B, 4701 Golden Gate Parkway. The meeting commenced at approximately 5:30
p.m. and ended around 6:25 p.m. The agent explained the request and provided a brief history
and overview of the project and the review process. The petitioner also presented information
about the how proposed efficiency apartments will replace the existing four-story hotel, including
plans to convert the clubhouse building to an amenity center and additional apartment units. He
also shared information about the proposed rental rates ranging from $1,400 to $2,000 per month
and how that fits into the local housing market. Examples of similar hotel to apartment conversion
projects in Florida and South Carolina were provided. Attendees expressed support for the
concept. Questions were raised regarding traffic impacts, transit ridership, and traffic
signalization. Attendees expressed concern that the units would be overcrowded with more than
two people per bedroom and that it would be difficult to enforce fair housing restrictions if tenants
are not honest. The NIM summary and affidavit are included in the CCPC backup materials.
FINDINGS AND CONCLUSIONS:
• The petition proposes an amendment to the Government Public Services, Residential
Tourist, Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate
Area Master Plan to allow 215 multi-family rental dwelling units on Parcel 2.
• There are no adverse environmental impacts as a result of this petition.
• No historic or archaeological sites are affected by this amendment.
• There are no transportation or public utility-related concerns as a result of this petition.
• There are no concerns about impacts on other public infrastructure.
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• There is a demonstrated need for the proposed use.
• The site’s use will create minimal impact on the surrounding area.
Environmental Findings:
Environmental review staff has found this project to be consistent with the Conservation
& Coastal Management Element (CCME).
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 Services staff
recommends approval of the proposed petition.
LEGAL REVIEW: The County Attorney’s office reviewed the staff report on September 22, 2023.
STAFF RECOMMENDATION:
Staff recommends the Collier County Planning Commission forward petition PL20230012389
Government Public Services, Residential Tourist, Commercial Subdistrict GMPA to the Board of
County Commissioners with a recommendation to approve and adopt and transmit to the Florida
Department of Commerce and other statutorily required agencies.
NOTE: This petition has been tentatively scheduled for the November 14, 2023 BCC meeting.
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ORDINANCE NO. 2023-___
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NO.
89-05, AS AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE
GOVERNMENT SERVICES, RESIDENTIAL TOURIST AND
COMMERCIAL SUBDISTRICT OF THE GOLDEN GATE CITY SUB-
ELEMENT OF THE GOLDEN GATE MASTER PLAN ELEMENT OF
THE GROWTH MANAGEMENT PLAN TO LIMIT THE USES ON
THE 6.16± ACRES IDENTIFIED AS PARCEL 2 BY ALLOWING
HOTEL/MOTEL OR TIMESHARE OR MULTI-FAMILY OR
COMMERCIAL USES; BY CHANGING THE MULTI-FAMILY USE
ON PARCEL 2 TO A MAXIMUM OF 215 RENTAL UNITS;
PROVIDING 22.8% [49 UNITS] OF THE MULTI-FAMILY RENTAL
UNITS ON PARCEL 2 WILL BE RENTED TO HOUSEHOLDS
WHOSE INCOME QUALIFIES FOR AFFORDABLE HOUSING WITH
24 UNITS AT 80% OR LESS THE AREA MEDIAN INCOME FOR
COLLIER COUNTY AND 25 UNITS AT 100% OR LESS THE AREA
MEDIAN INCOME FOR COLLIER COUNTY, ALL SUBJECT TO
CORRESPONDING RENT LIMITS; AND THE REMAINING 77.2%
[166 UNITS] WILL BE RENT-RESTRICTED AT A RENT
PERMITTED FOR HOUSEHOLDS WHOSE INCOME IS UP TO 120%
OF AREA MEDIAN INCOME FOR COLLIER COUNTY. THE
SUBJECT PROPERTY CONSISTS OF 20.1± ACRES AND IS
LOCATED ON THE SOUTH SIDE OF GOLDEN GATE PARKWAY
APPROXIMATELY ½ MILE WEST OF COLLIER BOULEVARD IN
SECTION 27, TOWNSHIP 48 SOUTH, RANGE 27 EAST, COLLIER
COUNTY, FLORIDA; AND FURTHERMORE, DIRECTING
TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE
FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR
SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE.
[PL20230012389]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
17.C.b
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WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, D. Wayne Arnold, AICP, of Q. Grady Minor & Associates, P.A. and
Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A. representing Petitioner
Styx Holdings Development, LLC requested an amendment to the Government Services,
Residential Tourist and Commercial Subdistrict of the Golden Gate City Sub-Element of the
Golden Gate City Master Plan Element; and
WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is
considered a Small-Scale Amendment; and
WHEREAS, the Subdistrict property is not located in an area of critical state concern or a
rural area of opportunity; and
WHEREAS, the Collier County Planning Commission (CCPC) on October 19, 2023
considered the proposed amendment to the Growth Management Plan and recommended
approval of said amendment to the Board of County Commissioners; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the proposed adoption of the
amendment to the Government Services, Residential Tourist and Commercial Subdistrict of the
Golden Gate City Sub-Element of the Golden Gate Master Plan Element of the Growth
Management Plan on ____________________; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH
MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this small-scale amendment to the
Government Services, Residential Tourist and Commercial Subdistrict of the Golden Gate City
Sub-Element of the Golden Gate Master Plan Element in accordance with Section 163.3184,
Florida Statutes. The text is attached hereto as Exhibit “A” and incorporated herein by reference.
