Agenda 05/27/2025 Item # 9A (Item to be continued to a future meeting - NC Square Mixed-use Overlay)5/27/2025
Item # 9.A
ID# 2025-1400
Executive Summary
This item will be discussed at a future meeting (public comments will not be heard until the official hearing). *** This
item was previously continued from the April 8, 2025, May 13, 2025, and May 27, 2025, BCC Meetings***
Recommendation to approve an ordinance of the Board of County Commissioners amending ordinance 89-05, as
amended, the Collier County Growth Management Plan, specifically amending the Future Land Use element to amend
the NC Square Mixed-Use Overlay to decrease the commercial uses from 44,400 square feet to 36,500 square feet of
gross floor area, remove the 12,000-square foot daycare use and increase the maximum residential units from 129 to 205
with affordable housing in the NC Square Planned Mixed Use Development, and furthermore directing transmittal of the
adopted Amendment to the Florida Department of Commerce. The subject property is 24.4± acres and is located at the
southwest corner of Immokalee Road and Catawba Street, approximately 1.6 miles west of Wilson Boulevard in section
29, township 48 south, range 27 east, Collier County, Florida. (PL20230017980- NC Square Mixed Use Overlay GMPA)
(Companion Item PL20230017979)
OBJECTIVE: To have the Board of County Commissioners (Board) approve (adopt) the proposed small-scale
Growth Management Plan (GMP) amendment to decrease the commercial uses from 44,400 square feet to
36,500 square feet of gross floor area, remove the 12,000 square foot daycare use and increase the maximum
residential units from 129 to 205.
CONSIDERATIONS:
The subject petition is submitted as a small-scale comprehensive plan amendment (a/k/a Growth Management Plan
Amendment - GMPA). As such, per Florida Statutes, the request is heard only once by the Collier County Planning
Commission (CCPC) and the Board. If the Board approves the petition, the proposed ordinance will be adopted
and transmitted to the Florida Department of Commerce.
The GMP amendment requested is approximately ±24.4 acres and is located at the southwest corner of Immokalee
Road and Catawba Street, approximately 1.6 miles west of Wilson Boulevard in section 29, township 48 south,
range 27 east, Collier County, Florida. This petition seeks to amend the Future Land Use Element (FLUE) and
Map. The proposed Subdistrict text, as recommended for approval by the Collier County Planning Commission
(CCPC), is found in the proposed Ordinance’s Exhibit “A.”
The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following statutory
standards be met [followed by staff analysis in bracketed and italicized text].
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains
to a 24.4± acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of
the local government’s comprehensive plan but only proposes a land-use change to the future land-use
map for a site-specific small-scale development activity. However, text changes that relate directly to and
are adopted simultaneously with the small-scale future land use map amendment shall be permissible
under this section. [This amendment is for a site-specific Future Land Use Map change and directly
related text changes.]
(c) The property that is the subject of the proposed amendment is not located within an area of critical
state concern unless the project subject to the proposed amendment involves the construction of affordable
housing units meeting the criteria of s. 420.0004 (3) and is located within an area of critical state concern
designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject
property is not within an Area of Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan
pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is
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Item # 9.A
ID# 2025-1400
approved.]
Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff
makes the following findings and conclusions:
· The purpose of this GMPA and companion PUDZ zoning petition is to decrease the commercial
uses from 44,400 square feet to 36,500 square feet of gross floor area, remove the 12,000 square foot
daycare use, and increase the maximum residential units from 129 to 205.
· There are no adverse environmental impacts
· No historical or archaeological sites are affected by this amendment.
· There is only one concern about impacts on other public infrastructure: the CCPC has required this
new project to connect to public water and sewer.
· The use is generally compatible with surrounding development based upon the high-level review
conducted for a GMP amendment.
The CCPC heard Petition PL20230017980, NC Square Mixed-Use Overlay, on February 20th, 2025, and voted 6-
0 to forward this petition to the Board with a recommendation of approval.
The documents provided for the amendment support the proposed changes to the FLUE and map. The complete
staff analysis of this petition is provided in the CCPC Staff Report.
