Backup Documents 05/27/2025 Item # 9C PresentationPETITIONS:
PL20230016340 –341 SABAL PALM ROAD RESIDENTIAL
SUBDISTRICT (GMPA)
May 27, 2025, Collier Board of County Commissioners (BCC) Transmittal Hearing
PROJECT TEAM:
•SWJR Naples I, LLC – Applicant
•Richard D. Yovanovich, Esq., Land Use Attorney – Coleman, Yovanovich & Koester, P.A.
•D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor and Associates, LLC
•Norman J. Trebilcock, AICP, PTOE , P.E., Traffic Consultant – Trebilcock Consulting Solutions
•Tim Hall, Environmental Consultant - Turrell, Hall & Associates, Inc.
•Jeremiah DeForge, P.E. – Blueshore Engineering
*Please note, all information provided is subject to change until final approval by the governing authority.2
INTRODUCTION
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LOCATION MAP
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ZONING AND LOCATION MAP
ZONING: Existing: A(Agricultural)/ST (Special Treatment) (RFMUO-NRPA-Sending)
Proposed: 341 Sabal Palm Road Residential Planned Unit Development (RPUD)
Overall Project Acreage: 169.19+/- acres
PROPOSED REQUEST:
•Modify the FLU map to add the 341 Sabal Palm Road Residential Subdistrict
•Rezone from the A/ST (RFMUO-NRPA-SENDING) Zoning District to the 341 Sabal Palm Road RPUD
•To allow up to 423 residential dwelling units of which 328 units are anticipated to be single-family dwellings and approximately 95 units are proposed to be townhomes.
•Restrict 15% of the dwelling units (63) as for -sale units to households meeting the 120% or less of the area median income guidelines.
PROJECT INFORMATION
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Existing:Agricultural/Rural Designation, Agricultural/Rural Mixed Use District, Sending Lands
Proposed:Agricultural/Rural Designation, Agricultural/Rural Mixed Use District, 341 Sabal Palm Road Residential Subdistrict
FUTURE LAND USE (FLU) DESIGNATION:
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FUTURE LAND
USE MAP - EXISTING
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FUTURE LAND
USE MAP - PROPOSEDProposed Subdistrict Language:
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PROPOSED SUBDISTRICT LANGUAGE
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ENVIRONMENTAL SUMMARYEnhanced Water Quality – On-site stormwater retention and treatmentEnhanced Hydrology – Provisions to allow flow under Sabal Palm Road
-Elimination of agricultural pumping
-Re-establish more natural hydroperiodEnhanced Wading bird foraging – Consolidation of littoral area into a larger “marsh” within flow-wayIncreased and Enhanced onsite native areas –Native vegetation on-site will be retained in accordance with the requirementsofCCMEPolicy6.1.2 and Section 3.05.07 of the LDC.Envoronmental staff recommends approval of the proposed petition.
-Native habitat actually increased from 2.56 to 10.44 acres
-Elimination of exotic vegetation
-Restoration of native plantings
-Conservation easements. Separation of development from adjacent conservation areas – 30-foot landscaped buffer, 10-foot-tall perimeter wall, flow-way
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EMPLOYMENT MAP
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HOUSING POLICY & ECONOMIC DEVELOPMENT REVIEW
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TRANSPORTATION
Based on the TIS and the 2024 AUIR, the subject PUD can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. The Traffic Impact Statement (TIS) indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period.
Transportation Review: The Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC. Transportation Planning Staff recommends approval of the proposed 341 Sabal Palm Road PUDZ.
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LOCATION MAP
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PROPOSED RPUD MASTER PLAN
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PROPOSED PERMITTED USES
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SABAL PALM ROAD
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ENVIRONMENTAL SUMMARYEnhanced Water Quality – On-site stormwater retention and treatmentEnhanced Hydrology – Provisions to allow flow under Sabal Palm Road
-Elimination of agricultural pumping
-Re-establish more natural hydroperiodEnhanced Wading bird foraging – Consolidation of littoral area into a larger “marsh” within flow-wayIncreased and Enhanced onsite native areas –Native vegetation on-site will be retained in accordance with the requirementsofCCMEPolicy6.1.2 and Section 3.05.07 of the LDC.Envoronmental staff recommends approval of the proposed petition.
-Native habitat actually increased from 2.56 to 10.44 acres
-Elimination of exotic vegetation
-Restoration of native plantings
-Conservation easements. Separation of development from adjacent conservation areas – 30-foot landscaped buffer, 10-foot-tall perimeter wall, flow-way
PLANNING CONCLUSIONS
•Proposed subdistrict meets criteria to amend a Growth Management Plan per Section 163.3177, F.S .
•Appropriate Data and Analysis has been provided supporting the amendment.
•Environmental Data
•Transportation Analysis
•Location Analysis/Urban Services
•Public Benefit
•Water/Sewer
•Roadway Enhancement
•Flowway Creation
•Habitat Creation
•Water Quality Improvement
•Delivery of 63 For-Sale Affordable Dwelling Units
•Support for Transmittal of Subdistrict by Environmental, Housing and Transportation Staff
•Accessibility to Urban Services and Employment
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PUBLIC BENEFITS
•Provision of 63 for-sale income restricted homes.
•Flowway restoration and enhancement.
•Sabal Palm Road improvements to county standard and extension of sidewalk on south side of
Sabal Palm Road.
•Site will provide 90% preservation of native vegetation and provide a natural reservation area
along the east and south property lines where abutting NRPA lands.
•Open space meets the County standard of 60%
•Density is 2.5 du/ac resulting in a total of 423 total units which is consistent with the adjacent
Urban Residential Fringe Subdistrict
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