17.C.b
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SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after Board adoption. If timely challenged, this amendment shall become
effective on the date the state land planning agency or the Administration Commission enters a
final order determining this adopted amendment to be in compliance. No development orders,
development permits, or land uses dependent on this amendment may be issued or commenced
before it has become effective.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this _______ day of __________________, 2023.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By: __________________________ By: ________________________________
Deputy Clerk Rick LoCastro, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko,
Managing Assistant County Attorney
Attachment: Exhibit A – Proposed Text Amendment
17.C.b
Packet Pg. 2131 Attachment: Attachment 1 - Ordinance 092723 (27015 : PL20230012389 Government Public Services Residential Tourist and Commercial
Exhibit A PL20230012389
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Words underlined are added; words struck-through are deleted.
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EXHIBIT A
GOLDEN GATE CITY SUB-ELEMENT – GOLDEN GATE AREA MASTER PLAN
*** *** *** *** *** *** *** *** *** *** *** *** ***
Policy 1.1.4:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
A. URBAN – MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. High Density Residential Subdistrict
3. Downtown Center Commercial Subdistrict
4. Government Public Services, Residential Tourist and Commercial Subdistrict
*** *** *** *** *** *** *** *** *** *** *** *** ***
4. Government Public Services, Residential Tourist and Commercial Subdistrict
This Subdistrict is 20.1± acres in size and is located on the south side of Golden Gate Parkway
approximately 1/2 mile west of Collier Boulevard. The Government Public Services, Residential
Tourist and Commercial Subdistrict is comprised of three parcels. Parcel 1 is intended to provide
a variety of government, civic and institutional land uses. Parcel 2 is intended to provide for
development of residential tourist uses consistent with the permitted and accessory uses allowed
in the RT, Residential Tourist Zoning District and commercial uses consistent with the C-3
Commercial Intermediate Zoning District. Parcel 3 is intended to provide commercial uses
consistent with the permitted and accessory uses allowed in the C-4, General Commercial Zoning
District. Development within the Subdistrict shall be subject to the following:
a. The subdistrict shall be rezoned to a Planned Unit Development (PUD).
b. The rezone Ordinance must include development standards and buffers to insure compatibility
with surrounding properties.
c. Allowable governmental services shall include general governmental offices including those
associated with planning, tax collection, property appraiser, supervisor of elections, building
review and similar administrative uses as well as libraries, community centers, parks and
recreational uses, group housing, museums, and other public uses as identified in the required
PUD Zoning Ordinance.
Allowable Residential Tourist uses shall include hotel/motel, multi-family rental dwelling units
and timeshare uses.
17.C.b
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Exhibit A PL20230012389
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Words underlined are added; words struck-through are deleted.
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d. Parcel 1 development is limited to a maximum intensity of 75,000 square feet of governmental
facility uses and up to 120 beds for group housing uses, not to exceed an FAR of 0.6 for group
housing uses.
Parcel 2 development is limited to a maximum of 26 du/ac 158 for Hotel/Motel units uses and
or 16 du/ac for 98 timeshare uses units and or 215 multi-family rental dwelling units and
timeshare uses, or 60,000 square feet of commercial uses consistent with the C-3, Commercial
Intermediate Zoning District.
If Parcel 2 is developed with more than 98 multi-family rental dwelling units, the following shall
apply:
1. An income restriction will be placed on 22.8% of the total Parcel 2 dwelling units as follows:
(1) Twenty-four (24) units will be rented to households whose incomes are at 80% or lower
of the Area Medium Income (AMI) for Collier County and (2) Twenty-five (25) units will be
rented to households whose incomes are 100% or lower of the AMI for Collier County; all
forty-nine (49) units are subject to the corresponding rent limits. These income restrictions
will be committed for a period of 30 years from the date of issuance of certificate of
occupancy of the first unit. Rent limits may be adjusted annually based on the rent limit
table published by the Florida Housing Finance Corporation or the U.S. Department of
Housing and Urban Development.
2. There will be no income restrictions on the remaining units on Parcel 2. However, the
remaining units will be rent restricted at a rent equal to or less than rents permitted for
households whose incomes are up to and including 120% of the AMI for Collier County.
These rent restrictions will be committed for a period of 30 years from the date of issuance
of certificate of occupancy of the first unit. Rent limits may be adjusted annually based on
the rent limit table published by the Florida Housing Finance Corporation or the U.S.
Department of Housing and Urban Development.
3. As part of the annual PUD monitoring report, the developer will include an annual report
that provides the progress and monitoring of occupancy of the income restricted units. For
rent restricted units, rent rolls and rental data will be provided in a format approved by
Collier County Community and Human Services Division. Developer agrees to annual on-
site monitoring by the County.
Parcel 3 development is limited to a maximum intensity of 15,000 square feet of commercial
uses consistent with the C-4, General Commercial Zoning District.
17.C.b
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17.C.g
Packet Pg. 2136 Attachment: legal ad - agenda IDs 27015 & 26922 (27015 : PL20230012389 Government Public Services Residential Tourist and Commercial