Implement prudent and inclusive policy development through effective planning for transportation, land use, and growth
management.
FISCAL IMPACT:
The cost to process, review, and advertise this petition was borne by the petitioner via application and
advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this
amendment.
GROWTH MANAGEMENT IMPACT:
The Board's adoption of the proposed amendment for transmittal to the Florida Department of Commerce (Florida
Commerce) will commence the thirty-day (30) challenge period for any affected person. Provided the small-scale
development amendment is not challenged, it shall become effective thirty-one (31) days after receipt by Florida
Commerce.
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." Section
163.3177(1)(f), Florida Statutes. In addition, Section 163.3177(6)(a)2, Florida Statutes, 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.
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Item # 9.A
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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, is 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.
The need for job creation, capital investment, and economic development will strengthen and Diversify the
community's economy. This item is approved as to form and legality. It requires an affirmative vote of four for
approval because this is an adoption hearing. -HFAC
RECOMMENDATIONS:
To approve petition PL20230017980, NC Square Mixed-Use Overlay, with recommended density reduction.
PREPARED BY:
Prepared by: Parker Klopf, Planner III, Zoning Division
ATTACHMENTS:
1. legal ad - agenda IDs 25-1400 & 25-1391 - NC Square MPUD&GMPA - 5-27-25 BCC
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NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners
(BCC) at 9:00 A.M. on May 27, 2025, in the Board of County Commissioners meeting room, third floor, Collier
Government Center, 3299 East Tamiami Trail, Naples, FL, to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89 -05,
AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT TO AMEND THE NC SQUARE MIXED-USE
OVERLAY TO DECREASE THE COMMERCIAL USES FROM 44,400 SQUARE FEET TO 36,500
SQUARE FEET OF GROSS FLOOR AREA, REMOVE THE 12,000 SQUARE FOOT LIMITATION ON
THE DAYCARE USE AND INCREASE THE MAXIMUM RESIDENTIAL UNITS FROM 129 TO 205 WITH
AFFORDABLE HOUSING IN THE NC SQUARE PLANNED MIXED USE DEVELOPMENT, AND
FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMERCE, AND PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN
EFFECTIVE DATE. THE SUBJECT PROPERTY IS 24.4± ACRES AND LOCATED AT THE
SOUTHWEST CORNER OF IMMOKALEE ROAD AND CATAWBA STREET APPROXIMATELY 1.6
MILES WEST OF WILSON BOULEVARD IN SECTION 29, TOWNSHIP 48 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA. [PL20230017980]
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 2021-18, THE NC SQUARE MIXED USE PLANNED UNIT
DEVELOPMENT TO DECREASE THE COMMERCIAL USES FROM 44,400 SQUARE FEET TO 36,500
SQUARE FEET OF GROSS FLOOR AREA, REMOVE THE 12,000 SQUARE FOOT DAYCARE USE AND
INCREASE THE MAXIMUM RESIDENTIAL UNITS FROM 129 TO 205 WITH AFFORDABLE
HOUSING. THE PROPERTY IS LOCATED AT THE SOUTHWEST CORNER OF IMMOKALEE ROAD
AND CATAWBA STREET APPROXIMATELY 1.6 MILES WEST OF WILSON BOULEVARD IN
SECTION 29, TOWNSHIP 48 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA, CONSISTING
OF 24.4± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20230017979]
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A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection. All interested parties are
invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the agenda item
to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any individual to speak on
behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson for a group or organization m ay
be allotted ten (10) minutes to speak on an item. Written materials intended to be considered by the Board shall be submitted to the
appropriate County staff a minimum of seven (7) days prior to the public hearing. All materials used in presentations before the
Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments
remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register th rough
the link provided within the specific event/meeting entry on the Calendar of Events on the County website at
www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted on the County website. Registration
should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who
register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote
participation is provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues. For additional
information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto and therefore,
may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon
which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitle d, at
no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at
3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted
listening devices for the hearing impaired are available in the Board of County Commissioners Office.
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BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS, CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By: Jennifer Hansen
Deputy Clerk (SEAL)
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